StoneRidge Country Club Development Plans
The Ballot Question for Voters at the November 7, 2017 Special Election
The GVCA’s role is/has been to serve as a neutral conduit of vital of information to our members and north Poway residents on this issue. We continue to strive to provide complete and accurate information on the initiative and how it might impact the community in the long term so voters can make an informed decision at the ballot. Since fall of 2015, we have had information-gathering meetings with the property owner, representatives of his PR firm Roni Hicks, Poway Open Space LLC, members of the StoneRidge men’s golf group, and Swim & Tennis Club, as well as Poway City Council Members and Staff. We continue to keep a line of communication open with all groups in order to provide accurate and timely information to our members and north Poway residents.
- 180 is the maximum residential condominium units that can be built
- 117 acres is the area of the existing golf course and clubhouse
- 92 acres is the area that will remain golf course and open space
- 77 acres is the estimated area of the StoneRidge Overlay subject to Measure A
- 25 acres is the maximum area within the StoneRidge Overlay that may be developed with condos, roads, drainage features and two clubhouses
- 55 is the minimum age required for residents of the new condos
- 50 percent plus one vote is needed to approve Measure A
- 35 feet or 2 stories, whichever is less, is the City of Poway's building height limit
- 0 additional units can be built anywhere on the property unless approved by voters under Prop FF
StoneRidge Redevelopment Agreement
Poway Open Space and No Stone Left Unturned
On August 14, 2017, Poway Open Space, Inc. ("POS"), and No Stone Left Unturned, LLC ("NSLU"), signed a document titled "StoneRidge Redevelopment Agreement." This private agreement between the two entities lays out specific elements of a redevelopment plan that would be recorded with the land as a public document and implemented UPON PASSAGE OF MEASURE A.
Answers to community Questions
- If Measure "A" passes, can the remaining acres be developed in the future? According to the City of Poway, "The Measure A language is very specific in that it limits the number of units to 180 units. Regardless of what the zoning designation would allow, should the measure pass, an increase in units beyond 180 would require an additional Prop FF vote. The City Council would not have the authority to approve more than 180 units without an additional Prop FF vote."
- How much land can be developed per Measure "A"? A maximum of 25 acres of land can be developed. Measure "A" is asking Poway voters to approve General Plan and Zoning Amendments which approves a "StoneRidge Overlay" allowing for: “the preservation and enhancement of the unique character of the golf course and clubhouse' s active golf, green space, and ancillary commercial uses, and for the development of no more than 180 units of compatible residential development for residents over the age of 55, subject to state and federal law. Within the Stoneridge Overlay zone, a maximum of 25 acres can be developed for residential and ancillary/supportive uses.”
- How much additional property tax revenue would the City of Poway receive? The City of Poway receives about 20% of the base property tax so assuming 180 units at $650,000 per unit multiplied by the 1% base property tax rate, the 20% portion that the City of Poway would receive is approximately $234,000 per year.
- If Measure "A" passes, is there a guarantee that the golf course will remain in operation in the future? No, it is a private business and cannot be forced to operate a golf course or other Open Space activity.
- If Measure "A" fails, could the owner bring petition another Prop FF measure to rezone the property for housing redevelopment in the future? Yes. However, the petitioner must wait two election cycles before doing so. A more dense use may be proposed as the State of California is trying to force cities to identify and develop affordable housing as a way to satisfy the housing shortage. Through Senate Bill 35 which has passed both the house and senate, the state is trying to circumvent local zoning and reward developers for dense housing projects.
- Why can’t the City or another public entity just take over StoneRidge? Some have suggested that the City require the owner to keep it a golf course, turn the property into a vineyard, public hiking and riding trails, community garden, or have the City take over the land and make it open space. SRCC is privately owned land and the owner has the right to operate or not operate the golf course and use the land as the ownership determines as long as the use complies with the City’s municipal codes.
- Why doesn't the City purchase the property operate it as a municipal golf course? According to an article published in the San Diego Union-Tribune on May 4, 2016, “In early 2015, the city commissioned a study to see if it might make sense for Poway to buy the property and operate a municipal golf course. The study was redacted to omit most monetary figures and projections, but the conclusion wasn’t encouraging. It stated that golf courses all over North County are struggling, in part because there are too many and the market is saturated. There are also fewer golfers and little indication that demand will return to past levels.”
- Why can’t the property be bought by another owner who is willing to operate it as a golf course or as another allowed use? The property owner is not interested in selling and cannot be legally compelled to do so.
- Why is this going to public vote? The City of Poway voters approved a ballot measure in 1988 known as Prop FF (Ordinance 283) which requires voter approval of any general plan amendment, zone change, subdivision, or other discretionary land use decision affection any area zoned Rural Residential or Open Space, which would increase the residential density or change the zoning designation to allow commercial or manufacturing use. A majority vote is required by City of Poway voters to approve any such change.
- Couldn’t City Council have rejected the initiative? No. The City Council is required by law to approve a valid voter initiative to be placed on the ballot.
- Are voters approving at this time the specifics of the housing development? No. City Council, with the recommendation of City Staff, would have final say on all aspects of a redevelopment plan proposed by the developer/property owner. This includes, but is not limited to, location, height, architectural style and number of housing units, as well as ancillary elements of the plan. Approval of any plan would require a majority vote by the sitting City Council.
- What about the current HOA CC&R requirement to operate the StoneRidge golf course? A Declaration of Restrictions for “Valle Verde Country Club Estates” now known as StoneRidge Country Club, requires the land to be used as a golf course until June 15, 2020. If the owner discontinues the use of the land as a golf course prior to June 2020, the owner may be exposing himself to liability. The CC&Rs are a private agreement and not enforced by the City. After June 2020, the use is limited to what is allowed under the City of Poway’s Open Space Recreation zoning and enforced by the City.
- What other uses are allowed in Open Space-Recreation (OS-R) zoning? According to the City’s Municipal Code, the OS-R zone only allows two uses by right. These are lawn bowling and par or running courses. However, the Municipal Code also provides that several other uses may be considered in OS-R zones through the discretionary approval process for conditional use permits and minor conditional use permits. Both require a public hearing and approval by the City Council. Conditional uses include: baseball fields, churches, non-motorized bicycle courses, public park, rodeo area, skateboard park, soccer park, and golf course & clubhouse.
- If the golf course closes, what are the City Code requirements to maintain the land? The land would need to be maintained in accordance with the City’s Defensible Space, Vegetation Management and Waste Accumulations regulations (Chapter 8.76) which states that the property owner has clearing responsibility limited to 100 feet away from his or her building or structure or to the property line, whichever is less, and limited to their land. If the property is found to be a public health safety threat by the accumulation of waste material that is left out in the open, such as rubbish, crates, cartons, metal and glass containers, and vehicle bodies and parts. This also provides for the abatement of accumulated waste material that has been determined to be a public nuisance.
- Was the GVCA involved in negotiating the development plan and/or the initiative process? No. The GVCA’s role is/has been to serve as a conduit of vital information to our members and north Poway residents on this issue. We continue to strive to provide complete and accurate information on the initiative and how it might impact the community in the long term so voters can make an informed decision at the ballot.