President’s Message: Time to Find a Way Forward

Update on Amenities and Commercial Spaces at The Farm in Poway

Many residents continue to ask about the status of the planned amenities at The Farm in Poway, including the fitness center, restaurant, store, amphitheater and dog park. These features remain an important part of the community vision, and GVCA would like to share current information along with context on factors affecting progress.

Fitness Center

The land designated for the fitness center is currently under contract to be sold to a San Diego operator of gyms and preliminary plans have been submitted to the City of Poway. The proposal includes a total of 20 multi-purpose tennis and pickleball courts and a 6,000 square foot gym building. Notably, the proposal does not include a pool. According to the property owner, the existing approvals require a pool, and City Council approval would be necessary to modify the conditional use permit to allow its omission.

The Barn and Social

The store and restaurant sites, located along Espola Road and GoodEve Drive, are intended to serve as welcoming gathering places and everyday conveniences for residents. At this time, the land remains vacant and is available for sale or lease. One of the main challenges slowing progress is the continued combination of high construction costs and elevated lending rates. These factors translate into higher rents, which makes potential tenants, especially locally focused businesses, hesitant to commit. Higher operating costs can also mean higher prices for residents.

GVCA recognizes that this situation serves neither the community nor future business owners. Empty storefronts or struggling establishments benefit no one. Re-examining certain design standards could provide a constructive path forward. A more cost-effective building approach, while maintaining quality, may help lower rents, attract viable businesses, and support more affordable dining and shopping options for residents.

Dog Park, Amphitheater and Flower Fields

The dog park and amphitheater are highly anticipated amenities that remain popular among residents. We understand that plans have been approved, and once the necessary permits are issued, construction is expected to take approximately 14 months. The flower fields are now all planted and maturing nicely.

GVCA believes this is an important moment to consider thoughtful adjustments that can help move these projects forward. With collaboration and flexibility, these amenities can become active, successful spaces that truly serve The Farm and the broader Poway community.

Looking Ahead

While 2026 brings its share of challenges, it also offers meaningful opportunities. District 2 will soon have a new City Council member filling the seat vacated following the recall and resignation of Council Member Tony Blain. By working together, we can make progress on wildfire preparedness, encourage thoughtful development, and continue to enhance the charm and safety of Poway.

We invite each of you to stay engaged, whether through participation, volunteering, or sharing your ideas and feedback by contacting us at president@GVCA.info. Your annual GVCA membership and commitment to our community are essential. Here’s to a productive and impactful year ahead.

Warm regards,

GVCA Board of Directors

Steven Stone, President
Steve Polito, Vice President
Vanessa Springett, Secretary
Jack Tripp, Treasurer
David Rauterkus, Membership
Wayne Hamburger, Board Member
Tim Flood, Board Member

District 2 City Council Special Election

A Special Election to fill the District 2 City Council seat will be held on June 2, 2026. District 2 includes much of north Poway. The seat became vacant following the recall and subsequent resignation of Council Member Tony Blain.

The City Council voted to hold the election in June to coincide with the California Primary Election, helping to reduce election costs. As of this mailing, both Vanessa Springett, a current GVCA board member, and Anita Edmondson, a former GVCA board member, have indicated their intent to run for the District 2 seat. The candidate elected will serve the remainder of the current four-year term, which expires in November 2028. The official candidate filing period runs through March 6, 2026.

Poway Adopts New E-Bike Ordinance Aimed at Safety

The City of Poway has adopted a new electric bicycle (e-bike) ordinance designed to improve public safety as e-bike use continues to grow across the community. The ordinance clarifies where e-bikes may be ridden, establishes age restrictions, and aligns local rules with California’s e-bike classification system. City officials cited concerns about speed, rider experience, and conflicts with pedestrians as key reasons for the new regulations, particularly involving younger riders.

UNDERSTANDING E-BIKE CLASSES

California law divides e-bikes into three classes, which Poway’s ordinance uses to determine age limits and permitted use.

• Class 1 e-bikes provide pedal-assist only and stop assisting at 20 miles per hour.

• Class 2 e-bikes can be operated with a throttle and top out at 20 miles per hour, even without pedaling.

• Class 3 e-bikes can reach speeds of up to 28 miles per hour and are subject to the strictest regulations.

WHERE AND WHO CAN RIDE

Under the ordinance, children under 12 years old are prohibited from operating e-bikes of any class, and riders under 16 may not operate higher-speed (class 3) models. Riders under 18 are also prohibited from carrying passengers. Helmet use is required for all riders under 18. E-bikes are generally permitted on roads, bike lanes, and designated bike paths unless posted otherwise. However, the city has banned e-bike use in certain areas, including sports courts, athletic fields, passive lawn areas, water detention basins, and sidewalks in business districts. Violations will initially result in warnings, followed by fines for repeat offenses. Law enforcement is also authorized to confiscate e-bikes used in violation of the ordinance.

IMPLICATIONS FOR THE COMMUNITY

The ordinance places new responsibilities on families, particularly parents of younger riders, to ensure children are operating legal and age-appropriate e-bikes. City leaders emphasize that the goal is not to discourage e-bike use, but to ensure it happens safely and responsibly in shared public spaces. The complete ordinance can be found on the Poway.org website under Poway Municipal Codes.

Hidden Valley Ranch Project Advances After Years of Planning

After more than 25 years of study and planning under the Poway Comprehensive Plan, the Hidden Valley Ranch project is moving closer to construction. Grading has begun, with home construction expected to start later this year.

The 425-acre property is located on the east side of Old Coach Road, just north of Blue Sky Reserve. The project’s specific plan was originally approved in 2003 and has been refined over time through multiple reviews and updates.

The current plan includes 40 single-family homes clustered on one- to three-acre lots. The original ranch home will be preserved, and approximately 305 acres will remain dedicated to agriculture, open space, and internal roads. As the project moves forward, GVCA will continue to share updates of interest to the community.

Fire Risk in Green Valley

It has been 59 years since a wildfire burned through Green Valley. In 1967, a fire that started near the Ramona Airport, driven by strong Santa Ana winds, destroyed 16 homes in our community. Photos from that time show a very different landscape. Since then, the number of homes and the amount of vegetation have increased dramatically. 

We were fortunate during the Cedar Fire in 2003 and the Witch Fire in 2007. Small shifts in the wind pushed those fires past Green Valley instead of into it. That luck may not hold next time, and we cannot afford to be complacent about the risk. Beyond the usual recommendations for vegetation management on your own property, we strongly encourage residents to think through their evacuation plans now, before a fire starts. For those living in Green Valley Highlands, a fire coming from the northeastleaves only two exit routes: Martincoit Road and Stone Canyon Road. Martincoit could be closed early in an active fire. 

GVCA has raised concerns with the City about unmaintained palm groves in the Green Valley area. If you have a concern about a fire risk, we encourage you to contact the City of Poway.

PRESIDENT’S MESSAGE - Winter 2025

As we begin 2025, I’m excited to share GVCA’s vision for the year ahead. Our work continues to center on enhancing the safety, beauty, and sense of community in north Poway. Together, we are creating a vibrant, collaborative neighborhood where residents support each other and plan for the future.

Our Key Goal: Enhancing Wildfire Preparedness

This year, GVCA is proud to prioritize collaboration with the Poway Fire Department and the Poway Fire Safe Council to implement the National Fire Protection Association’s Firewise program within our community. Through this initiative, we aim to:

• Raise awareness about wildfire risks with a focus on ember mitigation and home hardening strategies.

• Organize and support neighborhoods in conducting wildfire risk assessments and developing actionable preparedness plans.

• Facilitate community participation in Firewise activities, including educational events and vegetation management efforts.

• Achieve Firewise designation for interested neighborhoods, enhancing safety and potentially reducing fire insurance costs for homeowners.

This effort aligns seamlessly with GVCA’s mission to promote community safety and preparedness while strengthening neighborhood connections. With your engagement and commitment, we can make our community safer for everyone.

Meeting Challenges Together

As we look to 2025, we celebrate a shared victory: the successful opposition to LifeTime Fitness’s Measure H. Together, we protected the interests of north Poway, ensuring that development aligns with the unique character of our community.

We’re also closely monitoring progress at The Farm’s commercial spaces, which promise exciting additions such as a fitness center, restaurant, and retail options. However, the challenges of today’s leasing environment and rising construction costs remind us that patience and partnership are key as we advocate for developments that adhere to The Farm’s original vision.

A Call for Integrity in Governance: Allegations against Tony Blain

As reported in the San Diego Union-Tribune, Tony Blain,the City of Poway Councilmember representing much of north Poway, has been accused of bribery and extortion. The allegations stem from accusations that Blain threatened a recall effort against another council member unless they voted in a manner he desired. This allegation could be a serious breach of public trust and raised significant concerns regarding his fitness to serve and has led to the referral of the case to the District Attorney for further review and potential legal action.

GVCA is deeply concerned about these accusations, which not only violate California’s penal codes for elected officials but also undermine the ethical standards expected from those in positions of public trust. We question whether Councilmember Blain can effectively and fairly represent the interests of north Poway residents given these troubling allegations.

As a civic association dedicated to promoting ethical leadership and advocating for the well-being of all Poway residents, GVCA will continue to monitor this issue closely. We urge city leaders to take appropriate steps to uphold the highest standards of integrity and ensure that those in office remain accountable to the people they serve. Our community deserves nothing less.

Looking Ahead

While 2025 presents its share of challenges, it also offers incredible opportunities. By working together, we can make meaningful strides in wildfire preparedness, ensure thoughtful development, and enhance the charm and safety of Poway. I invite each of you to join us in these efforts—whether through participation, volunteering, or simply sharing ideas and feedback.

A New Gateway to north Poway

In 2025, we are also thrilled to advance a project thatreflects our pride in north Poway—a monument sign at the intersection of Martincoit and Espola Road. Designed by north Poway resident and architect Roger Basinger, the sign will feature stone columns, raised planters, boulders, and drought-tolerant native plants, creating a welcoming and distinctive entrance to our community. Pending preliminary approval from the City of Poway, GVCA will launch a fundraising campaign to bring this vision to life. Together, we can make this project a reality and create a lasting symbol of our community’s character.

The Farm Update - Winter 2025

The developer of The Farm has provided the following update on the project:

• Homes – One home remains for sale pending Lennar’s completion and City of Poway’s approval of the remaining development improvements.

• The Barn, Social & Club – The land is currently being marketed for sale.

• Dog Park/Meadow Amphitheater – Plans have been submitted to the City for approval.

• Butterfly Farm – An unexpected illness of the operator has caused a delay.

• Flower Fields – Planting is underway and anticipated to be completed by late Spring 2025.

• Lifetime Fitness – their option to develop the site has expired, and they are no longer involved in The Farm.

Valle Verde Hospice

The long-awaited Moore MountainView Hospice, located at Valle Verde Road and Espola Road, is expected to be completed by late spring 2025. The facility will include six bedrooms, multiple family rooms, a kitchen, a dinette, and a nurses’ station. Its thoughtfully designed garden will offer a serene setting for both family gatherings and quiet reflection.

2024 HIGHLIGHTS

• GVCA hosted a community forum where LifeTime Fitness presented their plans, answered questions, and addressed residents’ concerns.

• GVCA mailed a survey to over 4,000 residents within our membership area to gaugesentiment on the LifeTime Fitness proposal at The Farm. Nearly 80% of the respondents opposed the project.

• GVCA completed a beautification project at the community sign located at Espola Road and Orchard Bend.

• GVCA took an official stance against the LifeTime Fitness proposal at a City Council meeting, urging the council not to place the item on the ballot but instead require LifeTime Fitness to qualify the measure through signature gathering.

• GVCA filed an official argument with the Registrar of Voters against LifeTime Fitness’ proposed development increase, citing traffic and safety concerns. This argument was published in the Voter Information Guide.

• GVCA met with the Fire Marshal to discuss fire safety concerns specific to north Poway.

• GVCA, in partnership with the Chamber of Commerce, sponsored a Candidates Forum for City Council and PUSD board candidates.

Why you should Vote NO on Measure H - LifeTime Fitness

In this November’s election, you will be asked to vote on Measure H, which would allow Lifetime Fitness to build a 30,500-square-foot commercial gym at The Farm, instead of the smaller club that voters approved in 2020. The Poway City Council has approved the ordinance, pending at least 50 percent voter approval. The ballot measure reads:

GVCA opposes the Measure for the following reasons:

Broken Promises – In 2020, Poway voters approved the Farm Specific Plan (Measure P) with a clear vision for the future of their community. This plan included a smaller, community-focused fitness facility to serve local residents. Now, Life Time Fitness, a large, publicly traded company from Minnesota, is seeking to increase the size of the proposed facility to 30,500 square feet. This drastic change undermines the original spirit of the project and strays from what voters approved.

Community Needs – The Life Time Fitness proposal does not align with what Poway residents were promised. The Farm was supposed to be a development that balanced residential homes with open space, providing amenities that would benefit the immediate community. Instead, Life Time Fitness aims to serve a much larger population, drawing members from neighboring cities. This regional facility was not part of the original plan, and it doesn’t reflect the community’s needs or desires.

A recent survey conducted by the GVCA asked over 4,000 households in Poway for feedback, and of the 440 respondents, more than 80% opposed this project. The community’s voice is clear—this 30,500 square foot commercial facility does not belong in our neighborhood.

Traffic and Safety Concerns – The proposed Life Time Fitness would bring up to 2,000 members, many from outside Poway, who would access the facility via Goodeve Drive, a narrow, 25 mph residential street. This road is not equipped to handle such an influx of traffic, especially with its limited infrastructure, including a single sidewalk, numerous driveways, and a nearby playground. Safety should be the top priority for our community, and the influx of traffic could pose significant safety risks for residents, especially children.

Neighborhood Impact – Building a 30,500 square-foot commercial facility in a residential neighborhood would be disruptive and harmful. The scale of the facility would create congestion, noise, and other environmental impacts, ultimately diminishing the quality of life for nearby residents. This kind of overdevelopment doesn’t fit the unique character of north Poway or the original intent of The Farm, which was to blend housing with open space, not overwhelm it with commercial activity.

Unintended Consequences – Approving Measure H could set a precedent for future large-scale developments on land zoned for Open Space Recreation. Voting No on Measure H helps protect Poway from overdevelopment and ensures that future projects stay true to the community’s original vision.

Conclusion – For the safety, character, and quality of life of our community, we urge you to Vote No on Measure H. The proposed Life Time Fitness facility is too large, too disruptive, and does not reflect the promises made to Poway residents. Let’s protect the quality of life in Poway and keep our neighborhoods safe and community-focused.

The Farm Update (Sept 2024)

This update on The Farm is based on information provided by the developer on September 23, 2024:

• Homes – Lennar has completed construction on all homes, with only one remaining for sale.

• The Barn & Social – These projects are currently on hold due to elevated construction costs, rising interest rates, and current lending market conditions.

• The Club (LifeTime Fitness) – A public vote on proposed changes to the Specific Plan will be held in November. If approved, construction is expected to commence in 2025, with an opening slated for 2026.

• Dog Park/Meadow Amphitheater – Completion is targeted for Spring 2025.

• Butterfly Farm – Progress is ongoing, with engineering finalized and building plans to be submitted to the City of Poway by October. Construction is anticipated to begin in Spring 2025.

• Flower Fields – Irrigation is currently underway, and planting will begin in the fall as the weather cools.

Orchard Bend/Espola Road Beautification Project

The Orchard Bend/Espola Road monument signs received a makeover thanks to the GVCA leading and funding the project with community support. The enhancements involved clearing out dead and excess plant material, refurbishing and painting the walls, refreshing the letters, adding a second set of letters, arranging rocks, and installing plants, irrigation, and lighting.

Special thanks to Diana Berti for her design expertise and commitment, Larry Ott for providing the plants, and volunteers Scott Fisher, Vanessa Springett, Anita Edmondson, Jared Wilson, and Steven Stone.

Next on the agenda

Development of monument signs for the entrance to Green Valley at Martincoit & Espola Road. The objective is to enhance and officially mark the area as Green Valley. This project will entail tasks such as sign design, obtaining approval from the City of Poway, fundraising, and construction.

GVCA Opposes the LifeTime Fitness Club proposed for The Farm in Poway

The Green Valley Civic Association (GVCA) opposes the proposed 30,500 square foot Life Time Fitness club at The Farm development in Poway. As a community leader for over 60 years, we believe this proposal does not align with the community’s long-term vision and needs. We have urged Poway City Council NOT to approve modifications to “The Farm” Specific Plan, which currently allows for a 2,953 square foot fitness club.

Why we Oppose the LifeTime Club

The significant 10x increase in the size of the proposed LifeTime club raises serious concerns, particularly regarding traffic safety. A critical issue is that Goodeve Drive, a 25mph residential street, would serve as the main access point to this commercial development. The additional traffic generated by such a large facility would pose a danger to residents, especially children playing in their yards and at the neighborhood park on Goodeve.

Moreover, our recent survey completed by over 440 local residents revealed that nearly 80% are opposed to the Life Time proposal, with 72% preferring the originally approved 3,000 square foot fitness club. Only 37% of respondents expressed any interest in seeing other proposals for the site. These numbers clearly indicate that the majority of the community does not support the Life Time Fitness plan and values maintaining the integrity of the Specific Plan.

Survey Results

We believe, a smaller, community-focused fitness club, as originally envisioned in the Specific Plan, would be far more appropriate, and beneficial for the residents of The Farm, and Poway as a whole.

City Council Hearing

The City Council of Poway will hold a meeting on Tuesday, July 16th at 7 pm at Poway City Hall, located at 13325 Civic Center Drive, Poway. The agenda includes two significant items related to LifeTime:

1. Agenda Item 18: A public hearing on the proposed Specific Plan Amendment, Development Review, and Conditional Use Permit. This proposal is for the construction of a 30,500 square foot recreation club and accessory uses. To be effective, it requires approval by at least 50% of the voters as per “Prop FF”.

2. Agenda Item 19: Staff’s report for consideration of placing the measure on the ballot for the General Municipal Election on November 5, 2024.

You can provide written comments to council prior to the meeting or speak at the meeting. You can also view the meeting online at Poway City Council Meetings.

What are Accessory Dwelling Unit (ADU) regulations in Poway?

The City of Poway has prepared this summary of general information on Accessory Dwellings Units and Junior Accessory Dwelling Units.