by the GVCA Board - Steven Stone, Anita Edmondson, Jack Tripp, David Rauterkus, John DeSantis, Louise Ziminsky. The GVCA nor any board members have a financial interest in The Farm.
With the “No” vote outcome of the Measure A/StoneRidge special election in November 2017, the StoneRidge Country Club permanently closed and turned into a neglected eyesore of dead trees, fire prone brush, abandoned buildings, and vandalism. Since that time, a local investor and development team have come up with a proposed development called The Farm in Poway. Unlike prior land use change proposals, this one is tied to a Specific Plan that residents will be voting on in the November election. At the June 16, 2020 City Council meeting, council approved placing Measure P on the ballot. For the measure to pass it will require a majority of the voters approval.
This plan clearly defines the development with specifics on the homes, public facilities, roads, gardens, open space fields and trails. Most importantly, it provides permanent deed restrictions for open space and prohibits future increases in residential density.
As we have done since 1960 with many issues facing north Poway, the GVCA serves as a watchdog, a source of factual information, and an advocate for our members and the community. As The Farm in Poway concept evolved, we have hosted a community forum, undertaken surveys of our members, and held numerous meetings with City of Poway staff, the development team, and listened to the community’s questions and concerns.
In our evaluation of The Farm in Poway, we reviewed the Environmental Impact Report, details of the Specific Plan and General Plan Amendment, and considered impacts and mitigation measures for traffic, noise, schools, the loss of privately owned open space, fiscal impact to the city, and compatibility with the surrounding neighborhoods.
We also considered public benefits that this project may offer the community, such as a new community club, pool, tennis courts, walking and biking trails, meeting and entertainment amenities, and new housing options for local residents. We also weighed the value and positive impact of having a plan that would put the property back into local ownership, cleans up a blighted prominent property, and resolves the uncertainty around the future of the property.
The Farm in Poway Specific Plan and General Plan Amendment identify details and components of the development which are legally binding if Measure P passes. This brings a number of guaranteed benefits to the community, many of which would be funded by the local developer, Kevin McNamara.
THE FARM IN POWAY SITE PLAN
Our Assessment
POSITIVE AND LOW IMPACTS
Aesthetics
Street improvements, including undergrounding of utilities and extended sidewalks along Espola Road
Removes fire and safety risks of existing structures and overgrown vegetation on interior of property
VISUAL SIMULATION OF ENTRANCE TO THE FARM IN POWAY AT ESPOLA RD AND MARTINCOIT RD
ESPOLA ROAD LANDSCAPE SPACE EASEMENT
Traffic
New synchronized, smart traffic signals along Espola Road will optimize traffic flow with fewer stop/start cycles
Relocated main entrance to the property at Martincoit Road will enhance traffic safety in and out of the development
EIR cites minimal cut-through traffic on Martincoit Road; most traffic expected to use new interior streets for circulation rather than existing streets
DETAIL RENDERING OF ENTRANCE TO THE FARM IN POWAY AT ESPOLA RD AND MARTINCOIT RD
Noise
Proposed tennis courts will have a similar location and comparable impact on neighbors as tennis courts at the former StoneRidge Country Club.
To reduce traffic, noise and light impacts from commercial uses in the development, operating hours and noise constraints are defined in the Specific Plan.
School and Safety Services
EIR reports no significant impact on fire or sheriff services; additionally, the Poway Unified School District has confirmed available capacity.
Local ownership
Ballot measure approval immediately triggers ownership of property transfer from an out-of-town owner to a local developer and long-time resident of Poway.
PRESERVES OPEN SPACE, COMPARABLE DENSITY
The development designates more than 70 acres of open space (out of 117 total acres).
Permanent deed restrictions prohibit future increases in residential housing.
Density and design of the development is complementary to the local area and is comparable to nearby Vineland Hills (224 homes), Summerfield (173 homes), and StoneRidge condos (198 units).
PERMANENT DEED RESTRICTION
From City of Poway Resolution 20-052 approving Tentative Track Map, Development Review and Conditional Use Permit.
LAND USE SUMMARY OF THE FARM IN POWAY
COMMUNITY BENEFITS
Provides new housing options for local residents in a range of square footage, lot sizes and designs
Over 3.5 miles of new trails open to the public
Club house, pool, tennis courts available for public membership
Event and meeting rooms, food and beverage venue available to the public
Amphitheater, dog park, butterfly farm and educational center open to the public
OWNERSHIP, MAINTENANCE RESPONSIBILITIES, AND PUBLIC ACCESS
NEGATIVE IMPACT
Throughout the pre-development process, the community expressed a number concerns to the GVCA, the developer and the City, primarily related to traffic and noise impacts.
We are satisfied that those concerns have been addressed with numerous mitigation efforts by the developer, including relocating some units close to existing homes, and increasing the buffer around the perimeter of the property to increase privacy and enhanced aesthetics.
ALTERNATIVE USES FOR CURRENT OS-R ZONING
The property is currently zoned Open Space-Recreation (OS-R). According to Poway City Code, other permitted and/ or conditional uses for this zoning include athletic fields/parks, churches, freestyle motor cross, lawn bowling, museums, rodeo arena, and skateboard parks.
Prior to the failed Measure A, the City evaluated purchasing the property for a municipal golf course and determined it was not economically feasible.
UNKNOWN FUTURE IF MEASURE FAILS
Owner, Michael Schlesinger, could continue allowing the property to decay into a greater fire hazard and eyesore.
The State could pass legislation or housing mandates requiring cities to allow development of high-density and/or affordable housing without voter approval.
It is possible that several years would elapse before another development is proposed. It is unknown whether the City will still have the benefit of voter approval or City Council control over zoning and project approval.
CONCLUSION
Our volunteer board of community members unanimously believes The Farm in Poway is the right project at the right time for Poway. We encourage residents to move beyond the divisiveness that arose from the prior ballot measure and shed the unrealistic notion that this private property could remain undeveloped or taken over by the City.
The StoneRidge Country Club was a thriving destination for families, golfers, tennis players, luncheons, banquets and large events for many years. With your support, this 117-acre property can once again be a prized public centerpiece of our community called The Farm in Poway.
