The City of Poway has prepared this summary of general information on Accessory Dwellings Units and Junior Accessory Dwelling Units.
Q&A Forum Life Time Fitness at The Farm
The GVCA is hosting a community question and answer forum on Nov 2nd about the proposed 30,500 sf Life Time fitness project to be located at The Farm development in Poway. As a membership based club, it will have exercise floors and equipment, pools, cafe and sport courts.
Representatives from Life Time and the City of Poway will be asked questions by GVCA and the audience about the development’s design, traffic impact, operations and approval process.
GVCA advocates for public vote on Specific Plan changes to The Farm
"The GVCA has been monitoring the pre-development proposal by Life Time Group Holdings for a fitness center in The Farm in Poway. Over the last several months, we have conducted an in-depth review of the approved specific plan, the proposed fitness center, and feedback from our members. GVCA is adamant that any plan amendment that is beyond the scope of the original specific plan MUST be approved by the voters through a ballot measure."
Update on Sharp Hospice on Espola Road: Appeal Denied
On Tuesday, May 17th, the Poway City Council conducted a public hearing to consider an appeal against the approval of a six-bedroom, 6,670-square foot hospice facility which Sharp Hospice Care plans to construct on Espola Road at Valle Verde Road. After discussion and public comments, the Council voted unanimously to reject the appeal, and to allow Sharp to continue with development of the site.
Public expressed concern
The public hearing began with a few short presentations by city staff, City Attorney Alan Fenstermacher and Sharp representatives, after which about 15 residents commented for up to 3 minutes each. A few residents expressed strong opposition to the facility, primarily regarding expected increased traffic hazard and danger to children, equestrians and others at what is already a busy and dangerous intersection. The traffic study commissioned by Sharp concluded that the hospice would generate only 8 additional vehicle trips on Espola Road per day, but opposing residents believe that estimate is too low.
Other residents expressed mild/modest concerns about impacts to the neighborhood and/or questioned the legality and appropriateness of such a facility in a residential neighborhood. Many residents spoke in support of the development, citing Sharp's reputation for operating similar facilities in a respectful and neighborly manner, the need for hospice care in north county, and expectation that the new facility will be a benefit to the neighborhood.
Questions and clarification from City Council
Councilman Barry Leonard gave a detailed explanation of the city's limited options with regard to the project, with input from the city attorney. It was noted that, under State law, a hospice of this size must be treated as a residential property, with no requirements beyond those that would apply to anyone constructing a single-family residence. The facility itself will be licensed by the State of California. The city’s authority is essentially limited to enforcement of building codes, development standards and considerations such as sight lines into the property from the street.
Leonard noted that the city had previously mandated access to the property from Valle Verde Road rather than Espola Road for reasons of safety as well as aesthetics. He also noted that the city has required fencing, berms and landscaping to hide much of the site from view, and Sharp has been very cooperative in working with the City's requirements. In response to objection to the large 23-space parking lot, Leonard noted it is actually a positive feature: the alternative would be a dozen or more cars parked on the street each day. To address community concerns, Councilman Leonard also proposed certain improvements for consideration, including enhancing or expanding the foot trail along the east side of Valle Verde Road and adding a sound wall adjacent to the parking area.
Other council members weighed in with their own perspectives, acknowledging residents’ legitimate concerns, and requesting further action on improvements along Valle Verde Road and other details, but ultimately agreeing that the hospice project meets all legal requirements and must be approved to proceed.
After previously reviewing the plans, the restrictions by state law and community concerns and hearing the information and input shared at the meeting, the GVCA board is hopeful that residents have a better understanding of the circumstances for the approval of the project and how this facility will fit into the neighborhood.
As always we welcome any of your comments or questions.
Sharp Healthcare proposes 6 bedroom hospice home at Valle Verde Road
A number of our members have had questions and concerns about the proposed hospice residence at the Southwest corner of Espola Road and Valle Verde. The following are comments from District 2 Councilmember Barry Leonard which will appear in the upcoming edition of Poway Living magazine. We hope that this information will be helpful to everyone in understanding the facts surrounding this facility.
By Barry Leonard, Poway City Councilmember
Recently, residents have been inquiring about a hospice residence proposed at the corner of Valle Verde Road and Espola Road. Some feel this is an acceptable addition to the area and others disagree. We can all agree that everyone should receive the facts surrounding the location and the proposed use.
Sharp Healthcare purchased the property in March 2021. Sharp proposed to replace the existing home with a new building that met all current building codes for a single-family residence, including a single floor, six bedrooms, a kitchen, a living room and a two-car garage. Each bedroom would be a suite with a sitting area and outside access to a garden in the backyard. The proposed use of the home would be for hospice care to assist local families.
The City of Poway views this project as a single-family residential home in a residential zone. It is subject to all city building codes for new construction. The property owner can apply to the State of California for a license to operate the facility as a hospice home. The state would require compliance with all current codes for this specific use. The city does not have jurisdiction over the use, only the structure.
At this time, this project has only been issued a permit for demolition. Future permits for grading and building would be issued separately and are dependent upon the council’s decision at a future meeting.
The decision by the Poway Development Services department to grant a permit to build has been appealed by residents who feel the use is not appropriate for this location. An appeal hearing will be held at a future city council meeting. I fully expect that a discussion will take place between the city attorney and the appellants who also are lawyers. This should be educational for city council members and Poway residents.
Below are the city’s answers to commonly asked questions about the property and proposed use.
Is this a commercial entity being built in a residential zone?
By state law, it is not. State law dictates that certain care facilities licensed by the State of California for six or fewer residents must be considered a single-family use. These are allowed in any single-family zone. The proposed facility falls into this category and, therefore, must be allowed in this residential zone.
Why weren’t neighbors notified?
The Poway municipal code (PMC) specifically notes that as a single-family use, the process for review is a minor development review application (MDRA), which is considered and approved by Poway’s Development Services staff. This is an administrative process and does not require a public hearing before the city council. Even though noticing is not required for an MDRA, as a courtesy, the city sends a notice to adjacent property owners, allowing for a 10-day review period.
Is there a process for community members to provide feedback?
The administrative approval of the proposed building was formally appealed, and the hearing is scheduled for a future city council meeting. Per the PMC, the council’s decision is final. The meeting is open to the public and residents are invited to attend in person or online and speak if they so choose. The agenda report on the item will be posted one week in advance. For the agenda and information on how to participate, visit poway.org/councilmeetings.
How can this be the same as building a home?
State law requires the city to impose the same requirements and development standards on the proposed hospice residence that would be imposed on any single-family home in the zone in which it is located, and nothing more. This project has six bedrooms, a kitchen, and a two-car garage. The building has roofing and siding materials and designs that would be found on single-family homes.
Is this unusual for Poway?
The State of California licenses community care facilities. This information is available to the public at www.ccld.dss.ca.gov/carefacilitysearch/. We realize that assisted living facilities are not the same as hospice homes, but both operate as a type of residential care facility or congregate living facility. A search of assisted living facilities in Poway shows 34 licensed or pending licensed facilities. Of those, 25 have six residents or less and, therefore, would be considered single-family use by the state. Many of those are tucked into neighborhoods throughout Poway.
Does the City Council have jurisdiction over the use of this residence?
It is important to understand that the MDRA and the appeal hearing will address approving the structure and whether the application meets the requirements of a single-family home per the PMC. A state license is required to operate as a hospice facility in California. That step is separate and is coordinated through the California Department of Public Health. The city is not part of that process.
State law, which essentially preempts any local control of facilities with six beds or fewer, demands the proposed use not be a reason to deny the project. The city has very limited authority when California state law permits such use.
Until the matter is settled
Property ownership and land use are not always straightforward. In the case of the building permit, your city council will rely on expert legal opinions that should result in a respectful discussion and ruling. The State of California will determine if the use of the facility is permitted. Until this matter is settled, the lot will remain empty.
For more info on the hospice, please visit Sharp Mountain View Hospice.
Initial work on The Farm in Poway begins, timeline established
One point of contention with many residents for and against Measure P was the maintenance and security of the shuttered StoneRidge property for the last two years. With the passage of the measure, these issues are already being addressed, including vegetation cleanup on the street frontage along Espola Road, mowing the weeds on the golf course, removing the driving range netting, and repairing the temporary fence around the property.
Once escrow closes on the property this spring transferring ownership from Michael Schlesinger to the developer, the project is expected to progress according to this timeline:
The Farm Timeline
With voter approval of The Farm project, many are anxious to see the property cleaned up, some looking forward to glass of wine at “The Social”, and others see it as an opportunity to move into a new home. We asked Kevin McNamara for a timeline and here’s how he foresees the project moving forward:
Winter 2020
Cleanup the street frontage along Espola Road
Mow the weeds on the golf course
Trim dead trees
Remove the driving range netting
Repair the temporary fence around the property
Spring 2021
Close escrow on the property (at that point Michael Schlesinger will no longer be involved)
Raze the former club house and old support buildings
Summer 2021
Complete the final engineering plans
Fall 2021
Secure grading and building permits from the City of Poway
Commence grading
Spring 2022
Start construction
Summer 2022
Model homes completed
Winter 2022
First homes ready for occupancy
Measure P Approved for The Farm
At the November 3, 2020 election, Poway voters approved Measure P allowing the development of a master-planned sustainable community called “The Farm” with a maximum of 160 homes and at least 70.4 acres of permanent open space. A majority of the vote was needed to pass the measure and of the 22,826 votes cast, 62.6% were in-favor and 37.4% against.
The GVCA will be updating the community with information about cleanup of the property and a timeline for development as information becomes available from The Farm development team.
Resort Hotel at Maderas Golf Club
The owner of Maderas Golf Club, Sunroad Enterprises, is proposing to amend the plan governing the land use to allow a hotel with up to 140 rooms. As you may recall, several years ago they proposed a hotel with up to 240 rooms and it failed in a city wide vote. On November 17, 2020, City Council will hear the proposal and provide input and direction regarding Sunroad’s revised request. You can listen to the live City Council meeting via Zoom. The council meeting starts at 7pm on November 17 and can be watched live via the instruction here at https://www.poway.org/636/Council-Meetings.
“The Farm” vs Privately Owned Open Space
The real question is: Will Poway’s Prop FF survive?
A debated question is why build “The Farm” on the land of the now closed StoneRidge Country Club rather than leave it as privately-owned open space? On the surface, it would seem desirable to leave the land as-is. However, keeping this privately-owned land as long-term open space rather than a housing development is dependent on the survival of Prop FF which requires voter approval to increase housing density. If Prof FF were to be overturned (more on that later), a high density housing development could be approved without voter say or local control. We are not being alarmist. This is grounded in the reality of the many legislative bills proposed and those approved by the State of California legislation, which could eventually lead to state lawmakers passing legislation that overturn local land use ordinances like Prop FF.
A little history
Back in the late 1980s, there was concern about out-of-control housing density in the newly created City of Poway. To address the concern, Prop FF was drafted with support from the GVCA. Prop FF provides that any land use decision which increases the residential density on commercial, manufacturing or residential land zoned RR-A, RR-B, or RR-C, O-S, or OS-R must be approved by a majority of the voters at an election. Basically, city council can not alone approve increases in residential density. In November 1988, Poway voters passed Prop FF which is codified as Ordinance 283.
Fast forward to today
The region and state have some of the highest housing prices and lowest affordability rates in the nation. The State of California legislature is on a mission to fix this through legislation and has introduced and passed a number of bills that are aimed at increasing the number of homes built and at more affordable prices while usurping local control.
What does this mean to Poway and Prop FF?
Poway is one of the few cities with an ordinance like Prop FF that puts changes in housing density decisions in the hands of the voters. However, the state legislature is moving in the direction of limiting local control by passing statewide housing initiatives which mandate cities to allow more and higher density housing with less environmental review. To date, much of the legislation has been related to areas with high levels of public transit services. It’s inevitable that the legislature will continue its quest to increase the housing supply and bring more affordability by disallowing local control ordinances like Prop FF.
Does any of this apply to the former StoneRidge County Club land?
Maybe. In September 2020 the State approved AB725, a land use bill that requires the City of Poway’s housing element to include an inventory of land suitable for residential development. Land suitable for residential development includes: “Sites zoned for non-residential use that can be redeveloped for residential use, and for which the housing element includes a program to rezone the site, as necessary, rezoned for, to permit residential use, including sites owned or leased by a city, county, or city and county.” The bill outlines high zoning densities to accommodate housing for lower income households.
Read the full bill here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB725
Also passed in September is AB1851, which allows faith-based organizations to build affordable housing on their parking lots. Since churches are allowed as a permitted use in the OS-R zone, it might be possible for a faith-based owner to develop portions of the property into affordable housing. The legislation would reduce or eliminate various local parking requirements that would otherwise preclude development of housing, and prevent cities from forcing faith-based organizations to later make up lost parking spaces when a parking lot is developed for housing.
Read the full bill here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB1851
How far will the state go in legislating land use?
In 2019, the state of California passed AB670 which requires cities to allow accessory dwelling units (aka ADUs or granny flats); prior to that, the city of Poway highly restricted ADUs. For more extreme state legislation, look no further than the state of Oregon which passed HB2001 which largely bans single-family zoning across the state. It legalizes the development of duplexes on land currently zoned single-family in all communities of 10,000 or more. The bill also allows for the construction of triplexes, fourplexes, row houses, and cottage clusters on what was single-family-zoned land in cities of 25,000 or more.
Read the full bills here:
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB670
https://olis.leg.state.or.us/liz/2019R1/Downloads/MeasureDocument/HB2001
What if the StoneRidge property stays privately owned OS-R zoned land?
The owner of StoneRidge, a Los Angeles developer, is in the business of buying closed golf courses and redeveloping them into housing. Will he let this one sit as open space forever? Our bet is NO. Rather, we expect he will use his resources and connections to pursue state legislation to allow housing on under-utilized land of closed golf courses with city’s having little or no local control.
Will the City of Poway spend its limited resources fighting the State of California to preserve Prop FF. Again, our bet is most likely NO. In-fact when asked about this very issue at our City Council Candidate Forum, all four stated Prop FF is vulnerable.
Read the candidates forum here:
https://www.gvca.info/news/2020/9/23/poway-city-council-pre-forum-questionnaire
Bottom line
If Measure P fails, it is unknown whether the City will still have the benefit of voter approval or City Council control over zoning and project approval on a future development. On the other hand, a voter-approved Measure P – which includes a land use “specific plan” and permanent deed restrictions for open space – would shield the property from future state legislation.
The Farm in Poway: The Right Plan at the Right Time for Poway
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.
MEASURE P ON THE BALLOT
EIR Report for The Farm finds no significant impacts
The long awaited Environmental Impact Report "EIR" has been completed for "The Farm", a 160 home development slated for the 117 acre property of the former StoneRidge Country club. This draft report contains over 1,000 pages of analysis and appendices and was prepared by City approved consultants and engineers at the expense of the developer. The GVCA is in the process of reviewing the report and will be assessing the merits of the project along with community concerns before taking a formal position on the development.
The draft report concludes that the project "would result in significant impacts to air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, noise, and transportation. However, these significant impacts would all be mitigated to a less-than-significant levels. The proposed project would not result in any significant and unavoidable impacts."
Save the Date March 1st - Q&A Forum on The Farm
The Farm - Public Meeting Documents
On September 10, 2019 a public meeting was held to provide more information about The Farm. The presentation materials from that meeting are available by clicking the button below.
Community Discussion Forum | "The Farm in Poway" | September 10, 2019
The City of Poway has scheduled a Community Discussion Forum regarding "The Farm in Poway", a proposed development on the site of the former StoneRidge Country Club. The project applicant and consultants will be available to answer questions about the project's design, traffic impact and other concerns you may have.
"THE FARM" PUBLIC MEETING
Tuesday, September 10, 2019
6:30pm to 8:00pm
City of Poway City Council Chambers
13325 Civic Center Drive, Poway
Deadline for comments on The Farm at Poway EIR is Monday
The City of Poway has been seeking public comments for preparation of the Environmental Impact Report (EIR) for the proposed "The Farm at Poway" development. The GVCA has formally submitted this list of areas of concerns that should be evaluated in the EIR and mitigation actions proposed:
Noise and lights resulting from the pool, tennis, club and parking lots
Sight lines of existing homes compromised by new structures
Traffic impact on Martincoit Road through to Stone Canyon
Agricultural management impact (dust, fertilizer, chemicals, etc) resulting from the agri-fields
Unwanted activity (noise, litter, criminal, etc) that may result from public access of the proposed trails
Impact on schools and associated additional traffic to the schools
Have other concerns? Submit your comments to the City regarding items you want considered in the EIR by Monday, June 10th, 5pm to:
David De Vries, City Planner
City of Poway, Development Services
13325 Civic Center Dr.
Poway, CA 92064
email: ddevries@poway.org