November 19, 2024, Item #13
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DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AG EN DA REPORT City of Poway
November 19, 2024
Honorable Mayor and Members of the City Council
('::,._ )
Julie Procopio, Director of Development Services -1-1~
Kevin Parker, AICP, Senior Planner •/ , '"
i'-I (858) 668-4656 or [email protected]
CITY COUNCIL
Pre-Development Conference 24-0002, a Proposal for Specific Plan Amendment to Reduce Commercial Space Obligation for a Proposed 47-Townhomes Mixed Use Development within the Town Center Land Use District of the Poway Road Specific Plan, APNs 317-101-04 and 317-101-05
lntracorp Homes (Applicant) is requesting a Pre-Development Conference (PDC) for a proposed 2.58- gross acre development consisting of 47 three-story townhomes, with two townhomes containing ground floor commercial spaces, and six townhomes containing ground floor home offices along Poway Road. The proposal would require an Amendment to the Poway Road Specific Plan (PSRP) to reduce the minimum required commercial space along Poway Road. The project includes a lot-merger of two parcels within the Town Center (TC) Land Use District of the PRSP. The review of PDC 24-0002 is advisory only. The City Council will not render any decision.
Recomm·ended Action:
It is recommended the City Council provide input and direction regarding the Applicant's proposal.
Discussion:
The proposed project site is located at 13044 and 13056 Poway Road within the TC land use designation of the PRSP. The project consists of two adjacent parcels owned by the Frederickson Family Trust. Table 1 below indicates the existing conditions and current land uses for each parcel of the project site:
317-101-04-00
317-101-05-00
13044 Poway Rd.
13040/13056 Poway Rd.
60,113
38,333
Contractor equipment rental facility
Abandoned SFR/ Vacant RV rental facility
The project site is located on the north side of Poway Road and to the west of Tarascan Drive. A zoning/location map is included with the attachments (Attachment A). Table 2 generally describes the land uses surrounding the project site:
1 of28
November 19, 2024, Item #13
Table
2-Surrounding
Land
Uses
Direction
Land
Use
Designation
'.
: •
•
.
•.
•. Current
Land
Uses
North East South West
Project
Summary
Residential
Single
Family-7
(RS-7)
zone
Town
Center-PRSP
Town
Center-PRSP
Town
Center-PRSP
Single-Family
Residential
3-Story
affordable
senior
apartment
complex
44 units
Commercial
office/retail
Narrow
lot,
retail
firewood
facility
The
proposed
project
includes
a lot-consolidation
and
a condo
map
to
subdivide
the
47 individual
for
sale,
three-story
townhomes
with
a
Tentative
Tract
Map
(TTM).
Additionally,
a
Development
Review
(DR)
would
be
required
for
the
construction
of
the
town
homes.
The
conceptual
site
plan
(Attachment
B)
consists
of
ten
build
ings.
Seven
buildings
each
containing
a
row
of
five
town
home
units,
and
three
buildings
each
containing
a
row
of
four
townhome
units.
Each
townhome
unit
contains
three
bedrooms,
and
a
ground
floor
two-car
garage
. The
proposed
site
plan
includes
exterior
landscaping,
streetscape,
and
four
landscaped
common
areas
wh
ich
separate
eight
of
the
buildings.
Floor
plans
for
the
two
buildings
along
Poway
Road
(Attachment
C)
show
a total
of
eight
ground
floor
spaces.
Two
of
the
commercial
ground
floor
spaces
(one
in
each
building)
are
approximately
430
square
feet
in
size
(30'
wide
x 14'-6"
deep).
The
remaining
six
ground
floor
spaces
are
labelled
as
"home
office"
and
are
approximately
110
square
feet
in
size
(1
0'
wide
x
11'
deep),
with
attached
restrooms.
As
proposed,
the
project would
require
a
Specific
Plan
Amendment
(SPA)
as
it
does
not
fully
comply
with
development
standards
for
commercial
spaces
along
Poway
Road
established
in
the
PRSP.
Architecture The
three-story
townhomes
have
a
Spanish
Colonial
Revival
architectural
theme
with
ornamental
wrought
iron
balconies,
arched
entries,
and
tile
roof
tops.
According
to
the
proposed
renderings
(Attachment
D),
the
five-sided
architecture
provides
changes
in
plane
with
the
implementation
of
recesses,
projections,
and
roof
overhangs.
The
color
palette
is
compatible
with
brown
and
beige
earth
tones,
with
articulation
to
provide
visual
relief.
Incentives The
project
proposes
consolidation
of
two
lots.
The
Applicant
has
requested
an
incentive
be
granted
in
exchange
for
the
lot
consolidation
to
increase
the
building
height
from
35-feet
and
two
stories
to
36'-7"
and
three
stories.
The
PRSP
provides
the
City
Council
the
discretion
to
approve
building
heights
up
to
38-feet
with
lot
consolidation.
If
the
Applicant
elected
to
provide
two
community
benefits,
the
PRSP
provides
the
City
Council
the
discretion
to
approve
a 40-foot
building
height.
Poway
Road
Specific
Plan
Analysis
Compliance
with
the
TC
development
standards
of
the
PRSP
is
shown
in
Table
3 and
Table
4:
2 of
28 November 19, 2024, Item #13
Table 3-Town Center Development Standards
Development Standard Required . • '·Proposed -Conforms':
Density (lot consolidation bonus) 30 du/acre 21 du/acre Yes 47 units/2.26 net acres
Minimum Setbacks:
Front (Ground floor retail/commercial) 5 feet 5 feet 1 Yes Front (Ground floor residential) 10 feet 5 feet No
Rear (Adjacent residential) 15 feet 32 feet Yes
Interior Side (Ground floor residential) 10 feet 10 feet Yes ----· ----
Height (lot consolidation bonus) 3-stories/ 38 feet 3-stories/ 36.7 feet Yes ' Maximum Lo-t Area C~verage -
-
55% 39% Yes
Minimum Landscaped Area (Required 10%ofnet 10,387 SF Yes setbacks excluded) developable site
Parking Spaces Required 118 spaces 118 spaces Yes
PRSP Vision
According to PRSP Figure 2.1, the proposed project site has been identified as one of the three key catalytic sites of the PRSP. The TC district is described as "a vibrant, family-oriented, pedestrian-friendly "Main Street" environment with a mix of commercial and residential uses supported by a thriving civic district .... This pedestrian-scale shopping, dining, and living district will be the Town Center that distinguishes Poway as a premier location for residents and visitors."The TC development standards also require:
• Ground-floor retail/commercial with residential or office above to promote activity and interaction with the street through active frontage.
• Pedestrian-oriented uses, such as retail and restaurants, at the ground level of new development fronting Poway Road.
To achieve this vision, the PRSP establishes development standards focused on the creation of viable ground floor commercial spaces. Table 4 describes the proposed ground floor commercial/ home office spaces in comparison to the PRSP development standards:
Table 4-TC-PRSP Ground Floor Commercial Space Evaluation Criteria Poway Road Specific Pian"' Prop'osal Conforms:
% Commercial Frontage
DE:pth
Width
Ceiling Heights
Anticipated Commercial
Square Footage (SF)
75% commercial
40'
75' max for one store front
14' retail
12' office
6,360 SF* commercial
* Calculated based on 75% of frontage x 40' depth
31 % commercial
62% home office
13'-6"
33'
9' commercial
9' office
860 SF commercial
660 SF home office
i No
I No
Yes
No
No
The Applicant's project narrative (Attachment E) describes how the project intends to meet the vision of the PRSP and states in part "this ground floor component will promote a mix of uses such as coffee shops, delis, boutiques, small offices, and yoga studios." The proposed ground floor office spaces are 3 of 28
November 19, 2024, Item #13
designed
to
have
a separate
entrance
fronting
Poway
Road
from
the
residential
entrance.
The
ground
floor
spaces
are
separated
from
the
townhome,
enabling
the
homeowner
the
potential
to
rent
the
space
to
a
business
owner.
To
ensure
the
eight
ground
floor
spaces
along
Poway
Road
remain
commercial
uses
in
perpetuity,
the
Applicant
anticipates
the
CC&Rs
would
prohibit
residential
use
within
those
spaces.
Considerations The
Applicant
has
been
working
with
City
Staff
to
adjust
their
project
to
more
closely
align
with
the
PRSP.
The
original
concept
included
all
home
office
spaces
along
Poway
Road
and
has
been
improved
to
include
the
two
proposed
commercial
suites.
A
separate entrance
has
been
added
to
the
remaining
six
ground
floor
home
office
spaces.
While
the
revisions
have
brought
the
project
closer
to
compliance
with
the
PRSP,
the
current
project
does
not
fully
comply
with
the
PRSP.
The
City
Council's
input
is
requested
on
the
proposal,
including
the
following
items:
•
PRSP
Design
Standards
include
a minimum
ground
floor
commercial
depth
of
40 feet
with
14-foot
ground
floor
ceiling
heights
for
retail
and
restaurant
uses.
Are
the
two
proposed
ground
floor
commercial
spaces
which
are
430
square
feet
in
size
(30'
wide
x
14'-6"
deep)
with
9-foot
ceiling
heights
adequately
designed
to
attract
the
desired
businesses?
•
While
financial
and
professional
office
uses
are
permitted
within
the
TC
district,
PRSP
design
standards
direct
these
uses
to
be
on
the
second
story
to
reserve
ground
floor
areas
for
more
active
uses.
Are
the
six
ground
floor
home
offices
consistent
with
the
PRSP
vision
for
ground
floor
commercial
use?
Are
the
home
office
spaces
which
are
110
square
feet
in
size
(1
O'
wide
x 11'
deep)
adequately
design
to
attract
the
desired
businesses?
•
Are
homeowners
best
suited
to
lease
and
manage
the
proposed
ground
floor
commercial
spaces,
and
home
offices?
•
Is
the
location
of
the
proposed
off-street
parking
conducive
for
the
commercial
uses?
•
Is
there
support
for
a Specific
Plan
Amendment
to
the
PRSP
to
amend
the
ground
floor
commercial
development
standards
within
the
TC
land
use
designation?
Next
Steps:
If the
Applicant
chooses
to
submit
an
application
in
pursuit
of
this
project,
it
is
with
the
understanding
the
City
Council
has
made
no
representation
upon
which
the
Applicant
may
rely.
The
Agreement
of
Understanding
is
included
as
Attachment
F.
Environmental
Review:
A
PDC
is
not
a
project,
and
no
further
action
is
required
pursuant
to
the
California
Environmental
Quality
Act
(CEQA).
Fiscal
Impact:
No
fiscal
impact.
Public
Notification:
The
PDC
is
intended
to
request
the
City
Council's
feedback
on
a
conceptual
proposal.
Once
a
4 of
28 November 19, 2024, Item #13
formal application has been submitted, public notification will be conducted in accordance with the Poway Municipal Code.
Attachments:
A. Zoning/Location Map
B. Conceptual Site Plan
C. Proposed Floorplans
D. Architectural Elevations and Building Renderings
E. Narrative and Streetscape Rendering
F. Agreement of Understanding
Reviewed/Approved By:
CVt ~
Wen~aserman
Assistant City Manager
5 of28
Reviewed By:
Alan Fenstermacher
City Attorney
November 19, 2024, Item #13
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Subject Locations:
APN 317-101-04 and 317-101-05 i-t.---.---:._;..:..:_~
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Zoning / Location Map
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0 Item: PDC24-0002 --=~-
0 250 500
ATTACHMENT A
1,000
Feet
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November 19, 2024, Item #13
Site
Summary
:
Toal
Homes
Rcsldentbil
Puking
Required:
Residentbl 2.0
Sp.aces/
lBR
,c:
17 0.5 Sp.aces/
Un
it
K
]7
Total
Required
:7◄
:18.S ,'2.5
•93(1.S,I)
Parkin&
Prcwid
ed:
Rcsic:lenti.il Gu-~ie
Spaces
Unc0¥1::red
Sp.101:J
Toul
Provided
:7◄
;i, ,93
(l.S
,I)
Open
Space
:
Und
sape
Coveniie
Required
(10¾
of
Net
Ocvdop1blc
Aru)
::t9
,828SF
Prorided
1 : ±10,583
SF
Muk
ih
mify
w/
Ground
Floor
Commerdd
:37 : 10
Muki&mily
w/
Ground
Ao«
Commercbil
Muftibmily
w/
Ground
Floor
Commercial
Toul GronSiteATQ Gron
Densley
Net
She.Area
Net
Density
:47 ::t
2.58Aaes
: :t
18 .2 Homes
per
Aae
::t206Aaes : :t
22.8 Home,
per
Acre
2.0 Sp.aces/
lBR
,c:
10 : 20
0.5 Sp.aces
I Un
it x
ID
:
5 Toal
Required
: 2S
(l.5
:1)
G1n1eSp1ces
:20
Uncov,:~dsp.aoes
S
Toal
Provided
: 2.5
(l..5
:1)
o,,.,,
'''"'
~
Requ
ire
d:
12S
Sf/
Unin
◄6
: :t
5,750
SF
Provided
::tl0,040SF
lot
Coverage
(Net
Site
Arc.a
•
89,BSl
SF)
: lB
,l◄◄
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◄2.67%)
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INTRACORP
Bui
lding
the
Ex
traordi
nar
y
13044
Poway-
47 Townhomes
Project
Description
The
proposed
project
at
13044
Poway
Road
consists
of
47 residential
3-story
townhomes
on
a
2.58 acre
(gross*)
site.
There
are
10 buildings
with
3 different
layouts
across
the
site
.
Buildings
2-9
contain
two
primary
floorplan
types
for
this
community.
Plan
1 is
a
1,345
SF
carriage-unit
townhome
featuring
a 2-
car
side
by
side
garage,
3 bedrooms
and
2.5 bathrooms
. Plan
2 is
an
approximately
1,878
SF
townhome
which
features
a
2-car
side
by
side
garage,
3 bedrooms
and
3.5 bathrooms
. Plan
2 will
utilize
the
first
floor
space
as
a
home
office.
Buildings
5,
6 and
9 are
designed
as
4-plexes
with
one
Plan
1 and
three
Plan
2s
. Buildings
2-4
and
7-8
are
designed
as
5-plexes
with
one
Plan
1 and
four
Plan
2s
.
Building
1 and
10 are
uniquely
laid
out
5-plexes
that
consists
of
three
Plan
2 town
homes
and
introduces
a
Plan
3 and
Plan
4. Plan
3 is
a 2
,149
SF
townhome
featuring
a
2-car
side
by
side
garage
, 3
bedrooms
and
2.5 bathrooms
and
large
ground
floor
commercial
space
with
a powder
room.
Plan
4 is
a
1,678
SF
carriage-unit
townhome
which
features
a
2-car
side
by
side
garage,
3 bedrooms
and
2 bathrooms
. This
unit
does
not
contain
any
ground
floor
commercial
space
because
it
has
been
merged
into
the
Plan
3 design.
Both
of
these
buildings
have
ground
floor
commercial
and
office
space
on
the
first
floor
fronting
Poway
Road
helping
to
activate
the
street
level.
Architecture The
Architectural
theme
for
the
buildings
is
Spanish
Mission
Architecture
. This
theme
is
executed
through
the
use
of
s-tile
gable
and
hip
roofs,
balconies
with
exposed
timber
columns,
corbels
and
headers.
Between
these
elements
on
the
balconies
there
is
ornamental
wrought
iron
balcony
railing
. Additional
arch
itectural
accents
on
the
building
reflect
a
balanced
use
of
arched
entr
ies,
wood
headers,
corbels,
pot-shelves
and
shutters.
These
accents
combine
with
the
single-hung
vertical
aspect
windows
that
is
consistent
with
Spanish
themed
architecture.
Well-placed
window
recesses
also
provide
depth
and
shadow-line
to
each
of
the
buildings
.
The
first
two
buildings
on
Poway
Road
are
positioned
to
embrace
the
town
center
ambiance
while
creating
the
commercial
and
office
space
on
the
first
floor.
The
buildings
within
the
rest
of
the
site
are
positioned
on
central
courtyards
to
provide
a communal-feel
of
open
space
and
passive
recreational
use
in
these
courtyards
that
is
peaceful
and
pleasant
for
future
homeowners.
The
landscape
open
space
requirement
of
9,828
SF
{10%
of
the
net
developable
area)
is
exceeded
with
a total
landscape
open
space
of
10,583
SF.
The
private
open
space
requirement
of
125
SF
per
townhome
is
significantly
exceeded
with
a total
10,440
SF
of
private
open
space
. These
open
space
areas
demonstrate
the
commitment
to
the
indoor/
outdoor
living
spaces
that
are
important
to
historical
context
of
Spanish
Mission
Architecture.
Land
Use
Designation
-Town
Center
The
Town
Center
land
use
designation
aims
to
create
a distinct
Town
Center
district
which
supports
a
mix
of
land
uses,
with
unique
shopping,
dining
and
entertainment
uses
and
vibrant
street
activity
well
integrated
with
housing
, civic
buildings,
cultural
uses
and
parks
and
other
public
spaces.
The
Town
Center
is
distinguished
by
a distinct
and
exciting
'Main
Street
' character,
with
pedestrian-oriented
buildings.
A
mix
of
uses
will
draw
people
during
the
day,
evenings
and
on
the
weekends.
Three-story
21 of
28 ATTACHMENT
E
November 19, 2024, Item #13
mixed-use
buildings
which
front
Poway
Road
will
provide
a commercial
ground
floor
component
that
will
provide
active
storefronts,
boutiques,
restaurants,
cafes,
delis,
and
small
offices
. Integration
of
residential
uses
will
provide
housing
in
walkable
proximity
to
retail
and
commercial
uses.
Wide
sidewalks,
consistent
street
tree
planting,
public
plazas,
and
well-designed
buildings
will
support
the
pedestrian
character
and
walkability
of
the
Town
Center.
The
proposed
project
has
two
three-story
mixed-use
buildings
with
a commercial
ground
floor
and
office
component
and
residential
uses
above
fronting
Poway
Road.
This
ground
floor
component
will
promote
a
mix
of
uses
such
as
coffee
shops,
delis,
boutiques,
small
offices,
yoga
studios,
etc.
which
will
activate
the
street
with
pedestrian
activity,
outdoor
seating
areas,
and
landscaping.
The
buildings
will
be
human
scaled
and
designed
to
achieve
this
pedestrian
friendly
streetscape
on
the
ground
floor
with
storefront
glass
windows,
entrances
directly
facing
the
street,
and
visually
appealing
building
facades.
To
ensure
the
intent
of
this
ground
floor
commercial
space
activates
the
street
and
helps
to
create
a
'Main
Street'
feel
to
Poway
Road,
the
CC&Rs
will
restrict
any
residential
uses
in
this
space.
The
layout
of
the
commercial
space
is
designed
to
have
a separate
entrance
fronting
Poway
Road
from
the
residential
entrance.
It
may
also
be
completely
separated
from
the
town
home,
enabling
the
owner
to
rent
the
space
to
a business
owner
. Signage
on
the
building
frontage
will
be
permitted
for
the
commercial
spaces.
The
HOA
for
the
community
will
manage
all
landscape
maintenance
throughout
the
community
and
the
streetscape
elements
fronting
Poway
Road.
Parking The
site
complies
with
the
required
residential
parking
of
2.5 spaces
per
town
home,
based
upon
the
37 town
homes
plotted
on
the
site
. The
additional
10 mixed-use
town
homes
also
adhere
to
the
parking
requirements
of
2.5 spaces
per
unit
. There
are
a total
of
25 parking
spaces
available
for
the
mixed-use
townhomes
along
Poway
Road
due
to
the
2-car
side
by
side
garages
and
the
additional
5 parking
stalls
along
the
project's
center
drive
adjacent
to
Building
9. This
results
in
a parking
ratio
of
2.5 parking
stalls
for
the
10 mixed-use
units.
The
balance
of
the
site
parking
also
provides
a total
of
19 additional
onsite
parking
spaces
for
the
37 town
homes
resulting
in
a ratio
of
2.5 parking
spaces
per
town
home
which
includes
the
2-car
garage
for
each
townhome.
Lot
Consolidation
/ Building
Height
The
13044
Poway
Road
project
is
performing
a
lot
consolidation
of
two
existing
lots.
As
such,
there
are
a few
development
incentives
for
the
proposed
project
. The
building
height
would
likely
be
one
of
these
incentives.
In
order
to
portray
the
Spanish
Mission
Architecture
accurately
with
the
proposed
buildings
featuring
pitched
gable
and
hip
roofs,
we
would
need
to
have
a
minimum
allowed
height
of
38'
from
assumed
finish
grade.
Background
/
Notes
The
site
is
currently
utilized
by
Sunbelt
Rentals
for
temporary
equipment
rental
that
has
been
stored
on
the
subject
site.
Sunbelt
Rental's
lease
will
terminate
in
June
2025
at
which
time
we
plan
to
move
forward
with
our
proposed
development.
The
surrounding
uses
to
the
13044
Poway
Road
property
consist
of:
North
-
Landscaped
slope
and
existing
residential.
East
-
Residential
age-qualified
development.
South
-
Poway
Rd
and
Residential
Town
homes.
West-An
existing
vacant
lot
between
our
site
and
the
Thrift
Store
(Salvation
Army)
building.
22 of
28 November 19, 2024, Item #13
*Please be advised that the gross acreage of the site accounts for the lot extending to the centerline of Poway Road. The Net Acreage of this site is 2.06 acres. The site plan that has been submitted provides this information in the Site Summary Table.
23 of 28
November 19, 2024, Item #13
Conceptual Imagery of Project Elevations
mn
The ground floor commercial space helps to active the street with increased pedestrian activity, seating areas, wide sidewalks, canopy trees and landscaping.
24 of 28
November 19, 2024, Item #13
I Articulated
facades
and
storefront
glass
help
to
create
visual
interest
along
the
street
frontage.
The
mixed-use
buildings
are
anchored
on
the
ground
floor
with
a commercial
component
with
residential
uses
above.
25 of
28 November 19, 2024, Item #13
The
Spanish
Mission
Architecture
is
executed
through
the
use
of
s-tile
gable
and
hip
roofs,
balconies
with
exposed
timber
columns,
corbels
and
headers.
This
architectural
theme
is
prominent
along
through
the
Town
Center
district
on
Poway
Road
.
26 of
28 November 19, 2024, Item #13
ATTACHMENT
F
NEXT
PAGE
27 of
28 November 19, 2024, Item #13
AGREEMENT OF UNDERSTANDING
City Council for the City of Poway, hereinafter referred to as "City" and lntracorp SoCal-1 LLC hereinafter referred to as "Proponent" enter into this Agreement of Understanding based upon the following facts:
Proponent owns or has an equitable interest in land described by tax Assessor's Parcel Number(s) 317-101-40-00 and 317-101-05-00. Proponent desires to develop this property in accordance with the will of the City and without the expense of a protracted development.
City is concerned that Proponent will create development plans unsatisfactory to City and consume time and effort of City employees needlessly on unsatisfactory development plans unless City assists in directing Proponent. Based upon the above mentioned facts, City will grant Proponent a hearing prior to filing any application for development upon the following understanding:
a. City will render no decision with regards to any development proposal or part thereof.
b. City will receive no evidence, specific in nature, in support of a particular development plan.
c. City will make no representations that will obligate the City to render a decision in favor of or against any development proposal or part thereof Proponent may subsequently submit.
d. If any development proposal is subsequently submitted, Proponent will proceed at its sole and exclusive risk with the understanding that City has made no representations upon which Proponent may rely.
Dated: 10/18/2024 Proponent:
28 of 28 ATTACHMENT F
Dlgitally;signed by Sarah Klaustermeler
ON: C=US.
Sarah Klaustermeief ~~~k:a~:~~~:;~::i:~orphomos.CQm,
Signature