compatible with and will not adversely affect or be materially detrimental to adjacent uses, people, buildings, structures, or natural resources in that all business operations will occur inside the proposed outdoor sales and display area and/or the TSC store, with parking and circulation occurring within the existing shopping center boundaries.
D. The proposed use is in harmony with the scale, bulk, coverage, density of, and is consistent with, adjacent uses in that this vacant parcel will be redeveloped for the specified use of outdoor sales and display for the TSC store.
E. There are adequate public facilities, services, and utilities available at the subject site to serve the proposed use.
F. There will not be a harmful effect upon desirable characteristics in that the project has been designed to be consistent with the guidelines contained in the PRSP. The outdoor sales and display area assists in creating a quality commercial and public environment due to its visually appealing characteristics.
G. The outdoor sales display area will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the neighborhood of such use and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City.
H. The site is suitable for the type and intensity of use or development that is proposed in that the proposed outdoor sales and display lot is adjunct to the larger store for Tractor Supply and will not operate independently. The granting of the MCUP would not be materially detrimental to public health, safety or welfare within the community since the proposed project will complete improvements necessary for the shopping center. The proposed outdoor sales and display lot is a suitable location and redevelops an existing vacant lot.
I. The establishment of the outdoor sales and display lot will not adversely impact the capacity and physical character of the surrounding streets and/or the Transportation Element of the General Plan in that the project has been designed to handle parking and traffic and will not impact traffic flow on Silver Lake Drive or Poway Road.
J. There will not be significant harmful effects upon the environmental quality and natural resources in that the site was previously graded, paved and fully developed and contains no natural habitat.
K. There are no relevant negative impacts of the proposed use.
L. The impacts, as described in subsections A through I of this Section, and the proposed location, size, design, and operating characteristics of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties in the vicinity, nor be contrary to the adopted General Plan.
M. The proposed minor conditional use will comply with each of the applicable provisions of PMC Title 17 (Zoning Ordinance), in that the proposed use is a conditionally permitted use and has been designed such that it will not result in significant environmental impacts. 8 of 51
November 4, 2025, Item #7
Resolution No. 25-
N. PMC 17.48.020 through 17.48.080 shall apply to an application for modification, expansion, or other change in a conditional use; provided, that minor revisions or modifications may be approved by the Development Services Director if it is determined that the changes would not affect the findings prescribed in PMC 17.48.070.
SECTION 3: The findings, in accordance with Section 17.52.010 of the PMC, to approve MORA 25-0009, are as follows:
A The project has been designed to be architecturally compatible with surrounding development and conforms to the PRSP development standards and design guidelines.
Therefore, the project respects and recognizes the interdependence of land values and aesthetics to the benefit of the City.
B. The project has been designed to minimize impacts on surrounding development by utilizing an architectural design for the fencing that is substantially consistent with the PRSP and will be compatible with surrounding commercial center development.
Therefore, the proposed development respects the public concerns for the aesthetics of development and encourages the orderly and harmonious appearance of structures and property within the City.
C. The granting of the MCUP and MORA would not be materially detrimental to public health, safety, or welfare within the community since the proposed site improvements, including updated access driveways and landscaping, furthers the implementation of the PRSP.
D. The design and improvements of the proposed development are substantially consistent with all elements of the Poway General Plan and the PRSP.
SECTION 4: The City Council approves both MCUP 25-0003 and MORA 25-0009, as shown on the approved plans on file with the City, subject to the following conditions:
A The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation-related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant.
B. Approval of this MCUP and MORA, shall apply only to the subject project and shall not waive compliance with all sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of Building Permit issuance.
C. Within 30 days of the date of this approval, and before the issuance of any permit: (1) the 9 of 51
November 4, 2025, Item #7
Resolution
No.
25-
Page
5 applicant
shall
submit
in
writing
that
all
conditions
of
approval
have
been
read
and
understood;
and
(2)
the
property
owner
shall
execute
a
Covenant
Regarding
Real
Property
for
site
and
landscape
maintenance
for
the
lease
area.
D.
The
developer
is
required
to
comply
with
the
Poway
Noise
Ordinance
(PMC
Chapter 8.08)
requirements
that
govern
construction
activity
and
noise
levels.
E.
The
findings
and
conditions
of
MCUP
25-0003
and
MORA
25-0009
shall
remain
in
effect
for
the
life
of
the
subject
use
and
shall
run
with the
land
and
be
binding
upon
future
owners,
successors,
heirs,
and
transferees
of
the
current
property
owner,
and/or
a
change
of
ownership
of
the
site,
business,
service,
use
or
structure
which
was
the
subject
of
the
use
permit
application
.
F.
MCUP
25-0003
and
MORA
25-0009
shall
be
subject
to
annual
review
by
the
Director
of
Development
Services
for
compliance
with
the
conditions
of
approval
and
to
address
concerns
that
may
have
occurred
during
the
past
year.
If the
Director
determines
the
use
is
not
in
compliance
with
the
conditions
of
approval,
the
required
annual
review
shall
be
set
for
a
public
hearing
before
the
City
Council,
to
consider
modification
or
revocation
of
the
use
permit.
G.
Prior
to
the
opening
of
business,
the
applicant
shall
apply
to
obtain
a
Business
Certificate
through
the
Customer
Services
Department
of
the
City
of
Poway.
Prior
to
a
business
Certificate,
the
Applicant
shall
comply
with
the
following:
1. The
site
shall
be
developed
in
accordance
with
the
approved
plans
on
file
in
the
Development
Services
Department
and
the
conditions
contained
herein.
A
final
inspection
from
the
appropriate
City
departments
will
be
required
.
2. Any
signs
proposed
for
the
restaurant
and
drive-through
shall
be
designed
in
accordance
with
the
Sign
Ordinance
and
the
approved
Comprehensive
Sign
Program
for
Poway
Crossing
Shopping
Center.
The
necessary
Sign
Permit(s)
and
Building
Permit(s)
approvals
for
signage
shall
be
obtained
prior
to
installation.
H.
Prior
to
issuance
of
a
Building
Permit,
the
applicant
shall
obtain
approval
of
a
Grading
Permit.
Compliance
with
the
following
conditions
is
required
prior
to
issuance
of
the
Grading
Permit:
10 of
51 (Engineering) 1.
Submit
a
precise
grading
plan
for
the
development
of
the
lot
prepared
on
a
City
of
Poway
standard
sheet
at
a
scale
of
1"
=
20',
unless
otherwise
approved
by
the
City
project
engineer.
The
plans
shall
use
vertical
datum
NAVD88.
Please
be
aware
that
all
elevations
in
the
Poway
Benchmark
list
are
datum
NGVD
29 and
will
need
to
be
converted.
Submittal
shall
be
made
to
the
Department
of
Development
Services
Engineering
Division
for
review
and
approval.
The
grading
design
shall
be
100%
complete
at
the
time
of
submittal,
ready
for
approval
and
issuance
of
permit.
Incomplete
submittals
will
not
be
accepted
. All
technical
studies
as
required
by
Chapter
16 of
the
Poway
Municipal
Code
shall
be
submitted
. The
applicant
shall
pay
the
grading
permit
and
plan
check
fee
according
to
the
latest
adopted
master
fee
schedule
.
November 4, 2025, Item #7
11 of 51
Resolution No. 25-
2. The applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development.
3. The applicant must show upgrades to all driveways serving the property to be Americans with Disabilities Act (ADA) compliant. Applicant must be approved for Right-of-Way permit prior to start of construction.
4. Water Quality Control -Design and Construction
a. The project shall comply with the City and Regional Water Quality Control Board stormwater requirements.
b. The project is considered a Standard Development Project and will be subject to all City and State requirements.
5. A Standard Project Storm Water Quality Management Plan (SWQMP) is to be submitted, consisting of the forms listed in the Poway BMP Design Manual, Section
8.1.1. 6. Grading securities shall be posted with the City prior to grading plan approval per section 16.46.080 of the Poway Municipal Code. A minimum cash security of $2,000 is required in all instances.
7. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule.
8. Any existing and proposed public easements shall be depicted on the grading plans.
The proposed public easement dedications shall be submitted prior to grading permit issuance.
9. Any private improvements within any publicly held easement or right-of-way may require an encroachment agreement as determined necessary by the City Engineer.
All necessary encroachment agreements shall be approved and executed prior to grading permit issuance.
10. Following approval of the grading plans, posting of securities and fees, and receipt of three copies of the approved plans, the applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form found at
www.poway.org/DocumentCenterNiew/ 1 0254/Preconstruction-M eeting-Req uest Fillable ?bid Id= along with three copies of the approved grading plans. The applicant's action plan that identifies measures to be implemented during construction to address erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector.
November 4, 2025, Item #7
12 of 51
Resolution No. 25-
11. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance.
12. Construction staking is to be inspected by the Engineering Inspector prior to any clearing, grubbing or grading. At a minimum, all protected areas as shown on the approved grading plans are to be staked under the direction of a licensed land surveyor or licensed civil engineer and delineated with lathe and ribbon. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans. (Planning)
1. Label and dimension all surface improvements (e.g., walkways, patios, landscape areas). The grading plan shall indicate the location of the project's required trash enclosure area. The area shall be an adequate size to accommodate recycled material and composting bins in addition to the trash dumpster.
2. The grading and improvement plans shall show all existing trees on the site and call out if they are proposed to remain or to be removed.
3. A Tree Removal Permit shall be obtained prior to the removal of any existing tree. A separate permit is required for trees within the public right-of-way and trees located on private property. The removal of both public and private trees shall conform to Chapter 12.32 (Urban Forestry) Articles II and Ill of the PMC. If the trees are proposed to be removed during the recognized nesting season for birds (February 15 through August 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918.
4. Landscape and irrigation on-site and within the right-of-way fronting the property shall be provided in accordance with the PRSP and the Poway Landscape and Irrigation Design Manual. Plans shall be submitted and a minimum of one staff review shall be completed prior to issuance of a grading permit and/or improvement plan. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, PMC Chapter 17.41, and all other applicable standards in effect at the time of landscape and irrigation plan check submittal. The landscape and irrigation plan submittal is a separate submittal from other project plan check submittals, and is made directly to the Planning Division.
Contact the Planning Division for copies of applicable City standards, the landscape and irrigation plan submittal checklist and the plan review fee worksheet. Landscape and irrigation plan review fees are required and are the responsibility of the applicant. a. A minimum of one 15-gallon tree, per City specification, shall be provided for every three parking spaces except for parking spaces adjacent to the east side of the proposed building. Tree wells may be used to satisfy the parking lot tree November 4, 2025, Item #7
Resolution No. 25-
planting requirement. Said trees shall be located to provide shade cover for the vehicles where practical.
b. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to one (4: 1).
c. Street trees shall be provided along Poway Road and Silver Lake Drive in accordance with landscape design manual.
d. The landscape plan shall incorporate any replacement trees required by approved Tree Removal Permits.
e. The plans shall include shrubs to provide screening of the parking areas as seen from adjacent public streets.
f. Calipers, heights, and spreads at 15-year maturity shall be specified on the landscape plan and shall be to the satisfaction of the Development Services Director.
g. The landscape plans shall include the safety and screening fencing around the outdoor sales and display lot, and the safety and screening fencing around the Liquid Petroleum Gas (LPG) tank, to the satisfaction of the Director of Development Services.
I. The applicant shall obtain a Building Permit associated with the proposed project. Prior to issuance of a Building Permit, the applicant shall comply with the following conditions:
13 of51
(Building)
1. A building permit is required for the light poles.
2. Any fence over 6' in height requires a building permit.
3. A permit is required for the propane tank and canopy.
4. The development shall comply with the current addition of the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Residential Code, California Fire Code, California Energy Code and California Green Code at time of submittal to the Building Division. All development shall comply with state structural calculations and seismic safety requirements.
(Public Works -Streets)
1. Any trees planted near the sidewalk will be required to have a root barrier installed. (Engineering)
1. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein.
Grading shall be in accordance with the Uniform Building Code, the City Grading November 4, 2025, Item #7
Resolution No. 25-
Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City.
2. Erosion control shall be installed and maintained by the developer from October 1 to April 30. The developer shall maintain all erosion control devices throughout their intended life.
3. The applicant shall pay all applicable development impact fees according to the latest adopted master fee schedule at time of permit issuance. (Planning)
1. Signs proposed for this development shall be reviewed for compliance with PMC section 17.40 Comprehensive Sign Regulations and shall be approved under a separate Sign Permit.
2. All appurtenances including mechanical units and rooftop appurtenances shall be architecturally integrated, screened from view, and sound-buffered from adjacent properties and streets as required by the Planning Division.
3. Exterior building materials and finishes shall reflect the approved elevations on file in the Development Services Department and the conditions contained herein to comply with the PRSP design guidelines to the satisfaction of the Director of Development Services. The proposed fence materials and LPG tank canopy shall not be reflective material but shall be solid color and materials, complimenting the building materials of the shopping center.
4. The site plan shall show that all parking stalls to be double striped.
5. The site plan shall show all parking stalls, including those adjacent to and used for the outdoor sales and display lot.
6. A site landscape plan for the parcels affected by the TSC development (including 12654, 12666 and 12664 Poway Road) shall be submitted as a separate submittal including "as built" plans and replacement and new landscaping, for previously removed and proposed additions to the existing landscaping. The landscape review is a separate submittal and has a submittal deposit.
J. Prior to issuance of a Certificate of Occupancy, the applicant shall comply with the following conditions:
14 of 51
(Engineering)
1. All existing and proposed utilities or extensions of utilities required to serve the project shall be installed underground. No extension of overhead utilities shall be permitted,
2. All utility services shall be installed and completed by the property owner and inspected and approved by the Engineering Inspector.
3. The drainage facilities, driveway, slope planting measures, and all utility services November 4, 2025, Item #7
Resolution No. 25-
shall be installed, and completed by the property owner, and inspected by the Engineering Inspector for approval.
4. An adequate drainage system around the new building pad capable of handling and disposing of all surface water shall be provided to the satisfaction of the Engineering Inspector.
5. The applicant shall repair, to the satisfaction of the City Engineer, any and all damages to public improvements caused by construction activity from this project.
6. After completion of all work, record drawings of the grading plans, signed by the engineer of work, shall be submitted to Development Services for review prior to a request of occupancy, per Section 16.52.130B of the Grading Ordinance. Approval of record drawings is required prior to issuance of occupancy and release of grading securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended.
7. The applicant must complete upgrades of all driveways along Silver Lake Road as shown on the site plan to be ADA compliant. The applicant must be approved for Right-of-Way permit prior to start of construction.
(Planning)
1. Approval of this request shall not waive compliance with all sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of Building Permit issuance.
2. Landscaping and irrigation on-site shall be installed per the approved landscape plans. A deed covenant for landscape maintenance will be required prior to final Certificate of Occupancy.
3. Prior to any use of the project site, or business activity being commenced thereof, all conditions of approval contained herein shall be completed to the satisfaction of the Director of Development Services.
K. The applicant shall comply with the following requirements to the satisfaction of the Fire Department:
1. LPG Tank install and use to be permitted by the Fire Department.
L. Upon establishment of the proposed use, pursuant to MCUP 25-0003 and MORA 25-0009, the following shall apply:
15 of 51
1. To manage and promote efficient travel and parking within the shopping center, the business shall implement the approved Parking Plan.
2. The parking area abutting the outdoor sales and display lot, intended to be used for occasional trailer parking, shall be reassessed at regular intervals to verify that the trailer storage in these parking spaces is not taking up more than 12 spaces at any given time and that the storage of the trailers in these spaces is not adversely impacting available parking for any of the businesses located in the shopping November 4, 2025, Item #7
16 of 51
Resolution No. 25-
center. If impacts to parking are noted, trailer parking shall be reduced, to the satisfaction of the Director of Development Services.
3. The activities of the facility shall not occur in such a manner as to create adverse impacts on the circulation and parking on surrounding public streets.
4. The parking areas and driveways shall be well maintained.
5. An operations and management plan for the outdoor sales and display lot shall be submitted.
6. The outdoor sales and display area shall comply with the PMC 17 .10.190 except as specified herein.
7. The outdoor sales and display area may be used only in conjunction with the Tractor Supply Company store, or similar business, at the discretion of the City.
This MCUP shall be deemed null and void if the Tractor Supply Company ceases to operate and another similar use is not approved by the City as specified in PMC
17.48.080.
8. Delivery/loading/unloading shall be according to the times between 7 to 8 a.m.
Trash collection times shall be according to the approved EDCO schedule.
9. All existing lighting fixtures shall be maintained such that they reflect light downward, away from any road or street, and away from any adjoining premises.
10. No loudspeaker or speaker sound amplification system shall be used to produce sounds in violation of the Noise Ordinance, including telephone or electric bell or chime system.
11. All landscaping, including areas within the adjacent public right-of-way, shall be adequately irrigated, and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. The trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintaining the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with "American National Standard for Tree Care Operations" latest edition (ANSI A300). Trees shall not be topped, and pruning shall not remove more than 25 percent of the trees' leaf surface.
12. The owner or operator of the facilities shall routinely and regularly inspect the site to ensure compliance with the standards set forth in this permit. (Public Works)
13. Public Stormwater manhole cover must be kept exposed and accessible in the landscaped area of the north side of property.
14. All landscaping involved with this development shall be maintained by the property owner to a service "A" level including but not limited to trees, vegetation, and November 4, 2025, Item #7
irrigation.
Resolution No. 25-
SECTION 5: The approval of MCUP 25-0009 and MORA 25-0009 shall expire on November 4, 2027, at 5 p.m., unless, prior to that time, construction on the property in reliance on the CUP/DR approval has commenced.
SECTION 6: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 4th day of November, 2025, by the following vote, to wit:
AYES:
NOES:
ABSTAINED:
ABSENT:
DISQUALIFIED:
Steve Vaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City Clerk
17 of 51
November 4, 2025, Item #7
18 of
51 City
of
Poway
Imagery
Map
Item:
MCUP25-0003
and
MDRA25-0009
• NORTH
0 25
50 100
i
-
1Feet
ATTACHMENT
B
November 4, 2025, Item #7
•
0 NORTH
19 of
51 RA
OS-RM
r----1-------l.
RS-
7 City
of
Poway
Zoning
/ Location
Map
Item:
MCUP25-0003
and
MDRA25-0009
250
500
1,000 Feet
November 4, 2025, Item #7
r------l ""O
0:::
•
0 NORTH
20 of 51
City of Poway
500' Radius Map
Robison Blvd
Item: MCUP25-0003 and MDRA25-0009
250 500 1,000
Feet
Buckley St
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November 4, 2025, Item #7
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DEMISED PREMISES
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SIDEWALKS
ILLUSTRATIVE/COLORED SITE PLAN DEPICTS TSC
VICINITY ONLY. PLAN NOT INTENDED TO SHOW
EXISTING CONCEPTS OR IMPROVEMENTS
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SHELL, DUMPSTER ENCLOSURE, STEEL
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SITE PLAN ENLARGED
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(Q)ll1Y~ I creative
November 4, 2025, Item #7
a
22 of
51 RET
RO
FIT
TRACTOR
SUPPLY
12™
POt."/A
Y
RO
PaNAY
,CA92064
November 4, 2025, Item #7
23 of 51
November 4, 2025, Item #7
24 of
51 November 4, 2025, Item #7
Kimley>>) Horn
TECHNICAL MEMORANDUM
To:
From:
CC:
Date:
Subject:
City of Poway
Angelo Pastelin, P.E.
Kimley-Horn & Associates, Inc
Lauren Golem -Sterling Organization
Dustin Hicks -Sterling Organization
October 10, 2025
Parking Study for Poway Crossings -City of Poway, CA
I. INTRODUCTION
Kimley-Horn and Associates, Inc. ("Kimley-Horn") was contracted by the Sterling Organization ("Client") to prepare a parking study for the Poway Crossings ("Project") located at 12622-12666 Poway Road, Poway, CA 92064.
The Project consists of tenant improvements to an existing building and two suites, 12666 Poway Road and 12654-2 and 12654-6 Poway Road, within the existing Poway Crossings community shopping center. The building and suite improvements are intended to convert the spaces for use as a Tractor Supply Company (TSC). Currently, there is an existing surface parking lot with 434 parking spaces adjacent to the Project which is also utilized by the businesses located at 12622-12666 Poway Road. The current businesses part of the study area are occupied by the following tenants. Table 1 shows the hours of operation for the active tenants.
• Sushi Lounge (12622-AB) • Vacant (12642-16)
• New York New York Giant Pizza (12624-12) • 7 Spears Jiu Jitsu and 7 Spears Martial • Don utopolis ( 12624-14) Arts (12642-18)
• Dollar Tree (12624-2) • Nutri Mart (12642-2)
• Vacant (12630-D1) • Vacant (12642-20)
• Pina Smoothies (12636-10) • Vacant (12642-4A)
• Sola Salon Studios (12636-4) • LA Fitness (12648)
• Namino Persian Cuisine (12636-8) • Vacant (12654-2)
• Pacific Barber Shop (12642-10) • Nails by Holly ( 12654-6) • Natesha Dance Studio ( 12642-12) • Banfield Pet Hospital (12654-8A) • Vacant (12660) • Vacant (12666)
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180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 25 of 51
1 ATTACHMENT D
November 4, 2025, Item #7
Kimley>>> Horn
Table 1 -Existing Active Businesses' Hours of Operation Business Name
I
Building
I
Monday-Thursday I Friday & Saturday I Sunday Hours Address Hours Hours Sushi Lounge 12622-AB 11 a-9p 11a-9:30p 11 a-9p
New York New York 12624-12 *Closed Monday 10:30a-9p 11a-8p Giant Pizza 10:30a-8:30p Donutopolis 12624-14 5a-7p 5a-7p 5a-7p
Dollar Tree 12624-2 8a-10p 8a-10p 8a-10p
Pina Smoothies 12636-10 9a-8p 9a-8p Friday 9a-5p 9a-5p Saturday Sola Salon Studios 12636-4 8a-6p 8a-6p 8a-6p
Namino Persian 12636-8** 11 a-9p** 11 a-9p** 11 a-9p** Cuisine** Pacific Barber Shop 12642-10 9a-6p 9a-6p Friday 9a-4p 9a-5:30p Saturday Natesha Dance Studio*** 12642-12 *** *** ***
7 Spears Jiu Jitsu and 7 12642-18 12p-8p 3p-7:30p Friday Closed Spears Martial Arts 8a-12p Saturday Nutri Mart 12642-2 10a-7p 10a-7p Friday Closed 1 Oa-4p Saturday LA Fitness 12648 5a-11 p 5a-1 Op Friday 8a-8p 8a-8p Saturday Nails by Holly 12654-6 9a-7p 9a-7p Friday 10a-6p 9a-6p Saturday Banfield Pet Hospital 12654-BA 8a-6p 8a-6p Closed
**Namino Persian Cuisine is no longer in operation. Hours for another Namino location were assumed as the hours of operation during the April/May 2025 data collection.
***Natesha Dance Studio is no longer in operation. Business had non-standard/event based hours of operation during the April/May 2025 data collection.
kimley-horn.com 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 2 26 of 51
November 4, 2025, Item #7
Kimley>>) Horn
II. PROJECT DESCRIPTION
The proposed project would re-tenant and improve spaces previously approved as part of the shopping center's prior entitlements. The main building improvements will occur within three existing building areas ( 12654-6, 12654-2, & 12666), two of which are currently vacant. The improvements include an outdoor sales/display area and an approximately 900-square-foot building expansion at 12666 Poway Road. Those areas are within the footprint of the approved shopping center and consistent with the previously approved entitlements.
The proposed outdoor sales/display area is proposed for the same footprint as a previously approved restaurant -Jimmy's -which was included within the shopping center but demolished. The Jimmy's use, including associated parking, was included within the prior approvals. Thus, the outdoor area would replace a previously approved use (that had a higher parking demand). It should be noted that the building at the northwest corner of Silver Lake Drive & Poway Road (12674) is not a part of the property and Project study area.
Ill. PURPOSE AND BACKGROUND
The City requested a parking study to evaluate the existing parking supply and demand for the businesses within the study area (Figure 1 ). Based on the study area shown, there are 434 existing parking spaces available (clearly striped), which include a mix of 21 time-restricted (5-, 15-, and 30-minute) and 12 Americans with Disabilities Act (ADA) accessible spaces. The count of 434 spaces does not include ten ( 10) motorcycle spaces or faintly striped parking spaces on the north side of the lot behind the buildings. This memorandum provides a parking supply and demand analysis of the existing site with the proposed tenant improvements. The parking supply and demand for the Project was evaluated using the following methodologies:
1. City of Poway Municipal Code (PMC), Chapter 17.42 -The PMC specifies the number of off street parking spaces required for specific use to ensure that all land uses provide adequate off street parking facilities.
2. Observed Parking Occupancy -Field measured utilization of existing on-site parking, accounting for currently vacant buildings.
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 3 27 of 51
November 4, 2025, Item #7
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• Regular & Time Restricted (Counted) - 422 ~ )
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180 E OCEAN BLVD .. SUITE 1200 I LONG BEACH, CA 90802
PHONE: (562) 549-2200 I www.kimley-horn.com
TITLE :
EXISTING PARKING
EXHIBIT
PROJECT :
POWAY CROSSINGS
LOCATION :
POWAY & SILVER LAKE
POWAY, CA 92064
JOBNUM!JER :
SCAL.E:
DATE:
SHEET:
9/8/2025
1 OF1
November 4, 2025, Item #7
Kimley >>) Horn
IV. EXISTING CONDITIONS PARKING
The existing parking supply was determined by counting the spaces within the study area using aerial imagery, excluding parking spaces not clearly striped. The ten (10) motorcycle dedicated parking spaces provided within the site did not count towards the parking supply for the purposes of this analysis. As shown in Figure 1, the existing parking supply is 434 parking spaces (422 Regular/Time-Restricted spaces & 12 ADA spaces).
i. EXISTING PARKING DEMAND
Parking demand was evaluated for each active and vacant building space to determine existing surpluses or deficits within the shopping center. The parking demand for existing vacancies was estimated by assuming those spaces were occupied according to their previous land use. The appropriate parking ratio provided in the PMC by land use was used to establish the existing demand. Building areas were provided by the Client. For eating and drinking establishments and restaurant land uses, the seating area was assumed to be 60% of the building area. The number of employees was conservatively assumed based on the business type. Appendix A provides a summary of the eating and drinking establishments and restaurant land use parking calculations.
Table 2 summarizes the parking requirements based on the PMC. Appendix B contains a copy of the PMC rates for off-street parking.
Table 2 -Existing Parking Demand (Based on PMC)
I eu;1d;ng Address I
I
Area
I
Parking Ratio
I
Parking
Business Name Land Use* (SqFt)** Requirement Spaces per PMC
Eating and
Sushi Lounge 12622-AB Poway Drinking 2,567 1 space/ 75 SF + 27 Road Establishment 1 Space/Employee New York New York 12624-12 Poway Eating and 1 space / 75 SF + Giant Pizza Road Drinking 1,188 1 Space/Employee 14
Establishment
12624-14 Poway Eating and 1 space/ 75 SF + Donutpolis Road Drinking 1,084 1 Space/Employee 11 Establishment
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November 4, 2025, Item #7
Kimley>>> Horn
I BuUd;ng Address I
I
Area
I
Parking Ratio
I
Parking
Business Name Land Use* Spaces per (SqFt)** Requirement PMC Dollar Tree 12624-2 Poway General 8,261 1 space / 300 SF 27 Road Commercial General
12630-D1 Poway Commercial
Vacant (Previous Big 5 8,740 1 space I 300 SF 29 Road Sporting Goods)
Storage Area
Vacant 12630-D1 Poway (Previous Big 5 1,580 1 space/ 1000 SF 1 Road Sporting Goods)
12636-10 Poway Eating and 1 space / 75 SF + Pina Smoothies Drinking 1,333 13 Road Establishment 1 Space/Employee Sola Salon Studios 12636-4 Poway General 4,493 1 space / 300 SF 14 Road Commercial Namino Persian 12636-8 Poway Eating and 1 space/ 75 SF + Cuisine Road Drinking 1,260 1 Space/Employee 15
Establishment
Pacific Barber Shop 12642-10 Poway General 845 1 space / 300 SF 2 Road Commercial Natesha Dance 12642-12 Poway Physical
Studio Road Fitness 844 1 space / 200 SF 4
Centers
General
Vacant 12642-16 Poway Commercial 1,768 1 space / 300 SF 5 Road (Previous Code Ninjas)
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180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 6 30 of 51
November 4, 2025, Item #7
Kimley >>) Horn
I Bu;Jd;ng Address I
I
Area
I
Parking Ratio
I
Parking
Business Name Land Use* Spaces per (SqFt)** Requirement PMC 7 Spears Jiu Jitsu 12642-18 Poway Physical
and 7 Spears Martial Fitness 1,690 1 space / 200 SF 8
Arts Road Centers
Nutri Mart 12642-2 Poway General 800 1 space / 300 SF 2 Road Commercial General
Vacant 12642-20 Poway Commercial 1,702 1 space/ 300 SF 5 Road (Previous ITAN)
General
Vacant 12642-4A Poway Commercial 3,656 1 space I 300 SF 12 Road (Previous Massage Envy)
LA Fitness 12648 Poway Physical 40,567 1 space / 200 SF 202 Road Fitness Center General
Vacant (Future 12654-2 Poway Commercial 1,960 1 space / 300 SF 6 Tractor Supply Co.) Road (Previous Dry Cleaning)
Nails By Holly 12654-6 Poway General (Future Tractor 1,170 1 space / 300 SF 3 Supply Co.) Road Commercial
Banfield Pet Hospital 12654-8A Poway Veterinary 3,162 1 space / 200 SF 15 Road Clinic Vacant (Future Fast 12660 Poway Fast-Food 1 space / 7 Seats Restaurant 2,506 + 1 18 Food) Road (Previous KFC) Space/Employee kimley~horn.com
"')' ' 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 7 31 of 51
November 4, 2025, Item #7
Kimley>>> Horn
I Building Address I
I I
-
Area Parking Ratio Business Name Land Use* {SqFt)** Requirement General
Vacant (Future 12666 Poway Commercial 15,256 1 space / 300 SF Tractor Supply Co.) Road (Previous Spirit Halloween)
Vacant (Future 12666 Poway Storage Area
Tractor Supply Co.) Road (Previous Spirit 3,050 1 space/ 1000 SF Halloween)
Vacant (Future
Tractor Supply Co. N/A N/A 11,700 N/A
Outdoor)
TOTAL
*The prior land use was used to determine the applicable PMC parking ratios for current vacancies ** Assumed seating area is 60% of the building area
I
Parking
Spaces per
PMC
50 3
-
486
As shown in Table 2, the parking demand based on the PMC for the study area is 486 parking spaces.
However, PMC ratios likely overstate actual parking needs because they are based on gross floor area, which includes portions of buildings that do not generate parking activity -such as restrooms, mechanical rooms, and utility spaces. These non-public or non-occupiable areas do not contribute to parking utilization but are still counted in the total floor area used to calculate parking requirements. To address overestimation in Table 2, the values were rounded down to the nearest whole number.
Currently, there are 434 clearly marked parking spaces; therefore, there is an existing parking deficit of 52 parking spaces based on the municipal code. However, the PMC parking rates, applied by land use, are conservative as they do not consider shared parking opportunities among businesses with varying peak demand periods. Because different businesses peak at different times of the day, parking occupancy data was collected to understand the parking demand at hourly intervals, as discussed in the following section.
In addition to evaluating parking needs by individual land uses, the shopping center can also be considered as a single land use. Under this approach, the applicable PMC parking requirement for a shopping center is 1 space per 300 square feet of gross floor area. Based on the total building area of 109,500 square feet, this results in a required total of 365 parking spaces, as shown in Table 3. 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 8 32 of 51
November 4, 2025, Item #7
Kimley >>> Horn
Table 3: Parking Requirement for Overall Shopping Center This consolidated approach yields a lower requirement (365 spaces) compared to the disaggregated approach (486 spaces in Table 2), reflecting shared parking efficiencies and excluding non-public building areas. Accordingly, the existing supply of 434 marked spaces may be sufficient when actual demand patterns are considered in place of strictly applying code-based standards. ii. EXISTING PARKING OCCUPANCY
The existing parking characteristics for the Poway Crossings shopping center were observed to determine the actual parking demand generated by the existing uses on an hourly basis. For data collection purposes, the site was broken into three (3) parking zones to better understand how parking demand varied throughout the day and across the site. Although the northwest corner of the site (adjacent to the existing LA fitness) was not included in the occupancy counts, the area typically accommodates a limited number of vehicles and does not function as primary customer parking. As such, the omission does not materially affect the study conclusions.
The parking zones were split by lot, as shown in Figure 2. Parking utilization data was collected on a weekday (Thursday, April 24, 2025) and on a weekend day (Saturday, May 3, 2025). Parking data was collected during the time that businesses were open between 8 AM -10 PM to encompass morning, midday, and evening peak period conditions.
kimley-horn. com 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 9 33 of 51
November 4, 2025, Item #7
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180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 10 November 4, 2025, Item #7
Kimley
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Table
4 -
Summary
of
Weekday
Parking
Occupancy
Parking
Spaces
Occupied
T.
Pe~e~
1me
Zone
1 Zone
2 Zone
3 Total
Occupancy
8:00AM 9:00
AM
10:00AM 11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
PM
4:00
PM
5:00
PM
6:00
PM
7:00
PM
8:00
PM
9:00
PM
10:00
PM
Total
Parking
Spaces Available
83 127 121 113 104 90 83 109 126 138 142 117 126 65 48 140 45 43
171
63 48
238
59 47
227
52 52
217
53 54
211
47 59
196
45 53
181
46 54
209
51 60
237
57 44
239
71 47
260
50 40
207
36 31
193
21 27
113
8 12
68 143
151
434
BOLD
=
Hour
of
Peak
Occupancy
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180
E
Ocean
Blvd
Suite
1200,
Long
Beach
, CA
90802
11 35
of
51 39% 55% 52% 50% 49% 45% 42% 48% 55% 55% 60% 48% 44% 26% 16% 562
549
2200
November 4, 2025, Item #7
Kimley >>> Horn
Table 5 -Summary of Weekend Parking Occupancy
-------------------------------------------------------- Parking Spaces Occupied ,
T. Pe~e~ ,me , Zone 1 Zone 2 Zone 3 Total Occupancy
8:00AM
9:00AM
10:00AM
11:00AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
Total Parking
Spaces
Available
103
133
146
139
142
144
138
134
122
126
141
111
102
53 43
140
BOLD = Hour of Peak Occupancy
28 29 160
43 43 219
65 76 287
73 93 305
67 107 316
84 124 352
91 130 359
54 60 248
46 64 232
49 59 234
61 54 256
56 50 217
42 35 179
20 26 99
11 8 62
143 151 434
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802
12 36 of 51
I
37%
50%
66%
70%
73%
81%
83%
57%
53%
54%
59%
50%
41%
23%
14%
562
549 2200
November 4, 2025, Item #7
Kimley >>) Horn
As shown in Table 4 above, on weekdays, occupancy gradually increases from the morning (39% at 8:00 AM) and peaks at 6:00 PM with 260 of the 434 available spaces occupied (60%).
Weekend data, summarized in Table 5, shows a higher peak demand overall, with the maximum occupancy occurring at 2:00 PM with 359 spaces occupied (83%).
To estimate the full peak parking demand as if all buildings were occupied, the parking demand from currently vacant buildings was added to the highest observed parking hour (Saturday at 2:00 PM). As shown in Table 6, this adjusted peak demand, factoring in vacancies, totals 488 parking stalls.
Table 6: Adjusted Existing Peak Parking Demand (Observed+ Vacant Spaces) -~-----------------~---------------------------~---~
Component Parking Spaces
Existing Parking Supply (Spaces) 434
Observed Peak Demand Spaces (Sat, 2PM) 359
+ Estimated Demand from Existing (Non 52 Project) Vacancies 1 + Estimated Demand from Existing (Future 77 TSC & Fast Food) Vacancies Total Adjusted Peak Demand 488
Surplus/Deficit Parking -54
1Vacant Space Breakdown (from Table 2):
• 30 spaces from 12630-01
• 5 spaces from 12642-16
• 5 spaces from 12642-20
• 12 spaces from 12642-4A
As shown in Table 6, there is an existing parking deficit of 54 parking spaces based on the adjusted peak demand at 2:00 PM and a supply count of 434. When accounting for the 40 faintly striped parking spaces on the north side of the lot, there is a parking deficit of 14 spaces. However, the PMC parking rates are conservative, and the existing parking deficit assumes that all currently vacant buildings would be fully parked at the time of the observed peak demand (Sat, 2PM), which is uncommon as land uses peak at different times of day.
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 13 37 of 51
November 4, 2025, Item #7
Kimley>>>Horn
V. EXISTING WITH PROJECT CONDITIONS PARKING
i. CITY OF POWAY BASED PARKING DEMAND
The existing with Project parking for the Poway Crossings shopping center considers the proposed Tractor Supply Company (TSC) building and future fast food building at 12660 Poway Road. The existing Project parking demand was calculated for each active business, existing vacancies assumed to be occupied, and future occupied space associated with the Project (TSC & Fast Food Building). The appropriate parking ratio provided in the PMC by land use was used to establish the existing with Project demand. Table 7 summarizes the existing with Project parking requirements based on the PMC.
Table 7 -Existing With Project Parking Demand {Based on PMC) I Bund;ng Address I
I
Area
I
Parking Ratio
I
Parking
Business Name Land Use* (SqFt)** Requirement Spaces per PMC
Eating and
Sushi Lounge 12622-AB Poway Drinking 2,567 1 space / 75 SF + 27 Road Establishment 1 Space/Employee New York New York 12624-12 Poway Eating and 1 space / 75 SF + Giant Pizza Road Drinking 1,188 1 Space/Employee 14
Establishment
12624-14 Poway Eating and 1 space/ 75 SF + Donutpolis Road Drinking 1,084 1 Space/Employee 11 Establishment
Dollar Tree 12624-2 Poway General 8,261 1 space / 300 SF 27 Road Commercial General
12630-D1 Poway Commercial
Vacant (Previous Big 5 8,740 1 space / 300 SF 29 Road Sporting Goods)
Storage Area
Vacant 12630-D1 Poway (Previous Big 5 1,580 1 space / 1000 SF 1 Road Sporting Goods}
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 14 38 of 51
November 4, 2025, Item #7
Kimley >>> Horn
I
I BuUd;ng Address I
I I I
Parking
I Business Name Land Use* Area Parking Ratio Spaces per i
(SqFt)** Requirement PMC
i
12636-10 Poway Eating and 1 space / 75 SF + Pina Smoothies Drinking 1,333 13 Road Establishment 1 Space/Employee Sola Salon Studios 12636-4 Poway General 4,493 1 space / 300 SF 14 Road Commercial Namino Persian 12636-8 Poway Eating and 1 space/ 75 SF + Cuisine Road Drinking 1,260 1 Space/Employee 15
Establishment
Pacific Barber Shop 12642-10 Poway General 845 1 space / 300 SF 2 Road Commercial Natesha Dance 12642-12 Poway Physical
Studio Road Fitness 844 1 space/ 200 SF 4
Centers
General
Vacant 12642-16 Poway Commercial 1,768 1 space / 300 SF 5 Road (Previous Code Ninjas)
7 Spears Jiu Jitsu 12642-18 Poway Physical
and 7 Spears Martial Road Fitness 1,690 1 space I 200 SF 8 Arts Centers
Nutri Mart 12642-2 Poway General 800 1 space / 300 SF 2 Road Commercial General
Vacant 12642-20 Poway Commercial 1,702 1 space / 300 SF 5 Road (Previous ITAN)
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 15 39 of 51
November 4, 2025, Item #7
Kimley >>> Horn
I BuUd;ng Address I
I
Area
I
Parking Ratio
I
Parking
I Business Name Land Use* Spaces per I
(SqFt)** Requirement PMC
General
Vacant 12642-4A Poway Commercial 3,656 1 space / 300 SF 12 Road (Previous Massage Envy)
LA Fitness 12648 Poway Physical 40,567 1 space / 200 SF 202 Road Fitness Center Vacant (Future 12654-2 Poway Tractor Supply
Co.)**** Road
Storage Area 1,506**** 1 space/ 1000 SF 1
Nails By Holly 12654-6 Poway (Future Tractor
Supply Co.)**** Road
Vacant (Future 12654-2 Poway Tractor Supply
Co.)**** Road
Appliance 1,624**** 1 space / 500 SF 3 Store
Nails By Holly 12654-6 Poway (Future Tractor
Supply Co.)**** Road
Banfield Pet Hospital 12654-8A Poway Veterinary 3,162 1 space / 200 SF 15 Road Clinic Vacant (Future Fast 12660 Poway Fast-Food 1 space / 7 Seats 2,506 + 1 18 Food) Road Restaurant Space/Employee
Vacant (Future 12666 Poway Appliance 16,407*** 1 space / 500 SF 32 Tractor Supply Co.) Road Store ·,.ki;,,i~y;h~r~:c0rri •
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180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 16 40 of 51
November 4, 2025, Item #7
Kimley >>> Horn
I BuUd;ng Address I
I
Area
I
Parking Ratio
I
Parking
Business Name Land Use* (SqFt)** Requirement Spaces per PMC
Vacant (Future 12666 Poway Storage Area 2,808 1 space I 1000 SF 2 Tractor Supply Co.) Road Vacant (Future
Tractor Supply Co. N/A N/A 11,700 N/A -
Outdoor)
TOTAL 462
*The prior land use was used to determine the applicable PMC parking ratios for vacancies to remain after the Project. ** Assumed seating area is 60% of the building area
***Includes the SF addition to the proposed TSC building ****Area includes the previous 12654-2 & 12654-6 buildings converted to one TSC building, split by store and storage area
As shown in Table 7, the parking demand for the existing with Project conditions based on the PMC is 462 parking spaces, which accounts for the proposed building operation assumption outlined below. The proposed TSC buildings are not expected to operate as general retail uses. Instead, their operations more closely resemble appliance stores, where customer visits are typically planned, and include purchases of larger, bulkier items. This land use is characterized by fewer overall trips, longer visits, and lower parking turnover when compared to general retail activity. Therefore, the appliance store parking ratio is considered a more accurate representation of actual demand. Furthermore, the proposed TSC outdoor area serves as supplemental space and does not generate additional parking demand. • 12654-2 Building & 12654-6 Building converted into one TSC building o 1,506 SF of storage area
o 1,624 of store area
• 12666 Building
o 16,407 SF of store area which includes the additional SF of the tenant improvement o 2,808 of storage area
Currently, there are 434 clearly marked parking spaces; therefore, there is an existing parking deficit of 28 parking spaces based on the municipal code. However, the PMC parking rates are applied by land use and are conservative, since they do not account for businesses being occupied at different times of the day.
The Project would remove two (2) parking spaces to accommodate trash enclosures but would also restripe 40 faintly marked spaces on the north side of the site, resulting in a net gain of 38 parking spaces and a total of 472 parking spaces. It should be noted that there is a temporary trailer display area for the TSC land use that is not permanent and would be used intermittently. Therefore, the overall parking supply is not expected to be impacted by the display area.
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 17 41 of 51
November 4, 2025, Item #7
Kimley >>> Horn
Using the highest observed hour from the parking occupancy data, the vacant and proposed Project buildings were added to understand the peak hourly parking demand and how it compared to the updated parking supply of 472 parking spaces, as discussed in the following section. ii. EXISTING WITH PROJECT PARKING OCCUPANCY
The parking demand from currently vacant buildings and future Project buildings was added to the highest observed parking hour (Saturday at 2:00 PM). As shown in Table 8, this adjusted peak demand, factoring in vacancies and the Project conditions, totals 467 parking stalls.
Table 8: Total Peak Parking Demand (Observed+ Vacant+ Project) Component Parking Spaces
Existing Parking Supply (Spaces) 434
With Project Parking Supply (Spaces) 472
Observed Peak Demand Spaces (Sat, 2PM) 359
+ Estimated Demand from (Non Project) 52 Vacancies1
+ Estimated Demand from Projects (Future 56 TSC & Fast Food) Total Adjusted Peak Demand 467
Surplus/Deficit Parking +5
1Vacant Space Breakdown (from Table 2):
• 30 spaces from 12630-D1
• 5 spaces from 12642-16
• 5 spaces from 12642-20
• 12 spaces from 12642-4A
As shown in Table 8, there is a parking surplus of 5 parking spaces with the Project conditions based on the adjusted peak demand at 2:00 PM. The PMC parking rates remain conservative and the vacancy parking demand assumes that all currently vacant buildings would be fully parked at the time of the observed peak demand (Sat, 2PM), which is uncommon as land uses peak at different times of day.
Additionally, because the 12654-6 building (Nails by Holly) was accounted for in the observed demand as well as the estimated demand for the future TSC building, the surplus of spaces is higher than shown. 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 18 42 of 51
November 4, 2025, Item #7
Kimley >>) Horn
VI. CBC Parking Requirements
The regular parking supply for the site is 434 parking spaces. With the inclusion of motorcycle parking and the faintly striped parking spaces, there are 484 existing available parking spaces. Based on the all inclusive supply of parking spaces, the minimum number of accessible parking spaces required is nine (9), as shown in Table 9. The shopping center is currently providing 12 accessible parking spaces, which meets the CBC requirement for accessible spaces.
Table 9 -California Building Code Accessible Parking Spaces Requirements Total Number of Parking Spaces Minimum Number of Required Provided in Parking Facility Accessible Parking Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1000 2 percent of total
1001 and over 20, plus 1 for each 100, or fraction
thereof, over 1000
VII. CONCLUSION
The results of the parking evaluation for the tenant improvement project are summarized below:
• Existing Conditions
o Total number of spaces currently available within the study area: 434 standard, time restricted, and handicap accessible (12 of the 434) spaces, and 10 motorcycle spaces (444 total)
■ 474 parking spaces with the 40 faintly striped spaces on the north side included o Required number of existing parking spaces per Poway Municipal Code: 486 o Peak parking demand (Saturday, 2 PM): Existing Conditions (Including Vacancies): 488 ■ Deficit of 54 (Based on 434 spaces)
■ Deficit of 14 (Based on 474 spaces)
• Existing With Project Conditions
43 of 51
o Total number of parking spaces: existing conditions (434 spaces) with a net gain of 38 spaces (472 total)
180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 19 November 4, 2025, Item #7
Kimley>>>Horn
o Required number of parking spaces per Poway Municipal Code: 462 o Peak parking demand (Saturday, 2 PM): Existing with Project Conditions (Including Vacancies): 467
• Surplus of 5 parking spaces
• Required number of accessible spaces per the California Building Code: 9 The parking demand with the Project would be accommodated within the proposed site. The parking supply with the Project exceeds the projected peak parking demand based on the PMC parking rates and the actual observed occupancy. The highest recorded parking demand was 359 vehicles, which results in an adjusted demand of 467 vehicles when accounting for the vacant and future Project buildings. While including the northwest corner of the site could slightly reduce the calculated surplus, the analysis already applied conservative municipal code ratios that overstate demand. Therefore, the study's conclusion of a surplus remains valid.
The parking rates in the PMC are conservative and the vacancy parking demand assumes that all currently vacant buildings would be fully parked at the time of the observed peak demand (Saturday, 2PM), which is uncommon as land uses peak at different times of day. Additionally, the existing motorcycle parking spaces could be converted to standard vehicle spaces to increase the supply. 180 E Ocean Blvd Suite 1200, Long Beach, CA 90802 562 549 2200 20 44 of 51
November 4, 2025, Item #7
APPENDIX A
~usines~-I Buildin~-1-Area
I I
-
I
-
Assumed Seating Parking Ratio Assumed# Total Area (SF)/Number of f Space per Name Address (Sq Ft)* Requirement o 75SF Spaces Seats Employees --
12622-AB
Sushi Poway 1 space/ 75 SF + 1
Lounge Road 2,567 1540 Space/Employee 7 20 27
New York 12624-12
New York Poway 1 space/ 75 SF+ 1
Giant Pizza Road 1,188 713 Space/Employee 5 9 14
12624-14
Poway 1 space/ 75 SF + 1
Donutpolis* Road 1,084 650 Space/Employee 3 8 11
12636-10
Pina Poway 1 space / 75 SF + 1
Smoothies* Road 1,333 800 Space/Employee 3 10 13
Namino 12636-8
Persian Poway 1 space/ 75 SF + 1
Cuisine Road 1,260 756 Space/Employee 5 10 15
Vacant 12660
(Future Poway 1 space / 7 Seats + 1
Fast Food) Road 2,506 60 Space/Employee 10 8 18
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November 4, 2025, Item #7
APPENDIX B
USE
Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
A. Administrative
and professional
services as listed in
PMC 17.10.060,
except medical,
dental, and related
health services
1 space/250 square
feet of gross floor
area
B. Shopping centers 1 space/300 square
and general feet of gross floor
commercial uses as area
listed in PMC
17.10.060, except as
noted below:
1. Eating and
drinking
establishments
a. Fast food
1 space/each 5 seats
or 1 space/75 square
feet of seating area
where there are no
fixed seats, plus one
space per employee
1 space/each 7 seats
restaurants with drive-plus 1 space per
in or drive-through
2. Gasoline
dispensing and/or
automotive service
stations
employee and an on
site queue line for at
least 8 vehicles when
drive-through is
included
2 spaces for each
service bay plus 4
spaces
3. Appliance and/or 1 space/500 square
furniture stores
4. Hotels and
motels
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feet of gross floor
area
1 space per unit plus
1 space per
employee
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USE
Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
a. Retirement hotels 0.6 space per unit
plus 1 space per
employee
5. Auto and/or truck 1 space/400 square
sales
6. Medical and
dental offices or
clinics, veterinary
offices or clinics
7. Commercial
Recreation Facilities.
a. Bowling alleys,
billiard halls
b. Commercial
stables
c. Driving range
(golf)
d. Golf course
(regulation)
e. Miniature golf
f. Parks (public or
private)
feet of gross floor
area
1 space/200 square
feet of gross floor
area
5 spaces/alley plus 2
for each billiard table
plus required parking
for other uses on the
site
1 space/5 horses
boarded on-site
1 space/tee plus
required parking for
any other uses on the
site
6 spaces/hole plus
required parking for
any other uses on the
site
3 spaces/hole plus
required parking for
any other uses on the
site
To be determined by
the City Council
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USE
Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
g. Skating rinks 1 space/100 square
feet of gross floor
area
h. Tennis, handball, 3 spaces/court plus
and racquetball
facilities
i. Theaters
(1) Motion picture
(2) Playhouse
j. Physical fitness
centers
C. Public and
Semipublic Uses.
required parking for
additional uses on
the site
1 space/5 seats plus
5 spaces for
employees
1 space/5 seats plus
1 space per
employee
1 space/200 square
feet of gross floor
area
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USE
Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
1. Day nurseries,
day care or
preschools
1 space/staff member
plus 1 space/5
enrollees or 1
space/10 enrollees if
adequate drop-off
facilities are provided.
Drop-off facilities
must be designed to
accommodate a
continuous flow of
passenger vehicles
for safe loading and
unloading. The
adequacy of drop-off
facilities proposed
shall be determined
by the City Council.
2. Convalescent 1 space/4 beds plus
and/or nursing homes 1 space per the
highest employee
shift
3. Hospitals
4. Educational
institutions, public or
private
To be determined by
the City Council.
Applicant shall submit
a parking study.
a. Elementary and 2 spaces/classroom
junior high school
b. Senior high
schools
1 space/faculty
member and
employee plus 1
space/6 students
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Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
c. Colleges and
vocational schools
d. Churches,
convents,
monasteries, other
religious institutions,
and other places of
public assembly
0.5 spaces/faculty
member and
employee plus 1
space/3 students
1 space/3 seats
within the main
auditorium or 1
space/45 square feet
of gross floor area
within the main
auditorium where
there are no fixed
seats
5. Public utilities To be determined by
the City Council
6. Libraries, public 1 space/250 square
or private
D. Manufacturing
Uses.
1. Manufacturing
feet of gross floor
area
1 space/750 square
feet of gross floor
area devoted to
manufacturing plus
the required parking
for square footage
devoted to other
uses. Ten percent of
the spaces provided
must be designated
for use by carpools.
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Chapter 17.42 OFF-STREET PARKING
MINIMUM OFF
STREET PARKING
REQUIRED
2. Research and
development
3. Storage
E. Single-Family
Residential, Multiple
Family Residential
and Senior Citizen
Residential are
indicated in their
respective zones.
1 space/300 square
feet of gross floor
area. Ten percent of
the spaces provided
must be designed for
use by carpools.
1 space/1,000 square
feet of gross area for
the first 20,000
square feet devoted
to storage plus the
required parking for
square footage
devoted to other
uses. 1 space/ 2,000
square feet for the
second 20,000
square feet. 1
space/4,000 square
feet for area in
excess of 40,000
square feet.
F. Accessible Parking Requirements. Accessible parking requirements are established by the State.
The parking standards contained in this chapter are identical to those established by the State at the time of the adoption of the ordinance codified in this title. Any future changes in the State accessible parking standards would preempt the requirements given in this chapter.
1. Accessible parking for residential uses shall be provided at the rate of one space for each dwelling unit that is designed for such occupancy.
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