November 18, 2025, Item #6
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AG EN DA REPORT City of Poway
November 18, 2025
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development Serviceq
Wante Lu, Assistant Engineer
858-668-4654 or [email protected]
CITY COUNCIL
Approval of Parcel Map for Tentative Parcel Map 24-0001 (Martincoit Urban Lot Split); TSAC Engineering, Applicant (APN 275-271-29)
The final Parcel Map for Tentative Parcel Map (TPM) 24-0001 is ready for approval. This map subdivides one parcel totaling 2.30 acres into two single-family residential lots located at 16001 Martincoit Road. The proposed final Parcel Map implements a state-mandated Senate Bill-9 (SB-9) Urban Lot Split, which means the City has no discretion to deny approval, provided the map meets specific state law criteria.
Recommended Action:
It is recommended the City Council approve the final Parcel Map for TPM 24-0001 and direct its recordation.
Discussion:
Background:
The California Subdivision Map Act outlines a two-step process for subdivision of land. Generally, the first step is a quasi-judicial public hearing to consider the tentative map or the tentative parcel map for four or fewer parcels. This step involves evaluating a project for alignment with existing objective standards, conditions and policies. After a hearing and evaluation of the evidence, a written decision or resolution is adopted based on evidence presented.
The second step is consideration of the final parcel map which is the technical document showing the distance and bearings for each property line of the parcels included in the tentative (parcel) map. This action is ministerial, meaning state law requires approval of any final parcel map conforming to the approved tentative parcel map and conditions of approval. A "ministerial action" refers to an act performed by a government official or employee that strictly follows established rules and procedures, without requiring any personal judgement or discretion; essentially, they are simply carrying out a duty as outlined by law, with no room for individual decision-making. In other words, if 1 of 9
November 18, 2025, Item #6
procedures, without requiring any personal judgement or discretion; essentially, they are simply carrying out a duty as outlined by law, with no room for individual decision-making. In other words, if the specific requirements are met, the map must be approved. Recording the final parcel map is the last step in creating a new parcel.
In recent years, the State legislature has enacted several new housing laws designed to expedite housing production. SB-9 amended Section 66452.6 and added Sections 65852.21 and 66411.7 of the California Government Code. Effective January 1, 2022, local agencies are required to ministerially approve -at the staff level, without a public hearing-the split of a single-family parcel into two parcels if minimum criteria set by the State is met. Properties qualifying for an Urban Lot Split and applicable requirements are further described in the attached SB-9 Developments & Urban Lot Splits: General Information handout (Attachment A). In accordance with the California Government Code 66411.7, a provision of SB-9, the tentative parcel map for an SB-9 lot split is required to be approved by staff ministerially and without public hearing.
Project Detail:
This project meets the criteria for an SB-9 Urban Lot Split as it subdivides an existing residential parcel into two residential parcels and meets State criteria. In accordance with State law, TPM 24-0001 was approved ministerially on November 27, 2024.
While the TPM was not permitted to be considered for approval by the City Council, the final parcel map is coming to the City Council for approval to comply with Poway Municipal Code (PMC). Pursuant to State Law, the City Council must approve the final parcel map if it complies with State criteria and the TPM's conditions. Staff has determined it does.
The existing residential parcel is located on the south side of Martincoit Road and on the west side of Highlands Terrace. The project site is shown on the vicinity map included as Attachment B. The existing parcel has a gross area of 100,188 square feet and is located within the Rural Residential-B zone. The parcel map creates two parcels with a net area of approximately 51,837 and 35,719 square feet each.
The approved TPM meets the front and street side yard setback requirements of the PMC. California Government Code 65852.21 permits rear and interior yard setbacks to be reduced to four feet for qualifying projects. Access is provided through the existing 20-foot-private roadway.
The Final Parcel Map, as shown in Attachment C, is in submittal conformance (per the California Subdivision Map Act) with the approved TPM. All conditions of approval prior to recordation of the Final Parcel Map have been addressed.
Environmental Review:
This action is not subject to review under the California Environmental Quality Act (CEQA). The adoption of the final Parcel Map is identified as a type of ministerial permit and is exempt from the CEQA State Guidelines; therefore, pursuant to the CEQA State Guidelines Section 15268(b)(3) no environmental review is permitted.
Fiscal Impact:
There is no Fiscal Impact as a result of this action.
2 of9
November 18, 2025, Item #6
Public Notification:
The approval of a final Parcel Map is a ministerial action which is routine and required by law. State law and the Poway Municipal Code do not require public notice for ministerial actions.
Attachments:
A. SB-9 Developments and Urban Lot Splits: General Information B. Vicinity Map
C. Parcel Map 24-0001
Reviewed/Approved By:
Assistant City Manager
3 of9
Reviewed By:
Alan Fenstermacher
City Attorney
Approved By:
Ch~
City Manager
November 18, 2025, Item #6
CITY
OF
POWAY
DEVELOPMENT
SERVICES
DEPARTMENT
SB
9 Developments
&
Urban
Lot
Splits:
General
Information
What
does
Senate
Bill
9 (SB
9)
do?
The
Bill
mandates
jurisdictions,
like
the
City
of
Poway
, to
minister
ially
approve
a
housing
development
containing
no
more
than
two
(2)
single-family
dwelling
(SFD)
units
on
a
single
lot
within
a
single-family
resident
ial
zone,
exclud
ing
certain
areas
.
It
also
allows
Accessory
Dwelling
Units
(ADUs)
and
Junior
Accessory
Dwelling
Units
(JADUs)
1 on
lots
with
SFDs
.
Additionally
, the
City
must
ministerially
process
an
urban
lot
split
in
accordance
with
SB
9 and
eligible
development
standards
.
How
do
I apply
and
obtain
permits
for
a
SB
9 development
and
Urban
Lot
Split?
For
housing
development,
hire
a
designer
or
architect
to
prepare
a
building
set
of
plans
in
compliance
with
the
building
permit
application
requirements
and
pay
applicable
plan
check
fees
. Corrections
on
plan
check
reviews
must
be
addressed
before
the
permit
is approved
and
ready
to
issue
. Once
the
building
permit
is
approved
, pay
applicable
issuance
and
impact
fees
2,
obtain
your
permit
and
beg
in
building
. For
an
urban
lot split,
civil
drawings
prepared
by
an
engineer
are
required
for
the
submittal
and
a
ministerial
Tentative
Parcel
Map
(TPM)
then
a
Final
Map
with
appropriate
fees
are
required
.
For
SB
9 Developments
and
Urban
Lot Splits
Qualifying
Properties
Limitations
Only
properties
that
are
zoned
primarily
for
single
-family
residences
Approval
of
a
SB
9 development
cannot
involve
the
qualify
. The
following
areas
are
excluded
from
SB
9 developments
demolition
or
alteration
of
structures
if the
property
contains
:
and
Urban
Lot
Splits:
A.
Affordable
or
rent
controlled
housing;
or
A.
A
Very
High
Fire
Hazard
Severity
Zone
;
B.
Housing
occupied
by
a
tenant
within
the
last
three
B.
Wetlands
(ref
. U.S. Fish
and
Wildlife
Serv
ice
Manual)
;
years
5. C.
A
hazardous
waste
site
;
D.
A
historic
district
or
a
historically
designated
site
;
Note
: Rental
terms
must
exceed
thirty
days
. Separate
sewer
E.
A
special
flood
hazard
area
or
regulatory
floodway
, unless
and
water
connections
are
required
for
all
SB
9 un
its.
certain
requirements
are
met
;
F.
Sites
that
contain
habitat
for
protected
species,
including
but
Parking
Requirements
not
limited
to
Coastal
Sage
Scrub,
Chaparral,
and
Riparian
A
minimum
of
one
off-street
parking
space
per
unit
is
Scrub
vegetation
located
within
or
outside
of
lands
identified
required
6. for
conservation
in
the
Habitat
Conservation
Plan
(HCP)
Mitigation
Areas,
sensitive
habitat
areas,
and/or
open
space
easement
or
open
space
zoning
designation
3 .
G
.
Lands
identified
as
moderate
or
high
for
archeological
resources
shall
require
an
archeological
reconnaissance
letter
or
report
.
Objective
Design/Development
Standards
Setback
Requirements
The
project
must
comply
with
the
objective
community
design
A.
Meet
the
setbacks
of
the
underlying
zone
, except
themes
and
development
standards
found
in
the
City
's General
Plan
rear
and
interior
yard
setbacks
may
be
reduced
to
and
the
Poway
Municipal
Code
(PMC),
including
landscape
and
four
feet
when
necessary
to
accommodate
one
or
slope
area
requirements
4. The
project's
design
and
development
two
units
up
to
800
square
feet
in
size
.
must
comply
with
the
City
of
Poway's
Best
Management
Practices
B.
A
minimum
of
10 ft. distance
between
all
structures
Manual
and
the
PMC.
Existing
properties
already
subject
to
Priority
is
required.
Development
Project
standards
shall
obtain
prior
approval
from
the
C.
No
setback
shall
be
required
for
a
legally
permitted
city
engineering
staff
for
add
itional
impervious
area
since
it
may
structure
that
is
rep
laced
or
converted
to
a
SB
9 unit.
require
the
addition
of,
or
alte
ration
of
, storm
water
facilities
and
strategies
.
1 2 3
Reference
City
of
Poway
's "Accessory
Dwelling
Units
and
Junior
Accessory
Dwelling
Units
: General
Information
" handout.
A
credit
will
be
applied
for
previous
impact
fees
paid
on
an
ADU
converted
to
a ma
in s
ingle-family
residence
as
applicable.
Reference
City
of
Poway
's Subarea
Habitat
Conservation
Plan
(HCP)
4 of
9 ATTACHMENT
A
November 18, 2025, Item #6
Reference
Govt.
Code
Section
65852
.21(b)(1),
Reference
PMC
Section
17 .08
.230(0)
.
4 .
5 An
affidavit
specifying
rental
status
in
compliance
with
SB
9 shall
be
required
. If
the
unit
was
occupied
by
a
tenant
within
the
last
three
years
, then
no
more
than
25 percent
of
demolition
is
permitted
for
the
exterior
walls
.
6 Reference
Govt.
Code
Section
65852.21(c)(1)
.
Urban
Lot
Split
Requirements
In
addition
to
the
previously
stated
SB
9 development
requirements,
SB
9 allows
subdivision
into
two
lots
(Urban
Lot
Spl
it)
and
shall
meet
the
following
criteria
:
A
In
conjunction
with
an
Urban
Lot
Split,
no
more
than
two
units
may
be
permitted
per
lot;
B.
Proposed
lots
shall
be
a
minimum
of
1,200 square feet
;
C.
Lots
must
be
no
smaller
than
40 percent
of
the
original
lot
area
;
D.
Lots
must
be
located
in,
or
partially
in,
either
an
urbanized
area
or
an
urban
cluster
;
E.
Areas
utilized
for
public
or
private
roads
, vehicular
access
easements,
and/or
45 percent
or
greater
natural
sloped
areas
are
excluded
from
lot
area
calculations;
F.
The
ratio
of
lot
depth
to
lot
width
shall
not
exceed
3: 1;
G
.
Each
lot
shall
have
a
minimum
20-foot
veh
icular
street
access;
H.
Existing
or
proposed
access
from
a
driveway
or
a
curb
cut
is
required;
I.
Easements
may
be
required
to
convey
public
utilities,
access,
and
other
services
;1
J.
The
property
owner
must
sign
an
affidavit
stating
they
acknowledge
that
the
property's
Covenants,
Conditions
, and
Restrictions
(CC&Rs)
or
Homeowner's
Association
(HOA)
restrictions
are
not
violated
because
of
the
Urban
Lot
Split
; and
K.
The
property
owner
must
sign
a
covenant
stating
the
property's
owner(s)
: 1)
intends
to
occupy
one
of
the
units
as
their
primary
residence
for
a
minimum
of
three
years;
2)
acknowledges
that
the
property
is
no
longer
eligible
for
a
future
Urban
Lot
Split;
3)
shall
not
subdivide
any
adjacent
parcel
using
an
urban
lot
split;
4)
A
minimum
of
one
off-street
parking
space
per
unit
is
required
per
lot
; and
5)
must
develop
each
lot
per
SB
9 requirements
and
restrictions
.
Off-site
dedications
or
improvements
cannot
be
required
. Reference
Govt
. Code
Section
66411
. 7(b)(3)
.
5 of
9 SFR SFR
SB
9 Development
Figm·e
1 SFR
SFR
N
oh?
All
firJum~
:11
0 nnt
to
s.c..,
!e
arv.:
do
no:
incl1.Y
.!e
S8
9 CC'l,·c
lo;irnon
! slm'ld
;-.rds
lh
eso
1111.o
ges
ar
e
for 1llust:
a:
1on
pw
;>OSC~
onl
/
SB
9 Dev
elopment
with
Urban
Lot
Sp
lit
Fii:,"1re
2 SFR
SFR
SFR
SF
R
SFR
SFR
SF
R
SFR
Note
/\II rigu
re
:i. :ue
nol
to
sC.;
1e
and
Co
~o
t mc.!uc!e
SU9
de
ve!o~
mc
nt standa
rds'.
These
im
ages
art!
for 1\lu~1,~;11
on
c,u
rpo
ses
or.ly
November 18, 2025, Item #6
6 of
9 VICINITY
MAP
TPM24-0001
16001
Martincoit
Rd
APN
275-271-2900
Martincoit
Rd
m n OJ 3 ::J 0 m ::J ,-+ ..., OJ 0.. OJ
ATTACHMENT
B
Highlands
Ter
November 18, 2025, Item #6
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OWNERS' STATEMENT
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CITY OF POWAY TPM 24-0001
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SAN OICCO GAS .t llECTRIC Ct:JIPANY. A CtRPCRATO< AN CASfilOIT Few 101CSS ANO £<RESS ANO PUtVC uwrr fUlPOSCS.
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fl£ NO. 67- 642284 a.R. N0\£118£R 17, 1987
CITY CLERK'S CERTIFICATE
( CARRE CAUACHER, QTY a.ERK (F Tl£ arr (F POWAY, STAT£ ()F CA/.F(RIIA. H£RC8Y CERTIFY THAT THf arr COUH(,L (F SW arr HAS APPRO\£D MS PARC!I. I/AP ON, __________ 202~ B"·~CARll'C=~C<ILA--Q£11.=~a,c-----DA-lf __ _
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SURVEYOR'S STATEMENT SHEET 1 OF 3 SHEETS
MS I/AP WAS PR(PARfJ) BY Jr/£ al IHJCR IIY OIRECTlai ANO IS 8AS£D IP<IJ A f'/£1.D st.R~ II C<NF'(RJ/AN(E •TH TIE REOIJ/R£IIOl1S C'£ 11£ 5IAJOMSJal llAP ACT AM> LOCAL /11DIIWICC AT 11£ RfOIXST OF JN¥CJI Pu.NIER N JANUARY 2025 AM) THAT I CERTIFY THAT SAD SlR\o£l" IS 1RUC N/0 ctl/PIEIF AS 9/0"( ANO 11£ l/alUIICNTS HJICAIFD All[ OF 11£ OWIACTER ANO OCQPY 11£ HJICAIFD POSIT/alS N/0 NI£ St.#TIOEJIT Ill OIABLE 11£ Stfi'lfl' TO 8£ RETRACED.
I H!REBY STATf TH.AT MS PARCD. IIAP StBSTANIJAUY CO#TRSIS TO 11£ APPR()\£1) (R caofl&IAUr APffi'0\£1) IDITAlll,£ '!Al', £ ANY.
ADAJJ R. Mf'R/0( Pl.S 9182
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( ,.ACY 8£Aat. arr CNClNffll OF 11£ arr OF POWA r, STAIF OF <:AiIORNIA.. STATC THAT I HAI£ CXAJIIN£D »IS I/JP, C0'9STWC CF J 9£CTS. THAT THE Sl/80M9<1' AS 9IO¥IN IS SIJBSTANTIALLY Tl£ SAIE AS IT APPfARS ON rH£ TCNTAm£ I/AP, ANO ANY APPROKl) ALFfRATKMS n£RC<T. 1HA T ALL PROWSOIS CF 11£ ~ I/AP ACT ANO ANY
LOCAL fRJ#IANCCS APPUCAa.E AT 11£ 1JIC (F APPROVAL OF Tl£ 1£NTAnl£ IIAP, HAI£ BEEN C!JIPlEIJ ■ TH.
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PAU.. £ GCl'lE. PI.S 806
OP. 12-JJ- 2026
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FIENO. _______ _
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[j INO/CA/fS fXISIINC PUWC Ull/Tr fJSDIO/T Fa? SAN ()l[CO CAS ~ fl£Clll1C Ct:MIPANY, RfCCROCD J.l Y II, 1985 AS fl£ NO. 85-247444 0.R.
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Q] NDICATCS CXJSTINC PU8UC Ufl.JTY lASDIENf FtYi SAN D£CO GAS ct D..£C1RIC CO/Pl.NY, RfC<RDlD NO',fl/8£R 17, 1987 AS Fl.£ NO. 87-642284 O.R. 00 NOICATCS lXJ!lT'NC WATCRL#I£ [ASCll[Nf F<Y1 TH£ arr CT POWAY, 0£DICA1(0 PER PARCEL. IIAP NO. 14~ R£<XROED OCTfXJCR 29, 1985 AS fl£ NO. 85-404022 aR.
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