Poway City Council
December 16, 2025

December 16, 2025, Item #8
DATE:

TO:

FROM:

CONTACT:

SUBJECT:

Summary:

AGENDA REPORT CityofPoway
December 16, 2025
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development Services Cf
Kevin Parker, AICP, Senior Planner
(858) 668-4656 or [email protected]

CITY COUNCIL
Development Review 25-0001 and Tentative Tract Map 25-0001, a Request for an Additional West Village Multi-Family Building and Private Dog Park (Fairfield II) within the Town Center Land Use District of the Poway Road Corridor Specific Plan located at 12947 Poway Road, (APN 317-490-68-00)
Fairfield Residential (Applicant) is requesting a Development Review (DR) 25-0001, and Tentative Tract Map (TTM) 25-0001 for the redevelopment of an existing 30,056 square foot parcel formerly occupied by Big O Tires, adjacent to the West Village Poway multi-family community (Fairfield Poway) to construct a 24,382 square foot, three-story multi-family building, and a 1,640 square foot private dog park (Project). The Project requires the demolition of the vacant 4,448 square foot tire shop with the construction of a new market-rate residential multi-family building that contains 16 multi-family units, 13 individual one-car garages and 34 uncovered at-grade parking stalls. The Project site is within the Town Center (TC) land use district of the Poway Road Corridor Specific Plan (PRSP).

The Project expands the existing Fairfield Poway (also owned by the Applicant), by increasing the total number of units from 212 to 228 and increasing the number of multi-family buildings from five to six.

The project is architecturally compatible with the design and characteristics of the adjacent Fairfield Poway. TTM 25-0001 is a condominium map for future individual unit ownership.

The applicant is requesting a Tier 1 incentive in accordance with Table 3-4 of the PRSP to allow a third story on the rear of the building due to the downward slope along the south side of Poway Road. This will allow for enclosed garages tucked under the units. The applicant proposes a lot tie agreement and future lot consolidation through a tentative/final map to unlock the Tier 1 incentives. The applicant also proposes to improve the largest commercial space, host monthly events and make the space available for events until a permanent tenant is secured for the commercial space.

Recommended Action:

It is recommended the City Council conduct a public hearing, find and determine the Project is consistent with the California Environmental Quality Act (CEQA) Class 32 Categorical Exemption environmental determination made for this Project and adopt the attached Resolution (Attachment A) approving DR 25-0001 and TTM 25-0001.
1 of 38
December 16, 2025, Item #8
Discussion:

Background
On December 1, 2020, the City Council approved DR 20-002, and TTM 20-003 to construct the Fairfield Poway on the adjacent parcel (APN 317-491-01-00) to the west of the Project site. The Fairfield Poway project consolidated and redeveloped two large commercial shopping centers that contained the former Poway Fun Bowl and Carriage Center buildings for the creation of a 6.6-acre lot. The project included the demolition of the existing structures, grading and the construction of five multi-family buildings with a total of 212 market-rate multi-family units.

The Tract Map (TTM 20-003) included a condominium map for future individual unit ownership. The Fairfield Poway project provides 359 onsite parking spaces, along with 17 additional parking spaces through a reciprocal parking agreement with the adjacent Big O Tires parcel (Project site) resulting in an overall surplus of three parking spaces. The Fairfield Poway project includes 11,364 square feet of commercial space designated for two future restaurants, as well as 9,955 square feet of public park space along the Poway Road frontage. The amenities in the public park space contain outdoor seating areas, flag poles, public art, oak trees, a children's play area and a small public dog park.

The Fairfield Poway project qualified for the maximum Tier 2 incentives as outlined in Table 3.4 of the PRSP through a qualifying lot consolidation and three community benefits including construction of a public park, restaurant row and contribution to the Community Benefit Fund. Tier 2 incentives allow four-stories and 45 feet height on properties that slope down from Poway Road and three-stories and 38 feet height along Poway Road. The height of the existing Fairfield Poway buildings as defined by the Poway Municipal Code (PMC) to be from the average ground level to the top of the mansard roof deck is 43'-4" along the rear of the buildings and ranges from 23'-1 O" to 37'-1 O" along Poway Road.

Fairfield Poway received its final building inspection and Certificate of Occupancy on November 13, 2024. The Applicant is actively marketing the commercial spaces to prospective tenants.

The former Big O Tires shop was constructed and began operation in 1976 under the County of San Diego's jurisdiction. On April 13, 1993, the City Council approved Conditional Use Permit (CUP) 92-09 for a 516 square foot addition to the existing tire shop. lnJune of 2024, Big O Tires closed permanently.

In recent years, the State legislature has enacted several new housing laws designed to encourage housing production. Government Code 65589.5 (the Housing Accountability Act) states a local agency cannot reject, reduce the permitted density or make infeasible housing without a thorough analysis of the economic, social and environmental effects of the action and without making written findings based on the preponderance of the evidence in the record that either 1) the project as proposed would have a specific, adverse impact on the public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development infeasible, or 2) the project is inconsistent with both the jurisdiction's zoning ordinance and general plan land use designation as it existed on the date the application was deemed complete. In other words, if a residential project complies with the project site's applicable General Plan, Specific Plan and zoning requirements, it cannot be denied absent a finding that it would result in a specific, adverse impact on public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development infeasible Project Analysis
The project site is located along the south side of Poway Road between Carriage Road and Civic Center 2 of 38
December 16, 2025, Item #8
Drive at 12947 Poway Road, within the TC land use district of the PRSP (Attachment B). DR approval from the City Council is required for all multi-family residential projects. The Project proposes redeveloping an existing 30,056 square foot parcel formerly occupied by Big O Tires to construct a 24,382 square foot, multi-family building, and a 1,640 square foot private dog park. TTM 25-0001 is a proposed condominium map for future individual unit ownership. The Project requires the demolition of the vacant 4,448 square foot tire shop with the construction of a new market-rate residential multi­ family building that contains 10 one-bedroom units, six two-bedroom units, 13 individual one-car garages and 34 uncovered at-grade parking stalls. The Project provides three different floor plans as shown in the attached plan set (Attachment C).

The proposed expansion of the existing Fairfield Poway increases the total number of units from 212 to 228 and increases the number of multi-family buildings from five to six. The Project is architecturally compatible with the design and characteristics of the adjacent Fairfield Poway. All residents within the Fairfield Poway community will have access to the proposed private dog park, as the Project's residents will also have access to all existing multi-family community amenities. According to Table 3- 1 of the PRSP, the project's land use (residential multi-family dwellings) is permitted. Table 1 below generally describes the land uses surrounding the project site:

Table 1 -Surrounding Land Uses
Direction Land Use Designation Current Land Uses
North Residential Condo (RC)
1 Condominiums
----!_a_g_ ~ ---Town Center-PRSP -J -ca-;:-;:ental facility -I South Town Center-PRSP Apartr:r:ien~s_ I
W~t__ __ j _ -Town Ce_!2ter-P~SP _ ~partm~ri_t~_ I
Building Height
The Project is three-stories in height, with two stories visible on the north elevation along Poway Road, due to the downward slope south of Poway Road. The first floor of the Project consists of space for building egress, 13 individual one-car garages, and two utility closets. Based on detailed analysis of the existing grades, the first floor does not qualify as a basement under the PMC as originally presented at the predevelopment conference. The Applicant provided an updated basement calculation exhibit showing more than fifty percent of the exterior walls for the first story are to be exposed, not allowing the garage area to be considered a basement. However, the elevations show the garages are not visible from Poway Road.

Table 3-2 of the PRSP indicates two-stories and 35 feet building height are allowed in the TC land use district. However, with a qualifying lot consolidation, the Project is eligible for the PRSP Tier 1 height incentive of three-stories and 38 feet. The PMC defines the building height to be measured from the average grade of all four corners of the building. Using this definition, the average building height is 29'-11". The rear of the building is 33'-6" high and three-stories. The building height for the Project along Poway Road is two-stories and 26'-8" from the ground level to the top of the mansard roof deck, or roughly 11 feet shorter than the existing Fairfield Poway project.

Lot Consolidation
To be eligible for the Tier 1 incentive, the Applicant proposes to consolidate the lot with the adjacent Fairfield Poway parcel. The lot consolidation request would require an additional TTM, since the Fairfield Poway parcel has an existing Final Tract Map (FTM) for a condominium map. Prior to the 3 of 38
December 16, 2025, Item #8
issuance of a building permit, the Applicant will record a lot tie agreement and provide security to guarantee completion of the lot consolidation. The TTM consolidating the Fairfield Poway parcel with the Project site will require City Council approval at a future meeting.

Poway Road Setbacks
The property line is located 8'-8" south of the face of the curb along Poway Road. Ground floor residential requires a 10-foot minimum front setback. The Project proposes the building be set back 10-feet from the north property line along Poway Road, with two one-foot projections into the setback at each corner of the building. The "Projections into Setbacks" section of the PRSP allows for lobbies, porches, stoops, and other entry related architectural features to extend up to four feet into the required front setback area. The proposed building is set back from Poway Road an average of three feet more than the existing Fairfield Poway buildings. The Project's front setback area is shown below in Figure 1:

Figure 1-Front Setback Area (Poway Road)
--
. i . ==, ~-~
. . -r,eae1,nT1irJAl~"Ui ;=~rJsr.i CMn.m'.sll(AJ'~sf'.lfs'J.'"=C"n:.rtsr~=\][sJ:rtnI1~1 "''· Development Standards
10' RESIDENTIAL

SETBACK
The Project's compliance with the TC land use district development standards of the PRSP are outlined below in Table 2:

Table 2 -Town Center Development Standards
Development Standard Required Proposed Conforms
Density
Minimum Setbacks:

Front (Ground floor residential)
Rear (Adjacent residential)
, Interior (Ground floor residential)
Maximum Height with PRSP Teir 1
Height Bonus Incentive
Maximum Lot Area Coverage
Minimum Landscaped Area
(Required setbacks excluded)
Parking
24 dwelling
units/acre
1 O feet
15 feet
1 O feet
3-stories/
38 feet
65%
10% of net

23.2 dwelling units/acre
16 units/0.69 net acres
1 O feet I
-----~; ;::~ ---l
2-stories/29'-11" feet on Poway Rd I
3-stories/ 38'-7" feet on rear [
30%
6,551 SF
22% I
Yes
Yes
Yes
Yes
Yes
Yes
Yes
The Project will provide 34 at-grade parking spaces and 13 one-car garages, for a total of 47 parking spaces. The reciprocal parking agreement between Fairfield Poway and the Project site requires 17 parking spaces to be allocated on the Project site. The Project requires 26 parking spaces, leaving an overall surplus of four parking spaces as indicated below in Table 3:
4 of 38
December 16, 2025, Item #8
Table 3 -TC-PRSP Parking Requirements
• • • -Category • # Units· Parking.Ratio_ ~.·.;Required Spaces' 1-bedroom units 10 I _ 1 _space per unit 10
r-2-bedroom units 6 I 2 spaces__per:__unit _ 12
--------
I
---
I Guest parking per unit __ 16 0.25 space_per unit_ 4 -------- I
Parking Allocation Req.

I
Fairfield
I
Reciprocal Agreement
I
17 i
Poway I (Includes Surplus of 3) I
Requirec!_F'arking Total I __ L_
I
43 Project Parking Inventory I I 47
Parkjng S_urplu_s _J 1 j 4 -
PRSP Commercial Frontage Requirements
One of the goals of the PRSP is to activate the street frontage within the TC land use district through active retail storefronts and walk-in commercial uses. The TC land use district requires a minimum of 75 percent of the ground floor space along any block face of Poway Road to consist of active commercial uses. Table 4 below provides analysis of the Project once consolidated with the Fairfield Poway project, which when combined, meet the overall intent of the PRSP with a mixture of commercial and public spaces:

Table 4 -Commercial Ground Floor Block Face Percentages Buildings 1 & 2 Fairfield Poway '
Public Tot-P~rk/O~tdoo-;:seating r
__ Fairfield Poway I
Th~~oject
_ The P~ojec! ~ Fa~ield Poway
Architecture
Yes ----
Public Amenity
PRSP 4-6 & 4-30
No --
Mixed
368
140
150
658 ------
' - ---·--100
100
0 77.2 J
The Project is an extension of the Fairfield Poway design with Spanish mission architecture including red tile mansard roofs, which are designed to screen rooftop HVAC equipment. The Project's building is proposed with mission style arches, earth tones, decorative trims and accent colors. The high quality design meets the criteria of the PRSP by providing visual interest, which breaks up the mass and bulk of the building. The Project rendering is shown in Figure 2:

Figure 2-Project Rendering
5 of 38
December 16, 2025, Item #8
Restaurant Row Vacancies -Fairfield Poway
While the Applicant has made efforts to fill the vacant commercial spaces within the Fairfield Poway project with quality commercial tenants, the spaces are vacant. Recognizing a key aspect of the vision of the PRSP was to create a vibrant downtown streetscape, the Applicant has committed to the following for the existing commercial spaces:
• Improving the easternmost commercial space of the Fairfield Poway Restaurant Row as an event space including installing a concrete floor, restroom, lighting, paint, heating and ventilation. Improve the connected outdoor space with lighting and gates, as required. • Obtain and temporary use permit and host monthly events in the space while also making the space available for other private/community events.
• Complete additional marketing efforts include wayfinding and parking signage, and preparation of conceptual layout plans for improvement of two commercial spaces, including the easternmost commercial space.
• Meet monthly with the City to share details of recruitment efforts with potential tenants, including incentive offers, lease term flexibility, and below market rents offered.

Predevelopment Conference
On May 6, 2025, Staff presented the Applicant's proposal (PDC 25-0002) to City Council, where direct feedback was provided to the Applicant. Preserving setbacks and heights along Poway Road was a common theme amongst the Council members. The proposal included four street-level private patios projecting three feet into the front setbacks. Council strongly encouraged for the Applicant to revise the plans, so that the street-level patios do not encroach into the front setbacks. Although the "Projections into Setbacks" section of the PRSP (PRSP 4-7) allows for lobbies, porches, stoops and other entry related architectural features to extend up to four feet into the required front setback area, the Applicant took heed to the Council's feedback and updated the Project to remove patio projections into the setback. A one-foot projection into the setback is proposed at each corner/entry to the building.

Neighborhood Meeting
On May 12, 2025, the Applicant hosted a neighborhood meeting in the City Council Chambers from 5:30 to 6:30 p.m. There were nine community members in attendance. Community feedback included questions regarding the PRSP; timing on signing leases for restaurant tenants; comments on the existing Fairfield Poway project; how to access the existing public dog park from Poway Road; internal vehicular access on the site; dimensions from the face of the curb to the front property line; affordable housing opportunities; praise for the project for providing additional multi-family housing units for the community; and questions regarding the height of the proposed building. The Applicant addressed all questions, concerns and comments raised by the community to the extent possible.

Conclusion
Based on the above analysis, the Project as conditioned meets the TC development standards of the PRSP with a high-quality design. The Applicant is requesting a Tier 1 incentive to allow for three-stories along the rear of the building through a proposed lot tie agreement and future lot consolidation. The Applicant has also offered to make substantial improvements to provide an event space within a currently vacant commercial space and host events to accomplish the vision of the PRSP. Staff recommends approval of the Project.
6 of 38
December 16, 2025, Item #8
Environmental
Review:

Staff
has
reviewed
the
proposed
project
for
compliance
with
CEQA
and
has
determined
that
the
project
is
Categorically
Exempt
from
environmental
review
pursuant
to
CEQA
Guidelines
Section
15332
(Class
32:

In-Fill
Development
Projects).

The
project
is
for
the
construction
of
a
24,382
square
foot,
three-story,
16-unit
multi-family
building
with
13 one-car
garages,
34 uncovered
at-grade
parking
stalls,
and
a 1,640
square
foot
private
dog
park
. The
project
site
consists
of
a 30,056
square
foot
parcel
located
within
an
urbanized
portion
of
the
City
of
Poway
and
is
surrounded
by
existing
commercial
and
residential
development.

The
project
meets
all
criteria
for
a Class
32 exemption.

Additionally,
Staff
has
reviewed
the
project
in
accordance
with
CEQA
Guidelines
Section
15300.2
and
determined
none
of
the
exceptions
to
the
use
of
a categorical
exemption
apply.

Based
on
the
findings
outlined
in
Section
1 of
the
Resolution,
Staff
determined
the
project
to
be
Categorically
Exempt
from
CEQA
pursuant
to
CEQA
Guidelines
Section
15332.

In
addition,
the
Project
is
consistent
with
the
PRSP's
Programmatic
Environmental
Impact
Report
(PEIR)
that
was
prepared
according
to
CEQA
and
certified
by
the
City
Council
on
December
5,
2017
(PRSP
EIR).

The
PRSP
EIR
analyzed
the
potential
impacts
of
the
proposed
buildout
of
the
Poway
Road
Specific
Plan
area
in
the
manner
permitted
by
the
Specific
Plan.

This
Project
is
consistent
with
the
PRSP,
as
it
conforms
with
all
development
standards,
and
the
PMC.

Fiscal
Impact:

The
requested
action
has
no
direct
fiscal
impact
to
the
City.

However,
the
removal
of
the
existing
Big
0 Tires
will
have
a
slight
reduction
in
sales
tax
revenues
to
the
City.

This
reduction
is
likely
balanced
with
an
increase
in
property
tax
revenues
to
the
City
once the
property
is
redeveloped
into
16 market
rate
multi-family
units.

Public
Notification:

A
Notice
of
Public
Hearing
was
published
in
the
Poway
News
Chieftain
on
December
4,
2025.

A
public
notice
was
mailed
to
property
owners
and
occupants
located
within
500
feet
of
the
Project
site,
and
the
Fairfield
Poway
project
site.

A
notice
of
pending
application
sign
was
posted
at
the
Project
site
.

Furthermore,
all
contacts
on
the
City's
interested
parties
list
were
provided
with
a
public
notice.

Attachments: A.

Resolution
B.

Zoning/Location
Map
C.

Plans
Reviewed/Approved
By:

Assistant
City
Manager
7 of
38 Reviewed
By:

Alan
Fenstermacher
City
Attorney
Chris
Hazeltine
City
Manager
December 16, 2025, Item #8
RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, APPROVING DEVELOPMENT REVIEW
25-0001 AND TENTATIVE TRACT MAP 25-0001 FOR AN

ADDITIONAL WEST VILLAGE MULTI-FAMILY BUILDING WITHIN

THE POWAY ROAD SPECIFIC PLAN, TOWN CENTER
DISTRICT, ASSESSOR PARCEL NUMBER 317-490-68-00
WHEREAS, on December 16, 2025, the City Council considered Development Review (DR) 25-0001, and Tentative Tract Map (TTM) 25-0001; a proposed three-story, 16-unit residential apartment building with 13 one-car garages, 34 at-grade parking stalls, and a 3, 167 square foot private dog park (project hereinafter);
WHEREAS, on December 16, 2025, the City Council held a duly advertised public hearing to receive testimony from the public, both for and against, relative to this matter; WHEREAS, the development review plans and tentative tract map for this DR/TTM request included in the agenda report are incorporated by reference herein as Exhibit A; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public hearing;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: The project is Categorically Exempt as a Class 32 Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32: In­ Fill Development Projects) of the CEQA Guidelines. The project site consists of a 30,056 square foot parcel located within an urbanized portion of the City of Poway and is surrounded by existing commercial and residential development. The project meets all criteria for a Class 32 exemption, as follows:

A. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations: The 16 -unit residential project is consistent with the Poway Road Corridor Specific Plan (PRSP) and Certified Programmatic Environmental Impact Report (PEIR, SCH#: 2017031035) that covers 1,148 new residential units, and 260,000 square feet of new commercial space. The proposed multi-family residential use, building height, site layout, and density meet the requirements of the PRSP. No variances or amendments that would require additional environmental analysis are proposed.

8. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses: The project site is located within City limits on a lot less than five acres that is substantially surrounded by urban uses. The 0.69-acre parcel is fully developed and located within an established urban area characterized by existing roadway infrastructure and nearby commercial and residential uses. California Public Resources Code § 21080.66 (A8130) went into effect June 30, 2025, as a Statutory exemption that effectively increases the five-acres to 20-acres utilized by the Class 32 exemption. Although Condition of Approval No. 59 requires that the Project site is consolidated with the Fairfield Poway project under a separate planning entitlement, the balance of the two lots combined is 7.31-acres, well under the 20-acre maximum.
8 of 38 ATTACHMENT A
December 16, 2025, Item #8
Resolution
No
. 25-
Page
2 C.

The
project
site
has
no
value
as
habitat
for
endangered
, rare
or
threatened
species:

The
site
has
no
value
as
habitat
for
endangered,
rare
,
or
threatened
species
.

The
existing
development
consists
of
a
commercial
building
and
paved
surfaces.

Due
to
long-term
disturbance
and
lack
of
native
vegetation
or
habitat
features, the
site
does
not
support
sens
itive
biological
resources
.

D.

Approval
of
the
project
would
not
result
in
any
significant
effects
relating
to
traffic
, noise,
air
quality,
or
water
quality
: The
project
would
not
result
in
any
significant
environmental
effects
related
to
traffic,
noise
, air
quality
or
water
quality
. The
scale
and
intensity
of
the
proposed
residential
use
are
consistent
with
surrounding
development
and
would
not
result
in
significant
traffic
generation
or
other
environmental
effects.

Construction
activities
will
be
subject
to
compliance
with
City
of
Poway
Municipal
Code
requirements,
Poway
Noise
Ordinance
standards
,
and
BMPs
for
dust
control
and
stormwater
management.

E.

The
site
can
be
adequately
served
by
all
required
utilities
and
public
services
: The
site
can
be
adequately
served
by
all
required
utilities
and
public
services.

The
project
area
is
already
served
by
water,
sewer
, storm
drainage,
fire protection
and
other
municipal
services
with
suff
icient
capacity
to
support
the
proposed
development.

Additionally,
none
of
the
exceptions
to
the
use
of
a
categorical
exemption
in
accordance
with
CEQA
Guidelines
Section
15300.2
apply
. The
Project
site
is
not
located
on
a
hazardous
materials
site
, the
cumulative
impacts
have
been
analyzed
under
the
PRSP
PEIR
residential
unit
cap
and
it does
not
present
unusual
circumstances
that
would
result
in
significant
environmental
effects
. Therefore,
the
project
is
Categorically
Exempt
from
CEQA
pursuant
to
CEQA
Guidelines
Section
15332. SECTION
2:

The
City
Council
finds
that
the
proposed
project
is
consistent
with
the
PRSP
generally
, including
the
TC
District
designation
, and
further
, the
proposed
project
is
eligible
for
Tier
1 height
and
density
bonuses
(Table
3-4)
because
the
project
will
record
a
lot
tie
agreement
and
secures
a
future
lot
consolidation
as
that
term
is
defined
in
the
PRSP
with
the
following
findings
:

1. Minimum
lot
consolidation
shall
be
two
parcels
and

1. 5
acres.

Once
consol
idated,
the
total
parcel
size
will
be

7.31 acres.

2. Consolidated
parcels
are
required
to
have
a
minimum
150
feet
of
Poway
Road
frontage
.

The
consolidated
parcel
will
have
658
feet
of
Poway
Road
frontage
.

3. Consolidated
parcels
are
allowed
a
maximum
of
two
curb
cuts
for
vehicular
access
.

The
consolidated
parcel
will
have
only
two
driveways
(curb
cuts)
for
vehicular
access
.

SECTION
3: The
findings
for
DR
25-0001
,
in
accordance
with
the
PMC

17.52 .010
Purpose
of
DR,
are
made
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
. The
Project
is
compatible
to
the
Fairfield
Poway
project's
five
buildings
with
the
use
of
Spanish
Mission
architecture
. The
stucco
exteriors,
wood
trim,
and
accents
will
feature
earth
tone
colors
which
is
consistent
with
the
Poway
General
Plan
and
the
PRSP.

Therefore
, the
project
respects
and
recognizes
the
interdependence
of
land
values
and
aesthetics
to
the
benefit
of
the
City
.
9 of
38 December 16, 2025, Item #8
Resolution No. 25-

B. The project has been designed to minimize impacts on surrounding development by utilizing a compatible architectural design consistent with the PRSP. The Project is designed to complement other buildings in the TC district. 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 DR would not be materially detrimental to the public health, safety or welfare within the community. The Project meets the TC Development Standards for the PRSP, complies with the 2022 California Building Code.

D. The design and improvements of the Project are consistent with all elements of the Poway General Plan and the PRSP.

E. In accordance with Table 3-4 of the PRSP, the project includes a Tier 1 Height and Density Bonus with a qualifying lot consolidation for a third-story. This incentive is granted as a part of the project approval.

SECTION 4: The findings, in accordance with the State Subdivision Map Act (Government Code Section 66410 et. seq.) for TTM 25-0001, are made as follows:

A The TTM is consistent with the General Plan, in that it proposes to create residential and commercial units at a density consistent with the General Plan, Poway Municipal Code (PMC), and PRSP.

B. The design and improvements required of the TTM are consistent with the General Plan and PRSP, in that the approved density and lot size and configuration adheres to the standards of the General Plan and PRSP.

C. The site is physically suitable for the type of development and the density proposed, in that the site is large enough to accommodate the proposed density.

D. The design of the TTM is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat, in that the proposed project will be developed in accordance with City and other governmental agency requirements and mitigation measures will be incorporated pursuant to the PRSP EIR's Mitigation and Monitoring Reporting Plan (MMRP) and the Project is within a previously disturbed property that was a former tire shop.

E. The approval of the TTM is not likely to cause serious public health problems in that City water and sewer service will be provided to the project.

F. The design of the TTM will not conflict with any easement acquired by the public at large, now on record, for access through or use of the property within the subdivision in that the ultimate development of the site with residences can be accommodated without obstructing or otherwise impacting existing easements.

SECTION 5: The City Council hereby approves DR 25-0001, and TTM 25-0001, as shown on the approved plans incorporated by reference and stamped as "Exhibit A" dated December 16, 2025 (Exhibit A hereinafter) on file with the City, except as noted herein and subject to the following conditions:
10 of 38
December 16, 2025, Item #8
Resolution No. 25-

1. 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 reasonable attorney's fees, collectively the "Claims" against the City or its agents, officers, or employees, relating to the issuance of any aspect of the project approval set for in this resolution, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval (including but not limited to DR 25-0001, and TTM 25-0001) and any environmental document or decision made pursuant to CEQA. 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. Notwithstanding the foregoing, no indemnity shall be required for claims resulting from the exclusive gross negligence or willful misconduct of the City.

2. This approval is based on the existing site conditions and proposed project details represented on the approved plans stamped "Exhibit A" and on file at the Development Services Department. If actual conditions and details vary from representations on Exhibit A, the approved plans must be changed to reflect the existing site conditions and proposed project details. Any substantial changes to the approved plans must be approved by the Director of Development Services and may require approval of the City Council if the Director of Development Services finds that the proposed changes do not substantially conform to approved plans.

3. The developer is required to comply with the Poway Noise Ordinance (Chapter 8.08 PMC) requirements that govern construction activity and noise levels.

4. The proposed project shall comply with all mitigation measures established under the certified FEIR for the PRSP as specified in the Mitigation Monitoring and Reporting Program (MMRP).

5. The conditions for the Project shall remain in effect for the life of the subject property and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner.

6. All Conditions of Approval for Resolution No. 20-091 shall remain in effect for the Fairfield Poway project, and all Conditions of Approval for Resolution No. 20-091 shall also apply to the Project site (APN 317-490-68-00). (Engineering)
Prior to approval of the final map:

7. Within thirty (30) days after tentative map approval, the applicant shall submit in writing to the City's Planning Division that all conditions of approval have been read and understood.
11 of 38
December 16, 2025, Item #8
Resolution No. 25-

8. This approval is based on the existing site conditions represented on the approved tentative map. If actual conditions vary from representations, the approved tentative map must be changed to reflect the actual conditions. Any substantial changes to the tentative map must be approved by the Director of Development Services.

9. The final map, together with the supporting data and documentation, shall be submitted to Engineering Division for review and approval. The appropriate map checking fee shall be paid by the applicant.

10. The final map shall conform to City standards and procedures, the City Subdivision Ordinance, the latest edition of the Subdivision Map Act, and the Land Surveyors' Act, and all other applicable laws, regulations and ordinances.

11. Any existing and proposed private or public easements, or easements to be vacated shall be depicted on the Final Map and grading plans. Easements shall include at a minimum (but are not limited to):
a. Private sanitary sewer easement.
b. Vacation of easement for pipelines and incidental purposes (water main).

12. Easements will be required for all public facilities and access onsite. This may include but is not limited to utilities, streets, sidewalks, and elevators.

13. If there is an instrument for Covenants, Conditions, and Restrictions (CC&R), which addresses construction and maintenance of the private road, slopes, utilities, drainage, or accesses in the subdivision, said CC&R shall be reviewed by the City prior to recordation.

14. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer, in accordance with the submittal and content requirements listed in the Poway Municipal Code shall be approved. Submittal shall be made to the Department of Development Services Engineering Division for review and approval. The improvement design shall be 100% complete at the time of submittal and ready for approval. The applicant shall pay the improvement plan check fees according to the latest adopted master fee schedule. The plan shall include, at a minimum, the following features:
a. Removal of public water main and appurtenances and restoration of improvements
b. Additional public improvements may also include but are not limited to:

Americans with Disabilities Act (ADA) accessibility signage and improvements

15. The applicant shall pothole and accurately identify the location of all existing utilities within the public right-of-way prior to approval of the improvement plans. It is anticipated that SDG&E and/or AT&T facilities are located behind the curb within this area. All utility and sidewalk improvements shall be designed based on the verified utility locations to ensure accuracy and to avoid conflicts. A minimum horizontal clearance of three (3) feet shall be maintained between SDG&E utilities and any adjacent utility trenches, and a minimum of one (1) foot shall be 12 of 38 •
December 16, 2025, Item #8
Resolution No. 25-

maintained between AT&T utilities and any adjacent utility trenches.

16. The public improvement plan shall be approved. The applicant shall enter into a Standard Agreement for public improvements for the work to be done as part of the Public Improvement plan. The applicant will be responsible for posting securities for monumentation and public improvements.

17. The applicant shall include provisions in their design contract with their design consultants that, following acceptance by the City, all construction drawings or technical reports accepted by the City (exclusive of architectural building plans) shall become the property of the City. Once accepted, these plans may be freely used, copied or distributed by the City to the public or other agencies as the City may deem appropriate. An acknowledgement of this requirement from the design consultant shall be included on all construction drawings at the time of plan submittal.

18. A cash deposit to the City, in an amount equivalent to $100.00 per sheet of the parcel map, for the mylar reproduction of the recorded tract map shall be posted.

If a mylar copy of the map is provided to the City within 3 months of its recordation or prior to building permit issuance, whichever comes first, the security shall then be returned. (See Poway Municipal Code Section 16.12.060 B for subdivider's responsibility to provide a reproducible mylar copy to the City.)

19. Within 30 days after City Council approval of the Final Map, the subdivider shall pay the City the sewer connection fee.

20. The applicant shall pay the drainage impact development fee in effect at the time of subdivision.

21. After subdivision, all parcels will continue to be considered one project as defined by the San Diego Regional Water Quality Control Board. Any future improvements (on either parcel) adding and/or replacing impervious area may cause the project to be classified as a Priority Development Project as defined in the Poway BMP Design Manual.

22. Prior to Final Map approval, a fair share payment shall be required towards future adaptive signalizing efforts for traffic signals along Poway Road between Carriage Road and Community Road. The fair share payment shall be determined through an engineering study prepared by a certified traffic engineer and subject to approval by the Director of Development Services. An updated memorandum including the additional residential units in the calculation of the fair share contribution shall be provided.

23. As the Project development is located within the Town Center (TC) Opportunity Area, it is subject to a fair share contribution which shall be applied toward the cost of all three pedestrian crossings within the TC area as shown in Figures 3-1 (Land Use Plan) and 6-4 (Pedestrian Improvements) of the Poway Road Corridor Specific Plan. The costs of the installation of the traffic signal and crossings at Carriage Heights Way by the Fairfield Poway are credited towards the midblock 13 of 38
December 16, 2025, Item #8
Resolution No. 25-

contribution for the Project. Due to the installation of the signal with the first phase of the Fairfield Development, the fair share payment towards future midblock crossings in the TC area is considered satisfied.

24. Applicant shall enter into a Private Facilities Maintenance Agreement for the private facilities associated with the development. The form and content shall be in a form satisfactory to the City Attorney.

25. 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 issuance of a Grading Permit:

26. Submit a precise grading plan for the development of the lot, including private utilities, 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.

27. Private utilities shall be shown on the grading plans and shall be built per City standards to the satisfaction of the Engineering Inspector.

28. The applicant shall incorporate Low Impact Development (LID) design features into the site dev-elopment. These shall be clearly shown and identified on the grading plan and be appropriately sized for the proposed level of development.

29. A drainage study addressing the impacts of the 100-year storm event prepared by a licensed Civil Engineer is to be submitted and approved. The study shall evaluate existing and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer.

30. The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Priority Development Project and will be subject to all City and State requirements. A Final Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved. The applicant will be required to install approved trash treatment control devices and include these facilities in the SWQMP. Once the final SWQMP is approved;
14 of 38
a. Provide a pdf copy of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the Poway Municipal Code. b. Property owner shall execute an approved Storm Water Management Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in the Operations December 16, 2025, Item #8
Resolution
No.
25-Page
8 and
Maintenance
plan
. The
operat
ion
and
maintenance
requirements
shall
be
binding
on
the
land
throughout
the
life
of
the
project
as
outlined
in
section

16.104
of
the
Poway
Municipal
Code.

31. The
property
is
located
within
the
Trash
Amendment
Area
. The
property
owner
must
identify
onsite
existing
storm
drain
inlets
and
install
approved
Trash
Control
Device(s)
from
the
following
list:
www
.poway
.org/DocumentCenterNiew/9394/Certified-Trash-F
ull-Capture­
Systems-August-2025
.

32. 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.

33. The
applicant
shall
pay
the
storm
water
pollution
inspection
fee
according
to
the
latest
adopted
master
fee
schedule
.
34 .

Any
existing
and
proposed
private
or
public
easements,
or
easements
to
be
vacated
shall
be
depicted
on
the
grading
plans.

The
proposed
public
easement
dedications
shall
be
submitted
prior
to
grading
permit
issuance
.
35 .

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-Meeti
ng-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.

36. 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
.
37 .

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.
38 .

If the
disposal
of
groundwater
is
necessary
du
ring
construction
, a
dewatering
plan
shall
be
submitted
for
review
and
approval.

Extracted
groundwater
should
be
discharged
to
surface
waters
under
the
current
general
National
Pollutant
Discharge
Elimination
System
(NPDES)
permit
adopted
by
the
California
Regional
Water
Quality
Control
Board
(RWQCB)
. Proof
of
coverage
under
this
permit
will
be
required
. To
protect
water
quality
in
the
San
Diego
area
, the
City
recognizes
15 of
38 December 16, 2025, Item #8
Resolution
No
. 25-Page
9 that
it
may
be
necessary
to
accept
discharges
of
extracted
groundwater
to
the
sewer
system.

Discharges
to
the
sewer
system
will
only
be
allowed
if
it
is
determined
that
discharge
of
this
wastewater
into
the
sewer
system
is
the
most
appropriate
and
prudent
disposal
alternative
and
when
sufficient
hydraulic
and
treatment
plant
capacity
is
available
to
allow
such
discharges
into
the
sewer
system
.

39. Easements
shall
be
dedicated
or
letters
of
permission
from
property
owners
and/or
easement
holders
shall
be
provided
for
any
proposed
work
within
properties
or
easements
not
owned
by
or
granted
to
the
applicant.

Prior
to
issuance
of
a
Building
Permit:

40. The
final
condo
map
shall
be
recorded
prior
to
sale
or
occupancy
of
any
unit,
whichever
comes
first.

41. 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
Ordinance
, the
approved
grading
plan
, the
approved
soils
report,
and
grading
practices
acceptable
to
the
City.

42. 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.

43. Applicant
shall
obtain
a
Grading
Permit
and
complete
rough
grading
of
the
site
.

The
grading
shall
meet
the
approval
of
the
Engineering
Inspector
and
the
project's
geotechnical
engineer.

Following
completion
of
rough
grading
, please
submit
the
following
:
a.

Two
copies
of
certification
of
line
and
grade
for
the
lot,
prepared
by
the
civil
engineer
of
work.
b.

Two
copies
of
a soil
compaction
report
for
the
lot,
prepared
by
the
project's
geotechnical
engineer.
c.

The
certification
and
report
are
subject
to
review
and
approval
by
the
City.

44. 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
.
45 .

The
applicant
shall
pay
all
applicable
development
impact
fees
according
to
the
latest
adopted
master
fee
schedule
at
time
of
permit
issuance
.

Prior
to
issuance
of
a
Certificate
of
Occupancy:

46. The
public
and
private
improvements
shall
be
installed
and
completed.

47. The
stormwater
facilities
shall
be
complete
and
operational
prior
to
occupancy.
48 .

The
applicant
shall
install
approved
trash
treatment
devices
per
the
Storm
Water
Trash
Facilities
Maintenance
Agreement
to
the
satisfaction
of
the
Engineering
Inspector.
16 of
38 December 16, 2025, Item #8
Resolution No. 25-

49. All applicable easement dedications, vacations and maintenance agreements are to be recorded prior to occupancy.

50. All existing and proposed utilities or extension of utilities required to serve the project shall be installed underground. No extension of overhead utilities shall be permitted.

51. All utility services shall be installed and completed by the property owner and inspected and approved by the Engineering Inspector. All new utility services shall be placed underground.

52. The drainage facilities, driveway, slope planting measures, and all utility services shall be installed, and completed by the property owner, and inspected by the Engineering Inspector for approval.

53. An adequate drainage system around the new building pad capable of handling and disposing all surface water shall be provided to the satisfaction of the Engineering Inspector.

54. 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.

55. After completion of all work, record drawings for both the grading and improvement 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 all record drawings is required prior to issuance of occupancy and release of grading and improvement securities. Initial submittal of record drawings at least three weeks prior to a request for occupancy is recommended.
(Planning)

56. The Applicant is required to submit a TTM, receive approval, then subsequently record the FTM for a lot merger with the Project site (APN: 317-490-68-00), and the Fairfield Poway project site (APN: 317-491-01-00), within 365 days from the date of the Certificate of Occupancy for the Project's multi-family building. The Applicant is required to comply with the following:
a. Prior to the issuance of building or grading permits the Applicant shall provide the Development Services Department with a $30,000 Cash deposit, which will be returned if the FTM for the lot merger is successfully recorded within one year from the Certificate of Occupancy for the Project. b. Prior to the issuance of building or grading permits the applicant shall record a covenant for a lot tie between the two parcels (to hold property as one parcel) prepared to the satisfaction of the City Attorney. c. Prior to the Certificate of Occupancy for the Project, the applicant shall apply for the TIM for the lot consolidation.

57. Prior to the issuance of the Building Permit for the Project the applicant shall complete the following:
a. Install wayfinding signage and parking signage for commercial uses 17 of 38
December 16, 2025, Item #8
Resolution No. 25-

Submit plans for improvement of the Event Space described below. b. Complete and submit a conceptual layout design and internal rendering for a restaurant for the easternmost commercial space (adjacent to the plaza/park)
c. Complete and submit a conceptual design and rendering for the coffee­ type use at the eastern end of the westernmost retail space.

58. Prior to the issuance of the Certificate of Occupancy for the Project, a building permit shall be obtained, and the easternmost commercial restaurant space of the Fairfield Poway Restaurant Row shall be improved as a usable Event Space including but not limited to the following:
a. Concrete floor
b. Interior demising wall
c. Skim coat and paint for interior walls
d. Restroom
e. Lighting
f. Heating and ventilation
g. Outdoor lighting and gates

59. Prior to the issuance of the Certificate of Occupancy for the Project, the applicant shall obtain a Temporary Use Permit to host monthly events in the Event Space.

The applicant shall host monthly community events and shall make the space available for private and public events until the commercial tenant space is permanently leased. The applicant will provide a schedule of events to the City prior to the first of each month.
a. Until the restaurant row vacancies are filled with permanent tenants, the Applicant shall meet with the City staff monthly to share details of recruitment efforts with potential tenants, including incentive offers, lease term flexibility, and below market rents offered.
b. To secure the Event Space improvement and operation conditions of approval, $15,000 of the $30,000 cash deposit securing lot consolidation shall be held until one restaurant space is permanently leased.

60. In accordance with Mitigation Measure BIO-1 of the PRSP EIR, all construction­ related activities (including but not limited to mobilization and staging, clearing, grubbing, vegetation removal, fence installation, demolition and grading) should occur outside the avian nesting season (generally prior to February 1 to August 31 or according to local requirements), all suitable habitats located within the project's area of disturbance including staging and storage areas plus a 250-foot (passerines) and 1,000-foot (raptor nests) buffer around these areas shall be thoroughly surveyed, as feasible, for the presence of active nests by a qualified biologist no more than five days before commencement of any site disturbance activities and equipment mobilization. If project activities are delayed more than five days an additional nesting bird survey shall be performed. Active nesting is present if a bird is sitting in a nest, a nest has eggs or chicks in it, or adults are observed carrying food to the nest. The results of the surveys shall be documented. If it is determined that the birds are actively nesting within the survey area, Condition Number G.20 (Mitigation Measure BIO-2 of the PRSP EIR) below shall apply.
18 of 38
December 16, 2025, Item #8
Resolution No. 25-

61. In accordance with Mitigation Measure 810-2 of the PRSP EIR, if pre-construction nesting bird surveys result in the location of active nests, no site disturbance and mobilization of heavy equipment (including but not limited to equipment staging, fence installation, clearing, grubbing, vegetation removal, fence installation, demolition, and grading), shall take place within 250 feet of non-raptor nests and 1,000 feet of raptor nests, or as determined by a qualified biologist in consultation with the California Department of Fish and Wildlife, until the chicks have fledged.

Monitoring shall be required to ensure compliance with the M8TA and relevant California Fish and Game Code requirements. Monitoring dates and findings shall be documented.

62. In accordance with Mitigation Measure 810-3 of the PRSP EIR, prior to the removal of mature trees and existing buildings, a preconstruction survey for maternity (March 1 to August 1) or colony bat roosts (year-round) shall be conducted by a qualified biologist within seven days prior to activities that remove trees or structures. If an occupied maternity or colony roost is detected, CDFW shall be contacted about how to proceed. Typically, a buffer exclusion zone would be established around each occupied roost until bat activities have ceased. The size of the buffer would take into account:
a. Proximity and noise level of project activities.
b. Distance and amount of vegetation or screening between the roost and construction activities.
c. Species-specific needs, if known, such as sensitivity to disturbance. d. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.

63. In accordance with Mitigation Measure CUT-4 of the PRSP EIR, a qualified professional archaeologist shall be retained who meets U.S. Secretary of the Interior's Professional Qualifications and Standards, to conduct an Archaeological Sensitivity Training for construction personnel prior to commencement of excavation activities. The training session shall be carried out by a cultural resource professional with expertise in archaeology who meets the U.S. Secretary of the Interior's Processional Qualifications and Standards. The training session would include a handout and focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, those duties of archaeological monitors, and, the general steps a qualified professional archaeologist shall follow in conducting a salvage investigation if one is necessary.

64. In accordance with Mitigation Measure CUT-5 of the PRSP EIR, if archaeological resources are encountered, ground-disturbing activities shall be ceased, and the treatment plan shall be implemented. In the event that archaeological resources are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities would not be allowed to continue until a qualified archaeologist has examined the newly discovered artifact(s) and has evaluated the area of the find. Work should be allowed to continue outside of the buffer area.

All archaeological resources unearthed by project construction activities shall be 19 of 38
December 16, 2025, Item #8
Resolution
No.
25-
Page
13 evaluated
by
a qualified
professional
archaeologist,
who
meets
the
U.S.

Secretary
of
the
Interior's
Professional
Qualifications
and
Standards.

Should
the
newly
discovered
artifacts
be
determined
to
be
prehistoric,
Native
American
Tribes/individuals
shall
be
contacted
and
consulted,
and
Native
American
construction
monitoring
should
be
initiated.

The
developer
and
City
shall
coordinate
with
the
archaeologist
to
develop
an
appropriate
treatment
plan
for
the
resources
.

The
plan
may
include
implementation
of
the
archaeological
data
recovery
excavations
to
address
treatment
of
the
resource
along
with
subsequent
laboratory
processing
and
analysis
.

65. In
accordance
with
Mitigation
Measure
CUT-6
of
the
PRSP
EIR,
periodic
archaeological
resources
spot
checks
during
grading
and
earth-moving
activities
in
younger
alluvial
sediments
shall
be
conducted
.

A
qualified
professional
archaeologist
who
meets
the
U.S
.

Secretary
of
the
Interior's
Professional
Qualifications
and
standards
shall
be
retained
to
conduct periodic
archaeological
spot
checks
beginning
at
depths
below
two
feet
to
determine
if
construction
excavations
have
exposed
or
have
a
high
probability
of
exposing
archaeological
resources.

After
the
initial
archaeological
spot
check,
further
periodic
checks
would
be
conducted
at
the
discretion
of
the
qualified
archaeologist.

If the
qualified
archaeologist
determines
that
construction
excavations
have
exposed
or
have
a
high
probability
of
exposing
archaeological
artifacts,
construction
monitoring
for
archaeological
resources
would
be
required.

The
Applicant
shall
retain
a qualified
archaeological
monitor
who
would
work
under
the
guidance
and
direction
of
a
professional
archaeologist,
who
meets
the
qualifications
set
forth
by
the
U.S
.

Secretary
of
the
Interior's
Professional
Qualifications
and
Standards.

The
archaeological
monitor
shall
be
present
during
all
construction
excavations
(e.g.,
grading,
trenching,
or
clearing/grubbing)
into
non-fill
younger
Pleistocene
alluvial
sediments.

Multiple
earth-moving
construction
activities
may
require
multiple
archaeological
monitors.

The
frequency
of
monitoring
shall
be
based
on
the
rate
of
excavation
and
grading
activities,
proximity
to
known
archaeological
resources,
the
materials
being
excavated
(native
versus
artificial
fill
soils),
the
depth
of
excavation,
and
if
found,
the
abundance
and
type
of
archaeological
resources
encountered.

Full-time
monitoring
could
be
reduced
to
part-time
inspections
if
determined
adequate
by
the
project
archaeologist.

In
accordance
with
Mitigation
Measure
CUT-7
of
the
PRSP
EIR,
a
report
shall
be
prepared
upon
completion
of
monitoring
services
.

The
archaeological
monitor,
under
the
direction
of
a
qualified
professional
archaeologist
who
meets
the
U.S.

Secretary
of
the
Interior's
Professional
Qualifications
and
Standards,
shall
prepare
a
final
report
at
the
conclusion
of
archaeological
monitoring
.

The
report
shall
be
submitted
to
the
Applicant,
the
South
Coastal
Information
Center,
the
City,
and
representatives
of
other
appropriate
or
concerned
agencies
to
signify
the
satisfactory
completion
of
the
project
and
required
mitigation
measures
.

The
report
shall
include
a
description
of
resources
unearthed,
if any,
evaluation
of
the
resources
with
respect
to
the
California
Register
and
CEQA,
and
treatment
of
the
resources
.
66 .

In
accordance
with
Mitigation
Measure
CUT-8
of
the
PRSP
EIR,
the
Applicant
shall
retain
a
professional
paleontologist,
who
meets
the
qualifications
set
forth
by
the
Society
of
Vertebrate
Paleontology,
shall
conduct
a
Paleontological
Sensitivity
20 of
38 December 16, 2025, Item #8
Resolution No. 25-

Training for construction personnel prior to commencement of excavation activities. The training would include a handout and would focus on how to identify paleontological resources that may be encountered during earthmoving activities, and the procedures to be followed in such an event; the duties of paleontological monitors; notification and other procedures to follow upon discovery of resources; and, the general steps a qualified professional paleontologist would follow in conducting a salvage investigation if one is necessary.

67. In accordance with Mitigation Measure CUT-9 of the PRSP EIR, periodic paleontological spot checks during grading and earth-moving activities shall be conducted. The Applicant shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology to conduct periodic Paleontological Spot Checks beginning at depths below six feet to determine if construction excavations have extended into older Pleistocene alluvial deposits. After the initial Paleontological Spot Check, further periodic checks would be conducted at the discretion of the qualified paleontologist. If the qualified paleontologist determines that construction excavations have extended into the Puente Formation or into older Pleistocene alluvial deposits, construction monitoring for Paleontological Resources would be required. The Applicant shall retain a qualified paleontological monitor, who would work under the guidance and direction of a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology. The paleontological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into older Pleistocene alluvial deposits. Multiple earth-moving construction activities may require multiple paleontological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known paleontological resources and/or unique geological features, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of paleontological resources and/or unique geological features encountered. Full-time monitoring can be reduced to part-time inspections if determined adequate by the qualified professional paleontologist.

70. In accordance with Mitigation Measure CUT-10 of the PRSP EIR, if paleontological resources are encountered, ground-disturbing activities shall be ceased, and the treatment plan shall be implemented. In the event that paleontological resources and or unique geological features are unearthed during ground disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until appropriate paleontological treatment plan has been approved by the Applicant and the City. Work shall be allowed to continue outside of the buffer area. The Applicant and City shall coordinate with a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to develop an appropriate treatment plan for the resources.

Treatment may include implementation of paleontological salvage excavations to remove the resource along with subsequent laboratory processing and analysis or preservation in place. At the paleontologist's discretion, and to reduce construction delay, the grading and excavation contractor shall assist in removing rock samples for initial processing.
21 of 38
December 16, 2025, Item #8
Resolution
No.
25-
Page
15 71.

In
accordance
with
Mitigation
Measure
CUT-11
of
the
PRSP
EIR,
upon
completion
of
the
paleontological
monitoring
activities,
the
professional
paleontologist
shall
prepare
a
report
summarizing
the
results
of
the
monitoring
and
salvaging
efforts
,
the
methodology
used
in
these
efforts,
as
well
as
a
description
of
the
fossils
collected
and
their
significance
. The
report
shall
be
submitted
to
the
Applicant,
the
City,
San
Diego
Natural
History
Museum,
and
representatives
of
other
appropriate
or
concerned
agencies
to
signify
the
satisfactory
completion
of
the
project
and
required
mitigation
measures
.
72 .

A
Tree
Removal
Permit
shall
be
obtained
prior
to
the
removal
of
all
existing
trees
.

If
the
trees
are
proposed
to
be
removed
during
the
recognized
nesting
season
for
birds
(February
15 and
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
.
73 .

All
crosswalks
and
driveway
entrances shall
feature
high-quality
materials
such
as
pavers
, cobblestone,
or
patterned
, stained
, and
scored
concrete
.

At
least
five
percent
of
the
total
area
of
any
surface
parking
lot
must
be
similar
high-quality
materials.

Special
colored
paving
treatments
shall
be
incorporated
at
strategic
locations
along
the
Town
Center
internal
street,
all
drive
aisle
crossings,
and
at
entry
driveways
.
7 4.

Grades
exceeding
12 percent
shall
be
concrete
with
deep
broom
finish
perpendicular
to
the
access
driveway.
75 .

Prior
to
the
issuance
of
a
building
permit,
landscape
and
irrigation
plans
shall
be
submitted
for
review
and
shall
be
approved
to
the
satisfaction
of
the
Director
of
Development
Services
.

The
landscape
and
irrigation
plans
shall
demonstrate
compliance
with
the
City
of
Poway
Landscape
and
Irrigation
Design
Manual,
Chapter

17.41 PMC
and
substantial
conformance
to
the
approved
conceptual
landscape
plans,
and
all
other
applicable
standards
and
ordinances
in
effect
at
the
time
of
landscape
and
irrigation
plan
check
submittal.

To
the
satisfaction
of
the
Director
of
Development
Services,
the
landscape
plans
shall
also
provide
the
following
:
22 of
38 a.

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
.
b.

The
5-foot
proposed
landscape
strip
along
the
southerly
property
line
shall
include
at
a
minimum
every
10 feet
a
minimum
one
15-gallon
Strawberry
Tree,
Carolina
Laurel
Cherry,
Photonia
Fraseri,
and/or
similar
species
(screening
trees)
to
obscure
views
from
adjacent
residents
onto
the
project
and
vice
versa
to
the
satisfaction
of
the
Development
Services
Director.
c.

A
minimum
of
10 percent
of
the
net
lot
area
shall
be
landscaped.

Include
a
note
for
this
requirement
and
an
area
calculation
on
the
landscape
plan
.
d.

The
site
design
and
landscape
materials
should
be
low
maintenance
.
e.

The
landscaping
plan
shall
incorporate
a
minimum
one
24-inch
box
tree
for
every
30 feet
of
frontage
along
the
public
right-of-way.
f.

A
minimum
of
one
15-gallon
tree,
per
City
specification,
shall
be
provided
December 16, 2025, Item #8
Resolution No. 25-

for every three parking spaces. Tree wells may be used to satisfy the parking lot tree planting requirement. Said trees shall be located to provide shade cover for the vehicles where practical.
g. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to one (4:1).
h. Oaks proposed on-site are subject to tree preservation requirements. i. The plans shall include shrubs to provide screening of the parking areas as seen from adjacent public streets.
j. Special attention shall be given to provide landscaping that enhances the intersection corners.
k. The landscape and irrigation plan submittal are 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. Any landscaped areas within the public right-of-way shall be permanently and fully maintained by the owner of the private property adjacent to the public right-of-way where the improvements are located to the satisfaction of the Director of Development Services.

75. The Project's parking lot shall have directional pavement and traffic signs as recommended by the Traffic Engineer.

76. Traffic signage including speed limits, parking restrictions, stop and yield signs etc. shall be shown on the grading plans.

77. A minimum 42-inch-high fence, with no greater than two-inch openings is required adjacent to drops greater than 30 inches.

78. All freestanding and retaining walls shall be constructed with decorative blocks or a finish consistent with the approved plans to the satisfaction of the Director of Development Services:
a. Any railing on top of a retaining wall that provides fall protection and all maintenance access gates in a freestanding wall must be constructed with decorative materials to the satisfaction of the Director of Development Services.

79. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Pad­ mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment.

80. Commercial bicycle parking shall be provided at the rate of five percent of the commercial automobile parking requirement. Bicycle racks shall be located within 100 feet of a visitor entrance and readily visible to passers-by, preferably near building entrances and plazas.

81. The project shall feature ADA compliant ramps, stairways, and elevators. ADA access shall be provided to all project features, including the dog park, bus shelter, 23 of 38
December 16, 2025, Item #8
Resolution No. 25-

quasi-public and private open space, residential building entrances, and to the commercial components of the project. A separate ADA path of travel exhibit shall be submitted with the Building plans.

82. All architectural details shown on the approved plans stamped "Exhibit A" on file at the Development Services Department shall also be shown on the building plan check submittal. Any major modifications from the building and site design details not within substantial conformance to the approved plans will require a DR revision and City Council approval as determined by the Director of Development Services.

83. The building plans shall include details for all exterior lighting to demonstrate conformance with PMC Section 17.10.150(H); including, but not limited to, reflecting light downward, away from any road or street, and away from any adjoining residential development. Lighting shall be maintained in compliance with City standards by the applicant for the life of the project.

84. A photometric analysis shall be provided after lighting installations to restrict light trespass and limit glare onto the adjacent public roads and onto existing neighboring properties to the satisfaction of the Director of Development Service

85. The building plans shall include elevations and cross-sections that show all new roof-mounted appurtenances, including, but not limited to, air conditioning and vents, screened from view from adjacent properties, to the satisfaction of the Director of Development Services. Screening of utilities and mechanical equipment located on roofs is appropriate with architectural design elements such as the proposed Mansard Roof screen wall.

86. All residential units shall feature an interior bicycle rack area. If a unit has a garage, ceiling mounted bicycle parking sufficient for two bicycles shall be provided in the garage. Ceiling mounted storage racks, minimum 50 sf, shall be provided in each garage. Storage in corridors and assigned to units shall be consistent with the -approved plans stamped "Exhibit A" on file with the Development Services Department.

87. Exterior building materials and finishes shall reflect the approved elevations on the approved plans stamped "Exhibit A" on file with the Development Services Department and the conditions of approval, and shall be noted on the building plans, to the satisfaction of the Director of Development Services.

88. Demolition of existing structures shall include investigations for lead and asbestos with appropriate mitigations prepared by certified professionals.

89. In accordance with Mitigation Measure GHG-1, the installation of wood-burning devices such as fireplaces, stoves and heaters shall be prohibited.

90. Electrical charging stations shall be provided at the rate required by the California Green Code.

91. The applicant shall pay the affordable housing in-lieu fee in effect at time of permit issuance.
24 of 38
December 16, 2025, Item #8
Resolution
No.
25-
Page
18 92.

Ground
mounted
utility
equipment
shall
be
screened
.

93. The
building
plans
shall
show
all
trash
enclosures
. The
trash
enclosures
shall
be
adequately
sized
to
contain
the
following
waste
streams:
recyclables,
organic
waste,
and
trash.

The
trash
enclosures
shall
also
be
sized
to
allow
the
City's
exclusive
franchise
solid
waste
disposal
company
(EDCO)
to
adequately
access
the
bins
. The
applicant
shall
contact
EDCO
to
verify
locations
, correct
bin
sizes
,
and
trash
enclosure
size.

The
trash
enclosure
shall
sufficiently
screen
all
the
bins
and
be
cons
istent
with
the
design
of
the
development.

94. All
refuse
areas
shall
have
a
trash
enclosure
as
applicable
and
provide
for
recycling
and
compost
bins
(SB
1383)
. Refuse
conta
iners
for
residential
uses
shall
be
stored
outside
the
front
yard
setback
area
behind
fences
with
gated
access.
(Building) 95
.

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
.

96. Prior
to
issuance
of
a
building
permit
demonstrate
the
project
complies
with
the
provisions
of
the
California
Noise
Insulation
Standards
(CCR
Title
24)
. Units
located
in
an
area
of
noise
incompatibility
(exposed
to
60 decibels
or
more
, CNEL)
require
an
Acoustical
Analysis
Report,
as
prescribed
in
Section
II
D
of
the
Noise
Hazards
Element
be
prepared
demonstrating
that
interior
noise
levels
of
habitable
rooms
will
not
exceed
45 decibels
.

The
interior
floor/ceiling
and
party
wall
assemblies
for
multiple-family
dwelling,
whether
or
not
they
are
located
in
areas
of
noise
incompatibility
shall
provide
a
minimum
insulation
between
units
of
45 decibels
. Standard
care
and
practice
guidelines
for
building
construction
shall
include,
but
not
be
limited
to,
the
current
edition
of
the
American
Standards
for
Testing
Materials,
E-497,
standard
practice
for
installing
sound
-insulation
lightweight
partitions.
(Sheriffs
Crime
Prevention)

97. Upon
issuance
of
permits
for
grading
, the
applicant
shall
post
and
maintain
adequate
"no
trespassing
,"
signage
on
the
properties,
as
well
as
file
and
maintain
a
current
"Trespass
Arrest
Authorization
form"
with
the
Poway
Sheriff
Station,
in
order
to
allow
for
enforcement
of
unlawful
access.

During
active
construction,
all
work
locations
shall
be
adequately
secured
from
access.
25 of
38 a.

During
active
construction
,
all
work
locations
are
encouraged
to
add
security
cameras
to
maintain
safety
and
security
of
the
property
during
non­
working
hours
to
the
satisfaction
of
the
Sheriff's
Crime
Prevention
Officer
.

Construction
shall
maintain
an
active
list
of
all
tools
with
make,
model
and
serial
number
in
case
thefts
occur
after
hours
. Applicant
shall
also
consider
adding
engravings
to
declare
ownership
of
tools
or
other
materials.
b.

The
project
shall
be
constructed
according
to
Crime
Free
Multi-Housing
standards.

December 16, 2025, Item #8
(Fire)
Resolution
No
. 25-
Page
19 c.

The
project
shall
create
Neighborhood
Watch
and
a
Business
Watch
program.

98. Fire
Department
access
for
use
of
firefighting
equipment
shall
be
provided
to
the
immediate
job
construction
site
at
the
start
of
construction
and
maintained
at
all
times
until
construction
is
completed
. Access
to
each
phase
of
development
shall
be
to
the
satisfaction
of
the
City
Engineer
and
City
Fire
Marshal.

99. Prior
to
the
delivery
of
combustible
building
material
on
site,
the
approved
vehicle
access
for
firefighting
shall
be
installed,
satisfactorily
pass
all
required
tests
and
approved
by
the
City.

All
accesses
shall
be
provided
within
100-feet
of
all
fire
department
connections.

Use
of
temporary
vehicle
access
for
firefighting
shall
require
plan
submittal,
review
and
approval
by
the
City.
100.

Approved
fire
apparatus
access
roadways
shall
be
provided
for
every
facility,
building
or
portion
of
a
building
. The
fire
apparatus
access
roadways
shall
extend
to
within
150-feet
of
all
portions
of
the
project
and
all
portions
of
the
exterior
walls
of
the
first
story
of
all
buildings
as
measured
by
an
approved
route
around
the
exterior
of
the
building
or
facility
.
101.

The
project
shall
be
accessible
to
Fire
Department
apparatus
by
way
of
access
roads
shall
have
an
unobstructed,
improved
width
of
not
less
than
20 feet.

In
most
cases,
the
City
of
Poway
construction
standards
for
streets
(Chapter

12.20 PMC)
will
be
more
restrictive.

The
more
restrictive
standard
shall
apply.

Fire
apparatus
access
roads
shall
be
designed
and
maintained
to
support
the
imposed
loads
of
fire
apparatus
not
less
than
75,000
pounds
unless
authorized
by
the
FAHJ
and
shall
be
provided
with
an
approved
paved
surface
as
to
provide
all-weather
driving
capabilities
. A
paved
driving
surface
shall
mean
asphalt,
concrete,
or
permeable
paving
system.
102.

The
project
shall
be
accessible
to
Fire
Department
apparatus
by
way
of
access
roadways
with
all-weather
driving
surface
of
not
less
than
20-feet
of
unobstructed
width.

Vertical
overhead
clearance
shall
be
a
minimum
of
13 feet
6 inches.

Fire
apparatus
access
roads
shall
be
designed
and
maintained
to
support
the
imposed
loads
of
fire
apparatus
not
less
than
75,000
pounds
unless
authorized
by
the
FAHJ
and
shall
be
provided
with
an
approved
paved
surface
as
to
provide
all-weather
driving
capabilities.

A
paved
driving
surface
shall
mean
asphalt,
concrete,
or
permeable
paving
system.

This
20-foot
access
width
is
the
minimum
required
for
Fire
Department
emergency
access.

In
most
cases,
City
Engineering
standards
will
be
more
restricting.

The
more
restrictive
standard
shall
apply.
103.

The
turning
radius
of
a
fire
apparatus
access
road
shall
be
a
minimum
of
28-feet
as
measured
to
the
inside
edge
of
the
improvement
width
or
as
approved
by
the
fire
code
official.
104.

Fire
apparatus
access
roads,
including
all
private
drives,
shall
not
be
obstructed
in
any
manner,
including
the
parking
of
vehicles.

A
minimum
of
20-feet
unobstructed
access
is
required.

All
applicable
areas
shall
be
designated
as
"Fire
Lanes"
with
26 of
38 December 16, 2025, Item #8
appropriate signs and curb markings.

Resolution No. 25-

105. All dead-end fire access roads in excess of 150 feet in length shall be provided with approved provisions that allow emergency apparatus to turn around. 106. The gradient for a fire apparatus access roadway shall not exceed 20 percent.

Grades exceeding 15 percent (incline or decline) shall be constructed of Portland cement concrete (PCC), with a deep broom finish perpendicular to the direction of travel, or equivalent, to enhance traction. Grades exceeding 10 percent shall be constructed of asphalt or PCC. Permeable paver systems shall not be used for grades exceeding 10 percent. The fire code official may require additional mitigation measures where he or she deems appropriate.
107. The angle of departure and the angle of approach of a fire access roadway shall not exceed ?-degrees (12-percent) or as approved by the fire code official. 108. Approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both.
109. A lighted directory map, meeting current fire department standards, shall be installed at each driveway entrance to multiple unit residential projects and mobile home parks, where the number of units in such project exceeds 15. 110. All gates or other structures or devices that could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet the standards approved by the fire code official and receive Specific Plan approval. 111. All automatic gates across fire access roadways and driveways shall be equipped with approved, emergency, key-operated switches overriding all command functions and opening the gate(s). Gates accessing more than four residences or residential lots, or gates accessing hazardous institutional, educational or assembly occupancy group structures shall also be equipped with approved emergency traffic control-activating strobe light sensor(s), or other devices approved by the fire code official, which will activate the gate on the approach of emergency apparatus with a battery backup or manual-mechanical disconnect in case of power failure. In the event of a power failure, the gate shall be automatically transferred to a fail-safe mode allowing the gate to be manually pushed open without the use of special knowledge or equipment. All automatic gates must meet fire department policies deemed necessary by the fire code official for rapid, reliable access.
112. Each building shall display the approved numbers and/or addresses in a location plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and a size approved by the City. Each building address shall also be displayed on the roof in a manner satisfactory to the Fire Marshal, and meeting Sheriff Department-ASTREA criteria.
113. Prior to the delivery of combustible building material on site, the approved water service to all fire hydrants shall be connected to the public water supply, 27 of 38
December 16, 2025, Item #8
Resolution
No.
25-
Page
21 satisfactorily
pass
all
required
tests
and
be
approved
by
the
City
.
114.

The
entire
water
system
for
the
project
shall
be
looped.

The
addition
of
on-site
fire
hydrants
is
required.

Fire
hydrants
shall
be
located
within
400
feet
of
any
portion
of
the
facility
or
buildings,
with
spacing
between
hydrants
not
to
exceed
400
feet,
as
measured
by
an
approved
route
of
travel
that
a
fire
engine
would
travel.

The
Fire
Marshal
shall
approve
the
location
of
all
fire
hydrants
.
115.

A
water
systems
analysis
will
be
required
to
establish
available
fire
flow.

The
required
fire
flow
shall
be
according
to
Appendix
B
of
the
2019
California
Fire
Code
and
approved
by
the
City.

The
water
supply
system
will
require
approved
improvements
to
include
the
addition
of
water
mains
and
fire
hydrants
as
determined
and
approved
by
the
Fire
Department
and
City
Engineer.
116.

Water
main
sizes
and
fire
hydrant
locations
are
conceptual
only
and
shall
be
reviewed
and
approved
by
a
separate
plan
submittal
to
the
City
of
Poway
.

Reduced
Pressure
Detector
Assemblies
(RPDA)
shall
be
used
with
the
private
fire
service
water
main
.

All
fire
hydrants
and
backflow
preventer
devices
(RPDA)
installed
in
the
City
of
Poway
shall
be
per
the
City
of
Poway
approved
material
list
and
current
Supplemental
Engineering
Standards.
117.

Fire
protection
systems
and
details
are
conceptual
only
and
shall
be
reviewed
and
approved
by
separate
plan
submittal
to
the
fire
department.

The
fire
department
will
review
and
inspect
the
backflow
preventer
devices
(RPDA),
fire
sprinkler
underground
service,
fire
sprinkler
systems,
fire
alarm
systems,
kitchen
hood
and
duct
systems,
and
any
alternative
fire
suppression
systems
. The
City
of
Poway,
Development
Services
Division
will
review
and
inspect
the
private
fire
service
water
main
and
fire
hydrants
.
118.

All
buildings
are
required
to
be
equipped
with
an
approved
fire
sprinkler
system
according
to
PMC
requirements.

The
fire
sprinkler
system
shall
be
designed
to
meet
minimum
design
density
at
the
roof
per
NFPA
13 requirements
for
all
non­
residential
areas.

The
fire
sprinkler
system
installed
in
the
residential
occupancies
shall
meet
NFPA
13R
requirements.

All
systems
are
required
to
be
monitored
by
a
U.L.
listed
central
station
monitoring
company.

Backflow
valve
assemblies
with
tamper
switches
shall
be
monitored.

The
City
Fire
Marshal
shall
approve
the
location
of
these
fire
protection
devices
prior
to
installation.

A
separate
submittal,
with
applicable
fees,
for
the
underground
fire
service
lateral
connected
to
each
separate
fire
sprinkler
riser
system
is
required.

A
separate
plan
submittal,
with
applicable
fees,
for
each,
separate
building's
fire
sprinkler
system
design
is
required.

Separate
fees
for
plan
check
and
inspection
services
will
be
charged
by
the
Fire
Department
upon
submittal.
119.

Fire
sprinkler
riser(s)
shall
be
located
inside
an
enclosed closet
with
an
exterior
access
man
door
.

Door
shall
be
labeled
with
a
sign
indicating
"Fire
Sprinkler
Riser
."
120.

A
metal
sign
with
raised
letters
at
least
one-inch
(25
mm)
in
size
shall
be
mounted
on
all
fire
department
connections
serving
automatic
sprinklers,
standpipes
or
fire
pump
connections.

Such
signs
shall
read:

AUTOMATIC

SPRINKLERS
or
28 of
38 December 16, 2025, Item #8
Resolution No. 25-

STANDPIPES or TEST CONNECTION or a combination thereof as applicable.

RPDA and FDC shall have approved address signage.
121. All buildings are required to be equipped with an approved automatic fire alarm system in accordance with the CFC. The systems shall be installed according to NFPA 72. The system shall be completely monitored by a UL listed central station alarm company or proprietary remote station. Each building may require a separate plan submittal and fee. The Fire Department shall determine the number of separate plan submittals and separate fees based upon proposed system design.
122. A 'Knox' Security Key Box shall be required for each building at locations determined by the City Fire Marshal.
123. If an elevator is installed in a building, at least one shall be sized to accommodate a normal ambulance gurney. Minimum dimensions for the inside car platform shall meet the "Medical" size standards per the California Building Code. 124. Carbon monoxide alarms shall be installed in residential hallways adjoining bedrooms. The carbon monoxide alarms shall be hard-wired, with a battery backup, and shall be interconnected in such a manner that if one detector activates, all detectors activate.
125. Smoke alarms shall be installed in all residential bedrooms and adjoining hallways.

The smoke alarms shall be hard-wired, with a battery backup, and shall be interconnected in such a manner that if one detector activates, all detectors activate.

SECTION 6: The approval of DR 25-0001 and TIM 25-0001 shall expire December 16, 2027, at 5:00 p.m., unless prior to that time the final map is recorded and a Building Permit has been issued and construction has commenced on the property unless prior to the expiration, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council. The final map conforming to this conditionally approved TIM shall be filed with the City so that the City may approve the final map before this approval expires.

SECTION 7: 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.
29 of 38
II
II
II
II
II
II
December 16, 2025, Item #8
Resolution No. 25-

PASSED, APPROVED AND ADOPTED a Regular Meeting of the City Council of the City of Poway, California on the 16th day of December, 2025 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALI Fl ED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk
30 of 38
December 16, 2025, Item #8
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