Poway City Council
December 22, 2025

AGENDA Poway City Council
Council Chamber I 13325 Civic Center Drive I Poway, CA I 92064 December 22, 2025 I 10:30 a.m.

Special City Council Meeting
Thank you for participating in your local government and the City of Poway Council meetings.

Agenda Materials I This agenda contains a brief summary of each item the Council will consider.

The Special Meeting Agenda is posted 24 hours prior to the start of the City Council meeting and is available for viewing on the City's website at www.poway .org. Sign up at www .poway.org to receive email notifications when City Council agendas are published online.

Speakers I Public comment is restricted to only items listed on the Special Meeting agenda. Those wishing to speak on items on the agenda may do so when the item is being considered. Please submit a Speaker's Slip to the City Clerk prior to the meeting or the announcement of the item. All comments will be limited to three (3) minutes. Per the Poway Municipal Code, the speaking time may be reduced.

Public Meeting Access I Members of the public may attend the City Council meeting in person, or watch the City Council meeting live online. Regular City Council meetings are broadcast live on Cox Communication Channel 24 and Spectrum Channel 19. Council meeting videos are archived and available for viewing on the City's website.

To Watch Live:
www .poway.org/counc ilmeet ings
American Disabilities Act Title II I In compliance with the Americans with Disabilities Act of 1990, persons with a disability may request an agenda in appropriate alternative formats as required by Title II. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk's office 858-668-4530 at least 24 hours prior to the meeting .

The City Council also sits as the City of Poway Planning Commission, Poway Housing Authority, Public Financing Authority and Successor Agency to the Poway Redevelopment Agency CALL TO ORDER:

ROLL CALL:

PLEDGE OF ALLEGIANCE:

MOMENT OF SILENCE:

Steve Vaus
Mayor
Jenny Maeda
Deputy Mayor
Peter De Hoff
Councilmember
Christopher J. Pikus Vacant
Councilmember Councilmember
PRESENTATION: None
PUBLIC COMMENT: Speakers have one opportunity to address the Council under Public Comment on only matters on the Special agenda. You may speak up to three (3) minutes.

CONSENT CALENDAR: The Consent Calendar may be enacted in one motion by the Council with a Roll Call Vote without discussion unless a Councilmember, a member of the public, or City Manager requests that an item be removed for discussion.

1. Approval of the October 7, 2025, and October 21, 2025 Regular City Council Meeting Minutes

2. Request for Approval of Financing Plan and Ground Lease Amendments for Rehabilitation and Improvement of Haley Ranch Estates, Hillside Village, and Parkview Terrace Affordable Housing Communities
ORDINANCES FOR INTRODUCTION: None
PUBLIC HEARINGS: None
STAFF REPORTS:

3. Call a Special Municipal Election on June 2, 2026
City Manager's Recommendation: It is recommended the City Council adopt the Resolutions.

WORKSHOPS: None
COUNCIL-INITIATED ITEMS: None
COUNCIL COMMITTEE REPORTS and ANNOUNCEMENTS: Pursuant to AB1234 - (G.C. 53232(d)) CITY MANAGER ITEMS:

CITY ATTORNEY ITEMS: (Including any public report of any action taken in closed session) CLOSED SESSION: None
AD!OURNMENT:
2 of 3 Special City Council Meeting December 22, 2025
State of California
County of San Diego
)
) 55.
)

AFFIDAVIT OF POSTING
I, Carrie Gallagher, CMC, City Clerk of the City of Poway, hereby declare under penalty of perjury that this notice of a Special meeting as called by the City Council of the City of Poway was posted and provided on December 18, 2025.

Said meeting to be held at 10:30 a.m., December 22, 2025, in the Poway City Council Chambers, 13325 Civic Center Drive, Poway, California. Said notice was posted on the Bulletin Board at the entrance to City Hall. ~~ Carrie Gallagher, CM(City Clerk
3 of 3 Special City Council Meeting December 22, 2025
AGENDA REPORT CityofPoway
DATE:

TO:

FROM:

CITY COUNCIL
SUBJECT:

December 22, 2025
Honorable Mayor and Members of the City Council
Carrie Gallagher, City Clerk
(858) 668-4535 or [email protected]
Approval of the October 7, 2025, and October 21, 2025 Regular City Council Meeting Minutes
Summary
The City Council Meeting Minutes submitted hereto for approval are:
• October 7, 2025 Regular City Council Meeting Minutes
• October 21, 2025 Regular City Council Meeting Minutes The Poway City Council sits as the Poway Planning Commission, the Poway Housing Authority, the Public Financing Authority, and the Successor Agency to the Poway Redevelopment Agency.

Recommended Action:

It is recommended the City Council approve the October 7, 2025, and October 21, 2025 Regular City Council Meeting Minutes.

Public Notification:

None.

Attachments:

A. October 7, 2025 Regular City Council Meeting Minutes B. October 21, 2025 Regular City Council Meeting Minutes Reviewed/Approved By:

Assistant City Manager
Reviewed By:

Alan Fenstermacher
City Attorney
Chris Hazeltine
City Manager
1 of 10
December 22, 2025, Item #1
Ap~
2 of 10
December 22, 2025, Item #1

ATTACHMENT A

CITY OF POWAY

CITY COUNCIL REGULAR MEETING

MINUTES
October 7, 2025
City Council Chambers
13325 Civic Center Drive, Poway, California
(Per Government Code 54953)
(Meeting Called to Order as City Council/City of Poway Planning Commission/Poway Housing Authority/Public Financing Authority and Successor Agency to the Poway Redevelopment Agency) CALL TO ORDER:

Mayor Vaus called the Regular Meeting to order at 7:00 p.m.

ROLL CALL:

Present: Jenny Maeda, Christopher J. Pikus, Peter De Hoff, Steve Vaus

Absent: Tony Blain
STAFF MEMBERS PRESENT:

City Manager Chris Hazeltine; Assistant City Manager Wendy Kaserman; City Attorney Alan Fenstermacher; City Clerk Carrie Gallagher; Director of Development Services Julie Procopio; Director of Finance Craig Schmollinger; Director of Public Works Eric Heidemann; Director of Community Services Audrey Denham; Fire Chief Brian Mitchell; Captain Claudia Delgado, San Diego County Sheriff's Office.
(Note: Hereinafter the titles Mayor, Deputy Mayor, Councilmember, City Manager, Assistant City Manager, City Attorney, City Clerk and Director of Finance shall be used to indicate Mayor/Chair, Deputy MayorNice Chair, Councilmember/Director, City Manager/Executive Director, Assistant City Manager/Assistant Executive Director, City Attorney/Counsel, City Clerk/Secretary and Director of Finance/Finance Officer.)
PLEDGE OF ALLEGIANCE:

Deputy Mayor De Hoff led the Pledge of Allegiance.

MOMENT OF SILENCE:

Mayor Vaus led a moment of silence.

PRESENTATIONS:

City Manager Chris Hazeltine convened a special presentation recogn1z1ng Assistant City Manager Wendy Kaserman for her nine years of dedicated service to the City of Poway and congratulating her on her appointment as the next City Manager for the City of Santee. He expressed pride in Kaserman's professional accomplishments, commending her leadership, integrity, and contributions to the organization since joining Poway. He presented a 3 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 7, 2025
commemorative plaque acknowledging her service and conveyed appreciation for her personal and professional impact on the City and staff.

Council expressed their appreciation for Ms. Kaserman's long-standing service, versatility, and leadership across numerous roles within Poway's city government. Council commended her professionalism, integrity, and commitment to excellence, noting her calm demeanor, collaborative spirit, and humility in prioritizing results over recognition.

In closing, Mayor Vaus presented the Mayor's Medallion to Ms. Kaserman in recognition of her outstanding contributions to the City of Poway, expressing pride in her achievements and extending best wishes for success in her new role with the City of Santee.

Ms. Kaserman expressed heartfelt appreciation to the City Council, staff, and community, reflecting on nearly ten years of meaningful service with the City of Poway. She reflected on her long-held aspiration to become a city manager and noted that the transition was made difficult by the many strong relationships and deep sense of family she found within the organization.

Ms. Kaserman acknowledged the privilege of working alongside dedicated colleagues, City leadership, and engaged community members throughout her tenure and expressed gratitude for the opportunity to serve the community.

PUBLIC COMMENT:

Anita Edmondson spoke regarding the November 4, 2025 Special Municipal Recall Election, urged support for the recall of Councilmember Blain, and bid farewell to departing Assistant City Manager Wendy Kaserman.

Roberta McCoy shared concerns over conditions of and resurfacing efforts on Poway Road.

Peter Neild spoke regarding the preservation of Poway's hilltop conditions and scenic views.

CONSENT CALENDAR:

Motioned by Mayor Vaus, seconded by Councilmember Pikus to approve Consent Calendar Items 1 through 3. Motion carried 4/0/1 by the following roll-call vote:

Ayes:

Noes:

Abstained:

Absent:

Disqualified:

Maeda, Pikus, De Hoff, Vaus
None
None
Blain
None

1. Approval of Reading by Title Only and Waiver of Reading in Full of Ordinances on this Agenda

2. Fourth Amendment to Facilities Use and Lease Agreement Between the City of Poway and Poway-Midland Railroad Volunteers, Inc., for Use of Certain Facilities at Old Poway Park and Crosthwaite Yard and City of Poway's Lease of Poway-Midland Railroad Volunteer-Owned Rolling Stock
David Blake, representing the Poway-Midland Railroad Volunteers, spoke in support of Item #2.
4 of 10
December 22, 2025, Item #1
City
of
Poway
-
Minutes
-
October
7,
2025

3. Award
of
Contract
to
Tyler
Technologies
for
Software
as
a
Service
(SaaS)
License
Model
for
the
Existing
On-Premises
Tyler
Applications

ORDINANCES
FOR
INTRODUCTION:

4. Amendment
to
Poway
Municipal
Code
to
Regulate
Electric
Bicycles
City
Attorney
Alan
Fenstermacher
presented
the
item
. He
expla
ined
the
proposed
ordinance
was
prepared
at
the
Council's
direction
following
the
September
16,
2025
Regular
City
Council
meeting
presentation
by
the
San
Diego
County Sheriff's
Office
and
in
response
to
an
increase
in
community
complaints
regarding
e-bike
use
. The
ordinance
aligns
with
Assembly
Bill
(AB)
2234,
a
pilot
program
applicable
only
within
San
Diego
County
, which
authorizes
local
jurisdictions
to
restrict
the
use
of
certain
e-bikes
by
minors
.

Mr
. Fenstermacher
noted
the
ordinance
would
prohibit
the
operation
of
Class
1 and
Class
2 e-bikes
by
individuals
12 years
of
age
and
under,
and
added
that
Class
3 e-bikes
, the
fastest
category,
are
already
restricted
by
state
law
to
riders
16 and
older.

All
e-bike
riders
under
18 would
be
required
to
wear
helmets.

He
stated
staff
reviewed
best
practices
from
other
jurisdictions
and
drafted
the
ordinance
to
be
comprehensive
, allowing
the
Council
flexibility
to
amend
or
narrow
provisions
as
desired.

In
addition
to
age and
equipment
restrictions
, the
ordinance
would
establish
rules
of
the
road,
designate
permitted
and
prohibited
areas,
and
set
speed
limits
,
pedestrian
yielding
requirements
and
safe
buffering
standards.

Mr
. Fenstermacher
explained
the
intent
is
to
provide
the
Sheriff's
Office
with
enforcement
tools
to
promote
safety
and
compliance
. He
added
that
under
state
law,
penalties
for
riders
12 and
under
are
limited
to
an
initial
warning
and
subsequent
fines
up
to
$25
, while
all
other
violations would
follow
the
existing
Poway Municipal
Code
fee
structure
.

Public
Comment
:

None. End
of
Public
Comment.

Council
discussion
ensued
. Council
expressed
appreciation
of
Sheriff
's
Office
personnel
regarding
e-bike
safety
education
and
their
ongoing
enforcement
efforts.

Council
noted
the
ordinance
would
equip
law
enforcement
with
effective
tools
to
enhance
community
safety
while
providing
a
clear
framework
for
rider
education
and
compliance.

Council
discussed
age­
based
passenger
restrictions,
helmet
requirements
across
e-bike
classes,
and
speed
limitations,
seeking
clarification
on
specific
provisions,
and
further
reviewed
the graduated
enforcement
measures
ranging
from
warnings
to
fines,
misdemeanors,
and
potential
impoundment. Responding
to
Council
questions,
Sheriff
Captain
Delgado
confirmed
the
Department's
ongoing
partnership
with
PUSD
to
provide
continued
education
and
refresher
courses
emphasizing
safe
e-bike
operation
.
5 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 7, 2025
Council emphasized concerns regarding rider safety, pedestrian interactions, and potential trail damage and highlighted the ordinance incorporates common-sense measures addressing excessive speed, passenger limits, and trail restrictions. Council clarified the ordinance targets unsafe and reckless riders rather than responsible e-bike users, emphasizing public understanding of e-bike classifications, operational limits, and appropriate helmet standards.

Councilmember Maeda proposed a substitute motion to edit the text to be consistent with existing City bicycle code, Chapter 10, Article 40, Section 010, to prohibit bicycle riding on sidewalks within designated business districts, seconded by Councilmember Pikus. Mayor Vaus offered a friendly amendment to add provisions related to equestrian safety.

Motioned by Deputy Mayor De Hoff, seconded by Councilmember Pikus to introduce Ordinance No. 877 entitled "An Ordinance of the City Council of the City Of Poway, California, Amending Title 10 (Vehicles and Traffic) of the Poway Municipal Code to Establish Regulations on Electric Bicycles, Including Prohibiting Their Use by Children Under 12" for first reading by title only, waive further reading, and schedule the adoption of the Ordinance for the October 21, 2025 Regular City Council Meeting; and a substitute motion to: prohibit bicycle riding on sidewalks within designated business districts, consistent with Poway Municipal Code § 10.40.010, and add provisions related to equestrian safety, specifying when approaching or passing a person riding, leading, or otherwise in control of a horse or other equine animal, the operator of an e­ bike shall: 1) yield the right of way to the equestrian; 2) reduce speed to no more than five (5) miles per hour, and stop if necessary, until the equestrian signals it is safe to proceed; and 3) refrain from sudden acceleration, loud noises, or any actions likely to startle the animal. Motion carried 4/0/1 by the following vote:

Ayes:

Noes:

Abstained:

Absent:

Disqualified:

PUBLIC HEARINGS:

None.

STAFF REPORTS:

None.

WORKSHOPS:

None.

Maeda, Pikus De Hoff, Vaus
None
None
Blain
None
COUNCIL-INITIATED ITEMS:

None.

COUNCIL COMMITTEE REPORTS and ANNOUNCEMENTS: Pursuant to AB1234 -(G.C. 53232(d))
6 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 7, 2025
Councilmember Pikus shared details of the Poway Fall Festival 2025, hosted by the Poway Chamber of Commerce, scheduled for Sunday, October 4, 2025. He also highlighted the Home Fire Safety Workshop presented by the Poway Fire Department on October 8, 2025 in the Council Chambers. Additionally, Mr. Pikus noted the upcoming Special Election and encouraged resident participation.

Mayor Vaus encouraged all residents to participate in the upcoming Special Election. He extended his best wishes to Ms. Kaserman and offered his congratulations and well wishes as she embarks on her new role with the City of Santee.

CITY MANAGER ITEMS:

None.

CITY ATTORNEY ITEMS: (Including any public report of any action taken in closed session) City Attorney Alan Fenstermacher reported out City Council voted 4/0/1 (Absent: Blain) to initiate litigation relating to two properties to abate Poway Municipal Code violations.

CLOSED SESSION:

5. Conference with Legal Counsel -Anticipated Litigation Initiation of Litigation (Government Code§ 54956.9(d)(4)) Three (3) Cases

6. Conference with Real Property Negotiators
(Government Code § 54956.8)
Property: APN 3160200800; 0 Dorothea Terrace
City Negotiators: Chris Hazeltine, Julie Procopio
Negotiating Party: Ronald L Mahling Trust
Under Negotiation: Price and Terms
ADJOURNMENT:

Mayor Vaus recessed the Regular City Council meeting into Closed Session at 7:46 p.m.

The meeting was adjourned at 8:36 p.m.

Carrie Gallagher, CMC
City Clerk
City of Poway, California
7 of 10
December 22, 2025, Item #1

ATTACHMENT B

CITY OF POWAY

CITY COUNCIL REGULAR MEETING

MINUTES
October 21, 2025
City Council Chambers
13325 Civic Center Drive, Poway, California
(Per Government Code 54953)
(Meeting Called to Order as City Council/City of Poway Planning Commission/Poway Housing Authority/Public Financing Authority and Successor Agency to the Poway Redevelopment Agency) CALL TO ORDER:

Mayor Vaus called the Regular Meeting to order at 7:00 p.m.

ROLL CALL:

Present: Jenny Maeda, Peter De Hoff, Steve Vaus

Absent: Tony Blain, Christopher J. Pikus
STAFF MEMBERS PRESENT:

City Manager Chris Hazeltine; City Attorney Alan Fenstermacher; City Clerk Carrie Gallagher; Director of Development Services Julie Procopio; Director of Finance Craig Schmollinger; Director of Human Resources and Risk Management Jodene Dunphy; Director of Public Works Eric Heidemann; Director of Community Services Audrey Denham; Fire Chief Brian Mitchell; Captain Claudia Delgado, San Diego County Sheriff's Office.
(Note: Hereinafter the titles Mayor, Deputy Mayor, Councilmember, City Manager, City Attorney, City Clerk and Director of Finance shall be used to indicate Mayor/Chair, Deputy MayorNice Chair, Councilmember/Director, City Manager/Executive Director, City Attorney/Counsel, City Clerk/Secretary and Director of Finance/Finance Officer.) PLEDGE OF ALLEGIANCE:

Deputy Mayor De Hoff led the Pledge of Allegiance.

MOMENT OF SILENCE:

Mayor Vaus led a moment of silence in remembrance of fallen La Mesa Police Department Officer Lauren Craven.

PRESENTATIONS:

None.

PUBLIC COMMENT:

None.
8 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 21, 2025
CONSENT CALENDAR:

Motioned by Mayor Vaus, seconded by Deputy Mayor De Hoff to approve Consent Calendar Items 1 through 7. Motion carried 3/0/2 by the following roll-call vote:

Ayes:

Noes:

Abstained:

Absent:

Disqualified:

Maeda, De Hoff, Vaus
None
None
Blain, Pikus
None

1. Approval of Reading by Title Only and Waiver of Reading in Full of Ordinances on this Agenda

2. Approval of the July 15, 2025 Special City Council Meeting Minutes

3. Second Reading and Adoption of Ordinance No. 877 entitled "An Ordinance of the City Council of the City of Poway, California, Amending Title 10 (Vehicles and Traffic) of the Poway Municipal Code to Establish Regulations on Electric Bicycles, Including Prohibiting Their Use by Children Under 12"

4. Adoption of the 2026 City Council Meeting Calendar

5. Award of Agreement to Progressive Technology Security Systems, Inc. for Monitoring and Service of Fire and Security Alarm Systems; RFP No. 26-004

6. Award of Contract to Gateway Pacific Contractors, Inc. for Lester J. Berglund Water Treatment Plant Filter Upgrades, Bid No. 26-002

7. Acceptance of the FY 2022-25 CMP Repair Project with Nu Line Technologies, LLC, as Complete
ORDINANCES FOR INTRODUCTION:

None.

PUBLIC HEARINGS:

8. Fiscal Year (FY) 2026-2027 Community Development Block Grant Program Mayor Vaus opened the Public Hearing at 7:02 p.m.

Senior Management Analyst Darian Demerjian presented the item along with a PowerPoint presentation. She explained federal grant funding for the program is administered by the County of San Diego and Poway's share is anticipated to be $199,261.14 for Fiscal Year 2026-27. Council approval is required to apply for these funds which include programs previously funded including Poway's share of the North County Bridge to Housing Shelter System, 2-1-1 San Diego, HomeShare and Community Connections Program with ElderHelp of San Diego, and ADA public facility improvements at the Poway Center for the Performing Arts (PCPA).
9 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 21, 2025
Ms. Demerjian explained the City must first appropriate the funds for each program from the General Fund and reimbursements from grant funding are made by the County throughout the fiscal year. Staff recommends maintaining the same funding amounts for each of the social services programs as they are currently funded with the action authorizing staff to submit applications for each program for the County of San Diego County Board of Supervisors' consideration in early spring.

Public Comment:

None.

End of Public Comment.

Mayor Vaus closed the Public Hearing at 7:06 p.m.

Council discussed ensued. Council emphasized the significance of these projects and the importance of continuing funding for the Community Development Block Grant programs.

Motioned by Deputy Mayor De Hoff, seconded by Mayor Vaus to 1) adopt Resolution No. 25-044 entitled "A Resolution of the City Council of the City of Poway, California, Authorizing the Submission of Applications for the Community Development Block Grant Program for Fiscal Year 2026-2027"; 2) authorize the appropriation of $199,261.14 to the CDBG Fund (F2410) from the General Fund (F1000), as a loan, to fund the proposed FY 2026-2027 CDBG program upon approval by the County; and 3) authorize the City Manager to execute all necessary contracts with the County. Motion carried 3/0/2 by the following vote:

Ayes:

Noes:

Abstained:

Absent:

Disqualified:

STAFF REPORTS:

None.

WORKSHOPS:

None.

Maeda, De Hoff, Vaus
None
None
Blain, Pikus
None
COUNCIL-INITIATED ITEMS:

None.

COUNCIL COMMITTEE REPORTS and ANNOUNCEMENTS: Pursuant to AB1234 -(G.C. 53232(d))
Councilmember Maeda announced the Once Upon a Hallowe'en celebration hosted by the Poway Chamber of Commerce on Saturday, October 25, 2025 at Old Poway Park. 10 of 10
December 22, 2025, Item #1
City of Poway -Minutes -October 21, 2025
Mayor Vaus also discussed the Once Upon a Hallowe'en celebration, noting the event will kick off with a special Halloween Parade.

CITY MANAGER ITEMS:

None.

CITY ATTORNEY ITEMS: (Including any public report of any action taken in closed session) No reportable action.

CLOSED SESSION:

9. Conference with Legal Counsel -Anticipated Litigation Pursuant to Government Code§ 54956.9(d)(2) -Significant Exposure to Litigation

10. Conference with Legal Counsel -Existing Litigation -Two (2) Cases Pursuant to Government Code§ 54956.9(d)(1)
Name of Cases: Endangered Habitats League v. City of Poway, San Diego County Superior Court, Case No. 25CU030278C; Preserve Wild Poway, et. al. v. City of Poway, San Diego County Superior Court, Case No. 25CU033019C
ADJOURNMENT:

Mayor Vaus recessed the Regular City Council meeting into Closed Session at 7:09 p.m.

The meeting was adjourned at 7:49 p.m.

Carrie Gallagher, CMC
City Clerk
City of Poway, California
December 22, 2025, Item #2
DATE:

TO:

FROM:

CONTACT:

SUBJECT:

Summary:

AGENDA REPORT CityofPoway
December 22, 2025
Honorable Mayor and Members of the City Council
Honorable Chairman and Members of the Housing Authority Julie Procopio, Director of Development Serviceso/
Darian Demerjian, Senior Management Analyst~
(858) 668-4636 or [email protected] Y 'I

CITY COUNCIL
Request for Approval of Financing Plan and Ground Lease Amendments for Rehabilitation and Improvement of Haley Ranch Estates, Hillside Village and Parkview Terrace Affordable Housing Communities
Community HousingWorks ("CHW") successfully developed and operates low-income housing tax credit affordable communities within the City of Poway. On December 5, 2023, the Poway Housing Authority Board ("Authority") adopted Resolution No. H-23-01 (Attachment A) which authorized CHW to submit applications for a new reservation of low-income housing tax credits paired with a new allocation of tax-exempt bonds for the rehabilitation of three of its communities: Haley Ranch Estates, Hillside Village, and Parkview Terrace (collectively, "Project"). This new funding would extend income affordability and enhance resident quality of life through rehabilitation and repair of housing units, community buildings, and infrastructure.

On November 25, 2025, CHW was notified their applications were being included in the California Debt Allocation Committee ("CDLAC") final recommendation list to obtain tax-exempt bond financing. This award was not anticipated. CHW reached out to City staff (Attachment B) to request an expedited review and approval of the proposed refinancing plan and ground lease amendments prior to the expiration of the City's Difficult to Develop Area designation on December 27, 2025. Approval prior to this date would allow the Project to continue to be eligible for a 30% bonus in tax credit funding equating to more than $5 million in project funding that otherwise would not be available for the Project. Keyser Marston Associates ("KMA") has completed review of the Project proforma and finds the proposed financing plan to be reasonable, economically sustainable and consistent with typical affordable housing rehabilitation transactions throughout California (Attachment C).

The Project is expected to be financed in a collective amount not to exceed $48,000,000 of tax-exempt revenue bonds by the California Municipal Finance Agency ("CMFA"). Pursuant to the Tax Equity and Fiscal Responsibility Act (''TEFRA"), the City of Poway must approve the use of tax-exempt bonds for the financing of the project. A TEFRA public hearing was held on December 11, 2025, by the CMFA. No 1 of 22
December 22, 2025, Item #2
oral
testimony
or
written
comments
were
submitted
at
the
hearing
. Neither
the
City
of
Poway
nor
the
Poway
Housing
Authority
will
experience
any
fiscal
impact
related
to
the
bond
issuance.

Recommended
Action:

It
is
recommended
that
the
City
Council
and
Poway
Housing
Authority
Board:
1)
Authorize
the
Mayor
to
execute
the
Certificate
(Attachment
D)
approving
the
plan
of
financing
and
CMFA
issuance
of
bonds
for
Haley
Ranch
Estates
and
Hillside
Village.
2)
Authorize
the
Mayor
to
execute
the
Certificate
(Attachment
E)
approving
the
plan
of
financing
and
CMFA
issuance
of
bonds
for
Park
View Terrace
.
3)
Authorize
the
Executive
Director
and
Authority
Counsel
to
execute
all
documents
and
agreements
as
may
be
necessary
to
implement
and
effect
Resolution
No.

H-23-01
and
the
Project,
including,
without
limitation,
assignments
of
the
ground
leases
and
other
project
documents
to
new
limited
partnerships
established
by
CHW,
amendments
to
the
ground
leases
that
provide
for
a
new
55-year
term,
and
an
amendment
to
the
Haley
Ranch
Estates
ground
lease
that
changes
the
additional
rent
provisions
to
provide
that
all
net
cash
flow
will
be
split
equally between
the
Authority
and
CHW.
4)
Authorize
the
Executive
Director,
in
his
or
her
sole
and
absolute
discretion
and
following
further
financial
evaluation
of
further
lease
extensions,
to
further
amend
the
ground
leases
to
allow
for
up
to
two
ten-year
option
periods
for
Haley
Ranch
Estates
and
Hillside
Village
and
one
ten-year
option
period
for
Parkview
Terrace.

Discussion: In
late
November
2025,
City
staff
received
a
request
for
expedited
review
and
approval
of
a
plan
of
finance
and
ground
lease
amendments
for
three
affordable
housing
projects,
Haley
Ranch
Estates,
Hillside
Village
and
Parkview
Terrace,
all
situated
on
land
owned
by
the
Poway
Housing
Authority
and
operated
by
CHW.

After
receiving
late
notice
their
applications
for
low-income
housing
tax
credits
and
tax-exempt
bond
financing
were
approved,
the
City
engaged
KMA
who
has
been
the
City's
reliable
on­
call
financial
and
real
estate
consultant
for
over
20 years.

KMA
has
over
50 years
of
experience
providing
local
affordable
housing
agencies
with
sound,
realistic
advice
based
on
deep
analysis
of
market
conditions,
financial
needs
and
community
benefits.

KMA
evaluated
the
proposed
project
and
its
proforma
over
an
extremely
condensed
timeline
and
found
the
proposed financing
plan
to
be
reasonable,
economically
sustainable
and
consistent
with
typical
affordable
housing
rehabilitation
transactions
throughout
California.

Staff
recommends
the
City
approve
the
financing
plan
as
it
represents
a
financially
prudent
way
to
rehabilitate
and
extend
the
useful
life
of
228
affordable
housing
units.

CHW
is
seeking
to
acquire
$28,000,000
in
tax-exempt
bonds
issued
by
CMFA
to
finance
the
rehabilitation
of
Haley
Ranch
Estates
and
Hillside
Village
and
$20,000,000
in
tax-exempt
bonds
to
finance
the
rehabilitation
of
Park
View
Terrace
for
a
total
of
$48,000,000
in
tax-exempt
bonds
.

Additional
information
on
the
rehabilitation
Project
is
included
in
December
5,
2023,
City
Council
Agenda
Report
(Attachment
A)
. The
Project
does
not
require
any
additional
financial
assistance
from
the
City
of
Poway
or
the
Poway
Housing
Authority.

Additionally,
the
City
will
not
accept
liability
or
responsibility
for
the
Project
or
the
repayment
of
the
bonds.

All
financing
documents
will
contain
clear
disclaimers
that
the
bonds
are
not
obligations
of
the
City
of
Poway
or
the
State
of
California.
2 of
22 December 22, 2025, Item #2
In order for the bonds to qualify as tax-exempt bonds, the City of Poway must authorize the use of the tax-exempt bonds for the financing of the Project by issuing the Certificates (Attachments D & E) approving a plan of finance of CMFA to issue and reissue revenue bonds. CMFA was created on January 1, 2004, pursuant to a joint exercise of powers agreement to promote economic, cultural and community development, through the financing of economic development and charitable activities throughout California. CMFA was formed to assist local governments, non-profit organizations and businesses with the issuance of taxable and tax-exempt bonds aimed at improving the standard of living in California. CMFA's representatives and its Board of Directors have considerable experience in bond financings.

On December 5, 2023, the City Council provided the Executive Director with the authority to approve a new 55-year ground lease for each of the three properties and execute all necessary documents.

Staff recommends the Executive Director also be authorized to amend the ground lease for Park View Terrace to add one ten-year extension to the ground lease agreement for Park View Terrace and two ten-year extensions to the ground lease agreement for Haley Ranch Estates and Hillside Village, if demonstrated to their satisfaction these extensions are required for financing purposes and financially prudent.

The annual rent payable under each of the ground leases is $1.00. However, the ground lease for Haley Ranch Estates includes an additional rent provision that provides that any net cash flow from operations is divided equally between the Housing Authority and the tenant and further provides that if the net cash flow for any year exceeds $60,000 the Authority receives all of the net cash flow thereafter. This is an unusual provision and CHW has requested to eliminate the $60,000 cap such that net cash flow would be split equally between the Authority and CHW. There are no net cash flow payment provisions in the ground leases for Park View Terrace or Hillside Village.

Staff recommends the City Council approve the proposed ground lease amendments and authorize the Mayor to execute certificates approving the plan of finance for each project. While the shortened timeline to evaluate and approve the proposal is less than desired, the City Council's approval at this time offers the benefit of preserving over $5 million in funding to rehabilitate affordable housing for 228 Poway households.

Environmental Review:

This action is not subject to review under the California Environmental Quality Act (CEQA).

Fiscal Impact:

The bonds to be issued by the CMFA for the Project will be the sole responsibility of the Borrower, and the City will have no financial, legal, moral obligation, liability of responsibility for the Project or the repayment of the bonds for the financing of the Project.

Each existing ground lease will be amended to provide for a new 55-year term, including the respective annual payment obligations thereunder. The Haley Ranch Estates Ground Lease Rent Provisions will be amended to share any net cash flow equally. No financial impact is anticipated since over the history of the ground lease, the average net cash flow has been $32,000 per year which does not exceed $60,000 cap.
3 of 22
December 22, 2025, Item #2
Public
Notification:

The
TEFRA
public
hearing
was
noticed
in
the
San
Diego
Union Tribune
on
December
4,
2025,
for
the
hearing
held
on
December
11,
2025.

Attachments: A.

December
5,
2023,
Agenda
Report
Item
14 &
Resolution
No.

H-23-01
B.

CHW
November
25,
2025
Email
Requesting
Expedited
Review
and
Approval
C.

KMA
December
18,
2025
Review
Letter
D.

TEFRA
Certificate
of
the
Mayor
for
Haley
Ranch
Estates
and
Hillside
Village
E.

TEFRA
Certificate
of
the
Mayor
for
Park
View
Terrace
Reviewed/Approved
By
:

Assistant
City
Manager
4 of
22 Reviewed
By:

Alan
Fenstermacher
City
Attorney
Chris
Hazeltine
City
Manager
December 22, 2025, Item #2
DATE: TO: FROM: CONTACT: SUBJECT: Summary:

AGENDA
RE
PQ
RT
City
of
Poway
December
5,
2023
Honorable
Chairman
and
Members
of
the
Housiri
·j_·
~ Atuthority
Robert
Manis,
Director
of
Development
Services
t'f/~
Marie
Sanders,
Senio
r Management
Analys
~
(858)
668-4637
or
msanders@poway
.org
CITY

COUNCIL
Request
for
Approval
of
the
Submission
of
Applications
for
the
Resyndication
of
Low-Income
Housing
Tax
Credits
and
Tax-Exempt
Bonds
for
Haley
Ranch
Estates,
Hillside
Village,
and
Parkview
Terrace
;.\ffordable
Housing
Communities
Community
HousingWorks
(''CHW'')
has
success
fu
lly
developed
and
operates
low-income
housing
ta
x
credit
affordable
communities
within
the
City
of
Pmvay
.

CHW
approached
the
Poway
Housing
Aut
hority
("Authority")
for
its
support
and
required
consent
to
submit
applications
for
a
new
reservation
of
low-income
housing
tax
credits
paired
with
a
new allocation
of
tax-exempt
bonds
for
thre
e
of
its
communities,
Haley
Ranch
Estates,
Hillside
Village,
and
Parkview
Terrace.

If
successful.
the
,
new
funding
would
extend
income
affordability
and
enhance
resident
quality
of
life
through
rehabilitation
and
repair
of
housing
units,
community
buildings,
and
infrastructure.

Cal
ifornia
Munic
ipal
Finance
Agency,
through
its
Joint-Powers
Agreement
with
the
City
of
Poway.
is
the
anticipated
tax-exempt
bond
issuer.

If
CHW
is
successful
in
obtaining
tax-e
xempt
bond
financing
, the
City
of
Poway
will
be
asked
to
hold
a Tax
Equity
and
Fiscal
Responsibilty
Act
public hearing
at
a future
date
to
be
determined.

Neither
the
City
of
Poway
nor
the
Poway
Housing
Authority
would
experien
ce
any
fiscal
impacr
related
ro
the
bond
issuance.

Recommended
Action:

It
is
recommended
the
Poway
Hous
ing
Authority
Board:
1)
Adopt
a
Resolution
(Attachment
A)
authorizing
Community
HousingWorks
to
submit
applications
to
apply
for
a
new
reservation
of
low-income
housing
tax
credits
paired
with
a
new
allocation
of
tax-exemp
t bonds
to
the
California
Tax
Credit
Allocation
Commi
ttee
and
California
Debt
Limit
Allocation
Committee
for
the
affordable
communities
of
Haley
Ranch
Estates,
Hills
ide
Village,
and
Pa
rkview
Terrace;
2)
Authorize
the
Executive
Director
co
execute
all
necessary
documents
relating
to
the
application
and
implementation
of
low-income
housi
ng
tax
credit
resyndicatlon
for
the
affordable
communities
of
Haley
Ranch
Estates,
Hillside
Village,
and
Parkview
Terrace;
and
3)
Authorize
the
Executive
Director
to
execute
all
necessary
documents
relating
to
~he
support
of
Community
HousingWorks'
applications
for
tax-exempt
bonds
and
low-income
housing
ta
x
credits
for
the
communities
of
Haley
Ranc
h
Estates,
Hills
ide
Village,
and
.Parkview
Terrace,
including,
providing
any
needed
commitment
letters
consistent
with
these
applications
, review
1 of
10 5
of
22 ATTACHMENT
A
December
5,
2023,
Item
#14
December 22, 2025, Item #2
and
approval
of
temporary
relocation
plans
for
community
residents,
and
California
Tax
Credit
Allocation
Committee
local
reviewing
agency
packages.
4)
Authorize
(i)
the
transfer
and
assignment
of
the
existing
Ground
Lease
and
Regulatory
Agreement
dated
September
26,
2000
by
and
between
the
Poway
Housing
Authority,
as
housing
successor
to
the
former
Poway
Redevelopment
Agency,
and
Haley
Ranch
Estates
Housing
Associates.

L.P.,
to
a
new
low-income
housing
tax
credit
partnership
controlled
by
Community
HousingWorks,
ye
t to
be
formed,
(ii)
an
amendment
to
the
Ground
Lease
to
extend
the
initial
term
thereof
for
a new
55-year
term,
and
(iii)
an
amendment
to
the
Regulatory
Agreement
to
reaffirm
the
term
thereof
as
in
perpetuity;
5)
Authorize
(i)
the
transfer
and
assignment
of
the
existing
Ground
Lease
for
Hillside
Village,
dated
June
8,
2001,
by
and
between
the
Poway
Housing
Au
hority.
as
housing
successor
to
the
former
Poway
Redevelopment
Agency,
and
Community
Housing
of
North
County,
to
a
new
low-income
housing tax
credit
partnership
controlled
by
Community
HousingWorks,
yet
to
be
formed,
and
(Ii)
an
amendment
to
the
Ground
Lease
to
extend
the
Initial
term
thereof
Ground
Lease
for
a new
55 -
year
term
;
6)
Authorize
(i)
the
transfer
and
assignment
of
the
existing
Regulatory
Agreement
for
Hillside
Village,
dated
February
5,
2002,
by
and
between
the
Poway
Housing
Authority.
as
housing
successor
to
tile
former
Poway
Redevelopment
Agency,
Breihan
Housing
Associates,
L.P.,
and
Community
Housing
of
North
County,
to
a
new
low-income
housing
tax
credit
partnership
controlled
by
Community
HousingWorks
, yet
to
be
formed
, and
(ii)
an
amendment
to
the
Regulatory
Agreement
to
reaffirm
the
term
thereof
as
in
perpetuity;
7)
Authorize
(i)
the
transfer
and
assignment
of
the
existing
Loan
Agreement
for
Hillside
Village
dated
February
5,
2002,
by
and
between
the
Poway
Housing
Authority,
as
housing
successor
to
the
former
Poway
Redevelopment
Agency,
and
Breihan
Housing
Associates.

L.P
..
and
the
existing
Promissory
Note
and
Deed
of
Trust
executed
by
Breihan
Housing
Asslociates,
L.P.
to
a
new
Low­
Income
housing
tax
credit
partnership,
yet
to
be
formed,
and,
(ii)
an
amendment
to
the
Loan
Agreement
and
amendment
to
the
Promissory
Note
to
restate
the
loan
amount
thereunder
to
include
the
full
principal
amount
of
the
Loan
and
all
accrued
interest
through
the
date
of
finance
closing,
modify
the
interest
rate
on
the
Loan
to
the
Applicable
Federal
Rate
compounding
in
effect
as
of
the
date
of
finance
closing,
and
extend
the
term
of
the
Loan
for
a new
55-year
term;
and
8)
Authorize
(i)
the
transfer
and
assignment
of
the
Ground
Lease
and
Regulatory
Agreement
for
Parkview
Terrace
, dated
August
29,
1997
by
and
among
the
Poway
Housing
Authority
, as
housing
successor
to
the
former
Poway
Redevelopment
Agency
,
Community
Housing
of
North
County,
and
Bowron
Road
Group,
L.P
.. , to
a new
low-income
housing
tax
credit
partnership
controlled
by
Community
Hous
ingWorks.
yet
to
be
formed,
(ii)
an
amendment
to
the
Ground
Lease
to
extend
the
initial
term
thereof
for
a
new
55-year
term,
and
(iii)
an
amendment
to
the
Regulatory
Agreement
to
reaffirm
the
term
thereof
as
in
perpetuity.

Discussion: Community
HousingWorks
("CHW")
is
a
nationally
recognized
501(c)(3)
nonprofit
organization
that
was
founded
and
has
been
headquartered
in
San
Diego
County
since
1988
. CHW
develops
and
owns
affordable
apartment
communities
with
resident-centered
services
for
working
families,
older
adults,
and
people
with
disabi
lities
to
forge
stronger
futures.

CHW
has
successfully
developed
new
and
renovated
existing
multi-family,
affordable
rental
apartments
in
urban,
suburban
and
rura
l communities
in
California
and
Texas
. With
4,289
rental
apartments
operating
in
47 communities
statewide
as
of
October
2023.
and
with
approxima
tely
428
apartments
currently
in
construction
and
another
306
apartments
in
predeveloprnent,
CHW
proudly
serves
more
than
11,000
child
ren
and adu
lts
each
year.
2of
10 6
of
22 December
5,
2023,
Item
#14
December 22, 2025, Item #2
For
three
of
CHW's
affordable
communities
in
Poway
(Haley
Ranch
Estates
, Hillside
Village,
and
Parkv
iew
Terrace),
there
is
an
opportunity
to
re-apply
for
new
reservations
of
low-
inco
me
housing
tax
credits
and
an
allocation
of
tax-exempt
bonds.

If
suc
cessfu
f, it
would
extend
income
affordability
and
enhance
resident
quality
of
life
through
rehabilitation
and
repair
of
housing
units.
community
buildings,
and
infrastructure.

This
action
authorizes
the
submission
of applications,
and,
if successful
in
being
awarded
tax
credits
and
tax-exempt
bonds,
Recommended
Actions
numbers
four
through
eight
will be
authorized.

Each
rehabilitation
project
will
have
three
primary
goals:
(1)
extend
the
product
ive
life
of
the
existing
building
beyond
the
new
55-ye,;1r
affordabilicy
period
and
upgrade
to
current
Americans
with
Disabilities
.A.ct
standards;
(2
) reduce
operating
expenses
for
the
property
an
d
residents
with
energy
and
water
efficient
materials
and
renewable
energy;
and
(3)
improve
resident
comfort
and
building
functionality.

The
scope
of
th
e rehabilitation
prioritizes
health
and
safety
and
replacement
of
systems
in
need
of
repair
.

Due
to
the
nature
of
the
proposed
rehab
ilitations,
if
approved
, CHW
will
contract
with
Laurin
Associates
to
prepare
a
Temporary
Relocation
Plan
in
compliance
with
Federal
and
State
Relocation
laws
and
regulat
ions
to
address
the
residents
of
the
communicy
who
may
be
temporarily
relocated
offsite
during
the
rehabilitation
and
enhancement
of
the
community.

There
will
no
t be
any
impact
to
afford,;1bility
leve(s
or
rent
increases
due
to
the
rehabil
itati
on.

With
an
award
of
new
low-income
housing
tax
credits,
CHW
anticipate
s
re
inves
ting
at lea
st
$60,000
per
housing
unit
in
repairs
and
upgrades
.

On-site
property
management
services
will
contin
ue
to
be
provided
by
ConAm
Management
Corporation,
and
resident
services
will
continue
to
be
provided
by
CHW
with
additional
tl1ird-party
partnerships
.

Haley
Ranch
Estates
Haley
Ranch
Estates,
located
at
13455
Poway
Creek
Rd.
is
a
community
that
opened
in
1992.

The
community
contains
65 single-family
homes;
all
of
the
homes
in
Haley
Ranch
Estates
have
three
bedrooms,
two
full
baths,
and
two-car
garages,
with
the
exception
of
two
homes,
the
garages
are
attached.

Haley
Ranch
Estates
includes
64 homes
restricted
at
50%
Area
Median
lncon,e
(AMI),
and
one
unit
set-a•side
for
staff.

The
homes
range
from
1,129
to
1,23
2 square
feet
of
living
space,
plus
the
400
square
foot
garage
area.

The
comm
un
ity
features
a
community
center.
pool,
playground,
and
barbeque
area,
and
is
close
to
public
transporta
tion
.

The
proposed
rehabilitation
at
Haley
Ranch
Estates
will
address
the
defer
re
d maintenance
throughout
the
community.

The
interior
finishes
and
cabine
ts
will
be
replaced
and
the
water
intrusion
issues
will
be
mitigated
by
foundat
ion
repairs.

In
addition,
many
updates
and
repairs
to
the
common
areas
are
requ
ired
and
the
parking
lots
will
be
repaved
.

Hillside
Village
Hillside
Village
, located
at
12979
Community
Rd
.. was
first
constructed
in
2003
and
is
comprised
of
15 two-story
re
side
ntial
buildings,
a
community
building,
an
onsite
daycare
facility,
and
on-premises
parking.

There
are
71 town
home-style
apartments
ranging
from
11 one-bedroom
units
with
a
bat
hroom,
19 two-bedroom
unit
s with
a
bathroom,
35 three-bedroom
units
with
rwo
full
bathrooms,
and
6 units
with
four-bedrooms
and
two
ba
throoms
. Hillside
Village
has
25 homes
at
35 %
AMI,
45 homes
at
50%
AMI,
and
one
unit
set-a-side
for
staff.

Residents
of
the
community
have
access
to
parking.
a
community
center,
laundry
faci
lity,
computer
lab,
playground
,
bas
ketb
all
court,
and
3 of10
7 of
22 December
5,
2023,
Item
#14
December 22, 2025, Item #2
barbeque
area,
and
is
close
to
public
transportation
.

The
proposed
rehab
ilitation
at Hillside
Village
wi
ll include
the
mitigation
of
water
dra
inage
issues,
repairs
and
repaving
of
the
parking
lot,
and
replacement
of
sections
of
concrete
in
tl1e
walkways
. In
addition,
the
copper
plumb
ing
pipes
will
be
replaced
and
seismic
shut
off
valves
will
be
installed
for
all
gas
meters.

Lastly
, the
exteriors
will
be
treated
for
termites
and
painted
, and
the
interiors
will
have
walls
repaired,
painted,
and
new
flooring
installed
.

Parkview
Terrace
Lastly,
Parkview
Terrace,
located
at
13250
Civic
Center
Dr.
was
constructed
in
1998.

The
community
is
comprised
of
18 two-story
residential
buildings,
a
community
building,
and
on
-premises
parking
.

There
are
92 total
units
with
1 ·1
one-bedroom
units
with
a
bathroom,
36 two-bedroom
units
with
a
bathroom
, 35
three-bedrooms
with
tvvo
and
one-half
bathrooms,
and
10 units
with
four
-bedrooms
and
two
bathrooms.

Parkview
Terrace
has
35 homes
restricted
at
35%
AM
I, 56
homes
restricted
at
50%
AMI,
and
one
unit
se
t-a-side
for
staff
. Residents
have
access
to
parking,
a
community
center,
laundry
facility,
computer
lab,
playground,
tennis
court,
and
barbeque
area,
and
is
located
within
walking
distance
of
bus
srops,
shopping
, restaurants
, a
medical
clinic,
and
entertainment
near
Community
Park,
Poway
Branch
Library,
and
the
civic
center.

The
proposed
re
habilitation
at
Parkview
Terrace
consists
of
common
area
updates,
inc
luding
new
landscaping,
repair
of
stairv-Jays
,
accessible
handrails,
replacement
of
the
security
system
and
replacement
of
sect
ions
of
sidewalk.

The
units
will
have
new
energy-efficien
t windows,
new
flooring,
repairs
to
the
walls,
doors
, and
new
appliances
.

Environmental
Review:

This
action
is
not
subject
to
review
under
the
California
Environmental
Quality
Ac
t (CEQA).

Fiscal
Impact:

There
is
no
fiscal
impact
o'lSsociated
with
approval
of
this
item.

If approved.
each
existing
Ground
Lease
will
be
amended
fo
r
a
new
55 -year
term,
including
the
respective
annual
payment
obligations
thereunder.

Similarly
, the
Hillside
Village
Loan
Agreement
will
be
amended
for
a
new
55-year
term,
with
the
Authority
cont
inuing
to
remain
in
second
position
in
the
cashflow
waterfall
and
loan
subordinations,
payable
through
50%
of
residual
receipts,
as
required
by
the
Deed
ofTrust.

Public
Notification:

None. Attachments; A
Resolution
B.

Location
Maps
Reviewed/Approved
By:
!~s~ Assis
tant
City
Manager
4 of
10 8
of22
Reviewed
By:

Alan
Fenstermacher
City
Attorney
A:;I Chrfs
H~B=
'""'n""'e~-
-­
City
Manager
December
5,
2023,
Item
#14
December 22, 2025, Item #2
RESOLUTION NO. H-23-01

A RESOLUTION OF THE POWAY HOUSING AUTHORITY

APPROVING THE SUBMISSION OF APPLICATIONS FOR THE

RESYNDICATION OF LOW-INCOME HOUSING TAX CREDITS

AND TAX-EXEMPT BONDS FOR HALEY RANCH ESTATES,

HILLSIDE VILLAGE, AND PARKVIEW TERRACE AFFORDABLE

HOUSING COMMUNITIES
WHEREAS, the Poway Housing Authority ("Authority") is a public body, corporate and politic, organized and existing under the Housing Authorities Law (Health & Safety Code § 34200 et seq.);
WHEREAS, a fundamental purpose of the Housing Authorities Law is to expand the supply of low-and moderate-income housing (Health & Safety Code, § 33071 ); WHEREAS, Community HousingWorks, a nonprofit affordable housing developer, is the owner, through its affiliates, of three affordable housing communities in the City of Poway: Haley Ranch Estates, Hillside Village, and Parkview Terrace (collectively, the "Communities"); WHEREAS, the Authority provided a portion of the funding for the construction of the Communities;
WHEREAS, Community HousingWorks has requested the Authority to support its reinvestment in the Communities by obtaining a new reservation of low-income housing tax credits and a new allocation of tax-exempt bonds to fund a portion of the rehabilitation of the Communities to enhance the viability of the Communities and quality of life for the residents; WHEREAS, Community HousingWorks has further requested the Authority's consideration for assigning, modifying, and extending the Authority's existing financial support and Regulatory Agreements as described in the staff report; and WHEREAS, the Authority has the power and authority to approve the transactions described below and no further action by the Poway Housing Authority Board shall be necessary to implement the transactions contemplated herein.

NOW, THEREFORE, BE IT RESOLVED that the Poway Housing Authority is making the following findings in authorizing the submission. of applications of low-income housing tax credits and tax-exempt bonds on behalf of the Communities, as follows:

SECTION 1: Community HousingWorks is authorized to submit applications to apply for a new reservation of low-income housing tax credits and a new allocation of tax-exempt bonds to the California Tax Credit Allocation Committee and California Debt Limit Allocation Committee for the affordable communities of Haley Ranch Estates, Hillside Village, and Parkview Terrace.

SECTION 2: The Executive Director is authorized to execute all necessary documents relating to the application and implementation of low-income housing tax credit resyndication for the affordable communities of Haley Ranch Estates, Hillside Village, and Parkview Terrace.

SECTION 3: The Executive Director is authorized to execute all necessary documents relating to the support of Community HousingWorks ' applications for tax-exempt bond and low- 9 of 22
December 22, 2025, Item #2
Resolution No. H-23-01

income housing tax credits for the communities of Haley Ranch Estates, Hillside Village, and Parkview Terrace, including, providing any needed commitment letters consistent with this resolution, review and approval of temporary relocation plans for community residents, and California Tax Credit Allocation Committee local reviewing agency packages.

SECTION 4: The Executive Director is authorized to (i) transfer and assign the Ground Lease and Regulatory Agreement dated September 26, 2000 by and between the Poway Housing Authority, as housing successor to the former Poway Redevelopment Agency, and Haley Ranch Estates Housing Associates, L.P., to a new low-income housing tax credit partnership controlled by Community HousingWorks, yet to be formed, (ii) amend the Ground Lease to extend the initial term thereof for a new 55-year term, and (iii) amend the Regulatory Agreement to reaffirm the term thereof as in perpetuity.

SECTION 5: The Executive Director is authorized to (i) transfer and assign the Ground Lease for Hillside Village, dated June 8, 2001, by and between the Poway Housing Authority, as housing successor to the former Poway Redevelopment Agency, and Community Housing of North County, to a new low-income housing tax credit partnership controlled by Community HousingWorks, yet to be formed, and (ii) ament the Ground to extend the initial term thereof for a new 55-year term.

SECTION 6: The Executive Director is authorized to (i) transfer and assign the Regulatory Agreement for Hillside Village, dated February 5, 2002, by and between the Poway Housing Authority, as housing successor to the former Poway Redevelopment Agency, Breihan Housing Associates, L.P., and Community Housing of North County, to a new low-income housing tax credit partnership, yet to be formed, and (ii) amend the Regulatory Agreement to reaffirm the term thereof as in perpetuity.

SECTION 7: The Executive Director is authorized to (i) transfer and assign the Loan Agreement for Hillside Village by and between the Poway Housing Authority, as housing successor to the former Poway Redevelopment Agency, and Breihan Housing Associates, L.P., to a new low-income housing tax credit partnership, yet to be formed, and, (ii) amend the Loan Agreement and Promissory Note to restate the loan amount thereunder to include the full principal amount of the Loan and all accrued interest through the date offinance closing, modify the interest rate on the Loan to the Applicable Federal Rate compounding in effect as of the date of finance closing, and extend the term of the Loan for a new 55-year term.

SECTION 8: The Executive Director is authorized to (i) transfer and assign the Ground Lease and Regulatory Agreement for Parkview Terrace, dated August 29, 1997 by and between the Poway Housing Authority, as housing successor to the former Poway Redevelopment Agency, Community Housing of North County, and Bowron Road Group, L.P., to a new low­ income housing tax credit partnership controlled by Community HousingWorks, yet to be formed, and (ii) amend the Ground Lease to extend the initial term thereof for a new 55-year term, and (iii) amend the Regulatory Agreement to reaffirm the term thereof as in perpetuity. 10 of 22
II
II
II
II
December 22, 2025, Item #2
Resolution
No.

H-23-01 Page
3 PASSED,

APPROVED
AND

ADOPTED
by
the
Poway
Housing
Authority
of
the
City
of
Poway,
California
, at
a
regular
meeting
this
5th
day
of
December,
2023
by
the
following
vote,
to
wit:

AYES: NOES
:

ABSTAINED: ABSENT: DISQUALIFIED
:

ATTEST
:
11 of
22 EDMONDSON,
PEPIN,
FRANK,
VAUS

NONE NONE DE
HOFF
NONE
c:=:::>..S:
-------
-··-
-steve
Vaus,
Authority
Chair
Poway
Housing
Authority
December 22, 2025, Item #2
8 of
10 12
of
22 Ha
tey
Ranch
Estates

ATTACHMENT
B
December
5,
2023,
Item
#14
December 22, 2025, Item #2
9 of
10 13
of
22 Hillside
Village
Apartments
December
5,
2023,
Item
#14
December 22, 2025, Item #2
Parkview Terrace Apartments
10 of 10
December 5, 2023, Item #14
14 of 22
December 22, 2025, Item #2
From: To: Cc: Subject: Date: Attachments: Importance:

Jonathan
Lee
Darian
Demeriian
: Julie
Procopio
: Dan
i Costa
KC
Tolentino
: Jeanne
Blake
: Kevin
Leichner
Re
: Request
for
Check
In
-Community
HousingWorks
Wednesday,
November
26,
2025
1:24
:52
PM
imaaeoo1.ona outlook
-tcyhaekm
.pna
High
-. T
R
EMAJL
Hello
Darian,
Thank
you
again
for
taking
our
call
this
morning.

As
discussed,
we
finally
have
an
opportunity
to
move
forward
with
the
rehabilitation
of
Park
View
Terrace,
Haley
Ranch
Estate,
and
Hillside
Village-something
we
have
been
working
toward
for
several
years,
as
the
City
is
aware.

We
learned
yesterday
that
all
three
projects
are
now
included
on
CDLAC's
final
recommendation
list for
the
December
10th
Committee
meeting-an
unexpected
holiday
surprise. There
is,
however, a
significant
timing
complication
. To
preserve
the
DOA
status
(and
the
associated
30%
basis
boost),
we
must
issue
bonds
by
December
12th,
2025.

This
deadline
is
federal
and
statutory,
and
it cannot
be
extended.

If
we
fail
to
issue
by
that
date,
the
projects
will
lose
the
boost-amounting
to
$5,275,000
in
lost
basis:
approximately
$2.5
million
for
Park
View
Terrace
and
$3.275
million
for
Haley
and
Hillside
combined
.

CHW
is
actively
working
with
multiple
lenders
to
keep
the
projects
on
track,
and
to
preserve
the
DOA
boost,
we
will
need
the
City
of
Poway's
assistance
in
completing
the
required
TEFRA process.

This
includes
a
public
hearing
with
a
7-day
noticing
period
and
a
City
Council
approval
of
the
TEFRA.

The
hearing
can
occur
at
the
same
time
as
the
Council
action
or
can
be
held
telephonically
in
advance
by
the
bond
issuer
(CMFA)-whichever
is
easiest
for
the
City.

To
meet
the
statutory
deadline,
we
would
greatly
appreciate
the
City's
help
in
scheduling
a
special
Council
meeting
for
the
TEFRA
approval.

In
addition,
we
will
need
City
subordinations
prior
to
closing.

Counsel
for
our
lender
has
confirmed
she
can
begin
with
the
subordination
form
previously
agreed
to
by
the
City
of
Poway.

We
sincerely
appreciate
the
City's
ongoing
partnership
on
these
projects
and
are
happy
to
join
another
call-at
any
time-to
walk
through
this
urgent
request
with
you
or
others
on
your
team.

Thank
you,
Jonathan
Lee
Senior
Project
Manager
~· .::
··:----
..
; ..
•
•
•• CH
.W
15 of
22 Community HousingWorks

ATTACHMENT
B
December 22, 2025, Item #2
BERK
ELE
Y
To: From: Date: Subject:

LOS
ANGE
LES
KEYSER

MARSTON
ASSOC
I
ATES

MEMORANDUM
Darian
Demerjian,
Senior
Management
Analyst
City
of
Poway
KEYSER

MARSTON

ASSOCIATES,
INC.

December
18,
2025
SAN
DIE
GO
Financial
Feasibility
Review
-
Proposed
Lease
Extensions
Community
HousingWorks
{CHW)
Projects
I.

INTRODUCTION
SAN
RAFAEL
In
accordance
with
your
request,
Keyser
Marston
Associates,
Inc.
(KMA)
has
reviewed
the
proposals
from
Community
HousingWorks
(Developer)
to
extend
the
Poway
Housing
Authority
(Authority)
ground
leases
for
three
existing
affordable
housing
developments
within
the
City.

As
background,
the
Authority
previously
entered
into
ground
leases
with
Developer
affiliates
for
three
affordable
housing
developments:
the
65-unit
Haley
Ranch,
the
71-unit
Hillside
Village,
and
the
92-unit
Park
View
Terrace.

Under
the
Developer
proposal,
Haley
Ranch
and
Hillside
Village
will
be
combined
into
a single,
scattered
site
development.

Following
Authority
approval
in
December
2023,
the
Developer
submitted
applications
for
resyndication
of
Low
Income
Housing
Tax
Credits
and
tax-exempt
bonds
for
the
two
projects
(Projects)
. The
Developer
recently
received
notification
of
awards
for
both
Projects
and
is
targeting
issuance
of
tax-exempt
bonds
later
this
month.

In
order
to
move
forward
with
the
Projects,
the
Developer
requires
Authority
approval
of
new
55-year
ground
lease
extensions
and
recasting
of
the
Authority's
existing
subordinate
debt
on
Hillside
Village
for
a
new
55-year
term.
.
.
555
W
EST
BEECH
STREET
, SU
ITE
460
•
SAN
DIEGO,
CA
92101
•
(619)
718-9500
•
WWW
.K
EYS

ERMARSTO
N.

COM
16 of
22 ATTACHMENT
C
25080kal
17721
.051.01
2 December 22, 2025, Item #2
To:

Darian
Demerjian,
City
of
Poway
Subject:

Financial
Feasibility
Review
-
Proposed
Lease
Extensions
II.

METHOD
OF

EVALUATION
December
18,
2025 Page
2 KMA
prepared
financial
feasibility
analyses
of
both
development
proposals
consisting
of
the
following
key
work
tasks:
•
Reviewed
background
information
such
as
recent
Financial
Statements
and
property
appraisals
for
the
Projects
•
Reviewed
the
Developer's
development
proposals
and
financial
proformas
for
consistency
with
the
ground
leases,
existing
affordability
covenants,
and
proposed
funding
sources
•
Followed
up
with
Authority
staff
and
the
Developer
to
clarify
specific
inputs
and
assumptions
in
their
proformas
•
Prepared
financial
models
for
the
two
Projects,
including
acquisition
costs,
development
costs,
operating
income
and
expenses,
achievable
funding
sources,
and
55-year
cash
flow
projections
•
Evaluated
key
inputs
and
assumptions
in
the
Developer
financial
proformas
relative
to
industry
standards
and
recent
comparable
project
experience
•
Determined
the
financial
feasibility
of
each
development
proposal
after
consideration
of
the
proposed
financing
plans
Ill.

KEY

FINDINGS
The
Developer
has
developed
financing
plans
for
the
two
Projects
that
enable
them
to
proceed
with
substantial
rehabilitation
and
imposition
of
new
long-term
affordability
covenants.

The
Developer
has
already
assembled
the
necessary
funding
sources,
including:
(1)
awards
of
Low
Income
Housing
Tax
Credits
and
tax-exempt
bonds;
(2)
construction
and
permanent
loan
commitments;
(3)
deferrals
of
developer
overhead
fee;
and
(4)
San
Diego
Community
Foundation
approval
of
recasting
their
subordinate
loan
(outstanding
principal
and
interest)
on
Park
View
Terrace.

To
complete
the
transaction,
the
Developer
requires
new
terms
for
the
Authority
ground
leases,
the
Authority's
Regulatory
Agreement,
and
the
Authority's
subordinate
loan
on
Hillside
Village.

These
approvals
will
enable
the
Developer
to
proceed
with
17 of
22 25080kal
17721.051.012
December 22, 2025, Item #2
To: Subject:

Darian
Demerjian,
City
of
Poway
Financial
Feasibility
Review
-
Proposed
Lease
Extensions
December
18,
2025 Page
3 the rehabilitation
Projects
without
requiring
any
further
gap
financing
from
the
Authority
or
any
other
public
agency.

KMA
has
extensively
reviewed
the
Developer
proformas,
proposed
funding
sources,
and
long
­
term
cash
flow
projections
. Based
on
this
review,
and
our
experience
with
recent
comparable
developments
in
the
San
Diego
region,
KMA
finds
these
estimates
and
projections
to
be
reasonable
and
economically
sustainable.

Moreover,
the
Developer
is
not
requesting
any
new
financial
contribution
from
the
Authority
and
will
continue
to
own
and
operate
the
Projects
as
affordable
rental
housing
for
55 years.

In
sum,
the
Developer's
proposed
financing
plans
for
the
Projects are
consistent
with
typical
affordable
housing
rehabilitation
transactions
throughout
California
.

IV.

LIMITING

CONDITIONS

1. The
analysis
contained
in
this
document
is
based,
in
part,
on
data
from
secondary
sources
such
as
state
and
local
government,
planning
agencies,
real
estate
brokers,
and
other
third
parties.

While
KMA
believes
that
these
sources
are
reliable,
we
cannot
guarantee
their
accuracy.

2. The
analysis
assumes
that
neither
the
local
nor
national
economy
will
experience
a
recession.

If
an
unforeseen
change
occurs
in
the
economy,
the
conclusions
contained
herein
may
no
longer
be
valid
.

3. The
development
concept
will
not
vary
significantly
from
that
identified
in
this
analysis
.

4. Any
estimates
of
development
costs
, capitalization
rates,
income
and/or
expense
projections
are
based
on
the
best
available
project-specific
data
as
well
as
the
experiences
of
similar
projects.

They
are
not
intended
to
be
projections
of
the
future
for
the
specific
project
. No
warranty
or
representation
is
made
that
any
of
the
estimates
or
projections
will
actually
materialize.

5. KMA
is
not
advising
or
recommend
ing
any
action
be
taken
by
the
City
or
Authority
with
respect
to
any
prospective,
new,
or
existing
municipal
financial
products
or
issuance
of
municipal
securities
(including
with
respect
to
the
structure,
timing,
terms,
and
other
similar
matters
concerning
such
financial
products
or
issues).
18 of
22 25080kal
17721.051.01
2 December 22, 2025, Item #2
To: Subject:

Darian
Demerjian,
City
of
Poway
Financial
Feasibility
Review
-
Proposed
Lease
Extensions
December
18,
2025 Page
4 6.

KMA
is
not
acting
as
a
Municipal
Advisor
to
the
City
or
Authority
and
does
not
assume
any
fiduciary
duty
hereunder,
including,
without
limitation,
a fiduciary
duty
to
the
City
or
Authority
pursuant
to
Section
15B
of
the
Exchange
Act
with
respect
to
the
services
provided
hereunder
and
any
information
and
material
contained
in
KMA's
work
product.

7. The
City
or
Authority
shall
discuss
any
such
information
and
material
contained
in
KMA's
work
product
with
any
and
all
internal
and/or
external
advisors
and
experts,
including
its
own
Municipal
Advisors,
that
it
deems
appropriate
before
acting
on
the
information
and
material.
19 of
22 25080kal
17721.051
.012
December 22, 2025, Item #2
as
follows:

Certificate
of
the
Mayor
California
Municipal
Finance
Authority
Multifamily
Housing
Revenue
Bonds
(Haley
Ranch
Estates
and
Hillside
Village)
The
undersigned
, Steve
Vaus
, Mayor
of
the
City
of
Poway
(the
"City
"),
hereby
certifies

1. I have
been
duly
elected
at-large
by
the
electorate
of
the
City
to
the
office
of
Mayor
,
and
I am
currently
incumbent
in
said
office.

2. The
California
Municipal
Finance
Authority
("Authority
"),
has
proposed
a plan
of
financing
to
issue
one
or
more
series
of
its
tax-exempt
revenue
bonds
in
an
aggregate
principal
amount
not
to
exceed
$28,000,000
(the
"Bonds")
to
finance
the
acquisition
and
rehabilitation
of
a 65-unit
qualified
residential
rental
project
for
low-income
households
known
as
Haley
Ranch
Estates
and
a 71-unit
qualified
residential
rental
project
for
low-income households
known
as
Hillside
Village
( collectively,
the
"Project"),
which
combined
Project
is
to
be
owned
and
operated
by
Haley
Hillside
Housing
Associates,
LP,
a California
limited
partnership
(the
"Borrower"),
and
is
located
in
the
City
at
the
following
addresses
:

All
of
Haley
Ranch
Estates,
including
but
not
limited
to
13033
Linnie
Lane;
13043
Linnie
Lane;
13053
Linnie
Lane;
13062
Linnie
Lane;
13063
Linnie
Lane;
13073
Linnie
Lane;
13078
Linnie
Lane
; 13083
Linnie
Lane;
13088
Linnie
Lane;
13093
Linnie
Lane;
13002
Creek
Vista
Drive;
13007
Creek
Vista
Drive;
13012
Creek
Vista
Drive;
13017
Creek
Vista
Drive;
13022
Creek
Vista
Drive;
13402
Poway
Creek
Road;
13408
Poway
Creek
Road;
13418
Poway
Creek
Road;
13428
Poway
Creek
Road;
13438
Poway
Creek
Road;
13448
Poway
Creek
Road;
13458
Poway
Creek
Road;
13468
Poway
Creek
Road;
13478
Poway
Creek
Road
; 13483
Poway
Creek
Road;
13491
Poway
Creek
Road;
13501
Poway
Creek
Road;
13502
Poway
Creek
Road;
13515
Poway
Creek
Road
; 13516
Poway
Creek
Road;
13529
Poway
Creek
Road
; 13530
Poway
Creek
Road
;
13541
Poway
Creek
Road;
13544
Poway
Creek
Road;
13553
Poway
Creek
Road;
13558
Poway
Creek
Road;
13565
Poway
Creek
Road
; 13572
Poway
Creek
Road;
13586
Poway
Creek
Road;
13431
Robley
Ranch
Road;
13433
Robley
Ranch
Road;
13441
Robley
Ranch
Road;
13449
Robley
Ranch
Road;
13457
Robley
Ranch
Road;
13465
Robley
Ranch
Road;
13473
Robley
Ranch
Road;
13476
Robley
Ranch
Road;
13481
Robley
Ranch
Road;
13486
Robley
Ranch
Road;
13489
Robley
Ranch
Road
; 13496
Robley
Ranch
Road;
13497
Robley
Ranch
Road;
13505
Robley
Ranch
Road;
13506
Robley
Ranch
Road;
13517
Robley
Ranch
Road;
13522
Robley
Ranch
Road
; 13533
Robley
Ranch
Road;
13538
Robley
Ranch
Road;
13547
Robley
Ranch
Road
; 13552
Robley
Ranch
Road;
13563
Robley
Ranch
Road
; 13568
Robley
Ranch
Road;
13586
Robley
Ranch
Road;
13591
Robley
Ranch
Road;
and
13579
Robley
Ranch
Road
;
and All
of
Hillside
Village,
including
but
not
limited
to
12979
Community
Road.

3. The
Authority
caused
to
be
published
on
December
4,
2025
, in
the
San
Diego
Union-Tribune
, a
newspaper
of
general
circulation
in
the
City,
a
notice
of
a public
hearing
concerning
the
Authority's
proposed
plan
of
financing
to
issue
the
Bonds
for
the
Project,
all
in
accordance
with
the
requirements
of
Section
147(t)
of
the
Internal
Revenue
Code
of
1986.

4. On
December
11,
2025
, the
Authority
held
a duly
noticed
public
hearing
pursuant
to
Section
147(f)
of
the
Code
at
which
hearing
interested
persons
were
given
an
opportunity
to
express
their
views
for
or
against
the
issuance
of
the
Bonds
and
on
the
nature
and
location
of
the
Project.
20 of
22 ATTACHMENT
D
December 22, 2025, Item #2

5. I have
been
provided
with
a summary
of
the
hearing
and
information
concerning
the
Project and
the
Bonds
.

6. I have
been
informed
that
the
Authority's
plan
of
financing
to
issue
the
Bonds
for
the
Project
is
required
to
be
approved
by
an
applicable
elected
representative
of
the
City
pursuant
to
Section
147(t)
of
the
Internal
Revenue
Code
of
I 986
(the
"Code").

Accordingly,
on
behalf
of
the
City,
I hereby
approve
the
Authority's
plan
of
financing
to
issue
the
Bonds
for
the
Project
in
an
aggregate
principal
amount
not
to
exceed
the
amount set
forth
in
paragraph
2,
above
.

7. This
action
is
taken
expressly
for
purposes
of
Section
147(t)
of
the
Code
, and
nothing
contained
herein
shall
imply
that
the
Project
complies
with
the
planning
, zoning,
subdivision
and
building
laws
and
ordinances
applicable
thereto
or
to
suggest
that
the
Cit
y
or
any
officer
or
agent
of
the
City
will
grant
any
such
approval
, consent
or
permit
that
may
be
required
in
connection
with
the
Project
,
or
that
the
City
will
make
any
expenditures,
incur
any
indebtedness
or
provide
any
of
the
financing
for
the
Project.

The
City
shall
have
no
obligation
whatsoever
with
respect to
the
repayment
of
the
Bonds,
the
acquisition,
rehabilitation
or
operation
of
the
Project,
by
reason
of
this
certificate.

Executed
this
22nd
day
of
December,
2025
.

STEVEVAUS Mayor
of
the
City
of
Poway
21 of
22 December 22, 2025, Item #2
as
follows:

Certificate
of
the
Mayor
California
Municipal
Finance
Authority
Multifamily
Housing Revenue
Bonds
(Park
View
Terrace)
The
undersigned
, Steve
Vaus
, Mayor
of
the
City
of
Poway
(the
·'City
"),
hereby
certifies

1. I have
been
duly
elected
at-large
by
the
electorate
of
the
City
to
the
office
of
Mayor,
and
I am
currently
incumbent
in
said
office.

2. The
California
Municipal
Finance
Authority
("Authority"),
has
proposed
a plan
of
financing
to
issue
one
or
more
series
of
its
tax-exempt
revenue
bonds
in
an
aggregate
principal
amount
not to
exceed
$20,000,000
(the
"Bonds")
to
finance
the
acquisition
and
rehabilitation
of
a 92-unit
qualified
residential
rental
project
for
low-income
households
known
as
Park
View
Terrace
(the
"Project"),
which
Project
is
to
be
owned
and
operated
by
Park
View
Terrace
Housing
Associates,
LP,
a California
limited
partnership
(the
"Borrower"),
and
is
located
in
the
City
at
13250
Civic
Center
Drive
.

3. The
Authority
caused
to
be
published
on
December
4,
2025
, in
the
San
Diego
Union-Tribune
, a
newspaper
of
general
circulation
in
the
City,
a
notice
of
a public
hearing
concerning
the
Authority's
proposed
plan
of
financing
to
issue
the
Bonds
for
the
Project,
all
in
accordance
with
the
requirements
of
Section
147(t)
of
the
Internal
Revenue
Code
of
1986.

4. On
December
11,
2025,
the
Authority
held
a duly
noticed
public
hearing
pursuant
to
Section
147(f)
of
the
Code
at
which
hearing
interested
persons
were
given
an
opportunity
to
express
their
views
for
or
against
the
issuance
of
the
Bonds
and
on
the
nature
and
location
of
the
Project.

5. I have
been
provided
with
a summary
of
the
hearing
and
information
concerning
the
Project and
the
Bonds.

6. I have
been
informed
that
the
Authority's
plan
of
financing
to
issue
the
Bonds
for
the
Project
is
required
to
be
approved
by
an
applicable
elected
representative
of
the
City
pursuant
to
Section
147(t)
of
the
Internal
Revenue
Code
of
1986
(the
"Code").

Accordingly,
on
behalf
of
the
City,
I hereby
approve
the
Authority
's plan
of
financing
to
issue
the
Bonds
for
the
Project
in
an
aggregate
principal
amount
not to
exceed
the
amount set
forth
in
paragraph
2,
above.

7. This
action
is
taken
expressly
for
purposes
of
Section
147(t)
of
the
Code
, and
nothing
contained
herein
shall
imply
that
the
Project
complies
with
the
planning
, zoning,
subdivision
and
building
laws
and
ordinances
applicable
thereto
or
to
suggest
that
the
City
or
any
officer
or
agent
of
the
City
will
grant
any
such
approval
, consent
or
permit
that
may
be
required
in
connection
with
the
Project
,
or
that
the
City
will
make
any
expenditures,
incur
any
indebtedness
or
provide
any
of
the
financing
for
the
Project.

The
City
shall
have
no
obligation
whatsoever
with
respect
to
the
repayment
of
the
Bonds,
the
acquisition,
rehabilitation
or
operation
of
the
Project,
by
reason
of
this
certificate.

Executed
this
22nd
day
of
December,
2025.

STEVEVAUS Mayor
of
the
City
of
Poway
22 of
22 ATTACHMENT
E
1 of 10
December 22, 2025, Item #3
AGENDA REPORT CityofPoway
DATE:

TO:

FROM:

CONTACT:

SUBJECT:

Summary:

December 22, 2025
Honorable Mayor and Members of the City Council
Carrie Gallagher, City Clerk
Carrie Gallagher, City Clerk
(858) 668-4535 or [email protected]
Call a Special Municipal Election on June 2, 2026

CITY COUNCIL
At the December 16, 2025 Regular City Council meeting, Council directed staff to return with a report and resolution to call for a Special Municipal Election on Tuesday, June 2, 2026, for the purpose of electing one (1) Councilmember from District 2 for the remainder of the four (4) year term expiring November 2028. Adoption of the recommended resolutions is required to commence the election process in conformance with the State of California's election laws.

Recommended Action:

It is recommended the City Council adopt the Resolutions.

Discussion:

On November 4, 2025, the City of Poway conducted a Special Municipal Recall Election in consolidation with the State of California Special Election for the purpose of submitting a question to the voters of whether Anthony (Tony) Blain should be recalled (removed) from the Office of District 2 as Councilmember of the City of Poway. On November 5, 2025, after unofficial election results showed over 80% voting in favor of the recall, former Councilmember Blain resigned effectively immediately.

On December 16, 2025, the City Council adopted Resolution No. 25-053 declaring the result of the Special Municipal Recall Election, in which residents of District 2 voted in favor of the recall/removal of the former Councilmember.

In accordance with Poway Municipal Code Section 2.24.010, the City's 2026 Special Municipal Election is scheduled to be held on June 2, 2026 for the purpose of electing one (1) Councilmember from District 2 to fill the vacancy left upon former Councilmember Blain's resignation and subsequent recall, for the remainder of the current four (4) year term expiring November, 2028.

The candidate filing period for the June 2, 2026, election is Monday, February 9, 2026, at 8:00 a.m. to 2 of 10
December 22, 2025, Item #3
Friday, March 6, 2026, at 5:00 p.m. Due to the absence of an incumbent, there will be no extended nomination period. The City of Poway follows the candidate nomination process established in the California Elections Code.

In accordance with California Elections Code section 10403 and Poway Municipal Code Chapter 2.24, the City is requesting the San Diego County Board of Supervisors consolidate the City's Special Municipal Election with the Statewide Primary Election to be held on June 2, 2026. The resolution to the staff report (Attachment B) requesting consolidation agrees to reimburse the San Diego County Registrar of Voters Office (ROV) for costs associated with the election services provided to the City.

This long-standing partnership is cost-effective, reducing duplicity in both effort and in costs.

The California Elections Code provides for candidate reimbursement for the cost of printing and mailing their respective candidate statements in the Voter Information Pamphlet. The Federal Voting Rights Act requires voters' pamphlets for San Diego County be translated into Chinese, Filipino, Spanish, and Vietnamese languages.

The candidate statement is a voluntary statement for candidates seeking a specific elective office and may include the name, age, occupation, education and qualifications of the candidate. Historically, a 200-word statement has been designated by Council. Candidates who opt for this printing are required to pay a $1,000 deposit when the nomination paper and forms are filed with the City Clerk.

The resolution to the staff report (Attachment C) establishes reimbursement of the cost for a candidate statement based on a 200-word statement. Final payment is due upon receipt from the San Diego County ROV following the election. Candidates will be billed or refunded the difference in cost based on the actual number of candidates filing statements.

Environmental Review:

This action is not subject to CEQA review.

Fiscal Impact:

Although the actual costs of the election are likely to vary depending on how many jurisdictions participate, the estimated cost projection of the election is between $10,000 -$25,000. This cost includes one (1) candidate seat for District 2. The appropriation of funds for this expenditure is included in the revised FY 2025-26 Budget (account 101010-49100) with $25,000 appropriated solely from the General Fund, Unassigned Fund Balance (F1000).

Public Notification:

Upon approval of this item, staff will publish the Notice of Election on the City's website and in the following newspapers:
• El Latino
• Epoch Times
• Nguoi Viet Today
• San Diego Union Tribune
3 of 10
December 22, 2025, Item #3
• The Filipino Press
Attachments:

A Resolution Calling the Election
B. Resolution Requesting Consolidation Services from the County Board of Supervisors C. Resolution Adopting a Fee and Regulations for Candidate Statements Reviewed/Approved By:

Assistant City Manager
Reviewed By:

Alan Fenstermacher
City Attorney
Approved By:
c~
City Manager
RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, CALLING FOR THE HOLDING OF A

SPECIAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY,
JUNE 2 , 2026 , FOR THE ELECTION TO FILL A COUNCIL

VACANCY AS REQUIRED BY THE PROVISIONS OF THE LAWS

OF THE STATE OF CALIFORNIA RELATING TO GENERAL LAW
CITIES
WHEREAS, a vacancy on the Poway City Council was created by the resignation and subsequent successful recall of Anthony (Tony) Blain.

WHEREAS, the term of office in which the vacancy exists ends November 2028.

WHEREAS, under the provisions of the laws relating to General Law Cities in the State of California, a General Municipal Election shall be held on June 2, 2026, for the election of one municipal officer.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: P ursuant to the requirements of the laws of the State of California relating to general law cities, there is called and ordered to be in the City of Poway, California, on Tuesday, June 2, 2026 , a Special Municipal Election for the purpose of electing one (1) Councilmember from District 2 for the remainder of the four (4) year term expiring in November 2028.

SECTION 2: The ballots to be used at the election shall be in form and content as required by law.

SECTION 3: The City Clerk is authorized, instructed and directed to coordinate with the County of San Diego Registrar of Voters to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.

SECTION 4: T he Voting Centers (polls) for the election shall be open at 7:00 a.m. on the day of the election and shall remain open continuously from that time until 8:00 p.m. on the same day when the Voting Centers (polls) shall be closed, pursuant to Elections Code section 10242, except as provided in section 14401 of the Elections Code of the State of California. Voting Centers (polls) as designed by the California Voter’s Choice Act will be open up to ten (10) days prior to Election Day.

SECTION 5: I n all particulars not recited in this Resolution, the election shall be held and conducted as provided by law for holding municipal elections.

SECTION 6: N otice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in time, form and manner as required by law.

SECTION 7: T he City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.
4 of 10 ATTACHMENT A December 22, 2025, Item #3
5 of 10
December 22, 2025, Item #3
Resolution No. 25-

SECTION 8: The City Council authorizes the City Clerk to administer said election and all reasonable and actual election expenses shall be paid in full by the City upon presentation of a properly submitted bill and that this City agrees to indemnify and save free and harmless the County, its officers, agents and employees from expense or liability, including reasonable attorneys' fees, as the result of an election contest arising after conduct of this general municipal election, so long as the basis for any such claim arises from the conduct of the City or as a result of the reasonable reliance by the County upon information provided by the City.

PASSED, APPROVED AND ADOPTED at a Special Meeting of the City Council of the City of Poway, California on the 22nd day of December, 2025 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALIFIED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk
6 of 10

ATTACHMENT B
December 22, 2025, Item #3
RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, REQUESTING THE BOARD OF

SUPERVISORS OF THE COUNTY OF SAN DIEGO TO

CONSOLIDATE A SPECIAL MUNICIPAL ELECTION TO BE HELD
ON TUESDAY, JUNE 2, 2026, WITH THE STATEWIDE PRIMARY
ELECTION TO BE HELD THAT DATE PURSUANT TO §10403 OF

THE ELECTIONS CODE
WHEREAS, the City Council of the City of Poway called a Special Municipal Election to be held on June 2, 2026, for the purpose of election of one (1) Councilmember from District 2; and
WHEREAS, it is desirable that the Special Municipal Election be consolidated with the Statewide Primary Election to be held on the same date within the City, the Voting Centers (polls) and election officers of the two elections be the same, and the Registrar of Voters Office of the County of San Diego canvass the returns of the Special Municipal Election and the election be held in all respects as if there were only one (1) election.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: Pursuant to the requirements of §10403 of the Elections Code, the Board of Supervisors of the County of San Diego is hereby requested to consent and agree to the consolidation of a Special Municipal Election with the Statewide Primary Election on Tuesday, June 2, 2026, for the purpose of the election of one (1) Council member from District 2 for the remainder of the four (4) year term expiring in November 2028.

SECTION 2: The Registrar of Voters Office of the County of San Diego is authorized to canvass the returns of the Special Municipal Election. The election shall be held in all respects as ifthere were only one (1) election, and only one (1) form of ballot shall be used. The election will be held and conducted in accordance with the provisions of law regulating the statewide election, pursuant to section 10418 of the election code.

SECTION 3: The Board of Supervisors is requested to issue instructions to the Registrar of Voters Office to take any and all steps necessary for the holding of the consolidated election.

SECTION 4: The City of Poway recognizes additional costs will be incurred by the County by reason of this consolidation and agrees to reimburse the County for those costs.

SECTION 5: The City Clerk is hereby directed to file a certified copy of this Resolution with the Board of Supervisors and the Registrar of Voters Office of the County of San Diego.

SECTION 6: The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions.

II
II
7 of 10
December 22, 2025, Item #3
Resolution No. 25-

PASSED, APPROVED AND ADOPTED at a Special Meeting of the City Council of the City of Poway, California on the 22nd 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
8 of 10

ATTACHMENT C
December 22, 2025, Item #3
RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, ADOPTING REGULATIONS FOR

CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO

CANDIDATES STATEMENTS SUBMITTED TO THE VOTERS AT
AN ELECTION TO BE HELD ON TUESDAY, JUNE 2, 2026
WHEREAS, § 13307 of the Elections Code of the State of California provides that the governing body of any local agency may adopt regulations pertaining to materials prepared by any candidate for a municipal election, including costs of the candidate statement.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:

SECTION 1: General Provisions.

That pursuant to §13307 of the Elections Code of the State of California, each candidate for elective office to be voted for at an election to be held in the City of Poway on June 2, 2026, may prepare a candidate's statement on an appropriate form provided by the City Clerk. Such statement may include the name, age and current principal profession(s), vocation(s) or occupation(s) of the candidate and a brief description of no more than two hundred (200) words of the candidate's education and qualifications expressed by the candidate himself or herself.

Such statement shall not include party affiliation of the candidate, nor membership or activity in partisan political organizations. The statement shall be filed in typewritten form in the Office of the City Clerk at the time the candidate's nomination papers are filed. The statement may be withdrawn, but not changed, during the period for filing nomination papers and until five o'clock (5:00) p.m. of the next working day after the close of the nomination period.

SECTION 2: Foreign Language Policy.

A. Pursuant to the Federal Voting Rights Act, candidate statements will be translated into all languages required by the County of San Diego Registrar of Voters Office. The County is required to translate candidate's statements into the following languages:

Chinese, Filipino, Spanish, and Vietnamese.

B. The Registrar of Voters will print and mail sample ballots and candidate statements in Chinese, Filipino, Spanish, and Vietnamese to only those voters who are on the County voter file as having requested a sample ballot in a particular language. The Registrar of Voters will make the sample ballots and candidates statements in the required languages available at all polling places, on the County's website and in the Election Official's office.

SECTION 3: Payment.

Translations: The candidate shall be required to pay for the cost of translating the candidate's statement into any required foreign language as specified in Section 2 pursuant to Federal and/or State Law.

Printing: The candidate shall be required to pay for the cost of printing the candidate's statement in English and the required languages, as specified 9 of 10
December 22, 2025, Item #3
Resolution No. 25-

in Section 2, in the sample ballot pamphlets and any language the candidate requests as an option by the candidate.

The City Clerk shall estimate the total cost of printing, handling, translating and mailing the candidate's statements filed pursuant to this section, including costs incurred as a result of complying with the Federal Voting Rights Act of 1965 (as amended), and require each candidate filing a statement to pay in advance to the local agency of his or her estimated pro rata share of $1,000 for the seat of Councilmember from District 2 as a condition of having his or her statement included in the voter's pamphlet. The estimated amount is just an approximation of the actual cost that varies from one election to another election and may be significantly more or less than the estimate, depending on the actual number of candidates filing statements. Accordingly, the Clerk is not bound by the estimate and may, on a pro rata basis, bill the candidate for additional actual expense or refund any excess paid depending on the final actual cost. In the event of underpayment, the Clerk shall upon receipt from the Registrar of Voters following the election, require the candidate to pay the balance of the cost incurred. In the event of overpayment, the Clerk shall prorate the excess amount among the candidates and refund the excess amount paid upon receipt from the ROV following the election.

SECTION 4: Miscellaneous.

A. All translations included in the voters' pamphlet shall be provided by the San Diego County Registrar of Voters translation vendor.

B. The City Clerk shall comply with all recommendations and standards set forth by the California Secretary of State regarding occupational designations and other matters relating to elections.

SECTION 5: Additional Materials.

A. No candidate will be permitted to include additional materials in the sample ballot package.

SECTION 6: The City Clerk shall provide each candidate or the candidate's representative a copy of this Resolution at the time nominating petitions are issued.

SECTION 7: All previous Resolutions establishing council policy on payment for candidate's statements are repealed.

SECTION 8: This Resolution shall apply only to the election to be held on June 2, 2026 and shall then be repealed.

SECTION 9: The City Clerk shall certify to the passage an adoption of this Resolution and enter it into the book of original resolutions.

II
II
II
10 of 10
December 22, 2025, Item #3
Resolution No. 25-

PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 22nd day of December, 2025 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DI SQUALi Fl ED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk