Poway City Council
February 17, 2026

C. The project site has no value as habitat for endangered, rare or threatened species: The existing site consists of vacant commercial buildings and asphalt paved surfaces. Due to long­ term disturbance and lack of native vegetation or habitat features, the site does not support sensitive biological resources.

D. Approval of the project would not result in any significant effects relating 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 Poway Municipal Code requirements, Poway Noise Ordinance standards, and Best Management Practices (BMPs) for dust control and stormwater management.

E. The site can be adequately served by all required utilities and public services: The project area is already served by water, sewer, fire protection and other municipal services with sufficient capacity to support the proposed development. The proposed Project will connect into the nearby storm drain system.

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 capacity 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) through the qualifying 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: 13044 Poway Road is

1.38 acres. 13056 Poway Road is 0.88 acres. The lot-consolidation would create a 2.26 acre parcel, exceeding the 1.5 acre requirement.

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

The consolidated parcel will have 277 feet of Poway Road frontage, exceeding the 150 foot requirement.

3. Consolidated parcels are allowed a maximum of two curb cuts for vehicular access: The consolidated parcel will have only one driveway (curb cut) for vehicular access.

SECTION 3: The findings for DR 25-0002, in accordance with the PMC 17.52.010 Purpose of DR, are made as follows:

1. Recognize the interdependence of land values and aesthetics and provide a method by which the City may implement this interdependence to its benefit: The proposed Project recognizes the interdependence of land values and aesthetics by replacing two underutilized, vacant commercial parcels with a high-quality, mixed-use townhome and commercial development that incorporates cohesive architectural design, pedestrian­ oriented street frontage, landscaped courtyards, and enhanced streetscape improvements along Poway Road. The Spanish Colonial Revival architectural theme, 9 of 53
February 17, 2026, Item #8
Resolution No. 26-

articulated building massing, integrated commercial storefronts, and landscaped public and common areas collectively enhance the visual character of the Town Center and support long-term property value stability and appreciation. Through the Development Review process, the City has implemented this interdependence by requiring compliance with the PRSP, applicable zoning standards, and design conditions that promote aesthetic quality and economic vitality.

2. Encourage the orderly and harmonious appearance of structures and property within the City along with associated facilities, such as but not limited to signs, landscaping, parking areas and streets: The project encourages the orderly and harmonious appearance of structures and property within the City by providing a unified architectural style, consistent color palette, articulated building fac;:ades, and high-quality materials that are compatible with surrounding Town Center development. Associated facilities, including signage areas, landscaped setbacks, parking areas, internal streets, lighting, and pedestrian amenities, are designed in an integrated and coordinated manner. The project's active ground-floor commercial frontage, landscaped courtyards, street trees, and pedestrian­ scale elements contribute to a cohesive and visually appealing streetscape along Poway Road consistent with the goals and design standards of the PRSP.

3. Maintain the public health, safety and general welfare, and property throughout the City:

The proposed Project maintains the public health, safety, and general welfare of the community through compliance with adopted development standards, adequate provision of parking, safe vehicular and pedestrian circulation, and incorporation of Crime Prevention Environmental Design (CPTED)-consistent lighting design to minimize glare and light trespass while enhancing visibility and security. Traffic analysis demonstrates that the project would not result in a significant transportation impact, including vehicle miles traveled. The project includes appropriate buffering, screening, and stormwater biofiltration measures, and connects to the City's storm drain system, thereby protecting adjacent properties and public infrastructure. As conditioned, the project does not create adverse impacts to public health or safety.

4. Assist private and public developments to be more cognizant of public concerns for the aesthetics of developments: The Development Review process has assisted the applicant in being cognizant of public concerns related to the aesthetics of the development.

Through a predevelopment conference, neighborhood meeting, and public hearing process, the applicant revised the project to increase ground-floor commercial space, expand street setbacks, introduce two public courtyards, improve building articulation, and enhance screening along the rear property line adjacent to single-family residences.

These revisions demonstrate responsiveness to community input and City Council direction, resulting in a project that better reflects public expectations for design quality and neighborhood compatibility.

5. Reasonably ensure that new developments, including residential, commercial, industrial, and publiclquasipublic developments, do not have an adverse aesthetic, health, safety or architecturally related impact upon existing adjoining properties: The proposed Project reasonably ensures that new residential and commercial uses will not have an adverse aesthetic, health, safety, or architecturally related impact on adjoining properties or the City in general. The project complies with all applicable setback, height, density, and landscaping standards, includes a six-foot-high masonry buffer wall and landscaping along the rear property line adjacent to single-family residences, and provides articulated 10 of 53
February 17, 2026, Item #8
Resolution No. 26-

building massing and appropriate transitions within the Town Center context. The project's design, scale, and operational characteristics are compatible with surrounding land uses and consistent with the intended urban form of the Poway Road Corridor.

6. Ensure that the proposed development complies with all of the provisions of the zoning ordinance and the general plan: The proposed Project complies with all applicable provisions of the City's zoning ordinance, the PRSP, and the City of Poway General Plan.

The project's land use, density, height, setbacks, parking, landscaping, and architectural design conform to the Town Center land use district standards and is eligible for the Tier 1 height incentive through a qualifying lot consolidation. The applicant is required to pay the cost to identify additional compatible affordable housing sites within 180 days of Project approval, which is in conformance with the City's Housing Element and applicable state housing laws and, as conditioned, satisfies all requirements for approval of Development Review 25-0002 and Tentative Tract Map 25-0002.

SECTION 4: The findings, in accordance with the State Subdivision Map Act (Government Code Section 66410 et. seq.) for TTM 25-0002, are made as follows:

1. Consistency with General Plan, Applicable Specific Plans & Zoning Ordinance: Tentative Tract Map 25-0002 is consistent with the City of Poway General Plan, applicable sections of the PMC and the PRSP. The proposed subdivision facilitates a permitted multi-family residential and mixed-use development within the Town Center land use district, consistent with the land use designation, density, height, and development standards applicable to the site.

2. Physical Suitability of the Site for the Proposed Density, Type of Development and Subdivision Design: The 2.26-acre site is relatively flat, located within an urbanized area, served by existing public infrastructure, and is appropriately sized and configured to accommodate the proposed townhomes, commercial units, access, parking, utilities, and open space without creating site constraints or hazards. The design of the subdivision is physically suitable for the site and logical lot configuration consistent with condominium subdivision standards. The subdivision design integrates onsite parking, landscaped common areas, and buffering from adjacent single-family residential uses.

3. No Substantial Environmental Damage, Injury, Serious Public Health Problems: The design of the subdivision and the type of improvements proposed will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project qualifies for a Class 32 In-Fill categorical exemption under CEQA Guidelines Section 15332 and is consistent with the assumptions and analysis of the PRSP Program EIR. The project complies with applicable building, fire, engineering and safety standards; provides adequate parking and circulation; incorporates stormwater management measures; and includes appropriate lighting and design features to promote public safety.

4. No Conflict with Public Easements: The design of the subdivision and proposed improvements will not conflict with easements acquired by the public at large for access through or use of the property. Any existing or required easements shall be vacated, preserved, modified or dedicated as necessary and reviewed and approved by the City Engineer prior to recordation of the final map.
11 of 53
February 17, 2026, Item #8
Resolution No. 26-

5. Adequacy of Public Services and Infrastructure: Infrastructure, including streets, utilities, drainage, and emergency services, either exist or will be provided to serve the subdivision.

The project will connect to existing public systems and construct onsite and offsite storm drain improvements as required by the City.

6. Compliance with the State Subdivision Map Act & Condominium Subdivision Suitability:

TTM 25-0002 complies with all applicable provisions of the State Subdivision Map Act and the Poway Municipal Code. The map has been reviewed for conformance with subdivision design, improvement standards, and procedural requirements, and is conditioned to ensure full compliance prior to recordation. The proposed condominium subdivision is suitable for the type and density of development proposed. The Tentative Tract Map establishes appropriate common areas, private units, and maintenance responsibilities, which will be further defined through the final map and Covenants, conditions, and Restrictions (CC&Rs) to ensure long-term functionality and compatibility with surrounding development.

SECTION 5: The City Council hereby approves DR 25-0002, and TTM 25-0002, as shown on the approved plans incorporated by reference and stamped as "Exhibit A" dated February, 17 2026 (Exhibit A hereinafter) on file with the City, except as noted herein and subject to the following conditions:

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 forth 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 25-0002, and TTM 25-0002) 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. 12 of 53
February 17, 2026, Item #8
Resolution
No.
26-Page
6 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. The
Director
of
Development
Services
may
approve
minor
adjustments
to
the
approved
plans
that
are
consistent
with
the
intent
of
this
approval
and
do
not
result
in
substantial
changes
to
project
design,
intensity
or
impacts
.

7. Prior
to
March
17,
2026,
the
applicant
shall
pay
$16,500
to
the
City
of
Poway,
for
the
cost
to
update
the
City
's
Housing
Element
sites
inventory
to
reallocate
the
Very
Low
and
Low
affordable
units
shown
on
the
current
inventory
for
the
Project
site
.

8. Prior
to
March
17,
2026,
the
applicant
shall
submit
in
writing
to
the
City's Planning
Division
that
all
conditions
of
approval
have
been
read,
understood
and
agreed
to.

Prior
to
approval
of
the
final
map:
(Engineering) 9.

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
.

10. 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.

11. 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.

12. Easements
will
be
required
for
all
public
facilities
onsite.

This
may
include
but
is
not
limited
to
utilities,
streets
, sidewalks,
and
elevators
. The
Public
Utility
Easement
shown
will
grant
the
city
access
in
the
event of
a
needed
repair
to
the
sewer
or
water lines
within
the
PUE.

13. If
there
is
an
instrument
for
CC&Rs,
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
,
13 of
53 February 17, 2026, Item #8
the following features:

Resolution No. 26-

a. A storm drain connection from the site to the existing storm drain system within Poway Road, as approved to the satisfaction of the City Engineer. b. Proposed public utilities (water and sewer main).
c. Propos~d street light fronting the site. The location and type of street light shall be coordinated and approved to the satisfaction of the City Engineer. The work order number from SDGE shall be included on the plans.
d. Additional public improvements may also include but are not limited to:
driveway improvements, Americans with Disabilities Act (ADA) accessibility improvements, traffic improvements, streeUbike lane striping, crosswalks, curbs, gutters, sidewalks, utilities, street trees and landscaping. e. Poway Road shall be edge ground and overlayed with asphalt concrete for a half street width along and between areas of trenching in the recently resurfaced streets before November 2028 (three-year moratorium period).

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. The installation of the street trees and storm drain connection are required regardless of the findings after potholing, as approved to the satisfaction of the City Engineer. It is anticipated that SDG&E and/or dry utilities 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 maintained between dry 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.)
14 of 53
February 17, 2026, Item #8
Resolution
No
. 26-Page
8 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 . A
fair
share
payment
shall
be
paid
towards
Poway
Road
traffic
signals
per
the
Poway
Road
Specific
Plan
. The
fair
share
payment
shall
be
determined
through
an
engineering
study
prepared
by
a
certified
traffic
engineer
and
subject
to
approval
of
the
Director
of
Development
Services
.

24. Payment
towards
a future
midblock
crossing
and
other
potential
improvements
on
Poway
Road
may
be
required
per
the
Poway
Road
Corridor
Specific
Plan
. Since
the
proposed
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
of
these
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
fair
share
is
calculated
proportionally,
based
on
the
number
of
units
proposed
by
the
lntracorp
project
(47
units)
compared
to
the
total
net
allowed
units
within
the
Opportunity
Area
as
outlined
in
Table
FEIR-1,
"Development
Potential,"
of
the
Final
Environmental
Impact
Report
for
the
Poway
Road
Specific
Plan
(PRSP)
Amendment
dated
November
2017
. The
total
development
potential
within
this
area
is
identified
as
712
units,
resulting
in
a
fair
share
allocation
of
approximately

6.6%
. The

6.6%
fair
share
contribution
from
the
development
shall
be
applied
toward
the
cost
of
all
three
of
these
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
.

Prior
to
issuance
of
a
Grading
Permit:

25. 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
15 of
53 February 17, 2026, Item #8
plan check fee according to the latest adopted master fee schedule.

Resolution No. 26-

26. The slope of the Poway Road sidewalk shall be directed toward the street trees on all applicable plans and cross-section views in the plans. The finished floor elevation shall be adjusted as necessary to accommodate this design.

27. A moratorium on Poway Road may be in effect during project construction. Any trenching or disturbance of the roadway surface during this moratorium period shall require full-lane paving restoration in accordance with City standards.

28. If the project is phased, the applicant will be responsible for presenting a phasing plan to the satisfaction of the City Planner and City Engineer. The applicant shall enter a covenant for private improvements to establish the timing of the installation of the private and public improvements.

29. Prior to the issuance of a demolition or grading permit (whichever comes first), proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity shall be provided to the City along with a copy of the Storm Water Pollution Prevention Plan (SWPPP).

30. Per the submitted Geotechnical Investigation, groundwater was found at the site and should be considered during site development. If the disposal of groundwater is necessary during 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 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 sewering this wastewater 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.

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

32. Applicant shall enter into a Private Facilities Maintenance Agreement for the private facilities associated with the development (ie. pavement, retaining walls, landscape areas, etc). The form and content shall be in a form satisfactory to the City Attorney.

33. Any private improvements within any publicly held easement or right-of-way may require an encroachment agreement as determined necessary by the City Engineer. AH necessary encroachment agreements shall be approved and executed.

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

35. 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 16 of 53
February 17, 2026, Item #8
Resolution No. 26-

and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer.

36. Water Quality Control -Design and Construction. 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;
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 and Maintenance plan. The operation 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.

37. 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.

38. The property is located within the Trash Amendment Area. The property owner must identify onsite existing storm drain inlets that require an approved Trash Control Device from the following list: https://poway.org/DocumentCenterNiew/9394/Certified-Trash-Full­ Capture-Systems-PDF and install those devices.

39. 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.

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

41. 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.

42. 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
https://poway.org/DocumentCenterNiew/10254/Preconstruction-Meeting-Request­ Fillable?bidld= along with three copies of the approved grading plans. The applicant's action plan that identifies measures to be implemented during construction to address 17 of 53
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erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector.

43. 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.

44. Construction staking is to be inspected by the Engineering Inspector prior to any clearing, grubbing or grading. At a minimum, all protected areas as shown on the approved grading plans are to be staked under the direction of a licensed land surveyor or licensed civil engineer and delineated with lathe and ribbon. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans.
(Planning)

45. 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.

46. In accordance with Mitigation Measure BIO-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 Migratory Bird Treaty Act (MBTA) and relevant California Fish and Wildlife Code requirements. Monitoring dates and findings shall be documented.

47. In accordance with Mitigation Measure BIO-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:
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a. Proximity and noise level of project activities.

Resolution No. 26-

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.

48. 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.

49. 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 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.

50. 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 19 of 53
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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.

51. 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.

52. 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 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.

53. 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 20 of 53
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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.

54. 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.

55. 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.

56. 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 1 and September 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 1 and September 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.

57. Prior to the issuance of a grading permit, grading plans shall incorporate the following: 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.

58. Prior to the issuance of a grading permit, the Project's parking lot shall incorporate directional pavement and traffic signs including speed limits, parking restrictions, stop signs as recommended by the Traffic Engineer.
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59. Prior to the issuance of a grading permit, the designated residential-only at-grade parking space shall be clearly marked and reserved exclusively for residential use and incorporated into the signage plan associated with onsite parking sheets within the grading plan. The sign must be installed prior to Certificate of occupancy for the first phase of the project.

Prior to issuance of a Building Permit:
(Engineering)

60. The final map shall be recorded and accepted by the City.

61. Condo maps shall be recorded prior to building permit issuance.

62. 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.

63. 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.

64. 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 in addition to sending a scan to the City's project engineer.

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

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

67. The developer shall maintain all erosion control devices throughout their intended life. The certification and report are subject to review and approval by the City.

68. 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.

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

70. 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 22 of 53
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approval as determined by the Director of Development Services, including any requests to revise conditions of approval.

71. Prior to the issuance of building permits, Draft CC&Rs shall be submitted to the City for review to ensure consistency with project approvals, shared parking arrangements, maintenance responsibilities, and commercial/residential separation.

72. Prior to the issuance of building permits, the applicant shall submit a construction management and phasing plan to the satisfaction of the Director of Development Services for review and subsequent approval.

73. Prior to the issuance of a building permit, building plans shall incorporate the following:

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.

74. Prior to the issuance of a building permit, building plans shall incorporate the following: 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.

75. Prior to the issuance of a building permit, building plans shall incorporate the following: 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.
b. A minimum 42-inch-high fence, with no greater than two-inch openings is required adjacent to drops greater than 30 inches.

76. Prior to the issuance of building permits, 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.

77. Prior to the issuance of a building permit, building plans shall incorporate the following:

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.

78. Prior to the issuance of a building permit, the project shall feature ADA compliant ramps, stairways, and elevators. A separate ADA path of travel exhibit shall be submitted with the building plans.
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79. Prior to the issuance of building permits, 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. Plans shall provide the height of the equipment, along with the height of the parapets, screening apparatuses, etc. Ground mounted utility equipment shall be screened.

80. Prior to the issuance of a building permit, building plans shall incorporate the following: All residential units shall feature an interior bicycle rack area in the 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.

81. Prior to the issuance of building permits, the applicant shall pay the affordable housing in­ lieu fee for each unit.

82. Prior to the issuance of a building permit, building heights shall not exceed three stories or 38 feet, as measured in accordance with the Poway Municipal Code and the Poway Road Corridor Specific Plan. Final building heights shall be verified onsite at the framing inspection during construction of each building.

83. 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:
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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.

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f. A minimum of one 15-gallon tree, per City specification, shall be provided 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.

84. Prior to the issuance of a demolition building permit, existing structures shall include investigation reports for lead and asbestos with appropriate mitigations prepared by certified professionals.

85. Prior to the issuance of a building permit, 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 consistent with the design of the development. All refuse areas shall have a trash enclosure as applicable and provide for recycling and compost bins (SB 1383). Refuse containers for residential uses shall be stored outside the front yard setback area behind fences with gated access.
(Building)

86. 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.

87. Prior to issuance of a building permit demonstrate the project complies with the provisions 25 of 53
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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.

88. The restrooms located in the commercial area; Live Work buildings shall meet the requirements of California Building Code Chapter 11 B. The restrooms drawn appear to be too small, have non-compliant showers and are not to code.

89. Prior to the issuance of building permits, building plans shall incorporate the following: EV charging is required for this project per California Green Code Chapter 4. Show EV charging locations on site plan. Show parking calculation showing the required number of stalls to have EV charging and show compliance with California Building Code Chapter 11 B Sections 228.3 and 812. Electrical charging stations shall be provided at the rate required by the California Green Code.

Prior to issuance of a Certificate of Occupancy:
(Engineering)

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

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

92. The applicant shall install approved trash treatment devices per the SWTFMA to the satisfaction of the Engineering Inspector.

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

94. 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.

95. 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.

96. 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.

97. An adequate drainage system around the new building pads, capable of handling and disposing all surface water, shall be provided to the satisfaction of the Engineering Inspector.
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98. 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.

99. 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)
100. Grease interceptors shall be installed for two of the commercial units to facilitate food­ related uses prior to the Certificate of Occupancy of the first building. 101. Prior to issuance of a certificate of occupancy for the first residential unit, the applicant shall implement the commercial tenant marketing strategy described in Attachment D of the staff report, to the satisfaction of the Director of Development Services. Specifically, the applicant will offer incentives to potential purchasers that support their interior build out of the commercial spaces.
102. The three ground-floor commercial units shall be constructed as separate legal units with condominium lots created to allow individual ownership. The commercial spaces shall be physically separated from the residential units, consistent with the approved plans. 103. A minimum of 75 percent of the ground-floor frontage along Poway Road shall be maintained as active commercial use, consistent with the PRSP. The project's approved 80 percent commercial frontage shall not be reduced without amendment to this approval. 104. All three commercial spaces shall be constructed during the first phase of the project. Prior to the certificate of occupancy for residential in subsequent phases of this Project, this condition shall be satisfied to the satisfaction of the Director of Development Services.

Specifically, building 10 and building 1, including the commercial spaces contained within each building, as identified on the approved site plan "Exhibit A", will be completed within the first phase of construction. These spaces shall be finished and actively marketed in accordance with the Commercial Tenant Occupancy plan.
105. Until all three commercial units are occupied, the applicant or HOA shall host monthly community events in one of the commercial spaces and adjacent courtyard area, until all commercial spaces are occupied. The applicant shall meet with the Development Services Department staff every three months to provide status updates on the commercial space occupancy levels and include a summary of marketing efforts, until all three commercial spaces are sold and occupied. The schedule for events shall be provided to the City monthly.
106. One commercial space can function as a sales office and community center until three months after the last residential building certificate of occupancy. 107. The project shall provide a minimum of 123 parking spaces as shown on the approved plans, including required residential, guest, ADA, and parallel parking spaces. Parking 27 of 53
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shall be maintained for its approved use and shall not be converted to other uses. 108. Outdoor covered patio areas associated with commercial units shall not exceed 75 percent of the gross internal commercial floor area unless additional parking is provided in compliance with the PRSP.
109. Exterior lighting shall be installed in substantial conformance with the approved photometric plan. Lighting shall be downward-directed, shielded, and designed to minimize glare and light trespass onto adjacent properties. 110. A final condominium map consistent with TTM 25-0002 shall be recorded prior to sale of any units.
111. A six-foot-high stucco-finished masonry block wall shall be constructed along the rear property line prior to the Certificate of Occupancy for the first building. The wall shall incorporate pilasters at intervals of no more than 30 feet and shall be colored to complement the earth-tone architectural palette of the Project. Furthermore, vines and trees shall be landscaped on the interior side of the wall according to the Approved conceptual landscape plan part of Exhibit A on file in the office of the Director of Development Services.
112. Prior to Certificate of Occupancy of the last phase/building, 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.
(Sheriffs Crime Prevention)
113. The project shall maintain clear sightlines, adequate lighting, and active frontage areas consistent with CPTED principles.
114. 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.
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.
c. The project shall create Neighborhood Watch and a Business Watch program. (Fire)
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115. This project shall comply with all applicable local and state codes including the Poway Municipal Code, California Fire Code, California Building Code, California Plumbing Code, California Electrical Code, California Mechanical Code, and applicable NFPA Standards. 116. An approved water supply, capable of supplying the required fire flow of 1500GPM for fire protection, shall be provided to all premises within 400 feet of all structures following an approved route. A water analysis shall be performed to establish the adequacy of the existing water main and all necessary system design to serve the project. Costs of the water analysis shall be the responsibility of the applicant. 117. The approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on site. 118. This project shall be equipped with fire apparatus access road(s) and shall be maintained a minimum 20-feet unobstructed width with a minimum 13' 6" vertical clearance and designated as fire lanes with the language "NO PARKING-FIRE LANE" marked on the top side of the curbs in white lettering every 25ft. 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.
119. This project shall be equipped with the approved fire apparatus access roadway(s) for fire protection as soon as combustible material arrives on site. This project shall be equipped with approved address numbers meeting the City of Poway standards. 120. This project shall be equipped with the appropriate fire sprinkler system meeting California Fire Code regulations.
121. This project shall be equipped with the appropriate fire alarm system meeting California Fire Code regulations.
122. This project shall be equipped with the appropriate fire extinguishers meeting California Fire Code regulations.
123. This project shall be equipped with illuminated exit signage meeting California Fire Code regulations.
124. This project shall be equipped with emergency exit lighting meeting California Fire Code regulations.
125. This project site electrical room(s) shall be identified by signage and maintained free of any combustible storage.
126. This project site improvement shall be equipped with fire panic door hardware. Fire apparatus access roadway/driveway shall extend to within 150 feet of all portions of the structures as measured by an approved route around the exterior of the building. 127. The angle of departure and the angle of approach of a fire access roadway shall not exceed 12 percent.
128. All dead-end fire access roads greater than 150 feet in length shall be provided with approved provisions that allow emergency apparatus to turn around. Provide the City of 29 of 53
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Poway fire department fire apparatus turnaround overlay directly to plan driveway where dedicated.

SECTION 6: The approval of DR 25-0002 and TTM 25-0002 shall expire February 17, 2028, 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 TTM 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
PASSED, APPROVED AND ADOPTED a Regular Meeting of the City Council of the City of Poway, California on the 17th day of February, 2026 by the following vote, to wit:

AYES:

NOES:

ABSTAINED:

ABSENT:

DISQUALIFIED:

Steve Vaus, Mayor
ATTEST:

Carrie Gallagher, CMC, City Clerk
February 17, 2026, Item #8
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,___.,...----',--_ AP N 31 7 -1 01 -04 and 31 7 -1 01-05 1-1--,-W-,-a_ne....;...s=.ta .:::...D~r Yankton Dr
Ilene St , n-.--.---.--1 __ ,s~. i
ro .....
n----1---4---4-R 5 -7 Cf2
i
Slack St
..

NORTH
31 of 53
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0 Poway Rd
TC
Olympus Cir
Olympus Cir
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0 05-R PF
City of Poway
Zoning / Location Map
Item: DR25-0002/TTM25-0002
250 500

ATTACHMENT B
1,000
Feet
February 17, 2026, Item #8
32 of 53
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February 17, 2026, Item #8
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Site Summa.!l_ :

Tot.ii Homes
Rcsldentb.l ; l7
Multinmity wl Groood Floor Commercial : IO
Total : ◄ 7
Gron Site Arelj :t2.5BAac1
Gron Den,ity : ± I 8.2 Hornell per Acre
Net Site Ar~ :tl.06Aae1
Net Density : ± 22.8 Homes per Acre
lotCovera1e : J7,0-1'>SF (◄ I.IX)
I rc.:i. ~:;~, :- lli"js· r,/1LJ!I L 1 0 1 ~A ' ( -~·1
PirklnJi Rcquind:

RCJldcntb.l

2.5 Spaces/ ]BR x ]7 :'Jl.5
Total Required :'12.S=9l(l.Sl:I)
Mukit.amily wf Gromcl Floor Commercb.l

2.25 Spaces/ 28R x 2 : ◄ .5

2.5 Spaces/ JBR x 8 : 20
Toul Required : 2-4.S = 25 (2.5:1)
Avcn.gc Com=cb.l Front Setback
from BuildKlz to ROW : e•-a~
Setback from ROW to f.1.ce-of-Cwb : 'J'-0~
Park.inf Provided:

Resldentb.l
Ganze Spaces•
Uncovered S.2_ace1
Total Provided
: 7l
;2.5
: 98 (2.65:I)
Muklfunily w/ Gromd Floor Commercial
Gan.re Spaces• : 20
Uncovered Spices : S
Toul Provided : 25 (1.5:1)
'N<lto: EKhpr.,._. imul1L.r,,rllEV~•""1 .,><•.

Open Space;
Landta.pe Coverage
Required (10% of Net Dr.vr.lopabJe Area)
::t9,B2BSF
Provided ::tl7,6HSF
Open Spice
Required: 12S SF/ Unit x ◄ 7 : :t 5,875 SF
Provided~
Common
Priv:ue
Ton! Provided
::t9,7B55F
.:....!.....t.SBI SF
: :tl ◄ ,366 SF
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ARCH ITE CTUH • PL.\trnltlC • INTHlO~S
Copyn1,120ZS &11 .....,ll._.; Mhl tcb

CONCEPTUAL SITE PLAN
13044 POWAY ROAD
1CJl<lr<l'la'dlloM,Sulo100
~Baxt,,~USA l1"0
IOl. •lto5U1 100
'-•1 t-0 55)~1
Poway, California
!L_l~
SCALE: l" • la..O-
738.23192
I
ll-+24'---tl I -~-
4 1:11 K Ill i I • rtsl!I!:<-. ~ •
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IO. IO. l 5
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I N TRACORP
February 17, 2026, Item #8
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Site Summa!)'._:

Total Homes
Residcntb.l : 17
Multihmily w/ GrOlm Floor Commercbl : 10
Toul : ◄ 7
Gron Site lvCJ.

Gron Density
Net Site Are,.

Net Density
lotCOYCr.ll(C
P'arkhg Required:

Rcsldcntbl

2.5 ~lCCS / )BR x )7
Total Required
:±1.58Acrcs
: ± 18.2 Homes per Acre
: ± 2.06 Acres
: :t. 22.B Homes per Acre
: 17,0-49 SF (◄ 1.2%)
:92.S
:92.5 = 93 (2.51:1)
Multihmily wf Grouid Floor <:.ommcrcb.l

2.25 Space.s / lBR x 2 ◄ .5

2.5 Spices/ ]BR x 8 : 20
T ota.l Required : 2 ◄ .S = 25 (l.5: I)
Avcn.gc Comma-cb.l Front Sctbu:k
from Buikling to ROW : 81-8•
Setback from ROW to fJ.ce-of-Curb : 9•-0•
Parkins Provided:

Rcsldentbl
Gan.zcSpaces•
Uncova-ed S,21ccs
Total Provided
: 7l
'25
,98(2.65,1)
Muh.ihmily w/ GrOl.m Floor Commercid
G11r.1rc Spices• : 20
Uncovered S.e_accs 's
T oo.l Provided ,2S(HI)
"Noto : ~,.,.,. ... ;.,n.a1,t. ... llEV-roocly1p>u .

Open Space:

Landsopc Coverage
Required (10% of Net Dcvelopablc Arca)
: :t.9,828 Sf
Provided : ±17,67 ◄ SF
OpenSJ>2ce
Required: 125 SF/ Unltx ◄ 7 : ± 5,875 SF
Provided
Common
PriYJ.te
Total Provided
: :t 9,785 SF
::t .. .!.SBISF
::tl .. ,l66SF
Bassenian I Lagoni
AP. CHITtCTUH • PLUHI IIIG • IN TfRIO~S
Cop,n111202!i&mri.,IL~.l«h!Kt1

FIRE LANE EXHIBIT
13044 POWAY ROAD
lOllo.m.dDrNo , Sulolo-3
HwpcwlBtktl,CAU!.AtX&O
w.-11.omm,o
Poway, Calffornla
o 10 lO "O
SCALE:l",.20'.0"
738.23192
IO. IO. 2 5

INTRACORP
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February 17, 2026, Item #8
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POWAY ROAD
Poway, Caldornia
1=±::::l 738.2)225

0.3 IO. IO. 25
4-INTRACORP
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I ::) '- Sff l.ANOSCAK Pl.ANS FOR 0£TAllS
SIT I.ANDSCAK Pl.ANS FOR 0£TA.ILS
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CAALSSAO. CA. 92009-0 87
(760) 9]1-11700
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AA911D/8

POWAY ROAD TOWNHOMES

PRELIMINARY GRADING
13044/13056 POWAY ROAD

POWAY , CA
SHEET
C-02
February 17, 2026, Item #8

STREET TREE IN
,·xa· PLANTER
...,
C
r,

COMMERCIALJRETAIL

COURTYARDS & STREETSCAPE
13044 POWAY ROAD

INTRACORP
895 DOVE ST., SUITE 400
NE\t\/PORT BEACH, CA 92660
POWAY1 CA
TOT LOT1MTH FEATURES SUCH AS PLAY

PANELS AND SAND TABLES

CONCRETE APRON
(CITY STANDARD)
'E PERMEABLE

ETEPAVERS
PLANTER POT WITH PLANTING SCREEN, TYP.
- II
COMMERCIAURETAIL CORNER ENTRV Vv1TH
SEATING SPACE, DECORATIVE Pl.ANTER POTS.

AND DECORATIVE CONCRETE PAVING SUCH AS
INTEGRAL COLOR CONCRETE WI TOPCAST f\NISH
POWAY RD.

SIGHT LINE:

FINAL TREE lAYOUT WITI-UN SIGHT LINE,
AND 'MTHIN RO.W., TO BE CONFIRMED

DURING FINAL ENGINEERING AND

SUBJECT TO PO THOU NG OF UTILITIES

8.S' NAT\JRALGRAY
SIDEWALK IN RO.W.

COMMERCIALJRETAIL SEATING SPACE 1MTH DECORATIVE

CONCRETE PAVING SUCH AS INTEGRAL COLOR CONCRETE W/

TOPCAST FINISH
B
L-2
SHEET 02 OF 04
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TCfY•~l'I

LANDSCAPE CONCEPT ENLARGEMENTS
GMP JOB NO. 24-029-00
SCALE: SEE SHEET
DRA""-'N: LO
CHECKED: JP
gmp~i I LAHDSCADE

ARCH ITE CTURE
& PLANNING
February 17, 2026, Item #8
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H t W !C IUU • PLUl~l~G • 1n rnc1 s
BUILDING 10

STREET SCENE ALONG POWAY ROAD
Front E J e vat ion

POWAY ROAD
Poway, California
1:::±:c, 738.13225

BUILDING I
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IO. IO. 2 S
~

INTRACORP
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POWAY ROAD
Poway, California
7]8.23125
AO.I
Io. Io . 2S
<.!> INTRACORP
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February 17, 2026, Item #8
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BUILDING
Fir st F 1 o or Pl a n

POWAY ROAD
Poway , Califor-nia
l:=l:::::! 7]8 . 23225
~ ~

Q FIRST FLOOR
MULTI-FAMILY 5-PLEX w/ COMMERCIAL GROUND FLOOR
A I.I
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"'-> INTRACORP
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POWAY ROAD
Poway, C.iliforni.1
1::::±:::::i 738.23225
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February 17, 2026, Item #8
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POWAY ROAD
Poway , California
7)8 23225
Unit4B
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Unit 6
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MULTI-FAMILY
Unit5

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BUILDING
North & South Elevation

POWAY ROAD
Poway, California
H:::±:::::--:f 1 3 a . 2 J 2 2 s
©
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MULTI-FAMILY 5-PLEX w/ COMMERCIAL GROUND FLOOR
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February 17, 2026, Item #8
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INTRACORP
Building the Extraordinary
13044 Poway Road -Commercial Tenant Occupancy Plan
The proposed 47-unit townhome project at 13044 Poway Road includes 3 unique town homes fronting Poway Road with 469 square feet of ground floor commercial space. These commercial spaces are designed to have a separate entrance from Poway Road and are separated from the above residential three-bedroom and two-bathroom town home and two car garage. Two outdoor courtyards with shaded seating areas and landscaping will be constructed between the commercial space and Poway Road. The town homes and commercial spaces will be marketed during construction for sale.

Target Mixed -Use Buyers*
The town home and commercial space may be sold together to one buyer or separately to two independent buyers. The target buyers are:
• Individual Business Owners/ Owner Occupiers: Owners who seek to operate a business out of the ground floor commercial space and live above their business. • Individual Business Owners/ Town Home Rental Property: Business owners who seek to operate a business out of the ground floor and rent the town home above. • Owner Occupiers/ Commercial Space Rental: Owners who seek to occupy the town home and rent the ground floor commercial space.
• Town Homeowner Occupiers Only: Owners who seek to only purchase and live in the town home.
• Business Owners Only: Business owners who seek to purchase the commercial space and operate their business.
*The developer will not seek to directly lease the commercial space or town home above but seek qualified buyers.
47 of 53 ATTACHMENT D
February 17, 2026, Item #8
Commercial Space Delivery Condition and Tenant Improvements The commercial space will be delivered to the purchaser as 'move-in ready' with standard tenant improvements complete. This includes:
• Finished Walls: Interior walls are drywalled, taped, sanded, and painted in a neutral white. • Ceiling: Ceiling is finished with drywall and painted. • Lighting: Canned lighting is installed and operational. • HVAC: Heating, ventilation, and air conditioning systems are installed and functioning. • Electric and Water: Systems are installed and separately metered. • Plumbing: Bathroom is complete and functional.
• Flooring: Flooring is installed.
• Doors and Windows: All doors and windows are installed.

Tenant/owner will be responsible for:
• Final interior build-out (e.g., partitions, signage)
• Fixtures, furniture, and equipment (FF&E)
• Custom lighting and finishes
The town home and commercial space will be separately metered for the easy bifurcation of the uses should either of the spaces be rented or occupied by different parties. The commercial space is not intended to have commercial grade kitchens, grease interceptors, or additional power.

Parking
Designated commercial space parking during business hours will be provided in ten stalls along the center drive aisle of the project just behind the commercial space. Signage along Poway Road will direct retail patrons to the designated parking stalls. Please reference Signage and Parking Plan. 48 of 53

PARKING
FO'R :RETAIL

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February 17, 2026, Item #8
Marketing Strategy for Town homes and Commercial Spaces Project Overview
• Residential Component: New town homes designed for modern living-appealing to young professionals, growing families, and downsizers.
• Commercial Component: Three street-front spaces along Poway Road, ideal for neighborhood­ serving businesses such as coffee shops, fitness studios, boutique retail, professional offices, or wellness services.

The combination of housing and retail creates a live-work-play environment and strengthens community appeal.

Target Audiences
Residential Buyers:
• Young families seeking a suburban lifestyle with good schools. • Professionals working in San Diego County but desiring more space/value. • Empty nesters looking to downsize into low-maintenance living.

Commercial Tenants/Investors:
• Local entrepreneurs seeking high-visibility retail or service locations. • Regional brands interested in expanding into Poway's growing corridor. • Businesses that thrive on foot traffic from nearby residents.

Positioning & Branding
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• Tagline Example: "Live Here. Thrive Here. Work Here." • Emphasize Poway Road visibility, walkable convenience, and the synergy between townhomes + retail.
• Brand identity will highlight modern suburban living with community connection and everyday convenience.

February 17, 2026, Item #8
Marketing Tactics

1. Pre-Launch (Buzz Building)
• Project Identity Package: Name, logo, signage, and branding consistent across residential + commercial.
• Teaser Campaign: Banners on Poway Road announcing "Coming Soon: Modern Townhomes + Prime Retail."
• Landing Page: Capture leads with floor plans, renderings, and "Register Interest" forms for both buyers and commercial tenants.

2. Residential Marketing
• Digital Campaigns:
o Google+ Meta ads targeting buyers in San Diego County searching for "new townhomes" or "homes in Poway."
o Showcase lifestyle (schools, trails, family-friendly vibe). • Broker Outreach: VIP realtor events with previews, commission incentives. • Model Tours: Host open houses with lifestyle staging (work-from-home setups, family-friendly layouts).
• Community Engagement: Partner with Poway Unified School District and local businesses for cross-promotion.

3. Commercial Space Marketing
• Broker Partnerships: Work with retail/commercial brokers specializing in San Diego's suburban corridors.
• Direct Outreach: Pitch to local businesses-coffee roasters, fitness studios, boutique retail, pet services.
• Visibility Leverage: Highlight daily traffic counts on Poway Road, signage opportunities, and adjacency to new residential buyers.
• Package Marketing: Create "Own a Home+ Launch a Business" messaging for live/work-minded buyers.

4. Community Events & PR
• Pop-Up Events: Use the commercial spaces pre-lease for community pop-ups (farmers' market vendors, food trucks, artisan fairs).
• Press Coverage: Push stories to San Diego Business Journal, Poway News Chieftain, and real estate biogs.
• Grand Opening Festival: Ribbon-cutting with live music, food vendors, kids' activities to showcase both homes+ retail spaces.

5. Ongoing Engagement
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• Resident Lifestyle Campaigns: Highlight stories of families and businesses thriving in the community.
• Social Media Content: Behind-the-scenes construction updates, virtual tours, spotlights on future commercial tenants.
• Email Marketing: Segment lists into residential buyers vs. commercial prospects for tailored messaging.

February 17, 2026, Item #8
Integrated Marketing Strategy with Commercial Concepts
Commercial Tenant Mix Vision
The three high-visibility commercial spaces fronting Poway Road will be marketed as community­ serving, daily-need businesses that align with the new town homes. The tenant mix should:
• Provide convenience for residents.
• Attract foot traffic and visibility from Poway Road.
• Add long-term value to the residential component.

Strategic Positioning
• We will position the project as a modern neighborhood village -live in new townhomes, enjoy walkable amenities, and support local businesses.

Marketing by Tenant Category
Lifestyle & Daily Conveniences
• Specialty Food / Coffee Shop
o Market as "community gathering spots" for residents+ locals. o Use lifestyle renderings showing walkable coffee meetups, family ice cream outings, weekend brunch.
o Tie-in to residential sales by highlighting "grab a coffee downstairs before work." • Hair Salon/ Nail Salon/ Beauty Supply
o Position as self-care conveniences just steps away from home. o Marketing message: "Pamper yourself without leaving the neighborhood." Health, Wellness & Learning
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• Boutique Fitness/ Tutoring Center
o Highlight alignment with Poway's family-focused demographics. o Showcase stories of kids walking to tutoring after school, or parents fitting in a quick workout.
o Event idea: Free tutoring session or open fitness class during grand opening weekend.

February 17, 2026, Item #8
Service & Professional Uses
• Wireless/ Computer Repair/ Insurance/ Postal Service/ Professional Office o Market to residents as trusted, practical conveniences. o Messaging: "Skip the long drive. Handle errands right in your neighborhood." o Highlight signage visibility on Poway Road to attract outside customers.

Community-Oriented Concepts
• Pet Supply
o Emphasize Poway's pet-friendly, suburban lifestyle.
o Marketing tie-in: "Where your neighbors buy their pet's favorite treats." Marketing Tactics Specific to Commercial Spaces

1. Broker & Direct Outreach
o Build a leasing brochure showcasing Poway Road traffic counts, aerials, and surrounding demographics.
o Target service-oriented businesses that already cluster in suburban corridors.

2. Tenant Tie-In to Residential Sales
o Promote businesses as a lifestyle amenity to boost townhome value: "Enjoy coffee, fitness, and daily conveniences just outside your front door."

3. Pre-Leasing Pop-Ups
o Host pop-up food trucks, pet adoption events, or coffee carts in the commercial bays before tenant build-out.
o Attract community buzz+ help prospective tenants visualize success.

4. Cross-Marketing Packages
o Offer joint promotions: free coffee gift card with townhome tour, free tutoring session for resident kids, discounted fitness memberships for buyers.

Visual/Branding Approach
• Renderings will show realistic businesses from this list (e.g., a boutique cafe with patio seating, a family-focused tutoring center).
• Use of signage mockups: "Future Coffee Shop," "Future Fitness Studio," etc. to build anticipation.

Key Performance Indicators (KPls)
• Residential:
o Leads generated (website sign-ups, event RSVPs)
o Sales velocity (units sold/month)
o Broker engagement(# of co-op deals)
• Commercial:
o Qualified tenant inquiries
o Signed leases/LO ls per quarter
o Traffic impressions via Poway Road signage & digital ads 53 of 53