Poway City Council
February 17, 2026

February 17, 2026, Item #7
DATE:

TO:

FROM:

CONTACT:

SUBJECT:

Summary:

AGENDA REPORT CityofPoway
February 17, 2026
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development Services ~
Jazmin Sanchez, Assistant Planner
(858) 668-4658 or [email protected]

CITY COUNCIL
Conditional Use Permit 25-0001 and Development Review 25-0003, a Request to Construct a 950 Square-Foot Dutch Bros Coffee, with a Two-Lane Drive-Through, in the Automotive General Commercial Land Use District of the Poway Road Corridor Specific Plan, within the Existing Lowe's Home Improvement Parking Lot, Located at 13740 Poway Road, (APN 317-130-69-00); and Determine the Project is Categorically Exempt from the California Environmental Quality Act
Braden Bernards on behalf of Cole Valley Partners (Applicant) is requesting a Conditional Use Permit (CUP) 25-0001 and Development Review (DR) 25-0003, for the construction of a 950 square-foot Dutch Bros Coffee, with a two-lane drive-through proposed within the southwest corner parcel of the existing Lowe's parking lot in the Automotive General Commercial (AGC) land use district of the Poway Road Corridor Specific Plan (PRSP). Additionally, the project includes landscaping improvements and a new trash enclosure.

Recommended Action:

It is recommended the City Council take public input, close the public hearing, find and determine the project is categorically exempt from the California Environmental Quality Act (CEQA) and adopt the attached Resolution (Attachment A) approving CUP 25-0001 and DR 25-0003.

Discussion:

The Project was publicly noticed on January 22, 2026, for the February 3, 2026, regular City Council meeting, at which time it was continued to a date certain of February 17, 2026.

Background
In 2011, the City Council approved DR 10-009 for the redevelopment of a former automobile dealership site with a Lowe's Home Improvement store. This approval was subsequently modified in 2013 through DR 13-009. The project included construction of a 111,500 square foot building with an attached 27,700 square foot garden center within the AGC land use district of the PRSP. The entitlement included a Minor Conditional Use Permit (MCUP 10-008) to allow outdoor merchandise 1 of29
February 17, 2026, Item #7
display
within
parking
stalls
along
the
wes
tern
parking
aisle.

The

11.5 -acre
site
consists
of
three
separate
legal
parcels
, which
were
later
reconfigured
through
Boundary
Adjustment
(BA)
13-003
to
create
lots
on
the
southwest
and
southeast
corners
of
the
site.

Project
Analysis
The
project
site
is
proposed
to
be
located
on
a 0.75-acre
lot
at
13740
Poway
Road,
within
the
AGC
land
use
district
of
the
PRSP,
as
illustrated
in
the
attached
zoning/vicinity
map
(Attachment
B).

A
boundary
adjustment
(BA
25-0001)
has
been
prepared
to
reconfigure
the
lot
lines
to
accommodate
the project
,
reducing
the
size
of
the
lot
from

0.98 acres
to

0.75 acres.

The
project
site
is
surrounded
to
the
north
and
east
by
Lowe's
parking
lot
within
the
AGC
land
use
district
of
the
PRSP.

To
the
south
is
Poway
Road
and
to
the
west
is
Poway
Square
Shopp
ing
Center
within
the
Mixed-Use
(MU)
land
use
district
of
the
PRSP
.

The
Applicant
proposes
to
construct
a
new 950
square-foot
Dutch
Bros
Coffee
with
a two-lane
drive­
through
to
accommodate
19 queued
vehicles.

A
separate
service
window
will
be
offered
for
walk-up
customers
and
mobile
orders
on
the
western
side
of
the
building.

The
drive-through
will
be
screened
by
existing
and
proposed
landscaping
along
Poway
Road,
between
the
right-of-way
and
the
drive
­
through
as
shown
in
Attachment
C.

In
accordance
with
Chapter

3.2 of
the
PRSP,
a
CUP
is
required
for
a
drive
-through
restaurant
within
the
AGC
land
use
district.

Additionally,
a
DR
is
required
for
any
new
commercial
project
pursuant
to
Poway
Municipal
Code
(PMC)
Section

17.52.020
. The
project
complies
with
the
development
standards
of
the
PRSP
as
shown
below
on
''Table
1 ".

Table
1 -
Development
Standards
Standard
•
'c
:

Required
Proj~ct
Request
Complies
Minimum
Front
Setback
15 feet

61.78 feet
Yes
M
inimum
Side
Setback
10 feet
lnterior/15
109.00
feet/57
.92
feet
Yes
feet
street
side
Minimum
Rear
Setback
20 feet
• 36.01
feet
Yes
-
I
--
-
M
~
imum
Height
2 stories,
35 feet
_
L
2j
feet
Yes
Maximum
Lot
Coverage
40%

3.6%
Yes
Minimum
Landscaped
Area
10%
of
net
I

22.5%
Yes
developable
site
Operations: The
proposed
Dutch
Bros
hours
of
operation
are
from
5:00
a.m.
to
11 :00
p.m.,
Monday
through
Sunday.

The
operation
includes
a
maximum
of
seven
employees
during
peak
hours.

The
project
site
can
accommodate
additional
vehicle
queuing
during
the
grand
opening,
or
peak
periods
with
directional
signage
and
staff
ensuring
vehic
les
line
up
along
the
western
parking
aisle.

Architecture/Landscaping
:

The
proposed
Dutch
Bros
Coffee
building
is
architecturally
compatible
with
the
existing
Lowe's
building
and
in
harmony
with
surrounding
similar
uses
. The
drive-through
will
be
screened
by
existing
and
proposed
landscaping
along
Poway
Road.

The
project
requires
the
removal
of
15 existing
trees
2 of
29 February 17, 2026, Item #7
throughout the site which will be replaced on a one-for-one basis with a tree of the same size as per PMC Section 12.32.170. Additionally, the north and west sides of the trash enclosure will be landscaped with vines.

Noise/Lighting:

The drive-through does not include loudspeakers, as all customer orders are taken in person. A noise study was conducted and concluded there will be no noise impacts to adjacent properties as the current ambient sound levels exceed noise generated from the project. While the noise study supports 24-hour operations would not result in impacts, Dutch Bros plans to operate 5:00 a.m. to 11 :OO p.m. Any changes to these hours would require a minor modification to the CUP after demonstrating successful operation within established hours. In addition, lighting will be shielded and directed downward. A photometric study was prepared to demonstrate there will be no light spillage onto adjacent parcels. The technical studies can be found at Poway.erg/planning.

Traffic/Parking/Signage:

Pursuant to PMC Section 17.42.030, the project is required to provide one parking stall for every seven seats, plus one stall for each employee. The proposed project requires seven parking stalls since it does not include indoor or outdoor seating and will have a maximum of seven employees on site during peak hours. The overall project site contains 526 available on-site parking stalls. 62 stalls are dedicated to outdoor merchandise and shopping cart returns (MCUP 10-008). The project would remove 37 standard parking stalls, leaving an overall count of 427 parking stalls, which is adequate for the existing and proposed uses.

A Traffic Memorandum was prepared and concluded the project will not generate a significant impact on Poway Road. The project includes a two-lane drive-through layout designed to accommodate up to 19 vehicles in the queue. Proposed signage includes wall signs, menu boards, drive-through signs and directional signs for efficient on-site circulation, including during peak periods such as opening day. The project also provides an enhanced crosswalk with colored pavers in accordance with PRSP standards, along with Americans with Disabilities Act (ADA) compliant access from the public right-of­ way.

Neighborhood Meeting
A neighborhood meeting was held on September 15, 2025, to share details about the proposed project. Notices were mailed to property owners and occupants within 500 feet of the project area.

One member of the public attended the meeting. This individual expressed concerns about potential long wait times at the traffic signal but was generally supportive. A written comment was received regarding potential noise impacts generated from the drive-through. The noise and traffic studies demonstrate the project does not result in impacts.

Environmental Review:

This project is categorically exempt from the CEQA as a Class 3 Categorical Exemption, pursuant to Section 15303(C) of the CEQA Guidelines, in that the project involves construction of a drive-through coffee shop not exceeding 2,500 square feet. Additionally, none of the exceptions for the use of a categorical exemption per CEQA Guidelines Section 15300.2 apply. The project site is in an urbanized area, not within a scenic highway corridor and not located on a hazardous materials site. The cumulative impacts have been analyzed, and it does not present unusual circumstances that would 3 of 29
February 17, 2026, Item #7
result in significant environmental effects.

Fiscal Impact:

The proposed 950 square-foot freestanding drive-through Dutch Bros Coffee would generate a positive fiscal impact to the City of Poway through new sales tax revenues and associated business tax receipts. Revenues would come into the City's General Fund (F1000).

Public Notification:

A Notice of Public Hearing was published in the Poway News Chieftain onJanuary 22, 2026, and mailed to property owners and occupants within 500 feet of each parcel. A notice of pending application sign was posted at the Project site. Furthermore, all contacts on the City's interested party list were provided with public notice. The Project was publicly noticed for the February 3, 2026, regular City Council meeting at which time it was continued to a date certain of February 17, 2026.

Attachments:

A. Resolution
B. Zoning/Vicinity Map
C. Plan Set
Reviewed/Approved By:

Assistant City Manager
4 of 29
Reviewed By:

Alan Fenstermacher
City Attorney
Chris Hazeltine
City Manager
February 17, 2026, Item #7
RESOLUTION NO. 26-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

POWAY, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 25-0001 AND DEVELOPMENT REVIEW 25-0003 FOR

THE CONSTRUCTION OF A DUTCH BROS COFFEE WITH A
DRIVE-THROUGH LOCATED AT 13740 POWAY ROAD;
ASSESSOR PARCEL NUMBER 317-130-69-00
WHEREAS, Conditional Use Permit (CUP) 25-0001, and Development Review (DR) 25- 0003 were submitted by Braden Bernards, Applicant, for a proposal for the construction of a 950 square-foot Dutch Bros Coffee, with a two-lane drive-through located within the southwest corner parcel of the existing Lowe's parking lot in the Automotive General Commercial (AGC) land use district of the Poway Road Corridor Specific Plan (PRSP); WHEREAS, this was publicly noticed on January 22, 2026 for the February 3, 2026 regular City Council meeting, at which time it was continued to a date certain of February 17, 2026; WHEREAS, on February 17, 2026, the City Council held a duly advertised public meeting to solicit comments from the public, both for and against, relative to this application; and WHEREAS, the City Council has read and considered the agenda report for the proposed Conditional Use Permit request and has considered other evidence presented at the public meeting.

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

SECTION 1: This project is categorically exempt from the California Environmental Quality Act (CEQA) as a Class 3 Categorical Exemption, pursuant to Section 15303(C) of the CEQA Guidelines, in that the project involves construction of a drive-through coffee shop not exceeding 2,500 square feet. Additionally, staff has reviewed the project in accordance with CEQA Guidelines Section 15300.2 and determined that none of the exceptions for the use of a categorical exemption apply. The project site is in an urbanized area, not within a scenic highway corridor and not located on a hazardous materials site. The cumulative impacts have been analyzed, and it does not present unusual circumstances that would result in significant environmental effects.

SECTION 2: The findings, in accordance with Section 17.48.070 of the PMC, to approve CUP 25-0001, are made as follows:

A.
5 of 29
That the proposed location size, design and operating characteristics of the proposed use is in accord with the title and purpose of this title, the purpose of the zone in which the site is located, the City general plan and the development policies and standards of the City; The location, size, design, and operating characteristics of the proposed use are in accord with the title and purpose of Chapter 17.48 PMC (Conditional Use Permit Regulations), the General Plan, and the development policies and standards of the City, including the PRSP, in that a drive-through is allowed on a property with the AGC land use district in the PRSP with approval of a CUP, and will otherwise comply with all of the relevant codes and standards of the City of Poway.

ATTACHMENT A
February 17, 2026, Item #7
Resolution
No
. 26-
Page
2 B.

That
the
location,
size,
design
and
operating
characteristics
of
the
proposed
use
will
be
compatible
with
and
will
not
adversely
affect
or
be
materially
detrimental
to
adjacent
uses
,
residents,
buildings
,
structures
or
natural
resources;
The
location
,
size,
design,
and
operating
characteristics
of
the
proposed
use
will
be
compatible
with
and
will
not
adversely
affect
or
be
materially
detrimental
to
adjacent
uses
in
that
noise,
lighting
and
traffic
impacts
were
evaluated
and
there
are
no
anticipated
impacts.

C.

That
the
harmony
in
scale
, bulk
, coverage
and
density
is
consistent
with
adjacent
uses
;
The
proposed
use
is
in
harmony
with
the
scale,
bulk,
coverage,
and
density
of,
and
is
consistent
with,
adjacent
uses
in
that
the
project
involves
the
development
of
a
site
which
was
previously
planned
for
the
construction
of
a
drive-through
restaurant.

The
architecture
and
size
of
the
project
is
compatible
to
the
Lowe's
Home
Improvement
building.

D.

That
there
are
public
facilities,
services
and
utilities
available;
There
are
adequate
public
facilities,
services
, and
utilities
available
at
the
project
site
to
serve
the
proposed
use
.

E.

That
there
will not
be
a
harmful
effect
upon
desirable
neighborhood
characteristics;
There
will
not
be
a
harmful
effect
upon
desirable
characteristics
in
that
the
project
has
been
designed
to
be
consistent
with
the
drive-through
guidelines
contained
in
the
PRSP.

F.

That
the
generation
of
traffic
will
not
adversely
impact
the
capacity
and
physical
character
of
surrounding
streets
and/or
the
circulation
element
of
the
general
plan;
The
establishment
of
a drive-through
coffee
shop
will
not
adversely
impact
on
the
capacity
and
physical
character
of
the
surrounding
streets
and/or
the
Transportation
Element
of
the
General
Plan
in
that
the
project
has
been
designed
to
handle
the
queueing
of
vehicles
in
the
proposed
drive-through
lane
and
will
not
impact
traffic
flow
of
Poway
Road.

G
.

That
the
site
is suitable
for
the
type
and
intensity
of
use
or
development
which
is
proposed
;
The
site
is
suitable
for
the
type
and
intensity
of
use
or
development
that
is
proposed
in
that
the
proposed
project
has
been
designed
to
handle
onsite
drive-through
traffic
.

Additionally,
parking
for
the
use
will
be
accommodated
onsite.

H.

That
there
will
not
be
significant
harmful
effects
upon
environmental
quality
and
natural
resources;
There
will
not
be
significant
harmful
effects
upon
the
environmental
quality
and
natural
resources
in
that
the
site
is
part
of
an
existing
fully
developed
commercial
center.

I.

That
there
are
no
other
relevant
negative
impacts
of
the
proposed
use
that
cannot
be
mitigated;
Based
on
noise
, traffic
and
lighting
studies,
there
are
no
relevant
negative
impacts
of
the
proposed
use.

J.

That
the impacts,
as
described
in
subsections
A
through
I of
this
section,
and
the
proposed
location,
size,
design
and
operating
characteristics
of
the
proposed
use
and
the
conditions
under
which
it
would
be
operated
or
maintained
will
not
be
detrimental
to
the
public
health,
safety
or
welfare,
or
materially
injurious
to
properties
or
improvements
in
the
vicinity
nor
be
contrary
to
the
adopted
general
plan
; A
drive-through
is
allowed
in
the
AGC
land
use
district
of
the
PRSP
with
the
approval
of
a
CUP
. Therefore,
the
impacts
, as
described
in
subsections
A
through
I of
this
Section,
and
the
proposed
location,
size,
design,
and
operating
characteristics
of
the
proposed
use
and
the
conditions
under
which
it would
be
operated
or maintained
will
not
be
detrimental
to
the
public
health
, safety
or
welfare,
or
materially
injurious
to
properties
in
the
vicinity,
nor
be
contrary
to
the
adopted
General
6 of
29 February 17, 2026, Item #7
Plan
.

Resolution
No
. 26-
Page
3 K.

That
the
proposed
conditional
use
will
comply
with
each
of
the
applicable
provisions
of
this
title,
except
for
approved
variances.

The
proposed
conditional
use
will
comply
with
each
of
the
applicable
provisions
of
PMC
Title
17 (Zoning
Ordinance),
in
that
the
proposed
use
is
a
conditionally
permitted
use
and
has
been
designed
such
that
it will
not
result
in
significant
traffic
or
other
environmental
impacts.

SECTION
3: The
findings
for
DR
25-0003,
in
accordance
with
the
PMC

17.52 .010
Purpose
of
Development
Review,
are
made
as
follows
:

A.

The
project
has
been
designed
to
be
architecturally
compatible
with
surrounding
development
and
conforms
to
the
PRSP
development
standards
and
design
guidelines.

The
project
has
been
designed
to
be
architecturally
compatible
with
surrounding
development
and
conforms
to
the
PRSP
development
standards
and
design
guidelines
.

The
stucco
exteriors,
rock
columns,
and
accents
will
feature
earth
tone
colors
which
are
consistent
with
the
Poway
General
Plan
and
the
PRSP.

Therefore,
the
project
respects
and
recognizes
the
interdependence
of
land
values
and
aesthetics
to
the
benefit
of
the
City.

B.

The
project
has
been
designed
to
minimize
impacts
on
surrounding
development
by
utilizing
a
compatible
architectural
design
consistent
with
the
PRSP.

The
project
has
been
designed
to
minimize
impacts
on
surrounding
development
by
utilizing
an
architectural
design
that
is
substantially
consistent
with
the
PRSP
and
will
be
compatible
with
surrounding
commercial
center
development.

Therefore,
the
proposed
development
respects
the
public
concerns
for
the
aesthetics
of
development
and
encourages
the
orderly
and
harmonious
appearance
of
structures
and
property
within
the
City.

C.

The
granting
of
the
DR
would not
be
materially
detrimental
to
the
public
health,
safety
or
welfare
within
the
community
. The
granting
of
the
DR
would
not
be
materially
detrimental
to
the
public
health,
safety
or
welfare
within
the
community
since
the
proposed
redevelopment
project
will
complete
improvements
necessary
for
the
proposed
drive­
through
restaurant.

D.

The
design
and
improvements
of
the
proposed
development
are
substantially
consistent
with
all
elements
of
the
Poway
General
Plan
and
the
PRSP.

SECTION
4:

The
City
Council
hereby
approves
CUP
25-0001
and
DR
25-0003
as
shown
on
the
approved
plans
dated
February
17,
2026,
on
file
with
the
City,
except
as
noted
herein
and
subject
to
the
following
conditions:
7 of
29 (General) 1.

The
Applicant
shall
defend,
indemnify,
and
hold
harmless
the
City,
its
agents,
officers,
and
employees
from
any
and
all
claims, actions,
proceedings,
damages,
judgments,
or
costs,
including
reasonable
attorney's
fees,
collectively
the
"Claims"
against
the
City
or
its
agents,
officers,
or
employees, relating
to
the
issuance
of
any
aspect
of
the
project
approval
set
for
in
this
resolution,
including,
but
not
limited
to,
any
action
to
attack,
set
aside,
void,
challenge,
or
annul
this
development
approval
(including
but
not
limited
to
CUP
25-0001
and
DR
25-0003)
and
any
environmental
document
or
decision
made
February 17, 2026, Item #7
8 of 29
Resolution No. 26-

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. Approval of this CUP and DR request shall apply only to the subject project and shall not waive compliance with all sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of Building Permit issuance. This CUP/DR approval shall be in substantial conformance with the approved plans, with minor modifications permitted by the Development Services Director.

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

4. The conditions of CUP 25-0001 and DR 25-0003 shall remain in effect for the life of the subject use and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner.

5. CUP 25-0001 and DR 25-0003 may be subject to annual review, as determined by the Director of Development Services, for compliance with the conditions of approval and to address unresolved operational concerns that may have been raised during the prior year. (Engineering)
Prior to issuance of a Grading Permit:

6. Submit a precise grading plan for the development of the lot prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer. The plans shall use vertical datum NAVD88. Please be aware that all elevations in the Poway Benchmark list are datum NGVD 29 and will need to be converted. Submittal shall be made to the Department of Development Services Engineering Division for review and approval. The grading design shall be 100% complete at the time of submittal, ready for approval and issuance of permit. Incomplete submittals will not be accepted. All technical studies as required by Chapter 16 of the Poway Municipal Code shall be submitted. The applicant shall pay the grading permit and plan check fee according to the latest adopted master fee schedule.

7. The grading plan shall show a sewer lateral to serve the proposed site. The existing lateral shall be cleaned and repaired by applicant as necessary for use, including the installation of a property line cleanout if one does not exist per the City's requirement. If the applicant and City determine the lateral cannot be used, a new lateral shall be installed per City requirements. A Right-of-Way Permit will be required for a new lateral installation.

8. 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.

February 17, 2026, Item #7
9 of 29
Resolution No. 26-

9. The applicant must show upgrades to all driveways serving the property to be Americans with Disabilities Act (ADA) compliant. Applicant must be approved for Right-of-Way permit prior to start of construction.

10. 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.

11. 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. Two copies of a final Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved.

Once the final SWQMP is approved;
a. Provide two copies of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the Poway Municipal Code, and a signed PDF version. 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.

12. 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.

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

14. Any existing and proposed public easements shall be depicted on the grading plans. The proposed public easement dedications shall be submitted prior to grading permit issuance.

15. Any private improvements within any publicly held easement or right-of-way may require an encroachment agreement as determined necessary by the City Engineer. All necessary encroachment agreements shall be approved and executed prior to grading permit issuance.

16. Following approval of the grading plans, posting of securities and fees, and receipt of three copies of the approved plans, the applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form found at
www.poway.org/DocumentCenterNiew/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 erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector.

17. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way February 17, 2026, Item #7
Resolution No. 26-

Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance.

18. 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.

Prior to issuance of a Building Permit:

19. Prior to the submittal of a Building Permit application, the applicant shall obtain approval of a Grading Permit.

20. Applicant shall obtain a Grading Permit and complete rough grading of the site. The grading shall meet the approval of the Engineering Inspector and the project's geotechnical engineer. Following completion of rough grading, please submit the following:
a. Two copies of certification of line and grade for the lot, prepared by the civil engineer of work.
b. Two copies of a soil compaction report for the lot, prepared by the project's geotechnical engineer.

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

21. 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.

22. 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.

23. If one does not already exist, the property owner shall execute an approved Storm Water Trash Facilities Maintenance Agreement (SWTFMA) accepting responsibility for all structural Best Management Practices (BMPs), perpetual maintenance, repair and replacement as outlined in the Operations and Maintenance Plan. The SWTFMA requires an easement granted to the City of Poway. The applicant shall submit 8.5 by 11-inch exhibits of the legal description, site plan, operations and maintenance plan, and easement plat and legal (if applicable) to the project engineer for approval.

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

25. Landscape and irrigation on-site and within the right-of-way fronting the property shall be provided in accordance with the SPSP and the Poway Landscape and Irrigation Design Manual. Plans shall be submitted, and a minimum of one staff review shall be completed prior to issuance of a grading permit and/or improvement plan. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, PMC Chapter 17.41, and all other applicable standards in effect 10 of 29
February 17, 2026, Item #7
Resolution
No
. 26-
Page
7 at
the
time
of
landscape
and
irrigation
plan
check
submittal.

The
landscape
and
irrigation
plan
submittal
is
a separate
submittal
from
other
Project
plan
check
submittals
and
is
made
directly
to
the
Planning
Division
. Contact
the
Planning
Division
for
copies
of
applicable
City
standards,
the
landscape
and
irrigation
plan
submittal
checklist
and
the
plan
review
fee
worksheet.

Landscape
and
irrigation
plan
review
fees
are
required
and
are
the
responsibility
of
the
applicant.

Prior
to
issuance
of
a
Certificate
of
Occupancy
:

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

27. If
one
does
not
already
exist,
the
applicant
shall
install
approved
trash
treatment
devices
per
the
Storm
Water
Trash
Facilities
Maintenance
Agreement
to
the
satisfaction
of
the
Engineering
Inspector.
28 . All
applicable
easement
dedications
and
maintenance
agreements
are
to
be
recorded
prior
to
occupancy.

29. 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
.

30. 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.

31. 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.
32 . An
adequate
drainage
system
around
the
new
building
pad
capable
of
handling
and
disposing
all
surface
water
shall
be
provided
to
the
satisfaction
of
the
Engineering
Inspector.

33. 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.

34. After
completion
of
all
work,
record
drawings,
signed
by
the
engineer
of
work,
shall
be
submitted
to
Development
Services
for
review
prior
to
a request
of
occupancy,
per
Section

16.52 .130B
of
the
Grading
Ordinance.

Approval
of
record
drawings
is
required
prior
to
issuance
of
occupancy
and
release
of
grading
securities.

Initial
submittal
of
record
drawings
at
least
three
weeks
prior
to
a
request
for
occupancy
is
recommended.
(Planning) Prior
to
Certificate
of
Occupancy:

35. Prior
to
Certificate
of
Occupancy,
the
Applicant
shall
apply
to
obtain
a
Business
Certificate
through
the
Customer
Services
Department
of
the
City
of
Poway.

Prior
to
a
business
Certificate,
the
Applicant
shall
comply
with
the
following:
11 of
29 a.

The
site
shall
be
developed
in
accordance
with
the
approved
plans
on
file
in
the
Development
Services
Department
and
the
conditions
contained
herein.

A
final
inspection
from
the
appropriate
City
departments
will
be
required.

February 17, 2026, Item #7
Resolution No. 26-

b. Any signs proposed for the coffee shop and drive-through shall be designed in accordance with the Sign Ordinance. The necessary Sign Permit(s) and Building Permit(s) approvals for signage shall be obtained prior to installation.

36. A Tree Removal Permit shall be obtained prior to the removal of all existing trees. A separate permit is required for trees within the public right-of-way. The removal of both public and private trees shall conform to Chapter 12.32 (Urban Forestry) Articles II and Ill of the PMC. If the trees are proposed to be removed during the recognized nesting season for birds (February 15 through August 15), a nesting bird survey shall be conducted by a qualified orinologist /biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918.

37. Landscaping and irrigation on-site shall be installed per the approved landscape plans prior to the Certificate of Occupancy.

38. A minimum of one 15-gallon tree, per City specification, shall be provided for every three parking spaces except for parking spaces adjacent to the east side of the proposed building. Tree wells may be used to satisfy the parking lot tree planting requirement. Said trees shall be located to provide shade cover for the vehicles where practical.

39. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to one (4:1).

40. The landscape plan shall incorporate any replacement trees required by approved Tree Removal Permits.

41. The plans shall include additional shrubs to provide screening of the drive-through as seen from adjacent public streets. All shrubs that provide screening of the drive-through shall be trimmed to a height no lower than four feet.

42. Vines shall be planted and maintained on the trash enclosures north and west walls.

43. The site shall be developed in accordance with the approved plans on file in the Development Services Department and the conditions contained herein. A final inspection from the appropriate City departments will be required.

44. Prior to Certificate of Occupancy, all conditions of approval contained herein shall be completed to the satisfaction of the Director of Development Services.

Operations:

45. The drive-through shall operate only between the hours of 5:00 a.m. and 11 :00 p.m., and a minor modification (administrative) to the CUP is required to adjust operating hours.

46. Signs shown in the approved plans shall be approved under a separate Sign Permit. No other signs are permitted unless approved through a Temporary Sign permit.

47. All parking shall be provided on site per PMC 17.42.010(8). 12 of 29
February 17, 2026, Item #7

48. Pop-up tents or other temporary shade structures are prohibited.

Resolution No. 26-

49. All roof appurtenances, including air conditioners, shall be architecturally integrated, screened from view, and sound-buffered from adjacent properties and streets.

50. Exterior building materials and finishes shall reflect the approved elevations on file in the Development Services Department and the conditions contained herein.

51. The site plan shall show that all parking stalls are to be double striped.

52. The drive-through lanes shall be constructed as shown on the approved plans and shall maintain adequate stacking capacity to prevent vehicle queuing onto public rights-of-way or commercial center main drive aisle.

53. The "Do Not Block Keep Clear" striping as shown on the approved plans shall be installed prior to Certificate of Occupancy. Annual restriping is required.

54. A minor modification to the CUP shall be obtained prior to any addition of outdoor seating and shall comply with Health requirements for public restroom accessibly.

55. Drive-through ordering speakers are prohibited unless an updated noise study is provided and a minor modification to the CUP is approved by the Development Services Director.

56. The site shall be kept free of debris, and construction staging shall not encroach into the public right-of-way without authorization.

57. Deliveries are prohibited between the hours of 10:00 p.m. to 7:00 a.m. Delivered materials shall be promptly stored entirely within the drive-through tenant space. No equipment or materials shall be permitted to remain outdoors at any time.

58. All lighting fixtures shall be maintained such that they reflect light downward, away from any road or street, and away from any adjoining premises.

59. All landscaping, including areas within the adjacent public right-of-way, shall be adequately irrigated, and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. The trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with "American National Standard for Tree Care Operations" latest edition (ANSI A300). Trees shall not be topped, and pruning shall not remove more than 25 percent of the trees' leaf surface.
(Public Works)

60. Ensure the proposed Grease Trap/Interceptor (GRE) is professionally engineered, installed, utilized and maintained. Submitted plans should reference correct size, type, location of installation, and all applicable tie-ins. Schedule a site inspection before the first day of business at (858) 668-4735.
13 of 29
February 17, 2026, Item #7
Resolution
No.
26-
Page
10 61
. The
two
water
services
should
have
their
own
separate
water
connection
. Install
two
1"
copper
water
service
for
the
3/4
" irrigation
meter
and
1"
domestic
meter.
(Traffic) 62.

A
Traffic
Management
Plan
(TMP)
reflecting
the
different
phases
and
queuing
for
the
site
shall
be
submitted
and
approved
to
the
satisfaction
of
the
City
Engineer
prior
to
Building
Permit
issuance
. The
site
shall
be
continuously
monitored
and
the
TMP
shall
be
activated
prior
to
any
queueing
extending
to
the
commercial
center
main
drive
aisle
.
(Fire) 63
. This
project
site
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.

64. This
project
site
shall
be
equipped
with
fire
apparatus
access
road(s)
and
shall
be
maintained
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
.
65 . This
project
site
shall
be
equipped
with
the
approved
fire
apparatus
access
roadway(s)
for
fire
protection
as
soon
as
combustible
material
arrives
on
site.

66. This
project
site
shall
be
provided
with
a
fire
hydrant
within
400
feet
of
travel
distance.

If
a
fire
hydrant
is
not
available,
then
one
shall
need
to
be
provided
with
the
cost
of
the
installation
to
the
project
owner.
67 . This
project
site
shall
be
equipped
with
an
approved
fire
hydrant
for
fire
protection
as
soon
as
combustible
material
arrives
on
site.

Fire
extinguishers
shall
be
visible
and
accessible
at
all
times
.
68 . This
project
site
shall
be
equipped
with
address
numbers
placed
at
an
approved
location
.

Location
shall
be
plainly
visible
and
legible
from
the
roadway
fronting
the
property
from
either
direction
of
approach.

Address
numbers
shall
contrast
with
their
background
and
meet
code
for
required
size
and
stroke
.

69. This
project
site
shall
be
equipped
with
the
appropriate
fire
extinguishers
meeting
California
Fire
Code
regulations.
70 . This
project
site
shall
be
equipped
with
emergency
exit
lighting
and
illuminated
exit
signage
meeting
California
Fire
Code
regulations
. Exits
shall
remain
clear
at
all
times.

71. This
project
site
electrical
room(s)
shall
be
identified
by
signage
and
maintained
free
of
any
combustible
storage.
72 . Extension
cords
shall
not
be
used
as
permanent
power
source.

73. If
a
liquid
cryogenic
CO2
cylinder
is
to
be
utilized
for
the
operation,
then
a
fire
department
permit
shall
be
required
.

74. If any
cooking
or
heating
of
food produces
grease
laden
vapors,
then
a commercial
kitchen
hood
and
fire
suppression
system
will
be
required.

Permitting
of
said
system
is
required
14 of
29 February 17, 2026, Item #7
directly from the fire department.
(Building)
Resolution No. 26-

75. Applicable school impact fees shall be paid at the rate established at the time of Building Permit issuance. Please contact the Poway Unified School District for additional information at (858) 679-2570.

76. The development shall comply with the 2025 California Building Code, California Plumbing Code, California Mechanical Code, California Electrical 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.

SECTION 5: The approval of CUP 25-0001 and DR 25-0003 shall expire on February 17, 2028, at 5:00 p.m., unless, prior to that time, a Building Permit has been issued and construction on the property in reliance on the CUP/DR approval has commenced prior to its expiration.

SECTION 6: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure.

PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 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
15 of 29
February 17, 2026, Item #7
16 of 29
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DUTCH BROS COFFEE CA5704
13750 POWAY ROAD, POWAY, CA

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