Item 8 - Additional Materials posted 02-17-26 — Poway City Council, February 17, 2026

POWA)
MEMORANDUM city of Poway

HAT CITY IN THE COUNTS ADDITIONAL MATERIALS
(Agenda Related Writings/Documents provided to City Council or Staff after distribution of the Agenda Packet for the February 17, 2026 Regular City Council Meeting) DATE: February 17, 2026
TO: Honorable Mayor and Members of the City Council
FROM: Carrie Gallagher, City Clerk con
CONTACT: (858) 668-4535 or [email protected]
SUBJECT: Item 8 -Development Review 25-0002 and Tentative Tract Map 25-0002, a Request to Construct 47 Townhomes and Three Ground-Floor Commercial Spaces within the Town Center Land Use District of the Poway Road Corridor Specific Plan Located at 13044 and 13056 Poway Road (APNs 317-101-04 and 317-101-05); and Determine the Project is Categorically Exempt from the California Environmental Quality Act Attached please find correspondence received after the agenda posting deadline.

Reviewed/Approved By: Reviewed By: Approved By
anto
Alan Fenstermacher Chris Hazeltine
Assistant City Manager City Attorney City Manager
1 of 38 February 17, 2026, Item #8
Mr. Hazeltine-
Intracorp would like to respectfully request a continuance from the scheduled City Council hearing on February 17, 2026 until a date that is uncertain. The item on the agenda is captured below.

8. Development Review 25-0002 and Tentative Tract Map 25-0002, a Request to Construct 47
Townhomes and Three Ground-Floor Commercial Spaces within the Town Center Land Use District of the Poway Road Corridor Specific Plan Located at 13044 and 13056 Poway Road (APNs
317-101-04 and 317-101-05);
Thank you for your assistance, please confirm receipt via email.

Brad Perozzi
Intracorp So-Cal 1
President
2 of 38 February 17, 2026, Item #8
From: 2 Boyce
To: Jenny Maeda; Peter De Hoff; Chris Pikus; Steve Vaus Subject: 2/17/2026 meeting re: #8
Date: Monday, February 16, 2026 9:55:22 AM
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EXTERNAL EMAIL
Council members,
Our city does not need any more condos on Poway Road that does not follow Poway Road specific plan.

Please begin listening to the people who voted you into office. Your constituents want the city to follow the PRSP. Voting this down will give us some faith that you are there for us and not builders.

Jennifer Boyce
3 of 38 February 17, 2026, Item #8
From: Jenn Burg
To: Steve Vaus: Chris Pikus; Peter De Hoff: Jenny Maeda Subject: 2/17/26 Council Meeting #8
Date: Monday, February 16, 2026 12:20:47 PM
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EXTERNAL EMAIL
Please do not approve the 47- unit Intracorp Homes project. Our community does not need it, nor does it meet the requirements of the Poway Road Specific Plan. The Poway Road development has gotten out of hand. Please do not approve it.

Jennifer Burg
4 of 38 February 17, 2026, Item #8
From: Nick Carruthers
To: Steve Vaus; Peter De Hoff; Chris Pikus; Jenny Maeda; Carrie Gallagher; Chris Hazeltine; Julie Procopio Subject: 17/26 Council Meeting, Item
Date: onday, February 16, 2026 12:01:07 P
Attachments: Comments Council Mta 2-17-26, Item #8.ndf

EXTERNAL EMAIL
All,
Comments submitted for Item 8, Development Review 25-0002 and Tentative Tract Map 25-0002.

Nick
5 of 38 February 17, 2026, Item #8
All,
Comments submitted for Item 8, Development Review 25-0002 and Tentative Tract Map 25-0002.

Nick
February 17, 2026
Re: 2/17/26 Council Meeting, Public Oral and Item 8: Development Review 25-0002 and Tentative Tract Map 25-0002, a Request to Construct 47 Townhomes and Three Ground- Floor Commercial Spaces within the Town Center Land Use District of the Poway Road Corridor Specific Plan Located at 13044 and 13056 Poway Road (APNs 317-101-04 and 317-101-05); and Determine the Project is Categorically Exempt from the California Environmental Quality Act
Dear Mayor Vaus and Poway City Council Members, City Manager Chris Hazeltine and Director of Development Services Julie Procopio.

Poway Voices has multiple concerns about the proposed project. One concern is that it does not meet the basic development standards for the TC district. The ceiling heights for commercial and offices are not compliant with the plan, and neither is the depth of the commercial space (which should be 40 ft deep, not 10 ft deep). As a result, the total amount of commercial/retail space is less than half the required amount. The commercial/retail uses are less than 75% of the blockface, although the development services department is claiming that courtyard space will count as "walk-in commercial" space.

If approved this project would make significant changes to the implementation of the Poway Road Specific Plan (PRSP) adopted on December 5", 2017. Of note in that document is Figure 2-1: Strategy for success which identifies a "catalytic sites that once redeveloped, will spark private reinvestment along the corridor". Instead of sparking development that is consistent with the TC goals, approval of a project that doesn't meet the basic development criteria is likely to encourage other developers to demand similar exemptions, thereby weakening the prospects that the Town Center district will ever become what was envisioned in the PRSP.

The two parcels identified above, reside in the Town Center (TC) and the Land Use Designations for this location are "To create a distinct Town Center in Poway that supports a mix of land uses, with unique shopping, dining, and entertainment uses and vibrant street activity well integrated with housing, civic buildings, cultural uses, and parks and other public spaces".

More specifically. "The Town Center is distinguished by a distinct and exciting "Main Street" character, with pedestrian-oriented buildings. The goal is to have a mix of uses that draw people during the day, evenings, and on weekends.

Physical Form: The physical form consists of two-to three-story vertical and/or horizontal mixed-use building types that accommodate active storefronts, boutiques, restaurants, cafes, small offices, civic uses, and residential uses. Wide sidewalks, consistent street tree planting, public plazas, and well-designed buildings will support the pedestrian character of the Town Center".

G0d38 February 17, 2026, Item #8
IC objectives include, "Promote a unique sense of place, where the Town Center is the "heart" of Poway, with comfortable sidewalks, transparent and active storefronts, outdoor dining, and civic uses" and under characteristics, "Ground-floor retail/commercial with residential or office above to promote activity and interaction with the street through active frontages".

Images taken from PRSP as Mixed Use Concept Town Center Examples fIGURE 2. MIRED USE CONCEPT. TO NN CINTER
7 of 38 February 17, 2026, Item #8
Proposed 2/27/26
Poway Voices analysis of the PRSP identified the following key components and we strongly recommend that Mayor Vaus and the City Council review this list and ask yourselves if these are what will be delivered.

Key Components
Creating a True Town Center: Establishing a pedestrian-friendly "Main Street" environment with a mix of commercial, residential, and civic uses, including inviting storefronts, outdoor dining, entertainment destinations, and community gathering spaces.

Enhancing Circulation: Improving pedestrian and bicycle infrastructure, including enhanced streetscapes, crossings, and lighting to accommodate non-vehicular modes of transportation.

3. Providing Public and Private Open Spaces: Increasing opportunities for plazas, parks, and other open spaces to encourage community gatherings and special events.

Encouraging Community Gatherings: Creating spaces for social interaction and events to foster a sense of community.

Ensuring Attractive Development: Promoting high-quality, visually appealing development that contributes to vibrancy, social vitality, and Poway's distinctive "city in the country" character.

6. Diversifying Housing: Offering a mix of housing types, including multifamily housing, mixed-use residential, lofts, and townhomes, to meet the needs of various income levels and lifestyles. This development does not include the affordable housing that is outlined within the City of Poway Housing Element 2020-2029 (pages 4-8 and 4- 9).

7. Connecting the Corridor: Strengthening linkages between commercial, civic, residential, and open spaces through multimodal paths, improved trails, and enhanced connectivity.

Catalytic Projects: Identifying key opportunity sites for redevelopment to spark private reinvestment and transformation of the corridor 8 of 38 February 17, 2026, Item #8
Improved Bicycle Infrastructure: Focus on connecting gaps in the bike network, addressing constrained areas, and providing greater local and regional connectivity. Class IV Cycle Tracks; one-way separated bike lanes will be installed on both sides of Poway Road for the entire length of the corridor providing physical buffers between cyclists and vehicles, improving safety and comfort.

Poway Voices are concerned that approval of this project will be another retrograde step and clearly not what was envisaged in the PRSP. Indeed, we strongly object to the city acceding to the demands of developers rather than the desires and expectations of Poway residents. Many of us looked to the PRSP as a thoughtful opportunity to improve Poway Road and yet as development proceeds the reality is becoming increasingly dystopian.

Thank you for your attention and we look forward to a favorable response.

Sincerely,
Nick Carruthers, Chris Cruse, Alison Park, Jana Johnson, and Eric Weller 9 of 38 February 17, 2026, Item #8
From: dianne carter
To: Peter De Hoff; Jenny Maeda; City Clerk; Chris Pikus Subject: STOP THE CONDOS and HOUSING DEVELOPMENTS!!!!!! Date: Sunday, February 15, 2026 1:43:03 PM
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EXTERNAL EMAIL
Dear Mayor and Members of the City Council,
I am writing as a concerned resident of Poway to express my strong opposition to the proposed construction of yet another condominium development in our city.

Over the past several years, Poway has seen a steady increase in high-density housing rojects, yet we continue to lack the restaurants, gathering spaces, and commercia amenities that make a community vibrant and economically sustainable. Many resident have consistently voiced the need for more quality dining options, locally owned businesses, and thoughtfully planned commercial spaces that serve families and strengthen our local economy.

Approving additional condo projects without balancing them with meaningful commercial development places strain on infrastructure while failing to enhance quality of life. Housing growth should be aligned with expanded retail, dining, and community-oriented spaces- not driven primarily by developer interests.

It is the responsibility of the City of Poway to represent and uphold the expectations of its residents. The priority should be creating a well-rounded, livable city that reflects the needs and desires of the people who call Poway home-not simply approving projects that maximize developer profit.

I respectfully urge you to reconsider further high-density residential approvals and instead focus on attracting restaurants, small businesses, and commercial investment that will truly benefit our community.

Thank you for your time and consideration.

Sincerely,
John and Dianne Carter
10 of 38 February 17, 2026, Item #8
From: dianne carter
To: Chris Pikus
Subject: The IntraCorp Homes Project - 47 3-story condos on Poway Rd Date: Saturday, January 24, 2026 9:06:49 AM
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EXTERNAL EMAIL
Enough is enough. Please represent the people who voted for you and stop this insanity! Poway has had enough!
Please stop this growth and corruption!
John and Dianne Carter
Poway CA
11 of 38 February 17, 2026, Item #8
From: Sandy Casey
To: Steve Vaus; Peter De Hoff; Chris Pikus; Jenny Maeda; City Clerk Cc: Bob Casey; Sandy Casey
Subject: Sundy, Februay 15,202% 39-24 acorp housing
Date:

EXTERNAL EMAIL
Good evening,
We already look like Mira Mesa due to all of the high density residential buildings you have let be built against residents' wishes. Poway Road is too narrow to support all of this housing.

If we ever have to evacuate it will be almost impossible to do so quickly. It is not the state making you build all this housing as most of you like to claim, because you are not building low income housing.

This project is inconsistent with the
PRSP, the density and parking problems are
upsetting neighbors, the attractive pedestrian
streetscape and family friendly venues don't exist, it's almost completely residential, and it does not count toward the state mandated RHNA requirement and it will do nothing to decrease traffic on Poway Rd. It will produce property taxes but it will also create short-term and long-term problems that cannot easily be fixed and that will affect Poway for decades.

Here are some if the MANY problens with this project. They were posted on line and I can't word it any better than what was posted.

1. Residents who attended neighborhood
meetings asked that the number of housing
units be reduced. the number of units has
not been reduced!

2. Neighbors were concerned about
insufficient parking spaces. Condos and
apartments on Poway Rd have reduced
parking space requirements than other
areas of Poway. Concentrating so many
apartment and condo projects on Poway Rd, all
of which have insufficient parking spaces
causes parking problems in nearby
neighborhoods.

3. The Intracorp Homes project is inconsistent
with the PRSP.

The PRSP requires 75% of the first floor
blockface on Poway Rd to be commercial or
retail walk-in businesses. The Director of
Development Services said she would
reduce Intracorp's commercial square
footage requirement by 50% because the
project is a "special design". A "special
design" seems to be anything the developer
12 of 38 February 17, 2026, Item #8
and Director of Development Services make

4. The developer is asking to replace most of
the remaining commercial requirements
with live/work units which are primarily
home offices and extra bedrooms, not
commercial or retail walk-in businesses.

5. There will be nothing to attract families to come hang out on Poway Rd, taking in shopping, dining, and family entertainment. Over 350 residential units have already been built on Poway Rd, but there has only been one new small
commercial business, a real estate
business, that has been built and occupied.

6. The city has built no new public park space
for the hundreds of new residents living on
Poway Rd. The few public spaces that have
been built remain unused. Apparently, it
does not meet the needs of the new
residents. This project includes no
recreational area for the residents.

7. Although many people have complained-
the Intracorp buildings are still very close to
the street. Councilmember
Maeda proposed a Poway Road Specific
plan amendment months ago, to consider
changing the setbacks and building heights
but it seems to be very low priority for the
city manager to get the staff to address the
issue

8. The sidewalks will still be too narrow for 2
people to walk side-by-side.

9. The sidewalks are too narrow to
accommodate passengers waiting for, or
embarking from a robust transportation
system that might have possibly happened
in the future.

10. The project is car-centric, with the car
entrance from Poway Rd dividing the project
and crossing the pedestrian "streetscape"
People who buy here will need their car to
get around as there are fewer and fewer
commercial business nearby to walk to, as
each residential project is built. Poway
hasn't invested in safe bike lanes or other
mobility modes.

11. The developer of this parcel is required to
build inclusionary affordable housing
according to a city ordinance. But the city
also offers a ridiculously low in-lieu fee of
$500 to get out of that requirement. The
City of San Diego charges a $25 per square
13 of 38 February 17, 2026, Item #8
foot in-lieu fee. A 2000 sf house or condo,
would require a $500 in-lieu fee in Poway
and a $50,000 in-lieu fee in San Diego.

Poway complains about not having any
money to build affordable housing, yet they
are stalling on increasing the in-lieu fee to
be consistent with other jurisdictions in San
Diego county!

12. This parcel is also identified in Poway's
Housing element as zoned so that 40 units
of low and very low income housing can be
built on it. But there was no incentive to
build that affordable housing. So developers
don't build it. This means that if the project
is approved, Poway's housing element will
be out-of-compliance until the city up- zones
additional land to a higher density where
those 40 units can be built. Where will the
city find more land to up-zone to higher
densities?
If you approve this Intracorp project we will remember when we vote how you keep destroying Poway when it comes to approving all this high end dense housing that doesn't meet the PRSP. It seems that many on the council destroy Poway and then move to another state after they've ruined what was supposed to be a walkable Town Center that had retail and restaurants. Unfortunately we in Poway are stuck living with the consequences of your actions.

Please do NOT approve yet another horrible project.

Thank you
Sandra and Robert Casey
Yahoo Mail: Search, Organize, Conquer
14 of 38 February 17, 2026, Item #8
From: Jessica Cooper <[email protected]>
Date: Friday, January 23, 2026 at 6:48 AM
To: Chris Pikus <[email protected]>
Subject: No more apartments!
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EXTERNAL EMAIL
Hello Council Member Pikus,
Please vote no in the new build proposed on poway road. We already have too many multi family units in our town. Poway road cannot support the traffic it will cause nor the parking issues. Please keep our town small! Single family home builds only! Thank you,
Jessica Cooper
Poway Resident
15 of 38 February 17, 2026, Item #8
From: Raymond Fournier <[email protected]>
Sent: Monday, February 16, 2026 8:10:22 AM
To: Jenny Maeda <[email protected]>
Subject: IntraCorp Apartment Complex -Poway Road
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EXTERNAL EMAIL
My wife and I relocated the family to Poway over 20 years ago to enjoy the "Country in the City," not to have it become the city in the city. The level of unbridled construction on Poway road has negatively impacted the quality of life for everyone in Poway, to wit the traffic pattern has increased exponentially making it unbearable during certain times of the day and week.

Whatever the driver for more and more construction, it is divorced from the concerns of the current residents.

The IntraCorp apartment complex is yet another example of poor city planning. We do not need more high density housing in Poway, particularly acute along Poway Road. I might add that this plan violates the City's own plans for Poway Road and I question whether it meets the fire prevention building concerns, I.e. built upon combusts like materials in a "High Fire" zone. Regardless, this project must be shut down.

Raymond Fournier
13782 Paseo Bonita, Poway, CA 92064
C: 858-395-7927
16 of 38 February 17, 2026, Item #8
From: Jan Hamilton
To: ris Pikus; Jenny Maeda; Peter De Hoff: Steve Vaus; City Cle Subject: ty Council Meeting 2-17-26 Item 7
Date: Sunday, February 15, 2026 5:00:15 PM
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EXTERNAL EMAIL
PLEASE DO NOT APPROVE the Intracorp Homes Project as it is proposed.

I have given up getting anything that was promised for our family-friendly, walkable "Town Center." Poway Road is still the commuter pass-through it has always been, minus the restaurants and shops we Powegians loved as we were raising our now 40-year-old children who can't afford to raise our grandchildren here.

The only thing that should be approved on Poway Road is AFFORDABLE HOUSING. If we don't build condos and apartments that young families with kids can AFFORD, we soon won't need our award-winning schools.

The Intracorp Homes Project violates the Poway Road Specific Plan and should not be allowed to go forward. Please plan only for affordable housing with appropriate parking and amenities.

Sincerely,
Janet Hamilton
12436 Schaler Drive, Poway
17 of 38 February 17, 2026, Item #8
From: Dan Heuschele
To: Steve Vaus; Jenny Maeda; Chris Pikus; Peter De Hoff Cc: [email protected]
Subject: /17/26 Council Meeting #8
Date: Sunday, February 15, 2026 8:32:47 Pl
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EXTERNAL EMAIL
Poway does not need the 47-unit Intracorp Homes project on Poway Rd. There is already too much vehicle traffic and expensive condos.

In addition, these units are not consistent with the Poway road general plan or the city in the country.

Poway road is such a mess. It is the worse of Poway. There is no need to make it worse, Thanks for your consideration
Dan Heuschele
16955 Old Espola Road
18 of 38 February 17, 2026, Item #8
From: [email protected]
To: Steve Vaus
Subject /17/2026 Council Meeting Item #
ate aturday, February 14, 2026 4:10:52 PI
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EXTERNAL EMAIL
Mayor Vaus,
I have lived in Poway for over 30 years. In that time I have seen a lot of changes on Poway Road, and in and around Poway.

Since you have been in office, the changes have come one after the other in (to me) rapid succession. I was upset when Lowes was built on Poway Road, against the Poway General Plan that indicated big box retailers would be built on Scripps Poway Parkway.

When the excavation started next to the Five Guys, I was horrified. Then came the destruction of the shopping center that housed many 2nd hand stores and a couple of good restaurants. When I learned that your plan was to put in a mixed use housing/retail, I was skeptical. And I was right about my skepticism.

Where are the restaurants? The family entertainment? The shopping? The affordable housing? These were all promised by you.

I firmly oppose the newest of your "Town Center" plans. You have not lived up to your past promises, and quite frankly, I don't believe that you will live up to any of your new promises.

Sincerely,
Dianne Decker-Houser
District 4 Resident
Sent from Yahoo Mail for iPhone
19 of 38 February 17, 2026, Item #8
From: [email protected]
To: City Clerk
Subject: 2/17/2026 Council Meeting Item #8
Date: Saturday, February 14, 2026 4:38:24 PM
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EXTERNAL EMAIL
I am writing to voice my disapproval of plans regarding yet another "Town Center" plan.

I have lived in Poway for over 30 years. In that time I have seen a lot of changes on Poway Road, and in and around Poway.

Where are the restaurants? The family entertainment? The shopping? The affordable housing? These were all promised by the Council.

The traffic on Poway Rd has become worse and worse as the population density has increased.

The supposed idea that the people living in these new developments on Poway Rd would be using public transportation, and not need parking, was and is ludicrous.

I am respectfully asking you to vote against any more changes that would increase the population density on Poway Road.

Sent from Yahoo Mail for iPhone
20 of 38 February 17, 2026, Item #8
From: Margarita Kraften
To: City Clerk
Subject: RE: 2/17/26 council meeting #8
Date: Sunday, February 15, 2026 8:14:43 AM
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EXTERNAL EMAIL
am opposed to this. Don't make our city look like Mira Mesa. Respect our city in the country.

Thank you,
Margarita Krafton
12610 Roberto Way
Poway, CA 92964
Sent from my iPhone
21 of 38 February 17, 2026, Item #8
From: Judy LaBarbera
To: Steve Vaus: City Clerk; Jenny Maeda: [email protected]: Chris Pikus Subject: /17/26 council meeting #E
Date: Monday, February 16, 2026 9:09:38 AM
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EXTERNAL EMAIL
Here is my letter.

Dear Mayor and Members of the City Council,
I am writing as a concerned resident of Poway to express my strong opposition to the proposed construction of yet another condominium development in our city.

Many residents have consistently voiced the need for more quality dining options, locally owned businesses, and thoughtfully planned commercial spaces that serve families and strengthen our local economy.

High density housing puts added strain on government and social services including sheriff, fire, and public schools.

It is the responsibility of the City of Poway to represent and uphold the expectations of its residents. The priority should be creating a well-rounded, livable city that reflects the needs and desires of the people who call Poway home—-not simply approving projects that maximize developer profit.

Thank you for your time and consideration.

Sincerely,
Judith LaBarbera MD
Sent from my iPhone
22 of 38 February 17, 2026, Item #8
From: Parker Lee
To: Peter De Hoff; Steve Vaus
Subject Vritten Comment on Item 8 Agenda Item for Feb 17th Meetin Date riday, February 13, 2026 1:18:40 P
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EXTERNAL EMAIL
Hello Councilmember De Hoff and Mayor Vaus,
I am writing to oppose the opposition to the adoption of the Agenda item 8 for approval of the additional Intracorp housing during the Feb 17th meeting. I will be out of town due to work obligations and unable to attend the meeting, so am sharing feedback in writing.

During past meetings, the rationale has been shared that the state is forcing us to approve these. This project has been granted many exemptions as it is not actually compliant with the PRSP in terms of commercial space requirements or sizing. So it does not actually have to be approved. Additionally, the current buildings built under the PRSP model aren't working as the "live-work" and commercial tenancy still hasn't materialized.

This is clearly showing that the PRSP that was developed years ago does not work under our current economic model and should likely be revised.

Additionally, now that it has been partially implemented, the traffic study that was originally done should be revisited before more development is enacted. The original studies assume folks are going to use public transit or walk/bike to work. Is that actually happening or is there a dramatic increase in traffic on the few roads in and out of Poway to San Diego where people typically work? Just based on personal experience driving in the past 3 years it seems like traffic has increased and there are no plans to fix or adjust our roads as we increase the amount of cars on the roads by the hundreds with these new developments. A new realistic traffic study should be done to actually plan for city infrastructure in the future if you are going to continue to approve these developments.

Lastly, are there any plans to work with developers to comply with state mandated RHNA units that we have to build? Our in lieu fees are not making anyone build them, and I understand no one wants to, but as the reasoning is given for all of the other decisions, the state is going to make us. So you are forcing us to build more density in the future, likely in South Poway again, bringing more stress on the roads which we are not planning for at all.

We can keep pretending the PRSP assumptions are true and the state is making us do everything, but this isn't true. We are approving exception after exception to the PRSP. Just like with the hillside review, it seems like we create the general plan and the PRSP and then just approve whatever exceptions anyone wants to appease developers and property holders to the detriment of the city as a whole.

Hopefully there can be a change and a more rational adjustment and approach to this, as it seems like all we are doing now is cramming higher density into narrow streets with no plans for the future and blaming the state when we can change things ourselves. 23 of 38 February 17, 2026, Item #8
Sincerely,
Parker Lee
14021 Earie Ln
Poway, CA 92064
24 of 38 February 17, 2026, Item #8
From:

To:

Subject:

Date:

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EXTERNAL EMAIL
My name is Michelle Long, and I have been a resident of Poway for 31 years. I recently moved from the Sycamore Creek neighborhood to Poway Town Center, purchasing a townhome in Poway Commons.

I attended the July community meeting at the community center about the proposed Intracorp townhome development. I am pleased with the updates made to the development plan in response to both community concerns and inconsistencies with the PRSP, specifically:

Larger setbacks for the open plazas between the commercial spaces - Improved commercial frontage along Poway Road
More pedestrian zones in front of the commercial units
- The installation of grease interceptors for two of the commercial spaces to facilitate tenancy by food-related businesses
One concern that hasn't been addressed is ingress and egress to and from the complex on Poway Road. The developer is proposing one driveway from Poway Road into the complex on the north side of the street. As the street is currently configured, there would be no entrance to the complex from eastbound Poway Road. However, if entrance from eastbound Poway Road is desired, it may require adding a left-hand turn lane across from one of the Poway Commons access roads next to Enterprise Rental Car. This could eliminate Poway Common residents and Enterprise customers from making a left-hand turn onto Poway Road.

I have additional comments about the Poway Road corridor-specific plan.

1. The implementation action plan has a requirement to "Monitor Maximum Allowable Development (Residential Housing Bank)". The city is to publish the amount of residential development that occurs by unit and percentage of the Residential Housing Bank entitled. The Staff report does not state the number of units and percentage to date, nor the number of units and percentage including the proposed development. The staff should report these numbers as new projects are proposed.

2. There is a requirement in the plan to "Revisit Maximum Allowable Development" residential housing bank once 50 percent has been depleted or every five years to determine whether adjustments are warranted. The revisit should have happened in 2022, and certainly as new large housing projects are proposed.

I am encouraged that this new Townhome development appears to be more closely aligned with the PRSP vision. I am also anxiously awaiting for the commercial spaces in the West Village to be occupied. It would be a shame if the commercial spaces in the new Intracorp development also remain vacant.

There are many other plans for the corridor that have not yet happened. I encourage the city council to diligently follow the plan because private developers and city residents are making 25 of 38 February 17, 2026, Item #8
serious investment decisions based on the 2017 plan being executed.

Sincerely,
Michelle Long
13091 Olympus Cr. Unit 3
Poway, CA
619-990-2805
26 of 38 February 17, 2026, Item #8
From: Alison Bell
To: Steve Vaus; Jenny Maeda: Chris Pikus: Peter De Hoffi City Clerk Subject: Agenda item #8
Date: Monday, February 16, 2026 12:00:13 PM

EXTERNAL EMAIL
Greetings to all,
I have concerns about a potential pattern with development in recent times. Other cities require that certain benchmarks be met before being allow to move forward with projects. However, I interpret that in this city there seems to be a lack of developer/ builder follow through and modifications that do not align with prior requirements seem to be considered and often times approved. I do not see any mechanisms or oversight that protects the financial property interests or quality of life of residents.

As an example: The Farm is incomplete despite residents of that community paying for amenities. The club parcel's current proposed plan, like Measure H does not fulfill the Specific Plan and from what I have read, modifications are being asked that include but are not limited to erasing the covenant that legally is in place.

The Intracorp project as it is proposed does not fulfill or follow the PRSP or the affordable housing as per the housing element. In turn, if Intracorp have been unable to secure the commercial areas with tenants that should not equate to being given a pass or exception by bypassing requirements to shift to home offices as some kind of qualified substitute nor should the lack of commercial fulfillment mean its okay to just keep moving forward. That commercial aspect should be addressed.

In my view, I believe that the only reasonable move at this time would be to take a pause on approving projects, revie the PRSP and other project in the pipeline to ensure that there are protective mechanism that prevent developers from misrepresenting plans to only later asking for modifications due to their miscalculations on market viability or financial constraint's.

I am not anti development. I am against projects that do not have mechanisms of accountability or that allow for subjective discretion for modifications due to their miscalculations city not having an objective quantitative chart that defines clearly what is a minor vs major modification. For example: any modification per a standard chart that exceeds a 10% change would be a significant modification.

In closing, I would like to see a pause on project approval to include the pause on approval of the Intracorp Project so that the city can set up an objective quantitative approach that includes taking meaningful reflection on the intent of the PRSP and if that vision is being fulfilled or bypassed. This will also give the city time to Tell the public their plan for not becoming non compliant with the housing element.

Thank you,
Alison Park
Sent from my iPhone
27 of 38 February 17, 2026, Item #8
From: Mark Petersen
To: Steve Vaus; Peter De Hoff: Chris Pikus; [email protected]; City Clerk Subject: Proposed Development on Poway Rd
Date: Tuesday, February 17, 2026 10:49:30 AM
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EXTERNAL EMAIL
Dear council members,
I have been a Poway resident since 1981 and have been proud to raise my kids here and call this my home. I've ridden my bike on virtually every street and trail in the city, and have enjoyed the feel of "the city in the country". However, in recent years that feel has diminished due to the transformation of Poway Road. The relaxed atmosphere of local businesses and restaurants has been replaced with what feels like high-rise, high-density housing. And now I hear there is yet another multi-story development waiting for approval. This is my first time writing to the council. I had been very happy with how Poway has been run. But I don't like this current trend. I am going to have to say that I disapprove of the Intracorp Home Project.

Thank You.

Mark W. Petersen
[email protected]
Sr. Mechanical Designer
Industrial Technical Services Co. (ITSCO)
Home Office and Cell (858) 354-2492
28 of 38 February 17, 2026, Item #8
From: Shireen Pigott
To: City Clerk
Subject: RE: 2/17/26 council meeting #8
Date: Sunday, February 15, 2026 3:36:37 PM
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EXTERNAL EMAIL
Dear Mayor and Members of the City Council,
We are writing as a concerned residents of Poway to express our strong opposition to the proposed construction of yet another condominium development in our city.

Instead of restaurants, gathering spaces and commercial amenities that make a community vibrant and economically sustainable, we are saddled with a constant increase in high- density housing projects and the accompanying increase in traffic.

Poway residents have consistently voiced the need for dining options, locally owned businesses and thoughtfully planned commercial spaces ... instead we see you repeatedly approving developer projects over the requests of the people.

Thank you for your attention to this matter.

Sincerely,
Roger and Shireen Pigott
14335 Jolley Lane
Poway, CA 92064
29 of 38 February 17, 2026, Item #8
From: Anna Quint
To: Steve Vaus: Peter De Hoff: Chris Pikus: [email protected]: City Clerk Subject: 17/26 council meeting
Date: onday, February 16, 2026 8:00:06 A
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EXTERNAL EMAIL
Dear Council:

The history of this council has been to been to support developers first. There has been plenty of public dissatisfaction that hasn't mattered.

Development is inevitable and should be driven by the community members.

Please stop ignoring anyone who doesn't give you carte blanche. I expect this to fall on deaf ears.

Anna Quint
Sent from my iPhone
30 of 38 February 17, 2026, Item #8
From: Joanna Ramos
To: Steve Vaus
Subject: Opposition to another town center with condos or apartments Date: Sunday, February 15, 2026 9:54:23 AM
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EXTERNAL EMAIL
Dear Mayor Vaus,
I stand with so many other citizens of our beautiful town, that do not want anymore condominiums and/or apartments built along the Poway road corridor. I had to drive to Mira Mesa Friday night to the only 24 hr CVS for prescription for my daughter after a broken elbow and trust me when I say, we DO NOT WANT to end up like Mira Mesa. It was frightening! We don't need more multi-family homes, what we need is more for the current and long term (born and raised since 1974) residents to do. We need more shops, entertainment venues, activities and restaurants for our youth and families. The old Poway park area is underutilized for a neighborhood scoop shop, an arcade, an antique store, eclectic thrift shops, coffee and bagels.....and the list could go on. It would be incredible for our families if we could bring a bowling alley back or miniature golf like the old days of our wonderful town, those are gold mines for strong family bonding and keeping kids here and safe. Please take into consideration the strong foundation that Poway was built on and the families who've been here for so long. I am the youngest of 10 kids in our family, our 95 year old Mom still lives in the home she and my Dad bought new in 1970 here and our voices matter. I and several other siblings still live in Poway and have raised (and are raising) our children here and long for it to be more what it was (but modernized of course) and if we had a few of these additions, people wouldn't need to leave for much of anything. Not more condos or apartments! Thanks for your time,
Joanna Eveland Ramos
Sent from my iPhone
31 of 38 February 17, 2026, Item #8
From: Ryan Ream
To: Steve Vaus: [email protected]; Chris Pikus; Peter De Hoff Subject: RE: 02/17/2026 Council Meeting #08
Date: Sunday, February 15, 2026 7:22:45 PM
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EXTERNAL EMAIL
It is absolutely SHAMEFUL what the Poway Road corridor had turned into, with tall condo's eing built on either side of the road with little to no regard for what this town used to be. We lon't need or want more million dollar condos in this city. Traffic is terrible already with the curren condos; adding more would be absolutely atrocious! Stop lining your pockets with the developers money, and do not approve the 47-unit Intracorp Homes project as it does NOT meet the Poway Specific Plan.
32 of 38 February 17, 2026, Item #8
From: [email protected]
To: City Clerk
Subject: No to Intracorp item #8
Date: Wednesday, February 11, 2026 10:30:16 AM
Attachments: image002.png

EXTERNAL EMAIL
Hello Carrie -
Please add correspondence to next week's agenda item #8.

See below.

Thank you.

Vanessa
For business related emails, please be sure to cc my business partner, [email protected] To upload PDF documents to Avalon's secure share site, please use link below. Please be sure that no symbols (& $ %: ") exist in file names before sending.
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Vanessa Springett
Cell 858-722-5626
Heidi and Vanessa with Avalon Mortgage Corp
Shared Direct Line: 858-625-8533
Fax: 858-554-0517
Please notify us if sending fax so that we may confirm receipt.

Vanessa cell 858-722-5626
Heidi cell 858-774-5108
Kindly cc us both with any texts and/or emails for work related correspondence.

Avalon Mortgage Corp
6333 Greenwich Drive, Ste 220
San Diego, CA 92122
www.AvalonLoanTeam.com
DRE 01192534
NMLS 252171
The information contained in this electronic communications is intended solely for the addressee. Access to this email by anyone else is unauthorized by the sender. If you are not the intended recipient, you are hereby notified that any disclosure, copying, or distribution of the contents of this email transmission or the taking or omission of any action in reliance thereon or pursuant thereto is prohibited, and may be unlawful. If you received this email in error, please notify the sender immediately of your receipt of this message by email and destroy this communication, any attachments, and all copies thereof. Your cooperation is greatly appreciated.

From: Vanessa SPRINGETT
Sent: Tuesday, February 10, 2026 6:16 PM
33 of 38 February 17, 2026, Item #8
To: Steve Vaus; [email protected]; Jenny Maeda; [email protected] Subject: Re: No to Intracorp as it stands
Read thru updated proposal. Happy to see 80% commercial in frontage parcels.

Still believe 30 visitor parking spots not nearly enough to support 47 units + 4 commercial spaces.

Vanessa Springett
Avalon Mortgage Corp
Cell 858-722-5626
On Feb 10, 2026, at 8:19 AM, [email protected] wrote:

Dear Mayor and City Council,
I am writing to respectfully urge you not to approve the proposed Intracorp project on Poway Road without requiring meaningful changes that bring it into compliance with the Poway Road Specific Plan.

As has been stated in prior meetings, the Poway Road Specific Plan is a strong plan that requires time, consistency, and commitment to succeed. At its core, it calls for true mixed-use development—not residential-only projects with minimal or token commercial space. To honor both the letter and the intent of the plan, I ask that at least 75% of the first-floor frontage along Poway Road be dedicated to commercial use, supported by adequate parking to ensure those businesses can be successful.

If Poway Road is developed without sufficient commercial space, we risk becoming a corridor more reflective of a Mira Mesa-style development pattern rather than the vibrant, walkable town center the Specific Plan envisions. Ground-floor commercial uses are essential to achieving that vision and supporting long-term economic health. If providing adequate parking requires a reduction in residential units, that is a reasonable and responsible tradeoff.

I hope Councilmember Pikus will advocate for his district by insisting on the commercial space and parking necessary to support businesses along this corridor and to prevent overflow parking from impacting neighboring residential streets.

I also recall that Councilmember DeHoff campaigned on the importance of requiring meaningful commercial space on the ground floor of mixed-use developments. This project presents an important opportunity to put that principle into action.

Please remember the commitments made to voters and use your authority now to uphold the Poway Road Specific Plan and protect the long-term interests of our community. I respectfully urge the Council to exercise its discretion wisely.

Thank you for your time and consideration.

Vanessa Springett
For business related emails, please be sure to co my business partner, [email protected]
34 of 38 February 17, 2026, Item #8
To upload PDF documents to Avalon's secure share site, please use link below. Please be sure that no symbols (& $ % : ") exist in file names before sending.
click here
Vanessa Springett
Cell 858-722-5626
Heidi and Vanessa with Avalon Mortgage Corp
Shared Direct Line: 858-625-8533
Fax: 858-554-0517
Please notify us if sending fax so that we may confirm receipt.

Vanessa cell 858-722-5626
Heidi cell 858-774-5108
Kindly cc us both with any texts and/or emails for work related correspondence.

EXTERNAL EMAIL
Dear City Council Members,
RE: 2/17/26 Council Meeting #8
I am writing to express my strong concerns about the proposed project planned for Poway Road in Poway.

Once again, it feels like the residents of South Poway are being overlooked. Our community has already experienced significant changes, including the approval of a four-story apartment complex in an area that was previously limited to two-story buildings. Those height limits were changed to accommodate developers, despite community concerns. Many of us are frustrated and tired of seeing these kinds of decisions made at the expense of the people who live here.

We were also told that the Poway Road Specific Plan would bring a more vibrant, "downtown" feel with restaurants, shops, and walkable amenities. However, we have yet to see those promises fulfilled. The restaurants and stores that were discussed as part of that vision have not materialized since the plan was implemented. Instead, we continue to see higher-density housing projects approved. Adding another development makes the situation worse.

We don't need any more building. What you need to do is enforce the projects you have already approved and ensure they follow the plans they were approved under. Where are the restaurants in Fairfield? Why hasn't the developer been held accountable for not delivering the restaurants that were promised?
South Poway is already becoming increasingly congested. Additional large-scale development will add to traffic, strain infrastructure, and further change the character of our neighborhood.

I urge you to carefully consider the cumulative impact these decisions are having on South Poway and to prioritize the needs and quality of life of the existing community.

Thank you for your time and consideration.

Sincerely,
Camille Stewart
12947 Slack St
Poway
Sent from my iPhone
36 of 38 February 17, 2026, Item #8
From: hristine Vickers
To: Steve Vaus; Peter De Hoff; Chris Pikus; [email protected]: City Clerk Subject: RE: 2/17/26 council meeting #8
Date: Sunday, February 15, 2026 5:32:48 PM

EXTERNAL EMAIL
I oppose another Poway Rd development that does not meet the intentions and original development of the Poway Road Specific Plan's Town Center District. A well planned, cruising and walkable downtown center with plenty of space to window shop, eat and socialize is the draw for some of the most popular to visit and spend time and money. People enjoy outside venues, and with the greatest weather in the US, why would Poway not want to capitalize on the beauty of the Poway hillsides, nountains, and amenities ot our city. So many bıking, hıkıng, walking, and parks t njoy, and then sit for lunch or coffee and desert. Don' t kill our "country" life. Pleas revisit and incorporate the original Poway Road Specific Plan's Town Center District with restaurants, shopping and family entertainment venues with a scenic and comfortable walking town that we were promised.

Regards,
ChristineVickers
The City in the Country Poway Resident
37 of 38 February 17, 2026, Item #8
From: Bob Walder
To: Chris Pikus; Jenny Maeda; [email protected]; Steve Vaus Cc: City Clerk
Suberti sunday, 026 any 15,202 92009 4

Over the past several years, Poway has seen a steady increase in high-density housing projects, yet we continue to lack the restaurants, gathering spaces, and commercial amenities that make a community vibrant and economically sustainable. Many residents have consistently voiced the need for more quality dining options, locally owned businesses, and thoughtfully planned commercial spaces that serve families and strengthen our local economy.

It is the responsibility of the City of Poway to represent and uphold the expectations of its residents. The priority should be creating a well-rounded, livable city that reflects the needs and desires of the people who call Poway home—not simply approving projects that maximize developer profit.

Thank you for your time and consideration.

Sincerely,
Bob Walder
858-518-6882
38 of 38 February 17, 2026, Item #8

Poway City CouncilFebruary 17, 2026

Poway City Council
February 17, 2026