Poway City Council
July 21, 2026

July 21, 2026, Item #14
DATE:

TO:

FROM:

CONTACT:

SUBJECT:

Summary:

AGENDA RE PQ RT City of Poway
July 21, 2026
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development ServicesCf
Mary Piscitelli, Associate Planner
(858) 668-4657 or [email protected]

CITY COUNCIL
Development Review 25-0002 and Tentative Tract Map 25-0002, a Request to Construct 47 Townhomes and Four 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 lntracorp Homes (Applicant) is requesting approval of a Development Review (DR) 25-0002 and Tentative Tract Map (TTM) 25-0002 for the construction of 47 townhomes, four ground-floor commercial spaces, associated onsite improvements, a condominium map, and a lot-consolidation of two vacant commercial parcels that have a combined total of 2.06 net acres (Project). The Project requires demolition of a 5,000 square foot commercial retail building and a 2,266 square foot single­ family home. The Applicant is requesting the Tier 1 height incentive of three-stories and 38 feet through a qualifying lot consolidation in accordance with Table 3-4 of the Poway Road Specific Plan (PRSP). The applicant is also requesting an administrative adjustment for commercial ceiling height and depth in accordance with Section 8.2 of the PRSP. The Project site is within the Town Center (TC) land use district of the PRSP.

Recommended Action:

It is recommended the City Council take public input, close the public hearing, find and determine the Project is categorically exempt from environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 (Class 32: In-Fill Development Projects). It is further recommended, the City Council find and determine the Project offers a superior design which justifies approval of the Applicant's request for administrative adjustments for the ceiling height and depth of commercial spaces and Tier 1 height incentive and is in conformance with the PRSP, and adopt the attached Resolution approving DR 25-0002 and TTM 25-0002.

Discussion:

Background
The Project site is located along the north side of Poway Road between Carriage Heights Way and Tarascan Drive, within the TC land use district of the PRSP, as illustrated in the attached zoning/vicinity 1 of 123
Revised: July 15, 2026
July 21, 2026, Item #14
map
(Attachment
B).

The
13044
Poway
Road
site
was
developed
in
1943
with
a
commercial
building,
and
the
adjacent
13056
Poway
Road
site
was
developed
in
1957
with
a
single-family
house.

Both
parcels
are
relatively
flat
and
include
asphalt
parking
lots,
with
former
operations
as
commercial
rental
facilities,
which
are
now
vacant.

Table
1 below
generally
describes
the
land
uses
surrounding
the
Project
site:

Table
1 -
Surrounding
Land
Uses
Direction
Land
Use
Designation
,
Current
Land
Uses
•• ,
North East South West
Residential
Single
=Family
__:: 7
Town
Center-PRSP
Town
Center-PRSP
Town
Center-PRSP
Single-Fam!!Y
Residen_!!al
Apollo
Apartment
~
Commercial
Office/
Personal
Services
-
-
Vacant
Commercial
Retail
In
recent
years,
the
State
legislature
has
enacted
several
new
housing
laws
designed
to
encourage
housing
production.

Government
Code
65589.5
(the
Housing
Accountability
Act)
states
a local
agency
cannot
reject,
reduce
the
permitted
density,
or
make
infeasible
a
housing
development
project
without
a
thorough
analysis
of
the
economic,
social
and
environmental
effects
of
the
action
and
without
making
written
findings
based
on
the
preponderance
of
the
evidence
in
the
record
that
either:
1)
the
project
as
proposed
would
have
a
specific,
adverse
impact
on
the
public
health
or
safety
and
there
is
no
feasible
method
to
satisfactorily
mitigate
or
avoid
the
specific,
adverse
impact
without
rendering
the
development
infeasible;
or
2)
the
project
is
inconsistent
with
both
the
jurisdiction's
zoning
ordinance
and
general
plan
land
use
designation
as
it
existed
on
the
date
the
application
was
deemed
complete.

After
evaluating
the
project
application,
including
the
requested
incentive
and
administrative
adjustments
as
defined
in
the
PRSP,
the
City
Council
is
asked
to
determine
if the
project
complies
with
the
project
site's
applicable
General
Plan,
Specific
Plan
and
zoning
requirements
. If
the
City
Council
finds
the
project
complies,
it
cannot
be
denied
absent
a
finding
that
it
would
result
in
a
specific,
adverse
impact
on
public
health
or
safety
and
there
is
no
feasible
method
to
satisfactorily
mitigate
or
avoid
the
specific,
adverse
impact
without
rendering
the
development
infeasible.

Project
Analysis
The
applicant
is
requesting
approval
of
a
DR
and
TTM
to
develop
47 individual
for-sale,
three-story
townhomes,
which
includes
a
lot-consolidation
of
two
vacant
commercial
parcels
that
have
a
combined
total
of

2.06 net
acres.

The
Project
consists
of
ten
buildings,
of
which
seven
buildings
contain
a
row
of
five
townhome
units,
and
three
buildings
contain
a
row
of
four
town
home
units.
45 townhomes
have
three
bedrooms,
and
two
townhomes
have
two
bedrooms.
44 of
the
townhomes
have
ground
floor
two-car
garages
and
one
townhome
contains
a
one-car
garage.

The
Project
provides
11 different
floor
plans
as
shown
in
the
attached
plan
set
(Attachment
C).

In
addition,
the
project
includes
four
individual
for-sale
ground
floor
commercial
units
along
Poway
Road
that
total
2,830
square
feet
. The
proposed
site
plan
includes
two
streetside
courtyards,
at-grade
parking,
exterior
landscaping,
and
four
landscaped
common
areas
that
separate
eight
of
the
buildings
. The
Project
is
required
to
install
onsite
biofiltration
devices
and
connect
to the
City's
storm
drain
system.

The
Project
requires
the
demolition
of
existing
structures
and
the
removal
of
16 mature
trees
. A
historic
assessment
memorandum,
dated
May
13,
2025,
found
the
existing
structures
do
not
reveal
any
evidence
in
support
of
historic
significance.

DR
approval
from
the
City
Council
is
required
for
all
multi-family
residential
projects
pursuant
to
Poway
Municipal
Code
(PMC)
Section
17 .52.020
. The
proposed
project
includes
a
qualifying
lot-consolidation
and
a
condo
map
to
subdivide
47 individual
2 of
123
July 21, 2026, Item #14
for-sale,
three-story
town
homes
with
a TTM.

According
to
Table
3-1
of
the
PRSP,
the
project's
land
use
(mixed
use
residential
multi-family
dwellings)
is
permitted
by
right.

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

Table
2 -
Town
Center
Development
Standards
•
Development
Standard
Required
-,
•
Proposed
•
, :
. Confor
'ms
:

Maximum
Density
24 dwelling
units/acre

22.8 dwelling
units/acre
Yes
47 units/2.06
net
acres
-
-
-
Minimum
Setbacks:

Front
(Ground
floor
residential)
10 feet
20 feet
Yes
Front
(Ground
floor
commercial)
5 feet
7 feet
Yes
Rear
(Adjacent
SF-residential)
15 feet
39 feet
Yes
Interior
side
(Ground
floor
10 feet
1 0
feet
Yes
residential)
Maximum
Height
with
PRSP
Tier
1 3-stories/38
feet
l
3-stories/37'
9"
Yes
Height
Bonus
_!_ncentive
Maximum
Lot
Area
~verage
65%
43%
Yes
Minimum
Landscaped
Area
10%
of
net
89,734
SF

11.8%
Yes
(Required
setbacks
excluded)
of
lot=
8,973
SF
l
10,633
SF
The
Project
site
is
shown
as
site
12 and
13 in
the
City's
Residential
Sites
Inventory
list
(Table

4.5 of
the
City's
Housing
Element)
with
a
potential
to
accommodate
50 affordable
units
(18
Low;
32 Very
Low)
.

The
applicant
is
required
to
pay
the
full
cost
of
identifying
a replacement
site
or
sites
for
the
units
and
updating
the
Residential
Sites
Inventory
list
within
180
days
in
accordance
with
state
law.

Building
Height
Two-stories
and
35 feet
in
building
height
are
allowed
by
right
in
the
TC
land
use
district
in
accordance
with
Table
3-2
of
the
PRSP.

However,
with
a
qualifying
lot
consolidation,
the
PRSP
allows
the
City
Council
to
grant
a
Tier
1 height
incentive
of
three-stories
and
38 feet
as
shown
in
Table
3-4
of
the
PRSP.

The
PMC
defines
the
building
height
to
be
measured
from
the
average
grade
of
all
four
corners
of
a building.

Using
this
definition,
the
ten
buildings
range
in
height
from
36'
7"
to
37'
9",
under
the
38'
maximum. Street
Frontage
The
Project
includes
an
active,
pedestrian
friendly
street
frontage
with
a
central
driveway,
colored
pavers,
street
trees,
outdoor
seating
areas,
street
furniture,
umbrellas,
patio
covers
and
several
breaks
of
plane
in
building
massing
through
the
integration
of
two
public
courtyards.

Each
building
has
a
courtyard
and
a
covered
patio
space
of
approximately
775
square
feet.

The
front
property
line
is
located
nine-feet
north
of
the
face
of
the
curb
and
sidewalk
along
Poway
Road
. Ground
floor
commercial
requires
a
front
setback
of
between
five
feet
and
ten
feet
from
the
front
property
line.

The
Project
proposes
the
ground
floor
commercial
be
set
back
between
7'
and
1 0'
north
of
the
property
line.

Furthermore,
the
ground
floor
residential
behind
the
eastern
courtyard
is
set
back
21'
7",
and
20'
behind
the
western courtyard
. The
courtyards
serve
to
break
up
the
massing
of
the
buildings
along
Poway
Road,
activating
the
Project
frontage
and
opening
the
area
to
light.

The
3 of
123
July 21, 2026, Item #14
proposed
Project's
fa~ade
is
articulated
through
regular
changes
in
plane
at
intervals
of
no
more
than
21 feet,
contributing
to
pedestrian-scale
massing
. The
Project's
front
setback
area
is
shown
below
in
Figure
1:

Figure
1-
Front
Setback
Area
(Poway
Road}
t----
. ---ii
i
I I
-
rr.,--L_
-
_---=--
-rt-.-
-+-\-~
Fr
r'-=r=
_=
-.Jf=rF
r-1-1-;=/-r
"--~
_,,=r
-L_c;==
_=µ,_,
Fi=='
I
The
adjacent
three-story
Apollo
Apartments
to
the
east
consist
of
3-story
buildings
set
back
five-feet
from
the
front
property
line
through
the
utilization
of
a
California
density
bonus
waiver
for
the
inclusion
of
affordable
units.

In
contrast,
the
proposed
Project
buildings
have
an
average
front
setback
of
11 ', with
20%
of
the
frontage
observing
at
least
a
20-foot
setback
and
the
balance
of
the
frontage
observing
at
least
a 7-foot
setback
.

PRSP
Commercial
Frontage
Requirements
One
of
the
goals
of
the
PRSP
is
to
activate
the
street
frontage
within
the
TC
land
use
district
through
active
retail
storefronts
and
walk-in
commercial
uses.

The
applicant
has
agreed
to
complete
buildings
with
commercial
spaces
during
the
first
phase
of
the
Project
and
is
furthermore
conditioned
to
require
improvement
of
those
spaces,
including
the
installation
of
grease
interceptors
for
two
of
the
commercial
spaces
to
facilitate
tenancy
by
food-related
businesses
. The
applicant
has
agreed
to
a
strong
marketing
approach
to
sell
the
four-ground
floor
commercial
units
to
businesses
as
outlined
in
their
commercial
tenant
occupancy
plan
(Attachment
D).

The
applicant
has
also
agreed
to
host
a
community
event
once
a
month
until
all
four
commercial
spaces,
totaling
2,830
square
feet,
are
occupied,
with
quarterly
updates
provided
to
City
Staff
regarding
status
and
marketing
efforts.

Because
Attachment
D
has
not
been
fully
updated
to
reflect
the
latest
design,
a
condition
has
been
added
to
require
a
parking
management
plan
to
the
City's
satisfaction
including
a
minimum
of
15 limited
time
spaces
to
serve
the
commercial
uses.

Most
notably
the
parking
spaces
along
the
main
drive
aisle
must
be
designed
for
commercial
use
and
will
not
be
utilized
for
residential
use
during
business
hours
.

The
TC
land
use
district
requires
a
minimum
of
75 percent
of
the
ground
floor
space
along
any
block
face
of
Poway
Road
to
consist
of
active
commercial
uses.

The
Project
provides
100
percent,
which
includes
the
commercially
supportive
courtyards
as
shown
below
in
Table
3:

Table
3 -Commercial
Ground
Floor
Block
Face
Percentages
Location
Total
Building
Comm
-
Eastern
Street
Front
Building
Western
Street
Front
Building
Total
4 of
123
105' 105' 210'
105'
(Includes
Courtyard)
105'
(Includes
Courtyard)
210'
100 100 100
July 21, 2026, Item #14
Architecture The
Project
consists
of
three-story
townhomes
with
a
Spanish
Colonial
Revival
architectural
theme,
integrated
street
facing
ground
floor
commercial,
ornamental
wrought
iron
balconies,
arched
entries,
and
tile
roof
tops.

The
architecture
provides
changes
in
plane
with
the
implementation
of
recesses,
projections,
and
roof
overhangs.

The
color
palette
is
compatible
with
brown
and
beige
earth
tones,
with
articulation
to
provide
visual
relief.

The
proposed
Project
rendering
is
shown
below
in
Figure
2:

Figure
2-
Project
Rendering
Adjacent
Single-Family
Residential
Screening
(Rear
Property
Line)
Section

4.7(8)
of
the
PRSP
requires
a
minimum
six-foot-high
buffer
wall
where
parking
areas
are
adjacent
to
a
single-family
residential
zoning
district.

The
proposed
project
includes
10 parallel
parking
spaces
located
along
the
rear
(north)
property
line,
which
abut
upslope,
elevated
single-family
residences.

In
compliance
with
PRSP
standards,
a
six-foot-high
stucco-finished
masonry block
wall
is
proposed
along
the
rear
property
line.

The
north
elevation
of
the
wall
(as
viewed
from
the
single­
family
homes
to
the
north)
will
extend
six-feet
above
grade.

The
south
elevation
of
the
wall
(project
side)
will
include
an
additional
retaining
portion
ranging
from
two
to
five
feet,
resulting
in
a maximum
height
of
11 feet
on
the
interior
side.

The
wall
will
incorporate
pilasters
at
intervals
of
no
more
than
30 feet
and
will
be
colored
to
complement
the
earth-tone
architectural
palette
of
the
proposed
town
home
development.

Vines
and
trees
will
be
landscaped
on
the
interior
side
of
the
wall
to
soften
the
visual
mass
of
the
wall
and
provide
buffering
between
the
parking
area
and
adjacent
residential
use. Parking The
Project
provides
a
total
of
119
spaces
and
requires
117
spaces,
resulting
in
an
overall
surplus
of
two
parking
spaces
as
indicated
below
in
Table

4. Table
4 -

TC-PRSP
Parking
Requirements
Category
#
Units
t~rti,M
lr
arking
Ratio
Required
Spaces
2-bedroom
units
3-bedroom
units
Guest
parking
per
2BR
unit
Guest
parking
per
3BR
unit
Required/
Provided
Guest
Parking
Required/Provided
Commercial
Parking
Required/Provided
Residential
Parking
Total
Required
Parking
Parking
Inventory
Park
ing
Surplus
5 of
123
2 45 2 45
2 spaces
per
unit
2 spaces
per
unit

0.25 space
per
unit

0.5 space
per
unit
4 90 0.5 22.5 23/25 10/25 94/94 117 119 2
July 21, 2026, Item #14
The Project offers 89 private residential garage parking spaces and 30 at-grade parking spaces including 1 O parallel parking spaces along the rear property line. Five of the at-grade parking spaces are designated for Americans with Disabilities Act (ADA) parking and five of the at-grade parking spaces shall be reserved for residential only parking. Ten parking spaces are required for the commercial uses which the PRSP allows to be shared with guest parking. There are 25 parking spaces available to serve the commercial spaces during business hours and serve as guest parking during non-business hours.

Traffic & Lighting
A Traffic Memorandum, dated June 11, 2026, prepared by the transportation consultant LLG determined the project would generate a net increase of 296 trips per day and would not result in significant impacts, including negligible impacts to vehicle miles traveled (VMT's). A photometric study was prepared illustrating the Project's proposed lighting plan. The plan incorporates downward­ directed lighting throughout public courtyards, parking areas, and common areas to enhance nighttime visibility, minimize glare and light trespass, and promote natural surveillance consistent with Crime Prevention Through Environmental Design (CPTED) principles. The technical studies can be found at www.Poway.org/Planning.

Predevelopment Conference
Predevelopment Conference (PDC) 24-0002 was held on November 19, 2024, where the following feedback was provided to the applicant: Increase commercial square footage; separate the commercial spaces from the residential units; add parking for commercial space; allow individual ownership of the commercial spaces; and increase setbacks along Poway Road. The applicant revised the plans by adding a third commercial space, designating condominium lots for the commercial spaces, adding parking proximate to commercial spaces, increasing street setbacks and adjusting building mass through the integration of two street-facing courtyards.

Neighborhood Meeting
On July 21, 2025, the Applicant hosted a neighborhood meeting at the community center from 5:30 to 6:30 p.m. There were 20 community members in attendance. Feedback included questions regarding additional traffic along Poway Road; screening along the rear property line; the proposed CC&R's; setbacks along Poway Road; onsite parking quantities; affordable housing; and the screening of rooftop equipment. The applicant's team addressed questions, concerns and comments raised by the community to the extent possible. In response, the applicant increased the height of the masonry wall along the north property line as viewed from the single-family homes to the north to extend six feet above grade.

Public Hearing Continuance
The item was noticed for a public hearing to be held on February 17, 2026; however, the Applicant requested the public hearing be continued. lntracorp's legal counsel submitted a letter on April 3, 2026 (Attachment E) objecting to the commercial storefront standard and stating they would submit a density bonus project and "utilize its mandatory concession to eliminate the alleged commercial space requirement altogether" in accordance with State Density Bonus law if the City failed to approve its current plan. After multiple and significant discussions between the City and Applicant, lntracorp ultimately decided to refine their proposal to better align within the PRSP by increasing the commercial square footage. The revised proposal increased project amenities with the addition of an outdoor fireplace, along with the addition of a fourth commercial space, increasing the commercial 6 of 123
July 21, 2026, Item #14
frontage
percentage
from
80 to
100
percent.

Ceiling
heights
in
the
commercial
spaces
were
raised
from
nine
feet
to
between
12 feet
and
14 feet.

Furthermore,
the
proposal
increased
the
square
footage
of
the
two
corner
commercial
spaces
from
469
to
946
square
feet,
more
than
doubling
the
overall
commercial
square
footage
from
1,407
to
2,830.

However,
the
applicant
has
made
it clear
they
will
pursue
a
density
bonus
project
if their
application
is
not
approved.

Commercial
Storefront
Standard
Administrative
Adjustments
The
applicant
has
made
several
revisions
to
the
project
to
address
feedback
received
to
date
as
outlined
above
including
increasing
the
size
and
ceiling
heights
of
commercial
spaces.

Even
with
the
proposed
lot
consolidation,
the
narrow
lot
configuration
has
presented
a
challenge
to
meet
the
commercial
storefront
depths
while
providing
townhome
units
with
garages.

The
depth
of
the
storefront
from
the
property
line
ranges
from
20'-2"
to
41 '-4"
which
is
between

50.4%
and
100%
of
the
required
40-feet
depth.

The
depth
of
the
storefront
from
the
property
line
is
calculated
by
adding
the
depth
of
the
setback
to
the
depth
of
the
commercial
space.

While
the
PRSP
requires
75%
of
the
frontage
be
commercial
space,
to
offset
for
less
than
standard
depth
within
some
of
the
proposed
commercial
spaces,
the
applicant
has
converted
all
building
space
along
the
frontage
to
commercial
space
or
commercially
supportive
courtyard
areas.

When
considering
the
commercial
spaces
proposed
along
with
the
commercially
supportive
courtyards,
the
project
falls
within
3%
of
the
goal
for
square
footage
of
commercial
space
set
in
the
PRSP.

The
Project
provides
6,100
square
feet
(sf)
of
commercially
supportive
space,
including
building
square
footage
(2,830
sf),
courtyard
and
patio areas
(1,420
sf)
and
the
commercial
setback
area
(1,850
sf).

As
compared
to the
goal
set
in
the
PRSP
for
commercial
space
of
6,300
square
feet.

The
applicant
has
increased
the
ground
floor
storefront
ceiling
heights
from
9'-1"
to
between
12'-1"
and
14'-1".

The
larger
commercial
spaces
on
either
side
of
the
site
driveway
are
shown
with
14'-1"
ceiling
heights.

The
smaller
spaces
on
the
east and
west
end
of
the
frontage
are
proposed
to
have
12'-
1"
heights.

The
PRSP
sets
a standard
of
14'
ceiling
height
for
retail
and
12'
ceiling
height
for
office.

The
applicant
is
requesting
an
administrative
adjustment
to
allow
the
12'-1"
ceiling
height
in
the
two
smaller
commercial
spaces.

The
requested
reduction
in
ceiling
heights
is

13.7%,
which
can
be
approved
as
an
administrative
adjustment
in
accordance
with
the
PRSP
which
allows
reduction
of
commercial
storefront
standards
of
up
to
50%
to
support
a superior
design.

The
PRSP
anticipated
some
flexibility
would
be
needed
to
design
commercial
spaces
to
meet
market
demand
and
site
configuration
with
an
allowance
for
up
to
a
50%
reduction
in
the
required
commercial
storefront
standards
for
projects
that
demonstrate
a
superior
design
solution
which
enhances
the
visual
quality,
use
and
function
of
the
site
and
surrounding
area
. The
applicant
has
provided
support
demonstrating
the
project
represents
a superior
design
as
follows:
•
Meets
Market
Demand
for
Commercial
Space:

The
applicant
has
consulted
with
brokers
to
design
commercial
storefronts
that
meet
market
demand.

Given
the
recent
difficulties
experienced
in
the
area
filling
large
commercial
spaces,
smaller
spaces
which
maximize
exposure
onto
Poway
Road
have
been
designed.

Smaller
spaces
are
less
costly
for
business
owners
to
improve
and
result
in
more
attainable
rents.

Further,
the
targeted
businesses
do
not
generally
have
a
large
storage
or
back-office
requirement,
which
makes
the
shallower
storefront
more
efficient,
and
better
designed
to
suit
the
needs
of
the
targeted
businesses.

Reduction
of
ceiling
heights
in
shallower
spaces
is
appropriate
to
ensure
scale
and
proportionality.
7 of
123
July 21, 2026, Item #14
• Increases Setback Along Poway Road: Although the project as originally designed met the setback requirements of the PRSP, replacement of proposed residential spaces with courtyards addresses feedback received that a reduction in building mass and an increase in the setback along Poway Road in excess of what is required in the PRSP was desired by some members of the community. The resulting building setback within the courtyard spaces is double the setback required by the PRSP which breaks up the massing of the building with articulation of form and variations in setback, furthering a key building design principle of the PRSP.
• Provides Quasi-Public Open Space: The addition of the outdoor seating courtyards and a fire feature are designed to achieve the primary objective of the PRSP Vision Framework of "creating a distinct and vibrant Town Center ... with inviting storefronts, restaurants with outdoor seating and ... community gathering spaces". By creating outdoor spaces along Poway Road that engage directly with adjacent commercial activity, the Project offers a community benefit that will activate the town center. The current design uniquely addresses building design principles of the PRSP to "emphasize the orientation of buildings toward sidewalk and right of way, increase visual interest .... and emphasize the incorporation of design elements that provide opportunities for people to interact". • Ownership Townhome Units: The Vision Framework of the PRSP sets the objective to "increase the mix of uses along the corridor and specifically include condominiums and townhomes for home buying options for people looking to establish roots in the community or for current residents who want to downsize and continue living in Poway." In addition, the Project furthers Goal 1 of the Housing Element by providing diverse housing opportunities to meet the needs for' current and future residents and the adopted strategy to provide opportunities for residents to transition from rental to ownership housing.

It is recommended the City Council find and determine the Project offers a superior design which justifies approval of the Applicant's request for administrative adjustments for the ceiling height and depth of commercial spaces and Tier 1 height incentive and is in conformance with the PRSP, and adopt the attached Resolution (Attachment A) approving DR 25-0002 and TTM 25-0002.

Environmental Review:

Staff has reviewed the proposed project for compliance with CEQA and has determined the project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15332 (Class 32: In-Fill Development Projects). The 2.06 net acre project site is located within an urbanized portion of the City of Poway and is surrounded by existing commercial and residential development. The project meets all criteria for a Class 32 exemption and none of the exceptions to the use of a categorical exemption apply. In addition, the Project is consistent with the PRSP's Programmatic Environmental Impact Report (PEIR) that was prepared according to CEQA and certified by the City Council on December 5, 2017 (PRSP EIR). The PRSP EIR analyzed the potential impacts of the proposed buildout of the Poway Road Specific Plan area in the manner permitted by the Specific Plan. This Project is consistent with the PRSP, as it conforms with all development standards, and the PMC. 8 of 123
July 21, 2026, Item #14
Fiscal Impact:

Existing commercial facilities have not been operational for some time and therefore will not result in a reduction in sales tax revenues to the City from their removal. The City can anticipate an increase in property tax revenues to the City once the property is redeveloped into 47 market rate multi-family units, coupled with additional sales tax revenues once the commercial spaces are fully occupied.

Property and Sales Tax revenue are deposited into the City's General Fund, which provides a significant source of funding for general government services.

Public Notification:

A Notice of Public Hearing was published in the Poway News Chieftain on Thursday, July 9, 2026. A public notice was mailed to property owners and occupants located within 500 feet of the Project site.

A notice of pending application sign was posted at the Project site. Furthermore, all contacts on the City's interested parties list were provided with notice.

Attachments:

A. Resolution
B. Zoning/Location Map
C. Project Plans
D. Commercial Tenant Occupancy Plan
E. April 3, 2026 Letter from lntracorp's Attorney
Jiewed/Approved By:

Tr~
Assistant City Manager
9 of 123
Reviewed By:

Alan Fenstermacher
City Attorney
Approved By:

Chri~
City Manager
July 21, 2026, Item #14

RESOLUTION
NO.
26-
A

RESOLUTION
OF
THE
CITY

COUNCIL
OF
THE
CITY
OF
POWAY,

CALIFORNIA,

APPROVING

DEVELOPMENT
REVIEW
25-0002
AND

TENTATIVE
TRACT
MAP
25-0002
TO

CONSTRUCT
47 TOWNHOMES
AND
FOUR
GROUND
FLOOR

COMMERCIAL
SPACES
WITHIN
THE
POWAY
ROAD

CORRIDOR

SPECIFIC
PLAN,
TOWN
CENTER

DISTRICT,

ASSESSOR
PARCEL
NUMBER
317-101-04
AND
317-101-05

WHEREAS,
an
application
for
Development
Review
(DR)
25-0002,
and
Tentative
Tract
Map
(TTM)
25-0002
was
submitted
by
lntracorp
Homes
for
the
development
of
47 townhomes,
four
ground-floor
commercial
spaces,
associated
onsite
improvements,
a
condominium
map,
and
a
lot-consolidation
(project
hereinafter)
to
be
located
at
13044
and
13056
Poway
Road.

WHEREAS,
the
application
includes
a
request
for
a
Tier
1 height
incentive
as
defined
in
the
Poway
Road
Corridor
Specific
Plan
(PRSP)
to
allow
building
heights
to
increase
from
35 feet
to
38 feet
and
from
2-stories
to
3-stories.

The
application
also
includes
a
request
for
deviations
from
commercial
storefront
standards
through
administrative
adjustments
to
1)
reduce
the
minimum
depth
of
storefronts
from
the
front property
line
from
40-feet
to
between
20'-2"
and
41 '-
4"
and
2)
reduce
the
minimum
ground-floor
ceiling
height
in
retail
spaces
from
14-feet
to
12-feet
and
has
provided
support
for
said
adjustments
for
City
Council
consideration;

WHEREAS,
on
July
21,
2026,
the
City
Council
held
a
duly
advertised
public
hearing
to
receive
testimony
from
the
public
relative
to
this
matter;
and

WHEREAS,
the
City
Council
has
read
and
considered
the
agenda
report
for
the
proposed
project,
including
the
attachments,
and
has
considered
all
other
evidence
presented
at
the
public
hearing.

NOW,

THEREFORE,
BE
IT

RESOLVED
by
the
City
Council
of
the
City
of
Poway
as
follows:

SECTION
1:

The
project
is
Categorically
Exempt
as
a
Class
32 Categorical
Exemption
from
the
California
Environmental
Quality
Act
(CEQA)
pursuant
to
Section
15332
(Class
32:

In­
Fill
Development
Projects)
of
the
CEQA
Guidelines.

The
project
is
for
the
construction
of
47 market-rate
townhomes,
four
ground-floor
commercial
spaces,
associated
onsite
improvements,
a
condominium
map,
and
a
lot
consolidation
of
two
vacant
commercial
parcels.

The

2.26-acre
project
site
is

2.06 net
acres
and
is
located
within
an
urbanized
portion
of
the
City
of
Poway
and
is
surrounded
by
existing
commercial
and
residential
development.

The
project
meets
all
criteria
for
a
Class
32 exemption,
as
follows:

1. The
project
is
consistent
with
the
applicable
general
plan
designation
and
all
applicable
general
plan
policies
as
well
as
with
applicable
zoning
designation
and
regulations:

The
47 townhome
and
four
commercial
space
mixed-use
project
is
consistent
with
the
Poway
Road
Corridor
Specific
Plan
(PRSP)
and
Certified
Programmatic
Environmental
Impact
Report
(PEIR,
SCH#:
2017031035)
that
covers
1,148
new
residential
units,
and
260,000
square
feet
of
new
commercial
space.

The
proposed
multi-family
residential
use,
building
height,
site
layout,
and
density
meet
the
requirements
of
the
PRSP.

No
variances
or amendments
requiring
additional
environmental
analysis
are
proposed
.

2. The
proposed
development
occurs
within
city
limits
on
a project
site
of
no
more
than
five
10 of
123

ATTACHMENT
A
July 21, 2026, Item #14
Resolution
No
. 26-
Page
2 acres
substantially
surrounded
by
urban
uses:

The
project
site
is
located
within
City
limits
on
a
lot
less
than
five
acres
that
is
substantially
surrounded
by
urban
uses
. The

2.06 net
acre
parcel
is
fully
developed
and
located
within
an
established
urban
area
characterized
by
existing
roadway
infrastructure
and
nearby
commercial
and
residential
uses.

3. 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.

4. 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
(PMC)
requirements,
Poway
Noise
Ordinance
standards,
and
Best
Management
Practices
(BMPs)
for
dust
control
and
stormwater
management.

5. 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
to
the
nearby
storm
drain
system.

6. 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
granting
of
any
applicable
bonus
outlined
in
the
PRSP
is
a
discretionary
action
that
may
be
approved
by
the
City
Council
on
a
case-by-case
basis.

City
Council
finds
that
the
proposed
project
is
consistent
with
the
PRSP
generally,
including
the
Town
Center
(TC)
District
designation,
and
further,
has
determined the
proposed
project
is
eligible
for
Tier
1 height
bonuses
(Table
3-4)
through
a
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

2.06 net
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
City
Council
has
determined
the
requested
deviations
from
commercial
11 of
123
July 21, 2026, Item #14
Resolution
No
. 26-
Page
3 storefront
standards
qualify
for
an
administrative
adjustment
as
they
do
not
exceed
50 percent
of
the
established
standards
and
are
justified
by
the
resulting
superior
design.

The
findings
for
the
administrative
adjustment
are
made
as
follows:

1. The
requested
adjustment
will
not
interfere
with
the
purpose
and
intent
of
the
regulations
for
the
district
in
which
the
property
is
located
. The
Project
meets
the
purpose
and
intent
of
the
TC
District
within
the
PRSP
by
incorporating
spaces
designed
for
retail
and
restaurant
uses
as
well
as
commercially
serving
courtyards
and
patios
along
the
entire
block
face.

The
primary
objective
of
the Vision
Framework
to
create
a distinct
and
vibrant
. Town
Center with
inviting
storefronts,
restaurants
with
outdoor
seating
and
community
gathering
spaces
is
met.

The
intent
of
the
commercial
storefront
standards
is
to
ensure
that
ground-floor
commercial
spaces
are
visible,
accessible,
and
capable
of
supporting
active
commercial
uses
that
contribute
to
a
vibrant
streetscape.

The
proposed
commercial
spaces
will
provide
street-oriented
storefronts,
pedestrian
access,
storefront
glazing,
and
functional
commercial
floor
area
capable
of
accommodating
neighborhood­
serving
retail,
service,
and
similar
commercial
uses.

2. The
approval
or
conditional
approval
of
the
adjustment
will
not
be
injurious
to
adjacent
property
.

Approval
of
the
requested
adjustment
will
not
be
injurious
to
adjacent
properties
or
surrounding
development.

The
reduction
in
commercial
storefront
depth
and
ceiling
height
is
internal
to
the
project
design
and
will
not
adversely
affect
neighboring
properties
through
increased
intensity,
traffic,
noise,
visual
impacts,
or
operational
conflicts.

The
commercial
spaces
will
remain
functional
and
appropriately
designed
for
neighborhood-serving
uses,
while
the
exterior
appearance
of
the
buildings
will
continue
to
reflect
the
high-quality
architectural
character
envisioned
for
the
Poway
Road
Corridor
. The
project
maintains
an
attractive
pedestrian-oriented
frontage
and
provides
an
active
streetscape
environment
that
is
compatible
with
surrounding
existing
and
planned
development.

Accordingly,
the
requested
adjustment
will
not
be
injurious
to
adjacent
properties
or
the
surrounding
neighborhood.

3. The
approval
or
conditional
approval
of
the
adjustment
will
promote
the
general
welfare
and
will
not
adversely
affect
the
Poway
General
Plan
. Approval
of
the
adjustment
will
promote
the
general
welfare
by
facilitating
development
of
a
high-quality
residential
community
that
advances
the
redevelopment
objectives
of
the
Poway
Road
Corridor
while
incorporating
commercially
activated
frontage.

The
modified
commercial
dimensions
allow
a more
efficient
building
design
that
supports
the
delivery
of
ownership
housing
opportunities,
improved
site
functionality,
and
enhanced
project
feasibility
without
eliminating
the
intended
commercial
presence.

The
project
remains
consistent
with
General
Plan
and
Specific
Plan
goals
that
encourage
housing
production
, high­
quality
design,
pedestrian-oriented
development
, and
reinvestment
along
the
corridor.

The
adjustment
does
not
adversely
affect
any
General
Plan
policy
and
instead
supports
the
creation
of
a
balanced
project
that
responds
to
current
market
conditions
and
the
evolving
character
of
the
corridor.

The
Project
promotes
general
welfare
through
the
creation
of
quasi-public
outdoor
spaces,
outdoor
seating
areas
and
a
fire
feature
which
offer
community
gathering
spaces
and
opportunities
for
the
public
to
engage
in
social
experiences,
furthering
the
PRSP
goal
of
creating
a
vibrant
town
center.

4. The
plans
for
the
construction
and/or
development
resulting
from
approval
or
conditional
approval
of
the
adjustment
results
in
a
superior
design
solution
which
enhances
the
visual
quality
of
the
surrounding
area.

The
Project
results
in
a
superior
design
which
12 of
123
July 21, 2026, Item #14
Resolution
No.
26-
Page
4 creates
quasi-public
open
spaces
areas
that
emphas
ize
the
orientation
of
buildings
toward
sidewalk
and
right
of
way
,
increase
visual
interest
,
and
emphasize
the
incorporation
of design
elements
that
provide
opportunities
for
people
to
interact.

The
addition
of
the
outdoor
seating
courtyards
and
a fire
feature
are
designed
to
achieve
the
primary
objective
of
the
PRSP
Vision
Framework to
create
a
distinct
and
vibrant
Town
Center
with
inviting
storefronts
,
restaurants
with
outdoor
seating
and
community
gathering
spaces
. By
creating
outdoor
spaces
along
Poway
Road
that
engage
directly
with
adjacent
commercial
activity
, the
Project
offers
a
community
benefit
designed
to
activate
the
Town
Center
.

The
buildings
are
carefully
designed
to
avoid
large
uninterrupted
wall
planes
through
the
use
of
changes
in
massing,
projections
and
recesses
, architectural
detailing
, and
variation
in
building
heights
and
rooflines.

The
ground-floor
commercial
spaces
are
seamlessly
integrated
into
the
overall
architectural
composition,
creating
an
active
and
pedestrian-oriented
streetscape
while
maintaining
the
appearance
of
a
high-quality
residential
neighborhood
. Extensive
storefront
glazing,
pedestrian
entrances,
outdoor
seating
opportunities,
enhanced
landscaping
courtyards
,
and
corner
architectural
treatments
contribute
to
visual
interest
and
human-scale
design
along
the
public
frontage
. The
commercial
storefronts
maintain
a strong
visual
presence
despite
the
requested
reductions
in
depth
and
ceiling
height
and
continue
to
support
an
engaging
street
environment.

The
requested
adjustment
allows
the
project
to
ach
ieve
a
more
balanced
building
design
by
improving
the
relationship
between
the
commercial
frontage
and
the
upper-story
residential
units
, resulting
in
better
proportions,
enhanced
architectural
articulation,
and
more
efficient
floor
plans

5. Specific
circumstances
exist
that
justify
a
deviation
in
the
minimum
required
standard
.

Given
the
recent
difficult
ies
experienced
in
the
area
filling
large
commercial
spaces,
smaller
spaces
, which
maximize
exposure
onto
Poway
Road
have
been
designed
.

Smaller
spaces
are
less
costly
for
business
owners
to
improve
and
result
in
more
attainable
rents.

Further,
the
targeted
businesses
do
not
generally
have
a
large
storage
or
back-office
requirement,
which
makes
the
shallower
storefront
more
efficient
and
better
designed
to
suit
the
needs
of
the
targeted
businesses
.

Reduction
of
ceil
ing
heights
in
shallower
spaces
is
appropriate
to
ensure
scale
and
proportionality
.

SECTION
4: 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
recogn
izes
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,
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
13 of
123
July 21, 2026, Item #14
Resolution
No.
26-
Page
5 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,
arid
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
DR
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
public/quasi-public
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
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
City
Council
finds
that
the
proposed
Project
14 of
123
July 21, 2026, Item #14
Resolution
No.
26-Page
6 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
considering
the
granting
of
the
aforementioned
Tier
1 height
bonus
and
administrative
adjustments.

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
DR
25-0002
and
TIM
25-
0002.

SECTION
5:

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:

TIM
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

2.06 net
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.

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.
15 of
123
July 21, 2026, Item #14
Resolution
No.
26-Page
7 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
6:

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
June
9,
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
.

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).
16 of
123
July 21, 2026, Item #14
Resolution
No.
26-Page
8 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
August
21,
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
August
21,
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
submitted
final
map
shall
show
the
existing
Poway
Road
right-of-way
fronting
the
site
as
recorded
on
June
21,
1963
as
instrument
no
. 108720
of
Official
Records
and
per
the
Easement
for
County
Highway
recorded
September
19,
1944
as
Book
1739,
Page
409
of
Official
Records
. If
it
is
determined
the
right-of-way
was
not
granted
with
these
recorded
documents
, the
final
map
shall
show
right-of-way
dedication
as
required
by
the
Transportation
Element
of
the
General
Plan
for
Poway
Road.

12. 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
.

13. 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
(PUE)
shown
will
grant
the
city
access
in
the
event
of
a
needed
repair
to
the
sewer
or
water
lines
within
the
PUE
.
14 .

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.
15 .

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
PMC
shall
be
approved
. Submittal
shall
be
made
17 of
123
July 21, 2026, Item #14
Resolution
No
. 26-Page
9 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
based
on
the
adopted
master
fee
schedule
that
was
in
effect
when
the
Project's
preliminary
application
was
submitted,
subject
to
automatic
annual
adjustments
based
on
independently
published
cost
index
referenced
in
the
ordinance
or
resolution
establishing
the
fees
. The
plan
shall
include
, at
a
minimum,
the
following
features
:
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.

Proposed
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
,
street/bike
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)
.
f.

Residential
uses
and
commercial
uses
shall
be
separately
metered
and
shall
not
be
served
by
a
common
water
meter.

Separate
water
meters
shall
be
shown
on
the
improvement
plans
.

16. 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
dra
in
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
.

17. 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
.
18 .

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
18 of
123
July 21, 2026, Item #14
Resolution
No
. 26-
Page
10 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.

19. 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
PMC
Section

16.12.060
B
for
subdivider's
responsibility
to
provide
a
reproducible
mylar
copy
to
the
City
.)

20. Within
30 days
after
City
Council
approval
of
the
Final
Map,
the
subdivider
shall
pay
the
City
the
sewer
connection
fee.
21 .

The
applicant
shall
pay
the
drainage
impact
development
fee
in
effect
at
the
time
of
subdivision
.
22 .

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.
23 .

Prior
to
Final
Map
approval,
a
fa
ir
share
payment
shall
be
required
towards
future
adaptive
signaliz
ing
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.

24. 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
.

25. Payment
towards
a
future
midblock
crossing
and
other
potential
improvements
on
Poway
Road
is
required
per
the
PRSP.

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
PRSP.
26 .

All
fair
share
payments
required
shall
be
based
on
the
total
development
, including
the
19 of
123
July 21, 2026, Item #14
additional
commercial
space.

Prior
to
issuance
of
a
Grading
Permit:

Resolution
No.
26-
Page
11 27
.

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
PMC
shall
be
submitted.

The
applicant
shall
pay
the
grading
permit
and
plan
check
fee
based
on
the
adopted
master
fee
schedule
that
was
in
effect
when
the
Project's
preliminary
application
was
submitted,
subject
to
automatic
annual
adjustments
based
on
independently
published
cost
index
referenced
in
the
ordinance
or
resolution
establishing
the
fees
.

28. 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.

29. 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.

30. 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.

31. 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)
.
32 .

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
.