DR25
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0002 & TTM25
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0002
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Intracorp 47 Townhomes
13044 & 13056 Poway Road
City Council
July 21, 2026
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Proposed Project Site
Project Site
Poway Road
Civic Center Dr.
N
Poway Road Corridor Specific Plan- Land Use Districts
I
Strategy Diagram
0 500 1,000
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Oak Knoll Rd
.__ _ _,I plan boundary
parcels
parks
creeks
Land Use Distr icts
town center
mixed use
C ) poway road
..... park connectivity
E > bike facilities
commercial/office
commercial general
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gateways
0 catalytic sites
um111011 crosswalks
automotive/commercial general
Proposed Project Site
N
Existing Conditions
Project Proposal
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Spanish Colonial Revival Architecture
PRSP
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TC Development Standards
Qualifying Lot Consolidation
l . Minimum lot consolidation shall be 1wo
parce ls and 1.5 acres.
2. Consolidated parcels are required to
have a minimum 150 feet of Poway
Road frontage.
3. Consolidated parcels are allowed a
maximum of 1wo curb cuts for vehicu lar
access.
WEST
TIER 1: HEIGHT AND DENSITY BONUSES WITH LOT CONSOLIDATION INCENTIVE OR SELECTION OF TWO COMMUNITY BENEFITS1
3 stories, 38 feet
Maximum Housing Density 30 du/net acre
Bassenian I Lagoni
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Building I
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NORTH
BUILDING I
North & Sout h EltH.a t i o n
[ MULTI-FAMILY 5 - PLEX w/ COMMERCIAL GROUND FLOOR
POWAY ROAD
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Project Amenities
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COMMON AREA
COURTYARDS
880 PATIO WITH DECORATIVE
COi/CRETE PAW!G SUCH AS
WTEGRAL COLOR CONCRETE W/
TOPCAST FINISH
•
GATHERING PATIO WITH TABLE SEATING
ANO DECOAA TIVE CONCRETE PAVIIIG
SUCH AS IIITEGRAI. COLOR CONCRETE
WI TOPCAST FINISH
4"WIDE ~ TURAL GREY CONCRETE
WIJ.KWAY WITH STEPS AS NEEDED
TO UNIT ENTAIES, TYP.
Parking Requirements (PRSP Table 3-8)
Table 3 - TC-PRSP Parking Requirements
3-bedroom uni ts 45 2 spaces per unit 90
Guest parki ng per 2BR unit 2 0.25 space per unit 0.5
Guest parki ng per 3BR unit 45 0.5 space per unit 22.5
Re uired/ Provided Guest Parkin 23/25
Re uired/Provided Commercial Parking 10/25
Required/ Provided Residential Parking 94/94
• Total Required Parking 117
Parkin~ lnvento~
Parking Surplus
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18 • • •
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Community Feedback Incorporated
• Staff Feedback (2024)
Consolidated four live-work spaces into two commercial storefronts. Provided separate entrances to commercial spaces.
• Predevelopment Conference held on November 19, 2024
Increased ground floor commercial square footage and added a third storefront. Added public courtyards to activate street frontage and reduce building massing. Individual ownership of commercial units.
• Neighborhood Meeting held on July 21, 2025
Added 6- f oot decorative block wall along north property line.
North Property Line (Rear Setback Area)
Rear Interior Wall
Community Feedback Incorporated
• Staff Feedback (2024)
Consolidated four live-work spaces into two commercial storefronts. Provided separate entrances to commercial spaces.
• Predevelopment Conference held on November 19, 2024
Increased ground floor commercial square footage and added a third storefront. Added public courtyards to activate street frontage and reduce building massing. Individual ownership of commercial units.
• Neighborhood Meeting held on July 21, 2025
Added 6- f oot decorative block wall along north property line. • Applicant Continued Public Hearing February 16, 2026
Increased ground floor commercial square footage
Added a fourth storefront expanding commercial uses to entire frontage. Increased depth and ceiling height of the commercial spaces. Added fire feature with seating to courtyard.
Design Evolution
Commercial Storefronts, as proposed for PDC
Commercial Storefronts, as currently proposed
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Commercial Space and Courtyards
PLANTER POT Willi PLANTING SCREEN, TYP.
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COMMERCIAL/RETAIL
COURTYARDS & STREETSCAPE
COMMERCIAURETAJL SEATING SPACE
WITH OECORA TIVE CONCRETE
PAVING SUCH AS INTEGRAL COLOR
CONCRETE WI TOPCAST FINISH
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CONCRETE APRON
!CITY STANOAAD)
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Pl.ANTER POT WITH PLANTING SCREEN, TYP.
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COMMERCIAL/RETAIL CORNER ENTRY WITH
SEATING SPACE. DECORATIVE PlAN'TER POTS,
ANO DECORATIVE CONCRETE PAVING SUCH AS
INTEGRAL COLOR CONCRETE WI TOPCAST FINISH
r
1·· pl
POWAY RD.
SIGHTUNE:
FINAL TREE lAYO'JT WITHIN SIGHT LINE,
ANO WITHIN R.0.W .. TO BE CONFIRMED
DURING FINAL ENGINEERING ANO
SUBJECT TO POTHOLING OF UTILITIES
COMMERClAIJRETAlL SEATING SPACE VIJTHFIREPIT AND
DECORATIVE CONCRETE PAVING SUCti AS lllTEGRAL COLOR
CONCRETE WI TOPCAST FINISH
Activated Storefronts
PRSP encourages open space such as common courtyards to face major streets, activating the corridor and providing “eyes on the street”
Commercial Storefront Design
“Articulated facades to create visual interest along street frontages” “Break up the mass of large-scale buildings with articulation in form, architectural details…changes in wall planes, upper-story stepbacks”.
Town Center Development Standards
Table 2 - Town Center Development Standards
Development Standard Required Proposed Conforms
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
residentia l) - -- -
Maximum Height with PRSP Teir 1 3-stories/38 feet 3-stories/37' 9" Yes Height Bonus Incentive
Maximum Lot Area Coverage J 65% 43% Yes - -
Minimum Landscaped Area 10% of net 89,734 SF 11.8% Yes
(Required setbacks excluded) of lot= 8,973 SF 10,633 SF PRSP tools were created
“with the understanding that market shifts and varying
economic conditions require flexibility to accommodate new development” Support for Superior Design
Tier 1 Height Incentive (38’ & 3
Stories)
Reduced Depth in Some Commercial
Spaces (from 40’ to 20’)
Reduced Ceiling Height in Shallower
Commercial Spaces (14’ to 12’)
Commercial Spaces Designed to Meet
Evolving Market Demand
Increases Set Back along Poway Road
Provides Quasi-Public Open Space
Courtyards with Direct Connection to
Commercial Spaces
Provides Ownership Townhome Units
Administrative Adjustments & Incentives
Town Center Adjustments and Incentives
Complete build out of all commercial
units within the first construction
phase
Install two grease interceptors to
attract food related businesses
Host monthly community events in
one of the commercial spaces
Update staff quarterly on status of
marketing efforts
Limited time parking reserved for
commercial uses
Commercial Marketing Conditions
Notable Conditions of Approval
Sidewalk and Streetscape Improvements
Storm Drain Connection
Fair Share Contributions
◦ Adaptive Signals on Poway Road
◦ Traffic Signals on Poway Road
◦ Future Midblock Crossing on Poway Road
Housing Sites Inventory Update
Units Low Very Low
13044 Poway Rd. 11 19
13056 Poway Rd. 7 13
T otal 18 32
State Housing Crisis Laws
• Housing Accountability Act – Go vernment Code § 65589.5 The proposed residential project complies with the General Plan, PRSP , Muni
cipal Code, and objective design standards.
A denial would require explicit, quantifiable written findings that are suppor
ted by the preponderance of the evidence on the record, that the project would cause a specific, adverse impact on public health or safety that cannot be mitigated.
California Environmental Quality Act & Public Notice
• Categorically Exempt from CEQA, Guidelines Section 15332 (C
lass 32: In-Fill Development Projects).
Consistent with the PRSP’s Programmatic Environmental Impact Report • Duly Noticed Public Hearing
500-foot radius from Fairfield I and Fairfield II parcels: Property Owners & Occupants Published in the July 9th, 2026 edition of the Poway News Chieftain.
Recommendation
• Conduct a public hearing
• Find & Determine the project Categorically Exempt from CEQA • Find & Determine the Project offers a Superior Design which justifies appr
oval of the administrative adjustments for ceiling height and depth of commercial spaces and the Tier 1 height incentive and conforms with the PRSP
• Adopt the Resolution, approving DR25-0002 & T
TM25-0002
DR25
-
0002 & TTM25
-
0002
–
Intracorp 47 Townhomes
13044 & 13056 Poway Road
City Council
July 21, 2026
-
- -