ITEM #
PDC 26
-
0001
–
Poway Commons II
13027 Poway Road
City Council
August 18, 2026
Poway Road Corridor Specific Plan
Community Workshop in 2014
• Updated December 5, 2017
Creation of an Ad Hoc Committee
Input from Residents & Businesses
Consultant T eam Consisted of:
o Planners, economists & designers
“A long-term strategy for revitalizing public and
private property along Poway Road and for creating
a town center for all community members.”
Poway Road Corridor Specific Plan- Land Use
Strategy Diagram
0 500 1,000
,---------
0 I
a, I
i i
.g' I
er
I
____ ..,I plan boundary
parcels
parks
creeks
Land Use Distr icts
town center
mixed use
C ) poway road
~::::: park connectivity
( • bike facilities
commercial/office
commercial general
0 ,O gateways
O catalytic sites
11111111011 crosswalks
C _,
C: II> _, 111
g t=
Cl) ¢.,
a:: ::: ,.
0 0 I ,- - , c: ,---"\.._ .,---'
_ ,..1 I~ I
,.-- ----_..,
automotive/commercial general
Background
Poway Commons I
• Purchase, Sale and Development Agreement
• Demolished 59,000 square feet of vacant buildings
• 44-unit Senior Affordable Housing (Apollo)
• 97 m
ulti-family units
• 584
square feet of commercial
• Pedestrian Connection to Community Park
• Library Plaza Improvements
Proposed Project Site
Project Site
Poway Road
Civic Center Dr.
N
Existing Conditions
North East
WestSouth
Public Trail
Conceptual Site Plan
72% Commercial F rontage
d28x5+37=177 / 126+121)
W ork Space on GL --ft.,.;;...Ja ~ -----41-~
,ic-28'w x ,ic-221 + 1 o· Pal!O
+·890sl net (616 sf interior)
2 story Commercial
+-36'x+-461+5'Pauo
1F:Retrul@+ - 1,840sf net (1,656 sf interior)
2F:Office @1-•1, tSOsf net (1,000 sf interior)
3 s tory Mixed-use ---#o "!!"-f---1 1-A.
+· 21' x 431 ~i::::::~=t::J::~J:::t!i~r±c~~Fi!J:==l'.~::ttr:::d:==~! Commercia l'
Work space
Parking Spaces
Passive Roe Area ~
I
3 story Towns ------;l;- ,-..1,11r-r-~
End Unit
23'4" X 31'
1 story Commercial
+·46'x+-461'+S'patio
1 F:Retail @+-2,300sf met
(2,116 sf interio r)
>
Site Plan
---- E~;~ ,j.,""7, 10 Poway Communlfy Parl<
Required Connector Road with ...........,,,, Conceptua l Design Poway Commons Mixed Use, Poway CA
Underground Storm Water Retention
Commercial Spaces
2,116sf
Mixed-Use First Floor Commercial
----- -12'-1'' ____ ___,
1---- :nr-u· __ __,
Architectural Elevation
Front Elevation
9 4 H 2 6
FRONT ELEVATIO N 8
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
Development Standards
Table 3-Town Center Develo
Density (lot consolidation bonus) 30 du/acre 17.66 du/acre Yes 42 units/2.38 net acres
Minimum Setbacks:
Front (Ground floor retail/commercial) 5 feet 5 feet Yes Front (Ground floor residential) 10 feet 13 feet Yes
Rear (Adjacent residential) 15 feet 45 feet Yes
Interior Side (Ground floor residential) 10 feet 10 feet Yes Height (lot consolidation bonus) 3-stories/ 38 feet 3-stories/ 38 feet Yes Parkin S aces Re uired 127 s aces 152 s aces* Yes
PRSP Conformance - Ground Floor Commercial
PRSP-Vision 2-13
Table 4-TC-PRSP Ground Floor Commercial Space Evaluation Criteria Poway Road Specific Plan Proposal Conforms:
% Commercial 75% comme rcial 74.6% commercial No
Frontage
Depth 40' minimum 32'-46' No
Width 75' max imum (each storefron t) 46' Yes
Ceiling Heights 14' retai l (ground-floor) 11'-14' No
12' office (second story) 11' No
Commercially 10,050 SF* commercial 9,558 SF commercial 5% from Target Supportive Space None (second story) 1,000 SF office
I Target (square feet)
* Calculated based on 75% of frontage x 40' depth from property line. Note: By definition, the calculated area includes the setback which is considered commercially supportive space.
Articulation and Massing
“break up the mass
of large-scale buildings
with articulation of
form, architectural
details, variations in
setbacks and step
backs”
PDC
-
Discussion Items
1. Does the project offer a superior design as necessary to support Administrative Adjustments for commercial space depth and ceiling height and the Tier 1 height incentive?
2. Should the project be designed to incorporate recommendations to support a superior design including:
• Activating the streetscape with courtyards, plazas and associated social amenities? • Reducing the building mass by increasing building articulation, including deeper changes in wall planes, variations in setback, and stepbacks along the upper stories to soften transitions? • Enhance the pedestrian passageway to a 12-foot width with open spaces oriented along the pathway including amenities such as seating, shade, landscaping, textured paving, trellises, arbors, and signage? • Completion of commercial components in the first phase as move-in ready spaces with designated commercial parking?
3. Does the project meet the criteria established in the PRSP for a catalytic site? ITEM #
PDC 26
-
0001
–
Poway Commons II
13027 Poway Road
City Council
August 18, 2026
PRSP Setbacks in TC District (3-21)
I •
•
SECTION VIEW
r.o.w --1a.,...,.◄1---- property line
I
front
- - - - - - -7
_£ I
E
' L!1
i., '-
•
•
I
•
•
bonus height: I
1 or 2 stories, depending upon
property location, no more than 10'
,,
,,
base heig ht:
2 stories, 35'
ground floor minimum height :
14' for retai l
12' for office
11' for residentia I
~ commercial setback: 5' min., 1 0' max.
• residential set back: 10' min •
I I
: P LAN VIEW 1
---- - --;■ ---·-··-··-·· -··-··-··-·· -··+··-··
rear setback: 0' min.
15' m·n. when adjacent to single-family
residentia l zone
parking/la ndscaping
inte rior side setba ck: 0' min.
10' min. when adjacent to sing le-family
residential use
street side setback: same as front
bu ilding area
~ property line
• I front setba ck:
: 5
1 min., 10' max for commercial use
I 1 0' min. for residentia I use
-··-··_J·.,_· .,~-~!~~~ ~~ ~;.'.2.2'.~~.,_ .. .L .. _ .. sidewalk
street
Housing Element
-
Residential Sites Inventory
Units Low Very Low
13044 Poway Rd. 11 19
13056 Poway Rd. 7 13
T otal 18 32