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Item 13 - DR21-003-Outpost; Req. to Modify and Approved Mixed-Use Development at 13249-13253 Poway Rd.
DATE: TO: FROM: CONTACT: SUBJECT: Summary: AGENDA RE PO RT City of Poway December 7, 2021 Honorable Mayor and Members of the City Counci.JJARobert Manis, Director of Development Services fNI Austin Silva, Senior Planner 858-668-4658, asilva@poway.org CITY COUNCIL Development Review 21-003 -Outpost; a request to modify an approved mixed use development (Development Review 17-010) at 13249-13253 Poway Road. Development Review (DR) 21-003 is a request to modify DR17-010, an approved mixed-use development at 13249-13253 Poway Road in the Town Center (TC) district of the Poway Road Specific Plan (PRSP) area. The modified project includes 15,871 square feet of commercial space and 72 residential dwelling units, including nine affordable units. This is a reduction of 24,342 square feet of commercial space and an increase of 19 dwelling units from the previously approved project. The applicant is requesting a density bonus to exceed the allowable density for the TC district. Visually the project will look the same as what the City Council previously approved. Recommended Action: It is recommended that the City Council adopt the Resolution (Attachment A). Discussion: The project applicant CAPEXCO (Applicant), is requesting to modify DR17-010, that was approved by the City Council in March 2018. The City Council Resolution approving the project (P-18-06), is included as Attachment B for reference. The site is 1.58 acres and is located on the south side of Community Road, east of Bowron Road (Attachment C). The surrounding uses are a mortuary to the west, apartments to the south, and commercial centers to the east and on the north side of Poway Road. The subject property and the properties to the north, east and west are zoned Planned Community - 8 (PC-8) and are designated TC within the PRSP. The apartment complex to the south is zoned Residential Apartment (RA). The approval for DR17-01 O consisted of a three-story, mixed-use development containing 40,213 square feet of commercial space (11,451 square feet of food hall, 6,345 square feet of office, 2,192 square foot coffee shop, and 20,225 square foot fitness center) and 53 residential units (43 1 of 41 December 7, 2021, Item #13 apartments, two town homes, four lofts, and four live-work units) throughout three buildings with two levels of underground parking. The approved project qualified for height and density increases because it consolidated lots and provided two community benefits pursuant to the Tier 2 development standards bonus allowed in the PRSP. The two community benefits provided by the project are a restaurant row and a 25-to-30-foot-wide internal pedestrian passageway. The internal pedestrian passageway ~an be used as public open space that will provide a place to sit, relax, gather, and will enhance pedestrian circulation. Providing the two community benefits allowed the buildings to have a roof height of 38 feet and a residential density of up to 35 dwelling units per acre. The project was approved at 33.5 dwellings units per acre. Both community benefits will still be provided with the proposed project. In 2018, grading permits were applied for and grading began. In 2019 and 2020, building permits were applied for and construction began on the approved project (DR17-010). Due to financial issues, the project stalled and building permits expired in April 2021 with the site remaining partially constructed with the majority of the parking garage completed. The proposed project is shown in the proposed development plans (Attachment D). The modifications include a reduction of 24,342 square feet of commercial space to 15,871 square feet and the addition of 19 residential units, for a total of 72 units, nine of which will be affordable to low-income households. There are eight residential unit types that are summarized in Table A below. Table A -Residential Unit Summary Unit Type # Of Units Percentage of Total Units Townhomes (4 Bedroom) 2 3% Loft (3 Bedroom) 4 6% 2 Bedroom 12 17% 3 Bedroom 29 40% 4 Bedroom 1 1 % 2-Bedroom Mezzanine 3 4% 4-Bedroom Mezzanine 17 23% 4-Bedroom Mezzanine Flex 4 6% Total 72 With the addition of 19 units, the project will have a residential density of 45.6 dwelling units per acre, which exceeds the maximum density of 35 dwelling units per acre in the TC district. Pursuant to State law (Government Code Section 65915(b)(1 )(a), the applicant is requesting a density bonus to exceed the allowable density for the TC District. The density increase the applicant is entitled to is based upon the affordability level and the percentage of affordable units that are provided within the development. The applicant is designating nine of the units as affordable to low-income households (up to 80 percent of the area median income), which allows for a 29 percent density increase. The density increase is based on a calculation of the maximum number of units possible using the maximum density of the underlying zone. For this project the calculated maximum number is 55.3. The project is also eligible for an incentive or concession from development standards; however, none are being requested. The proposed Affordable Housing Plan is provided as Attachment E. All required affordable housing documents that restrict the income level for 55 years are required to be approved and executed prior to the issuance of building permits. The nine affordable units provided by this project will assist the City in meeting its regional housing needs assessment (RHNA). Proposed changes to Building A include converting 6,345 square feet of commercial/office space on 2 of 41 December 7, 2021, Item #13 the second floor, to seven residential units. The residential units will have four bedrooms and four bathrooms with two bedrooms and two bathrooms on the main level, and two bedrooms and two bathrooms on a mezzanine level. The northwest portion of the second floor will be extended to accommodate one of the residential units. The food hall exterior deck on the second floor will be reduced from 4,842 square feet to approximately 2,710 square feet. This exterior deck was previously intended for outdoor seating for the food hall but will now be a shared outdoor space for the food hall and residential units. Proposed modifications to Building B include converting 20,225 square feet of commercial space to 13 residential units. This commercial space was intended to be a fitness center. The residential units on the ground floor of Building B consist of two-bedroom mezzanine units and four-bedroom mezzanine units. The ground floor residential units on the east side of Building B will have access from an interior hallway and from an exterior walkway on the east side of the building that was previously a landscaped area. A 3,758-square-foot commercial space would be located at the northerly portion of the first floor with frontage along Poway Road. Building C is a three-story residential building with four live/work units containing four bedrooms and three bathrooms and two townhomes containing four bedrooms and two and a half bathrooms. The number of units in Building C is unchanged with only the configuration of the units changing by the increase in bedrooms in the live/work and townhome-style units. The project will now include 12,113 square feet of food hall space, 3,758 square feet of commercial space (15,871 square feet total}, and 72 residential units. The previously approved project with 53 units consisted of studio/one-bedroom units, two-bedroom and three-bedroom units for a total of 84 bedrooms. The proposed project consists of two, three and four-bedroom units for a total of 225 bedrooms. Parking is proposed in two levels in an underground structure that is partially constructed. The number of required spaces based on previous uses for the project is more than what is needed for the proposed project resulting in a surplus of 27 spaces. The proposed modifications to the approved project are summarized in Table B below. Table B -Project Modification Comparison DR17-010 (Approved Project) DR21-003 Change (Modification) Food Hall 11 ,451 sq. ft. 1 2, 11 3 sq. ft. +662 sq. ft. Commercial 28,762 sq. ft. 3,758 sq. ft -25,004 sq. ft. Residential Units 53 units 72 units +19 units Required Parking Spaces 324 spaces 305 spaces -19 spaces Provided Parking Spaces 329 spaces 332 spaces* *Note -Three additional parking spaces were gained during structural design of underground parking garage. Visually from the public's perspective the exterior architecture is the same, with only with minor changes proposed. All conditions in Resolution P-18-06 approving the original project, will remain in full force and effect. Environmental Review: An Environmental Impact Report (EIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the Poway Road Specific Plan and was certified by the City Council on 3 of 41 December 7, 2021, Item #13 December 5, 2017. The EIR analyzed the potential impacts of the proposed build out of the Poway Road Specific Plan area in the manner permitted by the Specific Plan. This Project is consistent with the Poway Road Specific Plan and conforms with the requirements, development standards and guidelines therein, and, therefore, as set forth in Section 8.2 of the Poway Road Specific Plan, no further environmental analysis is required because the Project's impacts have already been analyzed in, and are fully covered by, the previously certified EIR. There are no significant changes that would allow subsequent or supplemental environmental review pursuant to Public Resources Code section 21166 and CEQA Guidelines section 15162 and 15163. Fiscal Impact: Consistent with the City Council's direction from the February 8, 2020 Council Meeting in which Council discussed including a revenue analysis with proposed projects to help decision making, staff conducted a revenue analysis for this project. Staff analyzed the potential ongoing revenues, such as property tax and sales tax, and excluded one-time revenues, such as transfer taxes. The data supporting staff's analysis came from a variety of sources. For example, the developer's agent provided unit information. This information helped support the property and sales tax analysis. The U.S. Bureau of Labor Statistics (BLS) Table 1203 provided annual expenditures by income level and expenditure type. The BLS data helped support the sales tax analysis. Sales Tax estimates for the commercial potion were created with the support of published information from the City's sales tax consultant, HDL. The development is projected to contribute approximately $21,000 in property taxes annually. The residential portion of the project is estimated to contribute approximately $19,000 in sales taxes annually. The commercial portion of the development is projected to contribute approximately $25,000 in sales taxes annually. Based on staffs analysis, this project could contribute approximately $65,000 in new revenue for the City. Public Notification: A Notice was published in the Poway News Chieftain on Thursday, November 25, 2021. A courtesynotice was mailed to the property owners adjacent to the project site. Attachments: A.ResolutionB.City Council Resolution P-18-06C.Zoning and Location MapD.Proposed Development PlansE.Proposed Affordable Housing Plan Reviewed/ Approved By: Wendy K rman Assistant City Manager 4 of 41 Reviewed By: Alan Fenstermacher City Attorney Approved By: Ch,k;z City Manager 1 December 7, 2021, Item #13 RESOLUTION NO. 21-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING DEVELOPMENT REVIEW 21-003, A REQUEST TO MODIFY AN APPROVED MIXED-USE DEVELOPMENT (DEVELOPMENT REVIEW 17-010) LOCATED AT 13249-13253 POWAY ROAD. ASSESSOR PARCEL NUMBER 317-473-20 WHEREAS, the City Council considered Development Review (DR) 21-003; a request to modify DR17-010, an approved mixed-use development at 13249-13253 Poway Road in the Town Center (TC) district of the Poway Road Specific Plan (PRSP) area. The modified project includes 15,871 square feet of commercial space and 72 residential dwelling units, including nine affordable units. This is a reduction of 24,342 square feet of commercial space and an increase of 19 dwelling units from the previously approved project. The applicant is requesting a density bonus to exceed the allowable density for the TC land use district; WHEREAS, on March 6, 2018, the City Council approved DR17-010, a proposed mixed-use development project consisting of approximately 40,000 square feet of commercial space, including a 20,025-square-foot fitness center, and 53 residential units, with two levels of underground parking, and other site improvements located on an approximate one and one-half acre site; WHEREAS, on December 7, 2021, the City Council held a public meeting to solicit comments from the public, both for and against, relative to this application; and WHEREAS, the City Council has read and considered the agenda report for the proposed project, including the attachments, and has considered all other evidence presented at the public meeting. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: An Environmental Impact Report (EIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the Poway Road Specific Plan and was certified by the City Council on December 5, 2017. The EIR analyzed the potential impacts of the proposed build out of the Poway Road Specific Plan area in the manner permitted by the Specific Plan. This Project is consistent with the Poway Road Specific Plan and conforms with the requirements, development standards and guidelines therein, and, therefore, as set forth in Section 8.2 of the Poway Road Specific Plan, no further environmental analysis is required because the Project's impacts have already been analyzed in, and are fully covered by, the previously certified EIR. The City Council finds that the Project does not result in any significant changes that would allow subsequent or supplemental environmental review pursuant to Public Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163. SECTION 2: The proposed Project is consistent with the Poway Road Specific Plan generally, including the Town Center district designation, and further, the proposed Project qualifies for Tier 2 height and density bonuses (Table 3-4) because the Project includes lot consolidation and at least two community benefits (internal pedestrian passageway and restaurant row), as that term is used in the Poway Road Specific Plan. Therefore, the City Council finds that the proposed Project will result in the following: 5 of 41 ATTACHMENT A December 7, 2021, Item #13 Resolution No. 21-Page 2 A. Creation of a distinct and vibrant Town Center with a mix of commercial and residential uses. B. Redevelopment of an infill site that will create a mix of compatible and complementary uses. C. Development of a unique mix of housing types (including nine affordable to low-income households) consisting of apartments, lofts, townhomes, and live-work units that are located in proximity to civic, retail and commercial service uses. SECTION 3: The findings for DR 21-003, in accordance with the Poway Municipal Code (PMC) 17.52.010 Purpose of Development Review, are made as follows: A. The project has been designed to be architecturally compatible with surrounding development and conforms to the Poway Road Specific Plan development standards and design guidelines. Therefore, the project respects and recognizes the interdependence of land values and aesthetics to the benefit of the City. B. The project has been designed to minimize impacts on surrounding development by utilizing a compatible architectural design consistent with the Poway Road Specific Plan. Therefore, the proposed development respects the public concerns for the aesthetics of development, and encourages the orderly and harmonious appearance of structures and property within the City. C. The granting of the DR would not be materially detrimental to the public health, safety or welfare within the community since the proposed development will complete improvements necessary for the mixed-use development. D. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan and the Poway Road Specific Plan except as required by State Density Bonus Law (Section 65915 of the California Government Code). Per adopted State Density Bonus requirements (Gov. Code§ 65915 et seq.), the City is required to grant a density bonus for housing developments that provide a minimum of 10 percent of the housing units as affordable to low-income households. For housing developments that provide 16 percent of the maximum allowable units, a density increase of 29 percent shall be granted. SECTION 4: The findings, in accordance with Government Code Section 66020 for the public improvements needed as a result of the proposed development to protect the public health, safety and welfare, are made as follows: A. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan, as well as City Ordinances, because all necessary facilities will be available to serve this Project. B. The construction of public improvements is needed as a result of the proposed development to protect the public health, safety and welfare as further described in the conditions of approval. C. In accordance with the Poway General Plan, the Project requires the payment 6 of 41 December 7, 2021, Item #13 Resolution No. 21-Page 3 of development impact fees, which are assessed on a pro-rata basis to finance public infrastructure improvements, which promote a safe and healthy environment for the residents of the City. SECTION 5: City Council Resolution P-18-06 remains in full force and effect and applies to DR 21-003 except as modified herein. SECTION 6: The City Council hereby approves DR 21-003, as shown on the approved plans incorporated by reference herein as shown on the approved plans stamped as "Exhibit A" and dated December 7, 2021 on file in the Development Services Department, except as noted herein, subject to the following conditions: 7 of 41 A. Prior to building permit issuance, unless other timing is indicated, the following conditions shall be complied with: 1. The public improvement plans shall be revised to no longer propose the addition of a new public streetlight at station 2+80.26 along Poway Road. Instead, the existing streetlight at the northwestern corner of the project site along Poway Road shall be replaced, as close as possible to the existing location, with a new streetlight per the Poway Road Specific Plan standards. 2. The public improvement plans shall be revised to include a sidewalk scoring pattern approved by the City Engineer or Director of Development Services. 3. Revisions needed to the Storm Water Quality Management Plan due to project modifications shall be provided and approved. The property owner shall execute a revised Storm Water Management Facilities Maintenance Agreement if needed. 4. The applicant shall be required to enter into with the City and record a density bonus agreement and a regulatory agreement prepared by the City Attorney to ensure that the nine affordable units remain affordable to low income households (whose household incomes do not exceed 80% of the area median income for San Diego County) for the entire 55-year affordability term, pursuant to all applicable requirements of Poway Municipal Code Section 17.26.620 and the California Density Bonus Law, including, without limitation, the standards/process for marketing the affordable units for initial lease-up, verifying tenant incomes, monitoring continued affordability of the units, marketing and filling vacancies, and setting forth restrictions and enforcement mechanisms in the event of failure to maintain affordability provisions. 5. A fire sprinkler plan resubmittal is required in accordance with the PMC reflecting the required changes made to the sprinkler design based on the changes made to the structure. 6. A reciprocal public access easement shall be provided for the pedestrian connection to the adjacent property to the south to the satisfaction of the Director of Development Services. 8. Prior to occupancy, the following conditions shall be complied with: 1. Pedestrian and vehicular oriented wayfinding signage (e.g., hanging, wall, December 7, 2021, Item #13 8 of 41 Resolution No. 21-Page 4 directory, pedestal, monument signage) and pedestrian oriented lighting shall be provided to adequately guide patrons to the live-work units, food hall, commercial spaces, and residences from the street and the parking garage. Sign permits are required where appropriate. 2. Provide pedestrian oriented lighting in all common areas including areas for the live-work units to guide the public to these areas. 3. Commercial bicycle parking shall be provided at the rate of five percent of the commercial automobile parking requirement. Bicycle racks shall be located within 100 feet of a visitor entrance and readily visible to passers-by, preferably near building entrances and plazas. 4. Landscape shall be provided per Poway Road Specific Plan guidelines. C. Upon occupancy the following conditions shall apply: 1. All physical elements of the project shown on the approved building and landscape plans shall be substantially maintained per the approved plans, except as noted herein, to the satisfaction of the Director of Development Services. 2. All landscaped areas on-site shall be maintained in a healthy and thriving condition, free from weeds, trash and debris. The trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Unnatural or excessive pruning, including topping, is not permitted. 3. Immediate removal of graffiti and any other type of offensive debris is required. 4. Any fences, walls or signs proposed for this development shall be designed and approved in conformance with the PRSP and to the satisfaction of the Director of Development Services. 5. Uses established on the subject property shall comply with all PRSP standards applicable to the property for the life of the project. 6. Units 118, 119, 120, 121, and 122 may be used as commercial space if sufficient parking is available on-site and a business certificate is obtained. 7. Affordable Units shall be restricted to low-income households for a period of 55 years. 8. All units shall be rented as a single-housekeeping unit in accordance with the Poway Municipal Code definition. Rental of individual rooms is prohibited. 9. All doors to the Food Hall shall remain open during business hours. 10. Per the incentives for the increased density and height allowances, a Deed Covenant shall be prepared that the pedestrian areas shall remain accessible and useable by the public (i.e. no gate, wall, or other form of separation or restriction of access), and that future use of the restaurant spaces identified in the approved plans stamped "Exhibit A" on file at the Development Services Department shall December 7, 2021, Item #13 Resolution No. 21-Page 5 be restricted to restaurant uses. The Deed Covenant shall be prepared to satisfaction of the Director of Development Services. A minimum two restaurants with a minimum 80 seat capacity shall be retained on-site at all times. 11. Parking spaces for the commercial, food hall and residential guests shall be marked as for these uses. 12. Outdoor dining and art and retail displays are permitted in internal pedestrian passageway areas provided State requirements for accessibility are adhered to. SECTION 7: The approval of DR 21-003 shall expire December 7, 2023, at 5:00 p.m., unless prior to that time a Building Permit has been issued and construction has commenced on the property unless prior to the expiration, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council. SECTION 8: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 7th day of December, 2021 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Carrie Gallagher, CMC, City Clerk 9 of 41 December 7, 2021, Item #13 RESOLUTION NO. P-18-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING DEVELOPMENT REVIEW 17-010 AND CONDITIONAL USE PERMIT 17-017 FOR A MIXED-USE DEVELOPMENT PROJECT WITHIN THE POWAY ROAD SPECIFIC PLAN, TOWN CENTER DISTRICT ASSESSOR PARCEL NUMBER 317-473-07, 08, 09, 10, 11 WHEREAS, the City Council considered Development Review (DR) 17-010 and Conditional Use Permit (CUP) 17-017; a proposed mixed-use development project consisting of approximately 40,000 square feet of commercial, including a 20,025-square foot fitness center, and 53 residential units, with 2 levels of underground parking, and other site improvements located on an approximate one and one-half acre site located at 1324 7 Poway Road ("Project"), in the Town Center district of the Poway Road Specific Plan; and WHEREAS, on March 6, 2018, the City Council held a duly advertised public meeting to receive testimony from the public, both for and against, relative to the DR and CUP. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: Section 1: An Environmental Impact Report (EIR) was prepared pursuant to the California Environmental Quality Act (CEQA) in conjunction with the Poway Road Specific Plan, and was certified by the City Council on December 5, 2017. The EIR analyzed the potential impacts of the proposed build out of the Poway Road Specific Plan area in the manner permitted by the Specific Plan. This Project is consistent with the Poway Road Specific Plan and conforms with the requirements, development standards and guidelines therein, and, therefore, as set forth in Section 8.2 of the Poway Road Specific Plan, no further environmental analysis is required because the Project's impacts have already been analyzed in, and are fully covered by, the previously certified EIR. The City Council finds that the Project does not result in any significant changes that would allow subsequent or supplemental environmental review pursuant to Public Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163. Section 2: The proposed Project is consistent with the Poway Road Specific Plan generally, including the Town Center district designation, and further, the proposed Project qualifies for Tier 2 height and density bonuses (Table 3-4) because the Project includes lot consolidation and at least two community benefits (internal pedestrian passageway and restaurant row), as that term is used in the Poway Road Specific Plan. Therefore, the City Council finds that the proposed Project will result in the following: A. Creation of a distinct and vibrant Town Center with a mix of commercial and residential uses. B. Redevelopment of an infill site that will create a mix of compatible and complementary uses. C. Development of a unique mix of housing types including apartments, lofts and live-work units that are located in proximity to civic, retail and commercial service uses. Section 3: The findings for DR 17-010, in accordance with the Poway Municipal Code (PMC) 17.52.010 Purpose of Development Review, are made as follows: 10 of 41 ATTACHMENT B December 7, 2021, Item #13 Resolution No. P-18-06 Page 2 A. The project has been designed to be architecturally compatible with surrounding development and conforms to the Poway Road Specific Plan development standards and design guidelines. Therefore, the project respects and recognizes the interdependence of land values and aesthetics to the benefit of the City. B. The project has been designed to minimize impacts on surrounding development by utilizing a compatible architectural design consistent with the Poway Road Specific Plan. Therefore, the proposed development respects the public concerns for the aesthetics of development, and encourages the orderly and harmonious appearance of structures and property within the City. C. The granting of the DR would not be materially detrimental to the public health, safety or welfare within the community since the proposed development will complete improvements necessary for the mixed-use development. D. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan and the Poway Road Specific Plan. Section 4: The findings, in accordance with Section 17.48.070 of the Poway Municipal Code (PMC) for CUP 17-017, are as follows: A. The location, size, design, and operating characteristics of the proposed use (fitness center) are in accord with the title and purpose of Chapter 17 .48 PMC (Conditional Use Permits Regulations), the General Plan, and the Poway Road Specific Plan in that the use is allowed in the Town Center district of Poway Road Specific Plan with a CUP. B. The location, size, design, and operating characteristics of the proposed use will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, people, buildings, structures, or natural resources in that the fitness center use is compatible with other uses in the Town Center district. C. The proposed use is in harmony with the scale, bulk, coverage, and density of, and is consistent with the surrounding development, in that the use has been designed to be integrated with the surrounding uses. D. There are adequate public facilities, services and utilities available at the subject site to serve the proposed use. E. There will not be a harmful effect upon desirable neighborhood characteristics in that the use is compatible with existing and proposed uses. F. The generation of traffic will not adversely impact the capacity and physical character of the surrounding streets and/or the Circulation Element of the General Plan in that this use will not generate more traffic than that associated with a typical commercial use. G. The site is suitable for the type and intensity of use and development, in that the project site will be developed with commercial and residential buildings and establishment of a fitness center will not generate more traffic than that is associated with typical commercial uses. 11 of 41 December 7, 2021, Item #13 Resolution No. P-18-06 Page 3 H. There will not be significant harmful effects upon environmental quality and natural resources in that the site is currently developed and contains no natural habitat. I. There are no relevant negative impacts of the proposed use that cannot be mitigated. J. That the impacts, as described in subsections A through I of this Section, and the proposed location, size, design, and operating characteristics of the proposed use and the conditions under which it would be operated or maintained, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, nor be contrary to the adopted General Plan. K. That the proposed conditional use will comply with each of the applicable provisions of this title. Section 5: The findings, in accordance with Government Code Section 66020 for the public improvements needed as a result of the proposed development to protect the public health, safety and welfare, are made as follows: A. The design and improvements of the proposed development are consistent with all elements of the Poway General Plan, as well as City Ordinances, because all necessary facilities will be available to serve this project. B. The construction of public improvements is needed as a result of the proposed development to protect the public health, safety and welfare as further described in the conditions of approval. C. In accordance with the Poway General Plan, the project requires the payment of development impact fees, which are assessed on a pro-rata basis to finance public infrastructure improvements, which promote a safe and healthy environment for the residents of the City. Section 6: The City Council hereby approves DR 17-010 and CUP 17-017, as shown on the approved plans on file with the City, subject to the following conditions: A. 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 this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. 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. 12 of 41 December 7, 2021, Item #13 Resolution No. P-18-06 Page 4 B. This approval is based on the existing site conditions represented on the site plan. If actual conditions vary from representations, the site plan must be changed to reflect the actual conditions. Any substantial changes to the approved site plan must be approved by the Director of Development Services and may require approval of the City Council. C. The developer is required to comply with the Poway Noise Ordinance (Chapter 8.08 PMC) requirements that govern construction activity and noise levels. D. Within 30 days of this approval, the applicant shall submit in writing that all conditions of approval have been read and understood. E. 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. F. The developer shall comply with the following Engineering conditions: 13 of 41 Prior to issuance of a Grading Permit: 1. The applicant shall complete a lot merger for all parcels and it shall be filed with the County Recorder. 2. Applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development. 3. Submit a precise grading plan for the development prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City project engineer. 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 materials as required by Chapter 16.48 of the Poway Municipal Code shall be submitted. All existing and proposed easements within the project site shall be shown on the grading plans. The grading plans shall also show any required shoring for the underground parking garage. Locations, vertically and horizontally, of any tie-backs shall be shown. 4. Letters of permission from adjacent properties owners for proposed tie-backs crossing property lines shall be provided. 5. Water Quality Control -Drainage and Flood Damage Prevention A drainage study addressing the impacts of the 100-year storm event prepared by a registered Civil Engineer is to be submitted and approved. The study shall evaluate existing and proposed hydrologic and hydraulic conditions to the satisfaction of the City project engineer. 6. Water Quality Control -Design and Construction The project shall comply with the City and Regional Water Quality Control Board stormwater requirements. The project is considered a Priority Development Project and will be subject to all City and State requirements. A Storm Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is to be submitted and approved. December 7, 2021, Item #13 14 of 41 Resolution No. P-18-06 Page 5 a. Provide two copies of an Operation & Maintenance (O&M) plan in accordance with Chapter 16.104 of the Poway Municipal Code, and a signed PDF version. b. Property owner shall execute an approved Storm Water Management Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in the Operations and Maintenance plan. The operation and maintenance requirements shall be binding on the land throughout the life of the project as outlined in Chapter 16.104 of the Poway Municipal Code. c. Applicant shall provide approval for the vector control plan from the County of San Diego Department of Environmental Health. 7. Water Quality Control -Construction Storm Water Management Compliance: The project proposes to disturb an area greater than 1 acre. Proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 2009-0009-DWQ, as amended by order 2010-0014) shall be provided to the City along with a copy of the Storm Water Pollution Prevention Plan (SWPPP). 8. Grading securities in the amount and form described in Chapter 16.46 of the Poway Municipal Code shall be posted with the City prior to grading plan approval. This will include a minimum cash security of $2,000 in all instances. 9. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule. 10. Any existing and proposed public easements shall be depicted on the grading plans. The proposed public easement dedications shall be submitted prior to grading permit issuance. 11. Any private improvements within any publicly held easement or right-of-way may require an encroachment agreement as determined necessary by the City Engineer. All necessary encroachment agreements shall be approved and executed prior to grading permit issuance. 12. Following approval of the grading plans, posting of securities and fees, and receipt of five copies of the approved plans, the applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form available from the City's project engineer. 13. Construction staking is to be installed and inspected by the Engineering Inspector prior to any clearing, grubbing or grading. As applicable, provide two copies of a written certification, signed and sealed in accordance with the Business and Professions Code, by the engineer of record stating that all protected areas have been staked in accordance with the approved plans. 14. A water systems analysis shall be performed to verify fire flows for the project. Applicable fees shall be paid by the applicant. December 7, 2021, Item #13 15 of 41 Resolution No. P-18-06 Page 6 15. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City's project engineer, in accordance with the submittal and content requirements listed in the Poway Municipal Code shall be approved. Submittal shall be made 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 plan shall include, at a minimum, the following features: a. extension of sewer main and sewer manholes b. any water improvements required based upon the water systems analysis 16. A plat and legal description for a minimum 20' wide sewer easement shall be submitted to accommodate the public sewer main on the project site. Applicable fees shall be paid for the easement review. Prior to issuance of a Building Permit: 17. The site shall be developed in accordance with the approved grading plans on file in the Development Services Department and the conditions contained herein. Grading of lots shall be in accordance with the Uniform Building Code, the City Grading Ordinance, the approved grading plan, the approved soils report, and grading practices acceptable to the City. 18. Erosion control shall be installed and maintained by the developer from October 1 to April 30. The developer shall maintain all erosion control devices throughout their intended life. 19. Applicant shall obtain a Grading Permit and complete rough grading of the site. The grading shall meet the approval of the Engineering Inspector and the project's geotechnical engineer. Following completion of rough grading, please submit the following: a. Three copies of certification of line and grade for the lot, prepared by the engineer of work. b. Three copies of a soil compaction report for the lot, prepared by the project's geotechnical engineer. The certification and report are subject to review and approval by the City. 20. Prior to start of any work within a City-held easement or right-of-way, a Right-of-Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance. 21. The applicant shall pay all applicable development impact fees in effect at time of permit issuance. 22. 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 public improvements in accordance with the Poway Municipal Code Section 16.20. December 7, 2021, Item #13 Resolution No. P-18-06 Page 7 23. A portion of the below-grade parking garage as shown on the DR17-010 plans is located within the existing FEMA special flood hazard area. The applicant shall obtain a Floodplain Development Permit for the structure, subject to all current FEMA requirements for below grade parking for mixed-use buildings located in special flood hazard areas including but not limited to flood-proofing, and garage entrance and finished floors at least one-foot above the base flood elevation. The building plans shall also reflect all FEMA special flood hazard area requirements for below grade parking for mixed-use buildings located in special flood hazard areas. Prior to issuance of a Certificate of Occupancy: 24. All existing and proposed utilities or extension of utilities required to serve the project shall be installed underground. No extension of overhead utilities shall be permitted. 25. The drainage facilities, driveway, slope planting measures, and all utility services shall be installed, and completed by the property owner, and inspected by the Engineering Inspector for approval. All new utility services shall be placed underground. 26. An adequate drainage system around the new building pads capable of handling and disposing all surface water shall be provided to the satisfaction of the Engineering Inspector. 27. The stormwater facilities shall be complete and operational prior to occupancy. 28. The applicant shall repair, to the satisfaction of the City Engineer, any and all damages to public improvements caused by construction activity from this project. 29. Record drawings, signed by the engineer of work, shall be submitted to Development Services prior to a request of occupancy, per Section 16.52.130 of the Grading Ordinance. Record drawings shall be submitted in a manner to allow the City adequate time for review and approval prior to issuance of occupancy and release of grading securities (i.e. at least three weeks prior to a request for occupancy is recommended). All other final reports and agreements, as outlined in Section 16.52.130 of the Grading Ordinance are to be approved. G. The developer shall comply with the following Planning conditions: 16 of 41 30. The community benefits for the project include a pedestrian passageway as described in condition #34, and a "restaurant row" that includes a coffee shop and food hall. These community benefits must remain in place unless an alternative community benefit is provided and approved by City Council. The combined seating for the two restaurant/cafe uses shall maintain a minimum seating capacity of 80 persons. 31. Per the conditions of approval of Tree Removal Permit (TR 17-007), the developer shall comply with the following: a. The removal of thirty-one trees shall be replaced on-site with the planting of a minimum of eight 48-inch box sized trees and twenty-six, 36-inch box sized December 7, 2021, Item #13 17 of 41 Resolution No. P-18-06 Page 8 trees of a species to the satisfaction of the Director of Development Services. The trees shall be planted per the approved landscape plans for the development project (DR17-010) or if this project is abandoned, the trees shall be replaced according to a tree replacement planting plan reviewed and approved by the Planning Division. b. A modification to the number or sizes of the tree replacement requirement may be approved by the Director of Development Services as part of the landscape plan review. Please provide a written request to modify this requirement that outlines the reasons of the request. c. The replacement trees shall be planted prior to obtaining occupancy or within 24 months of their removal whichever comes first. d. If the trees are proposed to be removed during the recognized nesting season for birds (February 15 and August 15), a nesting bird survey shall be conducted by a qualified biologist and report the findings in writing to the City. Between February 15 and August 15, removal of trees containing nests shall be delayed until such time as the nest(s) have been abandoned unless the removal can be completed in accordance with California State codes and the Federal Migratory Bird Treaty Act of 1918. 32. Landscape and irrigation plans shall be submitted. The landscape and irrigation plans shall demonstrate compliance with the City of Poway Landscape and Irrigation Design Manual, Chapter 17.41 PMC, and all other applicable standards and ordinances in effect at the time of landscape and irrigation plan check submittal. The landscape and irrigation plan submittal is a separate submittal from other project plan check submittals, and is made directly to the Planning Division. Landscape and irrigation plan review fees are required and are the responsibility of the applicant. 33. All landscaping, including areas within the adjacent public right-of-way, shall be adequately irrigated, and permanently and fully maintained by the owner at all times in accordance with the requirements of the City of Poway Landscape and Irrigation Design Manual. Trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of the trees and to protect the public safety. Trees should be trimmed or pruned as needed to develop strong and healthy trunk and branch systems. Tree maintenance and pruning shall be in accordance with "American National Standard for Tree Care Operations" latest edition (ANSI A300). Trees shall not be topped and pruning shall not remove more than 25% of the trees' leaf surface. 34. Pedestrian amenities for the internal pedestrian passageway and public open space shall be further reviewed and approved as part of the landscape plan review process. Seating, shaded areas, lighting, landscaping, trees and textured paving elements shall be consistent with Chapter 4 (Design Guidelines) of the PRSP. 35. All architectural details shown on the approved DR plans shall also be shown on the building plan check submittal. Any major modifications from the building and site design details on the approved DR plans will require a DR revision and City Council approval. 36. The building plans shall include details for all exterior lighting to demonstrate conformance with PMC 17.10.150.H; including, but not limited to, reflecting light December 7, 2021, Item #13 18 of 41 Resolution No. P-18-06 Page 9 downward, away from any road or street, and away from any adjoining residential development. Lighting shall be maintained in compliance with City standards by the applicant for the life of the project. 37. Signs proposed for this development shall be approved under a separate Sign Permit. 38. The building plans shall include elevations and cross-sections that show all new roof-mounted appurtenances, including, but not limited to, air conditioning and vents, screened from view from adjacent properties, to the satisfaction of the Director of Development Services. 39. Exterior building materials and finishes shall reflect the approved elevations on file with the City and the conditions of approval, and shall be noted on the building plans, to the satisfaction of the Director of Development Services. 40. The developer shall pay a fair share cost of 7.5% for midblock pedestrian crossings on Poway Road within the Town Center district to improve the pedestrian experience, reduce gaps in the pedestrian network and improve pedestrian safety, as outlined in Section 6.4 of the Poway Road Specific Plan. 41. Due to the culturally sensitive location of the property and considering that most of the natural ground surface is not visible, cultural resource monitoring by a qualified archaeologist shall be provided during ground disturbing activities associated with the project (including, but not limited to, proposed on-site excavation, utility trenching, or construction of stormwater improvements). The purpose of the monitoring is to ensure that if buried cultural materials are present, they will be handled in a timely and proper manner. a. Prior to issuance of a grading permit, the applicant shall provide written verification that a certified archeological monitor has been retained to implement the monitoring program. This verification shall be presented in a letter from the project archeologist to the City of Poway -Planning Division. b. The certified archeologist shall attend the pre-construction meeting with the contractors to explain and coordinate the requirements of the monitoring program. c. During the original cutting of previously undisturbed deposits, the archeological monitor shall be on-site as determined by the consulting archeologist to perform periodic inspections of the excavations. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the abundance of artifacts and features. d. Isolated and clearly non-significant deposits will be minimally documented in the field, so the monitored grading can proceed. e. In the event that previously unidentified cultural resources are discovered, the archeologist shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow for the evaluation of potentially significant cultural resources. If appropriate, a Native American representative may be contacted to review any discovery associated with the prehistoric occupation of this area. The archeologist December 7, 2021, Item #13 Resolution No. P-18-06 Page 10 shall contact the City of Poway at the time of discovery. The archeologist, in consultation with the City, shall determine the significance of the discovered resources. The City must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archeologist and approved by the City before being carried out using professional archeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event the remains are determined to be of Native American origin, the most likely descendant, as identified by the Native American Heritage Commission, shall be contacted in order to determine proper treatment and disposition of the remains. f. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archeological methods for an adequate artifact sample for analysis. The archaeological monitor(s) in consultation with the City shall determine the amount of material to be recovered for adequate artifact sample for analysis. g. All cultural material collected during the monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent cu ration. h. A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the City prior to the issuance of any building permits. The report shall include the required archeological forms, including but not limited to, the Department of Parks and Recreation Primary and Archaeological Site Forms. H. The developer shall comply with the following Building conditions: 42. The site plan included with the building plan check shall be consistent with the approved DR site plan on file in the Development Services Department and the conditions contained herein. The phasing of onsite building construction and onsite improvements may be allowed subject to the approval of the Director of Development Services. If phasing is proposed, the applicant shall submit a phasing plan for review and approval prior to the issuance of any Building Permit. The applicant shall comply with the latest adopted Building and Fire Codes and Ordinances in effect at the time of permit issuance. 43. School impact fees shall be paid at the rate established at the time of Building Permit issuance. Please contact the Poway Unified School District at 858-679-2570 for additional information. I. The developer shall comply with the following Public Works conditions: 19 of 41 44. All existing sewer laterals shall be abandoned on Poway Road at the mainline to the satisfaction of the Public Works Department prior to certificate of occupancy. December 7, 2021, Item #13 Resolution No. P-18-06 Page 11 45. Garage sump discharge locations shall be shown on plans and approved prior to building permit issuance. 46. Installation of a sewer manhole at the edge of the 40' easement near the southerly property line shall be required. 4 7. Waste and recycling receptacle locations shall be shown on plans and approved by Public Works prior to building permit issuance. 48. A food waste diversion plan for all mixed-use waste products is required and shall be approved by Public Works prior to building permit issuance. 49. Details of trash chutes shall be provided to Public Works for review and approval as part of the building plan check submittal. 50. Installation of a street light on Poway Road is required. The location of the street light shall be indicated on the improvement plans to the satisfaction of the City Engineer or Public Works Director prior to building permit. 51. The applicant shall annex the property(s) into Lighting Districts A & C prior to certificate of occupancy. J. The developer shall comply with the following Fire conditions: 20 of 41 52. The applicant is required to meet all applicable Poway Municipal Code and California State Fire and Building Codes for this project. The applicant is encouraged to contact the Division of Fire Prevention at (858) 668-4473 to set up a meeting prior to submitting building plans in order to review project requirements. 53. A water systems analysis will be required to establish available fire flow. The water supply may require approved improvement to include the addition of water mains and fire hydrants as determined and approved by the Fire Department. 54. Approved fire apparatus access roadways shall be provided for every facility, building or portion of a building. The fire apparatus access roadway shall extend to within 150-feet of all portions of the project and all portions of the exterior walls of the first story of all buildings as measured by an approved route around the exterior of the building or facility. The required, approved routes on the east and west of the project are not compliant due to obstructions including narrow widths, block walls, landscaping and hardscape. 55. Fire Department access for use of firefighting equipment shall be provided to the immediate job construction site at the start of construction and maintained at all times until construction is completed. Access to each phase of development shall be to the satisfaction of the City Engineer and City Fire Marshal. 56. The project shall be accessible to Fire Department apparatus by way of access roadways with all-weather driving surface of not less than 20-feet of unobstructed width, with adequate roadway turning radius capable of supporting the imposed loads of fire apparatus having a minimum of 13'6" of vertical clearance. This 20-foot access width is the minimum required for Fire Department emergency access. December 7, 2021, Item #13 21 of 41 Resolution No. P-18-06 Page 12 In most cases, City Engineering standards will be more restricting. The more restrictive standard shall apply. The Fire Chief, pursuant to the City of Poway Municipal Code, shall approve the road surface type. 57. The parking structure and all buildings are required to be equipped with an approved fire sprinkler system according to Poway Municipal Code requirements. The fire sprinkler system shall be designed to meet minimum design density at the roof per NFPA 13 requirements for the parking structure and all non-residential areas. The fire sprinkler system installed in the residential occupancies shall meet NFPA 13R requirements. All systems are required to be monitored by a central monitoring company. Backflow valve assemblies with tamper switches shall be monitored. The City Fire Marshal shall locate these fire protection devices prior to installation. Two separate plan submittals to the fire department will be required, one for the for the fire service underground and a second for fire sprinkler design. A water analysis is required. 58. The parking structure and all buildings are required to be equipped with an approved Class 1 automatic wet fire protection system according to Poway Municipal Code requirements. The standpipe system shall be installed according to NFPA 14. A plan submittal to the fire department is required. 59. Fire sprinkler riser(s) shall be located within ten (10) feet of an exterior exit man door or shall be located inside an enclosed closet with an exterior access man door. Door shall be labeled with a sign indicating "Fire Sprinkler Riser." When the closet method is chosen, applicant shall provide 36 inches of clearance from the standpipe or attached additional risers, accessible by a 3'-0" man door. 60. A metal sign with raised letters at least 1 inch (25mm) in size shall be mounted on all fire department connections serving automatic sprinklers, standpipes or fire pump connections. Such signs shall read: AUTOMATIC SPRINKLERS or STANDPIPES or TEST CONNECTION or a combination thereof as applicable. Where the fire department connection does not serve the entire building, a sign shall be provided indicating the portions of the building served. 61. A properly licensed contractor shall install an automatic fire alarm system to approved standards according to the Poway Municipal Code. The system shall be installed according to NFPA 72. The system shall be completely monitored by a UL listed central station alarm company or proprietary remote station. A plan submittal to the fire department is required. 62. A 'Knox' Security Key Box shall be required for the building at locations determined by the City Fire Marshal. 63. The Building shall display the approved numbers and/or addresses in a location plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and a size approved by the City. Each building address shall also be displayed on the roof in a manner satisfactory to the Director of Safety Services, and meeting Sheriff Department-ASTREA criteria. 64. A2A 1 0BC fire extinguisher(s) are required for office areas every 3,000 square feet and 75 feet of travel distance. December 7, 2021, Item #13 Resolution No. P-18-06 Page 13 65. If an elevator is installed in a building, at least one shall be sized to accommodate a normal hospital gurney. Minimum dimensions for the inside car platform shall meet the "Medical" size standards per the California Building Code. 66. A hood and duct extinguishing system shall be installed for all commercial cooking facilities within a kitchen area. A plan submittal to the fire department is required prior to installation. 67. Smoke detectors shall be installed in all residential bedrooms and adjoining hallways. The smoke detectors shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. 68. Carbon monoxide detectors shall be installed in residential hallways adjoining bedrooms, both in the proposed addition and existing residence. The carbon monoxide detectors shall be hard-wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. 69. Permanent access roadways for fire apparatus shall be designated as "Fire Lanes" with appropriate signs and curb markings. 70. The applicant shall provide a detailed plan for all storage areas and a complete racking plan, when applicable. Section 7: The approval of DR 17-010 and CUP 17-018 shall expire two years from the date of approval, on March 6, 2020, at 5:00 p.m., unless prior to that time a Building Permit has been issued and construction has commenced on the property or an extension has been approved by the City. Section 8: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway, California, at a regular meeting this 6th day of March 2018. Steve Vaus, Mayor ATTEST: 22 of 41 December 7, 2021, Item #13 Resolution No. P-18-06 Page 14 STATE OF CALIFORNIA ) ) ss COUNTY OF SAN DIEGO ) I, Nancy Neufeld, City Clerk of the City of Poway, California, do hereby certify under penalty of perjury that the foregoing Resolution No. P-18-06 was duly adopted by the City Council at a meeting of said City Council held on the 6th day of March 2018, and that it was so adopted by the following vote: AYES: NOES: ABSENT: DISQUALIFIED: 23 of 41 CUNNINGHAM, GROSCH, LEONARD, MULLIN, VAUS NONE NONE NONE City of Poway December 7, 2021, Item #13 _J -0 RA ~ C 0 ,._ s 0 Cil PF OS-R .. NORTH 24 of 41 ] Subject Location: 317-473-32 PF RA RS-1 Dan Vista City of Poway Zoning / Location Map Item: DR21-003 0 125 250 ATTACHMENT C 500 Feet -0 er: >. :t:: C: :::, E E 0 (.) CG PO L PC-7 December 7, 2021, Item #13 N u, 0 .... 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UNITS 1\1 IULOlilGC AltfACCUSIILEAO...,TAtll!Pl!ltCICllAflEQUll'IEIIIENTS avrpstudios m1•-· -• S-Olooso.C-121f1 -·-a . . ~ tsSUl!OATES DUCIIPTICN: DAT!: REOEstGNENTITLEMENT Ol/19'2021 REOESkiNENTtTLEMENT 0911312021 REDES1GHENTrTLEMENT Dtl2ll2021 REDESklNENTrTlEMENT tQ.Q612021 REOESIGNENTfTLEMENT 10/2112021 ~ "61', i+MWS-1 i 0 D. ... tn 0 D. ... :::» 0 Cl ◄ ~ ► ◄., 31:"' gO II. ::l :: ◄ NU C') -.. ► t; S2 AVRP Sn.aos 17020.00 Q.IENT: AGENCY CHECKEOIY: =It.: T0.00 December 7, 2021, Item #13 N O'\ 0 -ti .i:. ~ i l I I i i I r1 l1 !I a Ii ~ i POWAY RD ~r·'. ,~:~:il:~:~~~f,::.0.1.::~ ,;,,.;., l • i '"'.fil,;.;,,a;i,'i.,', I I _., __ _ :2:,~•:·;4Jb~cJ -J -.T ·-~~:-~,L_ ~--~~ ·,1ij ~ ~--; --------~~/ 'i[:i : !rl~=l '--,--'~------+-! p-~ I-.,.,_ \ a ~ ~ ~ ,1· UUi p · ii : ~Hi I dn : UJI I' ~ ~ ,-.,;)■.~~\(; I~ r. 1 ~1 I ! j I TT! ~ I :::_ ,: ,__j----,--'1( ~ ""ST~••~mcu.,, ' • 1, 1 '11.ETANtlGWALLONAtlJA.C ! ! : II I JI II : T + ; f:'iC L "-"'....j.,,-J=~-+-----:rl""iht: : : PAOPEIHYTOflEMAl,I ·1 \ '~-f ,, .J t -l.--4rnrr 1 I m• .. v•...-··~"l 1i ' n;"j' • :· :(7 )1TI -~ ~,; ,M ' ' I K.: /1 j : ' • F""I i ~ EXlSTtNGPONAY BERNAROO MORTUAR NOT INCLUCEO . ~: i: ~: ~: : ;! ;~ Ii ! ,:.:. t ~ : ~• t:::Ok \ l ,l'.e:: i1~1I V "-,~"'I 7~ .... ! l : i : j : .,,,sue. = . ,4 ~~II i ·-···-· --------t!::::J;11~13t?i?~~~~t 1 ' -~=t~t~~~t~·f t ·--··::::::;:::::::::/:;'"':-.. -:, I ~PLAN EXISTING MALL NOT INCLUDED TI ~, i • H i ~ oa• o.O'- ,~en I GENERAL NoTEs I avrpstudios 1.PAOW>Ekll.~GAOOltESSHUMtfAS,\/IUILl!ANOLECJaLEfltOMTliE ;. $TflEETOIIROAOFAONTtf01HEPIIOPEATYPEAfHPSl'OI..ICYl"..Q0..4jUFC I01A,•J 2.l'O$TINDICATOIIVALVH.flllEOEPAATIIIEHTCOHfilE~S,AHDAI.All.llllfLL NtETOIELOCATEOONTl1EAODltE55.tit.CCESSSCIEOfTttESTltUCTlJltE 3.SEENl1.01fOllTYl"tCAl5fTEACCESsal.TY0£TAI.S •.SEEC,.,._l'UILCMl'ltOVEIIIEHTD~WINGS(SEl'AAATEl'Eltllllf)fOlt AODfTllNAlNFOllltlATIOMAIOUTIMPltCM:IIIEHTS ... 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TIONSY$TEM(NPDES)GENEltALP'EltllllffOltSTOll.llfWATElt DISCHAll:GESASSOCll'TEDWfTHCONSTltUCTIONAHDLMODSSTUII.IANCE ACTMTlESISSUEDIYntESTATEW>.TEltll.ESQUII.CUCOMTII.OI.IOAII.OOII.Tl1E lAHONTANIUGklHAI..WATEII.CUAllTYCONTltOI.IOAII.D(FOltPII.OJECTSINTl1E U.KETAHOEHlDIIOI.OGCUNIT'). 11.Al.tl'llOl'fllTYI.J,IU.fASllllEHTSANDIUILOINOS.UBTttGANO PIIOl'OSEO.AII.ESHOWNONTlilSSITEl'\.AN. 12.SITEGIUOfSHAl.lfALLS"(neWEltVKlUSS\JllfM:ES)fOltTHEflltST 10'fltOMIUlottGEXTEII.IOl'IWAI.LS SYMBOL LEGEND (2~.~~~-~i.Tt~~~E U!!!!ill Eb: Kf'l'NOTETAG {ltEf.KEVNOTE LEGENDANDSl'ECI UNPltOTECTEDOPENNG ELEVATIONASIHO.:ATEO @I ~- 0 . ' ir~~Li..,.f ISSUEOATts OESCAIP"TIOH DATE REDeSIGNENTITLEMENT 08/1912021 REDeSIGNENTITLEMENT09/13'2021 REDeSIGNENTITLEMENT 09/2312021 REDESIGNENTITLEMENT 10J0612021 REOESIGNENTITLEMENT 10/21/2021 ~ cTEN"f i+MWB•i ~ ► Cl ,c ; 0 II: ► 0 ;: a. oo t-II. :;i ti) .., "'C 0 NU a. ~►--t-d, C ::> u 0 .-11. 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LP\1£WOIIKUNITS\W.Lll!'110VIOEO'IW1HAMONITOIIEOf1111!AlAIIMSYSTf:M WHEIIElll!QIJffl:EO■YI07.2..tANOANAUTOMATlCSf'll.tll(LEIISYSTENIN ACCOIIDANCl!WIIOl:U.SEEOEFEII.IIEOSUIIIITTALfOIIS1'EClflc:INfOII.MAT10N fLOOIISAII.EDESk»tf:OfOIILMLOAOSIASf:OONTHEfUNCTIOHSEII.VEO,SEE GIIOUN0lMLNOM41ESIDEHTW.AAEAISCOi.l.WfTWICICCH111. VENTI.ATIC»tll.EOUIIIEMll!NTSMl!MtT■ASEOONfUNCTlONWIIITHATSPACE, SEEMECHAN~DII.AWJ,IGS. NOM-IIESIOl!N™L<MOUNO LMLAlll!ASAIIE Sl!:11.VfDWITH .....,Ml"WMMNO fACUTIESvi,.ACCESSTOTl1fOIIOUNOflOOIIIUll~GAf000HAU lll!STII.OOMS.SfEII.ESTII.OOMCALCSONTO,OlFOIIAODf1lCHALINfOII-.TIC»t. REDESIGNENTITlEMENT 1°"°6l2021 REDESIGNENTITLEMENT 10f21l2021 ~ IHaM#@•i i 0 A. t-u, 0 A. t-::, 0 1:1 C 0 IC ► ;:: oo A. N "'0, "'C ::: u ... ► !; ~f '..rj © ~!~RK LEVEL 3 AND TOINNHOME LEVEL" FLOOR PLAN ,....__ ~ ® ~!~RK AND TOINNHOME LEVEL 2 FLOOR PLAN ,....__ ~ h II ... w ... w u iiiffiTmi" ii LIVEMORK& TO'NIIHOMES ii -L__J @ A2.03B h'------------------------------------------------------------------------~------------~ December 7, 2021, Item #13 ' I ' ; I j ! ! i i ; ! I ! i j ~ I i i ! I i i i j i ! i i ! ; I ! ! i I i ! i i i t i i ii II Ii •1 il •I ,! ~ ! !! w N 0 -ti ~ - 0-- @-- @--- 0-~ ~ @-- @- cp <p cp cp cp i ,,,,. i w◄· i i w~· i I -_ J--_ i----4=----4~-~---l---= = I: I I I I ,I I I I I _JL_J ____ L ___ i ___ l __ _ --1+----t------;-- ---1-- - -t-- - II . I I I I :~'ic:c'.z:n I I I •. ,,;,·s<l II I I I ~ 1r ,,;,T ~ L ~~ r·~·;"'°' I n·., s.-----:ra7 • i1·-1~,.-,.._,n~ ~!'-~, .. -, ~~'-5llf' ~ 7T ----0 ~ .. ~~~ b E~lG:: .. :~. -~ ----€) :or,-,~ rs.,..._, HIii ---@ ----@ 111 ii: I ,I -_j ~___,...,_~~.AP~ll!;;.I-1: I p~-"\"'fr""""'i 1 ------8 -7-1'1!1!!Cl-1f;t:~~~l::=4 -----@ ---, lf,.l.jlc,gf-->,MI.-I - - --0 EB 1, ~=~~=+----1====4=-'-F =_L===_J ~ I r@l r T 1 7 ===-:---e 0 cb ~ ~ ~ m ~ 6) (H (D ~:~~ 2 OVERALL PLAN .~.eD GENERAL NOTES 1. All WOOOfAAlltfOWM.LSAII.E OtllENstOHEDl'ltOM l'ACE Of' STUD U.N.O. MiUON"Y'l'<W.LSAAEOIMENSQEDFII.OlllfACEO,CltlltJUJl,0,CPCQrlCltETE WAllSIC\IUSAII.EotMEHstOHEDFIIOMFACEOfw,.,,i_lJCUll:IU.H.O. 2.INSTAll~"'TYPEJ('G'l?SUM~ll:DONALLNTEIUOltWAl.lS&CEll.NGS UJI.O.,ltEF.~LTl'l"ESNfOUL,USEMILIES. l.ltAT£DWAU.ASSUfllll:SRHtilOTlJl&SttOWElt&IClOSUIIESTOIE ~AINEDASDETAl.EO.ADOO"KlHALL.\YEIIOf'<iYP'SUMICWIOASII.EctJIII.ED IIEF.~LLTYl'U 4.tlSTAlLCAUllCINGISEAUHTATALl.lOI\IT$6.l"ENfTltATIOHS.ltEl'.Of:TAILS S. l'EHEfllATIONS a-Flllf-l'lfSDTM WALLS. nOOII CU . .iGS AND JIOOF CEl.tfGSSHALLlfPJIOTfCTfDASII.EQUIIIEDIMCICSECTIOH11•. SEfA10.0I-A10.1lfOJISPECl'ICPfMfTllATIONASSEMILES, t.NSTALLILOCk~INw..LLSFOIISECUJIEATTACHMENTOfCAUIETS, HAHDJIAlt.S. stiEL\ltfG,& Nl\JIIEGII.AI IAIISAS IIEQUIIIED.11.Ef._ 7.FUJlllfDDOWHCfl.~AIIEIELOWllATftlfLOOIICU.IMGASSE•tY. HEICJHTAS.tlDICATEOIMltfFLECTEDCEN.tmPLANS,IIEfEltCONSTll:UCTklH ASSEMllYTYPES. l,IMSTAt.LWAIH ... GMACHltEIIECESSEOCOt-lMfCTIONIOX•l"A.f.f.lOJ.ES "'STAt.LEOIHFIIIEJIATEDASSfMlllESTOIEMETAL.VElll'YMOUHTIMGHEk)tlT t.lMSTALLDIIYEllEXHNJSTIOOSTEII.FAHSASII.ECIUIII.EO.CONflllN 11.fQUlllfMENTSOfHOlllZOHTALJIUHSWDIIYEII.MNtUfACTUII.EII.S. 11.tfSTALLCOMttlEOSMOKE&CAJIIQ,lllfONOJ(ll)f0ETtCTOIISl"EJILOCAL COOESANDOll.~ES.JIEF.ELECTIUCAL&FIIIEl'flOTfCTION. 11.llffEJITOACCIESSIIUTYDETAll.st1EETSAH020IJCICCHAl'"Tf:1111AfOII AODfTIOHALINFOIIMATIONJIEGAllotilGACCES,.._TYJIEQUIIIEMENTS 12, IIICUT\Jll.fkf5'STAHTTYP£XGYl'5UMIOUDTOIEINSTALLE0ATALL IATHllOOMSAHOATKITCHENSlfHINDSIHkAHDDl9t'i#,SHEJl,II.EFw,.&.l """- U, J:f'\'tolOTfSONTHfSESHEETSAAEAHACctlllfJLATIONOfJTEll&SFOUNOON THEPI..MS,ELEVATIONSANDSECTIONS.NOTALLITEMSAll:EFOIJNDONEACH SttEET. IS, PAINTEOOA.l\lAHIZEODECOM.TM::l"tlN"ACYMETALSCllEEHHIOEHIM ELEVATIONTOAllOWIUl.DINGTOIESEENIETTEII. avrpstuc:ios e . . ISSUEDATES 0£SCIIIPTIOH DATE REDESIGNENTITLEMENT OS/19'2021 1------:::----:-:--:--=--=-::::-:-:----11 REDESIONENTITLEMENT 09/1312021 SYMBOL LEGEND REDESIOHENTITLEMENT 09(.2312021 ' REDESIONENTITLEMENT 10Jl'.M!il2021 REDESIGNENTITLEMENT 10/21fl021 $:;,";,,, HEIOHTAIOVfGIIOUMOfLOOII.Lf;VEL ~ ·$··. K I AIOI I .: QII.IOTAG ~ G'\~• ~ JIEFEIIENCE ---4,;;;,.. ,.,.,m, KEYNOTE LEGEND IEM!ll•I mmr.llil ► D C ; 0 a: ► 0 ;: A. oo ... .. :;: u, ... ., C 0 NU .... A. B ... ::::, H 0 .... AVRP STUDIOS 17020.00 O.IENT AGENC ~ :.:1 ~ LEVEL 2 CNERALL PLAN =k. @ A2.04 December 7, 2021, Item #13 w w 0 -ti .,::i. ...lo 0-- 0 e-w 0-,·~ @- 0- e--1 ~ 0-; 0+- J J.7' K H .2' G .3' F .1' E D ' ' " . . ' ' I I _J' ~ , 1= _ -A=---=--_ -~2 ··-' I --I L ~-:..=----=-I L ----' I --1: -, i I ' i' - ,I I , '1 I---==, i' i ---L,======~---I _,l_=,==---1 I I ___ , ~ -L----1--I~ -]c:.-~ I ---~---1---! , -i~---! ---r-l~:81 --t---a II I -" ~~ -IT~ -1+ --11 I E] ! 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Pt:NETMTIONSOfFMUUWTM'l'IW.LS,fLOOltCO..ftO.SANOII.OOf CEl.lNGSSHAI.LIErllQTfCTEDASIUOUll!.EDINCICSEC110H71;1,SEEA10.0I-A10.13fOfl$1"EC.-tl:PlNETII.A110HMSENIUU t.NSTAllllOClltrtGINYIW.LSfOII.SECUlll!ATTAC~OITOFCAlfolfTS, HANOAAl.S.SHfl\lMG,&'1JTI.Hll!GAAIUJISASltEQUlll:ED.ltf,._ 7.PUltltl!DD0¥11NC£1JtGSNtl!NLOWIIATl!DfU>CflCEl.lolO.USEMllY. HEIOHT.UltutcATI:OltltEfU:CTlDCEll.ttOl'l.AMS.ltfffltCONSTII\JCTIOll 1.ltSTAUWA!ttffGIMCHltl!HCESSl!DC0HHECTIOHMn-4rA.f.f. MnU ltSTALU:D JI flftE AAT'ED ASSEMILIES TO IE METAL. V!lllFYMOIJHTltOHEIGHT WMNrtUl'ACTIJltU. LlilSTAUDltYVIDH,lrlJSTIOOSTEltl'NtSASllEOUlllEO.CONflllM ltEOIJlllEMEHTSO#HOltlZONTAlllUHSWOflYEJI.MAHUFACTIJllEIIS. 10.ltSTAU.COltlttt:DSWJU&CAlllONlllll0NOQ)fD(T(CTCflSl"fllLOCAl COOESANDo«Ol"INfCES,llU.lLECTAICAl&FlllEl"tlOTfCTION. 11.llUfllTOACCIESSIIUl'YD!T .... 91EETSAH020UCICct~TUl11AfOfl ADDmONAl .. FOltMATIOHllEOM0 .. GACC!HUTYltEQUIIIElilfHTS 11. MaSlVII.EllESIST.-HTTYPfl(GYf'SUMIOAIIOTOIIEltSTAUEOATAt.l IATHllOOtilSANDATKITCHENSIEHltOS .. KNIODLSHV#,SHflt,IIEF'l'liUL 14.KIE',t,IOTUONTHESESHEETSNtlEMACCUYULATIOf,IOfffEMS,ouNDON THEP'LANS,ELEVATIONSANDSECTIONS.NOTAt.LrTEMSAllEfOUNDONEACH SHEET. IS. P'AffTEDCMLVMIZIEOOECOllATM,-.tvACYMtTAI.SCIIEENHIOfNf,I ELEVATIOf,ITOALLOW1U-.ot10TOIESEENIETTEll ~vrps~udio:; 71JIMI-MI. --...Dltll.C....,._'1111 e . . ~; DESCIIFTION CATIE: REOEstONENTITlEMENT 04/1W2021 i--1--------------i1 REOEstGNENTITLEMENT 0911312C21 SYMBOL LEGEND REOEStoNENTITLEMENT 09/"23/2021 REDEStGNENTITLEMENT 10o0Sl2021 $~";,.,, ~Ev ~Glt.l)TAO ---@ •• mAk 11:E-'l!llENCI! KEYNOTE LEGEND HEIOKTAIOV£G1t.OUNOn001tLEVEL AISOLUTEELEVAnoN !❖.i A ... .,, ...... , ~ REDEStGNENTITlEMENT 10121'2021 ~ 1!€Mitii•i ► ; 0 A. ... Cl) 0 A. I-:, 0 iHii'f'ffiil D C 0 IC ► ;: oo .. :;: ::l C .. ~ ... . :;;= ~~ ~ .. D I I • -152)1 A2.05 1,LI _________ ____L____ December 7, 2021, Item #13 w ::.. 0 -ti ::.. ...a. ' , ' ,,//~:'.~,J":~~~,, ',,,,',,,',,, (D ;,;:,~CAL 4BD/4BATH MEZZANINE UNIT -MEZZANINE PLAN --7 I I i i : ==1nnTA 1111111 ,': 111111 ® ;,;:,~~AL 4BD/4BATH MEZZANINE UNIT -FIRST FLOOR PLAN .~m .~m ® ,_.:;!ICAL 4BD/4BATH MEZZANINE UNIT -AXON GENERAL NOTES 1. AllWOOOFMMfOWll.llSAAE DailENSIOJ+ED FIIOlllfACfCWST\JDU.N.O. IMSOfilltYWAI.Ui AIIE DIMENSIONED flt OM fACf Of CMU U,N.O, c• ca..c11rn WALLS.cUIUISAAEOIMENSIONEOFIIOMFACEOf-...a.LJCUUU.N.O. 2. t,STAI.LY"Ttl'E~OYPSUMtoliAOONALLNTEIIIOflWALL$&CEILJ,IG$ U.N.0..11:Ef,W.LLTYPESANOULASSE .. UES. l, IIATEOWALLASSEMILl(SlfKltOTUl&SHOWEII.ENCLOSUltfSTOlf .... TAlrilEOASDETAll.ED.A.DOITIONA.llA'ffll.CIGYP'SVlillcwtDASltECJJIIIEO, 11:Ef.w,,.i.LTYl'U. '-.INSTAl.lCMJl.klNG/SU.UrNTATALl.KlttTS&PfNf'TIU,TIClNS.IIEF.DETMLS. l.llEF.All.71,MAll,lh:SEIIIES~SfOIII.ADOfTIONAl.ttfOA""'TICfl ltl!GNl~Gl'tATEDASSEIIIILYPENETAATIONOfTAII.S • l,ltSTAI.LILOCICltGtlWAlLSfo«SECUIIEATTACHMfNTOfCAIINETS, ~OIU.ll.S,SHEL.....«i.&FVTUltEGIIAIIAII.SASIIEQUII\ED,IIEF.T2.01AI.Abic U:ll:lt:SUNITPlMS 7.fUIUIEOOCMNCEkNGSAAEIELOWl!.ATEOFLOOftCEIU-IGASSE .. LY. HftclHTAStfOICATEOttllEFLECT£DCfliLINGl>lMS.IIEfEltCONSTIWCTION 1.tlSTALL~Glll,\ct•tt:llECUSfOC0NIECTIONIOJt4rA.F.f.l&OJ.U tfSTAl.lEOtfflll.ERATEOASSEMllll!STOIEllll!TAI..\IERIFYMOUHTINGHEklHT WIMNUfACl\lRl!R. I.NSTALLOIIYERl!XHAUSTIOOSTUl.fMSASRECIIJIREO.CONflll.N •EOUIII.EMffHSO/fHOIIUZOHTALRUHSWOll'l"l!RNAHUfACTURERS. 11.tfSTALLCONPIEOSIIIOKE&CAltlONIIIOHOXIOEDETECTOUf>fltLOCAL COOES~DOIIDHN+CES,ltEF.ELECTfllCAL&FIREPflOTECTION. 11.ltHERTOACCUSIIIUTYDETAll.Molf:ETSAN0201lCICCKAPTflt11AfOfl AODITIONAl.t•IFOftMATIOt,lltEGNI.DINOACCl!SS ... TYREOUIII.EMEHTS 12. l«ltSTVltEltEStSTNfflYPfXGYNUMIGWIIDTOlt:tlSTALLEDATALL IATHltOONS~DATKfTCttEHSIEHtlOSINK~ODISHWASHEllt,ltl!f'IW,l.l rn>(S. avrpstuc:Jio\ ---e . . 0£$Clltll'TIOH REDESIONENTITLEMENT Dl/19'2021 l-------:--=--:-;-:-=-=-:=-:::-----11 REDEstGNENTITLEMENT 09113/2021 SYMBOL LEGEND REDESIGN ENTITLEMENT 09rl23/2021 ' REDESIONENTITLEMENT 101061'2021 KEYNOTE LEGEND ~<& &t-GltlDTAG -@ om• ~ ~"'""' Y, ELEVATION ~•s,cnoN ~ REDESIGNENTITLEMENT 1Dn1/2021 ~ BMWJS-1 ► ; 0 A. t-en 0 A. t-::, 0 iHH'fffli'l a C 0 a: ► ;: 0 0 .. :;: :;: C NU "' ~ :i: ~ ~~ ~ .. TYPICAL 48Qf-48ATH MEZZANINE UNIT A3.00 December 7, 2021, Item #13 w u, 0 -ti .i:. ...II, ~_!:l,EV_ATION ~ = ClID GIT) 107113.1 _otUOO_,_l_ avrpstudics a . ' ;~i;'LINH DfSCIIIPTIOH; OATI: REOESIGNENTITLEMENT Ol/1!W2021 REDESIGNENTITLEMENT 09/13'2021 REOEstGNENTITLEMENT 09J23l2021 REDESIGNENTITLEMENT 10o06/2021 REOESIGNENTITLEMENT 10/21/2021 ~ &iNf iiiM#33•1 i ~ 0 a: • -" n 1 , ,._.____,,, ~::-1 1 1 1 1 1 1 o ! ~ ~ ~ ~ ~ ~ab D. ► C,t I: ID oo II,,~ ! (]ID QID (]ID (]ID = ... t; i 0 I @ EAST ELEVATION D,, I ·•··•"" i-'f-----------~------------~------------~~-----------~----------------~ ~ l ELEVATION GENERAL NOTES SYMBOL LEGEND EXTERIOR FINISH LEGEND I !KEYNOTE LEGEND I o i ,. mTO.OHOUYERAGEOAAOE,.,.,ECALCULATlONANDCIC"-"C ~ e SEEA5,,0ANDSPE,,,OCATI0NSfOA"°"EDET"-EDNFOAMATI0N ii t~~~~~~~;;~"' i= :,. = ;;~:. E ·-·----= OD fAUXWOOOl'tAFTDTAILS (iir.E1} fXTEIUOlll'~COLOflll 5.m .. TOL.ANDSc.,, ...... ,,,.AODfllONAl~")"MATICN ~-SECT10N = I. ALLll.00Ft4GTOIECI.ASS'A'FIIIEIIIATEO. 11.ffEltTOIIIOOf,LAHSAHDSl"EC. ~ IIIEff"ENCE ~ (P'F-l2) D:TEIU,'.>l'll"AINTCOLOfll GD = ="· <mD h C") • ... ► d, ,c ~~ ~ II,, ~!'~7.U = = = = :;1;;:;~HDFLOOUEVEL GiD CffiD A6.01 December 7, 2021, Item #13 w O'\ 0 ...... .::.. ~ i i ~H ELEVATION ~ELEVATION l"OTENTW.WI.A1.LOCA.l10t,I' A.IACEHTPfl,OPEIIT'f'OWMU ANDCtTYSTA,, am PAMJ'fTMAUfG = -~""''"''"; ,'~ T -~·-~ [II] [II] [II] [II] (]ID ~ am QlD ~ EXISTt4G CMU WALL TO REMA.IN ~~=□ PROPERTY 1N avrpstudbs .... Dh,fo,C ....... tl111 a . . ~:..Sf'-' ISSVl!DATts OUCltl'llOH DATt REOESIGNENTITLEMENT Oll1W2021 REDESIGHENTITlEMENT 09./1312021 REDESIGN ENTITLEMENT ·09o'2ll2021 REOeSIGNENTITLEMENT 10l08/2021 REOESIGNENTITlEMENT 1Q/'21/2021 ~ •+111#83•1 ► Cl c( ~ 3 IIC ► 0 ; • A. 0 :8 t-~::i fl> :l C 0 NU A. 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OETM. ~ flffEII.ENCf ~ -4J}.,_ SEC-= AEfEltEHCE ,,..--0 '-'"'-' ~:·:-;,,, = = = = HDlHTAIOVEGftOONDfLOOIILEVEL AISOlUTEflEVATlON = <mD <mD = cmD QD fNJXWOOOllAPT(ltTAU ~ DTUIOllf'AtlTCOlOAI ~ UT!ltKl«l"AHTCOlotl:l CH£CKEOIY': =It. A6.02 •L---------------'-----------------L-----------------~----------------------------------------' ------December 7, 2021, Item #13 w "-J 0 ...., ~ - l 1 I = -,.,fl CJiD ~ATION ALONG EAST PASEO (j) ~~~H COURTYARD -SOUTH FACING ELEVATION ~ ~ ~ (lll1lTI) (!liiD ~H COURTYARD -NORTH FACING ELEVATION ~ l'A~lMMO O:MMKl.2 ~ATION ALONG EAST PASEO 2 ~H COURTYARD -SOUTH FACING ELEVATION I ELEVATIONGENERALNOTES I 1·-···--------·-SYMBOL LEGEND EXTERIOR FINISH LEGEND ':! 1.SEETIA2fOIIAVBINlECMAOf,v.N(CALCUU.TlCNANDCICMAX.. 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MIITIIELU!i I ■ December 7, 2021, Item #13 PROPOSED AFFORDABLE HOUSING PLAN DENSITY BONUS COMPLIANCE FOR CITY OF POWAY 39 of 41 OUTPOST POWAY 13249-13253 POWAY ROAD POWAY, CA 92064 NOVEMBER 22, 2021 ATTACHMENT E December 7, 2021, Item #13 Project Background: The property owner, Poway Property LP (proponent) is proposing to develop a mixed-use project at 13249-13253 Poway Road (formerly Poway chieftain and Poway irrigation district sites) within the Poway Road specific plan Town Center (TC) zone. This mixed-use project on 1.58-acre site includes commercial and residential units (33.5 du/acre) with parking spaces located below grade. The proposed is purposely designed to be consistent with the adopted in December 2017 standards and development regulations contained in the Poway Road specific plan. The June 20, 2017, pre-development conference (PDC 17-002) review by the city council and mayor unanimously supported the proposal and made recommendations and directives that are reflected in this proposal. The proposal meets the city council and mayor recommendations in addition to incentives presented by city staff at the august 2nd, 2017 Poway Road corridor study open house & city council workshop in the following manner: lot consolidation (minimum 2 lots, 1.5 acres): we propose consolidating five (5) contiguous parcels (317-4 73-07 /08/09/10/11) that total approximately 1. 58 acres on the southside of Poway Road west of community road and east of Bowron road. community benefits (tiered incentives): these include the stated benefits of affordable housing, inclusion of public open space (plaza), neighborhood restaurant (2-level market hall restaurant by 3Ib restaurant group), and pedestrian passageway (paseo connecting Poway Road to civic center drive). Importantly, this proposal meets the city staff recommendations for development standards as the project proposes the place-making elements that build towards a mixed-use, walkable town center as intended by the city of Poway corridor specific plan. Scope of Work: The proposed project is a mixed-use development that will provide 72 residential units. The unit mix includes two bedroom and two-bedroom mezzanine, three-bedroom, 4-bedroom mezzanine, lofts, and townhomes. Four live-work units are provided which offer a retail space at grade along the paseo and living space above the project will also provide a food hall, and shell commercial space along Poway Road. Two levels of below grade parking will accommodate residents and visitors to the food hall and commercial space. Four additional surface parking spaces on the ground level are provided. The project is divided into 4 separate buildings. Building A is a Food Hall on the ground floor and mezzanine style units on the second level. The second level also contains a shared residential & Food Hall exterior deck. This building is served by an elevator that connects both parking levels to the Food Hall and residences and a paseo that is accessible to the public. There is also a second service elevator which connects the Food Hall to required storage on the garage levels. Building B provides commercial space on Poway Road, mezzanine units, (4) loft units and a residential lobby on the ground floor and 43 units of residential on levels 2 & 3. This building is served by two elevators, accessible to tenants, that connect residential parking on P1 to the residential lobby and units above. 40 of 41 December 7, 2021, Item #13 Building C provides (4) live-work units and two townhomes and is a non-elevator building. Building D is the underground parking including the ground level podium deck. This updated entitlement submittal provides 9 affordable housing units at 80% AMI which increases the allowed density from 53 to 72 units. The redesigned project proposes 72 units Housing Plan Overview Under CA AB 2345 (Chapter 4.3 Density Bonuses and Other Incentives [65915-65918]), effective Jan. 1, 2021, we are proposing 16% of the base density units (9 units) will be provided at 80% AMI which provides a 29% density bonus. This increases the allowed number of units from 54 units to 72 units which matches what is proposed. Nine two-bedroom units are indicated as affordable on the plans (Units 111, 203, 213, 216, 219, 303, 313, 314, and 318). In conformance with State of California Law, California Government code 65915(c)(1) the affordability term for these 9 units will be maintained for 55 years. Density Bonus Agreement The applicant will enter into and record a density bonus agreement and a regulatory agreement with the City prior to obtaining the first building permit for the project. Those agreements will be prepared by the City Attorney, and will ensure that the affordable units remain affordable for the entire 55-year affordability term, pursuant to all applicable requirements of Poway Municipal Code Section 17.26.620 and the California Density Bonus Law, including, without limitation, the standards/process for marketing the affordable units for initial lease-up, verifying tenant incomes, monitoring continued affordability of the units, marketing and filling vacancies, and setting forth restrictions and enforcement mechanisms in the event of failure to maintain affordability provisions. No Incentives Requested The applicant is not seeking any incentives. 41 of 41 December 7, 2021, Item #13