Item 4.1 - PDC 19-002; request for review of proposal to construct a hotel in the South Poway Specific Plan AreaCity of Poway
COUNCIL AGENDA REPORT
DATE: January 7, 2020
TO: Honorable Mayor and Members of the City Council
FROM: Robert Manis, Director of Development Services
CONTACT: Scott Nespor, Associate Planner II
858-668-4656, snespor@poway.org
SUBJECT:
Summary:
Pre -Development Conference (PDC) 19-002, A request for review of
a proposal to construct a 61 -room, five -story, 55 -foot high, hotel in
the South Poway Specific Plan Area
Serendipity Hospitality LP (Proponent) is proposing to construct a 61 -room, five -story, 55 -foot
high hotel on a vacant site at the northeast corner of Stowe Drive and Scripps Poway Parkway.
The property is within the South Poway Specific Plan (SPSP) on land designated South Poway
Commercial (SPC). The Proponent is requesting to modify the SPSP to allow the proposed
hotel's height as the current SPSP regulations limit the height for hotels to three stories and 35
feet.
The review of Pre -Development Conference (PDC) 19-002 is advisory only. The City Council will
not render any decision. If the Proponent wishes to proceed with an application, it is with the
understanding that the City Council has made no representation upon which the Proponent may
rely.
Recommended Action:
It is recommended that the City Council provide input and direction regarding the request.
Discussion:
Serendipity Hospitality LP is proposing to construct a 39,290 square -foot, 61 -room hotel on a
vacant site at the northeast corner of Stowe Drive and Scripps Poway Parkway within the Poway
Business Park (Business Park) on land designated SPC (Attachment A). The proposed hotel
would be located on the vacant pad adjacent to the Hampton Inn & Suites. The Proponent is
requesting to modify the SPSP to allow the proposed hotel's height to be up to five -stories and 55
feet high when a maximum height of 35 feet is currently permissible. Surrounding land uses
consist of the Stowe Plaza commercial center with restaurants and services housed in a complex
of one-story buildings to the west. A two-story corporate headquarters and warehouse building
for Seirus Innovative Sportswear is to the northwest. General Atomics has facilities to the north
and also to the southwest, across Scripps Poway Parkway. These buildings are two-story, light
industrial buildings less than 35 feet high. Located immediately to the east is the Hampton Inn &
Suites hotel, which is a three-story hotel building that does not exceed 35 feet high. The third
story is allowed for hotels located on parcels with a SPC land use designation. The pad of the
proposed hotel is approximately six feet above the grade of Stowe Drive. A view study will be
required to determine if views from outside the Business Park are impacted.
1 of 26 January 7, 2020, Item #4.1
Background
The former Poway Redevelopment Agency (RDA) owned the 4.19 -acre corner parcel at Stowe
Drive and Scripps Poway Parkway. The RDA subdivided the parcel into two lots with the intention
of a hotel/restaurant development. The larger 2.95 -acre parcel was developed into the current
Hampton Inn & Suites hotel and the subject property, a smaller 1.23 -acre parcel, was identified
as a potential restaurant pad. With the dissolution of the RDA, this site was eventually sold to the
current owner, Serendipity Hospitality LP, through an open bid process.
A hotel is allowed in the SPC land use designation with a Conditional Use Permit (CUP) approved
by the City Council. A Development Review (DR) would also be required. In order to proceed
with these applications, an amendment to the SPSP is required to allow a 55 -foot high, five -story
building.
The SPSP Amendment would need to consider the visual impacts related to the taller structure.
The Environmental Impact Report for the SPSP did not consider buildings of this height. Upon
conclusions of a visual analysis, additional CEQA noticing and determinations will be required.
The proposed hotel would be the tallest building in the Business Park.
Height Limits
Citywide, the height limit is two -stories or 35 feet, whichever is less, with exceptions for
architectural projections such as church steeples and freestanding clock towers. Currently, the
two tallest buildings in Poway are the Pomerado Hospital and the Poway Center for the
Performing Arts (PCPA). The City's General Plan and Zoning Code would allow an addition to
Pomerado Hospital to match the building's existing height. The PCPA is on school property and
supports the educational functions of Poway High School, and therefore it is not subject to the
City's height limits.
On June 20, 1995, a SPSP amendment was approved to allow buildings up to 45 feet tall, subject
to certain conditions. The additional height is only allowed to accommodate industrial and
warehousing uses that need the additional height to accommodate enhanced features like
automated warehousing, inventory retrieval or bridge cranes. Buildings allowed under this
provision would still be limited to two -stories. The amendment also required that buildings over
35 feet high provide screening and architectural enhancements to mitigate the visual impact of
the building. The 45 -foot height allowance is not permitted along the perimeter of the Business
Park where the height is still limited to 35 feet. The subject project is within the interior of the
Business Park surrounded by other uses.
On November 13, 2001, the SPSP was further amended to allow hotels to be three -stories, but
limited to 35 feet in height.
On December 17, 2002, the SPSP was again amended to allow subterranean parking under a
building. The parking level would not be considered a story, but the building would still be limited
to 35 feet in overall height.
Other factors that affect the building height include the definition of building height, requirements
for roof -top mechanical equipment screening, the EIR for the SPSP and the street side yard
setback as follows:
1) The zoning definition of "building height" measures the building height from an "average
grade" that averages the elevations, measured 20 feet, from each of the corners of the
building (Attachment B).
2) Mechanical equipment, such as vents or air conditioning condensers, that are installed on
2 of 26 January 7, 2020, Item #4.1
the top of the roof of the building do not count toward building height. Mechanical
equipment must be screened. If an enclosure wall is added to the top of a building for
screening purposes it also does not count toward building height.
3) The Environmental Impact Report for the SPSP considered visual impacts from adjoining
areas. The analysis considered light industrial buildings up to 35 feet, therefore additional
analysis is required for taller buildings requiring an amendment to the EIR.
4) The building's height is used to determine the minimum street side yard setback. Taller
buildings are setback further from the street.
Development Requirements
The property owner submitted the attached conceptual development package that includes a site
plan, floor plans, elevations, and conceptual elevation perspective drawings (Attachment C). The
hotel would feature a stepped -back fifth level to a accommodate a rooftop deck. The fifth level
would contain the hotel's lounge and meeting areas. The Proponent has discussed the proposal
with some major employers of the Business Park and is basing the design and amenities on these
conversations as much as practical. The architectural design incorporates a mixture of exterior
finishes, including high quality metal and wood siding, all of which is allowed in the SPC zone.
The submitted site plan does not adequately demonstrate that the building would meet the
required 50 -foot setback to Scripps Poway Parkway. Additionally, the plan does not show all on-
site easements and an existing water main and fire hydrant that may need to be relocated to
accommodate the proposed development. The parking evaluation in the application package
shows that the required parking will be provided.
The Fire Department indicated that their current apparatus would provide sufficient support when
responding to an emergency to a structure that is 55 feet high. A water system analysis will be
required to ensure that adequate water pressure would be available to the building.
The applicant has submitted several letters of support for the proposal (Attachment D) and the
attached project description from their architect (Attachment E).
If the proponent decides to pursue this project, a SPSP amendment, DR, CUP and likely a
Variance for the street -side setback would be required. These actions would be considered by
the City Council at a noticed public hearing. If the City Council wishes to allow the additional
height, it could be allowed for hotels only or expanded to include other land use categories.
Allowing the increased building height could include imposing additional requirements related to
screening, landscaping, architectural style or materials, building colors, restrictions on lighting and
requirements for step backs (upper stories setback further than lower stories) on portions greater
than 35 feet in height. Staff does not recommend consideration of increased building heights for
buildings along the perimeter of the Business Park.
The review of the Pre -Development Conference (PDC) 19-002 is advisory only. The applicant is
seeking feedback on their concept for increasing the height limit for the SPC land use designation
only. The City Council will not render any decision If the Proponent wishes to proceed with an
application, it is with the understanding that the City Council has made no representation upon
which the Proponent may rely. The Agreement of Understanding is included as Attachment F. A
neighborhood meeting, or notification of surrounding properties, was not conducted for this item,
but would be required if the proponent pursues the project.
3 of 26 January 7, 2020, Item #4.1
Environmental Review:
Because no action can be taken, this item is not a "Project" pursuant to the California
Environmental Quality Act (CEQA) and is therefore not subject to CEQA review.
Fiscal Impact:
None.
Public Notification:
None.
Attachments:
A. Land Use and Location Map
B. Building Height Exhibit
C. Conceptual Plan Package
D. Letters of Support
E. Project Description
F. Agreement of Understanding
Reviewed/Approved By: Reviewed By:
Wendy serman Alan Fenstermacher
Assistant City Manager City Attorney
Approved By:
Chris Hazejt e"
City Manager
4 of 26 January 7, 2020, Item #4.1
Subject Property:
323-481-19
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CITY OF POWAY
Zoning / Location Map
Project: PDC19-002
5 of 26 ATTACHMENT A January 7, 2020, Item #4.1
Excerpt from Poway Municipal Code
17.04.170 Building height.
"Building height" means the vertical distance from the average grade to the highest
point of the coping of a flat roof or to the deck line of a mansard roof or to the highest
point of the highest gable of a pitch or hip roof, but exclusive of vents, air conditioners,
chimneys, or other such incidental appurtenances.
W µEQ A I5 LASS 71-4Au , -
G is A CE LLArL
(Ord. 738 § 2, 2012; Ord. 113 § 1 (Exh. A 1.7(A)(32)), 1983)
6 of 26 ATTACHMENT B January 7, 2020, Item #4.1
D
Poway Boutique Hotel
rn SERENDIPITY HOSPITALITY
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PROJECT INFORMATION
co
O ASSESSOR'S PARCEL NUMBER:
3481-19.000
SITE AREA:
1.23 Acre Porcel
PROJECT DESCRIPTION:
The project consists of one building situoted of the
corner of Scripps Poway Parkway and Stowe Drive The
building has 5 stories containing 61 hotel rooms with
an exterior lobby terrace, rooftop lounge and dining
oreo.
LEGAL DESCRIPTION:
Parcel 2* Parcel A per D0006-913338 in Parcel 1 & In
AREA SUMMARY
Notes.
Gross areas ore the overall oreas of the building per
level.
Leve
Leve
Leve
Leve
Leve
2
3
4
5
8,004 GSF
9,123 GSF
9,123 GSF
9,123 GSF
3,917 GSF
Toto
39,290 GSF
PROJECT TEAM
Owner: Serendipity Hospitality, LP
Anil Patel & Hina Patel
12815 Briorcrest Place
San Diego. CA 92130
Architects: Studio E Architects
2258 First Avenue
San Diego, CA 92101
PARKING DATA
Per Poway Municipal Code, Chapter 17.20 PC Planned Community Zone,
parking required to be 1 space per unit plus 1 space per employee.
REQUIRED:
1 spoce/unit
plusl space/employee
PROVIDED:
Dedic.ted on Site
Shored
64 Spaces
(including 3 employees)
43
23 (adjacent hotel agreement)
Totol Provided 66 Spaces
Note:
Porking on the two odjocent hotel parcels is documented in easements and
shored access embedded in title. The entire site hos 204 total spaces of
which the odjocent hotel hos exclusive rights to 136 of the 159 spaces on
their parcel leaving 23 spaces to flex between parcels. Their required parking
including employees is 123. The two parcel total required parking is 189
leaving the collective site porked
15 spaces in excess of city requirements.
HOTEL ROOM MIX
Single Queen (Accessible)
Double Queen
Double Queen (Accessible)
King Suite
King (Accessible)
4
22
4
24
7
Total
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Project Information
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STUDIO E
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E9 SEPiEMOE9 2019
CHAMBER OF COMMERCE
September 30, 2019
Mr. Craig Ruiz
Economic Development Coordinator
City of Poway
13325 Civic Center Drive
Poway, CA 92064
Dear Craig:
Received
OCT 03 2019
City of Poway
Cry -Manager's -Office
On behalf of the Poway Chamber of Commerce Board of Directors, I would like to express our
enthusiastic support for the hotel development in the Poway Business Park proposed by Anil
Patel of Serendipity Hospitality.
Anil presented his plans to the Board at our September meeting and answered many questions
from our Board members regarding plan specifics, potential conflicts or issues, and market
opportunities. We are more than satisfied that Anil has done his research on the demand for a
hotel at this location and has put a great deal of consideration into the design.
We are confident that with Anil's extensive hospitality experience, Serendipity Hospitality will
build a high-quality property designed to fit well with the landscape and character of the City of
Poway and will meet a critical demand for hotel accommodations in the community.
Sincerely,
Anita Edmondson
Chair, Board of Directors
19 of 26
1, Poway CA 92064
ATTACHMENT D 858.748.1710 1 www.Poway.com
January 7, 2020, Item #4.1
RYAN
Chris Wood
President of West Region
chris.wood a ryancom panies.com
p: 858-812-7960
c: 858-245-8300
September 10, 2019
Mr. Craig Ruiz — (CRuiz@'poway.org)
Economic Development Administrator
City of Poway
13325 Civic Center Drive
Poway, CA 92064
Re: Serendipity Hospitality Boutique Hotel - 14068 Stowe Drive, Poway, CA 92064
Dear Craig:
As President, West Region of Ryan Companies US, Inc., and the developer and ownership representative of the Vantage Point
industrial project at Scripps Poway, General Atomics Way and Kirkham Road, I am pleased to share my support for a proposed
hotel project, designed specifically for Poway by developer and hotelier Anil Patel. Below are the details of the project, which
he conveyed to me during our meeting.
First and foremost, Poway needs an exceptional, higher -end hotel to meet the needs of our business park tenants. Many of
their visitors are choosing to stay in hotels outside of Poway. The plans Anil has shared with me for a property at Scripps
Poway Parkway and Stowe Drive are exciting and fit the bill for what our community needs. They present a unique aesthetic
that I think will complement the business park and be oriented to the many corporate users we service.
I am in support of the architectural design and size property Anil has proposed. The contemporary design is fitting for the
location, and his request for a ten -foot height variance seems reasonable given the ability to offer 61 hotel rooms and a
luxurious rooftop amenity providing a chance for visitors to take in the beauty of Poway's open space views, mountains via a
terrific rooftop amenity deck for guests.
Finally, I believe the community will benefit greatly from the new TOT tax revenue stream it will create, as well as local
spending in Poway by its patrons. I gladly support the future development of this project.
Sincerely,
RYAN COMPANIES US, INC.
d-E,Q
Chris Wood
President, West Region
20 of 26 January 7, 2020, Item #4.1
Techbilt Companies
3575 Kenyon St.
San Diego, CA 92110
Telephone (619) 223-1663
Mr. Craig Ruiz — (cruiz@poway.org)
Economic Development Coordinator
City of Poway
13325 Civic Center Dr.
Poway, CA 92064
RE: Serendipity Hospitality Hotel- 14068 Stowe Dr., Poway, Ca
Mailing Address
P.O. Box 80036
San Diego, CA 92138
FAX (619) 223-2865
September 24, 2019
Dear Craig:
As President of the Techbilt Companies and one of the original developers of the South Poway
Business Park, and as one of the major owners of industrial space in the business park, I wanted to
support Anil Patel's proposed hotel development. Anil has shared his plans for his hotel development
and I think that it will be a needed and welcome use that will bring needed additional hotel space to
Poway and which will contribute significantly to the revenue that the City of Poway derives from the
business park.
My support extends to the architectural design of the proposed development including the
request for a height variance to allow a 55 foot high building. The building's aesthetics will complement
the surrounding properties and I can see no adverse effects from the height variance.
Please contact me if you have any questions.
Sincerely,
Techbilt Companies
fed Tchang, President
TT:tt
21 of 26 January 7, 2020, Item #4.1
ii GENERAL ATOMICS
September 27, 2019
Craig Ruiz — (CRuiz@powa.org)
Economic Development Administrator
City of Poway
13325 Civic Center Drive
Poway, CA 92064
Re: Serendipity Hospitality Boutique Hotel - 14068 Stowe Drive, Poway, CA 92064
Dear Craig:
I met with Anil Patel and as Sr. Manager, Real Estate, Facilities Operations & Services at
General Atomics; 1 am pleased to share my support for a hotel project proposed for Poway by
developer and hotelier Anil Patel. Below are the details of the project, which he conveyed to me
during our meeting:
As you know, Poway is in need of an exceptional hotel to meet the needs of our business park
tenants, currently leaving the community to stay elsewhere. The plans for a property at Scripps
Poway Parkway and Stowe Drive are exciting and fit the bill for what our community needs.
I support the architectural design and size of property Anil has proposed. The contemporary
design is fitting for the location, and his request for a ten -foot height variance seems reasonable given
the ability to offer 61 hotel rooms and a rooftop amenity for guests.
Because it meets the needs of corporations in the Poway Business Park and creates new tax
revenue and local spending in Poway, I am pleased to support this project.
Sincerely,
David Sikute
Sr. Manager, Real Estate
Facilities Operations & Services
General Atomics
14040 Danielson St, Poway, CA 92064
cc; Anil Patel, Serendipity Hospitality (avpate101@yahoo.com)
3550 GENEFtAI- ATOMICS COURT, SAN DIEGO, CA 92121-1122 PO BOX 85608, SAN DIEGO, CA 92186-5608
22 of 26
(858) 455-3000
January 7, 2020, Item #4.1
Hilton
1
September 5, 2019
Serendipity Hospitality
Attn: Anil Patel
3830 Valley Center Dr. #705 PMB 814
San Diego, CA 92130
RE: Hilton Portfolio of brand in Poway, CA
Dear Mr. Patel:
Patrick Speer
Vice President
Development. Southwest Region
Hilton
5694 Mission Center Rd. Suite 602 8895
San Diego, CA 92108-4312
Tel: 310.744-9725
Cell: 310-721-5871
patrick.speer@hilton.com
Thank you so much for exploring with me the potential of developing a Hilton portfolio brand
hotel in Poway, CA. This letter is intended to serve as confirmation of Hilton's preliminary
interest.
Our knowledge of this market leads us to believe that there is room in the market to explore
adding a Hilton Portfolio brand in Poway, CA. We understand our discussions with you are
preliminary in nature, but based on the information you have shared we have a strong interest in
continuing to explore this opportunity. To gain a better understanding about all the brands of
Hilton Worldwide, please visit www.HiitonWorldwide.com/portfolio/.
This letter is not legally binding on either party, nor is it exclusive. If within 90 days we do not
have an application, this letter will be considered expired if you do not specifically request
another 30 day extension. Any expenditure or obligation undertaken by either party to the
execution and delivery of a franchise agreement is at the party's sole risk and expense.
Should you have any questions or concerns please feel free to contact me at
Patrick.speer@hilton.com or at (310)721-5871. I look forward to working with you.
Sincerely,
Patrick Speer
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January 7, 2020, Item #4.1
STUDIO E
ARCHITECTS
2258 First Avenue
San Diego, California 92101
T 619.235.9262 F 619.235.0522
September 19, 2019
Scott Nespor, Associate Planner
City of Poway
13325 Civic Center Drive
Poway, CA 92064
Re: Serendipity Hospitality Boutique Hotel Pre -Development Conference Request
Scott:
Thank you for your help in describing the process and required exhibits for a pre -development conference with the City
Council regarding Serendipity Hospitality's proposed boutique hotel on Scripps Poway Parkway at Stowe Drive. This
letter outlines our proposed concept and communicates our reasons for needing early review from the City Council.
PROJECT PROPOSAL
Anil Patel, a local developer, acquired this parcel from the city in 2018 and desires to build a 61 -room boutique hotel to
serve the South Poway business community and the city as a whole. The parcel is directly adjacent to and shares
access and parking with the existing Hampton Inn and Suites. Mr. Patel's vision is to create a small destination hotel
that appeals to the myriad of business interests in the South Poway area that have limited accommodation
opportunities within city limits for their visitors and staff. Many of the tenants in the business park have a national
presence and bring staff from around the country on a routine basis. In discussions with these companies, Mr. Patel
has found that there is a desire for a facility to appeal to younger staff and for a more urbane experience. Many of these
visitors are leaving the city to stay remotely to get this experience which is a lost opportunity for the City of Poway. The
hotel will feature small gathering and meeting spaces in addition to the rooms but there will not be a restaurant
included. Breakfast service is envisioned for guests of the hotel as a component of their stay.
Because the site has a small footprint but more than adequate parking, Mr. Patel is seeking to increase the room yield.
ISSUES FOR DISCUSSION WITH THE CITY COUNCIL
The project adheres to all of the city's zoning and planning criteria with one exception. Mr. Patel is seeking a height
waiver to allow for a fourth floor in an area where three are normally allowed. We believe that this is the perfect place
with the city for such a variance for the following reasons:
• The site is completely remote from the city center and residential areas. The site can only be viewed from
within the South Poway business areas and presents no impacts to the city's character and scale.
• The site is surrounded by large parcels and very large development with large breaks between developments
and buildings. There are no issues of scale transitions. The adjacent hotel, which is the closest structure to this
site, is more than 100' away and the remainder of the site is adjacent to wide streets.
• The site sits back from two large parkway streets with very broad setbacks with mature trees. These setbacks
and mature trees make a perfect visual transition for a slightly taller structure.
• The fourth floor will allow for more visibility to the surrounding community in what is a small footprint structure.
Additionally, the fourth floor opens long vistas from the top floor where the primary lounge and gathering space
24 of 26
ATTACHMENT E January 7, 2020, Item #4.1
for the hotel is located.
• The circumstances of this request are narrowly drawn and highly specific meaning that a height deviation
would not necessarily undermine the prevailing rationale for the height limit in general nor would it open up the
possibility for many more such requests in the future.
We would like to be scheduled for a pre -development conference at the earliest convenience of the City Council's
schedule. We intend to present the contents of the submitted drawing package and supplement with additional
information to fully communicate the project vision and its story. With the direction received, we intend to submit for a
CUP as soon as possible to start the entitlements process. Please let me know if you have any questions or have any
comments on our request or package.
Sincerely,
Eric Naslund, FAIA, Principal
Studio E Architects
25 of 26 January 7, 2020, Item #4.1
AGREEMENT OF UNDERSTANDING
City Council for the City of Poway, hereinafter referred to as "City" and
Serendipity Hospitality L.P., hereinafter referred to as "Proponent" enter into this
Agreement of Understanding based upon the following facts:
Proponent owns or has an equitable interest in land described by tax Assessor's
Parcel Number(s) 3234811900. Proponent desires to develop this property in
accordance with the will of the City and without the expense of a protracted
development.
City is concerned that Proponent will create development plans unsatisfactory to
City and consume time and effort of City employees needlessly on unsatisfactory
development plans unless City assists in directing Proponent. Based upon the above-
mentioned facts, City will grant Proponent a hearing prior to filing any application for
development upon the following understanding:
a. City will render no decision with regards to any development proposal or part
thereof.
b. City will receive no evidence, specific in nature, in support of a particular
development pian.
c. City will make no representations that will obligate the City to render a decision in
favor of or against any development proposal or part thereof Proponent may
subsequently submit.
d. If any development proposal is subsequently submitted, Proponent will proceed
at its sole and exclusive risk with the understanding that City has made no
representations upon which Proponent may rely.
Dated: December 6, 2019 Proponent:
26 of 26
Signature
ATTACHMENT F January 7, 2020, Item #4.1