Item 13 - PDC 20-002, A Req. to Construct a Mixed-Use Dev with 220 Resi Units in the Poway Rd Specific Area at former Poway Fun Bowl and Carriage CenterSeptember 15, 2020, Item #13DATE: TO: FROM: CONTACT: SUBJECT: Summary: AGENDA REPORT September 15, 2020 Honorable Mayor and Members of the City Council Robert Manis, Director of Development Services.f>/\ Scott Nespor, Associate Planner ~ AN 858-668-4656 or snespor@poway.org City of Poway CITY COUNCIL Pre-Development Conference (PDC) 20-002, a request to construct a mixed-use development with 220 residential units in the Poway Road Specific Plan Area at the former Poway Fun Bowl and Carriage Center Fairfield Residential under FRH Realty LLC (Applicant) is proposing to redevelop the Poway Fun Bowl and Carriage Center sites at 12845 to 12941 Poway Road with a mixed-use development consisting of 220 dwelling units and approximately 9,300 square feet (sf) of commercial space and 7,700 sf of public open space. Parking and landscape improvements are also proposed at the Big 'O' Tire Center at 12947 Poway Road. The site is within the Town Center (TC) land use designation of the Poway Road Specific Plan (PRSP). The Applicant is requesting increased density and height limit allowances by providing community benefits which are allowed by the PRSP. The review of Pre-Development Conference (PDC) 20-002 is advisory only. The City Council will not render any decision. If the Applicant wishes to proceed with their already submitted application, it is with the understanding that the City Council has made no representation upon which the Applicant may rely. Recommended Action: It is recommended that the City Council provide input and direction regarding the request. Discussion: Background The Applicant is FRH Realty LLC and the property owner(s) are Fairfield Poway LLC, Poway Entertainment Co LLC and Gildred Family Properties LLC. The site has a TC land use designation of the PRSP. It is located on the south side of Poway Road between the Carriage Road and Civic Center Drive intersections. The Carriage Heights Condominiums, which are zoned Residential Condominium (RC), are located to the north across Poway Road from the site. The Russ Estates single-family home subdivision is located south of the project site and has a zoning designation of Residential Single 1 of 28
September 15, 2020, Item #13Family-7 (RS-7). To the west is the Carriage Arms Apartments, which is zoned Residential Apartment (RA), and a small commercial strip center that contains the Poway Sewing and Vacuum Supply store which has the TC land use designation of the PRSP. East of the development site is the Enterprise Auto Rental lot which also has the TC land use designation. A location/zoning vicinity map is included as Attachment A. The PRSP was adopted in December 2017 to encourage redevelopment of the Poway Road corridor and envisioned an "economically vibrant, family oriented, social, and cultural center for Poway, a unique destination that serves the community through thoughtful design, unique shopping and dining experiences, lively activities, and a mix of housing types." Shortly thereafter, a predevelopment conference, PDC 18-001, was requested by the Applicant and presented to the City Council on March 6, 2018 for a nine-building mixed use development with 216 residential apartments, 13,000 sf of commercial space, and a 2,000 sf public plaza. The buildings ranged from two to four stories. Speakers spoke in favor and in opposition to the project. During the meeting, the City Council requested that the developer consider the following (partial): 1. A more balanced mix of commercial and residential 2. A right turn lane in (a deceleration lane) 3. Increased open space 4. Increased community benefits 5. More parking 6. A buffer for adjacent residents 7. Enhancements to the streetscape and 8. Incorporation of more "Poway" ideals The City Council also emphasized the importance of the Applicant reaching out to the community if a future application were to be considered. The Applicant held a neighborhood meeting on December 10, 2019, to gather community feedback on the revised proposal. A tentative subdivision map and development review permit application were submitted on January 30, 2020 and two submittals have been reviewed by staff. The Applicant has been amenable to staff recommendations and this has resulted in some revisions to the plans submitted in January. These include the elimination of one housing unit, an increase in retail and open space along Poway Road, the designation of future internal street connections, a new intersection at Carriage Heights Way and Poway Road, and more amenities and programming of public spaces. Outstanding staff concerns relate to parking, community benefits, and building height. Project Summary The project site consists of three properties totaling 7.37 acres. Two of these properties include the Carriage Center and Poway Fun Bowl buildings and these will be demolished and the lots consolidated. The Big 'O' Tire building at 12947 Poway Road which is located on the third property will remain. The proposed development includes five buildings. Two residential buildings are four stories and one building is three stories. The two mixed-use buildings are proposed along Poway Road with residential above commercial. These buildings are split-faced foundations with three stories along Poway Road and four stories facing the interior of the project. A total of 220 market rate condominium units are proposed including 22 studios, 91 one-bedroom units, 93 two-bedroom units, and 14 three-bedroom units (208,807 sf of total floor area). The project will not contain any affordable housing units. The commercial component of the mixed-use development consists of 9,297 sf and will include retail and a minimum of two restaurants with ample outdoor seating. Additionally, the project will feature 7,698 sf of quasi-public space as an amenity for Poway residents to use. The parking lot at the Big 'O' Tire Center will also be redeveloped to accommodate drive aisles for the new intersection, 2 of 28
September 15, 2020, Item #13parking and landscape. The Big 'O' Tire Center is currently overparked and with the redevelopment, 16 spaces may be utilized by the project. The proposal includes a subdivision map which will allow the commercial and residential units to be sold as condominiums, but the Applicant states the intention is to hold the properties as rentals. Private amenities for the development's residents include a dog park (which will also be open to Poway residents), a pool, playground, outdoor living room areas, and outdoor dining areas with grills. A new intersection is proposed at Carriage Heights Way and Poway Road in order to allow for a mid-block crosswalk on Poway Road, improve accessibility, and to improve level of service for vehicle trips. This will allow the residents of the Carriage Heights Condominiums to turn eastbound on Poway Road and cross the street to new retail and open space amenities. Poway Road streetscape improvements include new sidewalks, street trees, a bus stop shelter, and new median landscaping. A project justification letter is included as Attachment B. The proposed site plan is included as Attachment C. Architectural renderings of the site and streetscape are included as Attachment D. The five buildings included within the proposed development includes Spanish mission architecture with red tile mansard roofs that screen roof-mounted equipment. There are arched windows and green awnings that will accent the commercial storefronts and provide an interesting pedestrian streetscape. The residential buildings have arched openings, decorative trim and accent colors to provide visual interest and break up the mass and bulk of the buildings. The architecture utilizes earth tone colors and materials that provide compatibility in materials and colors with buildings in the surrounding area. A color and materials board is included as Attachment E. Community Benefits The height limit in the TC designation is 35 feet. The residential density by right in the TC zone is 24 dwelling units per acre. The PRSP provides two tiers of incentives that allow additional height and density. To utilize the maximum incentives, the development must include a lot consolidation and provide three community benefits selected from a menu of community benefits listed in the PRSP. These incentives are subject to City Council approval and the Applicant may propose other community benefits for review and consideration by the City Council. Since the site is located on a down-slope from Poway Road (below Poway Road grade level), the PRSP allows for a density of 35 dwelling units per acre along with buildings up to four-stories with a building height up to 45 feet high with the inclusion of three community benefits. The Applicant is requesting the maximum building height incentive with up to four-stories and up to 45 feet high and a density bonus up to 33.33 dwelling units per acre. The Applicant is proposing the following lot consolidation and community benefits to justify the proposed incentives: 3 of 28 Lot Consolidation The Applicant will be consolidating the Carriage Center and Poway Fun Bowl site. Through this consolidation, six driveway entrances on Poway Road will be reduced to two entrances. The reduction of driveways will improve traffic flow on Poway Road and will also improve pedestrian and bicyclist safety along this section of Poway Road. Restaurant Row The mixed-use development will permanently reserve two spaces for restaurants with a combined seating total of 80 seats. By providing the restaurant row, the development will contribute to the PRSP efforts to promote economic vitality by creating additional restaurant and retail space. Quasi-Public Space The Applicant's proposal exceeds the minimum requirement of 2,000 sf of contiguous quasi-
September 15, 2020, Item #13public space by incorporating a 5,782 square-foot plaza that will front Poway Road. Two additional plazas will bring the total of quasi-public space to 7,698 sf. These areas will be open to the public and allow people to gather, sit, and enjoy the public space while contributing to the City's efforts to create a more attractive pedestrian environment along Poway Road. The maintenance responsibility for the quasi-public space will be the responsibility of the applicant. New Signalized Intersection In-Lieu of a Contribution to a Community Benefits Fund The PRSP lists a contribution to the Community Benefits Fund as an allowed community benefit. The Community Benefits Fund can be established to fund significant streetscape and mobility improvements such as lane restriping, median and sidewalk enhancements, additional traffic signal and pedestrian crossings on Poway Road, undergrounding utilities, and parklets among other improvements. The Applicant is proposing to add an additional traffic signal at its eastern driveway entrance that will align with Carriage Heights Way on the north side of Poway Road. The new intersection will provide a new pedestrian crosswalk within an existing 2, 100-foot long stretch of Poway Road. Additionally, other Poway Road streetscape improvements include new sidewalks, street trees, a bus stop shelter, and new median landscaping. The traffic study submitted analyzed the project with the new traffic signal and concluded that no further traffic mitigation is necessary. If the project was proposed without a traffic signal, an alternate traffic impact study would be necessary. Alternate project features to reduce traffic impacts or a fair share contribution to a new traffic signal may have been required. Staff supports the types of community benefits proposed. There are some outstanding concerns with building height and parking described in the next sections of the report, that will need to be resolved. Building Height Citywide, the Poway Municipal Code (PMC) measures the height of the building from an average grade to the top of a gable roof or to the top of a flat roof deck. With the incentives in the PRSP for a TC-designation site that is down-slope from Poway Road, the height limit is four stories and 45 feet, as proposed. Rooftop mechanical equipment is not included when considering building height and all equipment is required to be screened. In order to add architectural interest to the buildings and provide screening walls that provide additional building articulation, the Applicant is proposing mansard roofs that will be used to screen the rooftop equipment. The overall height of the two, four-story buildings and their mansard screening roofs will be 49.80 feet tall maximum. These buildings are in the interior of the site with increased setbacks away from Poway Road and adjacent residences. The orientation of the buildings also limits the imposing appearance of the buildings from adjacent residents because the "U" orientation of the buildings opens towards the adjacent residents. The elevations are included in Attachment F. Elevations of the three-story residential building are included in Attachment G. Along Poway Road, the buildings are allowed to extend up to 38 feet tall (to the roof deck). With their mansard screening roofs, the two buildings fronting Poway Road will be limited to 41.66 feet above Poway Road since rooftop mechanical equipment screening does not count towards maximum height. The Applicant is also proposing two towers that will project to 54 feet high and will be located on the corners of both buildings along Poway Road. The PRSP does allow corner buildings at intersections to have non-habitable architectural enhancements that project above the allowed height limit. With the addition of the street intersection, the project site is considered a corner lot. The tower projections will flank each side of the second entrance to the site. These architectural projections are 4 of 28
September 15, 2020, Item #13permissible with City Council approval. There are spires at the midpoint of these two buildings that do not meet the criteria of the tower projections, and therefore exceed the height limit. While these spires create architectural interest, they will be required to be removed in order to be in compliance with building height requirements. The architectural elevations for these buildings are attached as Attachment H. Density As mentioned previously, the allowed residential density with three incentives within the TC designation is 35 dwelling units per acre. For this 6.6-acre site, the maximum number of dwelling units allowed is 231 dwelling units and 220 dwelling units are proposed. Parking With commercial parking spaces shared with required guest parking spaces for residential components of mixed-use developments in the PRSP, the parking requirement for this proposal is 386 parking spaces. There are 367 spaces proposed on-site, however, when future internal street connections are implemented, 361 spaces will be provided. The adjoining Big 'O' Tire Center parking lot is included in this proposal and will be reconfigured to provide 16 parking spaces in addition to the parking spaces required for the Big 'O' Tire Center. With these 16 parking spaces available to the project a total of 377 parking spaces are proposed. This results in a shortage of nine parking spaces. The Applicant provided a parking demand analysis which concludes that the peak hours for the residential component of the project is during night-time hours while peak hours for the commercial portion of the development will be during the midday. Peak hour dinner trips are prior to 8 p.m. before peak hour residential trips when residents will be home at 8 p.m. and later. Since the peak hours for parking demand are offset, the required parking may be sufficient for the site provided parking restrictions are in place to allow for shared commercial and guest spaces. This parking reduction is permitted in the PRSP but requires City Council approval. A revised parking demand analysis is forthcoming. Next Steps The review of the Pre-Development Conference (PDC) 20-002 is advisory only. The applicant is seeking feedback on their latest submitted plans. The City Council will not render any decision. If the Applicant wishes to proceed with their application, it is with the understanding that the City Council has made no representation upon which the Applicant may rely. The Agreement of Understanding is included as Attachment I. A neighborhood meeting, or notification of surrounding properties, was not conducted for this item, but would be required if the Applicant pursues the project. The development applications and the final plans will be considered by the City Council at a future noticed public hearing after staff has found the project to be complete. 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. 5 of 28
September 15, 2020, Item #13Public Notification: None. Attachments: A. Land Use and Location Map B. Project justification letter C. Site Plan D. Architectural Renderings -Site and Streetscape E. Color and materials board F. Buildings 4 and 5 Elevation G. Building 3 Elevation H. Buildings 1 and 2 Elevation I. Agreement of Understanding Reviewed/ Approved By: --( wend aserman Assistant City Manager 6 of 28 Reviewed By: Alan Fenstermacher City Attorney
September 15, 2020, Item #130 120 240 --480 Feet ---7 of 28 CITY OF POWAY Zoning I Location Map Project: PDC20-002 ATTACHMENT A OS-R
September 15, 2020, Item #13Letter of Explanation and Justification Fairfield Poway Road Mixed-Use Development 12485 and 12491 Poway Road September 1, 2020 The Poway Road Corridor Specific Plan (Specific Plan) provides guidelines, development standards and a long-term strategy for revitalizing the public and private areas within the Poway Road corridor. Additionally, the Specific Plan seeks to incentivize high-quality redevelopment projects on key infill sites, which are identified as Catalytic Sites within the Specific Plan. Catalytic Sites are provided the opportunity to increase density and height with the provision of Community Benefits. The Fairfield Poway Road Mixed-Use Development (the Project) is located on a property identified as a Catalytic Site, and lies within the Town Center District designation. With these factors in mind, the project was designed to provide Community Benefits and complies with the allowable density and height while adhering to the guidelines governing the site. In addition to the City of Poway Development Review Application, we are also declaring our filing of this project under the Housing Crisis Act (Senate Bill 330). In accordance with Senate Bill 330, the following additional project information is required: 1) The project does not include any point sources of air or water pollution. 2) There are no species of local concern known to occur on the property. 3) Is any portion of the property located within any of the following? a. The project is not within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Sec. 51178. b. The project is not a wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). c. The project is not listed as a hazardous waste site pursuant to Government Code Sec. 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. d. The project is not within a special flood hazard area subject to inundation by the 1 percent annual chance flood (I 00-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. e. The project is not within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist. As applicable the project will comply with seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 ( commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. 4) No historic or cultural resources exist on the property. A historical building survey was conducted and concluded no historical resources exist on-site. 5) The project requires approval of a tentative map under the Subdivision Map Act. The Tentative Map is included with this submittal. 8 of 28 ATTACHMENT 8
September 15, 2020, Item #13Fairfield Poway Mixed Use Letter of Explanation/} ustification 6) The project is not located within a Coastal Zone. 7) The project will not impact a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 ( commencing with Section 1600) of Division 2 of the Fish and Game Code. 8) The project is subject to recorded public easements (ie., utility and road way easements). These easements are shown on the project plans. The information provided above in conjunction with information provided as part of the City of Poway Development Review Application constitutes a complete submittal under Senate Bill 330. Project Description The project site is located along Poway Road in the heart of downtown Poway. The overall project includes two contiguous parcels addressed 12845 Poway Road (Carriage Center West) and 12941 Poway Road (Poway Fun Bowl) and totals approximately 6.62 net acres (the property extends into Poway Road thereby creating a gross property area of approximately 7 .65 acres). Based on the maximum allowable density within the Town Center District, the site could yield a total of 231 units. The Fairfield Poway Mixed-Use development proposal currently includes 220 market rate rental apartments and 9,297 square feet of retail. The parcels will be combined via a lot merger with an underlying condominium map ( condo map allows potential future sale of individual units). The residential buildings consist of 1-, 3-and 4-story buildings with the larger 4-story buildings restricted to the center portion of the site below the Poway Road street elevation. The retail, which fronts directly onto Poway Road, will encompass the vast majority of the ground floor area of the 2 mixed use buildings along Poway Road. A small portion of the retail space is dedicated to the project leasing office, which is the commercial operations of the rental community. Providing leasing office space along the Poway Road frontage will provide instant activity upon first delivery of apartments as well as regular foot traffic during future operations, which will be attractive to future retail tenants. The balance of the retail space is designed to accommodate both restaurants and local service retail options. The residential component of the project consists of 22 studios, 91 I-bedroom, 93 2-bedroom and 14 3-bedroom apartment homes, which provides a diverse array of housing options to support a wide range of people seeking to live in Poway. As part of the residential component, the project includes a number of resident amenities. More specifically the project includes a fitness center, clubhouse, bocce court, lawn game areas, tot lot, pool, spa and landscaped walking paths. Additionally, the project also includes a dog park at the northwest corner of the property. On-site parking will be provided within enclosed private garages, open residential parking spaces, and shared residential and retail parking spaces. A total of 3 84 parking spaces are proposed. In the future, when the internal street is connected to adjacent uses, approximately 6 spaces will be removed, leaving a total of 378 Project parking spaces. The current City parking requirements, before any adjustments allowed by code is 3 86 spaces. As provided for within the Specific Plan, the project is permitted to achieve up to a 20% reduction in the required parking by instituting Transportation Demand Management (TDM) measures and the guest parking for the residential can be used for the commercial requirements (309 spaces required with the 20% reduction and 2 9 of 28
September 15, 2020, Item #13Fairfield Poway Mixed Use Letter of Explanation/Justification shared parking). The project includes multiple TDM measures including unbundled parking, in-unit bicycle parking, transit stop enhancements, pedestrian connections from Poway Road, Shared access roads, on-site amenities, and EV parking and charging stations. A parking analysis was prepared to analyze the anticipated peak parking demand for the Project. When factoring in only 15% of the allowable 20% TDM reduction, the project anticipated peak parking demand during operation is 360 parking spaces, resulting in a surplus of 24 peak demand parking spaces. Please refer to the project Parking Demand Analysis for more detailed information. Based on the future potential parking of 378 spaces (when the public road is connected through the site), the actual parking reduction requested by this Project is 2%. It should be noted that Fairfield owns the adjacent Big O property and, while not part of the full redevelopment, some improvements on the property will be required to successfully integrate the new development with the active Big O operation. That work includes replacement of the Big 0 sewer lateral, installation of a stormwater catch basin, new signage, parking lot restriping and drive aisle construction. The redevelopment project will utilize 15 of the newly created parking spaces on the Big O property as part of the overall project count, which is allowed via existing easement rights. Big O will continue to have the exclusive code required 16 parking spaces. Community Benefits: In order to support the proposed unit count and building height within the Town Center designation, the Specific Plan requires the Project to provide Community Benefits. As proposed, the project will provide at least 3 community benefits as well as consolidate the two parcels. Currently, the overall Project Community Benefits include lot consolidation, internal pedestrian passageways, an internal street for future connection and public access, public open space along Poway Road, infrastructure to facilitate a restaurant row, and a fully signalized intersection at the projects eastern entrance. Each community benefit is further explained below. Lot Consolidation: Fairfield is proposing to combine 2 separate parcels, which are currently under 2 separate ownerships. By combining these parcels, the project will contribute to a more cohesive Poway Road as envisioned by the Specific Plan. Public Open Space Along Poway Road The project design includes 3 plazas directly fronting Poway Road that are intended to be used by both the new residents and the public. Each plaza's design includes seating, landscaping and hardscape intended to enrich the Poway Road frontage. Additionally, Plaza 4 (far eastern plaza) includes an area designated for future public art. Fairfield will work with the City on the final design. Restaurant Row The project infrastructure (ie., sewer/water, grease interceptor, etc) is being upsized or added with the intent of attracting multiple restaurants. Additionally, the public plaza and seating areas have been designed with the intention of creating a neighborhood restaurant row. The outdoor dining opportunities will be very attractive to restaurants as we move forward from the current COVID-19 environment. 3 10 of 28
September 15, 2020, Item #13Fairfield Poway Mixed Use Letter of Explanation/Justification Right-of-Way Enhancements The project design includes various enhancements to the public right-of-way within Poway Road. As envisioned by the Specific Plan, the project includes installation of a new 6' wide sidewalk along the project frontage, upgraded landscaping along the frontage, pedestrian street lighting, new MTS bus stop shelter, replacement of the median hardscape and landscape as well as installation of a Poway Road corridor on-grade monument entry signage within the median along the western portion of the site with final lettering and location to be coordinated with the City. Additionally, the right-of-way improvements include a new signalized intersection at the eastern project entrance to help increase the flow of traffic within Poway Road as well as provide for safe pedestrian crossing across Poway Road where there currently is none. The signal is aligned with Carriage Heights Way to provide east bound vehicles an opportunity to make left hand turns onto Carriage Heights Way, which is currently not an option. Additionally, the signal allows the consolidation and sharing of access with Big 0, further reducing the overall number of curb cuts along the Project frontage. Additional Design Elements: In addition to the Community Benefits described above, the project satisfies a number of Specific Plan Action Items including activation of the Town Center District through redevelopment of old, dilapidated structures, activation of the pedestrian zone with usable setback areas with landscaping, reducing the number of curb cuts off Poway Road from 5 to 2, inclusion of enhanced paving along the site's Poway Road frontage, creation of plazas and open space along Poway Road and replacement of landscaping on Poway Road in front of the project. The project was designed with a multitude of pedestrian access points along Poway Road with the intention of attracting pedestrians into the site. The passageways spanning the project are not gated and are designed to facilitate future public connections to other redevelopments and public amenities in the area thus creating a more connected Poway. The internal drive aisles are not gated with the intent of allowing potential future connections into the project at the eastern and western boundaries. As called for in the Specific Plan, these roadway connections into the project will provide increased vehicular circulation to other nearby redevelopment projects and public amenities as well as help reduce vehicular traffic along Poway Road. Neighborhood Integration: Fairfield conducted an open house in December 2019 to solicit feedback from the adjacent neighborhood and introduce the project concept prior to submittal. The primary issues raised by our neighbors were concerns about periodic drainage onto their properties from our site and view corridors from their rear yards. To help mitigate view concerns the Project includes a tiered retailing wall system along our southern property line, which includes a 6-foot retaining wall on our property line, a 5-foot setback and a second 8 foot retaining/screen wall. The 5-foot area separating the 2 walls will be landscaped and maintained by Fairfield. The new wall system will provide a 2-foot increase over the current 4 11 of 28
September 15, 2020, Item #13Fairfield Poway Mixed Use Letter of Explanation/Justification 6-foot chain link fence, as well as 36" box trees to create a larger canopy than what would otherwise exist under standard tree spacing requirements. Additionally, apartment homes on the upper floors facing the southern property line have been oriented to minimize large southern facing windows. Based on the City provided drainage plans (#801-05-971), the existing onsite stormwater system outlets into a public stormdrain pipe located just south of our property line and within the neighboring single-family property owner's backyards. Per our neighbors, this drainage condition continues to result in off site storm water flooding their property. As part of the project, the on-site storm drain facilities will be upgraded to reduce or eliminate offsite stormwater flows from entering the neighboring properties. While the project intends to utilize the existing outlets at the southwestern and southeastern corners of the property, the majority of the in-place storrndrain pipe will no longer be in use. As such, we will request that the City quitclaim the easements associated with the stormdrain pipe on our neighbor's property once the on-site facilities are complete. By removing these easements, it will reduce maintenance obligations for the City and allow our neighbors to recapture a significant portion of their property. Conclusion: We believe the project is designed in compliance with the Specific Plan and good planning principles. The addition of new residences and retail along Poway Road will benefit the surrounding area and assist the City in their efforts to enhance the Poway Road corridor. We look forward to implementing the plan and believe the project will be an asset to the community. Sincerely. ~ Fairfield Residential 5 12 of 28
September 15, 2020, Item #13
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QUASI· PUBLIC OPEN
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FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
POWAY, CA
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OPEN SPACE REQUIRED PRIVATE OPEN SPACE 1:::oAQ 1141"~:"~ TOT~TS, TOT~2~:0I UNITTYl'E QTY.
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@ Meld Grit Panell
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@ Slaefronl System Blc..-..:,:-
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... ......
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@ Decaotive Metal Rai.-.g/
Gales o .. 'nib'10n~PonlS(..«:E
MATERIAL BOARD A4.0
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO
Arc:hit.cture. Daslgn,
~
September 15, 2020, Item #13
..a.
0)
0 -h
·N
0)
TOPOF ~
PLATE~
FINISH 0,.
FLOOR
FINISH
FLOOR -· --
FINISH
FLOOR
20'-0" I; 11
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
FRONT ELEVATION 1
RIGHT ELEVATION 2
POWAY, CA
TOP OF
. PLATE
c,-FINISH > ____ _,..'!': .... _FLOOR
#)-~--~ _ FINISH ------1''1':"1,1 FLOOR
b 6), .. FINISH ___ __,.'!':""" "FLOOR
b
FINISH
II]
III
II]
[±]
I]]
I]]
[I]
I]]
~
[j]
[TI)
~ ~
~
~
/, 20'-0" .}
MATERIALS LEGEND
STUCCO
DECORATIVE TRIM
DECORATIVE CORBEL
DECORATIVE GABLE VENT
VINYL WINDOW
BAY WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
CONCRETE "S" TILE ROOFING
METAL RAILING
UTILITY DOOR
WOOD FASCIA
DECORATIVE BRICK
FABRIC AWNING
ALUMINUM STOREFRONT SYSTEM
WIRE MESH PANELS
BUILDING #4 -BUILDING TYPE C ELEVATIONS A2.11
r•10'-o~o~t"!'liiis~· ~1o·iiiiiiiiiiii.:i~~ DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO Arc:hlt9ctu,.. Design. Ralatlonlhlpa.
September 15, 2020, Item #13
~~~~ i --------,
c:,
FINISH ~
FLOOR ~· -------
b
FINISH~ FLOOR T -·----
FINISH
FLOOR
c:,
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
REAR ELEVATION 3
LEFT ELEVATION 4
POWAY, CA
MATERIALS LEGEND
OJ STUCCO
[I] DECORATIVE TRIM
rn DECORATIVE CORBEL
0 DECORATIVE GABLE VENT
@] VINYL WINDOW
[I] BAY WINDOW
0 ALUMINUM SECTIONAL GARAGE DOOR
w CONCRETE "S" TILE ROOFING w METAL RAILING
[ill UTILITY DOOR
[DJ WOOD FASCIA
~ DECORATIVE BRICK
II] FABRIC AWNING
~ ALUMINUM STOREFRONT SYSTEM
~ WIRE MESH PANELS
BUILDING #4 -BUILDING TYPE C ELEVATIONS A2.12
0 5' 10'
1"•10'-0"~I""'!~~-~~~ DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO
An:hltilc:tul9. ~
September 15, 2020, Item #13
N 0
0 .....
N
00
TOPOF __.-,._ __
PLATE T
FINISH ~
FLOOR ~
FINISH -~,~ __ _ FLOOR~
b
FINISH ~--· _ FLOOR T
FINISH
FLOOR
c:,
20'-0"
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
FRONT ELEVATION
RIGHT ELEVATION 2
POWAY, CA
TOP OF
PLATE
FF=~2.50 AVG=491.6FG
/ 20'-0" /
[iJ
(I]
QJ m
[[]
@]
[I)
[fil
Ii]
!ill [TI]
~
fj]
!Bl
I!]
1
MATERIALS LEGEND
STUCCO
DECORATIVE TRIM
DECORATIVE CORBEL
DECORATIVE GABLE VENT
VINYL WINDOW
BAY WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
CONCRETE "S" TILE ROOFING
METAL RAILING
UTILITY DOOR
WOOD FASCIA
DECORATIVE BRICK
FABRIC AWNING
ALUMINUM STOREFRONT SYSTEM
WIRE MESH PANELS
--¥--
~ b
----~
b
---~-
FINISH
FLOOR
FINISH
FLOOR 2 (> Pl
v
.
.
.
()
FINISH
FLOOR
FINISH
FLOOR
6
3
1 __ 10'-0" o~l'-l!iiiils·~10~· iiiiiiiiiiii!i20~· ~~30•
BUILDING #5 -BUILDING TYPED ELEVATIONS
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
A2.15
AO Archltllctu,.. Design. Ralatlorwhipl.
September 15, 2020, Item #13
TOPOF ~
PLATE ~
~~~~ ~ -------
b
FINISH ~
FLOOR ~ -----
b 8 8 8
FINISH~ FLOOR ------~y) --------------n -· --ff ---
0
FINISH
FLOOR
FINISH
FLOOR -
FINISH
FLOOR
FINISH
FLOOR
10
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
REAR ELEVATION 3
1 13
LEFT ELEVATION 4
POWAY, CA
MATERIALS LEGEND
III STUCCO
II] DECORATIVE TRIM
0 DECORATIVE CORBEL
[I] DECORATIVE GABLE VENT
@] VINYL WINDOW
[I] BAY WINDOW
[I] ALUMINUM SECTIONAL GARAGE DOOR
[I] CONCRETE "S" TILE ROOFING
~ METAL RAILING
~ UTILITY DOOR
[j] WOOD FASCIA
~ DECORATIVE BRICK
[j] FABRIC AWNING
~ ALUMINUM STOREFRONT SYSTEM
!ill WIRE MESH PANELS
1
Plv
'
. .
-.
'
0 5' 10' 1~-10·-o~ P"""'j
BUILDING #5 -BUILDING TYPED ELEVATIONS
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
6
3
A2.16
AO Arc:hl1ac:tu,..
Design.
Ralatlonlhlpt.
September 15, 2020, Item #13
....., .....,
0 -ti .....,
00
ROOF
DECK
FINISH ~ ~ &) 9 f
FLOOR '-fl':.. i §-,-i --'4 t
I~~~~ ~ ~~= ~--·· t': 1--· i
FINISH
FLOOR
AI/G:,4t5FG
ri 20'-0"
ffz:"92.50 I
i A
TOP OF PLATE
FINISH
FLOOR
FINISH
FLOOR
FINISH
FLOOR
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
~-=-:_-=-=-~--
~ ·-----
b
POWAY, CA
FRONT ELEVATION
RIGHT ELEVATION 2
L, "
MATERIALS LEGEND
OJ STUCCO
[I) DECORATIVE TRIM
0 DECORATIVE CORBEL
[I) DECORATIVE GABLE VENT m VINYL WINDOW
@] BAY WINDOW
0 ALUMINUM SECTIONAL GARAGE DOOR
(fil CONCRETE "S" TILE ROOFING
E [fil METAL RAILING
I@] UTILITY DOOR
[DJ WOOD FASCIA
[j] DECORATIVE BRICK
fl] FABRIC AWNING
1B] ALUMINUM STOREFRONT SYSTEM
[j]J WIRE MESH PANELS
20'-0" ~
1_,.,10'-0" b~il5•~1a~· iiiiiiiiiiiiiiii:120~· ~~30-•
BUILDING #3 -BUILDING TYPE B ELEVATIONS
DATE: 08-26-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
A2.7
AO Archltac:tunt. Design. R9latlorwhlpa.
September 15, 2020, Item #13
N w
0 -ti
N
CX)
TOP OF
PLATE
FINISH
FLOOR
FINISH
FLOOR
FINISH
FLOOR
TOPOF _ _..,._
PLATE ~-
FINISH
FLOOR
FINISH
FLOOR
FINISH
FLOOR
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
REAR ELEVATION 3
LEFT ELEVATION 4
POWAY, CA
[D
[I]
~
[I]
~
[I]
[I]
[Kl
~
[@]
[DJ
[j]
I!]
B]
[j]
MATERIALS LEGEND
STUCCO
DECORATIVE TRIM
DECORATIVE CORBEL
DECORATIVE GABLE VENT
VINYL WINDOW
BAY WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
CONCRETE "S" TILE ROOFING
METAL RAILING
UTILITY DOOR
WOOD FASCIA
DECORATIVE BRICK
FABRIC AWNING
ALUMINUM STOREFRONT SYSTEM
WIRE MESH PANELS
3
9 41) m;<)2
25.
1
1_=10,_0_0~)'-l§iils·~1!iiio· iiiiiiiii,;.;;;:20~· ~~30•
BUILDING #3 -BUILDING TYPE B ELEVATIONS
DATE: 08-26-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
A2.8
AO
AR:hltM:tu19. Design. ~
September 15, 2020, Item #13
N .i:.
0 ....
N 00
)>
~ ~ )>
(") :c
3: m z ~
:c
TOP OF PLATE ~---
FINISH FLOOR ~---
FINISH FLOOR ♦ ---
FINISH FLOOR
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
FRONT ELEVATION 1
E
----------
RIGHT ELEVATION 2
POWAY, CA
E
[D
[I)
~
[}]
@]
11]
[I]
[fil
@]
I@]
[ill
[j]
[j]
~
IIBI
MATERIALS LEGEND
STUCCO
DECORATIVE TRIM
DECORATIVE CORBEL
DECORATIVE GABLE VENT
VINYL WINDOW
BAY WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
CONCRETE "S" TILE ROOFING
METAL RAILING
UTILITY DOOR
WOOD FASCIA
DECORATIVE BRICK
FABRIC AWNING
ALUMINUM STOREFRONT SYSTEM
WIRE MESH PANELS
1
9
2(>~~· _,zs:
3
~1111J11~
1 __ 10'-0" h~~s· ~10.· --2~0·~~30-•
BUILDING #1 -BUILDING TYPE A ELEVATIONS
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
A2.1
AO Archn.ctu,-.
Design.
RNtlonlhlp&.
September 15, 2020, Item #13
....,
0,
0 ..... ....,
00
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
11
REAR ELEVATION 3
8 13
TI __ Jl ___ _
LEFT ELEVATION 4
POWAY, CA
rn rn mm
l()
·--------~--TOP OF PLATE
--~--FINISH FLOOR
----------------~--FINISH FLOOR
---· --~--FINISH FLOOR
III
[I]
0 [±]
rn ~
IT]
[fil
~ I!]
[DJ
~
~
!Bl
~
MATERIALS LEGEND
STUCCO
DECORATIVE TRIM
DECORATIVE CORBEL
DECORATIVE GABLE VENT
VINYL WINDOW
BAY WINDOW
ALUMINUM SECTIONAL GARAGE DOOR
CONCRETE "S" TILE ROOFING
METAL RAILING
UTILITY DOOR
WOOD FASCIA
DECORATIVE BRICK
FABRIC AWNING
ALUMINUM STOREFRONT SYSTEM
WIRE MESH PANELS
1
9
2 C, ~ <J 4
0 5' 10'
1~=10'-0~ i"'-1
~-z:
3
20'
BUILDING #1 -BUILDING TYPE A ELEVATIONS A2.2
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO Archltacturw.
Design. RNtlorwhlp&.
September 15, 2020, Item #13
N en
0 -ti
N CX)
14
---·---
bu. -8 M ~~
N !i!i
i
TOP OF PLATE --· -· ---------
FINISH FLOOR +----------,
FINISH FLOOR +---
in
FINISH FLOOR ~---·--------·
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
13
FRONT ELEVATION
RIGHT ELEVATION 2
POWAY, CA
MATERIALS LEGEND
ill STUCCO
0 DECORATIVE TRIM m DECORATIVE CORBEL
[I) DECORATIVE GABLE VENT
III VINYL WINDOW
0 BAY WINDOW
[I] ALUMINUM SECTIONAL GARAGE DOOR
@] CONCRETE "S" TILE ROOFING
, I [I] METAL RAILING
~; l!9 UTILITY DOOR
b 8 U') E [TI] WOOD FASCIA ;:: ;g [j] DECORATIVE BRICK
(") i ~ FABRIC AWNING
!Bl ALUMINUM STOREFRONT SYSTEM
~ WIRE MESH PANELS
~ I
-~ I lLUUL■-·
1 __ 10--0-o~l"""i~s·~1oi;;;;· iiiiiiiiiiiiiiiiiii:!20~· ~~30•
BUILDING #2 -BUILDING TYPE A ALT ELEVATIONS A2.4
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO An:hltactu1'9. ~
September 15, 2020, Item #13
N ......
0 -+i
N 00
m ■
FAIRFIELD POWAY MIXED USE
FRH REALTY LLC
5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121
(858) 626-8334
m m
rn m m m
REAR ELEVATION 3
LEFT ELEVATION 4
POWAY, CA
10
--------TOP OF PLATE
-----· -~--FINISH FLOOR
--
-
--~--FINISH FLOOR
---· --···-"'i'-FINISH FLOOR
MATERIALS LEGEND
OJ STUCCO
rn DECORATIVE TRIM m DECORATIVE CORBEL
[I] DECORATIVE GABLE VENT
[[] VINYL WINDOW
[I] BAY WINDOW
[I] ALUMINUM SECTIONAL GARAGE DOOR
@] CONCRETE "S" TILE ROOFING
~ METAL RAILING
[ill UTILITY DOOR
[j] WOOD FASCIA
[j] DECORATIVE BRICK
II] FABRIC AWNING
!Bl ALUMINUM
STOREFRONT SYSTEM
§ WIRE MESH PANELS
1
(>~ 2 ~ ~ 4
6
3
0 5' 10' 30' r-10'-0"I"'"'!~~~-~~~-
BUILDING #2 -BUILDING TYPE A ALT ELEVATIONS A2.5
DATE: 08-28-20
JOB NO.: 2017-719
AO ARCHITECTS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860
AO Archltactul9.
Design.
R9letlonlhlpa.
September 15, 2020, Item #13AGREEMENT OF UNDERSTANDING City Council for the City of Poway, hereinafter referred to as "City" and _F_R_H_R_e_a_lt_y_L_L_C __________ , 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) 317-490-55-00 and 317-490-69-00 . 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 plan. 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: 8/10/20 Proponent: Signature 28 of 28 ATTACHMENT I