Item 7 - CUP20-004 & DR20-005; Req. to Construct & Operate a 36-Room Hotel on Vacant Lot; APN 323-481-19-00, CEQA ExemptionThe applicant proposes to construct a 20,604-square-foot, three-story boutique hotel consisting of 36
rooms with an exterior lobby terrace on the northeast corner of the intersection of Scripps Poway
Parkway and Stowe Drive. The project will be required to comply with Poway Municipal Code
requirements associated with the hotel. The proposed hotel can be allowed in the SPC land use
designation area with the approval of a CUP and DR by City Council. The proposed site plan, floor plan
and elevations are included as Attachment C.
Background
The subject parcel was previously owned by the City's former Redevelopment Agency. The parcel was
created, along with being graded and partially improved with parking and landscaping as part of the
adjoining Hampton Inn & Suites development. The parcels were configured, and the parking lot was
created, with the intent of a future sit-down restaurant located on the subject property. The parking
lot created for Hampton Inn & Suites originally included 214 parking spaces, of which 154 were
required for the Hampton Inn & Suites. Of the 214, 50 of the spaces are partially or entirely located
on the subject property intended for the restaurant. Following the dissolution of redevelopment
agencies statewide that became effective in 2012, the Successor Agency to the Redevelopment Agency
eventually sold the site through a public auction to Serendipity Hospitality, L.P.
The subject project was initially proposed for the construction of a five-story hotel with a height of 59
feet which exceeds the maximum height requirement for a hotel in an SPC land use designation-
three stories contained within the 35-foot height limit. In July of 2021, the item was removed from the
City Council agenda at the request of the property owner who originally was proposing a specific plan
amendment for the height extension. In July of 2022, the project was resubmitted for the construction
of a three-story hotel with a height of 34 feet 6 inches.
Findings
The project satisfies all applicable development standards within the SPSP including the three-story
and 35-foot height limit, open space, parking, setbacks, and architectural design requirements. The
proposed architectural style is contemporary with similar form, massing, and materials found from
surrounding developments. The exterior materials feature horizontal metal siding, lumber cladding,
metal window cowl, and stucco with earth tone colors. The materials and colors have been
strategically allocated on the fa~ade to enliven the vertical and horizontal surfaces of the architectural
planes. As for the hotel interior, the first floor would consist of the supportive and amenity uses (a
lounge, reception, office space, laundry/ maintenance rooms, a break room, and an exercise room)
including eight hotel rooms with the second and third floors consisting of the remaining 28 rooms.
A hotel use is permitted on the property subject to a CUP to ensure the proposed use is compatible
with the surrounding uses. The prevailing existing businesses within the neighborhood are food
services, offices, and general industrial uses. There is one existing hotel use (Hampton Inn & Suites)
within the SPSP abutting the project site to the east. The proposed hotel is compatible with the
surrounding developments and will provide additional accommodations to the surrounding
neighborhood and the City. In addition, the hotel use is compatible with the use designation which is
intended for commercial offices and various retail services that serve the needs of employees within
the South Poway community and travelers on Scripps Poway Parkway. Staff believes the design and
operation of the hotel would be compatible with the surrounding uses and support the business
community.
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RESOLUTION NO. 23-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 20-004 AND DEVELOPMENT REVIEW 20-005 FOR THE
CONSTRUCTION AND OPERATION OF A THREE-STORY AND
35-FOOT-TALL HOTEL WITH 36 HOTEL ROOMS LOCATED AT
14082 STOWE DRIVE WITHIN THE SOUTH POWAY
COMMERCIAL LAND USE DESIGNATION OF THE SOUTH
POWAY SPECIFIC PLAN AREA; ASSESSOR PARCEL NUMBER:
323-481-19-00
WHEREAS, the City Council considered Conditional Use Permit (CUP) 20-004 and
Development Review (DR) 20-005; a proposed three-story hotel contained within the 35-foot
height building (Project) on property located at 14082 Stowe Drive within the South Poway
Commercial (SPC) land use designation of the South Poway Specific Plan (SPSP) area;
WHEREAS, on February 21, 2023, the City Council held a duly advertised public hearing
to solicit comments from the public, both for and against, relative to CUP 20-004 and DR 20-005;
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
hearing; and
WHEREAS, the Poway Municipal Code (PMC) establishes findings required for granting
a CUP and DR.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as
follows:
SECTION 1: The project is exempt from CEQA as a Class 32 Categorical Exemption
(In-Fill Development Projects) pursuant to Section 15332 of the CEQA Guidelines, in that the
project use and development meets the general plan policies, zoning regulations and the South
SPSP; the project site is 1.23-acres which is not more than five acres; the existing site is a parking
lot that contains no habitat for endangered species; the proposed use would not result in
significant effects to traffic, noise, air quality and water quality; and the site is adequately served
by utilities and public services.
SECTION 2: The City Council finds the proposed Project is consistent with the SPSP
generally, including the SPC land use designation.
SECTION 3: The findings, in accordance with Section 17.48.070 of the Poway Municipal
Code (PMC) (findings required for a conditional use permit), for CUP 20-004 are made as follows:
A The proposed location, size, design, and operating characteristics of the proposed use is
in accordance with the title and purpose of Chapter 17.48 PMC (Conditional Use Permits
Regulations), the purpose of the zone in which the site is located, the City general plan
and the development policies and standards of the City in that hotels are permitted as a
conditional use within the SPC land use. The proposed project meets all City development
standards.
4 of 32 ATTACHMENT A February 21, 2023, Item #7
Resolution No. 23-
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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,
residents, buildings, structures, or natural resources in that all business operations will
occur inside the proposed hotel with parking and circulation occurring within the parcel
boundaries and adjoining parcel boundaries at 14068 Stowe Drive. As described under a
reciprocal access and parking agreement, the project will have access to 77 parking
spaces, 54 of which are either completely or partially on-site and 23 of which are on the
adjoining parcel at 14068 Stowe Drive.
C. The proposed use is in harmony with the scale, bulk, coverage, and density is consistent
with the adjacent uses in that the proposed hotel will be in a building that meets the
allowance for the SPC zone.
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
proposed architectural style of the hotel is contemporary with similar forms, massing,
materials, and colors found within surrounding developments. The hotel is compatible with
the SPSP guidelines.
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 the
parking evaluation demonstrated that the 36-room hotel will generate less vehicle trips
than those generated for a restaurant previously considered for the site.
G. The site is suitable for the type and intensity of use and development that is proposed in
that the required 39 parking spaces can be accommodated by the 54 parking spaces on-
site in addition to the 23 shared parking spaces on the adjacent hotel parcel at 14068
Stowe Drive.
H. There will not be significant harmful effects upon environmental quality and natural
resources in that the site was previously graded and partially developed and contains no
natural habitat.
I. There are no relevant negative impacts of the proposed use that cannot be mitigated.
J. 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. The proposed conditional use will comply with each of the applicable provisions of this
title.
SECTION 4: The findings to approve DR 20-005, in accordance with the Poway
Municipal Code (PMC) Chapter 17.52, are made as follows:
A. The building form has been designed with the existing graded site topography which
allows the land to be engaged in an architectural representation and minimizes the impact
5 of 32 February 21, 2023, Item #7
Resolution No. 23-
Page 3
upon the topography and environment; therefore, the proposal recognizes and respects
the interdependence of land values and aesthetics and provides a method by which the
City may implement this interdependence to its benefit.
B. The elements of site planning, such as site consideration, building placement, parking,
circulation, and landscape, for the proposal has been taken into account which allows
proper structure arrangement on the land and shaping of spaces between. The orientation
and placement of the building is created such that the fa9ade along the public right-of-way
has appropriate architectural treatment while the parking and vehicle circulation is within
the interior of the lot thus creating a pedestrian-oriented public realm; therefore, the
proposal demonstrates the orderly and harmonious appearance of structures and property
within the City along with associated facilities.
C. The hotel is consistent with the existing and surrounding development and meets the
general plan guidelines and development standards such as developing and designing a
hotel within the required site envelope created by City's development standards; therefore,
it will maintain the public health, safety and general welfare, and property throughout the
City.
D. The proposed building fits the purpose for which it is designed (hotel within the South
Poway Commercial), designed to be soundly built and durable, and provides natural
materials, neutral color schemes, and uniform architectural articulations indicative of a
contemporary style hotel; therefore, the proposed development respects the public
concerns for the aesthetics of development.
E. The proposed development has been designed in response to its specific build and natural
environment by staying within the required site envelope created by City's development
standards and general plan while balancing the use of the previously graded lot; therefore,
the proposal does not have an adverse aesthetic, health, safety or architecturally related
impact upon existing adjoining properties, or the City in general.
F. The proposal has considered building form, site planning, architecture, context, and health
and safety, which complies with the provisions of the Zoning Ordinance and the intent of
SPC zone in the South Poway Specific Plan-diverse commercial uses to serve the office
and retail needs of employees within the South Poway community and travelers on
Scripps Poway Parkway.
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
6 of32 February 21, 2023, Item #7
Resolution No. 23-
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public infrastructure improvements, which promote a safe and healthy environment for the
residents of the City.
SECTION 6: The City Council hereby approves CUP 20-004 and DR 20-005, in as
shown on the approved plans incorporated by reference herein as shown on the approved plans
stamped as "Exhibit A", and dated January 23, 2023 on file in the Development Services
Department except as noted and 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 attorney's fees, 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 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.
B. This approval is based on the existing site conditions and proposed Project details
represented on the plans stamped "Exhibit A", and dated January 23, 2023 on file in the
Development Services Department. If actual conditions and details vary from
representations, the approved plans must be changed to reflect the existing site conditions
and proposed Project details. Any substantial changes to the approved plans must be
approved by the Director of Development Services and may require approval of the City
Council if the Director of Development Services finds that the proposed changes do not
substantially conform to approved plans.
C. The developer is required to comply with the Poway Noise Ordinance (PMC Chapter 8.08)
requirements that govern construction activity and noise levels.
D. Prior to issuance of any permit, the applicant shall (1) submit in writing that all conditions
of approval have been read and understood; and (2) the property owner shall execute a
Covenant Regarding Real Property notarizing and recording said document. In order for
the City to prepare the Covenant the applicant must first submit a legal description of the
subject site.
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. Prior to issuance of a Building Permit, the applicant shall obtain approval of a Grading
Permit. Compliance with the following conditions is required prior to issuance of the
Grading Permit:
(Engineering)
1. Submit a precise grading plan for the development of the lot prepared on a City of
7 of 32 February 21, 2023, Item #7
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Resolution No. 23-
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Poway standard sheet at a scale of 1" = 20', unless otherwise approved by the City
project engineer. The plans shall use vertical datum NAVD88. Please be aware that
all elevations in the Poway Benchmark list are datum NGVD 29 and will need to be
converted. 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 technical studies as requ ired by
Chapter 16 of the Poway Municipal Code shall be submitted. The applicant shall pay
the grading permit and plan check fee according to the latest adopted master fee
schedule.
2. Applicant shall incorporate Low Impact Development (LID) design features into the
site development. These shall be clearly shown and identified on the grading plan and
be appropriately sized for the proposed level of development.
3. A drainage study addressing the impacts of the 100-year storm event prepared by a
licensed 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.
4. 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. Two copies of a final Storm
Water Quality Management Plan (SWQMP) prepared by a registered Civil Engineer is
to be submitted and approved.
Once the final SWQMP is approved;
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 section 16.104 of the
Poway Municipal Code.
5. Grading securities shall be posted with the City prior to grading plan approval per
section 16.46.080 of the Poway Municipal Code. A minimum cash security of $2,000
is required in all instances.
6. The applicant shall pay the storm water pollution inspection fee according to the latest
adopted master fee schedule.
7. Following approval of the grading plans, posting of securities and fees, and receipt of
four 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 along
with four copies of the approved grading plans. The applicant's action plan that
identifies measures to be implemented during construction to address erosion,
February 21, 2023, Item #7
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Resolution No. 23-
Page 6
sediment and pollution control will be discussed. Compliance for sediment control
shall be provided as directed by the project inspector.
8. 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.
9. Construction staking is to be inspected by the Engineering Inspector prior to any
clearing, grubbing or grading. At a minimum, all protected areas as shown on the
approved grading plans are to be staked under the direction of a licensed land
surveyor or licensed civil engineer and delineated with lathe and ribbon. 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.
(Planning)
10. Label and dimension all surface improvements (e.g., walkways, patios, landscape
areas). The grading plan shall indicate the location of the projects required trash
enclosure area. The area shall be an adequate size to accommodate recycled
material and composting bins in addition to the trash dumpster.
11. A Tree Removal Permit shall be obtained prior to the removal of all existing trees. A
separate permit is required for trees within the public right-of-way and trees located
on private property. The removal of both public and private trees shall conform to
Chapter 12.32 (Urban Forestry) Articles II and Ill of the PMC. If the trees are proposed
to be removed during the recognized nesting season for birds (February 15 through
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.
12. Landscape and irrigation on-site and within the right-of-way fronting the property shall
be provided in accordance with the SPSP and the Poway Landscape and Irrigation
Design Manual. Plans shall be submitted and a minimum of one staff review shall be
completed prior to issuance of a grading permit. The landscape and irrigation plans
shall demonstrate compliance with the City of Poway Landscape and Irrigation
Design Manual, PMC Chapter 17.41, and all other applicable standards 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. Contact the Planning
Division for copies of applicable City standards, the landscape and irrigation plan
submittal checklist and the plan review fee worksheet. Landscape and irrigation plan
review fees are required and are the responsibility of the applicant.
a. A minimum of one 15-gallon tree, per City specification, shall be provided
for every three parking spaces. Tree wells may be used to satisfy the
parking lot tree planting requirement. Said trees shall be located to provide
shade cover for the vehicles where practical.
February 21, 2023, Item #7
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Resolution No. 23-
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b. The ratio of 15-gallon trees to 24-inch boxed trees or larger shall be four to
one (4:1).
c. The plans shall include shrubs to provide screening of the parking areas
as seen from adjacent public streets.
d. Any landscaped areas within the adjacent Stowe Drive public right-of-way
shall be permanently and fully maintained by the owner. The landscaping
plan shall incorporate a minimum one 24-inch box tree for every 30 feet of
frontage along the public right-of-way.
e. All existing irrigation and landscaping within any designated Scripps Poway
Parkway Landscape Maintenance District (LMD) shall be protected to the
greatest extent possible. Any LMD to be disturbed shall be shown on the
landscape plans. These disturbed areas shall be restored per the
previously approved landscape plans or proposed revisions shall be part
of the landscape plan review.
f. Calipers, heights, and spreads at 15-year maturity shall be specified on
the landscape plan and shall be to the satisfaction of the Development
Services Director.
13. Use of recycled water will be required for on-site landscape and irrigation. Each site
shall have a designated user supervisor who has attended the San Diego County
Water Authority's user supervisor class. The County of San Diego Department of
Environmental Health (DEH) will assess fees for the following activities:
a.
b.
C.
Site Plan Check
Shut Down Test**
Title 22 Inspection
$400 avg. costs*
$320 avg. costs*
$ 80 avg . costs*
* Based on full cost recovery, actual fee amount may vary.
** Shut down test is required at initial installation and at least every four (4) years
intervals on sites with both recycled and potable water.
(Public Works)
14. A new recycled water service shall be installed and the existing shared recycled
water service with the adjoining parcel that provides irrigation to the parcel shall be
vacated. A new landscaping irrigation controller shall be installed on site. The DEH
shall review plans for the new irrigation system in addition to the alteration to the
existing shared irrigation system with the adjoining parcel. An inspection of all
irrigation work will be required with the approved Landscape Plan. Both irrigation
systems must be high lined to potable construction meter until complete and a cross-
connection test is performed.
15. All existing irrigation and landscaping within any designated Landscape
Maintenance District (LMD) and Land Development Association (LOA) areas shall
be protected to the greatest extent possible. Any LMD and LOA areas to be
disturbed shall be shown on the landscape plans. These disturbed areas shall be
restored per the previously approved landscape plans or proposed revisions shall
February 21, 2023, Item #7
be part of the landscape plan review.
Resolution No. 23-
Page 8
G. Prior to building permit issuance, unless other timing is indicated, the following conditions
shall be complied with :
(Engineering)
1. 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
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.
2. 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.
3. 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. Two copies of certification of line and grade for the lot, prepared by the civil
engineer of work.
b. Two 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.
4. Improvement plans prepared on a City of Poway standard sheet at a scale of 1" = 20',
unless otherwise approved by the City 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 applicant shall pay the
improvement plan check fees according to the latest adopted master fee schedule.
The plan shall include, at a minimum, the following features:
a. 8-inch public water main to loop to the existing water main in the parking lot.
b. 6-inch fire service and RPDA.
5. A plat and legal description for a minimum 20-foot-wide water easement shall be
submitted to accommodate the public water main and fire service on the project site.
6. The applicant shall enter into a Standard Agreement 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.
7. The applicant shall pay all applicable development impact fees according to the latest
11 of 32 February 21, 2023, Item #7
adopted master fee schedule at time of permit issuance.
Resolution No. 23-
Page 9
(Planning)
8. Trash receptacles shall be enclosed by a six-foot-high masonry wall, with view-
obstructing gates, and shall provide an area for recyclable materials and compost bins
(SB1383). Enhanced exterior treatments to the trash enclosure shall be provided and
shall be architecturally compatible with the buildings. Locations and exterior
treatments shall be subject to approval by the Planning Division .
9. All roof appurtenances, including air conditioners, shall be architecturally integrated,
screened from view, and sound-buffered from adjacent properties and streets as
required by the Planning Division.
10. The applicant shall comply with the latest adopted construction related codes, and all
other applicable codes and ordinances in effect at the time of Building Permit issuance.
11. The colors and materials on the building shall be consistent with the approved colors
on file in the Planning Division.
12. All two-way traffic aisles shall be a minimum of 25-feet wide.
13. All parking spaces shall be double striped. The minimum dimensions for standard-
sized parking stalls shall be eight-foot six-inches x 18-foot six-inches per the SPSP.
The parking lot design shall comply with the Americans with Disabilities Act for
accessible spaces, with one van-accessible space.
Parking lot lights, wall mounted lights and landscape accent lights shall be required
and shielded per the SPSP and PMC standards. Wall-mounted security lights shall
only be used on the rear or interior sides of buildings. A photometric analysis shall be
provided after lighting installations to restrict light trespass and limit glare onto the
adjacent public roads and onto existing neighboring properties to the satisfaction of
the Director of Development Services.
14. All parking stalls shall observe a minimum 25-foot setback from the right-of-way.
15. Signs shall be proposed and approved under separate permits.
16. The landscape and irrigation plans on-site and within the right-of-way fronting the
property shall be approved in conformance with the City's Landscape and Irrigation
Design Manual.
17. School impact fees shall be paid at the rate established at the time of Building Permit
Issuance. Please contact the Poway Unified School District for the latest fee
information.
(Building)
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18. The plans shall comply with the current addition of the California Building Code,
Electrical Code, Mechanical Code, Plumbing Code and Title 24 at date of submittal to
February 21, 2023, Item #7
the Building Division for review.
Resolution No. 23-
Page 10
H. Compliance with the following conditions is required prior to occupancy and release of
securities:
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(Engineering) ..
1. The stormwater facilities shall be complete and operational prior to occupancy.
2. All applicable easement dedications and maintenance agreements are to be recorded
prior to occupancy.
3. 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.
4. All utility services shall be installed and completed by the property owner and
inspected and approved by the Engineering Inspector. All new utility services shall be
placed underground.
5. 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.
6. An adequate drainage system around the new building pad capable of handling and
disposing all surface water shall be provided to the satisfaction of the Engineering
Inspector.
7. 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.
8. The applicant must complete upgrades of all driveways as shown on the site plan to
be ADA complaint. Applicant must be approved for Right-of-Way permit prior to start
of construction.
9. After completion of all work, record drawings for both the grading and improvement
plans, signed by the engineer of work, shall be submitted to Development Services for
review prior to a request of occupancy, per Section 16.52.130B of the Grading
Ordinance. Approval of all record drawings is required prior to issuance of occupancy
and release of grading and improvement securities. Initial submittal of record drawings
at least three weeks prior to a request for occupancy is recommended.
(Planning)
10. Approval of this request shall not waive compliance with all sections of the Zoning
Ordinance and all other applicable City Ordinances in effect at the time of Building
Permit issuance.
11. Landscaping and irrigation on-site and within the right-of-way fronting the property
shall be installed per the approved landscape plans.
February 21, 2023, Item #7
Resolution No. 23-
Page 11
12. Prior to any use of the Project site, or business activity being commenced thereof, all
conditions of approval contained herein shall be completed to the satisfaction of the
Director of Development Services.
(Public Works)
13. The existing shared recycled irrigation connection shall be abandoned. Applicant will
incur all costs associated with cross-connection testing. New irrigation system shall
be highlined with potable water until cross-connection tests are complete and the site
is approved to operate recycled water for irrigation.
I. Upon occupancy the following conditions of CUP 20-004 shall apply:
1. All landscaped areas on-site and 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.
2. Any fences, walls or signs proposed for this development shall be designed and
approved in conformance with the SPSP and to the satisfaction of the Director of
Development Services.
3. Uses established on the subject property shall comply with all zoning/SPSP standards
applicable to the property for the life of the Project.
4. The parking areas and driveways shall be well maintained and kept free from trash
and debris. Any damage from any cause shall be repaired as soon as reasonably
possible to minimize occurrences of dangerous conditions or visual blight.
5. Trash receptacles shall be enclosed by a six-foot-high masonry wall with view-
obstructing gates. Locations shall be subject to approval by the Planning Division .
6. All parking lot landscaping shall include a minimum of one 15-gallon-size tree for every
three spaces. For parking lot islands, a minimum 12-inch-wide walk adjacent to parking
stalls shall be provided and separated from vehicular areas by a six-inch-high, six-
inch-wide Portland concrete cement curb.
7. All parking spaces shall be double striped. The minimum dimensions for standard
parking stalls shall be 8.5' x 18.5'. The parking lot design shall comply with the
Americans with Disabilities Act for accessible spaces with one van accessible space.
A minimum of 39 parking spaces shall be provided by either on-site parking spaces
and off-site parking spaces provided by the Reciprocal Access and Parking Agreement
with the adjoining parcel located at 14608 Stowe Drive.
8. All two-way traffic aisles shall be a minimum of 25-feet wide. A minimum 25-foot-wide
emergency vehicle access shall be provided in accordance with Safety Services
Department requirements.
9. Parking lot lighting and security lighting shall comply with Chapter 17.10.150(H) of the
PMC.
14 of 32 February 21, 2023, Item #7
Resolution No. 23-
Page 12
10. All roof appurtenances, including air conditioners, shall be architecturally integrated,
screened from view, and sound buffered from adjacent properties and streets as
required by the Planning Division.
11. The owner or operator of the facility shall routinely and regularly inspect the site to
ensure compliance with the standards set forth in this permit.
12. The use of the facility shall be limited to activities described in the application. The
lounge and outdoor facilities is limited to hotel guests and shall not be operated as a
restaurant or drinking establishment that is open to the public.
13. The activities of the facility shall not occur in such a manner as to create adverse
impacts on the circulation and parking on surrounding streets.
14. The facility shall be operated in such a manner as to minimize any possible disruption
caused by noise and shall comply with noise standards contained in Chapter 8.08 of
the PMC. At no time, shall noise from any source exceed the noise standards defined
in the PMC.
15. No outdoor storage, display or activities shall occur onsite except through approval of
the appropriate permits.
J. The following conditions shall be complied with as required by Public Services:
1. Any irrigation and/or vegetation damaged during construction shall be
repaired/replaced at the cost of the contractor.
2. All trash treatment control devices and storm drain maintenance will be the property
owner's responsibility.
3. Protect Stowe/Scripps Poway Parkway signal and Stowe Streetlight, LMD 19-1
landscaping and irrigation in place. Any damage done to LM D 19-1, the traffic signal
or streetlight will be repaired at property owner's expense.
4. Plans to reference installation of Highline Bypass Assembly. This assembly will allow
a temporary connection to an auxiliary source of water in the case of an emergency.
It also enables continued potable water service to the site during Regulatory Recycled
Water Shutdown Inspections. See attached recommended drawing on attachments
page.
5. Return Completed FSEWDP (Food Service Establishment Wastewater Discharge
Permit) Application, Employee Training Log, and GRE (Grease Trap/Interceptor)
Cleaning Log. Ensure correctly sized and properly installed GRE (Grease
Trap/Interceptor) is onsite, utilized and maintained. Submitted plans should reference
correct size, type, location of installation, and all applicable tie-ins. Plans to be
submitted to Development Services and County DEH. Schedule A Site Inspection
Before The First Day of Business. (858) 668 4735.
6. Any damaged recycled water irrigation to be repaired with approved materials in
accordance with original approved plans and agreement with the City Of Poway. Any
15 of 32 February 21, 2023, Item #7
Resolution No. 23-
Page 13
major amendments to existing recycled irrigation systems to be marked in red . Copies
of plans to be submitted to Poway Development Services and to the County Of San
Diego DEH. Any damage to surrounding private irrigation (City Of Poway LMD,
Hampton Inn) is to be repaired with approved materials, in accordance with the City of
Poway Site User Agreement and to the Satisfaction of the appropriate party.
b) The following conditions shall be complied with to the satisfaction of the Director of Safety
Services:
1. The required fire flow shall be according to Appendix B of the 2022 California Fire
Code, and, approved by the City. 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. A new fire hydrant may be required based on
location of fire service underground and FDC.
2. The approved water supply for fire protection, either temporary or permanent, shall be
made available as soon as combustible material arrives on site.
3. Prior to the delivery of combustible building material on site, the approved vehicle
access, including driveways, for firefighting shall be installed, satisfactorily pass all
required tests and approved by the City. All accesses shall be provided within 150-
feet of all construction areas. Use of temporary vehicle access for firefighting shall
require plan submittal, review, and approval by the City.
4. 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. 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.
5. Permanent access roadways for fire apparatus shall be designated as "Fire Lanes"
with appropriate signs and curb markings.
6. The angle of departure and the angle of approach of a fire access roadway shall not
exceed seven degrees (12-percent) or as approved by the fire code official.
7. All dead-end fire access roads greater 150-feet in length shall be provided with
approved provisions that allow emergency apparatus to turn around.
8. 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.
9. The building is 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 California Fire Code and NFPA standards. All systems are required
to be monitored by a central monitoring company. Backflow valve assemblies with
16 of 32 February 21, 2023, Item #7
Resolution No. 23-
Page 14
tamper switches shall be monitored. The City Deputy Fire Marshal shall approve
location of these fire protection devices prior to installation. Two separate plan
submittals to the fire department will be required, one for the fire service underground
and a second for fire sprinkler design.
10. Fire sprinkler riser(s) shall be located inside an enclosed closet with an exterior access
man door. Door shall be labeled with a sign indicating "Fire Sprinkler Riser."
11. Approved signage is required for fire sprinkler valves, fire alarm room, fire department
connections, and backflow control valves.
12. 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 fire alarm system shall include, emergency voice/alarm
communications, smoke detection, occupant notification, 1 manual fire alarm box (pull
station), duct detection, annunciation, 7 sleeping rooms with visible notification. 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.
13. A 'Knox' Security Key Box shall be required for the building at locations determined by
the City Deputy Fire Marshal.
14. 2A 10BC fire extinguisher(s) are required for office areas every 3,000 square feet and
75 feet of travel distance.
15. At least one elevator installed in the building 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.
16. If commercial cooking appliances are to be used and create any grease laden vapors,
then the installation of a fire suppression system and commercial kitchen hood & duct
shall be provided and approved by the Fire Department via a separate plan submittal.
17. Smoke alarms shall be installed to meet the current California Fire and Building Codes.
18. Carbon monoxide alarms shall be installed to meet the current California Fire and
Building Codes.
SECTION 7: The approval of CUP 20-004 and DR 20-005 shall expire February 21,
2025, 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.
17 of 32 February 21, 2023, Item #7
Resolution No. 23-
Page 15
PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the
City of Poway, California on the 21st day of February 2023 by the following vote, to wit:
AYES:
NOES:
ABSTAINED:
ABSENT:
DISQUALIFIED:
Steve Vaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City Clerk
18 of 32 February 21, 2023, Item #7
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Poway Boutique Hotel • Poway, California
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Site and Fire Access Plan
Poway Boutique Hotel • Poway, Callfornla
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Fire Department Notes
1 Tll[ IE(lUIIUD FIU n.ow SHAU IE
ACCOJIDtNGTO Al'PENOOC I OF nu. 201'
CALIFORNIA Flit COO[ AND UPll:OvtO lY nu cm. THE WATER SUP'1.Y MAY lllQUlllE AttJ.OVlD JMPlOVEMENT TO !NO.UDE TllE ADomoN OF WATU. MAINS AND FllE
HYOkANTS AS DETIIUillNED AND AtPl!OVlD 1Y nu FIU D[P.U.TMENT.A NEW FIIU liYDRANT
MAY IE IEQUIIED lAS[D ON lOCATION OF mu SUV\CE UNDflGIOUND AND FDC.
1 THE ,.,.,IIOVlD WAilll SU,,LY FOR. mu
noncnoN, EITTIU TlMl'OM.ltY Olt
PEU.4ANENT, SHA.LL IE MADE AVAILAllE AS
SOON AS COMIUSTIILE MAID1"1. AllltMS
ONSITl-
3 Pl.IOI. TO THE DELMIIY OF COMIUSTIILE
IUILDING MATERIAL ON SIU, THE APPI.OVlD
VEHICLE ACCESS, INCLUDING 0JJV£WAY5,
FOlt flltHIGHTING SHAU ll INSTAWO,
SATISFAc:TOltllY ,.us Ml ltEQ.UlllED TUT
AND APPIIOVlD IYTHE CtlY. ALL ACCESSES SHAU. IE PIIOVID[D WITHIN 150-fEU OF AU
CONnaucnoN AHAS. USE OF TtMPOUltY
VEHICLE ACCEU FOIi FIAUIGHllNG SHALL
UQ.Ullll '1..AN SUIMITTAl., UVIEW AND
A,rllQVALIYTHECITY.
4 THE PllOJ[CT SHAU I[ ACClSSlllE TO FIJ.[
DU All TM ENT APPAU.T\JS IY WAY Of ACCUS
110>.DWAYS WITH AU...WEATMEII DIIIV1NG
SUUAC"EOF NOT WS lMAN .10-fEETOf
UNOISTI.UCTUIIEO WIDTH, wtlll ADEQ.UATt
llDADWAYT\JIINING IUOIUS CAPAIU OF
SU,.,OIITING TME IMPOSED LOADS Of FIIIE
APPAIIAT\JS HAVING A MINIMUM Of u•,• OF
vtllTICAJ.. CUAIIANCL THIS 20-fOOT ACCESS
WIDTl-1 ll TME MINIMUM llEQ.UIIIED FOJ.
FlllE DEIAUMENT EMUG(NCY ACCESS. IN
MOST CASES, art ENGINUIIING STANOAIIDS
Wlll IE MOIIE lltsnJCTING. TME MOIIE
llEfP:ICTM STANDA.110 SHALL APPLY. lME
flllE CHIEF, PUii.SU.ANT TO THE cm Of P<YWAY
MUNIOP"1. CODE. SHAU ,.,.,ll<M:: lME 110>.0 SUUACETYPL
5 PU.MAN ENT ACCESS ROADWAYS FOi. FIRE
APPAIIATUS SHAU IE DESIGNAUD AS ·FIIIE
LANES• WITH APn.OPII.IAU SIGNS AND CUIII
MAJ.KINGS.
fi THE ANGLE OF DEPAll;T\Jlll AND lME ANGLE Of
APPllOACH OF A flllE ACCUS 110>.0WAY SHAU
NOT EXCUO SEVUI DEGIIEU (U..PEllCENl} OIi
ASA,,IIOVUI l'YFIII.ECODEOFACIAL
7 AU.DEAO-EHD RIIEACCESS ROAOSGREATU.
1SO-fEET IN LENGTH SHAU IE PIIOVIDEO
wmt APPllOV!:D n.OVISIONS THAT ALLOW
EMUGEHCY A"AIIATUS TO TUllN AllOUND.
I THE 1Ull01NG SHAU Dl5PLAYTHEAPn.OVlO
NUMIEIIS ANO/OJ. AODRESSU IN A
LOCATION '1..AINtY VIS11LE AND LEGIILE
FROM THE muT 01. IIOAOWAY n.ONTING
TH[ PJ.OP'Elll' FIIOM EITHEII DIIIECTION Of
AP'P'II.OACH. SAID NUMIUlS SHALL CONTIIAST
WITH THEIII IACltGIIOl.lND A.HDASll.E
APPIIOVlD IYlME cm.
9 lMl IUllDING IS REQ.UIUD TO IE EQ.UIP'1D WITH AN APPllovtD flll( snlNIClU SYSTEM
ACCORDING TO POWAY MUNICIPAL CODE
ll(Q.UlllEMENTS. 11-ll FIIIE SP'IIJNICl.Ell SHALL
IE DUIGNED TO MEET CAUFOkNIA FlllE CODE
AND NFPA STANDAIIDS. AU. SYSTEMS AIIE
ll!Q.Ulll(D TO IE MONITOllED IY A CENTUL
MONrTOIIING COMPANY. IACICFLOW VALVE
ASSEMIUU wmt TAMPEII. SWITCttU SHALL IE
MONflOIIED. lME CflY DEPUTY FlllE l,lAllSHAL
SHAU. APPIIO'VE LOCATION OF lMUE Fll;E P'IIOTECTION DEVICES PklOR TO INST"1.lAT10N,
TWO SEPAIUTt Pl.AH SUIMITTALli TOlMERkE
DEPAIITMENTWIU. IE UQUIIIED, ONE FOil
FIRE SEI.VICE UNDERGROUND AND A SECOND
fOllTl-llfllllSP'IIINIClUDESIGN.
10 FlltE S"'-INKLEll lllS(ltlS) SHAU IE tOCATtO
INSIOl AN ENClOSED CLOSET WITH AN
OOUIOR ACCESS DOOR. DOOi. SHAU IE
LAIEUO WITH A SIGN INDICATING •f11tE
SPJ.INICLEI\RISU•.
11 Al'n.O'VED SIGMM.E IS RIQUIIIED FOIi FIRE
SUJNKLEII VAi.VU, FIIIE AL,UM IIOOM, FlllE
DlPAIITMlNT CONNECTIONS AND IAOCFLOW
COMB.Cl VALVES.
12 A PAOtO.LY UClHSlO CONTIIACTOII SHAU
INSTALL AN AUTOMATIC flllf AI.AIIM SYSUM
TO A,,11.0VED STANDAltDS ACCOllDING
TO THE POWAY MUNIOtAL CODE. THE SYSTEM SHAU IE INUAllEO ACCOIIDING
TO NFPA 72. THE FIil[ ALAllM SYSTEM
SHAU INCLUDE EMEJ.GENC'I' votCE/ALUM
COMMUNICATIONS, SMOKE DfflCTION,
OCCUPANT NOTIFlCATION. ONE MANUAL Flltf
A\.Al;M IOX 1ruu. STATION), DUCT DETlcnoN, ANNUNClATION, SEVEN SLHP'ING kOOMS wmt VUIIU NOTIFICATlON. lME SYSRM
SHALL IE COMP'LETtlY MONITO"-ED SY A UL
usno (:lNTIUJ. STATION AlAAM COMPANY
Oil PllOPIIIITAIIYIIEMOTE STATION. A P'LAN
SUBMITTAL TO THE FIil( DEP'AJ.TMENT IS
IIEQ.UIIIED.
1:!I A'kN~'S[CUllfTYltEYIOXSHALLIE
UQ.UlllED FOil nn IUILOING AT LOCATIONS
DETUMINED IY TttE OTT FIIIE MAU HAL
14 A 2.A.IOIC FlllE EXTINGUISHEll[SJ All:E ltfQ.UIIIED FOIi OFFICE AltEAS EVlltY l,000
SQUAllE FE£T ANO 7S FEET Of TU.VU
DISTANCL
15 AT LEAn ONE EI.IVATOll lNnAWD IN lME IUILDING SKAU IE SIZED TO ACCOMMODATE
A NORMAL HOSPITAL GUIINEY. MINIMUM
DIMENSIONS FOii lME INSIDE CAR P'LAlJOllM
SHAU MEET •MEDICAL• Stu STANDAllDS PII.
lME CAUFOllNIA IUILDING COOL
16 NO COMWUCIAL ICITCHEN INCLUDED AS PAIIT
Of TlllS n.OJECT.
17 SMOKE ALAI.MS SHAU IE INSTAU.ED TO MEET lME CUHENT CALIFOllNIA FIIIE AND IUILDING
CODES.
11 CAUON MONOXIDE AI.AJ.MS SHAU IE
INSTAUED TO MlETTHE CUHEHT CAUFOllNIA flllE ANO IUtlOING CODES.
General Notes
1 CONTIIACTOll TO MAk.E AN'f llEP'AIIIS TO LMO
\.ANDSCAP'ING AND/Oil lllllGATION TO TME SATISFACTION Of THE CJTY"S LMD INSPECTOII.
2 ANY DAJ.lAGED RECYCLED WA.TU lltltlGATION
TO IE IIEPAIUD WITH APUOV[D MATElllALS
IN ACCO II DANCE WITH lME OllJGIN.Al A"IIOVlD PLAHS AND AGJ.UMENT WlTH lME CfTY Of 1'0WAY. ANY MA.JOit AMEND.l,UNTi
TO EXISTING IIECYO.ED llllllGAllON sYSTEM
TO IE MAIIICED IN ll[D. COP'IES OF PLANS
TO IE SUIMITTEO TO POW AT DEVELOPMENT
SEIIVICES A.HD TO THE COUNTY OF SAN DIEGO
DEH. ANY OAWAGE TO SUlllOUNDING PlllVATf.
llllltcATION (CnY OF P'aWAY, HAM'1"0N
INN] IS TO IE ltU'AIIIED 'MTM AffllOVEO MATtlllALS, IN ACCO II DANCE WITH nu CITY
OF ra-NAY SrTE USEJ. AGllU:MlNT A.HO TO lME
SATISFACTION OF THE APPROPlllATE PAI.TT.
J ANY DAMAGE CAUSED IY CONSTIIUCTlON TO AlllA STl;E[T UGHTING, TAAfflC saGNALS
o• u.to All(A, 17-1 lllllGATION SYSTEMS Olt
LANDSCA,tNG Wlllll flX!D IY APPLICANT.
Legend
1 LUSTING l-iTOllY HOTEL
2 P'ROP'OSE05-STOkY
IOUTIQ.UE HOTU
J FlllEACCUS\.ANE
STUDIO E
A R C H I T [ C T S
I 20 I "" ~ JANUAIIY 1023 N O II T H February 21, 2023, Item #7