We can create a brand that stands out and truly reflects your business

Frequently Asked Questions

The Corridor Study is an assessment of existing land use and transportation conditions along Poway Road that will result in new regulations and policies to guide future development review and capital improvements. The Corridor Study identifies community desires for revitalization and development on Poway Road based on public input received at community meetings held on July 28, 2015 and May 2, 2016, as well as input from an advisory committee comprised of residents and business owners. The Specific Plan provides the mechanisms and incentives to encourage new investment and redevelopment on vacant and underutilized properties within the Poway Road corridor. The Specific Plan provides the rules, regulations and guidelines for future development. The primary desire is to establish a core area in Poway with a concentration of new shopping, entertainment, retail and restaurants mixed with new housing opportunities for a wide range of household types.

  • To create a town Center/Main Street in Poway with amenities for residents, employees and visitors – “A Place for people to go!”.
  • To provide incentives for rehabilitation/redevelopment of the aging main corridor in our City.
  • To encourage economic development.
  • To give Poway Road a facelift.
  • To draw new business to our vacant and underutilized properties along Poway Road.
  • To provide new housing opportunities that are attainable for a wide range of households, including our adult children, seniors, and employees within the area.
  • To create a place that Powegians can be proud of.

The Corridor Study and Specific Plan area includes properties on both the north and south side of Poway Road between Oak Knoll Road on the west and Garden Road on the east. The entire corridor area is over 200 acres. The Town Center area, which is a major focus of the Corridor Study, is located between Carriage Road and Community Road. Below is the proposed land use plan as presented in the Corridor Study and Specific Plan. Descriptions of the various land use categories can be found in the Specific Plan.

The Corridor Study and Specific Plan encourage mixed use developments that integrate residential and commercial/retail uses and that are interconnected through a series of pedestrian-friendly walkways. Currently, mixed use development (which includes residential) is allowed along most of Poway Road. The proposed new Specific Plan would place a cap on the number of residential units allowed and would limit them to the Town Center and Mixed Use areas. The proposed new development standards would allow new projects to be more concentrated than the current Specific Plan in an effort to make a project(s) more economically viable and to leave ample room for public space and amenities. Even though there is a cap on the total number of residential units that can be built, the residential density of individual projects could be higher than what the current regulations allow. For a developer to be able to get the higher density, their project must include at least two community benefits as part of the project, such as restaurants, community gathering places, connections to adjacent properties and pedestrian walkway enhancements.

The City is in the process of preparing an Environmental Impact Report (EIR) that will analyze numerous potential impacts including traffics. The total number of vehicle trips that could result from buildout pursuant to the new Specific Plan is less than the number of trips that could result from the existing Specific Plan. Poway Road is designed to accommodate the larger number of trips anticipated with the existing Specific Plan. While there is always an incremental increase in vehicle trips with any new development over what exists today, there is capacity on Poway Road for additional traffic. A significant portion of the Corridor Study and Specific Plan focuses on improving access and safety for pedestrians and bicyclists, which should encourage more use of those facilities.

The proposed development standards and guidelines have been drafted to provide flexibility that will encourage private reinvestment along the corridor while clarifying the quality and type of development the City desires and expects. These standards and design principles will be used by staff and the City Council in considering and evaluating future project designs just as they are done currently. Therefore, new projects will continue to require approval by City Council prior to project construction. There are incentives built into the development regulations to incorporate architectural design features such as public plazas, outdoor dining, stepped back upper floors, and facade enhancements.

The current Specific Plan and development standards allow buildings to be constructed up to 35 feet in height and two stories. The proposed plan standards maintain a maximum base height of 35 feet and two stories , but would allow up to 40 feet in height with three stories if a project incorporates amenities identified as desirable within the Specific Plan. The additional height would only be allowed within the mixed use and town center areas. The additional height will have little, if any, impact on views of the surrounding hillsides when compared to the 35-foot height. However, the development community has shared that the additional height will make the usability, marketability, and livability of these new developments more desirable. Projects will still be subject to development review approval by the City Council who will have the discretion to consider a project’s compliance with the proposed standards.

The table below shows what the existing and proposed off-street parking standards are for mixed use development projects. Projects that do not contain a mixed use element would be subject to the existing City parking requirements. The City does not currently address how parking should be calculated for mixed use projects. While these standards would be new to the City, they are similar and consistent with other jurisdictions in which mixed use development has occurred or is being encouraged. Shared parking between residential and commercial uses can be an efficient and economical use of land and infrastructure. Additionally, peak period use of parking for residential and commercial tenants and patrons are not usually the same time frame.

Development pursuant to the proposed Specific Plan will result in a number of community benefits. Those benefits include, but are not limited to, the following:

  • Increased property values
  • More available goods and services to the community
  • New desirable retail, service and entertainment uses
  • Removal of unsightly properties
  • Additional taxes generated to put back into community improvements
  • Additional housing options and alternatives
  • Promotes sense of place and community (gathering spots and public plazas)
  • Additional housing and residents that support local businesses
  • Public infrastructure improvements
  • Improved level of service for cyclists and pedestrians
  • Reduced daily trips in comparison to build-out of existing Specific Plan
  • Consistent with County congestion management strategies and regional “Smart Growth” plans
  • Reduces auto dependency, roadway congestion, and air pollution by co-locating multiple destinations
  • Promotes efficient use of land and infrastructure
  • Helps preserve undeveloped or environmentally sensitive land elsewhere in the community