Updated September 2025 — City of Poway

If you live in The Heritage or Old Coach (North Poway) and want a full‑property outdoor remodel that passes HOA/DRC and City of Poway approvals the first time, this guide shows installed costs, specs, and permit paths that match community standards—pavers/porcelain hardscapes, motor courts & gates, pavilions/pergolas, outdoor kitchens, walls/terraces, lighting (dark‑sky), drainage & stormwater, turf/greens, and planting/irrigation. We coordinate HOA design review and the City’s plan check, stormwater forms, ROW, and inspections in one plan and estimate.

Do‑This‑First — HOA/DRC, Jurisdiction & Budget Bracket

• Confirm HOA/DRC path: The City’s development review packet includes an HOA/Architectural Review Committee notification form, so submit to your HOA first (The Heritage or Old Coach). We coordinate their comments and incorporate them into the City plan set. :contentReference[oaicite:0]{index=0}
• City of Poway (not County): Building permits, plan check, and inspections are handled by the City’s Building Division (Poway). :contentReference[oaicite:1]{index=1}
• Hillside/Ridgeline properties: Steep sites often trigger Minor Development Review with hillside/ridgeline standards; we scope grading, natural features maps, and elevations up front to avoid resubmittals. :contentReference[oaicite:2]{index=2}
• Dark‑sky lighting: Poway emphasizes low‑glare, color‑controlled lighting (e.g., ≤3,000 K streetlight precedent; residential court lighting standards updated for LED; residential/security lighting constrained by chapter 17.08). We specify shielded, low‑CCT fixtures and scenes that meet City code. :contentReference[oaicite:3]{index=3}
• WUI / Very High Fire Hazard: Many Heritage/Old Coach parcels map to Very High FHSZ—verify and plan defensible space with Fire Prevention. :contentReference[oaicite:4]{index=4}
• ROW work (driveways/curb/sidewalk/outlets): The City requires a Right‑of‑Way permit for curb, sidewalk, driveway, and related work; we include Poway’s ROW submittal checklist and details. :contentReference[oaicite:5]{index=5}
• Stormwater docs: Poway uses its BMP Design Manual and SWQMP templates for Standard and PDP projects; we fill these during design so drainage and outlets are inspection‑ready. :contentReference[oaicite:6]{index=6}
• Code cycle: 2022 CA Codes apply through Dec 31, 2025; the 2025 Codes take effect Jan 1, 2026. We design to the correct cycle for your submittal month. :contentReference[oaicite:7]{index=7}
• Utility capacity (pre‑check): We verify electrical load and gas BTUs; SDG&E handles meter upgrades/relocations via their project workflow. :contentReference[oaicite:8]{index=8}

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TL;DR — Installed Ranges for Heritage & Old Coach (2025)

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Packages (Good / Better / Best)

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Scope Anchors — What Big Line Items Typically Run

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Example Line‑Item Models (½ Acre • 1 Acre • 2+ Acres)

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Finish Allowances — Good / Better / Best

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Specs & Cross‑Section (Poway‑Ready)

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Drainage & Underdrains (No Re‑Work Later)

• Capture & convey: Sized French/area/channel systems with lawful on‑site discharge, designed to Poway’s BMP Design Manual; SWQMP templates included in our submittal. :contentReference[oaicite:13]{index=13}
• ROW tie‑ins: Driveway/curb/sidewalk work needs a City Right‑of‑Way permit and must follow Street & Sidewalk Construction rules. :contentReference[oaicite:14]{index=14}
• Walls: Clean‑stone drain zones with socked perf pipe, cleanouts, and relief—per City retaining wall guidance. :contentReference[oaicite:15]{index=15}

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Permits & HOA/ROW (Poway Snapshot)

• Pergolas & patio covers (City): Use the Poway patio cover bulletin for permit thresholds, submittals, and ICC‑ES options. :contentReference[oaicite:16]{index=16}
• Retaining walls (City): City bulletins cover design & permit requirements for walls with level or sloping backfill—anything with surcharge or over threshold requires permits/engineering. :contentReference[oaicite:17]{index=17}
• Driveway/apron/ROW: Apply for a Right‑of‑Way permit with plan sheets/checklist; curb/sidewalk/driveway work requires a permit under PMC Chapter 12.16. :contentReference[oaicite:18]{index=18}
• Outdoor kitchens (gas/electrical): Expect building/electrical permits via Poway Building Services; coordinate SDG&E for service changes. :contentReference[oaicite:19]{index=19}
• Dark‑sky lighting: Design to City standards—residential/security lighting constraints (PMC 17.08), recreational court limits (PMC 17.30), and City LED color‑temperature policy precedent (≤3,000 K) for street lighting. :contentReference[oaicite:20]{index=20}
• WUI / Brush Management: Verify Very High FHSZ; Fire Prevention applies additional requirements on projects in these areas. :contentReference[oaicite:21]{index=21}
• HOA/DRC approvals: The City’s development review requires HOA/ARC notification and comment; Old Coach Estates planning history also references HOA Architectural Review. :contentReference[oaicite:22]{index=22}

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City of Poway Submittal Package (What We File for You)

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Timeline (Typical)

• Concept plan & budget alignment: ~1–3 weeks.
• Engineering, plan set & permits/HOA: ~2–8+ weeks (hillside/WUI can extend).
• Build (field): ½ acre: 3–6 weeks • 1 acre: 6–10 weeks • 2+ acres: 10–16+ weeks (access/export drive duration).

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Maintenance & Care (Protect Your Investment)

• Quarterly: debris removal, transformer/scene checks, irrigation audit.
• Annually: joint sand/top‑up or sealer (where specified), drain cleanouts, appliance service.
• Seasonally: defensible‑space refresh (Very High FHSZ), brush management touch‑ups. :contentReference[oaicite:29]{index=29}

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Quote Comparison Checklist (Apples‑to‑Apples)

• Scope map by area (front/side/back): sf/LF counts, wall face sf, lighting counts, drain schedule.
• Allowances listed: patio material series, pergola model/size, appliance list, lighting fixtures, veneer/caps.
• Engineering & permits: included or allowances shown (retaining, pavilion, ROW, gas/electric, stormwater docs).
• Utilities: panel capacity, gas meter route, sleeve plan, shutoffs. :contentReference[oaicite:30]{index=30}
• Drainage: lawful outlet detail, cleanouts, underdrains at walls. :contentReference[oaicite:31]{index=31}
• Hillside/HOA: hillside review items, HOA notification form included. :contentReference[oaicite:32]{index=32}
• Schedule & warranty: phasing, inspections, punch, service plan.

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Serving North Poway: The Heritage, Old Coach, Maderas, and nearby custom‑estate neighborhoods.

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FAQs

Do The Heritage & Old Coach outdoor projects need HOA/DRC approval?

Yes. The City’s development review packet includes an HOA/ARC notification form; we route your plan to the HOA/DRC and include their sign‑off in the submittal. :contentReference[oaicite:33]{index=33}

What permits do Poway estate remodels typically need?

Usually a mix of: patio cover (Poway Patio bulletin), retaining wall (City bulletins), electrical/gas (Building Services), stormwater (SWQMP + BMP manual), and Right‑of‑Way for driveways/curb/sidewalk. :contentReference[oaicite:34]{index=34}

What about dark‑sky lighting rules in Poway?

We design shielded, low‑CCT scenes to align with Poway lighting standards (residential/security lighting in PMC 17.08; recreational courts in PMC 17.30; ≤3,000 K precedent for streetlights). :contentReference[oaicite:35]{index=35}

How do you phase big projects?

Utility backbone and drainage first, then patios/structures, then lighting/planting—so you can use each area as it’s finished.

Which code cycle applies to my project?

2022 CA Codes through Dec 31, 2025; 2025 codes start Jan 1, 2026. We lock your design to the correct cycle. :contentReference[oaicite:36]{index=36}