Item 12 - Hillside/Ridgeline MDR 98-72 JAM
ADDITIONAL MATERJAL DISTRIBUTED 10-20-98
AGENDA REPORT SUMMARY
~ TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Ma~ J,..
INITIATED BY: Reba Wright-Quastler, Director of Planning Services ~
DATE: October 20, 1998
SUBJECT: Hillside/Ridgeline Minor Development Review 98-72, JAM Poway LLC, Applicant
ABSTRACT
A request to construct a 6,250 square foot home with guest suite on a 1.6 acre lot (Lot 24) in
Highlands Ranch at 17975 Highlands Ranch Place, in the RR-C zone.
ENVIRONMENTAL REVIEW
The project is exempt under the provisions of the California Environmental Quality Act, Class 3, a
single-family home.
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice of Hearing was mailed to 9 adjacent property owners.
RECOMMENDATION
It is recommended that the City Council approve MDRA 98-72 (Hillside/Ridgeline) subject to the
conditions in the attached proposed resolution.
ACTION
N:\PLANNINGlREPORT\MDRA9872.SU2
1 of 16 ITEM 12
OCT 2 0 1998
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CITY OF POWAY
AGENDA REPORT
This report is included on the Consent Calendar. There will be no separate discussion of the report prior to approval by the City Council
unless members of the Council, staff or public request it to be removed from the Consent Calendar and discussed separately. If you wish
to have this report pulled for discussion, please fill out a slip indicating the report number and give it to the City Clerk prior to the
beginning of the City Council meeting.
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Ma~ (\(
INITIATED BY: Reba Wright-Quastler, Director of Planning Services ~
DATE: October 20,1998
SUBJECT: Hillside/Ridgeline Minor Development Review 98-72. JAM Poway
LLC. ApDlicant: A request to construct a 6,250 square foot home
with guest suite on a 1.6 acre lot (Lot 24) in Highlands Ranch at
17975 Highlands Ranch Place, in the RR-C zone.
APN: 272-761-24
BACKGROUND
The proposed new home was presented at the City Council hearing of October 6, 1998.
The hearing was continued to the current date in order to allow the applicant sufficient time
to meet with the neighborhood architectural control committee and an adjoining neighbor
concerning the height of the building and the issue of view obstruction.
FINDINGS
As a result of these discussions it is now proposed that the roof ridgeline to be a maximum
of 23.5 feet in height and that the pad be lowered by one foot. The effect would be to allow
the top one foot of the new home to be higher than the pad of Mr. and Mrs. Bifone's
property. The Highlands Ranch Architectural Committee forwarded a copy of the letter
sent to the applicants summarizing the changes that would be acceptable to the
community on behalf of the immediate neighbors. The letter is Attachment E. It agrees
that the developer should lower the pad elevation by one foot and to lower the roof
elevation also one foot. It was also suggested in the same letter than landscaping be
installed on the north side of the property which will sufficiently screen the top one foot of
the building from Lot 25.
A second letter from the Highlands Ranch board reiterates the agreement to lower the
structure's roofline and to provide to the Bifones a use easement over Lot 24 for the
continued location of their light and pillar at their driveway entrance. (Attachment F)
Staff has held numerous conversations with both the applicant and Mr. and Mrs. Bifone.
We believe that all parties are in agreement and conditions have been added to the draft
resolution to incorporate these changes into the project.
2 of 16 ,,'- ~. [) 199U ITEM 12
Agenda Report
October 20, 1998
Page 2
ENVIRONMENTAL REVIEW
The project is exempt under the provisions of the California Environmental Quality Act,
Class 3, a single-family home.
FISCAL IMPACT
None.
PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice of Hearing was mailed to 9 adjacent property owners.
RECOMMENDATION
It is recommended that the City Council approve MORA 98-72 (Hillside/Ridgeline) subject
to the conditions in the attached proposed resolution.
Attachments:
A. Proposed Resolution
B. Zoning and Location Map
C. Site Plan
O. Proposed Building Elevations
E. Highlands Ranch HOA Architect Letter
F. Highlands Ranch HOA Letter
G. AmeslMcCullough Agreement to Conditions
N:\PLANNING\REPORT\MDRA9872.AG2
3 of 16 12
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RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING MINOR DEVELOPMENT REVIEW 98-72
ASSESSOR'S PARCEL NUMBER 272-761-24
WHEREAS Minor Development Review 98-72 (Hillside/Ridgeline), was submitted
by JAM Poway LLC, Applicant, for the purpose of constructing a 6,250 square foot, single
story residence with guest quarters on an 1.6 acre lot located at 17975 Highlands Ranch
Place, in the Rural Residential C zone; and
WHEREAS, on October 20, 1998, the City Council held a hearing to solicit
comments from the neighboring property owners, both pro and con, relative to this
application.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: Environmental Findings:
The City Council hereby finds that the project is exempt under the provisions of the
California Environmental Quality Act, Class 3, in that it is the construction of a single
family home.
Section 2: Findinas:
1. The development will not have an adverse aesthetic, health, safety, or
architecturally related impact upon adjoining properties, because the house
has been designed so that it is architecturally compatible with the
development on the hillside and surrounding residential properties.
""\
2. The development encourages the orderly and harmonious appearance of
structures and property within the City through its consistency with the high
standards for residential development throughout the City. It is a single-
story, with finishes and materials which will blend with the homes on
neighboring properties.
Section 3: City Council Decision:
The City Council hereby approves Minor Development Review 98-72 subject to the
following conditions:
Within 30 days of approval the applicant shall submit in writing that all conditions of
approval have been read and understood.
ATTACHMENT A co, 0 0 1990 ~'T'CFj 12
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Resolution No. P -
Page 2
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED. COMPLIANCE
SHALL BE APPROVED BY THE DEPARTMENT OF PLANNING SERVICES.
Site Development
1. Site shall be developed in accordance with the approved site plans on file in
the Planning Services Department and the conditions contained herein.
2. Revised site plans and building elevations incorporating all conditions of
approval shall be submitted to the Planning Services Department prior to
issuance of building permits.
3. The applicant shall pay all applicable fees, including school fees, which are
presently $1.93 per square foot of assessable space (living area) prior to
building permit issuance. The fee amount shall be based on the rates in
effect at the time of building permit issuance.
4. The developer shall pay an Affordable Housing In-Lieu Fee in the amount of
$4,500 ( based on a 6,250 square foot residence).
5. The driveway shall be designed and installed in compliance with Section
17 .08.170D of the Poway Municipal Code.
6. Approval of this request shall not waive compliance with all sections of the
the Zoning Ordinance and all other applicable City Ordinances in effect at the
time of building permit issuance.
7. Low-volume plumbing fixtures and low water usage irrigation shall be
installed within the new residence and the surrounding landscaping.
8. The applicant shall comply with the latest adopted Uniform Building Code,
Uniform Mechanical Code, Uniform Plumbing Code, National Electric Code,
Uniform Fire Code, and all other applicable codes and ordinances in effect
at the time of building permit issuance.
9. All created or cleared slopes of 5:1 or greater shall be landscaped and
irrigated prior to final occupancy.
10. The applicants shall record a deed covenant concerning the guest quarters
certifying that a full kitchen will not be installed and that it will not be rented
separately from the main living area of the house. This covenant shall run
with the land.
C~~ :l 0 1908 ITEM 12
5 of 16
Resolution No. P -
Page 3
11. The roof ridgeline of the new home shall not exceed 23.5 feet from finished
grade. The pad elevation of the new home under the garage wing shall not
exceed 729.5 feet.
12. The applicants shall have their engineer prepare the use easement
document in favor of Lot 25 over that portion of Lot 24 containing the pillar
and light and any portion of the driveway located in error on Lot 24. The
document shall be recorded prior to building permit issuance.
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED. COMPLIANCE
SHALL BE APPROVED BY THE DEPARTMENT OF SAFETY SERVICES.
1. Roof covering shall meet Class A fire retardant testing as specified in the
Uniform Building Standards No. 32-7 for fire retardant roof covering
materials, per City of Poway Ordinance #64.
2. Approved numbers or addresses shall be placed on the building in such a
position as to be plainly visible and legible from the street fronting the
property. Said numbers shall contrast with their background. Address shall
be required at private driveway entrances.
3. Each chimney used in conjunction with any fireplace shall be maintained with
a spark arrester.
4. Every building hereafter constructed shall be accessible to Fire Department
apparatus by way of access roadways with all-weather driving surface of not
less than 16 feet of unobstructed width, with adequate roadway turning
radius capable of supporting the imposed loads of fire apparatus and having
a minimum of 13' 6" of vertical clearance. The road surface type shall be
approved by the City Engineer, pursuant to the City of Poway Municipal
Code.
5. Dead end access roadways in excess of 150 feet long shall be provided with
approved provisions for the turning around of Fire Department apparatus.
REQUIREMENTS FOR DEADEND & LOOPED ACCESSWAYS
LENGTH WIDTH TURNAROUNDS REQUIRED
.0'-150' 20' None Required
.150'-500' 20' 70' Diameter Cul-de-Sac or Hammerhead
6 of 16 12
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Resolution No. P -
Page 4
.Curves and topographical conditions could alter the requirements for
turnarounds and the width of accessways.
6. The access roadway shall be extended to within 150' of all portions of the
exterior walls of the first story of any building. Where the access roadway
cannot be provided, approved fire protection system(s) shall be provided as
required and approved by the Chief.
7. A residential fire sprinkler system with a one inch meter will be required.
Plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation. (If a one inch lateral off the street main is currently not present,
one will have to be installed.)
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED. COMPLIANCE
SHALL BE APPROVED BY THE ENGINEERING SERVICES DEPARTMENT.
1. Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Ordinance, approved grading plan and
geotechnical report, and accepted grading practices.
2. A grading plan for the development of the property, prepared on a 24"x
36"standard sheet of Mylar and drawn at a scale of 1" = 20', shall be submitted
to the City's Engineering Services Department for approval and pay all
applicable engineering and inspection fees prior to issuance of a grading
permit and start of grading operation. Rough grading of the site must be
completed and shall meet the City's Engineering Services inspector's approval.
3. A soils report shall be prepared by a qualified Engineer licensed by the State
of California to perform such work. Copies of the report shall be submitted
with the grading plan.
4. All new slopes shall be a maximum of 2:1 (horizontal to vertical).
5. A final compaction report and a certification of line and grade, prepared by the
project civil engineer shall be submitted upon completion of site grading.
6. Prior to Issuance of building permit for the proposed residence, after grading
is completed, the applicant shall provide a certification from a State Registered
Civil Engineer indicating the amount of earthwork and pay $500.00 inspection
fee to the City's Engineering Services. Such fee is to be used to pay for City
Inspector's time in making necessary inspections of the project site that are
7 of 16 ;' ,..'~ ~. n 18DD rr:::M 12
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Resolution No. P -
Page 5
required. If earthwork requires more that 50 Cubic Yard of grading,
new grading plan is required with all applicable fees.
7. Erosion control, including but not limited to desiltation basins, shall be installed
and maintained from Oct. 15th to April 15th. An erosion control plan shall be
prepared by the project civil engineer and shall be submitted as part of the
grading plan. The developer shall make provisions to insure the proper
maintenance of all erosion control devices throughout their intended life.
8. The construction of driveway to comply with the standards and specifications
provided in section 17.08.170D of the Poway Municipal Code. The minimum
structural section shall be shown on the grading plan. Completion of the
driveway must be accomplished prior to issuance of a Certificate of
Occupancy. Construction inspection shall be performed by the Engineering
Department inspectors. The driveway construction cost shall be included
in the cost estimate for plan checking and determination of inspection fees.
9. A right-of-way permit shall be obtain from the City's Engineering Services
Department for any work to be done within the public street right-of-way or any
City-held easement. Said work shall include, but is not limited to, construction
of driveway approach, sewer lateral installation, water service line installation,
and street construction.
10. The following development fees shall be paid to the Engineering Services
Department prior to building permit issuance. These fees are currently in
effect and are subject to change.
Sewer Connection = $2356.00
Sewer Cleanout = $50.00
Sewer Inspection = $25.00
Water Meter = $140.00 (If existing meter is
replaced with 1" meter
because of fire sprinklers)
11. The following fees shall be paid or a security bond posted prior to issuance of
a building permit. If a security bond is posted, payment of the fees shall be
made prior to issuance of a Certificate of Occupancy. Once payment is
received in full said security bond could be released to the applicant.
Traffic Mitigation =$990.00
Park =$2,650.00
8 of 16 ,~('co ,-I [l 1890 ITEM 12
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Resolution No. P -
- Page 6
COMPLIANCE WITH THE FOLLOWING CONDITIONS IS REQUIRED.
COMPLIANCE SHALL BE APPROVED BY THE PUBLIC SERVICES
DEPARTMENT.
Relocate the water meter out of the driveway.
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 20th day of October, 1998.
Don Higginson, Mayor
ATTEST:
Lori Anne Peoples, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO)
I, Lori Anne Peoples, City Clerk of the City of Poway, do hereby certify, under
the penalty of perjury, that the foregoing Resolution, No. , was duly
adopted by the City Council at a meeting of said City Council held on the
day of ,1998, and that it was so adopted by the following
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
- Lori Anne Peoples, City Clerk
City of Poway
N:\PLANNINGlREPORT\MDRA9872.RES
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ITEM: MDRA 98-72
@ TIT L E ~oning & Location Map
SCALE ATTACHMENT: B
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i Highlands Ranch Homeowner's ANOCUztion
.S8'3.so..ttlJuJdper, _"ICl2 ~_(760)741_
~ CA 9:><n5 S-Dieg<>f61~)27J4i336
...... (7001 7414~8
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MI'. Brett Ames
Mf.CtJIIoU9h- Ames DeveJoDment" Inc. FilE COpy
1 ,S28 ~o BematT/o RDad, Ste, 270
SBnDlego, C4 92728
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Re,' LOl #24 - &.NIdIng Pldns Review
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Del". Mr, Ames,
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,
I am wrltfnv this e_,miclftion on lMhiJ!f of The Highlandli Rimch HOm.awner's AB8Gcl8t/on and
H~IlIIInd$ Ranch Al'Chitllctuf81 Ccmmirree.
L...jt Wilt#< vou met with the A_rum! Commift= and rh" 8SSC~':; IH'CIIftQct, Don Hodges
on It.or #24 to see If $<H7/eth1ng eolJld be work"" out tQ mINe your COfl8tfr.1ctirm pt'Q/ect for Lot '24
foA.mrd and 6VOid a conffict D.tween yuur company iIfId U!y 8I'Id John Bifone.
~ things h""e been 1IfI~ upon btm'18en your company, the Bifone '.'I and the Hfl1ll1l1nd"
Alehhecrura/ C4n>mittee. TIwy "'" iiJ$ "o;lows:
,
I
7) fJr1th patties hlllV, ~ rhIIt the roof IIno of trye giJlTlge be low4Ve</ by two feet iI8 outfinfld in
thel,rnllahed fePOIt from Dtm Hodges deted OClo!)er 7, 1998.
,
2J You ~.,;teed Pc grant the BIfDM'$ "hJ~J aoclPm11t "fJowing them to rem"in "" th" po"*,,
of ~OW' PfQJ}fH1y thei, driVf1w~ anti drive cntrc."rce (.'IJrl'Mtly occvp/e.$.
3) ~ 8Jfone 'is ~ ilvreert ttJ ftnd you e fc-:rc,- 8{Jr"~ng to the n&w roof 11m> I>J1I1 >llfPPOIT the pi"""
to II 6260 foDt .t",crute on Lot 1124.
rn.II1to"l poles need to be PhIc<<J (1:; ~n I!<; possible IStl thf;t th<J approprIfJre letffirs Cim be wm_
befJr. the !'away City CclRldJ hHling which vr"" c,mtinued until October 20, 19$8.
I
yoJr coopUlltiQn in tMOIving thI# ma1teJ' haD been :<1ncerefy appfVSCiDted.
I
Sho"t'd yOlI hSV6 lJf1jI rwes1iM, rtgBrdJng Un" ir;[ormut!Qn, plc.N.e c/o nOt hesitete to r;i1Il Oln offlt:t iff
(7 .1741-6294, NlOtIds" thl'O/Jflh Fl'ltRy, 9:00 ".m, 10 4:00 p,m.
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H~ ~ Raneh HGrn"'''''''fN$ AS8tH:i<I1iQn
rt: 10/7198 HO~ & Hodg~
/:C: ArchitKturlJ/ Committee
Soafd
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ATTACHMENT E .. ~ ...... , J.
14 of 16
lC-16-1=::c lC::-;-~i" ;:~U. -=-:....~::c r-.,-~
......' ; o-ratt i"anagement - 1-1--1'< NU. : (b0 741 6723 - Oct. 16 1998 09: 41ilAM P2
~HODGES & HODGES AR.CHITECTS-
. /i.",hi_ and P1annilll 7777 Oll'llrd Avcnuc, Suite ~03
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- I (619) SSI-9Z2S fa>: SSI-!lZ%6
i 7,1998 . .J .-.h..1 ',.
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Ms. Juel DiLu:io f. /,
~ratt Maaapnent , R _0> _, !
~ S.lulliper Slreet, Suite 102 OCT 0 Q '9SB :'
oadido. CA 92025 &.. j I .
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$ '. , "'; ',,:
BJECT: Second arts meetmg. Highlar:d P",.,cl, Homes. Octobtr '. I~"..,.._ _ J, i
OJECT- D_,...........' ~ 1I~4 . .. ....... ,I,.,. _". ~. '.
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A TUS: Second She Revi8W of Silc/Grr>di"i> Plm, Site Section!, Floor Pbm ;md lll~ioIIs.
'LandscIpe Plan nor included. Sl"'Y poles ereetl!d on "'t<:.
~ltSENT: Developer, Debo;.. Wiseman, SICV':: Iacobs, Don HodseG
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qe..era~ TIle stQry pole 988 for the garaee roaf ~ had been llli.sed to more aeeuratcly re:flect the
I beipt of tho roof ridge. ne ~ of'the home on lot 25 wilhdrew their prior ~
I Wed 011 tho c!IaIw to ~ fill!) nct.ed ahave.
CDID(lIi_.mIr Ar1icIe 6, Baildilllllllld Improv<..nenls per se~ site review
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617: Vre.. Ob3trucrion: 'n.e bomc ~lgn"...d fur lot 24 is orieutDd with the prase _!be P"'llC of'lbe
~ borne on lot 25, 10 the propcoed borne on lot 24 will not be v;..;ble U- most ofd. <lCCUpitd rooms
~Ihe home OIl klt 25. TIle ri<lp of the pr~ r:::;i<l_ on Iol 24,,;0 be partWly visible &om QQC
~ space in the borne Oft JQt 25.
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ri.. puI lbr lot :l4 io appt'llXimay~' foe; 10'-,<:" in cl"'.....iQn &In 1l1e pad fut- Iol 2.S. The eWvation of
'* ridae of the prase roof oftJ.e proposod Iltrudur;; :0 Ilpproxima.rely 2.3t~ abov., grnde on the plans
~ or about throe lilot 4Ibove the floor "'vol of the cxbtill8 homo.
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U~ lengthy~, !be deYcIoper agre<Xi to ;<>w... the pad elevation of the new homo by 0D0 foot, aod
tollower the roof ridp by lllIOthcr fix,t by dGCl"'..:u:i!lt tho cciling hei8lrt in the pr:rge and the -lins of'lbo
~ suite over the~. By lI\IJcins th"", clJ.c.~3"], the height of ~ rwf ridge lM:r the garage wiD be
~ fioet I~ than shown on tile Jl"'SeDf plllllS, Ml; cpproxirne.l'>ly one fcot above the floor or the home on
101 2.5.
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B* making these olIanSes. it is my opiDioll that tllC r.icvcJ~ is making a very strong good fiUlh effort In
satidY llrly obJ~ to Ihe DeW n:sidccec ba.:lcd Ql1 ,;cw CO:laidcra1ions. I ,cev.'M'_..:I that the
A.jd.ilec:N1">lI Committee app......1he projeot conrfuio.,,,,j upon lowering the ~ Toot'ridge two feet &om
lllll pte8CDt dcs;gn lIS noIeCI above. In addition, I SUB!)eot that 1tie lands"""" plan approval be 00llditi0Md
\lPPl1 ~ of -ins ,~...tioft 10 be pla=l on the slope between the properties to partially oblcure
~ roof 011 lot 24 ftom.,;ew on lot 25.
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15 of 16 ATTACHMENT F ,"" 0 r 19<11] :.~' I .L
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~ITY OF PO\X \~
DON HIGGINSON. Mayor
JAY GOLDBY. Deputy Mayor
MICKEY CAFAGNA. Councilmember
BOB EMERY. Councilmember
BETIY REXFORD. Councilmember
October 12,1998
Brett Ames
McCullough Ames Construction
11828 Rancho Bernardo Road #210
San Diego, CA 92128
Dear Brett:
In hopes of finalizing the information in my staff report regarding the agreement which you
described in our meeting last week, this letter will attempt to memorialize the terms of that
agreement. You stated that the Architectural Review Committee determined that lowering the
house two feet would sufficiently reduce the view obstruction to the Bifone's home. Therefore
you agreed to lower the house by two feet. It was further agreed between you and the committee
that a use easement would be granted to the Bifones over that area which contains the outdoor
pillar and light at the driveway entrance to the Bifone's property. This agreement would be
prepared by your civil engineer and recorded over Lot 24 prior to issuance of a building permit
for the new home.
It was agreed that the story poles you have erected on Lot 24 will be used to display the new
elevation of the roofline at the end of the house, If you agree to have this in place by this
Wednesday, October 14, it will give the Committee and Mr. Bifone an opportunity to view them
and for Mrs. Bifone to photograph them.
If your intentions are as I have described them in this letter, please indicated your concurrence by
signing in the space provided below.
Sincerely, I understand and agree to comply with the above
~!/~ stated actions on our part at the time and place
pr~r.
Marijo Van Dyke, AICP
Associate Planner Brett Ames / JAM Poway LLC
~-tJ L--kJ
Monte McCull ugh JAM Poway LLC
City Hall Located at 13325 Civic Center Drive
ling Address PO Box 789, Poway, California 92074-0789 . (619) 748-6600, 695-1400
16 of 16 FAX (619) 748-1455 ~":-':~Il 12
ATTACHMENT G - r_':- .\ I' 'I(;qi;