Item 4.1 - DR 16-018; 54 Unit Affordable Housing Project at 12341 Oak Knoll Rd APPROVED •
Gltj OF Pp�Ry � APPROVED AS AMENDED ❑
City of Poway (SEE MINUTES)
�; � DENIED ❑
Ple COUNCIL AGENDA REPORT REMOVED ❑
Cam"IN THE CO
CONTINUED
Resolution No. p- 11-0 Z
DATE: February 21, 2017
TO: Honorable Mayor and Members of the City Council
FROM: Robert Manis, Director of Development Services
CONTACT: Jason Martin, Senior Planner
858-668-4658 or jmartintpo ay.orq
SUBJECT: Development Review 16-018: a proposed 54 unit, affordable
housing project.
Summary:
Villa De Vida Poway LP and Mercy Housing plan to construct an affordable housing
development for individuals with developmental disabilities at 12341 Oak Knoll Road.
The project site is owned by the Poway Housing Authority and it was purchased for the
purpose of affordable housing. The project proposes 54 dwelling units and utilizes
regulatory concessions as provided for in State law and the Poway Municipal Code
(PMC). The project also involves a Disposition, Development, and Loan Agreement
(DDLA) between the Poway Housing Authority and Villa De Vida Poway LP, which was
previously approved by the Poway Housing Authority on October 4, 2016.
Recommended Action:
It is recommended that the City Council approve Development Review (DR) 16-018,
subject to the conditions in the Resolution (Attachment A).
Discussion:
The project proponent is Villa De Vida, who would operate the facility, and Mercy Housing,
who is a non-profit housing developer. The owner of the site is the Poway Housing
Authority. The site is approximately 2 net acres in size and is located at the southwest
corner of Pomerado Road and Oak Knoll Road. The site is zoned Community Business
(CB) and is within the Affordable Housing Overlay Zone. When the Overlay Zone is being
used, Residential Apartment(RA) zone development standards are used. A location map
is included as Attachment B.
The site was acquired by the Poway Housing Authority in 2011. It was purchased with
Poway Redevelopment Agency housing funds, and accordingly, the site must be used for
affordable housing purposes. In April 2012, the City Council placed the Affordable
Housing Overlay Zone on the site knowing that it would be developed with affordable
housing. The site was identified for affordable housing in the update to the Housing
Element of the Poway General Plan approved by City Council at a public hearing in 2013.
Currently the site is occupied by a property management business, and is also being used
1 of 21 February 21, 2017, Item # 4.1
Villa De Vida Poway
February 21, 2017
Page 2
for temporary storage of vehicle inventory for Perry Ford. Both leases will be terminated
before development of the project.
Project Description
The concept site plan is included as Attachment C, which indicates 54 units would be
established within a two-story building. There would be 51 one-bedroom units (including
one for the on-site manager) and 3 two-bedroom units. All units could have full kitchens,
however, there will also be a staffed kitchen and community dining area for meals.
Attachment D includes the first and second story floor plans. The building is oriented
around an interior courtyard which opens up to an area on the south side of the site which
overlooks Poway Creek. Thirty-two on-site parking spaces are proposed to accommodate
employees and visitors. Project occupants generally do not drive. In addition to a living
environment, the facility will provide a variety of services necessary for developmentally
disabled individuals. Representative samples of the exterior building elevations are
included as Attachment E. This area of the City does not have specific exterior design
criteria. The proposed building is a Spanish Mission style.
Affordable Housing Incentives
Article V of Chapter 17.26 of the Poway Municipal Code stipulates (as is required by State
law) that affordable housing projects are entitled to "regulatory concessions" (i.e. a
modification of development standards) to be granted at the City Council's discretion as an
incentive for constructing affordable housing. The granting of regulatory concessions has
been a part of the City Council's approval of all affordable housing projects in recent years.
Based on the level of information that staff has received, the potential regulatory
concessions associated with this project are specified in the following table.
RA Zone Standard Regulatory Concession
83 parking spaces 32 parking spaces
1 carport per unit No carports
Lockable storage area within a carport None
25-foot separation between buildings 15 feet
50-foot building setback for a building 30-foot setback
from any single-family residentially
zoned property
Solid wall along the side and rear No wall
50 trees per acre Maximum possible within areas suitable for
trees (i.e. not in water or sewer line easements
or too close to buildings). The exact amount
unknown but will be less than standard.
On-site recreation vehicle parking None
On-site amenities such as a pool and None, but the project does propose indoor
children's play area common areas and enhanced outdoor areas.
It should be noted that many of the regulatory concessions specified above are justifiable
2 of 21 February 21, 2017, Item # 4.1
Villa De Vida Poway
February 21, 2017
Page 3
given the intended occupants of the project. For example, the amount of on-site parking
proposed is based on a parking study done by Villa De Vida's consultant, which takes into
consideration the number of anticipated employees and visitors and that occupants do not
generally drive. The study also assessed parking at a similar facility located in another
city.
Regarding the concession for no solid wall along the side (west) property line, it is not
necessary for screening or as a buffer from the adjoining use, as the facility's parking area
is in the west portion of the site and the outdoor areas for project residents is primarily
within the internal courtyard and the southerly portion of the site which opens up to Poway
Creek. The concessions for no solid wall along the rear (south) property line and for the
reduced building setback from 50 to 30 feet are justified since the nearest residential uses
are over 250 feet away and separated by the creek. Some degree of open fencing will
likely be used for security around portions of the site perimeter.
The regulatory concessions listed above are generally consistent with those that the City
Council has approved in the past with other affordable housing projects and staff believes
that the overall quality of the project is not affected.
Affordable Housing Overlay Zone
While the site is zoned CB, it is also in the Affordable Housing Overlay Zone. The
Affordable Housing Overlay Zone stipulates the maximum allowable density for this site as
30 units/acre, when developed with affordable housing. Therefore, the maximum number
of units that could be allowed on the site is 60. The Housing Element of the General Plan,
however, estimates that up to 54 units could be constructed on the site. Fifty-four units are
proposed.
Neighborhood Meeting
A Neighborhood Meeting was conducted on February 2, 2016 to discuss the project and
go over the concept site plan. Approximately ten individuals, other than the project
representatives and staff, attended the meeting. Concerns regarding added traffic,
parking issues on Oak Knoll Road east of Pomerado Road, and development generally
on the site were expressed. It was explained that traffic generated from the project would
be minimal and much less than traffic associated with development of an allowed
commercial business on the site under the CB zoning. It was also explained that the
amount of on-site parking is the same as a similar facility (i.e. where occupants don't
drive) located in another city, which has been found to be adequate. It is not anticipated
that this project will exacerbate any street parking issues that exist on Oak Knoll Road. It
was also explained that development on the site could be less obtrusive on the
surrounding area than development of the site with a commercial business.
A second Neighborhood Meeting was held on January 19, 2017, which was attended by
a similar number of individuals. Parking was discussed again. However, most of those
that spoke were families of developmentally disabled individuals, who were primarily
interested in timing for project construction and how to apply for a unit.
3 of 21 February 21, 2017, Item # 4.1
Villa De Vida Poway
February 21, 2017
Page 4
Environmental Review:
As required under the California Environmental Quality Act (CEQA) the project and the
DDLA between the Poway Housing Authority and Villa De Vida Poway LP, was
determined to be Categorically Exempt from the CEQA, as a Class 32 exemption, by
the City Council and the Poway Housing Authority on October 4, 2016 and a Notice of
Exemption has been filed.
Fiscal Impact:
There is no fiscal impact associated with the development entitlements. Fiscal impacts
associated with the DDLA were addressed in the agenda report for that item when it was
acted upon by the City Council and Housing Authority on October 4, 2016. The Authority
will be contributing $500,000 to help fund the construction of the project, as well as
contributing the land.
Public Notification:
A public notice was mailed to any interested party that has requested notice, property
owners and occupants located within 500 feet of the project site.
Attachments:
A. Resolution for DR
B. Location/Zoning Map
C. Site Plan
D. Floor Plans
E. Building Elevations
Reviewed/Approved By: Reviewed By: Approved
Wendy Kaserman Morgan Foley Tina M. White
Assistant City Manager City Attorney City Manager
4 of 21 February 21, 2017, Item # 4.1
RESOLUTION NO. P-17-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING DEVELOPMENT REVIEW 16-018
ASSESSOR PARCEL NUMBER 317-152-14
WHEREAS, the City Council considered Development Review (DR) 16-018; a
proposed affordable housing project for individuals with developmental disabilities
consisting of 54 units, a parking area, and other site improvements located on an
approximate two-acre site located at the southwest corner of Oak Knoll Road and
Pomerado Road, in the Affordable Housing Overlay zone; and
WHEREAS, on October 4, 2016, the Poway Housing Authority held a duly
advertised public hearing to receive testimony from the public, both for and against,
relative to a Land Disposition, Development, and Loan Agreement (DDLA) between the
Poway Housing Authority and Villa De Vida Poway LP and approved the DDLA; and
WHEREAS, on February 21, 2017, the City Council held a duly advertised public
meeting to receive testimony from the public, both for and against, relative to the DR.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway
as follows:
Section 1: In accordance with the requirements of the California Environmental Quality
Act (CEQA) the project, and the DDLA between the Poway Housing Authority and Villa
De Vida Poway LP, was determined to be Categorically Exempt from the CEQA, as a
Class 32 exemption, by the Poway Housing Authority and a Notice of Exemption has
been filed.
Section 2: The findings for DR 16-018, in accordance with the Poway Municipal Code
(PMC) 17.52.010 Purpose of Development Review, are made as follows:
A. The project has been designed to be architecturally compatible with surrounding
development and conforms to the site's Affordable Housing Overlay Zone.
Therefore, the project respects and recognizes the interdependence of land values
and aesthetics to the benefit of the City.
B. The project has been designed to minimize impacts on surrounding development
by utilizing a compatible architectural design. Therefore, the proposed
development respects the public concerns for the aesthetics of development, and
encourages the orderly and harmonious appearance of structures and property
within the City.
C. The granting of the DR would not be materially detrimental to the public health,
safety or welfare within the community since the proposed development will
complete improvements necessary for the new residences.
5 of 21 ATTACHMENT A February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 2
D. The project has been designed to be consistent with nearby development in the
surrounding area by utilizing a compatible architectural design. Therefore, the
proposed development respects the public concerns for the aesthetics of
development.
E. The project will not have an adverse effect on the aesthetics, health and safety,
nor an architecturally-related impact upon adjoining properties, as the project has
been designed to be consistent with the surrounding residential area by utilizing
exterior building materials and architectural design compatible with nearby
development.
F. The design and improvements of the proposed development are consistent with
all elements of the Poway General Plan, and the project conforms with the
provisions of the site's Affordable Housing Overlay Zone.
Section 3: The City Council hereby approves DR 16-018, as shown on the approved
plans on file with the City, 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 reasonable attorney's fees, collectively the "Claims"
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 of 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.
Notwithstanding the foregoing, no indemnity shall be required for claims resulting
from the exclusive gross negligence or willful misconduct of the City.
B. This approval is based on the existing site conditions represented on the site plan.
If actual conditions vary from representations, the site plan must be changed to
reflect the actual conditions. Any substantial changes to the approved site plan
must be approved by the Director of Development Services and may require
approval of the City Council.
C. The developer is required to comply with the Poway Noise Ordinance (Chapter
8.08 PMC) requirements that govern construction activity and noise levels.
6 of 21 February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 3
D. Within 30 days of this approval, the applicant shall submit in writing that all
conditions of approval have been read and understood.
E. Prior to Grading Permit issuance, unless other timing is indicated, the following
conditions shall be complied with:
(Engineering)
1. Applicant shall incorporate Low Impact Development (LID) design features
into the site development. These shall be clearly shown and identified on
the site plan and be appropriately sized for the proposed level of
development.
2. The project requirements for fire protection call for the installation of one or
more fire hydrants and expansion of the public water system necessary to
support the installation of the hydrants. A water system analysis is required
for final design of the proposed public water system expansion and shall be
completed prior to the issuance of a grading permit. Applicant shall pay for
the cost of preparing the analysis prior to submittal of improvement plans.
3. Submit a precise grading plan for the development prepared on a City of
Poway standard sheet at a scale of 1" = 20', unless otherwise approved by
the City project engineer. Submittal shall be made to the Department of
Development Services Engineering Division for review and approval. The
grading design shall be 100 percent complete at the time of submittal, ready
for approval and issuance of permit. Incomplete submittals will not be
accepted. All materials as required by Chapter 16.48 of the PMC shall be
submitted. All existing and proposed easements within the project site shall
be shown on the grading plans.
4. The grading plan shall incorporate a decomposed granite access path at
the southeast corner of the parcel. The path shall provide access from
Pomerado Road to Poway Creek but shall not encroach into the FEMA
floodway.
5. Water Quality Control — Drainage and Flood Damage Prevention
A drainage study addressing the impacts of the 100-year storm event
prepared by a registered 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.
6. 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.
A Storm Water Quality Management Plan (SWQMP) prepared by a
7 of 21 February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 4
registered Civil Engineer is to be submitted and approved.
a. Provide two copies of an Operation & Maintenance (O&M) plan in
accordance with Chapter 16.104 of the PMC, 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 Chapter 16.104 of the PMC.
7. Quality Control —Construction Storm Water Management Compliance
The project proposes to disturb an area greater than one acre. Proof of
coverage under the General Permit for Discharges of Storm Water
Associated with Construction Activity (Construction General Permit, 2009-
0009-DWQ, as amended by order 2010-0014) shall be provided to the City
along with a copy of the Storm Water Pollution Prevention Plan (SWPPP).
8. Grading securities in the amount and form described in Chapter 16.46 of
the PMC shall be posted with the City prior to grading plan approval. This
will include a minimum cash security of$2,000 in all instances.
9. Any existing and proposed public easements shall be depicted on the
grading plans. The proposed public easement dedications shall be
submitted prior to grading permit issuance. Easements include, but are not
limited to, the proposed water easement and the proposed drainage and
utility access easement for Poway Creek maintenance.
10. Any private improvements within any publicly held easement or right-of-way
may require an encroachment agreement as determined necessary by the
City Engineer. All necessary encroachment agreements shall be approved
and executed prior to grading permit issuance.
11. Following approval of the grading plans, posting of securities and fees, and
receipt of five 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.
12. Construction staking is to be installed and inspected by the Engineering
Inspector prior to any clearing, grubbing or grading. 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
8 of 21 February 21, 2017, Item #4.1
Resolution No. P-16-
Page 5
plans.
13. 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 PMC
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 percent complete at the time of submittal
and ready for approval. The plan shall include, at a minimum, the following
features:
a. A water main, including fire hydrants, to service the project.
b. The abandonment of any existing utility stubs to the project site that are
not utilized in this development.
14. A plat and legal description for a minimum 20' wide water easement shall
be submitted to accommodate the public water main on the project site. All
applicable fees shall be paid at the time of submittal.
15. A plat and legal description for a minimum 15'wide easement located at the
southeast corner of the property, for drainage and utility purposes, shall be
submitted to accommodate drainage access to Poway Creek from
Pomerado Road. All applicable fees shall be paid at the time of submittal.
16. A stamped and signed letter from the project's engineer for the proposed
energy dissipaters in the regulated floodway, which states that the
improvement will result in no rise to water in the floodway, shall be
submitted. A Floodplain Development Permit, which is an administrative
permit issued by the City, for the work in the floodway shall be approved
and issued prior to grading permit issuance. All applicable fees shall be
paid by the applicant with submittal of the Floodplain Development Permit.
(Planning)
17. Landscape and irrigation plans shall be submitted prior to issuance of
Grading Permit and approved prior to the issuance of the Building Permit.
The project site shall be landscaped and irrigated in compliance with the
City of Poway Landscape and Irrigation Design Manual, Chapter 17.41
PMC, and/or any other applicable standards/policies in effect at the time of
landscape and irrigation plan check submittal. The landscape and irrigation
plan submittal is separate from other project plan check submittals, and is
made directly to the Planning Division.
F. Prior to Building Permit issuance, the applicant is required to comply with the
following:
9 of 21 February 21, 2017, Item #4.1
Resolution No. P-16-
Page 6
(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 of lots 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. Three copies of certification of line and grade for the lot, prepared by the
engineer of work.
b. Three 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. 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.
5. The applicant shall pay all applicable development impact fees in effect at
time of permit issuance. The following is an estimate of the current
applicable fees and amounts anticipated based upon 54 development units.
Please note these fees are subject to change.
a. Water* TBD
b. Sewer** $315,144
c. Traffic $127,278
d. Parks $194,076
e. Fire Apparatus $5,192.10
f. Drainage (Poway Creek Basin) $3,240
* The fee amount per meter will be provided once meter sizes have been
determined. There is also a required fee to the San Diego County Water
Authority to be determined once meter sizes have been determined.
**The fee amount for sewer has been calculated based upon development
units. Once the total number of fixtures has been determined, the fee can
10 of 21 February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 7
be reassessed using fixture counts. Applicant shall pay the lesser of the
two amounts.
6. The Public Improvement plan shall be approved. The applicant shall enter
into a Standard Agreement for public improvements 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 PMC
Code Chapter 16.20.
(Planning)
7. Applicable school fees in effect at the time of Building Permit issuance shall
be paid.
8. Exterior building materials and finishes shall be noted on the building plans
and shall be consistent with the color and material board on file with the
City.
9. Clearly show on the site plan on the building plans a trash enclosure of an
adequate dimension to accommodate both trash and recycled materials.
G. Prior to issuance of a Certificate of Occupancy, the applicant is required to comply
with the following:
(Engineering)
1. All requirements of the floodplain development permit shall be satisfied.
2. 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.
3. The drainage facilities, driveway, slope planting measures, and all utility
services shall be installed and completed by the applicant, and inspected
by the Engineering Inspector for approval. All new utility services shall be
placed underground.
4. 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.
5. 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.
6. Record drawings, signed by the engineer of work, shall be submitted to
Development Services prior to a request of occupancy, per Section
11 of 21 February 21, 2017, Item #4.1
Resolution No. P-16-
Page 8
16.52.130 of the Grading Ordinance. Record drawings shall be submitted
in a manner to allow the City adequate time for review and approval prior to
issuance of occupancy and release of grading securities (i.e. at least three
weeks prior to a request for occupancy). All other final reports and
agreements, as outlined in Section 16.52.130 of the Grading Ordinance are
to be approved.
H. The following requirements shall be completed to the satisfaction of the Director of
Safety Services:
1. The applicant is required to meet all applicable PMC and California State
Fire and Building Codes for this project. The applicant is encouraged to
contact the Division of Fire Prevention at(858)668-4470 to set up a meeting
to review project requirements prior to submitting building plans.
2. Prior to delivery of combustible building material on site, the first lift of
asphalt paving shall be in place to provide adequate, permanent access for
emergency vehicles. The final lift of asphalt shall not be installed until all
other construction activity has been substantially completed to the
satisfaction of the City.
3. Fire Department access for use of firefighting equipment shall be provided
to the immediate job construction site at the start of construction and
maintained at all times until construction is completed. Access to each
phase of development shall be to the satisfaction of the City Engineer and
City Fire Marshal.
4. Permanent access roadways for fire apparatus shall be designated as "Fire
Lanes" with appropriate signs and curb markings.
5. The buildings 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 PMC, shall approve the road surface
type.
6. Approved fire apparatus access roadways shall be provided for every
facility, building or portion of a building. The fire apparatus access roadway
shall extend to within 150 feet of all portions of the facility and all portions
of the exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility.
12 of 21 February 21, 2017, Item #4.1
Resolution No. P-16-
Page 9
7. Buildings required to install an approved fire sprinkler system shall meet
PMC requirements. The building sprinkler system shall be designed to meet
minimum design density at the roof per NFPA 13R requirements. Two
separate plan submittals to the fire department will be required, one for the
fire sprinkler design and the second for the fire service underground.
8. A water systems analysis will be required to establish available fire flow.
The water supply may require approved improvement to include the addition
of water mains and fire hydrants.
9. A properly licensed contractor shall install an automatic fire alarm system
to approved standards. System shall be completely monitored by a UL
listed central station alarm company or proprietary remote station.
10. A metal sign with raised letters at least one inch (25 mm) in size shall be
mounted on all fire department connections serving automatic sprinklers,
standpipes or fire pump connections. Such signs shall read: AUTOMATIC
SPRINKLERS or STANDPIPES or TEST CONNECTION or a combination
thereof as applicable. Where the fire department connection does not serve
the entire building, a sign shall be provided indicating the portions of the
building served.
11. A `Knox' Security Key Box shall be required for each building at a location
determined by the City Fire Marshal.
12. Roof covering shall be fire retardant as per Section 15.04.050 of the PMC,
and City of Poway Ordinance No. 64 and its amended Ordinance No. 526.
13. Buildings 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. Each building address shall also be
displayed on the roof in a manner satisfactory to the Director of Safety
Services, and meeting Sheriff Department-ASTREA criteria.
14. Smoke detectors shall be installed in all bedrooms and adjoining hallways.
The smoke detectors shall be hard-wired, with a battery backup, and shall
be wired in such a manner that if one detector activates, all detectors
activate.
15. Carbon monoxide detectors shall be installed in hallways adjoining
bedrooms, both in the proposed addition and existing residence. The
carbon monoxide detectors shall be hard-wired, with a battery backup, and
shall be wired in such a manner that if one detector activates, all detectors
activate.
13 of 21 February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 10
Section 5: The approval of DR 16-018 shall expire on February 21, 2019, at
5:00 p.m., unless prior to that time a Building Permit has been issued and construction
has commenced on the property.
Section 6: 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.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway
at a regular meeting this 21st day of February 2017.
Steve Vaus, Mayor
ATTEST:
Nancy Neufeld, CMC, City Clerk
STATE OF CALIFORNIA )
) ss
COUNTY OF SAN DIEGO )
14 of 21 February 21, 2017, Item # 4.1
Resolution No. P-16-
Page 11
I, City Clerk of the City of Poway, do hereby certify under penalty of perjury that the
foregoing Resolution No. P-17- was duly adopted by the City Council at a meeting of
said City Council held on the 21st day of February 2017, and that it was so adopted by
the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
Nancy Neufeld, CMC, City Clerk
15 of 21 February 21, 2017, Item # 4.1
� �m� eau IIZ e co R R-A . .emu ,�!low, _iiiiiillilid ::
i, R.
imaiffew •
■ 4 et II 1 1 r 1
I Subject Location:
I
licill ri1 II : 12341 Oak Knoll Road ii
I i •IIP R '�NB
RS-1 Fill A, Ell altillelli
WI) Ills
.4* III
. ..Al �� was �/
I
-.0 \-`) - R4sir oports. la alissamo All
... ,.. ii : ; A 2, -°I°. NS
♦ o, 41flha .a111Ia
'' OS-RM
-:Ir CITY OF POWAY
_ I:, :::_, Zoning / Location Map
cif_ . '''c.,,,,47u 4 , Item: Villa De Vida
0 125 250 500
—m—"".■ Feet
16 of 21 ATTACHMENT B February 21, 2017, Item # 4.1
-%
"...1
____-.•---
O FRE DEPARTMENT NOTTS ...---....................— RODRIGUEZ ASSOCIATES !L.:
......
-1, ..,.....--•------
I 7 E. ARCHITECTS&PLANNERS,INC
IN) t'r"`"""I"` '.-.1.*::4 .,.. - :It
,-•--- 43611morm itaistroatowa.im tem itaateseg a A
;T.:!.' '1'.'0" OAK KNOLL ROAD
, • • • • NI
XV',"■4
._•To t7+TT1'la`...171-1.7,Z".*:r,if-....., .e,
- ....
■*"
I
, RESIDENTIAL DEVELOPMENT PROPOSAL le
i'...ri ,,-4,-.2 %- Plit,.
,... -
.. ......., . . .
... . . . „...,...
I I NINCJECI
; ontatioriots 4:1■4.,r314, ,.... .4.
„i„...- -------0--- -.,. .,,,. .„ 1 ,
VET.' I VC T I.*.• •VcIUTn } -•-' tvrr U,E • .
....,,,...... -...----... V-' ''.. ... ,.,.
,... --
. I 1 I x
:,...i.r.,.4 C019.1P'a..,CI.I,AC.11.111*.•.0 ''' til ''4 CliffreC:'
{ . i
I I 4•I.I.II.it...4-IT
„—-
3
.,.. 1 I '
-:,•„ct-..-- -4 :-.. ' 4._(.." -
--- -- --1----CC., .. e , ,
`.. . '- 4 i i . I 1 Mit ANZRES41 '••
I WIT MON ,4 A, 4'
I-t
I -e
■ AM
;.,,,i.v:e.' Vi.„1.4 f'•7:" ' ' '- n ' Ili (.:. . ,
lit tie'At4/1...',:ii 4 41,42,.:.77,It,44 ■ TWO STORWS OF APARTMENT BULDING
I 1 MM.
0660911011OR ,*KINaCT.4.•.1(.3 11,X A,..1.,....
•,.,it'''r 1*••IITte T n.-11, f 11E „
1.1 d1,...: :
V",",',.,",A.NOTTV.7:AC".Ar n..1.IrMA A ■ i
*1.3T""4”ntilArdi`i+VIi7141.rt 5' • . I
„...
C C v.,-arm,te ra..ter't•AA totr.4,,... b me ,: 7 14 4:14-iig;:r'RP:' MT
I l'4,E•,14,on.31C•• .1.--elt,,T,V,X.'TV,
> • 'T.,..A." ,IVIC.T IOC,11'...A.,AC AN ; ft ; tni AWE IT
' WE 6 nncIATA"..4.-V- X V FIVICCOPT 4, . i 31 I, ,. "AIR..' (-„. 1•4*TR: 1.• MIMI I zottete
—I '-!",'"1.!.1.,'',;;;14„!,:r.r.t....%„-,.. , I . , 1,: .ss 'of• He,. 11111r [ 1 6 ' 1 1 rilirliVat l''
X .t... Vt.( -^t 7 g
Ast.t.ry 4.I.4/.14 Alt ,1,-.1i r.t, .A:4= . , LA HT"VT•C TI` 1 T A i LAVAL ,,.■,,,,h-i,f ,
k,,,++++++ -...... a - •
> :.„......–'e NE 11,.....t,....•Alit.t.,,,t, t t 1,)4. 3
, 1 '0000P4Ortrie
1 ' • ., ' i '- .C. IIN
( I ,
— ...•HTICHAI TT,its war.C
In Ian , .
• I I,■"TX- NO-
0 :,n,..!:`,'.6"=fl'ti7;:711:i';'•:,At" .' ITC 'if AT . • . • ..
NM k...._Lti-- 41ti 1
1 . : , pitopottig)
t"A."f We AAA aA,Ag, A.1,A*a,A i `' V 1 t 1 I nail • • ..
I 1 riks"ernmcgt V.,'
„ , se i
(.... ...11 .t.
m 4.,... ,i.;1..,;:i....Th,y,;,.I.Irg.-... , 1 ;Tx. c .. FA- cat*/ , ...,
uo I W
111 COURT
'At:11,Cti 4, "I
S an c Ell ,
tx.
Z – 1441.,A,e le,...-,r,t Tr s ',. T 011sell ( ii
, I g . BLUR Kt 1.
4 sr• . - - ' .-sr - il
—1 .,',2.,.-vai.,t1r,,,,,,e,,,,i,,,,,,,4,L*,.,,f"Iii ,
AextAte,a,eat Taw Atvat.:4t C.1-L.t.n .. '.., ....1.. - ... _/1111stisisoirs 111111114311111111111111101111111111111 - i ROT CCM FROMM :::::
C) ;Z.:,,44,4E::t,t....1 Prf.rT 1i,r, ' ,. t - -- " '-' -LIIIMMIIIII.,,And • - - .-
, DVAnfita ,,,A+ tr+.* ` r
a AtA ate a: ,e;re,.Ars ea,A.:r AAAtt A..... amostamomeillil I XXXXXX '
..,00TAt,.A--",,At T IIIIInlaTelIllr
Att...AAA RI 1,,TACAt.1.14•r WV TVIVA" Eiguipdvonins . on. ft I'M../41+. "
ICI.It ;i
I
'41Tr-"t!'1.119 tlinV SOLE IVV•VoCX4 i ''•I ' -1 I II 121alid lb
- wzotwourglillall I Li ' ,
,
...-..-....„-f,t'tar,la,iX ..._ .„.*4.,....,.... ral,........._,..„,__ _BillitaTi:5:Ar : LIIIk .
•■• -,-,,,:11.., , 1 • I I nt,AL•
.A'
,,...F.z.s.r?-,-*I:I.:..1*It.:1„q.!;f4,k4.*V,WItz", +atA. c is ar– I IN I It i ', ;=.' ,...–.. - ,-
3421.41.2.... ,:!'Al:`..:e7,4i;Zfi 34.1 It *(4-'`,,-;4:4,...4- .. ,... -,...,,......", 4...., • c If MOW' I V+A,
(_In * V t 1
I
11 , ,..44 MI'- HAL,,e A•TAM 1,...11,6,-w .1,"it
A'' i Fent INFINATE '4*,- -•-. ,- .- --:-r
, • f• . •• r 11
i• i.r,s;,...4r.:.......,,me..,■,rv.•vvr-r• COO.'A ••I I 1 A TR '..X. 'ff'-
, -,.nntrlin17:11TIT:1 41‘....:"" - t,„ i „ -.- .1.., NE C.fr —
.... .,..., -.• ,,,,
cr AlcA,II 1..:T.A0 ,
. t i RONAN ONO
" , ,...,.....,,t t VX T. ea 4 t•t:Itg t. 1 ' OW Or TON TR.1(000 , 410,111 ',, i 1 1 : woe move=4"-'-'•.' "t
C .0..r.,::,...,..,_"1.,,,,,'ft,...,,aK:',.... WAY '* an& ,• , I I Pk*,MAME .■- .-",
4.4. to. ,,c 404 A,ATIlk t,A t• ' - -
:a
T ..
al
an& 1 I PRC0849,ovettgeMINT INCIDINIVISt4 2
MORAL NOTES , 1 I . IA....1`,C;SA' •, ft AA A I +C A, 'IT
'....
P..) . C 4 ; I - --
—. ITere;:itkiTtrf lit;'Ctli!it*cf:i't 1,1
"ET',"I ... . * • OP ..,
... MI X
.: OD I`4.,,A ',,,,A,I.,■ V AC R,AC , ,. 1.0iNArafIK - I ! VILLA DE VIDA 7
NI h'..;',,..1"iir:,14';','is-1,V1....0. 1 i ... _ ...,ts, [4:::::_s..:.1,':0.;, ..; ..:
1 I 'OVA"T V4FXV03171/1. 7-
0 : CIT1T V Mt t4,I,4.t.C. ...II.:.
1 Q t IL& °If
,
,.
■1. > 41V1 1-14.IR,4.4=NAM-4.,..t - „
gge V,1.4,...,4.am,A1*11.4.114,*I4 .
... ..., '
• ,,' ::;‘t:f.1.:i I i ',mercy 400SING
.ffidloguatildVal421460.5 tallett ettellete It It
A. < mum ltML<A III.,++,,,11,.,,,A.cr.. il.p, ....... tt..
Lmt.t.`"treiLVAI hit41'-'r.f,..71te
- ... - * -
- , - ME ARCHITECTURAL SITE PLAN
...., 111*T"1,It C•i,1'•'PK SE . .
-
1x ACV..01,,X
I I - '...
. .•
, . ...- -
CD 1111 le ! tia i..' ,c ...;!. 1 C IC- at v..
3 SITE LEGEND - • - NORTH .
a •
a ...t.
,.,
'S 1 3
_
, .t SCAM VA e tar
....V..T. ......... ,..„,-..t..S.44...4, " ,
— – . . .., ,,,,.,",,.... 1- ,
— re,,J.2 0' r:
ith 1.,...,- lq,..,..... .."",VA if,„. 1
• t!A.4'14' ARCHITECTURAL SITE PLAN ...,,...,...'.
I AS.1 ..
-1., lei,-11,- _ .......t.,.. l '
- ----- ,-. — ,.....,.. "A-
1..,
,
DESIGN SUBMITTAL PLANE,10.27=2016
1
r
i
��� i�C l�l i�CI�I i'�cl.R'1,r I i��II i�Cl�)� i��lt:�511 i��lt':latl i�t III
-
iii � JE_T' J i J►T1w= I = !I EJtiG1!J['uINJM'. 44 .
��u :1 r�� �'�:r- n r- f:':r- r- "a r.
' :., ., ;;1111 ;. lid;. li ... li ,; ION _ I—,
x di _= ■ ■ I- �1■1 ® li l „® III '. I k® ,® i` -
: ■■■■�■■■■■■■■■■■■■■■■6 ■ ■ ■14 ti Ilrik 4' 1 ilEIT 1 Ink 11."
•
j1!! ' ! taiP
>
I'. L ! !)1ii1t 111211111. l 1 7DIi > 3
0
JM I I 1ri1.r,T1—l..il'11id1„.i,r L9 i".l.".e uL.—=4f-.l.l:ii.iiM-F c I:i,1'., :a,aL„.itk n.;i l!.1p1l.41m
4 l 1_/
B AIIIN EoEMotc1..)111 0 M0 EMTII.IEM.MLI I.IM a,
I,j 6*Ir 11TL1I1WE.ol.i
li
..._ T � ■ ■ 111,■�•z ur,!i i;uuri„
i ,I � .� � ■■■■ ■■■■■ ■g *` �° •
L,. ••••■I■■■■■■■• ■�•a
!!!— wimiP11■111131■1211MI■■■■■■■
olio ° } ■■■■ io
I�I oc. 00 ■■■ ifiL3 I
MUT n hi
-.111 11. - ■■■■■ 1;a j .fin 1 1 .
„IT,
, , - .
.... .
. w J.. __. _,_ ,„,„,,,, __
. .. .„.,,,c-i, --__ ..,_ isr4i 41111).
Ai„ gz
. \ - ■ 10
_, i s
18 of 21 ATTACHMENT D February 21, 2017, Item # 4.1
'
t
miti-5 I =ill l. a l} i � i"IN 7 'il,��N � IIIIIIIIromae
ii
t■ i..■ I■ p.-. I I■ i. r ■ I_■ i.■ „ ■ p •iii.
row
,111' -hr 1"-Z �.r. i.r. Eivivis
L MIMI I •11.-111111111: .11m
ill. AL ink
.- -= 19211, I
IIII I1I,.k,I.I 1.1D III[
IIIIIiIII� - - - o■
hill
IIMI taNI
- J
L =
WS* v. I : 2M
'i
- I!
mmei I '
M' 1 A7111
__ MU MI t'aill
Wale I 51
El 5 r Ill 4.h rir a inin 7 �11rtamI■ll �l - : L _
111:!, 11a1.-.,i.i.,..„.,i1-ri 1 i .
IR `2111.1-11.1
CDa
wrMr R
r. rM w■I 2141 EN
_'_
ME ] ,li l , a -_ _I_.
�l
I!Ilil� 11!1!,111■
3 -. � 1
SECOND FLOOR BUILDING PLAN ..... �IA
AVOW 6 OMf
Qintt, 11110111111MINAMIll VILLA DE YID FP3`mercyHOUSING A
+rnsrrirrrr r rrw`r arpnMr P O W A Y C A L I F O R N I A
it v¢s,t� .-vs..t,N�Y aa'd u xaaw»sia.flu ti.u.K..a`.w/y E.E alni.".tiwi S.w.lfl Ti'.e lw .`-...0»a' i%+ °i 1.41)4k�� ...2 . dr+W'fl* 4 #. .LML...n *Mt, , ,'
0
to t s
�f
1 ■ C d
d x4 . low.H.I....; CIn f.... J
11; 111
fffff `'
•
fi 1a i71wwww� r t I °�
CiS r� ii; w r
... rr ff
, n i i 7 „J wi w w iw0 . i 11 8 1 . .),":.ei 1
tAr�^ ' ' set {� i'; a 111'...
rip-Li
�a�' . ``
r� } i i i 0—
y 7 n Y� l._F '1
r
'� �'� � F'�+ rya — '
rt
,
iiiiirt
�� r ri �d r ,{,, i
�i 1
44
4
__ 5
, ,
.ii Iii, } { 1 ,
—Er:=i'„i ,..`� b i : Y __��,1
i a t*.NAL : .7..-
1
iyt
it nlw . i i 11��1 AA Al5
4 s•' I7 777 7K
� if ail ,_
Xuh, � ] � ..w.0 S.� �
a.. prolli4,l" �' �g
1,..,v4.. ..v,„i s t i{ *4
,i;f it 1111:•::111',.-.-1' aa- i,. ) fij 4 3 -! (fr t
t�il� • v , F „f 1 F i Sri �. �i Z
iI �F
2 ,
14111PRV'te. ''' v-i *..ojtA' 11:' '1.1 '. =1 0”i." ,J, g
17.,t, ti ?..;i ' s,.., 1,r, . -- ,S
;t4- — La
.),-
20 of 21 ATTACHMENT E February 21, 2017, Item # 4.1
RODRIGUEZ ASSOCIATES 11
K3 r ARCHITECTS&PLANNERS,INC :1
-a
. 1'ANOCRORILL9lOOLSONINORCAMI RN AWN,INNIANNAI g,
0 • .
. -
• ' . • 11
-•• •
. • ., •
•,/ ••AO • .' •, .
q
K3 • , _••
-v .... , .
....... ....... .............:.. ....--......::.........:fif:::::::::::::.:..:..: ..:........::::::::::::::,,;,..,: ,..___
...„.„......................... ...:..„,.„......:
T =- , • - - il
,:-..3-,' -........... • „.....-:......"....:......":....."................:""""" .::,,,:::::::::::::,.. :„,:;,,-...., ,..:-... - ...
, -
-- -............. --:::: iiii:,....,,i,p,.... ..,i- - iiiiillii.. iiiii:T:ifit.::7::.,..ii..
....... „.„:„--,----
,',.'..... .....1"..".."-
-' :. 'Ir'' .:: :: . :r ':■. . ••• .7 '. ' '. •:: '--,- 7 i 1 ' ' :::.: '. , :',1,,i' ' ::: H ;)1 I 7i I, ;'] ;',i'l , 111A11-1111-1,11111 • • :1
:i: ' :Ilijil* :ii I '' ;111;..4,1 ' I t 1,1 7.111 ''1.11 J :: ::: :Ill.J11,,17 II I: -j1-1 , ''','T,111'1711, : .. iv, w — ■ ,,,,, •I',"!1 -!-• h,•II 1 NH Ili..:::::::.........;....:,!::::;ii;iiiiiiii::::.?.•-,!:::11:1 I!
— h,,,7,',,,,,,,I1 .• • 1111•11111 II' * VI'11 11:'1 11 : li,!,1 , ,1 , HI, 1,,,q .. hIll .1.,11 11:1„ ::: , 1 ,111,1,,,11,1,1: ,,, _ . , ,..:;;;,;::;!..:;;::•...;;;;;;;,;,;;;,-„.•,„,,. ti
11,1 11:TI'l,lq. 1,1.11.i. 11
', ..—.r...7!: 't•-r••••77^"! '••••••••••• :' .
. ;......., — '''''' •• "I " '.; :: V, •• i hi
'.." '"•-• 11 licill il 11 _II - • ir 5
'1- •... • 4.1",1 ;' -71 - rii :i ::: :Iriii ::": i ::111:11 ::: : 1 IN , _.... — IN , :: ::1,___ .,
!F., :11f[ilk ;;; :iiIii . ::: 7, ,el it f„ I • V. p6phisil . i'/MAMA 'Ti'.TO Pegging,,..,M, g,I. .""Irrig.* • - $*•-••. .... --.•••• .1 '. .- e
—- -
ELEVATION 3 ef
TYPICAL EXTERIOR ELEVATION-POMERADO ROAD 7• .. - - ..1-0
•IF. , ■N*A, - 4'A,4 '"
..g
. . -,.. •
.10.1.1.MAi,115.1711
l'....'"''%,, VAira..,t....,firii,11;;I;;;;RrgrOranrIgoi,AA,A,AARIA, . - . • . ..
:1/4,4- r , „. , • 6:
..E, " 6•••'.*1"016ImilkiligilliiilliAilikAIMAIIIIIRIAIATAIAIAInl.Op,11:1:111:1:1 .,....2-.
4%;';!-TroiTilii„:1:;,11:;:zitotrApi:;:ltollt,:1111:,,,ai.;.1,0161A;011jAllit:411111 ... ....fer0if;','••••
......r.Thm*.11010061:.,-..., ' , . 4r*,,,,,..,, . '' . ...‘,'',,-",_-'' :1
,..„-...r...riir (1141011110101111010101111 -,.... ..e...• ' •'•••'1,..',. '4 ' - .
..ralfiligirljillitt:11111:1:101:111t:511:11g:11:11,1:1:21141141:1:11:::511 :ricift-,......._ .,00.q.,,,,.,,,,..i.,..0.0.00000,,olifiriv.J..,' -. ,„a RA.;- -,-- ..•,-...-; =. ,\.,,, • 1
•;ii.., mplImmiximmIllkiATOIAA1161146046111A04110111.1111111011111RYITNOITAIRIIIIIiikillit AIVV21:11:i All'Illitr i-MPN'-'2111:171131;1311Willtt:114111111jt111111111111:141/1UiiiirATRT4.. -- ' • 7•A' • • /
....r.iiiiRmisIBIAIBIBlitig .--tABilltlitglAkalliAliiiikillAIAIOIAIRIAlltlaiAnn: :-...41.1.41 151116511TAITINI141....-..--. ...i.. .:!..■; j1klig4.1..,.,04,..41.1.,,,,,,I,.,.,.,,,,,,„.„.,.,.,,,,,,,,,,..,...,.,,,,,,A0.04.,,,,,Aii„,,,,,,,...41,11.Ninimol _I'j k:'1'
-- .0.01010,,**00,00,11,11..k!,.,AT.,,k,04i4IAIXIAIlliA10,111101414141,41_1_LI.1,1......." , •••■......,.
111,111111...h.■'-. ' --"••••••"•0 . 111 111,2 R MA CO IlL110/1 SA AA Ilk A A 01111111,L1011[411111111111111111W.,......4111116051
ilijillRiig..41"15%."1rallilti6A114411M47t,,,,T,o, ro"trantrrittit1.141111,411AilliotaillalA5141:60...„ii!Kg...:-.--• ............._ g■-•'''' -s14.111.14114:1E411?,IflIgilill1193.11111111,4111,1!illinalle11111,1,41,1”1011111A1.411^1,2•4,1 ', .• • g
11%11:tillittikttitV211,11311:1A10,‘,,A,41,61,1f.,..,...Z.,......-..e...!......o.k..A....- vmvvvvvn ; iiiiriiiiiiiiiiii - -
1.. ...., W
61".•i'.,:.... •■■,==..... , • • • • — P i i•
r--1r-„„„-,-il r ii-iiil rir-16, il. 1 Tii.i.,IllrillIllr4 -ifi . 0
ir---,_-1 r- if„' • r-ra iiii 11-1.1, ,- '!, 1 [
1 ! I-1 1 I ' L-1.i.li• id i_LE IlVillillIH. I. , • t 1
iiiii:1011 117-41,I g..I• I_Is Mm 1141' I II I Il-;tl I I MI I II - I*-- -7 --7 77:
o '.i Ili ' 11..I I I s t •mlm 11 i.411, gm
_..,
--...— 11!1111111111 111111111111 I IliiiitiniiiiiiIIIIIIIIntIrN,11 IIIntIIIIIIIIIITI:IMItilZkitiAttIIIIIIIII:1; /I
.,: ',,,,,. -,............. -
Iligillir 111111111 1111111111111111111111111
jil I ■ , ,•1••1•,•,•,•,•1•,•1•1•01Ixoyok.,,e1r:••*•0••,•1•1•ImilkimAiiipt,•114.0141A140111111111-rai.6_121,2
..-.
I 0[141•00/0,1011•1•Iimc...!■,..--,toit,114114,11111).1141140,11,,A1111,1141,112,1.L1.1.1.1,0,1.1.1.1„,,,....,.1 11
.. _ 1M■I 1■1
_ . . . . . . . . . . . . . . . .
. ,.. ,
• - ... ..
, ,
'ii,,,-,clip:,■•-,,,i6
r,Ilii 1 • 411 1 IR piiiill n i,1 I eIR, i ?-- 11
"•-=-41 4 r'',,,''Ill lEillirl '._flit,r41,
11E11 h• rnal I,:ri 1., 11::,1 T 3 11!Ili 11114 i 4 I d III ,I i
Cr lot -iMW-7.
ill
-411011,1 II II 11•1..[Ii ' ii 1 111
l',.11, IL Iti ._ ..
IT/I01.71/' ..I, • •
.-INVV;IIIi-A114.5' P111"1- 1111111.1. '.', At,"4"\\MI, . , 'ill& - -., . .r
• '..•••.':' ,.....,.;, SIZ*-:,--.: ,,.. n•-•-■ -,--2,,,,-, l'11,:-"oS F,, .,\A:,;-:_ Doi, i, ll
' ill iditil Liitil 1i 1 i Lim Bil ,iii oil] 1 ,
LI r a ' ill [Lir*
,,_ , _ _ __ II
- - - b r
' ----Ai) -- '-'''' - ' ''-'' -' •' ' - .
...2.:',1„L':'.... "--•?....:1 .'; -s--''-_!-:7---; ,•--•21,..;.1,.....■1:4='-'S-•:,..,,l'-...,--_.,_.,-.•:...-.......is
tU X!
TYPICAL PATIOS&BALCONIES APARTMENTS EXERCISE ROOM 3
• . • 11
1%)
VILLA. DE VIDA a
POWAY - CALIFORNIA II
la
1■3 r
CD ‘r mercy HOUSING C.d.:,PA Si
HA 1011CICIMOIKORIONNONSCAR06 I sanatursissmourta am
IV
■1 CHARACTER SKETCH 1g
,-IL • • 15
,
0 •
. II
3 .
OCT 17,2016 I SHEET .0
I CS 3 !I
fIEN MU, I met J
1— 1 II
Vie
DESIGN SUBMITTAL PLANS 10-27-2016