Vista City Council
August 9, 2022

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: PH1
Prepared by: John Conley, Director Meeting Date: August 9, 2022 Approved by: Patrick Johnson, City Manager Agenda Location: Public Hearing SUBJECT: ZONING CODE AMENDMENT AND SPECIAL USE PERMIT FOR A SINGLE ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
RECOMMENDATION:

1.Open, conduct, and close a public hearing to receive testimony regarding the proposed project (P22- 0115).

2.Introduce and adopt Ordinance No. 2022- , approving an amendment to Chapter 18.28 of the Development Code related to a single-room occupancy hotel use.

3.Adopt Resolution No. 2022- , granting a Special Use Permit to establish a Single-Room Occupancy Hotel at 330 Mar Vista Drive.

CORRELATION TO CITY COUNCIL GOALS: Homelessness & Housing.

PRIOR ACTION: None.

PRIOR PLANNING COMMISSION ACTION: On July 5, 2022, the Planning Commission adopted Resolution Nos. 2022-11 and 2022-12, recommending the City Council amend Chapter 18.28 of the Development Code related to a single-room occupancy (SRO) hotel use and grant a special use permit to establish a SRO at 330 Mar Vista Drive with additional conditions of approval (Vote: 7-0).

STATEMENT ON THE SUBJECT: The project is located at the southeast corner of State Route (SR) 78 and Mar Vista Drive, addressed as 330 Mar Vista Drive, Assessor’s Parcel Number (APN) 183-041-45. A project location map is included as Exhibit 3. The project site is currently developed with an existing 75- room motel (former Motel 6) in two separate buildings, comprising approximately 31,980 square feet. The building on the eastern portion of the site (Building A) is a two-story structure consisting of a manager’s office and 27 rooms. The building on the southern portion of the site (Building B) is a two-story structure consisting of 48 rooms. The site is further improved with 112 parking spaces, a pool, tennis court, landscaped areas, and associated improvements. Access to the site is provided via two driveways (one way to enter, one way to exit) on Mar Vista Drive. Land uses surrounding the property consist of single- family residential homes to the north, east and south, and SR-78 to the west.

The site was originally developed in 1972 under a special use permit (PC71-6). At the time, the subject property was designated “Commercial Highway Tourist” in the General Plan and zoned R-1 (Residence Zone); the R-1 Zone permitted a “Freeway Service Facility” with a special use permit. The General Plan AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
08/09/2022 PH1 Page 1 of 61
Approved above recommendation, adopted the following: 1) Introduced City Council Ordinance No. 2022-13; and 2) City Council Resolution No. 2022-117. Vote: 3-2 (Contreras and Melendez opposed)

MEETING DATE: August 9, 2022 PAGE 2
SUBJECT: ZONING CODE AMENDMENT AND SPECIAL USE PERMIT FOR A SINGLE-ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
designation has since been amended to Medium Low Density Residential (MLD), which is consistent with the R-1 Zone. The R-1 Zone has also since been amended to remove the Freeway Service Facility classification from the list of special uses. Therefore, the existing motel currently operates as a legal nonconforming use. Staff requested data from the Sheriff's Department for calls for service at the project site since 2019, which is included as Exhibit 4.

The applicant's initial proposal was to rezone the site to C-2 (General Commercial Zone) to allow a Single Room Occupancy (SRO) by right. During initial discussions regarding the application, staff indicated a preference for maintaining the current residential (R-1) zoning on the site in the event the SRO hotel does not continue operating on the property. Therefore, the current proposal involves an amendment to the R-1 Zone to permit one SRO (on the subject site)with a special use permit. This would maintain the current R-1 zoning in the event the SRO project vacates the site and provides the ability to impose operational conditions on the proposed use under a special use permit.

Project Description. The proposed project consists of a zoning code amendment to amend the R-1 Zone, Chapter 18.28 of the Development Code, to include one SRO hotel (defined below) under the list of special uses, and a request for a special use permit to convert an existing 75-room motel to an SRO hotel at 330 Mar Vista Drive. Each of the project components is described below.

Zoning Code Amendment. The project includes a proposed amendment to Chapter 18.28 of the Development Code, the R-1 Residence Zone. The project would amend Section 18.28.010, subsection H (special uses) to add a new classification as follows: "one single-room occupancy hotel within the zone, not to exceed 75 rooms exclusive of an onsite manager's residence." The proposed ordinance reflecting the code amendment is included as Exhibit 1.

Special Use Permit for SRO Hotel. The project includes a request for a special use permit to convert the existing 75-room motel into an SRO hotel with a manager's residence. An SRO hotel is defined in Development Code Section 18.02.351 as "a structure which contains six or more SRO hotel rooms that can serve single tenants, such as low-income persons, students, and elderly individuals. An SRO hotel does not include any institution in which persons are housed or detained under legal restraint or hospitalized or otherwise under medical, nursing or psychiatric care, or fraternity or sorority houses." The conversion of the existing motel to an SRO hotel would allow conversion of the motel rooms to studio apartments and rental of the rooms at market rate for periods of six months or more.

The project includes several interior and exterior renovations to the property. Interior improvements include the installation of efficiency kitchens in each room (space for small refrigerator, sink, cooking facilities, food preparation counter and cabinets), expansion of shared laundry facilities, remodel of the lobby area, and upgrades/repairs to individual units such as paint drywall, flooring, plumbing, electrical or mechanical units as needed. Exterior renovations include improvements and repair of the outdoor pool area, new paint and/or stucco and roof repairs on the buildings, maintenance of the parking areas, fencing repairs, renovated landscaping, and the installation of energy efficient lighting. The manager's office area in Building A would be converted into a manager's residence. Code standards also include requirements for a fire sprinkler system within the residential units as well as accessibility upgrades on the site. The existing amenities on the site, inclusive of the pool and tennis court, would be maintained for use by the residents of the project. Proposed new amenities include a dog run area and an outdoor seating area with barbecues.

Because the zoning code amendment would take at least 30 days to be effective, the special use permit would be contingent upon the effective date of the zoning amendment. 08/09/2022 PH 1 Page 2 of 61

MEETING DATE: August 9, 2022 PAGE 3
SUBJECT: ZONING CODE AMENDMENT AND SPECIAL USE PERMIT FOR A SINGLE-ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
Staff Review. The proposal was evaluated for consistency with the General Plan, the Zoning Code, and the requirements for a special use permit, as described below.

General Plan. The Housing Element of the General Plan supports the establishment of SROs as a form of housing for persons with special needs since they can serve individuals and families that qualify as low- income households. The Housing Element acknowledges that SROs are currently permitted in the C-2 Zone but does not discourage or prohibit the establishment of SROs in a residential zone, as proposed.

The project site is designated Medium Low Density in the Land Use and Community Identity (LUCI) Element of the General Plan, which accounts for the majority of the City's older single-family residential neighborhoods. Policies in the LUCI Element applicable to the project site generally support preserving and protecting existing neighborhoods from uses that may have an adverse impact, as well as revitalizing aging properties.

Considering the SRO is proposed to occupy a legal-nonconforming motel that is fully developed on the site, the project would not intensify use of the site or introduce a new non-residential use to the area.

Based upon the location of the project site between the freeway and the adjacent residential neighborhood, and the characteristics of the site as a commercially developed motel property, the establishment of an SRO as a permanent multi-family residential use on the site would not be incompatible with the surrounding single-family residential neighborhoods. Furthermore, the proposed project would make improvements to the site and the structures onsite, which would improve the appearance of the property.

Zoning. The proposed project would amend the R-1 Zone to permit one SRO within the zone subject to a special use permit. The zoning amendment is intended to accommodate the proposal while preserving the underlying single-family residential zoning. It is tailored to address the proposed project on the subject site and is not intended to open the R-1 Zone to other SRO projects.

Staff is recommending a zoning amendment that limits the establishment of one SRO in the entire R-1 Zone. The limitation of one SRO in the R-1 Zone is proposed because SROs are permitted by right in the Commercial (C-2) Zone and, therefore, there are other permissible locations for an SRO use within Vista.

In staff's opinion, this particular proposal is in the best interest of the City because it allows the conversion of an existing nonconforming motel use to a conforming SRO use. The conversion includes a special use permit with conditions intended to protect surrounding land uses. The alternative option of rezoning the property to C-2 would introduce the possibility of new heavier commercial uses on the site in the event the SRO ceases operation on the site in the future. New commercial uses on this site would not necessarily be compatible with the surrounding residential neighborhoods. Therefore, the proposal to amend the R-1 Zone to allow one SRO within the entire zone would better protect the public health, safety, and welfare than the alternative of rezoning the site to a C-2 Zone designation.

The zoning requirements specify a parking ratio of 1.75 spaces per unit for a residential hotel use, which accounts for 1.5 spaces per room and 0.25 guest spaces per room. The existing motel site has 112 existing parking spaces, which equates to 1.5 parking spaces per room. The Conditions of Approval require the addition of 20 parking spaces on the site, for a total of 132 spaces, prior to final occupancy. An additional 20-25 parking spaces can be added in an area near the tennis courts, as shown on the Site Plan (Sheet A1.1 in the project plans— Exhibit 2B). With the additional parking spaces, the project would meet the Development Code parking requirements.

Because the project includes a zoning amendment, the proposal would be consistent with the zoning upon approval of the proposed amendment by the City Council, subject to a special use permit. The requirements for a special use permit are discussed below. 08/09/2022 PH 1 Page 3 of 61

MEETING DATE: August 9, 2022 PAGE 4
SUBJECT: ZONING CODE AMENDMENT AND SPECIAL USE PERMIT FOR A SINGLE-ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
Special Use Permit. The special use permit requires the following findings:

1. The proposed use is consistent with the General Plan and any applicable specific plan;

2. The proposed use, in the manner to be conducted, is permitted in the applicable zone and will conform to applicable federal, state, and local laws or regulations;

3. The site for the proposed use has a size that is sufficient to reasonably accommodate the planned activities and will be served by existing infrastructure and utilities sufficient to serve the neighborhood, inclusive of the proposed use;

4. The design, location, size, and operating characteristics of the proposed use will be compatible with the existing and planned land uses in the vicinity;

5. The proposed use, at its location, will provide the neighborhood and/or city with a service or facility that will contribute to its general welfare; and

6. The proposed use, and its operation, will not be unduly detrimental to:
i. the health, safety or general welfare of persons residing or working in the vicinity; ii. property or improvements in the vicinity; or
iii. the fiscal or economic interests of the City of Vista.

In staff's opinion, the findings for a special use permit can be made and are included in draft form in Exhibit 2 for the City Council's consideration.

To ensure a high standard of operations, the following performance standards are recommended and are included as conditions of approval for the special use permit:
• Maximum of 75 units excluding the manager's unit
• Maximum number of occupants is two people per bed
• Minimum unit size 375 SF
• Minimum 11,947 SF of outdoor common areas
• Two laundry rooms with total of nine washers and nine dryers, to be kept in clean and working order • Community cooking and sanitary facilities in every room to the satisfaction of the Building Official • Minimum of 132 parking spaces
The Vista Sheriff's Department recommends the following additional conditions of approval for the special use permit:
• Each tenant must have a six-month lease agreement or longer. No rooms may be rented for shorter time periods
• On-site resident manager shall be available on a 24-hour basis • Current contact information for the property manager and property owner shall be kept on file with the Community Development Department and Sheriffs Department • Install sufficient illumination throughout project, especially in parking areas, and replace burned out lights promptly. LED lighting is mandatory throughout the project • Any freestanding or monument signs shall be situated so as not to obstruct sightlines of exiting vehicles
• Locate common mailboxes in a well-lit, secure area • Laundry rooms shall have a double-sided key lock installed on the door to prevent someone from locking the door from the inside
• Pool gates shall be self-closing and self-locking. Post hours in a visible location near entrance • The facility shall be required to be certified and participate in the Crime Free Multi-Housing Program, adhering to all the standards and rules
08/09/2022 PH 1 Page 4 of 61

MEETING DATE: August 9, 2022 PAGE 5
SUBJECT: ZONING CODE AMENDMENT AND SPECIAL USE PERMIT FOR A SINGLE-ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
Land Use Compatibilitv and Site Plan Analysis. The proposed SRO hotel would be established in an existing motel on the site and therefore, would transition the existing transient residential use to a permanent residential use. The change in use would not alter the characteristics of the site or the residential use of the property and, therefore, would be compatible with surrounding residential uses. The conditions of approval further require an operational management plan subject to approval of the Planning Division and the City Manager's Office prior to final occupancy. The operational management plan must address checking in and out of the facility, visitation, normal operations, safety, security, and maintenance, among other requirements. A sample operational management plan for one of the applicant's existing SRO facilities in the City of El Cajon is attached as Exhibit 5.

The project site plan is included as Exhibit 213. The site would remain in the current developed condition with no expansion of the existing structures proposed, and access would remain via the existing driveways on Mar Vista Drive. The onsite parking area would be expanded by 20 parking spaces in the vicinity of the tennis courts (as shown on Site Plan) to accommodate the Development Code parking requirements for the SRO use.

Planning Commission Recommendation. The Planning Commission reviewed the project on July 5, 2022, and recommended the City Council approve the zoning code amendment and the Special Use Permit, with the following additional conditions of approval:
• All laundry facilities shall be kept in clean and working order • The property manager shall be responsible for ensuring tenants and guests do not park offsite • The tennis court shall be converted to a half basketball court and two pickleball courts • New 8-foot-high fencing shall be installed along the eastern and southern boundaries of the site where property lines are shared with other residential properties. Design and final location of new fencing shall be to the satisfaction of the Community Development Director • Tenants of the facility must have a six-month lease agreement or longer • No recreational vehicle, camper, or trailer parking shall be permitted on the subject property These recommendations have been incorporated into the Conditions of Approval for the project recommended by staff, included as Exhibit 2A.

FISCAL IMPACT: The proposed project would convert the existing motel use to a residential use on the site, which would terminate the collection of any transit occupancy taxes (TOT) from the subject property.

The former motel generated approximately $140,000 in annual TOT over the past five years. Approval of the proposed project would result in a reduction in TOT revenue collected by the City.

EXHIBITS:

1. Ordinance No. 2022- , approving an amendment to Chapter 18.28 of the Development Code related to a single-room occupancy hotel use

2. Resolution No. 2022- , granting a Special Use Permit to establish a Single-Room Occupancy Hotel at 330 Mar Vista Drive , with Exhibits A and B
A. Conditions of Approval
B. Project Plans

3. Project Location Map

4. Sheriff's Call Log for 330 Mar Vista Drive

5. Sample Operational Management Plan
08/09/2022 PH 1 Page 5 of 61

ORDINANCE NO. 2022-

AN ORDINANCE OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA, CALIFORNIA, AMENDING CHAPTER 18.28 OF THE VISTA

DEVELOPMENT CODE REGARDING A SINGLE-ROOM OCCUPANCY

HOTEL USE
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. This ordinance is enacted by the City Council pursuant to its authority under the Charter of the City of Vista and Article 11, Section 7 of the California Constitution.

B. The applicant, Vista International, has submitted an application for a zoning code amendment and special use permit to establish a single-room occupancy hotel (SRO) at 330 Mar Vista Drive. The zoning code amendment would specifically amend Chapter 18.28 of the Development Code, the R-1 Zone, to allow one SRO within the zone with a special use permit, which would be applicable to the project site at 330 Mar Vista Drive. The zoning code amendment is preferred over a zone change on the property because the proposal would preserve the underlying R-1 zoning on the project site at 330 Mar Vista Drive.

C. The proposed Development Code amendment would be consistent with the General Plan Land Use and Community Identity Element, policies 7.5 and 9.2, as well as the Housing Element, policies 2.1 and 2.3.

D. The proposed zoning amendment involves the adoption of zoning requirements for a single-room occupancy (SRO) hotel use and does not directly or indirectly authorize or approve any actual physical change in the environment. The proposed zoning amendment is not a project as defined by with California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21065 and CEQA Guidelines 15378 and therefore is not subject to CEQA pursuant to Guidelines section 15060(c)(3), and, pursuant to CEQA Guidelines section 15004, adoption of the proposed zoning code amendment is not the appropriate time to conduct environmental review.

E. The proposal includes a zoning amendment that limits the establishment of one SRO in the entire R-1 Zone in order to limit the impacts that multiple SRO uses may have upon adjacent residential uses and because SROs are permitted by right in the Commercial (C-2)Zone and, therefore, there are other permissible locations for a SRO use within Vista. This particular proposal is in the best interest of the City because it allows the conversion of an existing nonconforming motel use to a conforming SRO use. The conversion includes a special use permit with conditions intended to protect surrounding land uses. The alternative option of rezoning the property to C-2 would introduce the possibility of new heavier commercial uses on the site in the event the SRO ceases operation on the site in the future. New commercial uses on this site would not necessarily be compatible with the surrounding residential neighborhoods. Therefore, the proposal to amend the R-1 Zone to allow one SRO within the entire zone would better protect the public health, safety and welfare than the alternative of rezoning the site to a C-2 Zone designation.

EXHIBIT 1
08/09/2022 PH 1 Page 6 of 61

ORDINANCE NO. 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2

2. Code Amendment. Development Code Section 18.28.010, subsection H, is amended to add a new classification, as follows:

7. One single-room occupancy hotel within the zone, not to exceed 75 rooms exclusive of an onsite manager's residence."

3. Effective Date. This Ordinance shall be effective on the thirty-first day following the date of its adoption.

4. Adoption. INTRODUCED AND ADOPTED at a meeting of the City Council held on August 2022 by the following vote:

AYES:

NOES:

ABSTAIN:

JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:

WALTER CHUNG, ACTING CITY ATTORNEY KATHY VALDEZ, CITY CLERK By: By:

APPROVED
Walter C.Chung
20220725111145
08/09/2022 PH1 Page 7 of 61

CITY COUNCIL RESOLUTION NO. 2022-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISTA,

CALIFORNIA, GRANTING A SPECIAL USE PERMIT TO ESTABLISH A SINGLE-ROOM OCCUPANCY HOTEL AT 330 MAR VISTA DRIVE
APPLICANT: Vista International, Dominick Shapko
PLANNING CASE NO. P22-0115
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. The applicant, Vista International, submitted a request for a zoning code amendment and special use permit to establish a single-room occupancy hotel (SRO) in the R-1 Zone at 330 Mar Vista Drive (APN 183-041-45). The proposed zoning code amendment would modify the R-1 Zone (Development Code Chapter 18.28) to permit one SRO with a maximum of 75 units plus a manager's residence with a special use permit, and the subject special use permit is contingent upon approval of the zoning code amendment.

B. The proposed project would be exempt from environmental review in accordance with California Environmental Quality Act (CEQA) Guidelines section 15301 because the project involves minor alterations to the interior and exterior of the existing structures on the site to accommodate the proposed SRO hotel use. The proposed project constitutes a negligible expansion of use beyond that currently existing.

C. Approval of the special use permit is contingent upon City Council approval of the proposed zoning code amendment, which is at the discretion of the City Council in accordance with Development Code Chapter 18.80. Therefore, the Planning Commission is required to make a formal recommendation to the City Council on the zoning code amendment and special use permit in accordance with Development Code Section 18.80.050.

D. On July 5, 2022, the Planning Commission held a duly noticed public hearing on the requested zoning code amendment and special use permit and provided formal recommendations to the City Council included in Planning Commission Resolution Nos. 2022- 11 and 2022-12, consistent with Government Code Section 65855 and Vista Development Code Chapter 18.80.

E. On August 9, 2022, the City Council held a duly noticed public hearing on the matter. At the public hearing, staff reports both written and oral were received in evidence, and all persons desiring to speak on the project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the City Council made a decision on the project as hereinafter set forth.

2. Action.

A. The above recitations are true and correct.

B. The City Council makes the following findings with regard to the request for a special use permit to convert an existing motel to a SRO at 330 Mar Vista Drive:

1. The proposed use is consistent with the General Plan and any EXHIBIT 2
08/09/2022 PH 1 Page 8 of 61

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
applicable specific plan:
a. The Vista General Plan 2030 Land Use designation for the project site is Medium Low Density Residential (MLD). This designation promotes residential uses at a medium density (of 5 dwelling units per acre) or lower within a suburban residential setting. The R-1 (Residence) Zone is considered compatible with the MLD land use designation. The proposed project would amend the R-1 Zone to permit one SRO hotel within the zone, subject to a special use permit. With approval of the proposed zoning amendment and special use permit by the City Council, the project would be compatible with the MLD land use designation.
b. The project consists of a request for a Special Use Permit to allow for a SRO within the R-1 Zone. The requested Special Use Permit would not adversely affect the General Plan because there are no goals or objectives specific to single-room occupancy hotels, and the project would provide a form of affordable housing available to residents in the community. The General Plan requires all development projects to be compatible with surrounding uses and the proposed project includes Conditions of Approval to ensure such compatibility. With implementation of the Conditions of Approval included in Exhibit A, and adherence to the Project Plans in Exhibit B, the project would be consistent with the General Plan and the MLD land use designation. There are no specific plans applicable to the subject site.

C. The project would provide housing that is affordable to a larger segment of the population than typical market rate rental housing, which would be consistent with policies in the Housing Element of the General Plan to provide affordable housing throughout the city.

2. The proposed use, in the manner to be conducted, is permitted in the applicable zone and will conform to applicable federal, state, and local laws or regulations:

The project site is located within the R-1 Zone, which permits residential uses at a density of 5 dwelling units per acre or less, as well as specified uses subject to a special use permit. The project includes a zone amendment to permit one SRO within the R-1 Zone with a special use permit, and the applicant has requested approval of a special use permit to allow for the conversion of an existing legal nonconforming motel use to a SRO. Upon approval, the proposed project, as conditioned, will be in compliance with local regulations and will not conflict with any federal or state laws. The project also includes conditions of approval to ensure compatibility with the existing residential uses in the surrounding area.

3. The site for the proposed use has a size that is sufficient to reasonably accommodate the planned activities and will be served by existing infrastructure and utilities sufficient to serve the neighborhood, inclusive of the proposed use, or has been conditioned to install such infrastructure and utilities:
a. The subject property is fully developed with an existing legal nonconforming motel use that includes 75 rooms. The project would convert the existing motel rooms to studio apartments, which are all currently fully served by existing public services and utilities.
08/09/2022 PH 1 Page 9 of 61

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 3
b. The existing motel buildings are of sufficient size to accommodate the proposed SRO, which will include property upgrades, amenities, maintenance and new parking areas. The remainder of the site will remain in its existing condition.

C. The existing motel includes 112 parking spaces and the project would add an additional 20 parking spaces for a total of 132 parking spaces on the site. With 132 parking spaces, the project would be consistent with the parking requirements for the proposed SRO use in the Development Code.

4. The design, location, size, and operating characteristics of the proposed use will be compatible with the existing and planned land uses in the vicinity:
a. The proposed SRO use would implement a residential land use on the site, similar to the residential uses in the vicinity of the site. In addition, the project includes operating conditions to manage occupancy of the site and ensure the proposed SRO use would not generate nuisance characteristics, such as smoke, dust, excessive noise, odors, or other effects that could negatively impact surrounding properties. As conditioned, the proposed SRO use would be compatible with the other existing residential land uses within the vicinity of the site.
b. The project qualifies as a "residential hotel" per Vista Development Code Section 18.54.050. Sufficient on-site parking will be provided to meet this requirement with the addition of 20 new parking spaces, for a total of 132 parking spaces on the site. Recommended conditions of approval are included in Exhibit A to this Resolution requiring the addition of 20 new parking spaces prior to final occupancy, and the area proposed for the new parking spaces is shown in the Project Plans included as Exhibit B to this Resolution.

5. The proposed use, at its location, will provide the neighborhood and/or city with a service or facility that will contribute to its general welfare:

The proposed project would provide a source of affordable housing for the community.

6. The proposed use, and its operation, will not be unduly detrimental to: (i) the health, safety or general welfare of persons residing or working in the vicinity; (ii) property or improvements in the vicinity; or (iii) the fiscal or economic interests of the City of Vista:

The proposed project involves the occupancy of an existing legal nonconforming motel for permanent residential use. Based on the previous high need for law enforcement services at this site, the proposed project is anticipated to improve the overall safety of the site and the surrounding community through improved maintenance and effective management of the property. The proposed project is not anticipated to create a nuisance to surrounding properties or be detrimental to the health, safety, or general welfare of persons in the vicinity. Conditions of approval are included in Exhibit B that address management of the site to ensure safe operations and compatibility with surrounding land uses.

C. The City Council hereby grants a special use permit for a single-room occupancy hotel at 330 Mar Vista Drive, subject to the effective date of the zoning code amendment that is 08/09/2022 PH 1 Page 10 of 61

RESOLUTION 2022-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 4
part of the project proposal, and subject to the Conditions of Approval attached hereto as Exhibit A and the Project Plans attached hereto as Exhibit B.

3. Adoption. PASSED AND APPROVED at a regular meeting held on the 9th day of August, 2022, by the Vista City Council by the following vote:

AYES:

NOES:

ABSTAIN:

JUDY RITTER, MAYOR
APPROVED AS TO FORM: ATTEST:

WALTER CHUNG, ACTING CITY ATTORNEY KATHY VALDEZ, CITY CLERK By: By:

APPROVED
Walter C.Chung
20220725111514
Exhibits:

A. Conditions of Approval for SRO at 330 Mar Vista Drive B. Project Plans
08/09/2022 PH 1 Page 11 of 61

EXHIBIT "A"

CONDITIONS OF APPROVAL
P22-0115

VISTA INTERNATIONAL
A. SCOPE OF SPECIAL USE PERMIT
A Special Use Permit for a single-room occupancy hotel with 75 rooms and an onsite manager's residence at 330 Mar Vista Drive.

B. APPLICABLE REGULATIONS
Where not otherwise specified, this project shall be subject to the regulations of the City of Vista Municipal Code and Development Code, as well as other applicable local, state, and federal regulations.

C. EXPIRATION OF SPECIAL USE PERMIT

1. This Special Use Permit shall expire at 11:59 p.m. on the first anniversary of the date of adoption of this Resolution unless a building permit is issued in accordance with the Project Plans (Exhibit B).

2. One 1-year extension may be granted by the City Planner.

3. A notice of land use restriction shall be recorded against the deed of the property stating that the facility is subject to all conditions of this Resolution.

D. VIOLATION OF CONDITIONS
Should significant violations of conditions be reported to the City, the City may take action pursuant to Sections 18.74.280 of the Development Code.

E. BUILDING AND STRUCTURAL INFORMATION AND CONDITIONS

1. All construction and designs are to comply with the model codes including accessibility requirements in effect at the time a permit application is filed, and plans submitted for plan check.

2. The trash enclosure requires an accessible path of travel.

3. A Fire Sprinkler system to be installed in all the structures on site per the requirements of NFPA 13R and to be approved by the Vista Fire Department.

F. FIRE DEPARTMENT CONDITIONS AND REQUIREMENTS

1. Extinguishers
Fire extinguishers are to be provided at exits and at additional approved locations.

Fire Department policies, California Fire Code and State Fire Marshal regulations (CCR Title 19) shall be met. One (1) fire extinguisher with a minimum rating of 2A1013C shall be installed every 75 feet of travel. The fire extinguisher shall be 1 08/09/2022 PH 1 Page 12 of 61

mounted within a fully recessed cabinet unless otherwise approved by the Fire Marshal.

2. Fire Protection Systems
Buildings must be fully protected with automatic fire sprinkler system. The system shall comply with NFPA #13R Standard for Automatic Fire Sprinkler Systems current edition. Three sets of plans, hydraulic calculations, and material specification's sheets for all equipment used in the system shall be submitted by a Licensed Contractor (C-16) for review, approval, and permits issued prior to commencing work.

3. Street Address Numbers/Signs
Permanent three-dimensional street numbers, minimum 12" in height, shall be provided at approved locations, visible from either direction of approach.

All address number shall be three-dimensional and shall contrast in color to the background.

4. Building Access
Knox-Vault series 4400 emergency access key box is required at the building, with specific mounting location approved by VFD prior to construction of walls.

Typically, the location will be 5 feet above finished grade at the main entrance.

Recessed mount is required. Premises keys for all building areas (grand master system keys) labeled with approved key tags identifying the door or area served.

Any gate or barrier across a fire access roadway whether manual or automatic, must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation.

5. Fire Access Roads
a. All interior roadways are designated "fire access roadways" or "fire lanes".

Roadway shall be marked per CFC Sec. 901.4 and CVC Sec. 22500.1.

Minimum unobstructed paved width is 24 feet.
b. All fire access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. If the roadway becomes undriveable, a Stop Work Order will be requested until access is restored.

C. Any gate or barrier across a fire access roadway must meet Vista Fire Department standards and have specific plans reviewed and approved prior to installation. Gate swing shall not obstruct the width of any fire lane. d. Roadway design features (speed bumps, speed humps, speed control dips, etc.) which may interfere with emergency apparatus responses shall not be installed or allowed to remain on fire access roadways. 2 08/09/2022 PH 1 Page 13 of 61

G. SHERIFF'S DEPARTMENT INFORMATION AND CONDITIONS

1. Each tenant must have a six-month lease agreement or longer. No rooms may be rented for shorter periods.

2. On-site resident manager shall be available on a 24-hour basis.

3. Current contact information for the property manager and property owner shall be kept on file with the Community Development and Sheriff's Department.

4. Install sufficient illumination throughout project, especially in parking areas, and replace burned out lights promptly. LED lighting is mandatory throughout the project.

5. Any freestanding or monument signs shall be situated so as not to obstruct sightlines of exiting vehicles.

6. Locate common mailboxes in a well-lit, secure area.

7. Laundry rooms shall have a lock installed on the door to prevent someone from locking the door from the inside.

8. Pool gates shall be self-closing and self-locking. Post hours in a visible location near entrance.

9. The facility shall be required to be certified and participate in the Crime Free Multi- Housing Program, adhering to all the standards and rules.

H. ENGINEERING / LAND DEVELOPMENT CONDITIONS

1. A precise grading and drainage plan shall be submitted for plan check and approval for the parking area addition if any land disturbance activities that trigger grading permit requirements. The plan shall reflect compliance with Vista Development Code, chapters 17.56 (Grading and Erosion Control) and 18.54 (Off- Street Parking and Loading Requirements).

2. The project is required to comply with the Vista Municipal Code, Chapter 13.18, Storm Water Management and Discharge Control Program. Compliance with these requirements will be verified through the building and/or grading plan check and inspection processes. Any required post-construction best management practices must be maintained permanently onsite and shall be subject to a maintenance agreement between the City and the applicant.

3. A sanitary sewer video inspection shall be performed on the entire lateral system onsite up to the city's public sewer main, which shall be provided to the Engineering Division for review prior to first occupancy. Any required repairs or replacement shall be completed to the satisfaction of the City Engineer prior to final occupancy of the project.
3 08/09/2022 PH 1 Page 14 of 61

I. PLANNING INFORMATION AND CONDITIONS
Site Plan / Floor Plans

1. The site shall be operated as a single-room occupancy (SRO) use with a maximum of 75 rooms and one onsite manager's unit.

2. No exterior changes to the existing building are permitted as part of this approval, with exception of those shown in the Project Plans (Exhibit B).

3. Construction plans and associated tenant improvement drawings shall conform to the Project Plans, included as Exhibit B.

4. The permittee shall provide a Physical Elements Report on the status of the physical conditions of the project including: building foundations and walls, roofs, electrical systems, plumbing systems, mechanical systems, recreational facilities, parking and other paved areas, drainage facilities, and associated onsite improvements. The report shall be prepared by a California-licensed structural or civil engineer or contractor and shall include a detailed evaluation of the existing physical elements, a recommendation on their status (including any necessary repairs or replacement, either immediate or in the future) and a signed certification of the findings.

5. The permittee shall be required to make the improvements according to the Physical Elements Report to the satisfaction of the City's Building Official.

6. Unit sizes shall be maintained and range in size from 375 square feet to 391 square feet.

7. Each unit shall have a kitchen. Kitchens shall be required to contain a sink, a countertop, refrigerator, and stove or convection oven and hot plate.

8. Each unit shall include a bathroom that contains a sink, toilet and shower or tub.

9. Each unit shall contain a closet / storage space.

10. The project shall maintain all indoor common areas as reflected on the Project Plans, inclusive the lobby area, laundry rooms, hallways, and covered areas.

11. The project shall maintain all exterior common areas as reflected on the Project Plans, inclusive of the tennis court, pool and associated equipment, barbecue areas, seating areas, and walkways.

12. The project shall include common laundry facilities with no fewer than five washers and five dryers, as shown on the Project Plans. All laundry facilities shall be kept in clean and working order.

13. Community cooking and/or sanitary facilities shall be provided in a location, design and capacity to the satisfaction of the Building Official. 4 08/09/2022 PH 1 Page 15 of 61

14. The exterior illumination level around the perimeter of the buildings and the parking areas onsite shall be maintained at a minimum of one foot-candle at grade from sunset to sunrise. Motion sensors may be used to reduce secondary light levels at the discretion of the Building Official.

15. The permittee shall submit a final site plan reflecting compliance with these Condition of Approval prior to occupancy. The site plan shall be signed by representatives of the Building, Fire, Planning and Land Development Divisions.

16. The permittee shall prepare and implement an organic waste program to the satisfaction of the City Planner. The organic waste program shall be submitted to the City for approval prior to first occupancy and shall be available all occupants of the project.

17. Prior to final inspection and occupancy of the SRO, the permittee shall complete the following:
a. Obtain approval of a building permit for conversion of the motel units to residential use.
b. Pass a site inspection by the City's Building Official and project planner. c. Comply with all Conditions of Approval that must be satisfied prior to occupancy.

Parking

18. The SRO shall maintain a parking ratio of 1.75 spaces per unit for a total of 132 parking spaces on the site.

19. The project site is currently developed with 112 existing parking spaces. An additional 20 parking spaces shall be installed on the site to the satisfaction of the City Planner prior to project occupancy.

20. The additional 20 parking spaces shall be shown on the final site plan with a detail reflecting consistency with Development Code section 18.54.120.

Landscaping

21. The project shall maintain all existing onsite landscaping in good condition. All landscaped areas shall be maintained in a healthy and thriving condition and relatively weed free. All plants which fail to thrive because of disease, damage, accident or other cause shall be immediately replaced with a plant of the same species and size as originally approved. At the discretion of the City Planner, replacement of any plant materials that have been improperly maintained shall be required at a size equal to the size of the plant had it been properly cared for.

22. Any trees removed to accommodate the parking area expansion or other new site improvements shall be replaced in kind onsite. For this purpose, landscape plans shall be submitted to the Planning Division for approval and inspection reflecting compliance with Development Code Chapter 18.56 (Water Efficient Landscaping). 5 08/09/2022 PH 1 Page 16 of 61

23. All trees on the site shall be maintained in a manner that retains the natural form of the species. Topping and aggressive pruning are not permitted.

24. Two street trees shall be placed in the existing tree wells in front of the project site on Mar Vista Drive. Species and planting specifications shall be to the satisfaction of the Public Works Director and shall be shown on the project landscape plans.

Use Restrictions

25. Each room shall be limited to a maximum of two adult occupants.

26. The facility shall have a resident manager onsite and available at all times.

27. Prior to operating the SRO, the operator shall submit a management plan to the City for review and approval by the City Planner and Sheriff's Captain. The management plan shall address operations, safety and security, and building maintenance to the satisfaction of the City Planner.

28. The facility shall provide on-site management on a 24-hour basis at all times. The management shall be solely responsible for the enforcement of all rules reviewed and approved by the City as part of the Special Use Permit.

29. Outdoor storage shall be prohibited including tenants' personal items.

30. The SRO facility shall be operated in a manner that is compatible with the surrounding properties and uses.

31. Tenants shall be limited to one adult dog or one adult cat per unit.

Indemnification

32. By accepting the permit or approval, applicant agrees to accept responsibility for defending against any third-party challenge to the grant of this permit or approval.

Except as otherwise provided by state or federal law, the applicant shall defend, indemnify and hold the City harmless from any costs, claims, penalties, fines, judgments, or liabilities arising from the approval, including without limitation, any award or attorney's fees that might result from the third-party challenge. Upon the occurrence of a challenge, or prior to a challenge, the City may require the applicant to execute an indemnity agreement and provide such security as the City may reasonably require.

33. For the purposes of this indemnity, the term "City" shall include the City of Vista, its officers, officials, employees, agents and representatives. For purposes of this section, the term "challenge" means any legal or administrative action to dispute, contest, attack, set aside, limit, or modify the approval, project conditions, or any act upon which the approval is based, including any action alleging a failure to comply with the California Environmental Quality Act or other laws.

34. For this permit or approval to become effective, the applicant must, within thirty business days of the grant of the permit or approval, execute a form accepting the 6 08/09/2022 PH 1 Page 17 of 61

permit or approval with all conditions. Upon executing the form, the applicant may not challenge the imposition of any condition, except as otherwise provided by law.

J. CONDITIONS OF APPROVAL ADDED BY THE PLANNING COMMISSION ON 7/5/22 The Planning Commission reviewed the proposal on July 5, 2022 and recommended the following additional conditions of approval. Conditions added or modified by the Planning Commission are shown in bold underline format.

1. The property manager shall be responsible for ensuring tenants and quests do not park offsite.

2. The tennis court shall be converted to a half basketball court and two pickleball courts

3. New 8-foot high fencing shall be installed along the eastern and southern boundaries of the site where property lines are shared with other residential properties. Design and final location of new fencing shall be to the satisfaction of the Community Development Director.

4. Tenants of the facility must have a six-month lease agreement or longer.

5. No recreational vehicle, camper or trailer parking shall be permitted on the subiect property.
7 08/09/2022 PH1 Page 18 of 61

P22-0115
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28
VISTA DEL MAR SINGLE ROOM OCCUPANCY SRO

ALL IDEAS, DESIGNS AND

DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE
SPECIAL USE PERMIT PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT
OTHERWISE PLANNING CASE NO. P22-0115 THEE USED FOR ANY

WRITTEN

A CONSENT
O OUT

THE WRITTEN CONSENT OF KIRK
Q MOELLER ARCHITECTS, INC. 330 MAR VISTA DRIVE THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE
VISTA' CA WRITTEN CONSENT OF THE ARCHITECT.

VICINITY MAP CODES PROJECT INFORMATION PROJECT DIRECTORY SHEET INDEX �SEp AF? ASSESSORS PARCEL NUMBER: 183-041-45-00 JG� RK M. g 2019 CALIFORNIA RESIDENTIAL CODE ADDRESS: 330 MAR VISTA DRIVE OWNER: VISTA INTERNATIONAL,INC. ARCHITECTURAL SIGNATORY:DOMINICK VELIKO SHAPKO A0.1 COVER SHEET VISTA,CA.92083 2%28/23 2019 CALIFORNIA BUILDING CODE CONTACT:SCOTT TULK aENtauDATE 380 DRY CREEK ROAD Al.1 SITE PLAN
2019 CALIFORNIA FIRE CODE GROSS LOT AREA: 172,351 S.F./3.96 AC. MONTEREY,CA 93940 A1.2 TRASH ENCLOSURE ��FOFpp,�\FOQ BUILDING I LOT COVERAGE: 10,181 S.F./172,351 S.F.=6/o T:619-756-5858 Mar Vista D1 PARKING/LOT COVERAGE: 19,040 S.F./172,351 S.F.=11% Mar V+sta pf scoff vista rou .ca {t�lsta❑+ 2019 CALIFORNIA PLUMBING CODE PAVING/LOT COVERAGE: 65,858 S.F./172,351 S.F.=38% @ 9 p A2.1 BUILDING A LEVEL 1 FLOOR PLAN 6� COMMON AREA/LOT COVERAGE: 11,947 S.F./172,351 S.F.=7% A2.2 BUILDING A LEVEL 2 FLOOR PLAN } �4 2019 CALIFORNIA MECHANICAL CODE LANDSCAPING/LOT COVERAGE: 65,325 S.F./172,351 S.F.=38% CIVIL: HOWES,WEILER,LANDY-PLANNING&ENGINEERING A2.3 BUILDING B LEVEL 1 FLOOR PLAN s O� CONTACT:SALLY SCHIFMAN A2.4 BUILDING B LEVEL 2 FLOOR PLAN SITE �n�t 2019 CALIFORNIA ELECTRICAL CODE 2888 LOKER AVENUE EAST,SUITE 217 =ei 1S V,s?a CA TYPE OF CONSTRUCTION: V-B CARLSBAD,CA 92010 A3.1 BUILDING A ELEVATIONS 2019 CALIFORNIA ENERGY CODE OCCUPANCY: R-2 T:760-929-2288 A3.2 BUILDING A ELEVATIONS PROPOSED USE: SINGLE ROOM OCCUPANCY [email protected] A3.3 BUILDING B ELEVATIONS nw 2019 CALIFORNIA EXISTING BUILDING CODE FIRE SPRINKLERS: NO A3.4 BUILDING B ELEVATIONS FIRE ALARM: NO
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE STORIES: 2 ARCHITECT: KIRK MOELLER ARCHITECTS,INC. A5.1 UNIT TYPE PROFILES HannaW Ln CONTACT:KIRK MOELLER 2888 LOKER AVENUE EAST,SUITE 220
BUILDING AREAS(EXISTING): TOTAL(BUILDINGS A&B)17,311 S.F. CARLSBAD,CA.92010 DESIGNATIONS T:760-803-8006 BUILDING A 27 UNITS TOTAL 6,254 S.F. [email protected] e
LAND USE: MEDIUM LOW DENSITY RESIDENTIAL(MILD) LEVEL 1 -13 UNITS 3,507 S.F. �JfOay ti Smiliana Lei ZONING: RESIDENTIAL(R-1) LEVEL 2-14 UNITS 2,747 S.F. SUMMARY OF PROJECT DESCRIPTION LEGAL DESCRIPTION ° COASTAL ZONE: NO
N BUILDING B-48 UNITS TOTAL 11,057 S.F.

Hila W;iy �r v LEVEL 1 -24 UNITS 6,260 S.F. EXISTING HOTEL TO BE REPURPOSED TO SINGLE ROOM OCCUPANCY(SRO)FACILITY. EXISTING BUILDINGS LEVEL 2-24 UNITS 4,797 S.F. AND PROPERTY TO REMAIN.NEW PROPOSED COUNTERTOPS AND ACCESSORIES TO BE ADDED TO REGIONAL MAP UNIT TYPE SCHEDULE EXISTING ROOMS PER FLOOR PLANS,+/-11 SF PER UNIT. wBG°1°r°` m E9oh'w°r BUILDING A NOTE: NO MECHANICAL,PLUMBING,ELECTRICAL,OR GRADING IS PROPOSED TO THIS PROJECT. .,mkie 9l
_ Alta Viola
eotanical UNIT TYPE QUANTITY NET SQUARE FOOTAGE EXISTING PARKING 1 27 378 SF
STANDARD STALL: 108 SP.
+l-
ADA STALL: 4 SP. O TOTAL: 112 SP. BUILDING NOTES
Q v ;a � BUILDING B
iRE-cm 1. ALL COMMON AREAS NEED TO COMPLY WITH THE REQUIREMENTS OF CHAPTER 11 B FOR -per
Superior�q urt a h 4 UNIT TYPE QUANTITY NET SQUARE FOOTAGE ALTERATIONS.

P N
Cossco Wholesale ' County Qlviston ti ti 2. AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3 SHALL BE 2 48 +/ 376 SF PROVIDED THROUGHOUT ALL BUILDINGS WITH A GROUP R FIRE AREA.

3. ALL UNITS SHALL HAVE SMOKE ALARMS INSTALLED.

Chic ram' b-.HI A
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Community Q OCEAN HJLL5 "
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! Sunset Park ACCESSIBILITY NOTES Q > nV
� ACCESSIBILITY REQUIREMENT PER CURRENT CODE SHALL BE MET AND INCLUDED IN BUILDING PERMIT PLAN SET.

Target
DEFERRED SUBMITTALS TOTAL UNITS 75
Cn
FIRE SPRINKLER SYSTEM.NFPA 13 M FIRE ALARM&VOICE ALARM COMMUNICATION NFPA 72 M

SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE,WHO SHALL REVIEW THEM AND FORWARD THEM TO Date: 03-08-2022

THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE Project: VISTA DEL MAR SRO DESIGN OF THE BUILDING.THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.(SECTION File: A0.1 107.3.4.1) Revisions:
10 PLAN CHECK#1 -4-19-2022
Q 02 PUBLIC HEARING-7-5-2022 Sheet Title:

TITLE
SHEET
Sheet Number:

AOml
08/09/2022 PH 1 Page 19 of 61

VICINITY MAP P22-0115
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R, KIRK MOELLER ARCHITECTS, INC.

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0 w DTIHESEI DRAWINGS ARE WITHINON ITHE

INDICATED
Hannalel Ln o
0 16 PROPERTY OF KIRK MOELLER s ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT
Q) ONLY ND SHALL NOT

OTHERWISE ABE USED FOR ANY
Aar " Smlllana PURPOSE WHATSOEVER WITHOUT Y THE WRITTEN CONSENT OF KIRK
(E)RESIDENTIAL MOELLER ARCHITECTS, INC. / 8 HHnWay c A e m B OR DEVIATIONS FROM THESE

THERE SHALL BE NO CHANGES
Hilo Way o 0

DRAWINGS OR ACCOMPANYING
9 ® op N SPECIFICATIONS WITHOUT THE 5 \ do WRITTEN CONSENT OF THE 5 � � ARCHITECT.

REGIONAL MAP
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/ ( )PARKING SHEET 1 CITY OF VISTA SHEET 1 30 5 � 23 31 SITE DEVELOPMENT PLAN NO. / OWNER: SCOTT TULK,MOTIVATE 1031,LLC;VISTA INTERNATIONAL,INC. PHONE: 403-973-9300 26 ti \
14 17 18 19 20- 21 zz 24 32 ADDRESS: 330 MAR VISTA DRIVE VISTA,CA 92083 16 1 10'-2' ARCHITECT ENGR. KIRK MOELLER ARCHITECTS,INC. PHONE: 760-803-8006 n 25 33 OR DESIGNER:

QO vO ADDRESS: 2888 LOKER AVENUE EAST,SUITE 220,CARLSBAD,CA 92010 26 34 O
dp TYPE OF DEVELOPMENT: SINGLE-ROOM OCCUPANCY(SRO)

ASSESSOR'S
27 ZONE: R-1 183-041-45-00 109 11 2 PARCEL NO(S):
(E)RESIDENTIAL SITE DATA DWELLING UNITS OPEN SPACE DATA 57'-0" 28
108 (E)POOL AREA AREA(SQ.FT.) COVERAGE% STUDIO 75 COMMON PRIVATE 111 12 10 0 35 LOT: 172,351 S.F. 100% 1 BDRM N/A N/A N/A 107
0 36 BUILDING: 9,767 S.F. 6% 2 BDRM N/A *SF *SF 105 110 37 PARKING: 19,040 S.F. 11% 3 BDRM N/A *SF *SF 05 � LOADING:
5 1 04 38
LANDSCAPING: *S.F. PARKING AREA TOTAL UNITS 75 *SF z N/A Q ,�\ PARKING ORD.REQ. DRIVEWAY 103 (SIZE&SLOPE) SETBACKS REQUIRED GARAGE N/A LOADING N/A REC.VEH. ONE WAY *** FRONT 50' REAR 10, J O (E)P ING N/A 1oz A 49 48 47 _ 46 45 44 43 42 41 40 39 STORAGE COVERED HANDICAP 3 SPACES: TWO WAY *** L.SIDE 10' SPECIAL N/A u LL 101 OPEN 110 TOTAL 115 NIA SLOPE *** R.SIDE 10' ACCES.BLDG. NIA
100 po 1 > 99 Q 16 l� tro 52 53 54 55 56 N 57 58 59 60 �$61 62 63 64 �000 5 LEGEND S' 8' � 5
50 51 98 18 5 7 2 PROPERTY LINES — — O
5 97 0 ` FENCE 0 13 E396 Q 66 �R ELECTRICAL TRANSFORMER: ❑T Cn 9 67 16 FIRE HYDRANT: >C< � M BUILDING B - - sa za'-o° 68 70 ACCESSIBLE PARKING STALLS(9'W X 18'L)W/WHEEL 91 2-STORY 48 UNITS STOP.VAN-ACCESSIBLE STALLS ARE 12'WIDE. 69 71
Date: 03-08-2022 90
72 KEYNOTES Project: VISTA DEL MAR SRO 92 89 4 73
Q1 EXISTING COVERED ENTRY TO REMAIN File: A1.1 74 1 0 0 0 EXISTING DUMPSTER ENCLOSURE TO BE REPAIRED OR REPLACED AS NEEDED, a Revisions:
(E)PARKING 75 CONTRACTOR TO VERIFY A1.2 Q PLAN CHECK#1 -4-19-2022 88 87 86 85 84 83 82 81 80 9 78 77 76 Q3 EXISTING CONCRETE SIDEWALK,TYP. Q PUBLIC HEARING-7-5-2022 ® EXISTING ASPHALT PAVING PARKING LOT,TYP.
4 �0�0
`=-� \ O EXISTING SITE LANDSCAPE TO REMAIN 9 \ 16 © EXISTING TENNIS COURT AND SURROUNDING FENCE `� O7 EXISTING ADA PARKING SIGN ® EXISTING FIRE HYDRANT
RESIDENTIAL O EXISTING MONUMENT SIGNAGE TO BE REBRANDED Sheet Title:
0 10 EXISTING POOL SITE PLAN o _
_ 11 EXISTING FENCE SURROUNDING POOL AREA

SIGNATURES CONSTITUTE THAT ALL PLANS, SPECIFICATIONS, GUARANTEES AND OTHER REQUIREMENTS NECESSARY FOR ISSUANCE OF A BUILDING 12 EXISTING POOL EQUIPMENT AREA

PERMIT CONFORMING TO THIS SITE DEVELOPMENT PLAN HAVE BEEN COMPLETED AND APPROVED BY THE APPROPRIATE DEPARTMENT. 13 EXISTING ELECTRICAL TRANSFORMER 14 EXISTING CONCRETE TABLES,BENCHES AND BBQ GRILL STAND PLANNING DEPARTMENT DATE 30' 60' 15 EXISTING CONCRETE PAD FOR COMMUNITY SPACE Sheet Number:

SITE PLAN 0 15' o ENGINEERING DEPARTMENT DATE 16 EXISTING FENCING SURROUNDING PROPERTY TO REPLACED OR REPAIRED IN KIND FIRE DEPARTMENT DATE SCALE: 1" = 30'-0" N 17 EXISTING CELLULAR EQUIPMENT STORAGE Al , 1 18 ACCESSIBLE PATH TO TRASH ENCLOSURE
PUBLIC WORKS DEPARTMENT DATE
19 LOCATION OF RECESSED MOUNTED KNOX BOX @ 5-0"ABOVE FINISHED GRADE 08/09/2022 PH 1 Page 20 of 61

P22-0115

NEW STEEL STOP PRIME&

PAINT TO MATCH
NEW STEEL CANE BOLT HOOK KIRK MOELLER ARCHITECTS, INC.

PRIME&PAINT TO MATCH 2888 LOKER AVE. EAST, STE 220 12 CARLSBAD, CA 9201❑
(�' KIRK@a KMARCHITECTSINC.COM
NEW CANE BOLT 3/4"DIA.&19" 760 81 4 81 28 LONG PRIME&PAIN TTOH 10 A1 .2
Al
HORIZONTAL CANE BOLT W/ DIRECTION INDICATED WITHIN THESE DNEW CANE BOLT SLEEVE PROPERTYRNGS OFI KIRKARE MOELILER WELDED TO METAL GATE 8" LOCK BOLT (TYP.) 1/4" PER 12" SLOPE.2 TALL&1"DIA. ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
NEW 1"DIA.CANE BOLT d d Cfl _ CONIC,SLEEVES M - I THERELSHALLRBEITNOTCHA GES 4"DEEP p CV ~ `� OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING
Q _ SPECIFICATIONS WITHOUT THE

WRITTENF THE
p Q M ARCHITECT.

Oco
FRONT
CANE BOLT @ METAL GATE 1112"=1'0" 13 Cfl r,� :

NEW VERTICALLY NEW GALV.METAL HASP AND SLIDE APPLIED STEEL WITH PROVISION FOR PADLOCK 1 DECKING. PATTERN
N0.PER ELEVATION � � NEW CONT.ANGLE 21/2"x21/2„ FRONT ELEVATION SIDE ELEVATION x3116"THK.FRAME ALL SIDES 13 CANE BOLT DRILLED IN EXISTING

NEW FULL

SURFACE
E. TYP.DUTY
OF 16 GA. PRIMED AND PAINTED A1 .2 CONC. (TYP.) WALL TYP., FULL SURFACE HINGE. TYP.OF
(4)FOUR AT EQUAL SPACING PER DECKING VERTICALLY JAMB. CONTRACTOR APPLIED (TYP.) TO VERIFY
NEW GALV.METAL

PINTO HOLD GATE

IN PLACE
L 4 x 2 x 5/16"GALVANIZED GATE
3/16" N FRAME,PROVIDE WELDED MITERED NEW CONT.ANGLE 2"x 2"x CORNERS TYPICAL, GRIND AND 3116" 3116"AT MID-HEIGHT 21 PAINT 221-411

EXISTING
NOTE:GATE IS ALL WELDED NEW"TS"4 x 4 x 1/4- 1 NEW GATE FRAME 21 '-1 1/2" CONSTRUCTION-GRIND ALL CAP BOTH ENDS AND WALL, TYP.

BURRS SMOOTH PRIOR TO WELD TO ANGLE. NEW"U"CHANNEL W/SLIDE PRIME AND PAINT SECTION BOLT LATCH RECEIVER 2X

THE SIZE OF THE SLIDE
BOLT F O O
CO
TRASH GATE JAMB AT CENTER POST 3"=1' 14 GATE LATCH 311=1' 10 r_ - - - - F -1 F — — � F -
LJJ
NEW E150 DECKING BY EPIC METAL NEW PAINTED METAL DECK ROOFING SLOPE MIN. 1/4"PER 12"
CORPORATION OR SIMILAR, i TR i H i i o R YCLE i i PAINTED TO MATCH BUILDING TO FRONT OF ENCLOSURE i 99 Si.F. vj 99 S.F. I NEW HEAVY DUTY BALL BEARING NEW SUPPORT BEAM PER O� N HINGES(THREE TYPICAL PER STRUCTURAL I F E — 11 GATE)FIELD WELD TO STEEL 6 TUBE NEW WELDED CAP PLATE
41 1'o" 12
Li NEW 3X3X1/4 STEEL TUBE TYP.EXTEND 1' 0 Z zo ON ALL SIDES
A1 .2
_ J p
w
w NEW 4"PAINTED T.S.POST 15 , J L L NEW 4"x 8"x 1/4"METAL
PLATE EMBEDDED PLATE IN A1 .2 ��_ 1 -0" 0 > Q EXISTING MORTAR FILLED EXISTING BLOCK WITH NEW OVERHANG BLOCK WALL ANCHOR BOLTS AND EPDXY
Q
NEW L 4 x 2 x 5/16"GALVANIZED
14 16 Q
GATE FRAME,PROVIDE WELDED EXISTING CMU .................

MITERED CORNERS TYPICAL, BLOCK SEALED MATCH A1 .2 A1 .2 SEAL TOP AND BOTTOM,GRIND EXISTING#4 @ 16" BUILDING COLOR DRILLED HOLES FOR CANE c t_n AND PAINT.PROVIDE 12X2X5116 O.C.E.W.VERTICAL BARS BOLTS (TYP.) � M � GALV.CRASH BAR @ 36"HIGH. AT CENTER OF PANEL
GATE JAMB 15 PLAN 3"=1'-0"
Date: 03-08-2022
NOTE. Project: VISTA DEL MAR SRO
o PROVIDE WELDS PER STRUCTURAL
DRAWINGS CONTRACTOR TO VERIFY File: A1.2 NEW 4"x4"xl/4"x 6'-0"LG.TUBE `L"
STEEL JAMB,W/TOP CAPPED W/ EXISTING CONDITIONS OF Revisions:
1/4"STEEL PLT.GRIND WELDS EXISTING CURB I a 1Q PLAN CHECK#1 -4-19-2022 SMOOTH,GALVANIZED AND EDGES,TYP. HEAVY DUTY BALL BEARING METAL STRUCTURE PAINTED PER ELEVATIONS. I HINGES TO BE USED 02 PUBLIC HEARING-7-5-2022

EXISTING
CONCRETE SLAB 6" I
q PER STRUCTURAL.
zo MEDIUM BROOM
FINISH I I EXISTING REINFORCING

STEEL PER STRUCTURAL
co ENGINEER

EXISTING CONCRETE PAVING
WHERE OCCURS PER PLAN EXISTING CONCRETE PAD NOTE. — — ALL STEEL TO BE GALVANIZED a Sheet Title:
° . a a —
-
AND PAINTED. CONC. TO BE PTD. TRASH
NEW CONCRETE FOOTING P
— — — —
atr� _ — _ = INSIDE AND OUTSIDE ENCLOSURE a..Ll
, p — = EXISTING FOOTING PER z STRUCTURAL ENGINEER
� 4
NOTE: o Q o o NOTE: CONTRACTOR TO VERIFY CONTRACTOR TO VERIFY EXISTING CONDITIONS OF Sheet Number:
18"DIA. EXISTING CONDITIONS OF = — p — = STRUCTURE STRUCTURE — — p —
Al
2 ■
TRASH GATE JAMB 1/2"=1'-0" 16 TRASH ENCLOSURE SECTION 1' 12 EXISTING TRASH ENCLOSURE WITH NEW ROOF STRUCTURE 1/4"=1'-0" 4 08/09/2022 PH 1 Page 21 of 61

216'-7" GENERAL NOTES P22-0115

1. WHEN SERVING MORE THAN 19 SPRINKLER HEADS,AUTOMATIC SPRINKLER SYSTEMS SHALL

BE SUPERVISED BY AN APPROVED CENTRAL,NON PROPRIETARY OR REMOTE,STATION

SERVICE,OR SHALL BE PROVIDED WITH A LOCAL ALARM WHICH WILL GIVE AN AUDIBLE SIGNAL AT A CONSTANTLY ATTENDED LOCATION.

2. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN

THE CBC

3. PENETRATIONS OF FIRE-RESISTIVE WALLS,FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN THE CBC.

4. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE KIRK MO KER A ARCHITECTS, INC. 2888 LOER AVE. EAST, 5TE 220
w w FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS CARL58AD, CA 9201❑ ' ' THAN 6 FEET ABOVE THE FLOOR. [email protected] (E)ELEC 5. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING 760-81 4-81 28 E)F. OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING FOR EMERGENCY ESCAPE GRADE LEVEL OPENINGS SHALL BE 5 SQUARE FEET.(CFC 1030.2) qLL IDEAS, DESIGNS AND F

6. EMERGENCY ESCAPE AND RESCUE OPENING SHALL HAVE THE BOTTOM OF THE CLEAR DIRECTION INDICATED WITHIN OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.(CFC 1030.3) THESE DRAWINGS ARE THE O O O O O O O O O O 0 O $ O O O PROPERTY OF KIRK MOELLER

7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE FOLLOWING DIMENSIONS: ARCHITECTS, INC. AND ARE ❑ ❑ ® ❑7ZSOCIATED
° ❑ ® ❑ ® ❑ ® TYP. a( A
❑ THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MIN NET WITH INTETHIS

T SPECIFIC PROJECTPROJECT
CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.THE NET CLEAR OPENING ONLY AND SHALL NOT 4 DIMENSION SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING.(CFC 1030.2) OTHERWISE BE USED FOR ANY 13'-6" PURPOSE WHATSOEVER WITHOUT TYP. 1 8. FOR ADDITIONAL INFORMATION ON DOORS&WINDOWS,SEE DOOR&WINDOW NOTES ON THE WRITTEN CONSENT OF KIRK W TYP. SHEET A5.1 AND A5.2. MOELLER ARCHITECTS, INC.

ROOM ROOM ROOM w ROOM ROOM ROOM TYP, ROOM ROOM - 9. PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH TORR DEVIATIONS E SHALL EFROM NO CTHESE S
q DRAWINGS OR ACCOMPANYING 106 1 1 107 1 108 109 1 110 111 112 113 M SECTION 906. SPECIFICATIONS WITHOUT THE TYPE 1 TYPE 1 TYPE 1 QNDW'
TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 10. FIRE RISER LOCATIONS SHALL BE APPROVED PER FIRE DEPARTMENT. wRITTENARCCHIITECT.OF THE -
REA TYP. N 11. SEE CIVIL DRAWINGS FOR POINT OF CONNECTIONS TO OFF SITE UTILITIES.CONTRACTOR TO VERIFY ACTUAL UTILITY LOCATIONS.

12. CONTRACTOR TO PROTECT AND KEEP THE FLOOR SLAB CLEAN.ALL EQUIPMENT TO BE 3 DIAPERED INCLUDING CARS AND TRUCKS.

TYP. 13. PENETRATIONS OF FIRE-RESISTIVE WALLS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CRC SECTION R302.4. Ep ARCy�x

14. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN JG RK M O� CBC TABLE 803.11.

13. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE FOUNDATION,GRIDLINE,OR FACE OF * 2/28/23 WALL FRAMING U.N.O. tp RENEWALOATE
2' 14. ALL WALL FINISHES TO MATCH ADJACENT PER OWNER. 9�FOPCAI.�FOQ

15. USABLE SPACE UNDER STAIRS TO RECEIVE 1/2"MINIMUM DRYWALL PER CRC R302.7. r r 16. ELECTRICAL BOXES IN FIRE RATED WALLS SHALL BE STEEL OR LISTED FIRE RATED EQUAL 0 0 7 7 AND THE ANNULAR SPACE BETWEEN THE MEMBERS AND BOX SHALL NOT EXCEED 1/8".

TYP. TYP. 2. w w 17. ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES AS IDENTIFIED IN KEYNOTES LISTED BELOW.
(E)STAIR 2 j (E)STAIR 3 18. NO PERMANENT PROVISIONS FOR FOOD PREPARATION AND COOKING WILL BE PROVIDED.

A2.2
BUILDING A LEVEL 1 FLOOR PLAN (SOUTH) 0 4' 8' 16' t WALL LEGEND SCALE: 1/8" = 1'-0" N PLAN KEY PLAN N.

NORTH
EXISTING 2X4 INTERIOR/EXTERIOR WALL
216'-7"
0 (E)ENGINEER ROOM I
MAINTENANCE ROOM o 0
� 3 O
w w
O
(E)ELEC
cn
OD OD OD � 9 PROPOSED O s o: :o s° O IDo: :o O E) o: :o O .

MAN ER'S TYP
U T ❑ ❑ ❑ ❑ ❑ ❑ 4 13'-6"
TYP.
1 TYP. 6
TYP. LL ROOM ROOM ROOM ROOM ROOM f J � 0 04 to ROOM 102 1 103 1 104 1 105 106 L KEYNOTES W (n 3 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 j O TYP. El El 11 El O1 NEW COUNTERTOP,SINK AND MILLWORK,AS NEEDED in > a ° 2 N
i P Q2 NEW CARPET/FLOORING TO REPLACE EXISTING,AS NEEDED w U o �1 Q3 NEW PAINT,COLOR APPROVED BY CLIENT Q •. // ® NEW MICROWAVE ON COUNTERTOP,AS NEEDED (E)RECEPTION O NEW FURNITURE,AS NEEDED cn INNNNNNN COUNTER © EXISTING BALCONY TO ACCESS ROOMS 5; M cn 7 EXISTING STAIRS TO REMAIN,REPAIR AND REFINISH AS NEEDED M — ® EXISTING FIXTURES AND FINISHES TO REMAIN,REPLACE AS NEEDED J�
O9 EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Date: 03-08-2022 (E)RECEPTION 7
AREA 2 N 10 EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED TYP. Project: VISTA DEL MAR SRO 0 0
3 3 File: A2.1 w w
Revisions:
(E)STAIR 1 "
10 PLAN CHECK#1 -4-19-2022
02 PUBLIC HEARING-7-5-2022
14'-7"
0 0
2 Sheet Title:

BUILDING A
LEVEL 1
a o
2 FLOOR PLAN
LJ Sheet Number:

BUILDING A LEVEL 1 FLOOR PLAN (NORTH) 0 4' 8' 16' A2.2 1I E I % A2 , 1 SCALE: 1/8" = 1'-0" N PLAN NORTH KEY PLAN N. 08/09/2022 PH 1 Page 22 of 61

GENERAL NOTES P22-0115

1. WHEN SERVING MORE THAN 19 SPRINKLER HEADS,AUTOMATIC SPRINKLER SYSTEMS SHALL

BE SUPERVISED BY AN APPROVED CENTRAL,NON PROPRIETARY OR REMOTE,STATION

SERVICE,OR SHALL BE PROVIDED WITH A LOCAL ALARM WHICH WILL GIVE AN AUDIBLE SIGNAL AT A CONSTANTLY ATTENDED LOCATION.

2. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN

THE CBC

3. PENETRATIONS OF FIRE-RESISTIVE WALLS,FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN THE CBC.

4. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE KIRK MOELLER ARCHITECTS, INC. 2B88 LOKER AVE. EAST, STE 220
FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS CARLSBAD, CA 9201❑ THAN 6 FEET ABOVE THE FLOOR. [email protected] ' ► 5. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING 760-81 4-B 1 26 OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING FOR EMERGENCY ESCAPE GRADE LEVEL OPENINGS SHALL BE 5 SQUARE FEET.(CFC 1030.2)

ALL IDEAS, DESIGNS AND
202'-6" 6. EMERGENCY ESCAPE AND RESCUE OPENING SHALL HAVE THE BOTTOM OF THE CLEAR DIRECTION INDICATED WITHIN OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.(CFC 1030.3) THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER

7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE FOLLOWING DIMENSIONS: ARCHITECTS, INC. AND ARE THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MIN NET INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT
CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.THE NET CLEAR OPENING ONLY AND SHALL NOT O O DIMENSION SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING.(CFC 1030.2) OTHERWISE A USED FOR ANY

DTPURPOSE WHATSOEVER WITHOUT

8. FOR ADDITIONAL INFORMATION ON DOORS&WINDOWS,SEE DOOR&WINDOW NOTES ON THE WRITTEN CONSENT OF KIRK EE Q° O O Q° O° O O O° O O° O 8 O° O aO O SHEET A5.1 AND A5.2. MOELLER ARCHITECTS, INC. r� THERE SHALL BE NO CHANGES F'�'�Z(D D ® (D ❑ ® TYP. ® ❑ OR DEVIATIONS FROM THESE �/A :(LDq9. PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH DRAWINGS OR ACCOMPANYING SECTION 906. SPECIFICATIONS WITHOUT THE
4 WRITTEN CONSENT OF THE IT-13" 10. FIRE RISER LOCATIONS SHALL BE APPROVED PER FIRE DEPARTMENT. ARCHITECT.

TYP• 1

11. SEE CIVIL DRAWINGS FOR POINT OF CONNECTIONS TO OFF-SITE UTILITIES.CONTRACTOR TO 5 TYP. VERIFY ACTUAL UTILITY LOCATIONS.

ROOM ROOM ROOM ROOM ROOM ROOM TrP. ROOM ROOM o 12. CONTRACTOR TO PROTECT AND KEEP THE FLOOR SLAB CLEAN.ALL EQUIPMENT TO BE 207 208 209 210 211 212 213 214 N DIAPERED INCLUDING CARS AND TRUCKS.

TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 / TYPE 1 TYPE 1 (E)W.H. _ 13. PENETRATIONS OF FIRE-RESISTIVE WALLS AND ROOF-CEILINGS SHALL BE PROTECTED AS P.

N REQUIRED IN CRC SECTION R302.4. OAF?

14. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN JG RK M. O� CBC TABLE 803.11.

Lr
E)JANITOR 3 13. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE FOUNDATION,GRIDLINE,OR FACE OF * 2/28/23 Ll L_ LTYP. WALL FRAMING U.N.O. �� RaowuoAre `e O K_

14. ALL WALL FINISHES TO MATCH ADJACENT PER OWNER. y��OPCA�\�OQ�

15. USABLE SPACE UNDER STAIRS TO RECEIVE 1/2"MINIMUM DRYWALL PER CRC R302.7.

16. ELECTRICAL BOXES IN FIRE RATED WALLS SHALL BE STEEL OR LISTED FIRE RATED EQUAL AND THE ANNULAR SPACE BETWEEN THE MEMBERS AND BOX SHALL NOT EXCEED 1/8".

17. ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES AS IDENTIFIED IN KEYNOTES LISTED __ 6 _TYP. j 18. NO PERMANENT PROVISIONS FOR FOOD PREPARATION AND COOKING WILL BE PROVIDED.

H TYP. ��—_1n IL R TYP. ��i1�--Ju 1r-- —fin
/ ► III (E)STAIR 2 III iII (E)STAIR 3 III L======J L =J Z.

WALL LEGEND
Z' EXISTING 2X4 INTERIOR/EXTERIOR WALL
A2.2
BUILDING A LEVEL 2 FLOOR PLAN (SOUTH) 0 4' 8' 16' IP11 2 SCALE: 1/8" = V-0" N PLAN KEY PLAN N.

NORTH O
w
cl)
Q � a
oc —
� o z
w
► IIIJ a 0 LL
?_ ° KEYNOTES W
3 i -
202'-6" J
O1 NEW COUNTERTOP,SINK AND MILLWORK,AS NEEDED > a Q2 NEW CARPET/FLOORING TO REPLACE EXISTING,AS NEEDED U 3 NEW PAINT,COLOR APPROVED BY CLIENT •.

O OD OD OD C � FEEa 0 0 o 0 0 0 0 ® NEW MICROWAVE ON COUNTERTOP,AS NEEDED a O 8 o O o :o O O o: :o O O o: :o O O P. O NEW FURNITURE,AS NEEDED M ® O ® ® ® (D " (D © EXISTING BALCONY TO ACCESS ROOMS cn 1 TYP. O7 EXISTING STAIRS TO REMAIN,REPAIR AND REFINISH AS NEEDED > > TYP. 5 ® EXISTING FIXTURES AND FINISHES TO REMAIN,REPLACE AS NEEDED ROOM TYP. ROOM ROOM ROOM ROOM ROOM ROOM ROOM 201 202 203 1 204 1 205 1 206 1 207 208 O9 EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Date: 03-08-2022 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 TYPE 1 Project: VISTA DEL MAR SRO TYP � 10 EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED a
File: A2.2
N
Revisions:
2 TYP. 10 PLAN CHECK#1 -4-19-2022 02 PUBLIC HEARING-7-5-2022
OP
6 I
�L—— TYP.
�L__ T ? o Sheet Title:
pL ——�J TYP. 3 Z. � > BUILDING A II ' ►
III (E)STAIR 1 III
LEVEL 2

2.. FLOOR PLAN
Sheet Number:

BUILDING A LEVEL 2 FLOOR PLAN (NORTH) 0 4' 8' 16' A2.2 1I E I % A2 , 2 SCALE: 1/8" = V-0" N PLAN NORTH KEY PLAN N. 08/09/2022 PH 1 Page 23 of 61

175-6"
(E)STAIRS 2
GENERAL NOTES P22-0115

1. WHEN SERVING MORE THAN 19 SPRINKLER HEADS,AUTOMATIC SPRINKLER SYSTEMS SHALL

BE SUPERVISED BY AN APPROVED CENTRAL,NON PROPRIETARY OR REMOTE,STATION -�h SERVICE,OR SHALL BE PROVIDED WITH A LOCAL ALARM WHICH WILL GIVE AN AUDIBLE IF
SIGNAL AT A CONSTANTLY ATTENDED LOCATION.

2. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN 3 W I I I I O S IRS 1 THE CBC 7 L 3. PENETRATIONS OF FIRE-RESISTIVE WALLS,FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE 15 PROTECTED AS REQUIRED IN THE CBC.

4. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220
FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS CARLSBAD, CA 9201❑ 6 THAN 6 FEET ABOVE THE FLOOR.

[email protected]
\ _ , 5. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING 760-81 4-81 28 OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING FOR EMERGENCY ESCAPE GRADE LEVEL OPENINGS SHALL BE 5 SQUARE FEET.(CFC 1030.2) ALL IDEAS, DESIGNS AND (E)LAUNDRY 11 El 6. EMERGENCY ESCAPE AND RESCUE OPENING SHALL HAVE THE BOTTOM OF THE CLEAR DIRECTION INDICATED WITHIN A A OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.(CFC 1030.3) THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ROOM ROOM ROOM ROOM ROOM ROOM ROOM 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE FOLLOWING DIMENSIONS: ARCHITECTS, INC. AND ARE 12E 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 WITH THIS SPECIFIC PROJECT 119 118 117 116 115 114 THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MIN NET INTENDED TO BE ASSOCIATED TYPE °
CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.THE NET CLEAR OPENING ONLY AND SHALL NOT DIMENSION SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING.(CFC 1030.2) OTHERWISE BE USED FOR ANY ° PURPOSE WHATSOEVER WITHOUT

8. FOR ADDITIONAL INFORMATION ON DOORS&WINDOWS,SEE DOOR&WINDOW NOTES ON THE WRITTEN CONSENT OF KIRK ❑ ° ❑ ® (D ❑ ❑ L)j(D ;(0D ___"j ❑ ❑ L) 0 (D ❑ SHEETA5.1 ANDA5.2. THERESHALLBENOCHA GES

9. PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH DRAWINGS OR OR DEVIATIONS FROM THESE O ° O �; IDO 0 O 0 �: O SECTION 906. SPECIFICATIONS

WITHOUT
TIHE

WRITTEN CONSENT OF THE

10. FIRE RISER LOCATIONS SHALL BE APPROVED PER FIRE DEPARTMENT. ARCHITECT.

I N 11. SEE CIVIL DRAWINGS FOR POINT OF CONNECTIONS TO OFF-SITE UTILITIES.CONTRACTOR TO LO VERIFY ACTUAL UTILITY LOCATIONS.

12. CONTRACTOR TO PROTECT AND KEEP THE FLOOR SLAB CLEAN.ALL EQUIPMENT TO BE O O Q Q O O 8 O O 0 Q O DIAPERED INCLUDING CARS AND TRUCKS. " ® ❑ ❑ ® ® ❑ TYP.LF ® ® ❑ ❑ 13 REQUIRED IN CRC SECTION RNS OF I302V4 WALLS AND ROOF CEILINGS SHALL BE PROTECTED AS �5��qr%- w 4 13'-6" 14. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN TYP. CBC TABLE 803.11. " TYP. 13. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE FOUNDATION,GRIDLINE,OR FACE OF * 2/28/23 TYP. WALL FRAMING U.N.O. �� RENEWALOATE `e ROOM ROOM ROOM ROOM ROOM ROOM ROOM 14. ALL WALL FINISHES TO MATCH ADJACENT PER OWNER. y��OPCA�\�OQ� 132 131 L 130 1 1 129 '{3� 128 127 126 15. USABLE SPACE UNDER STAIRS TO RECEIVE 1/2"MINIMUM DRYWALL PER CRC R302.7.

TYPE 2 w TYPE 2 TYPE 2 TYPE 2 TYP TYPE 2 TYPE 2 C? TYPE 2 a 16. ELECTRICAL BOXES IN FIRE RATED WALLS SHALL BE STEEL OR LISTED FIRE RATED EQUAL N AND THE ANNULAR SPACE BETWEEN THE MEMBERS AND BOX SHALL NOT EXCEED 1/8". 2 17. ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES AS IDENTIFIED IN KEYNOTES LISTED P BELOW.

18. NO PERMANENT PROVISIONS FOR FOOD PREPARATION AND COOKING WILL BE PROVIDED. 3I 2.
3 3 17T
> > III E T IRS 4 IJ
2 WALL LEGEND
EXISTING 2X4 INTERIOR/EXTERIOR WALL
(E)STAIRS 5
BUILDING B LEVEL 1 FLOOR PLAN (EAST) 0 4' 8' 16' 1�1A2.3 A2.3 1�12 � 11P,111 SCALE: 1/8" = V-0" N PLAN KEY PLAN N.

NORTH
175'-6"
(E)STAIRS 2 O
Cl)
F-I
(E)STP IRS 3 I I
I L1 3
-
� oz
05'.0„
� � IIIIIIIIIIIJ Q O KEYNOTES W (n
T � [I (E)LAUNDRY O1 NEW COUNTERTOP,SINK AND MILLWORK,AS NEEDED > Q
ROOM ROOM ROOM ROOM ROOM ROOM AREA Q2 NEW CARPET/FLOORING TO REPLACE EXISTING,AS NEEDED U 125 1 124 123 1 120
TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 ° Q3 NEW PAINT,COLOR APPROVED BY CLIENT Q •. ° C
® NEW MICROWAVE ON COUNTERTOP,AS NEEDED
❑ ® ❑ ® ❑ ® ❑ ❑ ® ® ❑ ° ❑ O5 NEW FURNITURE,AS NEEDED O © EXISTING BALCONY TO ACCESS ROOMS � `M
0 2 O O (11 D O O D O ° O O7 EXISTING STAIRS TO REMAIN,REPAIR AND REFINISH AS NEEDED O D
N Ll
L_] F1 ___l ® EXISTING FIXTURES AND FINISHES TO REMAIN,REPLACE AS NEEDED ti
D 1=
9 EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Date: 03-08-2022 :D O O g n7) O O �: :� O O �: W 10 EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED Project: VISTA DEL MAR SRO ® TYP. OD ® � ® ® File: A2.3 ❑ . ❑ ❑ ❑ L
711 70
Revisions:
4 13'-6" W 1Q PLAN CHECK#1 -4-19-2022 TYP.
1IL
TYP �Typ
W 2 PUBLIC HEARING-7-5-2022 .

ROOM ROOM ROOM ROOM ROOM ROOM w 137 31 136 1 135 1 134 r 133 1 132 TYPE 2 TYP TYPE 2 TYPE 2 r, TYPE 2 TYPE 2 TYPE 2 w o
N
2 TYP\ L
2 Sheet Title:
w�a BUILDING B
� w
�T_1
> > LEVEL 1
IIII � �
(E) T I �I

2. FLOOR PLAN
Sheet Number:
(E)STAIRS 5 A2.3 A2.3
A2 , 3
�
BUILDING B LEVEL 1 FLOOR PLAN (WEST) 0 4' 8' 16' KEY PLAN N. 08/09/2022 _ SCAL : 1/i�" - 1'-0" N PLAN Page 24 of 61 NORTH

175'-6"
FF7_ �
III (E)STAIRS 2 III
P22-0115

GENERAL NOTES
N~_ _ 1. WHEN SERVING MORE THAN 19 SPRINKLER HEADS,AUTOMATIC SPRINKLER SYSTEMS SHALL n[ ��-�1 BE SUPERVISED BY AN APPROVED CENTRAL,NON PROPRIETARY OR REMOTE,STATION

SERVICE,OR SHALL BE PROVIDED WITH A LOCAL ALARM WHICH WILL GIVE AN AUDIBLE SIGNAL AT A CONSTANTLY ATTENDED LOCATION.
7 T T j-_70 2. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN f/l N IIII III THE CBC 3 IJ III
� w 3. PENETRATIONS OF FIRE-RESISTIVE WALLS,FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE (E�� III PROTECTED AS REQUIRED IN THE CBC.

TAI S 1 II 4. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE KIRK MOELLER ARCHITECTS, INC.

LIJ 1 L J 2888 LOKER AVE. EAST, STE 220 r1==r-_ FINISHED WITH A NONABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS CARL58AD, CA 9201 0
THAN 6 FEET ABOVE THE FLOOR. [email protected]

5. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING 760 81 4 s l z8 OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING FOR EMERGENCY ESCAPE GRADE LEVEL OPENINGS SHALL BE 5 SQUARE FEET.(CFC 1030.2) ALL IDEAS, DESIGNS AND

6. EMERGENCY ESCAPE AND RESCUE OPENING SHALL HAVE THE BOTTOM OF THE CLEAR DIRECTION INDICATED WITHIN OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR.(CFC 1030.3) THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ROOM ROOM ROOM ROOM ROOM ROOM ROOM 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE FOLLOWING DIMENSIONS: ARCHITECTS, INC. AND ARE 221 1 220 219 218 1 217 216 1 215 THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MIN NET WITHNTHI TO S PEBCIFICSSOCIATED PROJECT TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.THE NET CLEAR OPENING ONLY AND SHALL NOT DIMENSION SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING.(CFC 1030.2) OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

8. FOR ADDITIONAL INFORMATION ON DOORS&WINDOWS,SEE DOOR&WINDOW NOTES ON THE WRITTEN CONSENT OF KIRK SHEET A5.1 AND A5.2. MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

9. PORTABLE FIRE EXTINGUISHERS WILL BE INSTALLED IN THE BUILDING IN ACCORDANCE WITH OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING
E O O: :O O O O: :O E O O: :O""� f O SECTION 906. SPECIFICATIONS WITHOUT THE

WRITTEN CONSENT OF THE
E: 1:1 O O O 10. FIRE RISER LOCATIONS SHALL BE APPROVED PER FIRE DEPARTMENT. ARCHITECT. (E)JANITOR N 11. SEE CIVIL DRAWINGS FOR POINT OF CONNECTIONS TO OFF-SITE UTILITIES.CONTRACTOR TO O � O � � O �, VERIFY ACTUAL UTILITY LOCATIONS.

12. CONTRACTOR TO PROTECT AND KEEP THE FLOOR SLAB CLEAN.ALL EQUIPMENT TO BE O O Q Q O O VTYP
O " 0 Q O DIAPERED INCLUDING CARS AND TRUCKS. ® j(D ® 10 �' ® 13 REQUIREDIW CRC SECTION RNS OF I302V4 WALLS AND ROOF CEILINGS SHALL BE PROTECTED ASEp ARC 14. WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATION IN G RK M.13'6" CBC TABLE 803.11.

13. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE FOUNDATION,GRIDLINE,OR FACE OF * 2/28/23 TYP. TYP. WALL FRAMING U.N.O. �� RENEWALOATE `e ROOM ROOM ROOM ROOM ROOM ROOM ROOM 14. ALL WALL FINISHES TO MATCH ADJACENT PER OWNER. y��OPCA�\�OQ� 233 232 231 1 230 � 229 228 227 15. USABLE SPACE UNDER STAIRS TO RECEIVE 1/2"MINIMUM DRYWALL PER CRC R302.7.

TYPE 2 I TYPE 2 TYPE 2 TYPE 2 TYP. TYPE 2 TYPE 2 C? TYPE 2 16. ELECTRICAL BOXES IN FIRE RATED WALLS SHALL BE STEEL OR LISTED FIRE RATED EQUAL a
N AND THE ANNULAR SPACE BETWEEN THE MEMBERS AND BOX SHALL NOT EXCEED 1/811 .
2 17. ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES AS IDENTIFIED IN KEYNOTES LISTED TYP. BELOW.
____ 18. NO PERMANENT PROVISIONS FOR FOOD PREPARATION AND COOKING WILL BE PROVIDED.

L L4 I 7�I-1TT
El
I(E)ISTAIIRS 4 II

2. W IIII III
IJ1L1==J , -
2 WALL LEGEND
-4 EXISTING 2X4 INTERIOR/EXTERIOR WALL III (E)STAIRS 5 III
BUILDING B LEVEL 2 FLOOR PLAN (EAST)
0 4' 8' 16' A2.4 cl
2 SCALE: 1/8" = 1'-0" N PLAN KEY PLAN N.

NORTH
175-6"
FFr---
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p J
ROOM ROOM ROOM ROOM ROOM ROOM Q2 NEW CARPET/FLOORING TO REPLACE EXISTING,AS NEEDED w U 226 1 225 224 1 223 1 222 221 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 TYPE 2 Q3 NEW PAINT,COLOR APPROVED BY CLIENT Q •. ® NEW MICROWAVE ON COUNTERTOP,AS NEEDED
❑ o ❑ ❑ ❑ ❑ O NEW FURNITURE,AS NEEDED OM ® 0 ❑ ❑ c 0 (D © EXISTING BALCONY TO ACCESS ROOMS O O 5;O O O O �O O O O �O O O 7 EXISTING STAIRS TO REMAIN,REPAIR AND REFINISH AS NEEDED M O O O (E)JANITOR ® EXISTING FIXTURES AND FINISHES TO REMAIN,REPLACE AS NEEDED C,
9 EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Date: 03-08-2022 O O ❑ 8 O O O O O O O O O 10 EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED Project: VISTA DEL MAR SRO TYP.

File: A2.4
❑ ( ❑ ❑ 0 (D ❑ ❑ Revisions:
4 13'-6" 10 PLAN CHECK#1 -4-19-2022 TYP.
1 02 PUBLIC HEARING-7-5-2022 TYP. �Typ
.

ROOM ROOM ROOM ROOM ROOM ROOM 238 �}3 , 237 236 235 234 233
TYPE 2 TYP TYPE 2 TYPE 2 �, TYPE 2 TYPE 2 TYPE 2 o
N
2 TYP.III (E)$TWIG$� I 2 / Sheet Title:

III LIB way BUILDING B 3 lii IIII W � � - LEVEL 2 L== 2. FLOOR PLAN Sheet Number:

L-�N
III (E)STAIRS 5 III 0 4' 8' 16' A2 , 4 A2.4 A2.4
BUILDING B LEVEL 2 FLOOR PLAN (WEST) KEY PLAN N. 08/09/2022 =SCAL : 1Y" 1'-0" N PLAN Page 25 of 61 NORTH

P22-0115
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28

ALL IDEAS, DESIGNS AND

DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE
M A C B F E G H L DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE

WRITTEN CONSENT OF THE
ARCHITECT.
��SEQ ARCy���
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O

GENERAL NOTES

1. T.O.P.=TOP OF PARAPET ELEVATION.

2. F.F.E.=FINISH FLOOR ELEVATION.

3. ALL NOTES ARE TYPICAL.

4. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. a

5. ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.

6. ALL ROOF MOUNTED EQUIPMENT TO BE SCREENED BY BUILDING PARAPET. Q z w
C A G M H L J E D 0 PAINT HATCH LEGEND W ~ �L
a J

MAIN BODY PAINT PER DURAMAX FLAT LIGHT GRAY O
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12 COLOR/ MATERIAL SCHEDULE M a 4 q
`"i OA EXISTING ROOF TO BE REPAIRED AS NEEDED OB EXISTING STAIR TO BE REPAIRED AND REFINISHED AS NEEDED Date: 03-08-2022 \ ■ o OC EXISTING WALL FINISH TO REMAIN,TYP. Project: VISTA DEL MAR SRO c O EXISTING COVERED ENTRY TO REMAIN File: A3.1 /
OE EXISTING GUARDRAIL TO REMAIN,TYP. Revisions:
10 PLAN CHECK#1 -4-19-2022
OF EXISTING BALCONY TO ACCESS ROOMS 02 PUBLIC HEARING-7-5-2022

ONEW PAINT(MAIN BODY)

ONEW PAINT(FASCIA/TRIM)

OEXISTING SIGNAGE TO BE REBRANDED AS NEEDED
OEXISTING EXTERIOR WALL SCONCE TO BE REPLACED,TYP.

OEXISTING WINDOW TO REMAIN, REPLACE AS REQUIRED,TYP.

NO RT H ELEVATION 0 4' 8' 16' O EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Sheet Title:
2 IMMEN19 EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED BUILDING A SCALE: 1/8" = 1'_0" ELEVATIONS
Sheet Number:

A3 , 1
08/09/2022 PH 1 Page 26 of 61

P22-0115
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28

ALL IDEAS, DESIGNS AND

DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
H L T
T
A M MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE

WRITTEN CONSENT OF THE
ARCHITECT.

AF?
12 T2LQ 4 rn * 2%28/23
RENEWAL DATEef ft 12
Zo Im bo ��FOFL.A�\r(OQ
N C�
1 EAST ELEVATION 0 4' 8' 16' SCALE: 1/8" = 1'-0"
0 GENERAL NOTES

1. T.O.P.=TOP OF PARAPET ELEVATION.

2. F.F.E.=FINISH FLOOR ELEVATION.

3. ALL NOTES ARE TYPICAL.

4. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. a D T
T
C G A 5. ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.

6. ALL ROOF MOUNTED EQUIPMENT TO BE SCREENED BY BUILDING PARAPET. 0 z w

J Q O
PAINT HATCH LEGEND W
a J

MAIN BODY PAINT PER DURAMAX FLAT LIGHT GRAY O
Q
12 = FASCIA/TRIM PAINT PER DURAMAX SATIN DARK GRAY O Q d 4 o Cn
O �

COLOR/ MATERIAL SCHEDULE
M >

OA EXISTING ROOF TO BE REPAIRED AS NEEDED
00 OB EXISTING STAIR TO BE REPAIRED AND REFINISHED AS NEEDED Date: 03-08-2022 OC EXISTING WALL FINISH TO REMAIN,TYP. Project: VISTA DEL MAR SRO M O EXISTING COVERED ENTRY TO REMAIN File: A3.2 Revisions:

OE EXISTING GUARDRAIL TO REMAIN,TYP.
10 PLAN CHECK#1 -4-19-2022
OF EXISTING BALCONY TO ACCESS ROOMS 02 PUBLIC HEARING-7-5-2022

ONEW PAINT(MAIN BODY)

ONEW PAINT(FASCIA/TRIM)

OEXISTING SIGNAGE TO BE REBRANDED AS NEEDED
OEXISTING EXTERIOR WALL SCONCE TO BE REPLACED,TYP.

OEXISTING WINDOW TO REMAIN, REPLACE AS REQUIRED,TYP.

SOUTHE L E VAT I O N 0 4' 8' 16' O EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Sheet Title:
2 O EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED BUILDING A SCALE: 1/8" = 1' 0" ELEVATIONS
Sheet Number:

A3 , 2
08/09/2022 PH 1 Page 27 of 61

P22-0115
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28

ALL IDEAS, DESIGNS AND

DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE
C A T
T
T
A G H L ARCHITECT.OF THE ��SEQ AROy���
JG RK M.
2/28/23

RENEWAL DATE
OFCA�-��OQ
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0 N
min
_ CV
P V77722M O V 80
0 ;a N F-1 F !L
1 NORTH ELEVATION 0 4' 8' 16' SCALE: 1/8" = 1'-0"
O

GENERAL NOTES

1. T.O.P.=TOP OF PARAPET ELEVATION.

2. F.F.E.=FINISH FLOOR ELEVATION.

3. ALL NOTES ARE TYPICAL.

4. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. a

5. ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.

T
T
T
N T
T
F 6. ALL ROOF MOUNTED EQUIPMENT TO BE SCREENED BY BUILDING PARAPET. 0 z w

J Q O
PAINT HATCH LEGEND W
a J

MAIN BODY PAINT PER DURAMAX FLAT LIGHT GRAY O
Q
FASCIA/TRIM PAINT PER DURAMAX SATIN DARK GRAY O Q Q
N COLOR/ MATERIAL SCHEDULE
EO

OEXISTING ROOF TO BE REPAIRED AS NEEDED
/ \ oil
/ \ O EXISTING STAIR TO BE REPAIRED AND REFINISHED AS NEEDED Date: 03-08-2022 \ / O EXISTING WALL FINISH TO REMAIN,TYP. Project: VISTA DEL MAR SRO \ / O EXISTING COVERED ENTRY TO REMAIN File: A3.3 Revisions:

OE EXISTING GUARDRAIL TO REMAIN,TYP.
10 PLAN CHECK#1 -4-19-2022
OF EXISTING BALCONY TO ACCESS ROOMS Q2 PUBLIC HEARING-7-5-2022

ONEW PAINT(MAIN BODY)

ONEW PAINT(FASCIA/TRIM)

OEXISTING SIGNAGE TO BE REBRANDED AS NEEDED
OEXISTING EXTERIOR WALL SCONCE TO BE REPLACED,TYP.

OEXISTING WINDOW TO REMAIN, REPLACE AS REQUIRED,TYP.

WE S T ELEVATION 0 4' 8' 16' O EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Sheet Title:
2 IN EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED BUILDING B SCALE: 1/8" = 1'_0" ELEVATIONS
Sheet Number:

A3 , 3
08/09/2022 PH 1 Page 28 of 61

P22-0115
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28

ALL IDEAS, DESIGNS AND

DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED

WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING
T
T
F T
T
A G H L SWRITTENTCO SENITHOFT THE E
ARCHITECT.
��SEQ AROy���

JG RK
2/28/23

RENEWAL DATE
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50 O
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0 GENERAL NOTES

1. T.O.P.=TOP OF PARAPET ELEVATION.

2. F.F.E.=FINISH FLOOR ELEVATION.

3. ALL NOTES ARE TYPICAL.

4. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. a

5. ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE.

6. ALL ROOF MOUNTED EQUIPMENT TO BE SCREENED BY BUILDING PARAPET. 0 z T
T
T
T
T
T

J Q O
PAINT HATCH LEGEND W ~ UL
a J

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OA EXISTING ROOF TO BE REPAIRED AS NEEDED
OB EXISTING STAIR TO BE REPAIRED AND REFINISHED AS NEEDED Date: 03-08-2022 OC EXISTING WALL FINISH TO REMAIN,TYP. Project: VISTA DEL MAR SRO OEXISTING COVERED ENTRY TO REMAIN File: A3.4 Revisions:

OE EXISTING GUARDRAIL TO REMAIN,TYP.
10 PLAN CHECK#1 -4-19-2022
OF EXISTING BALCONY TO ACCESS ROOMS Q2 PUBLIC HEARING-7-5-2022

ONEW PAINT(MAIN BODY)

ONEW PAINT(FASCIA/TRIM)

OEXISTING SIGNAGE TO BE REBRANDED AS NEEDED
OEXISTING EXTERIOR WALL SCONCE TO BE REPLACED,TYP.

OEXISTING WINDOW TO REMAIN, REPLACE AS REQUIRED,TYP.

EASTELEVATION 0 4' 8' 16' O EXISTING FIREPLACE TO BE REPAIRED AS NEEDED Sheet Title:
2 O EXISTING COVERED ELECTRICAL ROOM TO BE REPAIRED AS NEEDED BUILDING B SCALE: 1/8" = 1'_0" ELEVATIONS
Sheet Number:

A3 , 4
08/09/2022 PH 1 Page 29 of 61

P22-0115
13'-6"
ol
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 9201❑
KIRK@a KMARCHITECTSINC.COM
760-8 1 4-81 28

ALL IDEAS, DESIGNS AND
O O DIRECTION INDICATED WITHIN

THESE DRAWINGS ARE THE

PROPERTY OF KIRK MOELLER
® ARCHITECTS, INC. AND ARE

INTENDED TO BE ASSOCIATED
° WITH THIS SPECIFIC PROJECT

ONLY AND SHALL NOT

OTHERWISE BE USED FOR ANY

PURPOSE WHATSOEVER WITHOUT

THE WRITTEN CONSENT OF KIRK
MOELLER ARCHITECTS, INC.

THERE SHALL BE NO CHANGES

OR DEVIATIONS FROM THESE

DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE

WRITTEN CONSENT OF THE
ARCHITECT.
0 EO
N
ARCy��F
JG RK M. O�
2/28/23

RENEWALOATE
.9�FOFCAI.�FOQ,
/ I
UNIT TYPE 1 (+I- 378 SF)
0 13'6"
ol
Q � a
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0 N Date: 03-08-2022
Project: VISTA DEL MAR SRO
File: A5.1
Revisions:
10 PLAN CHECK#1 -4-19-2022
02 PUBLIC HEARING-7-5-2022
Sheet Title:

UNIT TYPE

PROFILES
Sheet Number:

A5 , 1
UNIT TYPE 2 (+I- 376 SF) 1/4° -0° 2
08/09/2022 PH 1 Page 30 of 61

Exhibit 2: Project Location Map
P22-0115—330 Mar Vista Drive
357 s I �1 a25 •�I i17 _.
351 `� '1484 I .•r 1 ,.3` �. - , wr
,�x 1 ass
... .�\ 321
1431
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EXHIBIT 3
08/09/2022 PH1 Page 31 of 61

1 �„ Calls for Service by Year:330 Mar Vista Dr. ..� 2019-2022 YTD
2019 2020
Call Type Total Call Type Total
SUSPICIOUS PERSON 8 TRESPASSING 19
DISTURBANCE,ARGUMENT 6 SUSPICIOUS PERSON 18 TRESPASSING 6 WELFARE CHECK 12
ASSISTANCE NEEDED 5 DISTURBANCE,FAMILY 7 WELFARE CHECK 4 ASSISTANCE NEEDED 7
UNKNOWN TROUBLE 3 UNKNOWN TROUBLE 6
REPORT-PETTY THEFT 3 DISTURBANCE 6 SUSPICIOUS CIRCUMSTANCE 2 DISTURBANCE,ARGUMENT 5 SUICIDE-ACTUAL OR ATTEMPT 2 TELEPHONE CALL 3 DISTURBANCE,FAMILY 2 INCOMPLETE PHONE CALL 3 DISTURBANCE,NOISE 2 PERSON DOWN 3
INCOMPLETE PHONE CALL 2 SUICIDE-ACTUAL OR ATTEMPT 3 REPORT-THEFT,GRAND 2 DISTURBANCE,CUSTOMER 3 REPORT-BURGLARY VEHICLE 2 SUSPICIOUS CIRCUMSTANCE 2 REPORT-HIT AND RUN,PROP.DAMAGE 2 REPORT-STOLEN VEHICLE 2 THROWING OBJECTS AT MOVING VEH'S 1 UNDER THE INFLUENCE OF DRUGS 2 ACCIDENT NON INJURY 1 DISTURBANCE,FIGHT 2 BURGLARY,VEHICLE 1 REPORT-SUSPICIOUS CIRCUMSTANCE 2 HAZARD SITUATION 1 PRESERVE THE PEACE 2
REPORT-STOLEN VEHICLE 1 EXTRA PATROL 2 REPORT-VANDALISM,VEHICLE 1 UNDER THE INFLUENCE DRUGS/ALCOHOL 2 TRAFFIC HAZARD 1 REPORT-DISTURBANCE,CUSTOMER 2 SPOUSALABUSE 1 VIOL.OF TEMPORARY RESTRAINING ORDER 1 UNDER THE INFLUENCE DRUGS/ALCOHOL 1 PSYCH 1 DISTURBANCE,CUSTOMER 1 DISTURBANCE,NOISE 1 BATTERY 1 REPORT-BURGLARY VEHICLE 1
PETTY THEFT 1 FORGERY 1
PSYCH 1 MEET 1
Total SPOUSALABUSE 1
INCOMPLETE WIRELESS PHONE CALL 1
2021 CITIZEN ASSIST 1
Call Type Total ATTEMPT TO CONTACT 1
WELFARE CHECK 18 SUSPICIOUS VEHICLE 1
TRESPASSING 17 PETTY THEFT 1
SUSPICIOUS PERSON 13 FOUND PROPERTY 1 DISTURBANCE,FAMILY 30 INDECENT EXPOSURE 1 ASSISTANCE NEEDED 7 REPORT-THEFT,GRAND 1 DISTURBANCE,CUSTOMER 7 HARASSING/ANNOYING PHONE CALL 1 INCOMPLETE PHONE CALL 6 REPORT-PETTY THEFT 1 UNKNOWN TROUBLE 6 REPORT-SPOUSALABUSE 1 REPORT-SUSPICIOUS CIRCUMSTANCE 5 RECOVERED STOLEN VEHICLE 1 TELEPHONE CALL 5 PROWLER 1
DISTURBANCE 5 Total 133
SUICIDE-ACTUAL OR ATTEMPT 4
UNDER THE INFLUENCE DRUGS/ALCOHOL 4 01/01/22-05/15/22 VANDALISM 3 Call Type Total
DISTURBANCE,ARGUMENT 3 UNKNOWN TROUBLE 2
SPOUSALABUSE 2 TRESPASSING 2
SUSPICIOUS CIRCUMSTANCE 2 SUSPICIOUS PERSON 2 REPORT-HITAND RUN,PROP.DAMAGE 2 SPOUSALABUSE 2 DISTURBANCE,NOISE 1 PSYCH 1
CRUELTYTO ANIMALS 1 INCOMPLETE WIRELESS PHONE CALL 1 INCOMPLETE CALL-REQUEST FOR HELP 1 INCOMPLETE PHONE CALL 1 TRESPASS,VEHICLE 1 ASSISTANCE NEEDED 1
REPORT-SPOUSALABUSE 1 WELFARE CHECK 1
HITAND RUN-PROPERTY DAMAGE 1 DISTURBANCE,ARGUMENT 1 MISSING PERSON 1 TELEPHONE CALL 1
DRIVING UNDER THE INFLUENCE 1 Total 15 UNDER THE INFLUENCE OF DRUGS 1
MEET 1
INCOMPLETE WIRELESS PHONE CALL 1
REPORT-PETTY THEFT 1
REPORT-FRAUD 1
ACCIDENT NON INJURY 1
DISTURBANCE,FIGHT 1
REPORT-DISTURBANCE,FAMILY 1
PRESERVE THE PEACE 1
ACCIDENT UNKNOWN INJURY 1
VANDALISM,VEHICLE 1
Probation 4TH WAIVER SEARCH 1
PSYCH 1
Grand Total 140
EXHIBIT 4
08/09/2022 PH1 Page 32 of 61

TRILARGroupagement
AJ 1549 E. MAIN STREET
V I STA PINES
ON -SITE OPERATIONAL
MANAGEMENT PLAN
October zm?
Business License Number'. 121]]50
ExHiert s
08/09/2022 PHi Page 33 ol61

TRILARGroup Bement
Property Information
• Property Name: Vista Pines
• Property Address 1549 E Main Street, El Cajon, CA 92021 ("Property") • Phone Number: 619-422-6659
• # of Rooms: 75
• General Manager: Stephanie Short
• Room Types: Studio and 1 bedroom units
• Current Business License Number: 1217750
• Insurance: Property Insurance, General Liability Insurance, Workmen Compensation Insurance.
• POS System: RealPage
• Acceptable Form of Payments: Check, Online, Money Order • Website: In progress
• Current# of Employees: 8
• ATTACHED EXHIBITS
o A: Floor Plans
o B: Sample Rental Application
o C: Resident Selection Criteria and Privacy Policy
o D: Service Fees and Charges
o E: Sample Maintenance Request Form
Amenities
• Guest Laundry: The Property is contracted with Coinamatic to lease both washer and dryer units for occupants. The units are serviced by Coinamatic.

There is a dedicated laundry room that is surveillance at all times and operated during the hours of 9 am — 9 pm daily. Each washing load is a $1 .50 and $1 .25 for drying. Occupants are responsible for any loss or damaged clothing articles • Housekeeping: Service is offered for daily and weekly occupants. Service for housekeeping will commence at 7:30 am Monday through Friday and at 8:45 Saturday through Sunday. Housekeeping will enter unit to clean unless notified by occupant. Upon SRO designation, the Property will offer long term residents housekeeping service on an on call basis.
• Pool: The pool is open during the hours of 8 am — 6 pm daily and is surveillance at all times. There is no life guard on duty and occupants are required to sign a pool addendum form acquiescing to all liabilities for pool use by themselves, for other occupants, and their guests.
08/09/2022 PH1 Page 34 of 61

TRILARGroupBement
• Pet Policy: The Property allows dogs and cats that are less than 20 pounds unless the pet is re?istered as a service animal. The rate for a pet is $10 per day/ 40 per week along with an additional security$100 deposit.
• Parking: There are a total of 75 parking spaces at the Property.

There is 1 parking space dedicated to handicap parking. The occupant is required to obtain a parking permit from the Front Desk when checking in. One parking space is allocated to each unit.

Occupants must be responsible for their vehicles at all times. A vehicle will be subject to towing and/or fined by Property if:
■ permit is not displayed.
• expired tags.
■ parked in a no parking area.
■ blocking an entrance or fire line.
■ blocking the entrance to the garbage dumpster.
■ not in working condition.
■ not removed per request of Property.
• parked in handicap spot
• Visitors are allowed to park between the hours of 7:30 am — 9 pm daily. Parking is subject to availability and visitors are required to check-in with the Front Desk for a parking pass. • Kitchenettes: Of the 75 units available for rent, 69 units include a kitchenette. A kitchenette includes a refrigerator, microwave, sink, and a coil electric cooktop. Ownership is investigating on adding kitchenettes to the 6 units that do not have them.
• Cable TV & Free Wi-Fi: The Property is contracted with Direct TV and Cox for cable service and internet service respectfully. If there is an issue with any service, occupant is requested to contact Front Desk.
• Utilities: All utilities are included in the rent. This includes water, trash, sewage, and electricity.
• Storage Unit: The Property does not provide a common storage room in each unit.
08/09/2022 PH1 Page 35 of 61

TRILARGroup Bement
Policy and Procedures
• Occupancy Limits for Each Unit Type: The Property allocates occupancy limits of 2 to 4 people for each unit type.
• Visitors: The Property requires all visitors to check in with the Front Desk. Occupants are responsible for informing visitors of the Property's rules and policies.
• Unit Lock-out: Occupants are requested to contact Front Desk during business hours. An occupant will be charged $30 for lost keys.
• Quiet Hours: Occupants are required to keep the noise level to a minimum from 10 pm— 8 am daily. The Property is contracted with a patrol service company that conducts site visits 3 times a night daily during non-business hours. Occupants are encouraged to contact the Front Desk during business hours for any disturbance matters.
• Smoke Free: Smoking is prohibited in units only. Occupants are responsible to inform visitors of Property policies. Due to damages and cleanup caused by smoking in the unit, the occupant will be requested to forfeit security deposit.
• Garbage: All occupants are required to carry their trash and garbage along with recycling from their units to the garbage dumpster. Trash, garbage, or recycling must be placed inside the dumpster. Trash, garbage, or recycling is not allowed to be placed outside of the unit's door. For large items, occupants must contact Front Desk to arrange removal of items.
• Solicit-Free Community: The Property prohibits soliciting, door-to-door selling or asking of money for any reason. 08/09/2022 PH1 Page 36 of 61

TRILARGroupBement
• Neighbor Dispute: Occupants are encouraged to contact Front Desk regarding any disputes amongst neighbors if the issue is not resolved amongst themselves.
• Condition of Unit: At the time of check
• Unit Inspection: The Property reserves the right to inspect long term occupants every 2 months (60 days) for the purpose of preventative maintenance issues following a 24 hour notice. • Lost/Stolen Articles: The Property is will not be held responsible for any loss of stolen articles of any kind. Occupants are responsible to ensure that their room door is locked before leaving. • Right to Refuse: The Property reserves the right to refuse service to anyone.
• Accident/injury: The Property will not be responsible for accidents or injury to occupants.

Front Office
• Operating Hours: 8 am to 5 pm daily; After hours as necessary. • General Manager Responsibility: The primary responsibility of the manager is to utilize training, motivation, and example to ensure that the highest level of service is afforded to guest. The manager manages the business by overseeing the creation and execution of safety programs, marketing plans, budgets, sales activities, cost containment, and property maintenance and security. The agent is responsible for representing the Property's service commitment to guests. He or she handles guest check-in and check-out, reservations, incoming telephone calls, and maintains ongoing communication with the Housekeeping department regarding status of rooms.
• Property Logs: The general manager is required to record incidents and occurrences in the Property as well as visitors.

Written logs are required to report activity and parties involved location, date and time, and employee initials.
08/09/2022 PH1 Page 37 of 61

TRILARGroupBement
Maintenance
• Grounds Maintenance and Unit Repairs: cleans the property and completes routine maintenance repairs
• Pest Control: The property is contracted with Terminix to provide monthly pest control service for roaches, silverfish, rats, mic, ants and spiders along with bed bug service and pest cleanout service. • Maintenance Request Form: Please see "Repair Request" in Exhibit E for further information.
• Pool Service: The property is contracted with American Spa and Pool Pros to provide monthly pool service.

Security and Safety
• Patrol Service:

Name: EPA K-9 &
Investigative Services Number:
619-442-5771
Contact: Cathy Justice
EPA K-9 is a contracted vendor that provides the following service for the Property. Enclosed below are the details of the service provided by EPA K-9:
4 patrol visits conducted by 1 guard between the hours of 11 pm to 6 am of the following day.

Patrol is defined as walking the property, insuring that all doors and pool areas are secured, responding to occupant telephone calls and other emergencies during patrol hours.

An activity report that provides the patrol times and notes is delivered immediately after each service.
• Upon an alarm of fire, the security officer shall respond to the building or area of concern and contact the fire department immediately. The officer's knowledge of the buildings, fire alarm panel locations and key systems are pertinent for ensuring a quick response to a potential situation. Upon investigation, the Security Officer can then cancel or continue response from Fire Department. Other primary functions of the Security Officer 08/09/205�ring an alarm of fire are: PH Page 38 of 61

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o Meet with the person of authority associated with the fire department.
o Provide any information sought for by the fire
department relative to the situation.
o Assist the fire department by directing them to the fire alarm panel, master panel or sprinkler system shut off. o Unlock areas requested by the fire department. Transferthe key(s) to the fire department for areas that may have potential for a working fire.
o Summon personnel requested by the fire department.
o Maintain security of area by not allowing any person to enter the building until the fire department has
approved for occupancy.
o File a report of the incident, noting circumstances involved and location of trouble area and response of the problem.

Send a copy of all fire alarms to the management office. • Officers should attempt to use non-confrontational verbal skills, empathy and/or active listening to stabilize a person in crisis or when confronted with a situation where control is required to affect an arrest or protect the public's safety. The suspect should be allowed to comply before force is used unless this causes unnecessary danger to the officer or others. De-escalation may also incorporate the use of additional time, distance and resources as well as persuasion, command presence, re-positioning, and warnings, to reduce the intensity of a potentially violent situation to decrease the potential need to use force.

Notify police that they have a 5150 that is combative.
• Security Camera: There are a total of 16 cameras installed throughout the common area and on the exterior of the building. The monitor is installed in the front desk area to enable staff members to view the recording at all times. The name of the system is called Swann 16 Channel HD Network Video Recorder.

Each staff member has the ability
to access video footage which the system saves recording for 2 weeks then records over.
08/09/2022 PH1 Page 39 of 61

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• Locks: All units are equipped with a stout door along with both deadbolt and security latch in order to provide a safe and secure environment for occupants; however, none of the doors have the capability to automatically close itself. In the case an occupant becomes locked out, the occupant will need to notify the front desk and pay a lock fee of xxx dollars to replace lost key. • Windows: All windows are equipped with a lock. Damages to the windows caused by occupant will be charged a damaged fee for replacement and labor.
• Fire Detectors: Each unit has a battery operated fire detector.

Fire detectors are tested each month.
• Crime Incident: Identify the situation and make an assessment. Dial 911 and relay the information to the dispatcher. ECPD usually will arrive shortly. Assist ECPD, brief them of the
situation and direct them to the location of the incident. Call the GM, if not on property and GM will contact Ashley Teyechea. • Fire Emergency: The General Manager will dial 911 and state the emergency and give the address of the property. Sound the fire alarm located near the front desk entrance. Residents will be notified of fire. Residents are to follow evacuation instructions left in their room. Both local and corporate employees will work with the local fire department.
• Medical Emergency: If a guest is injured or ill on property, the FD will call 911 for medical assistance. A staff member will stay with the guest until medical help arrives. Do not move the guest because this may cause further injury. The dispatcher will ask questions of the condition of the person and will give directives until the Paramedics arrive. Stay in communication with the Paramedics to put in the Incident. Report that will need to be sent to Corp and always ask which hospital they will transport the guest to, if needed • Emergency Contact List: A complete Emergency Contact List is provided at the end of this section.
08/09/2022 PH1 Page 40 of 61

Management
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Move-In Procedure
i. Showing the room to the guests and fill out a guest card.

2. Searching for available clean rooms off of the availability report.

3. Prospect fills out an application with proof of income, collect holding deposit, fill out rental deposit receipt, collect application fee, and provides a copy of driver's license.

4. Go to: Prospects—New- Entering Guest name, Contact Type, Floor plan, Move-in date, Number of pets, phone number and address. Apply Now
s. Selecting the unit from the available unit types- Clicking Quote Now

6. Online screening process will begin: Under Guest Information, entering guest's address, ID#, Date of birth, Cell #, Income and Social Security Number.

7. Once approved collect security deposit and first month's rent.

8. Lease is created Resident signs lease, pesticide addendum and schedule of charges Resident provides
proof of renter's insurance.

9. Resident is given 2 units keys and walked to their unit - Apartment Condition form is signed and returned.
to. Inside Realpage: GO TO: Enter Manuel Payment - Choose the form of payment (Money order, Government payment,
Concession, Personal Check, Deposit) - Enter the amount collected.
08/09/2022 PH1 Page 41 of 61

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Move-Out Procedure
i. Retrieve the unit key from the resident

2. Resident is told that the unit will get inspected quickly, and give them the option to do the inspection with us.

3. Contact maintenance and management goes with them to inspect the unit for any property damages, and then have the
maintenance schedule vendors accordingly. If any damages occur, then a Work Order slip is created for the Maintenance staff, so the issue gets repaired in a timely manner.

4. Have the guest sign the "Apartment Condition Form." s. If anything is damaged in the unit then Property Damage charge is posted on Realpage in a positive amount to be deducted out of the Security Deposit's total.

6. Refund the Security Deposit to the resident within 21 days if no damages have occurred
08/09/2022 PH1 Page 42 of 61

Management
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Leasing Procedures
Leasing Procedures: Onsite staff must post craigslist ads daily. This is a free marketing tool....use it. Zillow.com allows you to upload more information and photos then a regular craigslist add. Utilize this free tool to market the property as well.

Market Surveys must be done on a monthly basis. Find the apartment complexes comparable in size, cost and amenities and within the area to compare your rates and specials too. Send this to the Regional Manager monthly.

Concessions-the Regional Manager will discuss the specials being offered at the property with the onsite staff. Approval from the lender based on the budget may determine what the concessions can be.

Compare the concessions to other markets and communities in the area through the market survey.

Guest Cards-all potential tenants should be entered into RealPage. A phone number should be taken so follow up can be done.

Tours-Every leasing person should already have their tour path mapped out. This path should be adhered to with each tour. This should be walked every morning before the office opens. Pick up debris and spruce up the landscaping on the tour path before touring anyone. All units that are being shown, need to be clean, smell fresh. Walk the units spruce them up before touring potential tenants. If needed create a cleaning bucket to take with you, wipe down counters, sweep any debris from the floors etc.

Open windows/blinds, turn on lights and heater if needed. Be sure and fake the person's ID before touring, this is for your safety. If they refuse then they don't need a tour. DO NOT tour after dark. Make an appointment with them for another day.

Applications- Every person over the age of 18 MUST fill out an application.

Be sure all fields of the application are filled out, a copy of their ID is taken and the application is signed. A check or money order for the application f WO*20210 be collected at the timePtlo application is submitteld4 s!S of 61

Management
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non- refundable). All applications are to be processed within 48 hours of the tenant applying. Process the credit check through the contracted website and attach the paperwork to the application. Should the credit check come back and they are a decline, talk with the Regional Manager regarding how to handle. A possible Co-Signer could be used. Should the person be declined, process the decline letter, phone the prospective tenant and then file their application in the decline file in the office.

Holding Deposit- Should the application be approved, a holding agreement and deposit needs to be taken from the prospective tenant. A $100 Holding Deposit will hold the apartment for 48 hours and will then be applied towards the Security Deposit for the apartment. Should the prospective tenant cancel within the 48 hours the $100 deposit can be refunded. Be sure the $100 holding deposit check is separate from the application fee check as the application fee is non-refundable even if they cancel.
08/09/2022 PH1 Page 44 of 61

Management
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Leases- There are several lease forms uploaded on On-Site.The leasing packet should contain the lease agreement, co-signer agreement(if applicable), house rules, pool rules, pet addendum, lead base paint addendum and packet, satellite dish addendum, smoke free addendum, mold addendum (required for CA), bedbug addendum (required for CA, NY, NJ), move in/move out statement. Once signed (preferably in BLUE ink) make a copy for the prospective tenant. Utilize the lease checklist so all documents are in the tenant file as required. All prospective tenants MUST turn in their utility change over form and renters insurance proof before keys are handed out.

Pet Policy-Varies at each property, but if pets are allowed, breed restrictions apply, no more than 2 animals per apartment. A pet deposit determined by your Regional Manager is required and monthly pet rent may be charged. If the tenant has a pet, proof of vaccinations and licensing is required for the tenant file, pet addendum must be signed.

Satellite Dish policy-Absolutely no satellite dish should be attached to the building. If a dish is to be installed it must be on a free standing tripod.

Satellite dish addendum must be signed.

Evictions-if a tenant has not paid rent by the date stated in the lease, a 3-day notice (or state specific notice) will need to be served. Once served, process the proof of service paperwork and keep in the tenant file. If the tenant still has not paid or responded to the 3-day by the date needed, move forward with the eviction. This is usually the filing of the unlawful detainer with the county court. Your Regional Manager can assist in this process. Each state has their own laws regarding evictions so be sure and know them.
08/09/2022 PH1 Page 45 of 61

Management
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Maintenance Procedures
Maintenance Procedures: Work Orders- each unit request must be documented. Fill out the work order in MRI for each request, once completed maintenance must sign off on it that it was completed. Make a copy of the work order and place in the tenant file. The originals can be filed in the maintenance file. Mark as completed in MRI.

Property- the service team needs to be sure and inspect the property daily.

Pick up trash, sweep and clean laundry rooms, pool areas etc. If apartments are vacant they need to focus on turning the units in a timely manner. Coordinate with them on setting up vendors to do the work they will not be completed, like carpet installation.

Supplies-a national account has been created with Home Depot Supply to provide supplies to all the properties for maintenance items. Have maintenance make a list of items needed and have the Regional Manager approve the order.

Team-meeting with the onsite team on a monthly basis will help in evaluating the property's overall condition. This will also help you communicate issues and/or accomplishments to the owner. 08/09/2022 PH1 Page 46 of 61

Management
TRILARgaup
Maintenance Request for Repair Process
i. When a guest calls about an issue in the room that needs a repair, then we have them come to the front desk, and sign a "Request for Repair" form that specifies the items needs to be repaired or replaced.

2. After that, we generate a work order number on the Work Order, and create a Work Order slip attached to the "Request for Repair" form and it is given to the maintenance staff.

3. When the job is done, the maintenance staff will have the guest sign on the "Request for Repair" form that the job is completed.

4. The work order gets returned to the Front Desk after it is completed, it gets logged on the Work Order, and the
maintenance staff sign off that it got repaired.
s. For preventative maintenance, a list of all vacant rooms is given to the Housekeeper every morning to inspect the rooms for any damages, including pests' infestation. If anything is found, the maid reports to the front desk and a work order will get generated for the maintenance to fix the issues.
08/09/2022 PH1 Page 47 of 61

Management
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Office Procedures
Office Procedures: Petty Cash-a certain amount of petty cash will be left for the property to use, how much will depend on the size of the property. All receipts must be kept and documented at the end of the month along with filling out the cash disbursement spreadsheet when requesting more petty cash. Be sure and keep the petty cash in a locked box somewhere discrete in the office.

Payroll/Timecards-Each hourly employee will complete a time card.

Office-The office must be maintained in a good, clean organized manner.

No food maybe present on the desk, paperwork must be in order with no prospect or tenant information in plain sight. Turn over sensitive paperwork when people walk in. The computer is to be used for business purposes only. If music is playing in the leasing office be sure it is kept at a reasonable level and easy on the ears. Greet everyone that comes in and if you are with someone tell them you will be with them in a minute and to have a seat. Every person walking in the door is a potential tenant.

Be sure and lock up all lease documents and any other sensitive paperwork each night.

RealPage -RealPage must be valid live data. All prospects, applicants, move ins, move outs and service requests must be done on a daily basis.

RealPage— Invoices must be enterted and coded on a daily basis.

Dress Code-If uniforms are provided they need to be worn. Otherwise business casual dress is required. No jeans for management staff, they are ok for the service team. Clean professional clothing is required at all times. Be mindful of the shortness of skirts and low tops. Comfortable professional walking shoes are best.

Office Hours-The Regional Manager will discuss the office hours for the property based on the market and condition of the property. If for some reason the office cannot be open when it is scheduled to the Regional Manager must be notified
08/09/2022 PH1 Page 48 of 61

Management
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Emergency Contact List
FOR EMERGENCY- POLICE,AMBULANCE, FIRE....... DIAL911
EPA K-9 (SECURITY) . ....................................... 619-312-5225 EL CAJON POLICE (NON-ER) ............................... 619-579-3311 POISON CONTROL .................................................. 800-222-1222 CHILD PROTECTIVE SERVICES............. ...... ...... ..... 800-344-6000 ADULT PROTECTIVE SERVICES ............................ 800-510-2020 ANIMALCONTROL ................................................... 619-441-1580 MAINTENANCE, JIM MCARTHY . ... ... .................. .. 619-212-6030 POOL, JASON OWENS ...................... ...... ...... ...... 619-325-7581 PLUMBER, BILL HOWE ....... ...... ......... ..................... 619-286-6348 WESTERN TOWING ............................................. 619-297-8697 EL CHEAPO LOCKSMITH ........................................ 619-377-9090 TERMINIX, JUAN HERNANDEZ ................................ 619-571-4138 08/09/2022 PH1 Page 49 of 61

TRILARGroupagMan
ement
Exhibit A
Floor Plans
08/09/2022 PH1 Page 50 of 61

1 2 3 4 5 6 7 9 10 11 1 12 1 13 14 16 17

KEYNOTES

06.415 (N)COUNTERTOP AND STOVE
A 06.416 (N)KITCHENETTE ® San Diego Drafting

08.500 (N)FIXED WINDOW

08.501 (N)CASEMENT WINDOW,TYPICAL 640 W. BEECH ST. STE. #4

08.502 (N)SLIDER WINDOW,TYPICAL SAN DIEGO, CA 92101

60.000 (N)CARPET/FLOORING

61.000 (N)PAINT

62.000 REPLACE A/C UNITS
B B

GENERAL NOTES
129'-8 1/2" 1.ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES G \�, AS IDENTIFIED IN KEYNOTES ABOVE. G cy 8'-2 1/2" 13'-7" EQ EQ EQ EQ EQ EQ EQ EQ 01 •1' 08.501
A201 ��` ---- -------- ------- - ----- ---------------- ------- ------- ---------------- /
2 ®� � o 0 � o = 00 oo oo 00 o a o
' 00 00 00 00 CC 3C) co 00 00 00 00 00 T 00 00 00 ® o0 00 ® 00 0o C'V ' CD LAUNDRY ]' rn 275 SF _
p ° < D 417 SF 417 SF 41 SF 417 SF 417 SF 417 SF 417 SF 417 SF 417 SF m o ' O
, � ICIOQ
p UP w c-) �• ,' I z w ' 384 SF w FA
' O 384 SF Lu �
/
/ � ------------- 08.502---
/ 0') LO
, 384 SF
E
' 00
/ I L I
/ 000 tip E �C3
��\�j, O 384 SF Lli 419 SF FA / I
384 SF FA NO. DESCRIPTION DATE 000 O 1 REVISION 1 09/14/17 ' O 384 SF /' 419 SF / I
/ � I
384 SF 2 419 SF
sr. A203
O
384 SF ' 62.000 __ O FA / 08.502
�``\ 08.501 '
�, /
I 419 SF II

61.000 D 08.502 i &8 N 209 SF 88 o
419 SF
G \ ` G 1382 SF
N PAINT, REF 08.5 °(N)CLUB HOUSE GYM
FA ' \ \
( ) 60.000 06.416 08.502 ELEVATION /
FA
(N) LOBBY/ /' '' CLO oo LEGEND 251 SF ®� ® 495 SF 495 SF
LEASING 1 / MECH. 251 SF 251 SF 495 SF 495 SF 00 OFFICE 495 SF MECH. UP 419 SF 08.502 380 SF -- - -- --- /' 156 SF
CIDD cc
Cl)
H (N) BRICK VENEER @ < /' O O UP H EXISTING WALL COULMNS, REF \ g° °0 &° ❑8 0 0 0 ELEVATIONS \ M CCDD cco -- DEMOLISHED LINE O O
LAUNDRY o
251 SF (3® 251 SF 251 SF (3 ®® 236 SF o 419 SF NEW WALL e�
- --
—————————
— _————
------- --------- ---------- FIRE ALARM LOCATION ¢ os.5o1 PROJECT: 160805 k2] OVERHEAD LINE
2 CITY PROJECT: CUP-2240 I A202
15'-9 1/2" EQ EQ EQ 15'-9 1/2" 15'-9 1/4" 15'-9 1/4" 15'- 1 3/4" 16'-0" 01 DATE: 10/19/17 143'-3 1/2" 17'- 10 1/4"
DRAWN BY: AB

PROPOSED
LEVEL 1 N NEW J 1
J
U 1/16" = 1'-O" GROUND FLOOR
K Al 04 K SCALE: As indicated
SHEET: 4 OF 8
3 4 5 6 14 08/09/2022 PH1 Page 51 of 61

1 2 3 1 4 5 1 6 1 7 1 8 1 9 10 1 11 1 12 1 13 1 14 16 17

KEYNOTES

06.415 (N)COUNTERTOP AND STOVE
A 08.501 (N)CASEMENT WINDOW,TYPICAL ® San Diego Drafting

08.502 (N)SLIDER WINDOW,TYPICAL

60.000 (N)CARPET/FLOORING 640 W. BEECH ST. STE. #4

61.000 (N)PAINT SAN DIEGO, CA 92101

62.000 REPLACE A/C UNITS
B B

GENERAL NOTES
8'-2 1/2" 121'-6" 1.ALL UNITS TO BE ASSESSED FOR NEEDED UPGRADES 0 44 AS IDENTIFIED IN KEYNOTES ABOVE. 0 ti
<A201 ---- -------------------------------------------------------------------------- ' 0° 00 00 00 00 00 00 00 0° T �\ oo 00 00 ® oo 00 ® o0 00 00 0o C'V / \
CD
LAUNDRY rn 275 SF
N U
0 ,' 417 SF 417 SF 417 SF 417 SF 417 SF 417 SF 417 SF 417 SF 417 SF M zo 0 O CIO CD L u a
c-)
L�E ElE 7�E Flp
384 SF w ' ° FA Q 384 SF ------------- 08.502--- ---------------------- ------------- ~O 2E Lu w
OLO
T
384 SF r'
000

NTFFFIT
Ob�� O 384 SF
`L 419 SF 00
'
i
384 SF FA � it
NO. DESCRIPTION DATE
❑ 1 REVISION 1 09/14/17 384 S F 419 SF
0000
F FA 00 F 2 384 SF 419 SF
A203
/ ° ❑
o°
0 384 SF 62.000 -- ❑

08.501 �'
419 SF i
o°o

61.000 ' 384 SF 08.502 0O N BO ' 419 SF
384 SF v v v ❑
' 10 // v v v v 60.000 08.502 --------------------------- ---------------- --------- -------------------------- ' 384 SF /' v v
FA
OKI 419 SF i
LEGEND
\ 384 SF ,' 495 SF 495 SF 495 SF 495 SF 495 SF 495 SF 495 SF 495 SF 501 SF 00 - -- -- - 419 SF
' /' --- -- -- -- -- 06.415 -- -- -- - EXISTING WALL Cl)
H < 372 SF /' Cl) -- g ❑ H °o o° °o o° °o o° ❑°Oo o°
\\ M ❑ ❑ ❑ DEMOLISHED LINE i
vv ® A ® DN 419 SF NEW WALL v ODN, A Ll
A Ll 1:1
L-- --------------------------------------- — --------------------------------- L------------ ----------J FA FIRE ALARM LOCATION

08.501 PROJECT: 160805

OVERHEAD LINE
2 CITY PROJECT: CUP-2240 A202
143'-3 1/2" 17'- 10 1/4" DATE: 10/19/17 DRAWN BY: AB

PROPOSED
LEVEL 2 N NEW LEVEL 2 ❑ 1/16" = 1'-O"
K Al 05 K SCALE: As indicated
SHEET: 5 OF 8
5 1 13 14 08/09/2022 PH1 Page 52 of 61

TRILARGroupagMan
ement
Exhibit B
Sample Rental Application
08/09/2022 PH1 Page 53 of 61

TRILARGroupCommunity:

Management Date ofApp:RENTAL APPLICATION
Apt.# Type: +
Rental Amt:

Name: Soc. Sec.# DOB:

Move/in Date:

Telephone: Driver's License No: State:

Sec.Dep.: $
Cell Phone: Email:
$
CURRENT ADDRESS: Pet Dep.:

Lease Term:

City: State: Zip:

Utility
Name of Apartment Complex
Transfer Fee:$ N/A
Person paid rent to: Telephone
App. Fee:$ 30.00
Monthly Payment:$ From: To:
(non-refundable)
Reason for Moving:

Verified:

Additional Occupants: Soc. Sec.# DOB:

Approval:

Soc. Sec.# DOB:

Soc. Sec.# DOB:

Make/Year/License No.All Vehicles: 1) 2)
PREVIOUS RESIDENCES:

Name of Apartment Complex
Person paid rent to: Telephone f )
Monthly Payment:$ From: To:

Reason for Moving:

Previous Address:

City: State: Zip: Name of
Apartment Complex
Person paid rent to: Telephone
Monthly Payment: $
From: To:

Reason for Moving:

Previous Address:

City: State: Zip: OTHER INFORMATION:

Pet(s) Water Furniture
EMPLOYMENT DATA:

CURRENT EMPLOYER: Address:

City: State: Telephone:( ) From: To:

Position: Supervisor: Gross Monthly Income: $ Previous Employer: Address:

City: State: Telephone: ( )
From: To: Position: Supervisor:

Gross Monthly Income: $ Previous Employer:

Address: City:

State: Telephone:( ) From: To:

Position: Supervisor: Gross Monthly Income: $ FINANCIAL DATA:

Checking Account:: Acct.#: Open: Closed:

Savings Account: Acct.#: Open: Closed:

Mortgage Holder/Loan Co: Acct.#: Open: Closed:

OTHER INCOME(investments,alimony,child support,assistance):

Account No.: Monthly Income: $
Account No.: PH 1 Monthly Income:

C:\Users\Deanna\ e - oc Rev:01/31/03

Co-Applicant Verification: Previous Employer:

Current Address: Previous Address:

Checking Account:: Savings Account:_
Clear Deposit Check: Credit Verification:

Pmt. Record: Pmts.$ Rating:

Credit Verification: Pmt. Record: Pmts.$ Rating:

Applicant agrees that the information provided is true and correct, and understands this information is used to approve or reject the application. Processing of this application will include verification of the given information and a consumer credit report will be obtained. A non-refundable application fee of$ 30.00 is charged to obtain the credit report($ 14 )and verify the information ($ 16 ).

NO CASH WILL BE ACCEPTED. TMG policy prohibits any employee from accepting cash. Payments may be made in the form of check or money order only. Resident shall be responsible for any payments made in cash or for money orders where the payee portion has been left blank. 20 Date Signature of Applicant
20 Date Signature of Co-Applicant
C:\Users\Deanna\B�SiCib ,p(1Mdrf- oc PH 1 Page 55 of 61 Rev:01/31/03

Management
TRILARGroup
Exhibit C
Resident Selection Criteria and Privacy Policy
08/09/2022 PH 1 Page 56 of 61

Management
TR I LAR Braun
Resident Selection Criteria and Privacy Policy
Welcome to Bahia Jewell Apartments.Before you applyto lease an apartment in our community,please take the timeto reviewour resident selection criteria.The term"applicant(s)"underour criteria means the person orpersons that are approved to occupyan apartmentunderthe Lease.

Resident Selection Criteria
Fair Housing: It is our expressed policy not to discriminate against any person based on race,color,religion,sex,national origin,familial status or handicap status.

Income: You(all individuals)must provide current income verification of two and a half(2 1/2)times the amount of the monthly rental rate of the selected apartment per month.Income verification must include one of the following:

1.Provide a copy of your most recent payroll check stub with a year to date total.

2.Employment verification on company letter head that includes rate of pay or salary,financial statement certified by financial institution,tax return or an accountant,etc.

A.Student allowances from parents,study subsidies will not be considered proof of income Inconsistent wages such as tips and commissions will be considered as income if they are reported to the IRS.Child support and alimony will be considered income with proof of payment history.

B.Roommates may combine income but all applicants must meet other criteria individually.

C.If you are unemployed or earn less than two and a half(2 1/2) times,the rent you must provide us with proof you have on hand funds to cover the entire lease term of the unit you are renting.You will be required to pay two months rent upfront and any prorated rent which maybe due at the time of move in by certified funds.

D.If you are on Social Security,Disability or an employer Retirement Plan and can show proof of consistent income of two and half(2 11/z)times the rent per month and meet all other criteria,your application will be approved.

Employment
History: You(all individuals)must provide employment history of no less than six(6)consecutive months with the following:

1.Provide pay stubs or executed offer letter that reflects the company information and length of employment.

A Less than six months of employment on anew job: Applicant may use most recent"previous"employment history to qualify on"length of employment history."
B. If this is your first line of employment,you may use a cosigner or pay an additional deposit equal to one month's rent and you must meet all other criteria.

Credit: Complete check of credit will be made.Your application will be reviewed by a third party application processing company who evaluates your credit history information with a scoring method that weighs the indicators of future rent payment performance.

An unsatisfactory credit report can disqualify an applicant from renting an apartment, including one that reflects past or current bad debts, late payments, or unpaid bills, liens judgments, or bankruptcies. If an applicant is rejected for poor credit history, the applicant will be mailed or given a the letter in person with the address and phone number of the reporting credit agency. The information will be in the form of an Adverse Action Letter and will be sent to the last known address provided on your application if mailed. An applicant rejected for unsatisfactory credit is encouraged to obtain a copy of the credit report from the credit reporting agency, correct any erroneous information that may be on the report, and resubmit an application for residency at our community.

LeasingDesk screening captures a holistic snapshot of your credit history and payment patterns.The LeasingDesk score includes the rent to income and FICO score but also all rental collections,bankruptcies,utility collections,other collections,tax liens,foreclosures and credit judgments.By weighing all of these factors together in a statistical score your application will fall into a pass,pass w/conditions,which could require at additional deposit of$300 up to$500 to be paid or the denial range.
08/09/2022 PH 1 Page 57 of 61

TRILARGroupagMan
ement
Exhibit D
Service Fees and Charges
08/09/2022 PH1 Page 58 of 61

Management
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Service Fees and Charges
PROPERTY DATE

1. This document is incorporated into and shall become a part of the lease agreement by and between APARTMENTS, and _
Resident(s), dated and NormalWear and Tear shall mean:

A. If Resident occupies the Residence for AT LEAST twenty-four(24)months,Landlord will not charge Resident for normal painting of the Residence when Resident vacates;
B. Should Resident occupy the Residence for LESS than twenty-four(24)months,and if the Residence requires painting when Resident vacates,Resident will be responsible for painting costs. Painting charges will be pro-rated based on a two year life-expectancy for paint.

SUMMARY OF DEDUCTIONS(Estimated Charge):

TURNOVER COST STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 BEDROOM Complete Paint Job $300-400 $400-500 $500-600 $600-700 $800-1000 Partial Paint $85/Room $85Room $85/Room $85/Room $85/Room Touch-Up Paint $55/Wall $55/Wall $55/Wall $55/Wall $55/Wall Carpet Shampoo $99 $125 $135 $165-200 200-275 Carpet Deodorizing $60 $70 $80 $90 $100 Cleaning Drapes $5/panel $5/panel $5/panel $5/panel $5/panel Cleaning Vertical/Mini Blinds $25/window $25/window $25/window $25/window 25/window Should replacement of damaged or missing items be necessary in the apartment,the following estimated charges may be assessed:

REPLACEMENT CHARGES(Estimated):

ITEM COSTS ITEM COSTS ITEM COSTS
Labor Materials Labor Materials Labor Materials Broiler Pan .5 15.00 Heat Lamp Bulb .5 10.00 Range Hood Screen .5 6.00ea.

Butter Dish .5 10.00 Ice Trays(2) .5 10.00/set Range Knobs 15.00 Cabinet Door 4.0 150.00 Int.Doorknob 1.0 25.00 Rekey Lock 1 50.00 Carpet/Pad 4.0 375.00 Interior Door 340.00 Shower Door 4.0 150.00 Crisper Cover .5 65.00 Light Bulb .5 6.00. Shower Rod .5 21.00 Crisper Tray .5 95.00. Light Globe(12") .5 15.00 Sink Stopper .5 2.00ea.

Dishwasher Rack .5 225.00a Light Globe(8") .5 15.00 Smoke Detector .5 6.00 Door Stops .5 3.00 Mail Box Locks 1.0 5.00 Switch Plates .5 1.50ea.

Draperies Cost Mini-Blinds 2.0 225.00 Toilet Paper Roller .5 2.00ea.

Drip Pan(6 or 8")/Ring .5 6.00 ea. Mirrors 2.0 350.00 Toilet Seat 1 10.00ea.

Elevator Keys 10.00ea. New Keys 3.00ea. Towel Bar 1 6.00ea.

Entry Door 4.0 400.00
Outlet Plates .5 1.50ea. Tub Stopper .5 2.00 Entry Lock 1.0 45.00 Oven Rack .5 85.00 ea. Wall Bumpers .5 3.00ea.

Fire Extinguisher .5 85.00 Patio Screen Door 1.0 125.00 Window 2.0 225.00 Flor.,Bulb(4') 1.0 12.00 Peep Holes,Complete Window Screen ea. .5 30.00 1 25.00
Garbaqe Disposal 2.0 60.00 Pest Control 65.00 CLEANING CHARGES(Estimated charges):

ITEM COSTS ITEM COSTS ITEM COSTS
Balcony 25.00 Kitchen Floor 25.00 Range Top 35.00 Bath Cabinets 10.00 Light Fixtures 10.00 ea. Refrig. Defrosting 35.00 Bath Floor 10.00 ea. Medicine Cabinet 10.00 ea. Refrigerator 35.00 Bath Sink 10.00 ea. Mirrors 10.00 ea. Shower Stall 35.00 Bathtub 55.00 ea. OtherWindows 25.00 ea. Sink 10.00 Cabinets 25.00 Oven 55.00 Vacuum Carpet 55.00 Commode 25.00 ea. PatioWindow 10.00 Vent Hood 25.00 Dishwasher 25.00
General Cleaning for Labor Charges and supplies will be assessed at$55.00 per hourfortrash removal,washing of walls,doorframes,switch plates, shelving,heat registers,removing contact paper,cork,mirrortiles and wallpaper,filling nail holes,and any other miscellaneous repair or cleaning costs incurred.

Resident should schedule a Move-Out Inspection with the Community Manager prior to vacating the Resident and mutually assess any painting,cleaning or repairs required and review cost of same.

Nothing herein shall be construed as a limitation upon Riverdale Apartments'rights to pursue cause for damages not specifically listed hereon. Note that the above referenced pricing are estimated charges only;Resident will be charged Landlord's actual costs.

AgentforOwner Resident Date
Resident Date Resident Date
08/09/2022 PH 1 Page 59 of 61

Management
TRILARGroup
Exhibit E
Sample Maintenance Request Form
08/09/2022 PH 1 Page 60 of 61

OneSite
SeFVOGe request
Grand Villas Unit 9 172-1
1960EGrandAve Status: In progress
Escondido,CA 92027-3315 Created by:Annette Oulela (760)519-4436 Submitted:09/18/2017 3:00PM
Printed: 10/05/2017 9:21AM
Location: Unit 9
Scheduling information
Location I nformation Mainttech 1
Heather Fleming Assigned to:

Priority: 1-Emergency
Resident since:05/05/2017
1 PTE: Enter at any time
960 E Grand Ave Apt 9
Escondido, CA 92027-3317 Date/time preferred:
(H)(442)291-4824 Date/time scheduled:

Days occupied:153 Numberofrequests:6 Complete SR by: 09/19/201703:00 pm Floor plan:2x1.5
Reauest details
Entry notes:No Pet Warnings, No Additional Comments
bsue bcation:
hsue description:Sink, Sink leaks
Parts and equipment needed:-
Work notes:

Service comments: Kitchen sink is leaking. Under sink is wet and smells.

Actions performed (check all that apply)
flCleaned out drain !CJ11Cleanedsink W Repaired sink ,gRepaired sink faucet C;;1 Replaced sink 0 Replaced sink faucet d Replaced sink stopper r 131 Retrieved item in p-trap []Unclogged sinkdrain g Sink-other repair 0 Other- Please see completion notes D Other, please see comments Other actions performed:

Date Completed:

Start time End time --CI iarga Status
Parts used
"Q No Access
------------------------------------------------------------------------------------------------------------- Due to an emergency, the maintenance staff entered Service request# 172-i y Location Unit 9
our apartment
Assigned to Mlaint tech 1
Signed E::>a*g completed
https://trilar.onesite.realpage.com/Facilities/300/Jfonort/Print:lhll R htm9rr=:7-°tr..1ln.,or_o J,iio:: I"u>l 7 08/09/2022 PH 1 Page 61 of 61

CITY- OF VISTA .C A L I F 0 P F I A PH1 : Zoning Code Amendment and Special Use
Permit for Single- Room Occupancy (SRO) Hotel at 330 Mar Vista Drive
Planning Case No. P22-0115 — Applicant Vista International, Inc.

City Council Public Hearing
August 9, 2022

Project Site

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1. Zoning Code Amendment: Amend Chapter 18.28 of the Development Code, R-1 Zone to permit one SRO within the zone with SUP, not to exceed 75 beds with a manager's residence

2. Special Use Permit: Establish SRO for 75 studio units and one manager's residence in former motel facility at 330 Mar Vista Drive

Proposed Project0*0

CITY OF
Zoning Code Amendment:

Chapter 18.28 of the Development Code, R-1 Residence Zone • Add new classification to list of special uses, Section

18.28.010( H ) :
o "One single-room occupancy hotel within the zone, not to exceed 75 rooms exclusive of an onsite manager's residence"
• Proposal would retain existing underlying single-family residential zoning

Proposed Project0*0

CITY OF
Special Use Permit:
• Permits the conversion of the existing motel to a SRO, 75 studio apartments and one manager's residence
• Existing facilities to be renovated, no new construction • Rooms to be retrofitted with kitchenette facilities • Existing office space to be converted to manager's residence • Units to be rented at market rate for 6-month periods or longer

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Staff Review

CITY OF VISTA
Zoning Code Amendment:
• Accommodates the proposed SRO use on the property while preserving the underlying R-1 zoning
• Requires a special use permit to control location and manage operations
• Allowance for one within the R-1 Zone to accommodate the subject location, would not expand the use within the zone • Consistent with the Housing Element of the General Plan

0*0
Staff Review

CITY OF VISTA
Special Use Permit:
• Proposed SRO use would be consistent with the General Plan and proposed zoning amendment
• Conditions of approval address improvements to the site, maintenance of facilities, and onsite operations
• Compatible with surrounding residential uses • Findings for special use permit

CITY Planning Commission Recommendation
• All laundry facilities shall be kept in clean and working order • The property manager shall be responsible for ensuring tenants and guests do not park offsite
• The tennis court shall be converted to a half basketball court and two pickleball co u its
• New 8-foot-high fencing shall be installed along the eastern and southern boundaries of the site where property lines are shared with other residential properties. Design and final location of new fencing shall be to the satisfaction of the Community Development Director
• Tenants of the facility must have a six-month lease agreement or longer • No recreational vehicle, camper, or trailer parking shall be permitted on the subject property

Staff Recommendationoe

CITY OF
• Zoning Amendment subject to City Council's review following Planning Commission's recommendation; SUP is reviewed concurrently
• Staff Recommendation :
o Adopt Resolution recommending the City Council approve an amendment to Chapter 18.28 of the Development Code related to a single-room occupancy hotel use
o Adopt Resolution recommending the City Council grant a Special Use Permit to establish a Single-Room Occupancy Hotel at 330 Mar Vista Drive

CITY- OF VISTA .C A L I F 0 P F I A PH1 : Zoning Code Amendment and Special Use
Permit for Single- Room Occupancy (SRO) Hotel at 330 Mar Vista Drive
Planning Case No. P22-0115 — Applicant Vista International, Inc.

City Council Public Hearing
August 9, 2022