HomeMy WebLinkAboutItem 4c. 3490 Empresa Dr. (ARCH-0516-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 3490 EMPRESA DRIVE (ARCH-0516-2021) REVIEW OF 16,741-SF
COMMERCIAL STRUCTURE INCLUDING REQUESTED EXCEPTIONS FOR HEIGHT
RELATIVE TO SETBACK, LOT COVERAGE, AND 10% PARKING REDUCTION.
BY: Kyle Van Leeuwen, Associate Planner FROM: Shawna Scott, Senior Planner
Phone Number: (805) 781-7091 Phone Number: (805) 781-7176
Email: KVanLeeu@slocity.org Email: SScott@slocity.org
APPLICANT: RSPaul Company Inc REPRESENTATIVE: Chris Hoover
RECOMMENDATION
Review the proposed project in terms of its consistency with the Community Design
Guidelines and provide comments and recommendations to the Community Development
Director.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a new two-story, 16,741-square-foot commercial building on an
undeveloped lot within the Higuera Commerce Park Specific Plan. The 28.5-foot-tall
structure is intended for manufacturing/industrial uses with supporting office space and
delivery bays. The project includes a proposed lot line adjustment that would allow for the
new structure to abut the existing adjacent structure and property to the north, which is
under common ownership and would share parking areas and parking lot access. Project
Includes an exception request to allow two 90 -square-foot portions of the corner
architectural tower features to be over 20 feet in height and setback 15 feet, where the
Higuera Commerce Park Specific Plan standard calls for buildings over 20 feet in height
to be setback 20 feet. Project includes a request to allow 55% lot coverage where the
Higuera Commerce Park Specific Plan standard is 50%, and a request for a 10% shared
parking reduction as the proposed parking will be shared with the adjacent lot to the north.
Meeting Date: 11/15/2021
Item Number: 4c
Time Estimate: 45 Minutes
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Item 4c
ARCH-0516-2021
Architectural Review Commission Report – November 15, 2021
General Location: The project site is a
corner lot at the intersection of Empresa
Drive and Bonetti Drive and is
approximately 17,850 square feet in size
(approximately 23,000 after proposed lot
line adjustment). The subject property is
currently undeveloped with existing trees
located along the north property line and
utility cabinets near the southeast corner.
Zoning: Service Commercial, Specific Plan
Overlay (C-S-SP)
General Plan: Service and Manufacturing
Surrounding Uses:
East: Professional Services (Engineering Consultants)
West: Government Offices
North: Professional Services (Mining Consultants)
South: Bike Repair and Sales, Light Manufacturing, Wholesale and Distribution
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: Industrial, flat parapet rooflines, corner towers with glass entries, glass
roll-up doors at storefront, metal roll-up doors for delivery bays, outdoor patios and
landscaping
Materials: Metal siding, flat metal panels, aluminum storefront door and widows, glass,
concrete
Colors: Blue, light blue, grey, bronze (window/door frames)
3.0 FOCUS OF REVIEW
The Architectural Review Commission’s (ARC’s) role is to 1) review the proposed project
in terms of consistency with the Community Design Guidelines (CDG), the Higuera
Commerce Park Specific Plan1, and applicable City Standards and 2) provide comments
and recommendations to the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
1 Link to Higuera Commerce Park Specific Plan:
https://www.slocity.org/home/showpublisheddocument/29103/637468301612370000
Figure 1: Subject Property
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Item 4c
ARCH-0516-2021
Architectural Review Commission Report – November 15, 2021
Figure 2: Rendering of project, corner of Empresa an d Bonetti Drives (southwest).
4.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS
The proposed project must be consistent with the requirements of the General Plan,
Zoning Regulations, Higuera Commerce Park Specific Plan Guidelines, and CDG. Staff
has identified the discussion items below related to consistency with CDG Chapters 2
(General Design Principles) and 3 (Commercial and Industrial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.2.C & D– Attention
to detail & material
selection
The project proposes vertical and horizontal articulation
through wall offsets and use of material and material
orientation. The ARC should discuss if the project
achieves vertical and horizontal articulation and how the
external treatments provide durability and authenticity, as
well as beauty, or if any modifications are necessary.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.A. Overall design
objectives for
commercial projects
The project includes primarily rectilinear forms. The ARC
should discuss if the project avoids appearing “boxy” by
articulating the building form and creating building
shapes with shade and shadow (2) or if any modifications
are warranted for consistency with this guideline.
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Item 4c
ARCH-0516-2021
Architectural Review Commission Report – November 15, 2021
Staff has reviewed the project in terms of its compliance with the architectural guidelines
for the Higuera Commerce Park and have found the project is general compliance with
those standards. The applicable standards include the following objectives, which can
also be further discussed by the ARC:
Providing and defining pedestrian access from the street and parking lot.
Not placing parking between the street and building.
Placing the building on the rear lot line to avoid narrow strips or area between
buildings.
Screening of meters, roof-mounted equipment, and utility apparatuses.
Large wall planes are relieved by showdown and textural interest.
Landscaping provided to reinforce and enhance pedestrian scale and character.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Setbacks
Empresa Drive
Bonetti Drive
10 feet**
10 feet**
Buildings ≤ 20 feet in
height: 10 feet
Buildings > 20 feet in
height: 15 feet
Maximum Height of Structures 28.5 feet 35 feet
Max Lot Coverage 55%** 50%
Vehicle and Bicycle Parking
Number of Vehicle Spaces
46
(10% parking reduction,
shared parking with
3474 Empresa)
51
Number of Bicycle Spaces
Short-term
Long-term
3
2
3
2
Environmental Status
Categorically exempt from environmental review under
CEQA Guidelines section 15332 (In-Fill Development
Projects)
*Higuera Commerce Park Specific Plan & 2019 Zoning Regulations **Exception Request
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Item 4c
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Architectural Review Commission Report – November 15, 2021
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the
application will be forwarded to the Community Development Director for final
action. This action may include recommendations for conditions to address
consistency with the Community Design Guidelines and/or Higuera Commerce
Park Specific Plan.
6.2 Continue the project to a hearing date certain, or uncertain. An action continuin g
the application should include direction to the applicant and staff on pertinent
issues.
6.3 Recommend denial the project. An action recommending denial of the application
should include findings that cite the basis for denial and should reference
inconsistency with the General Plan, Community Design Guidelines, Higuera
Commerce Park Specific Plan, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
A – Project Plans
B – Colors and Materials Board
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SPACE 1FF = 132.60SPACE 2FF = 132.60N88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96'EXISTING BUILDING(TO REMAIN)64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURBEXISTING PROPERTY LINE(TO BE ADJUSTED)PROPOSED ADJUSTED PROPERTY LINEAPN #053-252-0710.86 ac (EXISTING)0.73 ac (PROPOSED)APN #053-252-0150.40 ac (EXISTING)0.53 ac (PROPOSED)PROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENT15' PUE &TREE ESMT.15' PUE &TREE ESMT.PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)SHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-011" = 20'( IN FEET )1 INCH = FT.10 202020400LOT LINEADJUSTMENTPLANPROPERTY DESCRIPTION:LOTS 13 AND 14 OF HIGUERA COMMERCE PARK, TRACT NO. 703, AS RECORDED INBOOK 10 OF MAPS AT PAGE 50, IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SANLUIS OBISPO, STATE OF CALIFORNIASURVEY INFORMATION:TOPOGRAPHIC SURVEY PERFORMED JULY 15, 2021 BY ABOVE GRADEENGINEERING.BENCHMARK: THE BASIS OF ELEVATIONS FOR THIS SURVEY IS A CHISELED'X' IN THE SIDEWALK SHOWN AS POINT NUMBER 13 HEREONHAVING AN ELEVATION OF 131.54 FEET.BOUNDARY: BOUNDARY LINE SHOWN IS BASED ON BOUNDARY SURVEYCURRENTLY IN PROGRESS. PERMANENT MARKERS WILL BESET AT ALL PROPERTY CORNERS AND A RECORD OFSURVEY WILL BE SUBMITTED TO THE COUNTY OF SAN LUISOBISPO AS REQUIRED BY STATE LAWPROJECT TEAM:OWNER: EMPRESA STREET 3490, LLCC/O RSPAUL COMPANY, INC.1432 HIGUERA STREET, SUITE DSAN LUIS OBISPO, CA 93401CIVIL ENGINEER: SCOTT STOKES, PE 58256ABOVE GRADE ENGINEERING245 HIGUERA STREETSAN LUIS OBISPO, CA 93401SURVEYOR: JEFFREY WYANT, PLS 9338ABOVE GRADE ENGINEERING245 HIGUERA STREETSAN LUIS OBISPO, CA 93401PROJECT INFORMATION:ADDRESS: 3474 & 3490 EMPRESS DRIVESAN LUIS OBISPO, CA 93401APN: 053-252-071 & 053-252-015GROSS TOTAL AREA: 0.86 ac & 0.40 acNUMBER OF LOTS: 2APPROXIMATE LOT SIZE: 0.50 acFLOOD ZONE: ZONE XFLOOD MAP: 06079C1068GLOT LINE ADJUSTMENT MAP - 21-00323474 & 3490 EMPRESA DRIVE, CA 93401 (APN: 053-252-071 & 053-252-015) NO SCALE VICINITY MAPPage 66 of 97
SPACE 1FF = 132.60(129.49 TC)MATCH (E)SPACE 2FF = 132.60(129.51 TC)MATCH (E)(130.20 TC)(129.53 FL)130.36 TC129.68 FL(130.42 TC)MATCH (E)(129.78 TC)(129.37 FL)(129.70 TC)(129.20 FL)129.93 FS129.86 FS130.01 FS130.26 FS129.60 FS129.57FS(129.14 FS)MATCH (E)(129.07 FS)MATCH (E)129.66 TC129.16 FS(133.11 FS)MATCH (E)130.29TC/FS130.41TC/FS132.60FS132.50 TC131.84 FS132.55 TC132.05 FS129.93FS129.87FS129.80FS132.60FS132.60FS132.55TC/FS132.53 TC131.86 FS(130.54 FS)MATCH (E)132.60FS132.60FS132.60FS132.60FS(129.68 TC)MATCH (E)129.64FS129.76FS(129.78 TC)MATCH (E)(129.88 FS)MATCH (E)132.60FS132.60FS(132.85 FL)MATCH (E)132.74FL(133.19 FS)MATCH (E)(132.75 FS)MATCH (E)(132.93 FS)MATCH (E)132.00FL131.35TG130.30FS8%MAXRAMP131.90 TC131.40 FS132.15 TC131.65 FS132.30 TC131.80 FS(133.40 FS)MATCH (E)133.10FS133.90 TC133.40 FS133.80 TC133.30 FS0.5%
131.60 FS131.53 FS132.10TC/FS130.40TG130.10FS(129.50 TC)(128.95 FL)5%MAX1.5% MIN5% MAX1.5% MIN5% MAX2%MAX132.55FS131.9FG(133.13 TC)(132.65 FL)132.35FS132.20FS8.2%MAX131.60 TC131.10 TG131.95FS132.45 TC131.95 FS132.90 TC132.40 FS132.50 TC132.00 FS2%MAX10' VC132.50 TW131.5 FG130.00FS132.50 FS133.10TC/FS133.10 TC132.60 FS131.75TC/FS130.60 TG130.2 FG129.60 TC129.10 FSN88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96'129.70FS132.60FS132.50 FS132.50 FS132.50 FS132.50 TW131.5 FG132.50 TW131.0 FG132.50 TW131.5 FG130.10FS131.1FG2%MAX132.2FL10'
VC(129.45 TC)(129.00 FS)130.50 TG130.1 FGEXISTING BUILDING(TO REMAIN)AA64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURB(3.0%) (1.5%) (4.5%) (1.8%) (0.4%) (0.7%) (0.2%) (0.5%)7544195661614141421232612101011152317881720202014181818182220324' WIDE310' WIDE1313130132134128136130132134128136EXISTING GRADEPROPOSED BUILDINGFF=132.606'SW10'BASINPLPLPARKING &DRIVEWAYCROSS-SECTION A-ASHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-021" = 20'( IN FEET )1 INCH = FT.10202020400PRELIMINARYGRADING &DRAINAGE PLANSPECIFIC CONSTRUCTION NOTES:1 EXISTING SITE FEATURES TO REMAIN. CONTRACTOR TO PROTECT IN PLACE.2MATCH EXISTING. CONTRACTOR TO VERIFY MATCH LOCATION AND ELEVATIONPRIOR TO CONSTRUCTION TO ENSURE THEY ARE CONSISTENT WITH PLAN AND THATSLOPES MEET AGENCY REQUIREMENTS. CONTACT ENGINEER IF CONFLICTS AREDISCOVERED.3 INSTALL DRIVEWAY RAMP PER CITY STANDARD 2110. SEE PLAN FOR WIDTH.4 INSTALL STANDARD DRIVEWAY PER CITY STANDARD 2130.5 INSTALL CURB & GUTTER PER CITY STANDARD 4030.6 INSTALL SIDEWALK PER CITY STANDARD 4110.7 INSTALL CURB RAMP PER CITY STANDARD A88A.8 INSTALL CONCRETE CURB PER DETAIL9 INSTALL CONCRETE FLUSH CURB PER DETAIL10 INSTALL CONCRETE CROSS GUTTER PER DETAIL11TRANSITION FROM FULL CURB TO FLUSH CURB IN 10 FEET MIN. MAINTAIN 5% MAXSLOPE IN DIRECTION OF TRAVEL.12TREE TO BE REMOVED. CONTRACTOR TO COORDINATE WITH LOCAL AGENCY FORPERMIT REQUIREMENTS.13 INSTALL BOLLARD PER DETAIL14INSTALL REQUIRED LANDINGS AT DOORWAYS, TOP AND BOTTOM OR STAIRS, ANDRAMPS AT 2% OR LESS IN ALL DIRECTIONS PER ARCHITECTURAL DETAILS.CONTRACTOR TO VERIFY SIZE AND LOCATION PRIOR TO CONSTRUCTION.15INSTALL TRASH ENCLOSURE PER ARCHITECTURAL PLAN. PROVIDE CONCRETEFLATWORK (VEHICLE) PER DETAIL. SEE ARCHITECTURAL PLAN FOR SCORING ANDCOLOR OF CONCRETE.16INSTALL CONCRETE FLATWORK (PEDESTRIAN) PER DETAIL. SEE ARCHITECTURALPLAN FOR SCORING AND COLOR OF CONCRETE.17INSTALL ASPHALT CONCRETE (AC) PAVING PER DETAIL18SAW CUT AND REMOVE EXISTING AC/CONCRETE PAVING 18 INCHES MINIMUM FROMFACE OF CURB AND AT LEAST 6 INCHES INTO A COMPETENT STRUCTURAL SECTION.CONTRACTOR RESPONSIBLE FOR PROPER DISPOSAL.19 INSTALL CURB RAMP - CASE C PER DETAIL20INSTALL ADA RAMPS, STAIRS, AND RAILINGS PER ARCHITECTURAL DETAIL21INSTALL ADA STRIPING AND SIGNAGE PER ARCHITECTURAL DETAIL. INSTALL ADAPARKING SPACE AND PATH OF TRAVEL AT 2% OR LESS IN ALL DIRECTIONS PERARCHITECTURAL DETAILS. ALL ADA PARKING SPACES AND PATH OF TRAVEL TO BEINSTALLED IN CONCRETE FLATWORK (VEHICLE) PER DETAIL. CONTRACTOR TOVERIFY REQUIRED DIMENSIONS AND LOCATION PRIOR TO CONSTRUCTION.22INSTALL RETAINING WALL PER STRUCTURAL DETAIL. CONTRACTOR TO COORDINATECONNECTION OF WALL DRAIN TO DAYLIGHT OR STORM DRAIN SYSTEM.23INSTALL PARKING LOT STRIPING PER DETAIL24INSTALL MIDSTATE CONCRETE PARKING LOT BUMPER OR APPROVED EQUAL.INSTALL PER DETAIL#Page 67 of 97
SPACE 1FF = 132.60SPACE 2FF = 132.60WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGSS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS128.3 INV129.1 INV129.7 INV130.40 TG129.9 INVout128.2 INVin127.2 SUMP131.35 TG126.7 INV126.7INV130.29 TG128.9 INV130.41 TG128.4 INV(8" PVC SS)(8" PVC WS)131.10 TG128.5 INVN88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96'
UNDERGROUND CHAMBERS
125.0 CHAMBER INVERT
122.5 ROCK BASE 129.2 INV130.50 TG129.4 INVout127.7 INVin126.7 SUMPEXISTING BUILDING(TO REMAIN)64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURBWWWWWWWWWWWWWWGGGGGSSSSSSSSSS(4" SS)(GAS)(1-1/4" WS)129.93 TG128.9 INV129.87 TG128.6 INV128.1 INV124.7 INV(124.0 INV)125.5 INV131.45 RIM126.7 INV(4" FW)3741611111211111114132528910101215126717171118201919191915'PUE15'PUESHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-031" = 20'( IN FEET )1 INCH = FT..511120PRELIMINARYUTILITY PLANSPECIFIC CONSTRUCTION NOTES:1 INSTALL 3"x12" SIDEWALK UNDERDRAIN PER CITY STANDARD 3415.2 INSTALL 2" WATER METER & SERVICE PER CITY STANDARD 6210.3 INSTALL FIRE HYDRANT PER CITY STANDARD 6310.4 INSTALL 6" FIRE WATER SERVICE PER CITY STANDARD 6530.5 INSTALL 4" SEWER LATERAL PER CITY STANDARD 6810.6 INSTALL 2.5" SCH-80 PVC WATER PIPE PER PIPE IN TRENCH DETAIL.7INSTALL 6" C900 DR-14 PVC WATER PIPE PER PIPE IN TRENCH DETAIL. INSTALLTHRUST BLOCK AT ALL BENDS PER DETAIL. COORDINATE WITH FIRESPRINKLER ENGINEER FOR DDCV & FDC ON FIRE RISER PIPE.8 INSTALL 4" FUSED HDPE SEWER PIPE PER PIPE IN TRENCH DETAIL.9 INSTALL SEWER CLEANOUT.10ADJUST UTILITY TO PROPOSED GRADE.11INSTALL 18" MIDSTATE CONCRETE SQUARE CATCH BASIN WITH GRATE.INSTALL PER MANUFACTURER'S INSTRUCTIONS.12INSTALL 12" HDPE STORM DRAIN PIPE, UNLESS OTHERWISE NOTED ON PLAN,PER PIPE IN TRENCH DETAIL.13CONSTRUCT UNDERGROUND STORAGE BASIN. INSTALL WITH FLAT BOTTOM.SET BOTTOM OF CHAMBERS TO INVERT SHOWN ON PLANS.14INSTALL 36"x78" 'MIDSTATE CONCRETE' SAND TRAP BASIN, OR APPROVEDEQUAL. PROVIDE SOLID MANHOLE GRATES FOR ACCESS. INSTALL PERMANUFACTURER'S INSTRUCTIONS.15INSTALL 3" CAST IRON PIPE THROUGH WALL DRAIN AT BACK CORNER OFTRASH ENCLOSURE TO OUTLET INTO LANDSCAPING.16INSTALL GAS LINE. COORDINATE WITH GAS COMPANY PRIOR TOCONSTRUCTION.17 INSTALL TRENCH DRAIN WITH TRAFFIC RATED GRATE.18INSTALL 3/4" LANDSCAPE WATER METER & SERVICE PER CITY STANDARD 6210.19PROTECT-IN-PLACE EXISTING UTILITY SERVICE.20REMOVE EXISTING FIRE WATER LINE AFTER RIGHT-OF-WAY LINE & RELOCATETO CONNECT TO NEW FIRE RISER LOCATION.#Page 68 of 97
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