HomeMy WebLinkAboutItem 3a. 1166 Higuera St. (ARCH-0511-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 1166 HIGUERA STREET (ARCH-0511-2021) REVIEW OF A COMMERCIAL
DEVELOPMENT CONSISTING OF AN OUTDOOR DINING VENUE CONSISTING OF
RETROFITTED SHIPPING CONTAINERS; PROJECT INCLUDES A 60% PARKING
REDUCTION.
BY: Kyle Bell, Associate Planner FROM: Shawna Scott, Senior Planner
Phone Number: (805) 781-7524 Phone Number: (805) 781-7176
Email: kbell@slocity.org Email: sscott@slocity.org
APPLICANT: Paul Tompkins REPRESENTATIVE: Kyle Murray
RECOMMENDATION
Review the proposed project in terms of its consistency with the Community Design
Guidelines and Sign Regulations and provide a recommendation to the Planning
Commission.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelo pment of an existing commercial property to
include twelve (12) repurposed shipping containers consisting of a total of 2,720 square
feet to provide for 7 tenant suites, 3 storage rooms, one long term bike storage locker,
and one for restrooms. The project includes demolition of the existing two-story structure
on the site and repurposing the existing 4,208 square foot single-story structure toward
the rear of the lot into a new restaurant suite.
The project consists of a total 6,928 square feet of commercial space, and 1,637 square
feet of outdoor dining. The project is intended to serve as family and pet friendly outdoor
dining experience. Site amenities include landscaped areas, covered outdoor seating, fire
pits, heaters, and outdoor recreation activities (Attachment A, Project Plans).
The project includes a request for a 60% parking reduction to reduce the required parking
from 40 spaces to 16 spaces on-site. The 60% parking reduction also accounts for the 20
additional bicycle parking spaces to reduce the required vehicle parking by 4 spaces in
accordance with Zoning Regulations Section 17.72.050.C.3.b1(Attachment B, Trip
Management & Reduction Plan).
1 Zoning Regulations Section 17.72.050.C.3.b. Other Parking Reductions. One car space for each five
bicycle spaces provided in excess of required parking. All bicycle parking that exceeds the required number
of spaces shall be apportioned between short-term and long-term bicycle spaces as stipulated by Table 3-
6: Required Bicycle Parking.
Meeting Date: 1/24/2022
Item Number: 3a
Time Estimate: 30 Minutes
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Item 3a
1166 Higuera Street – ARCH-0511-2021
Architectural Review Commission Report – January 24, 2022
General Location: The 0.56-acre project site
is located on the corner of Toro and Higuera
Streets, with direct access from Higuera
Street. The project is located within the
Downtown Core as identified in the General
Plan Land Use Element (LUE) Figure 4 and is
also located within Special Focus Area 2
(LUE Figure 10) known as the Upper
Monterey Area.
Zoning and General Plan: Commercial
Retail (C-R) zone, General Retail (GR) Land
Use Designation.
Surrounding Uses:
East: (C-R) Restaurant & Auto Dealership
West: (C-R) Financial Services
North: (C-R) Personal Services
South: (O & C-R) Financial Services
2.0 PROPOSED DESIGN
Architecture: Industrial
Design details: Repurposed shipping containers, landscaped vertical trellis for growing
vines, existing CMU Building to be retrofitted and painted.
Materials: Corrugated metal siding, existing CMU, wood plank parapets to screen
mechanical equipment.
Color: Seven color schemes have been provided, see project plans sheets A11 & A12.
Figure 1: 1166 Higuera Street Project Site
Figure 2: Aerial Rendering from the Toro and Higuera Street intersection.
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Item 3a
1166 Higuera Street – ARCH-0511-2021
Architectural Review Commission Report – January 24, 2022
3.0 FOCUS OF REVIEW
The Architectural Review Commission’s (ARC’s) role is to review the proposed project in
terms of consistency with the Community Design Guidelines and Sign Regulations and
applicable City Standards and 2) provide comments and recommendations to the
Planning Commission regarding the proposed project design, focusing on building
architecture and layout.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan,
Zoning Regulations, and Community Design Guidelines (CDG). Staff has identified the
discussion items below related to consistency with CDG Chapter 2 (General Design
Principles), Chapter 3 (Commercial and Industrial Project Design), and Sign Regulations
(Site Planning and Other Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 – Site Design
The project site is located within the Downtown Core, with
an eclectic mix of commercial uses in the vicinity. The
CDG states that each project should consider the context
of best examples of architecture in the vicinity while
providing a transition between the street and the project
through defined entries. The ARC should discuss how the
project design and access entries fits in with the best
examples of appropriate site design and architecture in
the vicinity of the site.
Chapter 3 – (Commercial and Industrial Project Design)
§ 3.1.B.2 Neighborhood
Compatibility
The CDG state that new commercial structures should be
designed compatible with existing structures in the vicinity
and provide an appropriate design theme in consideration
of building orientation and building materials. The ARC
should discuss whether the development provides
sufficient design factors to contribute to neighborhood
compatibility; design theme, building scale/size, setbacks
and massing, colors, textures, and building materials.
§ 3.1.B.7 Parapets
Parapet walls should be treated as an integral part of the
building design, with architectural detailing consistent
with the rest of the facade and should not appear as
unrelated elements intended only to screen the roof
behind them. The ARC should evaluate whether the
parapet screens are appropriate for the building design,
consideration should be provided regarding the materials
and heights of the parapets.
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Item 3a
1166 Higuera Street – ARCH-0511-2021
Architectural Review Commission Report – January 24, 2022
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Street Yard
Side Yard
3 feet
0 feet
0 feet
0 feet
Maximum Height of Structures 35 feet 45 feet
Max Lot Coverage 19.5% 100%
Floor Area Ratio (FAR) 0.20 3.0
Affordable Housing In-lieu fee 1 Unit or In-lieu fee
Public Art On-site (mural) On-site or in-lieu fee
Signage
Signs per Tenant
Signs for the Complex
Area of Signs
1
4
199 sq. ft.
4
4
200 sq. ft.
Vehicle and Bicycle Parking
Vehicle Spaces 16 40
§ 3.1.B.12 Colors
The exterior colors of a building are as important as the
materials in determining how people think about the
building and its surroundings. Colors should be
compatible with the existing colors of the surrounding
area but need not duplicate existing colors. The ARC
should evaluate the proposed color schemes of the
buildings to determine whether the proposed colors are
consistent with the neighborhood pattern.
§ 3.1.C.5 Screening
Screening can protect and separate uses and site
functions to decrease visual impacts, and the method of
screening should be compatible with the adjacent
structure in terms of overall design, materials, and color.
The ARC should discuss whether the proposed parapets
are effective in screening the mechanical equipment, and
whether the screens are consistent with the architectural
design of the project.
Sign Regulations – Section 15.40.470 (Sign Standards by Sign Type)
§ 15.40.485 Sign Programs
The project provides a total of 12 signs, 1 wall sign per
tenant suite, two multi-tenant signs, a monument sign,
and a pylon sign. All signs are consistent with the size
limitations and dimension requirements of the Sign
Regulations. The ARC should evaluate the proposed sign
package and provide feedback on whether the proposed
signage is consistent and compatible with the
neighborhood.
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Item 3a
1166 Higuera Street – ARCH-0511-2021
Architectural Review Commission Report – January 24, 2022
EV Ready
EV Capable
4
10
4
10
Bicycle Spaces
Short-term
Long-term
28
21
7
8
6
2
Motorcycle Parking 2 2
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
6.0 ACTION ALTERNATIVES
6.1 Recommend findings of consistency with the Community Design Guidelines
and Sign Regulations. An action recommending approval of the application
based on consistency with Community Design Guidelines will be forwarded to
the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the Community
Design Guidelines and/or Sign Regulations.
6.2 Continue the project to a hearing date certain, or uncertain. An action
continuing the application should include direction to the applicant and staff on
pertinent issues.
6.3 Recommend findings of inconsistency with the Community Design Guidelines
and/or Sign Regulations. An action recommending findings of inconsistency
should include findings that cite the basis for denial and should reference
inconsistency with the General Plan, Community Design Guidelines, Zoning
Regulations or other policy documents.
7.0 ATTACHMENTS
A – Project Plans (ARCH-0511-2021)
B – Trip Management and Reduction Plan
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1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021T1048 163/8” = 1’-0” (24X36 SHEET)TITLE SHEET1166 HIGUERA STREETSITEMONTEREY ST.HIGUERA ST.SANTA R
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A ST.TORRO ST.PROJECT DIRECTORYOWNER:1166 HIGUERA STREET, LLCPAUL TOMPKINS684 HIGUERA STREET, SUITE BSAN LUIS OBISPO, CA 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:1144 HIGUERA STREETSAN LUIS OBISPO, CA 93401APN:002-436-005, 002-436-008PROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW TEMPORARY USE OUTDOOR DINING VENUE ON THE .56 ACRE SITE. THE PROJECT CONSISTS OF (1) EXISTING BUILDING TO BE REMODELED INTO A RESTAURANT AND (7) TENANT LEASE SPACES TO SERVE FOOD AND BEVERAGES. THE ATMOSPHERE WILL BE FAMILY AND PET FRIENDLY WITH OUTDOOR SEATING DISPERSED ACROSS THE SITE. PUBLIC ART IS TO BE INCLUDED IN THE PROJECT. THE LEASE SPACES WILL BE PROVIDED WITHIN SHIPPING CONTAINERS BROUGHT ONTO SITE. TWO LEASE SPACES WILL BE CASUAL DINING OPTIONS AND WILL CONSIST OF (1) 8X40 CONTAINER FOR FOOD PREP AND (1) 8X20 CONTAINER FOR STORAGE. THREE LEASE SPACES WILL BE FOR THE SALE OF BEVERAGES OR FOOD AND WILL CONSIST OF (1) 8X20 CONTAINER EACH. TWO LEASE SPACES WILL USE (1) 8X40 CONTAINER EACH. THE HOURS OF OPERATION AND ACCESS TO THE SITE ARE EXPECTED TO BE FROM 6 AM TO 11 PM. THE SITE IS BORDERED BY THE CONTAINERS ALONG TORO AND HIGUERA STREETS IN ORDER TO PROVIDE SECURITY FOR THE SITE AFTER HOURS. THIS HARD BORDER WILL BE SOFTENED BY LANDSCAPING AND A BREAK AT THE INTERSECTION OF HIGUERA AND TORO STREET SO AS TO PROVIDE VIEWS INTO THE SPACE AND ACTIVATE THE CORNER WITH A VISUAL, YET SECURE CONNECTION. SITE AMENITIES INCLUDE LANDSCAPE AREAS, COVERED OUTDOOR SEATING, FIRE PITS, HEATERS, AND OUTDOOR RECREATION ACTIVITIES. THE SITE ALSO HAS AN AREA FOR BIKE PARKING / BIKE STORAGE THAT EXCEEDES THE CODE REQUIRED MINIMUMS. PUBLIC ART WILL BE PROVIDED AT THE CORNER OF HIGUERA AND TORO.THE APPLICANT IS REQUESTING PARKING REDUCTIONS VIA A MIXTURE OF EXCESS PROVIDED BIKE PARKING (10%) AND STAFF APPROVED PARKING REDUCTION (50%). THE EXCESS BIKE PARKING WILL BE A MIXTURE OF LONG AND SHORT TERM BIKE PARKING AND WILL PROVIDE A SECURE PLACE TO KEEP BIKES DURING THE DAY. SHEET INDEXT1 TITLE SHEETT2 SITE RENDERSA3 EXISTING SITE SURVEYA4 PROPOSED SITE PLANA4 (EXISTING BUILDING)A5 PROPOSED FLOOR PLAN - EXISTING BUIDLINGA6 ELEVATIONS - EXISTING BUILDINGA7 TYPICAL FLOOR PLANS - SHIPPING CONTAINERSA8 LOCAL ARTIST MURAL. DESIGN TBDA8 ELEVATIONS - TYPICAL SHIPPING CONTAINER A8 PROJECT SIGNAGEA8 DESIGN TBDA8 COLORS MAY VARYA8 VENDOR SIGNAGEPROJECT STATISTICSZONINGC-RPARCEL SIZE:0.56 ACRES (21,607 SF)BUILDING GROSS AREA4,208 SFEXISTING BUILDING1,488 SF(4) TENANT LEASE SPACE (LARGE)1,280 SF (@ 320 SF EACH)(2) TENANT LEASE SPACE(STORAGE)320 SF (@ 160 SF EACH)(3) TENANT LEASE SPACE(SMALL)480 SF(@ 160 SF EACH)RESTROOMS320 SF(2) LONG TERM BIKE STORAGE320 SF (@ 160 SF EACH)OUTDOOR SEATING1,637 SFMAX LOT COVERAGE:100% (21,607 SF)PROPOSED COVERAGE:19.5% (GROUND FLOOR/PARCEL SIZE)MAX. F.A.R.3 (64,821 SF)PROPOSED F.A.R..20 (BUILDING GROSS/ PARCEL SIZE)LANDSCAPE AREA4,386 SFIMPERVIOUS SURFACE:14,452 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:19 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT0 FT 3 FTSIDE0 FT 3 FTREAR0 FT 0 FTOCCUPANCY TYPES & AREA:RESTAURANT3,248 SF SFOUTDOOR DINING1,675 SFTOTAL4,923 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:RESTAURANT 1 SPACE PER 100 SFEXISTING BUILDING 851 SF(4) LEASE SPACES (LARGE) 273 SF X 4 = 1,092 SF3 LEASE SPACES (SMALL)133 SF X 3 = 399 SFCOMBINED SEATING 1,637 SFTOTAL REQUIRED FOR PROPOSED3,979 SF (EXCLUDES 960 SF STORAGE & RR)39.8PARKING REDUCTION:50% STAFF REDUCTION39.8 X 50% = -20BICYCLE PARKING REDUCTION1 SPACE REDUCTION PER 5 EXCESS BIKE PARKING SPACES. PER SLO MUNICIPAL CODE 17.72.050.C.3.B28 TOTAL - 8 REQ’D = 20 EXCESS -4PARKING REQUIREDTOTAL REQUIRED WITH PROPOSED - REDUCTIONS16PARKING PROVIDED16EV PARKING EV READY: REQ’D 10%PER SLO MUNICIPAL CODE 17.72.0401.6PROVIDED 2EV CAPABLE: REQ’D 25 % PER SLO MUNICIPAL CODE 17.72.0404PROVIDED 4MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 2PARKING PROVIDED:2BICYCLE PARKINGPARKING REQUIRED:PER SLOMC 17.72.070 TABLE 3-63,979 SF /500 SF = 8SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 21LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 7TOTAL PROVIDED:28LONG TERM (EXISITNG):RELOCATED ON-SITE 24
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XNOTE: CITY OF SAN LUIS OBISPO IS CONSIDERED A “COMMUNITY AT RISK” DUE TO THE THREAT OF WILDFIRE IMPACTING HE URBAN COMMUNITY. NEW BUILDINGS CITYWIDE SHALL COMPLY WITH CBC 7A FOR IGNITION RESISTANT WALL COVERINGS, FIRE PROTECTION SYSTEMS, EMBER RESISTANT VENT SYSTEMS, PROTECTED EAVES,A ND CLASS “A” ROOF COVERINGS. ARCHITECTPROJECT STATISTICSOCCUPANCY:B, A-2CONSTRUCTION TYPE:TYPE V-BSPRINKLER:YES(AT COMMERCIAL KITCHEN EXHAUSET HOOD AND DUCTS)10/11/21Page 11 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021T2048 163/8” = 1’-0” (24X36 SHEET)BIRDS EYE PERSPECTIVEPage 12 of 53
0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A3EXISTING SITE SURVEYPage 13 of 53
0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A4DEMOLITION PLAN - FOR REFRENCE ONLY(E) 2 STORY BUILDING TO BE DEMOLISHED(E) PAVEMENT TO BE REMOVED(E) BUILDING TO REMAIN(E) 15” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO BE REMOVED(E) 5” QUERCUS ARIFOLIA (COAST LIVE OAK) TREE TO BE REMOVED(E) 14” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 5.5” ACER BUERGERIANUM (TRIDENT MAPLE) TREE TO REMAIN(E) 12” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 16” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO REMAIN(E) LONG TERM BIKE STORAGE FOR 1101 MONTERY STREET TO BE RELOCATED TO 1101 MONTEREY STREET. Page 14 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A504 8 161/8” = 1’-0” 24X36 SHEETPROPOSED SITE PLAN(EXISTING BUILDING)Page 15 of 53
1056 SFDININGRedundant RoomBARNot EnclosedTRASH64 GALLON TRASH BINS, (3) PER VENDOR MINPICK-UP WINDOWROLL UP DOR392 SFP.O.S.Redundant RoomPREPRedundant RoomCOOKLINEWAITINGBAR SEATING48 SFSTORAGE44 SFOFFICE1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A6048 163/8” = 1’-0” (24X36 SHEET)PROPOSED FLOOR PLAN - EXISTING BUIDLINGPage 16 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A7048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - EXISTING BUILDINGFRONT ELEVATION - SOUTHEAST3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION - NORTHEAST3/8" = 1'-0" (24 X 36 SHEET)4+0’-0” FFGROUND LEVEL+14-9” FF(E) TOP OF PARAPET+0’-0” FFGROUND LEVEL+14’-9” FF(E) TOP OF PARAPET+18’-9” FFTOP OF MECH. SCREEN+18-9” FFTOP OF MECH. SCREENPROPERTY LINE 0’ SETBACKPROPERTY LINE 0’ SETBACKPage 17 of 53
40' - 0"20' - 0"8' - 0"ORDER WINDOWPICK-UP WINDOW272 SFKITCHEN138 SFSTORAGE40' - 0"8' - 0"PICK-UP WINDOWORDER WINDOW211 SFKITCHEN58 SFSTORAGE20' - 0"8' - 0"44 SFCOLDSTORAGE86 SFBEVERAGE1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A8048 163/8” = 1’-0” (24X36 SHEET)TYPICAL FLOOR PLANS - SHIPPING CONTAINERSPage 18 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A9048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - TYPICAL SHIPPING CONTAINER FRONT ELEVATION3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)1REAR ELEVATION3/8" = 1'-0" (24 X 36 SHEET)4SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)3+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEEN+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEENLOCAL ARTIST MURAL. DESIGN TBDPROJECT SIGNAGEDESIGN TBDCOLORS MAY VARYPage 19 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A10048 163/8” = 1’-0” (24X36 SHEET)SECTION AT AWNING & BIKE PARKING SECTION THROUGH AWNING3/8" = 1'-0" (24 X 36 SHEET)1MECHANICAL EQUIPMENTKITCHEN HOODMOTORIZED, RETRACTABLE FABRIC AWNINGWOOD COLUMNREFER TO SHEET A1 FOR COUNTPROPOSED SHORT-TERM BIKE PARKINGN.T.S. 1PROPOSED LONG-TERM BIKE PARKINGN.T.S. 2REFER TO SHEET A1 FOR COUNTPage 20 of 53
EFGEXISTING PLANT WALLVINESHOLLOW METAL DOORPAINTED SW 6803 DANUBESLIDER WINDOWDARK BRONZE ANNODIZED FINISH1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A11ABDCOLOR SCHEME RESTAURANTABCDGLAZED ROLLD UP DOORDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZEWOOD PLANK PARAPETPAINTED SW 6803 DANUBEEXISTING CMUPAINTED SW 6535 SOLITUDECCOLORS AND MATERIALSEGFRESTAURANT - FRONT ELEVATIONN.T.S.1Page 21 of 53
1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A12COLORS AND MATERIALS SHIPPING CONTAINERSCBABSLIDER WINDOWDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZECOLOR INSPIRATIONWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6496 OCEANSIDECCDCCCWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6818 VALIANT VIOLETWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6669 YARROWWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6866 HEARTTHROBWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 9152 LET IT RAINWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6734 ESPALIERCSHIPPING CONTAINERPAINTED SW 6488 GRAND CANALDDDDDSHIPPING CONTAINERPAINTED SW 9019 GOLDEN PLUMERIASHIPPING CONTAINERPAINTED SW 6817 GENTIANSHIPPING CONTAINERPAINTED SW 7586 STOLEN KISSSHIPPING CONTAINERPAINTED SW 7551 GREEK VILLASHIPPING CONTAINERPAINTED SW 6725 PICKLEDCOLOR SCHEME 1COLOR SCHEME 2COLOR SCHEME 3COLOR SCHEME 4COLOR SCHEME 5COLOR SCHEME 6ACCTYP. SHIPPING CONTAINER - FRONT ELEVATIONN.T.S.1Page 22 of 53
FOOD / BEVERAGEBEVERAGEFOODFOODF O O D
RESTAURANTB.O.H.BEVERAGESTORAGEFOOD S T O R A G E
LONG TERM BIKE STORAGERESTROOMSS T O R A G E EMPLOYEE BREAK1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A13SIGNAGE PROGRAMABCCDDDDDDESIGNAGE PROGRAMREF # NAME OF SIGN SIGN STYLE MATERIALS DESCRIPTION DIMENSIONSWXHAREA (SF) HEIGHT TO T.O.S. COUNTACORNER 01 MONUMENT METAL PROJECT SITE MONUMENT SIGN 6’-0” X 2’-0” 12 SF 4’ 1BENTRY 01 AWNING METAL ENTRY ARCH SIGNAGE 16’-0” X 1’-6” 24 SF 13’ 1CSITE 01 MULTI-TENANT METAL EXTERNALLY ILLUMINATED MULTI-TENANT SIGNAGE 8’-0” X 6’-0” 48 SF EACH 2DTENANT 01 AWNING METAL INDIVIDUAL TENANT SIGNAGE 8’-0” X 1’-0” 8 SF EACH 8’ 7ETENANT 02 WALL METAL INDIVIDUAL TENANT SIGNAGE 11’-0” X 1’-0” 11 SF 9’-6” 1TOTAL199 SF 12SIGNAGE PROGRAM KEY MAP1/8" = 1'-0" (24 X 36 SHEET)1DPage 23 of 53
MAX1' - 6"16'-0" MAX3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDS. FONT AND NAME TBD. WIDE FLANGE ENTRY ARCHLETTER OUTLINESECTION VIEWRACEWAY FOR LARGE LETTERS WITH SERVICE SWITCH.3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDSWIDE FLANGE AT ENTRY ARCH1' - 0"2' - 0"1' - 0"PROJECT NAMEMAX6' - 0"4' - 0"SECTION VIEW4' - 0"EXTERNALLY ILLUMINATED MONUMENT SIGNAGE STAFF LIGHT, AS REQUIRED. LIGHT FIXTURE TBD.2x4 WOOD PLANK FENCE1' - 0"2' - 0"1' - 0"1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A14SIGNAGE PROGRAMCORNER 011/16" = 1'-0" (24 X 36 SHEET)AENTRY 011" = 1'-0" (24 X 36 SHEET)BNORTHEAST | HIGUERA STREET ENTRY 01FREE STANDING ENTRY ARCH SIGNAGENOTES:- 1 POLE SIGN- STEEL STRUCTURE RECTILINEAR ARCH- FREESTANDING BACK-LIT METAL LETTERS WITH NAME OF PROJECTEAST | HIGUERA STREET & TORO STREETCORNER 01FREE STANDING MONUMENT SIGN ATTACHED TO LOW FENCING. NOTES:-METAL SIGN WITH SITE NAME ATTACHED TO PAINTED WOOD PLANK FENCE.-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTINGPage 24 of 53
MAX1' - 0"8'-0" MAX3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDS. FONT AND NAME TBD. TENANT ORDER WINDOW. SHADOW BOXLETTER OUTLINESECTION VIEWRACEWAY FOR LARGE LETTERS WITH SERVICE SWITCH.3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDSSHADOWBOX AWNINGFACE OF SHIPPING CONTAINERSECTION VIEW1' - 0"WHITE LED ON LETTER INTERIORSSHEET FABRICATED METAL REERSE PAN CHANNEL HALO LETTER0' - 3"STOREFRONT TRANSOM1' - 0"11'-0" MAXSHEET FABRICATED METAL REERSE PAN CHANNEL HALO LETTERSTOREFRONT TRANSOM, BEYOND6' - 0"EXTERNALLY ILLUMINATED WALL SIGNAGE GOOSENECK LIGHT FIXTURE. LIGHT FIXTURE TBD. SHIPPING CONTAINER EXTERIOR STAFF LIGHT, AS REQUIRED. LIGHT FIXTURE TBD.6' - 0"PROJECT NAMEINDIVIDUAL TENANT NAMESMAX8' - 0"1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A15SIGNAGE PROGRAMTENANT 01N.T.S. (24 X 36 SHEET)DTENANT 02N.T.S. (24 X 36 SHEET)ESITE 01N.T.S. (24 X 36 SHEET)CINDIVIDUAL TENANT SIGNAGE | SITE INTERIORTENANT 01LOCATION ON BUILDING:ATTACHED ABOVE INDIVIDUAL TENANT ORDERING WINDOW SHADOW BOXES. NOTES:-METAL OR PLASTIC LETTERS STICKING UP FROM SHADOW BOX AWNINGS-INDIVIDUAL WORDS TBD BY TENANTS NORTHEAST | TORO STREET SITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET. NOTES:1 XX WALL SIGNNORTHEAST | TORO STREET SOUTHWEST | PARKING LOTSITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET & WALL FACING PARKING LOTNOTES:-METAL WALL SIGN WITH SITE NAME AND (7) INDIVUIDUAL TENANT NAMES-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTING-(2) TOTAL SIGNS-ONE SIGN TO BE VISIBLE FROM TORRO STREET-ONE SIGN TO BE VISIBLE WHEN WALKING ON HIGUERA STREETPage 25 of 53
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