Loading...
HomeMy WebLinkAbout05-02-16 Item 3 - ARCH-2734-2016 (245 Higuera) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new mixed use building, including commercial, office and residential with a request for a 30% shared/mixed-use parking reduction, with a categorical exemption from environmental review. PROJECT ADDRESS: 245 Higuera Street BY: Kyle Bell, Assistant Planner Phone Number: 781-7524 E-mail: kbell@slocity.org VIA: Tyler Corey, Principal Planner FILE NUMBER: ARCH-2734-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings and subject to conditions. SITE DATA Applicant 245 Higuera, LLC Submittal Date March 10, 2016 Complete Date March 28, 2016 Zoning C-S-MU (Mid Higuera Enhancement Plan) General Plan Services & Manufacturing Site Area 8,886 square feet Environmental Status Categorically exempt under Class 32, In-fill Development Projects; Section 15332 of the CEQA Guidelines SUMMARY The applicant, 245 Higuera, LLC, is proposing to construct a new two story mixed use building with commercial/office at the ground level (2,533 sq. ft.), and two three bedroom apartments above, within the Mid Higuera Street Enhancement Plan (MHEP). The project has been designed to be consistent with the Community Design Guidelines (CDG) and the (MHEP) However, the applicant is requesting a shared/mixed-use parking reduction of 30% to reduce the required parking from 15 spaces to 11 to allow for future flexibility in tenant options (14 parking spaces provided in development plan). A variance is required for the street yard setback reduction, which will be reviewed under a separate application process. Meeting Date: May 2, 2016 Item Number: 3 ARC3 - 1 ARCH-2734-2016 245 Higuera Street Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the CDG, MHEP and applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size 8,886 square feet Present Use & Development Ratliff Welding Machine Shop Land Use Designation Commercial Services (C-S-MU) Mixed Use Overlay zone Access Higuera & Parker Streets Surrounding Use/Zoning North: C-S-MU (Tattoo Parlor, Personal Services/Mixed Use) South: C-S-MU (Auto Zone, Auto Parts Sales) East: C-S-MU (Offices, Parker Plaza) West: C-R-MU (Hayward Lumber, Warehouse Store) 2.2 Project Description: The proposed project includes the following (Attachment 3, Project Plans): 1. Redevelopment: Adaptive re-use of an existing warehouse building into a two story 5,048 square foot mixed use building that includes parking improvements and new landscaping. a. Two new ground floor retail spaces facing Higuera Street (473 & 560 sf.) b. New ground floor office space (1,500 sf.) c. Two second story 3 bedroom residential units d. Shared/mixed-use parking reduction (30%) 2. Design: Contemporary Industrial architectural style with; a. Corrugated metal siding and shed roof b. Corten Steel siding & signage (to be reviewed separately) c. Stucco siding with reveals d. Wood siding privacy walls and trash enclosure gate e. Anodized aluminum awnings, windows and storefronts f. Pedestrian oriented storefronts g. Re-use of existing carport with improvements Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 3 feet (Variance required) 15 feet Side Yard Setbacks 0 feet 0 feet Max. Height of Structure 31 feet 35 feet Coverage 51% 75% Parking Spaces 14 15 Notes: 1. Applicant’s project plans 2. Zoning Regulations ARC3 - 2 ARCH-2734-2016 245 Higuera Street Page 3 3.0 PROJECT ANALYSIS The MHEP authorized the rezoning of the property from C-S to C-S-MU; the Mixed Use Overlay was included through the Mid Higuera corridor to encourage compatible and appropriate mixed- uses, including dwellings within commercial areas. The MU overlay zone requires a mix of residential and nonresidential uses on the same site where ground floor street frontages are occupied by retail or commercial uses with residential uses above or to the rear of a site (Zoning Regulations Chapter 17.55). The Zoning Regulations Table 9 (Uses allowed per zone) requires a Planning Commission Use Permit for a Mixed-use project within the C-S zone. However, with adoption of the MHEP the property was rezoned to include the Mixed Use Overlay. This designation allows the Director to determine whether a use permit is required for projects that are consistent with the MHEP, unless otherwise required for an exception to development standards. The Director required an administrative use permit (USE-2066-2015) for the subject property to allow an Office use within the C-S-MU zone, which was approved on November 20, 2015. 4.1 Site Plan: The objective of the MHEP design guidelines is to create a “main street” architectural character along Higuera Street which reflects some aspects of Downtown San Luis Obispo but does not duplicate it. Downtown elements such as pedestrian-oriented building scale & location, various storefronts and displays, street trees and other amenities to create a pedestrian-friendly environment are encouraged. The MHEP includes regulations that address site planning, architectural treatments, pedestrian and auto access, parking areas, signs, lighting, and landscaping (MHEP Design Guidelines I). Building Orientation: The MHEP encourages parking areas along Higuera Street to be located to the rear or between buildings to be accessible from adjacent streets or common driveways. Buildings should be sited close to, and oriented toward the street with pedestrian linkages to provide safe vehicle and pedestrian circulation within the project site to adjacent neighborhoods. Staff Analysis: The applicant has proposed the orientation of the building as close to Higuera Street as possible to maintain the existing pedestrian character. Zoning Regulations Property Development Standards for the C-S zone require a street yard setback of 15 feet for buildings greater than 20 feet in height 1. The applicant has requested a variance for a street yard setback of 3 feet to replace the existing structure in relatively the same building footprint. The variance request will be reviewed under a separate application process 2. 1 Zoning Regulations Chapter 17.46.020; Property Development Standards: Minimum street yards shall be: for buildings 20 feet and less in height, 10 feet; and for buildings more than 20 feet in height, 15 feet… 2 Zoning Regulations Chapter 17.60; Variances: The variance procedure is intended to allow minor relaxation by the Director of certain standards that would otherwise prevent a property from being used in the same manner as other, similar property, where the intent of these regulations is not compromised by such minor relaxation. ARC3 - 3 ARCH-2734-2016 245 Higuera Street Page 4 Parking: The applicant has designed the parking for the site to be in scale with and visually subordinate to the development, the parking lot entrance is well defined with landscaping along Parker Street and eliminates the existing access from Higuera Street. The parking area incorporates an existing carport that provides shading for 50% of the vehicle parking spaces. Staff Analysis: The Zoning Regulations [Zoning Regulations Section 17.16.060(B) and (C)] allow approval of a shared/mixed parking reduction of up to 30% for projects with common parking facilities and off-set peak times of maximum parking demand for various uses. Approving the shared/mixed use parking reduction at this location allows for an increase in businesses while consolidating parking and minimizing the area devoted exclusively to parking. The request for a 30% reduction is to provide flexibility of the types of uses for future tenants of the proposed building. The parking reduction would reduce the required parking from 15 spaces to 11 spaces (14 parking spaces provided in development plan). 4.2 Design: The MHEP is designed to promote the existing eclectic mix of building styles which does not require any particular architectural style but encourages well designed forms and treatments of building walls, windows, doors, architectural details, colors and materials. New development should emphasize historic architectural forms and materials, not corporate architectural styles (MHEP Design Guidelines I.B). Scale and Massing: The applicant has designed the project close to the street to provide as many parking spaces in the rear of the property as feasibly possible. The MHEP Design Guidelines state that buildings along Higuera Street should generally not exceed two-stories at the street, and be designed so that upper floors are “stepped” or otherwise designed to preserve views of Cerro San Luis and maintain pedestrian scale at the street. Staff Analysis: Views toward Cerro San Luis are preserved from the project site as the building is located on the East side of Higuera Street, and designed with a shed style roof that provides a visual transition of views from adjacent properties toward Cerro San Luis. The increase in height of the new building to 31 feet is consistent with MHEP in order to accommodate the residential component of a mixed use project 3, and is below the maximum height allowed within the C-S zone. Materials and Building Façade: The MHEP states that all sides of a building should have detailed articulation and should be designed to a level appropriate to their public visibility. The building design provides an articulated storefront that is oriented toward the public street that continues the storefront pattern along Higuera Street. Staff Analysis: The building designs reflect characteristics of the previously existing building on the property by utilizing materials such as corrugated metal, wood siding, and stucco walls that reflect the existing CMU wall along the South property line. The project utilizes reveal patterns, awnings, and changes in materials to create 3 Zoning Regulations Chapter 17.55.030; Property Development Standards: Property development standards shall be those of the underlying zone, except that the application of the MU overlay to properties may include establishing a higher height limit than the underlying zone, to more effectively accommodate the residential component of a mixed use project. ARC3 - 4 ARCH-2734-2016 245 Higuera Street Page 5 shadow patterns and depth on wall surfaces and includes recessed wall planes that provide balconies for the residential units. During the staff review process of the project the South elevation of the building was required to be revised to comply with building and fire code. In order to comply with code requirements the South elevation was revised to include individual access for each unit with 1-hour fire rated construction which limited the design options on this portion of the structure. The applicant has proposed variations in the orientation of the corrugated metal siding and included a recessed balcony with a change in material to provide for a visual transition, in order to further articulate the building façade and avoid a blank wall along the property line. 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 7.0 ALTERNATIVES 7.1 Continue the project with direction to the applicant and staff on pertinent issues. 7.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, MHEP, CDG, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Reduced Project Plans Included in Committee member portfolio: Project Plans Available at ARC Hearing: Colors and Materials Board Website Link to MHEP: http://www.slocity.org/home/showdocument?id=4300 ARC3 - 5 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A NEW MIXED USE BUILDING, INCLUDING COMMERCIAL, OFFICE AND RESIDENTIAL, INCLUDING A 30% SHARED/MIXED-USE PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 2, 2016 245 HIGUERA STREET (ARCH-2734-2016) WHEREAS, the Administrative Hearing Officer of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on November 20, 2015, pursuant to a proceeding instituted under USE-2066- 2015, 245 Higuera, LLC, applicant; and approved the office use within the C-S-MU zone, subject to findings and conditions of approval; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 2, 2016, pursuant to a proceeding instituted under ARCH-2734- 2016, 245 Higuera, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-2734-2016), based on the following findings: Mixed Use Development 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. As conditioned, the proposed project is consistent with the General Plan for this location since the project proposes to construct a mixed use building that includes commercial, office, and residential uses that can be utilized for such uses envisioned by the Services and Manufacturing District within the Mixed Use Overlay zone. Attachment 1 ARC3 - 6 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 2 3. The proposed project is an adaptive re-use of the existing building shell with minimal changes to the street orientation. The proposed mixed use project design further increases the public benefits of the existing building for compliance with the Mid Higuera Enhancement Plan Design Guidelines by improving pedestrian linkages to provide safe vehicle and pedestrian circulation within the project site to adjacent neighborhoods. 4. The design of the project is consistent with the Mid Higuera Enhancement Plan design guidelines since the building incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. Shared/Mixed Use Parking Reduction 5. There is no evidence to indicate that granting a 30% shared/mixed-use parking reduction will result in poor on-site circulation or adversely affect the surrounding neighborhood. 6. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A., Parking Space Requirements, in that it satisfies the intent of that section which is "... to minimize the area devoted exclusively to parking and drives when typical demands may be satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060 B. because there are multiple uses that share a common parking area. In addition, the mixed-use parking reduction is in accordance with the provisions of Section 17.16.060 C., where the times of maximum parking demand from the proposed uses will not coincide. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC (ARCH-2734-2016) and Administrative Use Permit (USE-2066-2015). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be Attachment 1 ARC3 - 7 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 3 approved by the Director or Architectural Review Commission, as deemed appropriate. 2. The proposed 3-foot street yard variance request shall be reviewed under separate application process from the architectural review. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. The proposed parking reduction generates a parking requirement of 11 parking spaces. The property owner shall be responsible for maintaining and updating the current parking calculations for the property. Parking calculations shall be provided upon the submittal of business license applications and Planning and Building permits for tenant changes or improvements. Parking calculations for the subject location shall be updated to include the minimum required parking spaces per tenant space with application of the 30% parking reduction. The submitted parking calculation shall be shown on plans submitted for building permits. 5. All parking spaces must be available for common use and not exclusively assigned to any individual use, required residential parking may be reserved, but commercial parking must be made available for guests or overflow from residences. 6. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 7. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 8. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees Attachment 1 ARC3 - 8 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 4 with corresponding symbols for each plant material showing their specific locations on plans. 9. The storage area for trash and recycling cans shall be screened from the public right-of- way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 10. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 11. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. 12. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Public Works – Engineering Division 13. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050. The building plan submittal shall show complete frontage improvements along Parker and Higuera Street in accordance with City Engineering Standards and the Mid-Higuera Street Enhancement Plan. 14. Complete curb grade plans shall be provided for the development of curb, gutter, and sidewalk along the unimproved shoulder of Parker Street. The Parker Street plans shall show the integral 8’ wide sidewalk along the entire frontage with trees in tree wells per City Engineering Standards. Attachment 1 ARC3 - 9 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 5 15. The building plan submittal shall show all existing and proposed easements for reference. The plan shall include the Higuera and Parker right-of-way widths, distance from centerline to face of curb and face of curb to the property line for reference 16. The building plan submittal shall show any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Department. 17. The building plan submittal shall show the new driveway approach off of Parker Street to comply with current standards. Current City and ADA standards require a 4’ accessible sidewalk extension behind the ramp. 18. The building plan submittal shall show the existing common driveway approach off of Higuera Street to be abandoned per City Engineering Standards. 19. The building plan submittal shall include all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access requirements of the CBC. 20. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 21. The parking easement for all parking spaces crossing the property line shall be finalized to the satisfaction of the Planning Division and recorded prior to building permit issuance. 22. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. The building plan submittal shall show the trash enclosure drainage in accordance with Engineering Standard Section 1010. B. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. Unless otherwise approved by the City, the required underground services shall be completed without a net increase in utility poles. All work in the public right-of-way shall be shown or noted. 24. The building plan submittal shall include a complete grading, drainage and topo plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the storm water runoff from this site. The improved or altered drainage shall be directed to the street and not Attachment 1 ARC3 - 10 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 6 across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 25. This development shall comply with the Waterway Management Plan Drainage Design Manual. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in accordance with the Drainage Design Manual, FEMA regulations, Mid- Higuera Street Enhancement Plan and Post Construction Stormwater Regulations. 26. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the City’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 27. This property is located in an AE Flood Zone. The structure must be raised and/or floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 28. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 29. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 30. The building plan submittal shall show all existing and proposed street trees. Street trees are generally required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. One new street tree in a tree well in the sidewalk shall be required along Higuera Street and two new trees in tree wells will be required along Parker Street. The City Arborist shall approve tree species and planting requirements in accordance with City Engineering Standards and the Mid Higuera Street Enhancement Plan. The tree species along Higuera should consider the immediately adjacent bike lane, the Bike Plan recommendations, etc. 31. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Attachment 1 ARC3 - 11 Resolution No. ARC-XXXX-16 245 Higuera Street, ARCH-2734-2016 Page 7 Utilities Department 32. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: • The pipeline video inspection shall be submitted on USB drive and shall be in color. • The inspection shall be of adequate resolution in order to display pipe. • Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. • The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. • It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 33. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. Code Requirements 1. The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 2nd day of May, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC3 - 12 C-R-MU C-S-MUC-S-MU R-2 C-S-MU C-S C/OS-5 C-SC-S-MU HIG U E R A PA R K E R HIGH VICINITY MAP File No. 2734-2016245 HIGUERA ST ¯ Attachment 2 ARC3 - 13 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m PA G E 1 BU I L D I N G I N F O AL L O W A B L E B U I L D I N G A R E A : 3 , 2 4 3 S F + 2 , 5 0 0 S F = T O T A L A L L O W A B L E B U I L D I N G A R E A : 5 , 7 4 3 S F CO M M E R C I A L L O W E R L E V E L : 3 , 0 6 3 S F RE S I D E N T I A L U P P E R L E V E L : 2 , 6 4 5 S F T O T A L B U I L D I N G A R E A : 5 , 7 0 8 S F CA R P O R T ( A R E A T O R E M A I N ) : 1 , 6 0 0 S F UN I T 0 1 D E C K S : 2 7 0 S F UN I T 0 2 D E C K S : 2 3 0 S F T O T A L D E C K S : 5 0 0 S F OC C U P A N C Y U S E : B , ( O F F I C E ) M , ( R E T A I L ) R - 2 ( R E S I D E N T I A L ) CO N S T R U C T I O N T Y P E : V B SP R I N K L E R E D : Y E S - N F P A 1 3 TE N A N T S F I N F O RE T A I L 0 1 : 4 7 3 S F RE T A I L 0 2 : 5 6 0 S F OF F I C E 0 3 : 1 , 5 0 0 S F UN I T 0 1 : 1 , 2 1 7 S F UN I T 0 2 : 1 , 2 9 8 S F DE N S I T Y DE N S I T Y A L L O W E D : 2 4 / A C R E 4 . 8 D U DE N S I T Y P R O V I D E D : ( 2 ) 3 - B D A P A R T M E N T S 3 . 0 D U PA R K I N G RE T A I L : S F / 2 0 0 = ( 4 7 3 + 5 6 0 ) / 2 0 0 5 . 1 7 S P A C E S OF F I C E : S F / 3 0 0 = 1 , 5 0 0 / 3 0 0 5 S P A C E S (2 ) 3 B D A P A R T M E N T S = 2 X 2 . 5 5 S P A C E S T O T A L R E Q U I R E D S P A C E S : 1 5 . 1 7 S P A C E S 10 % M I X E D U S E R E D U C T I O N : 1 5 . 1 7 X 1 0 % = 1 . 5 2 R E D U C T I O N 1 3 . 6 5 ( 1 4 ) S P A C E S W/ D I R E C T O R A P P R O V E D P A R K I N G : 3 0 % M I X E D U S E R E D U C T I O N : 1 5 . 1 7 X 3 0 % = 4 . 5 5 R E D U C T I O N 1 0 . 6 2 ( 1 1 ) S P A C E S PA R K I N G P R O V I D E D : 1 4 S P A C E S CL I E N T 24 5 H I G U E R A , L L C 24 5 H I G U E R A S T . , S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 0 . 5 1 1 5 CO N T A C T : S C O T T S T O K E S , s c o t t @ a b o v e g r a d e e n g i n e e r i n g . c o m AR C H I T E C T TE N O V E R S T U D I O 53 9 M A R S H S T . , S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 1 . 1 0 1 0 CO N T A C T : J O E L S N Y D E R , j o e l s @ t e n o v e r s t u d i o . c o m CI V I L E N G I N E E R AB O V E G R A D E E N G I N E E R I N G 13 0 4 B R O A D S T R E E T , S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 0 . 5 1 1 5 CO N T A C T : S C O T T S T O K E S , s c o t t @ a b o v e g r a d e e n g i n e e r i n g . c o m IN D E X PR O J E C T I N F O 1 CO N T E X T U A L S I T E P L A N 2 SU R V E Y 3 DE M O L I T I O N P L A N 4 CI V I L S I T E P L A N 5 PR E L I M I N A R Y G R A D I N G , D R A I N A G E , A N D U T I L I T Y 6 LA N D S C A P E S I T E P L A N 7 PL A N T S C H E D U L E A N D I M A G E S 8 AR C H I T E C T U R A L S I T E P L A N 9 SI T E S E C T I O N S 1 0 FI R S T F L O O R P L A N 1 1 SE C O N D F L O O R P L A N 1 2 RO O F P L A N 1 3 NO R T H A N D W E S T E L E V A T I O N S 1 4 SO U T H A N D E A S T E L E V A T I O N S 1 5 CA R P O R T E L E V A T I O N S , L I G H T I N G F I X T U R E 1 6 PE R S P E C T I V E M O D E L I M A G E S 1 7 - 2 0 MA T E R I A L S 2 1 VI C I N I T Y M A P SI T E AD D R E S S : 2 4 5 H I G U E R A S T . AP N : 0 0 3 - 7 2 1 - 0 3 4 LO T S I Z E : 8 , 8 8 6 S F ( . 2 A C R E S ) CU R R E N T T O T A L L O T C O V E R A G E : 5 , 3 7 2 S F ( 6 0 % ) (E X I S T I N G B U I L D I N G : 3 , 2 4 3 S F / E X I S T I N G C A R P O R T : 1 , 7 9 0 S F ) PR O P O S E D T O T A L L O T C O V E R A G E : 4 , 5 0 3 S F ( 5 1 % ) ZO N I N G : C - S - M U , F H DE N S I T Y : 2 4 / A C R E F. A . R . . 1 . 5 HE I G H T L I M I T : 3 5 ’ M A X I M U M PR O J E C T D E S C R I P T I O N 24 5 H i g u e r a M i x e d - U s e p r o p o s e s a n e w 2 - s t o r y b u i l d i n g w i t h c o m m e r c i a l a t t h e gr o u n d l e v e l , a n d ( 2 ) n e w l o f t a p a r t m e n t s a b o v e . T h e n e w b u i l d i n g i s l o c a t e d i n t h e sa m e f o o t p r i n t a s t h e e x i s t i n g m e t a l g a r a g e t o b e r e m o v e d . T h e d e s i g n a i m s t o me e t a l l r e q u i r e m e n t s o f t h e M i d - H i g u e r a E n h a n c e m e n t P l a n , p r o v i d i n g r h y t h m i c , ap p r o p r i a t e l y s c a l e d s t o r e f r o n t b a y s a t t h e r e t a i l g r o u n d f l o o r w i t h a p l a n e b r e a k an d m a t e r i a l t r a n s i t i o n t o t h e u p p e r r e s i d e n t i a l f l o o r . O v e r h a n g s a n d s i g n a g e a r e in c l u d e d t o e n h a n c e h o r i z o n t a l a r t i c u l a t i o n a n d p r o v i d e a p e d e s t r i a n s c a l e a t Hi g u e r a S t r e e t . T h e u p p e r f l o o r ’ s s h e d r o o f i s b o t h f o r s o l a r e x p o s u r e t o t h e s o u t h , as w e l l a s c r e a t i n g h e i g h t f o r l o f t a p a r t m e n t s . T h e r o t a t i o n o f t h e n o r t h w a l l a i m s th e l o f t e d w i n d o w s d i r e c t l y a t t h e v i e w o f M a d o n n a M o u n t a i n . I n c o m p l i a n c e w i t h th e M i d - H i g u e r a E n h a n c e m e n t P l a n , t h e b u i l d i n g i s u t i l i z i n g t h e e x i s t i n g f o o t p r i n t , fa c i n g i t s d o o r s t o H i g u e r a S t r e e t a n d p r o v i d i n g p a r k i n g a n d t r a s h / u t i l i t i e s a t t h e ba c k o f t h e s i t e . T h e p r o j e c t w i l l b r i n g a p e d e s t r i a n p a t h a l o n g t h e n o r t h s i d e o f t h e bu i l d i n g , c o n n e c t i n g f r o m H i g u e r a t h r o u g h t o p a r k i n g i n t h e b a c k o f f P a r k e r S t r e e t . Th e p r o j e c t w i l l p r o v i d e 1 4 p a r k i n g s p a c e s , p a r t i a l l y o n a d j a c e n t p r o p e r t y , i n a n ag r e e m e n t t o w i t h t h e n e i g h b o r t o t h e n o r t h . T h e a p p l i c a n t i s r e q u e s t i n g a h e i g h t / se t b a c k v a r i a n c e i n o r d e r t o r e m a i n i n t h e e x i s t i n g b u i l d i n g f o o t p r i n t a n d m a t c h t h e sc a l e o f t h e n e i g h b o r i n g b u i l d i n g s . EN E R G Y C O N S E R V A T I O N Th e p r o j e c t a i m s t o e l i m i n a t e w a s t e b y m a i n t a i n i n g a p o r t i o n o f t h e e x i s t i n g C M U wa l l a t t h e s o u t h p r o p e r t y l i n e a n d r e f u r b i s h i n g t h e e x i s t i n g c a r p o r t t h a t w i l l b e en g i n e e r e d t o h o l d u p t o 9 3 0 S F o f n e w s o l a r p a n e l s . T h e n e w s h e d r o o f f a c e s s o u t h , at t h e i d e a l a n g l e f o r t h e a d d i t i o n a l 8 7 5 S F o f s o l a r p a n e l s . O p e r a b l e w i n d o w s a r e lo c a t e d t h r o u g h o u t f o r n a t u r a l v e n t i l a t i o n . S o l a r t u b e s w i l l b r i n g l i g h t t o t h e s o u t h si d e o f t h e c o m m e r c i a l s p a c e . A n d w h a t i s n o w a 1 0 0 % p a v e d s i t e w i l l b e r e n o v a t e d to i n c l u d e p e r v i o u s p a v e r s a n d n a t i v e l a n d s c a p i n g . O v e r a l l t h e s e m e a s u r e s i n ad d i t i o n t o e n e r g y c o n s c i o u s w a l l a n d r o o f a s s e m b l i e s w i l l r e d u c e t h e c o n v e n t i o n a l en e r g y d e m a n d . CA L I F O R N I A C O D E R E F E R E N C E S TH I S P R O J E C T S H A L L C O M P L Y W I T H C U R R E N T A P P L I C A B L E C O D E S & O R D I N A N C E S : 20 1 3 C A B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E 2 0 1 3 C A B U I L D I N G C O D E 20 1 3 C A R E S I D E N T I A L B U I L D I N G C O D E 2 0 1 3 C A E L E C T R I C A L C O D E 20 1 3 C A M E C H A N I C A L C O D E 2 0 1 3 C A P L U M B I N G C O D E 20 1 3 C A E N E R G Y C O D E 2 0 1 3 C A H I S T O R I C A L B U I L D I N G C O D E 20 1 3 C A F I R E C O D E 2 0 1 3 C A E X I S T I N G B U I L D I N G C O D E 20 1 3 C A G R E E N B U I L D I N G S T A N D A R D S C O D E 2 0 1 3 C A R E F E R E N C E S T A N D A R D S C O D E CI T Y O F S A N L U I S O B I S P O M U N I C I P A L C O D E : T I T L E 1 5 B U I L D I N G S A N D C O N S T R U C T I O N CI T Y O F S A N L U I S O B I S P O T I T L E 1 7 Z O N I N G R E G U L A T I O N S PR O J E C T L O C A T I O N A t t a c h m e n t 3 A R C 3 - 1 4 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 2 / 0 5 / 2 0 1 6 (W E L D I N G S H O P T O B E R E M O V E D ) R E T A I L W / R E S I D E N T I A L A B O V E WA R E H O U S E R E T A I L RE T A I L OF F I C E CO N T E X T U A L S I T E P L A N SC A L E : 1 ” = 1 5 0 ’ PA G E 2 A t t a c h m e n t 3 A R C 3 - 1 5 SU R V E Y SC A L E : N T S A t t a c h m e n t 3 A R C 3 - 1 6 PA G E 4 A t t a c h m e n t 3 A R C 3 - 1 7 PA G E 5 A t t a c h m e n t 3 A R C 3 - 1 8 PA G E 6 A t t a c h m e n t 3 A R C 3 - 1 9 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m LA N D S C A P E S I T E P L A N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” PA G E 7 Cl i c k o n t h e b l u e c e l l o n r i g h t t o P i c k C i t y N a m e Sa n L u i s O b i s p o N a m e o f C i t y ET o o f C i t y f r o m A p p e n d i x A 43 . 8 0 ET o (i n c h e s / y e a r ) En t e r t o t a l l a n d s c a p e i n c l u d i n g S L A 88 3 . 0 0 LA ( f t 2 ) En t e r S p e c i a l L a n d s c a p e A r e a 0 . 0 0 SL A ( f t 2 ) Re s u l t s : MA W A = ( E T o ) x ( 0 . 6 2 ) x [ ( 0 . 5 5 x L A ) + ( 0 . 4 5 x S L A ) ] 13 , 1 9 0 . 2 5 G a l l o n s 1, 7 6 3 . 2 9 C u b i c F e e t 17 . 6 3 H C F 0. 0 4 A c r e - f e e t 0. 0 1 M i l l i o n s o f G a l l o n s Ma x i m u m A p p l i e d W a t e r A l l o w a n c e C a l c u l a t i o n s f o r N e w a n d R e h a b i l i t a t e d L a n d s c a p e s RE F E R E N C E N O T E S MA W A C A L C U L A T I O N S A t t a c h m e n t 3 A R C 3 - 2 0 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m PL A N T SC HE D U LE A N D I M A G E S TH O R N L E S S P A L O V E R D E AU S T R A L I A N W I L L O W HY S S O P CA L I F O R N I A F U S C I A HE D G E H O G A G A V E PI G ’ S E A R RE D Y U C C A SO F T L E A F Y U C C A DY M O N D I A PA G E 8 BL U E O A T G R A S S PL A N T SC HE D U LE A t t a c h m e n t 3 A R C 3 - 2 1 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m AR C H I T E C T U R A L S I T E P L A N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” PA G E 9 RE F E R E N C E N O T E S A t t a c h m e n t 3 A R C 3 - 2 2 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SI T E S E C T I O N 2 E A S T : W E S T SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” SI T E S E C T I O N 1 N O R T H : S O U T H PA G E 1 0 A t t a c h m e n t 3 A R C 3 - 2 3 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m FI R S T F L O O R P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” PA G E 1 1 A t t a c h m e n t 3 A R C 3 - 2 4 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE C O N D F L O O R P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” PA G E 1 2 A t t a c h m e n t 3 A R C 3 - 2 5 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m RO O F P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” PA G E 1 3 A t t a c h m e n t 3 A R C 3 - 2 6 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m WE S T E L E V A T I O N ( H I G U E R A S T R E E T ) SC A L E : 1 / 8 ” = 1 ’ - 0 ” KE Y N O T E S NO R T H E L E V A T I O N PA G E 1 4 KE Y N OT ES NO RT H EL EV AT IO N A t t a c h m e n t 3 A R C 3 - 2 7 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m EA S T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” SO U T H E L E V A T I O N PA G E 1 5 V AT IO N N KE Y N O T E S A t t a c h m e n t 3 A R C 3 - 2 8 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SO U T H E L E V A T I O N @ C A R P O R T SC A L E : 1 / 8 ” = 1 ’ - 0 ” NO R T H E L E V A T I O N @ C A R P O R T EA S T E L E V A T I O N @ C A R P O R T PA G E 1 6 HI N K L E Y L I G H T I N G WA L L S C O N C E LU N A 1 6 6 9 B Z WI D T H : 9 . 0 ” HE I G H T : 2 4 . 0 ” WE I G H T : 1 1 . 0 l b s MA T E R I A L : A l u m i n u m BA C K P L A T E W I D T H : 4 . 5 ” BA C K P L A T E H E I G H T : 4 . 5 ” SO C K E T : 2 - 2 0 w G U - 1 0 DA R K S K Y C O M P L I A N T : Y e s EX T E N S I O N : 4 . 0 ” T T O : 1 2 . 0 ” VO L T A G E : 1 2 0 v UP C : 6 4 0 6 6 5 1 6 6 9 1 0 LI G H T I N G F I X T U R E - E X T E R I O R W A L L S C O N C E KE Y N O T E S A t t a c h m e n t 3 A R C 3 - 2 9 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m ST R E E T V I E W F R O M N O R T H PA G E 1 7 A t t a c h m e n t 3 A R C 3 - 3 0 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m FR O N T F A C A D E F R O M H I G U E R A PA G E 1 8 A t t a c h m e n t 3 A R C 3 - 3 1 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m VI E W A T S W C O R N E R PA G E 1 9 A t t a c h m e n t 3 A R C 3 - 3 2 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m VI E W F R O M P A R K E R S T R E E T PA G E 2 0 A t t a c h m e n t 3 A R C 3 - 3 3 2 4 5 h i g u e r a m i x e d u s e S A N L U I S O B I S P O , C A D A T E : 0 3 / 0 9 / 2 0 1 6 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m MA T E R I A L S RE A R V I E W FR O N T V I E W CO R R U G A T E D M E T A L @ S E C O N D S T O R Y VM Z I N C - Q U A R T Z - Z I N C ST O R E F R O N T - F I R E S T O N E , U N A - C L A D AN O D I Z E D A L U M I N U M , B L A C K C O I L CO R T E N @ T R A S H E N C L O S U R E , S I G N A G E WO O D @ C A N O P Y S O F F I T S & S E C O N D F L O O R P R I V A C Y WA L L . AL L W I N D O W S , C A N O P I E S & C O R N I C E SW 6 9 9 1 B L A C K M A G I C ST U C C O @ F I R S T F L O O R SW 7 0 5 1 A N A L Y T I C A L G R A Y HA R D I S I D I N G @ S E C O N D F L O O R SW 7 0 4 9 N U A N C E RE S I D E N T I A L E N T R Y D O O R S SW 6 3 7 5 H O N E Y C O M B PA G E 2 1 A t t a c h m e n t 3 A R C 3 - 3 4