Development Review Narrative Sycamore Apartment Improvements · 2020-05-15 · Sycamore Apartment...
Transcript of Development Review Narrative Sycamore Apartment Improvements · 2020-05-15 · Sycamore Apartment...
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Development Review Narrative
Sycamore Apartment Improvements Project No.: 919-PA-2019
1. Introduction
2. Development Plan
3. General Plan Conformance
4. Southern Scottsdale Character Area Conformance
5. Design Conformance
6. Development Review Board Criteria
7. Conclusion
May 2020
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1. Introduction
Purpose of the Request
The purpose of this request is to obtain Development Review approval to enable the
development of a new, complimentary building of residential units within an existing apartment
complex. The Sycamore Apartment community was developed in the 1980’s and has operated
continuously as a rental apartment community since inception. Regular maintenance and some
small improvements have occurred over the years. This proposal is part of a larger series of
recent investments and property improvements the owner has undertaken to stay competitive
and relevant for today discerning renters.
Existing Property and Proposal
The Sycamore is a unique apartment community, tucked back far away from the adjacent arteries
of Thomas Road and 68th Street, but with easy access to both roads. The site is developed as a
series of 2-story buildings placed among meandering pathways and open space areas with pools,
a basketball court, a pet park, barbeque and picnic areas. The buildings contain a variety of 1, 2,
and 3-bedroom floor plans for a total of 350 residential units.
Near the north property line, two (2) dilapidated tennis courts exist. Tennis courts are no longer
a sought-after amenity for most apartment projects and this area has been used primarily to
store items for maintaining the complex. This application will remove the tennis courts to add
one (1) new 2-story building with twenty (20), new 1-bedroom units. The existing open space
retention areas on the east and west of the site will be maintained, as will the existing gazebo
and mail retrieval area. The new building is roughly 13,350 sq. ft. in size and 26-feet in height to
the top of the parapet. The building is placed over 25 feet setback from the north property line.
Each unit will have a private balcony or patio.
The existing trash enclosure and parking spaces to the south of the site will be re-configured and
two (2) new ADA spaces will be added. Access to and from the new building will occur at it always
has, using the existing network of internal roads which connect to Thomas Road at two (2) points
and 68th Street at one (1) point.
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Location and Relationship to Surrounding Properties
The project is located at 6599 East Thomas Road, behind the southwest corner of Thomas Road
and 68th Street and is comprised of Assessor Parcel Nos. 129-03-001A, -003B and -004G (the
“Property”). The Property is currently zoned Multi-family Residential (R-5) and will not be
changed with this application. The roughly 18-acre site is not visible from either frontage and is
tucked behind other uses; including a commercial design center, a senior living facility and a
newer, 2-story multifamily project. To the east of the site are a series of heavy commercial uses.
Specifically:
• To the North: R-5 zoning. 2-story, multifamily residential (Diamante)
• To the East: C-2 zoning. Scottsdale Design District and miscellaneous commercial uses
• To the South: R1-7 zoning. Single family residential.
• To the West: C-4 zoning. Various commercial and storage uses including upholstery, glass
repair, trailer sales, a pawn shop, etc.
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2. Development Plan
Building Layout
This 2-story building contains (10) 1-bedroom apartments on each floor for a total of 20 new
units. The building is oriented so that the units have north/ south exposure with an entry
breezeway in the center. The building is located on existing, unused tennis courts and all parking
is existing and provided with the existing apartment complex.
Architectural Character and Materials
This project will substantially conform to the Scottsdale Design Guidelines as is discussed further in Section 5 below.
• This building has been designed to incorporate the massing and color palette of the other existing apartment units on site. While these are not identical in layout to the existing units; the height, roof material, materials and colors are all consistent with the complex as a whole.
• Building massing is broken up with the use of parapets and sloped tile roofs to mimic the adjacent building masses. The rhythm created with these roof mass changes helps to control the visual impact of the 2-story units.
• The design responds to the desert environment, with interior spaces that extend into the outdoors; materials with colors and textures associated with the region such as stucco walls and tile roofing; and features such as patio shade structures, deep roof overhangs, building pop-outs at glazing areas for additional shade and recessed windows & doors. The central entry breezeway is located in the center of the building which provides shade throughout the day. Areas are located within the building to open to the outdoor breezeway to integrate indoor and outdoor spaces for resident use. The main entrances of the residential units are located on the East and West sides of the building, recessed slightly with building pop-outs and stair/ roof overhangs for additional shade.
• All rooftop mechanical equipment and penetrations will be screened behind parapet walls.
Landscape Character and Materials
The landscaping will substantially conform to the Scottsdale Design Guidelines and is discussed further in Section 5 below.
• Landscaping has been provided in front of all north and south facing patios to provide natural shading to the residential units and walkways.
• The landscape design is consistent with the current landscaping and will include a variety of indigenous plants and trees of various sizes and maturity to blend and respond to the desert environment.
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3. Conformance to the General Plan
The Property has a General Plan designation of Urban Neighborhoods. Medium density
residential is one identifying characteristic of Urban Neighborhoods. The Property is also located
within the Southern Scottsdale Character Area Plan which provides more detailed guidance for
development and redevelopment and is discussed further in Section 4 below. However, the
General Plan does present several appropriate Goals and Approaches for the Property including:
Character and Design Element
CD1: Determine the appropriateness of all development in terms of community goals,
surrounding area character, and the specific context of the surrounding neighborhood.
• Enrich the lives of all Scottsdale citizens by promoting safe, attractive, and context
compatible development.
• Encourage projects that are responsive to the natural environment, site conditions, and
unique character of each area, while being responsive to people’s needs.
• Ensure that all development is a part of and contributes to the established or planned
character of the area of the proposed location. Character can cross land uses and zoning
to include community regions containing a mixture of housing, employment, cultural,
educational, commercial, and recreational uses. The overall type of character type that
these uses are a part of describes the pattern and intensity of how these uses fit together.
The following general character types are found in our community:
o Suburban Suburban/Suburban Desert Character Types contain medium density
neighborhoods that include a variety of commercial and employment centers and
resorts. A wide variety of recreational and leisure opportunities are integrated into
the fabric of these districts. Pedestrian and bicycle linkages from neighborhood
to neighborhood and from neighborhood to commercial, cultural, educational and
recreational components are vital in weaving these areas into a livable
community. The physical character of these districts varies widely throughout the
community and is based on period of construction and the surrounding
topography and natural features. These districts comprise most of the southern
and central areas of the city. There are some special features within suburban
character types that embody unique land uses or physical elements:
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Response: The project provides a safe, attractive and context compatible development
and is in keeping with the planned character of the area and the recognized Urban
Character Type setting. The redevelopment consists of new residential rental unit and is
located within an existing residential apartment community. The new units will fit
seamlessly into the existing context. The project is in keeping with the medium density
of the Suburban / Suburban Desert Character Type. The design and scale of the new
building is in keeping with the existing Sycamore development as well as surrounding
projects.
CD7: Encourage sensitive outdoor lighting that reflects the needs and character of different
parts of the city.
• Encourage lighting designs that minimize glare and lighting intrusions into neighborhood
settings.
• Encourage creative and high-quality designs for outdoor lighting fixtures and standards
that reflect the character of the local context.
• Discourage lighting that reduces the viability of astronomical observation facilities within
Arizona.
Response: The project will utilize appropriate outdoor lighting which is in keeping with the
character of the existing development and will minimize glare and lighting intrusions. The
lighting will be shielded where applicable to minimize “light pollution” beyond the property
line in response to astronomical observation.
Housing Element
HE1: Preserve the quality of existing dwellings and neighborhoods so that people will find our
community a healthy, safe and attractive place to call home today and into the future.
• Support existing and future housing rehabilitation and neighborhood preservation
efforts.
• Encourage ongoing property maintenance to sustain neighborhood vitality, value, and
overall sense of community pride.
• Encourage rehabilitation of historic residential buildings and remodeling of older multi-
unit buildings.
Response: The project is completely aligned with this General Plan goal and approach. The
project marks a significant investment in an older, multifamily community and seeks to
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provide an attractive place for residents to call home. The improvements represent
significant maintenance of the existing property and provide clear pride of ownership.
HE2: Seek a variety of housing options that blend with the character of the surrounding
community.
• Encourage physical design, building structure, and lot layout relationships between
existing and new construction to help the new developments complement the
surrounding neighborhoods.
Response: The new building is designed to fit seamlessly within the existing context. The
building height, massing and use are all in keeping with the surroundings, both on-site and
adjacent.
Conservation, Rehabilitation, and Redevelopment Element
CR2: Sustain the long-term economic well-being through redevelopment, rehabilitation, and
conservation.
• Support and encourage public and private economic reinvestment in mature, declining
areas.
Response: This is a mature area of Scottsdale. The proposal is part of a larger reinvestment
in the Sycamore complex and represents a significant redevelopment to help ensure the
property’s long-term quality and success.
Economic Vitality Element
EV7: Sustain the long-term economic well-being of the city and its citizens through
redevelopment and revitalization efforts.
• Encourage quality redevelopment in employment areas to provide new jobs, new retail
and new entertainment opportunities in the Scottsdale market.
• Encourage and support the renovation and reuse of underutilized or vacant parcels /
buildings / shopping centers.
• Enhance the experience for visitors who evaluate the quality of their experience through
their visual impressions of the community by revitalizing the mature built environment of
businesses and neighborhoods.
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• Support and encourage appropriate public and private redevelopment and revitalization
efforts in the community.
Response: This proposed project will help revitalize an area that contains many dated
buildings and empty lots. The new development will be designed to offer more affordable
options for those that look to live, work, play and shop right in their community. The site’s
location is highly visible, and the new development will assist in the effort to enhance and
revitalize the South Scottsdale experience for both residents and visitors, turning what was
formerly a dated building and unkempt lot into a new, high-quality mixed-use development.
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4. Conformance to the Southern Scottsdale Character Area Plan
The Southern Scottsdale Character Plan has a goal “To maintain the positive attributes of
Southern Scottsdale and seize new opportunities for the area,” and in order to make that happen
it recommends “the public and private sectors should explore innovative development ideas,
encourage land use and development flexibility, and provide a coordinated approach to local and
regional development and economic revitalization”. Below are a few of the goals and policies
from this Character Area Plan with which this project aligns with.
1. Land Use, Growth & Activity Areas
Goal LU 1: Promote residential reinvestment and revitalization through regulatory flexibility.
• Policy LU 1.2. Update land use regulations to allow for the revitalization and/or expansion
of residential properties to current market standards.
• Policy LU 1.2. Encourage new residential development and revitalization that
complements the established urban form.
Response: The application is completely aligned with this Goal and Policies. The application
will allow for residential reinvestment and revitalization. Although small, the new building
exemplifies new residential development and revitalization by taking an underutilized area
of land and creating viable and compatible residential units for new residents.
Goal LU 5: Create Regional Centers and Activity Areas to guide future land use types and
intensities throughout Southern Scottsdale.
• Policy LU 5.4. Activity Areas serve the local residents and visitors. These service areas
may be accommodated by moderate intensity land uses such as medium to smaller size
stores or shopping centers. Land uses that characterize Activity Areas consist of retail,
personal services, fueling stations, financial institutions, medical and professional offices,
restaurants, fast food establishments, fresh food markets, and multi-family development.
As shown in “Conceptual Regional Centers, Activity Areas, and Corridors”, Southern
Scottsdale’s Activity Areas are comprised of:
o Policy LU 5.4.1. The Thomas/Crosscut Activity Area (located west of 68th Street
and Thomas Road) should focus on commercial, office, and mixed-use residential
development. This Activity Area encompasses the adjacent Crosscut Canal and
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associated open spaces. New development and redevelopment should be oriented
to complement and activate this unique adjacent amenity.
Response: The Property has already been developed for multi-family, in conformance with
the Thomas / Crosscut Activity Area. The new building will continue this conformance and
enable additional residents’ access to the nearby Crosscut Canal.
2. Character and Design
Goal CD 1: New and redeveloped residential housing should respect existing neighborhood
character and design.
• Policy CD 1.1. New and redeveloped residential development should be compatible in
terms of established neighborhood housing proportion, size, mass, and height.
• Policy CD 1.2. Architectural housing character should not be restricted to, but remain
complementary with, existing neighborhood design.
Response: This new building is designed to be compatible with, and complimentary to, the
existing Sycamore complex and buildings. The building is of similar massing, proportion and
height of the existing buildings, as well as the existing condo project to the north.
Goal CD 4: Site and building design of new development and redevelopment should respond to
the Sonoran Desert Climate.
• Policy CD 4.1. Encourage new development to incorporate designs such as shade
structures, deep roof overhangs and recessed windows to address passive solar cooling
opportunities.
• Policy CD 4.2. Encourage the use of a variety of textures and natural building materials to
provide architectural visual interest and richness, particularly at the pedestrian level.
• Policy CD 4.3. Support landscape design that responds to the desert environment by
utilizing indigenous and adapted landscape materials that complement the Southern
Scottsdale built environment.
Response: This new building incorporates deep roof overhang and 2nd floor patio structures
to provide solar shading at all unit patio spaces. The uses of a covered breezeway provides
shaded entry points for all users. The landscape design utilizes Mesquite tree, yucca plants,
and other native landscape materials to complement the current built environment.
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Goal CD 6: Promote, plan and implement design strategies that are sustainable.
• Policy CD 6.1. Encourage compact development design along Corridors and in Regional
Centers and Activity Areas to help reduce travel distances, encourage walking and cycling,
and stimulate public transit use.
• Policy CD 6.2. Encourage building design, orientation, and layout that reduce energy
consumption.
• Policy CD 6.3. Develop adaptable and sustainable building design strategies that could
accommodate future innovative energy and environmental technologies as they become
commercially viable.
• Policy CD 6.4. Encourage the use of sustainable design principles for remodeling and new
development projects to mitigate building construction and operational impacts on the
environment.
Response: The design creates more compact development by removing unused space and
inserting new residential units. This helps reduce commute times and encourages walking
and/or biking by providing housing within a recognized Activity Area. Utilizing existing
infrastructure as an infill project limits additional construction impacts on the environment.
The new building is also placed on an east-west orientation to help minimize solar exposure
while balconies and patios provide overhangs and shading of north/ south facing windows.
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5. Conformance with Scottsdale’s Design Guidelines
Scottsdale Sensitive Design Principles & Additional Design Guidelines
1. The design character of any area should be enhanced and strengthened by new development.
• Building design should consider the distinctive qualities and character of the surrounding
context and, as appropriate, incorporate those qualities in its design.
• Building design should be sensitive to the evolving context of an area over time.
Response: This building has been designed to incorporate the massing and color palette of
the other existing apartment units on site. While these are not identical in layout to the
existing units; the height, roof material, materials and colors are all consistent with the
complex.
2. Development, through appropriate siting and orientation of buildings, should recognize and preserve established major vistas, as well as protect natural features such as:
• Scenic views of the Sonoran Desert and mountains
• Archaeological and historical resources
Response: The building has been designed to include as many natural vistas as possible, with
2nd Floor north facing residential units facing outwards towards Camelback Mountain and the
2nd Floor south facing units facing outwards toward Papago Buttes.
3. Development should be sensitive to existing topography and landscaping.
• A design should respond to the unique terrain of the site by blending with the natural shape and texture of the land while minimizing disturbances to the natural environment.
Response: The building will be placed where an existing paved tennis court is which will avoid any natural disturbance.
4. Development should protect the character of the Sonoran Desert by preserving and restoring natural habitats and ecological processes.
Response: No natural habitats or ecological processes with be affected by this development.
5. The design of the public realm, including streetscapes, parks, plazas and civic amenities, is an opportunity to provide identity to the community and to convey its design expectations
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• Streetscapes should provide continuity among adjacent uses through use of cohesive landscaping, decorative paving, street furniture, public art and integrated infrastructure elements.
Response: The building is in an existing property that is set back and shielded from any public streetscape.
6. Developments should integrate alternative modes of transportation, including bicycles and
bus access, within the pedestrian network that encourages social contact and interaction
within the community.
Response: The existing apartment complex is within walking distance to bus stops and
maintains bike parking spaces to encourage social contact.
7. Development should show consideration for the pedestrian by providing landscaping and
shading elements as well as inviting access to adjacent developments.
• Design elements should be included to reflect a human scale, such as the use of shelter
and shade for the pedestrian and a variety of building masses.
Response: Landscaping has been provided in front of all north and south facing patios to
provide natural shading to the residential units and walkways.
8. Buildings should be designed with a logical hierarchy of masses:
• To control the visual impact of a building's height and size
• To highlight important building volumes and features, such as the building entry
Response: Building massing is broken up with the use of parapets and sloped tile roofs to
mimic the adjacent building masses. The rhythm created with these roof mass changes helps
to control the visual impact of the 2 story units.
9. The design of the built environment should respond to the desert environment:
• Interior spaces should be extended into the outdoors both physically and visually when
appropriate
• Materials with colors and coarse textures associated with this region should be utilized
• A variety of textures and natural materials should be used to provide visual interest and
richness, particularly at the pedestrian level. Materials should be used honestly and reflect
their inherent qualities
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• Features such as shade structures, deep roof overhangs and recessed windows should be
incorporated
Response: The design responds to the desert environment, with interior spaces that extend
into the outdoors; materials with colors and textures associated with the region such as
stucco walls and tile roofing; and features such as patio shade structures, deep roof
overhangs, building pop-outs at glazing areas for additional shade and recessed windows &
doors. The central entry breezeway is located in the center of the building which provides
shade throughout the day. Areas are located within the building to open to the outdoor
breezeway to integrate indoor and outdoor spaces for resident use. The main entrances of
the residential units are located on the East and West sides of the building, recessed slightly
with building pop-outs and stair/ roof overhangs for additional shade.
10. Developments should strive to incorporate sustainable and healthy building practices and products.
• Design strategies and building techniques, which minimize environmental impact, reduce energy consumption, and endure over time, should be utilized.
Response: The apartment building will be designed to meet and/ or exceed all current energy
codes.
11. Landscape design should respond to the desert environment by utilizing a variety of mature landscape materials indigenous to the arid region.
• The character of the area should be emphasized through the careful selection of planting
materials in terms of scale, density, and arrangement
• The landscaping should complement the built environment while relating to the various
uses.
Response: The landscape design is consistent with the current landscaping and will include
a variety of indigenous plants and trees of various sizes and maturity to blend and respond to
the desert environment.
12. Site design should incorporate techniques for efficient water use by providing desert adapted landscaping and preserving native plants.
• Water, as a landscape element, should be used judiciously
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• Water features should be placed in locations with high pedestrian activity
Response: The plants and trees in the landscape plan are indigenous to the arid region and
have been selected for their low water use and tolerance to drought conditions with lusher
landscape selected for use within the courtyard to create enhanced amenity experiences for
residents.
13. The extent and quality of lighting should be integrally designed as part of the built environment.
• A balance should occur between the ambient light levels and designated focal lighting
needs.
• Lighting should be designed to minimize glare and invasive overflow, to conserve energy,
and to reflect the character of the area.
Response: Lighting throughout the property will be LED or energy conscious lighting. All
lighting photometrics will be maintained at the required Scottsdale code requirements or
better, while also providing safety and security throughout the site. Building lighting will be
used as much as possible to integrate into the design of the site and be used as a feature to
enhance the overall design concept without creating harsh glare or overflow to neighboring
properties. Feature and landscape lighting will be kept to amenity areas and street frontage
with strong focus on pedestrian areas, site entry and signage visibility. All lighting will be
incorporated in accordance with Scottsdale’s Lighting Design Guidelines and all applicable
codes and ordinances.
14. Signage should consider the distinctive qualities and character of the surrounding context in terms of size, color, location and illumination.
• Signage should be designed to be complementary to the architecture, landscaping and design theme for the site, with due consideration for visibility and legibility.
Response: No signage will be added to this building except that which is required for addressing and identification within the complex as a whole.
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6. Development Review Board Criteria
As noted repeatedly in this document, the proposed improvements conform with numerous
goals and policies of the City of Scottsdale – this includes the following criteria noted in Section
1.904 of the Zoning Ordinance regarding Development Review Board consideration.
1. The Board shall examine the design and theme of the application for consistency with the design and character components of the applicable guidelines, development standards, Design Standards and Policies Manual, master plans, character plan, and General Plan.
Response: As outlined repeatedly in this document, the proposed addition is consistent with the applicable City guidelines, development standards, DSPM and General Plan.
2. The architectural character, landscaping and site design of the proposed development shall: a. Promote a desirable relationship of structures to one another, to open spaces and
topography, both on the site and in the surrounding neighborhood; b. Avoid excessive variety and monotonous repetition; c. Recognize the unique climatic and other environmental factors of this region to respond
to the Sonoran Desert environment, as specified in the Sensitive Design Principles; d. Conform to the recommendations and guidelines in the Environmentally Sensitive Lands
(ESL) Ordinance, in the ESL Overlay District; and e. Incorporate unique or characteristic architectural features, including building height,
size, shape, color, texture, setback or architectural details, in the Historic Property Overlay District.
Response: The new building has been designed to incorporate the massing and color palette of the other existing apartment units on site. While these are not identical in layout to the existing units, the height, roof material, materials and colors are all consistent with the complex. Building massing is broken up with the use of parapets and sloped tile roofs to mimic the adjacent building masses. The new building will be designed to meet and/ or exceed all current energy codes. The plants and trees in the landscape plan are indigenous to the arid region and have been selected for their low water use and tolerance to drought conditions with lusher landscape selected for use within the courtyard to create enhanced amenity experiences for residents. The property is not located within an ESL Overlay or within a Historic Property Overlay district.
3. Ingress, egress, internal traffic circulation, off-street parking facilities, loading and service
areas and pedestrian ways shall be so designed as to promote safety and convenience.
Response: The new project is designed with pedestrian safety in mind. New sidewalks will connect the new building to parking spaces, adjacent amenities and the existing pedestrian
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circulation pathway. New, ADA parking spaces are provided in close proximity to the building entrance of the new development. The existing vehicular ingress/egress for the remainder of the site shall remain as it is today.
4. If provided, mechanical equipment, appurtenances and utilities, and their associated screening shall be integral to the building design.
Response: No
Mechanical equipment and appurtenances located on the roof are fully screened and integrated into the building design by use of parapets and screening.
5. Within the Downtown Area, building and site design shall:
Response: The property is not located within the Downtown Area.
6. The location of artwork provided in accordance with the Cultural Improvement Program or Public Art Program shall address the following criteria:
Response: The Cultural Improvement Program and Public Art Program are not applicable to this project.
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7. Conclusion
This proposed project demonstrates how older, established properties can be reinvested in to
help provide affordable living options in Scottsdale. An underutilized area of an existing
community is used to create a well-designed and compatible residential use. As demonstrated
in the narrative, the project is in conformance with the City of Scottsdale’s General Plan and the
Southern Scottsdale Character Area Plan. This proposal, along with the recent series of
improvements the owner has undertaken, will help the complex stay competitive and relevant in
today’s rental market while providing more living options in Scottsdale.
A R C H I T E C T U R E7118 E. Sahuaro DriveScottsdale, AZ 85254
p: 480.264.7273www.cwarchitecture.net
Sycamore at Scottsdale Material/ Color Palette CW May 1, 2020
Material #1- LRV: 58Main Building- Smooth Stucco
Heather -DEC773
Material #4- LRV:31Doors and Door Trim
Sycamore Stand -DEC781
Material #5- LRV: 83Eybrow Pop Outs- Smooth Stucco
Swiss Coffee -DEW341
Material #3- LRV: 18Metal Trim and Railings
Boxwood -DEC778
Material #2- LRV: 18Wood Facsia/ Metal Wall Caps
Center Ridge-DE6230
Site Material #6- LRV 29Roof Tile; Boral- Mission S
Terra Cotta to match existing