shalimar sands apartments renovation - scottsdale · 2019-10-23 · shalimar sands renovation...
TRANSCRIPT
Synectic Design, Inc.
1111 W University Dr, Suite 104
Tempe, Arizona 85281
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Shalimar Sands Apartments Renovation 6824 E. 4th Street, Scottsdale, Arizona
1. Introduction
2. Development Plan
3. Conformance
4. Conclusion
Shalimar Sands Renovation Project Narrative
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1. Introduction
Overview
The Shalimar Sands Apartments are currently located in Scottsdale, AZ south of the Hotel Valley
Ho. They consist of 26 apartment units distributed between multiple buildings. The iconic spirit
of this area brings a sense of vintage charm, which we hope to enhance with the exterior
renovation of the existing buildings and the addition of one new building, containing two
apartment units.
Location
The project is located on E. 4th Street, near the intersection of E. 4th Street and N. 69th Street.
The assessor’s parcel number is 130-10-037-C and is currently zoned R-5 with Downtown
Overlay. The site contains 1.22 acres with the main frontage at the South property line, along E.
4th Street. The West and North property boundaries are adjacent to alleys used for parking and
local access. The East property boundary is adjacent to surrounding buildings.
Relationship to Surrounding Properties
To the North: Located to the North, across an alley, is
the Dayo Apartment building.
To the West: Located to the West, across an alley, are
the Fountain Terrace Apartments and private
condominiums.
To the South: Directly to the South is the El Dorado
Apartment building.
To the East: To the East are private condominiums.
2. Development Plan
Project Layout
The project consists of 26 existing apartment units throughout different buildings that will be
renovated with new windows and exterior finishes. In addition to these units, a new building
will be constructed containing two units for a total of 28 units on the property.
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Connection to Existing Urban Fabric
The site is located on E. 4th Street, South of the Hotel Valley Ho and is currently zoned R-5 with
a Downtown Overlay. Adjacent properties are Residential R-5 zoning. This property is key to the
character and charm of the surrounding area and the proposed building addition would further
enhance this feeling by creating a denser fabric while also bringing some fresh colors and
contemporary materials to the already iconic buildings.
Architectural Character and Materials
The proposed renovation and addition conforms to the Old Town Scottsdale Character Area
Plan and Old Town Urban Design & Architectural Guidelines by providing a neutral color palette
that will lighten up the existing façades to help keep the buildings cooler while also
complimenting the light accent colors being used on various decorative elements. The metal
trim and railing color will provide strong horizontal and vertical definition, breaking the façade
into various elements that relate to human scale while also providing rhythm to the exterior
streetscape of the property.
Landscape Character and Materials
The site currently utilizes appropriate landscape for the desert climate while also providing lush
greenery for tenants. Consistent with Scottsdale’s Sensitive Design Principles, the landscape
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used is low water use and tolerant to drought conditions. Any additional landscape provided
with the new building addition will maintain the same principals and compliance.
3a. Conformance to the General Plan
The property is designated as Old Town Scottsdale on the 2001 General Plan and designated as
Residential R-5, Downtown Overlay.
You will find below a cross section of goals and policies with which this project aligns with the
goals of the General Plan.
Land Use Element
LU4: Maintain a balance of land uses that support a high quality of life, a diverse mixture of
housing and leisure opportunities and the economic base needed to secure resources to
support the community.
• Allow for a diversity of residential uses and supporting services that provide for the
needs of the community.
• Provide a variety of housing types and densities and innovative development patterns
and building methods that will result in greater housing affordability.
Response: With the addition of a new building with 2-story apartment units, we hope to
provide an alternative unit type without taking up additional site footprint area that would
make the property less usable. The new units will allow tenants an option of different housing
options while also providing a denser property that does not use up unnecessary open space
area.
LU7: Sensitively integrate land uses into the surrounding physical and natural environments,
the neighborhood setting, and the neighborhood itself.
• Incorporate appropriate land use transitions to help integrate into surrounding
neighborhoods.
• Focus intense land uses along major transportation networks (such as the Pima
Freeway and major arterial streets) and in urban centers (such as Old Town and the
Airpark). Less intense land uses should be located within more environmentally
sensitive lands.
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Response: The addition of two apartments will directly correspond to the need for additional
rentable units in this dense, downtown section of Scottsdale. The exterior renovations will
serve to compliment iconic properties around the area allowing for the neighborhood to feel
cohesive and still maintain the historic charm that is so well known in Old Town.
Economic Vitality Element
EV1: Sustain and strengthen Scottsdale’s position as a premier international and national
tourism destination and resort community.
• Maintain the quality and character of the local hotels and resorts.
• Encourage the redevelopment of hotels and resorts in the context of the character and
quality Scottsdale is known for. This development should recognize the availability of
naturally occurring and built attractions, and entertainment activities.
• Preserve Scottsdale’s natural, social and cultural environments to enhance the
Scottsdale tourism experience.
Response: With the exterior renovation of the buildings, we believe this property, that is
located so close to the iconic Hotel Valley Ho and other Old Town attractions, will promote the
historic character that many tourists, guest and visitors expect to experience when coming the
Old Town Scottsdale. Enhancing an already vibrant community will help to garnish the
sentiment and feeling for tourists and residents alike.
Housing Element
H1: 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: As a boutique multi-family development in Old Town Scottsdale, Shalimar Sands is
looking to increase the quality of life for its tenants while also providing a safe and attractive
home. Because of the distinct character of this property and the surrounding area, the
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renovation and addition will provide a nostalgic feeling while also using modern building
elements and materials for the ongoing sustenance of the property.
Neighborhoods Element
N2: Use redevelopment and revitalization efforts to provide for the long-term stability of
Scottsdale’s mature residential and commercial neighborhoods.
• Use revitalization and redevelopment tools to help maintain the community’s mature
neighborhoods, thus sustaining Scottsdale’s quality of life and the aesthetics of its built
environment. Residential and commercial deterioration in mature neighborhoods
reflects negatively on the community as a whole.
• Preserve and enhance Old Town Scottsdale as the commercial, cultural, civic and
symbolic center of the community. This will provide Scottsdale with a link to its historic
origins while at the same time allowing the community’s downtown core to remain
competitive in future, regional and international markets through urban revitalization.
Response: The redevelopment of the existing Shalimar Sands property is exactly in keeping with
the effort to maintain long-term stability of Scottsdale’s mature residential neighborhoods. This
will no doubt enhance the quality of life of all existing and future tenants as well as provide a
positive impact on the community. The color palette and material selection has been chosen to
highlight the historic character of this area and it’s surrounding counterparts within the
residential areas as well as the commercial portions.
N3: Sustain the long-term economic well-being of the city and its citizens through
redevelopment and neighborhood preservation and revitalization efforts.
• Use redevelopment and revitalization techniques to positively impact the visual
aesthetic impressions that tourists, citizens, and the businesses have of the overall city.
Citizens, visitors and the businesses evaluate the quality of their Scottsdale experience
through visual impressions of the community’s built environment. Consequently,
revitalization of mature and declining areas in Scottsdale will help to improve the overall
impression of our city and encourage economic investment in our community.
• Maintain and create opportunities for quality housing for all citizens. This is a crucial
component of Scottsdale’s local economy.
• Encourage “green building” techniques and alternatives that incorporate healthy,
resource – and energy-efficient materials and methods in design, construction and
redevelopment efforts.
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• Encourage adaptive reuse of existing structures where feasible and context appropriate
Response: With the renovation of the Shalimar Sands apartments, the existing buildings are
being updated to provide higher energy efficiency with the integration of new windows. The
overall exterior façade will be updated to increase the quality of the Scottsdale experience for
tourists and visitors. The new apartment building will create two additional housing
opportunities for citizens which will provide additional stimulus for the local economy.
3b. Conformance to the Old Town Scottsdale Character Area
Plan (Formerly Downtown Plan)
The purpose of the Old Town Scottsdale Character Area Plan has been to serve as a
comprehensive policy document that has helped to shape growth and development of Old
Town Scottsdale.
You will find below a cross section of goals and policies with which this project aligns with the
goals of the Old Town Scottsdale Character Area Plan.
1. Land Use
Goal LU 4: Encourage periodic review and assessment of Old Town regulations.
• Policy LU 4.2. Periodically review Downtown (D) and Planned Block Development (PBD)
development standards to allow for the successful revitalization of smaller properties
within the Downtown Core.
• Policy LU 4.4 To assist the community in achieving the Old Town vision as established by
this plan, the provision of public amenities and benefits should be provided when
development bonuses such as increased floor area, greater density, greater height,
transfer of development rights, and/or street/alley abandonment, are being considered.
Response: This renovation and addition will provide revitalization to the community as well as
encourage surrounding properties to review the development standards to ensure the
continued upkeep of Old Town. The new building also provides increased density of the
property along with a varying height along the street frontage.
Goal LU 5: Promote diversity in Old Town housing options.
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• Policy LU 5.2. Recognize the need for housing developments that are large scale
projects with numerous units and amenities, as well as small infill projects with a limited
number of units.
Response: By promoting a diversity in downtown housing options, this project contributes to
the development of variable housing types with loft-style apartment options in addition to the
existing apartments. Also, it provides an additional level of infill for the property.
2. Character & Design
Goal CD3: Downtown development should respect and respond to the unique climate and
context of the Southwestern Sonoran Desert.
• Policy CD 3.1. Promote downtown urban and architectural design that is influenced by,
and responds to, the character and climate of the Sonoran Desert.
• Policy CD 3.2. Enhance
outdoor pedestrian comfort
through the creation of
microclimates that incorporate a
variety of shade, trees, and other
drought tolerant landscape
features to create passively cooler
temperatures.
Response: The location of the new
building on the property will
provide shade to the existing
interior courtyard and pool
amenity area, providing a nice atmosphere for residents during the hottest months of the year.
It has been designed such that it incorporates large overhangs to provide additional cooling.
This new building also incorporates attached fins around appropriate window locations to
decrease the admittance of hot sunlight, thus decreasing energy usage for cooling.
3c. Conformance to the Old Town Urban Design &
Architecture Guidelines
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The Old Town Urban Design and Architecture Guidelines is to guide decision-making and
provide clarity for the community’s values and expectations in Old Town Scottsdale’s design.
You will find below a cross section of goals and policies with which this project aligns with the
goals of the Old Town Urban Design & Architecture Guidelines.
Site & Surrounding Context
5. Manage access and exposure to sunlight, provide shade.
7. Ensure continuity of site development
8. Design new development to be compatible and complementary to existing development
Response: While the majority of this property is existing, the new building is located on the
property to complement the existing courtyard, providing shade and additional screening for
residents. The new building will also activate more of the street frontage for the property giving
an urban feeling to increase building variety in this area. With the addition of the rooftop patios
on this new building, residents will be able to utilize their indoor apartment space as well as the
outdoor livable spaces while also maintaining visual access from the surrounding streets and
neighboring properties.
9. Minimize the visual and physical impacts of utility equipment and building service areas:
• Locate service and loading zones to minimize visibility from public streets.
• Mechanical and electrical equipment, solar collectors, satellite dishes and
communications equipment should be concealed from view of public streets and
neighboring properties.
Response: Refuse for the property is currently accessed through the alley and will remain as
such. New building services and mechanical equipment for the building addition are screened
from the public street and neighboring properties.
Building Design
12. Design buildings to complement the existing development context
Response: The new building has been designed to minimize the number of exterior materials
and has been designed to keep the majority of the properties’ existing materials present. The
addition of paint and updated exterior glazing has been used to provide a level of renovation
and energy conservation without creating unnecessary changes to the existing buildings. All
glazing on the project is either deeply recessed by patios, exterior metal fins that provide
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shading, or recessed as much as possible from the surface of the wall. Apart from the low e-
glazing, there are no reflective materials proposed on the elevations. All metal elements will be
a matte finish to avoid glare and reflectivity. The updated colors have been selected to
compliment other renovated projects in the area, as well as to provide an urban feeling to an
already historic property. Careful design has been used to compliment the existing property
materials and architectural style while still updating the feel of the property.
16. Design building façades with architectural features to fit with the surrounding context.
Response: The Shalimar Sands property currently has exterior stairs that provide visual interest
form within the property’s courtyard for residents and guests. The addition of the new building
will provide balconies on two side of the building, giving residents opportunities to spend time
outside while also breaking up the exterior façade of the new building.
4. Conclusion
The Shalimar Sands property has long been an iconic living opportunity within Old Town
Scottsdale. Given its proximity to local arts, outdoor amenities, retail, dining and hospitality
uses, this is an ideal location for residents hoping to be close to the action and vitality that Old
Town has to offer. The renovation of this property is intended to increase the standard of living
for current residents, while also creating new living options with the addition of the two new
apartment units on site. This renovation also intends to elevate the already iconic sentiment of
Old Town Scottsdale for visitors and tourists.
O.H.E.
O.H.E.
O.H.E.
O.H.E.
W/D
W/D WHWH
PROJECT DATA
PROJECT ADDRESS: 6824 E 4TH STREETSCOTTSDALE, AZ
A.P.N.: 130-10-037-CZONING: R-5 DO
GROSS LOT AREA: 53,462 S.F. (1.22 AC)NET LOT AREA: 44,671 S.F. (1.02 AC)
GROSS FLOOR AREAEXISTING: 12,758 S.F.PROPOSED: 14,078 S.F.
ALLOWABLE DENSITY: 1.22 x 23 = 28.06PROPOSED DENSITY: 28 DU/AC
ALLOWABLE HEIGHT: 36' - 0"PROPOSED HEIGHT: 24' - 0"
BUILDING SETBACK: 20' - 0"PROPOSED SETBACK: 20' - 0"
PARKING REQUIRED:1 BR UNITS: 22 x 1 = 222-3 BR UNITS: 6 x 2 = 12TOTAL: 34 SPACES (NEW)SPACES ON-SITE: 29 (EXISTING)ORIGINAL REQ'D.: 32 SPACES
PER COS ZO SEC. 9.104.H.2.c:(34 - 32) + 29 = 31 SPACES REQ'D.
PARKING PROVIDED: 31 SPACES
BICYCLE PARKING: 2 SPACES
APN: 130-10-037CZONING: R-5
APN: 130-10-038ZONING: R-5
AP
N: 1
30
-10
-31
9 -
13
0-1
0-3
29
ZO
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G: R
-5
4TH STREET
AL
LE
Y
ALLEY
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
EXISTING POOL
EXISTING BUILDING
EXISTING BUILDING
AP
N:
13
0-1
0-4
09
Z
ON
ING
: R
-5
PROPOSED BUILDING
APN: 130-10-319 - 130-10-329
ZONING: R-5
R.O
.W.
25
' - 0"
APN: 130-10-039
ZONING: R-5
N 0
0°0
0'5
7"
W2
06
.24
'
N 4
4°31
'13"
E
14.2
6'
N 89°03'23" E 222.79'
S 0
1°0
1' 4
2" E
18
5.1
8'
S 89°00'28" W 69.91'
S 86°05'20" W
66.84'
R=87.50'L=42.87'
D=28°04'21"
R=40.00'L=84.86'D=121°33'12"
1
1
1
20
.74'
8.08'
29
.99'
32.39'
58
.83'
2
2
2
2
33
3
3
3
4
5
5
5
5
5
6
6
6
6
6
6
6
7
7
77
8
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99
99
10
11
11
11
10.00'10.00'
10.00'8.00'
12
12SETBACK
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40' - 0"
13
13
14
15
16
17
18
19
20
SE
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SHEET KEYED NOTES
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#4 CONTINOUS IN 8" SOLID GROUTED BOND BEAM
2-#4 BARS CONTINUOUS
4"x8"x16" CMU
#5 BARS @ 48" O.C. GROUT CELLS SOLID FULL HEIGHT
EXPANSION FILLER
HORIZONTAL JOINT REINFORCING CONTINUOUS AT EVERY OTHER COURSE
SOLID GROUT BELOW GRADE
SOLID CAP
8"x8"x16" CMU WALL, MIN. 6' HIGH TYP.
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VERTICAL COMPACTOR, FRONT LOADING W/ ROLL OUT CONTAINER
2' - 6"3' - 0"3' - 0"2' - 6"
APPROX. SIZE OF ROLL OUT CONTAINER
12' - 4"
BENT METAL
CMU WALL PER PLAN
EDGE OF WINDOW OPENING BEYOND
FINISH PER PLANS
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ARCHITECTURAL SITEPLAN
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1 PROPERTY LINE
2 EXISTING POWER POLE
3 OVERHEAD EASEMENT
4 EXISTING CONCRETE CURB AND GUTTER
5 EXISTING CONCRETE WALK
6 EXISTING LANDSCAPING AREA
7 EXISTING GATE
8 EXISTING CMU WALL
9 EXISTING ASPHALT PAVED COVERED PARKING
10 RELOCATED MAILBOX
11 NEW CMU WALL
12 CENTERLINE OF ALLEY
13 EXISTING PALM, TO BE REMOVED
14 ELEVATED LANDSCAPE PLANTER, 4'-6" A.F.G.
15 EXISTING CMU WALL TO BE REMOVED
16 NEW 11' X 19' ADA PARKING SPACE
17 NEW 5' X 19' ACCESS AISLE
18 INFILL LANDSCAPE AREA W/ NEW ASPHALT PAVING
19 REFUSE ENCLOSURE PER COS STANDARD DET. 2146-1
20 EXISTING CHAINLINK FENCE, TO REMAIN
21 10' X 12'-6" CONCRETE PAD FOR ROLL OUT CONTAINER
22 NEW ADA GARAGE SPACE, TANDEM ACCESS
23 BIKE PARKING SPACE, TYP.
1" = 1'-0"2
Masonry Wall
1/4" = 1'-0"4
Proposed Compactor Enclosure
1" = 1'-0"3
Metal Window Shade DR
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DECORATIVE BREEZE BLOCKDUNN EDWARDS"BLUE MOON" DE5764FLAT
DESCRIPTIONMFR
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METAL TRIM & RAILINGSSHERWIN WILLIAMS"CITYSCAPE" SW7067EGGSHELL
DESCRIPTIONPAINT MFR
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1111 West University Drive, Suite 104, Tempe,
AZ 85281t:480.948.9766 f:480.948.9211
Phase:
Drawn By:
Reviewd By:
SDI Project No:
Date:
Sheet:
REVISIONS
EXP. 12/31/2021
10/2
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EXTERIOR ELEVATIONS
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Elevation - South1/4" = 1'-0"
2Elevation - North
1/4" = 1'-0"3
Elevation - West1/4" = 1'-0"
4Elevation - East
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COLORFINISH
D
METAL TRIM & RAILINGSSHERWIN WILLIAMS"CITYSCAPE" SW7067EGGSHELL
DESCRIPTIONPAINT MFR
COLORFINISH
DESCRIPTION-
COLOR
DESCRIPTIONMFR
MODELCOLOR
E
GLAZINGVITRO ARCHITECTURAL GLASSSOLARBAN 60 LOW-E CLEAR
DESCRIPTIONMFR
COLOR
F
ALUMINUM WINDOWS & DOORSTBDDARK BRONZE ANODIZED
C
STUCCODUNN EDWARDS"LIFE AQUATIC" DET607SAND
DESCRIPTIONMFR
COLORFINISH
G
DESCRIPTIONMFRSIZE
COLOR
WELDED WIRE MESH TBD1" OPENINGTO MATCH "CITYSCAPE"
R TE
O
N
g
LANCE D.
35529
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f S
ynectic D
esig
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. 1st S
treet, S
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his
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as p
repare
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hanges, re
pro
ductions, or
assig
nin
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ny third p
art
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f th
is d
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ing for
any o
ther
use is n
ot perm
ited w
ithout w
ritten c
onsent of S
ynectic D
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2018
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1111 West University Drive, Suite 104, Tempe,
AZ 85281t:480.948.9766 f:480.948.9211
Phase:
Drawn By:
Reviewd By:
SDI Project No:
Date:
Sheet:
REVISIONS
EXP. 12/31/2021
10/2
2/2
01
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2:1
0:4
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ON
A 8
52
51
DR
NYK
LDB
3963
10/21/2019
COLOR EXTERIORELEVATIONS
A3.2
10/21/2
019
1/4" = 1'-0"1
Color Elevation - South1/4" = 1'-0"
2Color Elevation - North
1/4" = 1'-0"3
Color Elevation - West1/4" = 1'-0"
4Color Elevation - East