1. art and entertainment
2. visual art and design
3. design

-
san diego
Item #6
DATE ISSUED:
May 1, 2015
ATTENTION:
Real Estate Committee
Meeting of May 6, 2015
SUBJECT:
Pacific & Broadway- Parcel 9 (block bounded by Pacific Highway,
Broadway, E Street, and the rail/trolley corridor)- Design Review and
Amended Centre City Development Permit I Coastal Development Permit
No. 2012-23- Columbia Neighborhood of the Downtown Community
Plan Area
STAFF CONTACT: Scott Glazebrook, Senior Planner
REQUESTED ACTION: The Real Estate Committee ("Committee") receives a presentation on
the proposed amendment to Centre City Development Permit I Coastal Development Permit
(CCDPICDP) No. 2012-23 for Pacific & Broadway- Parcel 9 ("Project").
STAFF RECOMMENDATION: The Committee recommends that Civic San Diego ("CivicSD")
grants Design Review approval for CCDPICDP Amendment No. 2012-23A.
SUMMARY: Bosa Development California II, Incorporated ("Applicant") is requesting approval
for an amendment to CCDPICDP No. 2012-23 previously approved in 2012 for the construction
of a 41-story residential mixed-use development consisting of232 residential dwelling units
(DU), approximately 16K square feet (SF) of commercial space, and approximately 460
automobile parking spaces in three-and-a-half levels of subterranean parking. The proposed
amendment will combine two proposed residential dwelling units into a single penthouse unit
and change the approximately 3K SF common outdoor open space roof deck to a private roof
deck for exclusive use of the adjacent penthouse. This application is for an amendment to a
previously-approved permit and therefore will not require Preliminary Design Review.
FISCAL CONSIDERATIONS: Under the Downtown Public Facilities Financing Plan, this
Project will pay Development Impact Fees (DIF) to fund its fair share of new park, fire station,
and traffic circulation improvements in the DCP area. The DIF increases significantly as of July
1, 2015; however, this Project is currently seeking a building permit and will pay the current DIF
estimated to be $1.04M for this Project. Approval of this amendment will reduce the DIF
payment for this Project by $4,361.
ECONOMIC IMPACTS: It is estimated that the Project will generate approximately 724
construction jobs and 74 permanent jobs. As ofDecember 31,2014, approximately 70K
401 B Street, Suite 400, San Diego, CA 92101-4298 Phone 619-235-2200 Fax 619-236-9148 www.CivicSanDiego.com
Real Estate Committee
Meeting of May 6, 2015
Page 2
construction jobs and 29K permanent jobs have been generated downtown as a result of
redevelopment activities.
DOWNTOWN COMMUNITY PLANNING COUNCIL RECOMMENDATIONS: The
Downtown Community Planning Council (DCPC) will review this Project at its meeting on May
13, 2015 and make a recommendation to the CivicSD Board ofDirectors ("Board").
OTHER RECOMMENDATIONS: None.
DEVELOPMENT TEAM
ROLE
FIRM/CONTACT
OWNERSHIP
Property Owner/
Applicant
Bosa Development California II, Inc.
Richard Weir
Natale Bosa
(Privately Owned)
Architect
Chris Dikeakos Architectural Corporation
Chris Dikeakos
Chris Dikeakos
(Privately Owned)
DISCUSSION
Neighborhood Context
Located between the Civic/Core neighborhood and the waterfront, the Columbia neighborhood
caters to visitor-serving uses including large hotels, office buildings, and high-rise residential
development. Situated on the western edge of downtown, the Columbia neighborhood's
distinguishing characteristic is its waterfront orientation. It is also known as home to some of San
Diego's tallest buildings and has a high-rise concentration nearing the adjacent Civic/Core
neighborhood's intensity. It has still evolved into a diverse neighborhood comprising residential,
office, hotel, cultural and visitor related uses; and as a transit hub with the Santa Fe Depot
remaining an important transportation terminal for northbound Amtrak and Coaster trains and a
major transfer point for transit buses and the San Diego Trolley.
Applicable DCP Goals
The Columbia neighborhood offers the promise of a reinvigorated, connected waterfront; with
improved waterfront connections as a major thrust in planning for the neighborhood. Activity
and development is to be organized in the high-intensity inland area, a waterfront-oriented
visitor-serving commercial area, and the waterfront itself, all around the neighborhood's three
major boulevards- Broadway, Harbor Drive, and Pacific Highway.
Two distinct yet interrelated areas within Columbia will emerge in addition to the waterfront.
The high-intensity office, residential, hotel, and cultural activity inland of Pacific Highway will
evolve in a largely high-rise environment; with plazas, the C Street Corridor, Santa Fe Depot,
and museums contributing variety and interest to this area. A waterfront-oriented, mixed-use
center is planned between Pacific Highway and the Bay, and will serve locals and visitors alike.
Real Estate Committee
Meeting of May 6, 2015
Page 3
The DCP Goals applicable to this project are:
3.3-G-1
5.1-G-2
6.2-G-1
Provide a range of housing opportunities suitable for urban environments and
accommodating a diverse population
Protect public views of the San Diego Bay by establishing view corridors which
accentuate key public rights-of-way with appropriate setbacks, stepbacks, and design
standards, and capture new public views where possible as waterfront sites are
redeveloped
Develop the Columbia neighborhood as a mixed-use district, with an energetic
waterfront that serves local needs and has a regional draw, relating to both the San
Diego Bay and the Civic/Core district
SITE DESCRIPTION
The Project site is an approximately 60K SF parcel located on the south side of Broadway
between Pacific Highway and the rail/trolley corridor in the Columbia neighborhood of the DCP
area. The site is flat and is currently being graded for this Project. Nearby land uses include the
43-story Electra residential tower to the east beyond the Linear Park, the proposed 45-story
Pacific & Broadway - Parcel 1 residential tower to the north across Broadway, the single story
Office Depot building and surface parking lot to the south, and existing mid-rise Navy office
buildings to the west across Pacific Highway that will one day be redeveloped with the office
and hotel developments of the Navy Broadway Complex. Other nearby land uses include office,
hotel, and recreation including the first phase of the North Embarcadero Visionary Plan (NEVP).
Surrounding land uses include:
North:
South:
West:
East:
Surface Parking (Future Residential Condominiums)
Retail
Navy Facility (Future Office and Hotel)
Residential Condominiums
In 1992, the City of San Diego ("City") City Council approved the Amended and Restated
Development Agreement (DA) between the City and Catellus Development Corporation for the
future development of the properties located along the east side of Pacific Highway between E
Street and Ash Street, and the majority of the properties along the west side of Kettner Boulevard
between Ash Street and Broadway (including the historic Santa Fe Depot). TheDA outlines
permitted land uses, densities, and design guidelines for development of the properties. The
design guidelines ofthe DA, which are supplemented by the 1992 Community Plan standards,
govern the development of this and all other sites covered by the DA.
In 2012, prior to the expiration of the 1992 DA, the City entered into a new DA governing the
remaining three undeveloped parcels within the original 1992 DA boundaries, including the
subject site. The 2012 DA continues to govern the land use and development standards for this
site.
Real Estate Committee
Meeting of May 6, 2015
Page4
The development standards for this site are defined in the DA including official policies
governing the permitted uses of land, density, design, and improvement of the site; and to the
extent they are consistent with the terms of the DA, the 1992 Centre City Planned District
Ordinance (CCPDO), as amended through 2004, is also applicable. Specific development
regulations for this site, as set forth in the 2012 DA, include that the site may be developed only
for any use as long as 100% of the ground floor frontage along Broadway contain active
commercial uses including office or hotel lobbies or commercial lease space.
The development regulations within the DA permit:
• Maximum Gross Floor Area (GFA) of515K SF
• Maximum building height of 500 feet above mean sea level
• View corridor setback of 50 foot at ground level along Broadway
• View corridor stepback of 15 feet at a height of between 45 and 130 feet from Pacific
Highway
• One-half parking space perDU with no commercial parking requirement
• 100% of the Broadway frontage ground floor commercial use shall contain an average depth
of25 feet and average height of20 feet
• Building tower above 85 feet shall not exceed a north-south building dimension of 140 feet
measured in elevation drawings (not including balconies and railings).
In addition to the development regulations with the DA, the Coastal Zone (CZ) overlay applies to
this site. The CZ overlay district applies to lands near San Diego Bay in order to protect and
enhance the quality of public access and coastal resources and development in this overlay
requires approval of a Process Two CDP.
PROJECT DESCRIPTION
The amended Project proposes construction of a 41 story (approximately 460 feet tall) mixed-use
development comprised of216 DUs, approximately 16K SF of commercial space, and
approximately 290 code compliant (approximately 460 including tandem) automobile parking
spaces in three levels of subterranean parking.
The following is a summary ofthe Project (based on drawings dated April10, 2015):
Site Area
Base Minimum FAR
Base Maximum FAR
Maximum FAR with Amenity Bonuses
Maximum FAR with Affordable Housing Bonus
FAR Bonuses Proposed
Proposed FAR
Density
Total Above Grade Gross Floor Area
60,113 SF
N/A 1
N/A 1
N/A1
N/A1
N/A1
8.58
157 DUper acre
514,770 SF
Real Estate Committee
Meeting of May 6, 2015
Page 5
Stories/Height
41 stories/458 feet
Amount of Commercial Space
Amount of Office Space
Housing Unit Summary
Total Number of Housing Units
1 Bedroom
1 Bedroom + Den
2 Bedroom
2 Bedroom + Den
3 Bedroom
3 Bedroom + Den
15,982 SF
21 6
2
1
11 7
62
9
25
Number of Units to be Demolished
Number of Buildings over 45 Years Old
0
0
Inclusionary Affordable Housing Compliance
Payment of Inclusionary Fee ($8.61 per SF)
Estimated Payment: $3,156,254 ($14,612 perDU)
Automobile Parking
Residential (Required I Proposed)
Affordable (Required I Proposed)
Commercial (Required I Proposed)
Motorcycle Parking (Required I Proposed)
Bicycle Parking (Required I Proposed)
Common Indoor Space
Required
Proposed
Common Outdoor Open Space
Required
Proposed
N/A
#.
Average
890 to 1,139 SF
1,121 to 1,121 SF
1,239 to 1,603 SF
1,461 to 1,948 SF
2,034 to 5,395 SF
2,179 to 2,608 SF
1,105 SF
1,121 SF
1,457 SF
1,782 SF
2,407 SF
2,447 SF
2 16 (1 per DUi/292 (464i
NIA
0 210
02112
02147
NIA 4
4,177 SF
NIA 4
12,254 SF
Private Open Space (Balconies and Decks)
Required
Proposed
NIA4
Pet Open Space
Required
Proposed
NIA4
Residential Storage
Assessor's Parcel Nos.
Range
100%ofDU
1,391 SF
240 cubic feet perDU
533-531-03-00
Not participating in any recognized program
Sustainability
DA supersedes the CCPDO - maxtmum Gross Floor Area. 515,533 SF
2
· Guest parking is not required per the DA
3. Additional parking is provided in tandem configuration that does not apply towards required parking
4
· Not a requirement of the DA
Real Estate Committee
Meeting of May 6, 2015
Page 6
PERMITS REQUIRED
• CCDP is required for new construction with Design Review approval by the CivicSD Board
for developments over 50 DUs
• CDP for new construction in the CZ overlay
No deviations from the development standards of the DA are proposed.
Per SDMC Section 112.0103, when an Applicant applies for more than one permit for a single
development, the applications shall be consolidated for processing and shall be reviewed by a
single decision maker. The decision maker shall act on the consolidated application at the highest
level of authority for that development, and the findings required for approval of each permit
shall be considered individually. The decision-maker for this Project will be the Civic San Diego
President in accordance with Process Two review.
DESIGN REVIEW
This Project consists of a 41-story residential tower containing 216 condominium units and
approximately 16K SF of ground-level commercial space located along the Project's Broadway
and Pacific Highway frontages. Three levels of subterranean parking provide approximately 460
parking spaces for the development. Access to the Project's residential lobby is provided off a
dead-end portion ofE Street along with vehicular access to the Project's auto-court/drop-off
area, subterranean parking, and loading dock. A number of residential amenity areas are
proposed, including a fitness center, a second-floor garden area and dog run, and a fourth-floor
outdoor amenity/pool deck; this proposed amendment is proving to revise the previouslyapproved common outdoor roof deck at the Project's 41st floor into a private roof deck for the
adjacent penthouse. A large landscaped plaza area will be created within the required 50-foot
setback area adjacent to Broadway. The area is proposed to be developed with a combination of
landscaping, decorative paving and seating areas, lighting, water features, and public art.
Amendments
The Applicant is proposing to make three changes to the previously approved CCDP/CDP No.
2012-23 that require consideration of an amendment to this Permit. These three changes are:
•
•
•
To combine the two DUs at the 41st level into a single penthouse;
To increase the ceiling height ofthe penthouse to 18 feet; and,
To reallocate the approximately 3K SF 41st level outdoor common roof deck to private use
of the adjacent penthouse.
The Project's building and site design remain as approved in 2012.
Since neither the DA nor the CCPDO specifically identify a density requirement, combining the
two DUs together would remain consistent with the DA and the CCPDO.
Real Estate Committee
Meeting of May 6, 2015
Page 7
The ceiling height within individual stories of a development is not regulated through either the
CCPDO ortheDA except for the ground floor; however, overall building height is. Increasing
the 41st floor from the previously approved 10 feet to 18 feet will not increase the previouslyapproved building height or exceed the maximum height as defined in the DA, and the ceiling
height increase will occur completely behind the extended decorative curtain wall parapet
previously approved and within the 500 feet above mean seal level height limit for the site.
Neither the DA nor the CCPDO in effect at the time of the approval ofCCDP/CDP No. 2012-23
required common outdoor open space; however, the Applicant chose to provide an
approximately 10,800 SF fourth level pool deck and an approximately 3K SF 41st level common
open roof deck. The reallocation of the 41st level common open roof deck to the private use of
the adjacent penthouse does not affect compliance with either the DA or CCPDO in effect at the
time of original approval. The CCPDO does require minimum amounts of common outdoor open
space for residential development, and for a development on a site of similar size to this one that
minimum amount is 20% ofthe site area, or 12,023 SF. With the reallocation ofthe 41st floor
common open roof deck, this Project will maintain 12,254 SF in combined fourth level pool deck
and second level dog run.
The Applicant originally requested approvals of these amendments through a Substantial
Conformance Review. However, the staffreport and final permit both described the 41 81 floor
roof deck as common open space and this area was specifically discussed in the Board's review
meetings. Therefore, a formal amendment was deemed necessary.
Tower Design
The elliptical 41-story concrete and glass tower rises from the ground plane adjacent to
Broadway Plaza and meets the sky with a substantial angled roof element. Two overlapping
curvilinear building facades create a distinctive and iconic tower that is unique to downtown San
Diego. Vertical metal fins extend the full height of the curved building facades, emphasizing the
verticality of the oval-shaped tower. At the northwest and southeast comers, the tower's oval
shape is truncated to provide substantial balcony areas for the tower's east and west facing units.
Additional recessed balconies are provided on the tower's northern and southern building faces.
The arrangement of the Project's balconies allow for every unit to have a substantial balcony
area while maintaining the tower's sleek curved facades and singular oval form. This will be a
welcome contrast to the extruded concrete slab balconies that dominate the facades of many
other residential towers. The tower's curtain wall is composed entirely of glazing and painted
metal mullions and fins, creating sleek and attractive building facades. The tower's clean,
straight-forward aesthetic creates a distinctive and elegant architectural statement that terminates
in a unique and graceful roofline. This proposed amendment application will not affect the
outward appearance of the tower design.
Real Estate Committee
Meeting of May 6, 2015
Page 8
Podium Design
The oval-shaped tower is flanked to the south by a three-story podium created by a series of
curved overlapping wall planes that mimic the curvilinear faces of the tower. The vertical metal
mullions of the tower are also reflected in the vertical limestone and wood fins that wrap the
podium's glass street wall. Atop the podium's third floor is a large outdoor amenity/pool deck
surrounded by a sweeping glass and limestone window wall reminiscent of the angled roofline at
the tower top.
The ground-level podium design has generous double-height retail spaces that activate both the
Pacific Highway and Broadway frontages. The larger of the two retail spaces spans the entire
length of the Broadway-facing ground level, with a second smaller space extending the length of
the Pacific Highway frontage. Together with the landscaped Broadway Plaza, these retail spaces
will significantly activate the surrounding area and create a destination worthy of the comer of
Pacific Highway and Broadway.
Overall, the podium is well articulated and modulated with varying building planes, street-wall
heights, colors and materials. High quality materials, including beige limestone, outdoor-grade
wood and significant amounts of glazing are used throughout the podium and will create a
unique and attractive backdrop to the Broadway Plaza and the Pacific Highway right-of-way.
This proposed amendment application will not affect the outward appearance of the podium
design.
Broadway Plaza
The Applicant will be required to install street improvements along Broadway consistent with
the requirements of the North Embarcadero Visionary Plan. These improvements include
signature lighting, enhanced granite paving and a double row ofMedjool Date Palm trees. One
row of trees is located within the required 50-foot setback area established by the DA. The
developer is proposing to develop the plaza area with landscaping, including trees and raised
planting areas, active and passive water features, enhanced paving, and seating areas. These
improvements will provide an attractive and activated public gathering space at this important
location. This proposed amendment application will not affect the appearance of the Broadway
Plaza design.
Project Lighting
A gentle wash of lighting is proposed at the tower top that will accentuate the curved crown
element. Lighting elements will be carefully integrated into the architecture to avoid excessive
light spill and shield light sources from direct view. Careful and integrated lighting is also
proposed at the podium and Broadway Plaza areas that will accentuate vertical elements of the
street wall design, provide illumination for landscape and public art elements, and enhance
public safety. All lighting will be designed in a manner to avoid glare and light trespass. This
proposed amendment will not affect the appearance of the lighting design.
Real Estate Committee
Meeting of May 6, 2015
Page 9
Linear Park Interface
The Project proposes a visual connection to the adjacent linear park with the construction of a
colonnade-like structure and appropriate landscaping that provides desired security for the
Project's lobby entrance and auto court while maintaining views into the development and down
theE Street corridor. A physical connection between the Project and the linear park is proposed
at the south end of the site at the extension of E Street to the east.
Public Art Obligation
This Project is subject to the Bosa Public Art Master Plan ("Master Plan"), which fulfills an
obligation under the DA for seven parcels located along Pacific Highway, Kettner Boulevard,
Broadway, and E Street between Ash and F streets. Under the Master Plan, the developer is
required to expend one percent of the base building costs and land value for design, fabrication,
and installation of public art for this Project. To satisfy this requirement the current proposal is to
provide a significant public art element in the Broadway Plaza area. This proposed amendment
application will not affect the public art obligation.
Design Issues and Considerations
Outdoor Common Open Space -Is the Project providing an appropriate amount of outdoor
common open space for the residents?
CCDP
The purpose and intent of a CCDP is to administer and ensure compliance with the CCPDO,
DCP, Centre City Streetscape Manual, and any policies or guidelines adopted by the City of San
Diego to implement the DCP.
Findings
In order to grant approval of a CCDP, the following finding must be made:
1. The proposed development is consistent with the DCP, CCPDO, LDC, and all other adopted
plans and policies ofthe City ofSan Diego pertaining to the CCPD.
The proposed development is consistent with the DCP, CCPDO, LDC, and all other adopted
plans and policies of the City of San Diego pertaining to the CCPD as the development
advances the goals and objectives of the DCP and CCPD by:
•
•
•
Adding the range of downtown housing opportunities;
Contributing to the vision of downtown as a major residential neighborhood;
Increasing the downtown residential population;
Real Estate Committee
Meeting of May 6, 2015
Page 10
•
•
Protecting public views of the San Diego Bay by conforming to public view corridor
development standards; and,
Developing the Columbia neighborhood as a mixed-use district, with an energetic
waterfront that serves local needs and has a regional draw, relating to both the San Diego
Bay and the Civic/Core district.
In addition, with approval of the amendment to CCDP/CDP No. 2012-23, this Project will be
consistent with the requirements of the LDC and CCPDO.
The Project is located within the CZ and requires approval of a COP. The purpose of the COP
procedure is to establish a City review process for coastal development that is consistent with the
Local Coastal Program, the California Coastal Act of 1976 (Public Resources Code section
30000, et seq.) and the California Code of Regulations, Title 14, Division 5.5., Chapter 8,
Subchapter 2, Article 17.
The process requires staff to mail a notice of the proposed development to all property owners
and tenants within 300 feet of the site. The CDP is a Process Two application that is an
administrative review and decision by staff after the Project is granted Design Review approval
by the Board. During the public review period, any member of the public can appeal the decision
regarding approval of the COP, in which case the Project will be scheduled for a public hearing
before the Planning Commission for a final decision.
Findings
In order to grant approval of a COP, the following findings must be made:
1. The proposed coastal development will not encroach upon any existing physical accessway
that is legally used by the public or any proposed public accessway identified in a Local
Coastal Program land use plan; and, the proposed coastal development will enhance and
protect public views to and along the ocean and other scenic coastal areas as specified in the
Local Coastal Program land use plan;
The Project does not encroach on any existing public access way. The Project will maintain
the required view corridors on E Street and provide a 50-foot setback and open space plaza
area adjacent to Broadway. The Broadway Plaza will augment the existing physical access
ways to the San Diego Bay along Broadway through the provision of enhanced public
improvements that will draw pedestrians westward from the Martin Luther King
Promenade/Linear Park.
Real Estate Committee
Meeting ofMay 6, 2015
Page 11
2. The proposed coastal development will not adversely affect environmentally-sensitive lands;
The Project site is a paved at-grade parking lot. No environmentally sensitive lands exist on
the site or will be impacted by construction of the project.
3. The proposed coastal development is in conformity with the certified Local Coastal Program
land use plan and complies with all regulations ofthe certified Implementation Program;
and
The Project complies with the 1992 DA and 1992 CCPDO which were certified by the
California Coastal Commission.
4. For every CDP issuedfor any coastal development between the nearest public road and the
sea or the shoreline ofany body ofwater located within the Coastal Overlay Zone the coastal
development is in conformity with the public access and public recreation policies ofChapter
3 ofthe California Coastal Act.
The Project is not located between the nearest public road and the sea or shoreline.
ENVIRONMENTAL REVIEW
Development downtown is covered under the Final Environmental Impact Report (FEIR) for the
San Diego DCP, CCPDO, and 1oth Amendment to the Centre City Redevelopment Plan, certified
by the Former Redevelopment Agency ("Former Agency") on March 14, 2006 (Resolution R04001) and subsequent addenda to the FEIR certified by the Former Agency on August 3, 2007
(Former Agency Resolution R-04193), April21, 2010 (Former Agency Resolutions R-04508 and
R-04510), August 3, 2010 (Former Agency Resolution R-04544) and certified by the City
Council on February 12, 2014 (City Council Resolution R-308724). The FEIR is a "Program
EIR" prepared in compliance with California Environmental Quality Act (CEQA) Guidelines
Section 15168. An FEIR Consistency Evaluation ("Evaluation") was be prepared in accordance
with suggested best practices outlined in CEQA Guidelines Section 15168 in 2012. The
Evaluation concluded that the environmental impacts of the project were adequately addressed in
the FEIR and the Project is within the scope of the development program described in the FEIR;
therefore no further environmental documentation is be required under CEQA.
Real Estate Committee
Meeting of May 6, 2015
Page 12
CONCLUSION
Since the proposed changes to the Project are minor and the Project remains consistent with the
DA and applicable CCPDO, staff recommends that the Committee recommend to the Board
approval ofthe amended Project.
Seni:::~
Brad Richter
Assistant Vice President, Planning
Attachments: A- Applicant's Request To Amend CCDP/CDP No. 2012-23
Basic Concept/Schematic Drawings dated April I 0, 2015
S:\Glazebrook\DEVREV\Cdps\2012-23A COP Pacific & Broadway Amendment- Parce19\Review Meetings\CSD Real Estate Committee\201223A_I 50506_COP_REC_Pacific&Broadway-Parce19_Designreview .Docx.
CHRIS DIKEAKOS ARCHITECTS INC.
April9, 2015
Civic San Diego
401 B Street, Suite 400
San Diego, CA 92101-4298
Attn:
Mr. Scott Glazebrook, Senior Planner, Planning Department
Re:
Lot 9, Pacific and Broadway, San Diego- request for Development Permit to amend
Penthouse In approved 41 storey Residential Building
Dear Sir,
We are providing the following narrative as part of our Development Permit application. The revision is a
request to revise the Penthouse level of the previously approved development as follows:
1. To combine the two existing units at Level 41 into a single Penthouse unit;
2. To amend the 2,857 s.f. Roof Deck from Public to Private use for the Penthouse;
3. To Increase the ceiling height in the Penthouse Uving area to 18'-0";
None of the proposed changes will have any effect on the exterior of the building nor will they
compromise the open public space required per Zoning.
Per:
Chris Dikeakos, Architect AIBC, AlA
Ca. Lie. No. C28024
Managing Principal
Chrls Dikeakos Architects Inc.
T 604 291 2660
F 604 291 2667
212-3989 HENNING DR
BURNABY BC VSC 6N5
ATTACHMENT A
[email protected]
WWW.DIKEAKOS.COM