meridien greenﬁ ed, magnolia · meridien greenﬁ ed, magnolia conceptual imagry drawing list 1...

meridien greenfi ed, MAGNOLIA

Conceptu

al Im

agry

Drawing List1 Vicinity Map & Design Narrative.2. Zoning Analysis.3. Site Analysis & Zoning Map.4. Site Survey.5. Site Photos.6. Site Photos7. Concept Plan SF-5000 Scheme8. Site Sections SF-5000 Scheme.9. Vignettes SF-5000 Scheme.10. Concept Plan L1-Rezone with Existing Scheme11. Site Sections L1-Rezone with Existing Scheme.12. Vignettes L1-Rezone with Existing Scheme.13. Concept Plan L1-Rezone Townhomes Scheme.14. Site Sections L1-Rezone Townhomes Scheme.15. Vignettes L1-Rezone Townhomes Scheme.16. Conceptual Imagry17. Conceptual Street Elevation L1-Rezone Townhomes.18. Conceptual Site Plan L1-Rezone Townhomes.

meridien greenfied, MAGNOLIADPD DPD DPD DPD DPD pproject #roject #roject #roject #roject #roject #roject #roject #roject #3005123 E3005123 E3005123 E3005123 E3005123 E3005123 E3005123 E3005123 E3005123 E3005123 EDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG DecemberDG December 12, 2006 12, 2006DG December 12, 2006DG DecemberDG December 12, 2006DG December 12, 2006 12, 2006 12, 2006 12, 2006 12, 2006 12, 2006 12, 2006 12, 2006

1

Vicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity mapVicinity map

Design Narrative:

The site is approximately 1/2 acre located at the fringe of Magnolia Village at the juncture of 32nd Ave West, and Clise Place West. The most notable feature of the site is its forest like setting with significant tree species of up to 60” in diameter. The existing single-family residence, which occupies the site, is a 2-story house with a daylight basement. It’s vehicular access through the parking lot of the adjacent Bartell Drugs to the north. The site slopes about 16.5’ from the east to the west, with a 10’ grade change along the Clise Place West property line.

The site is flanked by NC2-40 zoning to the north and SF5000 single family zoning to the east and south. Immediately across 32nd Avenue, a triangular parcel of land that is zoned NC2-40 and which is currently used as parking lot, will be developed with 15 single family ground related residences.

This submittal will examine 3 options for this site, and demonstrate that, given the adjacent land uses, our subject property would serve as an ideal transition zone from the higher to the lower density. Our proposal to rezone to an L1 designation will prove to be beneficial to the neighborhood.

Prior to commencement of design the proposed design team met with adjacent neighbors, 24 people plus the project team attended the meeting. A sequel neighborhood meeting was held 4 months later to review 3 alternative site plans each developed to represent the communities concerns expressed at the first meeting.

Alternative site plan One: detached single-family units.The current SF5000 zoning would permit the division of the property into 5 separate lots, 3 of which are required to be flag lots. The flag lot configuration was favored over dividing the parcel into 5 parallel lots each flanking the street, since this minimizes the required curb cuts and maintains the perception from the street of larger lots. The single curb cut required for a common vehicular access is located at the center of the site. The existing traffic island in front of the site at the street intersection would need to be modified in order to facilitate a left turn from a southerly direction from 32nd Ave. The site plan shows five attached homes built to the maximum permitted setbacks and height. The location of the structures would, however, eliminate approximately 13 of the most significant trees on the site. The permitted building height would allow a base height of 30’ with an additional 5’ for a pitched roof. For the purposes our illustration, height is shown to be measured from the lowest finished or existing grade as required by the zoning. Possible additional height permitted for sloped lots is not illustrated.

Alternative site plan two: L1-rezone with existing residence.As some affinity towards the existing house had been expressed during initial neighborhood meetings, the second option examines a potential L1 rezone that incorporates the existing house. The possibility of repositioning the house on the site was evaluated, and was determined to be extremely difficult if not cost prohibitive. The significant amount of stonework on the house, which contributes to most of its character and value (real and perceived), would need to be

demolished for such a move. Consequently, this scheme retains the existing house in its current location, and develops additional Town Town Thouse units around the perimeter. A surface drive access road would require one curb cut at the southwest corner where the grade is lower, and would terminate at a higher elevation at the northwest corner. A minor modification to the traffic island is also required for left turns into the site. A min. of 1 parking space per dwelling unit would be provided within the building volumes, with surface parking for the 2 units within the existing structure. A total of 9 units is proposed for this scheme. Although this proposal would necessitate the removal of approximately 15 significant trees at the interior perimeter of the site, it would retain most of the trees that flank the street. The proposed lot coverage is approximately 30%, well under the 50% permitted.Two zoning departures are requested for this scheme, and are subsequently discussed.

Alternative site plan three: L1-rezone Town home units. This option clusters the site with 10 residential town home units in groupings of 2 and 3, constructed over a common concrete garage. It concentrates development into a tight cluster, thus pulling it away from the site perimeter to retain most of the significant trees, including 4 of the sequoias. Only 10 trees would need to be removed in this scheme. Additional mature street trees would be planted as a privacy buffer Additional mature street trees would be planted as a privacy buffer Additional mature street trees would be planted as a privacy buffrom the street, and to enhance the street character.The most significant aspect of this proposal is its relationship to the street. The units, which flank the street have their entries at the half level above the street elevation, and are accessed from the street side, thus making them more approachable while enhancing the street character. The streetscape would be comprised of 3 town home units centrally grouped, with separate units on either side. The space between the groupings towards in the south end is more appropriately used for the vehicular access to the underground parking because of the lower elevation, while the space towards the north is more appropriately used for a pedestrian access to the courtyard because there is less grade change between the street and the courtyard above the garages. The 5 internal units have their entries from courtyard side. The lot coverage is similar to the single family option at 35%, below the permitted 50%.The L1 zoning permits a base height of 25’ with an additional 10 for a minimum of 6/12 pitched roof. When compared to SF 5000 height standards with a base height of 30’ and an additional 5’ for a pitched roof, although both zones have an overall permitted height of 35’, the L1 zoning results in a lower perceived height. Moreover, as illustrated, the height of the street related town homes are, measured from the lowest finished grade at the front patios typically 5’ below the main floor elevation. This has the effect of reducing the overall impact of the building height of the units facing the street.

Clise Place West

32nd Avenue West

BartellDrugs

W. McGraw Street

Condon Way W

.

SITE

Vicinity Map & Narrative.


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Zoning Analysis & Site Specifics:

Lot Area: 21,385 sfZoning: SF5000Permitted Uses: Single Family ResidentialMinimum Lot Area: 5000 sf

SMC 23.44.010 B, b Exception to Lot Area: Subject lot must be at least 75% of min. lot area, and is at least 80% of mean lot area of the lots on the same block face and within the same zone in which the lot is located.

75% Zoning test: (5,000 sf x .75=3,750 sf.)

80% Blockface test: 9,691/2=4,845.5 sf. (.80)=3,876.28

Lot 1: 3,953 sf Lot 2: 4,392 sf Lot 3: 4,839 sf Lot 4: 4,259 sf Lot 5: 3,944 sf

SMC 23.44.012a Max. Building Height: 30’ Base Height.SMC 23.44.012b average of the (2) single family structures

which the subject structure abuts if one or both structures exceed 30’.

SMC 23.44.012, B,1 Pitched Roofs: Min. 3/12 roof may extend 5’-0” above base height.

SMC 23.44.012, B,2 Sloped Lots: 1’-0” additional height for every 6% of slope.

SMC 23.44.014 Yards. Front Yards: Average of the single family structures on either Average of the single family structures on either A

side or (20) feet, whichever is less.

Rear Yards: 25’For lots having a depth of less than 125’, 20% of the depth but not less than 10’

Side Yards: 5’-0”

SMC 23.44.010 C.: Lot Coverage: 35% Maximum or 1,750 sf, whichever is greater.Max. Lot Coverage permitted for all lots is 1,750 sf.

Proposed Re-zone: L1- Lowrise 1 (Townhouses)

Townhouse Definition:

“Townhouse” means a form of ground-related housing in which individual dwelling units are attached along at least one(1) common wall to at least (1) other dwelling unit. Each dwelling unit occupies space from the ground to the roof and has direct access to private open space. No portion of a unit may occupy space above or below another unit, except that townhouse units may be constructed over a common shared parking garage, provided the garage is underground.

SMC 23.45.008 Density: One dwelling unit per 1,600 sf of lot area. Permited Density: 13 units. Proposed Density: 10 units.

SMC 23.45.009,A Structure Height: 25’ base heightSMC 23.45.009,C Pitched Roofs: additional 5’ for roofs with min. 4:12 pitch.

additional 10’ for roofs > 6:12 pitch.

SMC 23.45.009,C,4 No portion of a shed roof permitted to extend beyond the maximum height limit.

SMC 23.45.010,1 Lot Coverage: 50% Permitted: (21,406.43 x .50 = 10,703 sf)

SMC 23.45.010,C,4 Lot CoverageExceptions: An underground structure or underground portion

of a structure, on any part of the entire lot.

SMC 23.45.011A Structure Width & Depth:Maximum Building Width: Without modulation: 30’; or 40’ with principal

entrance facing a street With modulation: 60’ Maximum Building Depth: 60% of lot depth Lot Depth: (per Colin Vasques) 147’ Max. Building Depth: 147’x.60 = 88.2’

SMC 23.45.012 Modulation Requirements:A1. Modulation required if front façade exceeds 30’

with no principal entrance facing the street, or 40’ with a principal entrance facing the street.

SMC 23.45.012,C Interior facades: Modulation required for facades wider than 40’

SMC 23.45.012,D Modulation Standards: 1a.(1) Min. Depth: 4’

1a.(2) Balconies: (for modulation) min. depth: 6’. Min. area: 60 sf. Min. modulation: 2’ 1b. Min. Width: 5’ 1c.(1) Max. Width: 30’

3. Modulation may start at a max. 10’ above finished grade.

SMC 23.45.014 Setback Requirements: A,1 Front Setback: Average of the setbacks of the first principal Average of the setbacks of the first principal A

structure on either side.But not less than 5’ and not required to be greater than 15’ (15’ provided with 2’ bay projections of 10’-6” in width as permitted by 23.45.014,3,a.)

B.1 Rear Setback: 20’ or 20% of lot depth. Whichever is less, but not less than 15’20% of lot depth = 29.4’

C.1 Side Setback: Determined by structure depth and height per table 23.45.041For structure height 0-25’ & depth 81’-100’: Average setback req.= 8’ with min. setback req.

of 6’.Use side setback averaging: SMC 23.86.012,C

SMC 23.45.014,3,a Townhouses: Portions of a structure may project into the required front setback, as long as the average distance from the front property line to the structure satisfies the minimum front setback requirement.

SMC 23.45.015 Screening & Landscaping:A. Quantity: 3x length of all ppty. lines: 3x574.42=1723 sf required.

C. Tree requirements3,C,a Tree Preservation Option: For lot over 3000 sf, 2 caliper inches of existing

tree per 1000 sf of lot area must be preserved.21,406.43 / 1000 = 21.4 x 2 = 42.8 caliper inchesOur L1 rezone proposal will save approx. 15 existing trees which range from 12” to 60” in diameter.

SMC 23.45.016 Open Space:2,A: L1 Ground related housing: An average of 300 sf. Per unit of private usable

open space. B Development Standards: c,(1) Required (common) open space shall be

provided in onecontiguous parcel.

Chart A 23.54.015 Parking: Multi-family uses for sites with 10 or fewer units1 space per dwelling unit.(2 spaces per dwelling unit provided.)

Zoning Analysis


3

Zoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning MapZoning Map

wintersunset

wintersunrise

summersunrise

W. Lynn St.

32nd

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collector arterials

West McGraw St.

main arterial

Clise Place West

proposed townhomedevelopement.developement.

SITE

secondary arterial

split traffic lane

BartellDrugs

Site Site Site Site Site AnaAnaAnaAna ysisysisysisysisysisysisysisysisysis

site

Site Analysis & Zoning

summersummersunsetsunset


4Site Survey


5Site PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite Photos

32nd Av32nd Av32nd Ave. e. e. e. e. W. W. W. NoNo 32nd Av32nd Av32nd Av32nd Av32nd Av32nd Av32nd Av32nd Av32nd Av32nd Ave. e. e. e. W. W. W. site at mid-blocksite at mid-blocksite at mid-blocksite at mid-blocksite at mid-blocksite at mid-block mid-blockmid-blockmid-blockmid-blockmid-blockmid-block

View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.


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Vehicular site acVehicular site acVehicular site acVehicular site acVehicular site acVehicular site acVehicular site acVehicular site acVehicular site ac ’s easement.’s easement. ViViView of eew of eew of eew of eew of eew of existing residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner.xisting residence from south west corner. View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at View of adjacent residence at

View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West.View north along Clise Place West. Existing GarageExisting GarageExisting GarageExisting Garage.

Rear vRear view of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.iew of existing residence.

Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178Tripple birch #5178

Site PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite PhotosSite Photos


7

Bartell Drugs

adjacent residence

adjacent residence

adjacent residence

Lot 3 4,839 sf1750 permitted1529 proposed.

Lot 4 4,257 sf1750 permitted1084 proposed

Lot 5 3.944 sf1750 permitted1032 proposed.

32nd Ave. West.

Clise Place W

est.

Approx. 13 existing trees 6” dia. or existing trees 6” dia. or greater to be removed in this schemein this scheme(to be confirmed by Arborist reportconfirmed by Arborist report).

t 4 4,257 sfpermitted

1084 proposed

t 4 4,257 sfpermitted

1084 proposed

Lot 3 4,839 sf

Lot 4 4,257 sfLot 4 4,257 sf

LotLotLotLotLotLotLotLot 2 4,392 sf 2 4,392 sf 2 4,392 sf1750 permitted1750 permitted1750 permitted1750 permitted1750 permitted1553 proposed.1553 proposed.1553 proposed.1553 proposed.1553 proposed.

Lot 1 3,953 sf 3,953 sf 3,953 sf 3,953 sf 3,953 sf1750 permitted1374 proposed

Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan SFSFSFSF-5000 -5000 -5000 -5000 -5000 -5000 -5000 SchemeSchemeSchemeSchemeSchemeSchemeSchemeScheme

SF-5000 Building Statistics.

Density: Permitted: 1 dwelling unit + Accessory Structure.Lot Coverage: Permitted: 35% or 1,750 whichever is greater.

Proposed: (see below)Max. Building Height: 30’ + 5’ pitched roof. Permitted Additional height for sloped lots: 1’-0” for every 6% of

slope:

Min. Front Yard: 20’ or average of two adjacent SF structures. Proposed: (see below)

Min. Rear Yard: 25’ or 20% of lot depth but not less than 10’ Proposed: (see below)

Min. Side Yard: 5’-0”

Lot 1: Lot Area: 3,953 sf Lot coverage: Proposed: 1374.0 sf. Potential buildable area: 4,122 sf. Front Yard Setback: Proposed: 20’

Rear Yard Setback: Proposed: 11’-6” (20% of lot depth)

Side Yard Setbacks: 5’-0”

Lot 2: Lot Area: 4,392 sf. Lot coverage: Proposed: 1,553 sf. Potential buildable area: 4,659 sf.

Front Yard Setback: Proposed: 20’-0” Rear Yard Setback: Proposed: 16’-0” (20% of lot depth) Side Yard Setbacks: Proposed: 5’-0”

Lot 3:Lot Area: 4,839 sf.Lot Coverage: Proposed: 1,529 sfPotential buildable area: 4,587 sf.

Front Yard Setback: Proposed: 20’ Rear Yard Setback: Proposed: 18’ (20% of lot depth) Side yard Setbacks: Proposed: 5’-0”

Lot 4 Lot Area: 4,257 sf. Lot Coverage: Proposed: 1,084 sf. Potential buidable area: 3,252 Front Yard Setback: Proposed: 20’ Rear Yard Setback: Proposed: 14’ (20% of lot depth) Side Yard Setbacks: Proposed: 5’-0”

Lot 5 Lot Area: 3,944 sf. Lot Coverage: 1,032 sf. Potential buildable area: 3,096 sf. Front Yard Setback: 20’ Rear Yard Setback: 12’-8” Side Yard Setbacks: 5’-0”

Departures: None


8

Section A East - West through North end of site.

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ADJACENT HOUSEADJACENT HOUSE

Section B East - West through south end of site.

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ADJACENT HOUSE

Site SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite Sections SFSFSFSF-5000 -5000 -5000 -5000 -5000 -5000 -5000 SchemeSchemeSchemeSchemeSchemeSchemeScheme


9

Section C north - south through center of site.

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VignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesSFSFSFSF-5000 -5000 -5000 -5000 -5000 -5000 -5000 SchemeSchemeSchemeSchemeSchemeSchemeSchemeScheme

Pedestrian Vignette north along Clise Place W.

Pedestrian Vignette south along Clise Place w.

Perspective Sketch looking south along Clise Place w.

Bird’s Eye Perspective Sketch.


10Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan L1L1L1-Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with Rezone with ExiExiExiExisting Resisting Resisting Resisting Resisting Resisting Resisting Resisting Resisting Resisting Resisting Residendendendendencecece

Bartell Drugs

adjacent residence

adjacent residence

adjacent residence

32nd Ave. West.

Clise Place West

.

Approx. 15 existing trees 6” dia. or greater to be removed in this scheme(to be confirmed by Arborist report).

Existing Residence

Building ABuilding ABuilding ABuilding ABuilding ABuilding ABuilding ABuilding ABuilding ABuilding Alow grd.ow grd.ow grd.ow grd.ow grd.ow grd.ow grd.ow grd.ow grd.ow grd. 144.0’

Building Clow grd. 144’

BBBuuuildiildiilding Bng Bng Blow grd. 150’

Building Dlow grd.150.37’

L1-Lowrise 1 & Existing Residence Building Statistics.

Density: Permitted: 13 Units. Proposed: 9 Units.Lot Coverage: Permitted: 10,703 sf. (50%) Proposed: 6,459 sf. (30%)Max. Building Height: 25’ Base Height 5’ for roofs greater than 4:12 10’ for roofs greater than 6:12Lot Depth: 147’ (see concept plan for calculation.)Max. Building Width: 60’ with modulation. Proposed: (see below)Max. Building Depth: 60% of lot depth=88.2’ Proposed: (see below)

Building A Proposed Depth: 68’-3” Proposed Width: 19’-10” Required Average Side Setback: 6’-0” 7’ provided Required Minimum Side Setback: 5’-0” 7’ provided Required Front Setback:

Not less than 5’ / not req. to be greater than 15’15’-0” provided

Required Rear Setback: 20’

Building BProposed Depth: 36’-0”

Proposed Width: 76’-0” (in excess of 60’ - departure required) Side Setback: N/A Front Setback: N/A Required Rear Setback: 20’ Provided: 20’

Building CProposed Depth: 56’-0”

Proposed Width: 36’-0” Required Average Side Setback: 5’-0” Provided Varies Required Minimum Side Setback: 5’-0” Min. 7’-0” provided Required Front Setback: 24’-6” Not less than 5’ / not req. to be greater than 15’ 23’-7” provided

Rear Setback: 20’ Min. 20’ provided.

Existing Residence - Building D

Existing Depth: 34’-2” Existing Width: 54’-2”” Required Front Setback: Not less than 5’ / not req. to be greater than 15’ 34’-10” min. existing. Required Rear Setback: N/A

Departures:

1.) Maximum Building Width departure:Building B has a modulated width of 76’-0”. The maximum permitted building width for a modulated building is 60’-0”

2.) Maximum Building Depth: The combined depth of the existing residence and building B is 90’-3”. The maximum permitted building depth is 60% of lot depth; (88.2’)


11

ADJACENT HOUSE

EXISTING HOUSE

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CLISE PLACE WEST

Section A East - West through center of site.


ADJACENT HOUSE

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Site SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite Sections L1L1L1-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence-Rezone with Existing Residence


12

ADJACENT HOUSE

Section C North - South Cross Section.

EXISTING HOUSE

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VignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettes L1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-Rezone with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residencene with Existing Residence


Pedestrian Vignette south along Clise Place w.

Perspective Sketch looking south along Clise Place w.

Bird’s Eye Perspective Sketch.


13Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan Concept Plan L1-ReL1-ReL1-ReL1-ReL1-ReL1-Rezone (Tzone (Tzone (Tzone (Tzone (Tzone (Tzone (Tzone (Tzone (Townhomes)ownhomes)zone (Townhomes)zone (Tzone (Townhomes)zone (Townhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)ownhomes)

Bartell Drugs

adjacent residence

adjacent residence

adjacent residence

32nd Ave. West.

Clise Place W

est.

10 existing trees 6”dia. or greater to be removed in this scheme(to be confirmed by Arborist report).

Buliding ABuliding ABuliding ABuliding ABuliding ABuliding ABuliding ABuliding ABuliding A

low grd. 144’low grd. 144’low grd. 144’low grd. 144’low grd. 144’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’low grd. 148’

Building Blow grd. 148’low grd. 148’Building DBuilding DBuilding D

low grd. 141.2’’low grd. 141.2’’low grd. 141.2’’

low grd. 141.2’low grd. 141.2’Buliding C

low grd. 148.0’

L1-Lowrise 1 Building Statistics.

Density: Permitted: 13 Units. Proposed: 10 Units.Lot Coverage: Permitted: 10,703 sf.(50%) Proposed: 7,391.8 sf. (35%)Max. Building Height: 25’ Base Height 5’ for roofs greater than 4:12 10’ for roofs greater than 6:12Lot Depth: 147’ (see concept plan for calculation.)Max. Building Width: 60’ with modulation. Proposed: (see below)Max. Building Depth: 60% of lot depth=88.2’ Proposed: (see below)

Building A Proposed Depth: 87’-4” Proposed Width: 36’-7” Required Average Side Setback: 8’-0” 11’-3” provided Required Minimum Side Setback: 6’-0” 6’-0” provided Required Front Setback:

Not less than 5’ / not req. to be greater than 15’15’-0” provided

Required Rear Setback: 20’

Building BProposed Depth: 40’-0”

Proposed Width: 42’-9” Side Setback: N/A Front Setback: N/A Required Rear Setback: 20’ Provided: Varies> than 20’

Building CProposed Depth: 59’-8”

Proposed Width: 37’-6” Required Average Side Setback: 5’-0” Varies 8’ to 17’-6” provided Required Minimum Side Setback: 5’-0” Min. 8’-0” provided Required Front Setback: 24’-6” Not less than 5’ / not req. to be greater than 15’ 26’-4” provided

Rear Setback: 20’ Min. 22’ provided.

Building D

Proposed Depth: 36’-0” Proposed Width: 60’-0” Required Front Setback: Not less than 5’ / not req. to be greater than 15’ 15’-0” Provided with 2’ bay projections Required Rear Setback: Provided: Varies > than 20’

Departures:

1.) Maximum Building Width Departure: Building D unit grouping has a modulated building width of 60’ as permitted. We are requesting a departure to allow bays and / or cantilevered floor projections to extend beyond this maximum width by approx. 2’-0” on each side.

2.) Maximum Building DepthThe combined depth of buildings D & B is 108’-5”.The maximum building depth is 60% of lot depth (88.2’)


14

Section A East - West through center of site.E

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Site SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite SectionsSite Sections L1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (TowL1-Rezone (Townhonhonhonhomes)mes)mes)mes)mes)mes)mes)


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PARKING

Section C north - south through center of site.

VignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettesVignettes L1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-RezoL1-Rezone (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)ne (Townhouses)


Pedestrian Vignette south along Clise Place w.Perspective Sketch looking south along Clise Place w. Bird’s Eye Perspective Sketch.


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meridien greenﬁ ed, magnolia · meridien greenﬁ ed, magnolia conceptual imagry drawing list 1...

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