th Avenue NW Early Design Guidance Meeting - SDCI # EDG Meeting
|
|
- Deirdre Hoover
- 5 years ago
- Views:
Transcription
1 - Proposed New Residential Construction Project (SDCI # ) 1 SEATTLE DESIGN REVIEW Date of EDG Meeting Early Design Guidance Meeting 1 PROJECT SUMMARY The proposed project consists of 74 residential units located on 6 levels above grade and 3 Live-Work Units. The lobby, amenities, residential and commercial uses are located on L1, residential units on L2-L6, and the one level of below grade parking located on P1. The proposed project is voluntarily implementing HALA and is applying for a contract re-zone from NC3P-40 to NC3P- 65, allowing for a maximum building height of 65 and FAR of TH AVE NW TABLE OF CONTENTS SALMON BAY DOWNTOWN BALLARD DOWNTOWN SEATTLE 5 MILES 1 Zoning Analysis 2 Intentionally Blank 3 Existing Site and Development Potential 4 Existing Site Plan 5 Site and Development Potential 6 Neighborhood Context 7 Site Analysis 8 Context and Local Impact - Section through Neighborhood 9 Context and Local Impact - Adjacent Properties 10 Intentionally Blank 11 Zoning Analysis 12 Intentionally Blank 13 Massing Option - Comparison 14 Massing - Option A 15 Massing - Option A 16 Massing - Option B 17 Massing - Option B 18 Massing - Option C 19 Massing - Option C 20 Massing - Option C 21 Massing Option Sun Comparison 22 Relevant Design Guidelines 23 Relevant Design Guidelines 24 Departures 25 Intentionally Blank 26 Clark Design Group - Project Images 27 Pryde + Johnson - Project Images Early Design Guidance Meeting - SDCI # EDG Meeting
2 2 ZONING ANALYSIS 3 Zone: Contract Rezone: NC3P - 40 (Neighborhood Commercial 3 Pedestrian) Ballard Hub Urban Village, Frequent Transit NC3P - 65 (Neighborhood Commercial 3 Pedestrian) Principal Pedestrian Street: 15th Avenue NW & NW 65th Street Permitted Uses (23.47A.004) Residential, Commercial, Live-Work Units LR1 NC2P-40 LR2 LR1 SF 5000 Setback Requirements (23.47A.014) B.1. Setback is required where a lot abuts the intersection of a side lot line and front lot line of a lot in a residential zone. The required setback forms a 15 triangular area. B.3.a. 15 Setback for portions of structures above 13 in height to a max. of 40 feet B.3.b. For each portion of a structure above 40 in height, additional setback at the rate of 2 of setback for every 10 by which the height of such portion exceeds 40 feet. LR2 NC2P th Ave NW King County Parcel Number INTENTIONALLY BLANK 65 MAX HEIGHT LR1 NC3P-40 LR3 LR2 SF 5000 NC3P-65 2 SETBACK EVERY 10 ABOVE SETBACK TO CORNER SETBACK Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting
3 EXISTING SITE PLAN 4 SITE PLAN & DEVELOPMENT POTENTIAL 5 BALLARD HIGH SCHOOL 30 R.O.W BUS LINE E D LINE DEDICATION REQUIRED FOR R.O.W IMPROVEMENTS AUSUM VAPOR MORTGAGE BAY EQUITY TRAFFIC SIGNAL COMMERCIAL CORNER TH AVE NW PROJECT SITE : MINOR ARTERIAL CENTRAL BALLARD HUB URBAN VILLAGE BOUNDARY MAE PLOY BALLARD CROSSFIT TONY S TERIYAKI 15TH AVE NW: PRINCIPAL ARTERIAL WALT S AUTO CARE CENTER DRY CLEANING SALON APARTMENT NW 64TH ST: ACCESS STREET APARTMENT 14TH AVE NW: COLLECTOR ARTERIAL VIEW TOWARDS MT. RAINIER Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting Scale 1/64 = 1-0
4 6 NEIGHBORHOOD CONTEXT 7 SITE ANALYSIS The project site, located at the southeast corner of 15th Avenue NW and NW 65th Street intersection, sits directly across the street from Ballard High School. The site is also located at the northeast corner of the Ballard Hub Urban Village. The Seattle 2035 neighborhood plan has targeted this area to provide to a community with housing types that range from single-family to moderate-density multifamily. 15th Avenue NW is a principal arterial that is one of the primary vehicular and transit corridors to downtown Seattle. The corridor has seen moderate density development around the Market Street NW intersection. Future light rail transit expansion studies have identified two stops in Ballard to be located at Market Street and NW 65th Street. The commercial corner at the intersection of NW 65th Street and 15th Ave NW needs to target future densities and establish human scale elements, interest and activity along the street frontage. A South Side of NW 56th Street 2 PROJECT SITE 3 1 Belay Apartments 1 B North Side of NW 56th Street th Ave NW SDCI # th Ave NW NW 65th St 8 C East Side of 17th Street 5 A B PROJECT SITE 7 CD NW 63rd St NW 65th ST SDCI # Early Design Guidance Meeting - SDCI # EDG Meeting rd Ave South SDCI # th Ave NW SDCI 8 D West Side of 17th Street Early Design Guidance Meeting - SDCI # EDG Meeting
5 CONTEXT & LOCAL IMPACT - SECTION THROUGH NEIGHBORHOOD 8 B A 9 CONTEXT & LOCAL IMPACT - ADJACENT PROPERTIES A B LR3 NC3P-65 (CONTRACT REZONE) PL NC3P-40 PL MAX HEIGHT (LR3) 10-1 E PROPOSED HEIGHT (SDCI # ) A 1439 (EXISTING RESIDENTIAL) F B TH AVE NW (EXISTING COMMERCIAL) 1431 (EXISTING) 15TH AVE NW EAST-WEST SITE SECTION A-A NC3P-65 (CONTRACT REZONE) LR2 PL NC3P-40 PL F D 3-0 DEDICATION 15-1 PROPOSED E 40-0 MAX HEIGHT (NC3P-40) BALLARD HIGH SCHOOL C NORTH-SOUTH SITE SECTION B-B Early Design Guidance Meeting - SDCI # EDG Meeting D TH AVE NW (EXISTING COMMERCIAL) 2-6 Early Design Guidance Meeting - SDCI # EDG Meeting C B A
6 10 ZONING ANALYSIS 11 FAR (23.47A.013) Allowable FAR (65 Height Limit) 4.75 (x 15,000 SF Lot) 71,250 SF Allowable Area Proposed FAR: Live/Work 1,875 SF Commercial (Retail) 3,100 SF Residential Uses 56,122 SF 62,550 Total FAR Level 1 Mechanical/Services 1,453 SF Additional Square Footage: Parking/Mech. 14,137 SF Total 76,687 SF EL INTENTIONALLY BLANK Required Landscaping (23.47A.016) Seattle Green factor score of.30 or greater Amenity Space (23.47A.024) 5% residential gross floor area dedicated for Residential Amenity Area 56,918 SF * 5% = 2, SF Required 735 SF Provided at L1 1,020 SF Provided at L1 Plaza 3,504 SF Total Amenities 1,000 SF Provided at L3 Terraces 749 SF Provided at Roof Parking Requirements (23.47A.030) 0 parking stalls Required 34 parking stalls Provided Parking waivers for non-residential uses ( D.1.) In all commercial zones and in pedestrian-designated zones, no parking is required for the first 1,500 square feet of each business establishment ADA Parking Requirements (SBC ) At least 2%, but not less than 1 of each type of parking stall provided for Group R-2 shall be accessible. 34 parking stalls * 2% = 1 accessible parking stalls Provided Van Spaces (SBC ) For every 6 or fraction of six accessible parking spaces, at least 1 shall be a van-accessible parking space with 7 feet minimum vertical clearance. 1 van-accessible parking stall Provided Parking Location and Access (23.47A.032) If access is not provided from an alley and the lot abuts only one street, access is permitted from the street, and limited to one two-way curb cut. Solid Waste Calculation ( ) Residential 75 Units = 375 SF + (4 SF X 33) = 507 Non-Residential 82 SF X 50% reduction = 41 SF Total 548 SF Required Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting EL ( ) (90 ) ( ) (90 ) EL = Average Grade Level EL Structure Height Measurement ( A.1) Average Grade Level is calculated at the midpoint, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.
7 12 MASSING OPTIONS - COMPARISON 13 INTENTIONALLY BLANK Option A - Code Compliant Option B Option C - Preferred Scheme Pros A strong building form along NW 65th Street and 15th Avenue NW reinforces the street edge and provides strong connection to the street. Upper floors of the building are setback along east and south property lines to provide furthest separation to the LR3 zone. Retail located along 15th Ave NW and NW 65th Street to continue the commercial corner Scheme yields larger floor plates and more spacious units. Cons Most prominent building massing makes building appear largest of the three schemes and less in scale with surrounding context. Scheme requires power lines along NW 65th Street to be relocated underground, which is costly. The garage entry located adjacent to the east property line creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Six story blank facade located at the southwest portion of the building. Pros Building modulated in mid-block along NW 65th Street to reduce the perceived mass at the pedestrian scale. Building provides a courtyard along the south elevation to reduce the perceived mass as viewed from the south. Building stepped along NW 65th Street to create a transition between the commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street. Cons Prominent, six story building mass building along the southwest corner. Building will appear larger on the approach from the south, downtown. The at grade parking garage is located along the east and south property lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Parking at grade yields fewest parking stalls of the three schemes. The setbacks along NW 65th Street push the mass closer to the south property line and require the greatest setback departure from the LR3 zone. Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting Pros Provides multiple distinct masses to reduce the overall scale of the building and transition to neighboring zones and properties. Building mass defines the street edge at the intersection and commercial corner. Upper three floors of the building setback along east and south property lines to provide separation to the LR3 zone. The ground floor retail is setback from the property line along the south portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale. Retail located along 15th Ave NW to continue the commercial corridor established to the south. The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property. Multiple setbacks provide landscape terraces that will provide layers and depth to the facades. Lobby Commercial Residential Live/Work
8 MASSING OPTION A 75 Residential Units 34 Parking Stalls Option A - Code Compliant Code Compliant - No Departures Pros A strong building form along NW 65th Street and 15th Avenue NW reinforces the street edge and provides strong connection to the street. Upper floors of the building are setback along east and south property lines to provide furthest separation to the LR3 zone. Retail located along 15th Ave NW and NW 65th Street to continue the commercial corner Scheme yields larger floor plates and more spacious units. Cons Most prominent building massing makes building appear largest of the three schemes and less in scale with surrounding context. Scheme requires power lines along NW 65th Street to be relocated underground, which is costly. The garage entry located adjacent to the east property line creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Six story blank facade located at the southwest portion of the building. AERIAL VIEW LOOKING SOUTHEAST 65th RESIDENTIAL TYP. COMMERCIAL PARKING RESIDENTIAL Lobby Commercial Residential Live/Work DEDICATION 1'-2" 75'-6" 20'-4" 64'-8" 33'-8" 17'-3" 15'-4" 14 MASSING OPTION A 126'-6" 15 EXISTING 90'-0" 3'0" DEDICATION COMMERCIAL 5 PLANTER 6 SIDEWALK LOBBY 14 COMMERCIAL VEHICLE ACCESS 20'-0" CURB CUT 117'-11" 22'-0" 10'-9" 8'-11" 69'-9" EXISTING 64'-0" 64'-0" 64'-0" 3 44'-0" 134'-6" 50'-6" 4TH-6TH FLOOR PLAN 131'-6" 134'-6" 64'-0" 64'-0" 64'-0" OPEN 10'-0" 9'-6" 3 44'-0" 10'-0" 50'-6" 9'-6" 10'-0" OPEN 3 44'-0" 50'-6" 9'-6" OPEN 129'-6" 126'-6" 129'-6" 131'-6" 134'-6" 131'-6" OPEN OPEN 9'-6" 3 44'-0" 55'-6" 9'-6" OPEN 3 44'-0" 9'-6" 55'-6" 2ND-3RD FLOOR PLAN 3 44'-0" 55'-6" 75'-6" 75'-6" 75'-6" '-0" 4'-6" 2 18'-0" 4'-6" 18'-0" 37'-6" 4'-6" 37'-6" 37'-6" 80'-6" 80'-6" 80'-6" 4'-6" 12'-2" TENANT TENANT TENANT PARKING STALLS 35 PARKING STALLS 9 STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW SITE PLAN / FIRST FLOOR PLAN Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting 32'-0" 44'-0" EXISTING 69'-0" BIKE BIKE PARKING FLOOR PLAN BIKE 35 PARKING STALLS 146'-3" 146'-3" 146'-3" 9 9
9 MASSING OPTION B 67 Residential Units 22 Parking Stalls Option B Lobby Commercial Residential Live/Work 16 MASSING OPTION B 17 Pros Building modulated in mid-block along NW 65th Street to reduce the perceived mass at the pedestrian scale. Building provides a courtyard along the south elevation to reduce the perceived mass as viewed from the south. Building stepped along NW 65th Street to create a transition between the commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street. DEDICATION RESIDENTIAL TYP. 15'-11" 134'-11" 38'-0" 49'-0" 47'-11" Cons Prominent, six story building mass building along the southwest corner. Building will appear larger on the approach from the south, downtown. The at grade parking garage is located along the east and south property lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Parking at grade yields fewest parking stalls of the three schemes. The setbacks along NW 65th Street push the mass closer to the south property line and require the greatest setback departure from the LR3 zone. 65th 33'-8" LOBBY PARKING 17'-10" EXISTING 3'0" DEDICATION VEHICLE ACCESS 22'-8" CURB CUT 5 PLANTER 38'-1" 6 SIDEWALK 49'-0" 47'-11" 1 72'-5" 3'-6" 1- BR 10'-0" 38'-0" 3 63'-11" 67'-5" AERIAL VIEW LOOKING SOUTHEAST LIVE/WORK LIVE/WORK LOBBY +/-7'-0" 4TH-6TH FLOOR PLAN 85'-11" COMMERCIAL 2 2 PARKING STALLS 90'-11" EXISTING 85'-11" 134'-11" 38'-0" 49'-0" 47'-11" 80'-11" 47'-1" 10'-0" EXISTING 2'-9" 102'-11" 10'-0" 38'-0" 3 63'-11" STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW SITE PLAN / FIRST FLOOR PLAN 2ND-3RD FLOOR PLAN Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting
10 MASSING OPTION C (PREFERRED SCHEME) 75 Residential Units 34 Parking Stalls Option C - Preferred Scheme Lobby Commercial Residential Live/Work 18 MASSING OPTION C (PREFERRED SCHEME) 19 Pros Provides multiple distinct masses to reduce the overall scale of the building and transition to neighboring zones and properties. Building mass defines the street edge at the intersection and commercial corner. Upper three floors of the building setback along east and south property lines to provide separation to the LR3 zone. The ground floor retail is setback from the property line along the south portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale. Retail located along 15th Ave NW to continue the commercial corridor established to the south. The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property. Multiple setbacks provide landscape terraces that will provide layers and depth to the facades. DEDICATION 7'-7" 71'-4" 18'-1" RESIDENTIAL TYP. 64'-8" 20'-8" 17'-0" 15'-1" 1 1'-6" LIVE/WORK RESIDENTIAL 65th PARKING EXISTING '0" DEDICATION PLANTER 6 SIDEWALK LIVE/WORK LIVE/WORK LIVE/WORK 10'-5" 5'-6" LOBBY VEHICLE ACCESS 20'-0" CURB CUT 36'-10" +/-17'-0" AERIAL VIEW LOOKING SOUTHEAST 81'-0" EXISTING COMMERCIAL 61'-10" SERVICES 1 17'-2" 34'-3" 25'-7" EXISTING 76'-5" 136'-3" SITE PLAN / FIRST FLOOR PLAN STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting
11 57'-0" MASSING OPTION C (PREFERRED SCHEME) 18'-0" OPEN 1-B 20 MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST 21 38'-3" 97'-0" OPTION A 9 AM OPTION B OPTION C (PREFERRED OPTION) 9 AM 9 AM 140'-3" 93'-1" 10'-5" 36'-10" 88'-10" 88'-10" 131'-3" 131'-3" 42'-5" 42'-5" 5'-6" 29'-2" 9'-10" 57'-0" 4'-0" 18'-0" 47'-4" 10'-0" 23'-8" 65'-6" 65'-6" 131'-3" 131'-3" 72'-6" 72'-6" 12 PM 12 PM 12 PM 63'-10" 2ND-3RD FLOOR PLAN 76'-5" 6TH FLOOR PLAN TENANT TENANT BIKE BIKE 33 PARKING STALLS 33 PARKING STALLS 138'-3" '-6" 26'-6" 57'-0" 57'-0" 131'-3" 131'-3" 88'-10" 42'-5" 88'-10" 42'-5" 18'-0" 18'-0" 72'-6" 72'-6" 3 PM 3 PM 3 PM 138'-3" 38'-3" 38'-3" 97'-0" 97'-0" PARKING FLOOR PLAN 4TH-5TH FLOOR PLAN 29'-2" 29'-2" 47'-4" Early Design Guidance Meeting - SDCI # EDG Meeting 47'-4" Early Design Guidance Meeting - SDCI # EDG Meeting 9'-10" 9'-10" 4'-0" 4'-0" 140'-3" 140'-3" 93'-1" 93'-1" 10'-5" 10'-5" 36'-10" 36'-10" 5'-6" 5'-6"
12 RELEVANT DESIGN GUIDELINES 22 RELEVANT DESIGN GUIDELINES 23 CONTEXT AND SITE CS2.A.2 Architectural Presence The site is located across the street from Ballard High School and catty-corner to a busy bus stop. The preferred scheme defines the street edge at the first 3 floors and steps the building back along NW 65th Street and neighboring LR3 zones. CS2.B.2 Connection to the Street NW 65th Street has a more residential presence, while 15th Ave NW is a commercial corridor. The ground floor in the preferred scheme is slightly recessed to give texture, landscape planters and variation to the street edge. The sidewalk and a planter strip with be added to the right-of-way improvements along NW 65th Street. CS2.C.1 Corner Site The project site is located at the corner of 15th Ave NW and NW 65th Street. The preferred scheme defines the street edge along NW 65th Street for the first 3 floors, while 15th Ave NW defines the street edge with the first 5 floors, since the streets have distinct character. CS2.D Height, Bulk and Scale 1 Existing Development and Zoning, 3 Zone Transitions 4 Massing Choices 5 Respect for Adjacent Sites The proposed development is NC3P-65 with NC3P-40 located to the south and LR3 located to the east and southeast. The site and neighboring parcels are located in the Ballard Urban Hub Village, which permits LR3 to have a maximum 40 height residential building with 5-7 side yard setbacks and 15 rear yard setbacks. The preferred scheme provides similar or greater setbacks that the neighboring sites are required and does not build the ground floor to the property line, so the neighboring site have more development potential. PUBLIC LIFE PL1.B.2 Pedestrian Volumes The proposed development will be providing a wider sidewalk and planter strip in the right-of-way improvements along NW 65th Street. On site planters are proposed in the preferred scheme to provide layers along the pedestrian edge. A wider sidewalk is proposed along 15th Ave NW. PL2.B Safety and Security 1 Eyes on the Street 2 Lighting for Safety 3 Street-Level Transparency The proposed development will incorporate ground floor storefront along 15th Ave NW and NW 65th Street at the Retail, Live/Work and Residential Lobby to provide transparency and eyes on the street. Down lighting to be provided at the ground floor to provide illumination at the sidewalk level. PL3.A.C Common Entries to Multi-Story Residential Buildings The preferred scheme locates the residential entry at the residential lobby. Building modulates to signify the residential entry and the modulation provides a recess at the primary building entrance. 15TH AVE NW REET VIEW REET DC2.C.1 Corner Site CS2.D.3 Zone Transitions CS2.B.2 Connection to the Street PL3.B.3 Buildings with Live/Work Uses In the preferred scheme, the Live/Work units are located between the Retail and the Residential lobby, to transition intensity of uses. The Live/Work spaces to be designed to commercial standards. PL3.C.1 Retail Edges - Porous Edge In the preferred scheme, retail uses are located along 15th Ave NW. Storefront along the street edge provides flexibility for multiple points of entry. DESIGN CONCEPT DC1.B.1 Access Location and Design The parking garage entry has been located on NW 65th Street, adjacent to the east property line. In the preferred scheme, the garage is located 10 off of the east property line to avoid conflict with the adjacent site. DC1.C.1 Below-Grade Parking Parking is not required in the Urban Village Hub/Frequent Transit, but the preferred scheme has provided a full level of below grade parking. DC1.C.4 Service Uses The preferred scheme has set the building back 10 from the east property line. Building services are located from either the 10 path way or in the below grade parking, to reduce impacts at pedestrian areas. DC2.A.2 Reducing Perceived Mass A combination articulated building masses, balconies and sunshades to be used to reduce the perceived mass. DC2.B Architectural and Facade Composition 1 Facade Composition 2 Blank Walls All of the elevations to be designed with a high level of window and material articulation. One blank wall located at the along the south elevation, adjacent to the west property line. The mass located next to the property line has been minimized by recessing the ground floor for windows and eliminating the sixth story along the property line. DC2.D.1 Human Scale The commercial/retail and Live/Work spaces are recessed to provide planters adjacent to the sidewalk, which will define the building entries. DC4.A.1 Exterior Finish Materials High quality, durable exterior materials to be used in a combination of metal panel, fiber cement board, wood textured siding. Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting PL3.C.1 Retail Edges - Porous Edge CS2.D.4 Massing Choices DC1.B.1 Access Location and Design DC1.C.1 Below-Grade Parking DC1.C.4 Service Uses PL3.B.3 Buildings with Live/Work Uses PL3.B.3 Buildings with Live/Work Uses PL3.A.C Entries to Multi-Story Residential Bldgs
13 DEPARTURE DEPARTURE #1 SMC 23.47A.014.B.3 Setback Abutting a Side or Rear Lot Line of a Residentially-Zoned Lot REQUIRED SETBACK For a structure containing a residential use, a setback is required along any side or rear lot line that abuts a lot in a residential zone, as follows: a. 15 for portions of structures above 13 feet in height to a maximum of 40 feet; and b. For each portion of a structure above 40 feet in height, additional setback at the rate of 2 feet of setback for every 10 feet by which the height of such portion exceeds 40 feet. PROVIDED AT EAST PROPERTY LINE a provided from 0-40 b provided above 40 JUSTIFICATION AT EAST PROPERTY LINE 1. The ground floor is setback 10-1 along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties building setback provided is compatible and exceed required 5-7 side yard setbacks at LR3 zones. SECTION DIAGRAM B - SOUTH PROP. LINE SECTION DIAGRAM A - EAST PROP. LINE SUPPORTED DESIGN GUIDANCE CS2.D.1 Existing Development and Zoning CS2.D.3 Zone Transitions CS2.D.4 Massing Choices DC2.B.1 Facade Composition PROVIDED AT SOUTH PROPERTY LINE a provided from 0-40 b provided above 40 JUSTIFICATION AT SOUTH PROPERTY LINE 1. Shifting the upper 3 stories to the south to provide increase front setback resulting from high voltage lines; 2. The ground floor is setback 15-1 along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties. 3. The building setbacks are consistent with setbacks required for the first 40 that are required at neighboring LR3 zones. SUPPORTED DESIGN GUIDANCE CS2.D.1 Existing Development and Zoning CS2.D.3 Zone Transitions CS2.D.4 Massing Choices DC2.B.1 Facade Composition 5-7 (LR3 ZONE SIDE LOT) P L 15-1 PROV D PROV D ENVELOPE ENCROACHING REQUIRED SETBACK PROFILE PERMITTED BY CODE 15-0 (LR3 ZONE REAR LOT) P L 18-1 PROV D 15-1 PROV D ENVELOPE ENCROACHING REQUIRED SETBACK PROFILE PERMITTED BY CODE INTENTIONALLY BLANK SECTION DIAGRAM A - EAST PROPERTY LINE SECTION DIAGRAM B - SOUTH PROPERTY LINE Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting
14 CLARK DESIGN GROUP - PROJECT IMAGES 26 PRYDE + JOHNSON - PROJECT IMAGES 27 DRAVUS APARTMENTS BELAY APARTMENTS ARGENS HJARTA CONDOS DOWNTOWNER WESTERN THE VALDOK SOREN APARTMENTS KEELSON APARTMENTS Early Design Guidance Meeting - SDCI # EDG Meeting Early Design Guidance Meeting - SDCI # EDG Meeting
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
More informationComposition of traditional residential corridors.
Page 1 of 7 St. Petersburg, Florida, Code of Ordinances >> PART II - ST. PETERSBURG CITY CODE >> Chapter 16 - LAND DEVELOPMENT REGULATIONS >> SECTION 16.20.060. CORRIDOR RESIDENTIAL TRADITIONAL DISTRICTS
More information900 BURRARD STREET CD-1 GUIDELINES (BY-LAW NO. 6421) (CD-1 NO. 229) CONTENTS. 1 Application and Intent... 1
50 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 873.7060 planning@city.vancouver.bc.ca 900 BURRARD STREET
More informationAppendix C Built Form Guidelines
Appendix C Built Form Guidelines VAUGHAN METROPOLITAN CENTRE DRAFT SECONDARY PLAN CREATING A NEW DOWNTOWN 93 C.1 > BUILT FORM GUIDELINES The following annotated axonometric diagrams illustrate many of
More informationGoal 1 - Retain and enhance Cherry Creek North s unique physical character.
Introduction This document summarizes the proposed new zoning for the area of roughly bordered by University Boulevard, Steele Street, 3rd Avenue, and 1st Avenue. It provides a high-level review of the
More informationDEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1
2 DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1 This Chapter presents the development standards for residential projects. Section 2.1 discusses
More informationThe demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken.
D E S I G N R E V I E W C O M M I T T E E S t a f f R e p o r t 2072 ADDISON STREET PRELIMINARY DESIGN REVIEW For Committee Discussion/ Majority Recommendation JULY 20, 2017 Design Review #DRCP2016-0002
More informationPotential Building 6-Storey (Allowable) 50' Shoulder ALEXANDER STREET. Evelyne Saller Centre Main Entrance. Rodan Lodge Entry Porch
DESIGN RATIONALE Potential Building 6-Storey (Allowable) 9th Floor Setback Historic Marr Hotel 4-Storey Building Form of Development and Public Realm The form of the building was initially dictated by
More informationAdvisory Design Panel Report For the Meeting of February 27, 2019
Advisory Design Panel Report For the Meeting of February 27, 2019 To: Advisory Design Panel Date: February 15, 2019 From: Subject: Moira Wilson, Senior Planner - Urban Design 952 Johnson Street and 1400
More informationMEMORANDUM. I1 District Industrial Living Overlay District 110,703 square feet / 2.54 acres
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationVILLAGE CENTER ARLINGTON, VIRGINIA ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/
VILLAGE CENTER ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/21 PROJECT BACKGROUND 01 PAGE 02 01. PROJECT BACKGROUND 1 EXISTING CONDITIONS SITE 1 STREET VIEW 2 2 STREET VIEW PAGE 03 01.
More information219 1ST AVE N DPD PROJECT #
219 1ST AVE N DPD PROJECT #3016745 12.17.2014 Design Review Recommendation Meeting 6:30 pm at Queen Anne Community Center washington 2505 3rd avenue, suite 300c, seattle 98121 california 1404 broad street,
More informationRezoning Petition Pre-Hearing Staff Analysis April 17, 2017
Rezoning Petition 2017-041 Pre-Hearing Staff Analysis April 17, 2017 REQUEST Current Zoning: R-5 (single family residential), R-22MF (multifamily residential), and I-1 (light industrial) Proposed Zoning:
More informationMEMORANDUM. C3A District Shoreland Overlay District 32,055 square feet / 0.74 acres. West Calhoun, adjacent to Cedar-Isles-Dean
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationPlan Dutch Village Road
Plan Dutch Village Road Objective: The lands around Dutch Village Road are a minor commercial area that services the larger Fairview community. Maintaining the vibrancy of the area by planning for redevelopment
More informationCity of Reno October 30, 2012 Draft Midtown Zoning Text Amendments 1
Section 18.08.405 Regional Center and Transit Corridor Overlay Districts (i) SVTC South Virginia Street Transit Corridor Overlay Zoning District. (1) Applicability. This Section 18.08.405(l)'s standards
More informationTable of Contents ARTICLE 5A CHARACTER-BASED ZONING 1
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship
More informationAppendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017
Appendix1,Page1 Urban Design Guidelines DRAFT September 2017 Back to Back and Stacked Townhouses Appendix1,Page2 Table of Contents 1 Introduction 1 1.1 Purpose 1 1.2 Urban Design Objectives 1 1.3 Building
More information4 DEVELOPMENT STANDARDS FOR
4 DEVELOPMENT STANDARDS FOR RESIDENTIAL MIXED-USE PROJECTS This chapter presents standards for residential mixed-use projects in the Ashland-Cherryland Business District and the Castro Valley Central Business
More informationTable of Contents ARTICLE 5A CHARACTER-BASED ZONING 1
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship
More informationLITTLE MOUNTAIN ADJACENT AREA REZONING POLICY
LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY JANUARY 2013 CONTENTS 1.0 INTENT & PRINCIPLES...1 2.0 APPLICATION...2 3.0 HOUSING TYPES, HEIGHT & DENSITY POLICIES...3 3.1 LOW TO MID-RISE APARTMENT POLICIES...4
More informationCOMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS
ITEM #: 7 DATE: _02-07-18 COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS BACKGROUND: The Downtown Gateway area
More informationARTICLE 5. COMMERCIAL AND OFFICE DISTRICTS 5.1 PURPOSE STATEMENTS 5.2 USES 5.3 DIMENSIONAL STANDARDS 5.4 DESIGN STANDARDS 5.5 DK DISTRICT STANDARDS 5
ARTICLE 5. COMMERCIAL AND OFFICE DISTRICTS 5.1 PURPOSE STATEMENTS 5.2 USES 5.3 DIMENSIONAL STANDARDS 5.4 DESIGN STANDARDS 5.5 DK DISTRICT STANDARDS 5.6 CU DISTRICT STANDARDS 5.7 SW DISTRICT STANDARDS THE
More informationTRANSIT-ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION
TRANSIT-ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION March 2018- FINAL DRAFT SITE SPECIFIC DEVELOPMENT CONCEPTS SITE SPECIFIC DEVELOPMENT CONCEPTS This report
More information3.1 Existing Built Form
3.1 Existing Built Form There is a wide variety of built form in the study area, generally comprising 2 and 3 storey buildings. This stretch of Queen Street East is somewhat atypical of Toronto's main
More informationBYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059
Attachment 2 BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 WHEREAS Section 639 of the Municipal Government Act requires every municipality
More informationA APPENDIX A: FORM-BASED BUILDING PROTOTYPES
A : A.1 Introduction Form-based prototypes are specific building types that are either encouraged or discouraged in historic multi-family residential or mixed-use neighborhoods. Their intent is to ensure
More information320 Maple Mixed Use PDR Narrative Fort Collins, CO Project # 1525
320 Maple Mixed Use PDR Narrative Fort Collins, CO Project # 1525 July 28, 2015 (a) What are you proposing/use? A 47,00 S.F., 3-story, mixed used project with 30 for-sale condo residential units and 2
More informationMontreal Road District Secondary Plan [Amendment #127, October 9, 2013]
[Amendment #127, October 9, 2013] 1.0 General The following policies are applicable to the Montreal Road District as set out in Schedule 1. 1.1 District Objectives The objective of this Plan is to guide
More informationPublic Review of the Slot Home Text Amendment
Public Review of the Slot Home Text Amendment The proposed amendments to the Denver Zoning Code have been informed by the Slot Home Strategy Report. This document has been developed out of a robust process
More information4747 CALIFORNIA EARLY DESIGN GUIDANCE - 50% DRAFT
4747 CALIFORNIA - 50% DRAFT 04.20.2017 05.10.2018 table of contents 3.0 PROPOSAL Project Information 4 7.0 DESIGN GUIDELINES Design Guidelines 20 4.0 CONTEXT ANALYSIS Zoning & Overlay Designations 6 Zoning
More informationArticle 7. URBAN CENTER (C-) NEIGHBORHOOD CONTEXT
Article 7. URBAN CENTER (C-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 7. URBAN CENTER (C-) NEIGHBORHOOD CONTEXT DIVISION 7.1 NEIGHBORHOOD CONTEXT DESCRIPTION.........................
More informationDAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9
AMENDMENT ADOPTED 6/12/2012 Section 9.1.3.3.1 Wall Murals Entire Section Added: 9.1.3.3.1 Wall Murals DAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9 Exterior wall murals are only
More informationJasper 115 Street DC2 Urban Design Brief
Jasper 115 Street DC2 Urban Design Brief Greenlong Construction Ltd. Stantec Consulting Ltd. 2017 Overview The proposed rezoning application supports the development of two mixed-use high-rise buildings
More informationMARKET & OCTAVIA AREA PLAN FUNDAMENTAL DESIGN PRINCIPLES
SAN FRANCISCO PLANNING DEPARTMENT FOR BUILDING MASSING AND ARTICULATION The way we experience a building is determined largely by its massing and articulation. Buildings in most San Francisco neighborhoods
More informationArticle 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT
Article 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT DIVISION 6.1 NEIGHBORHOOD CONTEXT DESCRIPTION...6.1-1 Section
More informationTo Download the Guidelines Document:
To Download the Guidelines Document: http://arvada.org/about-arvada/design-guideline-update-for-olde-town-arvada/ Design Guidelines and Standards for Olde Town Arvada To Download the Guidelines Document:
More informationLegislative Department Seattle City Council Memorandum
Legislative Department Seattle City Council Memorandum Date: May 21, 2010 To: From: Subject: Councilmember Sally J. Clark, Chair Councilmember Tim Burgess, Vice Chair Councilmember Sally Bagshaw, Member
More informationUrban Design Brief (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London
Urban Design Brief 1635 (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London Site Plan Control Application Holding Provision Application April 1, 2015 Prepared for: Rise Real
More informationM E M O. September 14, 2017 Agenda Item #4. Planning Commission. David Goodison, Planning Director
September 14, 2017 Agenda Item #4 M E M O To: From: Planning Commission David Goodison, Planning Director Re: Preliminary review of an application for a mixed-use development proposed for 870 Broadway
More informationIntroduction. General Development Standards
Introduction The development standards will set the zoning regulations for the East Park development. This section will illustrate lot standards, approximate open space locations and road standards. The
More information5.1 Site Planning & Building Form
5 Built Form 5.1 Site Planning & Building Form Pearson Dogwood Policy Statement Site Planning & Building Form The redevelopment of Pearson Dogwood will create an attractive and sustainable urban community
More informationerie street hotel WEST ERIE STREET CHICAGO, IL PROJECT DATA SITE AREA BUILDING AREA (FAR) LEVELS HEIGHT GUESTROOM COUNT
erie street hotel 12-22 WEST ERIE STREET CHICAGO, IL PROJECT DATA SITE AREA BUILDING AREA (FAR) LEVELS HEIGHT GUESTROOM COUNT PROJECT F.A.R. BASE F.A.R. PROPOSED F.A.R. 13,819 SF 111,933 SF 14 LEVELS+
More informationChapter DOWNTOWN ZONING DISTRICTS
Chapter 20.14 Sections: 20.14.010 Purpose of the Downtown Zoning Districts 20.14.020 Land Use Regulations for Downtown Zoning Districts 20.14.030 Development Standards for Downtown Zoning Districts 20.14.010
More informationMulti-unit residential uses code
9.3.11 Multi-unit residential uses code 9.3.11.1 Application (1) This code applies to assessable development identified as requiring assessment against the Multi-unit residential uses code by the tables
More informationDavid J. Gellner, AICP, Principal Planner, ,
Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission David J. Gellner, AICP, Principal Planner, 801-535-6107, david.gellner@slcgov.com Date: March
More informationAccessory Coach House
Updated July 2018 Accessory Coach House Development Permit Guidelines 1 Accessory Coach House Development Permit Guidelines Zoning Bylaw, 1995 DIVISION VII C. Contents Part I General Reglations 1 Introduction
More informationWe contacted all RNOs in the area to come to their meetings and personally explain the draft, and take questions. Four RNOs took us up on the offer,
1 2 3 At the last TTF meeting at the end of April, the TTF reached a consensus recommendation on the draft zoning and directed staff to put it out in a draft for public review and feedback. I m going to
More information900 ALBERT STREET PLANNING RATIONALE ADDENDUM NO. 2
900 ALBERT STREET PLANNING RATIONALE ADDENDUM NO. 2 March 26, 2018 Planning Rationale Addendum No. 2 Official Plan and Zoning By-law Amendment Prepared for: TIP Albert GP Inc. 485 Bank Street, Suite 200
More informationCounty Board Meeting Columbia Pike FBC Redevelopment Proposal
County Board Meeting June 18, 2016 2400 Columbia Pike FBC Redevelopment Proposal A. FBC Use Permit U-3436-16-1 B. Vacations 1 Outline 1. Form Based Code Background & Review Process 2. Subject Site Location
More informationCity of Vancouver Planning By-law Administration Bulletins
City of Vancouver Planning By-law Administration Bulletins Planning, Urban Design and Sustainability Department 453 West 12th Avenue, Vancouver, BC V5Y 1V4 tel: 3-1-1, outside Vancouver 604.873.7000 fax:
More informationVIEW FROM CAMBIE STREET
VIEW FROM CAMBIE STREET Site Access, Slopes, and Programming The building separation between the north and south building is strategically placed, adjacent to the City s mini park along Cambie, as an extension
More informationPREPARED FOR: ADI DEVELOPMENT GROUP INC.
Acronym Urban Design and Planning/Mark Sterling Consulting Inc. 111 Clendenan Avenue, Toronto, Ontario M6P 2W7 URBAN DESIGN BRIEF PROPOSED DEVELOPMENT 4880 VALERA ROAD, CITY OF BURLINGTON PREPARED FOR:
More informationREZONING GUIDE. Zone Map Amendment (Rezoning) - Application. Rezoning Application Page 1 of 3. Return completed form to
Zone Map Amendment (Rezoning) - Application COMMUNITY PLANNING & DEVELOPMENT REZONING GUIDE Rezoning Application Page 1 of 3 PROPERTY OWNER INFORMATION* CHECK IF POINT OF CONTACT FOR APPLICATION Property
More informationPUD Zoning Framework
PUD Zoning Framework PUD Zoning Framework Purpose Development Review Process Site Plan Review Process Planned Unit Developments (PUD) are tools for dealing with special situations or accomplishing certain
More informationPart 4.0 DEVELOPMENT REGULATIONS
M A I N S T R E E T N O R T H Part 4.0 DEVELOPMENT REGULATIONS 4.1 Districts 4.2 Permitted and Prohibited Uses, Standards and Standard Specific Criteria and Other General Provisions 4.3 DPS REGULATIONS
More informationSAFEWAY - OAKLAND, CALIFORNIA PLANNING REVISIONS 1 - JULY 26, 2010
60 COLLEGE AVENUE OAKLAND, CA 9468 STORE #80 CURRENT OWNER: STORE NUMBER: 80 598 STONERIDGE MALL ROAD PLEASANTON, CA 94588-9 P) 95.46.08 F) 95.46.86 ASSESSOR'S PARCEL NUMBER: 048A00000 NO. DATE ISSUES
More informationSCANDINAVIAN DESIGNS - CORTE MADERA
CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS FEBRUARY 4, 2017 SCANDINAVIAN DESIGNS HISTORY FAMILY RUN COMPANY : 32 FURNITURE STORES IN 7 STATES MARIN COUNTY RESIDENTS : 3 GENERATIONS FIRST STORE
More information353 W. Grand June 18, 2018
353 W. Grand COMMUNITY MEETING June 18, 2018 Developer / Owner / CG : The Onni Group Architect of Record : Brininstool + Lynch Zoning Counsel : Taft Stettinius & Hollister LLP Traffic Consultant : Eriksson
More informationDRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes
Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected
More informationBUILDING HEIGHTS. The following diagram depicts the maximum allowable building height in a +3 zone.
BUILDING HEIGHTS The following diagram depicts the allowable building height in a +1 zone in an area with substantial topography. As the diagram demonstrates, the building has 4 floors (and would have
More informationSECTION 7. RESIDENTIAL DISTRICTS
SECTION 7. RESIDENTIAL DISTRICTS 7.1 RESIDENTIAL DISTRICTS PURPOSE 7.2 PERMITTED AND SPECIAL USES 7.3 YARD AND BULK REGULATIONS 7.4 GENERAL STANDARDS OF APPLICABILITY 7.5 FLOOR AREA RATIO MEASUREMENT AND
More informationBOROUGH OF HOPATCONG ORDINANCE No
BOROUGH OF HOPATCONG ORDINANCE No. 10-2014 AN ORDINANCE OF THE BOROUGH OF HOPATCONG, SUSSEX COUNTY, NEW JERSEY TO ADOPT A FORM BASED CODE AS AN OVERLAY DISTRICT AFFECTING PORTIONS OF THE B-1 AND R-1 ZONING
More informationMONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION MCPB Item No.: 10 Date: 06-28-18 Park Potomac: Site Plan Amendment No. 82004015N Benjamin Berbert, Planner
More informationMINOR VARIANCE REQUESTED:
November 6 th, 2016 Committee of Adjustment 101 Centrepointe Dr. Ottawa, ON K2G 5K7 Re: 83 Hinton Avenue Ave. Applications for Minor Variances APPLICATION OVERVIEW The applicant proposes to construct a
More informationCode Update Process For: Downtown Neighborhood Conservation Buffer (NCB)
Code Update Process For: Downtown Neighborhood Conservation Buffer (NCB) Code Update Objectives Retain and enhance our sense of place Strengthen compatibility and transition standards Promote individual
More informationSALT LAKE CITY ORDINANCE No. of 2016
SALT LAKE CITY ORDINANCE No. of 2016 (Amending the Sugar House Master Plan, amending the zoning ordinance to create the SC and SE Form Based Special Purpose Corridor districts, and amending the zoning
More informationPLANNING RATIONALE REPORT CODEAU BUILDING LTD RIDEAU STREET OTTAWA DECEMBER 2013
PLANNING RATIONALE REPORT CODEAU BUILDING LTD 541-545 RIDEAU STREET OTTAWA DECEMBER 2013 1 This report has been prepared on behalf of Codeau Building Ltd. in support of a Zoning By-law Amendment Application
More information200 St. Clair Ave W - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 200 St. Clair Ave W - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: Toronto and
More informationC O P Y R I G H T , S U L L I V A N G O U L E T T E W I L S O N, L T D.
ZONING DATA Project Address 4620 N Western Ave Last Updated 6/9/2015 BULK AND DENSITY Existing Zoning Proposed Zoning Lot Area [SF] 8,100.00 8,100.0 8,100.0 Zoning District C2-1 B2-3 TOD B2-3 TOD Use Group
More informationFountain District Urban Village
Fountain District Urban Village Planning Commission Work Session June 3, 2010 City of Bellingham, Washington Planning & Community Development Department 1 Fountain District Urban Village Planning City
More informationRezoning Petition Zoning Committee Recommendation June 29, 2017
Rezoning Petition 2017-076 Zoning Committee Recommendation June 29, 2017 REQUEST Current Zoning: MUDD-O (mixed use development, optional) and R-4 (single family residential) Proposed Zoning: UR-2(CD) (urban
More information50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 16, 2016 To: From: Wards: Reference Number: North York
More information20.37 Urban Village Applicability A Purpose and Intent A. Generally. B. Use Qualifiers C. Samish Urban Village
20.37 Urban Village 20.37.010 Applicability A. Regulations specified in this Chapter shall apply to the use of land within areas that have been designated by the applicable neighborhood plan to have an
More informationArchitectural Narrative Columbia & Hawthorn responds to its unique location as a gateway to Little Italy and the Bay in several ways. 1. The visual ch
Architectural Narrative Columbia & Hawthorn responds to its unique location as a gateway to Little Italy and the Bay in several ways. 1. The visual character of the building is intended to symbolically
More informationCAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR?
TRADITIONAL ZONING TRADITIONAL ZONING CAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR? A dense, mixed use core with flexible land uses A range of housing types and costs A walkable, pedestrian-oriented
More informationCITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES
CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.
More informationDevelopment Standards
Chapter 8.0 Development Standards provides detailed regulations for new residential development within the specific plan area. The standards are intended to ensure that new residential development will
More informationChapter 17-2 Residential Districts
Chapter 17-2 Residential Districts 17-2-0100 District Descriptions...2-1 17-2-0200 Allowed Uses...2-2 17-2-0300 Bulk and Density Standards...2-5 17-2-0400 Character Standards...2-18 17-2-0500 Townhouse
More information3 3 MIXED-USE DISTRICTS
.1 INTENT MIXED-USE DISTRICTS.1 INTENT For the purposes of this ordinance, the standards and provisions for mixed-use districts are designed to create walkable, mixed-use environments whereas the rural,
More informationAn ordinance amending Section of the Los Angeles Municipal Code by amending the Zoning map.
ORDINANCE NO. An ordinance amending Section 12.04 of the Los Angeles Municipal Code by amending the Zoning map. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section 1. Section 12.04 of the
More informationRezoning Petition Final Staff Analysis July 16, 2018
Rezoning Petition 2018-041 Final Staff Analysis July 16, 2018 REQUEST LOCATION Current Zoning: R-5 (single family residential, and UR-2(CD) (urban residential, conditional) Proposed Zoning: UR-2(CD) (urban
More informationPD No. 15 Authorized Hearing
PD No. 15 Authorized Hearing Community Meeting No. 2 February 19, 2019 6:30 p.m. Hyer Elementary School Cafetorium 8385 Durham St Andrew Ruegg Senior Planner PD No. 15 Authorized Hearing On September 7,
More information110 YORK STREET ANDAZ HOTEL ADDITION URBAN DESIGN REVIEW PANEL FORMAL REVIEW JUNE 7, 2018
0 YORK STREET ANDAZ HOTEL ADDITION URBAN DESIGN REVIEW PANEL FORMAL REVIEW JUNE 7, 208 INTRODUCTION Location The site is located on an interior lot situated on the south side of York Street. The site is
More information8.5.1 R1, Single Detached Residential District
8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,
More informationOfficial Plan & Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West Official Plan & Zoning By-law Amendment Application Preliminary Report Date: January 13, 2010 To: From: Wards: Reference Number: North York Community
More informationTABLE OF CONTENTS. Chapters and Sections
TABLE OF CONTENTS Chapters and Sections Chapter 9.02 Permits and Approvals [Addition]... 1 9.02.090 Administrative variances.... 1 Chapter [New]... 1 9.07.091 Purpose and Intent... 1 9.07.092 Applicability...
More informationKassner Goodspeed Architects Ltd.
Kassner Goodspeed Architects Ltd. 29 & State Street Developments Ltd. The Promenade at Robie South Case 20761: Application for Development Agreement Design Rationale The land assembly is a 1.3 Acre parcel
More information20 Edward Street Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 20 Edward Street Zoning Amendment Application - Preliminary Report Date: January 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More information2.0 EXISTING SITE CONDITIONS ALASKAN WAY WESTERN AVE POST ALLEY ANALYSIS
2.0 ANALYSIS EXISTING SITE CONDITIONS The Union Street corridor offers an excellent visual connection to the waterfront and bay, but due to the sharp changes in grade, its role as a pedestrian link is
More informationMemo to the Planning Commission HEARING DATE: JUNE 30, 2016
Memo to the Planning Commission HEARING DATE: JUNE 30, 2016 Date: June 23, 2016 Case No.: 2014.0519CUAVAR Project Address: 2100 Market Street Zoning: Upper Market Street Neighborhood Commercial Transit
More informationOTHELLO STATION DEVELOPMENT SITE
\ OTHELLO STATION DEVELOPMENT SITE OFFERING Paragon Real Estate Advisors is please to exclusively offer for sale the Othello Station Development Site. This property presents an investor with the opportunity
More information1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:
More informationUrban Design Brief. Proposed Medical / Dental Office 1444 Adelaide Street North. Vireo Health Facility Ltd.
Urban Design Brief Proposed Medical / Dental Office Vireo Health Facility Ltd. November 27, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONTEXT... 1 1.1 The Subject Lands...
More informationSherwood Forest (Trinity) Housing Corporation. Urban Design Brief
Sherwood Forest (Trinity) Housing Corporation Sherwood Place Affordable Housing Apartments Trinity Presbyterian Church Orchard Park Nursery School 590 Gainsborough Road, London Urban Design Brief REVISED
More informationKENECT DENVER 2136 LAWRENCE OPTIONAL CONCEPT REVIEW ARAPAHOE SQUARE DESIGN ADVISORY BOARD FEBRUARY 20, 2018
KENECT DENVER 2136 LAWRENCE OPTIONAL CONCEPT REVIEW ARAPAHOE SQUARE DESIGN ADVISORY BOARD FEBRUARY 20, 2018 INDEX 1 2 3 4 5 6 7 8 9 10 12 13 Index Page Project Introduction Summary Building Character Context
More informationPUBLIC NOTICE* Studies Requested: Parking analysis. Other Required Permits: Building Permit, Site Development Permit
C I T Y O F T A C O M A Planning & Development Services Department 747 Market St, Rm 345 Tacoma, WA 98402 PUBLIC NOTICE* Date of Notification: 1/15/2019 Application Received: 12/03/2018 Application Complete:12/07/2018
More informationBethesda Downtown Design Advisory Panel Submission Form
Bethesda Downtown Design Advisory Panel Submission Form PROJECT INFORMATION Project Name File Number(s) Project Address Plan Type Concept Plan Sketch Plan Site Plan APPLICANT TEAM Primary Contact Architect
More informationCHAPTER MFR 22 Multi-Family Residential
CHAPTER 19.28 MFR 22 Multi-Family Residential Sections: 19.28.010 PURPOSE 19.28.020 PERMITTED USES 19.28.030 USES SUBJECT TO A CONDITIONAL USE PERMIT 19.28.040 PERMITTED ACCESSORY USES 19.28.050 PROHIBITED
More informationSHARED GROWTH AND SHAPING THE PUBLIC REALM RAYMOND ANDREW SIH, UAP, LEED AP
SHARED GROWTH AND SHAPING THE PUBLIC REALM RAYMOND ANDREW SIH, UAP, LEED AP Old Chamber of the House Of Commons, UK New House of Commons, UK We shape our dwellings, and afterwards our dwellings shape us.
More information