05721.GG1 STEEL RAIL WITH GLASS PANELS 0330.1 NATURAL CONCRETE 09220.1 PLASTER COLOR 1 09220.2 PLASTER COLOR 2 05700.ST STEEL RAIL WITH STAINLESS CABLES 08400.2 ALUMINUM GLAZING WITH GLASS TYPE 2 08400.3 ALUMINUM GLAZING WITH GLASS TYPE 3 08400.1 FRAMELESS GLAZING 1 WITH 2" CLEAR GLASS STAINLESS STEEL AWNING & SIGNAGE 09385.1 NATURAL STONE 09220.1 PLASTER COLOR 1 EAST ELEVATION - STATE STREET A5.1
SOUTH ELEVATION - ELM STREET A5.2
WEST ELEVATION - COLUMBIA STREET A5.3
NORTH ELEVATION - PV HOTEL IN FOREGROUND A5.4
EXCEPTIONS REQUESTED 4. SDMC SECTION 156.0310(d)(2)(C), STREET WALL SETBACK AT STREET LEVEL RESIDENTIAL: RESIDENTIAL UNITS AT STATE STREET (TWO) ARE SET BACK FROM PROPERTY LINE, AND UNITS AT FLOOR ABOVE DO NOT HAVE BALCONIES, SO THESE 2 UNITS HAVE ADEQUATE DAYLIGHT ACCESS. THESE UNITS DO NOT HAVE DIRECT ACCESS TO THE SIDEWALK. 5. SDMC SECTION 156.0310(e)(2), GROUND FLOOR HEIGHTS FOR NON-RESIDENTIAL USES: DUE TO THE SLOPE OF THE SITE AND THE ACCESS TO RESIDENTIAL OFF STATE STREET, THE COMMERCIAL LEASE SPACE ON COLUMBIA MUST BE 9-2" FROM FLOOR TO THE FLOOR ABOVE 6. SDMC SECTION 156.0313(a)(2), OFF STREET LOADING: THIS PROJECT CURRENTLY EXCEEDS THE 100 UNIT THRESHOLD BY ONLY 1, THERE IS LIMITED ACCESS & HEADROOM INTO THE GARAGE AND DUE TO THE SITE CONSTRAINTS EXTREMELY LIMITED GARAGE SPACE & MANEUVERABILITY. A MOVING VAN IS NOT FEASIBLE WITHIN THIS GARAGE. LITTLE ITALY SUN ACCESS ENVELOPE 7. SDMC SECTION 156.0313(a)(1), OFF-STREET GUEST SHOWN IN PURPLE EXCEPTIONS REQUESTED 1. SDMC SECTION 156.0310(c)(1)(C), LITLE ITALY SUN ACCESS ENVELOPE: DUE TO THE CONTSTRAINTS OF THIS SITE, WE REQUEST THE FOLLOWING AMOUNT OF STREET FRONTAGE BE ALLOWED UP TO 85 : STATE: ELM: COLUMBIA: 55 FEET OUT OF 100= 45 FEET OUT OF 97.5= 23 FEET OUT OF 50= 55% 46% 46% 2. SDMC SECTION 156.0310(d)(2)(D), MINIMUM STREET WALL PARKING: CURRENTLY THERE ARE 7 OFF STREET PARKING STALLS BEYOND THE MINIMUM OF 1 PER UNIT. PROVIDING 4 GUEST STALLS IN THE GARAGE WOULD COMPROMISE THE SECURITY PROVIDED BY A GARAGE ACCESSED ONLY BY RESIDENTS. HEIGHT: TO ALLOW LIGHT INTO AND VIEWS FROM THE INTERNAL UNITS, AND TO ALLOW THE COURTWARD TO DAYLIGHT, WE REQUEST APPROX. 20 LINEAR FEET OF STREET WALL ON COLUMBIA BE ALLOWED AT 12 HIGH, AS OPPOSED TO THE 30 REQUIRED PER SUBSECTION (iv) 3. RAISED PLANTERS IN THE RIGHT OF WAY: ON ELM STREET, IN ORDER TO ENRICH THE PEDESTRIAN EXPERIENCE, LOCATE THE BACKFLOW DEVICES, AND ALLOW PLANTING TO GROW ON LEVEL GROUND, WE PROPOSE PROVIDING STEPPED PLANTERS AS SHOWN ON SHEET A3.15 LOW LEVEL VIEW, COLUMBIA, & LISA EXHIBIT A5.5
ELM STREET LOOKING WEST STATE STREET LOOKING NORTH ELM STREET LOOKING EAST STATE STREET LOOKING SOUTH STREET LEVEL VIEWS, STATE and ELM STREETS A5.6
1. THE MASS 2. THE GLASS CONCEPTS 1. THE MASS - IN THE CENTER OF THE PROJECT, 3. THE SCREENS 4. THE GARDENS FLOATS ABOVE STATE STREET. 2. THE GLASS - WITH CONCRETE SHELLS SURROUNDS THE MASS, CONNECTING THE RESIDENTS TO THE SURROUNDING CITY. 3. THE SCREENS - ORIEL WINDOWS ALLOW LIVING SPACES IN THE PUBLIC REALM OVER THE SIDEWALK. 4. THE GARDENS - STONE CLAD WALLS AND PLANTERS SEPARATE THE GLASS & CONCRETE FORMS AND WRAP ALONG THE SIDEWALKS ENHANCING THE PEDESTRIAN EXPERIENCE. CONCEPT DIAGRAMS A5.7
LOW LEVEL VIEW, STATE & ELM A5.8