EMERYVILLE PLANNING COMMISSION STAFF REPORT Agenda Date: January 22, 2015 Report Date: January 15, 2015 TO: FROM: SUBJECT: Planning Commission Community Development Department Miroo Desai, Senior Planner Study Session II: Marketplace Redevelopment Project, Theater Site (FDP14-003) PROJECT Shellmound Street southwest of its intersection with 64 th Street (former LOCATION: United Artists Theater site) (APN: 49-1556-1) APPLICANT: OWNERS: Avalon Bay Communities, Inc. (Jeff White) 400 Race Street, Suite 200 San Jose, CA 95126 AG-CCRP Public Market, L.P. 170 Grant Avenue, Sixth Floor San Francisco, CA 94108 PROJECT DESRCIPTION: GENERAL PLAN: ZONING DISTRICT: A study session to review a proposed Final Development Plan (FDP) for Parcel D ( Theater Site ) of the Marketplace Redevelopment Project Planned Unit Development (PUD04-12) that was approved by the City Council on August 5, 2008. The project would include approximately 229 rental apartment units and 302 parking spaces in a seven story structure on a site of approximately 1.79 acres in a seven story structure on the site of the former United Artists Theater southwest of the intersection of 64 th and Shellmound Streets. Mixed Use with Residential and Major Transit Hub Planned Unit Development (PUD-2) VIII.C
Planning Commission Staff Report Study Session: Marketplace Theater Residential (Parcel D) (FDP14-003) January 22, 2015 Page 2 of 5 ENVIRONMENTAL STATUS: Environmental Impact Report for Marketplace Redevelopment Project PUD certified by City Council on January 15, 2008 (Resolution No. 08-126) RECOMMENDED COMMISSION ACTION: 1) To hear a presentation of the proposed project. 2) To provide direction and comment to the applicant and staff. PREVIOUS STUDY SESSION AND PLANNING COMMISSION COMMENTS On October 2, 2014 the Planning Commission held a study session for a residential project on Parcel D, site of the former United Artists (UA) Theater. There was a lot of discussion on the appropriate location for the proposed townhouses and no consensus was reached. Commissioners were generally critical of the design which they thought was blocky with too much stucco; however glass balconies and their angular placements was appreciated by one Commissioner. A preference for more 3-bedroom units was also noted and a need to design family friendly unit plans was expressed. While inclusion of townhouses in the unit mix was well-received, one Commissioner expressed a concern whether porches would be used or not. The Commissioners did not see a residential-only building as an issue. PROJECT PROPOSAL Changes from October Study Session: Unit Mix and Circulation: The total unit count has increased from 222 units to 229 and changes in the unit mix are outlined in the table below. October Study Session Current Proposal Proposal Studios 25 (11%) 26 (11%) One-bedroom 103 (46%) 105 (46%) Two-bedroom 79 (36%) 79 (35%) Three-bedroom 15 (7%) 19 (8%) TOTAL 222 229 The size of the different unit types remain more or less the same. Sheet A0.1 provides a breakdown of unit mix and size. The building remains a 7-story podium structure with an overall height of 80 feet, four inches taller than the previous version. The siting of the ground floor uses and building circulation have changed. At the October study session, the 64 th Street and western ( Market Drive ) frontages are sited with townhomes while the 63 rd Street frontage accommodated the building lobbies, leasing office and resident amenities
Planning Commission Staff Report Study Session: Marketplace Theater Residential (Parcel D) (FDP14-003) January 22, 2015 Page 3 of 5 such as fitness and recreation space as well as a dog spa and a bike shop. The Shellmound Street frontage included bike storage and mechanical equipment area. The vehicular entry occurred on 64 th Street, with trash pick-up and loading activities occurring off this street as well. In the current proposal, the townhouses are sited along 63 rd Street and Market Drive (labeled parking lane ) and project amenities including the main lobby and leasing area are located along Shellmound Street. Vehicular entry remains on 64 th Street with loading and utilities occurring on this side as well (See SheetA2.1). Sheet A6.2 shows how circulation in the building will occur. As in the previous proposal, there are two levels of parking; the number of spaces has increased slightly from 294 to 302. Bicycle parking, increased slightly from 222 to 238 spaces, is provided in enclosed spaces on the north-east corners of the first two levels of the building. (See Sheets A2.1 and A2.2) Design and Landscaping: The design concept of the building is to extend the commercial character along the Shellmound Street elevation while envisioning 63 rd Street as a residential street. A strong vertical corner at Shellmound and 63 rd Streets accommodates the lobby on the ground floor. A landscaped courtyard, swimming pool and a lounge area are located on the third level that opens to 63 rd Street with units laid out in double-loaded corridors (Sheet A2.3). Units on floors three to seven are similarly located around the courtyard (Sheet A2.4). The roof provides space for mechanical equipment. Sheet L3 provides landscaping elements on the podium level as well as project amenities in form of a barbeque, seating and play areas. In response to Commission comments the project has introduced projecting balconies and plane changes particularly along Shellmound Street and 63 rd Street to break up the massing. See Sheets A0.6, A0.7, A5.1 to A5.4. The project now provides a greater variety of materials in the form of fiber cement rain screen panels, cementitious lap siding, wood siding, and storefront windows. (Sheet A5.5). CONFORMITY TO THE GENERAL PLAN AND CONSISTENCY WITH THE PRELIMINARY DEVELOPMENT PLAN The General Plan land use designation is Mixed Use with Residential (MUR), where residential and retail uses and associated parking are permitted. The proposed project is consistent with this General Plan land use designation. The zoning for this site is PUD-Mixed Use that was approved by the City Council in August 2008. The proposed project conforms to the approved PUD/PDP in terms of location for the residential use on this site. The approved PUD/PDP allows for a 150 feet tall, 130-unit residential building; 68 townhouses; and 114,500 square feet of commercial space on this site.
Planning Commission Staff Report Study Session: Marketplace Theater Residential (Parcel D) (FDP14-003) January 22, 2015 Page 4 of 5 The proposed project is smaller with 12 townhouses and 217 other units reaching a maximum height of 80 feet. No commercial space is proposed. Although smaller than envisioned by the PUD, the proposed project is generally consistent with the type and scale of development allowed by the PDP. CONFORMITY WITH SHELLMOUND STREETSCAPE DESIGN GUIDELINES The Shellmound Streetscape Design Guidelines outline sidewalk widths, paving materials, pedestrian amenities, streetscape furniture, landscaping, and design of multi-modal facilities such as bus stops. The Guidelines call for a minimum overall sidewalk width of 12 feet with a typical width of 16 feet. In cases where a parking lane is proposed, a clear pedestrian walkway width of 8 feet is required with an overall sidewalk width of 14 feet. While the project plans generally appear to be consistent with these criteria, they do not contain information necessary to assess conformance. STAFF COMMENTS The project was reviewed at the August 20, 2014, September 16, 2014, and January 14, 2015 Development Coordinating Committee meetings. Relevant comments from all of these meetings are discussed below. The Committee appreciated the revised siting of the townhomes along Market Drive and 63 rd Street and siting project amenities along Shellmound Street. A concern was expressed regarding the choice of materials and colors. It was noted that the project needed to ensure that bike parking was appropriately located for circulation purposes and that stormwater treatment needed to be shown. Using public art creatively for activation of streets and blank walls was suggested. It was commented that townhomes do not seem to activate the street much when they can be accessed internally from the garage. In order to remedy that, elimination of internal corridors behind the townhomes was suggested so that residents would enter their townhomes through the front door. COMMUNITY MEETING COMMENTS On August 21, the applicant held a community meeting at Hyatt House hotel for both Parcel A and D. Approximately 30 people were present including Councilmember Davis and Commissioner Keller. Traffic was identified as a major concern. A preference for ownership housing was expressed. Prohibition of on-street parking on the east side of Shellmound near 64 th Street was suggested. Questions were asked regarding timing of construction of different buildings and it was suggested that solar energy for street lights and drought resistant landscaping be included in the project. There were no specific comments made on the Theater residential building.
Planning Commission Staff Report Study Session: Marketplace Theater Residential (Parcel D) (FDP14-003) January 22, 2015 Page 5 of 5 ADDITIONAL STUDIES Staff has commissioned a traffic and circulation study, a photo simulation study, and a design study for this project. City has hired a design consultant to work with the applicant particularly on creating family friendly units. ISSUES TO BE CONSIDERED: Staff requests that the Commission give direction regarding this design of the proposed project and preference for colors and materials. RECOMMENDATION: After hearing a presentation from the applicant and receiving public testimony, staff requests that the Planning Commission provide comment on the issues noted above and any other issues identified by the Commission. Attachments: A. Approved 2008 Marketplace PUD/PDP Site Plan B. FDP Study Session Plans
2015.01.05 TCA# 2014-021-02
PROJECT SUMMARY PROJECT TEAM TABLE OF CONTENTS p Site Information Site Area (sf) 69,921 Site Area (ac) 1.60 Units 229 Density 143.13 p Unit Information Units % Size Net Rentable Studio 26 11.4% 580 15090 S1.1 20 576 11,520 S1.2 6 595 3,570 1 Bedroom 105 45.9% 780 81,852 A1 20 703 14,060 A2 1 740 740 A3 10 760 7,600 A4.1 24 783 18,792 A4.2 20 783 15,660 A5 10 820 8,200 A6 20 840 16,800 2 Bedroom 79 34.5% 1,146 90,531 39 1,034 40,326 B2 5 1,160 5,800 B3 5 1,185 5,925 B4 14 1,235 17,290 B5 5 1,312 6,560 11 1,330 14,630 3 Bedroom 19 8.3% 1,394 26,490 C1 5 1,360 6,800 C2 5 1,390 6,950 C3 5 1,390 6,950 C4 3 1,425 4,275 TH-C1 1 1,515 1,515 p Gross Floor Area Information (sf) Type I Type III Total Ground Floor 61,900-61,900 Second Floor 58,001-58,001 Third Floor 46,718 46,718 Fourth Floor 45,351 45,351 Fifth Floor 46,661 46,661 Sixth Floor 46,661 46,661 Seventh Floor 46,255 46,255 Total 119,901 231,646 351,547 updated: NA Open Space Required Proposed Common Open Space 4,400 16,101 Private Open Space 8,880 15,515 Total 31,616 DEVELOPER: AVALON BAY COMMUNITIES, INC. 455 MARKET STREET SAN FRANCISCO, CA 94501 JEFF WHITE JEFF_WHITE@AVALONBAY.COM (415) 284-9080 ARCHITECT: TCA ARCHITECTS 1111 BROADWAY, SUITE 1650 OAKLAND, CA 94607 JONATHAN COHEN JCOHEN@TCA-ARCH.COM (510) 545-4222 CIVIL: SAGE CONSULTING ENGINEERS INC ONE AVENUE OF THE PALMS, SUITE 104. SAN FRANCISCO, CA 94130 KIRSTEN HANSON KHANSON@SAGE-CE.COM (415) 890-5250 LANDSCAPE: APRIL PHILIPS DESIGN WORKS, INC. 1530 FIFTH AVENUE, SUITE A SAN RAFAEL, CA 94901 APRIL PHILIPS APHILIPS@APDW.com (415) 457-2774 Cover Sheet Architectural A0.1 Statistics, Project Team & Table of Contents A0.2 Site Plan - Interim Build-out A0.3 Site Plan - Final Build-out A0.4 Neighborhood Context Photos A0.5 Massing Study - Diagram A0.6 Massing Study - Inspiration A0.7 Massing Study - Inspiration A2.1 Ground Floor Plan A2.2 Second Floor Plan A2.3 Third Floor Plan A2.4 4th to 7th Floor Plan A3.1 Building Section A4.1 Typical Unit Plans A4.2 Typical Unit Plans A5.1 East Elevation A5.2 South Elevation A5.3 West Elevation A5.4 North Elevation A5.5 Materials A5.6 3D Views A5.7 3D Views Landscape L1 L2 L3 L4 Streetscape Plan (IN PROGRESS) Streetscape Level Imagery Podium Level Landscape Plan Podium Level Imagery Total Residential Units 229 213,963 Average Unit SF 934 Civil Parking Information Parking Provided 302 Standard Spaces 86 Compact Spaces 22 Double Puzzle Lifts (M) 50 Triple Puzzle Lifts (M) 124 Van Accessible 2 Standard Accessible 8 Visitor 6 C1.0 C2.0 C3.0 IN PROGRESS C4.0 C5.0 Parking Ratio 1.32 Bicycle Parking Provided 238 Standard Horizontal 141 Standard Vertical 13 Double Decker 64 Bike Locker 20 Statistics, Project Team & Table of Contents A0.1
Site Plan - Interim Build-out A0.2
EXISTING OFFICE TOWER EXISTING PUBLIC MARKET T R A N S I T PARKING LANE HUB ESSEX BUILDING (N.I.C.) PRIVATE ROAD (MARKET DRIVE) CHRISTIE PARK EXISTING PARKING LANE Site Plan - Final Build-out A0.3
INDUSTRIAL POST OFFICE INDUSTRIAL OFFICE RESIDENTIAL POWELL ST. PARKING OVERLAND AVE PED. BRIDGE UNION PACIFIC RAILROAD SHELLMOUND ST FUTURE RETAIL PROJECT SITE: PARCEL D SHE FUTURE GROCERY LLM OFFICE ND HYATT HOUSE HOTEL ST 1 RETAIL CHRISTIE PARK FUTURE PARK WAY 5 OFFICE 4 6 CHRISTIE AVE OFFICE OUND RESIDENTIAL SHEL LM 63RD ST 64TH ST 6 story apartments at 64th and Shell- OU EMERYVILLE MARKET PUBLIC PLACE RESIDENTIAL 1 PROJECT SITE: PARCEL A 7 3 OFFICE FEDEX OFFICE OFFICE 8 Pacific Park Plaza 7 Hyatt House Hotel F RETAIL 2 RESIDENTIAL RESIDENTIAL GAS STATION 8 PACIFIC PARK PLAZA RETAIL PARKING LACOSTE ST 5 story at 64th Street DENNY S I-80 2 New apartments at 64th and Christie 3 OFFICE TOWER 4 Public Market Office Building 5 2015-01-05 TCA# 2014-021-02 Pedestrian Bridge 6 Alley at Public Market Neighbourhood Context Photos A0.4
PROJECTING BALCONIES AND PLANE CHANGES BREAK DOWN MAS ASS FUTURE MIXED USE 4-6 STORY RESIDENTIAL NEW PLAZA 4-6 STORY RESIDENTIAL I FENESTRATION, SCALE,, AN AND COLOR RELATE TO INDUSTRIAL NEIGHBORS INDUSTRIAL/ COMMERCIAL DISTRICT T A0.5 Massing Study - Diagram EXTEND COMMERCIAL CHARACTER RESIDENTIAL DISTRICT RESIDENTIAL STREET HRISTIE PARK AT-GRADE TOWNHOUSES SOUTH FACING BUILDING BREAK STRONG VERTICAL CORNER ANCHORS PLAZA EMERY MARKET
industrial grid patterning adjacent commercial/industrial scale adjacent commercial building- horizontal patterning elements and materials- painted steel wood, signage shellmound elevation gridded patterning of windows and decks terra cotta panel color relates to brick board formed concrete, steel, wood at base large scale signage vertical orientation at corner materials- board-formed concrete color and texture- market place brick context_shellmound street Massing Study - Inspiration A0.6
neighboring multifamily building townhouses with porches- steel and wood vertical breaks in massing west elevation 63rd street elevation varied parapet height vertical breaks in massing color change, plane break at top floor townhouse porches with concrete and wood projecting bays scaled to building to west courtyard break separates shellmound bldg. full height vertical orientation to hold corner material accents at townhouse entries christie park context_residnetial street Massing Study - Inspiration A0.7
SHELLMOUND STREET PARCEL LINE BUILD-TO-LINE PLANTERS PLANTERS PLANTERS MPOE BIKE SHOP / LOCKER PLAY WC FITNESS LOBBY / LEASING LOADING feature garage wall E E VEHICLE ENTRY RAMP UP 64TH STREET 259' - 6" PLANTERS TRIPLE PUZZLE LIFTS TRIPLE PUZZLE LIFTS TRIPLE PUZZLE LIFTS DOUBLE PUZZLE LIFTS 259' - 6" 63RD STREET WC MAINT. TRASH GAS MTR. FAN GEN. DOUBLE PUZZLE LIFTS UTILITY E E DOG XFMR ELEC. egress 0 20 40 80 N Ground Floor Plan A2.1
SHELLMOUND STREET BUILD-TO-LINE OPEN TO FITNESS / LOUNGE BELOW BIKE STORAGE OPEN TO LOBBY BELOW BIKE STORAGE BUILD-TO-LINE OPEN TO LOADING BELOW STORAGE 64TH STREET POOL VAULT POOL EQUP. 63RD STREET RAMP DN. STORAGE M/E OPEN TO LOBBY BELOW BUILD-TO-LINE.. 2' SETBACK 1' - 6" SETBACK BUILD-TO-LINE M/E STORAGE TH-C2 2' SETBACK 0 20 40 80 N Second Floor Plan A2.2
BUILD-TO-LINE C3 S1.1 A3 A4.2 A4.1 A4.2 A4.1 DN S1.2 B5 TRASH UP IDF BUILD-TO-LINE S1.1 B3 C2 C1 S1.1 S1.2 A4.1 64TH STREET UP DN IDF A2 4 - UNITS ABOVE COURTYARD +27' POOL OUTLINE OF C4 UNITS ABOVE AMENITY 2-STORY (3 - C4 UNITS ABOVE) IDF B4 63RD STREET WC TRASH A1 A1 A4.2 A1 A5 A5 A1 A3 IDF B4 B2 A6 A6 A6 A6 A4.1 B4 SIGNATURE LOUNGE /DECK ON LEVEL 7 BAY WINDOWS 0 20 40 80 N Third Floor Plan A2.3
BUILD-TO-LINE C3 S1.1 A3 A4.2 A4.1 A4.2 A4.1 DN S1.2 B5 TRASH UP IDF S1.1 B3 S1.1 C2 A4.2 C1 UP IDF DN B3 C4 IDF TRASH A4.1 A1 A1 A4.2 A1 A5 A5 A1 A3 IDF B3 B2 A6 A6 A6 A6 A4.1 B3 BAY WINDOWS 0 20 40 80 N 4th - 7th Floor Plan A2.4
SHELLMOUND STREET FITNESS GARAGE POOL EQUIP. GARAGE COURTYARD GARAGE 15' - 0" 12' - 0" 10' - 4" 10' - 4 10' - 4" 10' - 4" 11' - 8" BUILDING HEIGHT (top of roof) = ±80 Roof 80-0 Lvl 7 68-4 Lvl 6 58-0 Lvl 5 47-8 Lvl 4 37-4" Lvl 3 27' - 0" Lvl 2 15' - 0" Lvl 1 0" 0 20 40 80 N Building Section A3.1
25' - 0" 33' - 0" DECK DECKS ON A3.1b ONLY DECK LIVING/ KITCHEN 12' x 16'-2" LIVING 12'-8" x 12' LIVING 11' x 11' MASTER BED 10'-8" x 13' BEDROOM 11' x 12'-6" BEDROOM 9'-8" x 11' 7'-high closet w/ opening above BEDROOM 9'-9" x 10'-4" 34' - 0" DINING 9'-6" x 10'-6" 34' - 0" DINING 9' x 9'-8" 34' - 0" KITCHEN 12' x 14' KITCHEN 12'-6" X 13'-6" L 17' - 6" TYPICAL STUDIO (S1-576 sf) TYPICAL ONE BED (A4.1-783 sf) TYPICAL TWO BED ( - 1,034 sf) 0 4 8 16 Typical Unit Plans A4.1
45' - 0" 26' - 0" 26' - 0" DECK WIC L MASTER BED 11'-4" x 13'-4" LIVING 12' x 16' BEDROOM 10' x 10'-4" BEDROOM 10' x 10'-4" KITCHEN 11'-4" x 7'-6" DINING 9'-8" x 11' 33' - 10" 25' - 0" DINING 8'-10" x 10'-6" LIVING 12'-8" x 13' 21' - 0" WIC MASTER BED 11' x 14' 30' - 0" KITCHEN 10'-7" x 9' L 1' - 6" setback PLANTER DECK 9' x 5'-6" 5' - 6" BEDROOM 10' x 10'-4" 3' - 6" L BUILD-TO -LINE TOWNHOUSE - LOWER FLOOR TOWNHOUSE - UPPER FLOOR TYPICAL THREE BED (C2-1,390 sf) TYPICAL TOWNHOUSE (TH-B - 1,330 sf) 0 4 8 16 Typical Unit Plans A4.2
GLASS RAILING SYSTEM EXTERIOR PLASTER, SMOOTH TROWEL FINISH FIBER CEMENT RAINSCREEN PANEL 1 SOUND CONTROL VINYL WINDOWS, DARK FINISH ALUMINUM STOREFRONT FIBER CEMENT RAINSCREEN PANEL 2 BUILDING SIGNAGE ON PERFORATED METAL SCREEN EXTERIOR PLASTER, SAND FINISH RECESSED BALCONY PTD. METAL RAILING SOUND CONTROL VINYL WINDOWS 63RD STREET 64TH STREET PTD. STEEL AWNING WITH IPE WOOD SLATS BOARD FORMED CONCRETE PLANTERS LEVEL 1 LEVEL 2 LOBBY / LEASING STAIR MAIL / HALLWAY FITNESS PLAY / HALLWAY LOBBY BIKE SHOP / LOCKERS BIKE STORAGE RESIDENTIAL LEVEL B4 S A2.1 A2.1 A2.1 A2.1 A4 S C4 STAIR 0 10 20 40 East Elevation (Shellmound Street) A5.1
FIBER CEMENT RAINSCREEN PANEL 1 CEMENTITIOUS LAP SIDING EXTERIOR PLASTER, SAND FINISH RECESSED VINYL WINDOWS GLASS RAILING SYSTEM FIBER CEMENT RAINSCREEN PANEL 1 EXTERIOR PLASTER, SMOOTH TROWEL FINISH ALUMINUM STOREFRONT PTD. METAL CANOPY & BUILDING SIGNAGE RECESSED VINYL WINDOWS, DARK FINISH FIBER CEMENT RAINSCREEN PANEL 2 SHELLMOUND STREET IPE WOOD SIDING BOARD FORMED CONCRETE PLANTER PTD METAL RAILING LEVEL 1 LEVEL 2 M/E DOG SPA LOBBY TH - B TH - B TH - B TH - B TH - B STAIR OFFICE STORAGE LOBBY / LEASING RESIDENTIAL LEVEL B3 / SIGNATURE LOUNGE A4 A2.2 S B3 OPEN TO COURTYARD B3 STAIR HALLWAY B3 0 10 20 40 South Elevation (63rd Street) A5.2
EXTERIOR PLASTER, SAND FINISH EXTERIOR PLASTER, SMOOTH TROWEL FINISH RECESSED VINYL WINDOWS, DARK FINISH CEMENTATIOUS LAP SIDING GLASS RAILING SYSTEM FIBER CEMENT RAINSCREEN PANEL 1 64TH STREET 63RD STREET PTD. METAL RAILING BOARD FORMED CONCRETE PLANTER IPE WOOD SIDING ALUMINUM STOREFRONT LEVEL 1 LEVEL 2 STAIRS M/E STORAGE TH - B TH - B TH - B TH - B TH - B TH - B TH - C RESIDENTIAL LEVEL B3 B2 A3.2 A3.2 A3.2 A3.2 A3.2 B3 / SIGNATURE LOUNGE 0 10 20 40 West Elevation A5.3
FIBER CEMENT RAINSCREEN PANEL 2 CEMENTITIOUS LAP SIDING RECESSED VINYL WINDOWS, DARK FINISH METAL CANOPY WITH SIGNAGE FIBER CEMENT RAINSCREEN PANEL 3 GLASS RAILING T PANEL 3 T PANEL 3 S LAP SIDING YL WINDOWS, G T PANEL 1 ANG SHELLMOUND STREET EXTERIOR PLASTER, EXTERIOR SAND PLASTER, FINISH SAND FINISH CEMENTITIOUS LAP SIDING CEMENTITIOUS LAP SIDING RECESSED RECESSED VINYL WINDOWS, VINYL WINDOWS DARK FINISH EXTERIOR PLASTER, SAND FINISH BOARD FORMED CONCRETE BOARD FORMED CONCRETE METAL SCREEN METAL SCREEN PLANTERS PLANTERS ET LEVEL 1 LEVEL 2 RESIDENTIAL LEVEL BIKE SHOP BIKE STORAGE C3 GARAGE ENTRY LOADING GARAGE S1.1 A4.1 STAIR LOBBY GARAGE M/E TRANSFORMER STAIR GARAGE STORAGE A4.2 B4 STAIR LOBBY STAIR 0 10 20 40 North Elevation (64th Street) A5.4
FIBER CEMENT WALL PANELS SHELLMOUND BUILDING RAIN SCREEN EXTERIOR PLASTER SAND FINISH, SCREED LINES HORIZONTAL CEMENTITIOUS LAP SIDING VINYL WINDOWS DARK FINISH IPE SIDING ACCENTS AT TOWNHOUSE ENTRIES ALUMINUM STOREFRONT BOARD FORMED CONCRETE GLASS RAILING EXTERIOR PLASTER IPE WOOD SLATS SHELLMOUND STOREFRONT SHELLMOUND STOREFRONT, TOWNHOUSE ENTRIES SMOOTH TROWELED SHELLMOUND STOREFRONT Materials A5.5
VIEW OF ENTRANCE & LEASING LOBBY VIEW OF TOWNHOUSES ALONG ESSEX LANE VIEW OF SOUTH EAST CORNER FROM SHELLMOUND 3D Views A5.6
VIEW OF SOUTH WEST CORNER FROM CHRISTIE PARK 0 20 40 80 N Sheet Name A5.7
TCA# 2014-021 Schematic Design 2015-1-07 Parcel D Streetscape Level Imagery L 2
Specimen Tree BBQ Edible Garden Planters Chalkboard Circular Seat wall with Trellis and Fire Pit Picnic Grove Sunset Lounge Imagination Play Zone Lounge Seating BBQ SUNSET LOUNGE Active Play Sculpture Accordion Privacy Walls A PLAY Outdoor Yoga Room Long High Table with Trellis Cabanas FIRE DECK Wrapping Pool Deck Indoor Outdoor Fire Place Bosque Courtyard Water Feature with Seat Bench Chaise Lounges POOL Stair Seat Walls BBQ with Prep Counter Dining Forest/ Bosque with Community Table and String Lights Planter Seat Walls Reading Nooks Specimen Tree Oversized Lounge Seating TCA# 2014-021 Schematic Design 2015-1-07 Parcel D Podium Level Landscape Plan L3
Community and Family Terrace Imagination Play Zone Fire Deck Sunset Lounge and Edible Pool Zone Dining Forest and Bosque Upper Terrace Roof Deck TCA# 2014-021 Schematic Design 2015-1-07 Parcel D Podium Level Imagery L 4