TABLE OF CONTENTS

CODE SUMMARY 1.
CONTEXT 2.
VICINITY 3.
SURVEY 4.
PROJECT NARRATIVE 5.
SITE PLAN 6.
GARAGE PLAN 7.
FIRST FLOOR PLAN 8.
SECOND FLOOR PLAN 9.
THIRD FLOOR PLAN 10.
FOURTH FLOOR PLAN 11.
FIFTH FLOOR PLAN 12.
ROOF PLAN 13.
ELEVATIONS 14.
ELEVATIONS 15.
ELEVATIONS 16.
3D VIEWS 17.
3D VIEWS 18.
3D VIEWS 19.
3D VIEWS 20.
SPYGLASS APARTMENTS
642 Highland Ave.
PRELIMINARY DESIGN REVIEW PACKAGE
JULY 1st, 2013
07.01.2013
1
Spyglass Apartments | Code Summary
DOWNTOWN SUB AREA DEVELOPMENT STANDARDS
SUB AREA PLAN: ZONE MR-1
6.5.3 LOT REQUIREMENTS
MINIMUM ALLOWABLE LOT SIZE 3,000 SQ FT
ACTUAL LOT SIZE 47,416 SQ FT
MAXIMUM ALLOWABLE IMPERVIOUS SURFACE (70% OF 47,416) 33,191 SQ FT
PROPOSED: 29,852 SQ FT
BUILDING #1 5,860 SQ FT
BUILDING #2 16,682 SQ FT
SIDEWALKS & PARKING 15,633 SQ FT
38,175 SQ FT
PROPOSED PERVIOUS PAVING - 8,323 SQ FT
29,852 SQ FT
6.5.4 HEIGHT REQUIREMENTS
HIGHLAND OVERLAY
ALLOWED HEIGHT 40 FT 3 STORY MAX
DESIGNED HEIGHT - HIGHEST ROOF PEAK BUILDING #1 28 FT 2 STORY
MR-1
ALLOWED HEIGHT 60 FT 6 STORY MAX
DESIGNED HEIGHT - TOP OF PARAPET BUILDING #2 58 FT 5 STORY
6.5.5 OPEN SPACE REQUIREMENTS
REQUIRED: 150 SQ FT PER UNIT 12,000 SQ FT
BUILDING #1 (6 UNITS) 900 SQ FT
BUILDING #2 (74 UNITS) 11,100 SQ FT
12,000 SQ FT
PROPOSED 15,954 SQ FT
MAIN COURTYARD & OPEN SPACE 10,038 SQ FT
BUILDING #1 ENTRY PATIOS (6) 324 SQ FT
BUILDING #2 BALCONIES (55) 3,642 SQ FT
BUILDING #2 ROOF TERRACE 1,950 SQ FT
15,954 SQ FT
6.5.6 DENSITY
MAXIMUM NO MAX
MINIMUM (5 UNITS PER ACRE) 1.09 ACRES x 5 = 5 UNITS MIN
PROPOSED 80 UNITS
6.5.7 DESIGN STANDARDS
MINIMUM SETBACKS
FRONT
BUILDINGS LESS THAN 40 10-0
BUILDINGS OVER 40 16-0
SIDE
BUILDINGS LESS THAN 40 5-0
BUILDINGS OVER 40 15-0
REAR 15-0
Refer to plans, elevations, and 3-D renderings for proposed design features related to structure modulation, entrance design,
transparency elements, street edge, privacy and buer elements.
6.5.8 PARKING REQUIREMENTS
REQUIRED 1 SPACE PER UNIT
BUILDING #1 6 SPACES
BUILDING #2 74 SPACES
80 SPACES
ACCESSIBLE PARKING STALLS
IBC 1106.2: 2% = 2 ACCESSIBLE SPACES REQUIRED
PROPOSED 80 SPACES
BUILDING #1 (ATTACHED PRIVATE GARAGES) 6 SPACES
BUILDING #2 (BELOW GRADE PARKING GARGE) 47 SPACES
BUILDING #2 (AT GRADE ATTACHED PRIVATE GARAGES) 6 SPACES
ON SITE PARKING 21 SPACES
80 SPACES
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Spyglass Apartments | Context
07.01.2013
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Spyglass Apartments | Vicinity
07.01.2013
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Spyglass Apartments | Survey
The Spyglass Hill apartment project has been designed specically to
meet the intent of the Sub-Area plan. The project falls into the Multi-
family Residential 1 zone, which encourages inll housing and increased
density in support of the downtown core. The site includes two height
standards a 40 foot maximum height along Highland Avenue to main-
tain the existing residential scale, and a 60 foot maximum height along
Washington Avenue to take advantage of the views, and to more closely
relate to the waterfront development zone. The building complies with
the height requirements, with no increases sought. The smaller build-
ing on Highland has front yards and main entrances fronting the side-
walk, and its two story height is consistent with the existing scale and
varying design context. The building articulation provided makes the
project a good addition to the neighborhood, and to the city as a whole.
Parking is largely below grade, or in private garages, again reinforcing
the pedestrian oriented development encouraged in the Sub Area Plan,
and the limited surface parking is oriented toward the center of the site,
and away from the street. One parking space per unit has been provided.
Public amenity and open space requirements are met by both ground level
landscaped areas near the main entrance, as well as a water view roof deck
that will be available for all residents of the property. Where possible, exte-
rior entrances are provided to the ground level units. This is done in order
to activate the public space, and to enhance security. Balconies also look
over the open space, both to take advantage of the views to the east and
west, and to further enhance security. The buildings are oriented north
and south to maximize sunlight penetration to the central courtyard area.
As mentioned above, the project is designed to t into and enhance the
Highland Avenue streetscape character. The existing dilapidated homes
are to be removed, and replaced with townhome-style units with front
doors fronting the street. Street front units will have small front yards, and
will utilize a street-sidewalk prole identied in the Sub Area Plan. The scale
of the units on Highland will be comparable to the existing homes on the
street, and front porches are provided to enhance interaction on the street.
The current architectural styles found on the street are eclectic, ranging
from Victorian to Spanish revival. The proposed project more modern in
character, and will add to the diversity of the street without overpowering it.
The proposal meets the impervious area requirements, and makes use
of pervious paving in order to reduce the impact to the storm water sys-
tem, and to allow water inltration into the soil. Strategies to enhance
daylighting of interior public spaces and units are used, and the build-
ing will be designed to meet or exceed the current energy codes. Na-
tive vegetation will be used and street trees provided to minimize the
heat island eect, and to maximize the use of the landscaped amenities.
There are no specic departures requested for the pro-
posed project. We believe that the Spyglass project is con-
sistent with the intent of the Sub Area Plan in its entirety.
Spyglass Apartments |
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Spyglass Apartments | Project Narrative
Spyglass Apartments |
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Spyglass Apartments | Site Plan
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Spyglass Apartments | First Floor
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Spyglass Apartments | Second Floor
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Spyglass Apartments |
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Spyglass Apartments | Third Floor
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Spyglass Apartments |
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Spyglass Apartments | Fourth Floor
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Spyglass Apartments |
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Spyglass Apartments |
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Spyglass Apartments | Roof Plan
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07.01.2013
14
Spyglass Apartments | East Elevation
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Spyglass Apartments | West Elevation
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Spyglass Apartments | Elevations
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Spyglass Apartments | 3D Views
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07.01.2013
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Spyglass Apartments | 3D Views
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Spyglass Apartments | 3D Views
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Spyglass Apartments | 3D Views