ashley pointe apartments application and documents

of 9 Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.1

City of Beaufort Department of Planning and Development Services BOUNDARY STREET REDEVELOPMENT DISTRICT

Design Review Date: March 31, 2014 Project: Ashley Point Apartments New Construction Tax Map/Parcel No.: R120-001-000-0274-0000; R120-001-000-005E-0000, R120-001-000-005D-0000, R120-001-000-005C-0000, R120-001-000-005B-0000 Date of Submittal: 03.21.2014 Stage of Review: Final Review Reviewed under the City of Beaufort, South Carolina, Unified Development Ordinance Article 6, Section 6.8, Boundary Street Redevelopment District, as adopted: 02.06.07

Overview

BOUNDARY STREET MASTER PLAN (Highlighting proposed project location)

The applicant is proposing to construct a new 56-unit multi-family apartment development. There will be five apartment buildings and one community building (clubhouse). The development is proposed on a 5-acre parcel located along Greenlawn drive, just north of the Jean Ribaut Square shopping center.


DETAIL OF BOUNDARY STREET MASTER PLAN (Showing site of proposed project with existing buildings shown in gray and proposed platting

shown in tan) The Boundary Street Master Plan in this area depicts lots fronting Greenlawn Drive, a new North-South street running along the marsh with buildings fronting it on one side, and an internal east-west street connecting Greenlawn Drive to the new road. The lots are served by rear alleys. The general street layout and hierarchy of this project, as well as the situation of the buildings, is consistent with the Boundary Street Master Plan.


BOUNDARY STREET REGULATING PLAN

(Showing area of proposed project) Regulating Plan Development under the Boundary Street code is regulated by Street Type. As stated in Section 6.8-G: The code regulates individual parcels of land based upon which type of street they front. The front of a building and its main entrance must face the primary street. The Primary Street fronting the subject parcel is Greenlawn Drive which is a Neighborhood Street, thus requiring the buildings along that street to front Greenlawn Drive with their primary entrances. Some of the buildings will also front the new North-South street, which is designated as an Edge Drive in this ordinance, as well as a new East-West connector street, which is designated as a Neighborhood Street in this ordinance. All of these streets have build-to requirements.


Street Types The Street types related to this parcel are as follows: Edge Drive Neighborhood Street These streets are ranked in this respective order of hierarchy from highest to lowest. Edge Drive (Section 6.8, G.5) The Edge Drive runs along the marshfront, offering scenic views of Albergotti Creek. Residential or mixed-use buildings line one side of the edge drive while the marshfront remains unobstructed from view and available to the public experience.

Street Design: The street section calls for 9 travel lanes, 8 on-street parallel parking spaces on one side, and 5 planting strips/tree wells and 5 sidewalks on both sides.

The street in the plan is showing 11 travel lanes. These should be reduced to 9. What is the path on the marsh side made of? This should connect through to the

adjacent parcels. The street section calls for the path to be paved, and located 5 from the on-street parking, with a planting strip in between.

The specific street rights-of-way should be platted out on the site plan, including the future connections to the north and south.

On the southern-most portion, this road curves and becomes an alley. There needs to be a more defined street hierarchy, as per the ordinance. One option is to stub out the Edge Road, right after the alley intersection, and then have the alley T into the road.

Building Placement: The build-to-zone Location is 5-15 from the ROW. The buildings fronting this street meet the intent of this requirement. Building Width: 16 foot min., 160 ft. max. - Proposed buildings range from 105 - 110 wide and meet this requirement. Building Height: 2-story minimum. All of the residential structures in this development are 2-stories tall and meet this requirement. Lot Coverage: 80% Maximum This requirement has been met.

Neighborhood Street Greenlawn Drive & New East-West Connector Road (Section 6.8, G.8) The Neighborhood Street

Street Design: The street section calls for 10 travel lanes, 8 on-street parallel parking spaces on both sides, and an 8 sidewalk/tree well area on both sides.

The new street in the plan is showing 11 travel lanes. These should be reduced to 10.

This street section is showing planting strips ranging from 5-8 with 5 sidewalks on the project side of Greenlawn Drive, and both sides of the new street. Due to the additional area available for the streetscapes on Greenlawn, the applicant is proposing to build the sidewalk within their property, and on the new road, the


ROW is not constrained - this configuration meets the intent of the section. However, the planting strip should remain consistent, particularly on the NE portion of the new street. In addition the new sidewalk constructed on private property should be placed in a sidewalk/access easement. This should be depicted on the final plan and plat.

The specific street ROW should be platted out on the site plan. Building Placement: Build-to: 0-15 The buildings fronting these streets meet the intent of this requirement. Building Width: 16 foot min., 160 ft. max. Proposed buildings are approximately 105 wide and meet this requirement. Building Height: All of the residential structures in this development are 2 and 3 stories tall and meet this requirement. Lot Coverage: 80% maximum - This requirement has been met.

Permitted Uses (Section 6.8, E) The proposed uses are permitted within the Boundary Street Redevelopment District. General Design Standards (Section 6.8, H)

1. Building Heights: a. The ground floor of residential structures shall be a minimum of 9 and a maximum of 14 from

finished floor to ceiling. Each story above the first shall be 8-12 clear. The current design meets these requirements.

b. The first floor height shall be raised a minimum of 18 above average adjacent sidewalk grade. The current design meets these requirements.

2. Corner Radii and Clear Zones: Curb radii shall be between 9 and 15 feet. The code includes a provision for a 25 foot clear zone which can be enhanced through the use of a depressed flush curb, while maintaining the tight turning radii appropriate to pedestrian oriented urban environments. The intention is to shorten pedestrian cross walks and reduce vehicular speeds and reckless high speed turns. Radius dimensions on streets are shown at 29. They should be reduced to comply with this code.

3. Streets: The design of all streets must be in accordance with the Street Type as discussed previously.

4. Alleys: There will be a rear alley serving the buildings and containing parking, and trash areas. Pedestrian connectivity and building accessibility has also been incorporated into the alleys.

There should be a clear distinction between the Edge Road and the alley. Currently, the road continues into the alley. A right angled turn is more appropriate to keep this hierarchy consistent and in accordance with the Boundary Street standards.

5. Exceptions from Build-to Lines: An exception from the 0-15 setback line on Greenlawn Drive will be given due to the right-of-way dimensional constraints. In order to accommodate a sidewalk, the building is pushed back to 20 from the ROW.

6. First Floor Height for Residential: This standard has been met.


7. Accessory Structures: This standard has been met. 8. Drive-thrus: N/A 9. Fences: Fences shall be a minimum of 25% opaque and shall be constructed of materials that

continue the architecture of the building that it abuts. Fences should be used to define street edges where buildings are not present, and screen areas such as parking, mechanical equipment, etc Details of all fences, including elevations, materials and colors, should be submitted for approval.

10. Civic Sites: The Community Building/Clubhouse is a Civic Building for this development and should comply with the Civic Sites and Building standards to the extent possible.

The location, and placement and entrance location meet the requirements of this code.

The massing of civic building should be symmetrical in form. Massing should be divided into visually distinct sections, which should provide visual order to the building and create vertical proportions within individual elements. The elevations can be simplified and better proportioned to meet the intent of this section. The left elevation should be modified to address the street better, as it is visible from the main entrance to the site.

Scale/Height: The scale of civic buildings should be larger than corresponding buildings. For this project, this requirement is not realistic to achieve to the fullest. However, certain modifications to the structure can be made to attain some of the intent of this section.

o Floor-to-floor height should be taller than the first floor of the residential buildings.

o Roof form should be more prominent, particularly at building entrances. Consider a steeper pitch and/or gabled entry. The low roof pitch, coupled with the tall, vertical windows, give this building a very horizontal feeling.

Materials/Details: This building is proposed to be made mostly of brick, which is a durable material. The intent of this requirement has been met.

11. Parking/Landscaping: 1 parking space shall be required for each 1000sf of saleable or leasable area. 66

parking spaces are required. 100 are provided, both on-street as well as in the rear of the buildings. ADA access paths from parking should be denoted on the plans. Staff encourages you to make as many of these parking spaces as possible pervious.

Off street parking shall be screened from the street. This requirement has been met. Access to Off-Street Parking. This standard has been met.

12. Large Footprint Buildings: N/A Building Elements (Section 6.8, I)

1. Door and Window Openings: Primary entrances to all buildings shall be located on the exterior wall facing the

frontage street. This requirement has been met. Rectangular window openings facing streets should be oriented vertically. This

requirement has been met. Street facing facades shall contain 15% to 70% of transparent materials on each story

below the roof line. This requirement has been met. 2. Turrets and Cupolas: N/A 3. Colonnades / Arcades: N/A


4. Balconies: N/A 5. Marquees & Awnings: N/A 6. Porches:

Minimum depth: 8; length: 25%-100% of building front. The majority of the porches facing street frontages meet this requirement; therefore this requirement has been met in a satisfactory way.

Height: 18 minimum from grade to top of stairs, 96 maximum. This requirement has been met.

7. Stoops: N/A

Architectural Standards (Section 6.8, J) General Requirements: 1. Building Walls:

General Requirements: An expression line shall delineate the division between the first story and the second story. This requirement has been met.

Permitted Finish Materials: The use of Brick facing and Hardie (or equivalent) siding are appropriate materials.

o The attached materials list states that the masonry manufacturer is Hardie or CertainTeed. Is this accurate?

2. Storefronts: N/A 3. Garden Walls and Fences: Garden Walls and/or fences should screen off-street parking and

services. The walls and fences should be shown on the master site plan and landscaping plan as well as on any appropriate building elevations. Details of all screening must be provided as well.

4. Columns, Arches, Piers, Railings and Balustrades: The general requirements for columns have been met. A cut sheet or detail will be

required for permitting. One question the columns on the Mail Station are different than the rest of the structures. Is there a reason for this? Staff recommends using one type and being consistent. The inset box column (as shown on the Mail Station) would be fine to use throughout the project, or the simpler box column as shown elsewhere. Please clarify.

Railings: the material specified is GeoRail. Please provide a physical sample of this material and color.

5. Roofs & Gutters: Exposed rafter ends at overhangs are strongly recommended. These had been shown

on conceptual elevations to this point. Staff recommends bringing them back. The roof extension over the 3rd level of the full porch is a strange detail in both plan

and elevation. Consider one of the following: o Remove this and simply leave the whole porch open, or o Add brackets to make the overhang appear supported, visually.

6. Windows, Skylights and Doors: Windows and door openings shall be taller than they are wide. Window openings may

be grouped horizontally. Wood Construction: Windows are required to have trim on all four sides. These requirements have been met.

Finish materials for windows and skylights: Wood, Aluminum, Copper, Steel, Clad Wood. The proposed windows are vinyl and do not appear to meet these standards. Please submit a more detailed specification for review and/or consider switching to one of the above listed materials. Aluminum or Clad Wood (could be vinyl clad) are two recommendations.


7. Opacity & Facades: The 15%-70% of wall area opacity standards have been met.

8. Signs: A separate application with detailed dimensions will be required for all signage. Additional Comments:

1. Lighting: Specifications for all lighting, including site and building lighting, shall be submitted for review in conjunction with the lighting plan. This includes cut sheets, details, materials and colors for the mounting apparatus (pole, etc) as well as the luminaire. We have received the details for the street lights, but not building lights.

Street lights should be located in a regular pattern as part of the overall streetscape and should be pedestrian-scale in height and detail. 14 poles with top mounted fixtures are typical in the City. The octagonal round LED lights from Holophane are an appropriate choice.

Building lights should be included on the Lighting plan. 2. Landscaping:

An arborist report is required for any grand tree (larger than 24) removed or remaining on site.

Total caliper inches of grand trees removed: 1820 Total caliper inches of trees retained that can be used as mitigation: 1286 Caliper inches of overstory trees planted back per landscape plan: 116.5 Balance of unmitigated caliper inches: 417.5 Applying UDO Section 7.3.G.1.3.c, 1/3 of unmitigated caliper inches, or 139, remains. Suggestions for fulfillment of requirement: o Increase caliper of overstory trees specified in plant schedule:

Eastern Red Cedar (8): increase from 5 ht. (1 caliper) to 2.5 caliper; Gain: 12 Live oak (16): increase from 2.5 caliper to 4.5 caliper; Gain: 32 Allee elm (27): increase from 2.5 caliper to 4.5 caliper; Gain: 54 If tree sizes increased as suggested, balance of caliper inches reduces to 41.

Other suggestions for fulfillment of requirement: o Decrease spacing on Allee Elms from 45 o.c. to 35 o.c. thus increasing tree count. o Commission arborists report for identification of grand trees shown to be removed

that may be identified as high risk of failure or imminent failure. Mitigation for trees identified in these categories will not be required.

o Consider retaining the following trees (see markup attached): 20P, 25P, 26P, 34P, 29CED, 18CED, 13LO, 13 LO and 16 MAG. It appears there are other Laurel oaks and pines that could be preserved.

Tree protection fencing (TPF) to be shown on tree protection and removal plan at /1 caliper minimum (see markup). TPF to be installed as per plan and relocated as needed during construction phase.

Recommend arborists report for large Laurel oaks shown to be retained. Also recommend substitution for Michelia figo.

3. Zoning: Lots must be combined before a building permit is issued.


Conceptual Review Summary & Recommendations The site and building designs submitted for this project meet the majority of the requirements of the Boundary Street Redevelopment District development standards. The areas that need some amending or additional information, as outlined in this report, include: Site:

Street hierarchy: general trajectory and detailing of Edge Road as it meets the alley; Lighting: building lighting should be added to lighting plan; details and specifications

for all light fixtures and mounting elements must be provided for approval. Landscaping: please see notes and attachments discussing suggestions, and

requirements for mitigation. Buildings:

Staff had a few comments regarding roof and column details in the buildings; Materials for the railings and windows need to be clarified; Clubhouse: the civic nature of this building warrants a reconsideration of some of the

main elements, as listed in this report. Staff recommends that these items be addressed in a subsequent Boundary Street Redevelopment District Submission that provides resolution of the details in question. After BSRD approval, the applicant may submit for a building permit.

lkellyText BoxLandscaping Comments - Markup 1

lkellyText BoxLandscaping Comments - Markup 2

12'-0"10'-0"12'-0"13'-0"13'-0"12'-0"10'-0"12'-0"47'-0" 9'-0" 47'-0"

103'-0"

9'-2

1/2

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25'-9"

13'-1

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"17

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/2"

13'-1

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60'-8

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17'-2

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"30

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30'-4

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3'-9

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BUILDING TYPE A - TYPICAL FLOOR PLAN1/8" = 1'-0"1

LIVINGROOM

BEDROOM

WICBATH

BATH WIC

BEDROOM #2

DININGROOM

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ENTRYLAUN

UTLELECTRICALMETERS

SPRINKLER

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KITCHEN

2BRUNIT

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+/- 36" HIGH LATTICEOR LANDSCAPE SCREEN - TYP

DOWNSPOUTLOCATIONS - TYP

9'-1

1/2

"9'

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BUILDING TYPE A RIGHT SIDE ELEVATION1/8" = 1'-0"5

FIN. FLOOR

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124

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BUILDING TYPE A FRONT ELEVATION1/8" = 1'-0"2

9'-1

1/2

"9'

-1 1

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10'-1

1/2

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FIN. FLOOR

PLATE HT.2nd FLOOR

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124

FYPON VENT - TYP

STAIRS ON FRONT - TYP +/- 36" HIGH LATTICEOR LANDSCAPESCREEN

FYPON SHUTTERS - TYP

FYPON BRACKETS - TYP

SIGNAGE LIGHTBUILDING SIGNAGE

- FYPON - TYP

COLUMN WRAP -HARDIE TRIM - TYPRAILING SYSTEM TOBE ECO CERTIFIEDCOMPOSITE MATERIAL - TYP

FIBER CEMENT TRIM - TYPENERGY STARVINYL WINDOWS

ARCH. STYLE ANTI-FUNGALSHINGLES - 30 YR WARR. MIN.

FIBER CEMENT FASCIAAND SOFFITS - TYP

BRICK - TYP

FIBER CEMENTSIDING - TYP

BUILDING TYPE A REAR ELEVATION1/8" = 1'-0"3

9'-1

1/2

"9'

-1 1

/2"

10'-1

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"

FIN. FLOOR

PLATE HT.2nd FLOOR

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124

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9'-1

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BUILDING TYPE A LEFT SIDE ELEVATION1/8" = 1'-0"4

FIN. FLOOR

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TRUSS BRG.

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FYPON VENTS - TYPFIBER CEMENT TRIM - TYP

ENTRY DOORS TO BE STEEL. FASCIA AND SOFFITS TO BE FIBER CEMENT. ALUM. GUTTER AND DOWNSPOUTS COMPLETE WITH SPLASH BLOCKS. ENERGY STAR VINYL WINDOWS. LIGHTING IN COMMON AREA CORRIDORS AND STAIRWELLS. STAIRWAY COMPONENTS TO BE CONSTRUCTED FROM STEEL WITH PRECAST SLABS. PORCH DECKS SHALL HAVE CONCRETE SLABS. COLUMN WRAP TO BE HARDIE TRIM. EACH BUILDING TO HAVE MIN. OF 70% BRICK AND REMAINING EXTERIOR FIBER CEMENT. ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL AND WARRANTED FOR A MIN. OF 30 YEARS RAILING SYSTEM TO BE ECO CERTIFIED COMPOSITE MATERIAL.

THIS DRAWING IS THE PROPERTY OF MILLER/PLAYER & ASSOCIATES ARCHITECTS AND PLANNERS, LTD. AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART. IT IS ONLY TO BE USED FOR THE PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND IS NOT TO BE USED ON ANY OTHER PROJECT. IT IS TO BE RETURNED UPON REQUEST.

Scale:

1010 EAST NORTH STREETSUITE A

GREENVILLE, SC. 29601(864) 242-0177

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15'-0"10'-0"12'-0"13'-0"9'-0" 50'-0"

109'-0"

25'-9"

3'-1

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"13

'-2 1

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60'-8

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30'-4

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BUILDING TYPE B - TYPICAL FLOOR PLAN1/8" = 1'-0"1

14'-0

"3'

-1 1

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13'-2

1/2

"14

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15'-0" 10'-0" 12'-0" 13'-0"50'-0"

LIVINGROOM

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FIN. FLOOR

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BUILDING TYPE B REAR ELEVATION1/8" = 1'-0"3

9'-1

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BUILDING TYPE B FRONT ELEVATION1/8" = 1'-0"2

9'-1

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FYPON VENT - TYP


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SIGNAGE LIGHTBUILDING SIGNAGE- FYPON MATERIAL


FIBER CEMENTTRIM - TYP

ENERGY STARVINYL WINDOWS



BRICK - TYP


9'-1

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12'-0"10'-0"12'-0"13'-0"9'-0" 47'-0"

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30'-4

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BUILDING TYPE C - TYPICAL FLOOR PLAN1/8" = 1'-0"1

15'-0" 10'-0" 12'-0" 13'-0"50'-0"

LIVINGROOM

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DECK

ENTRYLAUN

UTLELECTRICALMETERS

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KITCHENLIVINGROOM

BEDROOM

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STAIRS ON FRONT

BUILDING TYPE C FRONT ELEVATION1/8" = 1'-0"2

9'-1

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"10

'-1 1

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SIGNAGE LIGHTBUILDING SIGNAGE- FYPON MATERIAL



ENERGY STARVINYL WINDOWS



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BUILDING TYPE C REAR ELEVATION1/8" = 1'-0"3

9'-1

1/2

"10

'-1 1

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124

BUILDING TYPE C RIGHT SIDE ELEVATION1/8" = 1'-0"4

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50'-0"

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1 COMMUNITY CENTER1/8" = 1'-0" 1535 NET HEATED SF

MULTI-PURPOSE

EXERCISEOFFICE

COMPUTER

LAUNDRY

KITCHEN

RESTROOM

RESTROOM

2 COMMUNITY CENTER - FRONT ELEVATION1/8" = 1'-0" 4COMMUNITY CENTER - REAR ELEVATION1/8" = 1'-0"

3 COMMUNITY CENTER - LEFT SIDE ELEVATION1/8" = 1'-0" 5COMMUNITY CENTER - RIGHT SIDE ELEVATION1/8" = 1'-0"

STORAGE

124

FIN. FLOOR

9'-1

1/2

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PLATE HT.

FIN. FLOOR

9'-1

1/2

"

PLATE HT.

FIN. FLOOR

9'-1

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PLATE HT.

FIN. FLOOR

9'-1

1/2

"

PLATE HT.

124

124

124

124

124

124

124

124

124

124

FIBER CEMENTSIDING - TYPBRICK - TYP


ENERGY STARVINYL WINDOWS- TYP


COLUMN WRAP -HARDIE TRIM - TYP


ENTRY DOORS TO BE STEEL. FASCIA AND SOFFITS TO BE FIBER CEMENT. ALUM. GUTTER AND DOWNSPOUTS COMPLETE WITH SPLASH BLOCKS. WINDOWS TO BE ENERGY STAR VINYL WINDOWS. COLUMNS WRAP TO BE HARDIE TRIM. EACH BUILDING TO HAVE MIN. OF 70% BRICK AND REMAINING EXTERIOR FIBER CEMENT. ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL AND WARRANTED FOR A MIN. OF 30 YEARS

12'-0

"

12'-0"

GAZEBO PLAN1/4" = 1'-0"6

GAZEBO ELEVATION1/4" = 1'-0"7

124


FIBER CEMENTTRIM

MAIL STATION PLAN1/4" = 1'-0"8

10'-6"

6'-9

"

MAIL STATION ELEVATION1/4" = 1'-0"9

MAIL STATION ELEVATION1/4" = 1'-0"9

124

124

BRICK - TYP

FIBER CEMENTSIDING


FIBER CEMENTTRIM

15'-0"

18'-0

"

15'-0"

FRONT

REAR

STORAGE

7'-2"

MAINTENANCE BUILDING1/4" = 1'-0"10

MAINTENANCE BUILDINGFRONT ELEVATION1/4" = 1'-0"11

MAINTENANCE BUILDINGSIDE ELEVATION1/4" = 1'-0"12

MAINTENANCE BUILDINGREAR ELEVATION1/4" = 1'-0"13

124

124

BRICK - TYP

FIBER CEMENTFASCIA ANDSOFFITS

DUMPSTERPAD

+/- 1

6'-4

"

+/- 16'-4"

DUMPSTER PAD1/4" = 1'-0"14

DUMPSTER PAD ELEVATION1/4" = 1'-0"15

BRICK - TYP

COMPOSITEFENCE


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1660-COB-Submittal-sm1660.MASTER.SITE1660COVER

ashley pointe apartments application and documents

Documents

primary street

street types

greenlawn drive

edge drive neighborhood

boundary street code

new northsouth street

general street layout

new eastwest connector