HomeMy WebLinkAboutOLD TOWN FLATS - PDP - PDP130022 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETING31. Will the building be L.E.E.D. certified? Are there solar panels?
A. We don't know yet.
32. When do you think you will break ground?
A. We anticipate at some time in the fourth quarter of 2013.
33. Will you be providing any upgrades in construction for sound buffering due to the
train?
A. Yes, the City's building code already requires such upgrades based on proximity
to the railroad tracks.
34.1 appreciate the design along Mason and encourage you to keep thinking about
making this area a mini linear park. Perhaps instead of using concrete, you
could use flagstone pavers to enhance the appearance.
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19.1 like the idea of expressing modules along Mason but not to the point where you
lose cohesion. I would not want the exterior elevations to appear muddled.
20.The open parking on the north, east and west elevations may need to be
screened or mitigated.
A. We are looking at providing screen walls to block headlights and to offer some
protection from wind, dust, snow, etc.
21.You may have an ice problem on the north side of the building.
A. Yes, we are aware of that condition.
22.1 like the top floors being stepped back from the wall of the lower floors.
23.1 prefer usable balconies that are not shaped like narrow rectangles. It is difficult
to furnish and enjoy narrow balconies. ,
24.1 don't like Juliet balconies.
A. While not very functional, they do have the advantage of letting in a lot of light.
25. 1 don't mind Juliet balconies. What I really like are the rooftop common areas
like the Lofts on Magnolia.
A. Our economics do not allow us to provide a rooftop common area.
26. Recessed balconies create a nice appearance.
27. Where are the hallways?
A. Down the middle of -the building.
28. Will there be bike parking?
A. Yes, we will provide one bike parking space per bedroom and 60% of these will
be enclosed in either the individual units or within the portion of the garage that is
covered.
29. How many elevators?
A. One, located close to the corner of Mason and Maple.
30.Are there laundry facilities?
A. Yes, one per unit.
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10. Where is your north property line?
A. Our north property line is approximately the mid -block line. We see the north
edge of our site as being a good location for an east -west walkway that would
connect our project to North College.
11. How many bedrooms per unit? Will there be any four bedroom units?
A. The building will include mostly studios, one's, two's and three -bedroom units.
There will be no four -bedroom units.
12. What is the ratio of parking stalls to dwelling units?
A. This number has not been finalized but we are estimating about .7 parking
spaces per dwelling unit.
13.1 encourage you to provide more parking. Otherwise, cars will spill out onto the
neighborhood streets seeking overnight parking.
14. What are the plans for the first floor units along Maple? Would there be any retail
proposed?
A. We see these units having individualized entrances that may be conducive to
allowing for home occupations. This would allow for dwelling units to be
combined with home occupations that provide for personal or professional
services. We don't expect any retail tenants along Maple as such tenants would
prefer to front onto North College.
15. What would happen if, over time, Maple Street took on a different character?
Would retail ever be considered for these first floor units?
A. Yes, the units are designed to be converted to non-residential tenant space.
should the demand arise.
16. Will these be apartments or condos?
A. We are planning on apartments. There is no market for condos at this time but
we could consider the possibility at some point in the future.
17. What about the exterior materials?
A. We have some ideas but are open to hear suggestions.
18.1 suggest that you consider brick and stone in combination. I suggest that you
take your cue from the surrounding vernacular but don't replicate. I like the
patios and open space within the project.
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3. Why is the sidewalk on Mason Street angled as shown?
A. This is because bikes going north on Mason need a 90-degree crossing of the
railroad tracks and not an angled crossing as in the present condition.
4. The building appears pulled back from Mason unlike Penny Flats.
A. This is because there is a water line running parallel to Mason and it must be
within a 20-foot wide utility easement. No buildings or street trees can be in this
easement in case the line needs to be repaired or replaced. So, right behind this
easement, we are proposing a double row of street trees as mitigation.
5. What is the height of the building and does the height comply with the Code?
A. Five stories. Yes, we comply with the Code which allows up to seven stories.
6. 1 prefer that the height match Penny Flats, which is four stories, for consistency.
Why is the building five stories?
A. Five stories are needed in order to provide parking at grade and then provide for
a sufficient number of units in order for the project to make economic sense.
There is a possibility that the future buildings along North College could exceed
five stories.
7. What is the height of the first floor?
A. The first floor will be 14 feet in height and will match the second Penny Flats
building which was built by our company and called Mason Flats.
8. Instead of stories, what is the height differential, as measured in feet, between
the proposed building and Penny Flats?
A. The second Penny Flats building, Mason Flats, is about 60 feet high. The
proposed building would be less than 60 feet high. And, there is about 100 feet
of public right-of-way, plus the water line easement so there is about 138 feet
separating the two buildings. Finally, our site sits about two feet lower than
Penny Flats.
9. Could you describe the streetscape along Mason Street?
A. Yes, in order to make up for the water line easement, there will be a double row
of street trees flanking a wide sidewalk. We intend on providing a series of
planters and seat walls to help break down the space to the pedestrian scale and
create visual interest.
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Neighborhood Meeting Summary
Project: Block 23 Multi -Family Apartments
Date: June 5, 2013
Applicant: Kevin Brinkman, Brinkman Partners
Dave Derbes, Brinkman Partners
Consultants: Eduardo Llanes, Oz Architecture
Paul Mills, Russell Mills and Associates
Planner: Ted Shepard, Chief Planner, C.D.N.S.
The meeting began with a description of the proposed project. As proposed, the
request is for an apartment building on the southwest quarter of the block surrounded
by North College Avenue on the east, Maple Street on the south, Mason Street on the
west and Cherry Street on the north. This block is referred to as Block 23 and the
parcel size is 0.87 acre.
The project would consist of an L-shaped building, five stories in height. The ground
floor would include five street -facing dwelling units and parking spaces above which
there would be four residential stories containing a total of 83 units. There would be 76
parking spaces along with bicycle parking. The building would contain a mix of studio,
one, two and three bedroom units for a total of 118 beds. The first floor would include
the parking spaces and 4,300 square feet of floor area for the live -work units and
common area. The upper four floors would each contain about 18,415 square feet for a
building total of 77,960 square feet. At this preliminary stage, the size of the building
and number of units are best estimates and may change over time. The site is zoned
Downtown, Civic Center Sub -district.
Questions, Concerns, Comments
(Unless otherwise noted, all responses are from the applicant or the consulting team.)
1. Would the alley be widened beyond its existing width?
A. No, the public alley width would remain as is.
2. Why is the building pulled back from the intersection of Maple and the alley?
A. This will allow sight distance for vehicles exiting the alley so they can see bikes
or pedestrians on the sidewalk.
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