Loading...
HomeMy WebLinkAbout019 Architect Site Plan Narrative Gran Cielo Phase II KUL Condos 5+6 Site Plan Narrative Revised May 2022 Project Summary The Gran Cielo KUL Condos project proposes new development of residential rowhouses and associated site improvements on one vacant parcel in Phase II of the Gran Cielo subdivision located off of South 27th Avenue and Bennett Boulevard in the R-3 zoning district. The development consists of seven separate 2 and 3 story buildings or “clusters” containing 21 three or four- bedroom residential rowhouse units. Site Design Access, Vehicle Circulation, and Parking The development is accessed by three drive accesses: One to the North accessed from Bennett Blvd; One to the West accessed off of S. 28th Ave. and one to the south which ties into the platted alley running along the south property line. All of these accesses directly tie into an Internal drive aisle which runs N-S. All vehicular circulation and parking is accessed from this internal drive. Main unit entries are oriented towards the street (either 27th or 28th Avenues) and are connected to a continuous network of sidewalk. Parking is provided with a mix of private garage parking, and surface driveway parking. Each induvial rowhouse unit contains a garage including 1 (KUL 6) or 2 (KUL5) parking spaces and a driveway providing 2 additional parking spaces in a “stacked” arrangement with garage parking. Additionally a significant length of uninterrupted street frontage provides ample additional street parking spaces. Landscaping and Open space All site area not covered by building footprint or hardscape will be landscaped. The Landscape design includes a mix of ornamental trees, grass turf areas, and landscape beds of various plantings and rock mulch ground covering. Please refer to the Landscape drawings. Each dwelling unit contains a 12’x12’ fenced area located in the front yard space to satisfy the open space requirements per BMC 38.360.250.E. Some of these spaces are located in the front yard setback as allowed by BMC. And proposed fence design complies with these requirements. Trash & Recycling The applicant proposes all individual dwelling units manage their own refuse with individual trash and recycling totes. Totes will be placed along the internal N-S drive for ease of pickup. Tote storage is located in residential garages and have been shown on floor plans. Building Design 1 - Massing Diagram. Blue: 2 -story Buildings A,B & C (KUL 5 units); Green: 3-story Buildings D,E, & F (KUL 6Units) Building Composition and Use This development proposes 7 buildings or “clusters” of rowhouse units. Two building “types” are proposed, each containing one unit type: the KUL 5 and The KUL 6. Buildings A, B, & C along the West side (along 28th Ave) are 2 stories (plus a small loft) in height and contain three 4-bedroom (KUL 5) rowhouse units per cluster. Buildings D, E, & F along the East side(along 27th Ave) are 3 stories in height and contain 4 3-bedroom (KUL 6) rowhouse units per cluster. There are a total of 9 4-bedroom (type A) units and 12 3-bedroom (type B) units. Architectural Design Buildings A, B & C containing KUL 5 units are 2 stories+ loft and ~33-6” feet in height. Buildings D, E, & F containing KUL 6 units are 3-stories and will be ~40 feet in height. All buildings have similar gable roof forms with a 9:12 and borrow proportions and formal design from the surrounding neighborhood context. While Both the 2 and 3 story buildings will be unique from one another, they will share similar form, proportions, and materials in order to promote a consistent design aesthetic throughout the development. Furthermore, certain design elements and styling relate to adjacent development within the subdivision to integrate into a cohesive neighborhood. The primary massing and articulation concept entails breaking each individual townhome unit into a one-story portion and a multi-story portion. The one-story portion serves as a physical and visual break in between the taller portions allowing each unit to read as smaller individual forms in scale with the surrounding context rather than a single larger mass of attached units. When possible due to site constraints, individual rowhouse units are staggered in the E-W direction. This design strategy helps to differentiate the form of similar buildings and to break up the mass of the buildings into smaller, more appropriately scaled elements. Additionally, this allows more light and air for individual tenants. Furthermore, siding materials and window patterns are varied to satisfy building design requirements per BMC 38.360.250.F.2. These varied façade types are illustrated on Sheet A30 – Overall Elevations. Buildings will be composed of a material palate of board and batten cementitious siding, natural wood siding, and steel fascia and accent elements consistent throughout the development. These materials have been chosen in consideration with residential precedent throughout the city and the immediate context of the surrounding neighborhood.