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Marco_Polo/101_W_33rd_St - Ongoing Not...

7.3 KiB

  • Overall context

    • They would like to develop the entire lot, if possible.
    • They might purchase these (2) relatively soon,
    • but these 2 lots are unlikely to purchased in the near future.
      • This area of Finfeather Rd will and is abandoned by the city.
    • Clients are interested in purchasing these two lots, but will most likely not happen in the near future.
    • The city has expressed interest in allowing this street to be privatized.
      • Potential parking area for future development.
  • Overall building guidlines.

    • Sketch of concept here.
    • to reduce parking count, make 1 bedrooms with study/den area.
    • no amenity spaces needed
      • however potential community 'courtyard area' if/when there's a larger development of the lot.
      • Like idea of exterior stair.
    • Possible to explore other site layouts but without reducing parking.
    • Look at potentially laying out entire block with future development to see if that informs a certain layout.
    • building potentially might not need an elevator--require further research.
    • Explore prefabricated panelized approaches
      • share precedents
  • Units

    • Studios: 650-750sf
    • 2bd: 800-900sf

2021/11/05 - Meeting with owners

  • Orientation of balconies?
    • toward street
  • Balconies off bedroom?
    • no
  • No common area? mail?
    • yes mail
  • Commercial?
    • no, not on this lot
  • 2bd
    • 2nd bath?
      • no
  • Any preferences on materials?
    • no
  • Parking?
    • pervious?
      • no
  • costs precedents
    • $125/sq projected
  • Have a chat with construction superviser?
    • structural systems?
      • Yes, set up time with them, and possible prefabricator
  • this area is one lot
  • Try to get more units.
    • shooting for 26 beds.
  • Commercial on 1st floor for 2nd phase, located here

20211119 - Meeting w/ Owners and Zoning Department

  • From owner
    • Survey?
      • to locate water, sanitary sewer, cable, television, gas, electric and telephone, topo?
        • Yes one is being commissioned
    • Civil is doing the landscaping plan?
      • yes
    • At L-shaped building: Would like all commercial on 1st floor
    • Civil engineer: Glenn Jones -gjones@j4engineering.com
  • to Zoning
    • Site
      • setbacks correct?
        • (2) front setback on Site B?
          • no
      • parking public utility easement?
        • yes
      • survey of adjacent property? or just a google maps guess?
        • not necessary
      • parking up to lot line?
        • yes, but not next to right-of-way
      • Can utilities, like transformer, compressors, dumpsters, go up to the lot line? enclosure requirements?
        • yes can go up to lot line, unless it's a building that needs to be permitted.
      • dumpsters enclosure requirements?
        • no
          • 6ft fence--see zoning requirements
          • Owners don't want gates around trash
      • detention ponds?
        • no
      • Photometric study on light levels study
        • no

  • Future Questions
    • -is there a GIS sources that shows elevation contours?
    • Bike parking requirements?

20220110 - Meeting w/ Owners

  • Survey still inbound, likely Thursday of this week.
  • Owners meeting with MEP and will look into pricing considerations of each option.
  • Owners very positive about Option one.
    • Likes the wood look and material changes
    • Don't like the maintenance of wood - open to exploring similar looking alternatives if not too expensive
    • Likes expanded metal look if not too expensive
    • Sara likes brick look on first floor, possibly open to board formed concrete
    • Like the ''pitched' roof look used to hide HVAC
  • Owners strong negative reaction to 2nd option.
  • No islands in kitchen - if absolutely necessary, only 6' long so can purchase pre-made with butcher block top
  • Side-by-side washer/dryer in units if room. more cost effective.
  • Smaller closet spaces
  • No Pocket Doors
  • Don't make bathroom wider than tub
  • Vanity 42" or 48" max
  • No pocket doors unless necessary
  • Tubs everywhere
  • Kitchens need a pantry
  • Prioritize front entry wow factor and views through units
  • Elec panel box out of sight
  • Owners want acoustic wall construction between units: staggered studs w/1" air gap
  • no exhaust fans in rated walls between units to avoid fire dampers
  • 30" fridge
  • Explore feature walls for end wall opposite front entry and short wall separating bed space from living space
  • Some unit plans will have feature wall separating bed space from living space. Others will be completely open. Owner to determine percentage of each.
  • Explore options for feature wall not going full height to ceiling.
  • 9' ceiling miniumum preferred; top floor explore open structure look
  • Generally speaking, Owner likes straight walls inside and varied dimensions outside
  • need to coordinate chase locations, HVAC recommendations w/ MEP consultant
  • no tempered windows if possible - too expensive
  • Owner has sent markups of unit layouts to incorporate.

20220211 - Meeting w/ Owners

  • Approach at pricing steel, glulams?
  • Staining/Painting of Glulams/lumber
    • pressure treated slightly green
      • okay with seeing stamps.
      • okay with exploring various stain/paint opacities.
      • expose glulam inside unit.
  • Windows?
    • Double hung okay?
      • yes
      • Andersen double hung 400?
        • depends on pricing
      • cottage style
    • Fixed picture near kitchen
      • yes, likes
  • Siding
    • 1st
      • james hardie
    • 2nd & 4th band?
      • corrugated metal
    • 3rd band
      • batten board
  • Not so hot on the copper color
    • OD to suggest another color
  • Railing
    • (2) treated 2x4's sandwich horse fence?
      • okay
  • Privacy walls
    • 4x4's?
      • yes
    • 1x trim
  • Gutters?
    • no
  • half high concrete walls at first floor?
    • yes, might get priced out later
  • Stairs
    • (2) stringers
    • galv. grate or stock steel tread

  • Units

    • swing out doors?
  • patios on south side?

    • doors on 1st floor at east/west units?
  • Meeting with MEP

    • HVAC
      • Duct routing?
        • trusses
        • Main chase for coolant lines?
    • Electrical
      • Location of panels
    • Plumbing
      • Water heater?