7.3 KiB
7.3 KiB
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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.
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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
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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
- 2nd bath?
- Any preferences on materials?
- no
- Parking?
- pervious?
- no
- pervious?
- costs precedents
- $125/sq projected
- Have a chat with construction superviser?
- structural systems?
- Yes, set up time with them, and possible prefabricator
- structural systems?
- 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
- to locate water, sanitary sewer, cable, television, gas, electric and telephone, topo?
- 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
- Survey?
- to Zoning
- Site
- setbacks correct?
- (2) front setback on Site B?
- no
- (2) front setback on Site B?
- 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
- no
- detention ponds?
- no
- Photometric study on light levels study
- no
- setbacks correct?
- Site
- 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.
- pressure treated slightly green
- Windows?
- Double hung okay?
- yes
- Andersen double hung 400?
- depends on pricing
- cottage style
- Fixed picture near kitchen
- yes, likes
- Double hung okay?
- Siding
- 1st
- james hardie
- 2nd & 4th band?
- corrugated metal
- 3rd band
- batten board
- 1st
- Not so hot on the copper color
- OD to suggest another color
- Railing
- (2) treated 2x4's sandwich horse fence?
- okay
- (2) treated 2x4's sandwich horse fence?
- Privacy walls
- 4x4's?
- yes
- 1x trim
- 4x4's?
- Gutters?
- no
- half high concrete walls at first floor?
- yes, might get priced out later
- Stairs
- (2) stringers
- galv. grate or stock steel tread
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Units
- swing out doors?
-
patios on south side?
- doors on 1st floor at east/west units?
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Meeting with MEP
- HVAC
- Duct routing?
- trusses
- Main chase for coolant lines?
- Duct routing?
- Electrical
- Location of panels
- Plumbing
- Water heater?
- HVAC