MEMORANDUM
Date: November 14, 2007
Project: St. Andrews Condominiums
From: William Hawkins III, FAIA
To: John Reilly
cc:
Re:
Meeting: Wednesday 2:00pm-4:00pm
Attendees: William Hawkins - Architect John Reilly – Owner/Developer
Peter Ekama – Intern Al Lohner – Marketing
The base grade will be on a rise of berm, and setback from the future sidewalk.
Entry to parking will be at grade or up a slight ramp from SW 18th
Maximum height = 45’ to the midpoint of a pitched roof; 45’ to the top of a mansard roof
0’ setback is desired based on the compliance with the purpose of the codes.
The wish remains to pull the building away from the cliff as much as possible.
- Technical and structural information on the process of shoring the excavation will be determined in the future
A retaining wall will need to be planned and developed for the south lot adjacent to existing developed properties.
- must be 8’ from the property line
Parking is situated below grade at the SE corner with a roof garden to help mitigate stormwater runoff.
2 parking spaces / unit are necessary
(Possible skylights to get prevent a cavernous feel to the garage – pending budget)
The penthouse also will be fitted with a roof garden again to mitigate stormwater runoff
John Reilly questioned the emergency fire stair locations and wanted to see if were necessary on the interior.
Stairs must be fully enclosed with 2 hr fire rated walls.
Presently the stairs are minimized in importance in the design.
- Two means of egress are required for permitting
- Does the elevator need to be separate from the lobby in which the fire stairs exit?
Is a North emergency egress to the existing Goose Hollow Bikeway viable/allowable?
If this option is not viable, the path of egress must change or the building must move into the hill.
The egress would pass through the property between the path and the St. Andrews lot
– John Reilly will provide more details regarding a purchase or a right of way through the sliver of property
Discussions with PUD need to be carried out concerning the removal of the center telephone pole on 18th.
John Reilly will complete the necessary paperwork for a street vacation: Ch.17.84
2/3 of owners within 200 or 400ft must agree that the section of SW 18th street that is wider in front of the lot is not necessary for emergency vehicle access
(The turning radius of a fire truck may need to be checked at the intersection)
Meeting the purpose of the code:
Setbacks:
Due to the widened road the lot is already setback.
The lot is adjacent to the freeway therefore the purpose for the code does not apply.
According to code ratios the front façade area could be wider on 18th Street, but it has been minimized in the design.
View interruptions:
The widened street prevents blockage of views from the adjacent lots South on SW 18th street.
The project is not visible from the North through the tunnel, and Sunset Highway 26 is adjacent.
The lot is across from SW Mill Street Terrace therefore no views are blocked in that direction.
The house on SW Montgomery will not have obstructed views because its base is at the height of the proposed roof.
Light interruptions:
Due to the orientation of the site there is no blockage of light as a result of its height.
The sun traveling from east to west does not get blocked because the house to the east is higher and there is no building across from the project. The building is no higher then the hill in which it is cut so the effect on shading is negligible.
The building fronts the street and enhances the neighborhood, as well as the property values.
The future of Goose Hollow?
John Reilly will complete the necessary applications for a code variance.
December 13th 7pm Meeting of the Goose Hollow Planning Committee (second Thursday of the month)
A further contract agreement must be made to include the work done beyond the preliminary design concepts and further schematic design. Discussions would include schedules, phases, and elements necessary to complete for a preliminary bidding package or presentation.