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6B - Site Review #LUR2002-00025, 2520 Panorama, construction of addition to existing residenceCITY OF BOULDER PLANNING BOARb AGENDA ITEM MEETING DATE: July 11, 2002 (Agenda Item Preparation Date: June 28, 2002) AGENDA TITLE: Public hearing and consideration of Site Review #LUR2002-00025 to allow construction of an addition to the existing residence within an LR-E (Low Density - Established) zone resulting in a building height of 46 feet at 2520 Panorama. Applicant/Owner: Bruce Wilson REQUESTING DEPARTMENT: Planning Department Peter Pollock, Planning Director Bob Cole, Director of Project Review Brent Bean, Senior Pianner, Presenter OVERVIEW: The Planning Boazd is asked to consider a request to add an addition to an existing residence located at 2520 Panarama that will result in a building with a measured height of 46 feet per city height standards. The existing residence has a measured height of 34 feet. The applicant has requested adding four feet of additional building height above the present roofline and extending the building to the south six feet and to the east 28 feet. STATISTICS: Proposal: The existing residence is located within a LR-E zone, and the maximum permitted measured height for a principal residence is 35 feet. This residence is located on a steep south facing hillside, and the resulting measured height of the proposed residence will be 46 feet based on city height calculations. Under the provisions of a Site Review, a request for a measured height of greater than 35 feet can be requested within a LR-E s:\plan\pb-items~nemos\bb2520panor AGENDA ITEM # 6B Paee 1 zone if below the minimum threshold for a Site Review (section 9-4- 11(b)(5)). Location: 2520 Panorama Size of Tract: 7540 square feet, (0.17 acre) Zoning: LR-E, Low Density Residential - Established Comprehensive Plan: Low Density Residential KEY ISSUES: 1. Is the request consistent with the applicable Site Review Criteria for a height exception for a single family residence? BACKGROUND: The applicant developed plans to expand the existing residence and found during the initial plan review process with the Project Specialists that the additions to the building would result in a building with heights in excess of 35 feet. The current residence has a measured height of 34 feet. The applicant is requesting consideration of a measured height of 46 feet, which results from raising a portion of the roof 4 feet and an expansion of the existing residence to the southeast, which significantly lowers the low point of grade on this site. The city measures height 25 feet away from the building to the low point of grade. Due to the steep hillside present along the south half of this site and the 6 foot expansion to the south and eastern expansion of the residence, 8 feet of ineasured height is added to the existing 34 feet (42 feet measured building height). In addition, the applicant has included a 4 foot increase in the building height at the north side entrance to the house, which adds an additional4 feet to the measured height of the building, resulting in a final measured height of 46 feet. ANALYSIS: This site has a steep hillside along the southern half of the site, which results in a taller building based on the city's definition of height (measured height). The existing building has a measured height of 34 feet. Due to the steep hillside present on this site and the expansion of the building to the south, it will be 46 feet tall based on city measurement methods. If this slope were present across the whole lot north to south, the height averaging provisions of section 9-3.2-3(b) might have been applicable to this site. This not being the case, only a review by Planning Board under the provisions oF a Site Review can provide any relief to this site. The actual building height being proposed (measured from the lowest point on the building to the highest point of the roo fl results in a building height of 31 feet (see plan page A-6, Section A). It is uncommon to find a three-story, single-family residence built on steep hillsides that do not qualify for height averaging. Quite frequently, homes built on sloping lots are compromised in s:\plan\pb-items~nemos\bb2520panor AGENDA ITEM # 6B Paee 2 design to fit within the height limitations. This results in flat roofed buildings that are not consistent with existing residences in a neighborhood. This neighborhood was developed in the late 60s, mostly with pitched roofs. The applicant is proposing to maintain the existing roof line and expand the residence to the east and south. The character of the residence will look very similar to many of the existing single story frontages present along the south side of Panorama. Staff has completed an analysis of the Site Review Criteria in "Attachment B," finding that the request is consistent with the intent of the criteria. The primary criteria for a height exception are: (E)(1) the building height, mass, scale, orientation and configuration are compatible with the e.risting character of the area. Most of the residences along the south side of Panorama have the appearance of a single story home but are built down the hillside to the south. This request will maintain this appearance in both height, bulk and mass along the Panorama frontage. The residence will maintain the north-south orientation as well. Criteria (E)(2) The" height of the building is in general proportion to the height of existing buildings and the proposed orprojected heights of approved plans for the immediate area. The actual height of the new building will only be 31 feet, but due to the south facing hillside, the measured height will be 46 feet (per city height measurement criteria). The remodeled residence will be proportional to other residences in the area in actual buiiding height. Criteria (E)(3) the orientation of buildings minimizes shadows on and blocking of views from adjacent properties. The protected solar area of adjacent lots will not be impacted by this addition. Because of the basic north-south orientation of the lot, views to the south and west will generally be protected. However, the expanded residence will reduce some views for the property to the east from what presently exists today. The expanded residence will be within the permitted setbacks for the lot. The LR-E zone permits a minimum 5 foot side yard and a total combined side yard of 15 feet. The applicant is proposing an 8.5 foot side yard along the east property line and 7 feet along the west property line. PUBLIC COMMENT AND PROCESS: Staff has received phone calls from residences within the area. Height has not been a significant issue once the plan has been reviewed. Neighbors adjacent to the site have expressed some concern for views. However, these concerns have not been expressed in strong opposition to the plan provided the residence is being placed within the permitted setbacks for the lot. Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign was posted on the property for at least 10 days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. STAFF FINDINGS AND RECOMMENDATION: Planning staff finds that this request is consistent with the Site Review Criteria for consideration of a height exception within a residential zone. Staff finds that the site is encumbered with a steep hillside only in the south half of the lot and that the residence will be in character with s:\plan\pb-items~cnemos\bb2520panor AGENDA ITEM # 6B Paee 3 existing residences along the south side of Panorama; further, that the residence will not unduly shadow or block views from adjacent lots. Maximum height of the residence shall not exceed 46 feet as shown on the site and development plans dated 4-15-02 and the solar analysis plans dated 5-22-02. Approved By: ~~i~.~'~~~ Peter Pollock, Director CONDITION OF APPROVAL Planning Department ATTACHMENTS: Attachment A: Vicinity Map Attachment B Attachment C: Attachment D: Site Review Criteria Applicant's written request Applicant's development plans dated 4-15-02 and solar analysis dated 5-22-02 s;\plan\pb-items~nemos\bb2520panor AGENDA ITEM # 6B Paee 4 ATTACHMENT A of Bouider Vicinitv Ma C8-D BALSAM DR MR-D ~ ^ L~i L ~ ~ v IA AVE ~ 1 ~ W A 0 ~ ~y- .--~ _~~-~ N~ A `£~_.--r~~, Location: 2520 Panorama Ave Revfew Type: Sife Review Project Name: Wllson Resfdence Review Number. LUR2002-00025 AppJfcanL- 8r[rce Wilson " ~ N 1 ~ ~~~ 1:3000 MapLlnk cny a e~a~ as ~ Iraimsena~dq~e en W.~va N pabe] uT+MnY ~q~r~menery: : A :;~~„~,°;:t.s,M~ m>.d.o~..,_a..~ ~.~,~ Agenda Item # /o.~ Page #~~ _ f~7 1"~~ S..J Subjeci ProperYy 2520 Panorama Ave Attachment B Site Review Criteria Analysis: (i) Criteria for Review: No site review appiication shall be approved unless the approviag agency finds that: (1)Boulder Vallev Comprehensive Plan: ~~es (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan. The property is zoned LR-E and the request is to remodel an existing single-family home. (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three- hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: ~~es (i) The density permitted in the Boulder V alley Comprehensive Plan, or, (ii) The maximum number of units that couid be placed on the site without waiving or varying any of the requirements of Chapter 9-3.2, "Bulk and Density Standards," B.R.C. 1981. (2)Site Desien: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site deslgn techniques which enhance the quality of the proj ect. In determining whether this subsection is met, the approving agency will consider the following factors: (A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: NA (i) Useable open space is arranged to be accessible and functional; ~s (ii) Private open space is provided for each detached residential unit; NA (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long- lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and their habitat; No natural feature, endangered species present in this area. s:lplan\pb-items~nemos\bb2520panor Agenda Item #~ Page # lp es (iv) The open space provides a relief to the density, both within the project and from surrounding development; the residence will be constructed within the setbacks of the LR-E zone which provide the minimum open space areas expected within this zone. NA (v) The open space provides a buffer to protect sensitive environmental features and natural areas; and NA (vi) If possible, open space is linked to an area- or city-wide system. (B) LandscapinQ: NA (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; NA (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; NA (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of Sections 9-33-2, "General Landscaping and Screening Requirements" and 9-33-3, "3treetscape Design Standards," B.R.C. 1981; and es (iv) The setbacks, yards, and useable open space along public rights-of- way are landscaped to provide attractive streetscapes, to enhance architactural features, and to contribute to the development of an attractive site plan. (C) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developar or not: NA (i) High speeds are discouraged ar a physical separation between streets and the project is provided; NA (ii) Potential conflicts with vehicles are minimized; NA (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; NA (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that s;\plan\pb-items~nemos\bb2520panor Agenda Itenl #~_ Page # ~ supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; NA (v) Where practical and beneficial, a significant shift away from single- occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques; NA (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; NA (vii) The amount of land devoted to the street system is minimized; NA (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust; and NA (ix) City construction standards are met, and emergency vehicle use is facilitated. (D) Parking: NA (i) The proj ect incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; ~es_ . (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; A new two-car garage will be constructed within the front portion of the lot, with a minimum driveway necessary to serve the garage. NA (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and NA (iv) Parking azeas utilize landscaping materials to provide shade in excess of the requirements in Section 9-3.3-12, "Parking Area Design Standazds," B.R.C. 1981. (E) BuildinQ DesiQn, Livability, and Relationship to the ExistinQ or Proposed Surrounding Area: ves (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan far the area; The existing residence has the appearance of a single-story residence from Panorama Drive. However, the property slopes to the south permitting the residence to have additioual floor levels down the hillside. The actual height of the proposed residence will be 31 feet, but due to city of Boulder height measurement criteria, the residence will have a height of 46 feet. The s:\pian\pb-items~nemos\bb2520panor AgCilda ItC01 #~ PagE #_~ overall building mass and scale will be similar to ot6er residences found in this area. Panorama Drive has been developed with single- family homes since the mid 60s. Development to the south is currently zoned MXR-E and has a mixture of single-family and multi- family units within the area. ves (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate azea; The north frontage of fhe residence wiil blend with the existing single family homes facing Panorama. Because of the height constraints imposed by the steep hillside within the southern half of this site, no more than one floor level will be visible to Panorama Drive. The southern exposure will have the appearance of a two-story residence stepping down the hillside, which is present with many oF the existing residences along the south side of Panorama Drive. Most of the residences along the north side of Panorama Drive are two-story residences stepping up the hiilside. ves (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; The applicant has provided a solar analysis that demonstrates that the existing residence will have little impact on adjacent residences. However, the residence will be expanded to the south and east, which may disrupt existin~ views for the residence along the east side of the lot. ves (iv) If the chazacter of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and ]ighting; The remodeled residence will have the appearance of a single story home along the Panorama Avenue frontage, similar to most residences along the south side of Panorama. The materials and color patterns are not controlled in this area, but exterior siding materials will match the existing shingle siding. ves (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; Front yard setbacks will be maintained, and the proposed building will have the appearance of a single story residence along Panorama Avenue. NA (vi) to the extent practical, the project provides public amenities and planned public facilities; NA (vii) For residential projects, the project assists the community in ' producing a variety of housing types, such as multi-family, townhouses, Agenda Item # /~_ Page #~ s:\plan\pb-itemsUnemos\bb2520panor and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units; NA (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site external sources through spacing, landscaping, and building materials; NA (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; NA (x) the project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; yes (xi) Cut and fill are minimized on the site, Yhe design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazazds. The additions to this residence will retlect the existing hillside. An engineering analysis of the existing hillside is with building permit review on a steep hillside. (F) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: ves (i) Placement of Onen Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. A residential solar analysis has been completed for this site, and city solar requirements will be met. ves (ii) Lot Lavout and Buildine Siting: Lots aze oriented and buildings aze sited in a way, which maximizes the solaz potential of each principal building. Lots are designed to facilitate siting a structure, which is unshaded by other neazby structures. Wherever practical, buildings aze sited close to the north lot line to increase yard space to the south for better owner control of shading. This is basically a north-south facing lot, which is optimal for solar enhancement. Much of the new addition will be facing south, improving solar potential. ves (iii) Buildine Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of Chapter 9-8, "Solar Access," B.R.C. 1981. The southern exposure will have a significant number of new s:\plan\pb-items~nemos\bb2520panor Agenda Item #_~ Page #~ windows added to the face, enhancing solar potential for this residence. NA (iv) LandscaninQ: The shading effects of proposed landscaping on adjacent buildings are minimized. (G) Additional Criteria for Poles Above the Permitted Heieht: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: NA (i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or the electrical utility pole is required to serve the needs of the city; and NA (ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and conshucted so as to minimize light and electromagnetic pollution. Agenda ltem # (0~l3 Page #~ ATTACHMENT C Written Statement On Meeting Applicable Criteria This proposal is for the addition of master bedroom/bath and recreation room to an existing dwelling at 2520 Panorama Ave. This property is owned by Bruce Wilson. The purpose of the addition is to provide a play area for our young daughter and an improved sleeping area for ourselves. The addition would be adjacent to our existing home and at the same height, except for a front entryway that would be four feet higher. We would hope to begin construction within six months after approval and complete it within twelve months of the start date. The proposal is consistent with the Bouider Va]ley Comprehensive Plan in that in that it adds living space in the City of Boulder rather than leapfrogging out into the county and it entails no change in density. The site design respects the neighbo'rhood and environment in that there is substantially no increase in height, no impairment of views, and no overbuildinD of the lot. In particular, the front and rear setbacks of 25' each continue to provide over 3,600 square feet of open space. The (andscaping calls for the removal of some or all old, railroad tie walis with the resulting improvement of views for our neighbors to the south. There is no chanee in trat~c circulation and all city construction standards will be met. V Parking is enhanced throu~h the addition of an offstreet spot in a two-car garage. As we live at the bottom of a curved, downhill section of road, this is an impottant safety concern. We have had our street parked car hit head on durin~ the ni~ht and have had many a tire track on our front lawn in the winter. The building height, mass, scale and orientation are all compatible with the existing residential character of the neighborhood as particular attention was given to not overbuilding the lot, nor blockin~ any views. The plans provide an attractive streetscape by incorporating an entryway that breaks up the straight, bunker like appearance of the current home. Like the existing home, the addition will face south and benefit from the solar heating effects and, of course is well within all sfiadow protection criteria as demonstrated in the various shadow analyses. Thus, we believe the project meets al[ applicable criteria and is within the intention of the height regulations. Agenda Item # ~o.~ Page # /a Overview -This proposal is for the addition of a master bedroom and bath (upstairs) and a recreation room (downstairs) to a single family dwelling at 2520 Panorama Ave. It would need a height exemption of 45.5' or 10.5' greater than code due to the unique nature of the lot. -The lot is a hybrid shape of approximately 50 feet flat and 54 feet sharp decline (about 45%) and appears like the following: rrortl, South It does not qualify for steep slope height measurement and yet the regular height measurement, due to measuring 25' out, results in the current home being non- conforming and eliminates the possibility of expansion. In short, iY is an unbuildable lot under the existing height codes, excepting grandfather provisions. -With the exception of a raised entryway, the proposed addition is at the same height of the existing dwelling, which was approved and built in 1973 under existing code. The entryway would be 4' higher than the existing roof line but is on the flat, street-side portion of the property where its height would be only 20' above grade and be generally invisibie from the south at ground level. -The proposal extends part of the existing roof 4' farther south for sun control. This extension is 18' wide compared to an overall width of 59' for the proposed building, or less than a third of the roo£ The extention is still in conformity with existing setback requirements and its height over existing grade at that point (not ZS' out) would be 27.5 feet. -The proposed addition falls within all existing setbacks and shadow requirements and thus does not overbuild the lot. The removaUreplacement of some or all old railroad tie wails in the rear would significantly improve the neighbors' views from the back. -As there are no dwellings directly northeast of this property, there is no impingement of rnountain views. Agenda Item # (a.C~ Page # / 3 Utility Connection Plan The existing dwelling is connected to City of Boulder utilities. No additional connections are required for the proposed addition. The location of the existing utilities are reflected in the Improvement Survey Plat prepared by Accurate Surveys and are included here by reference to that survey. 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N 6eulei. .~ m~.s ,~u.emr, am xenv. a.~m <ea m~~.~e :~~s~.n • w.ubwo~uo.nemm~ee~.fcn.w~sA+umuk~ortfl.v•rrvESr~u'uw:wn Miviem¢nqptlrt AA~dMyYa~P. A4aoeuYerd Ne~rtd0a4mnad4laofIJSCSINCmmmiuMmoJ. WNiyqim~Y~dttlm ¢RUeka~ofu • F+c+.mAnsdb:umviuaAmkmuwioen.kromaJ~..suvxHlmu~uewwnhYe~ ixcuu~r>awvat. ~ • nu:f~eeaomvd?~mew~re'/ib.avrmaUdonm.ammrroaa~/na~mivp~~ sw:, Y~e Mwe4m~ PLLY IrhNA iev Imhv M T~ bu Wink.i M Na~ wuhauas A.1~ F+l E•U0.~l4R~sW ' a.4~sl.idim!e.mbmw~/utt~~wr~w. xmmwan.aeuurcpwMa~.ow . E~8mom~ ~m~:. em ve ~k.~w emr ame..~ s~uei av H. oov r,, n.ua x1'n udwv%~lqaeeTY6no.~eFrmmenl~s,urq~eo..aemiy, • AY~MK~Y'+e4WmbtEV~dmnYWbkJtl0.i~whu~.xrvukum~mte:. Yi ns.neamvpeow ais.nx.tix anesioa w. W s. ~~ owlqM~iepnu'ra~eeeb~.ew~dioNfde., . ~lro~idetrvmsNON Idukd~tll°~4 WYbatl~tlo~0~~drvmW of fiLWarvV~~i i.l.yfu~ptl~i~ukm:wewm~q~weo,saua.avew~~w[ ~ . e~~tlbeerJmmo~luv~ve~~i.e '~mv~q wM',~r.~h+~+~l~~w?!mH+..~ • no~rtradNy~.omWaumepad~AEe6n.odpnukm.Nwwnmmxed~'va o..auw aammm~n.~. x~.wm .,.~w~. r~~+>4w~mw.u~e~nm~M.caamowwem~v~GUnan. ' • ura~uMs.m~wmsr.u„m~,~..swuwn.meo mRa.~mem~.w.e. dwar. nm.m.ene.r.ve~.me?ronmrvnnu~~waw AOVWldhhYdpM MpiaY{sYYhvby P~il s~Jlum~b~NNVkwrckl. . ' . . u.w at..'ue:im4:me n.btl~~do Ekdia~H ~M. u:m bs: us e~m~p.N~. mkmvb40dmemuYw.~mNUVbd~1 blwidlin u • 4adkVaMWIoP WAk~.AftlhtddGmavfvwylmFs, ~ MumWdwi~ipwn~ik uwurzweanekwuhi4aGi~l~a'apaWb~Y~~ulM.~W. 1de mxMp, b 4 PWWd~ 5d 1~ I~pe ~M W qeut m m9 k iqiN ia xHne h fml mpluNmloe . . GMm~eudld~OLe,~tlYa66u41nKp9drtdll~kmur.YoW~osWe.ll6oFGqnvmaqnAeryvry . .akme4~bYeeqm~~leem.l~apw, NWpHlanMw.qboe4+~ad M YYamP~tldkkp~ud frov dpnnwuaN W LoE ~lueuu w~AwOc mnixai d ilsileA wb y~ufulyMn W aW dkrv5c ~klnWlo~dnV Jo.e~m.e6u OernuM~llo h wrttlh0~emofqmuM WKaE~luik NrW Ma~YrttR~w~a~. un<ra~r~uemwmma~e~~~n.umw+~w~me~;~we ~~u:mM ~qeo:~auaameapaewewn~'~m~w~Me.~.,~.rvn:uw~n~areie~a (/l .~ m OW ~ ~Oh O •rl ~ N J ~ ~ ~ ~'~~(1~ M ~ ~W ~ o °V F' p1 W ~ ~~ O ar~1 rf~ ry'O Vi ro o 4 ~b U d °D OJ M N ,~,i+'C a ~ ~ ' ~ ~ ~ ~ O M U~m ~ ~ ~ ~ D 7 W m Q ~ ro ~• a Q N b N ~'+~ Pm n eq~A~4YE ~q en euM~l lo [ry/dOM poYJLT Y m 1rtN~~UVUM'uM~9wlmWOl IM LaqrY~AI ~[{ Il USF. ~1 NPMi ~rt~ I'M4fqqpMPp[Ibn I.[ItlIB] Rnya4tlqMiA~ W M m1AnAYlaMnMllpmnw~pM Im~yFM1~InKNrpfibndpn~ ~N Wmmb N M MN^~ V'9x nnt pnlw~knmtlMatlwelllw~~rm M w rom nonme[. m tiv~M xwnlA~wm6atluTwanvbs w betllnP t~M ~nf Yblw nuE. owuvN ar; ~ am ~ssue: 7~22-94 PE~ISSIE: I[~iP~N CONST.ISSIIE: ioJ8~9{ FiNRL RELEASE~. p¢.~5-0 JOB NO.: 10F•u9 EXISTING SITE CONDITIONS ; ~.o, ~ Agenda Item #~ Page # /5 ~~ ' ~ u ^i~ ~ I ~ ~r ~^ I •o .~• ~ I PANORAMA AVENUE `~'~'~.^~:\..~..~iYti'VY'~.~ . ~ .~ f~ ~ -~} ir~ ~ ~ ~ :1L e~ Yr~~~ ~~~ ~ Ei ~x ~ ~ `~, ~ , E5 ~ ~ E~S "~ E~5 E16 E6 EiG EG r!' ~ 17 ~_ ~ mi-d' i ~ ,, ,' d : ~ f 0 ti G ~ ~ 3 , , ~ __ - . ,' ~~ ~ F~i _-- ~ ~ I . _______ ' '_ ' , _ " _' ZID , ' r~ - - i ~ . - -- ------ ' ( i ~ ' IIi -9% E$ E33 ~I .. ~ -._.~ _ '_'__'___'__ ;___"'"....,.""_'""_'""""__""_ ' " _'___"""'"_ ' Eio - ~ ...___...._. ____-.___... ~V 29i.o" N, ~„rL , ' r .~v~.a," 6lj ~ i ~ ~ : ~ ----- ~ ~ . ~ ~ ~ ~ - ~~ i EAST ELEVATIQN , ,_-_ ___, --rra^=t~------ ~ ~~ ( ~pCGE ~ ~ `~ -: ,., .., ._~. .. .._.~....,... , ~, .~..'~ Jrl ~I ~` ~ `_ . i .... _ . \ \"` ` . _ .C79 ~' ~~ I ~ 17o k" , . 1~ '~~~ ~tex ~~9T~~~~~ ~ -- ~ ; E14 ~~ ~IIlo' (e '~-~ - i t ~ ,_. _...y, ~~ ~ ; ~ j I'~ ~~ ~,~ c I i~; :~ I I~ ~ tfo ~ { ~ -_. _____.- ' i "'_'__.t..._._.___....._..__ __.__.__-_.__ ( ~ Efl E~0 ' Qi iI ~I 's i ~ ~ ~ , E27 ~ I~ / ~ ~ E30 1~~ 1 ~~ I A~ ~~ E7 1 ~ ~ oi ,I E~ - i ', J E9 c "! ~ ! ~~ I ~I~I~ I ? ,~ `- - -t , _ _ _ _:.._ - -- - I ~ 1{) . )( \ 1 / ~ P < < '~ r; ~ _ 'J~; r i;~ ~ I~ 1.~~ ~ 3 i~ e,i ~ 1 ~Ex~5nN4.FrtUbGMPE I', \il•ICO.O ~0 ~' II n ) i s.~on' - -- - _ ~~ di I _ ~ WEST ELEVATION ~~~p~" ~~ ~ ~" 1!4"=1' ~ ~- I` \ i ~ ~8q.0 ~ I ~ti,J,.i . I ~ I L______ II ^ 11 ~^ ~~ I I J ~-~ J_ .._........ ._.. .... ,..~' B AL ~ hmrvtxe~t' 3~ ".... ,..... ..... , . .. . 1.. ~.~~ . .....~ .'. ..~.. ....~....~ '__ _._. ..:. ~. .._" _"_' ' ~ ' _~- -~ENiBY 4e0FBEY0N0__.. I~, ,' I I I-' I\; \~,.~ ~ . i EA15TiM~ 4R4DE '0 REMAiN AY Fpy'AON' S~UTW ELEVATION 1l4"-p E§5 ~ 7 n "~-w-•-- Je~KIWE 170-4 . ~t-- gq . ~-~ A ( ~ `I 231i .5~ )GE ~ AL ~ : -~a ~i ~ ~~-~ ~f - ~ ~ ~ ~ ~q ~ r~~ 4 ~~\ ~ ; ! ~ tza ia _.- ~ ' ! o ~; ~ ~ ~ i y H E5 :GOfc oH ` ~ l 4 ~ T~% IVORTH ELEVATION 11A"-1' iiii ~ ^ _ ~ ~ ~`. ,'' e9 ~+ ~~~1; , ~~ ~~~~~~ ~'~ ~Lvp TRMBR~YfP E2 ~ ~ ~ L ~-1 0 , ,~ , , ', , , ; / ~ ~` \ / ; ~ ~~~ ~ ~ ~~~ ~~ ~ om ,n ~ mm Vl ~'~ 0 .'1 N ~ m ~ ~ m c0 0 0 ~ ~ o ~ V ~1 G7row ^ ~~ 0 a ~ ~ ~~ ~ b N N°r,w ~ U ~ m ~ ~ V N W ~ ~~~ b 7 m > Q ~ E ~ 0 ~ a N ~ N ~ _..._'S~~' _._. } _._ ~ ' ~' ~ ~ ~ ` ~ i i ~ i _ d u f ~ , ~ ~ ~ ~ ~~ bl.a' ( ~ - r- -- E7 ~-- -----" ~~~ . ,/ q1~GOl li J`-' ELEVATIONNO7E5 EA T7plcdmo(~xyhaqeM1lnpieswmundeAaymenl E~18 Beamerds/~4YWY11'~2'x/riµNMFafiO percotla,4~YaYY~- E20 GWler ~ Ed T~yl~ledinpwootlshNpleOmet~hev%tiip E31 PoMbeem ' EJ Par~elMorefheadparepedpor ' EYY Solli aM aeve Oehll entl ca~rsliuction b match H GeNOnIzYJAesNnpalallwAlWroofWret~es eddnp E5 7~fl.6,bineurWMantlcdnn6imfry,lomehh Ed7 7MtlikpbbOON i Mstl~p . ~ . ' :p ~ F21 DMmpoN E8 1RR.S.hinAwhdorrelomekharbtlnp . E~75 NeMMepatlowntolentllry E7 Cac,eN7~P'WNaWVBURiwvsmxG F2A Geh+nhadOuhlnpNMMreyroolfundue . ~ " EY7 EkendeM.Wmdetnecnwy E-9 fi7.dack~aOM1pecpardahl~+n.4 ' E-7A tMtlo1Y5'helgNtlmX ~ . EIO /'Myibhcknlpedfbnp . '' - E1Y 'Mndoua W mNd~ Prepe xreA xall Mkowc E.N 5'e$_M.AW ..`..... nnm ~ E~72 LNeolkn~eM Agentla Item #~ Page #~ E-fE ~neoleld.yn E-01 Weolpopoee E-05 ta1R.6.6MAk E~0 ~I1BRS.Mfn& ~ ' E-il idOp9,6Ynt ' E-0d twarpultb ~~. wA ~~ ww~w .a .+ W~m m ~rorMi wMUbn.. ~r. ~wi..w.sx'Masmun~wn iMmmqnua~>u,tun..rta ~ ~~~, AM~lqinl WpY Ctq/r/i1 Fele[Ib. Mtl W~ IMpMi1TIrcAY~Mi MM1MkbNTMI wpnP~ IN~Ie~i1nUMM '~~ ~ ~~ M4LIT.vmIApNN~W6eb{4m, .rt or lum ro~wmY an YYN ~ ~mev~..ima~nwwma «wu*wane.+.e~wa~aa oanwr~ er: pc BIDISSUE: }EL~99 , r~arnrt issi.E: io ieM cOrui. issue: n~ia~54 FINAL RELEASE:Oq. ~5-pq aEVtis~sa+s~. oa~~5~o2 ~ ~8~.: f0&83 I 111 III~ E2 G1~2UnL GL. ~Ob~ !~ ~~e iounnp w,iu cnw ee ae~p~a W e Coro~eao episqiad bpinaer im tla Cm~ntloc SAa well mheelor tholl eoudmle thk woM1 MN Ne ownw eM i.C. ie: e¢eqexcevefion,ahoMp,ek. ~ A6 !E l.6 Peib LE I., > ro rv w~ _~ ' vqF~p5,1•d'µnx. ~ NAILHEI6FIT, ~J ~..,,._~, _.. i- ~-~-- ;J'_~CnSTtNG ~L. RLTAIMIWn W1lb Agenda ]tem # ~!j Page #~ ~1..W.ipq:Ga uB EL lo3'-]Y1" is" cs. ES, 9k.'-ard SECiION N~OTLE~S~ - $~I T~y.np~p,A1 MOI . GlNples IO meILM1 YEHIp ~ QnsteYed pr mmuL rewn.~ on ma11eA m 7R' decXlnO on qo-eip'd rooi Wsses w 2~10 Mers (see ~Iruel, fa bc.l Rm+Ae Rd0lnwl. 0 bot chaM wflR' PiR td. w vepot MMer & ht PfM1118NO~BndWRYlAkqpBIMEO. FLSheI rwfbwd~eMmd~uncfom. S~1 Typ.Aalreol-dm9erb51uwqasnol8don5heN ~. .&J ~ FedelomlGimdleatle S4 (Ahl2heaEer S-5 FpdebmiMMdaeleYetlrypYChmd S8 Try.IntwaX-b4W.tl,ISO.C.M7R'pry.bA. exh dda . ~S7 T~y.ELLWetl.SfdnpanMStlYrypefstrurl.m 28M.duRpxWOd.rdR~13MtlFeul. Pronde ~ irz'mv.ed.mraoanemernmmw~ S-8 GaepeMa &70 ryp. Ibor - h now mreEU~tloo Broe ~ y~' TdG wbflaorgAAdeNncAedlo74'WIJe1'a.elapu6q i~~ ~._~i p~Wicl.ProuNeNIIR-30hoW.elallranPdeq. - 0Y S75 1R' gry. 6os~d wer 72 NMIp Md 1fY ~10 ~ hreWetionbeMxen. ' --- s.iz mm~wmuwao~arru,ryn.. , . S13 CanueteslebpowuparWUChiM s~a r~aemrmund.m~anm,qv. ~ .~ S18 Faundatlonwapnpranvcheel s~v o~~om,~.m~a~ ste n>nrarmau~na~a~m~nw~a &19 Em9rsca?sWdbnto~ameN S70 EitYnp~amhucdoe.MherommreC~µ;tttavn s21 mo~ne~te'o.c.npereeucmrel. unocae~ns siE oaanoorl~a:aaetufim~ ssa cekwmbbtoweecka~e~l~+cul SN OerkbeemaperehumuM u~G1.GO!r~~ szs oaan~nmivwoaaaa~aa. ~ 5-18 Ganpe b Iawe vnll - 59' qpe'%' pyy.bd on Or:.E a:p": ~esNeolb4xd.A.e17E'O.C.wA-171roui.l - aM12'p~p.6d.anr~orbnkrYk2 sn ea.~a~mp~obrm.t Vs-3 ~ SM llneofeai9nppnds . S79 UredpapoxdprWe - S70 SAeiehpNpwel(SeONole~ S71 WaolAroqa7mMmlume ' S37 lirc NunEkW2ededl 337 CwMmkft ' . 5-7/ (!)dl0hekal . 6~ Pnsaueheabd.mF7nledpar 676 aHe178'O.C.oIppNMall S3] Ca ularow2EGRG.LGPC40 S.ta m~i~.~s euw m aruN . ~ ~~ &.. 95=10~h4 ~ ~~ .oW ~ roo~ O •.Y ~ N J ~ b ~ I"~I M m O ~ ~ u M ~i9w ~ ~ A b O ~ ~ qro ~ ~ M ~ U C ~ v ~ 4 ~ J N M ~ ~~ M °~"' ~ y,m ~ "~° d L 7 Q m Q~ Q ~ E ~ ~ 0 C m a ~ N N N ~w.w~nami.au.n Mw P'~~ n~ t4pNM M ~n ut}'J b CplnNl poN[Ibn 1~ ~n e~nnnw.or' we. s~., im n W C.qMn1~4 q U9GSwntlN dwmW I, ly{ ~M 1ry~n IKMyWnI Mp14q~M PtlKl6~ .41p1%61MPe14i~Yd:b~N1~ MWrbGWIMtl.Mlbrm~~'n~WM umpnetlN[uq-a~hnIXpm ww~am a ma aq~. u~en wn wsnw~ man.e~m~.dm~, .on m ~m~ ~+wwaw. ta~ V~M ~.wnam.r.~np~awa~a~ro. aw~uziarv.~aw~ooda ORAWN BY ~ Blo SSUE: 741~94 PEIRAITISSUE: ~aiE-94 CONST.ISSIIE: io~IP~N FINAL PEIEASEd}• I§~02 PEVISIONS: d}'~y02 J08 NO.: 108-99 e. .,, ; ;~ ~ ~', kF:!~r.5 - ~~~I PRNop~AMA f+VE. ~ k'sive sera~K r~i5' - ------- _ ~F~t¢ 5etaeric i ,{~ i I I II ~ Im ' ~ II ' AI ~L'3'CRzt179E1Muti.- r-------------------- ,~ ImV I i , ~ ~ ~ ;~ I I ~~; ~ i ~_FIA7ROOp -~1dd... i ~ I .a~; x I _. _ I ,~ i ~ ~! - I I b- ~ 6 q5 ~- I 2~ ~ ~i ~ ~ ~------------------. r ----" L_~ I P,~-•---- __ - Y5ne4R~t5<cis-~- -- -- -- I ~ I I ~ I ~ I ~ I ~ I \\ . ~ --,_''__ ~_ I ;~ ~ ~- - - --- ---_-'-----'-- ,~ ~/ 'i / I/~ ~75,o IaW @ 25,e oFFbl16E A wwaEF. 51T~ ~I.AN ~ 50LA~ SN~I~W ~NA~Y515 ~~ ' ~0~ ' d ~~~~~ ~ ~ I i ~ i I I i ~~ .'ll ~ I d ~I I J I 1~1 I ~ ~.9A i~,.l_ i 1~ ~ i I /~ i~ ~ ~ I ~. Y I ~ Solar Shadow Schedule for Height Limit House Wilenn RecidenrelT 9F90 Dannnme Evn Rniddn~Cl1 Roof Polm Penatl O~ip6al Ikl M Qipirel SheOawk CArqeo GtNe He M lu9eC ShaOOwl ~ A Nmn 70.00' WF ' WA WA WR iQ00AM 10.0d ~ WR WA WA WA t:00PM 10.00' WA WA WA N41 N Noon f0.00' W~ WA WA WA 70:OAAA1 10.00' HAO' WA WA WA 7:OOPM tO.Op WR WA WA 11.00' I Noon iJAO' 3.00' LL1V 14.W' 7.BV 10:WAM 77.00' WA WA WA WA 2:WPM 13.00' 2EV 0.70' 71.80' 3.W K NOdn 13b0' 3.80' o.ao~ ~ ~zm~ i.aa io:aotix ~aeo~ we we wa wn 2:OOPM 17.60' S.OV 7.00' ~ 17.E0' 3.W L Nwn tAbO' 13AV A.BW 1970' ].5P 70:OOAM 1Ab0' WA WA WA WA r.ooaM iesa ir2a s.~o~ iaia zm P Naon 7650' 8.50' 1.80' fA5 S.OP 70:OOAM 18.90' WA WA WA WA Y:ODPM 18.J0' 11.07 Y.N 11.70' 8.00' ~ i I I A SIT~ S~GTION No ScAL~ ~ House which is within the maximum he~ght limit. Agenda Item #~~ page # /~ I , ~ IIII' I 5`-. Ye E-' ~~` q~• a ~8, s's 's: ~~ ~m _g~ om ~_, ~n ,~ 'a ~a; ; a a;~ ~~~ ~ ~~., ~,. ~„~..~. n nvr i.~~ w. scm ~m a ~kI11V2G.~nwM 0.4 ~M ~Tm F YbN Cq~i Pa~N+ Rnp4iRlkaYW~Me ~.Ma~FYMmeAA~E/ N wmpWen tl aM e a way.. uar..n PEPMRISSVE; CON5(ISSOE~, FM1AL HELERSE~, plr. ~9•04 PEVISIONS'. O~}-22 •O$ aoe No., - c+A-q~i k.; ," "" ~~e~?' ~ FT-~ ..~~i+q,, ~5 5 s 5 5 5~5 ~ , UEST MM~YOLE AiM:106~$~ '""`R"":~'S~ PANORAMA AVENUE INVEqTM:°N.o1' ~ (qyT HAXBME Solar Shadow Schedule o~" ~^ ~' IM1NLR7 1N ~ ~.~~ ~~~~~ ~~ Wllson Residence 2520 Panorama Ave., Bouker C0 pea'ye'ao'G n.o~' I ' ~ ' '~ C ~ 98 I ~ , "' __' . ~. IB=O~~ ~ to 5LwG0. , I 4~ ~ -~~ \ ~ ~ ~ `~ ~ ^ 5'SivE SE*C~LB WI15~ ae r ~ k i uEN ~ I e~c ps4 r. rE ~ i i swos ~'"~` ! ~ w"a E ~ ~ ~; s ( 'I ~ ve ,~~ ` ~~ I ~1 ~ I ' ' I 7'. /( '~'611 j~ ` / \ \\ ~ ( \' ~ 1 ~ ~ ~ r 6' ~~ ze'rwriremercK- ~- -, - ~ ~ ----- W ---- - ~ - ~~~~ioi ~Q ---~--- ~ , ~ I H ~ ; ~ I ~ ~ ~ 6UiU"NG UNE i V I i ~p t ~~" p _ i 6,'j i~ ~ ~ ~ .I 7 ~ ~ I . ` 1 ~ ~ , .~ 0.1D~~ i . G'"_a ~II~TiNC ~ { . ~ ~ ~ ~ ~ ~ ~yp!,~~,„ G ~ . ~ ~I I -. 1 ~.. .kD1IVL~ :.~ ~ ~ ~ ~ i t~, ~~~ i ~ ~ i ~ s'S0E sEY9ACN W/I5' 1 . I I ~ ~.-~ 'Mlu ~JJ(~REWiE 6GTB4GK ~ ~ iab ~ iQ.d . ~ 1 ~ Eurtm' er ~ I a F ~- KN fl. I. . fl.~ I I. ~ ~ . u~enM4 1 o I ~ I '~,_. ~_ ~ ____~ I i ~ I ~ o ~ ~ ~ ~ , d .,~~ r ~ _~ i ' .~ ~ ~ ~ ~~ ~ o I z I ~' 1 I I{I 4 " ~ ~~ FVW~ I p ~ ~ `~ a I IU~1~""' ~ 115'-T~ i a~ ; ~~"n~ ~ i I ,~f 961,~ , 1,qy~p ~ °I ~ ` i : tcuRftrt. '~.nn.n,L' ~ .-," _' _ _ _' '-~ . I ~ ,3 .r C Y! q~ . {~ Pii . 9!Y . ~1 _.76_ ""'_ _ , 90 . ~ i8 W 25' REAft SEI9AL14-yG-'~='t' ~ C..~,_,.~ ~ ~ ------ ' P, __~ ea J-'.e'"" --' - ~a oourr u~+e+r B _,-- - BS . ro~ ~.~~ / roA830' ;- ..r. . \.n ~_ia:s' 't" ''~' _ ~r~-' ' ~» ~ 's._NM'YE'o0'E 7Y,Ctl: ~_' "" T~MSL~M~NU.WE5910.Y _' ' T0416ID~ ~~,~~y~L~COXfµLnqOR~S~LN4R. SITE PLAN I•.10'p+, ~ ~SMR REtMNINb N~w SIFF 1D4 OF N~N~ ~ I PLR. FlN~SU 5~.64¢1oE ~ n a:zs; ~ ~}~- i ~~~~ : 4~µy~ ko 75.0 I.PW PoINY ~ C^ 25,o WJlIt150F FIqWEkuNDnabN uKNER Solar ahado.w Anar~vsis L°Na7 te_,,, /k15~D~ - l- -.~"-r P~~ oiipiW dqhal a~0ea1 EjusRtl Wusled qM , H M Shedvxlm Ih r.de Hei M °~AWwI len A Naan 7325' 2.5' WR PoA WA f0:U0AN 17.25 7.M WA WA WA 2110PM 1725 71R WA WA WA , 8 Nop1 10.15 WA WA WA WA fA00A47 10.25 WA ' WA WA N'A 2110PM f014 WA WA WA WA C Noon 73.5 3.0' WA WA WA t0:00AM 73.5 7.85' W~ WA WA 7:OOPM 13.5 9.95' W~ WA WA D Noon 10.75' WA WA WA WA 10:OOAM 10.I5' WA WA W~ WA 1:OOPM 70.P5' WA WA WA WA E Noan IBI EA' 1.0 9S 7UF' w:oonM mr n.iz i.a n.x u.e~' 1:WPM 18Y flAT 1.P 11.Y 118~' F Noan 1&]' f4.3' LO' 70d' 76:6 10PoAM iB.3' I&31' 1.p 30.7 7~.76 2:OOPM IY.H' 1&37' 7.0 10.7 P.BB' G Naon 7e.7 &1' 7.U 1TS 70.1' fOWAM 7E.T H.77 1.0 77.7 1J.W' 100PM fA.Y' H.77 1.0' 77.7 13.W' H Nam 10.0' WA WA WA WA 1YOUNA ~ 10.P WA WR WR WA 200PN 10.P WA WA W~ NU I Naml 11.34 WA WA WA W~ 10:OOAM 11.75 WA WR WA WA $ OA PM 11.75' WA WA WA PVA J Noon 1270' 7.80' WA W~ WA POOPM 1271Y WA WA WA WA 70:OOAM 1Y.70' 210' 07tl 11.SV 20U' K Nodi 17.50' 21U O.W 77J0' 21V 10APM 13.Stl WA WA WA WA 10:OOAM 19.50' ZEO 0.1U' 19.1' 7JP L Nom 79.00' f1.00' SW' 19.7P 2.1P 2 W PM 19 W WA WA WA WA 70:OO~N 1900' 18.5P 5.80' 17.1' 4.7P N Noon IB.OU' 14.OD' 1.OP tE.Otl 13AP POOPN 11.00' WA WA WA W~ IOAOAM IB.OU' A.UP 1.W iB.W 15.9tl N Naon 15.7' WA WA W~ wA IOAOAM 15.7' WA WA WA ~ 2(qPM 75.1' WR WA WA. WA 0 Noal 11BV 5.80' 0./0' 74.Itl I.2~' IO:OONA II.LP WA NL1 WA WM1 2lqPl1 tl.lP 7.T7 O.EO' 1/.00' S70' ron ~. fIXOUNA 17.40' WA WA W~ WA 2pU%1 17.OW 1.97 3d0' 127p E.]~' Agenda Item #_ (,l; page #~_ ~ ~: ~ '+ m a. ~~: ~ ro0 u~ ~~'` Q ' a~: ~Sroa ~6Y ~~_~ ~~ ~ ~ ~3 ~o~ ~~3 '~i a,~ ~ ~2 ~~; ~ ~y i ae. mb $°f~ ~ 1a C ~ 3 V .O ~ ~24 N L v~ ~ T 'Li ~ ° ;S: ~1 ~'~ V Nn] 9 • r~ N°~r°"~ ~~~ ~ ~ m 7 Q ~ A O C a O N ~ N ,~~~~..,~~,..,. ~., ,~ _ ~,b ~ ~. vqie m ezfnMr nmrcia n ~e b¢MFMI m4' uNN S[P}~ ql J MGMrMII.O.IfU6C.n~wnpf0 %[MLX I. IF]. tld lmm AI etl4elwiWrF~ 'N»M1T~ MoAelm MiN4MVdet1'T65b~b1p MMNJIO.IMOn~IImmn~I~~IM .m~ml a.,a tmw~ d wu~ .m e.~,.~n n i.wa+ w~ ws ymna...mro;na ~. ai i~ex o~. w~ r Mm mmnnlN an Yqry ~.~„~.,~a.~~~ ~~..A~~~,m.. OPAN'N BY: ~ a0 sSUe: 7~22~94 PEeMR ISSUE; Io~~P~1q CONST.ISSUE: a-18~14 FIN~LiIELEASE: -Mj~02 RENS40NS:OA • ly'02 __~~~._ JOB NO.: ~09-p9 ~i i ~~ I I 1 1 ~ , ~ M+i~IMI1M HEIGFIt Ib,o~ ;- _---__-' ~ ~ ~ `,~ '' _ '~45d ~ ;\ " ~'15.o LoW PoiNT t~ ~~,.'V. .. ~~ ~_.t.r4/ ~ { EXIST EAST ELEVIUION ~ r' / r EXIST. WEST ELEVATION {~ R5T6 TD OE REHOJfAJ`MNE ~ is M Fl,A4E EXIST. BASEMENT PLAN II ~%.HEIGHT ~ .iv~/~. ~- ~ ^/ ua Ez~srwu cqv~rcmn5 SuAbb BE fl6bD'/FR:CiEP ~ I ~I I I EXIST. NORTH ELEVATION EXIST. SOUTH ELEVATION ~ ~~g ~~ 'g o tDro S ~rom .~ ~ N ~~ . O N rob~ ~~ ~m ~~ ~; o m ~~?" ~~,~ qb~ ~ ~ o w ~~i~ aA B' ~ ~y + ~o ~, ; ~ 3:~ f~. N 'y N '~~ .~i >~ ,L~' 'C ~ '"~. Uom FI NO ' ~ ? ~ t~":~I~~~I~'~ . J 2 ~ ~ W W ~ N C ~ d ' m 7 ~ m a ~/ ~ Yi ~ ~ w O i C ~ a f~ o ~ N ~ N ~nWlqu6wObuMM~Lb 1MU Mn~ w m{TYMtl ~M A wq~n w .w~+W w~ n . ~rtAINGwI w5' upr yf6ai p] M M C[ryryHl[( II LLBG ~11~1 AuiMr 1. Ip]I. m! 1mn M MMeoM~Y NMf ~9MhM Nohlb~ I4 d ~%} mf aol WM Ircl[w M b P>pMlqmnwl~~py ~n+}mW W [dq]tlfMMlpt1~ ~p AnnM M 1M [ayn. U~MaM ppqtlM,ueIMYNw oIIMN~YnI .an a wrmo ~e~w.aiw. nn i.yF qJlFlyeylp~qu[0[m W f.M wNMnp~MpniMrdlwiuM DRAWNBY: p~ BIU ISSUE: 7.zY,q+ PEPMRISSUE:IO~I$~14 CONST.ISSUE: Io~I6~N FINU f¢IEtSE:04'15~yi ~wsoru: 04~15•02 JOB NO.: 708-93 :'."ti"~' ,al EXIST MAIN FLAOR PLAN v.e,=~, #~ Ager~da Item #~ page # dU '~ ?~~~.~ ;~ i 1 yii,. '.ti `y 1 1 II IIIII ~IIII,