Narrative Project Description:
• Existing property conditions (buildings, uses, natural resources, etc)
Almost two thirds of the property is covered by two separate buildings: Retail shops in a single
story plus step-down basement building with wood siding plus a sheet-metal-clad outbuilding
for storage. To the north, an on-grade gravel parking area and a narrow strip of landscaping
make up most of the rest of the site. Finally, a 10’ X 100’ strip of land encompassing half the
width of the existing alley is shown along the rear portion of the site’s western edge.
• Character and magnitude of proposed physical development or use
The owner plans to remove the gravel parking area and two aging structures on the site and
develop a three-story building that fills almost all of the site. The building will interpret
vernacular features of local architecture in forward-looking ways. Construction is anticipated to
be a blend of concrete, masonry, and some steel, with stick framing above. Overall, the
appearance of the project will be glass and custom metal panels, as well as other cladding
systems that are durable, timeless, and maintenance free. The project includes 8,450 SF of
short-term rental suites on the top two levels, all with generous outdoor decks, 2,850 SF of
main-floor retail space, and 1,350 SF of tuck-under parking at grade. The project also includes
3,200 of circulation, storage, and support space on levels one through three, a 2,100 SF roof
terrace with elevator access, a 950 SF mezzanine serving the retail space, with a centralized
equipment platform above ground level parking as well. Finally, the basement includes 2,670 SF
of parking space, accessed by way of a vehicle lift, and 2,320 SF of retail storage, circulation, and
The building design incorporates covered walkway pedestrian frontage, with the main floor
retail exposure characterized by glass storefront and operable panel glass walls. The building will
be a maximum of 42’ high on its façade facing Broadway. It will step back up the slope of the site
to approximately 110% of that height. The transition will occur beyond the point where the step
is visible from the sidewalk across the street. The top of elevator and stair projections for
rooftop access will be no more than 10’ above the 110% height level (56.2 feet, or ten feet
• Intended development options or subdivision proposal (if applicable)
Selected primary street setback: 0 feet (from 13’ covered walkway line)
Selected side interior yard setback: 0 feet
Selected rear yard setback: 0 feet
Deed Restricted/Workforce Housing exemptions/bonuses used to increase FAR.
Nine parking stalls provided @ 1.5 stalls each for six short-term rental suites > 500 SF.
Parking credits + one angled curbside stall proposed for retail use.
Existing parcel is made up of almost entirely of buildings and parking surfaces. New
development will not generate additional storm runoff.
• Proposed amendments to the LDRs (if applicable)