Creative Village Creative Village Design Review Committee Staff Report

Transcription

1 Creative Village Creative Village Design Review Committee Staff Report September 11, 2018 Case Number MPL ARB Agenda Item N. Terry Avenue Parcel M Multifamily Applicant Craig Ustler Ustler Development Inc. Owner City of Orlando SITE Requested Action Request for Specific Parcel Master Plan and a Major Certificate of Appearance Approval for a 14-story, 409 unit multifamily development with 6,500 sq. ft. ground floor commercial space, a 570 space integrated parking garage, and a density bonus of 58 units per acre for an overall project density of 258 units per acre on the site. Recommendation Approval, based on the conditions in the staff report Project Planners TeNeika Neasman Planner II Doug Metzger, AICP, LMT Appearance Review Official Updated: September 7, 2018 Creative Village PD Summary Project Description Lot M in the Creative Village PD is located west of Terry Ave., east of N. Parramore Avenue, south of W. Amelia St. and north of W. Livingston St. The proposed multifamily development will consists of 409 multi-family units with a 570 space parking garage and 6,500 sq. ft. ground floor commercial space. The applicant is requesting a density bonus of 58 units per acre to allow a density of 258 units per acre on the parcel. Project Background 2006 The Mayor appointed a Creative Village Concept Team to identify a vision for redevelopment of the Centroplex Area. May 2010 Creative Village Development LLC (CVD) was selected as the City s partner in redeveloping the Creative Village. July 2010 The City changed the future land use from Public/Recreational/Institutional to Urban Activity Center. October 2010 New Amway Center opened on Church Street, and the former Amway Arena closed. February 2011 The City and CVD entered into a Master Development Agreement (MDA) describing responsibilities of each partner (CC Doc # ) August 2012 Second reading and adoption of the Creative Village Planned Development Ordinance by City Council (Ord.#2012-9) March 2017 Second reading and adoption of the Creative Village Planned Development Amendment by City Council (Ord.# ) Juy 2018 The site plan for Parcel M was approved by the CVDRC

2 Page 2 Project Overview The Creative Village Planned Development was established in 2012 to provide development criteria to ensure compatible development as the site is developed and build upon the presence of the University of Central Florida s Center for Emerging Media and the Florida Interactive Entertainment Academy (FIEA), Development within the Planned Development is urban, mixed use development which takes advantage of its location and physical assets to create a diverse, energetic, and innovative community. The proposed mixed-use, multi-family development is consistent with the land use (residential) designated for the site. The applicant is requesting Specific Parcel Master Plan approval and Major Certificate of Appearance Approval to develop a 409 unit multifamily development with 6,500 sq. ft. ground floor commercial space and 570 space integrated parking garage. The request include a density bonus of 58 units per acre, for a total of 258 units per acre, on the site. CVDRC Staff Overview Land Development TeNeika Neasman Lot M is a 1.59-acre, or 69,372 sq. ft., site with an underlying zoning of AC-2. The AC-2 district has a minimum floor area ratio of.30 and a minimum density of 30 dwelling units per acre. The maximum floor area ratio of 1.0 and a maximum density of 100 dwelling units per ace. The maximum impervious surface ratio [ISR] for Creative Village is.95 and is determined on a project wide bases for the Creative Village Planned Development. Per the Planned Development Ordinance Each Master Plan shall identify the amount of pervious surface that is to remain, and must provide a cumulative total for all approved Master Plans. The applicant did not provide a copy of the cumulative pervious surface area total with this submission. The applicant and/or master developer must provide a copy of said report prior to the approval of the Specific Parcel Master Plan. Section 3.12(b) of the PD states: At least 70% of the building wall must meet the maximum setback of 15 ft. Staff recommends approval of a modification to allow the building wall to be set back 15 ft. from the back of curb and approve the proposed setbacks from the property line. Approval of this request is inline with the approved streetscape and conceptual open space plan for this portion of the planned development. The proposal is compliant with the Creative Village PD and zoning standards with one exception; The proposed density requires and density bonus. Density Bonus Section 3.5(c) states of the Creative Village PD Ordinance states:: A density and intensity bonus for an individual Parcel may only be approved as part of a Master Plan application. Bonuses for individual parcels that exceed 4.0 floor to area ratio or 200 dwelling units to the acre for the next developable acreage of the parcel must meet the criteria for a bonus in the AC-3A/T zoning district as described in the Land Development Code. The application for Parcel M is requesting approval of 409 total units which is a parcel density of 258-units per acre. Therefore, of a density bonus of 58 additional dwelling unit per acre is being requested by the applicant. Chapter 58, Part 6B, Sec of the Land Development Code [LDC] outlines the requirements to receive density and intensity bonuses. Projects receiving a density or intensity bonus (or both) in the Creative Village PD must meet the mix of uses and superior design enhancements in this section of the LDC, as well as, provide public art that fairly and proportionally mitigates the project s impact on the public realm, including the extent to which it generates new demand for public art. Staff recommends approval of the site plan for this development with a condition that the public art requirement for this parcel be approved through a Planning Official Determination prior to approval of a certificate of occupancy for the project. This proposal includes approximately sq. ft. of ground floor commercial space (Food Hall/Social Hall) with a rear patio that opens onto a 11,650 sq. ft. public courtyard. Section of the Land Development Code states: To qualify for a bonus, the project must meet the criteria for approval in subsections (a) to (d) below. In addition, the project must meet one or more of the design enhancements provided at Section , of the Code: 12. In the Downtown Community Redevelopment Area, publicly accessible open space that is open to the sky and at least 2,500 square feet in area. To ensure that the open space is functional, reasonably contiguous, and consistent with applicable design regulations, the site plan for the open space is subject to review and approval as part of the master plan or planned development zoning application.

3 Page 3 CVDRC Staff Overview [cont.] 13. In the Downtown Community Redevelopment Area, ground floor space that is suitable for retail uses. For the purposes of this part, "suitable for retail uses" means, at a minimum, ceiling heights of at least 16', depth of at least 40', and street facing facades must be at least 30% transparent between 3' and 7' above grade. Section states: Another enhancement not otherwise required by code that is proposed by the applicant and approved as part of the master plan or planned development zoning district. Examples might include a publicly accessible park or plaza, public art, a premium transit stop, or public parking. The applicant has met the density bonus requirements for the additional 58 dwelling units on the Parcel M site. The floor area ratio as proposed meets the AC-2 zoning district requirements. Parking The 570 space parking garage must comply with the Downtown Parking Program minimum parking ratio requirements for the residential units. Commercial uses and eating and drinking establishments are exempt from the minimum parking requirements in the Downtown Parking Program area. Table 1 Parking Requirements [revised ] Use Sq. Ft./ Dwelling Units Minimum Ratio Minimum Spaces Required Studio Bedroom Maximum Ratio Maximum Spaces Permitted 1-Bedroom Bedroom Bedroom Total Required 409* N/A Total Provided 570 *a parking reduction of ten percent (13%) is granted, per Section 3.14 of the Planned Development and (a) of the Land Development Code. Appearance Review Doug Metzger ARB Staff recommends approval of the site plan and architecture for Parcel M. The design of the multi-family tower along Terry Ave. is distinctive. From the large wall of glass and front porch, up the 11 floor stained glass feature to the lightbox at the skyline. Other than a few small details noted on the renderings and building elevations in this staff report the multi-family tower is well proportioned and executed. However, as with the Student Housing building the south and west parking garage elevations lack detailing, present exposed ramping and do not feel architecturally integrated with the multi-family tower on those facades. The developer and architect have done an excellent job integrating the east parking garage façade with the multi-family tower, but the exposed ramping on the south garage façade is an issue that staff believes must also be addressed. Therefore, staff is recommending that the same architectural panels and screening that are on the east façade of the parking garage should be incorporated into the south parking garage in order to screen the visible ramping and to improve the aesthetics of the view from Central Park and N. Terry Avenue down Federal St.

4 Page 4 CVDRC Conditions of Approval CVDRC staff recommends approval of the Specific Parcel Master Plan and architecture for Parcel M at Creative Village with the following conditions: Land Development 1. Scope of Master Plan- This use shall operate only as described within this report. All of the improvements shown in the attached site plan (and as amended by any conditions found herein) are required as a condition of approval. Any changes in the use of the site, the operation of the project, or the site plan as described herein may require a new or amended Master Plan (see Minor Modifications condition below). This approval is not transferable to another property. 2. Modifications- Minor modifications and design changes including but not limited to fences, signs, landscaping, interior alterations, and other minor changes, that are required beyond those previously reviewed by the Creative Village Design Review Committee, may be approved by the Planning Official without further review by the Creative Village Design Review Committee. Major changes shall require additional review by the Creative Village Design Review Committee. 3. Permit Compliance- All plans submitted with the applicant s building permit application(s) must comply with the conditions of approval provided in the Creative Village Design Review Committee staff report and any amendments to those conditions approved by the Creative Village Design Review Committee or City Council. No building permit will be issued for this project until all conditions of approval are complied with and reflected in the plans submitted with the building permit application. 4. General Code Compliance- Development of the proposed project shall be consistent with the conditions in this staff report and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. 5. Land Use and Zoning- Except as provided herein, development of the property shall be consistent with the allowed uses and development standards of the Creative Village Planned Development zoning designation, AC-2 default zoning district designation. 6. Regulations Subject to Code- Except as provided herein, the proposed project is subject to the conditions of this report and all codes and ordinances of the State of Florida, City of Orlando and all other applicable regulatory agencies. 7. Master Plan Expiration- Upon approval of the Master Plan By City Council, a building permit shall be obtained for any new work to the site within two (2) years of approval of the Master Plan, or the Master Plan shall expire (the applicant would then need to apply for a new Master Plan). If a building permit for the work requiring said Master Plan expires, then the Master Plan is no longer valid and the applicant must apply for a new Master Plan or a new master plan amendment. However, the Planning Official may extend the time limit for the Master plan for one period of up to 12 Months for good cause shown, upon written application filed 30 days prior to the expiration date of said Master plan. 8. Height- The height must not exceed 200 ft. 9. Impervious Surface Ratio- The applicant shall identify the amount of pervious surface that is to remain, and must provide a cumulative total for all approved Master Plans. The master stormwater system for the Creative Village is being designed to accommodate 0.95 ISR for Property and shall be calculated on a project wide basis, per section 3.12(e). 10. Density. The density must not exceed the proposed 245 dwelling units per acre as granted with the density bonus. 11. Open Space. The proposed courtyard must remain open to the public. Gating, fencing, or any other form of barrier to the public is prohibited. 12. Public Art. The public art piece must Planning Official approval prior to issuance of a Certificate of Occupancy for Parcel M ARB Approval The applicant must obtain a Major Certificate of Appearance Approval from the Creative Village Design Review Committee, prior to building permit issuance. 14. Statute. As provided by subsection (5), Florida Statutes, issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. In accordance with subsection (5), Florida Statutes, it is hereby made a condition of this permit that all other applicable state or federal permits be obtained before commencement of the development. 15. Parking. The applicant must obtain a Planning Official approval for the 13% parking reduction prior to issuance of a building permit for vertical construction. Appearance Review 1. Architecture - Staff general supports the design and architecture of the Parcel M multi-family tower. Several staff requested minor modifications to the design are noted in the project renderings and elevations. 2. Garage Ramping Per the PD Ordinance parking garages must not reveal the slopes of interior ramps. Additional architectural, artistic and/or landscape treatments are required to minimize views of the garage ramping on the south elevation of the building. Landscaping alone is not sufficient. 3. Parking Garage Openings Per the PD Ordinance parking garage openings must be designed to appear as part of the articulated façade where visible from the right-of-way. The south and west parking garage openings need additional articulation and treatments to comply with the PD Ordinance. Landscaping alone is not sufficient.

5 Page 5 CVDRC INFORMATIONAL COMMENTS CVDRC Conditions of Approval [cont.] 4. Interior Plaza Design Since the interior plaza area of Parcel M is intended to be accessible to the public the final design of the area should be presented to CVDRC staff for administrative approval. 5. Ground Level Transparency Per the PD Ordinance at least 50% of ground floor facades facing a public or private right-of-way, a plaza or other open space must be transparent. The ground floor of the south parking garage façade does not meet the 50% transparency requirement. Additional transparency, architectural, artistic and/or landscape treatments are required to offset the transparency deficiency. Landscape alone is not sufficient. 6. Streetscape - A. Streetscape Design and Maintenance i. All streetscape design and construction is required to comply with the Creative Village Streetscape Design Guidelines as amended from time-to-time and the conditions in this staff report. ii. Maintenance Agreement The applicant shall enter into a maintenance agreement with the City to define maintenance responsibilities for the streetscape zone. iii. City Services Easement A city services easement shall be provided by the applicant for any portion of the streetscape zone that extends beyond the right-of-way. B. W. Amelia Parallel Parking The parallel parking along W. Amelia St. must be re-located to the north side of the existing W. Amelia St. curb line and the streetscape zone restored to the minimum 15-foot width from back-of-curb. C. Abandoned W. Amelia and N. Terry Intersection The abandoned W. Amelia and N. Terry intersection streetscape and crosswalks must be removed and the curb line, paving, bus lane and streetscape zone be restored to the appropriate condition consistent with the Creative Village Streetscape Design Guidelines. D. Southwest Corner of the W. Amelia and Terry Ave. Intersection - The streetscape design at the southwest corner of the Terry and W. Amelia intersection does not meet the design requirements and configuration of the Creative Village Streetscape Design Guidelines and must be re-designed to match the design and configuration of all of the other hardscape corner treatments along N. Terry Avenue. E. Southeast Corner of the W. Amelia and Terry Ave. Intersection - Additionally, as part of this project, and in order to meet ADA requirements, the streetscape treatment on the southeast corner of the W. Amelia and N. Terry intersection must be reconstructed to meet the required design and configuration in the CV streetscape guidelines. This includes the installation of the paver crosswalk. F. W. Amelia Crosswalk and Pedestrian Ramp - A pedestrian ramp and temporary striped crosswalk must be installed across W. Amelia St. on the west side of the Amelia/Terry intersection. G. Putnam Avenue Prior to issuance of a building permit for vertical construction the applicant team must submit a plan to staff for Putnam Ave. that addresses the access and other impacts to the Tennis Center because of the Federal St. construction. 6. Lighting A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures shall be submitted for CVDRC staff approval prior to issuance of building permits. 7. Mechanical Equipment A. Venting & Exhaust All potential restaurant venting and exhaust must be directed to the roof of the building and must not be visible from the public right-of-way. Restaurant Exhaust venting is not permitted on any street facing façade of the building. All other vents and exhaust for mechanical equipment and other utilities must be a minimum of 12 ft. above grade, must be integrated with the building design and painted to match the surrounding building color so as to be seamless with the overall architecture of the building. B. Rooftop HVAC Units and Mechanical Equipment The cabinets of of all rooftop mechanical and HVAC equipment should be a light color that matches the roof color as close as is feasible. C. Transformer Gates Decorative gates that compliment the building architecture should be utilized to screen the transformer area on Federal Street. D. Mechanical Equipment All ground mounted and rooftop mechanical equipment shall be screened from view at eye level and meet the screening conditions of the Land Development Code. E. Backflow Preventer Backflow preventer[s] shall be located so as to not be directly visible from the right-of-way and should be screened from view with walls or landscaping. F. Fencing Any fencing on the site shall be an open, CPTED-approved fence, such as aluminum picket or welded wire fencing. Other than temporary construction fences chain link fencing is prohibited. G. Final Elevations The location and configuration of all exterior venting and mechanical equipment shall be depicted on the final building elevations and submitted to CVDRC Board for approval prior to submittal of building permits for vertical construction. 8. Signage A Master Sign Plan [MSP] for the building, including both low-rise and high-rise signage must be submitted for a separate CVDRC approval prior to the issuance of a Certificate of Occupancy. The MSP shall clearly show how signage will be allocated throughout the project. High-rise signs are permitted consistent with Sec , The Downtown Special Sign District of the Land Development Code but will require CVDRC approval prior to permitting unless incorporated into the MSP.

6 Page 6 CVDRC Conditions of Approval [cont.] CVDRC Informational Comments 9. CVDRC Approval A. Minor modifications to this CVDRC approval will require CVDRC staff review and approval. Major modifications may require additional CVDRC board approvals. B. CVDRC approval does not grant permission to commence construction activity. All necessary permits must be obtained prior to commencement of construction activity. 10. CVDRC Construction Observation A. Prior to the commencement of vertical construction the general contractor, developer and architect will schedule a coordination meeting with CVDRC Staff to review the CVDRC conditions of approval and the CVDRC review process for any proposed changes that may occur during construction. B. The general contractor shall schedule periodic meetings with the CVDRC staff as needed to update staff on the project progress and potential issues complying with the CVDRC conditions of approval. Transportation Planning 1. Compliance. All aspects of the site plan are required to conform to all applicable minimum standards set forth in the editions of the City Code and the City Engineering Standards Manual that are in force at the time of any construction of this project. Additionally, all streetscape elements and crosswalks must comply with the guidelines set forth for Creative Village development. 2. Bicycle Spaces-Commercial. Per City Code Sec , bike parking spaces must be installed for each use on the site. The racks must conform to City standards and be located on an impervious surface so as not to interfere with pedestrian or other vehicular movements. The locations must be shown on plans submitted to Permitting Services and be convenient to the building entrances. The proposed commercial space requires a minimum of 6 bicycle parking spaces. 3. Bicycle Spaces Residential. Per City Code, residential buildings greater than 3 stories must provide bicycle parking in the ratio of 1 space per 10 dwelling units. For 390 units, space must be provided to secure a minimum of 39 bike parking spaces. 4. Bicycle Storage. The Bike Storage area shown must provide access to the residents into the interior of the garage or building. 5. Plan Submittal Commercial. The submitted construction plans shall include a site plan (to engineering scale) and show the following: property lines, legal description, curbs, street pavement edges, public sidewalks, loading/unloading areas, parking spaces, solid waste location, etc. Adjacent streets must be shown with the entire right-of-way widths and all driveways, curb cuts, or intersections for all properties within 300 ft. or the subject site. (Please see the Commercial Plans Submittal Checklist: Reference Orlando Land Development Code (LDC), Chapters 60 and 65, and Engineering Standards Manual (ESM), Article Section Loading Maneuvering. Per City Code, freight and solid waste bays must be designed so that no backing of vehicles occurs within public rights of way. Variation from this standard must be approved by the City Transportation Engineer prior to submittal of plans to Permitting Services. 7. Compact Spaces. No more than 15% of the parking stalls within a garage may be designed meeting the minimum specification for Compact Spaces. The spaces identified as compact in this plan exceed the minimum dimensions and will not be counted toward the 15% maximum. Water Reclamation 1. The Water Reclamation Division recommends the following be addressed during construction plan review prior to building (BLD) and engineering (ENG) permit issuance. 2. The Architectural Site Plan depicts buildings to be placed over existing active City sewer mains. Per section (I)(3) of the Engineering Standards Manual (ESM), sewer mains shall not cross under buildings. 3. The site work construction plans will need to include a demolition plan that will depict the removal and/or proper abandonment of all existing sanitary sewer facilities on the property. Please contact Dave Breitrick, PE, Engineering and Mapping Manager (407) or david.breitrick@cityoforlando.net with any questions about Water Reclamation Division review. Orlando Police Department 1. The Orlando Police Department has reviewed the plans Parcel M Apartments at Creative Village located on the corner of N. Terry Ave. and Federal St., applying CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of the built environment to reduce crime and enhance the quality of life. There are overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement, Target Hardening, and Maintenance and Management. For questions regarding the Orlando Police Department plan review, please contact Audra Rigby at or Audra.Rigby@cityoforlando.net.

7 Page 7 CVDRC Informational Comments [cont.] Fire 1. TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The building design, floor plans, egress system, fire protection systems and MEP will be reviewed in detail for State and City Fire Code compliance at the time of permit application. 2. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Sixth Edition, and The City of Orlando Fire Prevention Code Chapter Design of buildings must account for fire department access. The access road itself must extend 50ft. from at least one exterior doorway to allow access to the building s interior. Any portion of the building or exterior wall of the first story shall be located not more than 150 ft. from the fire department access road as measured by an approved route around the exterior of the building or facility. The distance can be increased to 450ft. if the building is protected by an automatic sprinkler system. [NFPA and NFPA ] 4. An approved turnaround shall be provided for fire apparatus where an access road is a dead end in access of 150 ft., and roadways shall have all-weather driving surface, capable of supporting the load of fire apparatus, a minimum 20 ft. in width, and a minimum vertical clearance of at least 13 ft. 6 in. [NFPA and NFPA ] 5. The plan indicates fire hydrants will be required. Because building information is not provided, fire hydrant location and spacing will be reviewed at the time of building permitting. All portions of an unsprinkled building must be within 300 ft. hose lay distance of a fire hydrant. All portions of a sprinkled building must be within 500 ft. hose lay distance of a fire hydrant. City Code ch (f). Permitting Services 1. All new construction, change in use, additions, or redevelopments are required to submit a Concurrency Management application as a part of the building plan review process. 2. Need to provide drainage calculation and Geotechnical report for this development. A Stormwater Pollution Prevention Plan need to be submitted in accordance with the Florida Department of Environmental Protection (FDEP) requirement. 3. Construction activities including clearing, grading and excavating activities shall obtain an Environmental Protection Agency (EPA) National Pollution Discharge Elimination System (NPDES) permit, except: Operations that result in the disturbance of one acre total land area which are not part of a larger common plan of development or sale. 4. At the time of development, the owner/developer is required to pay an on-site inspection fee that is a percentage of the cost of the on-site improvements, excluding the building, in accordance with City Land Development Code, Section The owner/developer is required to design and construct an on-site storm water system in accordance with the approved Master Drainage Plan. Approval from St. Johns River Water Management District is required. The system is to be privately owned and maintained. 6. The landscape plan needs to be designed in accordance with Chapter 60, Section of the Land Development Code. 7. Fees Parks MF. A Parks Impact Fee in the amount of $825.00/unit shall be due at the time of building permit issuance. 8. The owner/developer is required to pay the Sewer Benefit Fee in accordance with the Sewer Service Policy and Chapter 30 of the Land Development Code. 9. The City Council Adopted the Engineering Standards Manual (ESM), Fifth Edition on April 18, All plans must conform to the ESM and all construction must be accomplished in accordance to the ESM. 10. All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88). 11. As per Section of the Land Development Code, a 5 foot wide concrete sidewalk is required along all dedicated rights-ofway. Any existing sidewalk damaged or broken is to be repaired. For questions regarding Engineering or Zoning contact Keith Grayson at (407) or keith.grayson@cityoforlando.net.

8 Page 8 Site Aerial

9 Page 9 Master Plan Corner hardscape configuration should be revised to be consistent with other corner treatments. Prior to issuance of a building permit for vertical construction the applicant team must submit a plan to staff for Putnam Ave. that addresses the access and other impacts to the Tennis Center because of the Putnam Ave. construction.

10 Page 10 Architectural Floor Plan

11 Page 11 First Level Floor Plan

12 Page 12 Four through Fourteen Level Floor Plan

13 Page 13 Parking Garage Level One Floor Plan

14 Page 14 East Elevation

15 Page 15 West Elevation

16 Page 16 North Elevation

17 Page 17 South Elevation Per the PD Ordinance parking garage openings must be designed to appear as part of the articulated façade where visible from the right-of-way. The south and west parking garage openings need additional articulation and treatments to comply with the PD Ordinance.

18 Page 18 Perspective Looking Southwest

19 Page 19 Perspective Looking Northwest

20 Page 20 Perspective Looking Southeast The width of the corner wrap should be adjusted to be the same on both the north and west facade

21 Page 21 Perspective Looking Northeast South cornice treatment should match north corner treatment Corner wraps on garage corners should incorporate Same material wrap as the tower Per the PD Ordinance parking garage openings must be designed to appear as part of the articulated façade where visible from the right-of-way. The south and west parking garage openings need additional articulation and treatments to comply with the PD Ordinance.

22 Page 22 The Terry Avenue Frontage

23 Page 23 The Front Porch