LAKELAND DOWNTOWN DEVELOPMENT AUTHORITY BOARD DESIGN REVIEW STAFF REPORT AUGUST 20, 2015 Case # Owner/Applicant Requested Action Zoning; Land Use Location DDA15-007 City of Lakeland/Matthew Clark, Broadway Real Estate Services Approval of Design for Mixed-Use New Construction Project C-6/Urban Center; RAC Parking lot between N. Tennessee Avenue, E. Bay Street, N. Kentucky Avenue, and E. Oak Street; 310 N. Kentucky Avenue Existing Use Parking Lot Adjacent Commercial/Institutional Properties REQUEST Approval of the design for the proposed “NoBay” redevelopment project, which is a mixed-use residential and retail commercial project consisting of approximately 55,000 square feet. SUMMARY OF BACKGROUND INFORMATION The subject property is located in the North Downtown sub-area of the Lakeland Downtown Community Redevelopment Area (CRA). The block upon which the project is proposed is currently owned by the City of Lakeland and used as a public parking lot. The northeast quarter of this block is occupied by private commercial businesses. The block borders the north boundary of the Munn Park Historic District. This project proposes to construct six three-story buildings on the subject property that will include 55 residential units and 11 retail commercial units. The commercial units will be placed in the buildings that front the corner of E. Bay Street and N. Kentucky Avenue. Off-street parking for the development is proposed to be contained within the interior of the site, behind the buildings, and the north-south alleyway will be maintained. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 1 Stylistically, the proposed buildings present a postmodern, modular aesthetic with smooth stucco cladding, corrugated metal paneling, recessed doorways and windows, and triangular awnings. A shed-roofed rectangular projection provides some modulation on the buildings’ front facades, and terminates in a recessed entrance on the ground floor. Horizontal reveals between architectural panels placed on the sides of the buildings appear as horizontal banding. Individually, the buildings feature a subdued version of the tripartite form, with a brick base, stucco and metal panel shaft, and stucco capital. Exterior materials for the buildings are listed as follows: Scope Wall Cladding Awnings Roof Windows Doors Material Stucco, Corrugated Metal Panels, Brick Veneer Tensile Fabric Not indicated; appears to be flat TPO or built-up roof behind parapet wall. Not indicated; appear to be paired 1/1 lite windows. Not indicated, appear to be typical glass storefront doors. Color As depicted in Rendering As depicted in Rendering N/A N/A N/A APPLICABLE GUIDELINES: According to the City of Lakeland publication Downtown Lakeland: Redefining Our Goals, Refining Our Future, Update to the Community Redevelopment Plan for the Lakeland Downtown Community Redevelopment Area, the vision for the North Downtown area is to cultivate new development that may include low to mid-rise office, with ground floor retail, and some ‘soft loft’ style residential – either for rent or for sale. Two to five story development is envisioned. This publication also states, “The challenge for this area is to extend the “Main Street” experience of Kentucky Avenue north from Bay to Oak Street. Both Bay and Oak Streets have been identified as critical east-west linkages to the Northeast District. The threat to the area from a redevelopment standpoint is the perception that it is unsafe or unsavory due to the proximity of homeless services. New development and coordination with the service agencies can help to mitigate the perception of danger and will enhance a sense of safety.” The Lakeland Downtown Development Authority does not currently have Design Guidelines for new construction projects within the LDDA area. However, there has been precedence for utilizing the Dixieland CRA Commercial Corridor Design Guidelines for cases such as this request, and therefore the Dixieland CRA Commercial Corridor Design Guidelines were referenced for this project and have been summarized below. I. Site Design • Generally, downtown buildings should have a minimal or zero-lot setback that brings the building placement close to the street, while providing for pedestrian traffic on sidewalks. • Existing alleyways and lot sizes should be maintained. • The placement of the parking area should avoid conflicts between vehicular and pedestrian activities. • Parking lots should not be the most prominent feature of a development; therefore, the preferred location for off-street parking shall be at the rear of the principal structure. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 2 ANALYSIS: Site Design Staff finds that the site plan proposed for this new development meets the intent of the applicable guidelines for site design, as the buildings are placed close to the street with the parking lot contained within the interior of the lot, behind the buildings. As such, the parking lot will not be seen as a prominent feature from the surrounding public streets. Additionally, the existing north-south alley is proposed to be maintained and extended the full length of the block, consistent with the guidelines. II. Building Form A. Mass/Scale • • • • • • • • Taller buildings should be designed to be compatible with nearby low-rise buildings by accentuating horizontal elements such as balcony lines and parapet lines. Variations in the roofline can be used to break up the horizontal mass of a building. The design of a new structure that exceeds fifty (50) linear feet along any street frontage shall be designed to have the appearance of multiple buildings or building sections. Horizontal masses should not exceed a height to width ratio of 1:3 without providing a substantial architectural element that projects upward, such as a tower, bay, or other architectural feature, and/or recesses into the building. Changes in mass should relate to structural system(s). Architectural elements on the façade should be aligned with elements on adjacent buildings to maintain the rhythm of the block. The facades on multi-story buildings should show definition of the various stories to prevent creating a solid mass that has no detail and overwhelms the block. In mixed-use buildings, the ground floor should be differentiated from upper floors through the use of strong cornice lines, awnings, distinct but compatible exterior colors or materials, exterior lighting, colonnades or overhangs. B. Building Orientation • • • • Corner lots shall have a “front” on both public rights-of-way. At least one public pedestrian entrance on all principal structures shall be oriented towards the public right-of-way. Where two major streets intersect, customer entrances shall be provided for both streets; a corner entrance will be a permitted exception to this requirement. Additional entrances are encouraged facing local streets, parking lots, and adjacent buildings. Where parking areas are located behind the businesses, a secondary entrance may be provided in the back of the business. This rear entrance can provide customer or service access to the store and should receive architectural emphasis on the rear façade. C. Facade Continuity • Front facades should limit the number of gaps along the block to pedestrian and vehicular entrances. ANALYSIS: Building Form With regard to mass and scale, staff finds that the height of the building is appropriate and the ground floor is differentiated from the upper floors, which is consistent with the applicable guidelines. However, further articulation is needed in the upper floors both for compatibility with nearby buildings and also to avoid appearing as a solid mass. This can be achieved through variations in the roofline as well as varying modulations y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 3 in the horizontal plane of the facade, so that the entire project reads as a series of individual buildings instead of a singular, monolithic facade. Additionally, in order for the residential-only buildings to convey their use, it is suggested that balconies or other horizontal features are provided to break up the façade. Finally, while the metal paneled building projections provide modulation, it is not apparent if these structures relate to the interior space of the residential units. Regarding building orientation and façade continuity, staff finds these elements of the project to be consistent with the applicable guidelines. III. Architectural Standards A. Historic Architectural Styles • Building designs should avoid strictly replicating the details of a historic style, which would create a false representation. However, new buildings should adopt a style that is compatible with the predominant styles in the area. All the elements that comprise a building, including the building form will need to be consistent with the style selected. B. Façade Design • Buildings shall have architectural features and patterns that provide visual interest from the perspective of the pedestrian and motorist. • Buildings shall include substantial variation in massing such as changes in height and horizontal plane. • Buildings on corner lots and buildings that terminate views shall be considered significant structures. Such structures should incorporate additional height, massing, distinctive architectural treatments, or other distinguishing features to emphasize their prominent location. • Major architectural treatments on the principal building façade, such as cornices and repeating details, should be continued around all sides of the building that are visible from the public realm. Buildings shall promote a unified character and organized design. • Long, windowless, uninterrupted walls shall not be permitted. Building wall projections and recesses should also be used to add architectural interest and variety. • Arcades are encouraged along pedestrian commercial corridors and may have a minimum depth of ten (10) feet and a minimum vertical clearance of eight (8) feet. • New building designs should specify the potential location and types of signs that would best fit the style of the building. Primary Facade • The first floor of all buildings in the corridor, including structured parking, should be designed to consider the pedestrian scale. Commercial buildings should include individual shops, display windows, seating areas; developments other than retail should also incorporate elements that contribute to the pedestrian activity (urban landscaping, seating areas, awnings). Corner Facades • Buildings on corner lots are considered to have double front façades for architectural review purposes. • Buildings on corner lots shall include at least one of the following embellishments: cornice detail, arches, peaked roof forms, corner towers, clocks, and other design features. However, hardscape design, such as pedestrian plazas with artwork or fountains, may substitute for building embellishments on corner lots. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 4 Secondary Facades • A rear or secondary entrance can provide direct customer access to the store from parking areas as well as improve circulation between the parking lots and the street. Architectural embellishments, awnings, landscaping and signs should be used to mark the secondary entrance and the design of the rear of the building shall be consistent with the front façade. C. Windows and Doors Fenestration • The arrangement of windows and doors should be consistent with the neighboring buildings. • For new construction, all windows should be consistent with the style of the structure. • Windows and doors should be glazed in clear, transparent glass with no more than ten (10) percent daylight reduction for retail establishments, and fifty (50) percent for office and residential uses. The use of reflective glass and reflective film is prohibited on all buildings. Glass block is not considered transparent and is not permitted in storefront windows. Awnings & Shutters • Awnings on commercial building facades shall have a minimum depth of five (5) feet to protect pedestrians from inclement weather. The minimum vertical clearance of awnings on non-residential buildings should be eight (8) feet from the lowest point to the sidewalk. • Awnings should be made of fabric. High-gloss or fabrics that resemble plastic are not permitted. • The highest point of a first floor awning on a multi-story building shall not be higher than the midpoint between the top of the first story window and the bottom of the second story window sill. • Awnings should be sized to match the corresponding window openings. Their shapes, materials, proportions, design, color, lettering and hardware also need to be in character with the style of the building. Entrances • The primary pedestrian entrance to all buildings shall face the primary street and shall be clearly defined and highly visible. Additional entrances are encouraged facing local streets, parking lots, plazas, and adjacent buildings. • All primary entrances shall have a protruding front gable, pilasters, columns, a stoop, or other projection or recession in the building footprint a minimum of three (3) feet in depth that clearly identifies the entrance. • Protection from the sun and adverse weather conditions for patrons should be considered for the entranceways. Protection methods can include awnings, canopies, colonnades, porticoes or similar treatments meeting the intent of this section. Roof Design • Buildings shall have a recognizable top consisting of, but not limited to, cornice treatments, roof overhangs with brackets, steeped parapets, richly textured materials and/or differently colored materials. Colored stripes/bands on flat roofs are not acceptable. • Cornices are encouraged. They may be simple or mixed (straight and curved moldings), but should not exceed 24 inches in width. • Roof forms shall relate to those found in the area. For the portion of a building visible from the pedestrian level, repetition of the existing or traditional roof shapes, pitches, and materials on new construction shall be considered one way of making new structures more visually compatible. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 5 • Flat roofs shall be hidden from public view by a parapet of no less than three (3) feet in height. The parapet silhouettes may be straight, in circular segments, or in a combination of straight and circular segments. Building Materials • The following materials are not appropriate: cedar shakes, corrugated or reflective metal panels, textured plywood, and plastic siding. • Materials should not be selected on the basis of cost alone, but rather on compatibility with the building style and Downtown character. Materials for new construction should be selected from among those that are typical of surrounding buildings and should be compatible with existing materials in the area in terms of texture, size, shape, color and scale. • The scale of the building materials used should respond to the scale of the proposed building. • Alternative new materials should be compatible with the physical qualities of the historic materials. Building Colors • Building, trim, and detail colors must be complimentary. Clashing trim colors will not be permitted. • Building colors should be selected based on architectural style of the building and compatibility with adjacent buildings. • Prohibited: Colors that are garish, gaudy, loud, excessive, and ostentatious or otherwise constitute a glaring and unattractive contrast to surrounding buildings; the use of intense, florescent or day glow colors; black as the predominant exterior building color and similar monochromatic schemes. ANALYSIS: Architectural Standards Due to the project’s close proximity to the Munn Park Historic District, this project’s design should respect the historic context of the area by referencing significant themes, such as roof form, building proportions, and the rhythm of openings, to ensure that the new buildings are compatible with the historic context. While the design of the project is a contemporary building, its shape and form should reflect Downtown Lakeland’s historic context. As stated above, variations in the roofline, modulations in the horizontal plane of the façade, and addition of architectural elements that provide interest and break up horizontal massing, are suggested. With regard to façade design, this project exhibits primary and secondary facades that generally meet the intent of the applicable guidelines. However, the corner of N. Kentucky Avenue and E. Bay Street is the primary commercial node for the development, and as such, special consideration should be given to its design in order to further engage interest with the street (in addition to the courtyard area surrounded by a streetwall). Staff suggests continuing the window openings at the ground floor level around to the blank side walls of both buildings terminating on this corner. In addition, an archway, columns, or other decorative architectural feature could be incorporated into the sidewall on a diagonal to further pronounce this corner as the prominent commercial center of the project. The side walls of the two buildings on this corner could also be enhanced by decorative lighting or public art. Additionally, it is suggested that the ground floor, commercial unit storefront windows be flush with the exterior wall to emphasize these spaces as public spaces and different from the residential units. The use of stucco and brick veneer is appropriate and reflects the materials of many downtown buildings. However, as the use of corrugated metal panels is not consistent with nearby buildings and prohibited by the applicable guidelines; staff suggests using brick veneer or another compatible material in a patterned configuration as an alternative. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 6 The proposed building colors appear to be consistent with the applicable design guidelines. For further differentiation between the commercial and residential buildings, staff suggests alternating the color palette, or using a complementary color palette, instead of the same colors throughout the project. IV. Miscellaneous Surface Parking Lot Design • Parking lot design, including layout, landscaping, buffering and screening, shall be used to minimize direct views of parked vehicles from streets and sidewalks and to avoid spill-over light, glare, noise and exhaust fumes onto adjacent properties. • Parking lots shall be visually and functionally segmented through the use of landscaped islands and canopy trees. Not more than ten (10) parking spaces shall be located side-by-side without a landscaped parking island. • Trees should be set into a tree grate or landscaped walkways. • Parking lot layout, landscaping, buffering and screening should minimize direct views of parked vehicles from streets and sidewalks; avoid spill-over light, glare, noise and exhaust fumes onto adjacent properties; and provide a reasonable measure of tree canopy shade. • Large parking lots shall be visually and functionally segmented into smaller lots with landscaped islands and canopy trees. • • • • • Landscaping and Buffering Landscape design shall enhance architectural features, visually screen dissimilar uses and unsightly views, reduce noise impacts from major roadways, create barriers between incompatible uses, strengthen important vistas, and reinforce neighboring site design and architecture. Trees planted in paved areas should use interlocking pavers or tree grates around the trunk (except for the area necessary to allow for growth). Hedges and shrubs and or permanent planters should be used to soften the edge between the buildings and the pedestrian area. These landscaping techniques are especially beneficial when there is little or no pervious area available on a lot for planted landscaping. Irrigation will still need to be provided, however, so that the landscaping can be easily maintained. Plant species shall be selected and installed based on their water needs, growth rate, size, and resource inputs in order to conserve water, reduce maintenance, and promote plant health. Adequate growth area, based on mature shape and size, shall be provided for all plant materials. The landscape plan shall include the use of native plant species to re-establish an aesthetic regional quality and to take advantage of the unique diversity and adaptability of native species to the environmental conditions of Lakeland. Fences and Walls • Walls should be designed to complement the principal building style, materials and colors, and shall incorporate landscaping. • Loading areas, service docks, refuse containers, mechanical equipment, satellite dishes, truck parking and other service support equipment shall be screened from view of adjacent properties. • Screen walls, if used, shall be compatible with the exterior walls of the primary structure. • Wood fencing and black coated chain link fencing may be permitted if located behind the building line. y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 7 • Utilities for all new commercial developments shall be located underground. Utility boxes shall be completely screened from view of principal streets, as well as pedestrian walkways and areas. • Streetwalls shall be a minimum of three (3) feet and a maximum of five (5) feet in height. Walls greater than three (3) feet in height above grade shall be no more than fifty (50) percent solid. Streetwalls shall be constructed of wrought iron, brick, masonry, stone or other decorative materials. Chain link and wood are not allowed. Breaks in streetwalls are permitted to accommodate pedestrian and vehicle access and tree protection. • • Signage • Signs shall be permitted according to the LDDA’s Signage Design Guidelines. ANALYSIS: Miscellaneous Standards Staff finds that the project largely meets the intent of the applicable guidelines with regard to off-street parking lot design, landscaping and buffering, and fences and walls. With regard to the streetwall surrounding the courtyard at the corner of N. Kentucky Avenue and E. Bay Street, staff suggests providing breaks in the wall for pedestrian convenience. Additionally, staff has concerns about safety of the residents as the screen walls used on the residential-only buildings diminish visibility from the street. It is suggested that brickwork on the screen walls will allow for greater visibility. The conceptual placement of projecting signs for the commercial units as depicted on the renderings submitted by the applicant appear to meet the intent of the LDDA’s Signage Design Guidelines, but actual signage requests will be reviewed at a later date. STAFF RECOMMENDATION: As the project meets the intent of the applicable guidelines and vision for the Downtown CRA, staff recommends approval of the project, with the following conditions to be approved by staff at the administrative level: 1. Diminish the monolithic appearance of the façade through variations in the roofline and/or further modulation in the horizontal plane of front facades, so that the entire project reads as a series of individual buildings. 2. Provide for a more visually interesting corner at N. Kentucky Avenue and E. Bay Street that engages the street and reads as a commercial destination. Suggest continuing window and door openings along the sides of the buildings facing this corner. Also suggest providing a decorative architectural gateway element, as well as decorative lighting and/or public art to enhance the buildings’ side walls. In addition, provide breaks in the sidewall around the courtyard area for pedestrian convenience. 3. To differentiate the residential-only and commercial buildings: a) the ground floor storefront windows of the commercial units should be flush with the exterior wall to emphasize these spaces as commercial; b) balconies or other recesses should be provided for the residential units to add variation to the horizontal plane; and c) use variations of the chosen color palette or a different but complementary color palette that differs uses. 4. The use of corrugated metal panels is not consistent with the materials of nearby downtown buildings; brick veneer or another compatible material in a patterned configuration should be used. Report prepared by: Emily M. Foster, Senior Planner Design Review Liaison to the Lakeland Downtown Development Authority Board y:\cddo\hpb.drc\ldda\ldda design review\nobay\dda15-007 nobay project staff report.docx Page 8 in a? .II 3' l? NOBAY Monday, JuIy 27, ZOIS 4:59:06 PM 5FF. I I. In- nu: Jul 27. 2015 1321 PROPOSED BUILDING ?diff PROJECT AREA 777/7077) I I I I -I ran-c1nun-Ty7777,7751?. II I b.7424 ~r77777777?777z I 3 I '52 @gagHutu-Iv . H5 I I l__I "Mam my?flunk-Irv I I TI). . I . I 1" 33"" I I aw; I- i ?if! I "inr252IKE-I'I?cfl I lu'l'0.44x1.5"= 0.66 I I I emu-Eran0.08 x8": 0.54 I I I . If I.II TOTAL 2.38 r? I PARKING AND DRIVEWAY MATERIAL FRUFIGEED 1- PROPOSED I II SPECIFICATIONS NEW CONSTRUCTION 2 8 n_ - wan: I I .l 1 1/2" TYPE 5-3 ASPHALTIC CONCRETE. SPEC. #320 I 2. 5" LIMEROCK BASE COMPACTED TO 98% AASHTO- T180 5 I I (LBR. 100). F.D.O.T. SPEC. #200 . PRIME 0,10 GALS. PER . I SQ. YD., F.D.O.T. SPEC. #300. I 3. 3" TYPE STABILIZATION, LBR 40 (MIN), <1 ?52 I I F.D.O.T. SPEC. 160-7 COMPACTED TO 98% AASHTO T-180. 2 (D II. - GENERAL SITE NOTES Ir. nu"; I- . CONTRACTOR TO REFER TO ARCHITECTURAL DRAWINGS FOR DETAILED LAVOUT 0F SPECIFIC BUILDINGS AND SITE FEATURES. CONTRACTOR TO PROVIDE CONCRETE PAVING ALTERNATE FOR PROPOSED ASPHALT PAVING PER TYPICAL CONCRETE SECTION. CONTRACTOR TO INSTALL BIKE RACK ONVSITE DESIGNED IN COMPLIANCE WITH INDEX 902 OF THE CITY ENGINEERING STANDARDS MANUAL AND ARTICLE 32 OF THE LAND DEVELOPMENT REGULATIONS. SCREENING TO COMPLY WITH CITY OF LAKELANO LAND DEVELOPMENT REGULATIONS. THE DESIGN AND CONSTRUCTION IS THE RESPONSIBILITY OF THE APPLICANT. PROPOSED SIDEWALK TO MATCH EXISTING STREETSCAPE OF N. FLORIDA AVENUE. 9'7?me\ FLA. P.E. No. 60129 MATTHEW JOHNSON, P.E. DATE Hm and . 5" LI SHEET NUMBER 0500 ss w w ss ss w w w ss ss SITE ANALYSIS w ss w ss w w w w w ss ss w w APPROX. COUNT 1 BED / 1 BATH FLATS: 20 @ 600 SQ FT 2 BED / 2 BATH T.H.: 30 @ 1240 SQ FT TOTAL BEDROOMS: 80 ss ss w w ss ss w w w w ss ss w w ss ss w w ss ss w w TOTAL PARKINGSPACES: 70 HANDICAPPED PROVIDED: 4 ss ss w w ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss S ss ss ss ss w w APPROX. TOTAL SQ FT. 56,000 w ss w S ss INC. w ss w ss w ARCHITECTS, w ss ss w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ss w w ss w ss ss w 110 South Kentucky Avenue Lakeland, Florida 33801 P 863.687.3573 F 863.683.6370 www.wmbarchs.com Email mail@wmbarchs.com Corp. Lic. No. AAC001165 w w ss w w w w ss w ss w w ss w ss w w w w w w w ss w ss ss w ss ss ss w ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w CONSULTANTS: w w ss ss w ss ss w w w ss ss w ss ss w w w ss ss w ss ss w w w ss ss w ss ss ss w ss ss ss w ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss ss ss ss w ss w ss ss ss w ss w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w SEAL: J. MICHAEL MURPHEY, Fla. Certificate No. 9346 w ss ss w STEVEN J. BOYINGTON, Fla. Certificate No. 9652 w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w w ss ss w ss ss w w w ss w ss w P w ss ss w ss ss w LI E R Y R NA I M w w ss ss w w ss ss w w ss ss w DATE: w w ss w ss ss w ss w ss w PROJECT NAME: ss ss ss ss ss ss ss w ss ss ss S ss w ss w ss ss ss ss ss w ss ss w ss ss ss S ss ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w 100 SOUTH KENTUCKY AVE, SUITE 290 LAKELAND, FL 33801 w ss ss w ss w ss ss ss ss w ss w ss ss ss w ss ss w ss w ss ss ss w ss ss w ss w ss ss ss w w ss ss w NOBAY VILLAGE w ss ss w w ss ss w 311 NORTH KENTUCKY AVE. LAKELAND, FL. 33801 ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss ss ss ss w w ss ss ss ss w w ss ss ss w w ss ss w w ss ss ss ss w ss w ss ss ss ss w w ISSUED DATES: ss ss ss ss w w ss ss w w ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w ss ss w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ss w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ss w w ss w w w w w w w ss w Y w w S w w w w w w w w w w w w w w w w w w w ss w w w w ss w w w ss w ss w w w ss ss ss ss w w w ss w ss ss ss w w w ss ss ss ss w w w ss w w w w w w w w w ss ss ss w ss ss ss ss w w ss ss ss ss S w w ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss w w S w w w w CONCEPTUAL SITE PLAN w w S 1" = 20'-0" w w w w w w w w w 0 10' 20' SCALE: 1" = 20'-0" 40' CONCEPTUAL - NOT FOR CONSTRUCTION ss w MARK DATE DESCRIPTION DR. BY: QAL: CHKD. BY: QAM: DATE: 6/17/15 AS NOTED SCALE: PROJ. NO.: 14-104 DWG TITLE: Y R NA I M SCHEMATIC ARCHITECTURAL SITE PLAN P LI E R DWG. No.: © AS-101 BAY VI LLAG - lg}, i-J r' 7" GEHSTHU In?! H. .Il'lu'. . .4 . QRUADWAY NOBAY VILLAGE Evin-T.- E-s'srwz-Lhzh- In, I if BEHSTIUEHEHJHE uenUM JO )nouyM )ueumoop uo GOUDHGJ puo )o esnea SDM )1 uquM JO) )ueuo puo ogIoedS IO) Aluo pepuetuI SI )ueuunDSUI UD SO ?uIeJeu petueseJd 9qu UMM Jemebo; ?1ueu1noop ?139)!qu uon?uIAog Aeudmw SIHDM O) )nou11M eq HDUS ?oul uo16uI/(og Aeudinw Aq puo uoDDzUoumD TENSILE FABRIC AWNING (ON FRONT OF ALL MIXED USE BUILDINGS) SCULPTURAL BACK LIT SIGNAGE ATTACHED TO AWNING STRUCTURE ONLY AT RETAIL ENTRY DOORS ENSILE FABRIC AWNING ON 12 UNIT ISE BUILDINGS) 10 UNIT MIXED USE BUILDING (TOTAL1 BUILDING) DO NOT INCLUDE THIS PORTION OF THE BUILDING ALTERNATING HORIZONTAL AND VERTICAL CORRUGATED METAL SIDING STYLE) FINISH: GALVANIZED 12 UNIT MIXED USE BUILDINGS (TOTAL 1 BUILDING) INCLUDE THIS PORTION OF THE BUILDING FRONT ELEVATION 1/8" 120" STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL SIDING WITH RAINSCREEN (AIR GAP) METAL SHED ROOF ALTERNATING HORIZONTAL AND VERTICAL CORRUGATED METAL SIDING STYLE) FINISH: GALVANIZED VERTICAL CORRUGATED METAL SIDING STYLE) TENSILE FINI H: ALVANIZED FABRIC AWNING (ONLY ON SIDE OF 12 UNIT MIXED USE BUILDINGS) TENSILE FABRIC AWNING (ON FRONT OF ALL MIXED USE BUILDINGS) SCULPTURAL BACK LIT SIGNAGE ATTACHED TO AWNING STRUCTURE ONLY AT RETAIL ENTRY DOORS SOLDIER ACKED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING SOLDIER STACKED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING SIDE ELEVATION 1/8" 120" 10 UNIT MIXED USE BUILDING (TOTAL1 BUILDING) DO NOT INCLUDE THIS PORTION OF THE BUILDING 12 UNIT MIXED USE BUILDINGS (TOTAL 1 BUILDINGS) INCLUDE THIS PORTION OF THE BUILDING STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL SIDING WITH RAINSCREEN (AIR GAP) ARCHITECTURAL PANEL FINISH: GALVANIZED REVEALS STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL SIDING WITH RAINSCREEN (AIR GAP) TENSILE FABRIC USE BUILDINGS) STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL SIDING WITH RAINSCREEN (AIR GAP) ARCHITECTURAL PANEL REVEALS ALTERNATING HORIZONTAL I AND VERTICAL CORRUGATED METAL SIDING STYLE) I FINISH: GALVANIZED TY METAL SIDING STYLE) /7 VERTICAL CORRUGATED FINISH: GALVANIZED TENSILE FABRIC AWNING (ON FRONT OF ALL MIXED USE BUILDINGS) SCULPTURAL BACK LIT SIGNAGE ATTACHED TO AWNING STRUCTURE ONLY AT RETAIL ENTRY DOORS SOLDIER ST KED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING REAR ELEVATION 1/8" SIDE ELEVATION 1/8" 120" AWNING (ONLY ON SIDE OF 12 UNIT MIXED 1O 1O Wallis Murphey Boyington ARCHITECTS, INC. 110 South Kentucky Avenue Lakeland, Florida 33801 863.687.3573 863.683.6370 Email mail@wmbarchs.com Corp. Lic. No. AAC001165 CONSULTANTS: SEAL: J. MICHAEL MURPHEY, Fla. Certificate No. 9346 STEVEN J. BOYINGTON, Fla. Certificate No. 9652 DATE: PROJECT NAME: BROADWAY REAL ESTATE SERVICES 100 SOUTH KENTUCKY AVE, SUITE 290 LAKELAND, FL 33801 NOBAY VILLAGE 311 NORTH KENTUCKY AVE. LAKELAND, FL. 33801 ISSUED DATES: MARK DATE DESCRIPTION CONCEPTUAL - NOT FOR CONSTRUCTION DR. BY: Draftsman QAL: QA Lead CHKD. BY: Project QA Manager DATE: 6/24/15 SCALE: PROJ. NO.: 14-104 DWG TITLE: EXTERIOR ELEVATIONS MIXED USE (12 UNIT &10 UNIT) DWG. No.: A-201 10 UNIT RESIDENTIAL BUILDINGS (TOTAL 2 BUILDINGS) DO NOT INCLUDE THIS PORTION OF THE BUILDING 12 UNIT RESIDENTIAL BUILDINGS (TOTAL 2 BUILDINGS) INCLUDE THIS PORTION OF THE BUILDING ALTERNATING HORIZONTAL AND VERTICAL CORRUGATED METAL STYLE) FINISH: GALVANIZED GAP) STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL WITH RAINSCREEN (AIR METAL SHED ROOF ALTERNATING HORIZONTAL AND VERTICAL CORRUGATED METAL STYLE) FINISH: GALVANIZED STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL SIDING WITH RAINSCREEN (AIR GAP) ARCHITECTURAL PANEL IO Wallis Murphey Boyington uenUM JO uoIanSuoo )uewnoop uo GOUDHGJ Duo )0 esnea ?peJDdeJd SDNI 1) JO) )UeIp ogIoedS at); .10} AIUO pepuetuI SI )o UD SD petueseJd 9U) Jemebot ?1ernoop SIqi ooul ?Speyqow Aeqdmw O) 1noq1gm eq HDUS U016U1/(og Aq U011D1dopo ARCHITECTS, INC. FINISH: GALVANIZED REVEALS 110 South Kentucky Avenue Lakeland, Florida 33801 863.687.3573 863.683.6370 Email mail@wmbarchs.com Corp. Lic. NO. AAC001165 VERTICAL CORRUGATED METAL SIDING STYLE) FINISH: GALVANIZED CONSULTANTS: TENSILE FABRIC AWNING SOLDIER STACKED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING SOLDIER STACKED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING SEAL: J. MICHAEL MURPHEY, Fla. Certificate No. 9346 STEVEN J. BOYINGTON, Fla. Certificate No. 9652 FRONT ELEVATION 1/8" 120" 1/8" SIDE ELEVATION P93 DATE: PROJECT NAME: 10 UNIT RESIDENTIAL BUILDINGS (TOTAL 2 BUILDINGS) DO NOT INCLUDE THIS PORTION OF THE BUILDING STUCCO ON PAPER BACKED METAL LATH HARDIE PANEL VERTICAL WITH RAINSCREEN (AIR GAP) 100 SOUTH KENTUCKY AVE, SUITE 290 STUCCO ON PAPER BACKED BROADWAY REAL LUNIT RESIDENTIAL BUILDINGS (TOTAL 2 BUILDINGS) INCLUDE THIS PORTION OF THE BUILDING METAL LATH HARDIE ARCHITECTURAL PANEL FL 33801 PANEL VERTICAL SIDING REVEALS WITH RAINSCREEN (AIR GAP) NOBAY VILLAGE I CORRUGATED METAL 311 NORTH KENTUCKY AVE. SIDING STYLE) LAKELAND, FL. 33801 FINISH: GALVANIZED - VERTICAL CORRUGATED - . /7 TENSILE STYLE) FABRIC FINISH. GALVANIZED . . AWNING . I (ONLY ON12 UNIT RESIDENTIAL - ISSUED DATES: . BUILDINGS) . FABRIC l/ . I AWNING . (ONLYON12 . NIT SIDENTIAL SOLDIER STACKED THIN BRICK VENEER ON SIDES AND FRONT (STREET SIDE) OF BUILDING DESCRIPTION MARK DATE DR. BY: Draftsman QAL: QA Lead CHKD. BY: Project Arc?lth: QA Manager DATE: 6/24/15 REAR ELEVATION SIDE ELEVATION SCALE: PROJ. NO.: 14-104 DWG TITLE: EXTERIOR ELEVATIONS RESIDENTIAL (12 UNIT 10 UNIT) CONCEPTUAL - NOT FOR CONSTRUCTION DWG. No.: A-201