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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.1
City of Beaufort Department of Planning and Development Services

BOUNDARY STREET REDEVELOPMENT DISTRICT

Design Review

Date: March 31, 2014

Project: Ashley Point Apartments New Construction
Tax Map/Parcel No.: R120-001-000-0274-0000; R120-001-000-005E-0000,
R120-001-000-005D-0000, R120-001-000-005C-0000, R120-001-000-005B-0000
Date of Submittal: 03.21.2014
Stage of Review: Final Review

Reviewed under the City of Beaufort, South Carolina, Unified Development Ordinance
Article 6, Section 6.8, Boundary Street Redevelopment District, as adopted: 02.06.07








Overview
BOUNDARY STREET MASTER PLAN
(Highlighting proposed project location)
The applicant is proposing to construct a new 56-unit multi-family apartment development.
There will be five apartment buildings and one community building (clubhouse). The
development is proposed on a 5-acre parcel located along Greenlawn drive, just north of the
Jean Ribaut Square shopping center.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.2







































DETAIL OF BOUNDARY STREET MASTER PLAN
(Showing site of proposed project with existing buildings shown in gray and proposed platting
shown in tan)

The Boundary Street Master Plan in this area depicts lots fronting Greenlawn Drive, a new
North-South street running along the marsh with buildings fronting it on one side, and an
internal east-west street connecting Greenlawn Drive to the new road. The lots are served by
rear alleys. The general street layout and hierarchy of this project, as well as the situation of
the buildings, is consistent with the Boundary Street Master Plan.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.3






BOUNDARY STREET REGULATING PLAN
(Showing area of proposed project)

Regulating Plan

Development under the Boundary Street code is regulated by Street Type. As stated in Section
6.8-G: The code regulates individual parcels of land based upon which type of street they front.
The front of a building and its main entrance must face the primary street. The Primary Street
fronting the subject parcel is Greenlawn Drive which is a Neighborhood Street, thus requiring
the buildings along that street to front Greenlawn Drive with their primary entrances. Some of
the buildings will also front the new North-South street, which is designated as an Edge Drive
in this ordinance, as well as a new East-West connector street, which is designated as a
Neighborhood Street in this ordinance.

All of these streets have build-to requirements.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.4
Street Types

The Street types related to this parcel are as follows:
Edge Drive
Neighborhood Street

These streets are ranked in this respective order of hierarchy from highest to lowest.

Edge Drive (Section 6.8, G.5)
The Edge Drive runs along the marshfront, offering scenic views of Albergotti Creek.
Residential or mixed-use buildings line one side of the edge drive while the marshfront
remains unobstructed from view and available to the public experience.

Street Design: The street section calls for 9 travel lanes, 8 on-street parallel parking
spaces on one side, and 5 planting strips/tree wells and 5 sidewalks on both sides.
The street in the plan is showing 11 travel lanes. These should be reduced to 9.
What is the path on the marsh side made of? This should connect through to the
adjacent parcels. The street section calls for the path to be paved, and located 5
from the on-street parking, with a planting strip in between.
The specific street rights-of-way should be platted out on the site plan, including
the future connections to the north and south.
On the southern-most portion, this road curves and becomes an alley. There needs
to be a more defined street hierarchy, as per the ordinance. One option is to stub
out the Edge Road, right after the alley intersection, and then have the alley T
into the road.

Building Placement: The build-to-zone Location is 5-15 from the ROW. The buildings
fronting this street meet the intent of this requirement.

Building Width: 16 foot min., 160 ft. max. - Proposed buildings range from 105 - 110 wide and
meet this requirement.

Building Height: 2-story minimum. All of the residential structures in this development are
2-stories tall and meet this requirement.
Lot Coverage: 80% Maximum This requirement has been met.

Neighborhood Street Greenlawn Drive & New East-West Connector Road (Section 6.8, G.8)
The Neighborhood Street

Street Design: The street section calls for 10 travel lanes, 8 on-street parallel parking
spaces on both sides, and an 8 sidewalk/tree well area on both sides.
The new street in the plan is showing 11 travel lanes. These should be reduced to
10.
This street section is showing planting strips ranging from 5-8 with 5 sidewalks on
the project side of Greenlawn Drive, and both sides of the new street. Due to the
additional area available for the streetscapes on Greenlawn, the applicant is
proposing to build the sidewalk within their property, and on the new road, the
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.5
ROW is not constrained - this configuration meets the intent of the section.
However, the planting strip should remain consistent, particularly on the NE
portion of the new street. In addition the new sidewalk constructed on private
property should be placed in a sidewalk/access easement. This should be depicted
on the final plan and plat.
The specific street ROW should be platted out on the site plan.

Building Placement: Build-to: 0-15 The buildings fronting these streets meet the intent of
this requirement.

Building Width: 16 foot min., 160 ft. max. Proposed buildings are approximately 105 wide
and meet this requirement.

Building Height: All of the residential structures in this development are 2 and 3 stories tall
and meet this requirement.

Lot Coverage: 80% maximum - This requirement has been met.


Permitted Uses (Section 6.8, E)
The proposed uses are permitted within the Boundary Street Redevelopment District.


General Design Standards (Section 6.8, H)

1. Building Heights:
a. The ground floor of residential structures shall be a minimum of 9 and a maximum of 14 from
finished floor to ceiling. Each story above the first shall be 8-12 clear. The current design
meets these requirements.
b. The first floor height shall be raised a minimum of 18 above average adjacent sidewalk grade.
The current design meets these requirements.
2. Corner Radii and Clear Zones: Curb radii shall be between 9 and 15 feet. The code includes a
provision for a 25 foot clear zone which can be enhanced through the use of a depressed flush
curb, while maintaining the tight turning radii appropriate to pedestrian oriented urban
environments. The intention is to shorten pedestrian cross walks and reduce vehicular speeds
and reckless high speed turns. Radius dimensions on streets are shown at 29. They should be
reduced to comply with this code.
3. Streets: The design of all streets must be in accordance with the Street Type as discussed
previously.
4. Alleys: There will be a rear alley serving the buildings and containing parking, and trash areas.
Pedestrian connectivity and building accessibility has also been incorporated into the alleys.
There should be a clear distinction between the Edge Road and the alley. Currently, the
road continues into the alley. A right angled turn is more appropriate to keep this
hierarchy consistent and in accordance with the Boundary Street standards.
5. Exceptions from Build-to Lines: An exception from the 0-15 setback line on Greenlawn Drive
will be given due to the right-of-way dimensional constraints. In order to accommodate a
sidewalk, the building is pushed back to 20 from the ROW.
6. First Floor Height for Residential: This standard has been met.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.6
7. Accessory Structures: This standard has been met.
8. Drive-thrus: N/A
9. Fences: Fences shall be a minimum of 25% opaque and shall be constructed of materials that
continue the architecture of the building that it abuts. Fences should be used to define street
edges where buildings are not present, and screen areas such as parking, mechanical
equipment, etc Details of all fences, including elevations, materials and colors, should be
submitted for approval.
10. Civic Sites: The Community Building/Clubhouse is a Civic Building for this development and
should comply with the Civic Sites and Building standards to the extent possible.
The location, and placement and entrance location meet the requirements of this
code.
The massing of civic building should be symmetrical in form. Massing should be divided
into visually distinct sections, which should provide visual order to the building and
create vertical proportions within individual elements. The elevations can be simplified
and better proportioned to meet the intent of this section. The left elevation should be
modified to address the street better, as it is visible from the main entrance to the site.
Scale/Height: The scale of civic buildings should be larger than corresponding buildings.
For this project, this requirement is not realistic to achieve to the fullest. However,
certain modifications to the structure can be made to attain some of the intent of this
section.
o Floor-to-floor height should be taller than the first floor of the residential
buildings.
o Roof form should be more prominent, particularly at building entrances.
Consider a steeper pitch and/or gabled entry. The low roof pitch, coupled with
the tall, vertical windows, give this building a very horizontal feeling.
Materials/Details: This building is proposed to be made mostly of brick, which is a
durable material. The intent of this requirement has been met.
11. Parking/Landscaping:
1 parking space shall be required for each 1000sf of saleable or leasable area. 66
parking spaces are required. 100 are provided, both on-street as well as in the rear of
the buildings. ADA access paths from parking should be denoted on the plans. Staff
encourages you to make as many of these parking spaces as possible pervious.
Off street parking shall be screened from the street. This requirement has been met.
Access to Off-Street Parking. This standard has been met.
12. Large Footprint Buildings: N/A

Building Elements (Section 6.8, I)

1. Door and Window Openings:
Primary entrances to all buildings shall be located on the exterior wall facing the
frontage street. This requirement has been met.
Rectangular window openings facing streets should be oriented vertically. This
requirement has been met.
Street facing facades shall contain 15% to 70% of transparent materials on each story
below the roof line. This requirement has been met.
2. Turrets and Cupolas: N/A
3. Colonnades / Arcades: N/A
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.7
4. Balconies: N/A
5. Marquees & Awnings: N/A
6. Porches:
Minimum depth: 8; length: 25%-100% of building front. The majority of the porches
facing street frontages meet this requirement; therefore this requirement has been
met in a satisfactory way.
Height: 18 minimum from grade to top of stairs, 96 maximum. This requirement has
been met.
7. Stoops: N/A
Architectural Standards (Section 6.8, J) General Requirements:
1. Building Walls:
General Requirements: An expression line shall delineate the division between the first
story and the second story. This requirement has been met.
Permitted Finish Materials: The use of Brick facing and Hardie (or equivalent) siding are
appropriate materials.
o The attached materials list states that the masonry manufacturer is Hardie or
CertainTeed. Is this accurate?
2. Storefronts: N/A
3. Garden Walls and Fences: Garden Walls and/or fences should screen off-street parking and
services. The walls and fences should be shown on the master site plan and landscaping plan as
well as on any appropriate building elevations. Details of all screening must be provided as
well.
4. Columns, Arches, Piers, Railings and Balustrades:
The general requirements for columns have been met. A cut sheet or detail will be
required for permitting. One question the columns on the Mail Station are different
than the rest of the structures. Is there a reason for this? Staff recommends using one
type and being consistent. The inset box column (as shown on the Mail Station) would
be fine to use throughout the project, or the simpler box column as shown elsewhere.
Please clarify.
Railings: the material specified is GeoRail. Please provide a physical sample of this
material and color.
5. Roofs & Gutters:
Exposed rafter ends at overhangs are strongly recommended. These had been shown
on conceptual elevations to this point. Staff recommends bringing them back.
The roof extension over the 3
rd
level of the full porch is a strange detail in both plan
and elevation. Consider one of the following:
o Remove this and simply leave the whole porch open, or
o Add brackets to make the overhang appear supported, visually.
6. Windows, Skylights and Doors:
Windows and door openings shall be taller than they are wide. Window openings may
be grouped horizontally. Wood Construction: Windows are required to have trim on all
four sides. These requirements have been met.
Finish materials for windows and skylights: Wood, Aluminum, Copper, Steel, Clad
Wood. The proposed windows are vinyl and do not appear to meet these standards. Please
submit a more detailed specification for review and/or consider switching to one of the
above listed materials. Aluminum or Clad Wood (could be vinyl clad) are two
recommendations.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.8
7. Opacity & Facades:
The 15%-70% of wall area opacity standards have been met.
8. Signs: A separate application with detailed dimensions will be required for all signage.

Additional Comments:

1. Lighting: Specifications for all lighting, including site and building lighting, shall be submitted
for review in conjunction with the lighting plan. This includes cut sheets, details, materials and
colors for the mounting apparatus (pole, etc) as well as the luminaire. We have received the
details for the street lights, but not building lights.
Street lights should be located in a regular pattern as part of the overall streetscape
and should be pedestrian-scale in height and detail. 14 poles with top mounted
fixtures are typical in the City. The octagonal round LED lights from Holophane are an
appropriate choice.
Building lights should be included on the Lighting plan.
2. Landscaping:
An arborist report is required for any grand tree (larger than 24) removed or remaining
on site.
Total caliper inches of grand trees removed: 1820
Total caliper inches of trees retained that can be used as mitigation: 1286
Caliper inches of overstory trees planted back per landscape plan: 116.5
Balance of unmitigated caliper inches: 417.5
Applying UDO Section 7.3.G.1.3.c, 1/3 of unmitigated caliper inches, or 139, remains.
Suggestions for fulfillment of requirement:
o Increase caliper of overstory trees specified in plant schedule:
Eastern Red Cedar (8): increase from 5 ht. (1 caliper) to 2.5 caliper; Gain: 12
Live oak (16): increase from 2.5 caliper to 4.5 caliper; Gain: 32
Allee elm (27): increase from 2.5 caliper to 4.5 caliper; Gain: 54
If tree sizes increased as suggested, balance of caliper inches reduces to 41.
Other suggestions for fulfillment of requirement:
o Decrease spacing on Allee Elms from 45 o.c. to 35 o.c. thus increasing tree count.
o Commission arborists report for identification of grand trees shown to be removed
that may be identified as high risk of failure or imminent failure. Mitigation for trees
identified in these categories will not be required.
o Consider retaining the following trees (see markup attached): 20P, 25P, 26P, 34P,
29CED, 18CED, 13LO, 13 LO and 16 MAG. It appears there are other Laurel oaks and
pines that could be preserved.
Tree protection fencing (TPF) to be shown on tree protection and removal plan at /1
caliper minimum (see markup). TPF to be installed as per plan and relocated as needed
during construction phase.
Recommend arborists report for large Laurel oaks shown to be retained. Also recommend
substitution for Michelia figo.
3. Zoning: Lots must be combined before a building permit is issued.
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Design Review: Ashley Point Apartments (Proposed New Multi-family Construction on Greenlawn Drive) p.9
Conceptual Review Summary & Recommendations

The site and building designs submitted for this project meet the majority of the requirements
of the Boundary Street Redevelopment District development standards. The areas that need
some amending or additional information, as outlined in this report, include:
Site:
Street hierarchy: general trajectory and detailing of Edge Road as it meets the alley;
Lighting: building lighting should be added to lighting plan; details and specifications
for all light fixtures and mounting elements must be provided for approval.
Landscaping: please see notes and attachments discussing suggestions, and
requirements for mitigation.

Buildings:
Staff had a few comments regarding roof and column details in the buildings;
Materials for the railings and windows need to be clarified;
Clubhouse: the civic nature of this building warrants a reconsideration of some of the
main elements, as listed in this report.

Staff recommends that these items be addressed in a subsequent Boundary Street
Redevelopment District Submission that provides resolution of the details in question. After
BSRD approval, the applicant may submit for a building permit.
Landscaping Comments - Markup 1
Landscaping Comments - Markup 2
12'-0" 10'-0" 12'-0" 13'-0" 13'-0" 12'-0" 10'-0" 12'-0"
47'-0" 9'-0" 47'-0"
103'-0"
9
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BUILDING TYPE A - TYPICAL FLOOR PLAN
1/8" =1'-0"
1
LIVING
ROOM
BEDROOM
WIC
BATH
BATH
WIC
BEDROOM #2
DINING
ROOM
DECK
ENTRY
LAUN
UTL
ELECTRICAL
METERS
SPRINKLER
STORAGE
KITCHEN
2BR
UNIT
2BR
UNIT
2BR
UNIT
2BR
UNIT
REAR
FRONT
+/- 36" HIGH LATTICE
OR LANDSCAPE
SCREEN - TYP
DOWNSPOUT
LOCATIONS - TYP
9
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1
1
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9
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1
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BUILDING TYPE A RIGHT SIDE ELEVATION
1/8" =1'-0"
5
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
12
4
4
BUILDING TYPE A FRONT ELEVATION
1/8" =1'-0"
2
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FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
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FYPON VENT - TYP
STAIRS ON FRONT - TYP
+/- 36" HIGH LATTICE
OR LANDSCAPE
SCREEN
FYPON SHUTTERS - TYP
FYPON BRACKETS - TYP
SIGNAGE LIGHT
BUILDING SIGNAGE
- FYPON - TYP
COLUMN WRAP -
HARDIE TRIM- TYP
RAILING SYSTEMTO
BE ECO CERTIFIED
COMPOSITE MATERIAL - TYP
FIBER CEMENT TRIM- TYP
ENERGY STAR
VINYL WINDOWS
ARCH. STYLE ANTI-FUNGAL
SHINGLES - 30 YR WARR. MIN.
FIBER CEMENT FASCIA
ANDSOFFITS - TYP
BRICK - TYP
FIBER CEMENT
SIDING - TYP
BUILDING TYPE A REAR ELEVATION
1/8" =1'-0"
3
9
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1
1
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"
9
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1
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"
1
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"
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
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12
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12
7
9
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1
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"
9
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BUILDING TYPE A LEFT SIDE ELEVATION
1/8" =1'-0"
4
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
12
4
4
FYPON VENTS - TYP
FIBER CEMENT TRIM- TYP
ENTRY DOORS TO BE STEEL.
FASCIA ANDSOFFITS TO BE FIBER CEMENT.
ALUM. GUTTER ANDDOWNSPOUTS COMPLETE WITH SPLASH BLOCKS.
ENERGY STAR VINYL WINDOWS.
LIGHTING IN COMMON AREA CORRIDORS ANDSTAIRWELLS.
STAIRWAY COMPONENTS TO BE CONSTRUCTEDFROMSTEEL WITH PRECAST SLABS.
PORCH DECKS SHALL HAVE CONCRETE SLABS.
COLUMN WRAP TO BE HARDIE TRIM.
EACH BUILDING TO HAVE MIN. OF 70%BRICK ANDREMAINING EXTERIOR FIBER CEMENT.
ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL ANDWARRANTEDFOR A MIN. OF 30 YEARS
RAILING SYSTEMTO BE ECO CERTIFIEDCOMPOSITE MATERIAL.
THIS DRAWING IS THE PROPERTY OF MILLER/PLAYER &ASSOCIATES ARCHITECTS ANDPLANNERS, LTD. ANDIS NOT TO BE REPRODUCEDOR COPIEDIN WHOLE OR IN PART. IT IS ONLY TO BE USEDFOR THE PROJ ECT ANDSITE SPECIFICALLY IDENTIFIEDHEREIN ANDIS NOT TO BE USEDON ANY OTHER PROJ ECT. IT IS TO BE RETURNEDUPON REQUEST.
Scale:
1010 EAST NORTH STREET
SUITE A
GREENVILLE, SC. 29601
(864) 242-0177
Designed By: Drawn By:
J ob Number:
File Reference:
Issue Date:
REVISIONS
Sheet Number:
Date Comments No.
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3.5.14 Design ReviewBd
15'-0" 10'-0" 12'-0" 13'-0"
9'-0" 50'-0"
109'-0"
25'-9"
3
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1
/2
"
6
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8
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BUILDING TYPE B - TYPICAL FLOOR PLAN
1/8" =1'-0"
1
1
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"
3
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1
1
/2
"
1
3
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2
1
/2
"
1
4
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"
15'-0" 10'-0" 12'-0" 13'-0"
50'-0"
LIVING
ROOM
BEDROOM
WIC
BATH
BATH
CLOSET
BEDROOM #2
DINING
ROOM
DECK
ENTRY
LAUN
UTL ELECTRICAL
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SPRINKLER
STORAGE
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BEDROOM #3
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3BR
UNIT
3BR
UNIT
3BR
UNIT
3BR
UNIT
+/- 36" HIGH LATTICE
OR LANDSCAPE
SCREEN - TYP
REAR
FRONT
DOWNSPOUT
LOCATIONS - TYP
3
'-
3
1
/2
"
BUILDING TYPE B RIGHT SIDE ELEVATION
1/8" =1'-0"
5
9
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1
1
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"
9
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"
1
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"
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
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4
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BUILDING TYPE B REAR ELEVATION
1/8" =1'-0"
3
9
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1
1
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"
9
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"
1
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"
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
STAIRS ON FRONT
BUILDING TYPE B FRONT ELEVATION
1/8" =1'-0"
2
9
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1
1
/2
"
9
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1
1
/2
"
1
0
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1
1
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"
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
+/- 36" HIGH LATTICE OR
LANDSCAPE SCREEN
FYPON VENT - TYP
FYPON SHUTTERS - TYP
12
4
12
7
FYPON BRACKETS - TYP
SIGNAGE LIGHT
BUILDING SIGNAGE
- FYPON MATERIAL
COLUMN WRAP -
HARDIE TRIM- TYP
RAILING SYSTEMTO
BE ECO CERTIFIED
COMPOSITE MATERIAL - TYP
FIBER CEMENT
TRIM- TYP
ENERGY STAR
VINYL WINDOWS
ARCH. STYLE ANTI-FUNGAL
SHINGLES - 30 YR WARR. MIN.
FIBER CEMENT FASCIA
ANDSOFFITS - TYP
BRICK - TYP
FIBER CEMENT
SIDING - TYP
9
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1
1
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"
9
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1
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"
1
0
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BUILDING TYPE B LEFT SIDE ELEVATION
1/8" =1'-0"
4
FIN. FLOOR
PLATE HT.
2nd FLOOR
PLATE HT.
3rd FLOOR
TRUSS BRG.
12
12
4
4
FYPON VENTS - TYP
ENTRY DOORS TO BE STEEL.
FASCIA ANDSOFFITS TO BE FIBER CEMENT.
ALUM. GUTTER ANDDOWNSPOUTS COMPLETE WITH SPLASH BLOCKS.
ENERGY STAR VINYL WINDOWS.
LIGHTING IN COMMON AREA CORRIDORS ANDSTAIRWELLS.
STAIRWAY COMPONENTS TO BE CONSTRUCTEDFROMSTEEL WITH PRECAST SLABS.
PORCH DECKS SHALL HAVE CONCRETE SLABS.
COLUMN WRAP TO BE HARDIE TRIM.
EACH BUILDING TO HAVE MIN. OF 70%BRICK ANDREMAINING EXTERIOR FIBER CEMENT.
ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL ANDWARRANTEDFOR A MIN. OF 30 YEARS
RAILING SYSTEMTO BE ECO CERTIFIEDCOMPOSITE MATERIAL.
THIS DRAWING IS THE PROPERTY OF MILLER/PLAYER &ASSOCIATES ARCHITECTS ANDPLANNERS, LTD. ANDIS NOT TO BE REPRODUCEDOR COPIEDIN WHOLE OR IN PART. IT IS ONLY TO BE USEDFOR THE PROJ ECT ANDSITE SPECIFICALLY IDENTIFIEDHEREIN ANDIS NOT TO BE USEDON ANY OTHER PROJ ECT. IT IS TO BE RETURNEDUPON REQUEST.
Scale:
1010 EAST NORTH STREET
SUITE A
GREENVILLE, SC. 29601
(864) 242-0177
Designed By: Drawn By:
J ob Number:
File Reference:
Issue Date:
REVISIONS
Sheet Number:
Date Comments No.
A
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H
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P
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3.5.14 Design ReviewBd
12'-0" 10'-0" 12'-0" 13'-0"
9'-0" 47'-0"
106'-0"
3
'-
9
"
25'-9"
1
3
'-
1
1
/2
"
1
7
'-
2
1
/2
"
1
3
'-
1
1
/2
"
6
0
'-
8
"
1
7
'-
2
1
/2
"
3
0
'-
4
"
3
0
'-
4
"
BUILDING TYPE C - TYPICAL FLOOR PLAN
1/8" =1'-0"
1
15'-0" 10'-0" 12'-0" 13'-0"
50'-0"
LIVING
ROOM
BEDROOM
WIC
BATH
BATH
WIC
BEDROOM #2
DINING
ROOM
DECK
ENTRY
LAUN
UTL ELECTRICAL
METERS
STORAGE
KITCHEN
LIVING
ROOM
BEDROOM
WIC
BATH
BATH
CLOSET
BEDROOM #2
DINING
ROOM
DECK
ENTRY
LAUN
UTL
STORAGE
KITCHEN
BEDROOM #3
C
L
O
S
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T
2BR
UNIT
3BR
UNIT
2BR
UNIT
3BR
UNIT
+/- 36" HIGH LATTICE
OR LANDSCAPE
SCREEN - TYP
REAR
FRONT
DOWNSPOUT
LOCATIONS - TYP
SPRINKLER
BUILDING TYPE C LEFT SIDE ELEVATION
1/8" =1'-0"
5
9
'-
1
1
/2
"
1
0
'-
1
1
/2
"
FIN. FLOOR
PLATE HT.
2nd FLOOR
TRUSS BRG.
12
12
4
4
STAIRS ON FRONT
BUILDING TYPE C FRONT ELEVATION
1/8" =1'-0"
2
9
'-
1
1
/2
"
1
0
'-
1
1
/2
"
FIN. FLOOR
PLATE HT.
2nd FLOOR
TRUSS BRG.
+/- 36" HIGH LATTICE
OR LANDSCAPE
SCREEN - TYP
FYPON VENT - TYP
FYPON SHUTTERS - TYP
FYPON BRACKETS - TYP
12
4
12
7
SIGNAGE LIGHT
BUILDING SIGNAGE
- FYPON MATERIAL
COLUMN WRAP -
HARDIE TRIM- TYP
RAILING SYSTEMTO
BE ECO CERTIFIED
COMPOSITE MATERIAL - TYP
FIBER CEMENT
TRIM- TYP
ENERGY STAR
VINYL WINDOWS
ARCH. STYLE ANTI-FUNGAL
SHINGLES - 30 YR WARR. MIN.
FIBER CEMENT FASCIA
ANDSOFFITS - TYP
BRICK - TYP
FIBER CEMENT
SIDING - TYP
BUILDING TYPE C REAR ELEVATION
1/8" =1'-0"
3
9
'-
1
1
/2
"
1
0
'-
1
1
/2
"
FIN. FLOOR
PLATE HT.
2nd FLOOR
TRUSS BRG.
12
4
BUILDING TYPE C RIGHT SIDE ELEVATION
1/8" =1'-0"
4
12
12
4
4
9
'-
1
1
/2
"
1
0
'-
1
1
/2
"
FIN. FLOOR
PLATE HT.
2nd FLOOR
TRUSS BRG.
FYPON VENTS - TYP
ENTRY DOORS TO BE STEEL.
FASCIA ANDSOFFITS TO BE FIBER CEMENT.
ALUM. GUTTER ANDDOWNSPOUTS COMPLETE WITH SPLASH BLOCKS.
ENERGY STAR VINYL WINDOWS.
LIGHTING IN COMMON AREA CORRIDORS ANDSTAIRWELLS.
STAIRWAY COMPONENTS TO BE CONSTRUCTEDFROMSTEEL WITH PRECAST SLABS.
PORCH DECKS SHALL HAVE CONCRETE SLABS.
COLUMN WRAP TO BE HARDIE TRIM.
EACH BUILDING TO HAVE MIN. OF 70%BRICK ANDREMAINING EXTERIOR FIBER CEMENT.
ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL ANDWARRANTEDFOR A MIN. OF 30 YEARS
RAILING SYSTEMTO BE ECO CERTIFIEDCOMPOSITE MATERIAL.
THIS DRAWING IS THE PROPERTY OF MILLER/PLAYER &ASSOCIATES ARCHITECTS ANDPLANNERS, LTD. ANDIS NOT TO BE REPRODUCEDOR COPIEDIN WHOLE OR IN PART. IT IS ONLY TO BE USEDFOR THE PROJ ECT ANDSITE SPECIFICALLY IDENTIFIEDHEREIN ANDIS NOT TO BE USEDON ANY OTHER PROJ ECT. IT IS TO BE RETURNEDUPON REQUEST.
Scale:
1010 EAST NORTH STREET
SUITE A
GREENVILLE, SC. 29601
(864) 242-0177
Designed By: Drawn By:
J ob Number:
File Reference:
Issue Date:
REVISIONS
Sheet Number:
Date Comments No.
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3.5.14 Design ReviewBd
50'-0"
3
9
'-
0
"
1
COMMUNITY CENTER
1/8" =1'-0" 1535 NET HEATEDSF
MULTI-PURPOSE
EXERCISE OFFICE
COMPUTER
LAUNDRY
KITCHEN
RESTROOM
RESTROOM
2
COMMUNITY CENTER - FRONT ELEVATION
1/8" =1'-0"
4
COMMUNITY CENTER - REAR ELEVATION
1/8" =1'-0"
3
COMMUNITY CENTER - LEFT SIDE ELEVATION
1/8" =1'-0"
5
COMMUNITY CENTER - RIGHT SIDE ELEVATION
1/8" =1'-0"
STORAGE
12
4
FIN. FLOOR
9
'-
1
1
/2
"
PLATE HT.
FIN. FLOOR
9
'-
1
1
/2
"
PLATE HT.
FIN. FLOOR
9
'-
1
1
/2
"
PLATE HT.
FIN. FLOOR
9
'-
1
1
/2
"
PLATE HT.
12
4
12
4
12
4
12
4
12
4
12
4
12
4
12
4
12
4
12
4
FIBER CEMENT
SIDING - TYP BRICK - TYP
FIBER CEMENT
TRIM- TYP
ENERGY STAR
VINYL WINDOWS
- TYP
ARCH. STYLE ANTI-FUNGAL
SHINGLES - 30 YR WARR. MIN.
COLUMN WRAP -
HARDIE TRIM- TYP
FIBER CEMENT FASCIA
ANDSOFFITS - TYP
ENTRY DOORS TO BE STEEL.
FASCIA ANDSOFFITS TO BE FIBER CEMENT.
ALUM. GUTTER ANDDOWNSPOUTS COMPLETE WITH SPLASH BLOCKS.
WINDOWS TO BE ENERGY STAR VINYL WINDOWS.
COLUMNS WRAP TO BE HARDIE TRIM.
EACH BUILDING TO HAVE MIN. OF 70%BRICK ANDREMAINING EXTERIOR FIBER CEMENT.
ROOF SHINGLES TO BE ARCH STYLE ANTI-FUNGAL ANDWARRANTEDFOR A MIN. OF 30 YEARS
1
2
'-
0
"
12'-0"
GAZEBO PLAN
1/4" =1'-0"
6
GAZEBO ELEVATION
1/4" =1'-0"
7
12
4
COLUMN WRAP -
HARDIE TRIM- TYP
FIBER CEMENT
TRIM
MAIL STATION PLAN
1/4" =1'-0"
8
10'-6"
6
'-
9
"
MAIL STATION ELEVATION
1/4" =1'-0"
9
MAIL STATION ELEVATION
1/4" =1'-0"
9
12
4
12
4
BRICK - TYP
FIBER CEMENT
SIDING
COLUMN WRAP -
HARDIE TRIM- TYP
FIBER CEMENT
TRIM
15'-0"
1
8
'-
0
"
15'-0"
FRONT
REAR
STORAGE
7'-2"
MAINTENANCE BUILDING
1/4" =1'-0"
10
MAINTENANCE BUILDING
FRONT ELEVATION
1/4" =1'-0"
11
MAINTENANCE BUILDING
SIDE ELEVATION
1/4" =1'-0"
12
MAINTENANCE BUILDING
REAR ELEVATION
1/4" =1'-0"
13
12
4
12
4
BRICK - TYP
FIBER CEMENT
FASCIA AND
SOFFITS
DUMPSTER
PAD
+
/-
1
6
'-
4
"
+/- 16'-4"
DUMPSTER PAD
1/4" =1'-0"
14
DUMPSTER PAD ELEVATION
1/4" =1'-0"
15
BRICK - TYP
COMPOSITE
FENCE
THIS DRAWING IS THE PROPERTY OF MILLER/PLAYER &ASSOCIATES ARCHITECTS ANDPLANNERS, LTD. ANDIS NOT TO BE REPRODUCEDOR COPIEDIN WHOLE OR IN PART. IT IS ONLY TO BE USEDFOR THE PROJ ECT ANDSITE SPECIFICALLY IDENTIFIEDHEREIN ANDIS NOT TO BE USEDON ANY OTHER PROJ ECT. IT IS TO BE RETURNEDUPON REQUEST.
Scale:
1010 EAST NORTH STREET
SUITE A
GREENVILLE, SC. 29601
(864) 242-0177
Designed By: Drawn By:
J ob Number:
File Reference:
Issue Date:
REVISIONS
Sheet Number:
Date Comments No.
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3.5.14 Design ReviewBd