1622–1640 POINT BREEZE AVE

1622–1640 POINT BREEZE AVEMulti-family Residential Development

Civic Design Review Submission 2020.08.18

Civic Design Review 2020.09.01

2020.08.18Page 2

1622-1640 POINT BREEZE AVE

CONTENTS

PROJECT SUMMARY

1622-40 Point Breeze Avenue is a proposed development of a multi-family residential

building. The building is sited on the southern edge of the 17,600 SF site, with

frontages on Point Breeze Ave and Fernon St. The addition of street trees to the

bordering sidewalks will activate the pedestrian experience and supplement the

residential character of the street. The building features a residential lobby fronting

on Point Breeze Avenue with bike storage, 69 apartments, a green roof, and a roof

deck. Composed of brick and metal panel in warm, complementing tones, the facades

have been designed to respect the residential nature of the site's surroundings. This

development and the open space next to it helps to activate the streetscape, fostering

a relationship between this property and those surrounding it.

CONTENTS

1–2 ............................................

3 ...............................................

4 ..............................................

5-6 ...........................................

7 ..............................................

8 ..............................................

9 ..............................................

10 ..............................................

11 ..............................................

12 ..............................................

13 ..............................................

14 ..............................................

15 ..............................................

16 ..............................................

17 ..............................................

18 ..............................................

19 ..............................................

20 ..............................................

21-22 ........................................

Intro

CDR Application Form

Aerial Site Context

Zoning Analysis

Site Context Map

Site Photos

Context Photos

Existing Site Survey

Conditional Zoning Permit

Proposed Site Plan

Zoning Notes

Ground Floor Plan

Typical Floor Plan

Roof and Landscape Plan

Sustainability Questionnaire

Site Sections

Elevations & Building Materials

Massing in Context

Rendered Perspectives

2020.08.18Page 3


CDR APPLICATION

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RCO could not schedule a meeting

within 45 days. Please contact Sean

Whalen (attorney) for further clarifi -

cation ([email protected])

2020.08.18Page 4


SITE CONTEXT

NORTH EAST AXON

SOUTH WEST AXONAERIAL VIEW

2020.08.18Page 5


ZONING ANALYSIS

RM-1

RSA-5 CMX-1 I-2

ICMX IRMX CMX-3

Max. Occupied Area

Lot: Intermediate

Lot: Corner

Min. Front Yard Depth:

Min. Side Yard Width:

Min. Rear Yard Depth:

Max. Height:

Max. Floor Area:

Max. Occupied Area

Lot: Intermediate

Lot: Corner


Max. Floor Area:

Max. Occupied Area




Max. Height:

Max. Floor Area:

Max. Occupied Area




Max. Height:

If abutting a residential

or SP-PO District:

Otherwise:

Max. Floor Area Ratio:

75%

80%

0 ft.

0 ft.

0 ft.

60 ft.

500%

75%

80%

100%

0 ft.

8 ft.

8 ft.

60 ft.

500%

100%

0 ft.

6 ft.

8 ft.

60 ft.

No Limit

500%

Min. Lot Width:

Min. Lot Area:

Min. Open Area:

Min. Front Setback:


Detached

Semi-Detached


Max. Height

50 ft.

5,000 sq. ft.

70%

25 ft.

7-10 ft.

25 ft.

25 ft.

38 ft.

CMX-1 Occupied Area, Building

Dimensions, and Height are

based on the requirements

of adjacent residential zoning

districts in order to match the

neighborhood surroundings.

8 ft. if used for buildings

containing dwelling units

500%; up to an additional

300% with bonuses

ZONING ANALYSIS

RM-1

2020.08.18Page 6


ZONING ANALYSIS

RM-1

2020.08.18Page 7


SITE CONTEXT

FERNON ST

LOT AREA: 17,601 SF

LOT COVERAGE: 10,275 SF (58%)

FERNON ST

MOUNTAIN ST

MORRIS ST MORRIS ST

S 2

3R

D S

T

S 2

2N

D S

T

PO

INT

BR

EE

ZE

AV

E

MORRIS ST

MOUNTAIN ST

FERNON ST

1

2

3

4

5

67891011

12

64'

148

'

49

'

45

'

75'

109

' 6"

35'

111'

13'

1

3

4

7 89

5

6

12 10

2

11

29'

50

'

2020.08.18Page 8


SITE PHOTOS

1

6

11

2

7

12

3

8

4

9

5

10

Fernon Street Fernon StreetPoint Breeze Ave Point Breeze Ave

Point Breeze Ave Point Breeze AvePoint Breeze Ave Point Breeze Ave

Point Breeze Ave Point Breeze AvePoint Breeze AvePoint Breeze Ave

2020.08.18Page 9


CONTEXT PHOTOS

Point Breeze Ave South 23rd St.Tasker St. Point Breeze Ave

Point Breeze Ave Point Breeze AvePoint Breeze Ave Point Breeze Ave

Morris Street Point Breeze AvePoint Breeze AvePoint Breeze Ave

1 2 3 4

5 6 7 8

9 10 11 12

2020.08.18Page 10


EXISTING SITE SURVEY

RIGHT OF WAY/ADJACENT PROPERTY LINE

DEPRESSED CURB

INLET

UTILITY POLE W/ STREET LIGHT

UTILITY POLE

TRAFFIC SIGNAL POLE

VENT

UNKNOWN VALVE

SANITARY CLEANOUT

GAS VALVE

WATER VALVE

TREE

STREET LIGHT

HYDRANT

MANHOLE

DIRECTION OF TRAFFIC FLOW

LEGEND

XX ERSA PHOTO ID

PROPERTY LINE

LIMIT OF DISTURBANCE

U/G TELEPHONE LINE

U/G ELECTRIC LINE

OVERHEAD WIRE

WATER LINE

GAS LINE

COMBINED SEWER

GUTTER ELEVATION

TOP OF CURB ELEVATION

SPOT ELEVATION

BOTTOM OF CURB ELEVATION

MAJOR CONTOUR

MINOR CONTOUR

FENCE

BUILDING AREA

2020.08.18Page 11


CONDITIONAL ZONING PERMIT

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2020.08.18Page 12

10 10 20

SCALE : 1" = 10'

0

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UST

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ABBREVIATIONSP.D.S = PHILADELPHIA DISTRICT STANDARD

U.S.S= UNITED STATE STANDARD

FF= FINISH FLOOR

UV= UNKNOWN VALVE

DEP.= DEPRESSED

CL= CENTER LINE

D.C. = DEPRESSED CURB

BC= BOTTOM OF CURB

TC = TOP OF CURB

UP = UTILITY POLE

LP= LIGHT POLE

TBR= TO BE REMOVED

MH= MANHOLE

BOL= BOLLARD

GR= GRATE

TR= TO REMAIN

TW= TOP OF WALL

BW= BOTTOM OF WALL

CP= CITY PLAN

RIG OF WAY/ADJACENT PROPERTY LINE

DEP

LEGEND

PROPERTY LINE


FENCE

BUILDING AREA

EXISTING PROPOSED EXISTING

CONCRETE SIDEWALK

DECK AREA

S

W

NO

RT

H

PERMEABLE PAVERS

LANDSCAPE AREA

EAST ELEVATION

BUILDING ELEVATIONSNOT TO SCALE

ZONING BOUNDARY

FLOOR PLAN LEVELSNOT TO SCALE

BASEMENT FLOOR

’ ’

***PAYMENT TO CITY IN LIEU OF PROVIDING AFFORDABLE HOUSING: ESTIMATED PAYMENT $690,000.00

GREEN ROOF BONUS CALCULATION: [(1,440SQ.FT./360SQ. FT.)+((17,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*.25] = 9 ADDITIONAL UNITS

LOW INCOME BONUS CALCULATION: [(1,440SQ.FT./360SQ. FT.)+((17,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*1.50]*.25 ] = 23 ADDITIONAL UNITS

PROPOSED GREEN ROOFTO BE DESIGNED AND

CONSTRUCTED BY PWDSTANDARDS

OF WAY/ADJACENT PROPERTY LINE

DEPRESSED CURB

INLET


UTILITY POLE

TRAFFIC SIGNAL POLE

VENTUNKNOWN VALVE

CLEANOUT

GAS VALVE

WATER VALVE

TREE

STREET LIGHT

HYDRANT

MANHOLE

N OF TRAFFIC FLOW

LEGEND

PROPERTY LINE


FENCE

BUILDING AREA

EXISTING PROPOSED EXISTING PROPOSED

CONCRETE SIDEWALK

HOUSE TRAP

ROOF DRAIN

YARD DRAIN

DECK AREA

PERMEABLE PAVERS

LANDSCAPE AREA

X X

ZONING BOUNDARY

RIGHT OF WAY/ADJACENT PROPERTY LINE

DEPRESSED CURB

INLET


UTILITY POLE

TRAFFIC SIGNAL POLE

VENTUNKNOWN VALVE

CLEANOUT

GAS VALVE

WATER VALVE

TREE

STREET LIGHT

HYDRANT

MANHOLE

DIRECTION OF TRAFFIC FLOW

LEGEND

PROPERTY LINE


FENCE

BUILDING AREA


CONCRETE SIDEWALK

HOUSE TRAP

ROOF DRAIN

YARD DRAIN

DECK AREA

PERMEABLE PAVERS

LANDSCAPE AREA

X X

ZONING BOUNDARY

7,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*.25] = 9 ADDITIONAL UNITS

7,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*1.50]*.25 ] = 23 ADDITIONAL UNITS


PROPOSED SITE PLAN

2020.08.18Page 13


ZONING NOTES

OF WAY/T PROPERTY LINE

INLET

POLE W/ STREET LIGHT

POLE

FIC SIGNAL POLE

UNKNOWN VALVE

CLEANOUT

GAS VALVE

VALVE

LIGHT

NT

MANHOLE

N OF TRAFFIC FLOW

LEGEND

PROPERTY LINE


FENCE

G AREA


CONCRETE SIDEWALK

HOUSE TRAP

ROOF DRAIN

AREA

PERMEABLE PAVERS

LANDSCAPE AREA

ZONING BOUNDARY

OF WAY/T PROPERTY LINE

INLET


LITY POLE

FFIC SIGNAL POLE

VENTUNKNOWN VALVE

CLEANOUT

GAS VALVE

VALVE

LIGHT

HYDRANT

MANHOLE

N OF TRAFFIC FLOW

LEGEND

PROPERTY LINE


FENCE

G AREA


CONCRETE SIDEWALK

HOUSE TRAP

ROOF DRAIN

YARD DRAIN

AREA

PERMEABLE PAVERS

LANDSCAPE AREA

ZONING BOUNDARY

7,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*.25] = 9 ADDITIONAL UNITS

7,601SQ. FT.- 1,440SQ. FT)/480SQ. FT.)*1.50]*.25 ] = 23 ADDITIONAL UNITS

14-803(1)(c)(.01)

(.1) ADDITIONAL REGULATIONS FOR RSA-5, RM-1, AND CMX-2 DISTRICTS.454

IN THE RSA-5, RM-1, AND CMX-2 DISTRICTS, ACCESSORY PARKING FOR ANY SINGLE-FAMILY, TWO-

FAMILY, OR MULTI-FAMILY USE IN ATTACHED OR SEMI-DETACHED BUILDING SHALL BE PROHIBITED

UNLESS IT CAN BE ACESSED FROM A SHARED DRIVEWAY, ALLEY, OR REAR STREET ON WHICH NO ON-

STREET PARKING IS PERMITTED ON THE SIDE OF THE REAR STREET DIRECTLY ABUTTING THE LOT. IN

MAKIG A DETERMINATION OF WHETHER ON-STREET PARKING IS PERMITTED, L&I MAY RELY ON

CERTIFICATION AND DOCUMENTATION FROM THE APPLICANT

2020.08.18Page 14


GROUND FLOOR PLAN

BASEMENT: 10 UNITS

1ST FLOOR: 14 UNITS

2ND FLOOR: 15 UNITS

3RD FLOOR: 15 UNITS

4TH FLOOR: 15 UNITS

TOTAL: 69 UNITS

BACK OF HOUSE

CIRCULATION

STUDIO

1 BEDROOM

LOT AREA: 17,601 SF

BASEMENT FLOOR: 10,282 SF (58%)

UNIT TYPE ‘A’531 SF

ST-02

UNIT TYPE ‘A’

STORAGE

STORAGE

MECH / ELEC.

MECH / ELEC.

PECO

WATER

531 SFUNIT TYPE ‘A’

531 SFUNIT TYPE ‘A’

531 SF

UNIT TYPE ‘C’570 SF

UNIT TYPE ‘D’531 SF

UNIT TYPE ‘E’632 SF

UNIT TYPE ‘F’606 SF

UNIT TYPE ‘G’

UNIT TYPE ‘G’

424 SF

424 SF

TRASH

ELEV.

MECH.

ST-01

2020.08.18Page 15


GROUND FLOOR PLAN

PO

INT

BR

EE

ZE

AV

E

FERNON ST

S 2

3R

D S

T

BACK OF HOUSE

CIRCULATION

STUDIO

1 BEDROOM

TYPE A: 32

TYPE B: 4

TYPE C: 5

TYPE D: 2

TYPE E: 5

TYPE F: 5

TYPE G: 10

TYPE H: 3

TYPE K: 3

TOTAL: 69

UNIT COUNT


ST-02

UNIT TYPE ‘A’

UNIT TYPE ‘A’

UNIT TYPE ‘A’

UNIT TYPE ‘A’

531 SF

531 SF

4' FURNISHING ZONE

6' WALKING ZONE

531 SF

531 SF







UNIT TYPE ‘G’

UNIT TYPE ‘G’

424 SF

424 SF

TRASH

ELEV.

UNIT TYPE ‘B’768 SF

BIKE ROOM

LOBBY+/- 450 SF

LOT AREA: 17,601 SF

GROUND FLOOR: 10,282 SF (58%)

3' FURNISHING ZONE

5' WALKING ZONE

MECH.

ST-01

2020.08.18Page 16


TYPICAL FLOOR PLAN

UNIT TYPE ‘H’460 SF

BACK OF HOUSE

CIRCULATION

STUDIO

1 BEDROOM


ST-02

UNIT TYPE ‘A’

UNIT TYPE ‘A’

UNIT TYPE ‘A’

UNIT TYPE ‘A’

531 SF

531 SF

531 SF

531 SF







UNIT TYPE ‘G’

UNIT TYPE ‘G’

424 SF

424 SFTRASH

MECH.

ELEV.

ST-01

UNIT TYPE ‘B’768 SF

TYPE A: 32

TYPE B: 4

TYPE C: 5

TYPE D: 2

TYPE E: 5

TYPE F: 5

TYPE G: 10

TYPE H: 3

TYPE K: 3

TOTAL: 69

UNIT COUNT

2020.08.18Page 17


LANDSCAPE PLAN

vapor control layer

plywood deck

insulation

pictorial meadowsgreen roof seed mix

protection mat

drainage layer

green estategreen roof substrate

waterproof membrane

RO

(4) STREET TREES AT GRADE ALONG FERNON ST

(4) STREET TREES IN PLANTER BOXES ALONG POINT BREEZE AVE

GREEN ROOF VEGETATED AREA TO MANAGE RUNOFF

AND REDUCE URBAN HEAT ISLAND EFFECT.

(8) NEW STREET TREES

AMELANCHIER LAEVIS

ALLEGHENY SERVICEBERRY

SPECIES:

COMMON NAME:

ROOF DECK

GREEN ROOF

RTU

+/- 1,700 SF

STAPHYLEA TRIFOLIA

AMERICAN BLADDERNUT

SPECIES:

COMMON NAME:

PO

INT

BR

EE

ZE

AV

E

FERNON ST

S 2

3R

D S

T

2020.08.18Page 18


SUSTAINABILITY QUESTIONAIRE

Civic Sustainable Design Checklist Updated September 3, 2019

1

Civic Design Review Sustainable Design Checklist

Sustainable design represents important city-wide concerns about environmental conservation and

energy use. Development teams should try to integrate elements that meet many goals, including:

· Reuse of existing building stock

· Incorporation of existing on-site natural habitats and landscape elements

· Inclusion of high-performing stormwater control

· Site and building massing to maximize daylight and reduce shading on adjacent sites

· Reduction of energy use and the production of greenhouse gases

· Promotion of reasonable access to transportation alternatives

The Sustainable Design Checklist asks for responses to specific benchmarks. These metrics go above and

beyond the minimum requirements in the Zoning and Building codes. All benchmarks are based on

adaptions from Leadership in Energy and Environmental Design (LEED) v4 unless otherwise noted.

Categories

Benchmark

Does project meet

benchmark? If yes, please

explain how. If no, please

explain why not.

Location and Transportation

(1) Access to Quality Transit

Locate a functional entry of the project

within a ¼-mile (400-meter) walking

distance of existing or planned bus,

streetcar, or rideshare stops, bus rapid

transit stops, light or heavy rail stations.

(2) Reduced Parking Footprint

All new parking areas will be in the rear

yard of the property or under the

building, and unenclosed or uncovered

parking areas are 40% or less of the site

area.

(3) Green Vehicles

Designate 5% of all parking spaces used

by the project as preferred parking for

green vehicles or car share vehicles.

Clearly identify and enforce for sole use

by car share or green vehicles, which

include plug-in electric vehicles and

alternative fuel vehicles.

(4) Railway Setbacks

(Excluding frontages facing

trolleys/light rail or enclosed

subsurface rail lines or subways)

To foster safety and maintain a quality

of life protected from excessive noise

and vibration, residential development

with railway frontages should be setback

from rail lines and the building’s exterior

envelope, including windows, should

reduce exterior sound transmission to

60dBA. (If setback used, specify

distance)i

(5) Bike Share Station

Incorporate a bike share station in

coordination with and conformance to

the standards of Philadelphia Bike Share.

Yes- Located along theSEPTA Bust stop #29 and#7 located at the corner ofTasker and 22nd Streets

N/A.

Civic Sustainable Design Checklist Updated September 3, 2019

2

Water Efficiency

(6) Outdoor Water Use

Maintain on-site vegetation without

irrigation. OR, Reduce of watering

requirements at least 50% from the

calculated baseline for the site's peak

watering month.

Sustainable Sites

(7) Pervious Site Surfaces

Provides vegetated and/or pervious

open space that is 30% or greater of the

site's Open Area, as defined by the

zoning code. Vegetated and/or green

roofs can be included in this calculation.

(8) Rainwater Management

Conform to the stormwater

requirements of the Philadelphia Water

Department(PWD) and either: A)

Develop a green street and donate it to

PWD, designed and constructed in

accordance with the PWD Green Streets

Design Manual, OR B) Manage

additional runoff from adjacent streets

on the development site, designed and

constructed in accordance with

specifications of the PWD Stormwater

Management Regulations

(9) Heat Island Reduction

(excluding roofs)

Reduce the heat island effect through

either of the following strategies for

50% or more of all on-site hardscapes:

A) Hardscapes that have a high

reflectance, an SRI>29. B) Shading by

trees, structures, or solar panels.

Energy and Atmosphere

(10) Energy Commissioning and

Energy Performance - Adherence

to the New Building Code

PCPC notes that as of April 1, 2019 new

energy conservation standards are

required in the Philadelphia Building

Code, based on recent updates of the

International Energy Conservation Code

(IECC) and the option to use ASHRAE

90.01-2016. PCPC staff asks the

applicant to state which path they are

taking for compliance, including their

choice of code and any options being

pursued under the 2018 IECC.ii

(11) Energy Commissioning and

Energy Performance - Going

beyond the code

Will the project pursue energy

performance measures beyond what is

required in the Philadelphia code by

meeting any of these benchmarks? iii

·Reduce energy consumption by

achieving 10% energy savings or more

from an established baseline using

Yes- The proposed developmentprovides vegetated, green roof andprevious area is approximately 9,471SF which is (48%) greater than 3,942SF (20%) of the required open area.

No-However, all on-sitestromwater is beingmanaged on-site,conforming to thestormwaterrequirements of thePhiladelphia WaterDepartment

Yes-Combination ofshading by trees,paversand green roof areas

2020.08.18Page 19


SITE SECTIONS

FERNON ST

POINT BREEZE AVE

ROOF

ROOF

LEVEL 4

LEVEL 4

LEVEL 3

LEVEL 3

LEVEL 2

LEVEL 2

BASEMENT

BASEMENT

LEVEL 1

LEVEL 1

45' - 0"

45' - 0"

33' - 3"

33' - 3"

22' - 2"

22' - 2"

11' - 1"

11' - 1"

8' - 4"

8' - 4"

0' - 0"

0' - 0"

SITE SECTION B

SITE SECTION A

A

B

2020.08.18Page 20


ELEVATIONS

EAST ELEVATION (POINT BREEZE AVE)

NORTH ELEVATION

SOUTH ELEVATION WEST ELEVATION

BUILDING MATERIALS

Brick

CLassic Red

Vinyl Siding

Light Gray

5

1

Composite Metal Panel

Medium Gray

3

Composite Metal Panel

Dark Gray

Corrugated Metal Panel

Light Gray

2

4

1

1

1

2

2

2

2

3

3

4 4

5

5

5

5

4 4

ROOF

45' - 0"

ROOF

45' - 0"

LEVEL 4

33' - 3"

LEVEL 4

33' - 3"

LEVEL 3

22' - 2"

LEVEL 3

22' - 2"

LEVEL 2

11' - 1"

LEVEL 2

11' - 1"

LEVEL 1

0' - 0"

LEVEL 1

0' - 0"

ROOF

45' - 0"

LEVEL 4

33' - 3"

LEVEL 3

22' - 2"

LEVEL 2

11' - 1"

LEVEL 1

0' - 0"

ROOF

45' - 0"

LEVEL 4

33' - 3"

LEVEL 3

22' - 2"

LEVEL 2

11' - 1"

LEVEL 1

0' - 0"

4

6 6

6

Cast Stone

Natural

6

2020.08.18Page 21


MASSING IN CONTEXT

2020.08.18Page 22


RENDERED PERSPECTIVE LOOKING SOUTH WEST AT POINT BREEZE AVE & FERNON ST

2020.08.18Page 23


RENDERED PERSPECTIVE LOOKING WEST ON POINT BREEZE AVE

Documents

1622–1640 POINT BREEZE AVE