Candinas Plans

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Verona, WI 53593
Waukesha, WI 53186
Kenosha, WI 53142
Appleton, WI 54913
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Memo/Letter of Intent
To:
cc:
From:
www.jsdinc.com
Adam Sayre, AICP
Director of Planning & Development
City of Verona
Markus Candinas
Candinas Chocolatier, Inc.
2435 Old Pb.
Verona, WI 53593
Justin L. Frahm, JSD, Project Consultant
Date:
December 11, 2015
Re:
Candinas Redevelopment Concept Plan Resubmittal for
City of Verona Common Council Review
On behalf of Markus Candinas and the Candinas Redevelopment project team, JSD Professional Services, Inc.
is submitting updated Concept Plan Materials for the proposed Candinas Redevelopment for review by the City
of Verona Common Council.
In follow-up to the memorandum submitted on November 16, 2015 with the concept plan materials, the team is
writing to inform City Staff, residents and members of the Common Council of the following changes indicated in
the table below that have been made to the proposed townhome development from the original Concept Plan
materials reviewed by Plan Commission and the Military Ridge Neighborhood:
Uses
Number of Residential
Footprints
Number of Residential
Townhome Units
Density Units Per Acre
DU/AC Coefficient*
Height of Townhome
Development**
Original Concept Plan
Review
Jul. 6, 2015
Commercial, Retail,
Residential, Restaurant
Concept Plan
Re-Submittal
Nov. 16, 2015
Commercial, Retail,
Residential, Restaurant
Revised Concept Plan
Submittal
Dec., 11 2015
Commercial, Retail,
Residential, Restaurant
1
3
5
24
24
18
12 DU/AC
10 DU/AC
9 DU/AC
35 Feet
33+/- Feet
27+/- Feet
1
Rear Yard
Setback
Rear Yard Setback Detail
for Revised Concept Plan
50 Feet Min.
Number of Residential Stories
facing adjacent Single Family***
Varies – 40 Feet Min.
8 Units – 40 Feet
6 Units – 48 Feet
4 Units – 148 Feet
3-Story
Varies 1-3 Stories
Varies 1-3 Stories
40 Foot Setback
6 Units – 1 Story
2 Units – 2 Story
48’ Setback
6 Units – 1 Story
148’ Setback
2 Units – 2 Story
2 Units – 3 Story
Residential Townhome
Story Height Detail***
Lot Coverage (Developed
Area)
Landscape Surface Ratio
(LSR Coefficient)
Varies – 40 Feet Min.
61%
61%
59%
39%
39%
41%
* - Coefficient calculated based on 2.0 Acre allocation encompassing Residential Townhome footprints and
open space around footprints as well as singular drive allocation required for access. This coefficient
encompasses approximately 40% of the 5 acre site
** - Height of Townhome Development Measured from proposed grade at front of structure to mid-height of
average roofline
*** - Measured from proposed grade to rear clear story facing adjacent single family lots
The team has developed updated site plans and architectural elevations in response to recent neighborhood,
City staff and Plan Commission input.
In response to neighborhood concerns related to mass and scale, the architectural team has reduced the
original building mass of proposed residential buildings to include the following:






The number of units facing the adjacent neighborhood residences has been reduced by 25% (the
equivalent of 6 units) from the original concept plan presented in an effort to address and minimize sight
lines to neighboring properties.
The clear story heights have been reduced from a three-story façade to one & two-story facades facing
adjacent single family lots.
The number of footprints have been revised from one to five footprints in an effort to provide a reduction
in the size of any one overall footprint, thereby reducing mass and scale adjacent to neighboring lots.
The placement of the residential buildings has been revised to incorporate the existing topography of
the site in providing a transition and buffer to neighboring properties.
Architectural materials have been further studied and developed with the current plans provided.
The development has maintained the residential component of the plan to provide a transition from retail
to residential adjacent to neighboring residences by blending land use in lieu of implementing an
exclusive higher density retail use development into an otherwise residential area.
The Concept site plan features largely the same retail development footprints that have previously been
presented to City Staff and the neighborhood.
It is the intent of the team to further study site details including but not limited to, parking, vehicular and
pedestrian access, stormwater management and utility design as well as landscape design during design
development and forthcoming stages of the project.
A Note from the Architectural Team:
“The town houses that are designed are the result of architectural study, keeping in mind the
contemporary style of the Midwest. The design is a means for obtaining quality of life with better
building/construction and natural materials like wood and stone, helping also to save the planet for the
next generation.
2
The scale and form of the buildings is similar to the scale of the houses in the surrounding
neighborhood and the City of Verona. The side facing the neighboring houses is one to two stories with
a berm and extensive planting to provide privacy in a natural environment.
The town houses are offset to give each one an identity. This is supported by providing a separate
entry for each town house. Each town house also has its own garage and exterior parking space. One
consideration regarding the modernist design is that we shall not consider simply "different” but rather
an opportunity to live in an attractive place filled with light and space, which provides comfort and
function within a high quality living space.”
3
GENERAL NOTES:
TOWN HOUSES 18 - UNITS 22
PARKING PROVIDED = 42
RETAIL - 10,800 GSF
PARKING 1 SPACE/300 GSF = 34
RESTAURANT
PARKING 1 SPACE/3 SEATS 126/3 = 42
CHOCOLATIER FACTORY
1 PER EMPLOYEE + 2 = 6
_________________________________________
TOTAL PARKING REQUIRED
128
TOTAL PARKING PROVIDED
136
500'-0"
990
0
NEW
CONIFEROUS TREES
40'-0"
99
SITE COVERAGE
980
PATIO
PATIO
BUILDINGS 30,800 SF
DRIVES AND PARKING 54,960
_________________________________________
TOTAL IMPERVIOUS 85,760 39%
TOTAL PERVIOUS
35,031 61%
2 BR
2 BR
1 BR
1 BR
2 BR
2 BR
2 BR
1 BR
1 BR
2 BR
40'-0"
3
TRAIL
220,791 100%
1 BR
1 BR
16'-0"
PATIO
11
TOWN HOUSES
42 PARKING STALLS
18'-0"
4
2 BR
13'-0"
4
CANDINAS
CHOCOLATIER FACTORY
RETAIL STORE
2 BR
NEW
CONIFEROUS TREES
LOADING
2 BR
11
2 BR
ADDITION
3 BR
1 BR
1 BR
22
16'-0"
PATIO
RiverCity
3 BR
2 BR
450'-0"
NEW GRADE
26'-0"
Architecture & Design
2 BR
Eau Claire, WI
40'-0"
980
32'-0"
SCREEN FENCE
20'-0"
RETAIL
2435 Old County Road PB,
Verona, WI
RETAIL
RETAIL
10
7
RETAIL
RETAIL
"
'-0
24
5
7
COFFEE SHOP DRIVE
THRU
6
EXISTING GRADE
RESTAURANT
NEW GRADE
PROPERTY LINE
0
97
970
36'-0"
FUTURE PATH
2015
River City Architecture & Design Inc.
owns all rights and copyrights of this drawing.
Any duplication of this drawing is illegal.
PATIO
IMPORTANT NOTE:
contractor/owner to verify all
materials, dimensions,
specifications and applicable
code compliance on plan
before beginning work.
NEW
CONIFEROUS TREES
SCREEN FENCE
POND
75'-0"
SITE TOTAL
12/08/15
OLD COUNTY ROAD PB
1
A.0.1
SITE PLAN
SCALE : 1/40" = 1'- 0"
SITE-PLAN
A.0.1
102715SITEPLAN
Old County Road PB,
Verona, WI
3
A.0.2
4
A.0.2
SCALE : 1/16" = 1'- 0"
TOWN HOMES SECTIONS
SCALE : 1/16" = 1'- 0"
TOWN HOMES AXONOMETRIC VIEW
Eau Claire, WI
Architecture & Design
RiverCity
26'-0"
30'-0"
10'-4"
10'-4"
10'-4"
9'-4"
9'-4"
9'-4"
8'-0"
8'-0"
8'-0"
3.5
IMPORTANT NOTE:
contractor/owner to verify all
materials, dimensions,
specifications and applicable
code compliance on plan
before beginning work.
2
A.0.2
20'-0"
14'-0"
12
2015
River City Architecture & Design Inc.
owns all rights and copyrights of this drawing.
Any duplication of this drawing is illegal.
3'-0"
26'-0"
30'-0"
14'-0"
8'-0"
20'-0"
1
A.0.2
8'-0"
20'-0"
14'-0"
EXISTING HOUSE
PROPERTY LINE
TOWN HOMES ELEVATION
SCALE : 1/16" = 1'- 0"
12
3.5
41'-0"
45'-0"
SCALE : 1/16" = 1'- 0"
RETAIL ELEVATIONS
11/20/15
ELEVATIONS
SECTIONS
A.0.2
102815CONCEPTELEVATIONS
33'
PROPERTY LINE
8'-0"
12
Old County Road PB,
Verona, WI
10'-4"
3.5
IMPORTANT NOTE:
contractor/owner to verify all
materials, dimensions,
specifications and applicable
code compliance on plan
before beginning work.
2015
River City Architecture & Design Inc.
owns all rights and copyrights of this drawing.
Any duplication of this drawing is illegal.
9'-4"
EXISTING HOUSE
14'-613 16"
Eau Claire, WI
Architecture & Design
RiverCity
WOOD SUN SCREEN
WOOD PANELS
NATURAL STONE
12/08/15
ELEVATIONS
SECTION
A.0.3
110115CONCEPTELEV