HomeMy WebLinkAboutDRB 2016-03-22 #4Meeting Date:
• Case Numbers:
Project Planner:
Community Development Department -Planning Division Agenda Item:
REPORT TO DESIGN REVIEW BOARD
March 22, 2016
CDR16-002
Paul Jensen, (415) 485-5064t!J-
SUBJECT: San Rafael Public Safety Center-1313 5th Avenue/1039 C Street-Request for Conceptual
Review (preliminary Design Review) of design to develop a new, 44,000-square-foot Public
Safety Center for fire, police and emergency services to replace the existing Fire Station 51
(Downtown Fire Station). The project includes a subterranean garage, public plaza and
associated site and landscaping improvements. APNs: 011-205-04, 011-205-01 and 011-205-
17; Public/Quasi-Public (P/QP) and Fifth/Mission Residential/Office (5/MRlO) Districts; City of
San Rafael, applicant and property owner; File Nos: CDR16-002.
PROPERTY FACTS
Location
Project Site:
General Plan Designation
Public/Quasi-Public +
Fifth/Mission ResidentiallOfflce
North :
South:
East:
West:
Lot Size
Required:
Proposed:
Height
Allowed:
Proposed:
Parking
Public/Quasi-Public
Fourth Street Commercial Core
Firth/Mission Residential/Office
Public/Quasi-Public
6,000 sf (5/MR/O); Not required (P/QP)
38,590 sf (0.83 acres)
42 feet (5/MR/O); 36 feet (P/QP)
35 feet
. Required: Based on a parking study
Proposed : 22 spaces + fire apparatus bays
Min. Lot Width (New lots)
Required: 60 It (5/MR/O); NA (P/QP)
Proposed: NA
Zoning Designation
PIQP +
5/MRIO
P/QP
4SRC
5/MR/O
5/MR/O
Lot Coverage (Max.)
Existing Land-Use
Fire Station 51
Blue House (office) +
City Parking Lot
City Hall
Retail/Mixed-Use
Via Sessi (public alley)
City Parking LoVStructure
Office
Standard: Not required (5/MR/O and P/QP)
Proposed: 75%
Gross Buliding/Floor Area
Allowed : 1.5 (5/MR/O); 1.0 (P/QP)
Proposed: 1.12
Upper Floor Area (Non-hillside residential)
Allowed: NA
Proposed : NA
Setbacks
Reguired Existing
Front: None Varied
. Outdoor Area OR Landscape Area
Required: 10% coverage
Proposed: 10% coverage
Siders):
Ext. side:
Ped. side:
Bldg. sep:
None
None
None
None
Varied
Varied
NA
Varied
Proposed
Varied
Varied
Varied
Varied
NA
•
Rear: None o feet o feet
Grading Tree Removal
Total: TBD Total(NO .lspecies): 1 Coast live oak; 1 palm (lot between Blue
House and Fire Station 51)
Cut: TBD .Requirement:. No requirement (3: 1 replacement ratio for
Fill: TBD oaks = policy)
Off-Haul: TBD Proposed: None '
Standard building height is measured from an established exterior finished grade elevation to mid-point of a
sloped roof.
SUMMARY
The project proposes to replace the existing Downtown Fire Station 51 , office building (Blue House)
and public surface parking lot with the development of a Public Safety Center. The Public Safety
Center would include a new fire station and emergency services , as well as Fire and Police Department
administrative facilities. Board review of the site and design improvements of this project is required
pursuant to San Rafael Municipal Zoning Code Section 14.25.040A.1.e (Major Physical Improvement,
new public structures). At this time, schematic drawings of the Public Safety Center have been
developed and are being presented to the Board for Conceptual Review. At this conceptual phase of
the design process staff has reviewed the plans and finds that the project adequately addresses the
applicable Environmental and Design Review Permit criteria of SRMC Section 14.25.050. However,
specific issues associated with the site (discussed below) should be considered for this Conceptual
Review. Specifically, staff asks the Board to consider the following:
Site Plan
• Whether the proposed building location and site layout is practical and suitable for the function of
the public use .
Architecture
• Whether the project design is suitable for the function of the building , and is compatible in design
and in scale with the adjacent structures and uses .
Materials and Colors
• Whether the materials and colors are suitable for the proposed architecture and the Downtown
setting.
Landscaping
• Whether the proposed public plaza is appropriately designed and sited for its purpose , and that
there is adequate landscaping for the plaza and surroundings.
BACKGROUND
Site Description & Setting:
The subject property is a level, 0 .83-acre site (36 ,590 square feet) that contains three parcels . The
easternmost parcel is situated at the corner of 5th Avenue and D Street and is developed with
Downtown Fire Station 51. Immediately west of this parcel is a surface parking lot, which was recently
purchased by the City. The westernmost parcel is developed with a two-story office building (Victorian
"Blue House"), a public surface parking lot and a one-story modular structure (office of City Parking
Services). All parcels are owned by the City of San Rafael.
With the exception of several trees (one Coast live oak and a palm on the surface parking lot west of
the fire station ; row of trees along the frontage of Via Sessi), the property mostly paved or covered with
buildings. A row of mature street trees are along the 5th Avenue and D Street frontages.
Surrounding uses include the San Rafael City Hall to the north , a City-owned public parking
lot/structure to the east , commercial/mixed-use to the south and an office building to the west.
History:
In 2015 , the City Council adopted the San Rafael Essential Facilities Strategic Plan, which presents the
City 's road map for the replacement or improvements to aging emergency service facilities . The City
Council authorized funding for Phase 1 of this plan which includes the rebuilding of Civic Center Fire
Station 57 , Fire Station 52 (210 3rd Street) and a new Public Safety Center (Fire Station 51, Fire and
Police Department facilities) for the subjecl.site.
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PROJECT DESCRIPTION
A detailed description of the project is provided in a written text, which is presented in Exhibit 3 of this
staff report. A brief summary is provided below.
Use: The project proposes the construction of a new 43 ,500-square foot , two-story Public Safety
Center. The center would include a new fire station that would house four, on-duty fire fighters in a 24-
hour shift and a Battalion Chief. Further , the center would include the Fire Department Administrative
Division and an Emergency Operations Center. The center is also designed to accommodate all Police
Department units including administrative, records, patrol operations and dispatching. Joint use
facilities include , among others, conference rooms, break rooms, sleeping rooms and fitness center.
The basement level of the building is designed for parking of marked, patrol and specialty vehicles , the
Police Department holding facility and storage.
The layout/organization of the various essential facility uses in the center is presented on Plan Sheets
A-2 , A-2.1 and a-2 .2 .
The existing public parking lot would be eliminated and the administrative offices for the Parking
Services and Economic Development Divisions would be relocated.
Site Plan: The Public Safety Center is designed to front and provide various forms of access from 5th
Avenue , C Street and D Street. A large plaza is proposed at the comer of 5th Avenue and D Street,
which would provide pedestrian access to the building . The new Fire Station 51 is designed to be
relocated to the D Street frontage , providing fire veh icle/apparatus access mid-block, just north of Via
Sessi. Vehicle access to the garage would be provided on both C Street (exit only) and D Street
(entrance only).
The Public Safety Center building is designed with a zero setback along both 5th Avenue and C Street
(building-to-property line), following the footprint and urban pattern along the south side of 5th Avenue.
A zero setback is also proposed along the frontage of Via Sessi. However , the upper floors of the
building are designed to step-back at various locations to provide relief and use of roof-top areas.
The site plan is presented on Plan Sheet A-1.2.
The current buildings and site improvements would be demolished .
Architecture: The design concept for the Public Safety Center has evolved as a result of input from
various committees and working groups that are shepherding this project. The concept that is
proposed is traditional in design presenting simple building elevation elements, arched entries and a
mansard roof cap. A large, 1 'h-story contemporary glass entrance is proposed, which provides a
striking contrast that reinforces a sense of entry. The deSign incorporates (re-use) the iron balcony that
is on the second floor of existing Fire Station 51 .
Exterior building materials include a combination of brick , concrete/stone , aluminum windows and
asphalt shingles for the mansard roof element.
See Plan Sheets A-3 and A-3.1 . Plan Sheets A-4 and A-4.1 present cross-sections through the
building.
Landscaping: The concept deSign proposes a large pedestrian plaza sited at the comer of 5th Avenue
and D Streets . The siting of the plaza is intended to provide a connection between the Public Safety
Center and City Hall , which will reinforce an organized civic center setting . Landscaping is envisioned
for the plaza area.
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Lighting: At this time, no exterior lighting plan has been developed.
GradinglDrainage: At this time, no detailed grading information is available. A grading plan will be
developed for the formal Environmental and Design Review Permit application. Based on the design, it
is expected that project grading will result in the export of cut material.
Signage: At this time , no detailed signage program for the project has been developed . However, the
conceptual plans present a sign of individual letters over the 5th Avenue entrance of the center. This
sign design has been presented as it is an integral part of the concept design for the center. It is
expected that a freestanding identification sign will be developed and proposed for the plaza entrance.
ANALYSIS
.General Plan 2020 Consistency:
When a formal Environmental and Design Review Permit application is filed, the project will be
reviewed for consistency with the pertinent goals, pOlicies and programs of the San Rafael General
Plan 2020. Input and direction on project consistency with the General Plan will be requested of the
Design Review Board at that time. For this Conceptual Review, staff has identified a number of key
General Plan 2020 policies and programs that should be considered. First, as proposed, the project is
consistent with the pertinent policies of the Land Use Element including; Policy LU-23 (Land Use and
Map Categories -Public/Quasi-Public ; Firth/Mission Residential/Office); Policy LU-9 (Intensity of
Nonresidential Land Use Development -1.0 to 1.5 floor area ratio cap); Policy LU-12 (Building Heights-
maximum height of 42 feet); and Policy LU-14 (Land Use Compatibility). Other key policies to consider
are as follows:
CD-3. Neighborhoods. Recognize, preserve and enhance the positive qualities that give
neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop
programs to encourage and respect the conte xt and scale of existing neighborhoods.
NH-29 . Downtown Design. New and remodeled buildings must contribute to Downtown 's
hometown feel. Design elements that enhance Downtown's identity and complement the existing
attractive environment are. encouraged, and may be required for locations with high visibility or for
compatibility with historic resources. Design considerations include:
• Varied and distinctive building designs,
• Sensitive treatment of historic resources
• Generous landscaping to accent buildings,
• Appropriate materials and construction, and
• Site design and streetscape continuity
CD-4. Historic Resources. Protect San Rafael's positive and distinctive image by recognizing,
preserving and enhancing the City's historic resources.
CA-13. Historic Buildings and Areas. Preserve buildings and areas with special and recognized
historic, architectural or aesthetic value including but not limited to those on the San Rafael
Historical/Architectural Survey. New development and redevelopment should respect architecturally
and historically significant buildings and areas.
C-30. Downtown Parking. Optimize the use of parking spaces Downtown.
Staff Comments: Overall , as proposed , staff finds that the concept design is consistent with the
pertinent policies and programs of the San Rafael General Plan 2020 . The project has been designed
to complement the design and be in-scale with the neighboring properties and improvements. The
proposed public plaza reinforces a civic center environment by establishing a connection with City Hall.
4
Regarding Community Design Element Policy CD-4 (Historic Resources) and Cultural and Arts Element
Policy CA-13 (Historic Buildings and Areas), the development of the Public Safety Center would result
in the demolition of existing Fire Station 51 and the Victorian "Blue House" office building. The Blue
House is listed on the City's Historical and Architectural Survey (1977), which acknowledges the
building was relocated to this property from another site east of St. Raphael 's Church. The survey
provides the Blue House with a "good" rating. Albeit old , the existing Fire Station 51 is not listed on the
City 's survey. A historic assessment of both buildings has been commissioned by City staff. As the
Public Safety Center project will be subject to CEQAlenvironmental review, the findings of the historic
assessment will be included in this document.
Regarding Circulation Element Policy C-30 (Downtown Parking), the Public Safety Center will displace
the public parking lot located at the corner of 5th Avenue and D Streets, as well as the offices of the
City 's Parking Services Division. The Parking Services Division will most likely be relocated to the first
floor of City Hall , which is now occupied by the Police Department. The existing parking lot provides
metered parking for the public serving the Downtown Parking District. At present, the City is completing
the Downtown Parking and Wayfinding Study which will address the displacement of this parking lot.
The study is scheduled to be completed this year.
Zoning Ordinance Consistency:
Chapter 4-11 -Base District(s)
The project is subject to the development standards for the Public/Quasi-Public (P/QP) and Fifth
Avenue/Mixed-Use/Office (5/MRlO) Districts, pursuant to Chapter 4 (Section 14.04.040) of the
municipal code (Zoning Ordinance). The property development standards that are applicable to the
project are identified in the Site Development Summary Matrix presented at the beginning of this report.
Staff Comments: The project meets the site development standards of the P/QP and 5/MRIO Districts.
Chapter 18 -Parking Standards
Chapter 18 does not specify a specific parking standard for public facility uses, but does require that the
parking requirement be determined based on a parking study. The subject property is located within
the City's Downtown Parking District, which provides parking for building area of up to 1.0 floor area
ratio (FAR).
Staff Comments : A detailed parking study has not been prepared for this project. However, the off-
street parking that is proposed is based on demand and need for the proposed use, is consistent with
off-street parking provided for similarly-sized facilities. The parking has been reviewed and deemed to
be adequate by the City Engineer ..
Chapter 25 -Environmental and Design Review Permit
When a formal application is filed, the project will be reviewed for consistency with the review criteria for
Environmental and Design Review Permits. Key criteria from SRMC Section 14.25.050 (Review criteria:
Environmental and Design Review Permits) of the Zoning Ordinance are as follows:
• Site Design. There should be a harmonious relationship between structures within the development
and between the structures and the site. Proposed structures and site development should be
related accordant to existing development in the vicinity. There must be a consistent organization of
materials and a balanced relationship of major elements. Site Features and Constraints such as
significant trees and wetlands. access, parking, circulation and drainage should be considered.
• Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. The design
5
should be sensitive to and compatible with historic and architecturally significant buildings in the
vicinity, and should enhance important community gateways, view corridors and waterways as
identified in the general plan. Energy-efficient design should be considered.
o Materials and Colors. Materials and colors should be consistent with the context of the surrounding
area. To minimize contrast of the structure with its background as viewed from the surrounding
neighborhood, color selection shall coordinate with the predominant colors and values of the
surrounding landscape and architecture. High-quality building materials are required. In hillside
areas, as identified in Section 14 .12.020 of this title , natural materials and colors in the earth tone
and woodnote range are generally preferred. Other colors and materials may be used which are
appropriate to the architectural style, harmonious with the site and/or compatible with the character
of the surrounding environment.
o Landscape Design. The natural landscape should be preseNed in its natural state, insofar as
practical, by minimizing grading and tree and rock'removal. The landscaping shall be designed as
an integral enhancement of the site, sensitive to natural site features .
Staff Comments: Staff finds that the design concept for the project generally complies with these
criteria. Comments on architecture and building materials are presented in the section summarizing the
San Rafael Design Guidelines (below). Regarding landscape design, the property is fully developed
and does not contain any natural state area. However, as noted above , one Coast live oak and one
mature palm tree are located in the surface parking area between the Blue House and Fire Station 51.
The Coast live oak tree is growing near the sidewalk and it cannot, nor is it practical to be saved .
However, the existing palm trees (growing near the rear of this lot), is of specimen size and maturity.
Although an assessment of the palm tree has not been completed, it appears to be in good health. As
palm trees have a shallow root system and are generally easy to transplant , consideration should be
g iven to replanting this palm tree in the entrance plaza area .
San Rafael Design Guidelines:
On November 15, 2004, The City Council adopted Resolution 11667, adopting interim San Rafael
Design Guidelines. The interim design guidelines provide City staff with direction in reviewing the
design of new development for consistency with the San Rafael General Plan 2020 Community Design
Element. These interim guidelines provide a framework of design principles in order to improve visual
unity of the area . Staff requests that the Board provide guidance in evaluating the project for
consistency with the following applicable to Non-Residential Design Guidelines and Historic and
Architecturally Significant Buildings :
Building Form
o A continuity of design, materials, color, form and architectural details is encouraged for all portions
of a building and between all the buildings on the site.
o Consider the development's visual and spatial relationship to adjacent builqings and other
structures in the area.
Materials and Colors
o Use articulation, texturing and detailing on all concrete exposed to exterior view.
o Exterior materials should minimize ref/ectivity.
o Use color to provide appropriate accents on a building.
6
Pattern and Scale
• New biJildings, additions or major remodels in the vicinity of a building in the
[Historic/Architectural] Survey should respect the pattern, scale and design of the older building,
and not create visual distractions.
Staff Comments: In general, the project meets the City 's interim design guidelines. The building
design and the materials that have been selected are suitable for the Downtown site and compatible
surrounding buildings (particularly City Hall).
NEIGHBORHOOD CORRESPONDENCE
Public notice of this meeting was provided to property owners and residents within 500 feet of the
subject property. In addition, a notice board was posted on the subject property informing the public
about the scope of the project and the dateltime of the Design Review Board meeting.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
3. Public Safety Center Project Description , Mary McGrath Architects ; March 4, 2016
Full-sized plans have been provided to the ORB members only.
cc: Mary McGrath Architects
1212 Broadway, Suite 401
Oakland , CA 94612
Raaj Patel
Kitchell
2750 Gateway Oaks Drive, Suite 300
Sacramento, CA 95833
Federation of San Rafael Neighborhoods
P.O. Box 151485
San Rafael, CA 94915
Downtown Business Improvement District
P.O. Box 151050
San Rafael, CA 94915
Boyd Court HOA
Attn: Thomas Palmatier
1115 B Street, #206
San Rafael , CA 94901
San Rafael Heritage
Attn: Cynthia and Hugo Landecker
127 San Rafael Avenue
San Rafael, CA 94901
7
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VIEW TO ENTRANCE
VIEW TO LOBBY/ GALLERY VIEW FROM LOBBY TO ENTRY
CITY OF SAN RAFAEL ~ ..... .v.o.c(iI.AT><luc~mC'TS ILLUSTRATIVE PROJECT RENDERINGS " e PUBLIC SAFETY CENTER Illl .. o.o.()W ~Y.W1'!OI)l DJIOoIIlllle A R 5:2
o.o.(l.I.!OO.CA~" = 1¥l15TH A\I£~!.SA ~ UJA!I.CA~J ,.'0"'" 'I.O,'O .... OO
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EXHIBIT 3
Public Safety Center Project DescriPtion
1. Project Site
RECEIVED
MAR 072016
PLANNING
C~Lt;"'l»Z
The Project site is designated as Fifth/Mission Residential/Office and Public/Quasi-Public in the San
Rafael General Plan 2020 land Use Map. Zoning on-site includes Fifth/Mission Residential/Office
(S/MR/O) and Public/Quasi-Public (P/QP). The Project site includes three parcels that total approximately
36,585 square feet or .83 acres.
"'The site contains three existing·bliildings. "'They'intlui:le"Fire"Station ·No.·l at the'NorthlEast corner. 'A
resilfence, converted' to an city offltej[,'ulitlfng, is beafe afong 5"Ave .. ancf&ehind:fhe residence Is a
modular building occupied by the City of San Rafael Parking Services Department. The balance of the
~ite is paved with a City-owned surface parking lot. The site is sloped across the diagonal with
approximately 12' of cross fall from the North/West to the South/East corners. The site is almost
completely paved with a row oftrees along the Via Sessi and landscape screening along 5th Ave.
2. 'Surroundlng1.andtises
The site is adjacent to several institutional uses including the San Rafael Public Library and the San Rafa~1
City Hall building to the' North.
It is bounded to the South with the alley Via Sessi which it shares with the businesses along 4th Street, C
and D Streets. The ·Fourtl:r Street properties are ",art of the retailieore dist-rit~ in heart of downtown San
. Rafae l-and ·zoned· Retail · Co Fe· D istrkt·( 4/SR/G}. ·The· Fou rth Street· prope rties· offeri ng -a·mix· of -small
specialty retail shops, restaurants, personal services and offiCes. fflKeepfflg,wiI'/il'·the·dlStriCt'sexisl'mg .
character, mixed-use buildings with housing or offices above ground floor retail uses are included along
. this block. Residential uses are allowed on the rear ground flQor, .ecQnc! flocr and above.
The property facing C Street is zoned Fifth/Mission Residential/Office (5/MR/O). ,There is a single
-propeFty w\'tlb1lUl\lil~~le nne-story storefronts. 'llbey'mave servetl a v,briety tlf !l'm~11 'dilws<mess "lmil are
-P<I ctialLy _1laCa nt..aUhis_time. TheLity -of Sa n. Rata;, Lcu rrently.leases_the. nDrthern . mosLstorefront
·.,p.roperty.<ll!!jaceJlf"to,tbe.rurse;iit. Fiire ·~l.al1dw.i1l remaJn\illl.thaJt ;locallon JJnttI lihe new facilJty IS .
occupied.
On the adjacent block to the West (across D St.) there is an existing office building which is zoned·
Fifth/Mission Residential/Office (S/MR/O). This three-story office building currently houses the
'Invesfigati;ve IJn,t 'ani!YautflServlte'StlJeao, oHiie Poil'ce f;)e~tfmem.ail'img,wltlVpY.ivate meml:llr ser.vi:t:es
..amLother -offICe. functions.
On the adjacent block to the East (Across C St.) there is a City-owned, three-level parking lot ..
The 43,500 SF 'facility includes an additional 22,000 SF basement parking area a~d features a shared
centriit"iobfiy whl.d'i reaches ouftbwanwie coroer of [): Sf. and5t~ Ave. Tilf lobby orientatioo ties tne .
new Public Safety Center to City Hall. The 1-)1, storY lobllv is designed to allow all visitors to easily access
fo ea:cfl' dewadm:eQi!: aMt'lliW, ~ a. tottatiM till dtSf!Ia€e li>iSto!i£ arti€acts frar:n the ditfeIem eras oft tire
City's past. A plaza and access pathway has been/designed at the entry of the building using a curved
ramp and stairs to access the entry which is 3' above the street level. This elevation was selected to
minimize the required slope of the access ramp to the basement and the amount of soils excavation
required as well.
SRPD features Include:
•
•
AU SRP'() units tnciudln.g Records, Administration and tile Office of!llle .chief; Patrol Operations,
Investigations, Dispatch, Evidence and Property, and Professional Standards.
On-site parkillg '"for patrol ana speCialty support vehides.
·SRFD ·features-indude:
• fhe'Are Department Administrative Division whichinclodes the 'office of theHre Chief, the FlTe
. Prevention·bureau-and-administrative -staff.
• An Emergency Operations Centertl\-at includes seat/hgfer GO ·and'tfamfngat tal!>fes fur 24 with
.support_areas_for.the.emer.gency_managementfunctions. :rhis.Emergency.operation,Ceriter .wiILalso
'function ·as i!lhe !faC1rlties 'tfaining ,G/assroom .and -as a -communlty meeling space.
• The Fire Engine 1 Company with 'Ipparatus bay wace for cross-staffing a truck and a secure b'lY for
theBe vehicle. ft:pravideslMngaECamr"",oJaoons fu~fuu~ fire _ffghters ami tl.'te Be.
llomtJFaooitieslhlcllll.de:
• Conference rooms
• Emergency Operations Center (£OC)/tr.rining room
• Break rooms
• Slee,Piug Rooms
• Fitness room
• -lobby and public rest rooms
• Men's ano-women's staff toilets
• -AII -Infrastru ctu re-support areas including computer rooms, -electrical'rooms, -etc.
The design has three revels amf is org;mizeti>as fuJlOws:
• A basement level contains on-site parking for marked patrol vehicles and specialty PD units, the
!f>,I) ho!.:liirng ifuollity, evidence mralle and JIT>IlIcessing funOOimis ;mit storage areas for the motors
and bicycle patrol units. It is a secure area with a two-way access ramp on D St. and a second
exit to C St. The emergency g~nefator, OIl-site fueling and assodateiI building support -functions
are also located in the basement.
• 'fhe-first level (street level) includes1:rremain-lobby-and-shared -conference'and -suppot t facilitres.
The north portion' of the PSC contains the office of the Police Chief, Recorcfs, Patrol-Support and
the Investigations Unit. To the south of the main lobby are the Fire Administrative area and the
Apparatus Bay with the apparatus support area of Fire Station 51. The response direction of the
3
Public and staff pedestrian access to the fadlity is via a plaza placed in the North/West corner of the site.
Anaw!ssible mlilte srop!e's tliprfrtim the siifewaft to't"'e ·k}m'l:!Iil~entfanee. iiif(r.; is tl're prii:nary emr.ance .
.There-are-huilding-exit.rlo.ol:S-along..5th Avenue,..on .Via5essLand. fr:om.theEire5tation..onDStreet.
9. landscaping-
Landscaping is designated to occur in the public plaza at the North/West corner and at cascading
. ''PTan'teFG o",'!i~e 1'IId"/!E1!'5t lC_r. 1!.'iUll!irq~la!;jllePs-<l,ne.llt;;~'h .. rn.1ealC"1n 5ii!le ri'f't'he-appal'aws ·bays ·on 0
St. .The Ia ndscape. materials wilLb.e.setected .fcom. native. materials-a nd with.law,flaw. irrigatio n.5¥5tems.
Theplanlers WilWibe Tegtilretli topelifonn as"lllio-swailes at each end of tII1e site as a part on'he overaU
storm drain management design.
5