HomeMy WebLinkAboutDRB 2014-08-05 #3Meeting Date' Aug list 5, 2014
Case Numbers, CDR14-004
COll1munity Developmcnt Dcpartment -Planning Division
Project Planner: Steve Stafford -(415) 458-5048
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 39 Trellis Drive (Mark Day School; Formerly St. Mark's School) -Conceptual Review
requesting preliminary comments on a proposal to demolish an existing 3,935 sq, ft.. slngle-
story administt'ation building and construct a new 11.270 sq, ft., multi-story
administration/library bldg, with a maximum height of 28' 11" above finished grade, The
project proposes to convert the existing library bldg, to a teacher's lounge and meeting
spaces, The project also proposes to redesign an existing courtyard 'quad' to an amphitheater
with seating and storm water bio-retention areas and to reconfigure an existing 18-stall
parking area located adjacent to the project site with no reduction in on-site parking spaces,
APN: 175-060-01: Planned Development (1760) District Zones; Ted Lieser for Equity
Community Builders, LLC, Applicant; Joe Harvey for Mark Day School. Lessor, Dixie School
District. Owner: Northgate Neighborhood
PROPERTY FACTS
Location
Project Site:
North,
South
East:
West,
Height
General Plan Designation
LOR
LOR
P, 0
LOR
LOR
Required, 30'
Proposed 28' 11 9/32"
Parkil1g
Req u ired: 101 plus 102 overflow on playgrounds
P mposed: 101 plus 102 overflow on playgrounds'
SUMMARY
Zoning Designation
PO (1760)
R5
P/OS, PO (1566)
R5
R5
Tree Removal
Existing Land-Use
Indepel1dent K-8 school
ReSidential
Freitas Park, Kaiser Hospital
Vallecito Elel1lellta ry
Residential
Proposed' 31 (1 'Significant')
Replacemellt' 21
FAR (Floor Area Ratio)
Allowed: 1,0 (435,600 sq, ft)
Proposed: Unknown
The project IS being refen"ed to tile Design ReView Board (Board) for concept review of site
improvements on the Mark Day School (formerly St. Mark's School) or MDS campus The project
proposes to demolish an eXisting 3,935 sq, ft., single-story administration building and construct a new,
11,270 square foot multi-story "Learning Commons, Creativity Lab and Administl"ation Building' (library
and administration building) and associated parking, drainage and landscaping
modifications/improvements, This new library and administration building is proposed to be located in
the same location of the existing administration bUilding though its footpl"int will expand Into an adjacent
18-stall. surface parking lot t'equiring reconfigLlI'ation of the parking lot without any loss of on-site
parking spaces, (Tile applicant has submitted a "Project Desct'iption" and a "Statement of Intent/Design
Narrative'", which are attached to staff's report as Exhibits 2 and 3), whlcil is When tile project is
submitted for formal review, it will I"equire Environmental and Design Review Permit and a Use Permit
Amendment (update existing Master Use Permit) approvals, a Rezone (amendment of the existing
Planned Development District zoning) and Environmental Review (Initial Study/Mitigated Negative
The City Council wil! act on the proposed
the Planning Commission
for all projects requiring a Planning
applicant Ilas submitted for conceptual
comments on tile proposed project. The
for incorporation as revisions to the
that the Board review this report and provide
with all criteria,
BACKGROUND
& Setting:
MDS canlpus is located in the residential portion of
School which is owned by
campus is ten (10) acres (435,600
slope It currently operates as private,
a maximum enrollment capacity of 380 students,
MDS campus is currently developed with individual
and arts and sciences bUildings, a large athletic field area,
and asphalt or 'blacktop' playground areas
during special events,
project area is located on the western portion of
eXisting library building. south of an existing 1
entrance to the MDS campus from Trellis Drive. and west of
COLI rtyard,
M campus provides a well-landscaped presence,
and between the project area and the closest to
M campus is surrounded by standard-sized (R5
Park and Kaiser Hospital to the south,
History:
was originally established in 1980 as M
rnost recent approvals on the MDS campus i
•
and parking lot improvements,
of a new 1,180 sq, ft, wetlands
III 0, Planning staff administratively
allow a temporary increase in enrollment, from
academic years and expiring prior to tile beginning
III On July 30,2014, [Vms submitted a Pre-appl
Board for conceptual review was printed.
project
with
. It
recon! of the Board
and Design Review
Board to provide early
will considered by the
submittal. Planning staff
project's compliance
of tile prior Don
long-term to MDS.
northeast-to-southwest
, school campus
library, multi-purpose/gymnasium
buildings, 101 on-site parking
1 'overflow' parking
inlmedjately north of the
the circular driveway
turf landscaped 'quad'
along the Trellis Drive frontage
area along Trellis Drive The
Iy residences to the north and
School to the east.
to current location in 1991.
ReView Permit
adopted an Initial
Inulti-
to
for a period of three
year; and
staff's report to tile
Pre-application review of the
2
DESCRIPTION
Use:
project to demolish an existing ft., single-story ministration building and
construct a new, 11,270 sq. ft, multi-story "Learning Commons, Creativity and Administration
Building" (library and administration building) and parking, and landscaping
modifications/improvements. The project to convert eXisting library bldg., located
Immediately south of the area, to a lounge and spaces project does
to increase the maximum allowable capacity students.
Plan:
new library and administration building is proposed to located in
existing administration though its will slightly into an
parking located immediately north, requiring reconfiguration of the parking lot to the
existing 18 parking spaces In addition to the new building, the project proposes to
courtyard 'quad', im from a turf area to an amphitheater
storm water blo-retention areas
Vehicular access to the area is to continue along the existing circular driveway from
This existing circular driveway is proposed to continue to provide icular access to
1 surface lot The configuration of this parking lot is proposed to
from providing 'angled' spaces along a one-way drive aisle to providing
or parking a two-way aisle_
Architecture:
The project proposes a somewhat contemporary design for new library and administration building,
characterized by large glass displays with aluminum "sun shade" and deep eaves. Broad
an entry projection pedestrian accentuate building
Covered upper-story metal with cable railing
the rear elevation, providing access from the courtyard
area to second floor library and administrative offices. At time of printing staff's report to
Board, the continues examine material aesthetics costs. The
submitted project plans propose, primarily, ,'tongue-and-groove', horizontal shiplap siding with
wall areas of 'kerfed' wood , "painted" metal window and aluminum 'sun shade'
and asphalt roof. The has submitted a Color Rendering/Materials Colors
<-<v.",,'"' ..... (Exhibit 4), which identifies exterior options udl textured
cladding (Thermocromex) pre-cast (T aktl)_
height of
above finished
new building is proposed to two-stories,
to the top of the roof ridge
a maximum height 11 9132"
The new building is to provide library space on ground CLower Learning ons") and
upper Learning Commons) floors as well as restrooms and a science lab and outdoor
("Maker's Maker's Court") on the ground and more restrooms administrative I"Ittl,f"<:IC!
on the upper-story.
Landscaping:
The proposes to remove a lim amount of landscaping, primarily, along the
(west elevation) of the administration building, within central courtyard 'quad' and within the
adjacent 1 surface parking lot The project proposes removal 31 existing (15 trees
nr''''TJ.;Jr! within cou !quad',9 building and 8 within the surface
parking lot), including one (1) 'significant' on its (A 'significant' tree is any
tree which is In good form is greater than 1 in diameter as measured 4' the
root crown or 6" in diameter for any Oak The project replacement 'in kind' landscaping;
3
a combination of trees, shrubs and groundcovers including, primarily. Amenone japonica, Woodwardia
fimbriata, and Nepl1rolepis cordifolia No species are identified on the
Plan, the project proposes , 60" box, replacement (11 trees located along the new
building frontage 5 trees within the reconfigured surface lot and
courtyard 'quad'). The project to the amount of turf lawn area Within the central
courtyard by approximately
GradinglDrainage:
The plans a "Grading Plan" L3.00) though not provide
details, such as calculations ('cut' and or show the level or areas of proposed grading.
When the project is submitted for formal review, Planning will requ amendment of the
Plan to grading calculations and show the location of all proposed grading.
ANALYSIS
General Plan 2020
The General Plan land use designation for the project site is Low Density Residential LDR
designation allows public/quasi-public school uses or facilities, as MDS, owned or operated by
non-profit or The project's proposed use, providing enlarged or more science lab
library space, is consistent with Land Use (Land Map and Categories), the
new Commons, Creativity Lab and Administration will be in accordance
Use Policy LU-12 (Building Height) and the maximum 30' building height, on City's
current building (Building height is finished pursuant to
Uniform Building 1997 , Staff the guidance in evaluating the
for conSistency with the following design-related
G (Neighborhood Identity) seeks to recognize and promote the
the City's residential neighborhoods and the Downtown and
strengtllen the "hometown" of San by and enhancing and
landscaped cllaraeter the City's residential neighborhoods.
e (Neighborhoods) to and enhance the positive qualities give
neighborhoods their unique identities, while also allowing flexibiliiy innovative design. New
development should respect context scale of existing neighborhoods.
II! (Views) seeks respect enhance to the extent views the Bay and
islands, Bay wetlands, St. Raphael's church lower, Cana/front, marinas, Mt. Tama/pais,
Marin Civic and hills and from public streets, and publicly
pathways.
<II (NonreSidential Design
elements that contribute to the economic vitality
mixed-use development should fit with and
community as a whole,
enhances design
commercial areas, New nonresidential and
the neighborhood the
=.....:...::::. (Landscaping) recognizes landscaping as a significant component of al/ design.
<I) (Ughting) requires project lighting at adequate levels for safety purposes while controlling
light spHlover and off-site
=-=-.:.. (Parking
pavement, reduce
parking
Landscaping) requires parking lot landscaping to control build-up from
pollution, provide shade cover for vehicles soften the appearance of the
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• (New Existing Trees) strives to plant new trees and retain existing
trees to maximize energy conservation and carbon sequestration benefits,
e (Resource Efficiency in Development) encourages
development practices that reduce energy demand, support transportat;on
incorporate resource-and energy-efficient infrastructure.
of details provided in the concept submittal generally
Plan will require additional and building
Is at formal application submittal, including: 1) an amended grading/drainage plan with cut'
calculations. showing the location all proposed 'cut' and , and storm water bio-retention design
details; an amended landscape/preservation plan, the proposed species of all new trees;
FAR calculations the and project; 4) a color and material board to assess, with
exterior finishes
Zoning Ord Consistency:
The site IS located within Planned Development (PO 760) zoning district The zoning on
site has no development standards se. all existing and future and uses on
the MDS are permitted only with an development and the
approved Use Permit (UPOO-14). project proposes to incorporate the new development and
uses at MOS campus into PO 1 through a
Floor Area Ratio (FAR)
Under both the (Land LU-9; Intensity of Nonresidential Development)
and Section 14.16.150 (C) of the Zoning Ordinance (Floor Area Ratios and Applicable to
Nonresidential and Development; Public and Quasi-Public Use the maximum
allowable intensity of nonr-esidentiai development on the project site is 1.0 FAR. which may not be
exceeded. Though eXisting FAR are not included with conceptual review
submittal, Planning staff the project likely the maximum allowable FAR for
site; given that, large portions of site are developed with 'common' areas without
including the field the north, the playground/overflow parking area
wetlands buffer area to the south, Staff will the formal application for the
existing, proposed maximum
Landscape
Section 14_16.370 (Water-efficient Landscape) of City's Ordinance require all nonresrdential
development projects ng new or rehabilitated landscape areas to or greater than 1,000
ft. to comply with most recent Marin Municipal Water District's (MMWO) water f'''''r'~t:>r\J''
ordinance (currently, MMWD Ordinance 421), Though amount of new or rehabilitated landscaping
proposed by project is not include in review Planning staff
the proposed project likely meets the minimum requirement MMWD review; given that. the project
comprehensive redesign the existing courtyard , which is approxrmately
11,500-12.000 sq. ft, alone.
Pursuant to 14,18.040 (Parking Requirements) of Zoning Ordinance, the project is not
required any additional other than 18 parking
during reconfiguration of surface parking lot, located immediately north of the project area. The
5
parking requirement for the is based on the standard of 1 space for 100 sq. ft. of new
auditorium or 3 spaces new classroom, whichever is greater. project
neither auditorium nor classroom specified by existing Master
Permit 4), MDS is required to provide 101 parking in the locations and
configurations shown in the development plus an additional 1 on-site 'overflow'
parking located on the playgrounds, behind core buildings on campus.
No parking reconfiguration/restriping plan Is included in the conceptual review.
application submittal for the will require a lot reconfiguration/restriping plan,
demonstrating that all redesig on-site parking comply with the following parking
.. Minimum parking stall dimensions for 'perpendicular' (9) x 19' "standard" or 8' x 16' "compact")
space
.. area (26');
.. aisle access ovto,",,,,,
.. Minimum driveway access width (20');
.. Adequate short-term (1) secure, long-term (1) bicycle parking;
.. clean ;3.ir vehicle parking spaces (1);
.. Minimum parking lot landscaping planting (1 tree for every 4 parking spaces);
.. Minimum parking lot area (36 sq. ft.) width (6'), of curbs,
• Parking area and exterior building lighting to provide minimum illumination
levels
a) (1) foot candle at ground level overlap be provided in in all
parking areas;
b) Minimum one-half (1/2) foot candle at ground level overlap shall provided along outdoor
walkways.
community structure" on
the Zoning Ordinance}. review criteria for Environmental and
Review its, pursuant to ........ '1" .... '""' Criteria; Environmental and DeSign r-r .... "' ... 'M
Permits), as follows:
Proposed and site development should
The development should have
to the existing development in
circulation and access.
convenient areas should access to
The traffic of adjoining
• The project architecture should harmoniously in relation to the
architecture in the vicinity in terms of colors materials, scale building design. design
should sensitive to compatible with historic and architecturally significant buildings in tlie
vicinity. Design elements and approaches which are encouraged include: a) creation of interest in
the building elevation, b) pedestrian-oriented in appropriate locations; c) energy-efficient
provision of a sense of entry; e) in building placement and height; f) equal
to design to facades
e Materials and colors. finishes should consistent with context of the surrounding area.
C%r selection shall coordinate with the predominant colors values of the surrounding
''''::>'lAOL'G and architecture. High-quality building materials are Natural and
colors in tile earth tone and wood tone range are generally preferred. Concrete surfaces should be
f"llf"I,r'l!>rI textured, sculptured, and/or patterned serve design as well as a structural function.
6
• Walls, Fences and Screening. Walls, fences and screening shall be used to screen p arkin g and
loading areas, refuse collection areas and mechanical eqUipment from view. Screening of
mechanical e quipment shall be designed as an integrated architectural component of the building
and the landscape . Utility meters and transformers sha ll be incorporated into the overall project
design.
• Exterior Lighting. Exterior lighting should provide safety for building occupants, but not create glare
or hazard on adjoining streets or be annoying to adjacent properties or residential areas.
• Landscape Design Landscaping shall be designed as an integral enhancement of the site and
existing tree shall be preserved as much as possible. Water-conserving landscape design shall be
required. A landscaped berm around the perimeter of parking 8re8S is encouraged. Smaller scale,
seasonal color street tree s should b e prop osed along ped estrian-oriented streets while high-
canopy, traffic-tolerant trees should be prop osed for primary vehicular circulation streets.
The review criteria for Envi ron men ta l and Des ign Review Perm its re quire that t he proposed design
(architecture, for m, sc ale , materials a nd co lor , etc.) of all new dev elopmen t 'relat e' to the predominant
design or 'character-defini ng ' d esi gn elements existing in the vicinity .
Scale
Both the arts an d scien ces build in g and the multi -pu rpos e/g ymnasium are the most recent (2001)
expansions with th e ac ademic co re of t he M DS ca m p us . Th e art s and sciences buil ding is 19' In height .
(above finish grade) and is located im me diately nort h of th e project area . T he mu lt i-p ur pos e
building/gymn asiu m is Sli g ht ly le~s t han 28' in he ig ht (a b ove fin is h grade) an d is loc at ed so uth of the
pr oject area (T he existi ng sing le-sto ry library building is located between the m ulti-purpose
bu ilding/gymnasi u m and the project a rea). Staff finds an existing two-story scale is well established on
t he M DS cam pus a nd the p roject des ign woul d be in context with most recent b uil dings within the
academic c ore . The project pr opo ses t o remove 9 eXistin g trees, one (1) of which is 'significant' based
on its mature size (A 'significant' tree is any tree which is in goo d he alth and for m and is greater th an
12" in diameter as measured 4' 6" ab ov e t he root crown or 6 " in dia met er for any Oak tree), and to p lant
11 , 60 " box, replac e m ent t re es (sp eci es not identified) along t he new bui lding f rontage . St aff al so f inds
this n ew tre e replan ting will hel p re duce or brea k up the perceived mass of the new library and
administratio n buildi ng as seen from Trellis Dri ve.
Colors and Materials
The co nce pt project proposes a somewhat contemporary desig n for the new library and adm inistration
building , characterize d by large glass displays with aluminu m "sun shade" louvers and deep eaves,
Broad clerestory dorm e rs and an e ntry ca no py projecti on at t he pedestrian level accentuate the front
building elevat ion . At the tim e of p rinting sta ff's re po rt to th e Board, the a pplicant contin ues to examine
exterior material optio ns fo r ae sthetics and costs , The su bm it ted project pl ans propo se , primarily , 6",
'tongue-and-groo ve', horizontal shiplap cedar siding wit h large w all are a s of 'kerfed' wo od accen t
planks, "painted" m et al window trim and aluminum 'sun shade' louvers, and asphalt shi ngle ro o f. T he
applic a nt ha s s u bmi tte d a Col o r Rend e ri ng/Materi al s and Colors package (Exhibit 4), whic h ide ntifies
ad di ti ona l exter ior material optio ns in cl uding texture d plast er cladding (Thermocromex) and pre-cast
textured concrete pa nels (T aktl ),
Wh en t he new arts and sciences building and the multi -pu rpose/gy mnas ium were app ro ve d an d
con stru cted rec e ntly (2001 ), both structu res incorpora te d a coordinati ng desig n, incl udin g exterio r
colors a nd materials an d a clerest ory g able roo f fo rm. T he project proposes to re use the ex isting li brary
building, located immediately s outh of th e projec t site, and n ew landscaping alon g t he building frontage.
Modifications to the building itsel f are limited t o t he In stallati on of exterior d oor re placement, interior
door replacement, new interior partitions, built-in casewo rk a nd sinks, and m inor drop ceiling and
lighting recon figur ation Though the level of improvements proposed for th e reuse of th e existing library
7
building not to staff to a 'significant remodel', staff encourages
modifications to its and in order to better with
the new adnlinistratlon building
Guidelines:
On (by No. 11 interim San
direction in the design new development in accordance with
munity Element s
n principles that builds on
visual unity of area. Planning to improve
in evaluating the project fO!" with the following applicable ~-'-"-'~==-'-===-'-"
.. of entry arrival as part site's design should be provided
6 entrances from the street views towarels building
.. to provicle entrances
.. Where possible, sfloulcl be of a
of parking areas.
e maneuveral)ility in
par/{ing onto the street.
" Parking areas should be from the street with wnlls,
considerations.
.. pedestria/!
SUell as
providecl
areas should
landscaped cllaracter for
<II Ullsigiltly uses iJe
zoning
parts of development to create a
to
(I should locatiolls, as along lile clustereel in
the parking lot. consistent
e visually attractive with planting .. the huilcling the even a
or rear
the intensity lighting to for aciequate secUi ity amI for peciestrian vehicular
.. Shield light sources to glare ane} iIIuminatiolJ /)eyond propelty.
III LlUlltmg should tile of tile
pedestJino 01 iontation wlJen designing
.. [/ well-dofined betweon the and
.. eleA/'Iy pedestnan movement parklflg lot. For example, If]
pavement or walkways.
• Where peciestrian walkways should provided lots.
8
• Special design elements should be included, as bol/ards, pots, benches, unique
paving, tree guards and pedestrian lighting add visual richness to areas designed for
pedestrian access.
e Adequate facilities should be provided bicycle parking, consistent with zoning requirements.
II Consider the pedestrian experience w/Jen designing the ground floor of buildings.
II A continuity of design, materials, coJor, form and arc/JitecturaJ details is encouraged for al/ portions
of a building and between all t/1e buildings on the site.
• the development's visual and relationship to adjacent buildings and other
structures in the area
<II A defined sense of entry with pedestrian orientation s/fOuld be provided.
II Building entrances should be defined with architectural elements such as roof form changes,
awnings or architectural elements
• Use articulation, texturing and detailing on all concrete exposed to exterior View.
• Exterior should minimize reflectivity.
.. Use color to appropriate accents on a building
Planning staff has no additional comments concerning conceptual site and buildrng design beyond
. listed elsewhere in this
NEIGHBORHOOD CORRESPONDENCE
for the was conducted in In
of Zoning Ordinance. A Notice of Public property owners and
Within a 300-foot of site, the neighborhood group (the Terra
Linda Homeowner's Association), and all other interested parties, 15 calendar days prior to the of
hearing Additionally. was posted on project site, along Drive.
Staff one (1) verbal comment on the concept project resulting from this notice. Alan an
adjacent property owner (289 provided the following
.. massing of the proposed upper-floor should reduced along the north building elevation
(adjacent to the existing 18-stall parking lot) due to slope of the site;
• The overall physical environment or site appearance should upgraded, including more drought-
tolerant landscaping such as the use of more trees; and
40 While the project does not propose to increase the existing maximum enrollment capacity at MOS.
traffiC, particularly parents to drop-off pick-up students. continues to be an
CONCLUSION
This application submittal is for conceptual review of the project. Conceptual review provides
applicant with an informal critique and It
both the and the applicant the opportunity to a quality project
prioritize concerns and. if , develop a consensus as to appropriateness
conceptual design and compliance with deSign review criteria and guidelines.
Planning staff believes the level of details provided in the concept design submittal generally
applicable design-related General Policies and Zoning Ordinance regulations and standards. Staff
finds an two-story scale is well established on the MDS project design would
9
1.
2.
3
4.
Ful/-sizecJ
cc
Idings within tl'18 academic core. Though level of
library building does not appear to staff to be a 'significant
applicant to propose modifications to its exterior colors and in
for the new library and administration
n Narrative
Package (ORB members only)
to tho ORB mernbers only.
ulty Community Builders LLC -P.O. Box 29585 San
of School, Mark Day School; 39 Trellis Dr.; San Rafael, CA 94903
Francisco, CA 94118
10
39 Trellis Dr. -Mark Day School
Exhibit 1
~ MARK DAY SCI-IOOL
Project Description
The Mark Day School Learning Conunons, Creativiry Lab and Adnunistnltive
Building will be a new 11,270 square foot building, located at the fton t of the
Mark Day School (formerly Saint Mark 's School)), an independent K-8 school located at 39
Trellis Drive in the Terra Linda neighborhood of San Ra.fael.
The project involves the demolition of its current 3,935 SF, single story administrative
building, and replacing it with the new building on apptoxitru.tely the same site . The new
building will consist of a new Learn.ing Commons (l1brary) , for both the Lower School
(ground floor) and Upper School (second floor) as well as a Creativity Lab and shop (ground
tloor), support space and circulatton, Administrative offices (second floor), and six new
bathrooms (fout on the ground 1:10ar, one in the administrative space). An existing portal
inro the heart of !be campus, a central outdoor quad , will be maintained . Minor
improvements to the existing Library building include the add.icion of a wall ro create a
teachers lounge and the conversion of the current library into a meeting space.
Imptovements to the quad include a reorienting of the existing amphitheater (where school
assemblies , graduation and other evenrs occm) as well as improved seating areas for lunch
and outdoor education, and bioswales for storm water ueatment. Sustainability and
environmental stewa.rdship are being considered ill every aspect of its development.
3 9 Trelli S Drive. Sa n Rafael C A 9490 3 • (41 5) 472·80 00
m arkdayschoo I. org
Rec ~ i, .0
JUL 1 a 20·14
PLANNING
EXHffiIT2
~-.. -
1(1« MARK DAY SC~OOL
RECE ' ED
JUL 1 8 2014
PLANNING
Learning Commons, Creativity Lab & Administration Building
SITING & VIEWS:
Statement of Intent/ Design Narrative
EJ-JDD Architects
July 18,2014
The Learning Commons, Creativity Lab & Administ..tation Building at the Mark Day School
campus is situated on the notthwest end of campus adjacent to the entry drive and parking
lot. The new adclItion will occupy roughly the same footptint as the existing adrnin and
admissions buildings, which will be demolished to accommodate the new building. The new
building will complete the existing campus plan diagram by providing an edge that works
with the other existing buildings to enclose the outdoor campus quad and amphitheater. The
new building can be seen as the new "front door" and "gateway" into the campus, as one
will pass through the outdoor pottal at Level 1 to access the centraJ outdoor quad and
existing classroom wings.
The new building addition will be paniaJly visible from Trellis Dnve as you enter the
campus. The new addition will be partially obscured by existing trees in the parking lot and
by newly planted trees along the west elevation of the new addition. The east side of the new
addition will be obscured by the adjacent existing campus buildings (the gymnasium, the
classroom wings, and the arts & sciences building).
ACCESSIBILITY:
The existing site accessibility will be unaffected by the new addition. Accessible parking is
still retained on the west side of the campus with the same stall count that currently exists.
Accessible curb cuts for wheelchair access to the sidewalk adjacent to the new addition will
be retained in the new design. All side waU{ paving adJacent to the new addition will be
sloped to assist Site dminage, but will not be steeper than allowabJe accessible slopes. The
primary vertical ClIculatlon for the new addition is via an interior and extenor stair, but is
supplemented by an accessible elevator that serves bOtll levels of the addition and is centrally
located to serve those arriving at the new addition via the main outdoor entry portal. All
door, circulation, and egress clearances for the new addition ate sized and configured to be
accessible .
EXITING:
Exiting from the new addition is primarily through doors that lead directly [0 an extenor site
circulation path or exterior egress balcony . The main stair is an exterior starr and provides
existing and access to and from the Level 2 exterior balcony . The other stair is an interior
stair and serves the library spaces as a communicating stair . This stair provides and exit that
discharges to the exterior covered breezeway at ground level. The elevator discharged
directly into the exterior marn eotty ponal at gtound leveJ . All interior and exterior egress
components associated with the new addition are code compl1nm.
EXHIBIT 3
parking area on th e west side of the campus . There will also be new drainage inlets and weirs
as required to accommodate the drainage from the new lan ds cape configuration.
The management o f site water around the new addition building and quad will be achieved
through tbe use ofbioretention areas in the landscape th at will retain site water that drains
from the building roofs . The placement of rainwater leaders will be such that these
bioretention areas receive most o f the roof drainage in order to reduce site runoff a nd
encourage infiltration of site water into the ground as opposed to hard-piped storm drains .
None of the rainwater leaders from th e new addition building will be hard-piped directly into
the storm drainage system .
EXTERIOR BUILDING MATERIALS:
We are still examining a variety of options fo r the materials on the exteriOt of the building.
The options being considered at this point include stucco , Thermocromex, Taktyl, tile and
whitewashed wood, used in appropriate combinations for both the main building surfaces, as
well as acce nts at certain locations (such as under the windows and at the breezeway portal).
Final selection will be made during Design Developmen t, after a thorough review of
aesthetic and cost considerations, as well as the Design Review Board's comments. Photos
of the materials are provided with rbis Conceptual Design Review package, as are building
renderings showing the proposed color schemes for the window trim, and siding.
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