Loading...
HomeMy WebLinkAbout2013-10-03 Architectural Review Board Agenda Packet City of Palo Alto Page 1 =================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26====================== Thursday, October 3, 2013 REGULAR MEETING - 8:30 AM City Council Chambers, Civic Center, 1st Floor 250 Hamilton Avenue Palo Alto, CA 94301 ROLL CALL: Board members: Staff Liaison: Clare Malone Prichard (Chair) Russ Reich, Senior Planner Lee Lippert (Vice Chair) Alexander Lew Staff: Randy Popp Diana Tamale, Administrative Associate Robert Gooyer Amy French, Chief Planning Official Elena Lee, Senior Planner Jodie Gerhardt, Senior Planner PROCEDURES FOR PUBLIC HEARINGS Please be advised the normal order of public hearings of agenda items is as follows:  Announce agenda item  Open public hearing  Staff recommendation  Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.  Public comment – Five (5) minutes limitation per speaker or limitation to three (3) minutes depending on large number of speakers per item.  Architectural Review Board questions of the applicant/staff, and comments  Applicant closing comments - Three (3) minutes  Close public hearing  Motions/recommendations by the Board  Final vote ORAL COMMUNICATIONS. Members of the public may speak to any item not on the agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must complete a speaker request card available from the secretary of the Board. The Architectural Review Board reserves the right to limit the oral communications period to 15 minutes. APPROVAL OF MINUTES. August 29 & September 19, 2013 ARCHITECTURAL REVIEW BOARD AGENDA City of Palo Alto Page 2 AGENDA CHANGES, ADDITIONS AND DELETIONS. The agenda may have additional items added to it up until 72 hours prior to meeting time. Preliminary Review: 1. 180 El Camino Real [180 El Camino Real]: Request by Simon Properties, on behalf of the Leland Stanford Junior University, for a Preliminary Architectural Review of phased construction at the Stanford Shopping Center of four new retail buildings (replacing 133,580 square feet) and the renovation of five existing storefronts and associated landscape improvements in the CC Zoning District. BOARD MEMBER BUSINESS AND ANNOUNCEMENTS. REPORTS FROM OFFICIALS. ADJOURNMENT. Subcommittee Members: Lee Lippert and Randy Popp SUBCOMMITTEE: 2. 1700 Embarcadero Road [09PLN-00175]: Staybridge Suites Hotel on Mings Site The Site and Design Review application was approved by Council by Record of Land Use Action. The Board had recommended approval of the project (4-0-1-0) with an additional condition to return to the ARB Subcommittee to review revised plans addressing the following: A. Colors shall be refined to address grayness, and lack of contrast; B. Consider a modest increase in emphasis at the main entry to the hotel; C. Review design integrity of the signage such that the new signs will better integrate with the building and each other; D. Provide some modulation of the east elevation of the building; E. Refine how trash and service entrance will be dealt with; and F. Move bike lockers away from the front entry. 3. 180 El Camino Real [12PLN-00382]: Request by Macy’s of behalf of the Board of Trustees for the Leland Stanford Junior University for review of changes to the north and east elevations, for a previously approved commercial project (Bloomingdale’s) in the Community Commercial (CC) zoning district. STAFF ARCHITECTURAL REVIEW: Project Description: New landscaping at the Regional Water Quality Control Plant Applicant: Julie Weiss Address: 2501 Embarcadero Way [13PLN-00299] Approval Date: 9/23/13 Request for hearing deadline: 10/7/13 City of Palo Alto Page 3 Project Description: Installation of three internally illuminated wall signs, replacement of an existing awning, new window film, replacement of signs at ATM machines, and one new monument sign for Citibank in the Community Commercial zone district Applicant: David Ford Address: 2401 El Camino Real [13PLN-00290] Approval Date: 9/25/13 Request for hearing deadline: 10/8/13 Project Description: Minor exterior modifications within the outdoor patio area including a new 108 sq. ft. awning and a 346 sq. ft. addition Address: 651 Emerson Street [13PLN-00298] Approval Date: 9/23/13 Request for hearing deadline: 10/7/13 ADA. The City of Palo Alto does not discriminate against individuals with disabilities. To request accommodations to access City facilities, services or programs, to participate at public meetings, or to learn more about the City’s compliance with the Americans with Disabilities Act of 1990 (ADA), please contact the City’s ADA Coordinator at 650.329.2550 (voice) or by e-mailing ada@cityofpaloalto.org. Posting of agenda. This agenda is posted in accordance with government code section 54954.2(a) or section 54956.Recordings. A videotape of the proceedings can be obtained/reviewed by contacting the City Clerk’s Office at (650) 329-2571. Materials related to an item on this agenda submitted to the Architectural Review Board after distribution of the agenda packet are available for public inspection in the Planning and Community Environment Department at 250 Hamilton Avenue, 5th floor, Palo Alto, CA. 94301 during normal business hours. ~ w C IT Y O F PALO TO Agenda Date: To: From: Subject: October 3, 2013 Architectural Review Board Elena Lee, Senior Planner Architectural Review Board Staff Report Department: Planning and Community Environment 180 ElCamino Real [13PLN-00335]: Request by Simon Properties, on behalf of the Leland Stanford Junior University for a Preliminary Architectural Review of phased construction at the Stanford Shopping Center of four new retail buildings. (replacing 133,580 square feet) and the renovation of five existing storefronts and associated landscape improvements. Zone District: CC (Community Commercial). RECOMMENDATION Staff requests the Architectural Review Board (ARB) conduct a preliminary review of the proposed project and provide comments on the four new Phase III buildings and other site improvements to staff and the applicant. No formal action may be taken at a preliminary review; comments made at a preliminary review are not binding on the City or the applicant. SUMMARY Background The proposed project is the third and final phase of a three phase remodel of the Stanford Shopping Center. The shopping center has undergone a substantial remodeling over the past three years. Recent improvements included new buildings andlor significant building modifications for multiple tenants, including Apple, the Container Store and American Girl. The ARB held the first preliminary review of the larger project on March 1,2012 for a new building for the Flemings restaurant and the site plan for all five buildings. A second preliminary Architectural Review on the new Bloomingdales building was held on September 6, 2012. The ARB has approved Phase I, consisting of conceptual site plan and the new Flemings restaurant building, on June 7, 2012 and Phase II, the new Bloomingdales building on Novenlber 15, 2012. The Phase II flpproval included direction on submittals for the future Phase III and other applications. Those included: . a) Provide a balanced landscape approach and pedestrian experience at the terminus of Shopping Center Way. b) Details of an art experience at the Bloomingdales end of the allee that connects the shopping center to the Caltrain station across University Avenue. c) Proposed revisions to the Stanford Shopping Center Master Sign Program d) Evidence that the existing landscaping within the surface parking area has resulted in 50 percent shading of the parking lot surface as required by the Municipal Code or proposed alternatives to accomplish this requirement which may include larger landscaped islands. Page 1 of 5 e) Inventory and locations of existing bicycle parking within the entire Center. Provide additional bicycle parking to conform to the Municipal Code for all three phases. The Stanford Shopping Center improvements are subject to master fa<;ade and sign programs that were reviewed by the Architectural Review Board and approved by the Planning Director. The fa<;ade program requires that portions of the shopping center that face public streets, such as EI Camino Real and Sand Hill Road, be subject to the Architectural Review process. The size of the frontage determines whether the review process takes place at a staff level or is reviewed by the ARB. Fa<;ade and other site improvements proposed at the interior of the site are not subject to the Architectural Review process. Those projects require only building permits. Architectural Review for signs is required for facades that face the public right of way and for signs that are inconsistent with the Master Sign Program. Although conlponents of the overall shopping center remodeling would not be presented separately to the ARB for review because they are below the threshold for Board level review, the entire program of improvements is being presented to provide the larger vision for the center and for context. Plan sheets (Attachment C) G.3 and GA show the scope of work and identify areas that are visible from the public right of way. Site Information The shopping center is located on a 62-acre site', bounded by Sand Hill road to the north, EI Camino Real to the east, Quarry Road to the south and Vineyard Lane to the west. Arboretum Road bisects the property, separating Nordstrom, Crate and Barrel and the new Container Store from the nlajority of the center. The site is currently developed with an approximately 1,453,026 square foot open air shopping center, which includes plazas, parking structures, and surface parking lots. The four buildings proposed for Phase II would be located on the northeastenl portion of the site, directly adjacent to the new Flemings restaurCl;nt and visible from EI Camino Real and Quarry Road. DISCUSSION Project Description Staff requests the ARB's feedback on the four new buildings, new treatments for the existing buildings, new signage and overall paving and landscaping improvements. The larger project is the updating of the shopping center. The overall improvement program can be broken down into three components: 1) Site wide improvements to the center's paving, landscaping and signage 2) Improvements to existing buildings 3) Four new smaIl shop buildings The ARB's feedback will be used to inform the applicant and staff on what is expected for reviews of the formal applications and other miscellaneous permits, in accordance with the requirement of the master signlfa<;ade programs and the Municipal Code. Site wide improvements As part of the center's effort to modernize and create a more unified look, the applicant is proposing to implement paving, lighting and signage improvements. Special focus would be placed on the primary street entry from EI Camino Real, the entry nearest to the University Avenue Caltrain station and the Arboretum Road west entry. The Arboretum entry area, near Page 2 of 5 Neiman Marcus, would be designed for a variety of uses and events, such as concerts, passive recreation, and enhanced seating and gathering opportunities. An allee of trees and a garden setting would provide shade. The redesigned area would also feature a new circular water feature with a pedestrian bridge. Over the years, paving, lighting and signage have been improved in a piece meal fashion. The proposal would create a distinct hierarchy of the center's streets and pedestrian paths. The central walkway that runs roughly parallel with Sand Hill Road and Quarry Road would become the new main street. The remaining streets would become primary and secondary interior streets, which would feature different treatments to differentiate them from one another. This would be done with new large pavers with a "tone on tone" patterns for the walkways and plazas, while crosswalks would be paved with stamped concrete. Remaining paving would consist of poured in place concrete paving. The intent is to create a modem and unified paving program. The applicant is also proposing to replace lighting fixtures, with a special focus on the main street, primary entry areas, gathering areas and plazas. The lighting fixtures would include new catenary light fixtures, light poles, trellis down lights, and landscaping lights. The applicant is also proposing to modify the center signage. Individual tenant signage would be handled by each individual tenant. Ten new entry monument signs are proposed with this project. Although details of the new signs were not provided, potential signs for the EI Camino Real frontage are shown in the perspective elevations on plan sheet 1.1 and 1.1 A (Attachment C). Significant landscaping improvements are proposed but a detailed landscaping plan has not yet been provided. The landscape design intent is to provide a more simplified but cohesive and modern palette, featuring a new, simple in-grade planting scheme. The program intends to create different landscape themes for four distinct areas: outdoor rooms, the main avenue, luxury shopping, and areas dedicated to families and children. The tree disposition plan on plan sheet L- 1 (Attachment C) illustrates the proposal is to plant 78 mostly large specimen trees and remove 38 trees site wide. A row of Italian Cypress trees is proposed along the primary entrance from EI Camino Real to create a significant. entry feature and interest between the new Flemings and Bloomingdales building. The proposed trees include 36 inch box Valley Oak, Southern Live Oak, Callery Pear and Gingko trees. Improvenlents to Existing Buildings The applicant is al,so proposing to implement fa9ade improvements and establish new tenant fa9ade requirements. The fa9ade inlprovements would affect buildings in the interior and perimeter of the site. Simon Properties will now require new tenants to design their storefronts to be the full height, reflecting more recent tenant improvements. There are some buildings where only a portion of the fa9ades were improved, leaving the original building fa9ade exposed along the top. The buildings would include new materials, such as the new canopy, that tie them design wise to the new buildings. Simon Properties proposes have the existing arcades re-clad with modem materials to lighten their appearance. The new arcades would feature wood soffits. Steel awnings are proposed to be replaced with fabric and glass awnings. One significant improvement would be a new 208-foot long, freestanding or floating canopy on the roof of the existing buildings (Building C) located behind the new Flemings and west of the new Phase II buildings. The new canopy would measure approximately 4 feet 9 inches above the existing roof deck. Approximately 600 feet (in total) of trellises made of steel, plywood and glass are proposed in Page 3 of 5 eight locations, including buildings visible from Quarry Road and Sand Hill Road (Buildings M, N, D, H, L, N, and C). New Phase III Buildings As discussed above, the most significant component for which ARB feedback is requested is the the four new buildings. The applicant has provided schematic elevations for review. These buildings are proposed to replace the current Bloomingdales building. Bloomingdales will occupy the new three story building that will be located on the site of the removed Flemings building. The location of the buildings was approved as part of Phase 1. The four buildings include two one-story building and two two-story buildings. Building AA would be a one-story building with 30,820 square feet of floor area, with a height of 24 feet 6 inches measured to the height of the parapet. This building would occupy the interior corner and would not be visible from any public right of way. Building CC would be a one-story building located behind the existing parking structure along the Quarry Road frontage and in front of Building AA, and would also contain 30,820 square feet of floor area. This building would also have a height of 24 feet 6 inches. The two buildings would feature metal trellises to add interest. The applicant proposes to finish common areas and the shell. Individual tenant spaces would be completed by each tenant. Buildings BB and DD would both be two-story buildings. Building BB, with 51,100 square feet of floor area, would have retail use at the ground level and office use above. It would feature a dramatic canopy system to create an entry feature from El Camino Real at the top, with a larger canopy proposed at the top and another canopy below. It would measure 39'6" to the top of the parapet, excluding the canopy. The canopy would consist of a structure steel frame, wood textured soffit, with a curved fayade at the northwest corner. The proposed canopy is a significant design element, different from existing elements, that sets the tone for the overall project. Staff requests ARB feedback specifically on the canopy. Building DD would be occupied by two level retail shops. This building would measure 42 feet to the top of the parapet and would have 33,600 square feet of floor area. Building DD occupies an important area at the end of the pedestrian path leading from the University Avenue Caltrain station across from El Camino Real. It would also be visible from Quarry Road. The building was designed to anchor that path with a curved glass building fayade. These buildings would be placed around a small courtyard with new trees and 150,000 square feet of new paving. Zoning Compliance The CC zoning district has no requirement for front, rear, or side yard setbacks. Buildings are also not subject to the build-to-line requirement. The district has a height limit of 50 feet and requires a 12 foot wide effective sidewalk along the El Camino Real frontage. The CC district has no site coverage requirement; however, the Municipal Code Section 18.16.060( e )(3) does set forth a maximum of 1,412,362 square feet for this particular site. The new buildings are proposed to replace existing square footage, would be below the 50 foot height limit, and would be placed in the interior of the site. Accordingly, the proposed buildings would comply with the development standards. Page 4 of5 Parking Per the Palo Alto Municipal Code, 1,453,026 square foot of shopping center space would require a minimum of one space per 275 gross square feet or 5,284 total spaces. The site currently has 5,826 parking spaces and the proposed project would eliminate 260 spaces, leaving the Shopping Center with 5,522 spaces more than the minimum required parking spaces. Landscaping details are not provided at this time, however, the project would be required to conform to the City parking design standards contain in Chapter 18.54 of the Municipal Code, and to preserve nlature trees whenever feasible. ENVIRONMENTAL REVIEW No environmental review is required for this Preliminary Review application, as it is not considered a project under the California Environmental Quality Act (CEQA). ATTACHMENTS Attachment A: Project Location Map Attachment B: Applicant's Project Description Letter Attachment C: Preliminary Development Plans (Board Members Only) COURTESY COPIES Eric Allen, email: eallen@simon.com John Lee, email: Jlee@bararch.com Jean Snider, Stanford University, email: jsnider@)stanford.edu Prepared By: Elena Lee, Senior Planner @- Manager Review: Amy French, Chief Planning Offici~ Page 5 of 5 The City of Palo Alto elee2, 2013-09-25 12dm:43:~e"",nanPlanning.mdb) (l1cc-mapslgls$lglsla In Attachment A Location Map 180El Camino Real Stanford Shopping Center This map is a product of the City of Palo Alto GIS -. 0' 448' The city of Palo Alto assumes no responsibility for any erro ... Attachment B RECEIVED August 12, 2013 Ms. Jodie Gerhardt City of Palo Alto Planning Divisions 250 Hamilton Avenue Palo Alto, CA 94301 BARARCHITECTS RE: Stanford Shopping Center, Redevelopment and Renovation Projects (Phase 1111 Preliminary ARB Submittal Dear Ms Gerhardt. AUG 20 2013 Department of Planning (J.~ Community Environment This Preliminary ARB package is for the Stanford Shopping Center Phase III portion of the overall Redevelopment scope which included the new Flemings (Phase Il and the new Bloomingdales (Phase Ill. Within Phase III we have two projects; The Redevelopment Project and the Renovation Project. First, the Redevelopment Project will add 4 new retail shop buildings within the demolition foot print of the old Bloorningdales store. These smaller retail shops will be connected by 4 new major and minor outdoor pedestrian streets, following in the tradition of the original shopping center. The new Lady Ellen Place Extension Street, for example, will be a unique tree lined internal shopping street. with views to both Macy's and Bloomingdales, and offering a variety of small shops and restaurants for the customer to enjoy. Second, the Renovation Project will add new paving, planting, outdoor lighting, graphic signage and limited facade work to improve and enhance the appearance and functionality of the existing shopping center and to physically unify the older structures with the new. Only limited amounts of this work will be visible from the public streets. We are, however, including this information on our designs for your reference and to assist in your review ofthe new retail buildings. We look forward to working with you on this application. Please let us know if there is additional information you need to start your review process. Sincerely, BARARCHITECTS John V.Y. Lee, AlA. LEED AP Principal 543 Howard Street, San Francisco, CA 94105, T. 4152935700, F. 4152935701, www.bararch.com BAR ARC HIT E C TS Stanford Shopping Center EC , AUG 202013 Department of Planoin ." Q" Community Et!V1ronm;~~' Design Statement: Modernizing the Stanford Shopping Center to reflect today's simple yet elegance life style is our goal for the project. To achieve this we are carefully reviewing and re­ defining the different elements of the Center into a comfortable, safe, and under-stated urban garden village with multitude of unique and distinctive spaces. The Stanford ShoppingCentw -a beloved regional urban shopping center -has grown, changed, modified and grown again over its 60+ year history, reflecting the shifting culture of the times. The Simon Property Group is aware of this and is interested in holistically modernizing the Center but still maintaining and enhancing its essential character and image. Lush landscaping (full of seasonal floral displays), shaded walkways, free-flowing linkage between indoor shopping and outdoor living, are the defining features of this Center's friendly, casual. eclectic but elegant style. Northern California Modern is an apt description of its essential character and personality. We draw inspiration from the many features of the existing Center, many of which will be maintained in our Renovation and Redevelopment work. Renovation: Our design efforts seek to realize the full potential of the Stanford Shopping Center as a unique destination. The following are k'ey design directions we are incorporating into the Renovation Phase. The current primary gateway from Camino Real is mUGh understated with limited signage to mark the entry. Recognizing and addressing the need to strengthen the connection to the City of Palo Alto we are improving the overall entry sequence with the following design features: • Low signage walls at every major entry corner to identify entries from the street. Illuminated graphics will be clearly visible at night. • The entry drive from EI Camino Real to Main Street entryway is lined with tall matured Italian Cypress. These trees are visible from a distance by day and up-lit by night, which provides a unique identifiable sign age feature. • New monumental canopies, added to an existing building and featured on the new two­ story retail building will enhance Main Street's East Entry. In addition, new graphics! signage and improved street level lighting will make this entry very inviting. The pedestrian pavement over time has been patched and replaced many times and is variegated in appearance. Changing the paving is the single most effective way to improve and unify the appearance of the existing Center. We are proposing the following: 543 Howard Street, San Francisco, CA 94105, T. 415 293 5700, F. 415 293 5701, www.bararch.com AUG 20 2013 Department 01 PIa ' " • Completely up-grade the Center's ground plane to large pavers with a Su~mWH§r)Wy' Ern' nmng & tone" pattern to provide a simple unified and elegant paving treatment. Special paving . IIlronmenf patterns denote street crossings and plazas as places for gathering and repose. • Primary streets (i.e. Main Street) and secondary streets are treated differently to provide circulation hierarchy commonly found in towns and villages. The Center is celebrated for its lush landscaping. A goal for the Renovation phase of this project is to simplify and reorganize the cacophony of potted plants, seasonal flowers, perennials in planters, and matured trees current there. We see that with some simple landscape design strategies, we can groom the planting into a more cohesive modern vision. Using landscape elements to create simple elegant forms, contrasted with soft natural materials through-out can unify and enhance the Center's character: • Preservation of the good quality existing trees and the addition of new large specimen trees for a seamless integration of old and new to provide overhead canopies and a mature landscape appearance. • Introducing simple in-grade planting schemes that with careful material selection provide interest through use of texture, form and foliage color, used as a foil for the colorful planter pots. • Install disciplined yet spectacular landscaping materials will differentiate districts lor outdoor rooms); a directive palette for the main avenue, one for luxury shopping,.another oriented toward families and children, and an energetic selection of color and lighting for the newest district of the town, • Additionally, artful landscape elements are emphasized throughout as focal points, and major up-grades to enhance the way finding signage through-out. Currently the streetscapes lack consistency; some locations appear crowded, some too bare; some facades overly exposed and others in deepshadow. Removing select overhead shading structures and modifying certain canopies and trellises will refresh the streets and brighten the surroundings. The following strategies will help to unify existing building facades and to improve the shopping experience: • Require new tenants to design their storefronts to be full height. • Strip away the plaster arches and grilles at the existing arcades and re·clad with modern material to lighten their appearance. Add wood soffits and new lighting for a modern look. • Remove the low heavy steel outriggerawnings to open up vistas. Replace with new fabric and glass awnings for sun control and rain protection. • Enhance select existing (short) storefront fagades by extending the finish to parapet height. • Cap existing and new planters walls with a durable solid material and incorporate seating on many of the planter walls to simplify and reduce clutter at the pedestrian streets. • Replace existing street lights with new LED light posts and planter lighting to provide new evening shopping experience. • Maintaining and designing some unique characteristics for each street type to facilitate understandable way finding for the shoppers. 543 Howard Street. San Francisco, CA 94105, T. 415293 5700. F. 415 293 5701, www.bararch.com REG'::I" J'~, • ~~«. v'cf) '-' AUG 2 0 201~ n ",D uepartrr .,~ ('t < h.'1nt Ol Pi -,OmrnUflifl . lannir . From Arboretum Road, the West Entry is obscure from view. This entry is an existing plaza·pavetnviror~t'I .. , Ig 8 completely in concrete with minimal landscaping. On hot days this area is under-utilized with few .. fEll,r opportunities for comfortable seating and lingering. We propose the following design features to enhance this area: • The plaza is designed for a variety of uses and event -concerts in the park, students lounging on grassy· knoll, interactive water display to excite children, a quiet stroll in a garden, diversity of seating and gathering opportunities. • Allees of trees and a garden setting to provide natural shade and cooling on sunny days. Soft landscape lighting to create a natural and safe environment for shoppers to enjoy. • A circular shaped water feature with pedestrian bridge also doubles as a stage for musical events. • Ample circulation routes through the plaza to offer visitors multiple routes to their destinations. Redevelopment - 4 Small Shop Buildings: Four new contemporary retail buildings will be built in the original Bloomingdale's site. This complex of small retail shops will form a new "energetic district", adding new interest and vitality to this "urban garden shopping village". Notable features of the new buildings and streets are as follows: • The four retail buildings are designed in a modern contemporary style. -Buildings AA and CC are both one story buildings, occupied by small shops. -Building BB is a two story building with retail at ground level and offices above. -Building DO is a two story building, occupied by two level retail shops. • The new buildings are designed to be shells. allowing the retail tenant to build full height storefronts to complement the scale and diversity of the existing Center's facades. • A dramatic canopy system invigorates Building BB's fa~ade at the EI Camino entry, creating an exciting gateway to the Center and directing-with its shape and size-visitors to Main Street. • The new east/west pedestrian street will become another major shopping street, similar to Main Street. This gradually widening street is envisioned to be a tree-lined urban environment with a modern and exciting ambiance. • Energy conservingtechnologies and building materials will be incorporated in the design and construction of these new buildings. 543 Howard Street. San Francisco. CA 94105. T. 4152935700. F. 415 293 5701. www.bararch.com Sustainability Most current concepts in sustainable design are incorporated into the Renovation and . Redevelopment phase of this project. Some measures are as follows: • All demolition refuse will be separated and recycled or disposed as per the City of Palo Alto's standards. • The use of durable materials will keep on-going maintenance to a minimum, which promotes a well kept appearance and will reduce material replacement. • Specifying LED or energy efficient light fixtures will reduce energy use and provide maximize bulb life. • Storm water treatment for new shops area is provided on site in planters. 543 Howard Street, San Francisco, CA 94105, T. 4152935700, F. 415 293 5701, WWW.bararch .com THE GUZZARDO PARTNERSHIP INC. landscape Architects· Land Planners 181 Greenwich Street San Francisco, CA 94111 T 415 433 4672 F 41 5 433 5003 www.tgp-inc.com LANDSCAPE ARCHITECTURE PRELIMINARY ARB SUBMITTAL NARRATIVE The landscape design for the shopping center will use a disciplined and elegant plant palette that will compliment the strong and geometric forms of planting beds, serving as a backdrop for the flowering planter pots in the gathering areas. Contrasting foliage color, form and texture will be used to create spatial identity and points of interest along the shopping streets. High value existing trees will be preserved to maintain a mature appearance for the shopping areas. New trees are added in feature areas to provide shade, define entrances, and to create new gathering spaces. A Tree Disposition Plan is provided showing the existing trees to remain and the new trees proposed. Planters are used to soften storefront and paving areas, and to treat stormwater with a variety of interesting plantings that are well suited for the fast draining soil of the treatment planters. !\Jew vehicular paving at pedestrian crossings will improve the walking experience. New enhanced paving is proposed for the interior walkways and plaza areas. New bicycle parking will be provided for guests and employees. The existing fountain in the main shopping street will be modernized with new material finishes, higher water surfa'ces to improve the visibility of the water, and eliminate guardrails, and improved visibility to the water features. The Frog Fountain will be relocated to the plaza near the new American Girl store. A new fountain feature has been created in the main park space which includes a bridge, arching seat wall,cascading water and fountain jets. New fountains will also be provided in the new shops walk and plaza areas. !\Jew irrigation systems will improve the landscape water use efficiency to help meet project sustainability goals. !\Jew decorative lighting of the trees and feature areas will further enhance the shopping experience into the evening hours. END OF LANDSCAPE ARCHITECTURAL NARRATIVE