Planning 2013-07-25 COMPLETE AGENDA PACKET

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b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The building is one story and twenty -eight feet tall at its highest point. The TUC zone allows for buildings up to 115 feet tall. The scale is similar to the building that is proposed to be replaced and similar or lower in height than the surrounding buildings. The finish materials of brick, metal, and EFIS can be seen on surrounding buildings such as the Southcenter Mall (brick and EFIS) and iFly and Acme bowl (metal). c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The building components reflect the contemporary style of the building. The size of the windows was increased and sills were added to enhance openings and add additional relief. The parapet wall screens the rooftop mechanicals and is setback from the main plane of the building except on the front wall where the parapet and the entrance wall are integrated into the same surface. A covered patio runs the length of the building on the west elevation. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Brick is used to clad portions of the building to reflect the Northwest design vernacular. The building colors include black, shades of gray, red brick, and yellow. The yellow color has been reduced to an accent color from the initial proposal where it covered over half the east elevation. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. In addition to three different textures (stone, stucco, and metal), the building, has the materials applied asymmetrically across the building faces. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. The site design is pre- existing. The new building will be built on the existing foundation. The site perimeter includes a row of mature trees on the northern perimeter and a double row of mature trees on the eastern site perimeter. Redevelopment of the parking lot included preservation of the majority of these trees. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. SM Page 5 of 9 Z:ADCD n C1erk's\PC Laserfiche Packet\L13 -012 Buffalo WW DR SR.docx 07/17/2013