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HomeMy Public PortalAbout85 Walnut Street - ZBA Presentation (2019.12.18) 85 WALNUT STREET WA = OW \ f VA ZONING BOARD OF APPEALS PRESENTATION 12/ 18/2019 INTRODUCTION TEAM BIG PICTURE PROJECT OVERVIEW PROJECT GOALS COLLABORATION WITH TOWN COLLABORTION WITH NEIGHBORHOOD EXISTING CONDITIONS CONTEXT PLAN TRANSPORTATION ♦ , , ROUTE : 71 ♦ ROUTE 2 ♦ 18 MIN RIDE TO HARVARD SQUARE 13 MIN DRIVE I � 0 MT AUBURN STREET ROUTE 16 COOLI DG E SQUARE // ROv�E .. w ♦ c / ol o° c� ftft o �' m WAT E RTOW N SQUARE -'' too loo / - - - 1 1 w# ROUTE : 70 1 70A I I 1 Q r ROUTE : 70 1 1 � N. gEgCON / ARSENAL STREET STREET ROUT ♦♦ '—Lt— 20 MIN RIDE TO CENTRAL SQUARE 1 E 20 ` 1 ` � THE ARSENAL / ARSENAL � 1 . ♦ ` ♦ �, ` ®� ON THE CHARLES / BIKE 1 BIKE _ _ _ �- / 25 MIN TO HARVARD SQUARE �/ 24 MIN TO COMMUTER RAIL WALTHAM -- ��� • n / 28 MINTO CENTRAL SQjUaPE-- lr# ?11 .0 wo oo - - - - - - - - - - ' ' ♦ 00 128195 MASSACHUSETTS TURNPIKE iiiiiiiiiii0oolli < 13 MIN DRIVE [8 MIN DRIVE] oo SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 1 4 CONTEXT PLAN ARSENAL STREET COMMERCIAL CORRIDOR IN - rlr L � 3 � r i Cexonics AI T ON s o 9� wLLJ ••• G� 000000C4Therapeutics WATERTOWN ;�� o {}addgene < < SQUARE ' ' o o U) KaIa•:.•: , r : PHARMACEUTICALS TA 1 10`I I 1 �ir�rTETRAPgHMASTEALs 01 � 1 C I 1 11b =:!:%SFLFCTA � y 1 V � ` U E • TOYOTA e ENANTA 31 Pharmaceuticals t 11 e s h o w c a s e FORMA �400thena�heaj�t � t'il-i-; THERAPEUTICS THE ARSENAL ON THE CHARLES _ ' N BEACON STREET � ` _PROJECT SITE � RO�TE2p spotsclubs RSENA Bright Horizons. Harvar� Vanuard MedicalAssog fates [:]COMMERCIAL PROPERTY Atrius Health SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 12.18.2019 5 ` YY. rII � J , I :.' `.. - 1 i Jill do*' _ _ __ � fit. �"" ,SL kl�i r� • � ��i - �—'.11 �, '!a r % -e Kai .� iF—"t - - '1D d 3 --- _ I, t EXISTING CONDITIONS 00 vhb. 1 = - 2-STORY OFFICE BUILDING i t 95,000 SF ' 4A Alm EXI'\�TINQ 8WLVN(` PF 90 Q z _ w � - r D 41L - f' - 4L - + 4-STORY APARTMENT BUILDING - ' 470,000 SF SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 12.18.2019 7 PROJECT OVERVIEW COMMERCIAL BUILDING PLANNED FOR R + D LAB AND/OR OFFICE USE APPROXIMATELY 213 , 500 SQUARE FEET, IN COMPLIANCE WITH 1 . 0 FAR FOUR STORIES PARKING SPACES 566 SPACES MAXIMUM 398 SPACES MINIMUM THROUGH REDUCTION/ SHADOW PARKING OF UPTO 168 SPACES 96 INTERIOR AND EXTERIOR BICYCLE PARKING SPACES ( EXCEEDING REQUIREMENT BY 2X) GREATERTHAN 30 % OPEN SPACE EVOLUTION OF DESIGN SITE DESIGN ZONING GUIDELINES 10'-30' "BUILD TO" LINE, FRONTYARD 25' SIDEYARD SETBACK SOETB CKYARD / / BUILDABLE AREA w w J Q Z w ir �R�y Q Rp GABLES 30' REARYARD SETBACK PROPERTY LINE 10'-30' "BUILDTO" LINE, FRONTYARD BUILDABLE AREA _ PROPERTY LINE --- - - ------..---.-------------- ------ ---------------w-------------------------------------------------- ------------------------ WALNUT - ....................... - STREET:: `�' ARSENAL STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 1 10 SITE DESIGN INITIAL PLAN A PARKING TOWARDS WALNUT ST PRIMARY OBJECTIVE MAINTAIN CONSISTENT DESIGN AND DESIGN CONCERN MASSING THROUGHOUT ARSENAL PROXIMITY OF PARKING GARAGETO STREET CORRIDOR WALNUT/BIRCH NEIGHBORHOOD w w J Q cy U) '40 Q GABLES ZONING ENVISIONS BUILDING WITHIN 10'-30' OF WALNUT WALNUT STREET ARSENAL STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 12.18.2019 11 SITE DESIGN INITIAL PLAN B PARKING TOWARDS ARSENAL ST DESIGN CONCERN INCONSISTENT STREET PRESENCE ALONG PRIMARY OBJECTIVE ARSENAL STREET ^ PROVIDE ATTRACTIVE CURB CORRIDOR � APPEAL FROM WALNUT . . w w o� GO : Q Lu O DESIGN CONCERN / Q PROXIMITY OF BUILDING TO BIRCH NEIGHBORHOOD GABLES WALN UT STREET ARSENAL � � * STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 112 SITE DESIGN CURRENT PLAN FOCUS ON PUBLIC AMENITY "§ PRESERVE SPACE ALONG WALNUT FOR LARGE PARK AMENITY CONDENSE BUILDABLE AREA TOWARDSTHE ARSENAL STREET CORRIDOR I Lu w w J Q Z w cy Q Rp GABLES CONDENSE BUILDABLE AREA TOWARDSTHE ARSENAL STREET PRESERVE SPACE ALONG WALNUT COMMERCIAL CORRIDOR WALNUT ,FOR LARGE PARK AMENITY STREET ARSENAL STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 113 SITE DESIGN CURRENT PLAN FOCUS ON PARKING J� MOVE PARKING GARAGE AWAY FROM RESIDENTIAL STREETS LOCATE MASSING TOWARD THE ARSENAL STREET A COMMERCIAL CORRIDOR w w cn ui Q Z e/R�tiR co o Q GABLES MOVE PARKING GARAGE AWAY FROM LOCATE MASSING TOWARD THE RESIDENTIAL STREETS ARSENAL STREET COMMERCIAL CORRIDOR WALNUT STREET ARSENAL STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 114 SITE DESIGN CURRENT PLAN FOCUS ON NATURAL SCREENING �§ MOVE PARKING GARAGE AWAY FROM RESIDENTIAL STREETS LOCATE MASSING TOWARD THE ARSENAL STREET w ui COMMERCIAL CORRIDOR BUFFER NEIGHBORHOOD----.,, ui Q z e�R�yR c o Q --"li66 SPACES OF SHADOW PARKING 1 GABLES WALNUT STREET ARSENAL JIL STREET SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 115 SITE SECTION DIAGRAM PROPERTY LINE DISTANCE FROM SHADOW PARKING ADDITIONAL ARSENAL LEVEL 68'+ DISTANCE FROM WALNUT �i I. 11 450'+ -----------------------......!..................i.......+3'TOP OF PENTHOUSE 185'+ .......i..................1.......15'AOR +5'TOP OF ROOF ------------------------ ---------- LARGE PARK , --- i..................i.......55'AOR AMENITY 4 FL-- i ----a ------------------------------------I-- TOP DECK 4' ABOVE WALNUT STREET AVERAGE ELEVATION a —� W Nl IT -74" I PROPOSED GARAGE 5por,„TBo l 71 FOOTPRINT 3 > ' 1 ' checkcb°c.pavers l 67-69 1 Epp—, W r — — — — — — — — — — — 1 Oldoor Sea 9 aP°ce special paving acls az 10-12 —Ni —1l 0 5%) � k \ rn rei°nlnq wolf /` `\ ' ' " �f 15'wde Frelana inn 14-16 )`Y w,d,ht,. p 1 P.d Pedesn,on posh and+/ �. ` ' ' I t checkerblock povers for p 18-20 Oedoor nyspace \ ' c°I av,9 1pds osl 1 ' ` � 1 24 L — — — — — — — — — — — — — + �� SHADOW PARKING _ ` —I Paar °n,b �alar aa,ad9,Phah, 26 /30� XISTING BUILDING FOOTPRINT 7ROPOSED BUILDING FOOTPRINT SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 116 TRANSPORTATION TRANSPORTATION SITE LOCATION MAP i s' Legend: Signalized Turning Movement - Count Location ., Unsignalized Turning Movement Count Location �� x r` r Je pop .0 ti fop - 1 ,�, ,� �� }� : � `. 'S��;;, .�~~` ;� �' .. ` r . ;� •� l�fir'*� f/*� AVOW y r j h-•.h �` �+�F.�r#', �, +fit �»;'si`;:`` " .:,"�' _` :'d'7�`�-�;�• � � �' ; . `• '�' s•, _ SITE — f7 ` ''�� y •r 4lie -N ` + !` ems #! _ l _ - -, __ __.�` � ••tea - r �'�•� r .. f• r �` ! SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 1 12.18.2019 118 TRANSPORTATION TRIP GENERATION PEAK HOURS EXISTING FULL GENERAL OFFICE NET INCREASE OVER 3 PERIOD / DIRECTIONAL OCCUPIED BUILDING EXISTING FULL OCCUPIED DISTRIBUTION (89,000 SF) AB (213,500 SF) c BUILDING TRIPS WEEKDAY MORNING 8-9AM ENTERING 97 200 103 F° ` EXITING 13 27 14 TOTAL 110 227 117 WEEKDAY EVENING 5-6PM ENTERING 16 37 21 EXITING 86 197 111 TOTAL 102 234 132 A. BASED ON ITE LUC 710- GENERAL OFFICE BUILDING-89,000 SF : B. TRAFFIC COUNTS CONDUCTED IN MARCH 2O19 ARE NOT REFLECTED AS EXISTING BUILDING WAS NOT FULLY OCCUPIED C. BASED ON ITE LUC 710-GENERAL OFFICE BUILDING-213,500 SF TRANSPORTATION PROJECT IMPROVEMENTS BIKE & PEDESTRIAN • PEDESTRIAN AND BICYCLE CONNECTIONS BETWEEN WALNUT AND ARSENAL STREETS • UPGRADED SIDEWALKS AND PATHWAYS TO IMPROVE WALKING CONDITIONS • ON-SITE BICYCLE RACKS, " FIX-IT" STATION AND INDOOR LOCKER ROOM WITH SHOWERS LOGISTICS • APPROVED TDM PLAN • ON-SITE EMPLOYEE TRANSPORTATION COORDINATOR • PARTICIPATE IN WATERTOWN TRANSPORTATION MANAGEMENT ASSOCIATION • TRANSPORTATION MONITORING AND REPORTING PLAN SITE DESIGN & LAND USE • PROMOTE PROXIMITYTO PUBLICTRANSIT ROUTES • STOP-SIGN CONTROL WITH A MARKED STOP-LINE • CROSS-SITE CONNECTIVITY BETWEEN WALNUT AND ARSENAL STREETS • SHARED DRIVEWAY AT WALNUT STREETTO INCREASE SAFETY - -- = -, • NEW VEHICULAR CONNECTION TO ARSENAL STREETTO REDUCE ACTIVITY ` ON WALNUT STREET OFF SITE IMPROVEMENTS TRANSPORTATION OFFSITE IM PROVEM ENTS BUM P-OUT AT LINCOLN STREET Co PROPOSED BUMP-OUTS W11-2 ' PROPOSED PEDESTRIAN t SIGNAGE (TYP.) W16-7P(LIR) W16-7P(LIR) :r ^•� ?h. Q 4 f 40 _ • Vanasse & Associates inc Transportation Engineers & Planners 1 / SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 1 12.18.2019 TRANSPORTATION OFF-SITE IMPROVEMENTS BUMP-OUT, RRFB, AND CROSSWALK AT PARK ; F RRFBW11-2 - W16-7P(LIR) �y ■ r _ r STREET ---•-~Y .ram. LJ •. 1 �,• Y �'//.lam �//.C� /fc� �//rC�y"f/.cam -� �. RECTANGULAR RAPID FLASHING BEACON l -J l ,- (RRFB) I . f • • , ' ri41 I � } �_ rr � try . •.. , l ` 11 J ` _ -�7 x*we i ..-�. .: ..,�- ,� n * >>, ��„-1 , • Va nasse & ' Associates inc Transportation Engineers & Planners SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 1 12.18.2019 TRANSPORTATION OFF-SITE IMPROVEMENTS CYPRESS ST REALIGNMENT 4 ' PROPOSED WHEELCHAIR RAMP (TYP.) CYPRESS S TREE T t � R1 -1 PROPOSED S' SIDEWALK MODIFY EXISTING ' INTERSECTION GEOMETRY PROPOSED GREEN SPACE r . i it t � ♦, • Vanasse & Associates inc w, Transportation Engineers & Planners 1 Irk SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 1 12.18.2019 TRANSPORTATION EXISTING CONDITIONS ARSENAL ST 101 WALNUT STREET . �►*" -4 t RIGHT TURN ONLY �� OWL' Ma • �� OFF-SET CROSSWALK • tT� 1 1 ♦ ,� _ EXISTING CYCLE TRACK •• JI di ss "_ ♦t OL EXISTING ON STREET PARKING SINGLE SHARED THROUGH LANESell IF N • Vanasse & Associates inc Transportation Engineers & Planners SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 1 12.18.2019 TRANSPORTATION OFF-SITE IMPROVEMENTS I ARSENAL ST -" NEW LANDSCAPING EASEMENT AND PLANTINGS GRANTED TO + T•�=i THE TOWNS RELOCATED SHARED 85/101 It: 1 WALNUT STREET DRIVEWAY �I MAINTAIN CYCLE TRACK Z Gt 222 ARSENAL STREET 1 i ARSENAL STREET 1///l�/%Pii�`r✓ r /rr/1PI/1Ll�/1!1/ /— — — TOWN ROW f — — — — — — — — — — — — — — — — — — — TOWN RQ _ TOWN ROW 5 _ _ - - - - - - - mmm& X o �'-I w o— - - I w >- ao gm xm! / r / MAINTAIN ON-STREET PARKING SIGNALIZED CROSSWALK O NEW LEFT-TURN LANES / NEW LEFT-TURN LANE) TRAFFIC SIGNAL j Cl) 215-217 ARSENAL 219 ARSENAL 221 ARSENAL 223-225 ARSENAL 227-229 ARSENAL 231-233 ARSENAL 235-237 ARSENAL % 243 ARSENAL 'A j STREET STREET STREET STREET STREET STREET STREET STREET rn j yx ti N • Vanasse & Associates inc Transportation Engineers & Planners SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 1 12.18.2019 25 SITE CIRCULATION uj w w LLJ Cc U) > Q Lli (4) BIKE PARKING SPACES @ WALNUT STREET I = M � , � (64) BIKE PARKING SPACES INSIDE GARAGE [LEVEL 1 + LEVEL 2 WITH DIRECT r ` ? ACCESSTO EXTERIOR (4) BIKE PARKING SPACES @TENANT ENTRY ALNUT s PARK z , Q,. GARAGE a � „ - OFFICE / R+D SHA O PAR IN PEDESTRIAN CIRCULATION — --------------------- VEHICULAR + BIKETRAVEL LOADING41 - o (24) INTERIOR BIKE PARKING — BIRCH ROAD CONNECTO SPACES FOR TENANT USE SGA COMMUNICATING. COLLABORATING. CREATING. 85 WALNUT STREET 12.18.2019 26 LANDSCAPE LANDSCAPE PLAN E `J0 IF aP-1 t} I P.k a a I Cam! - oP-i � • 4 I Ili — I • ACJ u-a .5'wide M-4 c sable path- I` f I _ �. oas K \ _ � � OFF \ ° concrete paving at landinghreps `_ ' '�� � �' •>J' � Un - � -- Bollards with accent l'ghting - - -- _ - ----------------------------- ain Bench _ I I 1 Bike rack,Np. GARAGE 0s �, Roof I c m,it - in.5 width asphalt pov rg at pork ng and drive,Np. J — X7 � co, Merol trellis with vines,Np. �� �, w i 4 i special pv nga wlk � ram ' OFFICE LAB _•. - ••�ss ��'��J I � i � � � seasonol plontings in dxomt va planters I r \ _ _ P 1 t } G A � � G 4 _ _ ______ ___________ ___ __________J x x T S T �P.2 — _ . . . . . . . . .• LOADING KK SHADOW PARKING SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 112.18.2019 �� • • J k* 41 AS WwAffir �t - - I. . -�•. � ,tom ,,� . .. p �. � '���;� s,�,/ � `� • ,� ��� . . ,_ _ •YF+. rah, � - mm _ Z pop Owl - f Illl�i,, i• R ��a" � �� '/ +�� ,;ass-..e �.ir.�e.' �� �•^,s�>'� �� .v;�t �: �� � �_.i•�, :'� t•, �•"��� ri IMPNIFORM _ a NOW © L / • ,,,, / �.rY •� .r!+i �••, �, i� �.� � �, fir.}� • •#' _ MEW 000 o T � "a v Orm ra / A+' ;�+ ��� �'. � Ili • � � J c � t� �, � '� .� ,al ir WE VIE � ';• q C. n7vk, 51 r ��, 7-• _rhP;•rfi S.f�' .i �1�'!w'a` � •t��r.. � ,_�'F i.',7� 4 xc'•!-' � ;,+`•� r �•�it-rl .Y � c • L � i A`•' � Wyk�' '�--� ��, >W,�� i: '" - , Aar :�� 1 •+� ♦F� .Ic;nr h * �.r.a V. c,.lyp.;�y- 'y�` �h 1 '1ir�.'z.. 1!"I` 'af,�,� "w,J •4. ,,s5..t � ;,�, �: ,�', _ .,r?�%"i"/- i.. > _ � y$ tc_ ,� i � ::: p,���t -"�'L� "Y''v9� .', .,1 - �.t•� ����_ - ,i �,.v. a� s d _ "�'�+,�.4}s}•f..*:'�. ~4;', -. • 3. .'�'.'"i '" � - "` �. .j`r i�_, t. y ..7}' �;� Fay.,`�¢-�� 4A:, �;tia.�• �'✓ 'G,� _ i • .. � -., n i..^,-Q`M, .,. `. ':.�i-` .. ^.,.: e.:�«z• 1 v >,� - n° �a r,,,..... ..p rai•:; .Te ]�y E • R' S N7 c r _ j .. :.. .. .:.. ... ar ��,••��:_mac ., � R.- .. _ .. :: ';...-• '1 I/- ;. /, _ - ;.7�.'v'Y�^r, - C ti,r T,i,,'14 ` � I-.. `1 X,P"•I<.-�}!• ..,+1:�� ..A. \ w NA •G. Illy.: 'i•n .. .mix ii' .a ..� ".- 'a�.<, •h ... �w.., .. a '. -...,. .. .. :. .. _ -... 4� ..,., ,. `, w^c, ..11 ^ +L, r X 4 W - N 1 CIO 54r. 'Pl AF ,�. • A , 1 ' ' 1 7 � 67-69 10-12 FACE FIXTURE INWARDTO HELP PREVENT HOT SPOTS 24 r ' 26 30 SUSTAINABILITY STORMWATER MANAGEMENT SOLAR LANDSCAPE ENERGY PERFORMANCE LEED GOLD SUSTAINABLE MEASURES ORIENTATION +GLAZING ENERGY EFFICIENCIES A HEALTHY BUILDING: ' ' THE CARBON FOOTPRINT PERCENTAGES • LEED GOLD CERTIFIABLE SERVICES \ � B ENVELOPE • USE OF SOLAR Z> SITEWORK ENERGY EFFICIENT MECH SYSTEMS FINISHES s—Path Diagram-WBtade:42.7 • MIN. OF 20% ENERGY REDUCTION OVER CODE • HIGH PERFORMING MATERIALS + BALANCED APPROACH kh 89 82 75 69 62 55 46 41 35 25 z, I TO GLAZING PERCENTAGES • RESPONSIBLY SOURCED MATERIALS im- - � • NATURE BASED DESIGN : BIOPHILIA SUSTAINABLE SITE: - 1140 ' WE UNDERSTAND THAT DESIGNS THAT — 7 • THREE SUBSURFACE INFILTRATION SYSTEMS AND AN AT BUILT ENVIRONMULLY ENT BRING ELEVATEATURE IMPLO E > BUILT ENVIRONMENT ELEVATE EMPLOYEE MOODS, GENERAL HEALTH + ENGAGEMENT • GRADE (" RAIN GARDEN ") ARE DESIGNED FOR STORMWATER • RETENTION Evapotranspiration by plants • SIGNIFICANT REDUCTIONTOTHE STORMWATER RUNOFF • SIGNIFICANT INCREASETOTHE GROUNDWATER RECHARGE • SIGNIFICANT IMPROVEMENTTOTHE WATER QUALITY • NATIVE PLANTINGS RAIN GARDENS SGA COMMUNICATING. COLLABORATING. CREATING. 85WALNUT STREET 12.18.2019 SITE SUSTAINIBILITY BND SBOH ex 3-18'malberry to remain d ex.24'malbem ro rem II I� -' retoining seo1 U at end of OVAL a AIN GARDEN %� p -p t.OV,L._- ' I seal ng of entry to dark 30°/OPEN SPACE � Or ' 4a 24% PERVIOUS A B ke rock,Np _ x 18'Planetree "� \ I n ex.pi-to rem meremn - ' b � PROPOSED PV COVERAGE seal ng al en y _sp«ial paving at crosswalk Raised Troflc Table o Pp,k/ I( 13 sPeclal pav ng for drop oR n SwdoS AF4 OP6 -2f access bla i t t' K A �� A _ � � � � � � � � � � "'k:• -Sports court TBD,i nR - 1 � 7 color-tooted asphalt paving w } x.18's'Iver maple for m_a ` '� - ' '` ______ _____ ----------- O2r ilswid F lane�min.5•min. width concrete pav ng acts as o Ncl.tnan path and+/10'n tde cbeckerblock pavers for grey ex.24'Nomv le ` df ' ONdoor$eating space Y rnoP to remo n `` \ I I ' _ special pav ng�ocls as 1 relane) ex 12'N--y maple to remain g ex.24"NorwoY maple to a'n-rem „� _ � '' `� ✓� � � - t ..18-Norway maple to remain '1 PO".12"Nonwoy maple to remo'n , - - / 'VIIM► dCM'$ - ,tU 2 t.. - „ walk lmax.590 �� x NATIVE PLANTINGS 15'wide Frelone.ran 5'rani. widlh concrete pav ng ach as a BN- payers for green k 1 I.i pedestrian path and+/.I O'wide ties prole lion retoining wall — 'checkerblo ex.18'Pin oak c ro \ 2 OR S HA O PAR IN ap�ro U UA 2 � _ -Oafdoor Seating space TP.B ' ' sPeaol paving(atls as Lreane) QPB.1 tree protection retaining wall \\ ' ' ' _ — _ _ _ _ _ _ _ _ ' S m coarr TBD, ex 24'oak to remain \ ' ' - p clor-coared asphalt povmg _ + a N PROPOSED PV COVERAGES i1 C on c rete paving at mnn for similar) STORM WATER RETAINED ON SITE UTILIZING SUB SURFACE INFILTRATION SYSTEMS *NEW BUILDING STRUCTURES WILL COMPLY WITH SOLAR REQUIREMENTS IN ZONING GUIDELINES SGA COMMUNICATING. 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