Campus Planning Committee Revised Staff Report – No. …cpd.oregonstate.edu/files/import/cpc/staffreports/bookstorestfrpt... · Campus Planning Committee Revised Staff Report

Facilities Services; 130 Oak Creek Building; Corvallis, Oregon 97331-2001 T 541-737-2969

______________________________________________________________________________________________ February 2, 2012 1 CPC Staff Report – No. 2

Campus Planning Committee Revised Staff Report – No. 2

OSU Bookstore

Executive Summary

APPLICANT’S REQUEST

PROJECT OVERVIEW

The OSU Bookstore is interested in relocating from the east wing of the Memorial Union to the ground floor of the parking garage at 26th Street and Washington Way in the summer of 2013. STAFF FINDINGS AND RECOMMENDATIONS

Staff finds the proposed site and its intended use is consistent with the policies of Sector G, the Campus Master Plan, and the Campus Sign Plan, therefore we recommend SCHEMATIC DESIGN APPROVAL of the OSU Bookstore, subject to the following conditions.

1. Shading Device: The applicant shall install a minimum 18-inch wide shading device for the

west facing ground floor windows to serve as relief to the building.

2. Building Signage: Per the Campus Sign Plan, the illuminated reader board sign at the southwest corner of the building will not be allowed. Per the Campus Sign Plan, the applicant will be allowed no more than one sign along the north façade, one sign along the west façade, and one sign along the southwest façade. Per the Campus Sign Plan, signs may not be illuminated internally or by spotlight. If OSU’s legal counsel finds the executed lease agreement exempts the applicant from complying from the Campus Sign Plan, then those regulations will not be enforceable by OSU and the applicant will likely be allowed to construct the signage as proposed. Regardless, the applicant shall comply with all applicable sign code requirements identified in City of Corvallis Land Development Code that is applicable to OSU.

3. North Plaza Canopy: The applicant shall provide a glass canopy over the north plaza of the building that extends from northern limits of the canopy shown on the perspectives to the parking garage stairwell, ensuring the area is protected from rainfall.

SITE APPROVAL

SCHEMATIC DESIGN APPROVAL

OSU Bookstore Schematic Design Review


4. Stormwater Detention: The applicant shall manage storm water on site per the City of Corvallis’s regulations. If pervious pavers are used, they must be designed and constructed to support a nineteen ton aerial lift.

5. Tree Removal/Replacement: The applicant may remove the 32-inch walnut tree closest to the parking structure and the adjacent 15–inch walnut tree in order to accommodate the new sidewalk. The applicant shall purchase and plant replacement trees in locations selected by the OSU Arborist.

6. Bicycle Parking: The applicant shall install at least five (5) bicycle hoops on the north side of the one-story book buy back portion of the building. Including the seventeen (17) hoops on the south side of the building and the three (3) hoops on the west side of the building, this will result in a total of twenty-five (25) new bike hoops or fifty (50) bicycle parking spaces for the project.

7. Trash Enclosure Screening: The applicant shall screen all four (4) sides of the trash enclosure with either a masonry wall or metal gates.

8. Concrete Base: The two-story portions of the building shall have at least a 24-inch concrete base and the one-story portions of the building shall have at least an 8-inch concrete base.

9. South Façade Windows: The applicant shall extend the height of the four (4) small windows on the south elevation to match the height of the remaining windows on that façade.

10. Southwest Façade Windows: The applicant shall recess the four (4) windows along the southwest elevation to be consistent with the window recesses along the other facades.

11. Plant Columnar Evergreens on North Façade: The applicant shall plant columnar evergreen shrubs north of the one-story book buy back portion of the building to create vertical rhythm to the building face.

12. Building Corners: The applicant shall provide a minimum 20-inch wide vertical terracotta element on the northwest and northeast corners on both floors of the café.

I. General Information

Review Criteria: For the Campus Planning Committee (CPC) to approve the application, they must find it complies with the applicable CMP policies, standards, and guidelines and historic preservation provisions (if applicable). The request is evaluated against the applicable criteria and findings are presented in this report.



Project: The Bookstore is requesting schematic design approval to relocate their existing operations to the parking garage at the corner of 26th Street and Washington Way. The Bookstore currently occupies just over 28,000 square feet on three floors of the Memorial Union. Book buyback occurs four times a year in the MU ballroom. The student experience center will displace the metered parking lot east of the Memorial Union and adjacent to the OSU Bookstore. The long term operational viability of the Bookstore will be compromised when this parking is displaced.

The OSU Bookstore has entered into a long-term lease with Oregon State University with the hope of moving into the existing parking structure across from Gill Coliseum. The Bookstore plans to occupy 38,950 SF of the ground floor on the west side of the parking structure and have a second floor of approximately 11,750 SF. The ground floor will consist of retail space, loading and receiving, and a café in the northwest corner with a tenant to be named. The second floor will contain office functions for the management of the OSU Bookstore including, executive offices, security, human resources, accounting, and information services. Parking for the bookstore would occur in the existing parking structure, which is generally underutilized except during major events on campus.

Building Name and Location: Multi-use Parking Structure.

Sector: Sector G.

Historic District: The site is outside the OSU historic district.

Existing Use of site: The site consists of an existing 5-story parking structure.

Previous Approvals: In 2004 UHDS received site approval from the CPC to use the ground floor of the parking structure for a new dining hall. In 2005 the CPC had discussions about a McMenamins Restaurant occupying this space. The 2004 site approval for a new dining hall expired. In June of 2011 the OSU Bookstore received site approval from the CPC to use the ground floor of the parking structure for a new bookstore.

II Consistency Review

Section 2.3 Student Life and Services

2.3.1 Continue to promote the campus as a pedestrian-friendly environment. Safe and direct access among buildings, parking areas, and other destinations shall be maintained or enhanced with new development.

Findings The proposed location of the bookstore within the parking structure will ensure that students and patrons have convenient access to an existing parking area. Pedestrian circulation will be compromised by size and location of the new building. The Bookstore has submitted a request to



the City to reduce the building setbacks along the north, south, and west sides of the building. This results in the building envelope being very close to 26th Street. The two story building would be 18-feet from the curb line, considerably closer to the street than most buildings on campus. To ensure a pedestrian-friendly environment along 26th Street, staff recommends the applicant provide a shading device to offer relief to the west façade of the building. The shading device awning should extend 18 inches for the entire length of the building to reduce the visual scale of the building along the sidewalk and at the 45-degree corner, (Condition 1).

The setback reduction along the north façade is to provide sufficient width for the loading dock. The one-foot reduction to the planting bed along the multi-use path is not anticipated to significantly impact the pedestrian-friendly environment.

The proposed building design extends approximately 24-feet south of the columns on the parking garage. The applicant feels this additional square footage is necessary for them to achieve their retail objectives on the ground floor. Extending the building this far south impacts pedestrian safety by creating a visually obscured area between the new bookstore and the parking garage elevator. The applicant has indicated they will provide sufficient exterior lighting to mitigate this concern. The south façade includes a 6-foot wide awning which provides weather protection for pedestrians and bicycles.

Section 2.5 Site Development, Operations, and Management

CMP Policies

2.5.7 Arrange the campus layout and building placement to reinforce academic and operations relationships by locating functionally related programs near each other and consolidating activities with similar physical requirements. To the extent practicable, site major academic buildings within the core campus area and within a 10-minute walk of other academic buildings.

2.5.9 Orient building entrances toward streets. Landscaping, building mass, and height should be similar to that of surrounding buildings.

2.5.11 Maintain space between buildings to ensure adequate areas for landscaping and circulation for pedestrians, service vehicles, and bicycles.

2.5.16 Reduce the visual impacts of new development by using similar building materials and scale, landscaping, and by siting buildings to maximize open space and maintain viewsheds as much as practicable.

OSU Sign Plan

Section 8.1 Illuminated Signage is limited to locations or buildings that have student activities during the evening and for way finding for emergency services



Section 14.1 Facilities Identification: At least one sign at the primary entrance to the building.

Section 14.4 In some cases, campus building may require more than the minimum signage as outlined above, and often must accommodate special needs related directly to the function or type of building being constructed. Signage must be in place to meet the special needs beyond the functional signage. Some examples include:

14.4.1 Sports facilities or theatres will require section numbering and / or seating numbering;

14.4.2 Multiple occupancy facilities may require additional directory boards and way finding signage to assist future visitors:

14.4.3 Structures that are architecturally complex may require additional way finding than a simple structure;

14.4.4 Those facilities having “flexible space” characteristics may need more flexible signage than a standard classroom building:

14.4.5 Facilities containing laboratories, research space, hazardous materials storage, high security areas, etc. may require additional signage for advisories or warnings. These signs should be considered in the planning of the building and identified in the construction document.

Findings Relocating the bookstore from the core of campus is consistent with the policy of retaining the core of campus (Sector C) for academic uses. Placing the bookstore on the ground floor of the parking garage is also consistent with the policy of orienting building entrances toward the street. The proposal will place a two story building façade on the most prominent face of the parking structure. The bookstore will continue to provide a vital service to students and faculty, while the retail component will compliment athletic events at Reser Stadium and Gill Coliseum.

All proposed signs are subject to the City’s sign standards and the OSU Sign Plan. According to the OSU Sign Plan Section 8.2 states “Illuminated Signage is limited to locations or buildings that have student activities during the evening and for way finding for emergency services”. The applicant is proposing a reader board sign at the southwest corner of the building. This sign is considered to be an illuminated sign and does not comply with this policy, (Condition 2). Section 14.1 allows for at least one building identification sign at the primary entrance of the building. Section 14.4 goes on to specify the conditions where more than the minimum signage would be allowed (Sections 14.4.1 through 14.4.5). The Bookstore’s primary entry faces 26th Street, where one sign is allowed. The applicant currently has signage attached to the canopy over the doors as well as signage near the cornice. Only one sign at this entrance is allowed. Since the project has an entrance along Washington Way and this is the location for book buyback, a second sign on the north façade will be allowed. The applicant currently shows two signs on the north façade. The southwest corner of



the building could be considered part of the west façade or the south façade. This portion of the building will be highly visible to anyone entering campus along 26th Street. An employee entry and exit door is located on or near the south façade, therefore campus planning staff recommends allowing one sign along the southwest corner of the building, as shown on the proposed perspective, (Condition 2). The CPC should note that a signed lease agreement is in place requiring the Bookstore to comply with the City’s sign regulations and those found in the Campus Master Plan. The lease agreement does not imply the Bookstore’s signage would be in compliance with the OSU Sign Plan.

Section 2.6 Transportation, Circulation, and Parking OSU recognizes the importance of a well-organized campus transportation system that integrates with the city’s system. OSU also recognizes its role in contributing to the traffic and parking impact within the neighborhoods adjacent to its boundaries. By promoting alternative modes of transportation and fostering pedestrian-oriented development, transportation improvements can focus on providing safe, direct and functional travel patterns across campus.

Findings There are 991 parking spaces in the parking structure. The structure has a 65 percent utilization rate which leaves an additional 351 spaces available during the weekdays of the academic school year. This available parking is anticipated to be sufficient for the needs of the bookstore and should improve the utilization rate within the parking structure.

Section 2.7 Pedestrian Systems and Open Space

2.7.3 Continue to maintain and enhance pedestrian walkways throughout the campus, especially with new development.

2.7.4 Provide open spaces such as public plazas, quads, courtyards, atriums, etc. as an element of each building site design.

Findings The new bookstore will contain two small plazas. The first will be along the north side of the building near the book buyback area and parking structure stairwell. The applicant has proposed extending the glass canopy over this area, however it’s not clear if the intent is to cover the entire plaza or simply extend the 6-foot wide canopy segment for architectural consistency. To ensure the canopy provides functional weather protection for book buyback and compliance with Policy 2.7.4, the applicant will need to provide a glass canopy covering the northern plaza, (Condition 3). The second plaza is at the southwest corner of the building. This plaza is located at a pedestrian juncture and will provide space and exposure for informal gatherings and conversation. With the condition noted above, the proposal is consistent with the applicable review criteria for pedestrian systems and open space.



2.8 Environmental Stewardship and Natural Features

2.8.6 Encourage the use of sustainable materials and design principles that preserve natural resources and minimize negative impacts to the environment.

2.8.7 Require the proper management of stormwater runoff, for both quantity and quality, consistent with applicable city regulations and plans (e.g., Stormwater Management Master Plan) to reduce potential off-site impacts. Consider the use of bio-swales, pervious paving, eco-roofs, landscaping, and other treatments to reduce peak flow impacts, and promote water quality treatment.

Findings The applicant will need to manage storm water within the lease area per the City of Corvallis’ stormwater regulations. If pervious pavers are the only viable option for complying with the standards, they must be designed and constructed to support a nineteen ton aerial lift, (Condition 4). The proposed development will require removal of the eight existing red maple trees along 26th Street. These trees will be replaced with nine new street trees. There are three (3) existing black walnut trees and four (4) cedar trees south of the proposed development. All of these trees fall within the Cesar Chavez Cultural Center site. The applicant may remove the 32-inch walnut tree closest to the parking structure and the 15–inch walnut tree in order to accommodate the sidewalk; the applicant will purchase and plant replacement trees in locations selected by the OSU Arborist, (Condition 5).

2.9 Lighting and Site Furnishings

2.9.1 Create a sense of identity in the campus core by installing “historic” light fixtures and by using a cohesive design for benches, bike racks, trash receptacles, and signage. Similar finishes, colors, and materials should be used to create a sense of cohesiveness.

2.9.8 Place bicycle racks near building entrances but without obstructing building access.

Findings The proposed project includes installation of historic light poles along the north, south, and west sides of the building to provide illumination of the abutting sidewalks and multi-use path, consistent with Policy 2.9.2 above. The new building will require eleven (11) new bicycle parking spaces, preferably near the building entrances, consistent with Policy 2.9.8 above. The applicant has proposed 13 hoops (26 spaces) along the south side of the building, 4 hoops (8 spaces) along the southeast side of the building, and 3 hoops (6 spaces) north of the northern entrance along the west side of the building. The applicant has provided a sufficient number of bike parking spaces to meet the minimum number of spaces; however, only six (6) spaces are near the main entrances. Campus planning staff anticipates bicycle parking demand to exceed the City’s minimum requirement of eleven (11) spaces. To comply with the bike parking requirements, the applicant shall provide at least five (5) additional bike hoops on the north side of the one-story book buy back



portion of the building, (Condition 6). This condition will ensure that five hoops (10 spaces) will be provided near multi-use path on the north side of the building, and there will be a total of fifty (50) bike parking spaces for this project. Sector G Policies

4.2.3.g Develop an improved entryway into the campus at 26th Street and Western Boulevard.

4.2.5.g Ensure that a minimum of 40 percent of land in Sector G remains as open space.

Findings The proposed development will enhance the streetscape along 26th Street compared to the parking garage that exists today. It will improve pedestrian circulation and inject vitality to the east side of 26th Street across from Gill Coliseum. The development will reduce the existing open space in Sector G, but not beyond the 40 percent minimum required by the CMP. Staff finds the project complies with the minimum open space requirements for the sector.

5.2 Campus Master Plan Design Guidelines

b. Site Design Future development shall continue the pedestrian-oriented tradition and the location of buildings in a harmonious streetscape. Site design shall incorporate internal circulation routes and connectivity.

1.0 Site Development Each project shall provide site improvements. These include street improvements along the site’s frontage, lighting, curbs, gutters, curb cuts, sidewalks, landscaping, fencing, signage, and utilities. The project shall also provide off-site improvements as required by the CMP, city regulations, or other approving authority. Off-site improvements shall be developed to reflect known or anticipated future street widths, bicycle lanes, sidewalks, or other planning efforts that have identified future requirements.

Findings The new bookstore will be required to upgrade the 26th Street frontage to City standards. That will require a minimum 5-foot wide sidewalk separated from the curb with a 6-foot landscaped strip and street trees. The applicant has provided these improvements as required by the criteria above. It is important to note that campus planning staff is working with the City to develop new street standards for campus. Due to the high volume of pedestrian traffic during sporting events, the trees in front of the new building are better suited in tree wells with metal grates verses the planting strip that is likely to get damaged from foot traffic. Current standards require the landscaped parkstrip between the curb and sidewalk; therefore, the applicant and OSU have no other option at this time.



2.0 Site Access and Parking Entrances Each building shall have a primary entrance oriented toward the street or public accessway. This primary entrance must be accessed by a direct pedestrian connection (sidewalk, porch, courtyard, etc.) from the street or accessway.

Findings The building has been designed with primary entries and direct pedestrian access to 26th Street, in compliance with the criteria above.

3.0 Streets Campus development may require an upgrade to adjacent streets and/or intersections. Such improvements shall be consistent with the CMP and may include construction of paved travel lanes, on-street bicycle lanes, sidewalks, planting strips, curbs, gutters, and drainage improvements. If an intersection needs to be upgraded to increase capacity or mitigate unacceptable levels of service, the functional requirements of the street and the potential upgrade shall be incorporated into the project.

Findings As previously noted, a new sidewalk and parkstrip will be installed along the east side of 26th Street, in compliance with current City standards.

c. Open Space Open space is an important component of future development on campus. To ensure that open space is retained throughout campus, the CMP establishes minimum open space requirements for each development sector.

Findings As previously noted, the new building will reduce the amount of existing open space, however it will continue to comply with the 40 percent open space required for Sector G.

d. Parking Parking shall be managed on a campus-wide basis. Projects shall be responsible for providing the required amount of parking as calculated by the Corvallis Land Development Code. An adequate number of parking spaces shall meet ADA requirements and be incorporated into campus parking lots. Bicycle parking should be provided near all buildings, with 50 percent of such parking covered. The amount of bicycle parking for new development shall be based on Land Development Code requirements for the use. Service areas, loading, and unloading zones within parking lots shall be adequately screened from adjacent uses and buildings and shall be located so the circulation in the parking area is not impeded during scheduled deliveries.

Findings As previously noted, the parking structure has a utilization rate of 65 percent; therefore, 351 spaces are available during the academic weekdays for parking, which is anticipated to be sufficient



for the new bookstore. As previously noted, the project has been conditioned to provide at least fifty (50) bike parking spaces, of which more than 50 percent will be covered. The loading dock and service drive contains a trash enclosure for three (3) dumpsters. The applicant has proposed to screen the enclosure with a masonry wall and metal gates. It is unclear if these dumpsters will be screened from the parking garage; therefore to ensure compliance with the screening requirements, the applicant will need to screen all four sides of the enclosure, (Condition 7).

e. Pedestrian Access and Circulation Development should be pedestrian-oriented rather than vehicle-oriented. Buildings should have multiple points of access with provisions made for pedestrian and bicycle traffic (i.e., sidewalks, on-street bicycle lanes, multi-use paths, etc.). Pedestrian safety should be considered in the design of all buildings, traffic, and parking areas. Pedestrian connections and sidewalks should be unobstructed to provide convenient linkages to specific destinations and across campus. The parking of service and vendor vehicles should be prohibited on sidewalks or in bike lanes.

Findings The proposed development will have multiple points of access, as noted above. An at-grade pedestrian crossing has been provided along the east end of the service drive to ensure pedestrians exiting the parking garage have a safe crossing.

f. Landscape All new construction shall incorporate landscaping as part of the site plan. Landscaping shall be provided consistent with the established campus landscaping standards as included in the Facilities Services Landscape Design Standards and any updates.

Findings Landscaping for the project includes new street trees along 26th Street, evergreen screening between the multi-use path and service/loading dock, columnar evergreen shrubs north of the one-story book buy back portion of the building to create vertical rhythm to the building face, and two (2) trees to replace the walnut trees removed from the south side to accommodate the sidewalk, consistent with the criteria noted above.

g. Utilities and Site Furnishings The CMP’s goal is to ensure that utilities are sized and placed in a manner that will serve the campus today and tomorrow. All signage, site furnishings (i.e., lights, benches, bicycle racks, etc.) shall comply with OSU standards and be consistent with CMP and other established regulations.

h. Building Design Common design elements, materials, and colors can provide a unified appearance and create a harmonious link to the existing physical environment.



Findings All site furnishings will comply with OSU standards and be consistent with the CMP provisions. Conditions have been imposed in this staff report to ensure design elements on the building provide a unified appearance.

1.0 Style The finest buildings on campus are characterized by their simple, symmetrical massing, articulated center-bay entries, punched windows, and three-part vertical massing with a base, middle, and top. Red brick is the predominant building material. Generally, new buildings shall be consistent with the established masonry theme.

Findings Campus planning staff has worked diligently with the applicant to address the criteria noted above. The two story building will be clad with brick, terra cotta, metal panels, concrete and glass. Red brick is the predominant material along the north, south, and west facades, in compliance with the criteria above. The applicant has proposed a base of varying width, either 8-inches or 24-inches and a top cornice of 8-inches. To comply with the requirement of establishing a substantial base for the building to rest, staff recommends the two -story portions of the building shall have at least a 24-inch base and the one-story portions of the building shall have at least an 8-inch base, (Condition 8).

2.0 Proportion If elements of the facade such as windows, wall areas, bays, and entrances are diagrammed to show the proportional relationship of height to width, the composition of architectural parts becomes apparent.

Findings The proposed building has windows and bays that are proportional to its height and width, with the exception of the south façade. This façade has a series of four small windows that do not extend to the canopy above. To comply with this criterion the applicant shall extend the height of these four (4) windows to match the height of the remaining windows on the south façade, (Condition 9).

3.0 Modulation Large exterior masonry wall areas shall be visibly broken down into more human-scaled sections with jigs and jogs, offsets, shadow lines, and belt courses. Modulation is required horizontally as well as vertically.

Findings The proposed building achieves some, but not all of the offsets to address human-scale concerns. The windows and the metal panel between the first and second floor have all been recessed. As a result, the façade appears flat with very few shadow lines. To achieve a more consistent window design, the four (4) windows along the southwest angled building elevation shall also be recessed



like the others for consistency and shadow lines, (Condition 10). This will help to visually accentuate the windows.

4.0 Vertical Bays Columns, pilasters, or other relief elements shall be used to establish a vertical bay expression. The wall may be layered to express structure, wall, and window relief, and scale.

Findings The project has been designed to mimic the vertical columns of the parking structure along the west façade of the new building. The one story element of the north façade lacks vertical bays. To achieve compliance with this criterion, the applicant shall plant columnar evergreen shrubs north of the one-story book buy back portion of the building to create vertical rhythm to the building face, (Condition 11).

5.0 Corners Pilasters, quoins, building walls, rustication, or an articulated end-bay expression shall visually reinforce the corners of the building.

Findings The project has been designed with end bays that reinforce the building corners, with the exception of the two story building element on the northwest end where the café is proposed. The northwest corner and the northeast corner of this two story component lacks a substantial building wall on the corners and makes this feature of the building appear inconsistent with the remaining two story portions of the building. To ensure the corners are property articulated and reinforced, the applicant shall provide minimum 20-inch wide vertical terracotta element on the northwest and northeast corners on both floors of the café, (Condition 12).

6.0 Base Buildings shall sit on a clearly articulate substantial base. The base shall begin at approximately the level of the first floor windows, if at grade, and rise approximately three or four feet above grade.

Findings As previously noted and conditioned, the applicant will be providing a 24-inch concrete base around the two -story portions of the building and at least an 8-inch base for the one-story portions of the building.

7.0 Cornice A cornice or coping shall clearly terminate at the uppermost edge of the building façade. The horizontal roofline shall be expressed in some fashion without allowing the eave to be visible. A well-developed parapet line with shadow lines and/or material changes shall be provided in new buildings.



Findings The applicant has proposed an 8-inch cornice, consistent with the criteria noted above.

8.0 Windows Windows shall be vertical in proportion, reminiscent of the double hung scaling, and set back into the facade. Groupings of windows shall be articulated to maintain a verticality of the opening. Detailing of window openings shall include visually distinguishable masonry or stone sill and lintel. The exterior fenestration shall represent approximately 20 percent of the exterior wall area.

Findings The windows are generally vertical in proportion and as a result of staff’s recommended condition, will be set back and recessed into the building façade. Sills and lintels have been provided as noted in the criteria above. The windows on the north façade represent 17 percent of the wall, on the west façade represent 39 percent, on the southwest angled façade represent 25 percent, and on the south façade represent 20 percent of the wall areas. The windows along with the additional architectural components combine to meet or exceed the 20 percent fenestration required.

9.0 Entries Buildings shall have a primary entry oriented to a street or pedestrian access way. The building entry shall generally be in the center bay of the center facade. The entry shall be highlighted by the use of masonry, stone, terra cotta or other treatment that makes it readily recognizable.

Findings The two primary building entrances face 26th Street, while the main centered entry is accentuated with signage and contrasting building materials, in compliance with the criteria noted above.

10.0 Building Materials Exterior finishes shall be durable and consistent with newer adjacent buildings.

Findings The exterior finishes are composed of brick, terra cotta, concrete, metal panels and glass, all of which are durable and consistent with newer nearby building.

11.0 Roofs The majority of the visible roof area shall be sloping at a ratio that equals or exceeds a 4-inch rise over a 12-inch run (4-to-12 ratio). Any low-slope roof areas shall have a 4-ply built up Class A roof system, EPDM, or other single-ply system. Visible roof areas shall be covered with tile, concrete shingles, or a standing rib anodized colored metal roofing system. Roof mounted equipment shall be screened behind a parapet wall, fence, or other architectural feature so that it is not visible from the street. No exposed galvanized metal, including flashing, shall be used on any portion of the building. All paints on metal shall be applied during manufacture (at least the primer coat). Roof colors shall



be in a color range compatible with the style of the building and surrounding buildings. The roof should have an integral gutter with rain leaders internal to the structure.

Findings The proposed roof will be shielded from view by parapet walls and any roof mounted equipment will be screened from view.

12.0 Building Systems Air conditioning shall be provided in new buildings. Where possible, passive ventilation, lighting, or other similar systems shall be incorporated into the building. Building mechanical systems and HVAC units should not be visible from the exterior of the building. Architectural plans and elevations should identify all site- and building-mounted mechanical equipment locations. Freestanding utility storage units or transformers shall generally be avoided. When this is not possible, they shall be screened from view through the use of architectural design, walls, fencing, landscaping, or other treatments.

Findings Roof mounted mechanical units will be screened and will not be visible from outside the building.

13.0 Accessibility Access to and within the building shall comply with ADA standards and regulations.

Findings The new building will be completely and conveniently accessible, and designed to meet the requirements of the Americans with Disabilities Act.

III. RECOMMENDATION Staff finds the proposed site and its intended use is consistent with the policies of Sector G, the Campus Master Plan, and the Campus Sign Plan, therefore we recommend SCHEMATIC DESIGN APPROVAL of the OSU Bookstore, subject to the following conditions.

1. Shading Device: The applicant shall install a minimum 18-inch wide shading device for the

west facing ground floor windows to serve as relief to the building.

2. Building Signage: Per the Campus Sign Plan, the illuminated reader board sign at the southwest corner of the building will not be allowed. Per the Campus Sign Plan, the applicant will be allowed no more than one sign along the north façade, one sign along the west façade, and one sign along the southwest façade. Per the Campus Sign Plan, signs may not be illuminated internally or by spotlight. If OSU’s legal counsel finds the executed lease



agreement exempts the applicant from complying from the Campus Sign Plan, then those regulations will not be enforceable by OSU and the applicant will likely be allowed to construct the signage as proposed. Regardless, the applicant shall comply with all applicable sign code requirements identified in City of Corvallis Land Development Code that is applicable to OSU.

3. North Plaza Canopy: The applicant shall provide a glass canopy over the north plaza of the building that extends from northern limits of the canopy shown on the perspectives to the parking garage stairwell, ensuring the area is protected from rainfall.

4. Stormwater Detention: The applicant shall manage storm water on site per the City of Corvallis’s regulations. If pervious pavers are used, they must be designed and constructed to support a nineteen ton aerial lift.

5. Tree Removal/Replacement: The applicant may remove the 32-inch walnut tree closest to the parking structure and the adjacent 15–inch walnut tree in order to accommodate the new sidewalk. The applicant shall purchase and plant replacement trees in locations selected by the OSU Arborist.

6. Bicycle Parking: The applicant shall install at least five (5) bicycle hoops on the north side of the one-story book buy back portion of the building. Including the seventeen (17) hoops on the south side of the building and the three (3) hoops on the west side of the building, this will result in a total of twenty-five (25) new bike hoops or fifty (50) bicycle parking spaces for the project.

7. Trash Enclosure Screening: The applicant shall screen all four (4) sides of the trash enclosure with either a masonry wall or metal gates.

8. Concrete Base: The two-story portions of the building shall have at least a 24-inch concrete base and the one-story portions of the building shall have at least an 8-inch concrete base.

9. South Façade Windows: The applicant shall extend the height of the four (4) small windows on the south elevation to match the height of the remaining windows on that façade.

10. Southwest Façade Windows: The applicant shall recess the four (4) windows along the southwest elevation to be consistent with the window recesses along the other facades.

11. Plant Columnar Evergreens on North Façade: The applicant shall plant columnar evergreen shrubs north of the one-story book buy back portion of the building to create vertical rhythm to the building face.

12. Building Corners: The applicant shall provide a minimum 20-inch wide vertical terracotta element on the northwest and northeast corners on both floors of the café.

Documents

Campus Planning Committee Revised Staff Report – No. …cpd.oregonstate.edu/files/import/cpc/staffreports/bookstorestfrpt... · Campus Planning Committee Revised Staff Report