Justification Statement CENTURY Application for Sketch Plan and Preliminary/Site Plan Amendments. July 30, 2015

Transcription

1 Justification Statement CENTURY Application for Sketch Plan and Preliminary/Site Plan Amendments July 30, 2015 Century Technology Campus, LLC and Nattan, LLC (collectively the "Applicant") request approval of a Sketch Plan and amendments to the current Preliminary Plan (No A) and Site Plan (No A) (each an Amendment and together, the Amendments ) for property located at Century Boulevard in Germantown, Maryland, more specifically described as Parcels X and Y on Plat No (the "Property"). The Sketch Plan provides for a phased development of the Property as a mixed-used, urban-style community consisting of office, townhouse, multi-family and hotel uses. The Preliminary Plan and Site Plan Amendments are for the first phase of development, which will include 2 new office buildings, 174 townhouse units, 303 multi-family units, a hotel and an existing office building (identified as the Fisher Building ). In the Sketch Plan, the Applicant proposes to redevelop the 57.7-acre Property (including prior dedications) in two phases with an ultimate density of 2,071,293 square feet and a Floor Area Ratio ( FAR ) of.82. The first phase is for approximately.47 FAR of density and will be reviewed as an optional method project pursuant to the concurrent Sketch Plan submittal even though the amount of development is under the standard method threshold. The Preliminary Plan Amendment proposes to resubdivide the Parcel X portion of the Property into 174 new townhouse lots, one new multi-family lot and a lot for all the proposed commercial uses. As an interim measure, the Applicant may seek to create ownership lots of the townhouse and multi-family portions of the development to enable the separate financing and/or sale of each prior to the construction of housing units. This action, if taken, will not affect the new lots being created by the underlying Preliminary Plan Amendment. The Amendment will also facilitate an amendment of the current Forest Conservation Plan (No ) to consolidate the three Category I Easements on the Property into one and to allow the implementation of natural surface trails within the enlarged Easement. Lastly, the Amendment will provide additional Adequate Public Facilities ( APF ) capacity to accommodate the first phase of the Sketch Plan. The Site Plan Amendment provides a detailed design analysis for the residential and commercial components of the first phase of the Sketch Plan. The Amendment provides a network of green spaces within the Property, along with strong connectivity within and among the various use components. 1

2 Consistent with the recently adopted Montgomery County Zoning Ordinance (effective October 30, 2014) (the "Zoning Ordinance"), the Sketch Plan will provide public benefits under the optional method of development for the Commercial/Residential Zone. As more fully described below, these benefits will be allocated among the two phases of development. I. Property Description A. Site Location, Characteristics, and Existing Conditions The overall Property consists of approximately acres of gross tract area located to the west of Interstate 270 and to the east of Century Boulevard, at its intersection with Cloverleaf Center Drive. A Gross Tract Area Exhibit is submitted with this Application. The net tract area for the Property is approximately acres, comprised of Parcels X (approximately 47.9 acres) and Y (approximately 3.78 acres). Parcel Y is owned by Nattan, LLC and houses the one-story Fisher Building, which is approximately 49,501 square feet and is used for medical research. The balance of the Property, Parcel X, is owned by Century Technology Campus, LLC, and contains four one-story office buildings and one smaller storage building of approximately 21,000 square feet. All existing buildings are surrounded by a significant amount of surface parking. Site access to the Property is from two points along Century Boulevard. The Property will be served by the Corridor Cities Transitway ( CCT ), which is planned to run along Century Boulevard, with an anticipated stop in front of the Property. The Property also accommodates an expired eighty-foot transitway reservation on the south side of the Property for an alternate CCT crossing over I-270, along with fifty CCT parking spaces. Various easements and utility rightsof-way encumber portions of the Property, primarily in the northeastern section of the site. The transitway reservation and other encumbrances are shown on Plat No B. Existing Approvals and APF Consistent with the current Preliminary and Site Plans, the Property is approved for 510,702 square feet of general office use and 21,000 square feet of accessory storage use. The storage use has not been tested for traffic purposes and is deemed not to produce any trips. The time to implement the approvals is subject to the APF timeline established in the Preliminary Plan. The APF validity period was to expire on February 24, 2019 (85 months from the Preliminary Plan approval date plus a two year automatic extension under Section 50-20(c) of the Montgomery County Code). We note that this period has just been extended another two years pursuant to recently enacted County Council SRA As such, the APF deadline for the current approvals is now February 24, The Applicant intends to use the available 2

3 capacity, in addition to APF capacity being sought in the Preliminary Plan Amendment, for the first phase of the Sketch Plan. C. Zoning and Permitted Uses The Property is zoned Commercial/Residential, CR-2.0, C-1.25, R-1.0, H-145 T. 1 Section of the approved Montgomery County Zoning Ordinance permits townhouses, multi-unit living, hotel, office, and retail/service establishment (up to 50,000 square feet) and restaurant uses by right in the Commercial/Residential Zone. D. Surrounding Land Uses The Property is surrounded by office uses, with the exception of a highly secure data center immediately to the north. II. Proposed Development As set forth in the Sketch Plan, the Applicant proposes to redevelop the Property with 2,061,515 square feet of residential, office and hotel uses, resulting in a Floor Area Ratio ( FAR ) of.82. The Preliminary Plan and Site Plan Amendments will comprise the first phase of development and, for purposes of this Statement, are identified as the Project. The Project is limited to 1,179,835 square feet of development with an FAR of.47. Even though the Project is below the threshold FAR of.5 for an optional method project, it is being reviewed under the optional method of development for the Commercial/Residential Zone pursuant to the underlying Sketch Plan. The Project includes 174 townhouse units (418,915 square feet), 12.5% of which are Moderately Priced Dwelling Units ( MPDUs ). The townhouses will be grouped together in the southwestern portion of the Property, with their own internal road network and ample connectivity to Century Boulevard and other portions of the Property. A variety of unit types and widths will be provided. All units will be rear-loaded. The Project will provide 303 multi-family units (298,500 square feet), including 12.5% MPDUs, on the northern portion of the Property. These units will be dispersed in three buildings identified as A1, A2 and A3. Buildings A1 and A2 are up to 75 feet high, when adjusting for 1 This zoning classification was applied to the Property by District Map Amendment DMA G-956, approved by the Montgomery County Council sitting as the District Council on July 15, The Property was previously zoned TMX-2 (Transit Mixed Use) pursuant to the Germantown Forward Sector Plan adopted October Pursuant to applicable grandfathering provisions, the current Preliminary and Site Plan approvals comply with the development standards for the previous I-3 Zone. 3

4 topography, and contain 109 and 83 units, respectively. Building A3 is approximately 65 feet high and has 111 units. Each building has a roughly equal mix of one and two-bedroom units. Along the eastern portion of the Property, the Project proposes three additional buildings. Two of these structures are 5-story office buildings, identified as Buildings C and D. Building C is approximately 159,000 square feet and Building D is 144,000 square feet. Both buildings will be visible from I-270. A third building, Building E, is proposed as a 5-story, 120-key hotel of approximately 85,000 square feet. This building is prominently positioned at the terminus of the Property s main entrance road, opposite Cloverleaf Center Drive, as a focal point for the Project. The Fisher Building, which is located approximately in the middle of the Property, will remain primarily as is in the Project, except for reconfiguring its loading area to create better separation from the townhouse community. The Fisher Building will be redeveloped in the second phase of the Sketch Plan, at which time it will be replaced with a new 5-story building comprised of structured parking, office and some retail uses. Other buildings are also proposed in phase two of the Sketch Plan. One building is proposed between the Fisher Building and Century Boulevard. This building is anticipated to be 8 stories with a combination of structured parking, residential and retail uses. Three more buildings along I-270 will include additional office and multi-family residential uses, along with two structured parking facilities. With regard to architecture, the Project proposes an urban community that will begin to fulfill the Sector Plan vision for the Property. A more detailed Architectural Statement is attached (Attachment 1). The Project also provides for an art component, which is described in Attachment 2. The Project proposes surface parking as an interim measure until the second phase of the Sketch Plan, at which time at least four structured parking facilities will be provided. No CCT parking will be provided in either phase because the Property is not intended as a commuter parking facility. Parking for the Project will be provided within the prescribed minimum and maximum range for the Property. A final determination of parking spaces for phase two of the Sketch Plan will be completed in conjunction with the applicable Site Plan. The Project will provide four entrances to the Property from Century Boulevard: one for the multi-family residential component of the Project, one for the townhouse community and two in the center of the Property that service the proposed office/commercial uses along Century Boulevard and I

5 III. Sector Plan Conformance The Property is located within the 2009 Germantown Forward Sector Plan (the Sector Plan ) area. Specifically, the Property is located in the Cloverleaf District, one of seven different development districts in the Sector Plan. The Sector Plan recommends employment, housing, retail, entertainment, and hotel uses for the Property. Notably, the Sector Plan contemplates a CCT station in the Century Boulevard right of way, immediately adjacent to the Property. The specific District recommendations for density and locations of uses are: to cluster density at the transit station with building heights of up to 143 feet; to concentrate retail uses in the vicinity of the transit station; to provide a ratio of land uses that are 50-60% commercial and 40-50% residential; and to focus commercial development along I-270 by providing building heights of up to 125 feet. Additional recommendations for public uses and amenities are to provide green commons, to integrate artwork in the green commons, and to provide an urban open space and wide sidewalks. The Sector Plan also recommends certain transportation and pedestrian uses. One recommendation is to create a network of new short local streets to create small walkable communities. The plan also requires provisions for the construction of the CCT in a 50 foot wide median within the ultimate right of way (134 feet) of Century Boulevard. These recommendations are accommodated for in the Sketch Plan. In particular, the Sketch Plan provides height, density and retail uses in the vicinity of the future transit station. It adheres to the ratio of residential/commercial uses set forth in the Sector Plan, while allowing for future CCT improvements. IV. Zoning Ordinance Conformance A. Purposes As stated in Section of the Zoning Ordinance, the Commercial/Residential Zones are intended to permit a mixture of residential and nonresidential uses at varying densities and heights, in order to promote economically, environmentally, and socially sustainable development patterns where people can live, work, recreate, and access services and amenities. More specifically, for the Commercial/Residential Zones, Section specifies the following purposes: (a) (b) Implement the recommendations of applicable master plans; Target opportunities for redevelopment of single-use commercial areas and surface parking lots with a mix of uses; 5

6 (c) (d) (e) (f) Encourage development that integrates a combination of housing types, mobility options, commercial services, and public facilities and amenities, where parking is prohibited between the building and the street; Allow a flexible mix of uses, densities, and building heights appropriate to various settings to ensure compatible relationships with adjoining neighborhoods; Integrate an appropriate balance of employment and housing opportunities; and Standardize optional method development by establishing minimum requirements for the provision of public benefits that will support and accommodate density above the standard method limit. As described in Section III above, the Project and phase two of the Sketch Plan implement various recommendations of the Sector Plan. The Project and phase two of the Sketch Plan also respond to the remaining objectives of the Zoning Ordinance for the Commercial/Residential Zones by facilitating the targeted replacement of older, first generation commercial development with a vibrant new mixed-use center. The Project utilizes the Sketch Plan process established by the newly adopted Zoning Ordinance to allocate height to appropriate, compatible locations within the overall Property. Finally, the Project provides significant public benefits in accordance with the requirements in Section A.2 of the Zoning Ordinance for the optional method of development in contemplation of the full build out of the Sketch Plan. See Section IV-C below. B. Development Standards Section B of the Zoning Ordinance sets forth the development standards applicable to the optional method of development in the CR Zone. As previously described and Sections II and III herein, the Sketch Plan fully complies with the densities and heights established by the zoning map for the Property. The Sketch Plan will also provide at least 10 percent of the net site area as on-site public open space during both phases of development. C. Incentive Density In addition to compliance with the requirements and standards set forth in Section 4.5.4, properties developed under the optional method in the Commercial/Residential Zones must provide public benefits under Section A.2 in exchange for greater densities and heights. In this case, based on the gross tract area of the Property, the Sketch Plan will be required to achieve at least 100 public benefit points from four benefit categories. The Sketch Plan proposes 6

7 to comply with this standard by providing a total of 148 public benefit points from four different categories, as set forth in the chart below. Please note that the Project will provide 94 of the points from four categories in the first phase of the Sketch Plan. Summary of Public Benefits Incentive Density Categories Maximum Allowed for Section Requested Phase 1 Phase A - Major Public Facilities B - Transit Proximity C - Connectivity & Mobility C.1 Advance Dedication C.2 Minimum Parking C.3 Neighborhood Services C.4 Public Parking C.5 Through Block Connections C.6 Transit Access C.7 Streetscape Improvements C.8 Trip Mitigation C.9 Way Finding D - Diversity of Use & Activities D.1 Adaptive Buildings D.2 Care Center D.3 Dwelling Unit Mix D.4 Enhanced Accessibility D.5 Live/Work Units D.6 Moderately Priced Dwelling Units TBD D.7 Small Business Opportunities E - Quality Building & Site Design E.1 Architectural Elevations E.2 Exceptional Design

8 4.7.3.E.3 Historic resource Protection E.4 Public Open Space E.5 Public Art E.6 Structured Parking E.7 Tower Step-Back F - Natural Environmental Protection & Enhancement E.1.a BLT's (Must Include) E.2 Cool Roof E.3 Energy Conservation & Generation E.4 Habitat Preservation & Restoration E.5 Recycling Facility Plan E.6 TDR E.7 Tree Canopy E.8 Vegetated Area E.9 Vegetated Roof E.10 Vegetated Wall G - Retained Buildings Incentive Density Points by Phase Requested Total Incentive Density Points 148 V. Findings for Approval A. Sketch Plan Section E of the Zoning Ordinance sets forth the findings that the Planning Board must make in order to approve a Sketch Plan application. As described herein below, the proposed Sketch Plan satisfies each applicable requirement listed in Section E. (1) [The Sketch Plan must] meet the objectives, general requirements, and standards of this Chapter; The Sketch Plan complies with all specific requirements applicable to development in the Commercial/Residential Zone. The specific requirements and the Sketch Plan's conformance therewith are described in Sections II, III, and IV of this Statement. 8

9 (2) [The Sketch Plan must] substantially conform with the recommendations of the applicable master plan; The Sketch Plan substantially conforms to the recommendations of the Sector Plan and furthers its goals and objectives. A discussion of the Sketch Plan's compliance with the Sector Plan is set forth in Section III of this Statement. (3) [The Sketch Plan must] satisfy... the binding elements of any development plan or schematic development plan in effect on October 29, 2014; This provision does not apply. The Property is not subject to any development plan or schematic development plan. (4)... [F]or a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment, [the Sketch Plan must] satisfy any green area requirement in effect on October 29, This provision does not apply. The zoning of the Property on October 29, 2014, did not result from any Local Map Amendment. (5) [The Sketch Plan must] achieve compatible internal and external relationships between existing and pending nearby development; The Sketch Plan has been carefully designed to ensure that it will be physically compatible to, and connected with, existing and future development in its vicinity. The scale of the buildings will be appropriate for the location, with heights that establish a proper relationship with the buildings contemplated in the Sector Plan. (6) [The Sketch Plan must] provide satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking and loading; The Property is in immediate proximity to the CCT station that is planned in the adjacent Century Boulevard right of way. The proposed site circulation, in conjunction with the increased number of access points to the Property, will fully accommodate the vehicle, bicyclist and pedestrian traffic at the Property. The proposed trail system within, and connecting to, the Category I Forest Conservation Easement will be an additional pedestrian amenity. (7) [The Sketch Plan must] propose an outline of public benefits that supports the requested incentive density and is appropriate for the specific community; 9

10 The public benefits proposed to support the incentive density associated with the Sketch Plan are summarized in Section IV-C of this Statement. (8) [The Sketch Plan must] establish a feasible and appropriate phasing plan for all structures, uses, rights-of-way, sidewalks, dedications, public benefits, and future preliminary and site plan applications. The Sketch Plan is proposed to be implemented in two phases. Great care was taken to ensure that the Project (i.e., phase one) could stand alone in terms of internal infrastructure and amenities. B. Preliminary Plan As described below, the Project satisfies all of the elements for Preliminary Plan approval. 1. Subdivision Regulation Compliance The Preliminary Plan indicates that the size, width, shape and orientation of the proposed lots will be appropriate for the location of the proposed subdivision. 2. Sediment Control/Water Quality Applicable requirements under Chapter 19 are addressed in a Concept Stormwater Management Plan submitted to the Montgomery County Department of Permitting Services ("DPS") for review. This Property is not in a Special Protection Area, so no separate water quality monitoring plan is required. A Sediment and Erosion Control Plan will be submitted to DPS for their approval prior to commencement of construction. 3. Adequate Public Facilities Public facilities are more than adequate to support and service the proposed Project. As noted above, the Property currently has approved traffic capacity for 510,702 square feet of general office use. The Applicant s transportation consultant has prepared a traffic study demonstrating how this capacity may be combined with additional capacity to accommodate the 1,173,535 square feet of development in the Project. In addition, the FY16 Annual School Test for the Subdivision Staging Policy indicates that there is adequate school capacity in the Seneca Valley Cluster, within which the Property is located. 10

11 The Project will be served by public water and sewer systems. Electric, gas and telecommunications services will also be available. Other public facilities and services including police stations, firehouses and health care facilities are currently operating in accordance with the Subdivision Staging Policy and will continue to be sufficient following construction of the Project. 4. Relation to Master Plan The Project substantially conforms to the Sector Plan, as addressed in Section III above. 5. Forest Conservation The Forest Conservation Plan is being amended in conjunction with this Preliminary Plan Amendment. C. Site Plan The purpose of this portion of the statement is to provide justification that the Site Plan Amendment satisfies the applicable provisions of Section of the Zoning Ordinance, governing the approval of a site plan application. Section E sets forth the findings that the Planning Board must make to approve a site plan application. As set forth below, the Project satisfies each requirement of Section E.2: a-c. The proposed development satisfies any previous approval that applies to the site, including any development plan or schematic development plan in effect on October 29, These subsections do not apply. d. The proposed development satisfies applicable use standards, development standards, and general requirements in the Zoning Ordinance. As this Statement demonstrates, the proposed Project complies with the standards and general requirements of the Zoning Ordinance. The compliance of the Project with the development standards of the CR Zone is discussed in Section IV above. e. The proposed development satisfies the applicable requirements of Chapter 19, Erosion, Sediment Control, and Stormwater Management, and Chapter 22A, Forrest Conservation. The site is subject to the Forest Conservation Ordinance. In conjunction with the Preliminary Plan Amendment, the Applicant is amending the current Forest Conservation Plan to facilitate the development and to provide trail amenities within Category I Easement areas. 11

12 The Project will comply with the requirements of Chapter 19 of the Montgomery County Code. Applicable requirements under Chapter 19 are addressed in the approved Stormwater Management Concept Plan, approved by DPS on July 22, In connection with the proposed Project, the Applicant will utilize ESD through the use of micro-bio-retention facilities, microbio-boxes, silva-cells, and bio-swales to the maximum extent practicable toward meeting the required water quality treatment and water quantity control needs. The Property is not located in a Special Protection Area, so no separate water quality monitoring plan is required. A Sediment and Erosion Control Plan will be submitted to the Montgomery County Department of Permitting Services for their approval prior to commencement of construction. f. The proposed development provides safe, well-integrated parking, circulation patterns, building massing and, where required, open spaces and site amenities. As discussed above, the proposed site improvements will enhance the pedestrian environment and provide meaningful public open space. The site has been configured to promote efficiencies in internal vehicular circulation and to also provide for safe and designated pedestrian access within and among each component of the Project. g. The proposed development substantially conforms to the recommendations of the applicable master plan and any guidelines approved by the Planning Board that implement the applicable plan. As discussed in detail in Section III above, the Project substantially conforms to the recommendations of the Sector Plan. h. The proposed development will be served by adequate public services and facilities, including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public facilities. As discussed in Section V.B.3 above, the Project will be properly served by public facilities. i. Proposed development on a property in a Rural Residential or Residential zone is compatible with the character of the residential neighborhood. This provision is not applicable. j. The proposed development is compatible with the existing and approved or pending adjacent development. The proposed mixed-use Project is compatible with the surrounding office uses. The provision of residential and retail uses will complement the nearby office uses by providing a potential employee base and new retail options, both of which will limit the number of vehicle 12

13 trips within the area. The density and heights within the Property are appropriately sited in order to minimize the impacts on adjacent, low-density development, particularly if it does not redevelop. VI. Community Outreach The Applicant held the required pre-submission public meeting at the Black Rock Center for the Arts on June 2, Notice was provided for the pre-submission community meeting in accordance with the standards set forth in the Development Review Procedures Manual. VII. Conclusions As demonstrated herein, the Sketch Plan will be an asset to the emerging Cloverleaf District in the Sector Plan. The Sketch Plan and, in particular, the Project comply with all applicable requirements of the Zoning Ordinance that govern development under the optional method in the CR Zone. Furthermore, the Sketch Plan and the Project substantially conform to the recommendations of the Sector Plan. The Project complies with all of the approval elements associated with Preliminary and Site Plans. For the reasons expressed throughout this Statement, we respectfully request that the Planning Board approve the Sketch Plan and the Preliminary/Site Plan Amendments as proposed. 13

14 ATTACHMENT 1 Architectural Statement The height, scale, and massing of the buildings are integral elements to the character of the overall community. Massing changes such as building plane projections, recesses, arcades, overhangs, projecting display windows and architectural detailing enhance the visual experience, establish human scale, provide continuous visual interest, and contribute to comfortable, attractive, and successful pedestrian environments. In the future phase, high-quality, durable materials and well-designed storefronts will be incorporate into the design to attract pedestrian activity and contribute to the then-existing community. Architectural elements were used to emphasize the residential nature and scale of the proposed townhouses in the Residential District. These elements include front stoops, bays, and stepped roof lines with cornice accents, water tables, and varying window and door accents/details. The proposed materials are a mix of masonry and siding, which support the distinctive mix of architectural styles that the community embodies. The townhomes are 4 stories in height, including a loft level, that is set back from the street facade. The loft level utilizes the setback to create a large residential terrace that has open views in the rear of the dwelling. These terraces reinforce defensible space tactics by encouraging more resident oversight of the community. The proposed design of the townhomes utilizes bays to break down the scale of the buildings and reinforce a more vertically oriented urban form. The multi-family buildings are varied patterns of materials, balconies, windows and bays. The window patterns and balconies play down the elongated nature of the buildings while contributing to their unique traditional character. The proposed materials consist of a variety of brick and siding, further distinguishing the building design. The proposed material colors complement the architecture and blends with the overall character of the area as they define a vibrant and distinctive component of the mixed-use community. Ground floor canopies are also integrated into the design of the mutli-family buildings to provide shelter from the elements and promote an active walkable community. The 120-room hotel will provide for an architectural focal point of the community by siting it at the terminus of the main access road into the development, from Century Boulevard. By terminating the access sequence off Century Boulevard. The 5 story contemporary structure features a tower element with vertical glazing pattern along with vibrant colors. This will embellish the vertical composition of the hotel. The wings on either side of the tower are cladded with simulated stucco paint finish complimenting the proposed office buildings along I The ground level of the hotel will be garnished with architectural masonry blocks and natural color variations that will coordinate with the design of the pedestrian park in front of the hotel. The design for the buildings in the future phase should employ a continuous alignment of windows and other architectural elements to maintain a unified street front. On buildings with long facades, features such as cornice heights, materials and window patterns will be varied every to add architectural variety to the street front. Corners on all proposed buildings 14

15 should be designed with a variety of massing material and distinguishable height differences to create a pronounced presence and visual landmarks. All retail frontages in the future phase should be designed with large, vertically-oriented display windows and multiple glass entrances to activate the street front and engage pedestrians. The retail base design should utilize several elements that bring the building mass to a pedestrian scale. These include recessed storefronts framed by masonry, appropriately-sized masonry detailing, attractive materials, and pedestrian-scaled lighting and signage. Architectural lighting is integrated into the building design at all entrances and egress doors, and at all pedestrian pathways including retail storefronts. Architectural and site lighting is designed to be complementary and provide adequate light where needed. All areas accessible to pedestrians will be well-lit to enhance safety and security. Architectural lighting will be used to highlight certain details in the design. 15

16 ATTACHMENT 2 Description of Century Project Art Component The art component for the Century Project is a sculpture based on the historical presence of Fairchild Industries on the site. First known as Fairchild Aviation Corporation, it had multiple aviation interests. One area of interest was the designing and manufacturing of aircraft. Between 1924 and 1997 Fairchild created over 35 aircraft. The art component will recognize the contribution to the development and design of aircraft by Fairchild Industries. The large-scale sculpture will be reminiscent of Fairchild aircraft, such as the Fairchild PT 19 and the Fairchild-Dornier 328JET. The sculpture of polished stainless steel and blue resin will have a significant presence as it greets people coming into the area. During the day, multiple blue and silver shadows will be cast all across the ground by the sculpture. People will enjoy walking among the shadows and watching the shadows move around the area in rhythm with the rotation of the earth. Information and the historical connections of the sculpture will be made available to the public. 16