dog lawn courtyard residential parking bbq/ 2 trellispdfs/design+… · trellis lawn dog lawn...

A11.4RESPONSE #3content A2.2LEVEL 3 1”=80’-0”content scale

#001

#001

#001

#001

#001

#001

#001#001

#001#001

#001 #001 #001#001 #001 #001#001 #001 #001 #001 #001 #001

#001 #001 #001#001 #001 #001#001 #001 #001 #001 #001 #001

#001 #001 #001 #001 #001 #001 #001

#001 #001 #001 #001 #001 #001 #001

#001 #001#001

#001 #001

#001

#001 #001

#001 #001 #001

#001 #001

#001 #001 #001#001 #001 #001 #001 #001

5%Dn

#001

#001

#001

#001

#001

NORTH

N

6

2

1THEATRE35,000 SF

RESIDENTIAL PARKING

337 SPACES

PROPERTY LINE

PROPE

RTY

LINE

PROPERTY LINE

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NE

RESIDENTIAL LOBBY

COURTYARD

COURTYARDCYBERCAFE

DOGWASH

CYBERCAFE

RESIDENTIAL LOBBY

1 BD

1 BD 1 BD ST

ST

ST

ST

ST

ST

ST

ST

STST 1 BD1 BD

1 BD

1 BD

1 BD 1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

1 BD

3 BD3 BD

3 BD

1 BD

1 BD

1 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD2 BD 2 BD

2 BD 2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

2 BD

STORAGE

STORAGE

THEATREEGRESS

OPEN TO FITNESSBELOW

OPEN TO FITNESSBELOW

POOL EQUIPMENT

POOL ABOVE

STORAGE

STORAGE

STORAGE

TRTR

TR

TR

TR

200’100’20’0’GRAPHIC SCALE

SECTION 2

SECTION 1

SE

CT

ION

3

FAIRFIELDRESIDENTIAL

5638.00 03.17.2016project date

COURTYARD 'B'COURTYARD 'D'

COURTYARD 'C'

BBQLAWN

COURTYARD 'A'

BBQ / TRELLIS

content RESPONSE #3

STORM WATER MANAGEMENT DESIGN INTENT STORMWATER OR “URBAN RUNOFF” CONTAINS POLLUTANTS THAT CANLEAD TO THE DETERIORATION OF DOWNSTREAM “RECEIVING WATERS.”RAINWATER SCRUBS POLLUTANTS FROM THE AIR AND PICKS UPADDITIONAL POLLUTANTS AS IT RUNS OVER STREETS, ROOFS ANDLANDSCAPED AREAS. TYPICAL URBAN POLLUTANTS INCLUDE HEAVYMETALS FROM BRAKE PADS AND ZINC DOWNSPOUTS; PETROLEUMPRODUCTS FROM CARS; FERTILIZERS AND PESTICIDES FROM LANDSCAPEDAREAS; AND PCBS AND MERCURY WASHED FROM THE AIR. THESEPOLLUTANTS CAN CAUSE TOXIC REACTIONS IN AQUATIC LIFE. IN ADDITION,BACTERIA AND VIRUSES IN URBAN RUNOFF CAN CAUSE HUMAN ILLNESSESFROM DIRECT CONTACT, INHALATION OR THE DRINKING OF RUNOFF.

THE DESIGN SHALL EXPLORE OPPORTUNTITIES TO ACCOMMODATE THEFOLLOWING MEASURES:

1. INSTALL A ROOF DRAIN BIOFILTRATION SYSTEM IN SETBACK AREAS THATRECEIVES AND FILTERS RUNOFF.

2. NOT ALLOW ANY RUNOFF TO ENTER UNDERGROUND PARKING. IF THEREARE ABOVE GROUND PARKING LOTS, TREAT RUNOFF BEFORE IT ENTERSTHE STORM DRAIN SYSTEM.

3. INSTALL SUFFICIENT BIORETENTION (SWALES) WITHOUT CURBS OR WITHCURB NOTCHES IN LANDSCAPE AREAS ADJACENT TO OR NEAR PARKINGLOTS AND MOTOR COURTS TO INCREASE VEGETATION AND ALLOW RUNOFFTO ENTER. ALLOW FOR TREATMENT OF ¾ INCHES OF RUNOFF OR 0.2INCHES PER HOUR FROM THE PARKING LOT AND TRIBUTARY AREAS.

4. USE PERMEABLE MATERIALS.

5. ROUTE ANY DRIVEWAY RUNOFF TO A ROADSIDE OR DRIVEWAYADJACENT BIOSWALE. 6. DO NOT USE COPPER OR ZINC FOR ROOFING, DOWNSPOUTS, GUTTERSOR OTHER EXPOSED SURFACES, AND DO NOT USE ROOFING MATERIALSWITH TAR PAPERS OR OTHER PETROLEUM-BASED SEALERS. USE ROOFMATERIALS THAT ARE INERT, SUCH AS TILE.

7. INSTALL POROUS PAVEMENT, SWALES, BIOFILTERS AND WATER FILTERS.

BEST MANAGEMENT PRACTICES (BMPS) MAY BE EMPLOYED TO:

• SLOW THE RATE OF RUNOFF BY EXTENDING THE DETENTION TIMES OF RUNOFF ON SITE TO ENCOURAGE THE SETTLING OF PARTICLES, THESORPTION (ATTACHMENT) OF POLLUTANTS ONTO PARTICLES, OR NUTRIENT (PHOSPHORUS AND NITROGEN) UPTAKE BY VEGETATION.

• INCREASE INFILTRATION (SOAKING INTO SOILS TO FILTER AND REDUCE RUNOFF) AND/OR EVAPOTRANSPIRATION (PLANT AND SOILEVAPORATION TO REDUCE RUNOFF).

• FILTER RUNOFF USING TARGETED FILTER MEDIA OR VEGETATION THAT TRAPS OR BREAKS DOWN MANY CONTAMINANTS.

• PREVENT POLLUTANTS FROM BEING PICKED UP AND TRANSPORTED BY STORMWATER.

• REDUCE OR ELIMINATE DRY WEATHER FLOWS (IRRIGATION RUNOFF, PAVEMENT WASHING, ETC.).

• IMPROVE THE SITE’S AESTHETICS AND INCREASE WATER CONSERVATION.

• BIORETENTION (DEPRESSED LANDSCAPED AREAS) CAN BE USED IN SURFACE PARKING LOTS AND ROAD MEDIANS TO CAPTURE STORMWATERAND ALLOW IT TO SLOWLY DRAIN OR SOAK IN. EXCESS RUNOFF DRAINS TO THE STORM DRAIN SYSTEM VIA A VERTICAL INTAKE PIPE.

• RAISED PLANTERS ON PODIUM DECKS CAN BE IDENTIFIED TO ACT AS FLOW THROUGH PLANTERS.

• SWALES (SHALLOW SIDE-SLOPED GRASS LINED CHANNELS AND BIOSWALES (SWALES WITH VEGETATION, USUALLY ALLOWING FORTEMPORARY PONDING AND INCREASED INFILTRATION) CAN CHANNEL STORMWATER FROM IMPERVIOUS AREAS INTO THE STORM DRAINSYSTEM WHILE ALLOWING FOR SOME INFILTRATION, FILTRATION AND POLLUTANT BINDING BY SOILS AND UPTAKE BY PLANTS.

• UNDERGROUND PARKING CAN STOP POLLUTANTS FROM CONTACTING STORMWATER.

COURTYARD 'E'

POOL18'X60'

SPA

FIREPIT/TRELLIS

LAWN

DOGLAWN

FIREPIT/TRELLIS

LAWNBOCCE

SPA

LAWN

DOGLAWN

BBQ/TRELLIS

How will storm water be handled in the project?

What type of planting will be proposed at the

courtyards? Will there be mostly above grade

planters?

DRB COMMENT:

DESIGN TEAM RESPONSE:


5638.00 06.09.2016project date

ATTACHMENT 2 FILE NO. DRV16-00914

DESIGN RESPONSE PLANS

A11.5RESPONSE #4content

Provide shadow studies of options presented in Conceptual Design

Conference

Shadow Studies for Option A provided.

DRB COMMENT: DESIGN TEAM RESPONSE:

4:00 pm equinox 12:00 pm equinox 8:00 am equinox

sola

r ele

vatio

nso

lar e

leva

tion

sola

r ele

vatio

n

4:00 pm summer solstice 12:00 pm summer solstice 8:00 am summer solstice

4:00 pm winter solstice 12:00 pm winter solstice 8:00 am winter solstice

OPTION AFAIRFIELDRESIDENTIAL

5638.00 06.09.2016project date





Conference

Shadow Studies for Option B provided.



sola

r ele

vatio

nso

lar e

leva

tion

sola

r ele

vatio

n



OPTION BFAIRFIELDRESIDENTIAL

5638.00 06.09.2016project date





Conference

Shadow Studies for Option C provided.



sola

r ele

vatio

nso

lar e

leva

tion

sola

r ele

vatio

n



OPTION CFAIRFIELDRESIDENTIAL

5638.00 06.09.2016project date




Request for project sections including adjacent context

like the Evergreen Hospital as well as Madison House

(Assisted Living facility)

Sections show the relationship of the project to its

context as well as the various program elements.

DRB COMMENT:


ROOF +216’-0”

+334’-0”

L7 +206’-0”

L2 +154’-0”

L1 +134’-0”

L3 +165’-0”

L4 +176’-0”

L5 +186’-0”

L6 +196’-0”

FIRE LANE

COMMERCIAL

TOTEM LAKE WAY

PARKING

PARKING

PARKING

PARKING

PARKING

PARKING

PARKING

APARTMENTS APARTMENTS APARTMENTSCOURTYARDCOURTYARD MOVIE THEATRE

EVERGREEN

MEDICAL OFFICE

BUILDING

EVERGREEN HOSPITAL

ROOF+216’-0”

L7+206’-0”

L2+154’-0”

L1+134’-0”

L3+165’-0”

L4+176’-0”

L5+186’-0”

L6+196’-0”

FIRE LANE

MADISON HOUSE

120TH AVENUE

APARTMENTS MOVIE THEATRE

PARKING

PARKING

RETAIL

RETAIL

AMENITY

AMENITY

PUBLIC PLAZA

SECTION 3NORTH-SOUTH

SECTION 1EAST-WEST


5638.00 06.09.2016project date




Concerned about the scale of the residential courtyards and the

series of un programmed spaces.

All courtyards have been programmed to provide different activities

for the residents and on the façade facing Totem Lake Way exterior

staircases are shown leading from the courtyards directly down to the

street to provide additional connectivity.

DRB COMMENT:


A10.2LANDSCAPE LOT 1 1”=20’-0”content scale

LANDSCAPE LOT 1(JIM)


5638.00 03.17.2016project date

LANDSCAPE DESIGN INTENT

FAIRFIELD'S VILLAGE AT TOTEM LAKES APARTMENT HOMESPROJECT IS LOCATED WITHIN AN URBAN CONTEXT AND THELANDSCAPE RESPONDS BY PROVIDING INTIMATE SPACES FORTHE RESIDENTS TO RELAX AND REFLECT. THE PERIMETERLANDSCAPE IS INTENDED TO BLEND INTO THE SURROUNDINGCOMMUNITY CONTEXT AND STREETSCAPE CHARACTER. THEINTERIOR SPACES ARE LINKED TO CENTRAL COMMONS ANDRECREATION FACILITIES WITH EASY CIRCULATION FROM ALLPARTS OF THE SITE.

WHILE THE PERIMETER LANDSCAPE IS INTENDED TO BLENDINTO THE SURROUNDING CONTEXT, DISTINCTLY LANDSCAPEDCOURTYARD AREAS WILL PROVIDES THE RESIDENCE WITHACTIVE USE OPPORTUNITIES, SUCH AS SWIMMING ANDBARBECUING. THE LANDSCAPING ARRANGEMENT PROVIDESACCENTS AROUND THE POOL AND PROJECT ENTRY, YETALLOWS SOLAR ACCESS FOR SUNBATHING.

THE SELECTION OF LANDSCAPE MATERIALS HAS A SIGNIFICANTIMPACT ON WATER CONSUMPTION AND MAINTENANCEREQUIREMENTS, HELPS DETERMINE INDOOR AND EXTERIORCOMFORT, AND CONTRIBUTES TO THE ATTRACTIVENESS OFTHE COMMUNITY. PREDOMINANTLY, EVERGREEN TREE AREPROPOSED TO FRAME THE SPACES WITH YEAR ROUND COLORAND ACCENT TREES AT ENTRYWAYS AND OPEN SPACES TO ADDCHARACTER. SHRUBS ARE PROPOSED ADJACENT TO THEAPARTMENTS TO TRANSITION AND SCREEN PRIVATE PATIOAREAS. WE WILL UTILIZE STRATEGIES TO MINIMIZE WATER USEBY UTILIZING NATIVE OR DROUGHT RESISTANT PLANTS.NON-NATIVE VEGITATION SHALL NE NON-INVASIVE. PLANTSPECIES SHALL BE SELECTED THAT WILL PRODUCE MINIMALORGANIC WASTE.

THE LANDSCAPE PLANTING WILL COMPLY WITH REQUIREMENTSOF THE CITY OF KIRKLAND, WASHINGTON. TREES SHALLNORMALLY BE NOT LESS THEN 15-GALLON. ALL PLANTINGAREAS, EXCEPT TURF AREAS, SHALL BE TOP DRESSED WITHWOOD MULCH.

COURTYARD PAVERS SHALL BE PERMEABLE AND ALLOW FOREASY FLOW AND DRAINAGE OF WATER. ROOF DRAINAGE SHALLBE ROUTED TO LANDSCAPE AREAS OR FILTERS.

RESIDENTIAL LOBBY

DOGWASH

BBQ /TRELLIS

FIREPIT/TRELLIS

POOL18'X60'

SPA

COURTYARD 'A'

COURTYARD 'D'

COURTYARD 'C'

BBQ

EVERGREENCANOPY TREE

ACCENTTREE

SEATING AREA W/BBQs ANDJUMBRELLA SHADE

FIREPIT/TRELLIS

LAWN

LAWNBOCCE

SEATINGAREA W/ BBQs

STAIR ACCESSTO STREET

ARBOR ANDRAILING AT EDGEOF COURTYARD

PRIVATEPATIOS

SEATING AREA W/FIREPLACE ANDWOOD DECKING

STAIR ACCESSTO STREET

ARBOR ANDRAILING AT EDGEOF COURTYARD

SEATINGAREA W/ BBQs COURTYARD 'B'

SPECIMENTREE

SPECIMENTREE

RAISEDPLANTERS

LAWN

DOGLAWN

RAISEDPLANTERS

PRIVATEPATIOS

SEATING AREA W/BBQ, TRELLIS, ANDWOOD DECKING

ARBOR AT EDGEOF COURTYARD

ACCENTTREE


5638.00 06.09.2016project date




Where and what does the connection to Evergreen Hospital look

like? The idea of a strong connection to the De Young Pavilion should

be explored

An enhanced sidewalk with a linear greenway is proposed along

120th to connect to the Evergreen Hospital.

DRB COMMENT:



5638.00 06.09.2016project date




Need further development of the residential component along Totem

Lake Way. Suggests use of stoops and to give special attention to the

parking entrances. Would also like to see architectural features and

notches to give variety to long frontages.

The Totem Lake Way façade has been developed to add stoops for

access from street level to the first level of flats. This façade shows massing elements at varying heights and planes to further articulate

the façade. Materials include, metal panel and hardi board siding

as well as hardi board panels with different modulation patterns.

Another important addition are staircases leading from the elevated

courtyards directly to street level.


VIEW ON TOTEM LAKE WAY LOOKING NW


5638.00 06.09.2016project date




Request for updated plaza design. Would like to see

a better relationship to human scale. Encourages

articulation and modulation of the buildings

surrounding the plaza. Consider recesses and areas

for the public realm.

Refer to revised plaza layout including areas for

outdoor seating adjacent to the retail spaces as well

as programmed areas for gathering and lounging

including a water feature.

DRB COMMENT:


PRESENTED 12/07/201570






5638.00 06.09.2016project date




Request for updated plaza design. Would like to see

a better relationship to human scale. Encourages

articulation and modulation of the buildings

surrounding the plaza. Consider recesses and areas

for the public realm.

Refer to revised plaza layout including

areas for outdoor seating adjacent

to the retail spaces as well as

programmed areas for gathering and

lounging including a water feature.

DRB COMMENT:




5638.00 06.09.2016project date




Any intent to break the horizontal datum between retail and

residential along 120th? Encourages setbacks and addressing the

human scale

Along 120th setbacks have been introduced at key locations above

the retail level. To break the datum select massing elements express

themselves all the way to the ground level also adding verticality.

Distinct materials have been introduced to bring variety to the ground

plane.


VIEW ON TOTEM LAKE WAY LOOKING NE


5638.00 06.09.2016project date



ROOF +216’-0”

+334’-0”

L7 +206’-0”

L2 +154’-0”

L1 +134’-0”

L3 +165’-0”

L4 +176’-0”

L5 +186’-0”

L6 +196’-0”

FIRE LANE

COMMERCIAL

TOTEM LAKE WAY

PARKING

PARKING

PARKING

PARKING

PARKING

PARKING

PARKING

APARTMENTS APARTMENTS APARTMENTSCOURTYARDCOURTYARD MOVIE THEATRE

EVERGREEN

MEDICAL OFFICE

BUILDING

EVERGREEN HOSPITAL


Due to surrounding context a large number of people will be looking

down on the project. Has any thought been given to the roof planes?

The height of the proposed building exceeds that of the top of the hill.

DRB COMMENT:

+220’ HEIGHT

+191’ @ HILL

+175’ @ HILL

+219’ @ PARAPET +139.83’ A.B.E.

+139.83’ A.B.E.

ABOVE SEA LEVEL

ABOVE SEA LEVEL

ABOVE SEA LEVEL

ABOVE SEA LEVELAVERAGE BUILDING EVELATION

AVERAGE BUILDING EVELATION


ROOF+216’-0”

L7+206’-0”

L2+154’-0”

L1+134’-0”

L3+165’-0”

L4+176’-0”

L5+186’-0”

L6+196’-0”

FIRE LANE

MADISON HOUSE

120TH AVENUE

PARKING

PARKING

PARKING

APARTMENTS APARTMENTS APARTMENTSCOURTYARDCOURTYARD

RETAIL

LOWER MALL BUILDING B

+219’ @ PARAPET ABOVE SEA LEVEL

+241’ HEIGHTABOVE SEA LEVEL

SECTION 3NORTH-SOUTH

SECTION 1EAST-WEST


5638.00 06.09.2016project date



248’-7” 201’-3”

429’-6”

151’-6”

130’-9”

123’

43’-2

”

60’

333’-

8”

27’103’-2”

118’-3

”

158’-

8”

434’-

11”

118’-3”

(103’-2”X134’) + (118’-3”X133) + (201’-3”X131.8’) + (43’-2”X131.5’) + (27’X132’) + (123’X135’) + (151’-6”X135’) + (333’-8”X141’) + (130’-9”X148.5’) +(158’-8”X150’) + (429’-6”X148.5’) + (434’-11”X141.5’) + (60’X134’) + (248’-7”X133.5’) + (118’-3”X133.5’)

103’-2”+118’-3”+201’-3”+43’-2”+27’+123’+151’-6”+333’-8”+130’-9”+158’-8”+429’-6”+434’-11”+60’+248’-7”+118’-3”

= 139.83’ AVERAGE BUILDING ELEVATIONPARAPET = 216’-0” BUILDING HEIGHT A11.16LEVEL HEIGHT CALCULATIONcontent

LEVEL HEIGHT CALCULATION

+134’

+132’+133’

+134’

+140’

+147’ +149’

+150’

+151’

+142’

+146’

+136’

+132’ +132’

+135’


5638.00 06.09.2016project date



dog lawn courtyard residential parking bbq/ 2 trellispdfs/design+… · trellis lawn dog lawn...

Documents