la d a e lot 1 im - kirkland, washingtonpdfs/... · la d a e lot 1 im landscape design intent...
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A10.2LANDSCAPE LOT 1 1”=20’-0”content scale
LA D A E LOT 1IM
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.
SPASEATING AREA W/FIREPLACE ANDWOOD DECKING
STAIR ACCESSTO STREET
ARBOR ANDRAILING AT EDGEOF COURTYARDSEATING
AREA W/ BBQsCOURTYARD 'B'
RESIDENTIAL LOBBY
BBQ /TRELLIS
FIREPIT/TRELLIS
//
COURTYARD 'C'
LAWN BOCCE
PRIVATEPATIOS
SEATING AREA W/BBQ, TRELLIS, ANDWOOD DECKING
ARBOR AT EDGEOF COURTYARD
ACCENTTREE
COURTYARD 'A'
SEATINGAREA W/ BBQs
STAIR ACCESSTO STREET
ARBOR ANDRAILING AT EDGEOF COURTYARD
PRIVATEPATIOS
DOGLAWN
RAISEDPLANTERS
LAWN
SPECIMENTREE
COURTYARD 'D'
SEATING AREA W/BBQs ANDJUMBRELLA SHADE
FIREPIT/TRELLIS
LAWN
SPECIMEN TREE
BBQ
EVERGREENCANOPY TREE
RAISEDPLANTERS
ACCENTTREE
POOL18'X60'
FAIRFIELDRESIDENTIAL
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A10.3LANDSCAPE LOT 2 1”=20’-0”content scale
LA D A E LOT 2IM
IRRIGATION DESIGN INTENT STATEMENT
THE LANDSCAPE IRRIGATION WILL COMPLY WITH THE CITY OFKIRKLAND REQUIREMENTS AND WATER ORDINANCES FOR ALLPLANTING AREAS. THE PURPOSE IS TO DESCRIBE THE IRRIGATIONDESIGN INTENT FOR OWNER'S APPROVAL AND THE APPROVAL OFOWNER'S OPERATIONS AND MAINTENANCE GROUP.
ALL IRRIGATION SYSTEM WILL BE FULLY AUTOMATIC OPERATINGSYSTEMS UTILIZING ELECTRICALLY OPERATED CONTROLLERS ANDVALVES.
SHRUB AND TURF AREAS AND TREES WILL BE IRRIGATED BYSEPARATE VALVES. LOW VOLUME IRRIGATION SYSTEM (DRIPIRRIGATION SYSTEM) WILL BE USED FOR SHRUB, GROUND COVERAREAS AND TREES. TURF AREAS, IF ANY, WILL BE IRRIGATED POP-UPSPRAY IRRIGATION SYSTEM.
SHRUB AND GROUNDCOVER AREAS WILL BE IRRIGATED WITHLANDSCAPE DRIPLINE. TREES WILL BE IRRIGATED WITH BUBBLERS.
ALL POTS WILL BE IRRIGATED BY DRIP OR THE ALTERNATIVESUB-IRRIGATION SYSTEM. DRAINAGE SHALL BE ROUTED TOLANDSCAPE AREAS OR FILTERS.
TRELLIS/ ARCADE
WATERFEATURE
OVERLOOK
SPA
FIRE PIT /SEATING AREA
SPECIMENTREE
RAISEDPLANTER
PRIVATEPATIO
LAWN
DOGLAWN
BBQ / SEATINGAREA W/ TRELLIS
DDDODOOGOGGG
COURTYARD 'E'
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A11.1RESPONSE #1content
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2
1THEATRE35,000 SF
RESIDENTIAL PARKING
337 SPACES
PROPERTY LINE
PROPE
RTY
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PROPERTY LINE
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STORAGE
STORAGE
THEATREEGRESS
OPEN TO FITNESSBELOW
OPEN TO FITNESSBELOW
POOL EQUIPMENT
POOL ABOVE
STORAGE
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TRTR
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SECTION 2
SECTION 1
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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'
BBQ /TRELLIS
Q /Q //////ISSLIII
COURTYARD 'B'COURTYARD 'D'
COURTYARD 'C'
COURTYARD 'A'
SPA
FIREPIT/TRELLIS LAWN BOCCE
DOGLAWN
FIREPIT/TRELLIS
LAWN
BBQ
POOL18'X60'
SPA
DOGLAWN
LAWN
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:
FAIRFIELDRESIDENTIAL
5638.00 08.01.2016project date 72
A11.2RESPONSE #2content
Provide shadow study.
DRB COMMENT:
4:00 pm equinox 12:00 pm equinox 8:00 am equinox
sola
r ele
vatio
nso
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leva
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sola
r ele
vatio
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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
FAIRFIELDRESIDENTIAL
5638.00 08.01.2016project date 73
A11.3RESPONSE #3content
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:
DESIGN TEAM RESPONSE:
FAIRFIELDRESIDENTIAL
5638.00 08.01.2016project date 74
A11.4RESPONSE #4content
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:
DESIGN TEAM RESPONSE:
FAIRFIELDRESIDENTIAL
5638.00 08.01.2016project date 75
The proposed west façade behind the Chase Bank still feels institutional with a large expanse of hardie board The white building is too much of a focal point. Also can the project have that many windows where the building is in close proximity to the property line and be in conformance with the building code?
A revised concept in this area includes repositioning the single loaded corridor to the courtyard side to allow for better articulation of this prominent façade. The prior single flat plane has been redesigned to allow for setbacks that create balcony conditions. The materiality has been enhanced with the introduction of brick and the elimination of hardie board at this location. The fenestrations at the parking levels continues the rhythm of the residential levels above and the corner has been better defined. The setback from the property line has been increased from 5 to 10 feet to allow for a higher percentage of openings allowed.
DRB COMMENT: DESIGN TEAM RESPONSE:
A11.5RESPONSE #5content
new setbackscreating balconys
brick replaceshardie board
garagescreens
redesignredesign
metal panel(oxidized brown)
new setbacks
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PERT
Y LI
NE
NG
EXISTINGBANK
RES.TRASH
5 FUTUREDENT PARKING
TRANSFORMERVAULT
RETAILELECT.
RETAILMPOE GAS
METER ROOM
RES.MPOE
1 BD
1 BD
2 BD
1 BD
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STORAGE
RETAIL
ACCESS & EGRESFOR BANKONLY
RETAILENTRY
RESIDENTIVEHICULA
UNIT ENTRY
UNIT ENTRY
UNIT ENTRY
Building with 10’ setback fromproperty line
FAIRFIELDRESIDENTIAL
5638.00 08.01.2016project date 76