Document Redmond_doc_684054c921

Page 1 CITY OF REDMOND DESIGN STANDARDS CHECKLIST Purpose: The intent of the Design Standards Checklist is to demonstrate compliance to the City’s design standards, to identify critical project design issues, and note how these issues have been addressed. This is a working document to be used by both the Applicant and Staff throughout the design process. Redmond Design Standards The City of Redmond’s design standards are composed of two elements: Intent Statements which are then followed by Design Criteria. Intent statements describe the City’s objectives for each design standard and are the requirements that each project must meet. All applications that require design review shall comply with the intent statements for each applicable design standard. The Design Criteria that follow the intent statements are ways to achieve the design intent. Each criterion is meant to indicate the preferred condition, and the criteria together provide a common theme that illustrates the intent statement. If “shall” is used in the design criterion, all applications shall comply with that specific design criterion if it applies to the application unless the applicant demonstrates that an alternate design solution provides an equal or greater level of achieving the intent of the section and the purpose of the design category. The use of “shall” appears in bold as “shall”. Instructions: The Design Standards Checklist contains three columns for the reviewer (staff and the applicant) to complete. Planning Staff and the Applicant should begin working on completing the Checklist at the earliest opportunity within the design process. The checklist will become part of the project record and be forwarded to the Redmond Design Review Board prior to their final approval of the project. (See example below) To be completed by the Applicant – Applicant Evaluation: 1. Place an in the box for each applicable intent statement where the proposed design meets the intent statement. 2. Please mark the box “NA” if the statement is not applicable. 3. Leave the box blank if the intent statement is applicable, yet the project does not comply. To be completed by Planning Staff – Staff Evaluation: 1. Place and in the box when the project achieves the intent statement. 2. Please mark the box “NA” if the statement is not applicable. 3. Leave the box blank if the intent statement is applicable, yet the project does not comply. To be completed by Applicant and Staff – Comments: Comments are used to illustrate compliance to the intent statements or to highlight important design aspects of the project as necessary. Each comment box does not need to be completed. Statements by the applicant are also necessary to demonstrate compliance to any of the applicable “shall” statements in the Design Criteria portion of the checklist. Comments may also be used by staff to illustrate areas of non-compliance. ---PAGE BREAK--- Page 2 Example DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation To use building design to create a transition between development and natural features. X X Applicant: The buildings will be set back away from the wetland and buffers. Staff: Buildings will be setback 30 feet from wetland buffer To promote a gradual transition between different uses. NA NA Design Criteria Intersections shall be designed to facilitate both pedestrian and vehicular movement. X Applicant: Street frontage will include sidewalks along the existing street. Staff: Project must also include bike paths. Note: 1. The applicant has the burden of proof and persuasion to demonstrate that the application complies with the intent statements. 2. The applicant shall demonstrate to the satisfaction of the decision maker that the application complies with the applicable intent statements and the design criteria that use the word “shall.” 3. If “should” is used in the design criterion, there is a general expectation that utilizing the criterion will assist in achieving the intent statement; however, there is a recognition that other solutions may be proposed that are equally effective in meeting the intent of the section. 4. Where the Design Review Board concludes that the application does not comply with the intent statements or the design criteria that use the word “shall,” the Design Review Board may condition approval based on compliance with some or all of the design criteria, or the decision maker may deny the application. 5. Conflicts with Site Requirements. These design standards supplement the development standards and site requirements of each zoning district. The design standards shall be implemented in a manner that allows developments of the type and scale set by the Comprehensive Plan and development regulations while achieving the design intents. Where the provisions of this section conflict with the provisions of the zoning district, the provisions of the zoning district shall control. 6. Administrative Design Flexibility. See RZC 21.76.070(C) Review Procedures, for Administrative Design Flexibility. If the Design Review Board makes a recommendation to vary the site requirements, it shall be based on the following: The application of certain provisions of the Zoning Code would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the underlying zone and of the design standards. (ii) Permitting a minor variation will not be materially detrimental to the public welfare or injurious to the property or improvements in the area. (iii) Permitting a minor variation will not be contrary to the objectives of the design standards. (iv) The minor variation protects the integrity of a historic landmark or the historic design subarea. Consistency with the Shoreline Master Program. Demonstrate compliance is required if the criteria contains the word “shall” To be completed by City To be completed by Applicant To be completed by both the Applicant and City Staff has left this box blank indicating that the project is not incompliance with this standard. Staff comments to illustrate non- compliance ---PAGE BREAK--- Page 3 PROJECT NAME: DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation 21.60.020 Context, Circulation, And Connections 2160.020(B) Design Contexts Intent To provide contextual references that can be used to encourage creative and distinctive designs for new development and redevelopment projects while avoiding sameness in design To create contexts that capture the community visions and values as reflected in the Comprehensive Plan, Redmond Zoning Code, and Design Review Handbook. Contextual elements could include the following: Context Defined by Natural Forms and Patterns. These are natural landforms found in the Sammamish River Valley and other parts of the City. Examples include river contour forms; river bench terraces; multiple silhouette ridgelines; and panoramic vistas with associated mountain, lake, river, and ravine forms. (ii) Historic and Cultural Context. Historic landmarks and the section of Leary Way framed by older historic structures have been identified as contributing to the historic character of the City. In addition, Redmond’s native peoples and Redmond’s heritage as a logging and farming community, and as a historic urban crossroads, define the more general historic and cultural context of the City. (iii) Architectural Context. This includes buildings with articulated facades, pedestrian-friendly scale and detailing, historic building features or character, and interesting rooflines. Design Criteria Site development should not substantially alter natural landforms. Developments that have a historic or cultural context should incorporate or enhance historic or cultural references with the use of symbolic design details, interpretive signs or informational plaques. Developments within an area that is consistent with the goals and vision within the Comprehensive Plan, and have a distinctive common architectural context in terms of building height, roof type, base, cap, windows, entries, and other similar features should carry it forward with consistent architectural types, materials and detailing. Applicant: See Below Applicant: The site currently consists of covered parking and a wooded area with a walking trail. The building design will be a contemporary interpretation of the existing architecture, incorporating materials and forms used within the existing campus. Applicant: The material palette and massing strategies draw from the existing campus, particularly the new Independent Living Building. A dark panel system and fiber cement slat accents are introduced to add contrast and variety to the architectural fabric of the campus. X N/A X N/A X EMERALD HEIGHTS - ASSISTED LIVING BUILDING ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 4 21.60.020(C) Natural Features – Ridgelines and Hill Tops Intent To reduce natural hazards and impacts on the natural environment, and to minimize the visual impact of development on hillsides. To respect natural landforms and to use them to provide definition between various parts of the community and to provide project identity. Design Criteria Development on hillsides should minimize visual and environmental impact by incorporating the following techniques as appropriate: Except in Urban Centers, locate structures to ensure the tops of structures are located below prominent ridgelines or the vegetation along ridgelines. (ii) Retain existing wind-resilient vegetation along ridgelines. 21.60.020(D) Relationship to Adjacent Properties Intent To promote the functional and visual compatibility between adjacent neighborhoods and different land uses; To encourage building designs which use natural, historical, traditional, or cultural context references to create elements which link the development to the neighborhood and community; To use building design to create a transition between development and natural features; To promote a gradual transition between different uses. Design Criteria Coordinate proposed development with surrounding site planning and development efforts on adjacent properties. The site’s zoning and other relevant Comprehensive Plan policies shall be considered as indicators of the desired direction for the area and project. Properly link proposed development to existing and planned walkway, trail, street drainage and utility systems, and assure efficient continuation of such systems. Consider the impact of building mass, color, lighting, and design upon adjacent open spaces, continuity of identified public view corridors, public open spaces or parks, and recreation areas. Applicant: The proposed project is adjacent to 176 Ave NE but will be mostly screened by existing trees, to the East of the project along the public sidewalk. Material transitions at the upper floor break down the scale of the building, while fiber cement slat accents add residential character. X Applicant: The new trail extension on the East side of the project will connect to the existing loop walking trail. X Applicant: This new Assisted Living Building is in accordance with the master planning completed in 2009. Along with the new Fitness Center, Multi-Purpose Building, Dining addition and remodel, and Independent Living Building, this AL Building is part of an effort to cohesively infill the campus with a series of contemporary projects. Applicant: The existing loop trail will be re-created on the East side of the project and will feature new landscape plantings. X Applicant: Project is part of an existing senior living community that was previously rezoned to R-6 after a comprehensive master planning effort that included this project. Project includes elements that reflect existing architectural features already on campus. Per RZC 21.08.370 Retirement Residences, setbacks shall be landscaped to screen development from surrounding residential areas. Residences are located east of the property, across 176th St. Street front presence is not required. X X X X X Applicant: The site does not include any significant landforms or ridgelines. The building is sited to minimize it's scale, working with the slope of the existing loop road. N/A ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 5 Designs shall minimize impacts to historic structures or sites, and mitigate impacts through such means as: Developments adjacent to historic landmarks should ensure that significant features of historic landmarks are not obscured from public view. In cases where this is not fully possible, developments shall mitigate with photo documentation showing the significant features that will be obscured and the relationship of the structure to that adjacent site prior to construction of the obscuring structure. (ii) Use of color on developments adjacent to historic landmark structures that allow the existing historic landmarks to remain prominent within the immediate area. Use of materials or design that emulate existing historic landmarks but which can be differentiated in age from that of the landmark. (iv) Views from the new development may include views of significant features of the historic landmark. 21.60.020(E) Relationship to Street Front. Intent To create a relationship between a development and the street front that provides safety and amenities for a development’s residents, employees, and customers, and for surrounding properties. To relate residential development to the street front that helps define neighborhood character. For example, residential areas with porches and balconies can create a sense of community and improve safety along public sidewalks and streets. To relate commercial development to the street front to ensure active street environments that encourage pedestrian activity, stimulate business, and encourage walking as a transportation mode. For example, commercial buildings with windows and entries oriented to the street can enhance pedestrian activity. To create an attractive street edge and unified streetscape, and provide pedestrian access where it does not conflict with private property security issues. Design Criteria. Building setbacks from public streets should be minimized in commercial developments. Applicant: The project site is not located adjacent to any historic properties or landmarks. NA NA NA Applicant: Per RZC 21.08.370 Retirement Residences, setbacks shall be landscaped to screen development from surrounding residential areas. Residences are located east of the property, across 176th St. Street front presence is not required. NA NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 6 Buildings should be arranged on site to minimize distances between buildings to create a walkable environment. All development shall include site-planning measures to create an attractive street edge and accommodate pedestrian access. Define the street edge with buildings, landscaping or other features. (ii) Provide for a sidewalk at least five feet wide if there is not space in the public right-of-way (ROW). (iii) Provide building entries that are accessed from the sidewalk. Preferably these access ways should be separated from the parking and drive aisles. If access traverses the parking lot, then it should be raised, clearly marked by a change in surface treatment, or both. (iv) For businesses which require outdoor display oriented to the street, such as nurseries and auto sales, the street edge shall be defined. Create a streetscape to allow for the safe movement of pedestrians. Wherever possible, relegate parking and drive-through passageways to the side and rear of all buildings. Provide site development features that are visible and pedestrian accessible from the street. These features could include plazas, open space areas, employee lunch and recreational areas, architectural focal points, and accent lighting. Where nonresidential ground floor uses such as structured parking are permitted, windows, rather than blank walls, shall be provided on the street level in order to encourage a visual link between the business and passing pedestrians. A minimum of 60 percent of the length of the storefront area facing streets (between two feet and seven feet above the sidewalk) shall be in non-reflective, transparent glazing. 21.60.020(F) Street Design. Intent. To balance the needs of vehicular, transit, pedestrian and bicycle uses, and to create attractive streetscapes, while maintaining safety as the top priority; To create attractive connections that provide safe linkages to public facilities, shorelines, and other NA Applicant: Per RZC 21.08.370 Retirement Residences, setbacks shall be landscaped to screen development from surrounding residential areas. Residential areas are located east of the property, across 176th St. Street front presence is not required. All street landscaping and sidewalks are existing to remain as is. NA NA Applicant: Per RZC 21.08.370 Retirement Residences, setbacks shall be landscaped to screen development from surrounding residential areas. Residential areas are located east of the property, across 176th St. Street front presence is not required. All street landscaping and sidewalks are existing to remain as is. NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 7 public open spaces, and that complement the aesthetics of adjacent natural features and buildings. Design Criteria. Design streets to be consistent with terrain, intersection configurations, and connections to streets or adjacent sites. Minimize steep gradients in circulation patterns to the extent allowed by site topography. Promote safety through adequate sight distance, limited driveways on busy streets, and avoidance of difficult turning patterns. Allow safe, efficient access for emergency vehicles Discourage through-traffic and long curvilinear cul- de-sacs, while assuring adequate circulation between neighborhoods. Accommodate transit on arterial streets and, where appropriate, within internal circulation systems. Width, geometry, slopes, and construction materials should be suitable for transit service. Transit stops should be included at appropriate intervals. Where possible, streets and internal circulation systems should frame vistas of retail areas, public buildings, parks, open spaces, and natural features, especially Lake Sammamish, the Sammamish River, Bear and Evans Creeks, and forested slopes. Intersections shall be designed to facilitate both pedestrian and vehicular movement. Provide shade trees along all streets. Street trees spacing and tree species shall follow the City's street tree plan, and plantings techniques shall be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. Drip irrigation systems and native drought tolerant landscaping are encouraged. Trees should vary along different streets to prevent excessive planting of any one species. Within the shoreline jurisdiction, streets and bridges shall be designed to enhance shoreline visual, physical and cultural access by incorporating special design features, such as viewpoints, gateway design elements, street furniture, NA NA NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 8 decorative lighting, landscaping, public art or street graphics. 21.60.020(G) Transit Intent. To encourage transit use through building orientation and site design; To provide safe and continuous pedestrian access to transit facilities; To consider minimizing the distance between buildings and transit stops; To encourage weather protection for those waiting for transit. Design Criteria. Provide transit stops and improvements where the intensity of use and expected demand supports transit use. Transit stops shall include space for shelters meeting King County standards and ten feet between the curb to the back of sidewalk, unless other site requirements require a larger sidewalk. The area devoted to shelters and wider sidewalks may be included in setbacks and may be counted toward required landscaping. Along high traffic volume streets, a number of transit stop alternatives, such as building “passenger bulbs” or transit stops where sidewalks extend to the traffic sidewalk lane, should be installed. Bulbs allow transit to stop easily, and people are prevented from parking at the stop. Provide direct access to transit stops from buildings via defined, safe pathway systems. Locate parking lots to the side and rear of buildings. Avoid making pedestrians walk across expansive parking lots to reach transit stops. Consider a covered and lighted entrance outside the structure or other effective options where residents or patrons may wait for transit out of the weather. Focus the location of buildings onsite to concentrate present and future transit use and to encourage residential use of transit. Consider orienting buildings toward the street and locate them as close as practicable toward existing or proposed transit stops. Minimize walking distances between buildings and transit stops. Building entries should be within 1,000 feet of the transit stop. NA Applicant: There are no transit routes along 176th St. NA NA NA NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 9 If the development will have a retail use, locate the storefront close to the transit stop. Security walls and fences should include gates that employees can open from both sides to provide access to and from transit stops. 21.60.020(H) Pedestrian and Bicycle Circulation. Intent. To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties, and connections throughout the City; To enhance access to on- and off-site open space areas, shoreline access areas, and pedestrian/bicycle paths. Design Criteria. Provide pedestrian walkways that minimize walking distances from principal building entrances to all businesses, uses, and buildings on the development site; existing or planned sidewalks; and the street right-of-way. Provide pedestrian walkways that connect to adjacent properties, except when adjacent properties are multi-family developments of fewer than three dwelling units, or when the pathway could connect a multi-family development to a manufacturing or industrial use, or a manufacturing or industrial use to another manufacturing or industrial use. Barriers that limit future pedestrian access are prohibited. Gates that limit access to employees are permitted. 21.60.020(I) Vehicle Entrances and Driveways Intent. To provide safe, convenient vehicular access to sites without diminishing pedestrian access and visual qualities Design Criteria. Minimize parking lot entrances, driveways, and other vehicle access routes onto private property from a public right-of-way. Driveway lanes crossing a public sidewalk shall be no wider than the minimum required per entry or exit lane. The City may impose additional restrictions to parking lot and vehicle access point locations to reduce impacts to public safety, pedestrian movement, on-street vehicle circulation, and visual qualities. Applicant: Access to the campus is existing to remain. X Applicant: Access to the campus is existing to remain. All existing pedestrian trails and sidewalks are also existing and will remain connected to the proposed building. X NA Applicant: No new work is proposed outside the property. Within the existing campus, there are existing pedestrian trails and sidewalks that will remain connected around the proposed building. In addition, a new pedestrian will be built to connect the residents from the new to the existing facilities. NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 10 Joint driveways between adjacent developments should be provided when the proposal meets the following: Joint access is legally available; (ii) The proposal promotes safety for pedestrians and operators of automobiles minimizing the interaction of vehicles and pedestrians; and (iii) The proposal promotes proper dispersal of traffic mode and behavior to support traffic management objectives. Minimize conflicts between entries and vehicle parking and maneuvering areas. 21.60.020(J) Parking Lot and Structured Parking Location and Design Intent. To encourage parking design that provides for distribution of parking in a balanced manner across the project site plan, avoiding where possible a concentration of all of the parking in front of the building; To provide for clear internal vehicle circulation patterns and consideration of pedestrian walkways in parking lots; To set standards for paving, lighting, and other design elements; To provide for joint entrances and exits; To reduce the negative impacts of parking and circulation facilities on highly visible public open spaces, such as shorelines and other natural open spaces. Design Criteria. Locate parking where possible behind buildings and away from areas of public visibility and shorelines. Integrate parking area design with landscape design in a way that reduces the visual impact of impervious surfaces and provides adequate screening of parking from public view, while allowing sufficient visibility to enhance safety. Parking areas should provide for landscaping next to buildings and alongside walkways. Reduce pavement areas for vehicular use by avoiding the use of parking aisles with parking located only along one side. Convenient, clearly identified pedestrian access shall be provided from the interior of parking areas and street front walkways. See Figure 60.10 below. Site layout for individual parcels should be designed to provide reciprocal vehicular and pedestrian access to and from adjoining lots in order to achieve a unified circulation plan which minimizes Applicant: The sub-grade garage is accessed from the low point of the campus loop road, to minimize its exposure as much as possible within the sloping site. X Applicant: New construction will follow existing campus standards. X X X X Applicant: All existing campus parking are located away from the property line. New construction will reflect a similar layout on the campus loop road, with surface parking integrated into the new landscape design. Additional parking is provided in a sub-grade parking garage. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 11 curb cuts and provides pedestrian connections between uses. Parking – Structured. Structured parking should be designed to include articulated planes. The scale of parking structures shall be modulated by interruptions of the facades, setbacks, and lowering the first level below the existing grade (where the water table allows) to reduce total height. (ii) Facades of parking structures shall include a landscape treatment in addition to architectural screening from the SR 520 corridor. (iii) Parking structures shall have landscaping around the perimeter which will correspond to that used by the adjacent land uses and activities. Landscaping shall include, but not be limited to, a combination of shade trees, evergreen trees, shrubs, groundcovers, deciduous native and ornamental shrubs, and vines to further screen the structures. (iv) The top floor of parking structures should include landscape screening in areas, such as along the cornice and on the deck, either by trees or a screening trellis treatment if visible from residential zones or SR520. Provide walkways in parking floors which have curbs or other barriers to protect from vehicular intrusion. (vi) For security, pedestrian routes shall be visible and avoid enclosed, hidden areas. Emergency call boxes should be available. (vii) Parking structures along the ground floor shall be enclosed with retail or office uses on the exterior, or where this enclosure is not feasible, the visual impact should be softened with landscaping or screening. 21.60.030 Community Space 21.60.030(B) Pedestrian Plazas. Intent. To provide plazas that attract shoppers to commercial areas. In heavily used pedestrian areas, or in areas where increased pedestrian activity is desired, the area shall be designed as a pedestrian plaza. Applicant: Plazas are provided in the proposed building for campus residents only. New plazas will be located adjacent the main entry and at the southern end of building. NA Applicant: New sub-grade parking garage is proposed below the 3 residential levels. Portions of the parking level that are above grade are enhanced by landscaping, including green screens and a raised planter at the north facade that is visible from the public ROW. An existing ivy fence along the property line will screen the remainder of the exposed garage from the public ROW, enhanced by new landscape plantings within this buffer. A planter above the parking level where the building steps back at the southern end of the East Facade will feature cascading plantings to compliment the new loop trail. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 12 Where appropriate in the business park and industrial areas as well as residential projects within the moderate- and high-density residential zones, plazas shall be provided to enhance the employees’ and public’s use of the space for passive activities, such as resting, reading, and eating lunch. Design Criteria. A pedestrian plaza should provide pedestrian- oriented amenities and landscaping to enhance the public’s use of the space for passive activities. Use trees and other landscaping to provide some shaded areas and a visual amenity. (ii) To qualify as a “pedestrian plaza” an area must have: Pedestrian access (including handicapped access) into the plaza from the public right- of-way; Paved walking surfaces, such as concrete, brick pavers, or other type of paver; Security lighting on site or building mounted. (iii) A pedestrian plaza is encouraged to have: Site furniture. The design may use planters, rails, benches, retaining walls and other raised surfaces for seating. Cluster some seating for informal gathering and outside eating areas. Wherever possible, locate a majority of the seating for sun exposure, where views can be taken advantage of, and near to activity centers of a site such as at building entrances and at the intersection of walkways. Artwork, or amenities, such as fountains, kiosks, etc. Fountain (iv) A Pedestrian Plaza shall not have: Adjacent unscreened parking lots. Adjacent unscreened chain link fences. (C.)Adjacent “blank walls” without “blank wall treatment,” such as landscaping, windows or murals. Applicant: Plazas are provided in the proposed building for campus residents only. Both will provide areas for resting, reading, and relaxation. The North Plaza will provide opportunities for outdoor dining and create an active area adjacent to the campus loop road and main entry. The South Plaza will tie into the existing campus activity area to the south of the project site. NA NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 13 21.60.030(C) Pedestrian Facilities and Amenities. Intent. To enhance the visual character of buildings and to improve the pedestrian environment. To provide a network of pedestrian connections, the level of facilities provided to support pedestrian activities can greatly encourage the use of the pedestrian network. These criteria outline the sufficient levels of pedestrian facilities and amenities to achieve safe, comfortable pedestrian circulation. To enhance the visual character of buildings and to improve the pedestrian environment by using the architectural elements of a building and landscaping to highlight and define the entrance. To encourage and facilitate the use of alternative modes of transportation. Design Criteria. Except on exclusively multi-family, manufacturing, or industrial use buildings, portions of buildings that are adjacent to a pedestrian walkway or sidewalk shall provide overhead weather protection as follows: The protection should be at least 48 inches wide along at least 80 percent of the building’s front face. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs. (ii) Canopies or awnings shall have a minimum clearance of eight feet above sidewalks and should not be more than 15 feet above the sidewalk at its highest point. (iii) The color, material, and configuration of the pedestrian coverings shall carry forward the architectural theme of the building. All lettering and graphics on pedestrian coverings must conform to Chapter 21.44 RZC, Signs. Street-facing, ground-floor facades of mixed-use and retail structures shall include one or more of the following characteristics: Transparent window area or window displays along at least 60 percent of the length of the ground floor facade. (ii) Sculptural, mosaic, or bas-relief artwork over 50 percent of the length of the ground floor facade. (iii) Other similar building design or landscaping NA Applicant: This project is exclusively multi-family. Canopies are provided at main entries to the building. Canopies at the main entires feature composite soffits, incorporating an accent material used throughout the project. NA Applicant: The main entrance is highlighted with a vertical element, created by the elevator core, intended to break the horizontal massing of the building. This element incorporates a composite cladding feature wall experienced within a double height entry foyer. Transparency through expansive glass allows views into the space, activating the entry. Applicant: Plazas, pedestrian sidewalks and walking trails are provided within the campus for residents only. The existing public sidewalk to the East of the site along 176th Ave NE will remain as is. Residential units facing and overlooking 176 Ave NE will provide informal surveillance. Applicant: North facade visible to public sidewalk on 176th is enhanced with landscaping and green screens. NA X X X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 14 feature approved by the City. Enhance the primary public entries of all buildings by two or more of the following means: Providing weather protection, such as an awning, canopy, marquee, or other building element, to create a covered pedestrian open space. (ii) Providing at least 100 square feet of landscaping at or near the entry. (iii) Providing pedestrian facilities, such as benches, kiosks, special paving, bicycle racks, etc. (iv) Providing a trellis, canopy, porch, or other building element that incorporates landscaping. Providing site designed pedestrian-scaled lighting. (vi) Providing artwork or site designed pedestrian- scaled signs. Site design should avoid creating potential entrapment areas. Buildings should be arranged on the site to overlook pedestrian routes and parking areas to allow for informal surveillance of these areas. Housing units, offices or other uses that allow for informal surveillance should surround courtyards and open spaces. Arrange a mixture of uses to minimize isolated areas that may be unsafe. 21.60.040 Design Concepts. Buildings. 21.60.040(B)(1) Architectural Concepts. Intent. To ensure building design is based on a strong, unified, consistent architectural concept; (ii) To ensure that buildings portray a sense of high architectural integrity; (iii) To ensure that new buildings are appropriately designed for the site, address human scale, and become a positive element in the architectural character of the neighborhood; (iv) To ensure that new buildings use high-quality building materials and architectural finishes in a manner that exemplifies craftsman quality and durability; Consider solar orientation and climate in siting buildings to promote energy conservation. Design Criteria. Building design should support the vision for the area as defined in the Comprehensive Plan, and development regulations. (ii) The architectural composition, scale, elements, and details of a building should relate to the site’s X X X X X NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 15 natural features and the character of the surrounding area. A strong architectural concept will indicate this organizational scheme, and convey the project’s architectural character, or the style of the development. The relationship required by this section between a building and the site’s natural features and surrounding area is shown when the following concepts are incorporated into the design: Building Orientation. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature, such as a corner location, a street or the river. Other design alternatives include: Windows, breezeways and common areas should be oriented toward shorelines, scenic views, or natural or recreational amenities on the site. Buildings and site design should provide a readily identifiable building entry. Incorporate substantial areas of windows and outdoor seating areas and walkways oriented toward the shoreline. Outdoor use areas should include landscaping, lighting and street furniture. Design buildings so they do not turn their backs to the street or to shoreline public access areas. Architectural Composition. The composition of a building’s larger masses and elements should create a unifying concept. The composition should be clear and appropriate to the building’s function and context. (C.)Orient buildings to retain and offer views to, from, and through the site, where identified as public view corridors or shoreline views, by taking advantage of topography, building location, and style. (D.)Building Elements. Distinctive roof forms, entrances, an arcade or porch, or the articulation or arrangement of doors and windows or other building features should provide for compositional unity and convey a strong architectural concept. (See also RZC 21.60.040(B)(2), Building Scale.) Building Details, Materials, and Colors. Moldings, mullions, rooftop features, materials, and colors should display a distinctive architectural style. (See also RZC 21.60.040(B)(4), Building Details, Materials, and Colors.) 21.60.040(B)(2) Building Scale. Intent. To ensure new development is compatible with the Applicant: The material palette utilizes fiber cement panel and lap siding systems, designed as a contemporary interpretation of the existing brick and lap siding residential buildings throughout the campus, that were used on the recently completed Independent Living building. From there, a dark panel system is introduced to add contrast at vertical elements. A fiber cement slat accent material adds warmth to the building, while referencing the wooded character of the site and a Northwest aesthetic. Applicant: The main flat roof line is broken by the vertical elements listed above. The main entry is accentuated by a form that is pulled forward from the primary plane of the facade, and capped with a sloping roof. The main roof line is further articulated by incorporating overhangs into the parapets at the north and south volumes. The middle volumes receive a simple coping trim. The north plaza opens to the building's living room and common dining room, and features an overhang that creates a front porch, further emphasized through a step-back in the building massing at the upper two floors. Applicant: The architectural language of the New Assisted Living Building is derived from the original campus architecture, as well as the latest round of contemporary infill projects completed over the last six years. The horizontal character of the building is broken by vertical elements, which occur at the nodes where the three main massing blocks shift and rotate. These elements feature a dark panelized material with vertical staggered joints, contrasting and adding drama to the primary composition of light materials with horizontal detailing. Stair and elevator towers also receive this treatment to bookend the composition. Applicant: The New Assisted Living Building is organized into three blocks of residential units, which are pulled forward, pushed back, and rotated, responding to the curve of the street and providing modulation to the building massing. Landscaped courtyards provide a welcoming front door at both of the main building entires. Vertical elements and expansive glass define the building's common areas, which are located at the main entries, and contrast the predominantly solid character of the residential units. ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 16 goals for the neighborhood and with the architectural scale (the scale of the building(s) in relation to surrounding development) and character of those surrounding developments that meet the intent of the City’s design review criteria; (ii) To ensure buildings are based on human scale (the scale of the building and how it relates to the people that use it); (iii) To ensure that large buildings reduce their apparent mass and bulk on the elevations visible from streets or pedestrian routes; (iv) To create a skyline that is visually interesting. Design Criteria. The apparent mass and scale of large buildings should be reduced through the use of modulation and articulation that provides a pedestrian scale and architectural interest. The building envelope shall be designed to maintain shoreline view corridors from the site and nearby properties. (ii) Integration. Large buildings should integrate features along their facades visible from the public right-of-way and pedestrian routes and entries to reduce the apparent building mass and achieve an architectural scale consistent with other nearby structures. (iii) Facade Modulation. Building facades visible from public streets and public spaces shall be stepped back or projected forward at intervals to provide a minimum of 40 percent facade modulation unless the applicant demonstrates that an alternate design solution provides an equal or greater level of achieving the intent of the section. The minimum depth of modulation shall be one foot and the minimum width shall be five feet. (iv) Articulation. Buildings shall be articulated to reduce the apparent scale of buildings. Architectural details that are used to articulate the structure may include reveals, battens, and other three dimensional details that create shadow lines or intervals and break up the flat surfaces of the facade. The following are ways to achieve building articulation: Tripartite Articulation. Provide tripartite building articulation (building top, middle, and base) to provide pedestrian scale and architectural interest. Window Treatments. Provide articulated window treatments in facades visible from streets and public spaces for architectural interest and human scale with mullions, recesses, as well as applying complementary articulation around doorways and balconies. (See also RZC 21.60.040(B)(4), Building Details, Materials and Colors). Applicant: Eyebrow canopies reinforce material transitions and will create significant shadow lines throughout the course of the day. Windows within the lap siding areas of the building will receive shadow box trim, projecting forward from the primary building plane to add additional depth to the facade. X X Applicant: The three main building masses are shifted forward and pulled back to articulate the building facade. The main common nodes and building entries, provide subtle detailed modulation that is intended to act as a focal point within the larger composition. X X X Applicant: The overall massing of the building is broken into three volumes through the use of vertical elements located at critical nodes representing common spaces within the building. These volumes are further articulated through a material transition that subdivides the facade, utilizing a panel system at the upper floor and lap siding at the lower two floors. This is further reinforced through eyebrow canopies located at the material transitions. Fiber cement slat accent bays group together windows to add residential character and pedestrian scale. X Applicant: The scale of the Assisted Living Building is consistent with that of the existing residential buildings on the Emerald Heights Campus. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 17 Architectural Elements. The mass of long or large-scale buildings can be made more visually interesting by incorporating architectural elements, such as arcades, balconies, bay windows, dormers, or columns. (See also RZC 21.60.040(B)(4), Building Details, Materials and Colors). Materials. When there is a change in the building plane, a change in the building materials, colors, or patterns is appropriate. (See also RZC.60.040(B)(4), Building Details, Materials and Colors). Landscaping. Provide a trellis, tree or other landscape feature within each interval. (See also RZC 21.32, Landscape Design). Upper Story Setback. Setting back upper stories helps to reduce the apparent bulk of a building and promotes human scale. Small-Scale Additions. In retail areas, small- scale additions to a structure can reduce the apparent bulk by articulating the overall form. Clustering smaller uses and activities around entrances on street-facing facades also allows for small retail or display spaces that are inviting and add activity to the streetscape. 21.60.040(B)(3) Rooflines. Intent. To promote detailed roof expression to create a variable roofline throughout and to create a skyline that is visually interesting. Design Criteria. Building rooflines visible from a public street, open space, or public parking area shall incorporate features to create a varied and visually distinctive roof form through features, such as prominent cornice or fascia, stepped roofs, emphasized dormers, chimneys, gables, or an articulated roofline. (ii) The width of any continuous flat roofline should not extend more than 100 feet without modulation. Modulation should consist of either one or a combination of the following treatments: For flat roofs or facades with a horizontal eave, fascia, or parapet with at least an eight-foot return, the minimum vertical dimension of roofline modulation is the greater of two feet or one-tenth multiplied by the wall height (finish grade to top of wall) if the segment is 50 feet or less, or at least four feet if the segment is more than 50 feet in length. X Applicant: The main horizontal roof line is broken by vertical elements including the main entry area, common space nodes, and stair and elevator towers. Sections of horizontal roof line are further articulated through the introduction of parapet overhangs that contrast the typical coping condition, adding variety and complexity, while still within a cohesive architectural vocabulary. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 18 A sloped or gabled roofline segment of at least 20 feet in width and no less than three feet vertical in 12 feet horizontal. (iii) Rooftops shall incorporate features which soften rectilinear forms and mechanical equipment and rooftop penthouses shall be architecturally incorporated into the design of rooflines or into the overall building design 21.60.040(B)(4) Building Details, Materials and Colors. Intent. To provide visual interest, distinct design qualities, and promote compatibility and improvement within surrounding neighborhoods and community development through architectural detailing and the use of sustainable and high-quality materials. Design Criteria. Use building materials of high durability and high quality. The use of brick is encouraged on walls or as accents on walls. Large areas of rough-cut wood, wide rough-cut lap siding, or large areas of T-111, plywood, or similar materials are prohibited. Vinyl siding is prohibited on the ground floor of commercial buildings. Wood-textured cementitious fiberboard products should be considered in lieu of wood siding for commercial buildings. (ii) Enhance buildings with appropriate details. The following elements are examples of techniques used on buildings to provide detail. Detailed Treatment of Windows and Doors. Examples include decorative lintels, sills, glazing, door design, molding or framing details around all windows and doors located on facades facing or adjacent to public streets or parks. Ornamentation. Examples include ornamental railings, grillwork, landscape guard, and trellises. Distinctive Light Fixtures. Examples include lights with a decorative shade or mounting Varied Building Materials. Examples include patterned masonry, shingle, brick, or stone. Also, individualized patterns or continuous wood details, such as shingles in a geometric pattern, decorative moldings, brackets, wave trim or lattice work, ceramic tile, stone, glass block, carrera glass, or similar materials. Artwork or Decorative Paving. The artwork may be freestanding or attached to the building, and may be in the form of mosaic mural, bas-relief sculpture, light sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or other similar artwork. Applicant: The building details, materials and colors will be selected to create a visually coherent aesthetic within the existing Emerald Heights campus. The building uses fiber cement siding in a lap configuration, as well as a panelized configuration with aluminum reveals, a material palette utilized at the recently completed Independent Living building. The building entry highlights a wood-look phenolic feature wall, visible from the exterior through expansive aluminum and glass storefront windows. Vertical massing nodes utilize a rich, dark, fiber cement panel with aluminum reveals to provide a high contrast, sophisticated look, that is new to the campus while working within its overall aesthetic framework. Fiber cement slat "bays" gang together windows, adding warmth and residential character to the building. This material is also utilized at the vertical nodes, incorporating vibrant wood tones intended to pop against the primarily neutral material palette. Window and awning treatments, detailed above, add further richness and depth to the facade design. X Applicant: See roof screening details below. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 19 (iii) Avoid the use of building features or design elements that incorporate corporate themes, logos, or colors which do not reflect the neighborhood and community context. (iv) High-quality and natural materials and methods should be used to accent visible building features wood, stone, brick, etc.). Building design should incorporate and display the natural grain or texture of materials. Wood-textured cementitious fiber board is also a preferred alternative to wood products for commercial buildings. Colors used on building exteriors should integrate a building’s various design elements or features. (vi) Accent colors should use color combinations that complement each other. (vii) Softer, muted or earth-toned colors are preferred; however, brighter colors may be approved when contextually appropriate. (viii) Use accent colors in a way to enhance or highlight building design, and not in a manner that creates clutter or otherwise detracts from building design 21.60.040(B)(5) Multiple Building Design Intent. To promote integrated multiple-building development that is coordinated with and enhances the surrounding built and natural environment, and is organized to meet the goals of Redmond’s development regulations. Design Criteria Orient buildings to retain and offer views to, from, and through the site, where identified as public view corridors or shoreline views, by taking advantage of topography, building location, and style. (ii) Buildings in groups should be related by common styles, materials, roof shapes, or other common or distinctive architectural element. Contrast should be provided by the use of varied materials, color, architectural detailing, building orientation, or building type. (iii) Consider solar orientation and climate in siting buildings to promote energy conservation. (iv) Consider site design that minimizes clearing and grading and other disruptions to the natural character of the site. Use site and building design for safety techniques described in RZC 21.60.040(B)(7). (vi) Orient buildings, entries, and activities to NA ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 20 encourage use of outdoor areas and streets. (vii) Maintain adequate space between buildings to allow for landscaping or buffering. Avoid creating fragmented and unrelated landscape strips and edging. (viii) In residential developments, incorporate open space, privacy, and separation, while maintaining safety, from adjacent units through careful location of building entrances, windows, fences, walls, and landscaping. 21.60.040(6) Blank Walls Intent. To reduce the appearance and mass of large walls through the use of various architectural and landscaping treatments. Design Criteria. Avoid the use of large, blank walls. (ii) All blank walls shall be treated in one or more of the following ways: (A.)Installing windows or a vertical trellis in front of the wall with climbing vines or plant materials; Providing a landscaped planting bed at least five feet, zero inches, wide or raised planter bed at least two feet, zero inches, high and three feet wide in front of the wall, with plant materials that obscure or screen at least 50 percent of the wall’s surface within three years; Providing artwork (mosaic, mural, sculpture, relief, etc.) over at least 50 percent of the blank wall surface; (D.)Proposing alternative techniques or by providing an architectural justification for the blank wall as part of the Design Review process. 21.60.040(7) Building Design for Safety Intent To promote building designs which increase safety of employees, residents and visitors. Design Criteria. Building design should allow for informal observation of exterior semi-public and public areas including play areas, open spaces, pathways, and parking lots. (ii) Areas such as laundry rooms and fitness rooms should incorporate windows to increase visibility X Applicant: The only blank wall condition occurs for one building story at the North Eastern building corner, where the commercial kitchen is located. An eyebrow awning located below the second floor unit windows frames this wall, adding shadow lines that will change throughout the course of the day. An elevated planter with shrubs and flowering plants add visual interest and soften the appearance of this wall, allowing it to act as a base that fades away. New trees in this area are proposed within the landscape design to further screen this condition from the public ROW. At the building's corner, fiber cement slay bays, which frame the windows above, extends down matching the language of the rest of building, and accentuating the corner. X Applicant: The design of this building lends itself to increase safety of residents and visitors. Informal observation of pedestrian spaces along 176th Ave NE, 176th Circle NE, the Loop Trail and other public spaces around the exterior will be apparent due to unobstructed views by apartment occupants. Building entries will be well lit and visible. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 21 (iii) Doors to stairways, parking, and similar areas should be open or have windows to allow users to see through to the other side. (iv) Increase personal safety by considering the following in the design of building entries. Avoid hidden building entries and ensure good sight lines into entries. Sufficiently light doorways and alcoves. When security surveillance devices are proposed, they should be designed to blend with the site and buildings to the extent possible. Landscaping 21.60.040(C)(1) Planting Design Intent. Planting design is an integral part of the overall site and community design and should complement the architecture, other site elements and the visual appearance of the neighborhood, as well as the Northwest environment. The landscape plan should help reduce impacts to and create a transition to adjacent natural features, such as critical areas and shorelines. The landscape plan should be based on a well-defined concept addressing criteria for function, design, horticulture, maintenance, and irrigation. (ii) The planting design should be a composition of plant materials that creates an appropriate visual character, such as stylized, formal, informal, or natural. The design should include a suitable combination of trees, shrubs, groundcover plants, vines, lawns and herbaceous material, including native and Northwest-adapted plants. The number, size and arrangement should be carefully selected to balance color, texture, form, line, proportion, and scale in both the horizontal and vertical plane. Design Criteria Retention and Enhancement of Existing Vegetation. Preserve as much native noninvasive vegetation as possible, particularly adjacent to buffers of critical areas and shorelines. Replant developed areas with stands of non-dwarf evergreens in natural and random patterns where possible. (ii) Usable Open Space and Public View Corridors. Provide space on site for active or passive recreational purposes. When located in an identified public view corridor, this open space may also provide views through a development to important features, such as the Lake Sammamish, Sammamish River, and the river valley; Bear X Applicant: The design shall consist of two courtyards, perimeter plantings and a crushed rock trail connecting to the existing campus trail system. The north, east and south perimeter landscape will consist heavily of native trees, shrubs and groundcover plantings to blend in with the existing native plant palette. The west side will include a variety of ornamental shrubs and groundcovers to add seasonal color and interest. The north courtyard design shall consist of a small intimate garden with benches for privacy. The courtyard will act as an extension to the building’s living room area inside. Green screens with climbing vines, ornamental trees and taller evergreen shrubs will limit road noise and eliminate viewing the road altogether. Short retaining walls will address grade issues from the road, while stone veneer with shrubs and groundcovers will soften the wall separating the road from the courtyard and building. Applicant: The landscape design for the Emerald Heights Assisted Living addition is proposed to visually connect and integrate into the existing campus landscape. The surrounding landscape will be supplemented with native and native adapted trees, shrubs and groundcovers to maintain the wooded feel of the campus while preserving and adding to the existing established trees and vegetation around the building perimeter. X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 22 Creek; or panoramic mountain views. (iii) Transition. Provide plantings that provide a clear transition in design between adjacent sites, within a site, and from native vegetation areas. To lessen impacts and provide transitions to natural areas, use native plants as much as possible adjacent to the buffers of critical areas and shorelines. Design foundation plantings to create an effective change from public to private space and from the vertical to horizontal plane at building edges. (iv) Mitigation of Adverse Visual Impacts. Provide planting to soften the visual impact of less desirable development and structures, such as large blank walls, dumpster areas, service areas, and large areas of pavement. Definition or Emphasis. Use planting to highlight significant site features and to define site use areas and circulation corridors without interfering with the use of such areas. Examples include site and building entrances, pedestrian walkways, and focal points, such as gathering areas or plazas. (vi) Safety. Use planting landscaping which minimizes disruption of sight lines along pathways. (vii) Water Conservation. Plants and techniques that reduce water consumption are encouraged. (viii) Design. Plants should be selected and arranged according to the following design criteria: Variety. Select a variety of plants providing interest, accent and contrast, using as many native species as possible. Consistency. Develop a planting design conforming to the overall project design concept and adjoining properties. Appropriateness. Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil, climate and sun exposure, and negative impacts. Density. Provide adequate plant quantity, size, and spacing to fulfill the functional and design objectives within the stipulated time. 21.60.040(C)(2) Parking Lot Landscaping Intent. To improve the aesthetic appearance of parking lots; (ii) To reduce the summertime heat and glare buildup within and adjacent to parking lots; (iii) To provide landscaped areas within parking areas X X X The south courtyard design shall consist of a flexible patio space including a covered shade structure, a water feature, and raised garden beds for resident use. A connection to the existing trail, lawn bowling and the putting green will be included. Evergreen and deciduous trees and plants will screen the road and new parking to the west. Ornamental plantings will provide seasonal color that will transition into the existing native landscape surrounding the proposed building. Strategically placed trees and shrubs will minimize the visual impact of the road, parking, adjacent buildings and any utility enclosures. Overall, the design reflects the northwest character of the campus and integrates native, drought tolerant, and a selection of ornamental plants and trees to create a pleasant visual and varying seasonal environment while reducing water consumption needs. ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 23 in addition to landscape buffers around the perimeter of parking lots; (iv) To provide screening and break up the expanse of paved areas. Design Criteria. Cluster interior parking lot landscaping when possible to conserve significant portions of existing tree cover as an amenity to the site. (See also Chapter 21.30 RZC, Landscaping.) (ii) Disperse interior parking lot landscaping throughout a parking lot when no significant existing vegetation exists. (iii) Shade trees shall be used to shade parking lots and driveways to reduce summer heat loads. (iv) Provide landscaped areas within parking areas in addition to landscape buffers around the perimeter of parking lots to effectively screen vehicles. All parking lots shall be planted with sufficient trees so that within 10 years 50 percent of the surface area of the lot is shaded. Additionally, parking lots shall be screened from streets by non-bermed landscaped treatments. Accessory Standards. 21.60.040(D)(1) Screening for Garbage/Recycling Enclosures and Rooftop Mechanical. Intent. To reduce the visual and physical impacts of service areas, mechanical equipment, trash and recycling containers, and other similar uses on other on-site uses, the street environment, adjacent shoreline areas and other public open spaces, and adjacent properties, while maintaining accessibility for service providers and users. (ii) To mitigate the off-site visual impacts of service and mechanical equipment areas when siting alone does not adequately mitigate impacts. Design Criteria Services and outdoor storage areas, large utility cabinets and mechanical equipment, and waste receptacles (trash dumpsters, compactors, and mechanical equipment) shall be located away from highly visible areas, such as streets, pedestrian walkways, and public shoreline areas, to minimize visual, noise, or physical impacts on the site, street environment, adjacent public open spaces, and adjacent properties. Applicant: All trash and recycling will be collected by staff and deposited into a trash room located within the parking garage. All mechanical equipment will be located on the rooftop, and screened from view. X X X Applicant: The parking lot landscape design shall continue with the design narrative of the proposed planting plan around the perimeter of the new Assisted Living Building. The mix of native, native adapted plants and shade trees will help improve the general appearance of the parking area, while reducing heat and glare. The combination of shade trees, shrubs and groundcovers will provide a landscape buffer between the new parking and building, effectively screening the parking and reducing the summer heat loads. The shade trees will provide adequate cover within a short timeframe. X X X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 24 (ii) All garbage receptacles and recycling bins not located within parking garages shall be enclosed by a freestanding enclosure that is architecturally consistent with the building. Locate waste receptacles in areas convenient for on-site use and accessible for collection. (iii) Service elements and outdoor storage areas (dumpsters, refuse, and recycling collection areas) shall be screened from view with a solid visual barrier using materials and colors consistent with the design of the primary structure(s) on the site and at a minimum shall be as high as the service element being screened. Utility cabinets and small- scale service elements may be screened with landscaping or structures. (iv) All mechanical equipment, including air conditioners, heaters, vents and similar equipment, rooftop and ground-mounted, shall be fully screened from public view both at grade and from higher buildings with the exception of solar panels and roof-mounted wind turbines. Screening shall be located so as not to interfere with operation of the equipment. All mechanical equipment shall meet the applicable requirements of the Uniform Mechanical Code and Uniform Plumbing Code and: The screening materials shall be of material requiring minimal maintenance and shall be as high as the equipment being screened. For ground-mounted equipment, landscaping may be used if a solid screen is provided at time of planting. For rooftop equipment all screening devices shall be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit- mounted screening is allowed but less desirable. Wood generally shall not be used. Louvered designs are acceptable if consistent with building design style. Design screening with consideration of views from adjoining hillsides and from other areas of high public visibility, such as streets and shoreline areas, with special consideration for views from SR 520, Redmond Way, other major arterials, Marymoor Park, and the Sammamish River Trail. (vi) Design and select landscaping and structural materials of sufficient size, quantity, and height to effectively screen service elements and to make Applicant: There are no viewpoints within the vicinity of the project site. The site slopes down towards the east across the public ROW and adjacent Education Hill neighborhood. Screening concerns are primarily internal to the Emerald Heights campus. Applicant: Mechanical units are strategically clustered around vertical elements within the architectural composition. Screening elements shall be as tall as the equipment used, to ensure screening from the existing residential units within the campus and The north cluster utilizes the elevator core overrun, and the screening wall provides a visual extension of this vertical element, balanced between the north access stair. The south cluster is organized around the service node at the midpoint between two of the residential wings. The screening wall creates a volume that accentuates the vertical language of this node. The screening walls will be metal louvers, painted to match the copper color utilized on the decorative eyebrow awnings and compliment the rich dark panel used at the vertical nodes. The south stair screens the garage exhaust fan by an extension of the parapet. X NA Applicant: All trash and recycling receptacles will be stored within a trash room located within the parking garage. ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 25 those elements meet the requirements of above. (vii) Screening should incorporate landscaping. (viii) All utility meters shall be fully screened from view from a public right-of-way. If enclosed in cabinets visible from public rights-of-way, exterior surfaces shall be finished with material compatible and complementary to the architecture of the building. Screening structures shall comply with the Building Code and a building permit may be required. Applicants may wish to contact the Building Division for all requirements. 21.60.040(D)(2) Storm Water Facilities. Intent. To provide options for storm water facilities that are visually attractive; (ii) To incorporate open storm water facilities into project site design and landscaping as a design amenity for active or passive recreation; (iii) To avoid potential hazards between persons and storm water facilities. Design Criteria. Design storm water facilities to appear as naturally occurring features. (ii) Storm water facilities shall be designed to address the following: Incorporate screening elements and landscaping into biofiltration swale design so the swale is located and designed as an attractive landscaping feature. The swale or pond shall be oriented so it does not impede pedestrian circulation or shared parking between two or more properties. Trees may be planted near biofiltration swales as long as they are a minimum of eight feet from the swale and they will not inhibit vegetative growth within the swale. Drainage swales shall be planted with shrubs or grasses (sedges, for example) which are tolerant to standing water or wet conditions. Pedestrian bridges are acceptable where such crossings are necessary. Incorporate landscaping and screening to visually enhance the swale without reducing maintainability and sun exposure. (G.)Adjacent to natural shoreline areas, above- ground stormwater facilities shall be Applicant: Utilities are located at grade, on the North end of the building, and will be screened from view using materials consistent with the rest of the Emerald Heights campus. The gas meter and generator fill station are enclosed within with a green screen fence, similar to the Independent Living building. The electric meter is screened with a wood slat fence, tying into the wood look accent features used throughout the project. Applicant: A sub-grade detention vault will be located under the South Plaza. NA X NA X X X X X ---PAGE BREAK--- DESIGN STANDARDS – INTENT See RZC Article III for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Significant Design Issue Achieved or Not Applicable COMMENTS Applicant Evaluation City Staff Evaluation Page 26 landscaped with native plants, and should include snags, nest boxes or other habitat features as appropriate for the scale, function and location of the facility. O:/steven/land use group/design checklist-new 2012.doc ---PAGE BREAK--- EMERALD HEIGHTS – ASSISTED LIVING BUILDING DESIGN REVIEW 100% DESIGN CONCEPT NARRATIVE The proposed project is located within the Education Hill neighborhood, in the Emerald Heights Retirement Community, which is located at 10901 176th Circle NE. The Emerald Heights community is located on 38.0 acres and was approved in November 1988 as a Planned Unit Development. The existing campus consists of 33 buildings, which includes 309 independent residential units, 24 independent living cottages, 40 assisted living units and a 62 bed skilled nursing facility. The proposal includes the construction of a 48,000 square-foot three-story assisted living facility with one level of underground parking, plus a pedestrian that will connect it to an existing independent living building and the campus commons. The proposed project would add 56 new assisted living units to the overall campus, replacing the existing 40 unit assisted living facility. The building is organized into three blocks of residential units, which are pulled forward, pushed back, and rotated, responding to the curve of the street and providing modulation to the building massing. These blocks are connected by two nodes, which visually break the horizontal mass of the building by providing vertical emphasis, contrasting materials, and expansive glazing. Programmatically, these nodes represent the main amenity and service zones within the building. Stair towers receive a similar treatment, utilized as a vertical element to define the building massing at the north and south ends of the project. The main entrance is highlighted with a wood composite clad feature wall, which extends past the sloped roof of the volume, turning the elevator overrun into a visual feature. The feature wall has an interior/exterior expression, with high levels of transparency allowing the wall to be experienced both from within, and outside of the building. The project is sited to work with the existing topography of the site, which slopes up from north to south along the campus loop road. The main entry to the building is flush with the finished grade, while the garage entry is located on northern end of the building where the campus road is the lowest. A landscaped courtyard adjacent ---PAGE BREAK--- Design Concept Narrative Emerald Heights – Assisted Living Building May 18, 2017 Page 2 of 2 to the main entry acts as an extension of the interior common areas, activating the space around the buildings front door and providing a place for outdoor activities and a waiting area for both visitors and residents. Landscape elements including green screens, ornamental trees and taller evergreen shrubs will limit road noise and eliminate viewing the road altogether. The resident courtyard on the south end of the building connects to both the campus loop trail and an existing activity green which includes lawn bowling and a putting green. This flexible patio space, as well as the sky bridge, serve to connect the new Assisted Living Building into the existing fabric of the Emerald Heights Campus. The material palette utilizes fiber cement panel and lap siding systems, designed as a contemporary interpretation of the original brick and lap siding residential buildings throughout the campus. This strategy was used on the recently completed Independent Living building, and is an extension of an intentional effort to create a cohesive, elegant, and contemporary aesthetic throughout the implementation of Emerald Height’s master plan. This project introduces a rich, dark, fiber cement panel system with aluminum reveals, intended to add contrast and dramatic effect to vertical massing elements. Wood toned, fiber cement slats act as an accent material, adding warmth to the building, while referencing the wooded character of the site and cultivating a Northwest aesthetic. The wood toned accents, wood composite feature wall, and copper colored sunshade awnings, provide a complimentary set of vibrant elements intended to pop against the neutral base of the main color palette. ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING PROJECT DESCRIPTION The new Assisted Living Building proposed for the Emerald Heights Campus will provide residents with a new residential care facility, replacing the outdated existing Assisted Living wing currently located in the campus health center. This is a critical addition to the campus, raising the standard of accommodations provided for assisted living residents to that of the rest of the campus, while expanding capacity to meet the growing needs of this campus. The building will be located on the eastern edge of the site and connected to the central Independent Living Apartments and Campus Commons through a new sky bridge. The building will build on the contemporary aesthetic established through the last round of campus expansion projects, a palette that compliments and reinterprets the existing campus architecture, while providing variety and interest through new contemporary forms and materials. The project will consist of 56 one bedroom assisted living apartments on three floors, over one level of sub-grade parking. The residential floors will incorporate a variety of common areas and resident amenities distributed throughout the building’s three floors, to encourage informal gathering and the development of community between residents, regardless of the floor they may live on. Amenities include a dining venue with full service kitchen, living room, salon, spa, and small scale lounge spaces, as well as two landscaped exterior courtyards adjacent to the main entry and southern end of the building. The majority of the amenity spaces, main entry, and sky bridge connection, are all strategically located near the elevator cores, for ease of access by all residents. Small lounges bookend the corridors to bring in natural light, and provide space for intimate gathering. Refer to Design Concept Narrative and Design Checklist for additional design information. ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 02 1. CONTRACTOR SHALL INCLUDE IN THE BID THE COST OF ACHIEVING THE FINAL GRADES SHOWN ON THE CONTRACT DOCUMENTS BEGINNING WITH THE EXISTING CONDITIONS AS REPRESENTED IN THE SITE SURVEY ATTACHED TO, AND INCLUDED IN, THE CONTRACT DOCUMENTS. ALL EXCAVATION TO SUB-GRADE, EXPORT, IMPORT, PLACEMENT, AND COMPACTION REQUIRED TO ACHIEVE THE FINAL GRADES AND COMPLETED STRUCTURES, AS SHOWN IN THE CONTRACT DOCUMENTS, SHALL BE INCLUDED IN THE BID. 2. IN THE EVENT UNSUITABLE SOILS ARE ENCOUNTERED, THE CONTRACTOR SHALL REMOVE AND REPLACE THE UNSUITABLE SOIL AND REPLACE IT WITH STRUCTURAL FILL MATERIAL. UNSUITABLE MATERIAL SHALL BE THAT MATERIAL BELOW THE SUB-GRADE ELEVATION THAT DOES NOT MEET BEARING CAPACITY REQUIREMENTS AS DEFINED BY THE FIELD GEOTECHNICAL ENGINEER. STRUCTURAL FILL SHALL CONFORM TO THE GRADING REQUIREMENTS OF GRAVEL BORROW, SECTION 9-03.14(1) OF THE STANDARD SPECIFICATIONS, WITH THE EXCEPTION OF THE MATERIAL PASSING THE #200 SIEVE SHALL BE LESS THAN 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MEASURING THE QUANTITY OF UNSUITABLE MATERIAL THAT IS REMOVED. THE CONTRACTOR SHALL MEASURE IN PLACE BANK YARDS BY FIELD MEASUREMENT THAT SHALL BE OBSERVED, VERIFIED, AND DOCUMENTED BY THE GEOTECHNICAL ENGINEER PRIOR TO BACKFILLING WITH STRUCTURAL FILL. THE CONTRACTOR SHALL NOTE THAT MEASUREMENT BY TRUCK TICKETS WILL NOT BE ACCEPTED. 4. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR PLACEMENT AND COMPACTION OF STRUCTURAL FILL MATERIAL FOR USE IN REPLACING OVER-EXCAVATED UNSUITABLE MATERIALS AS DIRECTED BY THE GEOTECHNICAL ENGINEER. THE VOLUME OF FILL MATERIAL SHALL BE THE SAME VOLUME AS THE UNSUITABLE MATERIAL EXCAVATED AND REMOVED FROM THE SITE. THE CONTRACTOR SHALL NOTE THAT MEASUREMENT BY TRUCK TICKETS WILL NOT BE ACCEPTED. 5. THE CONTRACTOR WILL BE COMPENSATED FOR EXCAVATION AND OFF-SITE DISPOSAL OF UNSUITABLE SOILS AND REPLACEMENT WITH STRUCTURAL FILL. COMPENSATION WILL BE AT A NEGOTIATED UNIT PRICE PER BANK CUBIC YARDS AS AGREED TO BY THE CONTRACTOR AND THE OWNER. NO COMPENSATION WILL BE MADE TO THE CONTRACTOR FOR UNVERIFIED AND UNDOCUMENTED QUANTITIES. 6. SUB GRADE: FOR THE PURPOSE OF THE CONTRACTOR BID, THE FOLLOWING SHALL DEFINE THE SUB-GRADE ELEVATIONS: A. WALKWAYS AND PAVING: THE ELEVATION AT THE BOTTOM OF THE PAVING SECTION. 1. UTILITY TRENCHES: THE ELEVATION OF THE BOTTOM OF THE PIPE BEDDING. 2. LANDSCAPED AREAS: THE ELEVATION BELOW THE STRIPPING DEPTH OR THE SOIL PLANTING SECTION, WHICHEVER IS LOWER. 7. IF THE CONTRACTORS SEQUENCING OF THE WORK REQUIRES STOCKPILING AND DOUBLE HANDLING OF MATERIALS, THIS SHALL BE ACCOMPLISHED WITHIN THE BID AMOUNT AT NO ADDITIONAL COST TO THE OWNER. 8. SOIL INTEGRITY WILL BE INFLUENCED BY THE WEATHER CONDITIONS AND THE CONTRACTOR'S HANDLING AND PROTECTION OF THE MATERIAL AS IT IS REMOVED AND PLACED. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT SOILS FROM THE ELEMENTS. MATERIAL THAT IS DEEMED UNSUITABLE DUE TO LACK OF PROTECTION WILL NOT BE COMPENSATED BY THE OWNER. THE CONTRACTOR WILL BE RESPONSIBLE FOR REMOVING SUCH MATERIAL AND REPLACING WITH ACCEPTABLE MATERIAL AT NO ADDITIONAL COST TO THE OWNER. (SEE PROJECT SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS) 1. ESTABLISH BACKGROUND TURBIDITY LEVELS AT LEAST TWO WEEKS PRIOR TO THE START OF CONTRUCTION. COORDINATE WITH THE CITY OF REDMOND. 2. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY, A PRE-CONSTRUCTION MEETING MUST BE HELD BETWEEN THE CITY OF REDMOND, THE CONTRACTOR AND THE OWNER REPRESENTATIVE. 3. VERIFY VERTICAL AND HORIZONTAL LOCATIONS OF ALL EXISTING UNDERGROUND UTILITIES CONTACT ALL UTILITY COMPANIES THAT MAY BE EFFECTED BY THE PROPOSED CONSTRUCTION. THE ONE CALL NUMBER IS 1-[PHONE REDACTED]. 4. FLAG OR FENCE CLEARING LIMITS (REFER TO TREE PROTECTION PLAN). FENCE ALL TREES TO BE SAVED. 5. POST CONSTRUCTION ACTIVITY SIGN WITH NAME AND PHONE NUMBER OF TESC SUPERVISOR. 6. INSTALL CATCH BASIN PROTECTION AS REQUIRED ON EXISTING STORM DRAINAGE STRUCTURES. 7. GRADE AND INSTALL CONSTRUCTION ENTRANCE(S) AND PLACE ATB SURFACES AS INDICATED. 8. INSTALL PERIMETER PROTECTION (SILT FENCE, ETC) 9. CAP/PLUG AND REMOVE EXISTING UTILITIES AS INDICATED ON THE SITE DEMOLITION PLAN. CONTRACTOR SHALL NOTE THE EXISTING STORM DRAINAGE SYSTEMS THAT ARE TO BE UTILIZED DURING CONSTRUCTION AND MAKE NECESSARY MODIFICATIONS. 10. ESTABLISH TEMPORARY CONSTRUCTION STORM WATER RUNOFF CONTROL SYSTEM. TEST AND INSPECT SYSTEM PRIOR TO MASS EXCAVATION. 11. BEGIN DEMOLITION ACTIVITIES. 12. BEGIN MASS EXCAVATION. 13. PROVIDE TEMPORARY SUMPS/PUMPS DURING EXCAVATION TO CONTROL SURFACE RUNOFF. 14. INSTALL ALL UTILITIES. 15. RELOCATE EROSION CONTROL MEASURES OR INSTALL NEW MEASURES SO THAT AS SITE CONSTRUCTION PROGRESSES, THE EROSION AND SEDIMENT CONTROL IS ALWAYS IN ACCORDANCE WITH CITY OF REDMOND TESC MINIMUM REQUIREMENTS. 16. REMOVE EXCESS EXCAVATED MATERIAL, TRASH, DEBRIS, AND WASTE MATERIALS. DISPOSE OF IN AN AUTHORIZED LOCATION AT NO COST TO THE OWNER. 17. INSTALL WORKING BASE AT BOTTOM OF EXCAVATION. 18. SEED OR SOD ANY AREAS TO REMAIN NOT WORKED FOR MORE THAN 30 DAYS 19. UPON COMPLETION OF THE MASS EXCAVATION PHASE OF PROJECT, ALL DISTURBED AREAS MUST BE STABILIZED AND BEST MANAGEMENT PRACTICES REMOVED IF APPROPRIATE AFTER APPROVAL BY COR INSPECTOR. 20. MECHANICALLY CLEAN SEDIMENTS FROM STORM DRAINAGE SYSTEM. DO NOT FLUSH Excavation and Fill Requirements Construction Sequence LYON LANDSCAPE ARCHITECTS RICE FERGUS MILLER [PHONE REDACTED] 18150 REDMOND-FALL CITY HIGHWAY REDMOND, WA NORTH KING COUNTY SERVICE CENTER PUGET SOUND ENERGY POWER AND (425) 556-2840 REDMOND, WA 98073-9710 CITY OF REDMOND Utility Providers 15670 NE 85TH STREET DEPARTMENT OF PUBLIC WORKS SANITARY & WATER Engineer Surveyor (206) 343-0460 CONTACT: BART BALKO, PE SEATTLE, WA 98104 801 SECOND AVENUE - SUITE 900 COUGHLIN PORTER LUNDEEN Architect [EMAIL REDACTED] Horizontal Datum Basis of Bearing Vertical Datum 262 4TH STREET BREMERTON, WA 98337 (360) 377-8773 CONTACT: MIKE MILLER 11237 NE 95TH ST. KIRKLAND, WA 98033 (253) 209-4053 CONTACT: MOGHAN LYON [EMAIL REDACTED] TRIAD ASSOCIATES 12112 115th AVENUE NE KIRKLAND, WA 98034-6929 (425) 821-8448 Sheet Index Site Information Legal Description TOTAL SITE AREA EXISTING IMPERVIOUS: TOTAL IMPERVIOUS: LAWTON PMG Owner Representative 7520 2ND AVENUE NE SEATTLE, WA (206) 419-6230 CONTACT: JULIE LAWTON ADDED IMPERVIOUS: Emerald Heights-Assisted Living Building Site Plan Entitlement April 14, 2017 10901 176th Circle NE Redmond, WA 98052 WASHINGTON STATE PLANE NORTH NAD-83, (91-HARN) CITY OF REDMOND CONTROL POINTS: A-133 CAP AT WEST EDGE WHEEL CHAIR RAMP IN EAST CURB RETURN OF NE 104TH ST AT THE EAST ENTRANCE TO REDMOND HIGH SCHOOL. N 255368.02 E 1326616.23 A-134 CAP IN NORTH SIDEWALK 0.8' FROM FACE OF CURB AND 3' EAST OF THE DRIVEWAY TO THE EAST PARKING LOT AT HORACE MANN ELEMENTARY SCHOOL AT THE INTERSECTION OF NE 104TH ST AND 176TH AVE NE N 255352.82 E 1327144.15 REF: ROS BOOK 29 OF SURVEYS, FILED AT PAGE 59, RECORDING OF KING COUNTY, WASHINGTON. ELEVATIONS SHOWN ON MAP ARE CITY OF REDMOND DATUM (NAVD 88) ESTABLISHED JUNE 2009. CITY OF REDMOND BENCHMARKS COR 9179 (RED 35 1989) 0.25' DIA. BRASS DISK SET IN CONCRETE MONUMENT LOCATED 0.90 FEET NORTH OF NORTH EDGE OF CONCRETE WALK AND ±25 FEET WEST OF WEST EDGE OF ACCESS ROAD TO SCHOOL PARKING LOT. STAMPED "BM35 C.O.R." ELEVATION=369.87 CITY OF REDMOND DATUM (COR NAVD88) COR 9178 (RED 34 1989) 0.25' DIA. BRASS DISK IN CONCRETE MONUMENT IN CASE LOCATED IN THE SOUTHEAST QUADRANT OF THE INTERSECTION OF NE 104TH ST AND 166TH AVE NE STAMPED "BM34 C.O.R." ELEVATION=321.57 CITY OF REDMOND DATUM (COR NAVD88) SITE BENCHMARKS TBM CHISELED SQUARE ON TOP OF SOUTHWEST CORNER OF POWER VAULT LYING 15'± WEST OF THE CENTERLINE OF DELIVERIES ROAD SOUTHERN EXTENSION (SOUTH OF THE MAINTENANCE BUILDING.) ELEVATION=340.03 CITY OF REDMOND DATUM (COR NAVD88) TBM SOUTHWEST CORNER OF CONCRETE SUPPORT WALL FOR DELIVERY DIRECTION SIGN NEAR THE NORTHWEST CORNER OF THE SOUTHERLY MOST DETENTION POND ON THE EAST SIDE OF SITE. ELEVATION=344.00 CITY OF REDMOND DATUM (COR NAVD88) TBM MAG NAIL 3.4' NORTHWEST OF SANITARY SEWER MANHOLE 131' SOUTHWEST OF THE SOUTHWEST CORNER OF MAINTENANCE BUILDING 38' NE OF CENTERLINE OF DRIVE FOR DUPLEX NO. 11025 ELEVATION=348.20 CITY OF REDMOND DATUM (COR NAVD88) TAX PARCEL NO.: ZONE CLASSIFICATION: 1,653,047 SF (37.95 AC) [PHONE REDACTED] R-6 (ENTIRE CAMPUS): ESTIMATED AREA OF DISTURBANCE: Contractor GLY CONSTRUCTION 200 - 112TH AVENUE NE, SUITE 300 BELLEVUE, WA 98008 (425) 451-8877 NATURAL GAS FRONTIER TELEPHONE COMCAST CABLE 801 SECOND AVENUE - SUITE 900 P: 206/343-0460 F: 206/343-5691 SEATTLE, WA 98104 Landscape Architect THE BEARING BETWEEN CITY OF REDMOND POINTS A-133 AND A-134, BEING SOUTH 88°21'03" EAST. SEE CITY OF "REDMOND HORIZONTAL CONTROL NOTEBOOK", DATED 1993. EXCEPT THAT PORTION CONVEYED TO THE CITY OF REDMOND, A MUNICIPAL CORPORATION BY DEEDS RECORDED AUGUST 31, 1990, MAY 10, 1991 AND DECEMBER 24, 1992 UNDER RECORDING NOS, [PHONE REDACTED], [PHONE REDACTED] AND [PHONE REDACTED]. PARCEL 2 OF CITY OF REDMOND LOT LINE ADJUSTMENT NO LLR-88-22, RECORDED JANUARY 6, 1989 UNDER RECORDING NO. [PHONE REDACTED], IN KING COUNTY, WASHINGTON, BEING A PORTION OF LOTS 1 AND 3 OF KING COUNTY SHORT PLAT NUMBER SP 87-13, ACCORDING TO SHORT PLAT RECORDED AUGUST 4, 1987 UNDER RECORDING NO. [PHONE REDACTED], IN KING COUNTY, WASHINGTON, A Portion of the N 1/2 of Section 36, Township 26 N, Range 5 E, W.M. PROVIDED IN CONCRETE DETENTION Drainage Information FLOW CONTROL VAULT SIZED ACCORDING TO 2012 CITY OF REDMOND TECHNICAL NOTEBOOK WATER QUALITY NOT REQUIRED PER CITY OF REDMOND TECHNICAL NOTEBOOK C 0.00 COVER SHEET ZC1 ZONING CODE CALCULATIONS ZC2 ARCHITECTURAL SITE PLAN FPA-1 CAMPUS FIRE PLAN FPA-2 BUILDING FIRE PLAN FP1 SITE PLAN FP2 LEVEL P1 PLAN FP3 LEVEL 1 PLAN FP4 LEVEL 2 PLAN FP5 LEVEL 3 & ROOF PLAN C0.10 OVERALL CAMPUS PLAN C1.00 DEMOLITION PLAN C2.00 T.E.S.C. PLAN C3.00 GRADING AND STORM DRAINAGE PLAN C3.10 GRADING AND STORM DRAINAGE DETAILS C4.00 UTILITY PLAN C4.20 SITE SECTION C5.00 TRANSPORTATION PLAN C5.10 TRANSPORTATION DETAILS C6.00 R.O.W. IMPROVEMENT PLAN AL10.02 SITE PHOTOMETRIC ANALYSIS LANDSCAPE PLANS L1.0 LANDSCAPE PLANTING PLAN L1.1 LANDSCAPE PLANTING AREA REQUIREMENTS L1.2 LANDSCAPE PLANTING PLAN - FRONTAGE L2.0 LANDSCAPE PLANT PALETTE, TREES L3.0 LANDSCAPE PLANT PALETTE, SHRUBS & GRASSES L4.0 LANDSCAPE PLANT PALETTE, GROUNDCOVER & VINES L5.0 LANDSCAPE IRRIGATION PLAN L5.1 LANDSCAPE IRRIGATION SPECIFICATIONS L5.2 LANDSCAPE IRRIGATION DETAILS TREE PRESERVATION PLAN TP1 TREE PRESERVATION PLAN TP2 TREE SUMMARY TABLE ARCHITECTURAL PLANS AP1 LEVEL P01 FLOOR PLAN AP2 LEVEL L1 FLOOR PLAN AP3 LEVEL L2 FLOOR PLAN AP4 LEVEL L3 FLOOR PLAN AP5 ROOF PLAN & SCREENING DETAILS AP6 BUILDING ELEVATIONS AP7 ON-GRADE SCREENING PLAN SURVEY 1 OF 3 SURVEY 2 OF 3 SURVEY 3 OF 3 NOT INCLUDED General Asphalt Paving Notes 1. SPECIFICATIONS FOR ALL ASPHALT CONCRETE WORK SHALL BE PER THE LATEST EDITION IN EFFECT OF THE "WASHINGTON STATE DEPT. OF TRANSPORTATION STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION." 2. ALL ASPHALT CONCRETE PAVEMENT SHALL BE PLACED IN ACCORDANCE WITH WSDOT/APWA SECTION 5-04, UNLESS OTHERWISE SPECIFICALLY NOTED. 3. PROOF ROLL AND REMOVE ANY SOFT SPOTS. REPLACE REMOVED MATERIAL WITH STRUCTURAL FILL PER THE GEOTECHNICAL ENGINEER. CONTRACTOR SHALL TEST AND VERIFY SUBGRADE MEETS COMPACTION REQUIREMENTS PRIOR TO PAVING. CONFIRM ADEQUACY OF SUBGRADE W/ OWNER'S GEOTECH. 4. CRUSHED SURFACING SHALL BE PLACED IN ACCORDANCE WITH WSDOT/APWA SECTION 4-04, AND SHALL MEET THE REQUIREMENTS OF WSDOT/APWA SECTION 9-03.9(3). 5. AGGREGATE SHALL BE CLASS 1/2" MAX MEDIUM GRADING CONFORMING TO SECTION 9-03.8 OF WSDOT/APWA. ASPHALT BINDER SHALL BE ASPHALT PAVING GRADE AR-4000 AND SHALL COMPLY WITH WSDOT/APWA 9-02.1. ASPHALT MIXING AND PROPORTIONING SHALL COMPLY WITH WSDOT/APWA 9-03.8. 6. SAWCUT FULL DEPTH WHERE NEW PAVEMENT ABUTS EXISTING, APPLY TACK COAT AND SEAL. Site Information CRITERIA REQUIRED PROVIDED NEIGHBORHOOD: EDUCATION HILL ZONING R-6 SINGLE FAMILY URBAN RESIDENTIAL ZONING OVERLAY NONE LAND USE RETIREMENT RESIDENCE AVERAGE LOT SIZE MIN 4000 SF 1,653,047 SF (38 ACRES) ENTIRE CAMPUS PARCEL SETBACK MIN 15 FT SIDE STREET VARIES AT MIN 15'-4" (EAST OF AL) DWELLING UNITS MAX: 684 6 UNIT / ACRE X 3 INCREASE FOR RETIREMENT RESIDENCE PER RMC 21.08.370 X 38 ACRES 519 TOTAL 450 EXISTING + 69 NEW INCLUDES FUTURE AL & IL NOTE: 56 UNITS AT AL BLDG PARKING MIN & MAX: 540 1 STALL / NON-SKILLED NURSING UNIT 1.25 X SKILLED NURSING STAFF (1 X 477 UNITS) + (1.25 X 74 SKILLED NURSING STAFF) 593 TOTAL 532 EXISTING + 61 NEW REQUESTING DEVIATION TO INCREASE PARKING BUILDING SEPARATION MIN 15 FT VARIES AT MIN 40 FT OPEN SPACE MIN 20% 38 ACRES = 1,655,280 SF X 20% = 331,056 SF AT LEAST 627,700 SF, 38% SEE SHEET ZC1 FOR CLARIFICATION LOT COVERAGE MAX 35% 38 ACRES = 1,655,280 SF X 35% = 579,348 SF MAX 332,500 SF (20%) INCLUDES FUTURE AL & IL IMPERVIOUS MAX 65% 38 ACRES = 1,655,280 SF X 65% = 1,075,932 SF MAX 1,025,347 SF, 62% SEE SHEET ZC1 FOR CLARIFICATION BUILDING HEIGHT MAX: 35 FT 35 FT IBC CONSTRUCTION TYPE TYPE IA AT P01 (PARKING GARAGE) TYPE VA AT L1-L3 (ASSISTED LIVING) 1. CONCRETE SHALL BE MIXED, PROPORTIONED, CONVEYED AND PLACED IN ACCORDANCE WITH IBC SECTION 1905 AND ACI 318. CONCRETE SHALL ATTAIN A 28-DAY STRENGTH OF f'c = 3,000 PSI AND MIX SHALL CONTAIN NOT LESS THAN 5 1/2 SACKS OF CEMENT PER CUBIC YARD AND SHALL BE PROPORTIONED TO PRODUCE A SLUMP OF 5" OR LESS. THE MINIMUM AMOUNTS OF CEMENTITIOUS MATERIAL MAY BE CHANGED IF A CONCRETE PERFORMANCE MIX IS SUBMITTED TO THE CIVIL ENGINEER AND THE BUILDING DEPARTMENT FOR APPROVAL TWO WEEKS PRIOR TO PLACING ANY CONCRETE. THE PERFORMANCE MIX SHALL INCLUDE THE AMOUNTS OF CEMENT, FINE AND COARSE AGGREGATE, WATER AND ADMIXTURES, AS WELL AS THE WATER-CEMENT RATIO, SLUMP, CONCRETE YIELD AND SUBSTANTIATING STRENGTH DATA IN ACCORDANCE WITH ACI 318-95, CHAPTER 5. REVIEW OF MIX SUBMITTALS BY THE ENGINEER OF RECORD INDICATES ONLY THAT INFORMATION PRESENTED CONFORMS GENERALLY WITH CONTRACT DOCUMENTS. CONTRACTOR OR SUPPLIER MAINTAINS FULL RESPONSIBILITY FOR SPECIFIED PERFORMANCE. ALL CONCRETE WITH SURFACES EXPOSED TO STANDING WATER SHALL BE AIR-ENTRAINED WITH AN AIR-CONTENT CONFORMING TO IBC TABLE 1904.2.1 2. REINFORCING STEEL SHALL CONFORM TO ASTM A615, GRADE 60, fy = 60,000 PSI. EXCEPTIONS: BARS SPECIFICALLY NOTED AS SUCH ON THE DRAWINGS SHALL BE GRADE 40, fy = 40,000 PSI. GRADE 60 REINFORCING BARS WHICH ARE TO BE WELDED SHALL CONFORM TO ASTM A706. REINFORCEMENT COMPLYING WITH ASTM A615(S1) MAY BE WELDED ONLY IF MATERIAL PROPERTY REPORTS INDICATING CONFORMANCE WITH WELDING PROCEDURES SPECIFIED IN A.W.S. D1.4.92 ARE SUBMITTED. WELDED WIRE FABRIC SHALL CONFORM TO ASTM A185. SPIRAL REINFORCEMENT SHALL BE PLAIN WIRE CONFORMING TO ASTM A615, GRADE 60, fy = 60,000 PSI. 3. CONCRETE PROTECTION (COVER) FOR REINFORCING STEEL ( ) SHALL BE AS FOLLOWS: FOOTINGS AND OTHER UNFORMED SURFACES CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH . . . . . . 3" FORMED SURFACES EXPOSED TO EARTH (i.e. WALLS BELOW GROUND) OR WEATHER BARS OR LARGER). . . 2" 4. FIBROUS REINFORCEMENT: POLYPROPYLENE FIBROUS REINFORCEMENT ("FIBERMESH", "GRACE FIBERS", OR EQUIVALENT) SHALL BE USED WHERE NOTED ON THE DRAWINGS. SUBMIT PROPOSED PRODUCT DATA AND SPECIFICATIONS TO THE ENGINEER FOR APPROVAL. ADD FIBERS TO THE CONCRETE MIX AND FINISH IN STRICT ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. 5. SEE CIVIL DRAWINGS FOR ALL GROOVES, NOTCHES, CHAMFERS, FEATURE STRIPS, COLOR, TEXTURE, AND OTHER FINISH DETAILS AT ALL EXPOSED CONCRETE SURFACES. 6. BONDING AGENT SHALL BE "CONCRESIVE STANDARD LIQUID" BY MASTER BUILDERS, INC. OR EQUIVALENT, AND SHALL BE USED WHERE NEW CONCRETE IS PLACED AGAINST EXISTING CONCRETE. PLACE IN STRICT ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS, INCLUDING PREPARATION OF EXISTING SURFACES. 7. NON-SHRINK GROUT SHALL BE FURNISHED BY AN APPROVED MANUFACTURER AND SHALL BE MIXED AND PLACED IN STRICT ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. GROUT STRENGTH SHALL BE AT LEAST EQUAL TO THE MATERIAL ON WHICH IT IS PLACED (3,000 PSI MINIMUM). General Concrete Paving Notes PREP COVER SHEET ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 03 CAMPUS AERIAL SCALE: NTS FUTURE INDEPENDENT LIVING BUILDING PROPOSED ASSISTED LIVING BUILDING PROPOSED REDMOND HIGH 176TH AVE CAMPUS ENTRY ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 04 CAMPUS MAIN ENTRY NE 108TH WAY 176TH AVE NE 176TH AVE NE NE 110TH WAY 176TH CIRCLE NE 176TH CIRCLE NE CAMPUS SITE PLAN SCALE: NTS FUTURE INDEPENDENT LIVING BUILDING PROPOSED ASSISTED LIVING BUILDING PROPOSED CAMPUS ENTRY ---PAGE BREAK--- CONCEPTUAL BUILDING ELEVATIONS CAMPUS LOOP ROAD RAISED LANDSCAPE PLANTER 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 05 WEST ELEVATION SOUTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” EXISTING GRADE AT STREET FRONT ENTRY STRUCTURE CONC-2 GARAGE ENTRY FRCP-1 HPL-1 EXISTING RESIDENTIAL NEW BEYOND NEW ASSISTED LIVING BUILDING ROOF 31’-8” LEVEL 3 21’-3/4” LEVEL 2 11’-3” LEVEL 1 0’-0” LEVEL P -10’-0” ROOF 31’-8” LEVEL 3 21’-3/4” LEVEL 2 11’-3” LEVEL 1 0’-0” LEVEL P -10’-0” FRCP-3 FRCP-3 MECH-1 FRCP-2 FRCP-2 MECH-1 FRCP-2 FRCP-4 FRCP-4 FRCP-3 MECH-1 HPL-2 SUNSHADE TRIM-1 MTL-1 W-2 W-1 MTL-1 W-2 W-1 W-1 FRCP-1 SUNSHADE TRIM-1 FRCP-2 MTL-1 W-2 FRCP-2 W-2 MTL-1 EXTERIOR BUILDING FINISH LEGEND FRCP-1 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM COLOR: NAVAJO BEIGE FRCP-2 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM COLOR: RICH EXPRESSO FRCP-3 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM PAINTED COLOR: SW 2803 ROOKWOOD TERRA COTTA FRCP-4 FIBER CEMENT LAP SIDING COLOR: KHAKI BROWN HPL-1 TRESPA METEON COLOR: ENGLISH CHERRY HPL-2 TRESPA METEON COLOR: FRENCH WALNUT TRIM-1 FRCP TRIM BOARD - 5.5” COLOR: TIMBER BARK MTL-1 PRE-FINISHED METAL PLATE PER DETAILS COLOR: AEP SPAN COOL METALLIC SILVER CONC-2 CAST IN PLACE CONCRETE WITH FORM LINER W-1 FIBERGLASS WINDOWS COLOR: BLACK W-2 ALUMINUM CLAD WOOD WINDOWS COLOR: BLACK MECH-1 4” LOUVERS COLOR: AEP SPAN COOL METALLIC COPPER SUNSHADE STEEL BAR GRATE COLOR: AEP SPAN COOL METALLIC COPPER ---PAGE BREAK--- CAMPUS LOOP ROAD ROOF 31’-8” LEVEL 3 21’-3/4” LEVEL 2 11’-3” LEVEL 1 0’-0” LEVEL P -10’-0” CONCEPTUAL BUILDING ELEVATIONS NORTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” EXISTING RESIDENTIAL NEW BEYOND NEW ASSISTED LIVING BUILDING ROOF 31’-8” LEVEL 3 21’-3/4” LEVEL 2 11’-3” LEVEL 1 0’-0” LEVEL P -10’-0” RAISED LANDSCAPE PLANTER RAISED LANDSCAPE PLANTER 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 06 FRCP-2 FRCP-1 EAST ELEVATION FRCP-3 FRCP-4 SUNSHADE TRIM-1 MECH-1 FRCP-2 W-1 W-2 MTL-1 FRCP-3 MECH-1 SUNSHADE TRIM-1 MECH-1 FRCP-3 MECH-1 FRCP-1 FRCP-3 FRCP-4 FRCP-2 TRIM-1 SUNSHADE MTL-1 W-2 CONC-2 EXTERIOR BUILDING FINISH LEGEND FRCP-1 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM COLOR: NAVAJO BEIGE FRCP-2 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM COLOR: RICH EXPRESSO FRCP-3 FIBER CEMENT PANEL SIDING - REVEAL SYSTEM PAINTED COLOR: SW 2803 ROOKWOOD TERRA COTTA FRCP-4 FIBER CEMENT LAP SIDING COLOR: KHAKI BROWN HPL-1 TRESPA METEON COLOR: ENGLISH CHERRY HPL-2 TRESPA METEON COLOR: FRENCH WALNUT TRIM-1 FRCP TRIM BOARD - 5.5” COLOR: TIMBER BARK MTL-1 PRE-FINISHED METAL PLATE PER DETAILS COLOR: AEP SPAN COOL METALLIC SILVER CONC-2 CAST IN PLACE CONCRETE WITH FORM LINER W-1 FIBERGLASS WINDOWS COLOR: BLACK W-2 ALUMINUM CLAD WOOD WINDOWS COLOR: BLACK MECH-1 4” LOUVERS COLOR: AEP SPAN COOL METALLIC COPPER SUNSHADE STEEL BAR GRATE COLOR: AEP SPAN COOL METALLIC COPPER RAISED LANDSCAPE PLANTER GREEN SCREEN UTILITY ENCLOSURE WOOD SLAT SCREEN UTILITY ENCLOSURE ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 07 EXISTING CAMPUS PHOTOGRAPHS CAMPUS RESIDENTIAL BUILDINGS ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 08 EXISTING CAMPUS PHOTOGRAPHS CENTRAL COURTYARD FITNESS BUILDING ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 09 EXISTING CAMPUS PHOTOGRAPHS INDEPENDENT LIVING ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 10 CONCEPTUAL LANDSCAPE PLANS SITE PLAN SCALE: 1” = 30’-0” ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 11 SCALE: NTS NORTH COURTYARD CONCEPTUAL LANDSCAPE PLANS ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 12 CONCEPTUAL LANDSCAPE PLANS SCALE: NTS SOUTH COURTYARD ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 13 PLANT SCHEDULE ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 14 PLANT SCHEDULE GROUND COVERS ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 15 PLANT SCHEDULE SHRUBS ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 16 PLANT SCHEDULE TREES ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 17 ROOF PLAN & SCREENING DETAILS ROOF PLAN SCALE: NTS SCREENING DIAGRAM SCALE: NTS SCREENED MECH AREA SCREEN LOUVERS; PAINT COPPER COLOR TO MATCH EYEBROW AWNINGS ELEVATOR OVERRUN ROOF ACCESS STAIR STAIR PARAPET EXTENDS TO ACT AS SCREENING FOR MECH EQUIPMENT STAIR PARAPET EXTENDS TO ACT AS SCREENING FOR MECH EQUIPMENT ELEVATOR OVERRUN ROOF ACCESS STAIR EYEBOW AWNING; LOUVER SCREENS TO MATCH COLOR EYEBROW AWNING EYEBROW AWNING 1/PG 18 2/PG 18 SCREEN LOUVERS; PAINT COPPER COLOR TO MATCH EYEBROW AWNINGS SCREEN LOUVERS; PAINT COPPER COLOR TO MATCH EYEBROW AWNINGS SCREENED MECH AREA ---PAGE BREAK--- 2 - ROOF SIGHT LINE NORTH SCALE: 1” = 20’-0” 1 - ROOF SIGHT LINE SOUTH SCALE: 1” = 20’-0” 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 18 ROOF SIGHT LINE STUDY ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 19 LEVEL P & 1 FLOOR PLANS SCALE: 1” = 30’-0” GARAGE PLAN SCALE: 1” = 30’-0” LEVEL 1 FLOOR PLAN ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 20 LEVEL 2 & 3 FLOOR PLANS SCALE: 1” = 30’-0” LEVEL 2 FLOOR PLAN SCALE: 1” = 30’-0” LEVEL 3 FLOOR PLAN ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 21 CONCEPTUAL PERSPECTIVES MAIN ENTRY ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 22 CONCEPTUAL PERSPECTIVES SOUTH WEST VIEW ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 23 CONCEPTUAL PERSPECTIVES NORTH EAST VIEW FROM 176TH EXISTING NORTH EAST VIEW ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 24 CONCEPTUAL PERSPECTIVES SOUTH EAST VIEW FROM 176TH ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 25 Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description 11 303-W1-LEDB1-3000-UNV-T4-DIM1 SINGLE N.A. 0.900 Cooper Invue #303-W1-LEDB1-3000-UNV-T4-DIM10-BK 3 PL1 EMM-F04-LED-E1-T3-8030 SINGLE N.A. 0.850 Cooper Invue #EMM-F04-LED-E1-T3-8030 3 RL10 SFC-5W-55LA-NW SINGLE N.A. 0.850 Philips GARDCO #SFC-5W-55LA-NW Calculation Summary Label Units Avg Max Min Avg/Min Max/Min Building Entry Illuminance Fc 1.98 3.8 1.2 1.65 3.17 Front Sidewalk Illuminance Fc 0.65 2.3 0.1 6.50 23.00 South Courtyard Illuminance Fc 0.30 2.1 0.0 N.A. N.A. Street Illuminance Fc 1.04 3.8 0.1 10.40 38.00 SITE PHOTOMETRIC ANALYISIS 1.2 1.8 1.9 1.5 1.8 1.9 1.7 2.1 2.9 3.8 3.6 2.4 1.8 1.5 1.3 1.2 1.2 0.4 1.4 1.3 0.3 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.8 1.7 2.3 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.1 0.2 0.3 0.0 0.0 0.1 0.2 0.6 1.2 0.0 0.0 0.1 0.3 1.0 2.1 0.0 0.1 0.2 0.9 2.0 0.1 0.2 0.5 0.8 0.0 0.0 0.1 0.2 0.2 0.0 0.0 0.1 0.5 0.7 0.6 0.3 0.1 0.1 0.1 0.1 0.3 0.2 0.4 1.2 1.9 1.9 0.1 0.1 0.1 0.2 0.5 0.5 0.4 0.2 0.2 0.1 0.1 0.2 0.3 0.5 0.7 0.9 0.8 0.9 0.1 0.1 0.1 0.2 0.3 0.5 0.6 0.8 0.9 0.8 0.7 0.6 0.5 0.3 0.2 0.1 0.2 0.4 0.6 0.8 1.4 2.8 3.8 3.7 2.5 1.9 1.5 1.2 1.1 0.3 0.3 0.3 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.3 1.4 1.7 1.8 1.7 1.4 1.3 1.0 0.6 0.3 0.2 0.2 0.4 0.6 0.9 1.3 2.0 2.7 2.8 2.4 2.0 1.6 1.2 1.0 0.8 0.6 0.3 0.2 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.4 0.8 1.4 2.1 2.1 2.4 2.3 2.3 2.2 2.0 1.5 0.8 0.4 0.2 0.2 0.4 0.6 0.9 1.2 1.6 2.2 2.4 2.4 2.1 1.7 1.2 1.0 0.7 0.5 0.3 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.4 0.5 0.6 0.6 0.5 0.5 0.4 0.5 0.8 1.6 2.2 2.4 2.6 3.0 2.6 2.5 2.1 1.7 0.8 0.4 0.2 0.2 0.4 0.7 0.9 1.2 1.6 2.0 2.2 2.2 2.1 1.7 1.3 1.0 0.7 0.6 0.3 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 1.1 1.2 1.2 1.1 1.0 1.0 0.9 0.9 1.5 2.2 2.2 2.2 2.0 1.6 0.7 0.3 0.2 0.2 0.4 0.7 0.9 1.2 1.5 2.0 1.7 1.3 1.0 0.7 0.5 0.3 0.2 0.1 0.2 0.2 0.3 0.4 0.5 0.5 1.7 2.0 2.2 2.3 2.1 1.7 1.7 1.2 0.9 0.9 1.0 1.0 1.0 0.9 0.7 0.4 0.2 0.1 0.2 0.4 0.6 0.8 1.1 1.4 2.1 1.7 1.2 0.9 0.7 0.5 0.3 0.2 0.2 0.4 0.6 0.8 0.9 1.0 1.1 1.0 2.3 2.5 2.6 2.4 2.2 2.1 1.3 0.6 0.3 0.2 0.2 0.2 0.3 0.6 1.1 1.6 1.7 2.0 2.1 2.0 1.7 3.1 2.7 2.3 2.1 0.3 0.7 1.4 2.1 2.2 2.4 2.4 2.4 2.3 2.1 1.5 1.5 2.2 2.5 2.8 2.8 2.6 1.8 2.3 DN UP ~ 12.5' GATE GATE POST (TYP) 13' GATE 6' CYCLONE 6' CYCLONE A31.02 4 600 Stewart St., Ste. 1400 Seattle, Washington 98101 Tel [PHONE REDACTED] Fax [PHONE REDACTED] SAZAN # 292-1661 ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 26 STREET LIGHTING 600 Stewart St., Ste. 1400 Seattle, Washington 98101 Tel [PHONE REDACTED] Fax [PHONE REDACTED] SAZAN # 292-1661 ---PAGE BREAK--- TYPE: WL-1 TYPE: PL1 TYPE: RL10 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 27 LUMINAIRE CUT SHEETS 600 Stewart St., Ste. 1400 Seattle, Washington 98101 Tel [PHONE REDACTED] Fax [PHONE REDACTED] SAZAN # 292-1661 ECM/EMM EPIC MEDIUM LED 1 - 4 LightBARs Solid State LED DECORATIVE AREA LUMINAIRE Invue SPECIFICATION FEATURES Construction TOP: Cast aluminum top housing attaches to cast aluminum mounting arm hub with four stainless steel fasteners. One-piece silicone gasket between mounting hub and top casting seals out moisture and contaminants. (See the mounting accessories section for a full selection of mounting arms. (Only these arms are compatible with the Epic luminaire). MIDSECTION: Continuous silicone gaskets seal lens to top casting and shade. The mid section features cast aluminum construction and stainless steel assembly. SHADES: Heavy gauge precision spun aluminum shades offer superior surface finish and consistency in form. DOORFRAME: Die-cast aluminum 1/8” thick door and doorframe seal to underside of shade with a thick wall continuous silicone gasket. Mounting hub ships attached to mounting arm. Optics Choice of twelve patented, high- efficiency AccuLED Optic™ technology manufactured from injection-molded acrylic. Optics are precisely designed to shape the optics, maximizing efficiency and application spacing. AccuLED Optic technology, creates consistent distributions with the scalability to meet customized application requirements. Offered Standard in 4000K 275K) CCT and nominal 70 CRI. Optional 3000K CCT, 5000K CCT and 5700K CCT. For the ultimate level of spill light control, an optional house-side shield accessory can be field or factory installed. The house-side shield is designed to seamlessly integrate with the SL2, SL3 or SL4 optics. Electrical LED drivers mount to die-cast aluminum back housing for optimal heat sinking, operation efficacy, and prolonged life. Standard drivers feature electronic universal voltage (120-277V 50/60Hz), 347V 60Hz or 480V 60Hz operation, greater than 0.9 power factor, less that 20% harmonic distortion, and is suitable for operation in -40°C to 40°C ambient environments. All fixtures are shipped standard with 10kV/10kA common – and differential – mode surge protection. LightBARs feature and IP66 enclosure rating and maintain greater than 95% lumen maintenance at 60,000 hours per IESNA TM-21. Occupancy sensor and dimming options available. Finish Housing is finished in five-stage super TGIC polyester powder coat paint, 2.5 mil nominal thickness for superior protection against fade and wear. LightBAR™ cover plates are standard white and may be specified to match finish of luminaire housing. Standard colors include black, bronze, grey, white, dark platinum and graphite metallic. RAL and custom color matches available. Consult Outdoor Architectural Colors brochure for a complete selection. Warranty Five-year warranty. TD500028EN 2015-11-02 15:38:12 The EPIC Collection delivers custom luminaire flexibility with high quality, yet availability expectations of standard specification grade product. The EPIC Collection can be dressed to suit any application. Recognizing evolving environmental and legislative trends, the EPIC Collection delivers world class LED optical and performance solutions to the decorative luminaire marketplace. DESCRIPTION S Y S T E M S C E R T I F I E D CERTIFICA TION D A TA UL/cUL Listed IP66 LIghtBARs LM79 / LM80 Compliant 2G Vibration Tested ISO 9001 ENERGY D A TA Electronic LED Driver >0.9 Power Factor <20% Total Harmonic Distortion 120-277V 50/60Hz, 347V/60Hz, 480V/60Hz -40°C Minimum Temperature 40°C Ambient Temperature Rating EPA Effective Projected Area: (Sq. Ft.) 0.94 SH IPPING D A TA Approximate Net Weight: 45 lbs. [20 kgs.] Catalog # Type Date Project Comments Prepared by Maximum Width 24-1/16" [611mm] Maximum Height 21" [533mm] See configurations for more detailed information. Maximum Width 24-1/16" [611mm] ECM Classical EMM Modern Maximum Height 20" [508mm] DIMENSIONS 62" [1575mm] Radius 12" [304mm] 2" [51mm] 54-3/16" [1376mm] BISHOP TWIN POLE MOUNT ARM VA6107 (Modern), VA6156 (Classical) Slipfits over 4" round straight pole, or 4" O.D. by 6" tall tenon. Weight: 37 lbs. E.P.A: 1.43 TAM TAMPA ORDERING INFORMATION SAMPLE NUMBER: TAM1041RS5BK Base Type Mounting Height (Feet) Shaft Size at Base (Inches) Wall Thickness (Inches) Shaft Type Luminaire Color Options (Add as Suffix) TAM=Tampa 10=10' 12=12' 14=14' 16=16' 18=18' 5=5" 1=0.156 2=0.188" RS=Round Straight SF=Straight Fluted 4=4" O.D. Tenon 1 5=3" O.D. Tenon AP=Grey BK=Black BZ=Bronze DP=Dark Platinum GM=Graphite Metallic GN=Hartford Green WH=White C=Provision for Convenience Outlet E=GFI Convenience Outlet G=Ground Lug NOTES: 1. Provides 4" tenon on 5" shafts or no tenon on 4" shafts allowing slip over of Epic Collection, Slide and Flite arm accessories. See individual product specifications for additional information. BASE HEIGHT: 30" BOLT CIRCLE: 8-1/2" Philips Gardco SlenderForm garage and canopy luminaire features high output LEDs and a sleek, yet powerful, low profile design. The thin 3" profile combined with LED high output performance make SlenderForm the ideal choice for exterior ceiling mount and canopy applications. SlenderForm luminaires also provide LED solutions for parking garage applications requiring higher light levels, including entrances, and for garage areas with high ceilings. Garage & Canopy SlenderForm Project: Location: Cat.No: Type: Quantity: Notes: Ordering guide Example: SFC-DIM-3-55LA-NW-120-NP-F Prefix Controls Distribution Wattage LED Color Voltage Finish NP Options SFC SlenderForm Ceiling luminaire SFCR1 SlenderForm Ceiling luminaire - recessed mounting - Standard Luminaire DIM2,3 0-10V Dimming MR3 Motion Response 3 Type III 5W Type V, Wide Distribution 5R Type V, Rectangular Distribution CD Concentrated Downlight 55LA 48 LEDs, 350mA 70LA 64 LEDs, 350mA 90LA 80 LEDs, 350mA 80LA 48 LEDs, 530mA 105LA 64 LEDs, 530mA 130LA 80 LEDs, 530mA NW Neutral White 4000K, 70 CRI CW Cool White 5700K, 75 CRI WW Warm White 3000K, 80 CRI 120 208 240 277 347 480 UNIV (120-277V) NP Natural aluminum paint F4 Fusing DL Diffusing Lens (reduces performance significantly) PCB4, 5 Button Photocontrol BX5, 6, 7 Bird Excluding Shroud JB5, 7 J-Box for Pendant Mounting SFC SFCR 1. Recessed Mount (Available in 55LA, 70LA, 80LA and 105LA LED Wattages only, 120V or 277V input only. 2. Luminaire includes 0-10V input wires for dimming control by a dimming system supplied by others. 3. Available in 120V through 277V (UNIV) input only. 4. 120V - 277V only. Specify actual input voltage. 5. Not available with recessed mount units. 6. Shroud is for Pendant mount only. 12" (30.48cm) minimum pendant length required. Pendant by others. Option is installed in the field only. 7. For rigid and swivel pendant mount. Pendants by others. SlenderForm Accessories (order separately) FS1R-100 Wireless Remote Programming Tool for WattStopper FS-211 Motion Sensor (for use with SFC-MR only.) SlenderForm_SFC_LED 09/15 page 2 of 4 SFC & SFCR SlenderForm LED luminaire Dimensions 16.10 3.00 4.50 9.37 8.44 15.17 6.00 6.75 6.00 8.44 Approximate Luminaire Weight 24 lbs 10.89 kg Surface mount top view 16.1" 40.894cm Surface mount side view Surface mount end view 9.37" / 23.8cm 8.44" / 21.44cm 3" / 7.62cm 4.5" / 11.43cm 6.75" / 17.145cm 6" / 15.24cm 15.17" 38.532cm 6" 15.24cm 8.44" 21.44cm Surface mount luminaires with motion response Motion Sensor Motion Sensor Module Location Motion Sensor Module 4.500 2.715 A=2.715" 6.896cm 4.5" 11.43cm A 15.08 20.00 + 2.00 19.50 16.00 20.45 15.00 19.50 Recessed mount bottom view Recessed mount end view Recessed Luminare Dimensions A 20.45" (51.943cm) B 16" (40.64cm) C 15" (38.1cm) D 19.5" (49.53cm) E 15.08" (38.3cm) F 20" (50.8cm) Minimum 23.4" (59.436cm) Maximum G 4.6” (11.684cm) H 0.7” (1.78 cm) A B C D D E F G H Mounts to drywall ceiling with wood supports. Not suitable for mounting in grid ceilings. Luminaire may be installed from above or below the ceiling. Luminaire is NON-IC and requires a 3" clearance from insulation in all directions. DESCRIPTION Catalog # Project Comments Prepared by Type Date SPECIFICATION FEATURES TD514008EN March 15, 2016 Lumière The Lumiere Eon LED 303-W1-LEDB2 is a compact, low profile, dimmable LED direct/indirect luminaire. The luminaire features full vertical adjustment (180°) for easy aiming and mounts directly to any wall or ceiling surface over a standard 4” square junction box. It is standard with a universal input LED driver (120 - 277V, 50/60 Hz). Dimming is achieved with a standard ELV, reverse phase dimming driver or an optional 0-10V dimming driver. 303-W1- LEDB2 may be used indoors or outdoors and carries an IP66 rating. Construction Head and back plate are precision machined from corrosion- resistant 6061-T6 aluminum. A universal mounting plate and one piece silicone key hole gasket is provided for adaption to junction box or surface. Stainless steel hardware is included. Mounting The luminaire mounts directly to a standard 4” square junction box. For further mounting information see technical notes section on page 2. Optical LightBARTM and optical assembly are sealed by a diffused, impact resistant tempered glass lens. The optical assembly is available in three distributions: T2 (lateral throw), T4 (forward throw) and T5X (Extra Wide Flood). Available in several color temperatures: 2700K, 3000K, 3500K, 4000K and TSAM (Amber). Both color temperature and distribution must be specified when ordering – see catalog logic for details. An edge-lit option is available. Electrical The 15.5W 303-W1-LEDB2 is standard with an ELV trailing edge phase dimmable driver that accepts a universal input (120-277, 50/60Hz). It will operate in -40°C to 50°C [-40°F to 122°F]. The driver incorporates surge protection. An optional 0-10V dimming driver is also available. Finish The luminaires are double protected by a RoHS compliant chemical film undercoating and polyester powder coat paint finish, surpassing the rigorous demands of the outdoor environment. A variety of standard colors are available. RAL and custom color matches available upon request. Luminaries can also be brushed with a clear coat finish. The LightBARTM cover plates are standard white and may be specified to match finish of luminaire housing (LCF). Warranty Lumiere warrants the EON series of fixtures against defects in material and workmanship for five years. Auxiliary equipment such as LED drivers carries the original manufacturer’s warranty. ORDERING INFORMATION Sample Number: 303-W1-LEDB2-2700-UNV-T2-DIM10-BK-EDGE-LCF NOTES: 1 Custom and RAL color matching available upon request. Consult factory for further information. 2 Add suffix in the order shown. 3 LCF option not available when WT (white) finish is selected. 4 DesignLights Consortium™ Qualified and classified for DLC Standard. Refer to www.designlights.org for details on exact qualified EON 303-W1-LEDB2 product as not all configurations are DLC classified. Series 4 Color Temperature Input Voltage Optics Dimming Finish 1 Options 2,3 303-W1-LEDB2 Head contains two Mini LightBARTM 2700=2700K 3000=3000K 3500=3500K 4000=4000K TSAM =Turtle Safe Amber (585-595nm) UNV=Universal 120-277, 50/60Hz T2=Type II, Lateral Throw T4=Type IV, Forward Throw T5X=Type V, Extra Wide Flood DIMELV=Trailing Edge Phase DIM10=0-10V Dimming Painted BK=Black BZ=Bronze CS=City Silver WT=White Premium Finish BA=Brushed NSS=Solid Stainless Steel EDGE=Edge lit glass lens LCF=LightBAR cover plate matches housing finish 5.9” 150mm C ER TIFIC ATION DA T A UL and cUL Wet Location Listed LM79 / LM80 Compliant ROHS Compliant IP66 Ingressed Protection Rated TEC HNIC AL DATA 35°C Maximum Temperature Rating External Supply Wiring 90°C Minimum 303-W1-LEDB2 EON LED APPLICATIONS: CEILING / WALL MOUNT DIRECT INDIRECT 4.6” 118mm +90º 4.6” 118mm 4.6” 118mm 0.75” 18.5mm -90º Optic Type Distribution Watts Delivered Lumens LPW CCT / Color CRI nom. / Wavelength T2 (Lateral Throw) 15.5 691 44 2700 95 1148 73 3000 75 802 51 3500 85 1265 81 4000 75 12.1 351 29 TSAM (Amber) 585-595nm T4 (Forward Throw) 15.5 647 42 2700 95 1075 69 3000 75 752 48 3500 85 1185 76 4000 75 12.1 329 27 TSAM (Amber) 585-595nm T5X (Extra Wide Flood) 15.5 778 50 2700 95 1293 83 3000 75 904 58 3500 85 1425 91 4000 75 12.1 396 33 TSAM (Amber) 585-595nm LUMEN MAINTENANCE LUMENS - CRI/CCT TABLE Ambient Temperature TM-21 Lumen Maintenance (72,000 Hours) TM-21 Reported L70(10k) (Hours) Theoretical L70 (Hours) 25°C > 94% > 60,000 365,000 40°C 50°C Model Line Voltage Current Draw 303-W1-LEDB2 120-277V, 50/60Hz 0.13A CURRENT DRAW Edge When specifying with the EDGE option, the diffuse glass lens is replaced with a thicker diffuse glass lens adding a visible line of light around the edge accentuating the luminaries’ aesthetics and styling. OPTIONS Edge Glow NOTES: 1 When the LCF option is selected use a lumen multiplier of .85 TECHNICAL NOTES A B C Luminaire Type Dimming Type Driver Dimensions in [mm] A B C 303-W1-LEDB2 DIMELV .98 [25.0] 3.36 [85.3] 1.49 [37.9] DIM10 1.18 [30.0] 3.49 [88.6] 1.64 [41.6] 1. Junction box size and depth is important when specifying product. Recommended junction boxes include 2-1/8” deep, 4” square weld/drawn Crouse Hinds part numbers TP403, TP434, TP494, TP196, TP395 or equivalent. Use with included universal mounting plate or with Crouse-Hinds part number TP480 or equivalent cover with similar fixture mounting locations. 2. The universal wall plate provided with all EON wall mount fixtures can be used with an outdoor rated two gang 30.5 cubic inch capacity outlet box. Cooper Crouse-Hinds part numbers TP7086 – TP7122 or equivalent. The universal mounting plate will attach with four 6-32 pan head/flat stainless steel screws (not provided). 3. Driver can be remote mounted in a junction box a max distance of 25 feet (voltage drop needs to be considered) or placed in the junction box behind the luminaire. 4. When specifying with the EDGE option, the diffused glass becomes thicker adding a visible line of light around the edge accentuating the luminaries’ aesthetics and styling. 5. If Luminaire will not be dimmed, the Luminaire must be ordered with DIMELV option, but does not have to be dimmed. 6. Driver Dimensions: ---PAGE BREAK--- 275 Fifth St. Suite 100 Bremerton, WA 98337 [PHONE REDACTED] EMERALD HEIGHTS CAMPUS EXPANSION PHASE II - ASSISTED LIVING BUILDING CITY OF REDMOND DESIGN REVIEW 100% 05.18.2017 28 MATERIAL AND COLOR BOARD MTL-1 FRCP-3 W-2 CONC-2 MTL-1 HPL-1 W-2 MECH-1 FRCP-3 FRCP-4 SUN SHADE TRIM-1 TRIM-1 FRCP-1 W-1 FRCP-2 HPL-1 HPL-2