20-102338-Design Narrative-06-15-20-V1Lakehaven Water and Sewer District
Main Campus
Design Review Submittal
Date: 06.15.20
Statement of Architectural Design Intent: The proposed exterior building materials, finishes and colors reflect a modern
Northwest Dramatic architectural style. The exterior material pallet utilized for the new building facades for the
Lakehaven Main campus; consisting of a combination of brick masonry, vertical metal siding, precast architectural
concrete, architectural wall panels, exposed architectural concrete, aluminum storefront entrances and windows with
clear and tinted glazing, and standing seam metal roofing; this variation in use of materials provides a richness and blend
of textures, patterns and colors; and provides distinction between building elements of the exterior façade.
FWRC Chapter 19.115 Community Design Guideline
FWRC 19.115.050 Site Design: Refer to Architectural Site Plan, sheet G002.
(1) General Criteria:
(a) The Headquarters Administration building (primary building – HQ/ADM bldg B1) is oriented toward the existing
wetland and treed buffer area along the south eastern corner of the site. The main public building entrance directly
views this natural landscape.
(b) (c) Pedestrian plaza is located on the east and west sides of the HQ/ADM bldg B1, adjacent to main public and
employee building entrances. Landscaping, water feature, pedestrian scale lighting, flag poles, and seating areas with
benches are provided at the main entry plaza. Landscaping, pedestrian scale lighting and seating area with tables and
chairs and benches are provided at the employee plaza.
(d) The overall campus design is unified by all the new buildings and structures reflecting the modern Northwest
Dramatic architectural style with similar design elements, details, materials, colors and finishes.
(e) (f) (g) Access control to site and buildings are provided design. Perimeter site fencing, vehicle security gates, and
security system with cameras are provided for the west portion of the campus not accessible to the general public. The
east portion of the site, public accessible areas, include the following design elements to prevent crime; illuminate
pedestrian plaza areas, building entrances and parking lots, cared-for and well-maintained landscaping for clear visibility
to surrounding outdoor spaces, exterior signage, outdoor furnishings at plaza area to reflect used spaces and ownership.
Building security includes access control system, security system with cameras.
(2) Surface Parking Lots:
(a) Site landscaping areas provide at the Lakehaven Campus. Landscaping islands provided at parking lots. Refer to
landscape plans.
(b) Pubic and visitor looped parking area designated on site plan. Directional signage will be installed.
(c) The primary entrance and driveway from 1st Ave South are shared with Fire Department. Pedestrian circulation
pathway from public ROW to HQ/ADM bldg B1 is provided.
(d) N/A
(e) N/A
(3) Parking Structures: N/A
(4) Pedestrian Circulation and Public Spaces:
(a) (c) Building entrances are clearly visible and recognizable from the parking lot. Illuminated, accessible, pedestrian
concrete sidewalks connect parking areas to plaza and building entrances. Pedestrian accessible concrete sidewalk
connects HQ/ADM bldg B1 to public ROW at 1st Ave South. Pedestrian concrete sidewalk along the SW 316th Street
(private roadway) connects to a north/south concrete sidewalk providing continuous pathway connecting to HQ/ADM
bldg B1, dumpster enclosure and existing north parking lot; this pathway is for employees only and not access to the
public, located within the security fence Lakehaven operations of the site.
(b) Pedestrian pathways are concrete sidewalks and concrete paving when crossing asphalt vehicle drivelanes. Concrete
surface has a textured broom finish.
(d) Bike racks are provided at the public east plaza and the employee west plaza areas.
(e) Outdoor furniture, benches, pedestrian scale lighting, flag poles, signage is incorporated into outdoor site design at
plaza areas.
(f) N/A
(5) Landscaping: Site landscaping and irrigation system provided for Lakehaven Campus. Parking lots include landscape
islands. Water feature provided in landscape area adjacent to main entry plaza for HQ/ADM bldg B1. Refer to Landscape
drawings.
(6) Commercial Services and Institution Facilities:
(a) Loading and delivery areas, trash and recycle enclosure is located within the fenced service yard area (western
portion) of the Campus. Vehicle staging areas (loading, delivery) located adjacent to bldg B2 and bldg B4. Trash and
recycle bins are located within enclosure with masonry walls, roof and swinging gates. Materials used for enclosure
same as buildings on Campus. Refer to architectural drawings A803 and A804.
(b) Utility rooms provided at each building. Generator located on site is enclosed (screened) by structure with walls and
roof (Refer to architectural drawings A801 and A802). Other utilizes located on site will be screened with
landscaping, solid fencing or walls.
(7) Miscellaneous Site Elements:
(a) Site lighting is provided for all loading, delivery, parking lots, building entrances, pedestrian plaza areas and
circulation pathways. Refer to site lighting plans.
(b) N/A
FWRC 19.115.060 Building Design: Refer to Architectural drawings.
(1) General Criteria:
(a) The topography of southern undeveloped area of site to be altered to compliment the topography of the northern
developed portion of the site; allowing storm system and vehicle roadways to extend to the south portion of the
site. The roadway and storm system at the southeast corner of the site abutting the wetland buffer area; the altered
topography generally takes advantage of the existing site contours.
(b) The HQ/ADM bldg B1 is sited to provide views from the main public building entrance and main entry plaza to the
southeast wooded wetland area.
(c) Materials and design features match the primary HQ/ADM bldg B1. Refer to civil drawings for the concrete retaining
wall for bioretention swale located at southeast portion of site abutting wetland buffer area.
(2) Building façade Modulation and Screening:
HQ/ADM Bldg B1:
(East Façade): (2) Options utilized. Façade modulation and pedestrian plaza. Main Entry Plaza = 1,530 sf.
(South Façade): (2) Options utilized. Façade modulation and Type I landscaping (solid screen) at south property line.
Building is setback from south property line by 86’.
Bldg B2:
(South Façade): (2) Options utilized. Façade modulation and Type I landscaping (solid screen) at south property line.
Building is setback from south property line by 62’.
(West Façade): (2) Options utilized - Façade modulation (wing walls, colonnade, canopy) and Type I landscaping
(solid screen) along west property line. Building is setback from west property line by 80’. These design methods
proposed for consideration in accordance to FWRC 19.115.100 (5). Refer to design narrative included for FWRC
19.115.100 (3).
(3) Building Articulation and Scale: (building facades visible from public ROW)
HQ/ADM Bldg B1:
(East Façade): Articulation and accessory elements; setbacks, overhangs, projections, bays, reveals, material
variation (color, texture, pattern), canopies, window shadow box trim, window sunshade blades, steel channel
lintels at masonry window openings and precast architectural concrete coping. Landscaped pubic plaza.
(4) Methods to Reduce Building Massing:
HQ/ADM Bldg B1:
Overall building massing broken up into smaller forms and roof lines. The central rotunda (setback from exterior
walls) is primary design element. Roofs are sloped at 2:12 pitch (low-slope) reducing roof height and the roof
massing. Building is setback from south property line by 86’ (20’ required setback); the increased setback distance
reduces impacts to adjacent parcel.
Bldg B2:
Single-story building. Roof is sloped at 2:12 pitch (low-slope) reducing roof height and the roof massing. Building is
setback from south property line by 62’ (20’ required setback) and from the west property line by 80’ (20’ required
setback); the increased setback distance reduces impacts to adjacent parcel.
FWRC 19.115.070 Building and Pedestrian Orientation: Refer to Architectural drawings.
(1) Building and Pedestrian Orientation:
(a) The HQ/ADM bldg B1 is oriented towards 1st Ave South (ROW), the main public entry and entry plaza is located on
east side of the building facing the ROW. Landscaping with water feature, site furnishings are incorporated into the
entry plaza design.
(b) Main public entry and entry plaza located at east side of building to optimize pedestrian access and use.
(c) N/A
(d) West portion of site is not accessible to the public. Enclosed fenced service yard surrounding buildings B2, B3 and
B4. No public functions or activities in Buildings B2, B3 and B4.
FWRC 19.115.080 Mixed-Use Residential Buildings in Commercial Zoning Districts:
(1) N/A
(2) N/A
(3) N/A
(4) N/A
(5) N/A
FWRC 19.115.090 District Guidelines:
(1) N/A
(g) Wetland and landscaped buffer area located between public ROW (1st ave South) and HQ/Adm bldg B1. Landscaping
area with water feature and outdoor plaza provided along east side of building B1. Parking is dispersers to all sides of
building B1. Parking allowed at front of building B1 in accordance to 19.115.100 (2) and 19.115.090 (1) (a).
(h) Parking stall rows have maximum of 10 adjacent stalls between landscape islands.
(i) 6-foot-wide concrete sidewalks provided onsite connecting buildings, parking areas and public ROW.
(j) Site LED light fixtures are 30 feet ht and include cutoff shields. Refer to site lighting plan sheet E002. Refer to FWRC
119.115.100 (7) design narrative.
(k) HQ/ADM bldg B1 the main public building entrance is located on east side of building and incorporates outdoor
plaza, landscape area with water feature, site furnishings and benches, 12’ ht pedestrian scale site lighting and flag
poles.
(n) N/A
(o) Building B3 is screened from public view by the HQ/Adm bldg B1; building B3 is located within the west service yard
(back yard).
(p) Continuous type I (solid screen) 20 ft wide landscape area along south and west property lines are provided to screen
views to adjacent residential zone. Building are setback (minimum 62’ setback) from property lines exceeding minimum
zoning requirements (20’ required setback). Building height is limited to 30’ ht (midpoint of sloped roofs). 6’ ht
perimeter chain link fence with privacy slats installed along property line.
(q) Buildings are single-story and two-story and designed with base and top sections. The base section primary brick
masonry capped with precast architectural concrete (belt course). Architectural elements include window trim,
materials, texture and color variations, roof overhangs and canopies. Low sloped roofs (2:12 pitch), gable and shed roof
forms with standing seam metal roofing.
(r) Architectural elements such as entry canopies, projecting bays, exterior deck, sloped roof forms and window and
door articulation incorporated into building design.
(2) N/A
(3) N/A
(4) For all Residential Zones:
(a) Nonresidential Uses. Subsections (1) g through k, n through r of section apply.
(b) N/A
(c) N/A
(d) N/A
FWRC 19.115.100 Institutional Uses:
(1) FWRC 19.115.050, 19.115.060 and 119.115.070. Narratives provided in sections above.
(2) FWRC 19.115.090 (1) (a) (b) (e) (f) (h) (i)
(a) Parking provided at all sides of HQ/ADM bldg B1; pedestrian pathways provide connection to public ROW (1st ave
South), parking lot areas, building entrances and outdoor plaza spaces.
(b) The main building entrance for HQ/ADM bldg B1 faces towards public ROW (1st Ave South). The roof canopy, curved
glazed wall, plaza space with flag poles clearly identity the primary public building entrance.
(e) Tinted glass (bronze colored) is utilized for the curved glass wall at main public entrance to distinguish itself from
other window glazing and provide a uniqueness and prominence to the main public entrance of the building.
Refer to Material Color and Finish board submitted.
(f) Architectural metal fence (dark bronze color) will be used at east side of service yard separating the public accessible
site area to Lakehaven service yard (west secure portion of site). Chainlink fence (dark bronze, vinyl-coated mesh, with
privacy slats and powder-coated poles). Refer to architectural site plan sheet G002 for fence locations and fence type
callouts.
(h) Parking stall rows have maximum of 10 adjacent stalls between landscape islands.
(i) 6-foot wide concrete sidewalks provided onsite connecting buildings, parking areas and public ROW.
(3) Only applicable to Building B2 (west façade). Applied design features: Continuous type I (solid screen) 20 ft wide
landscape area along south and west property lines are provided to screen views to adjacent residential zone. Building
B2 is setback by 80’ from west property line exceeding minimum zoning requirements (20’ required setback). Building
height is limited to 30’ ht (midpoint of sloped roof); low-slope gable roof form (residential roof form). Enhanced
articulated west building façade: Canopy and colonnade (steel columns with base concrete plinths) for full length of
buildings west elevation provides visual depth, scale reduction, articulation and detail to the façade. Sectional doors
have glazing panels with repeating artistic pattern (representing NW peaks and valleys). Exterior walls have lower base
section (brick masonry) and upper section (vertical metal siding); different materials providing variation in color and
texture. The 6’ ht perimeter chain link fence with privacy slats installed along property line provides visual screening.
These alternate methods proposed for consideration in accordance to FWRC 19.115.100 (5).
(4) Buildings primary roofs have low-slope (2:12 pitch) gable and shed roof forms. Building B1 has multiple roof planes.
The central Rotunda is the feature design element for HQ/ADM bldg B1; multi-sided form with sloping roof and spire.
Buildings roofs extend past exterior walls providing wide eaves and rake ends; outlook beams expressed at rake ends.
Shaped facia and rake metal flashing profiles are provided at roof edges.
(5) Alternate Methods: Building B2 (west façade); Canopy with arcade full length of buildings west façade.
Landscaping area (type I) solid screen along south and west property lines (20’ width). Additional design features
described above. The simple rectangular building form reflects the primary function and use of facility (enclosed parking
for the large utility vehicles; providing weather protection, visual screening and security); the west façade is articulated
and detailed to provide smaller scaled building elements, variation in material colors, finishes, textures and patterns.
The material Color and Finish scheme reflected Northwest Dramatic style complimenting the primary HQ/ADM bldg B1.
(6) The existing natural wetland area at southeast corner of site will be preserved and the buffer area enhanced.
(7) Site light poles are 30’ in height. Refer to site electrical drawings for layout and details. Light fixtures include cutoff
shields.
FWRC 19.115.105 Self-Service Storage Uses: N/A
FWRC 19.115.110 Design Criteria for Public Space: N/A
FWRC 19.115.115 Design Criteria for Residential Open Space: N/A
FWRC 19.115.120 Design for Cluster Residential: N/A