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Site
Plan
The design of the remaining parcels at
Highland's Garden Village master plan strives to enhance the character
of the adjoining neighborhoods, and continues the architectural qualities
established by Buildings 'J' and 'K'. By respecting the internal street
grid established by the PUD master plan, and fronting the buildings
along West 38th Avenue, West 37th Place, and Wolff Street, the site
design maximizes the urban street presence, a quality desired in the
PUD. The pedestrian link originating at the historic Carousel Plaza is
continued Westward and links Buildings 'J', 'K', 'I', and terminates at
the anchor Building 'H', located at the Southeast corner of Wolff
Street and West 38th Avenue. This, along with the various pedestrian
circulation grids created, work independently and safely with
automobile circulation and provides pedestrian connectivity to all
residential areas to the South and West.
Visual impacts of parking lots are minimized by the use of generous
landscape and hardscape buffers, landscaped parking islands, trees, and
by avoiding single, expansive lots.
The loading dock and service area for Building 'H' will be fully
screened by incorporating a full-height masonry screenwall, articulated
to allow for vine growth, and to appear as an integral part of the main
building façade. Screenwalls will be acoustically treated as
required to minimize noise and vibration from service vehicles.
Building
Architecture
The architecture for buildings 'H',
'I', and 'L' offers consistency of urban character and complements,
without mimicking, buildings 'J' and 'K'. Each building provides for
prominent entries through the use of architectural canopies, material
and height changes. The entries for buildings 'I' and 'H' front along
the main pedestrian link, which terminates near the Historic Carousel
Plaza.
The facades allow for multiple storefront access points and a high
degree of transparency, in keeping with the PUD requirements.
All building facades offer consistency between each other,
but with variations including plane changes, strong emphasis of
structural bays and frames, recessed walls and windows, reveals,
articulated parapet copings, and color changes. All service area and
roof-top mounted mechanical units will be screened from view. All main
building entries will be oriented to maximize solar exposure, and avoid
North entries when possible.
Stormwater
Detention
Porous landscape detention areas
provide storm detention for water quality on the site, integrating
stormwater functions with the landscape. The detention areas are
shallow depressions located throughout the site, and they appear as
typical parking lot islands and medians, planted with turf and trees.
However, the specially designed soil filters stormwater by allowing
sediment and excess nutrients to remain behind while clean water
infiltrates through it. Conveying stormwater flows on the parking lot
surface and into these areas through openings in the curb allows them
to be only one foot deep.
The detention areas are large enough to accommodate not only the water
quality capture volume, but also the 2-year and 10-year storms. Volumes
greater than the 10-year storm will flow out of the basins and enter
the storm sewer system directly, as provided for in the drainage
report. They are also large enough to allow trees to remain undisturbed
when maintenance operations require replacement of the special soils
every decade or two.
There are 15 porous landscape detention areas located throughout the
site. They are connected to one another below grade by perforated pipe,
as well as to the storm sewers. At Building H, there are areas located
both north and west of the building, and within medians in the parking
area east of the building. They are also located around the perimeter
of the parking lot south of the building. There are two larger, more
linear areas on the north and south sides of the parking lot adjacent
to Building I.
Stormwater from the area around Building L is treated within a
detention pond within that sub-basin.
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