2006-0997_SundquistSFR.pdf
CE
ITY OF DMONDS
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121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
Plan Review Comments – Planning Division
Plan Check #:
BLD-2006-0997 (First Review)
Project Name: Eric Sundquist New SFR
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Project Address: 9011 240 Street SW (Lot 4 of P-03-146/PRD-03-147, RS-8 Zone)
October 2, 2006
Eric Sundquist
Viking Properties
PO Box 1034
Lynnwood WA 98046
Phone: 425.670.2711 / Fax: 425.774.6315
Dear Applicant,
I have reviewed the above building permit application for the Planning Division and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
Height Calculations:
1. Please update height calculations once you determine which datum to use (two
are shown on the site plan – please pick one to use).
Fence:
2. Is there an existing fence on the property? If so, please include it on the site plan.
Fireplace:
3. The plans (specifically, the right elevation on page 6) show a fireplace but this bump-out
does not appear to be reflected in the site plan. Please revise/redline the site plan to make it
consistent with the plans.
Landscaping:
4. I looked through the PRD (Planned Residential Development) file and I have a few
landscaping questions – I apologize if these were already addressed with the plat improvements.
Please respond in writing.
Street Tree:
a. The approved PRD requires street trees to be planted on the front yard along the
street of lots 2-5. Is there an existing street tree in the front yard of Lot 4? Please show the
required tree (existing or proposed) on the site plan. Please refer to “Attachment 4,” the approved
Landscape Plan, for more details.
Rear Landscaping:
b. The approved PRD shows landscaping in the back yard of Lot 4 – was this
landscaping installed? If not, it was a requirement and needs to be shown on a landscape plan.
PRD Criteria:
5. I reviewed the approved PRD criteria and have a few design-related questions. I
realize that it is difficult for a project to meet all of the items in the PRD chapter - for example, this
design does not meet the minimum garage width (it should be less than half the width of the house) or
the prominent front entry, but it appears that the rest of the design criteria were left off this submittal.
Please review “Attachment 8” enclosed that was approved with the PRD. I’ve also enclosed the PRD
single-family design criteria from Edmonds Community Development Code (ECDC) chapter
20.35.060 for your convenience – this was the criteria that was reviewed with your PRD approval.
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Consistent Use of Materials:
a.The submitted plans are lovely in the front, but the materials are
not carried around the perimeter of the house. Consistent use of materials is a PRD requirement –
please refer to the house plan that was approved with the PRD (as well as ECDC 20.35.060.3)
and notice how this building permit application does not show similar shingles, 2x10 trim around
the perimeter, or some of the other details that were anticipated. Please distribute some of the
materials used in the front of the house all the way around the perimeter similar to “Attachment
8.”
Prominent Front Entry:
b. Please suggest a way to make the front entry more prominent. The
anticipated PRD design shows some windows on both sides of the front door – this would make
the front entry more prominent.
Pedestrian Walkway:
c. “Attachment 4” shows a pedestrian walkway (and also a split-rail fence
along the pathway) from the street to the porch. Please revise site plan to show the walkway as
anticipated in the PRD process (the existing site plan shows the walkway going from the front
entry to the driveway and not out to the street as anticipated).
Thank you for your cooperation. Please redline plans or submit three sets of revised plans/documents
(affected sheets only) with a written response to each of the above items. Please make all submittals to
the Development Services Permit Coordinator (Theresa Umbaugh) Monday through Friday, 9am to noon
or 1pm to 4pm. If you have any questions, please do not hesitate to contact me at (425) 771-0220,
extension 1778. I look forward to working with you on this project.
Sincerely,
CITY OF EDMONDS
Gina Coccia, Planner
ECDC 20.35.060 Single-family design criteria.
Because PRDs may utilize alternative bulk development standards in residential zones, the following
single-family design criteria are established to ensure that development of PRDs in single-family zones
will maintain a single-family character. Although the criteria listed here are not necessarily consistent
with every design characteristic of every single-family neighborhood in the city of Edmonds, the criteria
have been developed to create a reasonable single-family residential setting. The intent behind these
criteria is to ensure a high quality of design and construction for all buildings located in single-family
neighborhoods where development standards may be modified through the PRD process.
A. Building Design.
1. Characteristics of Single-Family Development.
a. To demonstrate a residential quality, single-family homes should have a strong
connection between the street and the house. This can be accomplished by providing a
pedestrian access or walk from the street to the front door or porch.
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b. From the street, the design should not emphasize the garage, but rather the human scale
and elements of design (this could include pedestrian entrances, windows, and details that are a
smaller, more human scale and texture).
2. Entries and Porches.
a. Porches contribute to the richness and warmth of a neighborhood, therefore houses should
have front porches consistent with the style and scale of the house and the neighborhood.
b. Main entries should be prominent and oriented to the street.
3. Materials. Materials should be used in a consistent manner on all sides of the house. In other words, do
not use several materials to enhance the front of the building but leave the sides and back unembellished.
4. Garages.
a. Garages facing the street or located at the front of a house should be no wider than one-
half the width of the house.
B. Site Design.
1. Retain Significant Features. Significant trees, topography and other environmental features as well as
historic or landmark structures should be retained and/or integrally included in the design of the project.
This might be done by designing homes that are multilevel to respond to the existing topography or
buildings which have an irregular footprint to preserve healthy significant vegetation.
2. Vehicular Access.
a. Driveway widths shall not exceed 20 feet at curb cuts. Curb cuts should never exceed this
width even if they provide direct access to a three-car garage.
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b. Shared driveways between adjacent homes are encouraged as a way to reduce the number
and size of curb cuts and impervious surfaces.
3. Garage Locations.
a. Homes should have a visually diminished garage front.
4. Landscaping and Buffering. Landscaping and buffering shall be consistent with the requirements of the
urban design guidelines.
5. Building Entrances.
a. Homes should have a dominant front porch and/or entry expression.
b. A separate pedestrian access should be provided from the sidewalk to the main building
entrance.
6. Open Space Requirements.
a. For PRDs with critical areas, separate open space tracts designated “critical areas open
space” should be created for their protection.
b. Usable open space shall be provided in accordance with ECDC 20.35.050(D).
7. Street Design.
a. Site design should include a residential neighborhood street design which includes
elements such as sidewalks on both sides, street trees and planting/parking strips.
b. Each residential lot should have at least one associated street tree planted in the parking
strip if present or in the front yard if not. \[Ord. 3465 § 1, 2003\].
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