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INSIGHTENGINEERING ErRING CO.
June 1, 2015
City of Edmonds
Planning Department
121 5"' Avenue N
Edmonds, WA 98020
(425) 771-0220
Re: Wilson SP/ Planned Residential Development
Submittal for Pre -Application Review
IECO No. 15-0713
To Whom it May Concern:
This letter serves to address how Wilson SP meets the City of Edmonds Code 20.35.050 -
Decision Criteria for PRDs. The requirements are given below, and we responded to them in
italics.
A. Design Criteria. The project must comply with the city's urban design guidelines set forth
in subsection (A)(1) of this section and provide two or more of the results set forth in
subsections (A)(2) through (A)(5) of this section.
We comply with these requirements as we describe below.-
1.
elow:
1. Architectural design consistent with the city's urban design guidelines for multifamily
projects or ECDC 20.35.066 for single family projects for the design, placement,
relationship and orientation of structures.
Homes will have warm welcoming entries and porches consistent with the style and scale
of the homes in the neighborhood in order to contribute to the richness and warmth of a
neighborhood design. Garages facing the street or located at the front of the homes will
be no wider than one-half the width of the house. Main entries will be prominent with
consistent materials and oriented to the street with f °iendly pedestrian access.
2. Minimize the use of impervious surfacing materials through the use of alternate
materials or methods such as grasscrete or shared driveways:
Our proposal utilizes shared driveways and removes one point of access to public streets
minimizing the use of impervious surfacing materials.
B. Public Facilities. The PRD shall be served by adequate public facilities including streets,
bicycle and pedestrian facilities, fire protection, water, stormwater control, sanitary
sewer, and parks and recreation facilities.
All typical city infr•astriticture are available to the project.
C. Perimeter Design. The design of the perimeter buffer shall either:
1. Comply with the bulk zoning criteria applicable to zone by providing the same front,
side and rear yard setbacks for all lots adjacent to the perimeter of the development
or;
2. In addition to the setback required by the underlying zone (see ECDC 20.35.040(B)),
provide a landscape buffer, open space, or passive use recreational area (hereafter
"buffer"). The depth of the buffer shall be at least equal to the depth of the rear yard
setback applicable to the zone; provided, that where the exterior lot line abuts a public
roadway, the buffer shall be at least equal to the depth of the front yard setback
required by the zone. The depth of the buffer shall be at least equal to the depth of the
rear yard setback, applicable to the zone; provided, that where the exterior lot line
abuts a public way, the buffer shall be measured perpendicular to the boundary of the
exterior property line setback. If such a buffer is provided, interior setbacks may be
flexible and determined in accordance with ECDC 20.35.030.
Pursuant to ECDC 20.35.030, no perimeter buffers are required
D. Open Space and Recreation.
Not applicable - our proposal is for less than five lots.
20.35.060 Single-family design criteria.
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.
Wallm,ays from the street to the front porch are provided.
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).
With the exception of one of the existing homes, garages are set back fr-om the
home,fa(ade providing a warm, prominent entrance with inviting porches and
windows, providing warmth of the design.
PO Box 1478 m Everett, WA 98206 o Phone: (425) 303-9363
Fax: (425) 303-9362 ® Email:info@insightengineering.net
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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.
Significant porches are provided adding the ambiance of the development.
b. Main entries should be prominent and oriented to the street.
Entries on the existing homes face the street and on new homes ivill face the
shared driveway.
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.
Wood or hardi plank will be used on all sides of the proposed homes.
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.
The garage doors will take up less than one half the width of the home.
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.
The vegetation on this site will be served i4,here possible.
2. Vehicular Access.
a. Driveway widths shall not exceed 20 feet at curb cuts. Curb cuts should never
exceed this width even if the provide direct access to a three -car garage.
Driveway widths in this proposal do not exceed 20 feet at curb cuts.
b. Shared driveways between adjacent homes are encouraged as away to reduce the
number and size of curb cuts and impervious surfaces.
We are utilizing shared driveways in this proposal.
PO Box 1478 m Everett, WA 98206 ® Phone: (425) 303-9363
Fax: (425) 303-9362 ® Email:info@insightengineering.net
3. Garage Locations.
a. Homes should have a visually diminished garage front.
Garage, fronts are set back from the home front adding depth and a visually pleasing
aesthetic.
4. Landscaping and Buffering. Landscaping and buffering shall be consistent with the
requirements of the urban design guidelines.
External landscaping is provided.
Building Entrances.
a. Homes should have a dominant front porch and/or entry expression.
Dominant fi-ont porches and entry expression are provided
b. A separate pedestrian access should be provided from the sidewalk to the main
building entrance.
Pedestrian access is provided to each home fi°om the sidewalk to the main building
entrance.
6. Open Space Requirements. —Not applicable per ECDC 2.35.050(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.
Not applicable, but street trees (ire provided.
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.
Street trees are provided.
Please feel free to contact me with any questions or comments you may have.
Sincerely,
Laurey Tobiason,
Project Planner
PO Box 1478 ® Everett, WA 98206 ® Phone: (425) 303-9363
Fax: (425) 303-9362 ® Email: info@insightengineering.net