DRC20140012_BelmarkHomes.pdf
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DSD: PD
Pre-Applictioneetin
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21-lot P
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Proposed Use
21-lot PD
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General Development Standards for the Zone
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7.5 feet
15 feet
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The building pads shall occupy a maximum of 21% of the net buildable area. Net
buildable area means the total area of property minus right of way area in accordance
with Edmonds Community Development Code.
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Environmental Regulations
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Requirements for PRDs
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A landscaping plan prepared per ECDC 20.13is required for the ADB’s review.
Retaining as many existing trees as possible is encouraged – a report from a certified
arborist is required describing the health of all the trees on the site. The report needs
to include a description of how they will be protected during construction and how
they will be maintained in the future. The contract rezone R-97-28 also requires
landscaping at both entrances to the PRD. The site plans submitted for the pre-app
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Avenue side of the development.
did not include any landscaping on the 80
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The proposal appears to meet basic safety requirements for traffic circulation and an
interior sidewalk is shown to connect the lots to the street. Connecting the walk to
individual porches would improve pedestrian access.
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The home designs proposed for the PRD will be reviewed and approved by the ADB
to ensure compliance with the criteria in ECDC 20.35.060. Use of low impact and
‘green’ building techniques is encouraged.
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Proposed setbacks were not shown on the plans submitted for the pre-app. Depending
on what set backs are proposed, there may be other requirements for a perimeter design
(see Perimeter Design below).
Structural lot coverage for the RS-8 is 35%. As noted above the contract rezone also
limits development of building pads on the site to a maximum of 21% of the net
buildable area.
The site contains steep slopes and many mature trees. It appears that the slope and
trees along Olympic View Drive will be protected with a critical area track.
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It does not appear that common parking facilities are not proposed. Each lot will be
required to provide to off-street parking spaces.
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(see Section 4 below four
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The contract rezone R-97-28 requires a connection between 80Avenue West and
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Olympic View Drive. The proposal has a connection between 80 Avenue West and
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Olympic View Drive with an emergency connection connecting the 184 Street
extension and the road to be constructed with the plat. This connection should allow
for pedestrian and bicycles to pass through.
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Use ofalternative materials like pervious pavement or grasscrete and other LID
techniques would reduce impervious surfaces. It appears that a shared driveway
may be proposed for Lots 13 and 14 through Tract 993; however Tract 993 is
identified as an open space tract.
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It does not appear that common open space or recreational facilities are proposed.
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The slopes and trees on the subject property are most of the significant natural
features on the site. There is also a small wetland on the property. Under previous
permitting, there appears to be a difference of opinion about whether the wetland
was an exempt wetland as described in ECDC 23.50.040.I. The exempt status of this
wetland will be reevaluated during the review process for the plat/PRD and should
be retained if possible.
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The PRD will have to meet all existing code requirements for stormwater, utilities,
fire protection and the like.
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Proposed setbacks were not shown on the preapplication materials. If reduced
setbacks are proposed, a perimeter buffer of 15-feet will be required. Note that if a
buffer is proposed, the buffer and open space requirements cannot overlap.
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With a total area of 215,606 square feet, 21,560.6 square feet of open space will be
required. The preliminary plans submitted with the preapplication materials
indicated 32,482 square feet of open space in the Tract Data notes; however, the
square footage on the tracts do not match those in the Tract Data notes and one of
the tracts counted as open space appears to be a shared driveway. Excluding the
shared driveway and correcting the square footage for the identified open space
tracts yields 24,626 square feet. While this total is more than the required 21,560 it
is not likely all of the identified area could count towards the usable open space
requirement. As noted above landscape buffers and critical areas (except for trails)
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cannot count towards the usable open space requirement. If setbacks are reduced, a
perimeter buffer will be required, but the preliminary plans do not indicate if
setbacks would be reduced through the PRD process. Additionally, the majority of
the site in some critical area category, primarily potential landslide hazard area
(slopes 40% and greater) and erosion hazard (slopes 15 – 40%). Tract 996 has slopes
greater than 40% over most of the tract and the northwest corner of Tract 997 also
contains slopes in access of the 40%. Pursuant to ECDC 20.35.060.B.6 these areas
cannot be counted towards the open space requirement. Alsoany areas identified as
erosion hazard could not be counted towards the usable open space either.
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Planned Residential Development & Plat Processes
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Fees
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