EMU Revised.pdfPERSPECTIVE VIEW FROM 72ND AVENUE WEST
PROJECT NARRATIVE:
THIS PROJECT PROPOSES TO CONSTRUCT A NEW 4 UNIT APARTMENT BUILDING ON A LOT ZONED RM-1.5 CURRENTLY OCCUPIED BY A SINGLE FAMILY RESIDENCE. THIS DESIGN SEEKS TO ADD AFFORDABLE MARKET RATE
HOUSING FOR NEARBY EDMONDS COMMUNITY COLLEGE. IT PROPOSES (2) 2-BEDROOM UNITS ON THE GROUND FLOOR WHICH WILL BE ACCESSIBLE AND (2) 3-BEDROOM UNITS AT THE UPPER FLOOR. IT PROVIDES OFF-STREET
PARKING IN A SURFACE LOT WITH THE REQUIRED NUMBER OF SPACES FOR THE UNITS. THE PROJECT IS DESIGNED IN A NORTHWEST CONTEMPORARY STYLE WITH A VARIETY OF MATERIALS. THE OVERALL DESIGN OF THE
PROJECT CREATES AN ENHANCEMENT TO THE CHARACTER OF THE CITY OF EDMONDS IN AN AREA WHERE MORE DENSITY IS NEEDED AND EXISTING PARCELS ARE IN NEED OF REDEVELOPMENT. THE PROJECT RETAINS A
RESIDENTIAL SCALE WHILE MORE FULLY UTILIZING THE UNDERLYING ZONING FOR GREATER DENSITY OF HOUSING.
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VICINITY PLAN - AERIAL VIEW
N.T.S.
THE SITE IS LOCATED IN AN AREA THAT IS NEARLY FULLY DEVELOPED. ONE PARCEL TO THE WEST OF THE SITE IS UNDEVELOPED.
THERE ARE NO KNOWN ENVIRONMENTALLY CRITICAL AREAS WITHIN THE 200' RADIUS OF THE SITE OF THIS PROPOSAL THAT WOULD
PROHIBIT THIS DEVELOPMENT.
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Construction of 4-Unit apartment building at 20904 72nd Ave West, Edmonds, WA 98026
Edmonds Community Development Guidelines applicable to project from ECDC Chapter 16.30
Project Statistics:
Permitted Primary Use
16.30.010 - A-1: Multiple Dwellings
16.30.030 - Site Development Standards
Site Area:
7798 SF
Zoning:
RM-1.5 Multiple Residential
Minimum Lot Area per Dwelling Unit:
1500 SF per Unit ( 6000 SF Min, for a 4-Unit building)
Minimum Street Setback
115 feet
Minimum Side Setback
10 feet
Minimum Rear Setback
15 feet
Maximum Height
25 feet
Maximum Coverage
45%
Design Review per ECDC 20.10 and 20.11:
General Review Type 1 Staff Decision
Parking Requirements per ECDC 17.50
Parking Required: 1.8 stalls per 2 bedroom unit. 2.0 stalls per 3 bedroom unit
8 Parking stalls including one van accessible stall
Edmonds Community Development Guidelines applicable to project from ECDC Chapter 20.11.030
Criteria met in Project:
A. Building Design. No one architectural style is required. The building shall be designed to comply with the
purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All
elements of building design shall form an integrated development, harmonious in scale, line and mass. The
following are included as elements of building design:
The Project seeks to balance the need for additional housing and a small lot condition. It also seeks to
add variety which is a hallmark of good neighborhood design through the introduction of more
contemporary style of architecture.
1. All exterior building components, including windows, doors, eaves, and parapets;
The project employs a variety of carefully considered elements to create an exterior that possesses
interesting massing proportion and material expression
2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the
character of the area;
Proposed colors have been chosen to respond respectfully to neighboring developments and to be
consistent with similar Northwest Contemporary style development
3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from
view from the street level;
Mechanical equipment will be located to the side and rear of the building and screened with low fencing
to minimize visual impact
4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of
this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire
building. All elements of the design of a building including the massing, building forms, architectural details and
finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous.
The roof and building massing have been modulated through elements of design that create facades with
character and proportion. The entry is minimally but clearly indicated. The materials are varied and
complementary.
a. In multifamily (RM) or commercial zones, selections from among the following or similar features are
appropriate for dealing with this criterion:
See criteria listed below for specific design elements
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i. Windows with architectural fenestration;
Windows create a pleasing exterior with a variety of opening sizes and types.
ii. Multiple rooflines or forms;
Roof lines are restrained but varied through form and material expression
iii. Architecturally detailed entries;
Entry denoted with custom address
iv. Appropriate landscaping;
Landscape design to enhance the neighborhood character and fit with existing context as well as provide
a buffer adjacent to parking and trash enclosure areas.
v. The use of multiple materials;
Multiple materials utilized to enhance the building exterior
5. All signs should conform to the general design theme of the development.
The address at the entry represents the only signage on the project. It is expressive of the style of the
design while still conforming to the guideline of being appropriately scaled and understated.
B. Site Treatment. The existing character of the site and the nearby area should be the starting point for the
design of the building and all site treatment. The following are elements of site treatment:
The existing site has a single family residence with limited to non-existent landscape development. The
site design will seek to remedy that condition through integrated landscape design per the city standards
1. Grading, vegetation removal and other changes to the site shall be minimized where natural beauty exists.
Large cut and fill and impervious surfaces should be avoided.
Site development has focused on creating a pleasing overall landscape. The building and its required
parking as well as the frontage improvements will be impervious. The lower level units will require a
private outdoor space that will add some additional impervious. No substantial grading is to occur as a
result of this project. Efforts during construction to preserve the trees on neighboring sites will also serve
to retain the existing natural beauty in the area.
2. Landscape treatment shall be provided to enhance the building design and other site improvements.
The site will be developed as a designed landscape to enhance the street and integrate the new building
into its surroundings.
3. Landscape treatment shall be provided to buffer the development from surrounding property where
conflict may result, such as parking facilities near yard spaces, streets or residential units, and different
building heights, design or color.
A buffer of trees as well as fencing will screen the parking facilities from adjacent properties.
4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar
devices.
New parking with curb and gutter and new sidewalk with curb and gutter per city standards along the
frontage on 72nd Ave West will provide protection for the new landscaping.
5. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or
fences or walls which are compatible with natural materials.
Fencing along the edge of the property is present to the north and south.
6. All screening should be effective in the winter as well as the summer.
Landscape design specifies planting that will provide effective year round screening
7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for
planting in areas unsuitable for plant growth.
Wood mulch will be used as part of the landscape design in the planting beds as a ground cover
8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be
avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns
shall be compatible with the overall design theme.
All exterior lighting will comply with the requirements of site lighting regulation within the City of Edmonds
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C. Other Criteria.
1. Community facilities and public or quasi -public improvements should not conflict with the existing and
planned character of the nearby area.
Sidewalk will continue that which is established to the north of the property per city standards.
2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus
shelters, planters, traffic signs and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage
cans) should be compatible with the existing and planned character of the nearby area. [Ord. 3636 § 2,
20071.
Fire hydrant at northeast corner of site will be integrated into new sidewalk. Garbage and Recycling will
be screened within the enclosure that is required. It will integrate with the overall architecture of the
proposed building in materials and detail. It will be provided with a landscape buffer of not less than 4' in
width where it abuts the R. 0. W. and adjacent property to the north.
Edmonds Comprehensive Plan - General Design Objectives
Project Design Objective Compliance
Design Objectives for Site Design. The development of parking lots, pedestrian walkways and landscaping
features is an integral part of how a building interacts with its site and its surrounding environment. Good
design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential
negative impacts to adjacent development, reinforces the character and activities within a district and builds a
more cohesive and coherent physical environment.
See below for the summary of how this project has attempted to comply with Design Objectives for Site
Design of the Comprehensive Plan.
A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian,
bicycle and auto safety.
This project utilizes a single vehicular access from 72nd Ave West
A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and
help define the street edge. Parking should be placed to the side and rear.
Project parking is located in proximity to the street. The project does not have an adequate site area to
allow another location of required parking.
A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage
linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving
connections to transit.
The frontage improvements will encourage the linkages for pedestrians and to nearby transit.
A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be
oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment.
Space at the entry for gathering or seating is desirable for residential or mixed use buildings.
The entry to the building is a clear entry point. It has the ability to be a gathering location for residents,
but it primarily serves as an access point to the buildings units.
A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and
provide a common street frontage tieing each site to its neighbor. Setbacks should be appropriate to the
desired streetscape, providing for transition areas between public streets and private building entries where a
variety of activities and amenities can occur.
The front setback provides for the landscape amenity and does provide a transition from the street to the
property.
A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the
development and provide places for interaction, play, seating, and other activities.
Green space is enhanced bye the street tree landscaping as well as the screening of the parking.
A.7 Building/Site Identity. Improve pedestrian access and way -finding by providing variety in building forms,
colors, materials and individuality of buildings.
Building forms and colors are varied and do support the pedestrian access and way -finding.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection.
Weather protection in the form of covered entries for each unit do occur at the location of the stair in this
building design.
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A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and
pedestrians - including building entries, walkways, parking areas, circulation areas and other open spaces - to
support activity and security.
Lighting will provide the necessary amount to promote safety and mark circulation without exceeding
levels that are acceptable under the city guidelines. All exterior lighting to
A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses
while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in
signage to support the city's emphasis on uniqueness and the arts.
Signage for this project will be the address sign on the building in a minimal graphic style
A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of
utility systems using such features as landscaping, building forms, or integrated design.
Trash enclosure with landscaping buffer will minimize the visual impact of containers for refuse and
recycling.
A.12 Integrating Site Features. Integrate natural landscape features and unique landforms
- such as rocky outcroppings or significant trees - into site design whenever possible.
No significant landforms exist on this site to retain.
A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create
a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard
edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native
plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas.
Landscape buffering of the Trash enclosure and the parking areas at their perimeters will soften those
edges and help to integrate the project with its surroundings.
Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity
in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure
compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building
entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character
and urban form.
See below for the summary of how this project has attempted to comply with Design Objectives for
Building Form of the Comprehensive Plan.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms.
The form of this building employs multiple strategies of material and massing to avoid a monotonous
building.
A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in
building design and/or by subdividing building masses vertically or horizontally.
The massing and proportions of the project have a distinctly human scale with appropriate subdivision of
the building elements.
A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building
and support differentiation of building form and massing. Roof design, in combination with wall modulation,
can allow for additional light to enter buildings or pedestrian spaces.
Roof forms are stepped and the massing of the elevation do allow for a greater emphasis and additional
light to penetrate the building at the entry.
A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to
support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in
scale with the surrounding environment.
Through cantilevered elements of the upper floor and projecting elements from the wall plane this
elevation has a varied modulation that enlivens the building facades.
Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building - the
portion of a building that defines the character and visual appearance of a place - is of high quality and
demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds.
See below for the summary of how this project has attempted to comply with Design Objectives for
I Building Facade of the Comprehensive Plan.
A.18 Building Fagade Design. Encourage building fagades that reinforce the appearance and consistency of
streetscape patterns while supporting diversity and identity in building design.
This is a very unique design that has a strong identity while still acknowledging its neighbors with an
appropriate scale.
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A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of
the building. Use the organization and combinations of window types to reinforce the streetscape character or
to provide variation in a fapade, as well as provide light and air to the building interior.
The variety of windows creates varied facades that enhance the overall building
A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building
fapades to help define the scale and style of the structure. Variation in fapade materials can help reduce the
Multiple materials are used to great effect to create a distinctive Northwest Contemporary building that
apparent bulk of larger buildings while allowing variety and individuality of building design.
reduces its overall mass through careful manipulation of the wall planes and additive elements.
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CEDAR SIDING - STAINED AND SEALED
GALVALUME - ZINCALUME METAL
SIDING COLOR MISTIQUE PLUS,
PANEL T10-E OR SIMILAR
CEDAR SIDING - SHOU SUGI BAN
FIBER CEMENT PANEL WITH
REVEALS. PAINT FINISH
EXAMPLES OF EXTERIOR MATERIALS
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EVERGREEN CONDOMINIUMS SOUTH OF NEIGHBORING PROPERTY NEIGHBORING PROPERTY TO THE SOUTH 2O904 72ND AVE WEST - SUBJECT PROPERTY NEIGHBORING CONDOMINUM PROPERTY TO THE NORTH
SITE OF PROPOSED RE -DEVELOPMENT PROJECT
SINGLE FAMILY RESIDENCES AND MULTIFAMILY DWELLING ON EAST SIDE OF 72ND AVE WEST
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