Hyde Park App materials.pdf..
RECEIVED
City of Edmonds
OCT 0 2 2014
Land Use application
3833 W. Lake Sammamish Pkwy. SE, Bellevue, WA 98008 425,922,3862
City of Edmonds
Development Services
121 Sth Avenue North, RECEIVED
Edmonds, WA 98020 OCT 0 2 2014
DEVELOPMENT SERVICES
September 30, 2014
Re: Staff Design Review, Hyde Park Townhomes, Parcel # OOS8070000402
Dear Review Staff,
It is our pleasure to submit the project proposal of Hyde Park Townhornes for your
review and comment. The proposed project is located at 7238 212th St. S.W.,
Edmonds, WA.; in the CG2 zone, within the designated Mixed Use Commercial area
of the Medical/ Highway 99 Activity Center in the current City of Edmonds
Comprehensive Plan. Please find below, a summary of the proposed project design
in response to the applicable requirements/standards set forth in the City of
Edmonds Comprehensive Plan and Edmonds Community Development Code. As
additional reference, please see the enclosed Design Review Packet.
proje�designddressing1he CG
Z_LQeneral Commercial-Z)—zone
L ECDC 16.60.010 -Uses:
The proposed Multi -family residential use is permitted. The project is
outside of the "Highway 99 Corridor" and "High -Rose Node" on the
comprehensive plan inap. The proposed is not a use that requires
Conditional Use Permit. (ECDC 16.60.010C, D)
2. ECDC 16.60.020 Site Development Standards -General:
The project buildings are sited with the required minimum 4 ft. setback
from the property line along the frontage on 212th St. SW, full landscape is
proposed in the street setback area. The proposed building height is
below the maximum allowed height of 75 ft.
3. ECDC 16.60.030 Site Development Standards- Design Standards:
A. Screening and Buffering: This project is not adjacent to single-family
zones; therefore, sub -section lk under this section is applicable to this
project. As required, Type Ill landscaping of 3 ft. wide minimum is
proposed along the perimeter of the site.
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B. Access and Parking: Private garages with two vehicles parking
capacity are proposed for the townhouse units; four exterior guest
parking stalls are proposed on site. Requirements for parking lots are not
applicable to this project proposal.
C. Site Design and Layout: The proposed project design incorporates the
following six approaches to reduce uniformity relative to buildings and
site:
1.) General:
a. Building massing and unit layout:
There are three townhouse unit types amongst the twelve proposed
units. The proposed townhouse units are grouped in three linear
buildings; each building consists of four attached townhouse units;
within each building, the units are alternating types and/or mirrored
floor plans.
b. Placement of structures and setbacks:
The proposed townhouse groups are situated parallel to the east,
south, and west property line with the required perimeter landscape
setback, a center open space is formed and created room for the entry
to the townhouse units, the central driveway and the truck turn
around space.
d. Spacing from position relative to adjoining buildings:
See "b", the three townhouse groups are distributed along the east,
south, and west portion of the site, yielding a T-shaped central open
space and open space at the southeast and southwest corner of the lot.
e. Composition and types of open space, plant materials and street
trees:
The center open space of the proposed project is public in nature, it
serves as the primary access to the site and the individual townhouse
units. The back porches and balconies of the townhouse units are
private in nature. The proposed landscaping areas are along the 212th
St. SW frontage, the site perimeter, unit entryways, and adjacent to
the back porches, a good variety of deciduous and flowing plants are
proposed in the landscape design. Planter baskets are also proposed
along the entries to the units, where individual owners can customize.
f. Types of building materials and/or elements:
At each proposed townhouse group, fiber cement siding of various
colors and styles are incorporated on the building exterior to create
variety and help accentuate the modulation of the facade. Canopies
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are introduced above garage doors and window openings to enhance
the facade modulation, which can also help express residential scale.
g. Roof variation in slope, height and/or materials:
The roof for each group of townhouses is modulated with different
slopes; dormer elements are added relative to the facade elements
that add to the roof form variation.
2.) Individuality for Particular Structures: This project consists of twelve
townhouse units of three distinct unit designs. The following two design
approaches are utilized to help create identity, safety, and sense of
ownership.
a. Each townhouse unit has its individual entry and covered entry
porch.
b. Even though the townhouse units are arranged in three linear groups,
the unit plans are alternating and/or mirrored.
3.) Lighting:
All proposed exterior lighting to be directed away from adjacent
parcels. Landscape lighting to be on low poles and/or close to grade.
Lighting to be provided at individual unit entries and back porches to
provide visibility and safety. Fixture styles to integrate with the
building design.
D. Building Design and Massing:
1. The proposed building design has a distinct base of brick running bond
pattern and topped with a solder course at 48" above finish grade.
4. The following design elements are incorporated to the facade design:
a. Masonry material is proposed to show a distinct building base;
patterned hardscape pavers are proposed at the center driveway and unit
approaches.
e. Projecting canopies are proposed at garage entry and some window.
j. Architectural elements such as dormers are used to provide height
variation and add visual character to the building facades; the building
exterior for each combined group of townhouses is stepped back at
various locations and floor levels to add three-dimensional variation to
the facades.
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k. Wall mounted light fixtures at the building exterior and low site
lighting are proposed for this project.
In addition, different siding colors/ style are used to add visual interest
on the building exterior. There is no blank fagade facing the adjacent
properties.
4. ECDC 16.60.040 Operating Restrictions:
A. Enclosed Building: Not Applicable to this project
B. Interim Use Status: Not Applicable to this project.
II. Project design addressing the Medical/Highway 99 Activity Center goals:
The proposed Edmonds Townhouses project is within the Mixed Use
Commercial area of the Medical/Highway 99 Activity Center, one block from
Highway 99, west of the Highway 99 Corridor. The site is surrounded by
medical/commercial developments with the exception of a multi -family
complex immediately to the west of the site.
Based on the Comprehensive plan, the Mixed Use Commercial area is
intended to eventually be an intensively and attractively developed
neighborhood with its distinct character, pedestrian friendly with easy
access to public transit nearby Highway 99 and well developed local street
access patterns; it is also envisioned to be a buffer between the high-intensity
commercial areas along Highway 99 and the established neighborhoods and
public facilities west of 76th Avenue West.
The proposed project addresses the City's goals for the Mixed Use
commercial area as follows:
As a new multi -family development, the project introduces additional
residential uses to this mixed-use neighborhood that is currently
predominantly medical/commercial. It contributes to the goal to
redevelop the area with a balanced mix of uses.
® The central access way of the project is connected to the public
sidewalk on 2121h St. SW; it offers easy pedestrian access to 2121h St.
SW and Highway 99 for local amenities and public transit.
Visually, the residential scale and the character of the proposed
building and landscape design coincide with the City's desire to
cultivate a distinct character in this area that is pleasant and
attractive in terms of built form and landscape; the varying scale will
add to the visual complexity and richness of the surrounding
neighborhood.
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We hope the above summary is sufficient to illustrate the proposed project design
approaches and measures based on our interpretation and response to the
pertinent sections of the Edmonds City Development Code and the goal stated in the
Comprehensive plan. Please kindly contact us if you should have any questions
and/or comments regarding the above. Your comments are highly appreciated, and
will be addressed in an efficient manner.
Sincerely,
LARRY HO ARCHITECTS
A//
Lawrence Kl, Ho, AIA
13209 Design Review Cover Lettendoc