BLD2022-1329+Project Narrative+9.30.2022_3.37.19_PM+3139612RECEIVED
Nov 16 2022
CITIZEN
DESIGN
COLLABORATIVECO.COM DATE
BLD2022-1325 - 308 DALEY - LOT B
BLD2022-1326 - 310 DALEY - LOT C
BLD2022-1327 - 312 DALEY - LOT D
BLD2022-1329 - 306 DALEY - LOT A
September 16, 2022
206.535.7908 TO City of Edmonds
Development Services Department
121 5th Avenue N
WE ARE FAMILY Edmonds, WA 98020
DESIGNING INSPIRED SPACE
PROJECT 370 Daley Townhouses
To Whom It May Concern:
This letter is provided to explain, in narrative form, the proposed townhouse project
Located at 310 Daley Street's compliance with applicable design standards. Design
review is requested to take place concurrently with the building permit review. All
required design review materials are embedded in the building permit set.
The following sections describe the project, applicable design standards and
the design's response to them. Please feel free to contact our office if additional
information is needed for review or if you have any questions.
Humbly submitted,
Citizen Design
Project Description
The development will consist of one building containing four residential townhouses.
The subject parcel is one of the resultant lots of short subdivision PLN2021-0074,
currently under review by the City of Edmonds. As can be seen on Sheet A0.5,
the subject is trapezoidal in shape with its long axis oriented from northeast to
southwest. The townhouses are arranged perpendicularly to this axis. Only the
northerly townhouse directly abuts the Daley Street right-of-way, though all units
are visible from it.
The subject is located within the BD-2 zone and does not abut a designated street
frontage. Applicable design standards are therefore found in ECDC 22.43.
ECDC 22.43.010: Massing and Articulation
As can be seen in the building elevations and renderings [A3.1-A3.61, the
townhouses have been designed with a distinct base and top. The base utilizes
brick veneer to provide the classic appearance of masonry, and the top utilizes
vertical board siding. A belly band is provided between the materials to reinforce
the transition. Overhanging eaves provide a clear termination to the structure.
BLD2022-1325
310 Daley I Design Narrative 12022
CITIZEN
DESIGN
ECDC 22.43.020: Orientation to Street
All pedestrian access is provided via a common walkway along the westerly side
of the site. This walkway is accessed directly from the Daley Street sidewalk and
is enlivened by low landscaping on one side and bioretention planters on the
other. Canopies are provided to mark each unit entry, all of which are visible to a
pedestrian at the north end of the walkway.
ECDC 22.43.030: Ground Level Details
The project is single -use residential. Therefore, this section does not apply.
ECDC 22.43.040: Awnings/canopies and Signage
As noted above, canopies are provided at each unit entrance. No signage is
proposed for this small-scale, residential project.
ECDC 22.43.050: Transparency at Street Level
The subject does not abut a designated street frontage. Therefore, this section
does not apply.
ECDC 22.43.060: Treating Blank Walls
The northerly wall of the structure faces Daley Street and is provided with the
following five features: a plaster plinth, brick masonry, a projecting eave, a balcony
and exterior sconce lighting.
ECDC 22.43.070: Building HVAC Equipment
Four mini -split exterior units are proposed, one for each townhouse. The units
for the middle townhouses are located between two bioretention planters on the
easterly side of the common walkway, allowing the plants to help screen them
from view. This location also provides as much separation as possible from the
westerly neighboring property. The unit for the southerly townhouse is located in a
planted area on the south side of the site. The planting provides some screening,
and the portion of the southerly neighboring property is dedicated to service uses
[trash storage, etc.] rather than occupied space. Finally, the unit for the northerly
townhouse is separated from the Daley Street sidewalk by approximately 4.5 feet
of lawn and plantings. No rooftop equipment is proposed.
ECDC 22.43.080: Multiple Dwelling Unit Standards for the BD-2 Zone
The proposed siding consists of brick veneer and vertical fiber cement board
designing to replicate the appearance of vertical wood siding. The vertical siding
is proposed in several colors and widths for additional visual interest and to break
up the perceived mass of the structure. As can be seen in the zoning calculations
table on Sheet A0.5, the required private amenity and street -side amenity areas
are provided through a combination of balconies and at -grade plantings. Roof
modulation is provided by orienting the gables' ridgeline in different directions for
the end units and middle units.
310 Daley I Design Narrative 12022 2