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CITY OF EDMONDS

Land Use Application #949238 - Edmonds Greenhill

Project Contact

Company Name:Name: BK Chen Email: edmonds7103@gmail.comAddress: 9110 178th St SW Phone #: 2063315725

Edmonds WA 98026

Project Type Activity Type Scope of WorkNew New Development Activity Project Approval

Project Name: Edmonds GreenhillDescription of Work: To demolish exist building and construct 6 units of townhouses.

Project Details

Development TypeLand Use

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CITY OF EDMONDS

Land Use Application #949238 - Edmonds Greenhill

7103 210th St SW Edmonds WA 98026

9110 178th Pl SW Edmonds WA 98026

Harr Chen Properties, LLC 206 3315725

Edmonds7103@gmail.com

00566900100601

Construct new 6 unit townhouses

Please see attached cover letter

BK Chen 206 3315725

9110 178th Pl SW Edmonds WA 98026

Edmonds7103@gmail.com

2-6-2021

2-6-2021

Harr Chen

Supplemental Name: Land Use Application

If this is a new parcel or lot that does not yet have an address or a County tax account number, please describe the property and its location(otherwise, you may skip this question):

Please describe the project and/or proposed use(s) you are seeking approval for with this application (you can upload a more detailedfile/letter later in the application, as necessary):

Demolish existing building and construct 6 new units of townhouses.

Check the boxes indicating all of the related approvals you are seeking for this project (including this application). NOTE THAT A SEPARATE APPLICATION ISREQUIRED FOR EACH APPROVAL.

Design Review

Supplemental Name: Applicant Certification - Planning

The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify,defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney’s fees, arising from anyaction or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant,his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that theapplication has been submitted with the consent of all owners of the affected property.

I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submittedare true and correct to the best of my knowledge and that I am authorized to file this application on behalf of the owner of the subjectproperty.

I do so certify.

Jurisdiction:EdmondsProject Name: Edmonds GreenhillApplication ID: 949238

Date: April 10thst, 2021

Design Review for “Edmonds Greenhill” Townhouses

7103 210th St SW Edmonds WA 98026

Pre-Application file #_________

Description of Proposal

The site for this project is located at 7103 210th Street SW Edmonds WA 98026. It is a rectangle lot

containing a duplex residence built in 1946. This building does not have any architectural character and

will be demolished for this project. The duplex is in deteriorating conditions and blackberry is

overgrown in the backyard. The adjoining properties are buildings of the same zoning, including

multifamily units of residential buildings and single-family residences. Across the street are residence

and commercial facilities including the facilities for the City of Edmonds’ public works.

“Edmonds Greenhill” is the project name. The project will clear the existing site and construct 6 new

3-story townhouses on the lot. Each of the townhouses will have 4 bedrooms, a kitchen, a great room,

and a 2-car garage at the first floor of the building. The kitchen and the great room will be on the second

floor. A shared driveway will connect the townhouses to 210th St SW, in the similar way as the current

driveway, except about 15 feet west of the current driveway. The existing front gate has a 6’ wide

sidewalk from the curb to the property line.

The primary exterior material for this project is lap siding, which is a common finish material in the area.

To provide some variety in the façade there will be also some areas of vertical siding. The other exterior

wall materials are vinyl windows, painted trim and metal railing. At the base of the wall will be a small

strip of rigid insulation with a cementitious coating. The roofing will be asphalt shingles. All of these

materials are commonly used for residential construction in this area.

Compliance with Urban Design Goals & Policies

Design Objectives for Site Design.

A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve

pedestrian, bicycle and auto safety.

This project will move the driveway and the related curb cut to the west side of the existing driveway,

but the width of the cube cut will be changed just slightly. That will accommodate the increased

number of units from 2 to 6.

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.

Each of the townhouses has its own 2 car garage with the shortest connection to street via a shared

driveway. All garage doors will be on the side of the building, away from 210th St SW. There will be a

separate walkway from the front door of each unit to 210th St SW and the driveway.

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 main access to the townhouses is directly from the sidewalk to front doors. There is also a door

inside the garages to the residence. The pedestrian walkway can be directly accessed from 210th St SW.

Bicycle parking is in each building’s garage and the front yard. There are existing bus stops within two

blocks on highway 99 and a few minutes walk to 72nd Ave W. See attached Vicinity Plan for details.

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 townhouses have driveway on the west side of the buildings and the pedestrian walkway at the

east side of the buildings. Both are connected to 210th St SW. That layout provides direct and safe

access for the residents and visitors. There will be landscape areas to beautify the surroundings along

the driveway, in the front area, and along the pedestrian walkway.

A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and

provide a common street frontage tying 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.

On the front setback area facing 210th St SW, there will be landscape areas and low height hedge to

beautify the surroundings and provide clear transition between the public sidewalk and the private

residential areas.

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.

Along the driveway and pedestrian walkway, there will be low height hedges, trees, and landscape

plantings to beautify the areas.

A.7 Building/Site Identity. Improve pedestrian access and way-finding by providing variety in building

forms, colors, materials and individuality of buildings.

This project will use traditional materials, but it will design the installation patterns that will enhance

the characteristics of the site.

A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection.

All Front entrances of the townhouses on the first floor are in the recessed areas of the building, and

are covered by the second floor structure.

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.

This project will provide automatic light-controlled LED lighting at all garage doors for driveway and

front doors for pedestrian walkway.

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.

This project sets up an address number plate for all townhouses at the front of the building facing 210

St SW with indication of the location of the townhouses.

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.

All utility systems will be located toward the side of the building away from the street per utility

company’s specifications. Trash storage is hidden from public view in the garage or the front yard of

the townhouses.

A.12 Integrating Site Features. Integrate natural landscape features and unique landforms – such as

rocky outcroppings or significant trees – into site design whenever possible.

There are retaining walls along the north and east sides of the buildings. Appropriate plants are to be

planned along the retaining wall to integrate the environments. This site does not contain any notable

landscape features.

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.

The landscape design utilizes native plant materials to provide buffers along the perimeter of the site,

and in front of the setback area. Planters are also designed between units to beautify the garage door

areas of the units. Fence will be installed as needed to provide privacy for the units.

A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms.

This project offers an arrangement of forms, rooflines, windows and other elements that is unique to

this building and is certainly not monotonous. See drawing.

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.

This design consists of 6 individually designed townhouses that minimize the bulk of the building. It

plans to add metal railings at the second floor level, as well extend the floor area out above the garage

at both the 2nd and the 3rd floor levels. These elements create horizontal and vertical variations of the

building to beautify the design .

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.

The design of the individual townhouse is based on its elevation following the natural slope of the

environment, so the roof lines of different townhouses form a good balance of symmetry and

variations. The window designs are to allow maximum natural light.

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.

The exterior walls of this project are modulated by continuous bands that break the façade down by

townhouse and floors. Finish materials are varied between building elements to provide variety in the

façade.

Design Objectives for Building Façade

A.18 Building Façade Design. Encourage building façades that reinforce the appearance and consistency

of streetscape patterns while supporting diversity and identity in building design.

The building is sited close to the front setback line parallel to 210th St SW. It establishes the

streetscape to provide a structure with strong individual identity both on its front view and side

views..

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 façade, as well as provide light and air to the building

interior.

The design utilizes larger windows at all sides of the building where possible, to maximize natural light

exposure. The windows are designed to the balance of symmetry and variations of the streetscape.

A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building

façades to help define the scale and style of the structure. Variation in façade materials can help reduce

the apparent bulk of larger buildings while allowing variety and individuality of building design.

The primary finish material on the exterior walls is lap siding. Those areas are further broken down by

accent bands at the floor lines. Variety is provided by some of the building forms having vertical siding

as the finish material.

Compliance with Urban Design Goals & Policies for Specific Areas

This project is not located in any of the specific areas listed in this section, so none of these urban

design goals apply to this project.

Compliance with Streetscape and Trees Goals & Policies

Streetscape and Street Trees Goal

A. Enhance the public realm through streetscape and street tree choices.

Very few or the specific goals of this policy apply to this project. This project will provide hedge in

the planting strip across the front and trees on the side of the site in compliance with City

standards.

Conformance with General Zoning regulations

The lot for this project is zoned RM-1.5. The primary permitted use for this zoning is multiple dwellings

at a maximum density of 1500 SF of lot area per unit [ECDC Sec.16.30]. The area of this lot is 11, 326 SF.

The maximum number of housing units allowed on the lot is 7. This project will provide 6 units.

Per the Site Development standards [ECDC Sec. 16.30.030, Table A], the minimum street setback is 15

and the minimum side setback is 10’. This project complies with all of these setback requirements (see

site plan). The maximum allowed coverage for this site is 45%. The project complies with this coverage

limitation (see site plan). The maximum allowable building height for this site is 25’, which may be

extended to 30’ if the portion of the building above 25’ has a roof slope of 4 in 12 or greater. This project

complies with these height limitations (see Elevation plan).

This project will provide 6 townhouses. This project provides 12 garaged parking spaces for the 6 units of

townhouses with same sizes (see the first-floor plan). This project fully complies with all regulations

regarding off-street parking.

Clearing of the site will be required for this project. A Clearing and Grading permit will be obtained

before any such work is undertaken. It is anticipated that most trees and shrubs on the lot will be

removed for the construction of this project. The site contains no environmentally sensitive areas or any

native growth protection easements. There are no wetlands on the site nor is any portion of the site

within the setback area for a wetland. There is no significant vegetation or wildlife habitat on the site

that should be protected. All requirements of ECDC Section 18.45.050 will be complied with by this

project.

Drainage analysis for this site was done per the 2012 Stormwater Management Manual for Western

Washington with December 2014 Amendments (2014 SWMMWW) and the City of Edmonds 2017

Stormwater Code and Reference Documents. Per EDCD Section 18.30.060, this project is a Category 2

and shall comply with Minimum Requirements #1 through #9. All disturbed lawn and landscaped areas

shall be restored to Post-Construction Soil Quality and Depth in accordance with BMP T5.13 in Chapter 5

of Volume V of the DOE Manual and City of Edmonds Stormwater Code Addendum Checklist 7.

Perforated stub-out connections in accordance with BMP T5.10C in Section 3.1.3 of Volume III of the

SWMMWW are proposed for roof surfaces associated with this project. Permeable pavement in

accordance with BMP T5.15 in Chapter 5 of Volume V of the SWMMWW is also proposed.

Because of the few number of daily trips generated by this project, a Traffic Impact Analysis is not

required. After several phone consultations with Mr. Bertrand Hauss, City of Edmonds Transportation

Engineer, Form E-82 Traffic Impact worksheet is prepared and submitted.

We believe this project complies fully with all City of Edmonds Design Guidelines and Zoning Regulations

that are applicable to this site. We hope that the information we have submitted with this Design

Review application will receive your prompt approval.

Sincerely,

BK Chen

206 3315725

mmartin

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