No preview available
HomeMy WebLinkAboutM_Willowcrest_II_RMC4-2-115_Matrix_250109.pdfWILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com 1. SITE DESIGN Variety of home and lot sizes, unit cluster Yes pedestrian oriented enviornment Yes protect privacy Yes provide variety within development Yes visual impact of garage minimized Yes porches and front doors emphasized Yes Garage design similar to home Yes Visible sides incorporate architectural details Yes 2. OPEN SPACE LANDSCAPING F.1. Street frontage landscaping Yes Preserve and enhance landscape character Yes (Per RMC 4-4-070) F.4. Project abutting less intensive zone Yes Provide shade, reduce noise and glare Yes F.5. Pervious area landscaping Yes Provide transitions between land uses Yes F.6.a. Parking lots - perimeter landscaping Yes Improve, soften appearance of parking areas Yes F.6.b. .Parking lots - interior landscaping Yes Increase privacy Yes For attached garage, front porch projects in front of garage min. 5' and is a min. 12' wide No not located at end of view corridors Yes A1.00, A-A3.01-C- A3.03, A-A4.00-C- A4.01 A1.00, L1.00, L1.01, L1.10, Statement Addressing Compliance GUIDELINES GUIDE LINES REFERENCECODE SECTION MINIMUM STANDARD STANDARD MET DEPARTURE FROM STANDARD REASON FOR DEPARTURE A1.00, A-A3.01- C-A3.03, Statement Addressing Compliance Only access option F.3. Front yard trees when there are no street trees N/A Minimize erosion and reduce development impacts Yes LOT CONFIGURATION GARAGES Privacy for dwellings and yards Yes , Bldgs E, F, G, H Building D rear yards abut neighboring property's side yard. Building D must orient to access road connecting to Phase I development. Rear yard provides beyond minimum required separation to property line. relationship between housing, circulation, and open space Yes F.2. Street trees and landscaping within public R.O.W. Yes Improve aesthetic quality of built environment Yes Will employ shared access drive to connect to existing Phase I. Additionally, garages oriented to access drive to avoid curb cuts and garages along Edmonds Ave NE. Porches meet 5' depth to match existing Phase I development but do not project in front of garages. Porches are not 12' wide in all locations Lots accessed by easements or pipestems prohibited No Porches integrated with massing and tucked in to create more economical building footprint. Porches on corner units located on sides of building to create engagement on all sides. Middle units are not wide enough to accommodate garage and 12' wide porch on each unit. Middle porches are clustered together on Buildings D, E, and F and are 14' wide combined. Buildings G and H provide carports in front of garage to recede garage presense and aleviate residents' parking concerns. 12' wide porches provided at back unit second entry facing Phase I access road. Facades dominated by porches and balconies, Single-car garages are minimized as much as possible. WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com F.8. Storm drainage facilities Yes I. Irrigation Requirements Yes J. Soil Requirements Yes K. Drainage Yes L. Plant Materials Yes x Accommodations for both active and passive recreation Yes Located in highly visible area Yes Easily accessible to neighborhood Yes At least 20' wide Yes Provided throughout the development Yes COMMON OPEN SPACE SIDEWALKS, PATHWAYS, & PEDESTRIAN EASEMENTS PRIVATE YARDS 350sf common space per unit Provided as a park, green, pea patch, or pocket park with space for recreational activities Site is very tight with five buildings, access requirements, grading challenges, and existing easements. PPUD standards of 10% of site area and minimum yard space require 4000 sf of open space. This requirement is met with 9995 sf provided on the Willowcrest site. The R-10/R-14 common open space required is 6650 sf. The common open space is 6650 SF, with some areas less than 20'. Common open space is supplemented by 1000 sq ft public pedestrian path connecting Glennwood Ave NE and Edmonds Ave NE No Site is very tight with five buildings, related access requirements, existing easements, and private yard requirements. 250sf yard for each unit, no dimension less than 8' No Yes Maintain and protect property values Yes Visible and open to the street Yes No guidelines are listed as specific to this section. N/A A1.00, L1.00, L1.01, L1.10, Statement Addressing Compliance A1.00, L1.00, Statement Addressing Compliance A1.00, Statement Addressing Compliance Yes Located at rear or side of home Yes A1.00, L1.008' minimum dimension is met at each private yard, but some do not meet minimum SF. SF is supplemented by unit balconies and porches. Proposed development is providing greater than required common open space square footage as well. Contiguous and accessible to majority of dwellings Yes CODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD REASON FOR DEPARTURE GUIDELINES GUIDE LINES REFERENCE OPEN SPACE (CONT'D) WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com Allow space for social interaction Yes Entry on façade closest to street Yes Articulation on public frontages Yes Primary windows proportioned vertically Yes Windows and doors integral to character of homeYes Doors made of wood, fiberglass, metal, or glass Yes Vertical proportions emphasized Yes Doors have 3 1/2" min. head and jamb trim No Trimless detailing at doors More contemporary aesthetic, matches existing Phase I development Front door as focal point Yes No Primary building form dominant Yes Primary porch plate height one story Yes Diverse streetscape with a variety of floor plans, home sizes, and character Yes Yes Each townhome cluster is designed as a cohesive whole with variation in massing, materials, and windows to differentiate units. SIDEWALKS, PATHWAYS, & PEDESTRIAN EASEMENTS SCALE, BULK, CHARACTER Connections between residences, streets, and common areas Yes (exception applied) Yes No Differentiated with massing and materials, various colors used on each building, but same color pallette used from building to building Yes Primary entry doors face a street, park, common green, pocket park, or pedestrian easement Front entry walks min. 3' wide, max. 4' wide Yes Entry porch or stoop min. 5' depth and min. 12" height above grade. Exception to 12" height requirement where accessibility is a priority. Differentiate models and elevations with colors No guidelines are listed as specific to this section. N/A Engage street or open space on both sides of corner lots Yes All doors same character as home A1.00, Statement Addressing Compliance Articulation can include an open porch, dormer, or well-defined entry element A-A3.01-C-A3.03, A-A4.00-C-A4.01, Statement Addressing Compliance A1.00, A-A3.01- C-A3.03, A-A4.00- C-A4.01 A-A4.00-C-A4.01 A-A4.00-C-A4.01 Yes 3. RESIDENTIAL DESIGN Entry as focal point Yes FAÇADE MODULATION PRIMARY ENTRY WINDOWS & DOORS Contemporary aesthetic, transoms used throughout, matches phase I development REASON FOR DEPARTURE GUIDELINES GUIDE LINES REFERENCE Yes Yes Yes Accessed from and faces a street, park, common green, pocket park, or open space Primary elevations have at least one articulation at least 2' in depth At least one articulation at least 1' in depth on other facades facing a street or public space Doors are paneled or have inset windows Entry doors have transom windows CODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD RESIDENTIAL DESIGN (CONT'D) WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com A variety of roofing materials throughout developmentYes Variety of forms and profiles for character and reliefYes Roof materials shall be fire retardant Yes 3 1/2" min. trim surrounds all windows and doorsNo Trimless detailing at windows and doors More contemporary aesthetic Diversity of materials and color used Yes Multiple colors on buildings provided in muted, deeper tones Yes Diverse streetscape with a variety of floor plans, home sizes, and character Yes Detailing shall be appropriate to the architectural character of the home. Material variety appropriate to the architectural character of the community Bright colors, gravel, reflective material discouragedYes Eaves detailed and proportioned to complement the architectural style of the home. Yes Yes Each townhome cluster is designed as a cohesive whole with variation in massing, materials, and windows to differentiate units. Standard met in most areas - fin detail in some locations merges eave with rainscreen to create a wrapping look at roof- wall transition. Eaves kept tight at townhome common walls where roofs step down. Exterior wood posts and beams will be finish grade wood, sealed with Penofin marine oil finish Trim, columns, corner boards should reflect home character. Yes No Aesthetic detail to complement more contemporary style, and efficiency in roof transitions at common walls and match existing development. SCALE, BULK, CHARACTER ROOFS No Differentiated with massing and materials, various colors used on each building, but same color pallette used from building to building Yes Yes - strongly related to architectural style. Min. 12" eaves w/ horizontal fascia or fascia gutter min. 5" deep Differentiate models and elevations with colors A-A4.00-C-A4.01 A-A4.00-C-A4.01 A-A4.00-C-A4.01 A-A4.00-C-A4.01 Diverse color palette to reduce monotony Yes Yes Yes Yes Exterior materials of wood, cement fiberboard, stucco, stone, standard brick. Simulated stone, wood, or brick may be used to detail homes. Material changes at internal corner or wraps 2' min. to logical transition point EAVES MATERIALS & COLOR A variety of roof forms throughout development Yes Gutters and downspouts integrated into color scheme Yes ARCHITECTURAL DETAILING A-A4.00-C-A4.01 ARCHITECTURAL DETAILING (CONT'D) RESIDENTIAL DESIGN (CONT'D) CODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD REASON FOR DEPARTURE GUIDELINES GUIDE LINES REFERENCE Provide at least one of the following: shutters, knee braces, flower boxes, or columns. Yes - columns Siding corner boards min. 2 1/2" width with metal corner clips Columns shall be round, fluted, or strongly related to architectural style. 6x6 posts allowed if chamfered or banded. Exposed 4x4 and 6x6 posts prohibited. WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com Located for easy accessibility Yes Mailboxes lockable Yes Newspaper boxes of a design that reflects home's character Not included UTILITIES Utility boxes not in alleyways or away from public gathering spaces shall be screened with landscaping or berms. Yes Located so as to not negatively impact neighborsYes A1.00 Containers located so they have minimal impact on residents and neighbors, and not visible to general public Yes A-A4.00-C-A4.01 A1.00 A1.00 A1.00, A1.20 Not yet designed Located so as to not negatively impact neighborsN/A No guidelines are listed as specific to this section. N/A Yes Yes Diverse color palette to reduce monotony Yes No hot tubs or pools included in development N/A Mailboxes architecturally enhanced with materials and details typical of home's Architecturally compatible with homes Yes Mailboxes clustered and located to serve USPS while not adversely affecting resident privacy MATERIALS & COLOR MAIL & NEWSPAPERS HOT TUBS, POOLS, & MECH. DUMPSTER/TRAS H/RECYCLING Gutters and downspouts integrated into color scheme Yes Screened enclosure provided or garages built with adequate space for containers