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Home My WebLink AboutM_Res_Design_Stds_Compliance_Matrix_190315_v1.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 detailsYes 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 F.8. Storm drainage facilities Yes I. Irrigation Requirements Yes J. Soil Requirements Yes K. Drainage Yes L. Plant Materials Yes Site and buildings engage with neighbors on all sides 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 Lot has no street frontage, will employ shared access drive Porches meet 5' depth requirement but do not project in front of garages. Porches are not 12' wide in all locations GUIDELINES GUIDELINES MET REFERENCECODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD REASON FOR DEPARTURE A1.00, A-A3.01- C- A3.03, Statement Addressing ComplianceOnly access option F.3. Front yard trees when there are no street trees No Three trees per building proposed, with balance provided throughout the site. Small lot widths and zero lot line of townhomes make it infeasible to plant two trees per front yard. Minimize erosion and reduce development impacts Yes LOT CONFIGURATION GARAGES Privacy for dwellings and yards Yes, Bldg A & C Building B has one main entry off "back" not located at end of view corridors Yes Maintain and protect property values 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 Lots accessed by easements or pipestems prohibited No For attached garage, front porch projects in front of garage min. 5' and is a min. 12' wide 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 Building A & C and are 14' wide combined. 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 x Accommodations for both active and passive recreationYes Located in highly visible area Yes Easily accessible to neighborhood Yes At least 20' wide No Provided throughout the development Yes Allow space for social interaction Yes Entry on façade closest to street Yes CODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD REASON FOR DEPARTURE GUIDELINES GUIDELINES MET REFERENCE OPEN SPACE (CONT'D) Contiguous and accessible to majority of dwellings Yes Located at rear or side of home Yes A1.00, L1.00 3. RESIDENTIAL DESIGN Entry as focal point YesPRIMARY ENTRY Yes Visible and open to the street Yes No guidelines are listed as specific to this section. N/A Engage street or open space on both sides of corner lots Yes A1.00, L1.00, Statement Addressing Compliance A1.00, Statement Addressing Compliance A-A3.01-C-A3.03, A-A4.00-C-A4.01, Statement Addressing Compliance Accessed from and faces a street, park, common green, pocket park, or open space Front entry walks min. 3' wide, max. 4' wide Yes 250sf yard for each unit, no dimension less than 8' Yes Yes Entry porch or stoop min. 5' depth and min. 12" height above grade. Exception to 12" height requirement where accessibility is a priority. 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 Connections between residences, streets, and common areas Yes (exception applied) Yes PUD standards of 10% of site area and minimum yard space require 3137sf of open space. This requirement is met with 3486 sf provided on the Willowcrest site. The R-10/R-14 total open space required is 4200 sf. The balance of this required space (2686 sf) is provided from the surplus on the Glenwood site. No Site is very tight with three buildings, related access requirements, and private yard requirements. Yes WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com 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 glassYes Vertical proportions emphasized Yes Doors have 3 1/2" min. head and jamb trim No Trimless detailing at doors More contemporary aesthetic Front door as focal point Yes No Primary building form dominant Yes Primary porch plate height one story Yes A variety of roofing materials throughout developmentYes Variety of forms and profiles for character and reliefYes Roof materials shall be fire retardant Yes EAVES Doors are paneled or have inset windows Entry doors have transom windows A variety of roof forms throughout development Yes CODE SECTION STANDARD STANDARD MET DEPARTURE FROM STANDARD RESIDENTIAL DESIGN (CONT'D) FAÇADE MODULATION PRIMARY ENTRY WINDOWS & DOORS Contemporary aesthetic, transoms used throughout REASON FOR DEPARTURE GUIDELINES GUIDELINES MET REFERENCE Yes Yes Yes A-A4.00-C-A4.01 A-A4.00-C-A4.01 Engage street or open space on both sides of corner lots Yes All doors same character as home 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 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 Primary entry doors face a street, park, common green, pocket park, or pedestrian easement Min. 12" eaves w/ horizontal fascia or fascia gutter min. 5" deep Entry porch or stoop min. 5' depth and min. 12" height above grade. Exception to 12" height requirement where accessibility is a priority. SCALE, BULK, CHARACTER ROOFS Yes (exception applied) No Differentiated with massing and materials, various colors used on each building, but same color pallette used from building to building Diverse streetscape with a variety of floor plans, home sizes, and character Yes Yes Bright colors, gravel, reflective material discouragedYes Eaves detailed and proportioned to complement the architectural style of the home. 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. No Aesthetic detail to complement more contemporary style, and efficiency in roof transitions at common walls Differentiate models and elevations with colors WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com 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 Located for easy accessibility Yes Mailboxes lockable Yes Newspaper boxes of a design that reflects home's character Not included 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 GUIDELINES MET REFERENCE Provide at least one of the following: shutters, knee braces, flower boxes, or columns. Yes - columns EAVES MATERIALS & COLOR MAIL & NEWSPAPERS Gutters and downspouts integrated into color scheme Yes ARCHITECTURAL DETAILING Diverse color palette to reduce monotony Yes Yes Yes Mailboxes architecturally enhanced with materials and details typical of home's Architecturally compatible with homes Yes A1.00 Not yet designed Yes A-A4.00-C-A4.01 A-A4.00-C-A4.01 Mailboxes clustered and located to serve USPS while not adversely affecting resident privacy 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. 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 Yes Yes - strongly related to architectural style. Min. 12" eaves w/ horizontal fascia or fascia gutter min. 5" deep Detailing shall be appropriate to the architectural character of the home. Material variety appropriate to the architectural character of the community Eaves detailed and proportioned to complement the architectural style of the home. Yes Yes 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 WILLOWCREST RESIDENTIAL DESIGN STANDARDS COMPLIANCE MATRIX 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com 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 HOT TUBS, POOLS, & MECH. DUMPSTER/TRASH /RECYCLING Screened enclosure provided or garages built with adequate space for containers No hot tubs or pools included in development N/A A1.00 A1.00, A1.20 Located so as to not negatively impact neighborsN/A No guidelines are listed as specific to this section. N/A Yes