11229 19TH AVE SE SILVER LAKE TOWNHOMES WHOLE SITE 2020-07-01

Response: All proposed buildings are located beyond 200 feet of the ordinary high water mark.The configuration of the buildings will result in several of the dwellings having a view of the lake from the top floor. PLANNING DIRECTOR DECISION MULTIPLE FAMILY DESIGN MODIFICATION REVII16-014 Requested Code Modification: 1) Maximum building height shall be 28 feet for any portion of building within 50 feet of a single- family zone.(EMC Title 19 Table 6.1 Special Regulation Note 8.) 2) Off-street parking located between the building closest to the street and the street. (EMC 19.15.070). Section 19.15.010(D)of the Everett Municipal Code(EMC)states that"An applicant may propose and the Planning Director(using Review Process II)may allow an applicant to deviate from certain development standards and/or Multiple Family Design Guidelines provided the proposal satisfies the evaluation criteria contained in subsection 15.010.113 of the Everett Zoning Code" The following findings and conclusions are based on the applicable criteria established in Section 19.15.010.D.3 of the Zoning Code: a) The unique characteristics of the subject property and/or its surroundings and how they will be protected or enhanced by modifying the development standards or design guidelines. Findings:The subject property is characterized by its narrowness and"boomerang"shape.The location of the five detached structures on the site maintains the natural movement of the subject property. Locating the drive aisle along the north side of the property and the residential structures to the south,with a minimum setback from the south side property line,places the dwelling units away from the single-family zone to the north.Roughly 20 feet of the northerly portion of one of the five buildings(Building A)and one corner roughly 7 feet deep of another building(Building C)are within 50 feet of the single-family zoned properties. Only the sloped roof form will exceed the permitted 1 height of 28 feet.The surrounding residential structures,both single-family and multiple-family,all have pitched roofs. Conclusions: The pitched roof design maintains the residential characteristics of the surrounding properties.The locations of the residential structures on the narrow subject property are proposed to be the maximum distance away from the existing single-family residences as feasible. b) The positive characteristics of the proposed development and whether such characteristics could be provided by compliance with the development standards and/or design guidelines proposed to be modified. Findings:The Applicant states that the proposed design creates a more compatible development with the surrounding areas.The subject property is zoned multiple family which in the R-3 zone allows for up to one dwelling unit per 1,500 square feet.The proposed design's density ratio is one dwelling unit per 3,640 square feet,2.4 times lower than what code would allow.This softens the transition from single family residences to the north with the multiple family developments to the south.The proposed modification does not increase gross square footage or density but allows for the physical appearance of the structures with their pitched roofs to reflect the predominant building roof configuration of the neighborhood. A flat roof design could meet height requirements. SMA16-008 air)