7109 RAINIER DR E F 2020-07-15 - Laserfiche WebLink

• Staff Response: The duplexes will meet all required setbacks. They measure approximately 23 feet in depth and are arranged such that the 23-foot depth faces Rainier Drive and the R-1 property to the east. This reduces the impact to the R-1 zoned properties by minimizing the amount of wall surface area facing the single-family residences. 1,200 square feet of open space is required however approximately 1,700 square feet of open space will be provided. The open space areas will be centrally located. Criterion No. 4: Visual impact to surrounding properties caused by parking facilities in the proposed development and whether such impacts are less than would result from compliance with the development standards and/or design guidelines proposed to be modified. Staff Response: 16 off-street parking stalls are required and will be provided within 2-car garages for each unit. Access to the garages will be provided from a centrally located 20-foot wide drive aisle. The design modification will not affect the parking facilities and the required parking should have no visual impact on the neighboring properties. Criterion No. 5: If the development proposes greater building height than permitted by the zone in which the property is located, does the increase in building height result in an increase in the usable open space on the property over what would be provided by meeting the development standards and design guidelines proposed to be modified? Staff Response: The duplexes will meet the 45-foot height limitation of the R-3 zone however the two easterly duplexes will exceed the maximum 28-foot height limitation within 50 feet of the R-1 zone by approximately 5 feet. The height modification will not specifically increase the amount of open space however it does provide opportunity for the open space to be centrally located and for the buildings to meet the 30-foot separation requirement of EMC 19.15.100. Criterion No. 6: If the development proposes greater building height than permitted by the zone in which the property is located, does the increase in building height impact the views or privacy of abutting residentially zoned properties? Staff Response: Due to the topography of the site, the increased building height will not impact the privacy of the R-1 zoned properties to the east or the R-3 zoned properties north and south of the subject property.No scenic views are present in this area. Criterion No. 7: Does the proposed development result in a mix of permitted residential and commercial uses allowed by the zoning in which the property is located which would not result from compliance with the development standards and/or design guidelines proposed to be modified? Staff Response: This criterion does not apply. Criterion No. 8: Does the proposed design mitigate the impacts that could be caused by relaxation of the standards which are proposed to be modified? Staff Response: The proposed design as conditioned mitigates the potential impacts caused by relaxation of the height standards. The topography of the site further lends itself to the design of the buildings due to the downward slope of the subject property in comparison to the R-1 properties to the east. { DECISION: The Planning Director APPROVES a maximum building height of 33 feet within 50 feet of an R-1 zone, subject to the following conditions: REVII17-019