1913 HOYT AVE WHOLE SITE 2022-05-23

CITY OF EVERETT /� PLANNING DIRECTOR DECISION Review Process II#17-005 Hoyt Avenue Residences LLC -Modification of CRA Standards April 14,2017 Applicant: Hoyt Avenue Residences LLC,c/o Andy Echelbarger 18833 10°i Drive SE Bothell,WA 98012 Parcel No.: 00437037800700(Vacant Parcel along Hoyt Avenue,South of 19th St.) Project Description: The Applicant proposes to construct two duplex buildings with 8 tandem parking stalls, including 4 garage stalls. Requested Modification: An exception from EMC 19.33G.030.B.1.c,which prohibits elevated external stairways or walkways providing pedestrian access to dwelling units located above the ground floor. Zoning: R-3 Multiple Family Medium Density, CRA Core Residential Area City Contact: Kelsey Heyd, Assistant Planner,425.257.8731 Evaluation Criteria for Modification: The planning director may allow modifications of design and development standards if the design meets the intent of this chapter and provides a superior design treatment than could be achieved if those standards were strictly applied.The planning director shall consider the following criteria in evaluating proposals using this process: Criterion No. 1 The unique characteristics of the subject property and/or its surroundings and how they will be protected or enhanced by modifying the design standards. Staff Response:The subject property is a vacant lot of 6,000 square feet in lot area,and fronts on Hoyt Avenue. The adjacent property to the north is a multiple family development,with single family detached to the south, west, and east.Additional multiple family developments are located along the block and across the alley.The proposed modification to allow for exterior stairs will allow the property to accommodate the two rear units, achieving higher density while still meeting all other CRA standards including parking and accessible open space. The exterior stairs will not encroach into any side yard setbacks and will be oriented to the internal open space courtyard of the subject property,Iimiting potential impacts to the adjacent properties. Criterion No. 2:The positive characteristics of the proposed development and whether such characteristics could be provided by compliance with the design standards proposed to be modified. Staff Response: The deviation from development standards is mitigated by providing larger and more prominent entrances for the front units facing Hoyt Avenue, resulting in a more desirable street presence,and with the proposed common open space meeting dimensional requirements. Without the modification,the project would result in having common open space below the minimum dimensional standards and/or shorter parking stalls. Criterion No. 3:The arrangement of buildings and open spaces as they relate to other building and/or uses on the subject property and on surrounding properties. Page 1 of REVII#17-005