3515 HOYT AVE 2018-05-10 - Laserfiche WebLink

conforming facility, bring the site into compliance with current standards, such as adding parking spaces to the site. 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. Findings: To meet all of the standards significant building demolition would be required, which the applicant indicates would make the project financially unviable. The project will result in improvements to the landscaping, new siding to the concrete building, new windows, and will provide rain protection in the existing parking lot with carport structures. 3. The arrangement of buildings and open spaces as they relate to other buildings and/or uses on the subject property and on surrounding properties. Findings:The building and open space configuration has already been established with the existing development. The open space is located between the front of the building and Hoyt Avenue, resulting in an area that will be attractively maintained for the streetscape and allow for social interactions between the open space and pedestrians along the sidewalk. 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 design standards proposed to be modified. Findings: No new parking areas are proposed. The applicant has obtained an existing parking lot, and proposes to place carports over the restriped lot. The carports will be flat, consistent with the architecture of the building, which will minimize visibility from surrounding properties. Lighting will be downward mounted underneath the canopy structures. The landscaping along the right-of-way will be upgraded to approximate current standards for screening of parking lots. 5. Does the proposed design mitigate the impacts that could be cause by relaxation of the standards proposed to be modified? Findings:The design of landscaping and structures will mitigate potential impacts. The carports will provide a low profile, and landscaping will serve to improve parking lot screening. The reduction in exterior open space is mitigated by inclusion of interior lounges for use by the residences. These lounge areas (1,130 sf) are visually connected with the exterior open space and enjoy southern solar access. DECISION: The proposal is approved as submitted subject to compliance with all city, state and federal regulations. The following conditions shall apply: 1. A detailed landscape plan shall be provided with the building permit application to be reviewed for compliance with applicable standards. The plan shall include Specifications for irrigation and details for any proposed fencing. 2. Lighting of the parking lot shall be located below the canopies and downward mounted to minimize light impacts to the project residents and the neighborhood. Y!