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� . <br /> CITY OF EVERETT <br /> PLANNING DIRECTOR DECISION <br /> Parking Count Modification Review 11 #14-007 <br /> DESCRIPTION OF PROPOSAL: The request is to modify landscaping, open space and <br /> setback requirements for the redevelopment of an assisted living facility into an 85 unit <br /> senior housing apartment building. <br /> Applicant: Michael LaFon <br /> 2366 Eastlake Ave E#215 <br /> Seattle, WA 98102 <br /> Location: 3515 Hoyt Avenue <br /> Zoning: R4— Multi-Family Residential <br /> Contact Person: John Jimerson Phone: (425) 257-8737 <br /> Standards Proposed to be Modified <br /> Landscaping: The site is zoned R-4 and therefore subject to Category A landscaping. <br /> 1. Ten feet of landscaping is required on-site along street frontages where on-site <br /> parking is located (19.35.080(A) EMC). The applicant is proposing along Hoxt Ave <br /> frontage fourteen feet within the right-of-way and none on site. Along the 36' Street <br /> frontage five feet is proposed within the right-of-way and none on site. <br /> 2. Required landscaping interior to the parking lot is a minimum of 20 square feet of <br /> landscaping per stall plus one tree per every eight parking spaces. <br /> Open Space: Reduce the amount of common open space from 100 s.f. per unit to 54.7 <br /> s.f. per unit <br /> Setbacks: Reduce the setbacks along streets from ten feet to zero for new carport <br /> structures. <br /> Decision Criteria <br /> Section 19.33G.010(F)(3) of the Everett Municipal Code (EMC) provides for modification <br /> of standards when certain criteria are demonstrated. Those criteria are outlined below. <br /> In considering a request for a modification of parking requirements, the review authority <br /> shall consider the following factors: <br /> 1. The unique characteristics of the subject property and/or its surroundings and <br /> how they will be protected or enhanced by modifying the design standards. <br /> Findings: The existing facility is derelict and has been vacant for at least sixteen <br /> years and has been subject to multiple nuisance violations. In redeveloping the site <br /> the applicant will provide new housing options in the core residential area, will <br /> eliminate the nuisances, and where possible within the context of the existing non- <br />