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c. Evaluation Criteria for Modification. Any proposal to modify development <br /> standards or design guidelines shall not undermine the intent of the core residential <br /> design standards and guidelines. The planning director shall not approve a request <br /> for modification unless the proposal provides architectural and urban design <br /> elements equivalent or superior to what would likely result from compliance with the <br /> core residential design standards and guidelines which are proposed to be modified. <br /> The planning director shall consider the following criteria in evaluating proposals <br /> using this process: <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 /> (2) The positive characteristics of the proposed development and whether such <br /> characteristics could be provided by compliance with the design standards <br /> proposed to be modified. <br /> (3) The arrangement of buildings and open spaces as they relate to other buildings <br /> and/or uses on the subject property and on surrounding properties. <br /> (4) Visual impact to surrounding properties caused by parking facilities in the <br /> proposed development and whether such impacts are less than would result from <br /> compliance with the design standards proposed to be modified. <br /> (5) Does the proposed design mitigate the impacts that could be caused by <br /> relaxation of the standards which are proposed to be modified? <br /> d. Appeal of Planning Director's Decision. An appeal of the planning director's <br /> decision using this process shall be reviewed by the hearing examiner in accordance <br /> with EMC Title 15, Local Project Review Procedures. Substantial weight shall be <br /> given to the decision of the planning director in considering any appeal. <br /> B. Zoning <br /> 1. Permitted uses <br /> a. Intent: To expand the infill housing opportunities in the core residential area. <br /> b. Permitted uses for the properties within the core residential area are set forth in EMC <br /> Title 19, Chapter 5, except where provided in paragraphs c and d below. <br /> c. Cottage housing. A cottage housing development is a cluster of small detached <br /> dwelling units around a common open space. Cottage housing shall be permitted in <br /> the R-3, R-4, and R-5 zones through Review Process I (defined in EMC Title 15), <br /> subject to the standards listed in section J. <br /> 48 <br />