9212 HOLLY DR 2018-01-02 MF Import

f. Page 19 of 29 t areas include: an internal area in the center of the circular private driveway which would be the largest open space area and consist of approximately 18,360 square feet; open space in the northeast and southeast corners of the site; and, three other open spaces on the southern boundary of the site. The central open space would be functional and available for the residents of the development. The proposed project would satisfy the open space requirement of 20,000 square feet or 400 square feet per unit. (exhibit 1, staffreporl; Tyler testimony; exhibit 3, site plan; Tobiason testimony) 15. A stream flows in a small area of the site at the northwest corner. A 25-foot stream buffer is proposed with no development permitted within the buffer. No other streams or wetlands are on the site. (exhibit 3, site plan; Tobiason testimony; Tyler testimony) I16. The new roads, utilities, and drainage improvements would be consistent with Construction Star,.lards of the City of Everett and the Fire Department. The development, with its aesthetic improvements with the open space and landscaping, and, the new infrastructure, would be in the best long-term interest of the City of Everett. (exhibit 1, staff report; Tyler testimony) ' 17. The review of the proposed rezone, as done by City staff, focused on potential adverse impacts to land use in the immediate area. Contingent on landscaping of the site and adherence to Everett zoning and building code standards, the proposed rezone would not have long-term adverse impacts on existing or anticipated land use. (exhibit 1, stcffreport) ' 18. For multiple -family developments in the City of Everett, the Development Standards are set forth in the EMC. Modification of those standards is allowed pursuant to the provisions of EMC 19.15.010.D. These standards include a. The unique characteristics of the subject property and/or its surroundings and how thei will be protected or enhanced by modifying the development standards or design guidelines. ' b. The positive characteristics of the proposed development and whether such characteristics could be provided by compliance with the development standards and/or design guidelines proposed to be modified. 1 C. The arrangement of buildings and open spaces as they relate to other buildings and/or uses on the subject property and on surrounding properties. d. 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. 7