2015 LAKE HEIGHTS DR 2018-01-01 MF Import

Frontage improvements will be required to 19th Ave.SFJSR 527 and to Lake Heights Drive per Ordinance 555-78,as amended. Full standard half street improvements are required[o Lake Heights Drive, including curb,gutter, sidewalk,street widening,and drainage control on the proposaPs full frontage. Full standard street improvements are required to 19th Ave. SE, including curb, gutter,sidewalk, street realignment,transitior.s, street lighting and ctriping. Because a major improvement is planned for l9th Ave.SE,me Ciry will allow that in lieu of these improvements,a fee of$20�per front foot may be pai,i. The Zoning Code requires that all excess public right-of-way be landscaped to Type tIl standards. In addition, 10 feet of landscaping is required in the setback areas along street frontage property lines. Conclusions: Any cut and fill slopes will be stabilized per City Standards. No excess fill materials will be left on site or in the public right-of-way. Archeoloeical Areas and Historic Sites Findine: The general regulatians regarding areheological are�s and historic sites require that all shoreline pertniu contain a special provision reyuiring permitcees ro notify the City of Everett if any possiule archeological data are uncovered during excavation or development. Failure to comply with this requirements shall be considered a violation of the Substantial Development Permit. Conclusion: A condition should be placed on the proposal requiring compliance with the above requirement. [V. Afrium Appurtenancc Findines: Section 39.040.B.2 allows the planning director, using review process II, to allow an atrium appurtenance which does not increase the tloor area of[he building but which allows for passive solar energy usage to exceed thu maximum building height allowed by the zone in which the subject property is located by not more than 209a of the maximum permitted building height. In reviewing such a proposal, the planning director shall not approve the proposed building appurtenance if it would significandy obs[ruct vicws from and solar access for surrounding properties. ?er Seciion 42.020 of the Zoning Code,the Hearing Gxaminer has authority ro make the review process II decision when Review Process III is required. The use is permitted a building height of 28 feet. The applicant is requesting an increased height for a small portion of the building. In Exhibit 4,they state, At the central portion of our building,near the main entry, we have en area denoted as the Town Square where we have created an atrium. We have designed clerestory lighting in this area,which allows passive solar heat gain and daylighting. This is the only pan of the roof that exceeds 28 feet,and this only accounts for about 4%of the rooC area. Exhibit 4, Page 2 provides revised height calculations. The ma�cimum height of the atrium above base elevation would be 33 feet. This is below the 20�Ic maximum height increase(33.6') that could be obtained. The increased height will not impact views of Silver Lake. Conclusions:_ The proposal meets the criteria for approval of an atrium appurtenance. 5