5809 HIGHWAY PL 2016-01-01 MF Import

`� DRISCOLL ARCHITECTS MEMORAMDUM TO: FahNm Siddiq City of Everelt Planning and Community Davelopment FROM: Shanna Kovalchick COPY: Jeft Coats, Tertannuity Northwest LLC PROJECT: 580715811 Highway Place DATE: August 9, 1999 SUBJECT: R�vbbn to Propos�d ModHicadon W Buildiny 1iNpht MTACHMENT: Basis tor Modification (Criteria to be Co�sidered by the Planner) DearFaheem, On behaH of the owner of 5807/5811 Highway Place, I am writlng to request a►evision to our previous request for modifications to Me MulGple Family Design Guidelines and development standaMs. Our original request was submitted on February 79, 1999. The proposed modficatio�s were approved abng with the Final MiGgated Determination of Non-Significanoe dated April 23, 1999. The maximum building height for muftiple family dwellings in an R-3 zone is 45'. However, since the project site is edjacent to an R-1 zone, the heights are reduced to 29' when bcated within 50' of the R-1 zone and 35' when located at least 50' but less than 100' from the R-1 zone. We originally proposed the mazimum building heights to be 34' within 50' oi the R-1 zone (a deviadon of 6'), 38' within 50'-100' oi the R-1 zone (a deviatlon of 1'), and 35' over 100' from the R-1 zone (10' less than the maximum). As the design of the building progressed, our structural engineer suggested a slighHy diBerent roof form that would allow the units to have vautted ceilings. The location and maximum height of the ridges steys the same, but we propose adding gables (essentialy new ridges) perpendicular to the main ridge. Thereforo Me proposed height increase would extend further to the east. Our reviaed mauimum building heights would be 36' wilhin 50' of the R-1 zone, 36' within 50'-100' of the R-1 zone, and 35' over 100' from ttro R-1 zone. R-1 zones are labaled "Single Family Low Density." A stepping down of building heights makes senae naxt to a single family house; however, the bt adjacent to our site is a golf course. There are no adjacxnt buildings M be impacted by an increase in height on our site. At Me same time, a height increase is beneficial to our project. The overall massing and density is improved by allowing three bvets of units next to the golF course while maintaining pitched roofs. The slope of the dormers is competibb with a rosidentlal sestheHc and the surrounding fir trees. The floor-to-ceiling heights are generous. Additlonally, the revised roof Iortn allowa the upper level of units to have vaulted ceilings. Even with the proposed height increase, the buildings are still well under the 45' limit required for the overell site. The attached drawings may be heipful in explaining how our proposed roof fortn changed: A100 Site Plan A203 Roof Plan A301 Elevations — East 8uilding Also attached is a revised list of Criteria to be Considered by the Planning Director. We believe that the revision to the roof form will significantty improve the design of Me project, particularly fhe interior of the units, and will have no adverse impacts on the surrounding neighborhood. We will be happy to provide any additional information you may need. Thank you. Sincerely, �9�.�tna k�rti�f�u�� Shanna Kovalchick Driscoll Architects, PS Duuraana« 715 Bell St. Seattle, WA 98121 (206)441-7705 Fax: (208N41-5373 E-Mail:dapa�driaareh.com A Prokssional Services Corponiton