825 HAWTHORNE ST 2016-01-01 MF Import

The unique characteristics of the subject property and/or iGc surroundings and how they will be protected or enl�anced by modify�ing the development standards or design guidelines. Pindin s: The subject properry is a triangular shaped lot approximately 6,000 square feet in area located between Gast Marine Vie�v Drive and Ha�vthorne Street. Tlte lot slopes down from Ha��thorne Street to �ast Marine Vicw Drive by approximatcl}� 14 feet. There is an existiug dwelling on thc subject properry. 7'hc subject properry is surrounded by residential uscs. Conclusions: The subject property is uniqac in shape. Thc proposcd devclopment �ail� have a footprint simil�r to the shape of the lot. 2. Tlie positi��e characteristics of the proposed development und �t�lieUter such cltaracteristics could be provided by con�pliance �vith U�e dcvclopment standards and/or design guidelines proposed to be modified. Findin s: 'I'hc applicant states that thc four dtvclling units, although onc L•uilding, ��ill bc designed as separatc su�uctures wi�h differing hcights and .u'chitectural srylcs and details so as to crcatc a sense of individualiry and independencc fiir each d��elling. Thc R-4 zone allows a densiry of up ro 58 units per acre and hcights up to 45 fcet «�hcn ��ithin 200 fcct of die R-2 zone. This development will have a density of approximatcly 29 units per acre and heights of approximatcly 37 fcet or less. Conclusions: The proposed devclopmcnt provides an attractive strcetscape bp dividing the building into uniyue individual dwelling units. Thc modification will allo�� the d�vclling units to have porches, which will extend into tl�e ten-foot street side setback. Tl�c arrangcmcnt of buildings and opcu spaces as tl�c�� rclate to otl�cr buildings and/or uses ou the subject properly and on surrounditig properties. Findinas: :1 minimum open spacc arca of 20' X 20' is rcquired b�� L'MC 19.040.C. Although Qicrc will not bc 400 square feet of ccntrally locatcd open spacc that is shared between the occupants of the d�velling units, over 100 square feet of open space per dwelling unit �vill be provided within private landscapcd yards and/or decks. Conclusions: 'Chc proposed devclopment �vill Ue required to providc porches, yard areas, and deck ; for each dwelling unit. 4. Visual impact to surrounding properties caused bp parking facilities in the proposed de��clopment and whetl►cr sucL impacts nre Icss than «•ould result from compliance with thc development standards nnd/or design guidelines proposed to be modi�ed. i'indin s: Sixteen off-strect parking spaces will be provided. EMC 19.34 requires a minimum of eight o�f-sveet parking spaces. The spaces will Ue accessed from both streets and Ualf the spaces will be within nvo car garages. Conclusious: The parking areas will have minimal visual impacts to surrounding properties. 5. Does the proposed design mitigate the impacts tl�at could be caused b�� relasation of the stautlards �rl�ich nre proposed to be modiCed? 1=indin s: Thc front fa�ldes of the proposed dwelling units provides modulation, prominent covered porches, numerous vertical windou�s, varying heights, and use of different siding