534 E MARINE VIEW DR BELMONTE HEIGHTS WHOLE SITE 2016-01-01 MF Import

property over what would bc provided by meeting the development standards and design guidelines proposed to be modified. Findin�s: The increase in building hcight results in 2-and 3-story unit designs with relatively small footprints. The lower level units have a footprint ranging from 576 to 756 square fect. This configuration allows for individual privatc rear yard areas for each unit. This would be in addition to the common open spacc areas. Conclusions: The additional height results in an increase in the amount of usable on-site open space, particularly private yazd areas,and an optimal layout in terms of the design and location of the open space. 6. If the devclopment proposes grcatcr building height than permitted by the zone in which the property is IocateJ,Joes the increasc in building height impact the views or privacy of abutting residentially zoned propertics? I�indines: Presently, the single-family residences to the soutl�of the site have a view to the east of the Cascadc Mountains. T'lie buildings that have the greatest potential to impact views from the existing residences are those containing Unit #s 41 through 48, and 57 through 70. As a result of the now completed soils rcmcdiation �vork, the finished gradcs of these building sites have been lowemd by up to 11 feet. This mcans that the effective building height, relative to existing grade, is between 18 and 32 feet. In addition, the buildings�aill bc stepped down the hill, moving toward E. Marine View Drive. This means that existing vicws will likely be prescrved. 7'hc tallcst buildings, containing Unit#s 1 through 13, would be situatcd at the lowest part of the site adjaccnt to E. Marine View Dri��c and well outside the view corridor of existing residcnces. Conclusion: Impacts on vicws and privacy of thc abutting properties would be minimized by the proposed building design and locntion. 7. Does thc proposed devclopmcnt result in u mix of permitted resiJential and commercial uses allowed by thc znning in ��hich the property is IocateJ which would not result from cmnpliance with the Jevclupment stundards anJ/or design guidelines proposed to be modificd? 1�indinc�s: 'thc R-1(A) zone is a residential zonc that docs not allow for commercial uses. Only residential usc is proposcd for this site. Conclusions: This criteria is not applicable to the proposed project. 8. Does thc proposed design mitigatc thc impacts that could be caused by relaxation of the standards which arc proposed to be moJificd. I'indin�s: Thc project's impacls would be mitigated through grlding practices, provision of private and common open spacc nrcas, landscaping, building dcsign and building oricntation. Additional landscaping abovc and bcyond the standard requirement has becn proposed adjacent to E. Marine View Drive as mitigation Cor modification of the parking location standazd. Conclusions: Tlre proposed dcsign mitigates possible impacts to the adjacent property. llGCISION: Thc Plmming Director API'ROVES the request modification of the building height standard and parking location stnndard with thc following conditions: 1? � ;