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

The following applicable critcria establishcd in Subsection 15.O10.D3 of the City of Everett Zoning Code, Modification of Dcvclopment Standards and Design Guidelines,are used to evaluate the proposed development. 1. Thc uniquc charactcristics of thc subject property and/or its surroundings and how thcy will bc protected or cnhanced by moJifying thc development standards or design guidelines. Findines: The site slopes do�vn from west to east at an approximate grade of 12%,with the highest portion of thc site being d�e�veslern portion and U�c lowest being the eastem portion, adjacent to �. Marine View Drive. Although the slope aspect of thc site has not changed significanUy due to the ongoing soils remediation project,thc grades of this site havc been lowcred by up to several feet. This results in thc finished floor clevations that are, in most cases, bclow the elevations that previously existed on the site. As an examplc, the grade for the building containing unit#s 87-90 was lowered by approximately 13 feet as a result of soils remcdiation. Thc ciTective hcight of this building(abovc cxisting grade) is only 18 feet. Conclusion: The site has unique characterislics(i.e., slope and remediated soils conditions)which�vill minimize putential impacis of the requested height increase on the surrounding properties. 2. Thc posirivc characteristics of the proposed developmcnt rnd whetucr such characteristics could be provided by compliAncc with the devclopmcnt standarJs and/or design guidclines proposed to be modi6ed. Pindines: 7'lie building design�vould bc complimentary to the cxisting residences througl� tlie provision of scvcral dcsign fcalures, such as vcrtical windows, building modulation, pro�uinent enlry and landscaping that, together, will provide positive addition to lhe ncigltbodiood. Conclusions: '1'he design Ccalures of thc proposed buildings, open spaces and ltmdscape trealment would constitule positive components of the project thal arise, in part from the request for modification of tlie height and dcnsity standards. 3. The arrangcmcnt of buildings anJ apen spuces as thcy rclatc to othcr buildings und/or uses on the subjcct property :md on surruunding propertics. Pindi i�s: Thc design and location of tlic proposed buildings residt in approximutely 40,100 square fcet of opcn ;pacc within the building complex. 17�is indudes ten separate tracts dispersed throughout the sitc. The design is advcmlagcous in that it provides a consislent side-to-side building oricntation with existing single-fa�nily residences on the soutli sidc of the site. The building orientation is primarily easdwest, allo�ving the dcvclopmcnt to lake advantage of vicws to the cast and north. Conclusions: 7'he proposed Uuilding arrangement will benefit the surrounding propertics by providing a cousistei�t building orientntion and sctback patterus and a functional arrangement of on-site open space. 4. Visuul impact to surrounding propertics causcd by parking facilitics in thc proposed dcvclopmcnt and �vhclhcr sucL impacts are lcss lhan would result frum cumpliancc wifh the development st•rndards :md/or dcsign guidcliucs proposed to bc moJificd. Pindines: Parking for thc devclopmcnt wou1J bc provided wiU�in private gazages, driveways and guest parking arcas. 1'he gucst parking :veas would bc located mainly on tl�e northem portion of lhe site, away from existing residences to the south. 'll�c layout does not propose a�ry large pazking lots that could generate noise, light mid glarc or air quality impacts. Conclusions: 'I'hc proposal parking layout�vould not crcate a significant impact on surrounding properties 5. If thc dcvclopmcnt proposcs grcatcr building hcight than permittcd by the zone in which the property is located, does thc incrcase in buiWing�i��efu�i�increase in the usablc open space on the PAGE it F�