816 E MARINE VIEW DR 2016-01-01 MF Import

,� .- , , l. The uniquc cliaracteristics of the subject property and/or its surrow�diugs and how they will be protected or enhanced by modifying thc development standards or design guidelines. Findin s: The subject property is a triangular shapcd lot approximately 6,000 squarc fect in area located bctwceu E;ist Marinc View Drivc and Hawthorne Street. Th� lot slopes down from Flawthorne Street to Gast Marine Vicw Drive by npproximately 14 feet. There is an existing dwclling on thc subject properry. "fhc subjccl properly is surrounded by residential uscs. Conciusions: 'fhe suUjeci properry is unique in shapc. The proposed development will have a footprint similar to the sh:�pe of the lot. 2. Tl�c positive cl�aracteristics of the proposed development and wI1CLIICC SIICII CI18C1CtC1'IS�ICS coulcl be provided by compliauce with Ute development stnndards aud/or design guidelines proposed to be modi�ed. 'rindin s: 'I'he �pnu��„� s�ates that d�e four dwelling units, although one building, will be dcsigned as separate structures with differing heights and architecwral styles and details so as to crcate a sense of individualiry and independence for each dwellinc;. 1'hc R-4 zone allows a density of up to 58 units per acre and heights up to 45 feet wl�en within Z00 feet of the R-2 zone. Thi� development will havc a density of approximately 29 units per acre and heights of approximately 37 fect or less. Conclusions: The proposed development provides an attractive streetscapc by dividing the building into uniquc individual d�velling units. 1'hc madification will allow the d��elling units to have porches, which will extend into the ten-foot strect side setback. 3. The arrangement of buildings and open spaces :�s they relate to other buildings and/or user on thc suUjecl propert�� and on surrounding properties. Fiudin s: A tninimum open space arca of 20' X 20' is required by EMC 19.040.C. Although there will not be 400 square feet oP centrally located open space that is sltared between the occupants of the dwelling units, over 100 square fect of open space per dwclling unit will be provicled within privatc landscaped yards and/or decks. Conclusions: The proposed development will be required to provide porches, yard areas, and decks for cach d�velling unit. 4. Visual impact to surroimding propertics caused by parking facilities in the proposed development m�d wliether such impacts nre less than would result from compliance with thc development standards und/or dcsign guidelines proposed to be modiCed. Findin�s: Sixtcen off-strcet parking spaces will be provided. EMC 19.34 requires a minimum of cight off-street parking spaces. The spaces will be accessed from both streets and half the spaces �vill be within two car garages. Conclusions: The parking areas will have minimal visual impacts to surrounding properties. 5. Does the proposed design mitigate the impacts that could be caused by relaxation of the st�ndards whicli are proposed to Ue modiGed? Findin�s: Tl�e f•ant fa�ades of the proposed d�velling units provides modulation, prominent covered pordies, numcrous vertical windows, varying heights, and use of different siding ��