Planning 2011-09-22 COMPLETE AGENDA PACKET

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The housing type is much more than simply smaller- than average homes. The design of the homes and the design of the site is a lifestvle choice that appeals to a different demographic than typical suburban development. Detached garages and space devoted to shared pocket parks rather than individual, private space encourages interaction amongst neighbors. First floor bedrooms are typically appealing to seniors. Small yards may appeal to people who are not able or interested in yard maintenance. This type of design typically appeals to small households (retirees, small families, and single- person or childless households) seeking to be a part of a community. 2. C'omplies tivith theAlarlti- family, Hotel andMotel Design Revietiv °ia stated in the Board ofArchitectur °al Revietiv chapter, Design Revietiv Criteria section of the Tukavila Zoning Code (TMC 18.60.050 -C). Staff's Response: What follows is a review of the project's compliance with the Multi family, Hotel and Motel Design Review Criteria. MULTI FAMILY, HOTEL AND MOTEL DESIGN REVIEW CRITERIA 1. Site Planning a) Building siting, architecture, and landscaping shall be integrated into and blend har inoniousil' with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi- family development's design need not be har °rnoniously integrated tivith adjacent single family structure if that existing single family use is designated as "Commercial or "High Density Residential in the Comprehensive Plan. However, a "Low- Density Residential (detached single family) designation would require such harmonious design integration. Staff's Response: The Cascade View neighborhood that surrounds this site is predominately single family homes built from 1930)- 1960). Lot size varies from less than 6,l_)l_ 0 square feet to a few lots over half an acre in size. Home styles reflect the era in which they were built and are predominately one Amy to stoiN-- and -a -half cottages. The one and -a -half Amy compact single family homes, clad in lap siding and shingles with three -tab roofing and contrasting trim, will harmoniously_ integrate with the existing neighborhood. Homes built under this ordinance are no taller than twenty -five feet and no larger than 1500 square feet of living area which reflects the development pattern of the neighborhood. Front porches, landscaped transitional spaces, internal sidewalks and detached garages all reflect the goal of "small town" development envisioned in the Citv's Comprehensive Plan. N Natural features, which contribute to desirable neighborhood character, shall be reserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, tivetlands, streams, and significant topographic Staff's Response: The northern portion of the proposal has a territorial view toward the east. Site constraints, specifically access and building separation from the adjacent veterinaiv clinic, prevented the site design from taking advantage of this view. Homes along the eastern side will take advantage of the view but the remainder of the site and homes will not. The only off site development that could have views impacted by the project is the veterinaiy clinic. Heavy landscaping was proposed to create a visual and sound barrier between the clinic and the project to address the clinic's concerns that barking dogs could disturb cottage residents. The other nearest homes are over 50)0) feet from the project. This project only allows homes no taller than twwenty -five feet in height and subject to design review; these standards will result in homes smaller than homes that could be built under the regular development standards in the low density residential district. c) The site plan shall use landscaping and building shapes to form an aestheticallypleasing andpedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. Staff's Response: The public streets will be lined with street trees in the planting strips separating the sidewalks from the vehicular travel lanes. Homes face the street with front porches and landscaped front yards. The houses are set as close to the property line as allowed by code with front yard setbacks of ten feet along Milital Road and twenty_ feet along South 140 Street. Smaller setbacks are used to facilitate direct interaction between pedestrians and residents. A variety of elevations and color combinations are used to add interest to the streetscape. The streetscape is shown as Attachment F. Fences are reserved for the rear yards between the homes and are semi- transparent cedar picket fences. Solid cedar fences line the project boundaries. Fence details are shown under Attachment D. The fences proposed provide a solid privacv screen at Stacy- MacGregor Pa 7 of 19 09 142011 H: a Cottages at Riverton BAR Staff Reportdoc 9