Planning 2011-09-22 COMPLETE AGENDA PACKET

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c) Encourage single- family resicr'ence cr'esign to frster° a sense of safen� ancr'secrrr °itv. Staff's Response: This project meets all of these goals. It is a traditional neighborhood design that includes porches adjacent to the common spaces; garages and automobiles that are not prominent; a neighborhood gathering area with a barbeque; and homes that overlook the shared spaces for increased surveillance and opportunities for neighbors to engage with each other. Design guidelines, design review, and an architectural firm familiar with cottage housing ensure high quality design. Code that allows an incentive to develop anNihing aside from large tract homes provides a means to develop diverse and more affordable new housing stock. CONCLUSIONS DESIGN REVIEW HOUSING OPTIONS PROGRAM DECISION CRITERIA 1. Meets the goals of the program, as set forth in TM(' 18.120.010 Staff's Response: This project meets all of the goals of the Housing Options program. Covenants, conditions, and restrictions (CC &R's) should be recorded with the language to ensure that the goals of the Housing Options Program are maintained throughout the life of the project. CC &R's must be approved by the Planning Department and the City Attorney. 2. Meet the Multi fccniilt', hotel curl motel clesigu reviely criteria 1. Site Planning Staff's Response: The site plan meets the goals of the multi family design review criteria. The site design will enhance and harmonize with the surrounding neighborhood. The site will be pedestrian friendly with sidewalks and pathways. The site design delineates public, semi private and private spaces through physical structures such as fences, porches and pathways. To transition the site development to adjacent properties, the sidewalk in front of the church at South 140 and the paved walking path to the school on the church parking lot should be included as part of this project. The phasing plan should be modified to include completing the path to the school on the church lot under Phase I and completing the curb, gutter, sidewalk, and landscaping in front of the church under Phase IL The church shall maintain a minimum of =42 parking stalls in order to meet the parking requirements of TUkNvila Municipal Code. The CC &R's do not allow fences over three feet; thev need to be modified to allow a six foot perimeter fence as shown on the plans. 2. Builcling Design Staff's Response: The project involves small homes clustered together on one lot around shared common space. The homes correspond in mass and style to the older surrounding development while being smaller and at the same density_ as newer homes constructed in the area. The developer has requested flexibility in the allowed size of the homes. Thirteen of the homes do not meet strict adherence to the required 1,5(_)(_) square foot floor area limitation. Two of the homes are eight feet larger than 1,5(_)(_). The eleven homes that are 135 -183 square feet too large could be redesigned to meet the code. The simplest redesign would be to simply eliminate some of the attached garages. If the garages were either eliminated or reduced to one car, the homes would meet code. Parking could be created in additional detached garages but the site design would either need to change and some of the common space would have to be eliminated. However, the site could have twelve fewer parking spaces and still meet code. Eliminating the garages would neither decrease the living space of the homes nor the number of bedrooms and consequently the likely number of residents residing in the homes; it could decrease the parking provided. The additional parking addresses concerns raised at the neighborhood meeting over potential spill -over parking. Staff recommends approving the deviation to floor area shown on the plans as this is a demonstration project and the Ordinance allows flexibility in the standards. 3. Lamiseahe am Site Treatn7ent Staff's Response: Landscaping is used to define and separate public and private spaces and to separate properties from each other. Landscaping plans are not typically required in lose- density residential zones and this project benefits from a comprehensive landscape plan. Stacy- MacGregor Pa 13 of 19 09 142011 H: a Cottages at Riverton BAR Staff Report.doc 15