Planning 2012-09-27 COMPLETE AGENDA PACKET

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PUBLIC COMMENT During the Notice of Application comment period a letter was received from a Tuk -,vila resident objecting to allosying apartments in the vicinity of single family- homes. In response to the Notice of Hearing a letter was received from the adjacent daycare center regarding the use of the private parking easement on the applicant's property for the benefit of the daycare. Both of these letters are included as Attachment E. DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tuk vila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Reviesy evaluates the project under the criteria established in TMC 18.60.050 C. The design criteria explain requirements for development proposals. They_ are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. SITE PLANNING. a. Building siting, architecture, and lamcr,vcahing shall be integrated into and blend har °rnoniously tivith the neighborhood building scale, natural environnrent, and develoj)nwnt characteristics as envisioned in the C'onwrehensive Plan. For instance, a nrulti- liin7ily develovnwnt's design need not be harnroniously integrated with adjacent single farnily str °uctures i f that existing single farnily use is designated as "C or° "High Densiti1 Residential" in the C'onwrehensive Plan. However, a "Low- Densiti1 Residential" (detached single-liin7ih') designation would require such har °rnonious design integration. The parcel is at the edge of a neighborhood commercial district anchored by an existing Safesyav grocer store. The pocket of commercial development is surrounded by single family- homes. The m3joritN- of commercial development and all the residential development to the south are in the City of SeaTac. This project is on a parcel zoned Regional Commercial Center (RCC) and is directly adjacent to LDR zoning on the syest and NCC zoning to the east. The commercial development is predominately one-stoiv freestanding uses with a multi- tenant strip development is to the east. The residential development seas generally- built in the 1920's -50's and consists of one and one and -a -half stoic bungalosy -style homes. The required recreation space for the residential units is located betsyeen the building and the street. Parking and access easements for the daycare center line the north and syest sides of the parcel. The street frontage syill have a five foot wide separated sidewalk and twenty feet of landscaping. The recreation space between the street and the building ssi11 consist of a picnic area and pea patch space for building tenants. b. Natural f eatures, tivhich contribute to desirable neighborhood character, shall behreser ved to the rnaxirnurn extent7)ossible. Natural features ineh0e, but are not linrited to, existing significant trees and stands of trees, wetlands, streanrs, and significant to7)ogralAie features. There are no natural features on the site. c. The site 7JIan shall use lamisca7)rng and building sha7Jes to fornr an aestheticalh'7J1easing aml j)Mestrian scale streetscahe. This shall include, but not be limited to facilitatinghe(lestr °i(In trcn>el along the street, using architecture and lamisca7)rng to In -ov0e a d fi desirable transition ord streetsca7)e to the build 0i building, amlln- ovng an integrated linkage fron7I) destrian and vehicular facilities to building entries. There are no sidesyalks along South 164 Street. A sidewalk separated by a landscape strip is proposed for the right- of -syay in front of the parcel. An additional tsyenty feet of perimeter landscaping syill continue from the back of sidewalk towards the building. The building is set back from the street and at the base of a slope. Landscaping will line either side of the vehicle entrance and the path that will lead pedestrians from the sidewalk SM Page 3 of 10 0.920 2012 Z: DCD n Clerk's PC Laserfiche Packet 09 -27 -12 L12 -019 Design Review Staff Report FIN aLdocx M