Planning 2012-09-27 COMPLETE AGENDA PACKET

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3. The develol)rnentl)rovides al)l)rol)riate structural transitions (i.e. arse of Similar building scale, cornl)atil architectural srides, etc.) between residential and eonwwreial areas (7.7.7). The building scale is defined by the zoning code. The surrounding developments are one or one and -a -half stoic The architectural style is traditional. The surrounding built environment consists of older bungalows and nondescript commercial structures. 4. The develol)nwnt enrl)lol°s design elements that hell) to blend it in with the character of the residential neighborhood (7.7.9). The building employs residential architecture features includin lap siding, asphalt roofing shingles, vinyl windows, and a hip roof. .5. Where there are existing res0entaal structures on site, the eonwwrcial develol)nwnt should be achieveCl hriinar °ill' through neti! construction, rather than the convey Sion ofexisting residential structures to cornrnercial uses (7.7.3). There are no existing structures on the site. G. Through l)arkingl)laeernent and setbacks (e.g loeating1mrking behind or beside buildings), the develol)nwnt should hell) to achieve conymctness ofbuilding form andl)edestrian orientation, helping to create a focall)oint in the Residential Conwwreial Center (7.7.4). Parking is located at the side and rear of the building. The building site is limited by existing parking and access easements across the west and north of the parcel. The building is setback farther than code requires and about five feet lower than the right of ivay. CONCLUSIONS DESIGN REVIEW CRITERIA 1. Site Design The proposed site design meets the design review criteria. The project developer ivas faced with the challenge of creating a project that is harmonious with a neighborhood that shows signs of age and disinvestment. The existing homes are overv,-helm*nglv smaller and shorter than code allows and the commercial development is only one stoi while the code allows three stories. The height and scale of the building are limited by code and the building's size is constrained by parking and recreation space requirements. In order to harmonize with the adjacent single fancily homes, the project proposes a "residential appearance" to the upper two stories of the building where the residential units are located. Finish materials are residential in appearance and the building's traditional architecture is respectful of the surrounding development. The nature of a mixed -use building is to create commercial space that is visually and physically accessible from the public sways leaving more private spaces available for non-commercial or residential uses. To achieve this end, eight of the nine residential units are located on the tsvo upper floors and the one accessible unit is located on the ground level at the rear of the building. A sidewalk with landscape strip will be the first section of sidewalk along 164"' Street and swill connect to the front of the building via pedestrian paths. Landscaping swill line the vehicular driveway and planting islands swill break up the visual appearance of the parking area. Existing easements and topography constrained where the building could be located but the effect of increasing the buildings setback from the street swill have the effect of visually decreasing the perceived height of the building. Locating the recreation space at the front of the building allows for a transition from the private residences to the public right- of -ivav_ The pea patch garden will act as an active recreation activity_ that will draw residents outside SM Page 8 of 10 0.920 2012 Z: DCD n Clerk's PC Laserfiche Packet 09 -27 -12 L12 -019 Design Review Staff Report FIN aLdocx IM,