Planning 2012-09-27 COMPLETE AGENDA PACKET

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and afford an opportunity to engage Nyith other members of the community. 2. Building Design. This project can be vievved as a harbinger of future development envisioned in the Comprehensive Plan. The building is larger and taller than the existing development but it is within the size limitations established in the code and it is located on the site in such a Nyay as to minimize the appearance of its mass. The applicant originally proposed a modern or contemporaiv styled building and changed the design to this more traditional style in an attempt to harmonize with the surrounding residential neighborhood. The use of residential -type finish materials on the residential portions of the building and commercial materials on the commercial portions is effective to illustrate the uses of the building and integrate well into the overall building design. The use of vertical modulation of the walls on the upper floors creates visual interest. The use of one color on the upper stories diminishes the ability to distinguish the modulation and increases the building's prominence. Using a second color on these projecting or receding features on the upper stories could draw attention to the modulation, increase the visual interest, and decrease the appearance of a large vertical surface. Adding a second color to the upper stories should be a condition of approval. The applicant has proposed using split -face CMU block for the sign base and trash enclosure. This detail is not called out on the plans and should be added as a condition of approval. Including a ground floor accessible unit allovvs the applicant to meet the requirements of the Federal Fair Housing Act (FHA). To meet the code requirement of residential above commercial uses would require an elevator, which Nvould make the project economically infeasible. Locating an accessible unit on the ground floor meets the purpose of the code and is consistent Nyith the purpose of the zoning district and the comprehensive plan and necessary for FHA compliance. 3. Landscaping and Site Treatment. The existing mature Hemlock tree provides vein limited canopy- coverage and does not contribute to the natural beauty of the site. While the tree can possibly be preseiired, grading and utility Nyork may harm the tree and its location is a hindrance to creating a functional recreation space. Staff supports removing the existing Hemlock tree. Recreation space often involves play structures or other items for children. The recreation space includes a pea patch that can be used by either adults or children and supports the current trend of urban farming. Placing the required recreation space in the front of the building will increase the opportunity- for residents to interact with other members of the neighborhood. The planting beds meet the requirement for depth but the applicant increased the plant material to approximately twice the plant material required by code. A predominately native plant palate decrease Nyatering needs although irrigation is still required and provided. Pathways lead around the building and to the public street; the paths adjacent to the building are covered with avvmings. 4. Miscellaneous Structures. The final size of the sign and sign base be verified for code compliance -,yhen the applicant applies for a sign permit. The applicant discussed building the trash enclosure and sign base out of grad- CMU block to mirror the grad- color of the building's base. This material is not called out on the plan and should be added as a condition of approval. The applicant verbally discussed sign light boxes mounted on the avvnings for the commercial tenants. Canopy-edge signs (signs mounted above or along the edge of a canopy) are regulated under the sign code. TMC 19.20.05017 says that canopy edge signs are limited to a single roNy of letters not to exceed tvvelve inches in height. Therefore, light boxes would not be allowed and channel cut letters would be required. This is a code requirement and does not need to be a condition of approval. The miscellaneous structures, including a bike rack, picnic area, wall and freestanding signs, and trash collection area all meet code. SM Page 9 of 10 0.920 2012 Z: DCD n Clerk's PC Laserfiche Packet 09 -27 -12 L12 -019 Design Review Staff Report FIN aLdocx 15