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1 MEMORANDUM TO: DESIGN REVIEW BOARD FROM: David Lee, Senior Planner SUBJECT: LAND-2018-01323; Woodside Master Plan/Site Plan Entitlement/Development Agreement; Pre-App meeting No. 1 LOCATION: 7039 196th Ave NE 98053 / Parcel# [PHONE REDACTED] DATE: January 17, 2018 ---PAGE BREAK--- 2 Site & Background The site is approximately 11.94 acres in size and located in the North East Design District 1 (NDD1) zone. The site is bounded by the NDD 1 & 2 zone to the north and west, R-12 to the south, and Unincorporated King County to the east. To the north and west of the site is an existing gravel pit that is still operational. The R-12 zoning to the south contains an existing residential neighborhood. The Unincorporated King County parcel to the east is undeveloped and is in a forested condition. The purpose of the Northeast Design District is to create a transition from single-family residential areas in the south to industrial areas in the north and to provide opportunities for businesses that require larger footprints. The purpose is also to establish and maintain a transition from the urban development within the district to the rural areas east of the city limits. This will be accomplished by careful siting of buildings, vegetated buffers and park spaces, campus-like settings, and master planning. The performance zoning regulations in this chapter grant significant flexibility in terms of allowed uses while establishing district-specific design standards. Standards in this chapter emphasize transition from lower- to higher-intensity uses, creating neighborhood character and a sense of place through site and building design, and connecting this area to parks and regional trails located to the east. The Northeast Design District comprises three performance areas called NDD1, NDD2, and NDD3. The proposal is to construct a mix of apartment style condominium units and traditional townhome units for a total of 170 units. The project proposes a series of open spaces and connects to the southern existing neighborhood throught a pedestrian trail. A 24’ wide continuation of the Evans Creek Trail is also being proposed to be developed running north/south along the eastern property line. The site was previously used for gravel processing/mining. Because of the nature of the previous use, the majority of the site’s perimeter is made up of manmade steep slopes. The eastern portion of the site also contains wetland buffers from an off-site wetland. The applicant is proposing a wetland buffer reduction to accommodate the trail. Process & DRB Decision/Recommendation This development requires three separate Land Use applications; Master Plan, Development Agreement, and Site Plan Entitlement, being processed concurrently and ultimately being reviewed and decided upon through a public hearing before the City Council. The Design Review Board will be forwarding a recommendation about the approval of the design to the Technical Committee, who will forward the DRB’s findings to the City Council. Northeast Design District & Design Implementation The primary puprose of the NDD is to provide for an attractive and functionally integrated development that promotes transition from less intense to mor intense uses moving from south to north. It also is intended to transition developments from urban to rural as developments occur alongside the urban growth area. Developments within the NDD should create a sense of place and neighborhood character. ---PAGE BREAK--- 3 The NDD design standards are largely dimensional siting requirements and height caps based on distances from the city limits. These design requirements have been met. In terms of city wide design guidelines (RZC 21.60) and residential design regulations (RZC 21.08.180), modulation, articulation, and basic design of the five building types largely meet the intent of the code. However, the designs of each type of building are very similar in both structure and color, despite several color palate options. Staggering the building footprint (e.g. have every other units in the townhomes setback 5’ from the front or back) in some building types might help change the look of the building. Another design option is to add different color palates based on the street the building faces and what side of the street. Simple changes may help break up the homogeneity of the designs being presented. Staff is also interested in seeing the design of the picnic shelters as that may be another avenue to add visual interest. Pedestrian paths and crosswalks may also be an opportunity to diversify the look and feel of the development. Closing Staff is pleased with the overall design and layout of the site. The large useable open spaces and the interconnectivity of the neighborhood is a great benefit to future residents. The new Evans Creek Trail also adds to the City’s robust trail system and will be an excellent recreational addition to the City as a whole. Staff is looking forward to hearing the DRB’s thoughts and comments regarding this project.