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1 MEMORANDUM TO: DESIGN REVIEW BOARD FROM: BEN STICKA, PLANNER SUBJECT: LAND-2017-00727; Rose Hill Cottages; APPROVAL LOCATION: Northeast corner of 132nd Avenue NE and NE 112th Place, Redmond, WA 98052 DATE: January 3, 2019 REQUEST: APPROVAL OF MODIFICATIONS TO APPROVED SITE PLAN, BUILDING ELEVATIONS, LANDSCAPING AND MATERIALS Redmond Zoning Code [(RZC 21.76.070(Y)(3)] Site Plan Entitlement decision requires the following: a. The Technical Committee, composed of the Departments of Planning and Public Works, shall review all Development Review permits with the State Environmental Policy Act and the RZC. ---PAGE BREAK--- 2 b. The Landmarks and Heritage Commission will review all Certificates of Appropriateness for compliance with the RZC. Tonight’s meeting is a request for approval for the construction of 28 detached cottage residential units. This item was previously before the Board at its December 6, 2018 meeting. As a reminder, the purpose of the Board is to make decisions that will promote visual quality throughout the City in accordance with the purposes and design criteria set forth in Redmond Zoning Code (RZC) Article II, Design Standards (21.58 to 21.62). In addition, the Board should consider the project as it relates to the decision criteria as previously indicated for a Site Plan Entitlement. DESCRIPTION The proposed project is located within the Willows/Rose Hill neighborhood, which is located at the northeast corner of 132nd Avenue NE and NE 112th Place. The proposed cottages are located on a 10.85-acre site. The proposal includes the construction of 28 detached cottage residential units. The subject site is currently undeveloped. While the Design Review Board does not normally see single-family developments, the proposed cottage development is being processed as a Site Plan Entitlement and mapped as a condominium development. Therefore, since all Site Plan Entitlements come before the Design Review Board, this project is no exception. Each of the 28 detached cottages are two stories in height and will be accessed from an extension of NE 112th Place. Staff would like to familiarize the Board with a few of the design focused requirements found in Redmond Zoning Code (RZC 21.08.290) Cottage Housing Developments, which include, but are not limited to the following: 1) The total floor area of each cottage shall not exceed 1,500 square feet. 2) Open space shall provide a centrally located focal area for the cottage housing development. 3) Be oriented around and have the main entry from the common open space. 4) Be within 60 feet walking distance of the common open space. 5) Cottages shall have a roofed porch at least 80 square feet in size with a minimum dimension of eight feet on any side. 6) Boundaries between cottage dwellings and neighboring properties shall be screened with landscaping to reduce the appearance of bulk or intrusion onto adjacent properties, or otherwise treated to meet the intent of this section. The applicant is proposing 28 detached cottage housing units. Redmond Zoning Code (RZC 21.08.290) Cottage Housing Developments purpose statement includes the following: 1. Provide a housing type that responds to changing household sizes and ages; 2. Provide opportunities for ownership of small, detached dwelling units within a single-family neighborhood; 3. Encourage creation of more usable open space for residents of the development though flexibility in density and lot standards; 4. Support the growth management goal of more efficient use of urban residential land and; 5. Provide guidelines to ensure compatibility with surrounding land uses. The subject site is zoned both R-1 (Single-Family Constrained) and R-4 (Single-Family Urban Residential) within the Willows/Rose Hill neighborhood. The applicant is proposing two-story, 25-foot tall cottages, which is consistent with the maximum height allowed for cottage housing. The proposed cottages include the following design features: ---PAGE BREAK--- 3 • Three architectural styles • Materials will consist of a combination of white colored buildings with black windows and doors. • Units features living spaces on the first and second floors. • Cottages will be built around common open spaces areas. ANALYSIS Since the project was last before the Design Review Board on December 6th. The following is a list of updates: • The Board requested information on existing grades of the subject site. The applicant has provided a memo speaking to the existing grades and how it will apply to the subject site. The applicant will also provide additional information to the Board during the meeting. • The Board requested information on “aging-in-place” and how that would apply to the proposed project. The applicant has indicated that the project will allow that opportunity and has provided additional information in the supplementary material provided to the Board. • The Board requested information regarding possible locations for a tot-lot within the open space. The applicant has indicated that alternatives were explored, but a tot-lot will not be provided for the proposed development. Additional information will be provided by the applicant during the meeting. • The Board requested information regarding the orientations of locations of units 1-12 and the garages. The applicant has researched this request, but ultimately decided to leave the buildings unchanged. The applicant has provided a rationale for this decision within the memo provided to the Board and will speak to it during its presentation. • The Board requested information regarding additional screening/landscaping adjacent to the cottages along the western property line. The applicant has provided information on the landscaping quantity and type within their memo. The applicant will also provide additional information regarding screening, landscape and setbacks during the meeting. Additionally, the applicant will provide a landscape plan to show how they have incorporated the Board comments and demonstrate Code compatibility. • The Board requested information related to variation in design of the cottages and how this was achieved. The applicant has indicted that architectural styles will vary as follows: Craftsman, Shingle and Farmhouse styles. The applicant has provided additional information within their memo and will speak in more detail during the meeting. The applicant will also provide a material board and elevations that speak to the variation in cottage design. Staff believes the applicant has submitted a Code compliant project and outlined the applicant’s revisions based upon feedback heard from their last pre-application before the Board in December. These refinements are provided in more detail within their memo, materials and their presentation. Staff would appreciate the Board’s feedback, review and attention to the proposed cottages and how it complies with the Comprehensive Plan, Design Standards and Redmond Zoning Code with an emphasis on the Site Plan Entitlement decision criteria.