75A - PH AFFORDABLE HOUSING - Laserfiche WebLink

Home Browse Search

AHSC Resolution, Density Bonus Agreement, and Mitigated Negative Declaration February 5, 2019 Page 6 Table 3: Requested Incentives/Concessions TZC1StanttaYd '� #Re uirement; IP.ropided A Hybrid Court Building Type is Maintaining the required 10'-0" front yard setback would involve the significant loss of (Incentive/Concession) Sec. 41-2020 & 41-2040 — The UN -2 land use designation only proposed at this location which is not Permitted Building Type and permits the Hybrid Court Building permitted, pursuant to the TZC — Architectural Style Type in certain locations. Requires Waiver, Cal. Gov't Code of construction (steel -frame versus wood), further increasing development costs. In Sec. 65915 (e)(1) Sec. 41-2014 —Building Setbacks 10 feet (front), 10 feet (street side), 0 feet (front) and 10 feet (side) — Requires Concession (1 of 2), Cal. 15 feet (rear) Gov't Code Sec. 65915 (d)(1) Maintaining the maximum encroachment of 2'-0" into the required street side setbacks Sec. 41-2014 of the TZC allows a Proposed deck design encroaches 6'-0" into the required 10'-0" street maximum encroachment of 2'-0" into side setback along Spurgeon and Sec. 41-2014 — Encroachments the required street side setback, French Street —Requires subject to a minimum vertical Concession (2 Cal. Gov't parking, resulting in increased construction costs and/or a loss of additional units. clearance of 12'-0". Code Sec. 659155 (dd) 1 In addition, the site is parked in compliance with California Government Code Section 65915(p)(3)(A) and AB 744, and provides 1.1 spaces per unit, inclusive of handicapped and guest parking. Analysis of the Issues The following subsections analyze the applicant's request for the Density Bonus Agreement application. Table 4: Analysis of the Requested Incentives/Concessions (2) and Waiver (1) IStandard [%ttlat sis Building Setbacks Maintaining the required 10'-0" front yard setback would involve the significant loss of (Incentive/Concession) mixed-use space and the loss of six (6) three-bedroom units. In addition, implementing the required front yard setback standard would result in the building being set back an additional 6-7 feet from the front property line, resulting in a significant loss of parking area and common open space. In order to maintain the current proposed unit count, the developer would be required to construct an additional level, resulting in a different type of construction (steel -frame versus wood), further increasing development costs. In addition, in order to maintain the current parking count the developer would be required to construct additional parking (above- or below -grade), resulting in increased construction costs and/or a loss of additional residential units. Encroachments Maintaining the maximum encroachment of 2'-0" into the required street side setbacks (Incentive/Concession) would result in the significant loss of the required private open space balconies. Implementing the required standard would result in the building being setback an additional 5-6 feet along the eastern and western property lines, resulting in a significant loss of parking area, common open space and residential units. To maintain the current parking count and open space, the developer would be required to construct additional parking, resulting in increased construction costs and/or a loss of additional units. Permitted Building Type The proposed building is required to be designed as one of the building types and and Architectural Style architectural styles permitted by the UN -2 zone. Pursuant to the TZC, the building type (Waiver) and architectural style are considered development standards that are eligible to be waived if they physically preclude the construction of the project. The project proposes a Hybrid Courtyard Building Type and Main Street Commercial architectural style, which are only permitted in the UN -2 zone in certain locations of the TZC, but not permitted on the project site. However, if the projectwere designed as any other permitted building type or architectural style the project would result in a significant loss of residential units and a loss of any retail, service or office use. As a result, a waiver from the allowable building a and architectural style is required. 75A-6