75H - PH EDINGER DESIGNATION CHANGE

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MND No. 2015-14, GPA No. 2017-03, TTM No. 2017-04 & VAR No. 2017-10 May 13, 2019 Page 6 Building Height Section 41-277 of the SAMC limits the height of townhomes to 27 feet and no more than two -stories in height. The applicant is requesting a variance to allow three-story buildings that are 34-feet, 5- inches in height. A three story floor plan will allow each unit to have a private garage, common living areas and two to three bedrooms. The single-family dwellings to the north and west are one-story in height, but the zoning permits up to two -stories in height. The multi -family development to the west is two -stories in height. The Avenue E condominium project is 2 and 3-stories in height. The site plan has been designed to cluster the buildings and place the buildings further away from the existing residential uses with a 45-foot minimum rear setback and 30-foot minimum side setbacks to preserve privacy. In addition, the size and number of windows on the third story have been limited. Finally, a condition of approval is included to require trees and shrubs along the rear and side property lines to screen views of the property and provide additional privacy for the adjacent single- family homes. Front Yard A front yard of 20 feet Is required along Edinger Avenue per SAMC Section 41-279. The project requires an eight -foot irrevocable offer of dedication to widen Edinger Avenue to its ultimate right-of- way of 120-feet. Although the right-of-way is not currently needed, the dedication will ultimately reduce the size of the project site. Setbacks for yards are measured from the future property line, therefore after the dedication the setback along Edinger Avenue will be 10 feet for the two units along the front property line. The timing of the future right of way improvements is not yet determined; therefore, an 18 foot landscaped setback will be provided in the interim. The units along Edinger Avenue will have ground level entry doors and private patios that front the street to help create a physical presence and increase the number of "eyes on the street" The yard will be landscaped with trees and shrubs and have pedestrian walkways and connections to the street. It is not anticipated that the request for a 10-foot reduction in the yard will affect the aesthetics of the project, street or neighborhood. Furthermore, the Avenue E condominium project has a setback of seven feet (with eight -foot irrevocable offer) for which a variance was approved. Open Space The private open space requirement for townhome projects is specified in Section 41-283 of the SAMC. Typically, open space is required based on a minimum square footage or percentage of the development site. However, the provisions for townhomes go into more detail. For private open space the code specifies that the open space shall be at the ground level, a minimum of 10 feet by 10 feet in each direction and accessible from the kitchen, dining area, den and/or living room. Each unit has a minimum of 250 square feet of private open space, but the private open space is provided through a combination of ground floor patios and upper level balconies (less than 10 feet in each direction) that are accessible from both living areas and bedroom. 75H-12