75H - PH EDINGER DESIGNATION CHANGE

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MND No. 2015-14, GPA No. 2017-03, TTM No. 2017-04 and VAR No. 2017-10 June 4, 2019 Page 3 Tentative Tract Map The applicant is seeking approval of a tentative tract map to consolidate three existing lots and to subdivide the 1.22-acre parcel into 17 for sale residences. In conjunction with the tentative tract map, the applicant will construct a 17-unit townhouse development. Since this application is only to merge and subdivide the lots into for sale units, no major issues were identified with the proposal. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the SAMC and General Plan, including lot size, lot frontage, and lot coverage. No adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. In addition, conditions of approval are included requiring the applicant to enter into a property maintenance agreement and to submit the Covenant, Conditions and Restrictions (CC&Rs) to the Planning Division for review. Based on community comments received at the August 2018 neighborhood meeting, the CC&Rs include provisions to keep trash enclosure lids closed and to plant and maintain trees and shrubs at the side and rear property lines to preserve privacy for the adjacent single-family homes. Finally, the tentative map was found to be consistent with the California Subdivision Map Act and Chapters 34 and 41 of the Municipal Code (Exhibit D). Variance Requests The applicant is requesting approval of several variances for the proposed townhome project (Exhibit E). The townhouse standards were adopted by the City in 1991 and prescribed detailed development standards. Over the past 30 years building types, development conditions and community factors have changed resulting in requests for variances to the townhouse standards. For example, the Avenue E, a 44-unit townhome project east of the site at 2823-2931 West Edinger Avenue was approved with similar variances for building height, yards and floor plan configuration/access. The standards and requested variance are discussed below. 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. 75H-3