75H - PH EDINGER DESIGNATION CHANGE

Home Browse Search

MND No. 2015-14, GPA No. 2017-03, TTM No. 2017-04 and VAR No. 2017-10 June 4, 2019 Page 4 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 to be 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. 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 goes 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. As proposed, 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. The variance for open space provides flexibility in the design and will not be detrimental to the public or adversely affect the General Plan. Furthermore, the project complies with the requirements for common open space and is located across the street from Centennial Regional Park which can be utilized for recreational activities. Although the private open space requirements are not met when the strict application of the code is applied, there is private open space for each unit and an ample amount of common open space that will provide opportunities for casual social interactions and recreational activities. Floor Plans Section 41-286(a) of the townhome standards requires a minimum of 40 percent of the living area to be accessible from the ground level. The intent of the standard is to provide direct ground floor access to each unit and to minimize aesthetic concerns related to outdoor stairwells and second story entries found in older multi -unit developments. As proposed, 14 units will have living space (approximately 400 square feet — 20 percent) on the ground floor; however, three units do not have living space on the ground floor, but a landing that leads to a staircase to the upper floors. Providing tuck under garages creates a challenge in providing both parking and a large portion of living area on the first level. It is not anticipated that the proposed floor plan configuration will affect the aesthetics or function of the project. 75H-4