2019-046 - Approving Variance No. 2017-10

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The project site has a special circumstance related to its location and surroundings. The project is located off an arterial road, is adjacent to multi -family developments to the east and is across the street from a regional park. The Applicant is proposing townhomes which are governed by Chapter 41, Division 6 of the SAMC. The townhouse standards were adopted in 1991 and have detailed development standards. a) Height: The height requirement of 27 feet and two stories would not allow for a townhome project with a courtyard configuration, tuck -under parking with two parking spaces per unit and two parking spaces per unit for guest parking, open space, and landscaping. The three-story buildings allow for stacked floor plans with private garages, living rooms, kitchens and two and three bedroom units. b) Front Yard: The project is located along Edinger Avenue, an arterial roadway that requires an eight -foot dedication with the development of the site. The dedication will reduce the size of the site and reduce the front yard that is measured from the future right of way. A front yard setback of 10 feet meets the intent of the standards to provide an adequately sized landscaped area planted with trees and shrubs to enhance the aesthetics of the development and streetscape. c) Open Space: The project meets the amount of required private open space by providing a minimum of 250 square feet per unit. However, the open space is provided at both the ground and upper levels and is less than 10 feet in each direction. It is also important to note that the project has common open space and is across the street from Centennial Regional Park which provides additional opportunities for recreational activities. By providing private open space on the upper levels, the open space will be accessible from the units common areas which is the intent of the code. d) Access: A minimum of 40 percent of the living area is to be accessible from the ground level. The intent of the standard was 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 on the ground floor, however three (3) units do not have living space on the ground floor, instead there is a landing that leads to an interior staircase to the upper floors. The floor plan configuration is typical for townhome developments and allows for a site plan design and architecture that meets the City's Design Guidelines. Resolution No. 2019-046 Page 2 of 8