2024-036 - Residential Development for 1921 W. Washington Avenue

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be provided in the overall project, thus reducing the Applicant's ability to achieving the density bonus to which the Applicant is entitled under the Density Bonus Law and affecting the feasibility to construct the project. In order to comply with the required setback requirement and maintain the current proposed unit count, the developer would be required to construct additional floor levels, which would exceed the maximum allowable height as part of the Two -Family Residential (R-2) zoning district, and would further increase development costs making the project economically infeasible. To help alleviate the setback deficiency, the project proposes a 29'-0 3/4" upper -story setback from the rear of the property to control the mass and bulk of the structure towards the rear. Front -yard Fence Height Restriction (Incentive/Concession) SAMC Section 41-610 (a)(1) requires that fencing within the Front -yard area (defined in SAMC Section 41-172 as the yard extending across the full width of the lot, the depth of which is the distance between the front lot line and the main wall of the building.) be a maximum three feet in height on frontages that abut a non -arterial street as designed in the Mobility Element of the General Plan. Maintaining the height restriction would result in reduction in private open space for Unit 1 and trigger non-compliance of SAMC Section 41-622.5 in which no mechanical equipment, such as an AC condenser, may be located between the building wall and the side property line. In order to maintain the current proposed unit count, the developer would be required to fully redesign the site, further increasing development costs and potentially leading to a loss of residential units, and a loss of further private open space. To help alleviate this deficiency, the landscape plans provide enhanced screening proposals which include vertical landscaping elements to ensure a harmonious transition from the front- yard's plants/shrubs to the built structure. Building Separation (Incentive/Con cession) SAMC Section 41-254 (a) requires a minimum setback of 15 feet between primary structures. The proposed development is proposing a reduced setback of 10-feet between the front duplex and the center duplex, and a 9-foot setback between the center duplex and the rear duplex. In order to comply with the minimum building setback requirements, the developer would be required to provide a full redesign of the site and/or reduce the number of units provided onsite. This would result in further increasing development costs and may result in the loss of potential units onsite. Open Space Requirement (Incentive/Concession) SAMC Section 41-255 requires a minimum 100 square feet of private space to be provided per unit in the form of a private patio or deck, with minimum dimensions of eight (8) feet. Resolution No. 2024-036 Page 6 of 11