75B - 2823-2929 W EDINGER AVE JOHN LAING HOMES

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GPA No. 2005-01; TTM No. 2005-07; VA Nos. 2005-53 through 2005-56 November 14, 2005 Page 6 Setback Variance Section 41-280 of the code requires townhome units to provide a minimum 10-foot landscaped buffer between the buildings and Edinger Avenue. Although the applicant has satisfied this requirement on 42 of the units, a seven-foot landscaped setback from the site perimeter wall is requested for two of the units, affecting a total of 30 feet of street frontage. The two townhomes placed closer to Edinger Avenue will create a greater presence reflecting the urban design of the project, which emphasizes pedestrian oriented spaces. These townhomes will have entrances directly accessible from Edinger Avenue, providing archi tectural interest at the street level. The townhomes along Edinger Avenue will be heavily landscaped and will allow for appropriate decorative hardscape, trees and courtyard entry gates. It is not anticipated that the applicant's request for a three-foot reduction will affect the aesthetic or functional integrity of the proposed project. Floor Plan Access Variance Section 41-286 (a) of the townhome standards requires a minimum of 40 percent of living area to be accessible from the ground level. As proposed, the applicant will provide units that have private courtyards and entries to each unit from the ground level. However, the applicant is requesting relief from the living area requirement in the code due to the clustered nature of the development and provision of a two-car garage for each unit on the ground level. The proposed tuck-under garages create a challenge in providing a large portion of living area on the first level. Although a majority of units will contain a living area on the ground level, 10 of the units will be accessed via a landing to the primary living areas on the second and third floors. The intent of this standard was to provide direct ground access to each unit and to minimize aesthetic concerns related to outdoor stairwells and second story front entries typically found in multi-unit developments. All staircases for the proposed project are enclosed within the individual units and each townhome will be directly accessible and visible from the street. Additionally, all units will have direct garage access from the first floor. As a result, it is not anticipated that the lack of 40 percent living area on the ground floor for each unit will affect the aesthetic or functional quality of the project. 758-8