39B - DENSITY APP - 217 AND 219 S BIRCH ST

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DBA 2010-03 and SPR 2010-02 December 13, 2010 Page 7 Deviation From Minimum Lot Size The applicant is also requesting three deviations from the development standards to facilitate the construction of the affordable units. The first deviation pertains to the minimum lot size. The R2 zoning district, under which the uses permitted in the SD-40, project area 1 are developed, establishes a minimum lot area for lots containing two or more dwellings. It requires 6,000 square feet for the first unit, and 3,000 square feet for each additional unit. Since the lot is 13,922 square feet, a total of 3.6 units are allowed. A lot size of 18,000 square feet would be required to construct five units. Thus, the applicant is requesting a deviation from the minimum lot size of 18,000 square feet for five units, to 13,922 square feet - a reduction of 4,078 square feet. Deviation From Average Front Yard Setback The second deviation pertains to the front yard setback. The SD-40 standards require a minimum front yard of 20 feet, with an average setback requirement based on the height of the building. The proposed building will be 25.5 feet tall, resulting in a required average setback of 27 feet. The applicant will meet the minimum front yard setback requirement of 20 feet, but is requesting a reduction of the average setback requirement from 27 feet to 21 feet. The applicant could develop this project with the required average setback, but instead he is proposing eight additional parking stalls off the alley to address an issue raised by the neighborhood. Deviation From Average Side Yard Setback The third deviation pertains to the side yard. The SD-40 standards require a minimum side yard requirement of six feet and an average setback requirement based on the height of the building. The building height results in a required average setback of 10 feet. The applicant is requesting a reduction of the side yard requirements to five feet, two inches and a reduction of the average setback on the street side to 7 feet, 11 inches. The applicant exceeds the average setback requirement on the interior side yard setback and could meet the average side yard requirement on the street side, but instead, he is proposing a six-foot fence to enclose the private open space for the lower unit of building 2. Site Plan Review of the Proposed Project After analyzing the project, staff has found that, with the approval of the deviations requested by the applicant, the project will comply with all applicable development standards established in the SD-40 zoning district and the Citywide Design Guidelines. The project exceeds the minimum street frontage of 90 feet. The proposed project is well below the maximum building height of 45 feet and each unit exceeds the minimum gross floor area for two and three bedroom units as all units are over 750 square feet. The proposed project also exceeds the required parking, which is 2 parking spaces per unit. Staff has also analyzed the project for compatibility in size, height, context, including open space, and landscape, and design and materials with the surrounding 39B-9