39C - DENSITY APP - 435 AND 437 S BIRCH ST

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DBA 2010-04 and SPR 2010-03 December 13, 2010 Page 7 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 is proposing eight additional parking stalls off the alley to address concerns raised by the neighborhood. Deviation From Minimum Side Yard Setback The second deviation pertains to the side yard. The SD-40 standards require a minimum side yard requirement of six feet, with an average setback requirement based on the height of the building. "rhe building height results in a required average setback of 10 feet. The applicant is requesting a reduction of the side yard requirements from six feet to five feet, two inches. The applicant exceeds the average setback requirement on the side yard setbacks. Site Plan Review of the Proposed Proiect 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 two parking spaces per unit. Staff has also analyzed the project for compatibility in size, height, context, including open space and landscape, design and materials with the surrounding structures. The proposed architectural style, Spanish Colonial Revival, is present in the neighborhood and is found in the Architectural Design guidelines for the neighborhood. Prior to the development of the project, the applicant met with the Board of Directors of the Heninger Park Neighborhood Association and presented the project to the association at large at their August 25, 2010 regularly scheduled meeting. The neighborhood was satisfied with the architecture and choice of material and finishes for the project, the additional parking provided, the quality of life features, such as individual laundry facilities, the number of bathrooms per unit, the location of the entrance to each unit, and the relationship of the buildings to the street. Finally, the project will be consistent with the purpose of the General Plan Land Use and Housing Element, as it will further the goals and policies of the plans and not obstruct their attainment. Specifically, it would further the following General Plan goals and policies: 39C-9