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ÌÊÍÆÓÉÓÍÎÅÍÇÐØÚ×ÛØØ×ØÈÍ×ÎÉÇÊ×ÈÔÛÈÎÍÌÍÊÈÓÍÎÉÍÖÈÔ×ÚÇÓÐØÓÎÕÚ×ÛÐÐÍÅ×ØÈÍ ÙÛÎÈÓÐ×Æ×ÊÍÆ×ÊÈÔ×ÕÊÍÇÎØÖÐÍÍÊ×ÄÙ×ÌÈÅÓÈÔÓÎÈÔ×Ê×ÛÊÃÛÊØ ìÊÍÌÍÉ×ØïÍØÓÖÓÙÛÈÓÍÎÉÈÍÈÔ×ìÛÊÑÓÎÕê×ËÇÓÊ×Ï×ÎÈÉ ìÛÊÑÓÎÕê×ËÇÓÊ×Ï×ÎÈÉèÔ×ÎÇÏÚ×ÊÍÖÌÛÊÑÓÎÕÉÌÛÙ×ÉÊ×ËÇÓÊ×ØÖÍÊÛÉ×Æ×ÎÇÎÓÈ ÌÊÍÒ×ÙÈáÇÎÓÈÉ Therefore, it is recommended that the requirement for guest parking spaces be eliminated for projects in the R2 District which include State Density Bonus units. With the flexibility afforded by an additional story in the R3 District, a four story, eight unit project can accommodate all the required parking on site. The rear half of the lot can be devoted to surface level parking without sacrificing critical floor area. Given this and the fact that neighborhoods within the R3 District are more dense with greater on-street parking needs, no modifications to the current parking requirements are proposed. 6 F :\P P D\SHAR E\CC R E PO RT\hsngel m t\Mar7 DevStd. wpd 7 Exhibit A 8 Category Perm itted Use & Dwelling Units Height of Building Number of Stories Side Yard Parking Space Number Evaluation of Changes to R2 Residential Development Standards Current Code Density = 7 dwelling units on a 50' x 150' lot on an alley in the R2 District. (5 by R2 standards with 2 State Density Bonus units if 1 low income unit is provided on-site.) Maximum ht. 30 ft. with allowable projection of 42" for parapets, etc. Maximum # of stories = 2 No limit on the # of stories for 100% affordable projects. Side yard requirement is 8' for each side yard for a 3 story bldg. on a standard 50' wide lot. Parking Requirements 6 2br units x 2 spaces = 12 1 2br Ii units x 1.5 = 1.5 7/5 =1.4 =1 Total= 14.5 (15 standard stalls) Parcel CoveraQe = 50% or Variance Provisions None. None. (100% Affordable projects in non-res. Districts may exceed ht. By 10ft. In res. Districts adjacent to non-res. Districts, ht. of flat roof may be equal to limit for pitched roof.) None. Projects with State Density Bonus units can apply for a variance to allow the project to encroach into no more than 15% of one side yard setback. (15% of an 8' setback is 1 .2') May apply for variance for reduced parking, but would have to apply the standard findings. Proposed Code Revisions No modifications proposed. Maximum ht. of the walls for projects with State Density Bonus units shall be 34 ft. (30 ft. + projection allowance - rounded) which must accommodate certain projections.) Maximum ht. for a pitched or curved roof shall be 40ft except that no portion of the building, except permitted projections, shall intersect a plane commencing at 34 ft. in height at the minimum sideyard setback and extending at a 20 degree angle from the vertical toward the interior of the site. No limit on # of stories for projects with State Density Bonus units. Projects with State Density Bonus units are permitted to average the side yard requirement between the 2 yards. A total setback of 16' must be maintained at all points along lot. A minimum of 6' setback for 50% of building elevation wino more than 30' of continuous length being at the 6' setback. Eliminate the requirement for guest parking spaces for projects with fewer than 10 dwelling units. (Results in a requirement for 14 standard spaces.) Projects with State Density Projects with State Density 9 Evaluation of Changes to R2 Residential Development Standards Lot Coverage lot area Bonus units can apply for Bonus units are permitted to a variance allows up to 60 have up to 60% lot coverage by % parcel coverage. rig ht. Stepbacks Any portion of the side Architectural Review The portion of the building building elevation above 14' Board may modify above 14 ft. shall be set back to exceeding 50% of the max. requirement if certain a minimum of 8' and portions buildable elevation shall be findings can be made. exceeding 50 % of the stepped back an additional maximum buildable elevation average amount equal to 6% shall be stepped back an addit. of the parcel width. 3'. Front Stepback None. This proposed None. The portion of the building over above 34' modification addresses the 34' in height shall be set back proposed modification of the an additional 20' from the front building envelope. setback line. (This prevents the increased 40' ht on the front upper level unit.) 10 Category Perm itted use & Dwelling Units Height of Building Number of Stories Side Yard Parking Space Number Lot Coverage Stepbacks Current Code Evaluation of Changes to R3 Residential Development Standards Proposed Code Revisions Density = 8 dwelling units on a 50' x 150' lot on an alley in the R3 District. (6 by R3 standards with 2 State Density Bonus units if 2 low income units are provided on-site.) Maximum ht. 40 ft. with allowable projection of 42" for parapets, etc. Maximum # of Stories = 3 No limit on the number of stories for 100% affordable projects. Side yard requirement is 9' for each side yard for a 4 story bldg on a standard 50' wide lot. Parking Requirements 6 2br = 12 spaces 2 2br low inc. units =3 sp 8/5 = 1.6 =2 spaces Total= 17spaces (15 standard, 2 compact) Maximum Parcel Coverage = 50% of lot area Any portion of the side building elevation above 14' exceeding 50% of the max. buildable elevation shall be stepped back an additional average amount equal to Variance Provisions None. None. None. Projects with State Density Bonus units can apply for a variance to allow the project to encroach into no more than 15% of one side yard setback. (15% of an 9' setback is 1.4') May apply for variance for reduced parking, but would have to apply the standard findings. Projects with State Density Bonus units can apply for a variance allows up to 60 % parcel coverage. Architectural Review Board may modify requirement if certain findings can be made. 11 No modifications proposed. Maximum ht. of roof for projects with State Density Bonus units shall be 44 ft. (40 ft. + projection allowance - rounded) which must accommodate certain projections. - No additional height allowed for pitched roof.) No limit on # of stories for projects with State Density Bonus units. Projects with State Density Bonus units are permitted to average the side yard requirement between the 2 yards. A total setback of 18' must be maintained at all points along lot. A minimum of 7' setback for 50% of building elevation wino more than 30' of continuous length being at the 7' setback. No proposed modifications. Projects with State Density Bonus units are permitted to have up to 60% lot coverage by right. The portion of the building above 14 ft. shall be set back to a minimum of 9' and portions exceeding 50 % of the maximum buildable elevation shall be stepped back an additional 3'. Evaluation of Changes to R3 Residential Development Standards 6% of the parcel width. I I 12