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EXHIBIT 5 DBA No. 2018-01 January 14, 2019 Page 5 3. The deviation is necessary to make it economically feasible for the applicant to utilize a density bonus authorized for the development pursuant to section 41-1603. Because the project does not require a Site Plan Review Application, review and analyzes of the proposed project's land use, site planning and architectural design is not within the Planning Commission's purview. Therefore, the following subsections analyze the applicant's request for the Density Bonus Agreement application only. Table 5: Analysis of the Requested Incentives/Concessions (2) and Waiver (1) Standard Analysis Building Setbacks Maintaining the required 10'-0° front yard setback would involve the significant loss of (Incentive/Concession) mixed-use space and the loss of six (6) three bedroom units. In addition, implementing the required front yard setback standard would result in the building being set back an additional 6-7 feet from the front property line, resulting in a significant loss of parking area and common open space. In order to maintain the current proposed unit count, the developer would be required to construct an additional level, resulting in a different type of construction (steel -frame versus wood), further increasing development costs. In addition, in order to maintain the current parking count the developer would be required to construct additional parking (above- or below -grade), resulting in increased construction costs and/or a loss of additional residential units. Encroachments Maintaining the maximum encroachment of 2'-0' into the required street side setbacks (Incentive/Concession) would result in the significant loss of the required private open space balconies. Implementing the required standard would result in the building being setback an additional 5-6 feet along the eastern and western property lines, resulting in a significant loss of parking area, common open space and residential units. To maintain the current parking count and open space, the developer would be required to construct additional parking, resulting in increased construction costs and/or a loss of additional units . Permitted Building Type The, proposed building is required to be designed as one of the building -types and and Architectural Style architectural styles permitted by the UN -2 zone. Pursuant to the TZC, the building type (Waiver) and architectural style are considered development standards that are eligible to be waived if they physically preclude the construction of the project. The project proposes a Hybrid Courtyard Building Type and Main Street Commercial architectural style which are only permitted in the UN -2 zone in certain locations of the TZC, but not permitted on the project site. However, if the project were designed as any other permitted building type or architectural style the project would result in a significant loss of residential units and a loss of any retail, service or office use. As a result, a waiver from the allowable building a and architectural style is required. When analyzed cumulatively, the two requested concessions could be avoided if the project were designed using a different site plan or constructed using a different type of construction (steel- framerrype I versus woodrrype III). If the project were designed with a multi-level parking and/or subterranean parking structure, or if the applicant used different building materials to construct a taller project, additional area on site would become available to provide open space and parking, and would allow the project to meet the required front yard setback. However, these changes would increase development costs and result in a project that would exceed the maximum permitted building height, resulting in the affordable housing project becoming financially infeasible due to the significantly - increased financial implications of an alternative construction type. 75A-83