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VTTM No. 2022-03 and <br />September 26, 2022 <br />Page 9 <br />DBA No. 2022-03 — Warmington Residential <br />Standard <br />Analysis <br />Building Frontage and <br />The development standards in SP-2 require a specific building frontage (e.g., <br />Minimum Ground Floor <br />forecourt, shop front, stoop, etc.) and minimum floor heights, based on a <br />Height (Waiver) <br />frontage type. As proposed, the project design does not provide a frontage <br />type and the ground floor heights are proposed below the minimum required <br />of 10'-0" to 15'-0". The ground floor height is designed at a minimum of 9'-1" <br />Maintaining the required frontage type minimum floor heights would result in <br />a complete site and architectural redesign, involving more of the site area <br />dedicated the frontages designs. In order to maintain the current proposed <br />unit count, the developer would be required to redesign the site and elevation <br />design construct, further increasing development costs and potentially <br />leading to a loss of residential units, and a loss of further open space. <br />Moreover, SP-2 was originally intended to achieve a specific urban form. The <br />existing multi -family residential developments immediately adjacent to the <br />project site do not provide a frontage type, nor do they maintain a minimum <br />building floor height. Therefore, the proposed design is consistent with the <br />existing multi -family residences. <br />When analyzed cumulatively, the requested concessions and waivers could be avoided if <br />the project were designed on a different site or using a different site plan. If the project were <br />designed with a multi -level parking and/or subterranean parking structure, or if the applicant <br />used different building materials to construct a taller project, additional area on site would <br />become available to provide the minimum required open space and the required frontage <br />and ground floor heights. However, these changes would increase development costs and <br />result in a project that would exceed the maximum permitted building height, resulting in the <br />housing project becoming financially infeasible due to the significantly increased financial <br />implications of an alternative construction type compared to the relatively smaller scale of <br />the project. Moreover, the changes would result in the loss of the eight affordable townhouse <br />units. <br />Based on the analysis provided within this report, the proposed development will materially <br />assist in accomplishing the goal of providing additional affordable and market -rate <br />ownership housing stock in the city and will consistent with the applicable designation in the <br />general plan land use element. In addition, the proposed deviations are necessary to make <br />the project economically feasible for the applicant to utilize a density bonus authorized for <br />the development pursuant to section 41-1603. <br />Vesting Tentative Tract Map <br />Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant <br />to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for <br />vesting tentative tract maps are approved when it can be shown that findings can be made <br />in support of the request. <br />