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density reduction request, both parcels, when developed with residential units, would have compatible densities. o Exceptions Requested by Applicant The project conforms to most of the Standards and Guidelines. The applicant is requesting the following exceptions to the Standards and Guidelines. For the Commission's reference, the page and section number for each item below is noted in italics. 1. Front Yard Setback (page 20, Design Guideline A4.2.) — Front setbacks shall be a minimum 8 feet from the back of sidewalk providing enough room for planting and privacy while still allowing a strong relationship between the units and street. Buildings 9 and 16 would not comply with the front yard setback requirements in the Standards and Guidelines. Specifically, the northern end of Building 9 would the located 4'-6" from the back of the sidewalk, and the eastern end of Building 9 would be located 7' from the back of the sidewalk. Building 16 would be located 5' from the back of the sidewalk. Comments: The front yard exception is requested for Buildings 9 and 16 fronting internal streets The northern end of Building 9 would be located 9'-6" from the face of curb on the north side and 12 feet from the face of the curb on the east side. Building 16 would be located 10 feet from the face of curb. Staff finds that proposed setbacks would provide enough separation between the units and the street. Therefore, staff can support this exception. 2. Building Orientation (page 14, Design Guidelines A2.c) — On residential frontage including public streets, internal streets, pedestrian walks/paseos, and open spaces, a minimum of 75% of building fagade should be fronted with livable residential space, i.e. not garages. Building 12 has garages fronting the street and do not meet the 75% requirement. Comments: Building 12 is a two-story, two-unit building. Given that it is a two-unit building contains only two garages, and given that the remaining buildings along this street meet this building orientation requirement, staff is able to support this exception. 3. Building Separation (page 23, Standard A6.1 Paseo) -- A 25-30 foot minimum building-to-building separation is required for residential buildings along paseos. Comment: Buildings 4 through 7 face a paseo. As the building walls are alternately recessed and projected, the walls of the middle two units of Buildings 4 and 5 would have a 21-foot separation. A similar situation occurs at Buildings 6 and 7. The areas that need the exception are located on the upper level of the buildings and the amount of encroaching building is limited (approximately 12% of Buildings 4 and 5 and approximately 14% of Buildings 6 and 7). In addition, the spacious central Summerhill Housing Group Planning Commission Page 12 of 28