AF comment Application Addendum proposal description and reasons for relief

3 4912-1734-3864, v. 1 The Ordinance does not set forth a density limit for mixed commercial-residential structures in the B-2 zone, instead deferring to the suitability of the individual site. 4C-1: The proposed building’s height measured in accordance with the Ordinance would require a “c” height variance, from the maximum permitted of 35’ above the average grade, to 38.24’ above the average grade. This permits conventional 8’-4” residential indoor ceiling height and 10’ floor-plate separation, all characteristic and typical of the conditionally-permitted multi- family use. The additional following bulk variances are requested. They are necessary under the C-1 analysis, due to the presence of existing development on the site, all of which must be demolished and disposed of; the site’s unusual topography, which the proposal deploys in order to screen the building and its parking, but which also poses challenges and extra costs for excavation, retaining wall improvements, soil conservation and tree replacement and enhancement, as described and as set forth in the accompanying site plan and architectural sheets; and the requirement that 20% of the units—or a similar yield of special needs units-- be provided as affordable housing, which increases the project’s bulk and cost. Section: 25-7.1, Part B: 30 ft. front yard setback required; 2.4 ft. proposed. This is consistent with pedestrian-oriented mixed-use. Existing non-conformity. Section: 25-7.1. Part B: 25 ft. corner lot side yard setback required; Proposed: 0.4 ft. proposed. This is consistent with pedestrian-oriented mixed-use. Existing non-conformity. The existing building is partially located in the Township Right of Way Section: 25-7.1, Part B: 60% lot coverage permitted; 90.67% existing, 86.79% proposed. Reduces existing non-conformity. Section: 25-7.1, Part B: 40% building coverage permitted; 62.93% proposed. Required to realistically enable affordable housing mechanism Section: 25-7.1. Part B: 35 ft & 2.5 stories permitted; 38.3 ft. & 3 stories above-ground residential stories proposed. Permits conventional 8’4” multi-family residential indoor ceiling height and 10’ floor-plate separation. Required to realistically enable affordable housing mechanism. Section: 25-11.3: 50 ft. residential buffer required; 13.6 ft proposed, if measured linearly at the narrowest point, along Sheridan Ave. The sole

to realistically enable affordable housing mechanism. Section: 25-11.3: 50 ft. residential buffer required; 13.6 ft proposed, if measured linearly at the narrowest point, along Sheridan Ave. The sole abutting residential properties are to the north of the site, at the top of a steep slope whose base is toward the northern border of the site, as described. The 13.6 ft is measured in linear feet as if the slope were not there. Due to the slope, the actual buffered distance is 13.6’ at Sheridan Ave. and increases to well over 50’ as the site proceeds eastward.