HomeMy WebLinkAboutAVONDALE COTTAGES - PDP - PDP140003 - REPORTS - MODIFICATION REQUESTAvondale Cottages
Modification of Standards Request
Requested Modifications of Standards for:
3.2.3(C) Solar Oriented Residential Lots
Standards
3.2.3(C) Solar Oriented Residential Lots
At least sixty-five (65) percent of the lots less than fifteen thousand (15,000) square feet in area in
single- and two-family residential developments must conform to the definition of a "solar-oriented lot"
in order to preserve the potential for solar energy usage.
Discussion
This particular parcel of land that is the proposed Avondale Cottages is unique in that it is small
development site (1.5 acres) planned for 10 affordable homes. This site is also an infill site, and as
such has many constraints, including, but not limited to, existing defined site access, existing utilities,
the site is bordered on one side by an arterial street, which limits access, and a detention pond on the
other side.
While various layout options were considered, the current site plan was determined to be the best
solution to meet all the various criteria. The design intent was to focus the front of the homes towards
internal green belts, the detention pond, and for two units, the existing Avondale Drive. With the
access limited to the southern side of the site, it limited garage placements, which we placed to the
rear of the homes off of “alleys.” This ,coupled with the site constraints, limited the design options for
the site, and therefor our ability to comply with the solar ordinance. Avondale Cottages has 4 lots that
meet the criteria for solar oriented lots, or 40%.
That said, with the east-west orientation of most of the lots, and with the design of the homes, most of
the roof orientation will be to the south, which will allow the option for solar panels. Most of the homes
will also have the majority of the windows on the south side of the homes, to take advantage of the
solar aspects as much as possible. with this in mind, 6-7 of the homes would be able to take
advantage of solar aspects under an alternative compliance scenario.
Justification
In Avondale Cottages there are a total of 4 lots total that meet the intent of the solar orientation
standard, or 49% of the 10 total lots. In addition, 6-7 homes would have the opportunity to take
advantage of solar aspects with home design, making the total percentage 60-70%.
It is our interpretation that the granting of the Modifications would not be detrimental to the public good
and by satisfying Criteria 3 of 2.8.2(H)(3) which reads:
By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique
to such property, including, but not limited to, physical conditions such as exceptional narrowness,
Avondale Cottages Modification of Standards Solar 1
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar
energy system, the strict application of the standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or omission of the applicant.
Due to the small parcel size, being an infill property, and a relatively small project, it is not practical to
meet the strict interpretation of the solar orientation standards. We have included as many solar
oriented lots as reasonably practical with the property constraints, with 40% of the lots meeting the
solar orientation requirement. Below is a graphic of the site plan, with the lots that meet the solar
orientation requirement shaded in grey.
Avondale Cottages Modification of Standards 2