HomeMy WebLinkAboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (15)Request for Modification – Section 3.5.2(D) – Relationship of Dwellings to Streets and Parking
East Ridge Third Filing
4/This 12/is 2017 a request for approval of a modification of the relationship of dwellings to streets
and parking for the paired homes located in the East Ridge Third Filing development
Block 2, Lots 1-120.
Please see the text of Section 3.5.2(D) below:
3.5.2(D)(1) Relationship of Dwellings to Streets and Parking:
(1) Orientation to a Connecting Walkway. Every front facade with a
primary entrance to a dwelling unit shall face the adjacent street to
the extent reasonably feasible. Every front facade with a primary
entrance to a dwelling unit shall face a connecting walkway with no
primary entrance more than two hundred (200) feet from a street
sidewalk. The following exceptions to this standard are permitted:
(a) Up to two (2) single-family detached dwellings on an individual lot that
has frontage on either a public or private street.
(b) A primary entrance may be up to three hundred fifty (350) feet from a
street sidewalk if the primary entrance faces and opens directly onto a
connecting walkway that qualifies as a major walkway spine.
(c) If a multi-family building has more than one (1) front facade, and if
one (1) of the front facades faces and opens directly onto a street
sidewalk, the primary entrances located on the other front facade(s)
need not face a street sidewalk or connecting walkway.
Explanation of need for modification:
By reason of exceptional physical conditions and exceptional narrowness of the lot that
these units are located on the applicant is submitting this modification request. The lot
is constrained by the following:
- Railroad to the north preventing access to Vine Drive
- Railroad R.O.W. building setback (30’)
- Barnstormer Street to the south
For these reasons the applicant is filing for the modification to the standard.
Justification for modification
The site plan presented in the preliminary development plan creates a cohesive and
efficient layout and accomplishes the following:
- Creates clear circulation for both vehicular and pedestrian movement
- Provides a generous buffer between the railroad with rows of mature
evergreen and deciduous trees
- Provides enlarged open space areas with community gathering
spaces
- Building setbacks are varied along Barnstormer Street
- Extended driveways along the private drive allow for ornamental tree
and understory plantings
Request for Modification – Section 3.5.2(D) – Relationship of Dwellings to Streets and Parking
East Ridge Third Filing
4/12/2017 - Staggered buildings allow for an alignment shift along the private drive
and provide for extensive planting and canopy/ornamental trees along
private drive, softening the overall feel
Alternate site plans that would meet the standards of LUC 3.5.2(D)(1) have been
explored and result in the following:
- Inefficient and unnecessarily costly road layout
- Dead end private drives
- Excessive access points along Barnstormer Street
- Numerous intersection distance conflicts that do not meet LCUASS
standards
- Emergency access issues
The modification requested is by reason of exceptional physical conditions unique to the
property, such as exceptional narrowness. 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.
LUC Sec. 2.8.2(H)(3) – 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, 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 preferred site plan layout that provides clear circulation, enlarged
open space and generous buffer areas with planting, an alternative plan that
meets the standards in LUC 3.5.2 (D)(1) results in an inefficient layout, dead end
private drives, excessive access points and emergency access issues.
Due to the exceptional physical conditions of the site due to the constrained site
created by the railroad to the north, Barnstormer Street and additional building
setback results in exceptional or undue hardship upon the applicant.
For all the reasons cited above, the Applicant requests a modification of the standard in
LUC Section 3.5.2(D)(1) to allow for a modification to the connecting walkway standard.