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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST Enclave at Redwood 2/3/2021 Modification Request 4.5(D)(2)(c) - The following list of housing types shall be used to satisfy this requirement: 1.Single-family detached dwellings with rear loaded garages. 2.Single-family detached dwellings with front or side loaded garages. 3.Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4.Two-family dwellings. 5.Single-family attached dwellings. 6.Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7.Mixed-use dwelling units. 8.Multi-family dwellings containing more than three (3) to four (4) units per building; 9.Multi-family dwellings containing five (5) to seven (7) units per building. 10.Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11.Mobile home parks. Reason for the Request We are proposing to add Single-family detached dwelling without garage as a housing type in addition to the Single-family detached with front loaded garages and two-family dwellings proposed in this plan. Currently the land use code only includes single family detached dwelling with garages and excludes an option without. This project is proposing small detached single-family homes that are accessed from the street or parking courts. By eliminating garages, it removes the need for alleys and allows each unit to have a private backyard. The entire project is for rent and will not include property lines in between the dwellings. Thus, allowing off-street parking to be detached from the unit and provides green exterior “hallways” in between units. The parking courts provide the off-street parking spaces required for single family dwellings and provide detached garages at the terminus. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision- maker must also find that the Modification meets one of the following four criteria described in the LUC. (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; The general purpose of the Low Density Mixed-Use Neighborhood District is to “meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places…” (LUC 4.5(A) Purpose) Further, in the mix of housing standard it states, “In order to Enclave at Redwood Modification Request – housing types 2/3/2021 Page 2 of 3 promote such variety, the following minimum standards shall be met:” The standard allows for single- family detached dwellings with rear loaded garages and single-family detached dwellings with front or side loaded garages but does not specifically list out single-family detached dwelling without a garage. The plan as submitted includes two-family dwellings, single-family detached dwellings with front loaded garage and we are requesting the third housing type be single-family detached dwelling without garage. From the public view, this housing type will appear the exact same as an allowable housing type of single- family detached dwelling with rear loaded garages. There will be parking courts with detached garages located off the streets to allow guest parking on the streets, essentially providing the same function as if the units had attached garages. In order to ensure housing variety, there are two-story and one-story models of the two-family housing type, and an additional housing model variety for the single-family detached dwelling. Thus, providing five distinctly different housing models rather than just three. Additionally, there will be several color schemes for each housing type. We have provided a housing model variety plan to show how that purpose of the standard will be achieved. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; The City needs a variety of housing options and is in desperate need of housing supply. This project will provide renters with an alternative to apartment living that feels like a single-family home with a private back yard. We are proposing a housing type extremely similar to an existing option. To get the necessary density to make this project viable, to provide private backyards, and to keep construction costs lower by not constructing alleyways, the project cannot add townhomes, or another housing type listed. A strict application of the definition of single-family detached with rear loaded garages would render this project infeasible. (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; The site boundary is shaped like a triangle with a tail. The ideal shapes of a development site are square and rectangle, this site is far from that. Additionally, the two public street locations have been set by the adjacent subdivisions, locking this development into a predefined street pattern. This leaves less than ideal dimensions for units. In order to get the highest and best use of this property, as well as provide private back yards, there are two, sometimes, three frows of units with green exterior “hallways” in between. Turning the constraint into a benefit, the additional rows of units are often adjacent to open space providing extra space on one side of the unit. Due to the physical conditions of the shape of the property, the site does not have enough room for additional streets or alleys. Enclave at Redwood Modification Request – housing types 2/3/2021 Page 3 of 3 (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The plan as proposed will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way. The Single-family detached home without garage looks exactly like a Single-family detached home with rear loaded garage from public view. The parking courts act very similar to alleys and provide detached garages which are within 200 linear feet of front doors. This allows green “hallways” around the units instead of concrete alleys. Additionally, if there were property lines, this project could use the Small lot single-family detached as the third housing type without changing the proposed site plan.