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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (2) Enclave at Redwood 2/3/2021 Modification Request 5.1.2 - Terms and Definitions Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. Reason for the Request We are proposing connecting walkways that are within 200 feet of street sidewalks, as required in Section 3.5.2(D)1, and those walkways are aligned to a logical route, however, the definition of specifically mentions “without requiring pedestrians to walk…around buildings or around parking lot outlines”, thus needing a modification for the definition of connecting walkway. We propose that these alignments are located along a logical route. The concept for this project is detached multi-family. The idea being, residents are looking for a single family feel with the ease of maintenance found with an apartment. The homes are arranged so that each one has a small, fenced backyard. The angular shape of the site forces units into nooks and crannies behind other units. As often as possible, units do face streets however, for the interior units, the connecting walkways become the exterior green hallways. 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 standard is to promote, ”…pedestrian oriented streets in residential development” . (3.5.2(A) Implying, it is preferred to have detached sidewalks along streets, with short connecting walkways leading directly to front facing doors. All the units within this development that are adjacent to the streets, face the street and are within 25 feet to the front porch via pedestrian sidewalk. The street sidewalks are all detached with a tree lawn adjacent to the curb. The view and function from the public and private streets will be pedestrian oriented complying with the purpose of the standard. There are units which do not face onto streets. Those units are often adjacent to open space and the connecting walkways are aligned in a logical route to the parking courts which then out to the street sidewalks. Architectural detailing will be added at sidewalk entries to provide a sense of place and location for addresses. (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 Enclave at Redwood Modification Request – connecting walkways 2/3/2021 Page 2 of 2 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. To get the necessary density to make this project viable, and due to the irregular site boundaries, connecting walkways must traverse around buildings. A strict application of the definition of connecting walkway 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 forcing two, sometimes, three frows of units. Turning the constraint into a benefit, the rows of units are often adjacent to open space. However, with the additional rows of units, the sidewalks must curve around the units in front in order to get to the street sidewalk. (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 front doors of all of the units are within 200 feet of a street sidewalk, unless adjacent to a major walkway spine. If all of the buildings were turned sideways to the streets, the connecting walkways would not have to turn around buildings and the project would comply with the standard. However, none of the front doors would face the street sidewalk and the project would comply less with the purpose of the standard being pedestrian oriented streets.