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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST Enclave at Redwood 2/3/2021, Revised 8/18/2021 Modification Request 3.5.2.D.(1)(b) -Relationship of Dwellings to Streets and Parking 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. Reason for the Request We have oriented every font façade with a primary entrance to a dwelling unit towards the streets to the extent reasonable feasible. However, due to the odd shape and constraints of this site, there some cases where buildings face the canal and require a major walkway spine. Of those buildings, buildings 8 and 9 exceed the 350-foot length allowed by a major walkway spine. The furthest door being 630’ from a public sidewalk as measured in a straight line without going around a building or across an alley. These two buildings have attached garages and face a regional trail system. 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 adjacent to open space and the connecting walkways are aligned in a logical route. (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; Enclave at Redwood Modification Request – connecting walkways 2/3/2021 Page 2 of 2 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, there are two buildings that exceed the allowed 350’ length. 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 rows of units. Turning the constraint into a benefit, the row of units are adjacent to open space. However, the walkway length is exceeded. (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.