HomeMy WebLinkAboutModification Requests - 08/06/2025Sonders Village
Modification of Standards Request
Waters Edge Investments, LLP is requesting the following modifications of standards in support of a
PDP application currently under consideration.
The applicant is requesting Modifications of Standards:
3.2.3(C) Solar Access, Orientation, Shading
Land Use Code Requirement
3.2.3(C) -Solar Access, Orientation, Shading
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
Sonders Village is a proposed mixed use neighborhood with a variety of single family homes, alley
load homes, single family attached homes, multi-family homes, and a neighborhood center. residential
uses and a neighborhood center. The development parcel is also uniquely shaped with the overall
shape being a triangle, and it also wraps around Lind Filing One, also knows as Brightwater Crossing.
In laying out the site plan, we did take extra care in laying out the streets and the lots to maximize the
number of solar lots, while also being efficient with the overall site layout. In addition, we placed the
higher density product (Single Family Attached, and the Multi-Family) adjacent to the neighborhood
center. By doing so, we did use up some of the development area that would have been prime for so-
lar oriented lots.
As such we have 297 single family lots that are subject to the the solar access requirements. We do
have 182 lots that meet the solar access requirements, or 61.3% of the lots. We are only 11 lots short
or 3.7% of the required 65%.
We would like to point out that a significant number of the single family attached lots, which are not
subject to the solar access requirement, also meet the requirement. Of the 130 SFA units, 105 meet
the solar criteria, or 80.7%. This product is being designed to easily accommodate solar panels if the
market dictates.
Taken together, between the single family and SFA units there are 427 units, of which 287 units would
comply, or 67.2% exceeding the requirement.
JUSTIFICATION
Waters Edge Investments, LLP requests, as outlined in 2.8.2(H)(1), that this modification of standards
request regarding 3.2.3(C) -Solar Access, Orientation, Shading be approved as our request will
Sonders Village Modification of Standards 1
promote the general purpose of the standard equally well or better than would a plan which complies
with the standard as follows:
1.The development proposal proposes a reduction of the required solar accessible lots by 11, or
3.7% of what is required.
2.If the SFA units are included in the solar orientation, which are not required, then we would meet
the standard with 67.2% of lots meeting the requirement.
Finally, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land
Use Code except in a nominal, inconsequential way when considered from the perspective of the en-
tire development plan. The solar access reduction is only 3.7% of the required total. Thereby there is
only a nominal and inconsequential divergence from the standard, the plan will continue to advance
the following purposes of the Land Use Code as contained in Section 1.2.2.
1.2.2 Purpose
The purpose of this Code is to improve and protect the public health, safety and welfare by:
(A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and
its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and
associated sub-area plans.
(B) encouraging innovations in land development and renewal.
(C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure,
and other public facilities and services.
(D) facilitating and ensuring the provision of adequate public facilities and services such as transporta-
tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business and industrial uses for
the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(O) encouraging a wide variety of housing opportunities at various densities that are well-served by
public transportation for people of all ages and abilities.
As has been demonstrated, a slight reduction in the required solar access lots will not be detrimental
to the public good.
Sonders Village Modification of Standards 2
Sonders Village
Modification of Standards Request
Waters Edge Investments, LLP is requesting the following modifications of standards in support of a
PDP application currently under consideration.
The applicant is requesting Modifications of Standards for the following specifically for the affordable
housing component of the overall development:
3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of Use
Land Use Code Requirement
3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of Use
The minimum required parking amounts for multi-family buildings are as follows based on the number
of bedrooms:
One or less 1.5
Two 1.5
Three 2.0
Discussion
Sonders Village is a proposed mixed use neighborhood with a variety of residential uses and a neigh-
borhood center. As part of this development we are proposing a multi-family affordable component
just to the north of the neighborhood center. This area will consist of 72 units in a mix of one and two
bedroom units in two story buildings.
Per the land use code, there would need to be e a total of 114 parking spaces in order to be compliant
with the parking requirements. The current proposal falls short of this with 94 spaces or 10 spaces
less than what is required. The breakdown of parking is as follows:
Standard Parking Spaces 66
Long Term Parking (compact) 13
Handicap Parking 6
On Street Parking 9
Total 94
This development is subject to the old Land Use Code of which these standards are based off of.
However, the current Land Use Code that was adopted after we submitted would require a lower level
of parking with one parking space required for each unit two or fewer bedrooms. Since all of the units
have two bedrooms or less, 72 parking spaces would be required for the 72 units.With the current
land use code, we would exceed the minimum parking requriements.
Sanders Village Modification of Standards 1
JUSTIFICATION
Waters Edge Investments, LLP requests, as outlined in 2.8.2(H)(1), that this modification of standards
request regarding 3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of
Use be approved as our request will promote the general purpose of the standard equally well or bet-
ter than would a plan which complies with the standard as follows:
1.The development proposal proposes a reduction of parking of only 10 spaces, or 8.7%.
2.With the current land use code (adopted after we submitted) we exceed the minimum parking
standards
Also pursuant to 2.8.2(H)(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 exist-
ing, 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 commu-
nity 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 stan-
dard would render the project practically infeasible. In order to build and affordable housing communi-
ty that meets families at or below 60% of the area median income (AMI), granting this modification
would allow more efficient construction of the units to meet this income level on a site that is already
constrained.
Finally, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land
Use Code except in a nominal, inconsequential way when considered from the perspective of the en-
tire development plan. The required parking reduction is only 8.7% of the required total and exceeds
the current code standards, thereby there is only a nominal and inconsequential divergence from the
standard, the plan will continue to advance the following purposes of the Land Use Code as contained
in Section 1.2.2.
1.2.2 Purpose
The purpose of this Code is to improve and protect the public health, safety and welfare by:
(A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and
its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and
associated sub-area plans.
(B) encouraging innovations in land development and renewal.
(C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure,
and other public facilities and services.
(D) facilitating and ensuring the provision of adequate public facilities and services such as transporta-
tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business and industrial uses for
the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(O) encouraging a wide variety of housing opportunities at various densities that are well-served by
public transportation for people of all ages and abilities.
As has been demonstrated, a slight reduction in the required parking will not be detrimental to the
public good.
Sonders Village Modification of Standards 2