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HomeMy WebLinkAboutModification Requests - 06/03/2020Request for Modification — Section 3.2.2 (K)(b) — Parking along interior streets — Apartment Building Area Ridgewood Hills Fifth Filing 6/3/2020 This narrative requests that the decision maker approve a modification of the parking along interior streets for the multi -family portion of the project. Please see the text of Section 3.2.2 (K) (b) below: 3.2.2(K)(b) Parking along interior street Multi -family, Attached or Two -Family Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multi -family, attached or two-family dwellings (except for mixed -use dwellings and single-family detached dwellings) may be counted to meet the parking requirements for the development. Explanation of need for modification: The design team has gone to extreme measures to maintain existing environmental features within the north east portion of the site. In addition, parking within a multi -family development is critical and the project is at a minimum parking count, which includes on - street parking directly adjacent to this area. In addition, the design team has made substantial efforts to maintain the existing natural feature that is in integral to the sites look and feel and we feel that any impact to this would be a detriment to the project and the public good. The design team is requesting that the street frontage (along both sides of the road) adjacent to the apartment area along Strausburg Drive be counted towards the parking requirements for the apartment area. Justification for modification Allowing for the on -street parking along Strausburg Drive is feasible due to the fact that we are proposing the larger 57' ROW local connector street sections along this road that will accommodate the (parallel) parking along both sides, bike lanes and two lanes of travel. For this reason we would like to count the parking in this area towards our parking counts for the multi-family/apartment area. Another item to note is the inevitable use of these parking spaces for the apartment residents. They will be using these for either resident of visitor parking in this area. The modification requested is based on a modification of standard that (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 LUC Sec. 2.8.2(H)(4) — By reason of exceptional physical conditions or extraordinary and exceptional situations. Request for Modification — Section 3.2.2 (K)(b) — Parking along interior streets — Apartment Building Area Ridgewood Hills Fifth Filing 6/3/2020 Would suggest not paraphrasing criterion (4) and cite the entire sentence as written in the code. Utilizing the parking along the adjacent street is by reason of exceptional physical condition, extraordinary and exceptional situation when considered from the perspective of the entire development plan. The proposed plan provides a need for affordable housing within the City. The development plan was designed to provide a buffer and transition from the existing neighborhoods to the west and thus the reason for the location of the multi -family apartment buildings along College. The location of these buildings was something that was commented on from the neighborhood meeting and discussed internally between the client and design team. For that reason, and in an effort to minimize the impacts to the existing natural features and provide an affordable housing alternative for the City we would like to utilize the parking along Strausburg Drive. For all the reasons cited above, the Applicant requests a modification of the standard in LUC Section 3.2.2(K)(b) to allow use of the on -street parking along Strausburg Drive for the multi -family apartment. Request for Modification — Section 3.8.30 (F)(2) — Variation among Buildings Ridgewood Hills Fifth Filing 6/3/2020 This narrative requests that the decision maker approve a modification to the requirement regarding the variation among building footprint requirement outlined in the code. Please see the text of Section 3.8.30(F)(2) below: 3.8.30(F)(2) Building Variation Variation Among Buildings. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/teasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street -like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Exolanation of need for modification: The design team believes that while the footprints of the 42 and 48 plex apartment buildings are not significantly different — other design features and architectural elements create a significant difference between these two building types. The A-42 and the A-48, although both are approximately the same overall length, are two unique and different buildings with different footprints; they are different in size and shape. Based on the design of these unit plans and the efficiencies achieved by using the same units amongst all building types, the overall dimensions of the building are driven by the unit sizes and how they are stacked within each building. Unique elevation elements are achieved with overframed elements, balconies, roof/parapet design, materials and colors. In addition, building entries, architectural elements, bumpouts, balconies and patios are in different locations, etc. Furthermore, the addition of side entries into these buildings have been treated differently between the A-42 and A-48 buildings. The awnings, the side elevation roofs, and the materials and colors have all been designed differently to distinguish these building types as independent of one another. 3d renderings have been attached to this document that illustrates the differences in the building designs. These show the various design features mentioned above. Request for Modification - Ridgewood Hills Fifth 6/3/2020 Section 3.8.30 (F)(2) Filing Figure 1 - 42 & 48 building types shown in 3d rendering Figure 2 - 42 & 48 building types shown in 3d rendering Justification for modification - Variation among Buildings LA Request for Modification — Section 3.8.30 (F)(2) — Variation among Buildings Ridgewood Hills Fifth Filing 6/3/2020 The modification requested is based on a modification of standard LUC Sec 2.8.2(H)(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; As mentioned above the differences of the buildings will promote the general purpose of the code equal to or better by providing unique design elements for the buildings adjacent to one another. For the reasons above along with the 3d renderings, the building designs demonstrate that the design is equal to or better than the intent of the code requirement. For all the reasons cited above, the Applicant requests a modification of the standard in LUC Section 3.&30(F'(2). Request for Modification — Section 3.5.2 (F)(3) — Garage Doors Ridgewood Hills Fifth Filing 6/3/2020 This narrative requests that the decision maker approve a modification to go above the 50% amount of garage frontage for the buildings along Longmont Street Please see the text of Section 3.5.2 (F) (3) below: 3.5.2(F)(3) Garage doors Garage doors shall not comprise more than fifty (50) percent of the ground floor street - facing linear building frontage. Alleys and corner lots are exempt from this standard. Explanation of need for modification: The design team has proposed to 'flip' the (5) townhome buildings along Longmont Street for several reasons: • To minimize the impact to existing wetland area to the south by removing the alley behind the units — the removal of the alley reduced the impact by approximately 30' • To promote connectivity to the natural area from the units front porch/entry door. • To promote resident comfort of living with connection to nature — with this layout, each resident is fronting on to an existing and enhanced wetland. This design change has also been well received from the planning and environmental planning departments. The percent of garage frontage along Longmont for the 3-plex buildings is currently shown at 52%. The total building frontage diagram shows the area that was taken into consideration for the calculation. The total building SF = 686SF; each garage = 120SF Total garage frontage = 360SF/686SF = 52% ,W', ! A si Lv[L UNIT B UNIT C UNIT C Justification for modification The modification requested is based on a modification of standard LUC Sec 2.8.2(H)(1) Request for Modification — Section 3.5.2 (F)(3) — Garage Doors Ridgewood Hills Fifth Filing 6/3/2020 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; or The intent of the plan to promote the more desirable living condition for the residents living in these units. This will be accomplished by fronting the units along the open space to the south. This condition is equal to or better because instead of meeting the code to front the units along Longmont Street for the following reasons: • Resident connectivity to the open space is not impeded by an alley connection • Wetland/habitat area is not impacted as much due to alley connection • Creates connection to open space/nature for residents fronting alley • More desirable living conditions for the residents • Keeps headlights and other vehicle distractions further away from natural area For all the reasons cited above, the Applicant requests a modification of the standard in LUC Section 3.5.2(F)(3) to allow more than 50% garage frontage along Longmont Street.