HomeMy WebLinkAboutRIDGEWOOD HILLS FIFTH FILING - PDP190018 - SUBMITTAL DOCUMENTS - ROUND 4 - MODIFICATION REQUEST (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%
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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.