HomeMy WebLinkAboutRIDGEWOOD HILLS FIFTH FILING - PDP190018 - SUBMITTAL DOCUMENTS - ROUND 5 - MODIFICATION REQUEST (3)Request 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.