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Home My WebLink AboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - REPORTS - CITY STAFF1 Administrative Type I Hearing – May 24, 2017 East Ridge Filing Three PDP170006 Background 2 Block 1 Block 2 Block 3 East Ridge Filing Three PDP 3  Request for PDP for Filing Three, on Blocks 1, 2 and 3  209 Single-Family attached dwelling units on 33.4 acres  L-M-N gross density of 6.26 DU/Acre; net density of 10.2 DU/acre  Providing 418 garage parking spaces (2/unit), 101 off-street spaces, and 139 on-street parallel spaces  Neighborhood meeting not required with Type I review  Includes three requests for Modification of Standards Modification of Standard 4 Section 3.5.2(D) - Relationship of Dwellings to Streets and Parking:  The proposed project is in compliance with this standard, with the exception of Block 1, Lots 1-60  Block 1 is exceptionally narrow due to the BNSF Rail tracks and buffer setback, and proximity of Barnstormer Street  The building entrances facing north do not have a direct sidewalk connection to East Vine Drive or Barnstormer Street  Walkway connections to Barnstormer include enhanced landscaping East Ridge Filing Three PDP 5 Block 1 (Lots 1-30) East Ridge Filing Three PDP 6 Block 1 (Lots 31-60) East Ridge Filing Three PDP 7 Block 2 Block 2 Block 3 Modification of Standard 8 Section 3.5.2(E) (3) – Side and Rear Yard Setbacks:  The proposed project includes a rear yard setback along an alley from 8’ to 6’ from rear lot line for the dwelling units in Block 1, Lots 1-20; Block 2, Lots 1- 75; Block 3, Lots 1-14  The proposed project is equal to a compliant plan in that it provides sufficient parking along strategic locations on the private drives, and along adjacent public streets  The proposed alley design, without parallel parking in front of the garages, is enhanced with additional landscaping and planting islands East Ridge Filing Three PDP 9 Proposed 6’ Rear Setback off Alley 6’ vs. 8’ 6’ vs. 8’ Modification of Standard 10 Section 3.6.2(E) – Streets, Streetscapes, Alleys and Easements:  In lieu of the temporary turn around, the Applicant proposes a private drive connection from Barnstormer Street to Vicot Way.  The proposed circulation is equal to or better than a compliant plan; the proposed vehicle access allows circulation through adjacent private drives that connects to public streets in the area  A concurrent variance was supported by Engineering staff for this change East Ridge Filing Three PDP 11 Alternative return loop via private drive Block 1 Block 2 Block 3 End of Street End of Street Alternative return loop via private drive East Ridge Filing Three PDP 12 Resource Slides East Ridge Filing Three PDP 13 East Ridge Filing Three PDP 14 Block 1 East Ridge Filing Three PDP 15 Block 1 East Ridge Filing Three PDP 16 Block 2 Block 2 Block 3 East Ridge Filing Three PDP Block 3 17 Pool/Rec Area East Ridge Filing Three PDP 18 Existing Zoning LMN East Ridge Filing Three PDP 19 East Vine Drive Master Street Plan East Ridge Filing Three PDP 20 LUC Section 3.5.2(D) - Relationship of Dwellings to Streets and Parking: Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. LUC Article 5 – Definitions: Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. East Ridge Filing Three PDP 21 Section 3.5.2(E) (3) – Side and Rear Yard Setbacks (3) Side and Rear Yard Setbacks. The minimum side yard setback for all residential buildings and for all detached accessory buildings that are incidental to the residential building shall be five (5) feet from the property line, except for alley-accessed garages, for which the minimum setback from an alley shall be eight (8) feet. East Ridge Filing Three PDP 22 Modification of Standard to Section 3.6.2 (E): Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permitted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be required if no lots in the subdivision are dependent upon such street for access. Findings of Fact 23 In evaluating the request for the East Ridge Filing Three P.D.P., staff makes the following findings of fact: The P.D.P. complies with the East Mulberry Corridor Sub-area Plan. The P.D.P. and proposed Modifications of Standard comply with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. The P.D.P. complies with the land use and the applicable development standards of the L- M-N zone district as found in Article 4 of the Land Use Code. The P.D.P. complies with the applicable General Development Standards of Article 3 of the Land Use Code, with the exception of a request for three Modification of Standards to Section 3.5.2 (D), Section 3.5.2 (E)(3), and Section 3.6.2 (E). Findings of Fact 24 Modification of Standard: Staff finds that the request for a Modification of Standard to Section 3.5.2(D) is justified by the applicable standards in 2.8.2(H) (3). A. The granting of the Modification would not be detrimental to the public good and; B. The project design satisfies Criteria 3 (2.8.2(H)(3): (3) …by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property… Findings of Fact 25 Modification of Standard: Staff finds that the request for a Modification of Standard to Section 3.5.2(E) (3) is justified by the applicable standards in 2.8.2(H) (1). A. The granting of the Modification would not be detrimental to the public good and; B. The project design satisfies Criteria 1 (2.8.2(H)(1): (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; Findings of Fact 26 Modification of Standard: Staff finds that the request for a Modification of Standard to Section 3.6.2(E) is justified by the applicable standards in 2.8.2(H) (1). A. The granting of the Modification would not be detrimental to the public good and; B. The project design satisfies Criteria 1 (2.8.2(H)(1): (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;