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HomeMy WebLinkAboutNarrative - Alternative Compliance V1Narrative in Support of Alternative Compliance Please note that we are requesting alternative compliance for setbacks for the residential buildings located on Sunset Point Way and Coral Reef. On collector streets, the R-15 district requires 20 feet between the back of the sidewalk and the living area of a building. Our setbacks are 17 feet from the back of the sidewalk to the building. 1 These streetscapes and setbacks were designed in large compliance with the TMISAP and exceed the ten foot minimum setback required in the Multifamily Development specific use standards. UDC § 11-4-3-27.B.1. Alternative compliance is permitted for deviations from Structure and Site Design Standards, UDC § 11-3A-19. The purpose of the structure and site design standards is to (i) encourage site design that provides an interconnected network of walkways, pathways, streets and/or drive aisles that combined promote pedestrian and vehicular mobility within the development and connect to adjacent developments and (ii) to facilitate the efficient movement of traffic into, out of, and through a site, protect pedestrian and bicycles users, establish an aesthetically consistent street presence and limit the visual impacts of large parking areas on a site. Alternative compliance to the Structure and Site Design Standards is permitted if “strict adherence to such standards would create inconsistency in the design objectives of the proposed development.” UDC § 11-3A-19. Strict compliance with the 20 foot setback requirement is inconsistent with the design principles of the TMISAP, specifically, “street-oriented design” as set forth in the TMISAP (3-33). As explained in the TMISAP, “one of the most critical factors in creating a successful urban environment is the relationship of development to the street. Building at or close to the property line creates a consistent edge to the public space and makes streets more friendly and walkable.” Id. The residential buildings have been placed closer to the street frontage to encourage a more pedestrian-friendly, urban environment, where residents in Vanguard Commons feel comfortable walking to nearby retail and employment centers. These streets have been modeled as Street Section D, residential collector streets (TMISAP, p 3- 21, 3-23). As described in the TMISAP, residential collector streets “serve the local access needs of residential, live/work, and commercial activities within a residential neighborhood or mixed use residential area. Buildings on these streets have limited setbacks behind the sidewalk and a tree lawn is provided. Generally, frontage by detached single-family homes is discouraged in favor of rowhome, townhome and higher density residential development. On-street parking is also allowed.” (TMISAP, p. 3-23 (emphasis added).) As shown on the site plan, these residential buildings have a smaller setback behind the sidewalk, and a tree lawn is provided on the carriage strip. The Medium High Residential land use designation of Vanguard Commons further supports alternative compliance for these setbacks. As depicted in the photographs in the TMISAP, the residential buildings within the Medium High Residential land use designation all have minimum setbacks from the street. 1 Our setback is 17 feet to the living area of the building; it is between 12-14 feet to the private outdoor space (patios and decks). Alternative compliance may be granted if strict adherence to the design standards creates inconsistency in the design objectives of the proposed development. Here, in order to maintain consistency between the city code design standards and the design objectives of the TMISAP, we are requesting alternative compliance from the setback requirements. Our design objective was to create an urban, pedestrian-friendly multi-family development that complied with the TMISAP and the City’s design standards. The collector street setback required for the R-15 district is inconsistent with compliance with TMISAP design, land use and transportation objectives. We are unable to meet the both TMISAP design objectives and the City code design standards if we are not granted this request for reduced collector street setbacks. The streetscape design and pedestrian-friendly elements incorporated into the development create a strong sense of place and a better neighborhood for these citizens to enjoy. For these reasons, we request alternative compliance for the setbacks along Sunset Point Way and Coral Reef.