Narrative V1E ID� I y
APPROVED
DATE: 02/24/22 15, 2022
FILE NUMBER: ^ 021005 .1
BRIGHTON
CORPORATION
Planning Manager
Meridian Community Development Department
City Hall
Re: Hill's Century Farm North Cadence (H-2019-0134) — Alternative Compliance Application
Dear Mr. Hood,
Alternative Compliance is requested for Hill's Century Farm North Cadencespecifically, for
the UDC Table 11-3C-6 off-street parking standards within the alley -loaded area depicted below.
That table took "age -qualified " into consideration when Paramount Director, Brighton's first
Cadence project, was approved. For reasons unclear, the City amended the UDC and removed
that A-Q standard, necessitating Alternative Compliance for off-street parking in Brighton's
subsequently -approved Bainbridge North Cadence project (H-2019-0074).
exterior (greed) I is have two -car garages with two -car parking pads
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HILL'S CENTURY FARM NORTH AGE -QUALIFIED RESIDENTIAL
This project benefits from the experience of Brighton's Paramount and Bainbridge Cadence
projects. Century Farm North offers the same dwelling options: Exterior boundary lots with
front -loaded units, two -car garages and two -car, off-street parking pads; interior "core " units
have rear -loaded garages with 10- to 16-foot parking pads. This request applies only to those
61 alley lots —and only to the anticipated 21 units with more than two (2) bedrooms.
L j ( E IDR � laces,
units front 29-foot-wide streets with one -side -only parking immediately adjacent to
APPROVED ere are, in addition, 30 parking stalls along the west and south sides of Common Lot
DATE 02/24/22ommunity center/activity area. Approximately half of those 30 spaces are required for
yif, in fact, residents drive rather than walk to community activities. The other
FILEKNIBER:^ 0s 00as along with the on -street parking, are available for guest parking.
CASE STUDY. Bainbridge Cadence is in its final phase and not fully occupied, thus,
Paramount Cadence provides the "real -life " comparison: Residents park in their garages;
on -street parking —and the community center spaces —provide more -than -adequate guest
parking. There is no evidence to suggest the concerns of Planning and Fire Department staff
(Bainbridge North Cadence staff report, pages 8 & 9) for inadequate guest parking will be
realized. Particularly so, since self -policing by Cadence residents is a very real deterrent.
To illustrate, random checks of Paramount Cadence parking have been conducted to assure
low -impact parking assumptions for age -qualified projects are correct. The first, as noted in
the April 2, 2020, Alternative Compliance application submittal:
• 8:55 AM, April 2, 2020, drive -through parking check of the completed Paramount
Cadence Phase 1: No vehicles parked on the street; only two parked in front -loaded
dwelling driveway parking pads.
Subsequent checks have been conducted of the completed and occupied project, first with the
2021 Google Earth graphic below; and four on the following page from last week, including
Super Bowl Sunday.
2
`(E IDI� IAN;r :45 PM Thursday, February 10': On -street — 7; community center — 1; front parking pads — 2;
arallel alley pads — 3.
APPROVED
02/24/22 1:45 AM Friday, February 11'': On -street — 5; community center — 2; front parking pads — 0;
DATE: arallel alley pads — 1.
FILE NUMBER: a 022-0 as
• 10:45 AM Sunday, February 13`t': On -street — 8; community center — 2; front parking pads 3;
parallel alley pads — 2.
• 3:45 PM (Super Bowl) Sunday, February 13ti': On -street — 6; community center — 7; front parking
pads — 5; parallel alley pads — 5. (at 15 minutes prior to kick-off, the Super Bowl `party" was
apparently at the community center; the 7 cars were the only parking "cluster" in the project)
CONCLUDING STATEMENT
We encourage the City to re -visit the parking requirements of UDC Table 11-3C-6 based on a
review of the many age -qualified projects within the community. However, that only addresses
the issue going forward. Thus, we request approval of this Hill's Century Farm North Cadence
Alternative Compliance request based on:
• As denoted below, parking is allowed on one -side -only of the 29-foot-wide streets constructed
to ACHD standards. The opposite side of the streets, the 20-foot wide alleys, and two common
driveways will be posted "no parking. " The sole exception will be the 30 convenience parking
spaces west and south of Lot 101, the community center site.
HILL'S CENTURY FARM NORTH CADENCE
ALLEY -LOADED LOTS & ON -STREET PARKING
�E IDIAN>
APPROVED righton's experience with Paramount Cadence (under the prior standard), and the
DATE: 02/24/22 ore recent Bainbridge North Cadence Alternative Compliance approval for the same
ommunity character under the current standard;
FILE NUMBER: ^ 0210031
• The availability of on -street parking on the 29-foot wide streets immediately adjacent to
the interior alley -loaded units which are not encumbered by driveways; and,
• The number of excess guest spaces (approximately 1 S) near the community center.
If you have questions, or require more information, please contact me for expedited response.
Respectfully,
Michael D. Wardle
Brighton Director of Planning
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