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HomeMy WebLinkAbout716 MAPLE ST. DUPLEX EXPANSION - PDP - 2-11 - P&Z PACKET - MODIFICATION REQUESTIerr.�ati �i: iJ` op c r' x�' Shy 'q .p'1i if t f }}Y� R r�' �T „Q+P �p. • g'. • j a ,'H�,i11 IS, WF6 1 -` i1' r W I< r 1 {� 1 f i ail ,i BlA1 9�`` + ♦'_ - 1 I y i5i It �r_ t 716 A / B Maple Street uIL I L CHERRY ST 328 & 326 w 0 0 (/ 1 z 301 H & 303 ? ¢ i- MAPLE ST z a 234 z VICINITY MAP TOTAL F.A.R. = 38% e WITH -OUT PARKING g TOTAL F.A.R. = 50% IS- ALLEY GGGiii WITH PARKING Two LOTS 60B P .._.._.._.__.._.._.._._.._.._..____.._.._.._.._.._..___.__.._.._.._. TOTAL j 11,300 S.F. 1,813 59S � 9 L07 4,327 S.F. 1,500 S.F. 4 LOTS Y 1 PARKING TOTAL 600 630�, .� 385 ml 19,600 S.P. S.F. n F.A.R. = 46% 303 Ln +� �. a 9 F.A.R. = 64% a S.F. s.F. 1,80 6 j j WITH PARKING W 1,500 g� $p m t Tr B.F. 8 I 301 y 95 rn h yyy: j PARKINGF-� S.F. 9F73 �� W ip p�g 6 385@.1 4 i � L � 04R6 CEY €1 MAPLE STREET ff _.._.._..---U2:79U.. 1,01•9'm S.F. ..._.._.._._..__.._.._.._.._.._..___..___.._.._.._.._.._.._.___.._.._.._.._.._.._.._._.._._.._.._.., F.A.R. = 80% F.A.R. = 110% WITH PARKING I a�@ it 2of2 1,812 592 600 2,437 1,372 2,395 9,208 199600 99208 39840 114" 69248 600 30,800 159456 19808 6,248 TOTAL F.A.R. _- 50% 1,812 592 S.F. 5.F. 199600 S.F. 60U i i i r..J i i I 2,395 S.F. 1,372 S.F. i 2,437 S.F. MAPLE STREET 15' ALLEY 119200 S.F. 3,840 S.F. 1,808 S.F. • Allowing for this modification will not substantial changes the usage of the site. In fact, very little will change in terms of the usage of the site, but it will cause the future owners to have to walk a significant distance (exposed to the elements) to there automobiles. • By allowing this modification it will reduce the visual impact of the automobiles stored on site therefore improving the overall appearance and charter of the neighborhood. We fell this is the best design for the future owners and the neighbors and will have very little impact on the intent of the Standard and would like to make this request for modification. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city wide concern or would result in a substantially address an important community need specifically and expressly define and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and strict appliance of such standard would render the project practically infeasible; or • Enclosed garage provide additional off-street parking, protection for personal property including automobiles, and removal from sight of parked/stored automobiles in a neighborhood setting. • Enclosing the space provides for the following benefits to the city and future owners of the properties: Architecturally, the building looks cohesive with the garage spaces enclosed. This integrates the form of the garages to the building. Helps reduce unwanted liter accumulation, which could occur in open parking areas as well as protecting the neighbors from having to view any owner -owned items that may be stored in this space, including automobiles. Reduces the potential for crime by protecting owner -owned items Helps increase the security of the space for the future owner, especially from the car to the house. (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; or • This modification would help eliminate and awkward design to the structure to meet this requirement on this site. The building was designed with other site -specific issues in mind such as making use of the existing structure, as well as improving the existing flood prone and potential life treating existing grading conditions. (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. contained with in 3 buildings. The public meeting was well attended by over 80 people. The two major obligations were large uncovered parking lots and high density. We realized support by the neighborhood was vital and withdrew from further work on multi family. The Kityley property was reconfigured to accommodate building in conjunction with Author Ditch which runs through the property from North West to south east to 4 single family homes. Requiring three different variance hearings all witch were granted in light of public participation. Two of the homes were completed and solid in 2010 a third is under construction and the final home will be completed this year. In the summer of 2010 the duplex at 716 Maple and the condemned home at 714 Maple were purchased with plan to remove and rebuild at 714 which was completed last month. The property of witch this meeting review is 716 Maple Street a cinder block wood frame duplex The 5,600 site is congruent with the 15' alley on the North and West sides of the property. The newly constructed home at 714 Maple is tits neighbor to the East. The reason for this request is so that 2 enclosed garage spaces can be provided to the future owners rather than no enclosed garage space. (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; or • Many of the surrounding properties do not have attached garage. In numerous conversation with longtime residences of the area and in neighborhood meetings. Enclosed off-street parking has been requested. Therefore we have designed the building with covered off-street parking making it equal to or better than the surrounding properties. • We ask that you review the surrounding properties that we have built and consider the total amount of open space that we have created. If you look at the big picture understanding that the other 5 homes we have designed and built in the immediate area all have covered off street parking you will see that we meet this requirement. You will also see that other properties directly across the street from our project do not meet this standard. • If you consider the permanent open space that is created by the alley to the North and the East of this lot and include one half of this square footage in the F.A.R. formula then the proposed project would meet the 50% F.A.R. requirement. Modification of Standard Request Project: 716 Maple Street " Duplex Expansion Zoning: NCM Modification request: Modify the requirement listed in 4.8 (D) (1) of the Land Use Code that requires the DIVISION 4.8 NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY DISTRICT (N-C-M) (D) Land Use Standards. (1) Density/Intensity of Development. Minimum lot area shall be the equivalent of two (2) times the total floor area of the building(s), but not less than the following: five thousand (5,000) square feet for a'single-family or two-family dwelling and six thousand (6,000) square feet for all other uses. For the purposes of calculating density, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a ceiling height of at least seven and one-half (7Y2) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area for purposes of calculating density). The lot size is 5,600 sq. ft. and therefore the "total floor area" should be equal to or less than 2,800 sq. ft. or 50% of the lot to meet this requirement. Under the current plan, the "total floor area" of the building counting 151 and 2nd floors and garage space is at 3,840 sq. ft. and exceeds the maximum amount allowed for this lot by 1,040 sq ft. To correct this problem, we can remove the garage spaces and reduce the size of the units by 100 sq. ft. each. Removing these garage spaces and reducing the size of the units brings the total coverage to 2,800 which is equal to the maximum amount allowed. We would like to request a modification of the minimum lot size requirement for this project to allow for 3,840 sq, ft, of floor space instead of the minimum of 2,800 sq. ft. Justification for request: The 700 block of Maple Street is an example of a thoughtful infill development that will be complete (in planning & moving to the building department for consideration) with your support of this request for Modification of Standard. The reason we ask for Planning and Zoning Boards support will be kept as simple as a complex infill project can be. The cities lack of support is based solely on the floor area ratio. By Design Homes regrets the cities singular determination. Since the purchase of the Kitlyley property in 2009 the 20,000 sq. ft. parcel had one single family home, a Grotto (Family Shrine) and a cinder block garage. Our early intent was to build 12 units Request for Modification of Standard We request a modification of standards to Section 4.8, D1 Density/Intensity of Development. Minimum lot area shall be the equivalent of two (2) times the total floor area of the building(s). Our lot size is 5,600 sq. ft. if we follow this section of the code we would only be allowed a total building area of 2,800 sq. ft. we would like to build a total of +/-3,840 sq. ft. We request a modification of standards that will allow us to build the proposed two units of +1-1,500 s.f. with each having 420 s.f. attached 2 car garages. We feel that smaller units would be less than ideal and would not fit in with our overall neighborhood design. We have designed these two units as 3 bedroom units of +/-1,500 s.f. these are smaller than the 5 other homes we have designed and constructed in the immediate area. Our goal all along has been to create a diverse family oriented neighborhood. This proposed duplex expansion will be an important part of our vision. 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. We ask that you review the surrounding properties that we have built and consider the total amount of open pace that we have created. If you look at the big pitcher understanding that the other 5 homes we have designed and built in the immediate area all have covered off street parking you will see that we meet this requirement. You will also see that other properties directly across the street from our project do not meet this standard.