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HomeMy WebLinkAbout716 MAPLE ST. DUPLEX EXPANSION - PDP - 2-11 - P&Z PACKET - MODIFICATION REQUEST (5)• We have the unique opportunity to remodeling and revitalize an existing structure as a part of this project. The existing duplex is set back from the front property line 24 feet the minimum required front set back is 15 feet. Therefore the garage space and the second unit must be further back on the lot than required by code. • We are working with a 35 feet wide lot which also limits the amount of floor area that can be designed on the front half of the lot without exceeding the height limitation of the code. (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. • 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. Modification of Standard Request Project: 716 Maple Street * Duplex Expansion Zoning: NCM Modification. request: Modify the requirement listed in 4.8 (D) (5) of the Land Use Code that requires the DIVISION 4.8 NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY DISTRICT (N-C-M) (D) Land Use Standards. (5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on the rear fifty (50) percent of the lot as it existed on October 25, 1991. The lot area used as the basis for the FAR calculation shall be considered the minimum lot size within the zone district. The lot size is 5,600 sq. ft. and therefore the "floor area allowed on the back half of the lot" should be equal to or less than 932 sq. ft. or 16.5% of the lot to meet this requirement. Under the current plan, the "floor area on the back half of the lot" counting 1st and 2nd floors and garage space is at 1,794 sq. ft. and exceeds the maximum amount allowed for this lot by 862 sq ft. To correct this problem, we can remove the garage spaces which are now placed between the two units and reduce the floor area on the back half of the lot. Removing these garage spaces between the two units brings the floor area on the back half of the lot to 865 s.f. which is less than the maximum amount allowed. We would like to request a modification of the minimum lot size requirement for this project to allow for 1,794 sq, ft, of floor space on the back half of the lot instead of the allowed 932 sq. ft. Justification for request: 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 covered off street parking. 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. Request for Modification of Standards We request a modification of standards to Section 4.8, D5 (Floor Area Ratio (FAR). Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on the rear fifty (50) percent of the lot as it existed on October 25, 1991. The lot area used as the basis for the FAR calculation shall be considered the minimum lot size within the zone district. Our lot is 5,600 sq. ft. if we follow the code we would be allowed 932 sq. ft. on the back half of the lot we would like to build 1,794 sq. ft, on the back half of the lot. Because we are working with an existing structure that is set back from the front property line 24 feet instead of the required 15 feet the total duplex is move back on the lot. We have designed the duplexes with attached 2 car garages placed between the two units to provide separation between the two units. This pushes the second unit further back on the lot. 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. Because we have the unique condition of remodeling an existing structure as a part of this project that is set back from the front property line further than required, and a narrow 35 feet wide lot we ask that you grant this modification of standard.