HomeMy WebLinkAbout617 WOOD ST. (MORIE AT CAPITOL HILL) - PDP - 22-06 - CORRESPONDENCE - MODIFICATION REQUESTA request for a modification of this standard has been requested'and. evaluated,'and ..
Staff has determined that:
• The granting of the modification of standard would not be detrimental to the
public good.
• The granting of this modification request to exceed the maximum square footage
has not been justified based on -the modification criteria asset forth in Section
2.8.2(H) of the LUC.
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- City staff has determined -that. the buildings'as-proposed are generally -not out
of character or scale with' structures-i6'the-surrounding 'areas/neighborhoods. '
The proposed two-storybuildings.are to be a maximum of,25' in height: The
building planes will be broken up by recessing exterior walls,,primarily on the
upper portions of the buildings, and the roof lines will vary in height and
direction. Architecturally, the buildings would look better with both garage
spaces enclosed, integrating the total form of the garage to the building. The
enclosed garages will provide more secure spaces for the residents and
better screen from view to the neighbors the types of vehicles and stored.
items that would be in garages or'carports.'However, the additional 409
square feet of total building square footage, being 4.8% more square footage
than is allowed based on the size of the lot (property), would have a visual
effect on the surrounding neighborhood:
RECOMMENDATION: ti. i �.., r.,'a :,. i' /i w i : ':c i ..i i •� i ; „ i
A. Staff recommends denial of the modification request for the standard set forth in
Section 4.7(D)(1) of the LUC as it pertains to the Mode at Capitol Hill (617 Wood
Street), Project Development Plan - #22-06.
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Allowing for the modification will not substantial change the, usage of the site. and/or
the appearance of this location. In fact, very little will change in terms of the
appearance and usage of the site, but it will cause for a somewhat awkward design
to the garage/parking area and make the space less usable for the future owners.
City staff has determined that the buildings as proposed are generally not out of
character or scale with structures in the surrounding areas/neighborhoods. The
proposed two-story buildings are to be a maximum•of 25' in height. The building planes
will be broken up by recessing exterior.walls, primarily on the upper portions of the
buildings, and the roof lines will vary; in, height and direction.,Architecturally, the ... -
buildings would look better with both garage spaces enclosed, integrating the_total form
of the garage to the building. The enclosed garages will provide more secure spaces for
the residents and better screen from view to the neighbors the types of vehicles and
stored items that would be in garages or carports.: However, the additional 409 square
feet of total building square footage, being 4.8% more square footage than is allowed
based on the size of the lot (property), would have a visual effect on the surrounding
neighborhood.
Staff finds that the granting of this modification request to exceed the maximum square
footage has not been justified based on the.modification_criteria asset forth in Section
2.8.2(H) of the LUC. +
FINDINGS OF FACT/CONCLUSION:.
A. The requested Modification of a Standard for the Morie at Capitol Hill (617 Wood
Street), Project Development Plan -is subject:to review by the Planning and Zoning
Board. .. ... , . . ,
B. The Project Development Plan does not comply with Section 4.7(D)(1)
Density/Intensity of Development under Land Use Standards of the Land Use.
Code, which states:
"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:. fivethousand.(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.largen.
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 (7'/2) 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)."
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future owners with very little impact to the intent of the Standard and would like
to make this request for a modification.
STAFF'S EVALUATION OF THE MODIFICATION REQUEST
Section 4.7(D)(1) of the LUC requires that the minimum lot (property) area shall be the
equivalent of 2 times the total floor area of the two principal buildings in this
development. In this case, the lot (property) size is 17,115.6 square feet and therefore
the "total floor area" should be equal to or less than 8,557.8 square feet, or 50% of the
lot, to meet this requirement. Under the Applicant's current proposed plan, the "total
floor area" of the building, counting 1st and 2"d floors and garage space, is at 8,967.2
square feet, which exceeds the maximum amount allowed for this lot (property) by
409.4 square feet (Exhibit 'A', attached). To comply with the standard, the applicant has
design options. The applicant could reduce the size of living space and/or provide
carports instead of garages on the site. The applicant proposes the latter, converting
one (1) garage space for each of the two (2) garages on the west end of the buildings
(Units C & D along the alley) into a covered carport (Exhibit'B', attached). Carports are
not defined, or counted, as building square footage. Removing these two (2) garage
spaces would eliminate 432 square feet (216 square feet each) of building square
footage and bring the total building square footage to 8,535.2 sq ft, which would be less
than the maximum amount of 8,557.8 square feet allowed.
The Applicant has cited the following reasons for the Planning and Zoning Board to
consider granting the modification of the standard:
* Each of the 2 enclosed garages 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, neighbors, and
future owners of the properties:
o Architecturally, the buildings look better with the space enclosed. This
integrates the form of the garage to the -building....:..:. .
o Helps reduce unwanted litter accumulation, which could occur in open areas
with sidewalls as well as protect the neighbors from having to view any
owner -owned items that may be stored in this space, including automobiles.
o Reduces the potential for crime by protecting owner -owned items.
o Helps increase the security -of the.spacefor-the-future,owneri-especiallyfrom-
the car to the house.
* This modification would help eliminate an awkward design to the structures to meet
this requirement on this site. The building was designed with other site -specific
issues in mind, such as the protection of existing trees, as well as considerations for
the future owners, which necessitated this configuration.
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substantial benefit to the city by reason of the fact that the. proposed project would
substantially address an important community need specifically and expressly defined
and described in the city's Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a standard would render
the project practically infeasible; or
➢ 2 enclosed garages 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:
o Architecturally, the buildings look better with the space enclosed. This
integrates the form of the garage to the building.
o Helps reduce unwanted litter accumulation, which could occur in open areas
with sidewalls as well as protect the neighbors from having to view any
owner -owned items that may be stored in this space, including automobiles.
o Reduces the potential for crime by protecting owner -owned items.
o 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 an awkward design to the structures to
meet this requirement on this site. The building was designed with other site -
specific issues in mind, such as the protection of existing trees, as well as
considerations for the future owners, which necessitated this configuration.
(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 the modification will not substantial change the usage of the site
and/or the appearance of this location. In fact, very little will change in terms of
the appearance and usage of the site, but it will cause for a somewhat awkward
design to the garage/parking area and make the space less usable for the future
owners. With this in mind, we feel this would be a better change for the site and
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DIVISION 4.7 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 (7%) 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 17,115.6 sq ft and therefore the "total floor area" should be equal to or
less than 8,557.8 sq ft or 50% of the lot to meet this requirement. Under the current
plan, the "total floor area" of the building counting 1 sc and 2nd floors and garage space is
at 8,967.2 sq ft and exceeds the maximum amount allowed for this lot by 409.4 sq ft. To
correct this problem, we can remove one (1) garage spot from each of the two (2)
garages on the west side of the buildings and change them into a covered carport.
Removing these two (2) garage spaces returns 432 sq ft (216 sq ft each) bringing the
total coverage to 8,535.16 sq ft, 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 8,968 sq ft of floor space instead of the minimum of 8,535.16 sq ft.
Justification for reauest:
The reason for this request is so that 2 enclosed garage spaces can be provided to the
future owners rather than 1 enclosed garage space and 1 carport.
2.8.2(H)
(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
➢ N/A
(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
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As specified in Section 2.8.2 Modification Review Procedures, (H)(Standards), the
Planning and Zoning Board may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(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
(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 substantial benefit to the city by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the project practically infeasible; or
(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
(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."
The applicant has proposed that the modifications of the standards meets the
requirements of Sections 2.8.2(H)(2)(3) & (4) of the LUC.
APPLICANT'S REQUEST .- .... ,...1.-1 . . . .
Modification request:
Modify the requirement listed in 4.7(D)(1) of the Land Use Code that requires the
minimum lot size to be the equivalent of two (2) times the total floor area of the
building(s) as listed:
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MEMORANDUM
Date: November 16, 2006
To: Planning and Zoning Board Members
From: Stephen OR, City Planner
Re: Modification of a Standard for the Morie at Capitol Hill (617 Wood Street),
Project Development Plan - #22-06
Staff recommends that the following supplemental information and recommendation
regarding a modification request for Section 4.7(D)(1) Density/Intensity of Development
of the Land Use Code (LUC) for the Morie at Capitol Hill (617 Wood Street), Project
Development Plan - #22-06 be included as part of the Staff Report and
Recommendation to the Planning and Zoning Board for the November 16, 2006, public
hearing:
MODIFICATION REQUEST — PERTINENT CODE SECTIONS
This request is for modification to the following section of the LUC:
Section 4.7(D)(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 (7%) 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)."
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Steye Olt -, jZE_PAorie.. _ - ---- -- - - - -- - -- - �- - — Page 1
From:
Steve Olt
To:
craigmckee@comcast.net
Date:
11 /06/2006 10:57:12 AM
Subject:
RE: Morie....
Craig,
Yes, Cameron and I can meet with you here at 1:30 p.m. today.
Steve
>>> <craigmckee@comcast.net> 11/06 9:46 AM >>>
Thanks Steve. Would 1:30 today work out for you? I have to come down to pick up the revisions any way.
My afternoon is fairly open so if this time doesn't work and I come down at a latter time.
BR,
Craig.
Original message
From: "Steve Olt" <SOLTWc-gov.com>
> Craig,
> I'm song, I got distracted last Friday just as I was finishing my
> e-mail to you and did not send it at that time. I have just sent it to
> you this morning.
> Regarding a meeting with Cameron and I, we will make ourselves
> available to meet with you. Suggestions on date and time?
> Steve
> >>> 11 /06 7:58 AM >>>
> Hi Steve,
> I did not receive any emails from you last week about the carport/floor
> areas. Can you resend?
> I was thinking about this issue over the weekend, and wondering if it
> would be possible to meet with you and/or Cameron to discuss in more
> detail Staffs decision on this issue. I have several thoughts that I
> would like to run by you.
> BR,
> Craig McKee
> 581-9046
> craiamckee(cDcomcast.net
CC: Cameron Gloss