HomeMy WebLinkAbout419 W. MOUNTAIN AVE. - MAJOR AMENDMENT - 42-02 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTRequest for Modification to the Standards
for
419 West Mountain Ave.
NCM District
This is a request to modify the Land Uses Standards and Development Standards
contained in Article 4. More precisely this is a request to modify side setback
requirements and minimum lot width requirements as stated in "Dimensional Standards".
The standards state minimum side yard width shall be five (5) feet for all interior side
yards. They also state minimum lot width shall be fifty (50) feet for all uses except single
and two family dwellings.
The proposed project is the redevelopment of an office building built in 1962. The
existing building has an existing interior side yard of 3.3 feet or 1.7 feet short of the
required dimension. The existing lot width is 35 feet or 1 S feet under the required width.
These setbacks and lot widths are typical of this area.
The existing building was operated by Larimer County houth Services until approximately
June of 1999. Subsequently the building remained unoccupied until its purchase by the
applicants in October of 2001. The 12 consecutive months without use eliminated the
exception or "grand -fathered" zoning for this building. The building can no longer be
used as an office. The NCM district provides for mainly residential uses. The conversion
from office use to residential use mandated by zoning requires Modification of the
Standards. This proposal will not decrease the side yard setbacks any more than existing.
The lot width, which is the same as the duplex residence next door, is an existing
condition.
We believe the Planning and Zoning Board should grant a Modification to the Standards.
We believe there are exceptional and extraordinary existing conditions on the site and to
the present structure. We believe by granting the Modification, the zoning for the area
will be that much closer to general development standards. We believe the proposed 2 -
story building is compatible with the distinctive characteristics of the Mountain Avenue
area . While this is not considered a historic structure, great care has been given to relate
the architectural design elements , scale, and massing to it's important contextual
neighborhood streetscape .