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HomeMy WebLinkAbout419 W. MOUNTAIN AVE. - MAJOR AMENDMENT - 42-02 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTdenied, a plan would have to be created which would use the existing building shell. We believe the resulting housing unit would not be as compatible with the neighborhood as the plan presented. Modification #2 Section 4.7(E)(1) Setback from West property line The West side setback lacks compliance by 1.7 feet or 19 inches. As with the east side, the intent of the standard is to keep houses from being to close together. The residence to the West has their driveway on their east property line and the house sits west of the driveway. The distance between structures is greater than those separations mandated by the standards. Additionally, should the setback be required according to the standards the second floor would have to be offset from the existing first floor. The resulting front architectural elevation would not be in the style of the neighborhood. Granting this modification would not be detrimental to the public good for those reasons stated in modification request #1. Modification #3 Section 4.7(E)(4) Lot Width The lot width is 35 feet. The house/duplex to the west has a 35-foot wide lot. We believe our lot is equal to existing standards found in this neighborhood. The public good would not be compromised due to the fact there are existing homes in this neighborhood with similar sized lots. We believe the Planning and Zoning Board should grant a Modification to the Standards. We believe this proposal will be a "greater than" result for the neighborhood over what presently exists. The building would continue to exist with the look of an office building should the modifications not be granted. We believe the proposed 2 -story building is compatible with the distinctive characteristics of the Mountain Avenue area. Great care has been given to relate the new architectural design elements, scale, and massing to it's important contextual neighborhood streetscape. The existing building is not currently eligible for historic designation due to the mid- 1960's original construction date. However, the Advance Planning comment sheet stated, "Wow! What an improvement!". Request 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 4.7(E)(1),(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 a minimum of five (5) feet for all interior side yards for the first 18 feet in wall height and then an additional 1 foot setback for each 2 feet or fraction of extra height. The standards also state minimum lot width shall be fifty (50) feet for all uses except single and two family dwellings. The proposed project is to change the existing two dwelling unit to a three dwelling unit. The southern half of the building which houses the existing two dwelling units, will not change. The existing building has an existing interior side yard of 3.3 feet or 1.7 feet short of the required dimension on the West property line. The existing East side setback is 3.5 feet and is required to be 8 feet due to its 23 foot wall height on that side. The existing lot width is 35 feet or 15 feet under the required width. These setbacks and lot widths are typical of this area but do not comply with the standards. The existing building was operated by Larimer County Youth 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 office 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 City zoning requires Modification of the Standards. This proposal will not decrease the side yard setbacks any more than existing. In accordance with the provisions stated in the LUC Section 2.8.2111 we request the Planning and Zoning Board approve of our requested modifications. Section 2.8.2H1 states the Planning and Zoning Board may modify the standard if 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. The three requests are supported as follows: Modification #1 .Section 4.7(E)(1) Setback from East property line. The East side set back is currently 3.5 feet. It is required to be 8 feet due to the wall height. The East property line is on an alley ROW line. It does not impact an adjoining residential lot. We believe the decrease in the setback is equal to or better than since the purpose of the setback is to protect residential lots. The modification would not impact the public welfare since the building exists on the 3.5-foot setback. Should the request be LETTER OF TRANSMITTAL Bruce Froseth Date:;. Z�- � o Z 524 Spring Canyon Ct. Attention: Ft. Collins, Co. 80525 Re: y/�? Ul. "Od2 IaW � - Office 970-377-3830 Fax 970-377-3836 Mobil 970-689-0864 To: —�kfk0 _r E!-:D We are sending you: _Attached Via )12 ► �/r�1ZY Shop drawings Prints_ Samples_ Specifications Copy of Letter Change Order Other Copies Date no. Description These are transmitted as checked below: —For approv 1 _ No exceptions taken Exceptions as noted For r use _Rejected _Revise and resubmit requested _Reviewed Submit specified item For bid Due Prints returned after use