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HomeMy WebLinkAboutELIZABETH SUBDIVISION - PDP - PDP160046 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST(F) Encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. (J) Improving the design, quality and character of new development. (L) Encouraging the development of vacant properties within established areas. (M) Ensuring that development proposals are sensitive to the character of existing neighborhoods. Approval of these requests fur Modifications would facilitate a positive infill development. Furthermore, granting these requests would not he detrimental to the public good but would provide for a substantial improvement over the existing conditions of the property. It is believed that the intent of this requirement is to not allow carriage units that are overly top heavy or bulky, particularly in relationship to the mass of the floor below them. Since a carport is provided below the 'overhang" and since this carport is integrated into and even enhances the architecture equally well or better than would a solution that simply proposed a two -car garage, it is believed this solution is justified. Furthermore, if a two -car garage were proposed in lieu of the one -car garage / one -car carport currently proposed, an additional 200 sf would be permitted to be added to the Floor Area Ratio Requirements. Since the carport sire just slightly exceeds 200 sf, thus making the area ratio issue neutral, one could consider the differences proposed minimal and inconsequential. 7. Required Eave Height Land Use Code Section 4.7(F)(2)(b): The exterior cave height of an eavc ,ihma a side lot line shall not exceed thirteen ( 13) feet from grade for a dwelling_ unit located at the rear of the lot or an accessory building with habitable space. Proposed: The highest exterior eave height of the building is proposed to be Twenty -One (21 ) feet. As described in the previous modifcaitons, the subject lot is highly unusual with the majority of the front portion of the lot being the "skinny" portion of a flag lot and thus this modification is primarily justified by reason of exceptional physical conditions. Due to the flag lot conditions, the home is technically placed, mostly on the rear half of the lot. Since there is a commercial use in front of the property and most of the "skinny" front portion of the residential lot overlaps the commercial use, the truly perceived front will occur at the back of the commercial lot. If one were to consider the front of the lot to be at this perceived front, this requirement would mostly not apply to the primary structure as it would be located mostly in the front half of the lot. The condition is further exacerbated by the sustainably minded desire to preserve the existing barn/garage structure at the front of the lot., thus pushing the home further to the rear. Furthermore, since all of the new structures are setback significantly beyond the required setbacks, the proposed solution impacts the adjacent properties equally well or better than would shorter building structures that were to be placed at the minimum allowed setback. See the North Elevation of the PDP drawings for an illustration of this. The large trees further mitigate the impact of the carriage house and primary structure on the adjacent property to the east in existence along the east property line. An image is provided above that approximately recreates the view of the eastern adjacent house Looking to the southwest towards the carriage house. Resarding the adjacent property to the west, there is only one sixteen (16) foot wide gable roof that would conflict with the standard and this end of the home is largely mitigated by the existing large lilac hedge that runs all along this portion of the dividing property line. The impact of any of the structures on the Elizabeth Street frontage is minimal as the site conditions dictate the residence to be virtually buried from view behind the commercial use in front of the residence. Further. there is significant landscape mitigation proposed as a buffer between the commercial and residential uses that will further conceal the home from the street. It also should be noted that a very intentional effort has been made to break the overall massing of the project into a series of small scaled, gable & flat roof masses in order to sensitively integrate with the neighboring structures. Summary I he proposed modifications are all nominal when compared to the entire development that provides high quality, high performing architecture that is sensitive to the character of the surrounding neighborhood, and as such is consistent with the policies of the Land Use Code described in Section 1.2.2 its follows: (B) Encouraging innovations in land development and renewal. The lame trees further mitigate the impact of the carriage house on the adjacent property in existence along the east property line very near the carriage and main house. An image is provided below that approximately recreates the view of the eastern adjacent house looking to the southwest towards the carriage house. View from House to the East The impact of any of the carriage house on the Elizabeth Street frontage is minimal, as the site conditions dictate it to be virtually buried from view behind the commercial use in front. Further, there is significant landscape mitigation proposed as a buffer between the commercial and residential uses that will further conceal the carriage house from the street. It also should be noted that a very intentional effort has been made to break the overall massing of the project into a series of small scaled, gable & flat roof masses in order to sensitively integrate with the neighboring, structures. 5. Garages shall have Front Yard Setback that is at least 10' greater than the Principle Building Land Use Code Section 4.7(F)(1)(c): Accessory buildings and attached garages shall have a front yard setback that is at least ten (10) feet greater than the front setback of the principal building that is located on the front portion of the lot. Modification Request Standard Used: #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 Proposed: The existing accessory structure setback modification request is stated above in request #3. This addresses the existing conditions for that structure being located in front of the principle building. The carriage home is also proposed to be located in front of the principle building due to hardships and limitations discussed in modification request #1. One car garage and carport parking for the carriage home and principle home have been located wider the carriage home. The above code section that addresses garages behind principle buildings was written with the intent of creating a street frontage that is not dominated by garage doors and provides 25 feet for off street parking in driveways when homes are at the minimum 15'-0" setback. The residential home on this lot has a 138' setback from the proposed Elizabeth Street R.O.W. to the proposed carport and garage. In addition to this setback, there is heavy landscape buffering and screening proposed between the existing commercial building parking lot and the residential lot. The side loading/single car garage door is not exposed or facing the commercial property and creates a better aesthetic value for that property. Existing large lilac screen hedges and new residential landscaping within the yard will screen for the adjacent owner to the west. 6. Maximum Second Floor Overhang Land Use Section 4.7(F)(1)(d): A second floor shall not m erhang the lower front or side exterior walls of a new or existing building. Proposed: 'I he proposed second Iloor does not overhang the lower floor other than in the area where a carport is tucked under it. Since the code is silent on how carports are treated, this modification is provided. 3. Minimum front yard setback of 15'-0" Land Use Code Section 4.7(E)(2): Minimum front yard setback shall be fifteen (15) feet. Setbacks from garage doors to the backs of public walks shall not be less than twenty (20) feet. Modification Request Standard Used: #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 Modification Request Standard Used: #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. Proposed' 5'-1" setback to existing accessory structure The current lot has an existing aLccssory structure behind the commercial building. This structure will be within the limits of the new residential lot with the new proposed lot lines. Due to the location of this existing structure and the end of the commercial parking lot that will be reconfigured to meet current code requirements the full 15' setback requirement cannot be met. This setback deficiency will inconsequentially affect the surrounding neighborhood, as the structure is not located along a public right- of-way property line (the structure sits over a 103' back from the new proposed Elizabeth R.O.W.) and exists already. The area between the exiting structure and commercial parking lot will provide heavy landscape screening from the street frontage. 4. Maximum Building Height Land Use Code Section 4.7(E)(5) and 4.7(90(a): 4.7(E)(5) Maximum building height shall be two (2) stories, except for carriage houses, and accessory buildings containing habitable space, which shall be a maximum of one and one-half 0 ''/z) stories. 4.7(F)(2)(a) Maximum building height shall be two (2) stories, except in the case of carriage houses, and accessory buildings containing habitable space, which shall be a maximum of one and one -hall' ( 1 '/z) stories. Proposed: Both the main house and carriage house are proposed as more than a story and a half but less than a two- story structure. The Land Use Code defines a half story as having "the line of intersection of the roof and wall face not more than three (3) feet above the floor level". The proposed structures will have such line of intersection at 8 and one-half feet above the floor level. The main house complies with the standard but the carriage house exceeds the standard. As described in the previous modifications, the subject lot is highly unusual with the majority of the front portion of the lot being the "skinny" portion of a flag lot and thus this modification is primarily justified by reason of exceptional physical conditions. Due to the unique site conditions, the carriage house is placed, on the lot, in the position where the main structure would typically be placed, relative to the front of the lot. In this location, the main structure would typically be allowed to be a two-story structure. Furthermore, since the carriage house's smallest setback (east side) still significantly exceeds the required setback the proposed solution impacts the adjacent properties equally well or better than would a shorter building structure that is placed at the minimum allowed setback. See the North Elevation of the PUP drawings for an illustration of this. ELIZABETH SUBDIVISION CMRU,GE HOUSE BEHIND Iimw+ a PRINCIPLE STRUCTURE EXHIBIT 1,1 H n.TH 0 IY `A The negative impacts of locating the carriage house behind the principle structure include: large amount of pavement needed for drives and turnaround areas, reduced landscaping and solar opportunities, less buffer space between residence on lot to the south of Elizabeth Subdivision and Elizabeth Subdivision home. 2. Minimum lot width 40' Land Use Code Section 4.7(E)(1): Minimum lot width shall be forty (40) feet. Modification Request Standard Used: #3: by reason ol' 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 Modification Request Standard Used: #4: the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to he 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 1.2.1 Proposed: A 20' street frontage lot width The existine lot has a lot width of 100'. In the proposed plan the commercial lot would have 80' of street frontage, with 20' becoming the residential lot frontage along Elizabeth. The street frontage has been broken up in this way to accommodate the existing 1,231 sf medical office building and small parking lot that serves this building. The existing parking lot is being hrought up to current code requirements for layout and landscaping with this development plan. In order to provide the required street frontage property line within the confines of the existing east and west property lines and the commercial parking area the residential lot street frontage was set at 20'. Due to driveway spacing concerns along Elizabeth the entry point for both the commercial and residential lot will be shared at the existing access point with a platted access easement. Elizabeth Subdivision Modification Requests for Residential Lot: 1. Carriage House Behind Principle Building Land Use Code Section 4.7(D)(4): Resicl nlial. Any new single-family dwelling that is proposed to be located behind a street -fronting - principal building shall contain a maximum of eight hundred (8(H)) square feet of floor area unless such new single-family dwelling contains a two -car garage, in which case it shall contain a maximum of one thousand (1,000) square feet of floor area, including the garage. Floor area shall include all floor space within the basement and first floor plus that portion of the floor area of any second story having a ceiling height of at least seven and one-half (7'/z) feet. A new single-family dwelling may be located in any area of the rear portion of such lot, provided that it complies with the setback requirements of this District and there is at least a ten -foot separation between structures. The building footprint for such single-family dwelling shall not exceed six hundred (600) square feet. Modification Request Standard Used: #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 Proposed: The carriage house has been located in front of the principle structure. The Elizabeth Subdivision is proposed as a re -plat of a single lot with an existing commercial building and parking lot. The relatively large size of the lot (0.68 ac) for the context makes it an ideal location to allow for infill and subdividing. Due to the nature of the existing features the residential lot has by default become a flag shape lot with a 20' wide access portion on the east (see modification request #2). The overall depth of the residential lot is over 294'. Because of this, locating the carriage house behind the principle residential home is virtually impossible due to access and emergency access requirements. Per Poudre Fire Authority (PFA), the following requirements must be met for fire protection and safety: a) A fire hydrant within 400' of home b) General fire access within 150' of building along an approved path Per conversations with PFA one requirement may be offset with a sprinkler system, but not both. Due to the distance from a fire hydrant the access requirement would need to be met. In order to provide the required access and turnaround area for a fire truck the overall site plan would be similar to what is shown in EXHIBIT 1.1 below.