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HomeMy WebLinkAbout716 MAPLE ST. DUPLEX EXPANSION - PDP - 2-11 - P&Z PACKET - MODIFICATION REQUEST (4)Paving of the alley would aggravate the less than ideal existing grading conditions by increasing the rate of flow and volume of run off that would be directed to the center of the block by this leg of the hour glass alley. (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. We ask that we not be required to pave the ally because we are not increasing the traffic flow. The property as it exists now is a duplex with open parking for 4 vehicles at the mid point of the lot. We are proposing to provide 4 covered parking space at the approximate mid point of the lot. Modification of Standard Request Project: 716 Maple Street * Duplex Expansion Zoning: NCM Modification request: Modify the requirement listed in 3.6.2 (J) (2) of the Land Use Code that requires the 3.6.2 Streets, Streetscapes, Alleys and Easements. (J) Public alleys shall be controlled by the following requirements: (2) Design Construction Requirements. All public alleys shall be constructed in conformance with the Larimer County Urban Area Street Standards as adopted by the City Council by ordinance or resolution, except those public alleys within the N-C-L, N-C-M and N-C-B zone districts that do not abut commercially zoned properties and that provide access only for carriage houses and habitable accessory buildings as such terms are described in Article 4. Dead-end alleys shall not be allowed. Justification for request: (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 • No other section of this hour glass alley is paved (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 Paving this one section of the alley would greatly increase the traffic impact to the future owner of the property, by encouraging a disproportionate use of this one leg of the alley by other neighbors that need alley access. (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 Request for Modification of Standard We request a modification of standards to Section 3.6.2 J2 Design Construction Requirements. All public alleys shall be constructed in conformance with the Larimer County Urban Area Street Standards as adopted by the City Council by ordinance or resolution, except those public alleys within the N- C-L, N-C-M and N-C-B zone districts that do not abut commercially zoned properties and that provide access only for carriage houses and habitable accessory buildings as such terms are described in Article 4. Dead-end alleys shall not be allowed. We ask that we not be required to pave the ally because we are not increasing the traffic flow. The property as it exists now is a duplex with open parking for 4 vehicles at the mid point of the lot. We are proposing to provide 4 covered parking space at the approximate mid point of the lot. We also feel that paving this section of the existing hour glass alley we encourage a much grater traffic flow on this leg of the alley by our neighbors therefore causing unnecessary congestion.