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HomeMy WebLinkAboutFile Documents.447 E Cooper Ave.0013.2019 (8).ARBK Exhibit A Review Criteria Staff Findings 26.435.050. Mountain view plane review. A. Jurisdiction. Unless subject to Administrative Review as described in Section 26.435.050.D, all applications for development which infringes upon a designated view plane shall be subject to administrative review or review for an exemption in compliance with this Section by the Planning and Zoning Commission or Historic Preservation Commission (collectively, the Review Body). Projects unable to meet the applicable view plane standards shall be required to obtain a variation from the requirements and standards of this section from the applicable review body and are subject to a public vote as required by section 13.14 of the City Charter. C. Applicability. 1. General. This Section designates seven view planes to regulate the height, mass and design of structures to preserve mountain views, as seen from designated reference points. This Section applies to all development located within the established mountain view planes, unless exempted pursuant to Subsection 26.435.050(D). In addition, the following shall apply: a) If a development falls within more than one view plane, the more restrictive of the applicable view planes shall apply. b) If at least 50% of the gross lot area of a parcel falls within a view plane and the balance falls outside of a view plane, then the view plane standards apply to development on the entire parcel. If less than 50% of the gross lot area of a parcel falls within a view plane, then only that portion of the lot within the view plane is subject to the standards in this Section. c) This section shall not limit the ability of development to occur below a view plane. If development on a property is within the lateral extent of a view plane but does not infringe into the view plane, then that development is not subject to the requirements of this section. E. Administrative Review. An addition to a structure or an attached building feature that does not meet the criteria in subsections 1 and 2 above may be approved by the Community Development Director through Administrative Review if: 1. The Infringement is erected only to the minimum height needed to accomplish the purpose for which it serves and the height and setbacks comply with the standards of Section 26.575.020, the dimensional requirements of Chapter 26.710, and the Design Guidelines and Standards in Chapter 26.412, Commercial Design Review or 26.415, Historic Preservation, as applicable; or 2. The Infringement cannot be seen with the naked eye from the reference point as demonstrated by a visual resource analysis. Staff Response: In order to be considered for an administrative review process, the proposed mechanical equipment must meet one of the two criteria listed above. The applicant communicated with the Building Department officials and confirmed the minimum height needed for the proposal to accomplishes its purpose. The confirmation from the Building Department explains that the originally proposed 12” curb under the condenser units has been reduced to 8”. Additionally, the applicant included a photograph taken roughly from the reference point of the view plane to help illustrate that the changes on the roof cannot be seen with the naked eye. Exhibit B includes the letter from the Building Department and the photograph provided by the applicant. Staff finds that the proposed development meets the first criteria for administrative approval by confirming minimum height with the Building Department. 26.415.070. Development involving designated historic property or property within a historic district. B. Certificate of No Negative Effect. 1. An application for a certificate of no negative effect may be made to the Community Development Director for approval of work that has no adverse effect on the physical appearance or character-defining features of a designated property. An application for a certificate of no effect may be approved by the Community Development Director with no further review if it meets the requirements set forth in the following Subsection 26.415.070.B.2: 2. The Community Development Director shall issue a development order based upon a certificate of no negative effect within fourteen (14) days after receipt of a complete application if: a) It is determined that the activity is an eligible work item and meets the City Historic Preservation Design Guidelines and b) Any modifications to the proposed work requested by the Community Development Director are agreed to by the owner/applicant and c) The proposed work will not diminish, eliminate or adversely affect the significant historic and/or architectural character of the subject property or Historic District in which it is located. Staff Response: Alterations to noncontributing buildings within the historic districts that have no adverse effect on its historic or architectural character is an eligible scope of work to be reviewed administratively for a Certificate of No Negative Effect. The proposed exterior changes to the fenestration do not adversely impact the appearance or character of the historic district because it is on a nonprimary façade facing the alley and the proposed building materials and dimensions consider and maintain existing conditions. The proposed vents and mechanical equipment on the roof do not impact character defining architectural features and is screened from view by the existing parapet wall. Staff finds that the proposed development meets the criteria for an administrative Certificate of No Negative Effect because it does not adversely impact the appearance or character of the historic district. 26.412.090.A.3 Commercial Design Review – Administrative Review. The Community Development Director may approve a Commercial Design Review if it is determined that the proposed work has no adverse effect on the physical appearance or character defining features of a development. An application for administrative review may be approved if it meets the following requirements: a) It is deemed that the activity is an eligible work item and meets the Commercial, Lodging, and Historic District Design Standards and Guidelines; and, b) Any modifications to the proposed work requested by the Community Development Director are agreed to by the owner/applicant. The following work shall be considered an eligible work item for an administrative review approval: a) Replacement or repair of architectural features which creates no change to the exterior physical appearance of the building or structure. b) Installation of awnings or similar attachments provided no significant feature is damaged, removed, or obscured by the installation and that do not reduce or enclose approved Pedestrian Amenity space. c) Mechanical equipment or accessory features that have no impact on the character defining features of the building or structure, and that meet the requirements of Section 26.435.050, if applicable. d) Alterations to no more than two (2) elements of a street-facing façade. e) Installation of site improvements, such as fences, walkways, patios, or similar features that do not reduce or cover approved Pedestrian Amenity space. Standard 1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building and/or co-located on the roof: • Screen rooftop mechanical equipment and venting with a low fence or recess behind a parapet wall to minimize visual impact. 26.575.020.F.4.a Measuring Building Heights - Allowed Exceptions to Height Limitations. a) Chimneys, flues, and similar venting apparatus. Chimneys, flues, vents, and similar venting apparatus may extend no more than ten (10) feet above the height of the building at the point the device connects. For roofs with a pitch of 8:12 or greater, these elements may not extend above the highest ridge of the structure by more than required by adopted building codes or as otherwise approved by the Chief Building Official to accommodate safe venting. To qualify for this exception, the footprint of these features must be the minimum reasonably necessary for its function the features must be combined to the greatest extent practical. Appurtenances such as hoods, caps, shields, coverings, spark arrestors, and similar functional devices or ornamental do-dads shall be contained within the limitations of this height exception. On structures other than a single-family or duplex residential building or an accessory building, all Chimneys, flues, vents, and similar venting apparatus should be set back from any Street facing façade of the building a minimum of twenty (20) feet and the footprint should be minimized and combined to the greatest extent practicable. Staff Response: The proposed location for the two air conditioning units are setback more than 20’ from the front façade, co-located next to an existing swamp cooler and behind an existing 2’ parapet wall, which comply with Commercial Design Guidelines 1.30. The applicant provided updated plans locating all three vents at least 20’ setback from the street facing façade and not exceeding 24” in height in order to meet zoning requirements (Section 26.575.020.F.4.a). Staff finds that the proposed development meets the criteria for Commercial Design Review.