HomeMy WebLinkAboutExhibit C_SetbackVariationCriteria
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Exhibit C
Setback Variations Criteria
Staff Findings
26.415.110.C: Variances:
Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be required
by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district.
Staff Finding: The historic house sits within the front and side setbacks. The applicant proposes to maintain
these conditions above grade, and extend the encroachment to the basement below the resource. The
new addition conforms to the 5’ west sideyard setback, but on the east, the setback for the addition and
basement is 1’ 1”. The proposed rear setback, above and below grade, is 1’.
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It is already not possible to walk down the side of the property from Main Street to the alley due to the
width of the resource. The small setback proposed to continue on the east side of the addition abuts a
non-historic structure and parking lot. Pushing the addition to one side accommodates two required
parking spaces; one in a garage and one uncovered. Pushing the addition towards the alley helps to
distance it from the historic resource.
The proposed setbacks are:
• 5’10” in the front, where 10’ is required.
• 0’ on the west side of the resource and the basement below it where 5’ is required
• 1’ 1” on the east side of the resource, on the addition, and the basement below them, where 5’ is
required.
• 1’ on the rear yard, above and below grade, where 5-10’ are required.
Staff supports the variations, however the project will need certain accommodations to meet Fire Code
given the close proximity to the lot lines. This may include the installation of fireproof materials on the
underside of the eaves, and/or an additional layer of drywall on interiors. It is not clear from the plans
that all roof drainage will be retained on the site as required. A gutter on the west side of the cabin appears
to cross the property line and the garage eaves reach the lot lines with no gutters (unless they are internal
and not clearly depicted.) Staff recommends continuation for clarification.