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HomeMy WebLinkAboutExhibitA.3 DimensionalVariationCriteria Page 1 of 3 Exhibit A.3 Dimensional Variations Criteria Staff Findings 26.415.110.C Variations: 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 variations 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 variation, the HPC must make a finding that such a variation: 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 proposed design pushes the new addition towards the rear of the property and provides alley access to the two-car garage, which is consistent with the pattern in the area. The garage is located 5’ from the rear yard property line, which complies with the underlying zoning requirements. The applicant requests a rear yard setback for the below grade addition, which also lines up with the garage addition at 5’. According to the zone district, a principal building requires a 10’ rear yard setback. The design includes a deck above the two-car garage which is considered primary living space. The applicant requests a 5’ reduction for the deck feature above the garage addition. Staff supports the 5’ rear yard setback, above and below grade for the new 2. In granting a variation, the HPC must make a finding that such a variation:MET NOT MET DOES NOT APPLY a.) Is similar to the pattern, features and character of the historic property or district; and/or NOT MET 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.NOT MET Review Criteria for 121 W. Bleeker HPC may grant dimensional variations of the Land Use Code to allow for development in the side, rear and front setbbacks. The applicant is requesting Setback Variations for the new addition and the mechanical equipment. Summary of Review Criteria for Setback Variation Request 26.415.110.C - Variation. 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 requried by the underlying zoning's dimensional standards. Page 2 of 3 addition because it is consistent with the pattern of the area and mitigates adverse impacts to the historic resource without creating functional issues for vehicular activity in the alley. Mechanical equipment is proposed in the east side yard setback towards the alley. The proposed equipment is taller than 30” and will need a setback variation if they are to be sited in the side yard setback. This corner of the property abuts the ally on both sides and is not adjacent to another residential property. This location for the mechanical equipment is distanced from the historic resource and shows limited visual impact. In addition, the applicant will need to demonstrate that the selected mechanical equipment is under the maximum decibel level when measured from the property lines at all times of the day, as established in the City’s noise ordinance. Staff supports the request for a 3’-10” east side yard setback reduction for the mechanical equipment to sit in the east side yard setback. The request for a west side yard setback reduction is for the exterior staircase that provides access to the rooftop deck above the two-car garage. Staff finds this extension of the building footprint and massing to be inconsistent with the design guidelines and recommends the applicant restudy the addition. Staff finds this request to be inconsistent with the surrounding context and the design creates adverse impacts to the adjacent neighbor and does not meet building code requirements for fire separation. The proposed design will also require a combined side yard setback variation. Although staff supports two of the three requests for setback variations, since the west side yard setback and combined sideyard setback cannot be supported as designed, staff finds that the request for setback variations are not met. 26.575.020.F.4.j Exceptions for Lightwells and Basement Stairwells: The Historic Preservation Commission is authorized to grant an exception to height for lightwells larger than one hundred (100) square feet on historic landmark properties that contain a historic resource upon a finding that the following conditions are met: a) Lightwell is not easily visible from the right of way. b) Approval of the exemption supports the preservation of the historic resource. The Historic Preservation Commission is authorized to grant an exception to height for lightwells larger than one hundred (100) square feet on historic landmark properties that contain a historic resource upon a finding that the following conditions are met: MET NOT MET DOES NOT APPLY a.) Lightwell is not easily visible from the right of way b.) Approval of the exemption supports the preservation of the historic resource. MET Review Criteria for 121 W. Bleeker HPC may grant height variations related to lightwells that are over 100 square feet in area. The applicant is requesting a height variation for the proposed lightwell on the east elevation. MET Summary of Review Criteria for Height Variation Request for Lightwells 26.575.020.F.4.j - Exemptions for lightwells and basement stairwells: Page 3 of 3 Staff Finding: The Municipal code allows HPC to grant an exception to the methodology for measuring height for lightwells over 100 square feet in area that increase the livability of subgrade spaces. The exception does not change the height limit of 25’, but allows the measurement to be made from the ground level of the site, rather than from the bottom of the lightwell, as is typically required for a lightwell of this size (197 s.f.). The subgrade floor plans shows a majority of the bedrooms are located in this area and the master suite is located on the second floor of the addition. The location of the lightwell is along the east side yard and significantly setback from Bleeker Street. The lightwell is not easily visible from the public right of way and helps to create more livable space subgrade. Staff supports the request for an exception to the methodology for measuring height for the proposed lightwell but recommends the extended footprint of the addition and the second floor massing of the addition to be restudied.