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HomeMy WebLinkAboutExhibitA.3_SetbackVariationCriteria Page 1 of 2 Exhibit A.3 Setback 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 revised design locates the new addition towards the rear of the property while the historic resource remains in its historic location. Maintaining the historic site placement of the home was considered a significant feature that needed to be preserved. For this reason, the new addition is closer to the alley to provide an adequate distance between the old and new construction. This design requires the massing of the new addition to encroach into the rear yard setback. The footprint of the garage requires 2’-8” reduction while the below grade living space 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 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. MET Review Criteria for 135 W. Francis Street 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 rear yard setback and the west side yard setback. MET 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 2 and the living space on top of the garage require a 7’-4” reduction. The needed rear yard setback variations are as follows: • 7-4” reduction of the rear yard setback for the living spaces on the upper level and below grade • 2’–8” reduction of the rear yard setback for the garage The design of the new addition includes wing walls that extend into the side yard setback by approximately 1’-0.” Staff finds that this feature does not directly pose any adverse impacts to the historic resource and provides needed articulation to the mass of the new addition on the West elevation but would like to open this item up for discussion since it also creates a visual impact when viewed from the front of the property. The request for a west side yard setback variation is as follows: • 1’-0” reduction of the west side yard setback for the architectural feature on the new addition • 1’-0” reduction of the combined side yard setback The requested setback variations help maintain the building patterns of the surrounding areas and mitigate adverse impacts to the historic resource. Staff finds the criteria are met for the rear yard setback variation request and recommends HPC discuss the west side yard setback variation request.