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Exhibit A.4
Floor Area Bonus Criteria
Staff Findings
26.415.110.F: Floor Area Bonus:
1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable
floor area for projects involving designated historic properties. To be considered for the bonus, it must
be demonstrated that:
a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole
discretion of the HPC and the Commission's assessments of the merits of the proposed project and its
26.415.110.F - Floor Area Bonus. In selected circumstances, the HPC may grand up to five hundred
(500) additional square feet of allowable floor area for projects involving designated historic properties.
To be considered for the bonus, it must be demonstrated that:
MET NOT MET DOES NOT
APPLY
a) The design of the project meets all applicable design guidelines;NOT MET
b) The historic building is the key element of the property and the addition is incorporated in a manner
that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's form,
materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;NOT MET
g) The project retains a historic outbuilding; and/or N/A
h) Notable historic site and landscape features are retained.N/A
MET
MET
MET
MET
Review Criteria for 202 East Main Street
The applicant is requesting for Conceptual Major Development
review approval and a 500 sf floor area bonus.
Summary of Review Criteria for Floor Area Bonus Request
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ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple
elements described above will have a greater likelihood of being awarded additional floor area.
3. The decision to grant a floor area bonus for major development projects will occur as part of the approval
of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. The floor area bonus may also
be approved as part of a Historic Landmark Lot Split Review.
4. Floor area bonuses are cumulative. A property shall receive no more than 500 square feet total.
Staff Finding: This project is subject to the code language before the Historic Preservation Benefits
updates. HPC may grant up to 500 sf floor area bonus. Of the eight criteria listed, two are not
applicable, and staff finds that the applicant meets four of the six remaining criteria for awarding a floor
area bonus. The applicant is taking a 480 sf reduction for building a residential building in the MU zone
district due to underlying zoning requirements, and the request for the 500 sf bonus is for the proposed
rooftop deck and lightwells that do not add mass and scale. Staff could support the request for a floor
area bonus; however, recommends a restudy of the above grade addition and connection element to
ensure the expansion is sympathetic to the site before discussing this request.