HomeMy WebLinkAboutExhibit D.SetbackVariationCriteria.211 W Hopkins Ave
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Exhibit D
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 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 application accommodates the Pan Abode in its original location and protects the
significant trees in front of it. The area for development of remaining floor area is limited.
A new detached home is proposed, which is the preferred scenario over an addition to the historic
resource. To adequately push away from the Pan Abode, the new unit is placed within 5’ of the rear lot
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line, where 10’ is required for all but the garage. Staff finds that setting the new unit as far to the rear
of the site is a benefit to the historic landmark and supports this variation finding Criterion B is met.
On the east side of the new unit, a lightwell in the side setback is larger than the 3’x3’ code required
egress that is permitted without a variation. Staff recommends the board discuss the appropriateness
of this setback reduction, particularly because it also requires a floor area exemption discussed in Exhibit
A.