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HomeMy WebLinkAboutExhibit C Setback Variation.423 N Second St Page 1 of 2 Exhibit C 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 proposed design locates the new addition along the alley. As a corner lot, careful placement of the addition is particularly important because of the greater exposure to view than is typical on an interior lot. The applicant proposes a connector on the south elevation of the historic resource and requests a 5’-0” rear yard setback reduction for the deck above the garage and the basement below. The garage itself complies with the setback. Staff supports the request for a 5’-0 rear yard setback 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 423 N. Second 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, above and below grade. 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 reduction because it is consistent with the neighborhood pattern and does not create hardships for activity in the alley. There is also substantial open space on both sides of the addition so that its height is not overbearing on the alley as HPC has been concerned with on some recent projects. Staff recommends in favor of the placement of the addition relative to the rear lot line, however, staff recommends the addition be pushed west into the side yard setback to further mitigate its visual impacts as viewed from North Second Street and to reduce the alterations resulting from the connector on the south facade of the Victorian. This design recommendation may require a west side yard setback variation.