HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (15)MODIFICATION
OF
STANDARDS
–
CONFLUENCE:
2.8.1
-‐
Purpose
and
Applicability
The
decision
maker
is
empowered
to
grant
modifications
to
the
General
Development
Standards
contained
in
Article
3
and
the
Land
Use
Standards
and
Development
Standards
contained
in
Article
4
and
any
separation
or
proximity
standards
that
are
established
as
a
specific
measurement
of
distance
in
the
District
Permitted
Uses
contained
Our
request
is
to
allow
the
mezzanine
to
NOT
be
considered
a
full
story
while
being
nominally
over
the
1/3
ratio
limit.
The
plan
promotes
the
general
purpose
of
the
standard
equally
well
or
better
than
a
plan
that
builds
to
the
theoretical
maximums
allowed
by
the
code.
The
plan’s
upper
stories
are
smaller
than
the
maximum
allowable
in
an
effort
to
achieve
a
design
that’s
beneficial
to
the
occupants
by
providing
views,
access
to
light
and
air,
and
compelling
architectural
design,
while
also
benefiting
the
public
with
a
project
that
is
compatible
with
the
neighboring
context,
historic
preservation
guidelines,
the
overall
Land
Use
Code,
and
the
city’s
River
District
design
guidelines.
We
believe
this
modification
would
not
be
detrimental
to
the
public
good,
and
that
it
affects
the
standard
in
a
nominal,
inconsequential
way
when
considered
from
the
perspective
of
the
overall
development
plan.
Thank
you,
The
Confluence
Development
Team
in
Article
4,
either
for:
(1)
overall
development
plans
and/or
project
development
plans
which
are
pending
approval
at
the
time
that
the
request
for
proposed
modification
is
filed.
2.8.2
-‐
Modification
Review
Procedures
(H)
Step
8
(Standards):
Applicable,
and
the
decision
maker
may
grant
a
modification
of
standards
only
if
it
finds
that
the
granting
of
the
modification
would
not
be
detrimental
to
the
public
good,
and
that:
(1)the
plan
as
submitted
will
promote
the
general
purpose
of
the
standard
for
which
the
modification
is
requested
equally
well
or
better
than
would
a
plan
which
complies
with
the
standard
for
which
a
modification
is
requested;
or
(4)
the
plan
as
submitted
will
not
diverge
from
the
standards
of
the
Land
Use
Code
that
are
authorized
by
this
Division
to
be
modified
except
in
a
nominal,
inconsequential
way
when
considered
from
the
perspective
of
the
entire
development
plan,
and
will
continue
to
advance
the
purposes
of
the
Land
Use
Code
as
contained
in
Section
1.2.2.
MODIFICATION
REQUEST:
According
to
3.8.17(A)(2)(a):
A
balcony
or
mezzanine
shall
be
counted
as
a
full
story
when
its
floor
area
is
in
excess
of
one-‐third
(1/3)
of
the
total
area
of
the
nearest
full
floor
directly
below
it.
Currently
the
total
floor
area
(as
defined
in
the
LUC)
of
the
mezzanine
is
458sf
and
the
total
floor
area
(as
defined
in
the
LUC)
directly
below
it
is
1213sf
(5th
story),
which
is
over
1/3
by
only
54sf.
This
ratio
calculation
counts
only
the
floor
area
of
the
level
below
that
the
mezzanine
directly
serves.
If
all
floor
areas
on
the
5th
story
level
in
the
project
were
taken
in
consideration,
the
mezzanine
area
would
be
well
under
the
1/3
max
ratio.
Additionally
the
city
has
adopted
the
amendment
to
the
1012
IBC
changes
the
area
limitation
of
mezzanines
in
the
building
code:
(17)
Section
505.2.1
Area
Limitation
is
amended
by
adding
a
new
exception
number
3
to
read
as
follows:
“3.
Within
individual
dwelling
units
of
Group
R
occupancies,
the
maximum
aggregate
area
of
a
mezzanine
may
be
equal
to
one-‐half
of
the
area
of
the
room
in
which
it
is
located,
without
being
considered
an
additional
story.
The
mezzanine
may
be
closed
to
the
room
in
which
it
is
located
as
long
as
exits
from
the
mezzanine
are
in
conformance
with
Section
505.2.2.”