Alternative Compliance Request - Masonry V1ALTERNATIVE COMPLIANCE REQUEST
Architectural Standards Design Review Checklist: Residential R5.2D
While the project exceeds the gross square footage requirements for masonry to qualify as an accent
material, the Applicant is requesting Alternative Compliance, per UDC 11-5B-5, to redistribute the
application of masonry to enhance the visual impact of the material from the public right of way.
R5.2D of the Design Review Checklist states that, in order to qualify as an accent material, masonry
should extend to a minimum height of 24 inches for a minimum of half the length of the building for
those facades visible from public rights -of -way. The proposed design distributes masonry vertically to
accent strong architectural elements, provide a vertical material break to help visually divide building
mass, and ensure greater visibility of the accent material. Other architectural features are also
integrated into building design to provide visual interest.
The Cobalt Point project has two different residential building types, Type 2 and Type 4, that face E
Copper Point Road. R5.2D requires a minimum of 132 square feet of masonry on the street -facing
elevation on the Type 2 building and 145 square feet of masonry on the street -facing elevation of the
Type 4 building. The Applicant is proposing 478 square feet of masonry on the Type 2 building street -
facing elevation - an excess of 346 square feet of masonry on this elevation - and is proposing 660
square feet of masonry on the Type 4 building street -facing elevation - an excess of 515 square feet
of masonry on this elevation. The amount of masonry proposed on the Type 2 building elevation
facing the public right of way is more than three and a half times the amount required to qualify as
an accent material, and the amount of masonry proposed on the Type 4 elevation facing the public
right of way is more than four and a half times the required amount of masonry required to qualify
as an accent material.
Moreover, while R.5.20 is specific to building facades visible from the public right of way, the Applicant
is providing masonry as an accent material on nearly every elevation within the development,
ensuring a continuity of materials and high -quality design throughout the development. A total of
1,245 square feet of masonry is proposed on the Type 2 building, and a total of 1,369 square feet of
masonry is proposed on the Type 4 building. In total, these buildings have nearly nine and a half times
as much masonry as required under R5.2D.
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Masonry Requirements
Building Type 2
Square Feet
Required (Street Facing)
132
Provided (Street Facing)
478
Project Exceeds Requirements by
346
Required (Total Building)
132
Provided (Total Building)
1,245
Project Exceeds Requirements by
1,113
Building Type 4
Required
145
Provided
660
Project Exceeds Requirements by
515
Required (Total Building)
145
Provided (Total Building)
1,369
Project Exceeds Requirements by
1,224
The Applicant is requesting alternative compliance to distribute the masonry vertically, highlighting
focal points of the architecture, rather than horizontally, at the base of the building. The proposed
application is appropriate for the architectural style and building scale. If masonry were applied to the
base of the building, the material would be obscured by landscaping and patio railings, reducing the
visual impact of the material change.
Consistent with the intent of the Design Review Checklist, the proposed application is highly visible,
maintains the architectural integrity of the project, and promotes quality appearance.
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The clubhouse faces S Cobalt Point Way. The elevation facing the public plaza has approximately 111
square feet of masonry visible from the public right of way, inclusive of the side of the clubhouse
entryway element. This exceeds the minimum masonry requirement of 88 square feet for this
elevation. The building also has substantial massing variation with the plane of the building facade
furthest from the public right-of-way being setback nearly ten feet from the point of the fa4ade that
is closest to the public right-of-way. Masonry is located on pillars closest to the public right-of-way. To
ensure visual interest, the building also has substantial roofline variation, with a shed roof element,
flat roof element, and pitched roof element on the elevation that lines the public plaza. Masonry is
paired with the shed roof element located closest to the public right of way and is located around the
building entry. The elevation facing the public right of way also has 300 square feet of glazing and a
portal into an outdoor room adjacent to the public right of way to further activate this space and
provide connectivity between the public and private amenities.
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ALTERNATIVE COMPLIANCE FINDINGS
B. Applicability
1. From Table: Structure and Site Design Review Standards - Section 11-3A-19
2. Requests for alternative compliance are allowed only when one (1) or more of the following
conditions exist:
a. Topography, soil, vegetation, or other site conditions are such that full compliance
is impossible or impractical;
b. The site involves space limitations or an unusually shaped lot;
c. Safety considerations make alternative compliance desirable;
d. Other regulatory agencies or departments having jurisdiction are requiring design
standards that conflict with the requirements of this article;
e. The proposed design includes innovative design features based on "new
urbanism", "neotraditional design", or other architectural and/or site designs
that promote walkable and mixed use neighborhoods;
f. Additional environmental quality improvements would result from the alternative
compliance.
Response: The proposed design distributes masonry vertically, rather than horizontally, to
highlight design features and maximize visibility of the accent material, creating more visual
interest at the pedestrian scale. The resulting design is consistent with the intent of the code
and creates a cohesive architectural aesthetic.
D. Standard. The proposed alternative means for compliance with the specific requirements shall
demonstrate that the alternative provides an equal or superior means of meeting the intent and
purpose of the regulation.
Response: The proposed design includes substantially more masonry than the minimum
required to meet the standard, with both residential building elevations facing the public
right-of-way having at least three and a half times as much masonry as required by the
Architectural Standards Design Review Checklist for Multifamily. The proposed application of
the accent material is appropriate for the scale of the buildings, consistent with the
architecture of the buildings, and limits the likelihood that the brick will be obscured by
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landscaping. Masonry has been provided as a substantial accent material, consistent with
the intent of the regulation.
E. Required findings. In order to grant approval for an alternative compliance application, the Director
shall determine the following:
1. Strict adherence or application of the requirements are not feasible; or
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
Response: The proposed design exceeds the defined requirements and will not be materially
detrimental to the public welfare or impair the intended uses and character of surrounding
properties.
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