Submitted By: Charlita Whithead
presenter
Presentation By: Charlita Whitehead
end
Department: Growth Management
FORMAL TITLE:
title
Case File #204; COA26-0023; 216 SE 13th Avenue. A request to construct a one-bedroom addition and two-car garage at the rear of the existing residence, including associated reroofing, replacement of existing windows and doors, removal of windows on the north elevation, demolition of the existing detached garage, and a recommendation to apply for a variance to reduce the required rear setback from 25 feet to six feet.
end
PROOF OF PUBLICATION:
N/A
body
BACKGROUND:
|
Petitioner/ Property Owner: |
Chat Properties LLC |
|
Project Planner: |
Charlita Whitehead |
|
Applicant Request: |
To add a one-bedroom addition and two-car garage at the rear of the existing residence, including associated reroofing, replacement of existing windows and doors, removal of windows on the north elevation, demolition of the existing detached garage, and a recommendation to apply for a variance to reduce the required rear setback from 25 feet to six feet. |
|
Parcel Information |
|
|
Acres: |
±0.17 acres |
|
Parcel(s) #: |
28372-009-00 |
|
Location: |
216 SE 13th Avenue |
|
Future Land Use: |
Neighborhood |
|
Zoning District: |
R-1, Single Family Residential |
|
Existing Use: |
Residential |
Background:
The existing home was constructed in 1935 using a gable roofed, wood frame, vernacular building style. The home is a contributing structure to the Tuscawilla Historic District. The property has one prior Certificate of Appropriateness, COA19-0014, which approved reroofing.
Should this addition be approved by the Ocala Historic Preservation Advisory Board, the applicant will need to apply for a variance through the Board of Adjustment for a rear setback reduction of 25 feet to six feet.
FINDINGS AND CONCLUSIONS:
Staff Analysis
Certificate of Appropriateness Criteria for Decisions (Section 94-82(g)):
The Code states that the Board may issue a certificate of appropriateness for the reconstruction, alteration, new construction, non-permanent structures, demolition, partial demolition, or removal of any building or structure within a locally designated historic district or any designated local landmark, or any other activity for which a CA is required, if such action is not deemed contrary to the purposes of historic preservation and to the special character of districts, sites and resources as designated specifically. The board's decisions will be based on the Secretary of the Interior's Standards, the city's Historic Preservation Design Guidelines, this chapter, and the following criteria:
1. Exterior alterations shall not diminish the architectural quality or historical character of the building or the building site.
Staff Comments: The proposed alterations were reviewed to determine whether character-defining features of the contributing structure, including existing window openings and historic materials, would be diminished. Based on the submitted plans and materials, the proposed addition, garage, and associated improvements are not anticipated to diminish the architectural quality or historic character of the building or site.
2. Sandblasting of any materials except for iron is prohibited.
Staff Comments: Not applicable.
3. Only through very controlled conditions can most historic building material be abrasively cleaned of soil or paint without measurable damage to the surface or profile of the substrate. Decisions regarding the proper cleaning process for historic structures can be made only after careful analysis of the building fabric, and testing. Generally, wet abrasive cleaning of a historic structure should be conducted within the range of 20 to 100 psi at a range of three to 12 inches.
Staff Comments: Not applicable.
4. Landscaping, signs, parking and site development should be sensitive to the individual building and should be visually compatible with the buildings and environment with which they are visually related.
Staff Comments: Not applicable.
5. New construction shall be visually compatible with the buildings and environment with which the new construction is visually related. When an application involves new construction, the applicant may present conceptual plans to the board for review and comment before the application for a certificate of appropriateness is submitted and before construction drawings of the project are prepared. Aspects to be considered include:
a. The height, volume, proportion between width and height of the facades, the proportions and relationship between doors and windows, the rhythm of solids and voids created by openings in the facades, the materials used in the facades, the texture inherent in the facades, the colors, pattern and trim used in the facades, and the design of the roof.
Staff Comments: The proposed addition and garage are located at the rear of the residence and are designed with materials compatible with the existing structure, including siding intended to match the existing residence and a shingle roof. The proposed massing, roof form, and placement are designed to maintain the existing residence as the primary historic resource.
b. The existing rhythm created by existing building masses and spaces between them should be preserved.
Staff Comments: The proposed rear addition maintains the existing front-facing character of the residence by locating new construction toward the rear of the property.
c. Landscape plans should be visually compatible with the buildings and environment with which the landscaping is visually related.
Staff Comments: Not applicable.
d. Proportions of existing facades which are visually related shall be maintained when neighboring buildings have a dominant horizontal or vertical expression, that expression should be carried over in the new facade.
Staff Comments: The design elements such as rooflines, materials, and proportions are consistent with the existing residence.
e. Architectural details should be incorporated as necessary to relate the new with the old and to preserve and enhance the inherent architectural characteristics of the area.
Staff Comments: The proposed work incorporates compatible architectural elements, including traditional window and door configurations, roof materials, and exterior siding intended to relate the new construction to the existing residence.
f. Accessory structures shall be compatible with the scale, shape, roof form, materials, and detailing of the main structure to protect the historic integrity of the neighborhood. The accessory structure shall not exceed the maximum height allowed by the applicable zoning or the height of the existing primary structure.
Staff Comments: Not applicable.
Sec. 94-83. - Demolition requests.
a) On applications to demolish any buildings or structures within locally designated historic districts, or local landmarks, the board will approve or deny the request, or may suspend action to allow further study for a period not to exceed 90 calendar days; a suspension of action does not constitute a final decision by the board. A motion to deny such applications shall include the designation of a public notification of demolition period up to a maximum of 365 days. The length of the delay shall be determined by the board based upon the relative significance of the structure and the probable time required to arrange a possible alternative to demolition. Upon expiration of the public notification of demolition period set forth in an approved motion to deny an application, the applicant may demolish the building or structure without board approval.
b) During the public notification period, the board may take such steps as it deems necessary to preserve the building or structure concerned, in accordance with the purposes of this chapter. Such steps may include but shall not be limited to consultation with civic groups, public agencies and interested citizens, recommendations for acquisition of property by public or private bodies or agencies, and exploration of the possibility of moving the structure or building.
c) In connection with any certificate of appropriateness for demolition, the board may request permission from the owner to salvage and preserve building materials, architectural details and ornaments, fixtures and the like for reuse in restoration of other historic properties. The board may also request from the owner permission to enter the building to record the dimensions and details before demolition. This record will include photographs and scaled architectural drawings.
d) In addition to all other provisions of this chapter, the board shall consider the following criteria in evaluating applications for a certificate of appropriateness for demolition of designated properties in determining the length of the public notification of demolition period:
1. The structure is of such interest or quality that it would reasonably meet national, state or local criteria for designation as a historic resource.
2. The significance which the structure contributes to the historic character of a designated district.
f) The board may consider development plans for a site when considering applications for certificates of appropriateness for demolition. The board may suspend action until a conceptual development plan is approved by the board.
Staff Comments: The applicant proposes demolition of the existing detached garage to accommodate construction of a new attached garage. The demolition of the existing garage will not adversely affect the historic character of the property or surrounding historic district.
Sec. 122-93. - Variances for historic property.
An applicant for a variance within a designated historic district or property need not demonstrate a practical difficulty but shall show only that the project is not detrimental to the public interest.
(Code 1961, § 22-19(3); Code 1985, § 7-622(c); Ord. No. 2275, § 8, 5-5-92)
Sec. 122-94. - Procedure for approval.
A variance from the terms of this chapter shall not be granted unless and until:
1. A written application for a variance is submitted demonstrating that:
a. Special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district.
b. Literal enforcement of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this chapter
c. The special conditions and circumstances mentioned in subsection (1)a of this section do not result from the action of the applicant.
d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures or buildings in the same district.
e. No nonconforming use of neighboring lands, structures or buildings in the same district, and no permitted use of lands, structures or buildings in other districts, shall be considered grounds for the issuance of a variance.
2. Notice of public hearing on the variance shall be given in the manner prescribed in Section 122-113(2).
3. The public hearing shall be held. Any party may appear in person or by agent or attorney.
4. The board of adjustment shall make findings that the requirements of subsection (1) of this section have been met by the applicant.
5. The board of adjustment shall further make a finding that the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land, building or structure.
6. The board of adjustment shall further make a finding that the granting of the variance will be in harmony with the general intent and purpose of this chapter, and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
Staff Comments: The proposed addition and garage require a reduction of the required rear setback from 25 feet to six feet. The applicant will be required to submit a separate variance application to the Board of Adjustment.
Secretary of the Interiors
Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. (Standards for Rehabilitation p. 76)
Staff Comments: The applicant proposes replacement of existing windows with Pella Reserve Traditional wood windows (FL17769) with a traditional 3-over-3 grille pattern, ogee profile, and recessed muntin depth. The revised window specifications are intended to replicate the existing historic window character. The proposed replacement windows should maintain the existing window proportions, configuration, and visual depth to preserve the architectural character of the contributing structure.
Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. (Standards for Rehabilitation p. 76)
Staff Comments: The proposed addition and garage are located at the rear of the residence, minimizing impacts to the primary façade and existing historic features. The proposed materials and architectural elements are compatible with the existing structure. Window replacement and removal of existing openings shall be completed in a manner that maintains the character-defining features of the contributing structure.
Standard 10: New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. (Standards for Rehabilitation p. 76)
Staff Comments: The proposed addition and garage are located at the rear of the residence and are designed to allow the historic form and character of the original residence to remain identifiable. The placement and scale of the proposed work allow the essential form and integrity of the historic property to remain intact if the addition were removed in the future.
Staff Recommendation:
Appropriate with Conditions
Conditions:
1. A separate variance approval from the Board of Adjustment is required prior to issuance of permits for the proposed addition and garage
2. Final window installation shall be consistent with the submitted Pella Reserve Traditional wood window specifications, including grille configuration, profile, and muntin depth. Any substantial modifications require additional review.
FISCAL IMPACT:
N/A
PROCUREMENT REVIEW:
N/A
LEGAL REVIEW:
N/A
ALTERNATIVE:
• Appropriate
• Appropriate with Conditions
• Table
• Deny