Submitted By: Charlita Whitehead
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Presentation By: Charlita Whitehead
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Department: Growth Management
FORMAL TITLE:
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Case File #23; COA26-0007; 726 SE Third Street. A request to construct a new two-story garage addition in the rear yard of the property and a recommendation for approval of the associated setback reductions, including a reduction of the required side yard setback from eight feet to five feet and a reduction of the required rear yard setback from 25 feet to three feet.
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PROOF OF PUBLICATION:
N/A
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BACKGROUND:
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Petitioner/ Property Owner: |
Ladden Herrmann |
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Project Planner: |
Charlita Whitehead |
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Applicant Request: |
The applicant is requesting approval to construct a two-story attached garage addition in the rear yard of the property and a recommendation for the associated setback reductions, including a reduction of the required side yard setback from eight feet to five feet and a reduction of the required rear yard setback from 25 feet to three feet. This request is being submitted due to the expiration of COA22-45050. |
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Parcel Information: |
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Acres: |
±0.22 acres |
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Parcel(s) #: |
2820-029-004 |
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Location: |
726 SE 3rd Street |
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Future Land Use: |
Neighborhood |
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Zoning District: |
R-3: Multi-Family Residential |
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Existing Use: |
Single-Family |
Background:
The existing home, known as the Mary W. Phillips House, was constructed in 1895 using a Colonial Victorian building style. The home is a contributing structure to the Ocala Historic District.
The owner previously received approval through Certificate of Appropriateness COA22-45050 for construction of a two-story garage addition, pool, and driveway. The approval has since expired, and the applicant has submitted this application to obtain current approval to proceed with construction of the previously approved garage. Portions of the previously approved site improvements, including the pool, garage pad, and foundation, have been completed. The proposed garage is also associated with previously approved variances, including VAR21-0001, which reduced the required side yard setback from eight feet to five feet, and VAR23-44733, which reduced the required rear yard setback from 25 feet to three feet to allow construction of the breezeway and two-story garage.
Previous Certificates of Appropriateness:
• COA20-0045 (2020) - Approved, construction of a two-story garage addition, pool, and driveway improvements. Garage design included materials to match the existing residence, including siding and roofing materials.
• COA20-0006 (2020) - Approved, exterior alterations; rear deck.
• COA06-0021 (2006) - Approved, reroof.
• COA18-0046 (2018) - Approved, reroof.
• COA19-0005 (2019) - Approved, window replacement.
• COA19-0024 (2019) - Approved, ordinary repair and maintenance of porch columns.
• COA19-0038 (2019) - Approved, fence and site improvements.
• COA22-44805 (2022) - Denied, request to install an 8-foot privacy wood fence in the rear yard.
• COA22-45050 (2022) - Approved, garage addition.
• COA25-0012 (2025) - Approved, fence.
Previous Variances:
• VAR21-0001 (2021) - Associated with COA20-0045; approved variance to reduce the side yard setback on the eastern property line from the required eight feet to five feet.
• VAR23-44733 (2023) - Approved variance to reduce the rear yard setback from 25 feet to three feet to allow construction of a breezeway and two-story garage. Approval included the condition that the applicant receive a Certificate of Appropriateness within two years and that improvements remain consistent with approved plans reviewed by the Ocala Historic Preservation Advisory Board.
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 garage addition is located in the rear yard of the property and will not diminish the architectural quality or historical character of the contributing residence or building site. The proposed exterior materials, including wood lap siding and architectural shingles, are compatible with the existing historic structure. The proposed addition continues the design intent previously approved under COA20-0045 and maintains compatibility with the contributing Colonial Victorian residence.
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: The proposed garage is located within the rear yard of the property, consistent with the placement of accessory structures traditionally associated with historic residential properties. Although visible from the public right-of-way, the proposed addition is designed to be visually compatible with the buildings and environment with which it is visually related.
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 garage design incorporates architectural elements compatible with the existing residence, including similar siding and roofing materials. The proposed height, scale, proportions, roof form, and exterior materials reflect the design intent previously approved through COA20-0045 and maintain compatibility with the existing historic residence.
b. The existing rhythm created by existing building masses and spaces between them should be preserved.
Staff Comments: The proposed garage addition maintains the relationship between the primary residence and associated site elements by locating new construction in the rear yard.
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 proposed garage addition is located in the rear yard and does not alter the primary façade of the historic residence. Although the proposed two-story garage will be visible from the public right-of-way, the design maintains the traditional relationship between the primary residence and accessory structures found on historic residential properties. The proposed garage incorporates a compatible height, scale, roof form, and exterior materials that relate to the existing Colonial Victorian residence and maintain compatibility with the surrounding historic environment.
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 garage incorporates compatible architectural details and materials intended to relate to the existing historic 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: The proposed garage is compatible with the scale, shape, roof form, materials, and detailing of the primary historic residence. Although the proposed addition is two stories, its rear-yard placement, compatible architectural design, and use of similar materials maintain its relationship to the historic property and surrounding neighborhood. The design is consistent with the previously approved garage plans reviewed under COA22-45050.
Secretary of the Interior’s Standards for the Treatment of Historic Properties
Standards for Rehabilitation:
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 garage addition will not remove or alter significant historic materials or architectural features of the existing contributing residence. The garage is located in the rear yard, maintaining the historic spatial relationship between the main residence and accessory structures. The proposed design uses compatible materials, including wood lap siding and architectural shingles, and follows the previously approved design reviewed under COA20-0045 while maintaining a distinction between the new construction and the historic residence.
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 construction of the proposed garage does not require alterations to the primary historic structure that would compromise its architectural integrity. If removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Staff Recommendation:
Appropriate
FISCAL IMPACT:
N/A
PROCUREMENT REVIEW:
N/A
LEGAL REVIEW:
N/A
ALTERNATIVE:
• Appropriate
• Appropriate with Conditions
• Table
• Deny