664 Beach Avenue ZVAR18-0004 Presentation CDBRequest for a variance as permitted by Section 24-64, to increase the maximum structural projection permitted into required front yards from 4 feet as required by Section 24-83(b) to
12.5 feet; to increase the maximum structural projection permitted into required side yards from 2 feet as required by Section 24-83(b) to 2.8 feet; and to increase the maximum height
allowed for this lot from 17.5 feet as required by Section 24-82(c) to 23.7 feet in order to build a new deck and roof at the east 75 feet of Lot 5, Daniel and Hackett Replat of Block
16 (aka 664 Beach Avenue).
ZVAR18-0004
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Site Context and Detail
Residential General (RG) Zoning
Lot is 50 feet wide X 75 feet deep
House built in 1940
Existing 2nd Story Deck on North Side of House
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Proposed Plan
Construct a roof over the second story deck.
The roof would start at the existing roof line in the front of the house and run the length of the deck (~36 feet).
The roof would extend 9.2 feet from the northern side of the house
(over the 8.2 foot deck with a 1 foot eave)
9.2’
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Proposed Plan
The roof would be 2.2 feet from northern property line and 7.5 feet from front property line.
7.5’
2.2’
Northern Property Line
Front Property Line
Existing House
Proposed Roof
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Need for a Variance
3 Total Variances Requested:
Maximum structural projection allowed into required front yards (Section 24-83(b)).
Maximum structural projection allowed into required side yards (Section 24-83(b)).
Maximum height allowed for a lot of this size (Section 24-82(c)).
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Need for a Variance (1 & 2)
RG zoning district setbacks:
Front and Rear yards: 20 feet
Side yards: Combined 15 feet, with a minimum of 5 feet on either side
Section 24-83(b) “Structural Projections”
Allows features such as eaves and open porches to project up to 4 feet into required front and rear yards and up to 2 feet into required side yards.
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Need for a Variance (1 & 2)
The proposed roof would be located 7.5 feet from the front property line (12.5 feet into front yard setback) and 2.2 feet from the northern property line (2.8 feet into side yard setback).
The proposed roof would be allowed 16 feet from the front property line (4 feet into front yard setback) and 3 feet from the northern property line (2 feet into side yard setback).
7.5’
2.2’
Northern Property Line
Front Property Line
Existing House
Proposed Roof
Would be Allowed
16’
3’
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Need for a Variance (3)
Section 24-82(c):
“…on nonconforming lots of record, which shall be any lot that contains less than five thousand (5,000) square feet in lot area, the height of buildings shall be restricted to a percentage
of the area of the such lot compared to the minimum requirements of the zoning district and applying the same to the maximum height of building allowed in said zoning district…”
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Need for a Variance (3)
This lot is 3,750 total square feet (50’ X 75’)
Minimum lot size in RG zoning district is 7,500 square feet
3,750 is 50% of 7,500
Maximum height allowed in RG zoning district is 35 feet
50% of 35 feet is 17.5 feet
The maximum height
allowed for this lot is 17.5 feet
The proposed height is 23.7
feet at its highest point
23.7’
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Analysis and Concerns
Encroachment into side and front yard setbacks
Existing house is located 8.5 feet from front property line and the existing deck is 3.4 feet from the northern property line at its closest point
Height of existing house is 27 feet, the proposed height of the roof is 23.7 feet, the maximum height allowed is 17.5 feet
Expansion of a nonconforming structure
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Grounds for Decision
APPROVAL- existence of one or more of the following
DENIAL- adverse impact on one or more of the following
Exceptional topographic conditions of or near the property.
Surrounding conditions or circumstances impacting the property disparately from nearby properties.
Exceptional circumstances preventing the reasonable use of the property as compared to other properties in the area.
Onerous effect of regulations enacted after platting or after development of the property or after construction of improvement upon the property.
Irregular shape of the property warranting special consideration.
Substandard size of a lot of record warranting a variance in order to provide for the reasonable use of the property.
Light and air to adjacent properties.
Congestion of streets.
Public safety, including risk of fire, flood, crime or other threats to public safety.
Established property values.
The aesthetic environment of the community.
The natural environment of the community, including Environmentally Sensitive Areas, wildlife habitat, protected trees or other significant environmental resources.
The general health, welfare or beauty of the community.
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