HomeMy WebLinkAbout624 E ELIZABETH ST - CORRESPONDENCE - 3/14/2013G 1/
Variance Number 2733 Hearing Date Thursday, March 14,.2013
Petitioner: Mike & Kelsey Nosler Code Sections 4.7(13)(4), 4.7(F)(2)(b)(2)
Description: The variance will increase the maximum allowed floor area for a detached
accessory buidling from 600 square feet to 702 square feet, and will allow
the maximum eave height of the west wall of the accessory building to be
16 feet 8 inches instead of 10 feet. The variances are requested in order to
construct a one-story addition to the existing 450 square foot garage and to
change the roof orientation to accommodate roof -mounted solar panels.
Comments See petitioner's letter.
Staff Comments:
L ❑ Background:
The existing garage was built in the early 1900's and is currently in a state
of disrepair. The proposal is to repair the building and enlarge it to
accommodate two cars and a bicycle maintenance and storage area and
install solar panels on the roof. The existing building has a gable roof that
runs north to south. In order to accommodate roof -mounted solar panels,
the applicant proposes to change the direction of the gable roof to an east —
west orientation to allow the solar panels to be installed on a sloping, south
facing roof.
2.❑Applicant's statement of justification: See Petitioner's letter.
3.❑Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance
request to increase the size of the detached building to 702 square feet and
to increase the eave height of the west wall to 16 feet 8 inches, and finds
that:
❑ ❑The granting of the variance would not be detrimental to the public good.
•❑The applicant's lot size of 11,400 square feet is unusually large for an old
town property. Lots typically range from 5000 square feet to 9,500 square
feet. The proposed 702 square foot building represents only 6.16% of the
lot area of the subject property, whereas an allowed 600 square foot
building on a 5000 square foot lot represents 14% of the lot area and a 600
square foot building on a 9500 square foot lot represents coverage of 6.32%
of the lot. Therefore, even though the proposed building is larger than
allowed, it will actually cover a smaller percentage of the lot then would an
allowed building on a smaller lot.
Therefore staff finds that the variance will not diverge from the standards of
the code except in a nominal and inconsequential way when considered in
the context of the neighborhood when the combination of the large lot size
of the subject property and the percentage of the lot covered by the
proposed building are taken into account.
•❑The eave height of 16 feet 8 inches versus the allowed height of 10 feet
meets the hardship standard described in Sec. 2.10.(H)(1), which includes
situations which hinder the owner's ability to install a solar energy system.
The house has been determined to be eligible for local landmark status and
installing solar panels on the primary street elevation of the home would
affect its historic integrity. If the orientation of the gable roof can't be
changed, then the ability to install a solar energy system is hindered.
RECOMMENDATION:
1. ❑ Staff recommends approval of Appeal #2733.
Minutes:
Status Approved with Conditions
Status Conditions Any future detached buiding will be limited in size to 498 square feet.