BOARD OF ZONING APPEALS CASE SUMMARY FOR VARIANCE REQUEST Gadsden Street

Transcription

1 BOARD OF ZONING APPEALS CASE SUMMARY FOR VARIANCE REQUEST 1721 Gadsden Street September 13, 2016 at 10:00 A.M. City Council Chambers, 1737 Main Street, 3 rd Floor Columbia, South Carolina Case Number: V Subject Property: 1721 Gadsden Street (TMS# ) Zoning District: Applicant: Property Owner: Council District: 2 RG-3, -DD, -DP (Townhouse and Highrise Residential District in the Design Development and Design Preservation Overlays (Individual Landmark Group III)) Maureen O Hare and John Hewett Maureen O Hare and John Hewett Summary Prepared: September 8, 2016 Requested Action: Variance to the lot coverage requirements to construct an addition to a single family residence Applicable Sections of Zoning Ordinance: Maximum lot coverage of 40 percent allowed within the RG-3 district Case History: Standard criteria for variances None. Staff Comments: The applicant is requesting a variance to the RG-3 lot coverage requirement in order to construct a +/- 295 sq. ft. addition to an existing 1,581 sq. ft. one-story, single family residence. Maximum lot coverage of 40% is normally allowed, and the applicant is proposing approximately 44% instead. This property is one of several undersized lots bound by Laurel Street to the north, Gadsden Street to the east, and a former railroad (now bicycle path) to the west/southwest. The house sits on a narrow (34 feet wide) and nonconforming lot- 4,333 sq. ft. versus the minimum required lot size of 5,000 sq. ft. for a single family residence in the RG-3 district. The Governor s Hill PUD-R is across Gadsden Street to the east, and the Governor s mansion and Finley Park are each a half block away. The applicant is proposing to construct the addition to the rear of the existing residence. When the renovations and this addition are complete, there will be three bedrooms and two bathrooms in this house. The house is City of Columbia Landmark Group III and the property owner is applying for a Bailey Bill tax abatement, which will not allow a second story to be added to the home. I recommend that the Board approve this application, subject to the following condition: Construction and operation to be in substantial conformance with the application and supporting materials submitted by the applicant. The above recommendation is based upon the following findings as required within of the Zoning Ordinance: PAGE 1 OF 2

2 1. Extraordinary and exceptional conditions exist in that the house sits on an narrow and undersized lot bordered on one side by an old railroad right-of-way and design preservation requirements limit the ability to create other types of additions (i.e. building up) that might otherwise conform to the ordinance. 2. These conditions do not generally apply to other properties in the vicinity; while a few adjacent homes are similarly on small lots, this property has a unique combination of limitations including its individual landmark status. 3. Because of these conditions, the application of the zoning ordinance to the particular piece of property would effectively prohibit or unreasonably restrict the utilization of the property for updates and a modest addition to a single family residence. 4. Authorizing this variance will not be of substantial detriment to adjacent property or the public good, and the character of the district will not be harmed, as the addition will be to the rear of the home. 5. Further, the reasons set forth within the application justify the granting of the variance, and the requested relief is the minimum necessary to make reasonable use of the property in question. 6. The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance, and it will not be injurious to the neighborhood or otherwise detrimental to the public welfare. Persons expressing support or concern about this application submitted the documents outlined below to staff. All documents are attached hereto and made a part of the record of the public hearing. -None. PAGE 2 OF 2

3 5 Zoning Map Department of Planning & Development Services Legend Variance V Gadsden Street TMS# Governor's Mansion Protection Area LINCOLN ST ) PUD-C µ INTERSTATES RAILROADS CITY LIMITS FEMA FP Landmark D-1 RS-1 RS-1A RS-1B RS-2 RS-3 C-1 C-2 C-3 C-3A C-4 C C RD RD-2 M-1 M-2 RG-1 RG-1A RG-2 RG-3 UTD MX-1 MX-2 ) PUD-C PUD-LS PUD-LS-E PUD-LS-R PUD-R OUT OF CITY DD DISTRICT DP DISTRICTS PD DISTRICT CC OVERLAY City Landmark 1 inch = 150 feet ORIGINAL PREPARATION/DATE: This map was prepared by: Andrew Livengood for September 13, 2016 BoZA meeting PUD-R RG LAUREL ST PUD-R GADSDEN ST GOVERNORS HL BLANDING ST 1713, DISCLAIMER: The City of Columbia Department of Planning and Development Services data represented on this map or plan is the product of compilation, as produced by others. It is provided for informational purposes only and the City of Columbia makes no representation as to its accuracy. Its use without field verification is at the sole risk of the user ) WAYNE ST BLANDING ST C PUD-R ** DATA SOURCE - CITY OF COLUMBIA, GIS DIVISION

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8 N 79 15' 31" E ' N 9 44' 29" W 33.00' SHEET ISSUED REVISED DESCRIPTION 08/08/16 PROJECT 1721 Gadsden Renovation SHEET TITLE Site Study This drawing and the design thereon are copyrighted and are the property of Architrave,LLC. The Reproduction, Copying, or use of this drawing without the written consent of Architrave is prohibited and any violation will be subject to legal action. REAR PORCH REMOVE EXISTING STEPS ADDITIONAL PARCEL NOT ON THIS SITE NEIGHBOR N 38 44' 29" W 29.50' N 78 52' 58" E ' N 78 52' 58" E ' N 78 51' 15" E 28.90' S 80 15' 31" W 8.50' S 10 20' 29" E 34.05' UP UP N 11 07' 02" W 33.84' N 26 20' 35" W 33.46' S 78 58' 21" W ' S 83 18' 41" W 19.98' NEIGHBOR Z:\DRAWING FILES E-H\Gadsden Street Lot 1721\ Gadsden Renovation.rvt DRAWN BY: Author DATE: 8/8/2016 1:24:41 PM DRAWING NO: A-0.01 N 78 51' 15" E ' 2 Front Sketch A Rear Sketch A Gadsden Street Renovation EXISTING LOT COVERAGE IS 40.66% 4 Demolition Site Plan A " = 20'-0" LOT COVERAGE UNDER ROOF W/ ADDITION 44.18% 1 Proposed Site Level A " = 10'-0"

9 REPAIR EXISTING WINDOW WINDOW BRICK PORCH REMOVE DASHED WALLS (TYPICAL) PORCH INFILL ELEMENTS PRESERVE PORCH ROOF & FLOOR BRICK STAIRS This drawing and the design thereon are copyrighted and are the property of Architrave,LLC. The Reproduction, Copying, or use of this drawing without the written consent of Architrave is prohibited and any violation will be subject to legal action. REAR WALL UP POOL OPEN DECK VAULT CEILING IN NEW ADDITION 2 Demolition Plan A ' /32" 5' - 0" 2' - 0" ENCLOSED GAS FIREPLACE HORIZONTAL PROFILE MOUNTED 34" A.F.F. 27' - 5 7/8" Living / Dining 110 EXISTING REAR WALL OF HOUSE 13' /32" METAL WINDOW 9' - 6" 12' - 5 1/2" REPAIR EXISTING WINDOW REPLACE EXISTING 1/1 SASH W/ 2/2 SASH Bedroom 104 Bath 103 3' - 0" REPAIR EXISTING WINDOW 2/1 BATHROOM WINDOW & REPLACE WITH NEW FULL SIZE WINDOW UNIT TO MATCH ADJACENT Bedroom ' - 2" REPAIR EXISTING 2/2 WINDOWS 9' - 6" LOFT OVER BATH PROJECT 1721 Gadsden Renovation SHEET TITLE Plan Study UP 20' /32" Powder Room 102 FRONT PORCH UP 4' - 0" 4' - 0" 2' - 0" Kitchen 109 5' - 0" Master Closet 107 WD Laundry / Pantry ' - 6" SHOWER Master Bath 106 BARN DOOR Master Bedroom ' - 10" 12' - 0" 14' /32" Foyer 100 9' - 8" NEW WOOD STAIRS 08/08/16 SHEET ISSUED REVISED DESCRIPTION Z:\DRAWING FILES E-H\Gadsden Street Lot 1721\ Gadsden Renovation.rvt NEW 313 SF ADDITION 5' - 0" REPAIR EXISTING WINDOW UNIT METAL WINDOW UNITS AND REPLACE WITH NEW DOUBLE HUNG UNITS REPAIR EXISTING WINDOW REPLACE EXISTING 6/6 SASH WITH NEW 2/2 SASH TO MATCH WINDOWS IN SIDE OF BAY REBUILD WINDOW UNITS IN BAY USING EXISTING 2/2 SASH COMPONENTS DRAWN BY: DMM DATE: 8/8/2016 1:24:42 PM DRAWING NO: 1 Proposed Main Level A-1.00 A-1.00

10 INFILL ON FRONT PORCH PORCH WINDOWS & DOOR FROM REAR ELEVATION This drawing and the design thereon are copyrighted and are the property of Architrave,LLC. The Reproduction, Copying, or use of this drawing without the written consent of Architrave is prohibited and any violation will be subject to legal action. 2 Existing Front Elevation A ' - 1 7/32" 4 Existing Rear Elevation A-2.01 PROJECT 1721 Gadsden Renovation SHEET TITLE Elevations NEW CEMENTITIOUS SIDING ON ADDITION. ALIGN LAPS W/ EXISTING SIDING NEW F.G. SHINGLES RELOCATE EXISTING FRONT DOOR FROM ENCLOSED PORCH PRESERVE EXISTING FRONT PORCH ROOF FRAMING NEW WOOD HANDRAIL W/ 2"X2" PICKETS Existing Porch Bearing 110' - 9 1/4" Main Level Bearing 112' - 7 1/4" Main Level Bearing 112' - 7 1/4" 05/25/16 SHEET ISSUED REVISED DESCRIPTION NEW 10" SQUARE WOOD COLUMNS Z:\DRAWING FILES E-H\Gadsden Street Lot 1721\ Gadsden Renovation.rvt Existing Front Porch 102' /4" NEW WOOD STEPS Main Level 103' - 3 1/4" Main Level 103' - 3 1/4" DRAWN BY: Author DATE: Level 4 99' /32" 8/8/2016 1:24:45 PM DRAWING NO: 1 Proposed Front Elevation A Proposed Rear Elevation A-2.01 TOP Footing 95' - 3 1/4" A-2.01

11 NOTE EXTENSIVE SIDING REPLACEMENT AND PATCHING HAS OCCURRED ON BACK HALF OF RIGHT SIDE SIDING. STRIP AND PLANE AND THEN REINSTALL WITH CONSISTENT LAPS 2/1 WINDOW & REPLACE WITH NEW LARGER 2/2 WINDOW SIDING. STRIP AND PLANE AND THEN REINSTALL WITH SAME LAPS REPAIR EXISTING WINDOW REPLACE EXISTING 1/1 SASH W/ NEW 2/2 SASH BACK PORCH AND DECK This drawing and the design thereon are copyrighted and are the property of Architrave,LLC. The Reproduction, Copying, or use of this drawing without the written consent of Architrave is prohibited and any violation will be subject to legal action. 2 Existing Right Elevation A-2.02 PROJECT 1721 Gadsden Renovation SHEET TITLE Elevations SIDING. STRIP AND PLANE AND THEN REINSTALL WITH SAME LAPS PRESERVE EXISTING PORCH ROOF FRAMING NEW CEMENTITIOUS SIDING ON ADDITION 08/08/16 NEW WOOD HANDRAILS NEW POWDER COATED ALUMINUM HANDRAIL SYSTEM SHEET ISSUED REVISED DESCRIPTION Z:\DRAWING FILES E-H\Gadsden Street Lot 1721\ Gadsden Renovation.rvt Main Level 103' - 3 1/4" DRAWN BY: Author DATE: 8/8/2016 1:24:47 PM DRAWING NO: 1 Proposed Right Elevation A-2.02 A-2.02

12 PROJECT SHEET TITLE This drawing and the design thereon are copyrighted and are the property of Architrave,LLC. The Reproduction, Copying, or use of this drawing without the written consent of Architrave is prohibited and any violation will be subject to legal action. REPLACE EXISTING METAL WINDOWS REAR PORCH SIDING. STRIP AND PLANE AND THEN REINSTALL WITH SAME LAPS REPAIR EXISTING WINDOW REPLACE EXISTING 6/6 SASH WITH NEW 2/2 SASH PATCH & REPAIR EXISTING FOUNDATION WALL & PAINT OR PARGE Main Level Bearing 112' - 7 1/4" SHEET ISSUED REVISED DESCRIPTION 08/08/ Gadsden Renovation Elevation 1 Proposed Left Elevation A Existing Left Elevation A-2.03 Main Level 103' - 3 1/4" Z:\DRAWING FILES E-H\Gadsden Street Lot 1721\ Gadsden Renovation.rvt DRAWN BY: Author DATE: 8/8/2016 1:24:50 PM DRAWING NO: A-2.03