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56 School Street GroundsSTATEMENT OF GROUNDS FOR 56 SCHOOL STREET BACKGROUNDS: 56 School Street is an existing single family dwelling unit structure constructed in 1890, which is in the R-2 Zoning District. The building contains single family dwelling unit, on the first floor and second floor, including a total of 3 bedrooms and 2 bathrooms. The building is similar in style and size to other structures in the neighborhood, which contains a mix of other 1 and 2- family dwelling units. As shown by the architectural plans submitted, the existing 1 st floor contains 884 sf and 2nd floor contains 742 SF of gross living area. The 3rd-floor attic is not habitable space because of the height that is not up to code. There is an existing stair that brings to the attic which we are going to keep it on the proposed plans but the attic has not enough height. The petitioner is seeking approval of the necessary variances needed to increase the roof by 5'-0" and make 3rd full story height on 2.5 stories allowed by zoning and the luck of the sf per dwelling unit from 7500 sf required by zoning per unit to 5595 sf proposed per unit, as shown on the plans submitted. The applicant's work will not affect the building footprint and will provide 6 legal parking spaces on site to accommodate the 2 units parkings. From 3 parking spaces that is required for 2-dwelling units, the applicant is providing 3 extra parkings. The proposed attic contains 780 sf which will be added to the 2nd floor unit. 1st unit will be on first floor and 2nd unit on second and attic floor as is shown on the project. GROUNDS FOR VARIANCES REQUESTED Under Section 3.3.4, the Board may grant a variance to allow the change of the existing single family dwelling unit use to 2-family dwelling units use. 2-family dwelling units, where such change will not be more detrimental to the neighborhood than the existing use, because: a. The social, economic and well-known community need for new and code­ compliant housing is served by adding this new dwelling unit; b. Because the proposed arch. site plan provides the legally required three (3) parking spaces on­site to serve the 2 dwelling units with 3 extra parking spaces, with adequate driveway access, designed to provide access to and from each space without need to move other vehicles, there should be no negative impact on traffic flow or safety; c. Adequate municipal utilities and public services already serve the property, so there should be no negative impact on these; d. There will be no expansion of the building footprint, besides the deck that is within the required setbacks, and the roof will remain the same as it was requested by historical district meeting but it will be increased in height by 5'-0" with the same amount of roof area as exists, there should be no negative impact on the neighborhood or natural environment, including drainage. e.Many of the other structures in the neighborhood contain full 3rd floor story and 2 family dwellings. The increase of the roof proposed by the applicant is reasonable in size and design, it will be constructed of similar materials as the existing structure. This project will not have a negative impact on the character of the neighborhood. f.The improvements, which add a 2nd dwelling unit to the premises, will benefit the City by adding some temporary employment, and will result in an increase in City tax base and annual real estate tax revenue. GROUNDS FOR VARIANCES REQUESTED With respect to a particular parcel of land or existing building thereon, Section 9.3.2 of the Ordinance allows the Board to grant a variance from the terms of the Ordinance where, owing to conditions especially affecting such parcel or building but not generally affecting the zoning district in which it is located, a literal enforcement of the provisions would involve substantial hardship, financial or otherwise, to the applicant, where desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent of the Ordinance. This structure is over 120 years old, and it's height, measured in feet, complies with the zoning Ordinance. However, it has an unusually large amount of vacant attic space, which the owner is in need to use it for his family by adding 2 bedrooms in the attic and a bathroom. The income from an additional dwelling unit will greatly assist the owner in funding improvements and in preserving the character of the structure in the future. The proposed 3rd floor will have ample floor space and headroom for more habitable space if this petition is approved. The additional rental income from the additional dwelling unit will greatly assist the payment of future costs to update and maintain the property. The approvals sought will not be detrimental to the public good and may be granted without nullifying or substantially derogating from the intent of the district or purposes of the Ordinance.