Board approves retention of historic Pass-a-Grille house setbacks while allowing elevation and front-deck stairs

The Board of Adjustment approved a multi-part variance for 3108 Pass-a-Grille Way allowing a century-old, contributing historic residence to be elevated and for existing, nonconforming accessory buildings (a cottage and a garage) to remain at their current setbacks following substantial improvement of the primary dwelling.

Planner Brandon Berry described the application as a "multiple part variance" that included requests to: retain a chimney encroachment on the north side (2.2 feet where 3 feet is required after elevation), retain the detached cottage at 0.8 feet from the interior lot line and a garage at 2.3 feet from the alley where 20-foot rear setbacks are normally required, and to permit a new front open-decked stair and deck at 9.4 feet from the front property line where 17 feet is required. Berry noted the site is at the northern end of the Pass-a-Grille overlay and that the property’s primary dwelling had been assessed at 34% damage (city assessment), prompting a voluntary elevation to meet floodplain and building-code requirements.

The house is a contributing historic resource; Berry said the proposed 10-foot elevation already granted by the Historic Preservation Board was architecturally compatible but that the scale of elevation could result in the loss of contributing status. The Historic Preservation Board had granted a 10-foot waiver; the Board of Adjustment was considering a slightly larger front encroachment (9.4 feet versus the 10-foot waiver’s effective 10-foot condition under the historic board) and asked whether the applicant had exhausted alternatives.

Applicant Celeste Klytenek said the owners chose to elevate to prevent future flood damage and to preserve the house for future generations. She testified they have no plans to elevate or alter the detached cottage or garage and that both are being used for storage. Klytenek said she and neighbors supported the design and that the proposed front deck aligns with an existing bump-out (10.7 feet from the front property line) and is intended to preserve the home’s appearance while adding required egress.

Board members discussed the minimal nature of the ask and the preservation benefit of elevating and keeping a contributing historic house rather than demolishing it. The board approved the variances with a staff-recommended condition: the detached garage and cottage are approved to remain only in their current footprint, height and elevation; any future additions, elevations or modifications to those structures must comply with the zoning district setbacks or return to the Board for separate variances.

The motion to approve carried; members noted support for preserving the historic home and that the variances sought were narrowly tailored to allow elevation while preserving the structure.