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ZBA approves front-porch replacement and bathroom addition at 600 East Garden Street
Summary
The Zoning Board of Appeals unanimously approved two area variances to allow a covered porch replacement and an addition that brings an enclosed porch and stairs to within about 3 feet, 2 inches of the front property line and to permit structural alteration to a nonconforming structure.
The Rome Zoning Board of Appeals on March 5 unanimously approved two area variances allowing a replacement of a covered porch and a new enclosed addition at 600 East Garden Street that will bring the front stoop and landing to 3 feet, 2 inches from the front property line.
Property occupant Matthew Andrews told the board the home, purchased in February 2014, currently has one bathroom and that his family needs a second bathroom. He said the existing side porch is in poor condition and that combining porch repairs with a small addition is the most feasible way to add a bathroom. The board voted 5-0 to grant both variances.
Andrews described renovation work done to the property since purchase and his family's needs: "We are in desperate need of a second bathroom," he said. He told the board he consulted a local architect, Andy Morgan, who prepared renderings showing a design to match the house's siding, doors and windows and to keep the addition in the same visual style as the existing structure.
The application requests two area variances. The first concerns a maximum permitted encroachment for steps into a required setback in R-1.5 zoning under Table 80-13-1; the existing stairs and landing currently project about 5 feet from the west façade, and the proposed enclosed addition will place the new covered stoop about 3 feet, 2 inches from the Grant Place front property line. The second variance concerns structural alterations to a nonconforming structure under section 80-20.3; the board considered whether the alteration would create a new nonconformity or increase an existing one.
Andrews said the existing precast concrete stairs have settled repeatedly and the replacement would create "one less stair total" while providing a full landing in front of the door. He said the proposed structure is "about a foot further away from the house than the existing porch." The board had no public speakers and no substantive objections from members.
During roll call, Joe Pasqualetti, Jim DeCastro, John Magdaleno, Raymond Tucker and Chair John Cerbelo each voted to approve both variances. The board clerk recorded both motions as approved 5-0. Cerbelo told Andrews to coordinate with Domenico in the codes enforcement office before starting construction.
The approvals allow Andrews to proceed with permitting and detailed design, subject to normal codes-enforcement and building permit review.
