HomeMy WebLinkAboutNARRATIVE MONTOYA ADU 09-04-20627 east peach
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PROJECT: Montoya ADU
RE: Project Narrative
DATE: September 04, 2020
EXISTING CONDITIONS:
The project location is 412 W. College Street. This lot is 7, 110 square feet. Existing buildings include an
1800 square foot single-family residence with 907 square feet on each floor and a one-car garage in the
SE corner of the lot off the alley. The house was constructed in the early 1900s and the garage was
added to the property in 1955.
DEMOLITION
It is proposed to demolish the existing garage and associated concrete driveway. Existing garden beds
and retaining walls on the south side of the lot will also be demolished. The existing house and driveway
will not be modified.
SITE ALTERATION
The site grade will remain as is, except any changes required for the new garage and associated
walkways. Concrete site walls will be installed in order to make up for any changes made to grading. It is
the intent that all existing trees will remain untouched. A new apron will be added off the alley leading
to the new garage. Pavers and walkways will be added to access the ADU. The SW corner of the lot will
be hard-packed gravel for outdoor storage. A planting bed will be added to the north side of the new
building and new plantings will be added around the south and east side of the new building to soften
the elevations.
UTILITIES
The existing utilities will remain, and the new ADU will be added on to the existing utilities. Electric
power will be pulled from the pole in the alley. Existing overhead lines will be routed around the new
building per energy company. Sanitary sewer is located in the alley and water is located in Collage
street.
NEW CONSTRUCTION
The new building is a two-story structure with a garage, a deck above the garage, and an ADU spanning
the first and second levels. The new building will provide 594 square feet of living space in the ADU, a
467 square foot garage and storage area, and a 356 square foot deck complete with greenhouse. There
will be one bedroom, one bathroom, and a spacious living room and kitchen area. It will feature a low
sloped membrane roof and steel awnings at the south and east entry doors. The wood siding will match
the existing house and the corrugated metal bonderized siding breaks up the facade on the elevations
that will be most affected by the sun's rays. Siding will be similar to the house but less reflective.
Windows will be manufactured by Andersen and will be black in color. The eaves of the upper roof will
be exposed cedar to match the siding of the existing house. There will be a cedar privacy fence
surrounding the exterior area outside the bedroom and the fencing around the property will match the
existing wood fence and be extended towards the new building.
ARCHITECTURAL DESIGN
The scale of the ADU is in keeping with the surrounding neighborhood. The offset plate heights above
the garage and the ADU bring down the height of the building to a total height of 19'-0” above grade.
The wood and metal siding match the existing house to bring continuity to the site. The cedar fence on
the western side creates a private space for the ADU while letting in lights through the slats in the wood.
Windows on the upper floor are arranged to let in light while maximizing privacy. The deck creates a
private outdoor space for the ADU and provides a spacer between the adjacent lot. Placing the building
closer to the rear lot line creates ample backyard space and allows privacy between the ADU and the
main house.