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Home My WebLink About21-328 Project Review Notes_NCLPROJECT REVIEW NOTES Project: 423 North Tracy Avenue ADU Review Type: MOD/NCOA/ADU - Modification to an approved plan Project Description: Proposed ADU above existing greenhouse Modifies existing approval 20-370 North and south dormers removed, window changes, window/door shifted, added closet and mechanical room to basement, change in roof pitch from 12:12 to 10:12 In the NCOD Contributing Structure FLU – Urban Neighborhood In North Tracy Historic District Parking on Street No floodplain Wetlands No water features Existing Site – 2 story SFR built in 1910, one car garage and drivewy 528 sf green house Historic Details – Goddard house – 1909 – Contributing Structure Detached one and ½ single family residential home Square plan Front porch with turned rails Bay windows facing east and south Asymmetrical Off center front wood and glass entry 1/1 windows Asphalt shingles Boxed eaves Skylight Brick chimney Green house with gable roof and metal frame construction and clad in plexiglass Project Specifics: DRC ZC PB CC MOD, Building Permit Zoning Designation (s): R-2 Community Plan Designation (s): Urban Neighborhood Address: 423 North Tracy Avenue Proposed Use: Addition of a detached garaged with ADU above. Enclosure of 3”x6” for laundry room Existing Use: Existing Single Family Residence Ownership: Casey Jermyn Past Plans: 00274 – Stewart Addition, COA Legal Description: Bealls 3rd Addition, S07, T02 S, R06 E, BLOCK 2, Lot 19- 20 Notes: --------------------------------------------------------------------------------------------------------------------------------------Use(s): Principal Conditional Special Accessory Zoning: R-2 Single house dwelling - p ADU - p Adjacent Uses: Residential Commercial Industrial Residential (single family) In NCOD: Yes No Notes: -------------------------------------------------------------------------------------------------------------------------------------- Lot: Division 38.320 Lot Size: 0.172 acres – 7500 sq. ft Building Square Feet: House – n/a Garage – 613 sq ft Entry Way – 132 sf ADU – 597 sf Garage and ADU – 1,342 sf No accessory building may exceed the footprint of the principal building unless such accessory building has been otherwise approved per this chapter. Minimum Lot Area: 4000 sf (sfr) + 1,000 sf (ADU) = 5000 sf /7500 sf Minimum floor area: ??? Lot Width Minimum: 50 ft (SFR), 40 (ADU) /49.96 ft Maximum coverage allowed: 40% Proposed lot coverage: ??? Maximum FAR: .??? Building footprint: ???? Density, minimum (dwellings per net acre) – 5; 0.86 required density/ 1 house provided Stories: 2 stories Notes: -------------------------------------------------------------------------------------------------------------------------------------- Height: need existing height of house Proposed Building height: 32’ proposed for home Roof pitch -10.5/12 = 36’ maximum 23’ – 7” for ADU/Garage Notes: No accessory building may exceed the footprint of the principal building unless such accessory building has been otherwise approved per this chapter. From a height of 15 feet at the minimum side setback as set forth in division 38.320, buildings must step back at a 45 degree angle away from the side property line as shown in figure 38.360.030.G below, except zero lot line situations meeting the standards of section 38.350.050.B: No garage parking access off the alley so the 10 feet setback doesn’t apply. Please depict the rear setback for the prinicipal structure at 20 feet in which an accessory structure over 600 sq ft may be in since there is an alley present. There is no need to address the alley backup manueverabiltiy for the parking spaces as the alley is not being accessed or utilized for the garage, but the street is. Notwithstanding the limitations in section 38.360.030.G, a detached ADU may exceed the height of the principal building but may not exceed 22 feet in height. -------------------------------------------------------------------------------------------------------------------------------------- Setbacks: Setback Standards: Front: 15 - meet Side: 5 – meet Rear: 20 – meet -------------------------------------------------------------------------------------------------------------------------------------- Community Design: Drive Access: Local Collector Arterial Deviation South 7th Ave– Local Street Proposed curb cut for access of Villard Street Street Vision Triangle: Need to include street vision triangle at the intersection of the alley and Villard Street Meets: Yes No Parkland Required: Yes No Notes: Garage – 25 x 24 – 2 car Please add in a street vision triangle for the parking space and driveway intersection. No parking permitted in required front or side setbacks. Required parking spaces may not be located in any required front or side setback, except that detached single-household dwellings and townhouses, and two unit structures with physically separated individual drive aisles, may have one space located within a driveway area in the required front setback for each parking space located directly in front of the driveway area and outside of the required front setback. Coversheet – Please change address to the 20 E. Olive Street for Planning and Building under Agenies -------------------------------------------------------------------------------------------------------------------------------------- Project Design: Block Frontage: Storefront Mixed Use Landscaped Gateway Other Not applicable, except for setback (front) Provisions: Ground Floor: Building Placement: Building Entrances: Façade Transparency: Weather Protection: Parking Location: Landscaping: Sidewalk Width: Site Design: Sec 38.530. Articulation standards met? Yes No Façade width met? Yes No Roofline modulation met? Yes No Window design met? Yes No Building materials met? Yes No Blank wall treatment met? Yes No Parking: 4 spaces on site, two in the driveway, two internal to the garage 2 space on street parking – one on Tracy, one on Villard Landscaping: Open Space: N/A Notes: -------------------------------------------------------------------------------------------------------------------------------------- Other: NCOD Standards – Chapter 1, 2, 3, 5 and Appendix are applicable Chapter 1 – Rehabilitation Guidelines For Historic Properties F. Secondary Structures 1. retaining foundation and first floor of existing green house, subordinate in character Chapter 2 – Guidelines for All Historic Properties D. meets this section for secondary structires The NCOD Guidelines Topography Maintains assets of the existing topography Street Patterns Maintains traditional historic streetscape Alley No changes to the rear alley – will remain at traditional scale and width Allows rear alley access to the driveway and ADU Streetscape No changes to sidewalk design, planting strips, and existing street trees Landscape Design No changes Building Form Similar building form as homes Gable roof Solid to Void Ratio n/a Materials n/a Architectural character Contemporary interpretations of traditional details (windows, doors, etc) Parking Provides parking to rear Buffers Same as above Site lighting N/A Utilities and Service areas No changes Chapter 3 – Guidelines for Residential Character Areas Hierarchy of Public and Private Space Maintains front yard and porch area with continuous primary entrance of the front porch, walkway provided from sidewalk to front door, clearly define entrance Building Mass and Scale No change Roof form Similar to traditional block (ridge line) Secondary structures A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. • Secondary structures that are no more than one or one-and-one-half stories in height are preferred Meets North Tracy Historic Intent 1. Height; 2. Proportions of doors and windows; 3. Relationship of building masses and spaces; 4. Roof shape; 5. Scale; 6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; 7. Architectural details; 8. Concealment of non-period appurtenances, such as mechanical equipment; and 9. Materials and color schemes (any requirements or conditions imposed regarding color schemes must be limited to the prevention of nuisances upon abutting properties and prevention of degradation of features on the property in question. Color schemes may be considered as primary design elements if a deviation from the underlying zoning is requested).