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HomeMy WebLinkAbout2401_NARRATIVEPROJ.#2401:S 11TH AVE ADU The proposed project includes the demolition of an existing garage,shed and parking slab and construction of a 580SF garage with a 968SF ADU above.Per BMC 38.320.070 departures for ADUs,the ADU is allowed to be up to 60%of the gross floor area of the primary unit (given that it meets the criteria of this section),which on this site is approximately 2000SF (2000 X 60%= 1,200SF).Access to the garage and ADU will be off of the alley.Please see the “Streetscape” exhibit for additional information on how the garage and ADU will fit within the context of the site and neighborhood. In conjunction with this project we are also proposing to improve the entry stair to the primary existing structure.Please see sheet A111 for additional information on the proposed new entry stair and porch. 11/17/2024 -Narrative to support a deviation for the front entry porch addition to existing primary structure: The proposed entry porch will help this property to contribute to the historic character of the district and will comply to the Standards of BMC 38.340.050 in the following ways; 1.Height:The proposed entry porch canopy will be situated beneath the roofline of the primary existing single-story residence.This is typical of porches in the surrounding blocks,as can be seen on the 200-221 block of South 10th for example. 2.Proportions of door and windows:No changes are proposed to the existing doors and windows. 3.Relationship of building masses and spaces:The proposed entry porch will cover no more than half of the sidewalk facing facade of the structure,and will be less than 5’in depth as is typical for the proportions of most entry porches in the surrounding district.If the deviation is granted,it would also allow for the addition of a stair and landing which meet current day building code while maintaining the entry to the building along the front of the house facing the sidewalk,which is typical of almost all homes in the neighborhood.Please note that the existing stair does not meet building code as there is no landing provided,which we would argue makes the existing entry to the structure non-compliant in support of the requested deviation. 4.Roof shape:This porch design utilizes a simple,flat entry roof,which can be observed on some of the surrounding homes such as the one located at 217 S 10th Ave. 5.Scale and siting:There are several homes within a two block radius of the site in the same zone (R-2)which appear to have entry porches that encroach more than 5’into the front setback as deemed allowable by BMC 38.350.050-4.For example,the house located at 211 S 10th Ave has a porch which is only 6’-4”from the edge of the sidewalk to the bottom step of the porch.In comparison,the deviation we are requesting would only allow the proposed stairs to extend to 9’-2”from the edge of the sidewalk when measured from the bottom step.Please note that since we don’t have sufficient information to know the exact property lines for surrounding homes,all measurements were taken from the edge of the sidewalk for consistency.Other homes which were noted to have porches extending further into the setback than that of our proposed porch design included 221 S 10th Ave,306 S 11th Ave,and 310 S 11th Ave.We feel that given the positioning of these other homes adjacent to the site in question,it would not feel at all out of place for the proposed porch to extend into the front setback to the extent specified on sheet A111. 6.Directional expression,with regard to the dominant horizontal or vertical expression of surrounding structures:We would argue that the primarily dominant expression of this district is a horizontal expression,given the low rooflines and generally wider,shorter proportions of the homes in the area.Though we are not proposing to change the overall proportions of the existing structure,we feel that the horizontal expression of the proposed porch will strengthen the historic character of the existing home. 7.Architectural details:The detailing of the proposed porch is minimalistic in nature; without the inclusion of any ornate decoration or craftsman detailing.It is characterized by simple,intuitive construction and clean,straight lines as is consistent with the post-war era architecture of this district. 8.Concealment of non-period appurtenances,such as mechanical equipment:Not applicable 9.Materials and color schemes:The proposed porch is composed of steel,either raw or painted black,and natural unpainted wood which would not detract from or be in opposition to surrounding structures.