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HomeMy WebLinkAboutNCOA GENERAL INFORMATION_409 N BLACK NCOA GENERAL INFORMATION_409 N BLACK AVE. PROJECT NARRATIVE A somewhat dilapidated detached single stall garage is planned to be demolished and replaced with a new construction 2-stall garage structure with a 1-bedroom ADU above it. The square footage of the proposed new structure is: Garage= 886 sf ADU= 600 sf Footprint= 886 sf A DEM has been submitted concurrently with this NCOD application. The location of the proposed new structure is shown on drawing AC1.0 with the garage doors facing the alley, 10’ from the property line to adhere to the 14’ alley right-of-way setback. The new structure will be set on the 5’ side yard setback applicable to this project. The height of the proposed new structure has been designed to be 20’-10” tall, which is lower than the existing main house on the site by +/- 8’-4”. This is illustrated on sheets A3.0-A3.3, along with the side yard angled vertical setback rule applicable to this ADU project. The style of the existing main house that is to remain is of a two-story “Transitional Farmhouse” style in the front with a contrasting single-story wood rainscreen “box” in the back. The design of the new accessory structure is derived from the back half of the existing house. The reason for this is to eliminate the steep rooflines of the front of the existing house to keep the scale of the new accessory lower. The rainscreen siding on the new accessory structure mimics that on the existing house and is terminated at the 2nd level deck guardrail height. The colors above the rainscreen match the colors of the main house. A “flat” roof overhangs each side of the new structure to differentiate it from the main house, as well as provide some protection from the elements at the doors/entries/etc.. The exterior lighting design is shown on the floor plans (A1.0) The existing main house on the site will remain and is not a part of this project, however a new covered ramped walkway is proposed to extend from the covered porch on the existing house to the new garage structure. The projected start date of construction is mid-June 2025. PARKING INFORMATION Two new in-garage parking spots are added for the main house and one carport (under deck) parking space for the ADU is provided. The previous dedicated parking situation was one in-garage space. – 2 – 2 HISTORICAL INFORMATION There are no records of any historical or protected values for this site or any structure on it. Photos of adjoining properties have been included below to show the context of the existing neighborhood, which is subjectively a “mix” of contemporary & transitional style homes, among others. None of these adjacent properties are listed or shown on the Historical Preservation Program. TABLE OF CONTENTS Page 1 Project Narrative Parking Information Page 2 Historical Information Table of Contents Page 3 Adjacent Neighborhood Context Photos ADDITIONAL SEPARATLY ATTACHED DRAWINGS & DOCUMENTS DRAWINGS (36”x24”): • Existing/Demo Site Plan (ADC1.0) • Site Plan (AC1.0) • Floor Plans (A1.0) • Elevations (A3.0 & A3.1) • Color Elevations (A3.2 & A3.3) DOCUMENTS (8.5”x11”): • CUTSHEETS_Exterior Doors & Windows • CUTSHEET_Garage Door • CUTSHEET_Exterior Floodlight • Exterior Materials – 3 – 3 ADJACENT NEIGHBORHOOD CONTEXT PHOTOS LOOKING SW @ EXISTING HOUSE W/ SOUTH LOOKING NW @ EXISTING HOUSE W/ NORTH NEIGHBORING PROPERTY IN BACKGROUND NEIGHBORING PROPERTY IN BACKGROUND NEIGHBORING PROPERTY TO THE SOUTH (RIGHT) NEIGHBORING PROPERTY TO THE NORTH (LEFT) W/ W/ NEIGHBORING PROPERTY TO THE NORTH PROJECT SITE IN BACKGROUND_VIEW FROM (BACKGROUND)_VIEW FROM ALLEY (GARAGE TO BE DEMOED IN CENTER OF PHOTO) (ONLY ROOF OF GARAGE TO BE DEMOED CAN BESEEN BETWEEN THE TWO NEIGHBORING PROPERTIES) GARAGE TO BE DEMOED (RIGHT) W/ NEIGHBORING PROPERTY TO THE NORTH IN BACKGROUND-VIEW FROM ALLEY