HomeMy WebLinkAbout609 S. Grand Ave. project narrative 2020-09-30609 S. Grand Ave. COA Project Narrative
609 S. Grand Ave. is a single-family property located in the Bon Ton historic district and the conservation
overlay area. There are two structures existing on the property, a primary residence and an accessory
structure with a guest house and storage area.
The proposed project will remodel a portion of the primary residence, within the existing footprint, with
new French doors on the south face of the building, relocated doors and windows on the west and north
faces of the building, and new windows in an infill wall replacing an overhead door on the east face of
the building. In addition, an existing wood deck behind the house with a roof over it will be removed
and replaced with a new hardscape terrace with a flat roof.
Also proposed is a remodeling and addition to the accessory structure. The guest house kitchenette will
be remodeled to a full kitchen and the owner is requesting that the “guest house” be redesignated as an
ADU. The storage area on the west side of the structure will be removed and replaced with a larger
addition containing a 2-car garage at the ground floor. A new partial second floor contains an exercise
room, with extension of the existing roof form plus matching roof forms for the added second floor
space. There will be a small addition on the north side of the structure with the entrance to the exercise
room and bicycle storage.
Table 38.320.030.C
The property is in the R-1 district,
Maximum lot coverage is 40%: The lot is 12,600 sf (min. lot area is 5,000 sf). The existing house (no
change) occupies 1,645 sf. The expanded guesthouse/garage occupies 1,375l sf. Total lot coverage is
thus 23%. Allowable floor area ratio is .5:1, as proposed the floor area ratio is .36:1
Maximum building height is 32’. Existing primary residence has a maximum height of 27’, this does not
change. Existing accessory structure has a maximum height of 18’-8”, this does not change.
The lot has the following setbacks required: front -15’, side – 5’, rear – 20’. The proposed work meets
all of these setback requirements, as shown on the drawings.
Section 38.360.030
38.360.030.I.4 – Accessory structures greater than 600 sf may be located in required rear setbacks when
an alley is present and must provide adequate backup maneuverability for required parking spaces, per
the following: Table 38.360.030.I - for an alley with a right-of-way width of 20’ the minimum setback for
a garage without stacked parking is 6’, 7’-7” is provided.
Per 38.360.030.J, the accessory structure cannot occupy more than 40% of the lot area between the
principal building and the rear lot line – as proposed the accessory structure occupies 24% of this area.
Section38.540.050 – Number of parking spaces required.
Table 38.540.050-1 - The house has 4 bedrooms, thus 4 parking spaces are required. Number of parking
spaces provided is 4. There are 2 spaces in the accessory garage; there is one space in front of the
residence, in an existing driveway, not in the required setback; there is one parking space on the street
in front of the property (38.540.050/A/1/a/1). In addition, the ADU is required to have a dedicated
parking space, which is located on the north side of garage addition, as shown.