1136 GRAND AVE A&B 2016-01-01 MF Import

� � acccssing an undcrground garagc. A typical duplex would havc Iwo curb cuts, hvo dri��cw.rys, hvo garagcs, and hvu iTont doors. Thc proposed Jesign is superior as a duples bccausc it is dcsigned to look likc a singlo-family housc. • '1'hc lot is on thc bluff ovcrlooking Pugct Sowid. Thc proposed reduction in ��idth of thc projcct will providc a IS'G" vic�� corcidor twvard thc watcr for bcnetit of thc ncighUorhood and thc public. I3. The positivc characteristics of the Prot�osed developntent and �vhether such characteristics could bc providcd bv comnliancc with thc Standards and Guidelincs. • Thc projcct proposcs fi�ur undcrground parking spaces and hvo gucst parking spaccs, which excecds required parking Uy thrcc spaces. • Acccss to thc parking garagc is takcn t?om the north sidc of thc building, which is not visihlc from thc strcet. T'his minimizcs thc visual impact of thc garagc on thc strcctscapc. • Thc hcighl of thc garagc cntry is as low as it can be and still bc functional. • Configuration of thc undcrground parking dictatcs thc footprint of thc dunlex. • Thc proposcd 4:12 roof pitch allows thc building ns designcd to mcct thc hcighl maximum ol'28 fect. E3ccausc of thc dcpth of thc building, a 6:12 roof�+�ould incrcasc thc building hcight by ovcr � fcct. 'I'hc norlh and south sloping roofs, thc roof lines mosl visiblc Gom Grand Avcnuc, arc dcsigned at a 6:12 pitch. Thcsc includc thc dormcrs on thc finnt fa�.idc of thu building. C. WhcUicr thc pro�ioscd cicsien mi�ig:itc.ti tlm i��ac�s that could bc causcd bv dcviation from thc Standards. 'l�hc impact of thc roof pitch devialion is lo allow a largcr cast/wcst building fiiotprint and thcrcforc a largcr building mass. 'I�lic dcsign mitigatcs thc building mass in thc folloa�ing ways: • '1'hc Jccks un Ihc nortl� sidc aro stcppcJ back 43 Icct from thc front of thc building, which significanNy rcduccs width ancl visual impact of thc front fa�ade Gom lhc slrccl. • Thc Gont porch is stcppcd back 10 Icct for a Icngth of l2 fcet as rcyuin:d by thc Standards tbr huildings ovrr �0 fcct wide. (Standards, Scction IO.A, I3uilding �7odul:dion) • Architeclural elements including a single prominent entp', windows in the elevator foycr, and balcunics liirthcr mitigatc lhc impact oi thc mass in accordancc «�ith thc Standards. (Standards. Scclion I O.13) • 7'hc duplcx, indudin�; thc porch, is sct back 30 fcct Gom thc sidcwalk. Historic O��erlay StandarJs would allo�� thc porch lo cxtcnd 5 fcct into thc front sctback. • In responsc to puhlic commcnts and thc Flistorical Commission rccommcndation, thc mass lias hccn finthcr mitigated by reducing thc ��idlh of lhc building and opening up a 1 i'(i' ��icw corridor to Pu�ct Sound. • Allo�ving tl�c 4:12 roof pilch docs not chans.�c scalc of thc building from thc strect vicw. In fact. it reduces thc height and bulk of the liuilding that would be created by providing a minimum ruof pi�ch of G:I Z. I�indin�s: L Thc I listorical Cnmmission rcvicwcd thc reyucst for altcring a standard of thc RuckcdGrand I lisloric Ovcrlay %onc. rcqucstcd bv thc applicant, to allow a portion of thc �oof lo havc a pitch of d:12 in�tcad of lhc minimum rcquircd G:12. 2. 'I'hc liistorical Commission, in considcring thc rcqucst in accordancc �aith �MC 19.33.U70.A, rcconuncndcd dcni,il bascd on findings stating thc rcason for disapproving thc rcyucst as Ibllo��s: 'I'hc builJing is loo big for lhc lot .md thc ncighborhood. Rcquiring thc 6:12 roof pi�ch ��ill limit thc sirc uf thc huilding.