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903 Pine narrative903 Pine Street Public Hearing Narrative 903 Pine Street is a large 11,542sf residential property at the northeast corner of 9th and Pine Streets. The primary structure, an Italianate style house built in 1877, is currently the only building on the lot. However, a Sanborn map dating from 1918 shows three additional buildings were once on the parcel. Rather than adding to the primary structure where little has changed to the footprint since the 1918 map, the owners Jina Park and Alan Russell, would like to build a detached 800sf Accessory Dwelling Unit at the rear of the lot. Even with this additional square footage, the total overall FAR and Building Coverage on the property would be well below the maximum allowable by zoning. Our goal with the proposed design of the ADU was to take cues from the house but keep it simple in shape and footprint, similar to a typical historic accessory structure, but modern and modest in detail and use of material. We also wanted to take advantage of the large, sloping site and views to the south. As designed, 80’-0” would separate the house from the ADU. Existing landscape, a low wall with steps and mature trees and shrubs, creates a natural break at the midpoint of the lot and the feeling of two separate yards offering privacy for each building. While parking isn’t required for ADU’s in a historic district, we located the building as far north and west as possible to allow for potential parking (and required backup space) to the rear or east side of the structure if necessary in the future. Because we aren’t proposing a garage that requires vehicular access from the alley, we’re able to push the ADU into the ground approximately 4’. Doing this minimizes the height and mass of the building on the alley and helps us stay within the City’s accessory height limit which is exacerbated by the slope of the lot. It also allows us to have a gable roof (rather than a flat roof) similar in slope to the gable on the house. In organizing the floor plan, we located the private spaces to the north in the sunken end of the structure and public spaces to the south to capture the views and sunlight. A linear core of storage on one side and kitchen cabinets and appliances on the other separates the private and public spaces. A change in floor elevation follows the natural slope of the lot and further defines the separation. A small covered porch on the east side of the building marks the entry to the ADU - a modern, simple interpretation of the house’s covered entry. Keeping in mind this new building is a dwelling, not a garage, we’re proposing a simplified 2 over 2 painted, wood, double-hung window similar in pattern and proportion to the house. We’re also proposing a skylight on the east sloping roof - not visible from 9th Street - to provide light and ventilation in the bathroom as well as privacy from the alley. As proposed, the building would be clad in painted vertical tongue and groove wood with a single gable asphalt shingle roof - modest materials compared to the brick of the house and elaborate hipped roof. Window and door trim, eaves and rake details on the ADU are minimal. A single, continuous datum line created by a break in the siding wraps the building, organizing and connecting all doors and windows. A covered stoop on the southwest corner of the building, contained by the roof, provides covered access to the yard and deck. Lastly, while we strived to make a simple, elegant building, pleasing to view from all sides, the reality is very little of the ADU will be visible to the public. The stepping 6’-0”+ brick fence and mature landscape within the property along 9th Street will soften and obscure a significant portion of the structure. The building as seen from the alley will be low in height and mass and in keeping with the humble character and form of typical historic accessory structures.