The GPNA Issues
Land Use - Variance - LU-06-113856AD
Our letter of April 11, 2006:
City of Portland
Bureau of Development Services
Land Use Services Division
1900 SW 4th Ave
Portland, OR 97201
To Whom It May Concern:
The Grant Park Neighborhood Association (GPNA) is opposed to both adjustments being proposed at 3510 NE Knott Street (2006-113856-000-00-LU). ÊThis land use adjustment was discussed at the Executive Board Meeting of the GPNA held on March 28, 2006.ÊÊA majority of the board members voted to oppose this adjustment.
This adjustment request is not in keeping with the qualities of our neighborhood, which have made it such a desirable place to live. Further, the proposed design is not in keeping with the architectural style of the surrounding homes and the reduced driveway depth increases the potential hazard to pedestrians and, by extension, vehicular traffic.
Garage Width."The proposed increase in garage door width on the street elevation is not compatible with other homes in this neighborhood. Grant Park is composed almost exclusively of older homes and most garages are single car detached garages set back behind the house." There are occasionally conditions, similar to this adjustment, in which a single car garage is located in the front of the basement, facing the street. In these circumstances the garage width rarely exceeds 1/3 of the overall house width. There is no known condition in the Grant Park Neighborhood where the garage width even approaches the 50% that is allowed by the zoning code.
The two adjacent garages would be the primary element occurring at the street level. ÊPedestrians walking past this house would be presented with approximately 30 feet of driveway width and garage frontage.ÊThe house above may open onto the street but the pedestrian cannot appreciate this. The garages would dominate the street level view. The plans do not show a pedestrian entrance for this site. In this situation, the garage becomes the primary feature of the house as viewed from the street level. The existing garage design is already contrary to the typical condition and expanding on this design is inappropriate.
Garage Entrance Setback. ÊThe garage entrance setback poses a safety concern.ÊThe proposed 10 ft setback does not provide adequate space for a car to park in the driveway without obstructing the street and the sidewalk. ÊKnott Street has heavy vehicular traffic. While the existing garage driveway does not meet current code requirements, adding a second garage doubles the potential for blocking the flow of pedestrian traffic. If a car obstructs the sidewalk, pedestrians may opt to walk out into the street.ÊThis residence is located close to Hollyrood School. The Grant Park Church (NE 34th @ Knott Ave) gymnasium facility is utilized by Hollyrood students, so it is not uncommon to have children walking along this street. ÊIt is also close to bus stops located along 33rd Avenue.
The location of garage at the front of the house, combined with the increased width will have significant impact on the character and scale of this neighborhood.ÊIt is not in keeping with the surrounding homes and garage placement.ÊThe proposed design offers nothing to mitigate the effects of these adjustments. The conditions of this site ö the topography and the street corner ö are not sufficient justification for granting such adjustments. We recommend that a design be proposed that achieves the goals of the zoning code within the constraints of this particular site.
Sincerely,
Michael Kinney
President
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