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Large Wellington hillside proposal seeks variances for FAR and setbacks; ADR urges engineering and fire‑marshal review
Summary
A multi‑part hillside proposal for 02:30 Wellington requests an FAR variance (about 692 sq ft) largely to add a two‑car garage and reconfigure a 100‑year‑old house; ADR members praised massing improvements but raised concerns about height, retaining walls, fire‑safety (tree protection) and recommended engineering, survey verification and fire‑marshal consultation before a formal submittal.
A conceptual hearing at the Aug. 20 Ross ADR meeting covered a major hillside proposal at 02:30 Wellington that would replace an existing home with a new three‑bedroom, two‑story house (~2,400 sq ft), detached ADU with a garage above it, landscaping and a pool. The project team said the lot is steep, subject to the town’s hillside regulations and has an unusual shape that constrains buildable area.
The applicant said they are requesting an FAR variance of approximately 692 square feet; roughly 521 square feet of that request is to allow a two‑car garage to meet Ross parking requirements and to improve on‑site safety and access. The team also described efforts to reduce massing in the setbacks compared with the existing structure, relocating the pool and providing terraces and retaining walls where needed.
ADR members broadly praised design moves that break up massing and tuck new elements into buildable areas, but raised multiple technical questions: apparent roofline and eave encroachments relative to the 30‑foot height limit, the need for a survey to reconcile FAR baseline numbers, coordination with the fire marshal (especially for trees and driveway access), and whether the proposed garage/ADU proximity to a neighbor could be reduced by small rotations. Several members suggested pulling the house slightly nearer the garage to eliminate a sloped/tilted roof and preserve a flatter roof expression.
The applicant said they will supply engineering, drainage and survey information in the formal submittal and asserted the design reduces overall visible bulk versus the existing house. ADR members requested these materials and signaled conceptual support for relieving current site constraints where the design demonstrably reduces massing and preserves privacy for distant neighbors.
Next steps: applicant to provide survey verification, engineering and drainage analyses, and to consult with the fire marshal before a formal ADR or town council hearing.
