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HomeMy WebLinkAboutNARRATIVE LAZAR RESIDENCE 08-29-2019627 east peach ensitiodesign.com info@ensitiodesign.com PROJECT: Lazar Residence RE: Project Narrative DATE: August 29, 2019 EXISTING CONDITIONS: The project location is 608 N Tracy Ave, this is within the Imes addition. This lot is 12,408 sf (.285 acres). The site is zoned R-4 and is not located within a historic district. Tracy is a “local” street. Primary uses for R-4 zoning include detached ADU and single household dwellings. The lot is owned by Jenny and Aaron Lazar. The site is landscaped with evergreen trees, deciduous trees, fruit trees, grass, and vegetable gardens. There are no existing fences, save for a few rolls of chicken wire to contain chickens. The existing house is a 1,350 square foot single-family residence situated centrally along the west property line, adjacent to Tracy Avenue. The existing house is within the front yard setback (see drawings for distance). The house was constructed in 1903 and features wood framing, asphalt shingle roofing, a non-central gas furnace, and a gabled roof. The foundations are stone and the siding is lapped cementitious boards. It has 3 bedrooms and 2 full baths. It is one story. The original, architect, builder, and owner are unknown. The description of this house in the Montana historical and architectural inventory follows: This detached one-and-one-half story single-family residence has an open front porch recessed into the square plan at the corner. There is a corner turned post with spindle decorations of wood at the top. The two-bay facade is asymmetrical and consists of an off-center glass-paned front entrance with a fixed window in one facade and a double-hung window in the facade with the door. The frame foundation sits on a foundation that is not visible. The gable roof is covered with asphalt shingles and features boxed eaves. There is one central brick chimney. The axis of the roof is perpendicular to the house. Significance: This structure is a neutral element within a potential historic district. The integrity of this property has not been retained due to changes in original design and materials. The existing auxiliary dwelling unit is 600 square feet and is above a two-car garage which is situated in the northeast corner of the lot. The existing ADU does not encroach into the rear or side yard setbacks. The ADU and garage were constructed in 2013 and feature wood framing, asphalt shingle roofing, gas- fired radiant heat, and a gabled roof as well as small areas of flat roofing and roof decking. There are three shed dormers as well as a single inset dormer. The siding consists of lapped cedar and corrugated metal. The foundation is slab on grade. The ADU contains one full bath and one bedroom. The architect was Ensitio. The builder was Aaron Lazar. There are currently four parking stalls on-site, two in the garage and two in the driveway located off the alley. DEMOLITION It is proposed to demolish the entirety of the existing house and the existing walkway leading to the porch of the existing house. NEW CONSTRUCTION The new house will provide 2,754 square feet of living space, including the 1,040 square foot basement. There will be 3 bedrooms, 2 half baths, and 2 full baths. It will be two stories tall and will feature a gabled upper roof with asphalt shingles, a low sloped lower roof with membrane roofing and steel awnings at the front entry and rear deck. The siding will be pre painted standing seam metal installed vertically. All flashing and trim will be pre painted as well. The windows will be manufactured by Milgard, and will be silver in color. The eaves of the upper roof will be exposed cedar rafter tails and exposed cedar sheathing. There will be a small cedar privacy fence around the south end of the house. The fence will be of typical construction with 4x4 posts and 1x8 cedar boards. The house will include a two-car attached garage, and provide a further two parking stalls on the drive way. The project will have 10 available parking stalls, 8 onsite and 2 on-street. DESIGN The scale of the house is in keeping with the surrounding neighborhood. It will consist of 1,714 square feet of above-ground living space. The upper floor plate height is only 5'6” this reduces the over all height of the project by 2'6” over a typical two story design. The metal siding and asphalt roofing are of types commonly used within the neighborhood. Gable roofs partial flat roofs are common as well. The window sizing and placement visible from Tracy are banal. The main entry is visible and marked with a porch and an overhang. The glazing at the entry promotes an inviting design. The twin single car garage doors promote a human scale and are set back 8 feet from the main facade of the house to minimize the visual status of the garage and promote the presence of the inviting entry sequence. The house is quite shallow on the lot. This maintains a large private backyard to maximize the space available for leisure and the production of organic vegetables. That being said the large glazed entry maintains a visual connection between the largely private inner sanctum and the public domain. A feature that is important to a lively and safe neighborhood.