HomeMy WebLinkAboutNCOA Project Narrative 7-7-20201. Project Narrative
The project consists of a remodel plus addition to the additional dwelling unit/carriage house at
423 S Tracy Avenue, in the South Tracy-South Black Historic district, constructed circa 1910. The
new floor plan will move the existing living room wall to the east to support the second floor
balcony. The covered porch will enlarge and wrap around the east side of the building, the south
side of the porch will encroach on the property easement, detailed in the deviation per Sec
38.250.050.
The current main floor square footage of the carriage house is approximately 442, with 84 square
feet of exterior storage. The addition will increase the square footage of the carriage house by 91
square feet (~5%). The remodel will switch some exterior storage space into interior space. The
proposed square footage will be 569 of livable and 48 of exterior storage. All of the remodeling
and addition will occur on the east side of the carriage house. No changes will be made to the west
side of the carriage house.
2. Historical information
See attached Historical Inventory.
The removal and alterations in this project touch upon the least historically relevant aspects of the
carriage house.
The addition of the covered porch and hip roof will add to the historically accurate aspects of the
carriage house as well as duplicate the porch of the main house.
3. Elevation pictures
4. Site plans
5. Elevation diagrams
6. Elements to be removed or altered
Checklist items 3, 5 and 11 (before/after floor plans 2.1, 2.2 and 2.3, existing elevation pictures 3.1
and 3.2, and planned elevations 3.3 and 3.4) indicate which elements are to be removed, replaced
or added.
7. Demolition analysis for non-conforming - NOT APPLICABLE
8. Infill context study - NOT APPLICABLE
9. Window/door changes & replacements
A schedule of window changes and additions is included in the new floor plan drawing 2.3.
10. Window cut sheets
The project will utilize JeldWen W2500 double-hung and awning windows. A V2500 brochure and
the double-hung and awning spec sheets are attached, with filenames as below:
JW w2500 brochure.pdf
JW w2500 Awning.pdf
JW w2500 DH.pdf
11. Floor plans
See attached before and after floor plan drawings 2.1, 2.2 and 2.3.
12. Parking plan - NOT APPLICABLE (no bedrooms being added)
13. Schedule of phased project - NOT APPLICABLE
14. Neighborhood commentary summary - NOT APPLICABLE (not a major project such as new
home)
15. Deviation
a. The roof & elevation of the addition on the east side will be a traditional wrap around hip
roof over the covered porch, mirroring the design of the main house on the property. The
living room windows will be replaced with double hung JeldWen windows that mirror the
traditional look of the main house. The second floor windows on the east wall will be
replaced with classic French doors to the balcony. Both these changes will add to the
historical significance of the carriage house.
b. Modifications will not have any adverse effects on neighboring properties.
c. The addition will not have a negative impact on public health or safety.
d. The remodel adding a partial wrap around porch will contribute to the historic character of
the community.
16. Shown in Site Plan
17. Shown in Elevations