HomeMy WebLinkAboutProject Narrative 08-05-2019DOCUMENT: Project Narrative
PROJECT NAME: 309 N Bozeman Ave Demolition and Rebuild
ADDRESS: 309 N Bozeman Ave, Bozeman MT 59715
We propose to demolish and rebuild the existing house and garage at 309 N Bozeman Ave.
Main House: The existing house needs such significant upgrades, that demolition and rebuild
seems the only answer. The current foundation is limited to a 12” deep stem wall, with no footer, and is
cracked in multiple places. Several major floor joists are also cracked, as is the exterior wall framing
where it meets the second floor, resulting in severely sagging floors and roof. Much of the electrical
remains nob and tube, while the insulation is wood shavings. Additionally, the house sits 13’ from the
front property boundary, instead of the required 15.’ The proposed rebuild is a traditional looking, cross
gabled, two story house, with an unfinished basement. The design is for 2353 square feet of finished
space, including three bedrooms and three bathrooms. Overall, the design is intended to fit with the
character of the neighborhood, both in scale and style, but be unique enough to bring variety.
Garage: The existing garage is of no historic significance and is located in the middle of the lot,
making it both impractical and non-traditional. We propose to demolish the existing garage and rebuild
in the rear of the lot along the alley. The design is a two-car garage with a 596 square foot ADU above it.
We propose and a simple 2:12 shed roof shape with the highest point of the roof eave reaching 22’, 3’
shorter than the peak of the main house. Tearing down the existing garage and building a new two car
garage with and ADU will enable the garage to function better for storage and parking, create a more
contiguous backyard, and increase density without changing the character of the neighborhood.
Utilities: The project will also involve all new utilities, including electrical, gas, water supply, and
sewer. Currently, the power lines droop within an arm’s reach through the length of the yard. We
propose to bring power in from the alley to the garage via an overhead line, and then burry the line to
the main house. The current gas line and water supply line are both located where the rebuild is
proposed, and need to be replaced. Gas will be brought in from the alley into the garage, and then
routed to the main house. Water will come into the main house from Bozeman Ave, and then sent back
to the ADU. We propose the new line be increased from a ¾” line to a 1” line to meet the demands of
an ADU and potential sprinkler system. Our existing sewer line has been scoped and deemed adequate,
and we propose to only replace as much as will be disturbed by the project. Sewer from the ADU will be
piped to the main house, and then connect to the existing system.