HomeMy WebLinkAboutProject Narrative - 11.30.2020PROJECT NARRATIVE (REVISION #1)
Schwalm Studio
REVISION #1
The following questions & corrections were addressed: 1. The continued legal non-conformity of the accessory structure to be used as an ADU is hinged on
Sec.38.320.040 Nonconforming Structures b. “The right to operate a nonconforming structure
terminates when the structure is destroyed by any means of more than 50 percent of its replacement
cost at the time of destruction.” Staff will need a detailed plan outlining the associated demolition work and cost estimates, versus a complete replacement cost of the existing structure to ensure the structure does not lose its legal nonconforming status. A comparison of replacement cost vs. % demolished was calculated to show a maximum of 45% of the replacement cost of the structure would be demolished. Revision Sheet: Replacement & Demo Cost - 11.30.2020.pdf
2. As per Sec.38.360.040. all ADU’s require one designated off street parking space, correctly
dimensioned and labeled as being either paved or graveled. Please show this information on the site
plan.
A designated ADU parking spot was added (gravel) in the rear yard setback off the alley. Revision Sheet: A001 Vicinity Map and Photo Elevations - 11.30.2020 Rev1.pdf
PROJECT NARRATIVE
Schwalm Studio
PROJECT SUMMARY
Remodel of an existing, non-conforming, outbuilding (Studio) - and convert it into an Accessory Dwelling
Unit.
CURRENT USE/HISTORICAL CONTEXT
Date of Construction of Structure: 1967
Size of Existing Studio: 14’x24’ footprint with an additional 114sf Loft area.
2 “Lean-to” Sheds are attached (5’x6’ & 5’x8’)
The 1984 Historical Survey describes the House, but only states that “Outbuildings include a shed.”
http://weblink.bozeman.net/WebLink8/0/doc/152784/Electronic.aspx
However, the 1984 photo shows the outbuilding in the background, in what appears to look exactly the
same as today:
http://weblink.bozeman.net/WebLink8/0/doc/202750/Page1.aspx
There is a concrete apron in front of the outbuilding, most likely to once have been a Garage. However,
the neighbors I have spoken to, only can remember it as a converted “Studio”. The Studio has been
rented and served as a “detached” bedroom in the past by previous owners & tenants. However, with
no plumbing or kitchen, occupants had to walk (or run in the wintertime) across the yard to the Main
House.
FUTURE USE
Identifying the demand for housing, and stated as a need within Bozeman’s Growth Policy, the goal
would be to turn the existing Studio into an Accessory Dwelling Unit (ADU) with a bathroom & small
kitchen.
While this structure could be demolished, and a larger ADU could be built within the setbacks on the
existing lot, the Studio is a cherished contributor to the “Character of the Neighborhood.”
The Northside neighborhood has a long history of valuing ‘quirky’ structures and, specifically, an
appreciation for outbuildings. This appreciation is epitomized by the Annual Parade of Sheds; where a
trumpeter kicks off the festivities for the costumed participants – and a tour is led through the streets to
view the neighborhood outbuildings, sheds, & gardens.
ALTERATIONS/CHANGES
The existing Studio will be unaltered on the exterior as little as possible to keep the same appearance.
Walls, Siding, & Roofing will remain. Insulation and Windows will be replaced to meet the current
energy codes. Most windows will be replaced to fit the existing size. Some windows will be modified in
height to fit the future floor plan configuration; and some windows will be removed, infilled, and re-
sided to match the existing siding; this will be enacted to provide structural shear walls, to enhance the
future stability of the structure. The front entry door will be shifted and raised in height to meet the
code minimum height. A rear egress door will also be added.
A shed is also proposed, replacing the 5’x8’ “lean-to” structure. This shed will have an exterior door,
separate from the Studio. It will be placed on the interior of the lot (within the setbacks). Roofing will
match the existing studio roof. Siding will be complementary 1x wood siding, stained.