Loading...
HomeMy WebLinkAbout415 S Grand narative_04_21_229. Project Narra-ve providing a thorough descrip-on of what is being proposed including a list of all altera-ons/changes proposed on the property. A new 3 bedroom 3 bathroom home at 415 S Grand. All of the exis:ng buildings (garage, two sheds, and a studio) will remain on the property, unaltered. The par:al fence and lilac hedge along the north boundary will be extended from the exis:ng shed to the front of the house. This project is designed to meet all current guidelines with no variance or devia:on being sought and will involve: •new water main from the city and may require a new sewer main. •new driveway-cut and access from Grand Avenue The proposal aligns with the Bozeman City Commission!s recently adopted growth policy by providing living unit infill within the city limits. Moreover, this project addresses the concerns of the dissen:ng vote by Michael Wallner as it preserves and enhances the local neighborhood character. Preserving the integrity and character of 419 South Grand (the parcel that contained the lots of 415 S Grand un:l the sale is 2016) as well as the rest of the neighborhood has been a guiding principle throughout the design process. These considera:ons are more thoroughly addressed in items 10 and 17. 10. Historical informa-on such as pictures, plans, authen-cated verbal records and similar research documenta-on that may be relevant to the proposed changes to the property. Un:l 2016 the lots that comprise 415 S Grand were part of the 419 S Grand estate. The 419 S Grand estate included the primary residency which was built in 1892 by the Mar:n family. The house was passed on to Julia Mar:n. Upon her death the property was vacant for a couple years and then purchased by Ray and Kay Campeau in 1968. Ray and Kay have maintained the exis:ng structures throughout their ownership and added a garage/studio apartment in the 1990s. This is referred to as the carriage house and is s:ll part of the 419 S Grand estate. Ray and Kay sold the two lots that comprise 415 S Grand to their son Tony in 2016. As such, Tony Campeau the current owner, occupant and individual proposing this development is only the 4th owner of this land since prior to 1892. The current structures at 415 S Grand will remain intact. These include: •The original chicken coop for the property which is now a shed/greenhouse. •The original 2-car garage. One stall is s:ll a func:onal garage. The other stall was converted to a workshop by Ray Campeau in the 1970s. •The second garage for the house which was originally converted to a studio by Ray and Kay Campeau in the 70s and remodeled by Ray and Tony Campeau in the 90s. •A second shed that was originally built by Ray and Tony Campeau in the 80s and rebuilt by Tony in 2018. Each of these structures feature shiplap siding and colors that are consistent with the rest of the struct ures on 419 S Grand and will not be altered as part of this proposal. The integra:on of the new building at 415 S Grand Bozeman within the context of the neighborhood has been a driving concern from the very earliest design considera:ons. Building Orienta-on and Placement on Lot: The building sits on the northern-most por:on of the prop erty. This site selec:on was done to preserve the yard between 415 and 419 South grand. By pres erving the yard, the open-space and street view of the historic 419 South Grand is preserved as is the vie w of some of the historic buildings that sit back further on the lot. The new building defers to the exis:ng 419 S Grand structure in size and loca:on. Building Design Features: The mass and shape of the new structure also fits the neighborhood with many shared design elements. A prominent front porch with pillars and a stone founda:on compliment many of the historic buildings in the neighborhood. The gabled roofs are a standard pit ch, and the south elevation with it's bump-outs are pa_erned houses at 419 and 501 South Grand. The front facade uses patterns similar to 419 and 701 South Grand with the wrapping porch and second floor porch s with 701 At the same :me the building presents a modern feel with exposed post and bea m :mbers prominent from the street view as well as the cladding for the slender and short bump-outs. Siding and Coloring: The primary siding will be concrete board in 5-inch exposure lap siding with horizontal orienta:on and will be painted the same off-white as the other prop er:es at 419 and 415 south grand. The other building use a wood shiplap. This will be a newer, lo w maintenance, more environmentally friendly siding but with a very similar look and feel. The s econdary siding is a steel ship lap with an 1/2" reveal & 12" exposure both in vertical and horizontal applications this provides a modern feel to the new structure. 17. For a new infill dwelling/structure, provide addi-onal informa-on to demonstrate how the new st ructure fits within the context of the exis-ng neighborhood. This shall include a streetscape study of p roposed structure within the context of the block face, a discussion of how the style and materials r elate to the exis-ng environment, and how the project complies with applicable NCOD guidelines.