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HomeMy WebLinkAbout012 Project Narrative & Current PhotosMay 12, 2023 Planning Review RE: PROJECT NARRATIVE The project is located at 701 North Montana Avenue on the northwest corner of the intersection with East Cottonwood Street. The project is zoned R-2 (Residential Two- Household Medium Density District). The Historic Neighborhood Certificate of Appropriateness Application proposes that we demolish the existing residence, construct a new 4032 square foot residence with minor improvements to landscaping, raised gardens and new fence. Chapter 2 Narrative Responses A. Topography The new Alsentzer home will be re-using the vast majority of the existing dwelling’s basement space, and as such there will be minimal new excavation. Additionally, no grade changes are proposed on the site; the new dwelling’s foundation will conform to the existing garage/ADU and East-West orientation of the lot functionally and visually, and no cut and fill slopes will be created. B. Street Patterns The new dwelling will retain and re-use the existing dwelling’s footprint and predominant location on the lot. The new dwelling will provide more square footage above and beyond the existing dwelling, all while staying within lot setbacks and retaining the linear East-West spatial orientations of the lot. Open space will likewise remain located within the lot, centrally, and along the southern lot border, and as such retains the historic settlement pattern. C. Alley This new dwelling unit only consists of changes to the eastern half of the lot and does not affect alley ways. No changes are proposed and therefore this criterion is not applicable. D. Streetscape The new dwelling unit is located in Bozeman’s North-east neighborhood, just south of the old City Maintenance Lot, to the west of Rouse Ave, and to the North of Peach St. This unique neighborhood is characterized by old growth trees along streets, un-paved alleys, a lack of sidewalks, and non-confirming historic dimension streets of a larger than average dimensional width. In short, the neighborhood possesses a unique and diverse character that is distinct from the traditional curb-and-gutter suburbs and utilitarian sidewalks often found on Bozeman’s western developments. The lot owner proposes to retain the undeveloped southern property line without a sidewalk for the following reasons and mitigating factors. First, there are no connecting sidewalks along Cottonwood Ave anywhere west of the lot. Therefore, there is no utility in requiring a sidewalk along the southern lot line, and requiring a sidewalk will not result in any significant public, health, safety, or welfare benefit. Second, the existing southern lot boundary possesses old growth, mature trees and canopy within the traditional sidewalk zone, and installation of a sidewalk would require destroying old growth trees, an action contrary to the expressed policy of the City of Bozeman. Removal of a mature tree for a non-essential sidewalk, and nathan@ scenicdesignstudio.com 8200 Saddle Mountain Rd, Bozeman, MT 59715 406-223-5524 then requiring re-installation of new canopy tree, is nonsensical and counter-intuitive. Moreover, the entire length of Cottonwood west to Centennial Park contains like mature trees abutting the southern property lines. It is incredibly unlikely that any sidewalks will be constructed in the foreseeable future by those long-time homeowners, and here again imposing a new sidewalk requirement now lacks utility. Third, the homeowner sought - and was granted - a CUP to build an ADU/garage on the western half of the lot in 2014, at which time City Planning told the homeowner it would not have to install a sidewalk along the southern lot line due to, among other items, the mitigating factors mentioned herein. It presents an arbitrary new burden to require a sidewalk on the southern property line now, less than ten years later, particularly given the lack of connectivity to other sidewalks in the neighborhood and the destruction of mature old growth trees. Finally, the character of the neighborhood is that of old, non-conforming city streets without sidewalks, and requiring a sidewalk with zero utility serves no one, least of all the public or the neighborhood character. To the extent pedestrian means remain an infill priority of the City, existing sidewalks are available one block south and north of the residence. For these mitigating reasons, the homeowner requests the City exercise its discretion to waive the default requirement to install a sidewalk along the southern lot boundary. E. Landscape Design As discussed above, the applicant seeks to preserve the existing mature, significant old-growth tree along the southern property line on Cottonwood Ave. Likewise, the applicant intends to preserve the mature lilac bush growths that span the western half of the lot along the property line. The existing dwelling has utilized extensive xeriscaping style landscape design and drought tolerant plants, raised garden beds with irrigation, and native plants. Upon completion of the new dwelling, the owner intends to rebuild the eastern and southern exposures in similar xeriscape, drought tolerant fashion. F. Building Form The proposed new dwelling is a modern interpretation of a colonial style, rectangular home. The new dwelling retains the linear East-West length common to existing dwelling and to the neighborhood. Likewise, the new dwelling retains the two-story height common to the neighborhood. Sloping roof pitches with traditional aesthetic gables and window trim are proposed to continue both the themes of the existing garage/ADU, and to retain the charming simplicity of many traditional homes in the Northeast Neighborhood G. Solid-to-Void Ratio The new dwelling retains a similar proportional ratio of solid-to-void found on the existing dwelling, which uses extensive south-facing windows to garner light. Solid-to-void ratios remain proportional, and consistent, on all cardinal aspects of the home and congruent with existing trends in the neighborhood. H. Materials The new dwelling uses exterior materials consistent with neighborhood characteristics. It retains horizontal and vertical siding, continuing visual linear lines already present on the lot and on adding lots. Similarly, exterior paint choices mirror the whites found on several homes within one-block distance. The new dwelling uses a small portion of vertical siding to accent a dormer on the second story, south facing wall, lending a modern interpretation of traditional board-and-baton siding seen in dormer walls in the neighborhood. I. Architectural Character The new dwelling represents a modern interpretation of a traditional two-story home. It uses similar aesthetic contours but possesses both modern exteriors and visually inviting accents that both complement its position as a corner-lot and improve the neighborhood aesthetics. Page 3 of 6 – ALSENTZER RESIDENCE SCENIC DESIGN STUDIO 8200 SADDLE MOUNTAIN RD | BOZEMAN, MT J. Parking Three existing on-lot parking spaces are retained, based off alley access on the western lot line and one in the garage. The new dwelling structure does not include any improvements to the western half of the lot, and therefore as required parking spaces are provided, this criterion is not applicable. K. Buffers The existing lot provides and nourishes mature, old-growth vegetation along the southern and eastern property lines, including mature elm, crab apple, and lilac bushes, all of which provide a visual buffer from the long linear frontage along Cottonwood Ave. After completion of the new dwelling the homeowner will re-install a new perimeter fence in character with the lot structures and conforming to visual sight requirements of the BMC. L. Site Lighting The new dwelling will use shielded lighting that minimizes off-site glare. M. Utilities Utility access will remain unchanged on the site, coming from the alley located on the lot’s western boundary. Chapter 3 Narrative Responses A. Public and Private Space The new dwelling retains a primary interior “front yard” partially visible and abutting the southern lot lines and Cottonwood Ave. It will also retain a front yard along the eastern lot lines and Montana Ave, including setbacks. A walkway to and from the front entrance on Montana Ave is provided, as well as interior walkways to the western entrance. B. Building Mass and Scale It is notable that the eclectic development patterns of the dwelling’s block include a 4-story rental condominium, one-story apartment rentals, and both one and two-story single-family residences. The new dwelling retains the two-story nature of single-family residences in the neighborhood, including those two-story residences directly across the street from it on North Montana Ave. Furthermore, the new dwelling keeps the same visual height as the dwelling it replaces. Similarly, the front range of the building stays both within lot setbacks and presents a continuity with other frontage visuals within the neighborhood by virtue of a clear front entrance, proportional void, and mass, and retained front yard open space. C. Roof Form New dwelling rooflines continue the visual and structural character of the ADU/garage on the lot, and continuity with other two-story residential dwellings across the street on N Montana Ave. D. Secondary Structures The new dwelling does not include any secondary structures and only provides for new construction of lot features on the eastern half of the lot. A CUP for a garage/ADU was sought and granted in 2014 for the western half of the lot. Page 4 of 6 – ALSENTZER RESIDENCE SCENIC DESIGN STUDIO 8200 SADDLE MOUNTAIN RD | BOZEMAN, MT E. Multi-family household This element is not applicable; a single-family residence is proposed. F. Fences The existing lot utilizes an inviting 50-50 visibility low wood fence along the eastern and southern property line. Doing so creates both intimacy, while still inviting visual inquiry of the interior spaces, which as noted above are extensively landscaped in xeriscaping and garden styles. The homeowner will replace and rebuild the fence in a similar inviting style, in compliance with BMC visual attributes, after completion of the new dwelling. We anticipate a starting date of June 1, 2023, for start of construction and finishing August 1, 2024. Sincerely, Nathan Harmon, LEED-AP SCENIC DESIGN STUDIO Page 5 of 6 – ALSENTZER RESIDENCE SCENIC DESIGN STUDIO 8200 SADDLE MOUNTAIN RD | BOZEMAN, MT EAST ELEVATION NORTH ELEVATION Page 6 of 6 – ALSENTZER RESIDENCE SCENIC DESIGN STUDIO 8200 SADDLE MOUNTAIN RD | BOZEMAN, MT SOUTH ELEVATION WEST ELEVATION