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HomeMy WebLinkAbout305 N. Wallace ADU Narrative_Rocky Mountain Juniper LLC-V2Rocky Mountain Juniper ADU Re-development Project 305 N Wallace,Bozeman,MT Table of Contents 1.Project Summary 2.Site Design 3.Building Design /Composition 4.Requested Departures 5.Requested Deviations 6.Conclusion 1.Project Summary The Rocky Mountain Juniper ADU residential re-development project aims to enhance the safety of a residential lot while addressing Bozeman's in-fill housing needs and increasing density in downtown Bozeman.The additional dwelling unit (ADU)will be used as a long-term residential unit in the city's most walkable neighborhood,where in-fill density is a top priority. The existing shed structure is foundationally unsafe,with structural engineers recommending its demolition due to severe torsional flexion and strain.The historical log shed is located 2 feet from the north property line and 3 feet from the west property line. With the approval of the demolition and new construction permit,the project will comply with zoning setbacks by setting the new structure 4.8 feet from the north and west boundaries,with a 20%deviation from the 6-foot threshold standard.The new structure will complement the neighborhood with a similar feel to the historic shed and maintain a low profile as a single-story unit.The design,featuring a traditional gable roof and natural materials,will blend seamlessly with the neighborhood's characteristics,enhancing its appeal.Local Montana State Architecture Graduate and neighbor to the project will lead the design,showcasing a gold standard example of community-focused development. 2.Site Design Access /Parking The ADU re-development will be accessed via two points:the main driveway on Wallace at 305 N Wallace and a walking easement from Davis Street.There are three off-street parking spots, with additional street parking available on Wallace and Davis Street. Landscaping All site areas not covered by the building footprint or hardscape will be landscaped with a focus on drought-tolerant design practices.The landscape design includes large canopy trees, ornamental trees,and various planting beds with mulch ground covering.Turf areas will replace traditional grass for water conservation. 3.Building Design /Composition The architect and owner are focusing on LEED Architecture inspiration to provide an environmentally responsible living development.The building will be approximately 18 feet tall, composed of corrugated metal siding with wood and steel accent elements.The design incorporates a traditional gable roof form inspired by the existing historical shed and the ridgeline of surrounding mountain ranges.The primary cladding materials will be a mix of wood and corrugated metal for siding and roofing. 4.Requested Departures Lot Size The lot size is 4,148 sq/ft.A departure from the 1000 sq/ft requirement for additional lot area is requested.ADUs may be permitted without the additional lot area requirement to reduce production costs and increase housing production,consistent with the city's adopted growth policy and purposes of this chapter.These departures are particularly applicable to in-fill sites and missing middle housing.Sec.38.320.070. 5.Requested Deviations Deviation from Underlying Zoning Requirements A deviation of 20%from the 6-foot setback requirements is requested,allowing for a 4.8-foot setback from the north and west property lines.This modification will have minimal adverse effects on abutting properties and will move the redevelopment away from an existing neighboring residential unit.Deviations from zoning requirements encourage restoration, rehabilitation,and appropriate new construction that contributes to the historic character of the community.Sec.38.340.070 Historical Appropriateness and Site Context (V2) The property in question has a long-standing historical site-plan with fertile soils on its south side,which has been a defining feature of the site.This allows for growing food and supports the pioneer spirit of the originators of this NorthEast Neighborhood as the first settlement off the train tracks.The soils benefit from optimal southern exposure,which is crucial for its productivity and the overall homestead aesthetic.Thus,the deviation we are requesting is historically appropriate for several reasons: 1.Preservation of Historical Soil and Site Use:Historically,such food gardens were essential for self-sufficient living where food could be scarce in the early days of Bozeman,these gardens helped provide vegetables and herbs for the households in this neighborhood of Bozeman.Within the city of Bozeman,the Northeast neighborhood has the most fertile soils that can support orchard trees and gardens to grow food.By allowing the deviation,we can preserve this important aspect of the site’s historical use and character.The alternative,strictly adhering to the current setback requirements, would disrupt this garden,reducing its sun exposure and effectiveness and eroding a significant historical element of the property. 2.Consistency with Existing Structures:The existing shed,which will be removed, currently sits within the setback area.Historically,structures on this property have been placed to optimize the use of outdoor space.By positioning the new structure near the footprint of the existing shed,we maintain the historical pattern of site usage.This approach ensures that the new construction is more in line with the property’s historical context than it would be if we adhered strictly to modern setback rules.It preserves the historical layout and use of space,which is a key consideration in maintaining the site’s historical integrity. 3.Impact on Neighboring Properties:The requested deviation will not introduce any new impacts to neighboring properties.The shed that is currently within the setback will be replaced with the new structure,meaning there will be no significant change to the site’s relationship with adjacent properties.Moreover,maintaining the garden and its southern exposure is consistent with the historical development patterns in the area,contributing to the overall historical character of the neighborhood. In conclusion,the requested deviation is more historically appropriate for the building and site in question than strict adherence to the current setback requirements.It allows us to preserve the historical garden and the overall site layout,which are critical to the property’s historical character and the quality of life for future tenants of the ADU project.The proposed plan maintains consistency with existing structures and ensures that the site continues to contribute positively to the historical fabric of the community.See photo 1D Thank you for considering this justification.We believe that this deviation is in line with the criteria set forth in Section 38.340.070(A.1)and will enhance the historical appropriateness of the site. 6.Conclusion The re-development project at 305 N Wallace will enhance safety by removing a compromised existing structure located near a neighboring residential unit.The project provides a significant benefit to the local community by adding an in-fill housing unit in Bozeman's most walkable neighborhood,where density in-fill is a top priority.This development will offer a long-term tenant a home in a desirable location,within walking distance of job opportunities in downtown Bozeman.The project not only addresses housing needs but also supports local designers and enhances the overall appeal and soul of the Northeast neighborhood. This document outlines the project in accordance with Bozeman city codes and standards,providing a clear and concise description of the re-development plan.Sources:Sec.38.320.070./Sec.38.340.070 See below for pictures and drawings of the site. 1A.See brace on North side holding the torsion of the existing structure. 1B.Photo from NW Property Corner Boundary 1C.View from NE property Line 305 N Wallace on Left (historic shed)and 307 N Wallace white shed on Right as an ADU conversion. 1D.Existing Historic Structure from primary residents back deck.Notice buckling posts of N and S walls due to open face of East side of shed with sliding door.Notice Historic fertile garden on South side of structure.