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Home My WebLink About001 - A000 - COVER SHEETPROJECT & TEAMPROJECT NAME:PROJ # 2410: BROWN REMODEL PROJECT ADDRESS:430 N TRACY AVE. BOZEMAN, MT 59715LEGAL DESCRIPTION:BEALLS 2ND ADD, S07, T02 S, R06 E, BLOCK E, Lot 23-24, ACRES 0.212OWNER & GENERAL CONTRACTORBRADY BROWN - B2 BUILDERSJESSICA BROWNARCHITECTMFGR DESIGNSSTRUCTURAL ENGINEERRICK SNIDARICH, P.E.STAHLY ENGINEERING & ASSOCIATESADDRESS & CONTACT430 N TRACY AVE. BOZEMAN, MT 59715brady@b2buildersmt.comjess@b2buildersmt.com125. N. WALLACE AVE. BOZEMAN, MT 59715PO BOX 1001 BOZEMAN, MT 59771office@mfgrdesigns.com851 BRIDGER DR # 1BOZEMAN, MT 59715rsnidarich@seaeng.comAPPLICABLE BUILDING CODES2021 INTERNATIONAL RESIDENTIAL CODE (IRC)2021 INTERNATIONAL MECHANICAL CODE (IMC)2021 INTERNATIONAL FUEL GAS CODE (IFGC)2021 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)2020 NATIONAL ELECTRICAL CODE (NEC)2021 UNIFORM PLUMBING CODE (UPC)(IAPMO)PROPERTY INFOLEGAL LOT DESCRIPTION: ZONING:LAND USE:COMMUNITY PLAN FUTURE LAND USE:HISTORIC DISTRICT:NEIGHBORHOOD:YEAR BUILT:BLOCK FRONTAGE:BEALLS 2ND ADD, S07, T02 S, R06 E, BLOCK E, Lot 23-24, ACRES 0.212R-2SFR (SINGLE FAMILY RESIDENTIAL)URBAN NEIGHBORHOODNORTH TRACY AVENUENORTH EAST NEIGHBORHOOD ASSOCIATION1880LANDSCAPEDAREA CALCULATIONSLOT AREA:TOTAL GROSS SQUARE FEET, EXISTING:TOTAL GROSS SQUARE FEET, PROPOSED:TOTAL LIVABLE SQUARE FEET, PROPOSED:TOTAL LOT COVERAGE:REAR YARD LOT COVERAGE:FLOOR AREA RATIO:9434 SF2622 SF (PRIMARY DU) 5585 SF3864 SF36% (<40%)25% (<40%)0.58:1 (<.75:1)BUILDING DATACONSTRUCTION TYPE: VSMOKE ALARM SYSTEM: COMPLIANT WITH 2021 IRC R314NUMBER OF STORIES: 2FIRE SEPARATION BETWEEN GARAGE & ADU: 5/8" TYPE X GWBZONE USE, SIZE & INTENSITY INFOPERMITTED USES:MAX LOT COVERAGE: MAX F.A.R.: SETBACKS:MAX HEIGHT:MAX HEIGHT (ACCESSORY STRUCTURE):ADU MAX SIZE:PARKING REQUIREMENTS:RESIDENTIAL & ADU40%0.75:1FRONT: 15'SIDE: 5' REAR: 20'VERTICAL: STEP BACK AT 45 DEGREE ANGLE ABOVE 15' ON SIDEYARD SETBACKS (BMC 38.360.030.G) FOR ADU/DETACHED GARAGE40' FOR ROOFS 3:12 OR GREATER, 30' FOR ROOFS LESS THAN 3:12 - SEE A400 FOR BUILDING HEIGHTSADU LESS THAN PRIMARY DU HEIGHTMCA 2023 76-2-345.2 ADU REGS. A MUNICIPALITY MAY NOT:(G) SET MAXIMUM BUILDING HEIGHTS, MINIMUM SETBACK REQUIREMENTS, MINIMUM LOT SIZES, MAXIMUM LOT COVERAGES, OR MINIMUM BUILDING FRONTAGES FOR ACCESSORY DWELLING UNITS THAT ARE MORE RESTRICTIVE THAN THOSE FOR THE SINGLE-FAMILY DWELLING ON THE LOTMCA 2023 76-2-345.1 ADU REGS. (C) IF THE ACCESSORY DWELLING UNIT IS DETACHED FROM OR ATTACHED TO THE SINGLE-FAMILY DWELLING, IT MAY NOT BE MORE THAN 75% OF THE GROSS FLOOR AREA OF THE SINGLE-FAMILY DWELLING OR 1,000 SQUARE FEET, WHICHEVER IS LESS.MIN. 2 SPACES FOR PRIMARY DWELLING AND AN ADDITIONAL 1 SPACE FOR THE ADU (BMC 38.540.050-1)GENERAL CONTRACTOR NOTES1. THE CONTRACTOR SHALL SCHEDULE & COORDINATE ALL REQUIRED INSPECTIONS FROM THE APPROPRIATE REGULATORY AGENCIES.2. THE CONTRACTOR SHALL SUBMIT COPIES OF INSPECTION REPORTS FOR ALL REQUIRED INSPECTIONS TO THE ARCHITECT, ENGINEERS, AND OWNER.3. _______________ SHALL OBTAIN ALL PERMITS AND PAY ALL FEES REQUIRED BY LOCAL LAWS, ORDINANCES AND REGULATIONS PERTAINING TO THIS WORK.4. EXISTING BURIED UTILITY LINES OTHER THAN THOSE INDICATED IN THE DRAWINGS MAY EXIST ON THE SITE. THE CONTRACTOR SHALL VERIFY AND PROCEED WITH CAUTION DURING ALL EXCAVATION WORK. MAKE ALL POSSIBLE INVESTIGATIONS AS TO LOCATIONS OF UNMARKED LINES.5. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS IN THE FIELD COVERING OR AFFECTING THE WORK PRIOR TO SUBMITTING BID OR BEGINNING WORK. OBTAIN AND VERIFY DIMENSIONS TO ENSURE PROPER LOCATION WITH RESPECT TO EXISTING BUILDINGS AND REPORT TO ARCHITECT AND ALL CONDITIONS WHICH MAY INTERFERE WITH OR OTHERWISE AFFECT PROPER COMPLETION OF THE WORK.6. THE CONTRACTOR SHALL LAY OUT THE WORK FROM THE DIMENSIONS SHOWN ON THE DRAWINGS AND SHALL BE RESPONSIBLE FOR ALL MEASUREMENTS IN THE CONNECTION THERWITH AND SHALL ADVISE THE ARCHITECT IN WRITING OF ANY AND ALL DISCREPANCIES OR CONFLICTS PRIOR TO COMMENCING THE ACTUAL WORK. ALL WORK SHALL BE CONSIDERED TO BE NEW WORK EXCEPT WHERE INDICATED TO BE EXISTING. 7. THE CONTRACTOR SHALL PROVIDE AND MAINTAIN NECESSARY COVERINGS AND BOARDING TO PROTECT EXISTING WORK AND FINISHES. UPON COMPLETION, REMOVE ALL PROTECTION, CLEAN ALL EXPOSED SURFACES AND LEAVE ALL SPACES IN A CLEAN, ORDERLY CONDITION AND BROOM SWEEP. THE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR DAMAGE CAUSED BY IMPROPER PROTECTION AND SHALL REPAIR ANY DAMAGE CAUSED, WITHOUT EXTRA CHARGE TO THE OWNER.8. THE CONTRACTOR SHALL PROVIDE TEMPORARY FENCING AND ENCLOSURES AROUND THE SITE FOR PROTECTION OF THE PUBLIC SAFETY.9. THE CONTRACTOR SHALL INSTITUTE AND MAINTAIN SAFETY MEASURES AND PROVIDE ALL EQUIPMENT OR TEMPORARY CONSTRUCTION TO SAFEGUARD ALL PERSONS AND PROPERTY AFFECTED BY THEIR OPERATIONS.10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FIRE SAFING AND JOINT SEALANTS OF BUILDING PENETRATIONS THAT OCCUR FROM CONSTRUCTION ACTIVITIES, TYP.11. DRAWINGS SHALL NOT BE SCALED. 1743 SFMAIN LEVEL408 SFATTACHED GARAGE776 SFGARAGE398 SFSHOP1282 SFUPPER LEVEL817 SFADU125 N Wallace Ave. Bozeman, MT 59715DATE ISSUED:REVISION #:REVISION DATE:PROJECT NUMBER:Date 1A000COVER SHEET-1/14/252410PROJ # 2410 430 NORTH TRACYBRADY & JESSICA BROWN430 NORTH TRACYBOZEMAN, MT 59715NCOASHEET INDEXARCHITECTUREA000 COVER SHEETA011 EXISTING ELEVATIONSA030 MAIN LEVEL PLAN - DEMOA031 UPPER LEVEL PLAN - DEMOA101 SITE PLANA102 STREETSCAPEA201 MAIN LEVEL PLANA202 UPPER LEVEL PLANA203 ADU PLANA221 ROOF PLANA400 SOUTH ELEVATIONS - BLDG HTA401 ELEVATIONS - EXTERIORA402 ELEVATIONS - EXTERIORA403 ELEVATIONS - GARAGE ADUA900 PERSPECTIVESA901 PERSPECTIVESVICINITY & ZONING MAPPROJECT SITEDOWNTOWN BOZEMANNArea Schedule (Gross Building)Name AreaCONDITIONED SPACEMAIN LEVEL 1743 SFUPPER LEVEL 1282 SFCONDITIONED SPACE 3025 SFOUTBUILDINGGARAGE 776 SFSHOP 398 SFADU 817 SFOUTBUILDING 1991 SFUNCONDITIONED SPACEATTACHED GARAGE 408 SFUNCONDITIONED SPACE 408 SFGrand total: 6 5424 SFN. TRACY AVE.E. VILLARD ST.E. SHORT ST.NORTH TRACY HISTORIC PRESERVATION DISTRICTTHE PROJECT WILL REMODEL A 430 NORTH TRACY RESIDENCE WHICH IS A STRUCTURE THAT PREDATES 1904 THAT HAS BEEN ‘TOTALLY ALTERED AND ENLARGED’THROUGHOUT A VARIETY OF ALTERATIONS AND ADDITIONS OVER THE PAST CENTURY, AND IS THEREFORE REGARDED AS A NON-CONTRIBUTING BUILDING WITHIN THE NORTH TRACY AVENUE HISTORIC DISTRICT. THE PROPOSED CHANGES TO THE BUILDING AIM TO IMPROVE THE INTERFACE WITH THE STREET BY EXPANDING THE PORCH, PRESERVE THE PRIMARY GABLE ROOF FORM FACING THE STREET, RECONSTRUCT THE BACK PORTION OF THE SECOND LEVEL ROOF AT THE HISTORIC ROOF SLOPE TO REPLACE SEVERAL DORMER ADDITIONS, AND EXPAND THE SECOND LEVEL OVER THE EXISTING FOOTPRINT OF THE ATTACHED GARAGE. THE SECOND LEVEL WILL INCORPORATE A DECK OVER THE EXISTING ATTACHED GARAGE. THE COMPOSITION OF THE DESIGN AIMS TO FRAME THE HISTORIC GABLED RESIDENTIAL ARCHETYPE WITH CONTEMPORARY FORMS MADE OF VERNACULAR MATERIALS OF METAL SKIN ON CONVENTIONAL WOOD FRAMING. THE ORIGINAL HISTORIC GABLE REMAINS PRESERVED AS THE PREDOMINANT FORM FACING THE STREET, WHERE THE RECONSTRUCTED PORTION OF THE ROOF IS IN THE BACK HALF OF THE PRIMARY RESIDENCE TO PRESERVE THE ORIGINAL FORM AND SCALE FACING THE STREET. THE EXISTING FIREPLACE WAS A MID-CENTURY ADDITION THAT WILL BE REMOVED AND A MORE HISTORICALLY SCALED FIREPLACE WILL BE BUILT WHERE THE EXISTING ROOF MEETS THE NEW REAR SECOND LEVEL ROOF CONSTRUCTION.THE REMODEL DESIGN AIMS TO COMPLY WITH THE COA DESIGN OBJECTIVES WHILE CREATING A NEW, UNIQUE DESIGN THAT FITS WITHIN THE EXISTING FABRIC OF THE NEIGHBORHOOD. THE HEIGHT AND SCALE OF THE DESIGN IS CONSISTENT WITH ADJACENT HOMES. SMALLER VARIED MASSES WERE INTRODUCED INTO THE DESIGN TO BREAK UP THE LARGER MASSINGS OF THE EXISTING NON-CONTRIBUTING RESIDENCE. BECAUSE THE ADJACENT BUILDINGS INCORPORATE BOTH VERTICAL AND HORIZONTAL SIDING, THE DESIGN ALSO UTILIZES A BALANCE OF SIDING ORIENTATION TO CREATE A BALANCED COMPOSITION THAT FITS WITHIN THE CONTEXT OF THE STREETSCAPE. THE EXISTING NON-CONTRIBUTING RESIDENCE HAS A FRONT SETBACK OF APPROXIMATELY 17’-6’ WITH A RELATIVELY SMALL PORCH, WHERE THE NEW DESIGN LOOKS TO ENLARGE THE FRONT PORCH AND STRENGTHEN THE SENSE OF ENTRY IN A WAY THAT IS CONSISTENT WITH MANY OF THE ADJACENT PORCHES ON THE STREET THAT ARE OPEN TOWARDS THE SOUTH AND ENCLOSED ON THE NORTH SIDE. LIKE NUMEROUS OTHER PORCHES ON THE STREET, INCLUDING THE HOME DIRECTLY ADJACENT TO THE SOUTH, THE NEW PORCH UTILIZES THE ALLOWABLE ENCROACHMENT INTO THE FIRST FIVE FEET OF THE FRONT SETBACK IN ORDER TO MEET THE COA DESIGN OBJECTIVE OF CREATING A PROMINENT VISUAL FEATURE IN THE STREET ELEVATION OF THE BUILDING. THE DESIGN OF THE REMODEL ALSO SEEKS TO CREATE A BALANCE THROUGH THE POSITION OF WINDOWS AND DOORS THAT ARE PREDOMINANTLY SYMMETRICAL WITHOUT BEING TOO RIGID.GARAGE & ADUWORKING WITHIN THE EXISTING FOOTPRINT OF THE GARAGE BUILDING, THE PROJECT SEEKS TO RECONSTRUCT THE GARAGE WITH A SECOND LEVEL ADU WELL WITHIN THE SIDEYARD ANGLED SETBACKS. THE EXISTING SINGLE STORY GARAGE DOES ENCROACH IN THE NORTH SIDE YARD SETBACK AND IS THEREFORE NON-CONFORMING, SO THIS PORTION OF THE BUILDING WILL REMAIN A SINGLE STORY, AND THE SECOND LEVEL ADU WILL BE POSITIONED TO THE SOUTH SIDE OF THE EXISTING FOOTPRINT. THE HEIGHT OF THE ADU WILL BE LESS THAN THE STRUCTURE OF THE PRIMARY DWELLING AS REQUIRED BY THE STATE OF MONTANA CODE ANNOTATED 2023 (MCA 76-2-345).PROJECT NARRATIVE