HomeMy WebLinkAboutConceptual Review Narrative1
P.O. Box 6216 Bozeman, MT 59771 * Tel: (406) 581 0527 * minge@frogrockdesign.com
R E S I D E N T I A L A R C H I T E C T U R E
June 18, 2018
RE: 319 S. Wilson Ave., EDCMT - Change in Use to Residential Facility with 8 or fewer residents
Attn: Planning Staff and Review Authority
Project Narrative:
Project Description & Usage:
The new Owners (EDCMT) of the property at 319 S. Wilson Avenue are seeking a Determination
of Classification of a Particular Use and an application for the Change in Use of the current Voss
Inn building. The building will be used as a group home for the Eating Disorder Center of
Montana’s clients seeking treatment for eating disorders. The Owners request the classification
of their use to be a Residential Facility with 8 or fewer residents. EDCMT is currently seeking
State of Montana licensure as an Eating Disorder Facility. A Residential Facility with 8 or fewer
residents is the occupancy use that most closely aligns with licensing requirements and is an
allowed use in R-1. Therefore, we will be applying for a change in use for the building from the
current Bed and Breakfast Inn to a Residential Facility with 8 or fewer residents.
Project goals include creating a healthy environment for the residents of the facility within the
context of the neighborhood, maintaining and restoring one of Bozeman’s historic gems within
the private sector and to provide the community with a much needed service.
Location & Site Description:
The project is located at 319 S. Wilson Avenue and are Alderson Lots 7,8,9. & 10. The two-story
structure was built in xx and is on the Montana Historical Register. The lots are zoned R-1.
There is an existing parking area on the north side of the structure with an existing drive access
off of Wilson Avenue and access from the alley. There is extensive existing mature trees and
landscaping. The current building meets all setbacks and easements.
FROG ROCK
D e s i g n, LLP
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P.O. Box 6216 Bozeman, MT 59771 * Tel: (406) 581 0527 * minge@frogrockdesign.com
Usage:
The typical number of residents living in the group home would be around 6, with 8 as a
maximum. The residents would be staying for over 30 days. There would be a staff of licensed
mental health professionals, registered dietitian, a custodian, kitchen staff, nurse and etc. that
would be present on site. The staff would be present to facilitate activities consistent with
eating disorder care; therapeutic yoga, art, writing, discussion groups on nutrition and psycho-
education, gardening, and group meals. All psychiatric visits and individual nutrition or
psychotherapy sessions with licensed providers would take place at the eating disorder facility’s
main office at 14 S. Wilson and at 1940 W Dickerson St., Ste 207 where the attending physician
and additional staff are located, not at the group home.
Zoning:
The property abuts R-1 and R4 zoning. There are single family residences on the property to
the north, across the alley to the west, across Koch Street to the South and across Wilson
Avenue to the East. The Artemus Apartment Buildings takes up the majority of the block across
Wilson Avenue.
Parking & Traffic:
We do not anticipate a change in traffic or parking intensity from the sites previous use. The
parking calculation for Residential Facility with 8 or fewer residents is .75 per resident (8
maximum) = 6 spaces. We propose updating the existing parking area adding a Van H.C.
parking space, sidewalks and curb and gutter along the north and west sides of the building.
We propose to resurface the asphalt at the access and perimeter of the parking area. There
would be 5 spaces on-site. We propose one on-street space on Koch street per the paragraph
above the chart for residential parking requirements 38.540.050-1, for a total of 6 spaces. We
will add a dedicated bicycle parking area with a minimum of 2 spaces.
If for some reason the Planning Department finds that we are lacking in parking for residents,
EDCMT can make it their policy that residents do not have a car at the facility and that parking
is for staff, visitors and transport vehicles only. There is public transit located on Wilson within
200 feet, the site is located within reasonable walking distance to the downtown core. However,
this is not the preferred option.
On-Site Open Space:
The required open space per 38.520.060 is 37 sq. feet per resident for 296 sq. feet. There is
2248 sq. feet of shared open space in the enclosed rear yard alone. There is also a large front
porch and interior group living spaces for ample on-site open space.
Landscaping:
There is extensive existing mature landscaping and existing large caliper trees. This is currently
one of the most landscaped private properties in Bozeman. Additionally, we propose to remove
strips of asphalt around the north and west sides of the structure to provide a landscape buffer
next to the new sidewalks and for better drainage for the building. We request resurfacing and
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P.O. Box 6216 Bozeman, MT 59771 * Tel: (406) 581 0527 * minge@frogrockdesign.com
keeping the existing asphalt that currently goes up to the property line on the north boundary
without a landscape buffer for adequate backup and keeping the new 5’ sidewalk in front of the
parking area in alignment with the current rear entry.
Accessible Path and Life Safety:
We have spoken with the Bozeman Building Department and Fire Department about the change
in use and life safety issues of the historic structure. We have determined that we can
accommodate needed egress and fire safety systems. We will get all fire alarms and carbon
monoxide detectors on an integrated system. We are proposing to widen a few doorways and to
add a ramp to the south side porch to accommodate an accessible pathway for egress. We
propose to provide an ADA bathroom on the lower level. We propose to add a Van H.C. parking
space and add sidewalks with curb and gutters as part of the accessible path.
List of Improvements & Phasing Plan:
Phase I-Site Improvements:
(We propose to begin this work upon receipt of the building permit and hope the work
would take place in the late summer/fall/winter of 2018. The exterior work would be
completed first for weather reasons).
• New Van HC parking space with signage.
• New sidewalks, curb and gutter along the front edge of the parking area and along the
north and west sides of the building.
• New landscape buffer areas to the north and west sides of the building.
• New planting area in front of the new sidewalk at the front edge of the parking area.
• Limb all existing trees within the vision triangles to meet code.
• Resurface or replace existing asphalt as needed with new striping.
• New bicycle parking area.
• Remove existing non-historic shed-see demo plan.
• Remove existing chain link fencing-see demo plan.
• Remove one tree and surrounding shrubbery-see demo plan.
Phase I-Building Improvements for Immediate Occupancy:
(We propose to begin this work upon receipt of the building permit and hope the work
would take place in the late summer/fall/winter of 2018. The exterior work would be
completed first for weather reasons).
• New ADA ramp. Either board lined concrete (similar to the new rear stair at the Story
Mansion) or veneer stone over concrete. This will depend on availability and cost of
finding a stone that matches or supplements the existing stone foundation.
• In conjunction with the new ramp, the south side porch and roof structure are in need of
replacement. This porch and roof have significant degradation per the home inspection,
and visual inspection from the Architect and Builder. The intent is to match as closely as
possible to the existing historical profiles, materials and colors. The porch replacement
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P.O. Box 6216 Bozeman, MT 59771 * Tel: (406) 581 0527 * minge@frogrockdesign.com
will be required to meet ADA threshold requirements, bringing the porch up
approximately 4”. We also propose to add a 42” railing to all exposed sides for code
compliance.
• Replace the exterior door at the south porch with a wider door at a minimum of 2”
wider. May require cutting the brick on either side and adding a flat steel lintel as a
header.
• Widen (2) interior doorways through living area to provide accessible pathway as shown
on A1.0
• New ADA bathroom on the lower level. This will require moving a wall a few inches to
provide a 60” clear turning area and reconfiguring the closet in the adjoining bedroom.
• Remove non-historic walls, faux ceiling and tub in Bedroom 1 that were put in to create
a bathroom as some point in time. These are not original and detract from the historical
character of this room. Leave the sink or replace with a new sink and counter area.
• Replace the kitchen island with a smaller island. This is not an original or historical piece
of cabinetry.
• Update fire and carbon monoxide system to be integrated and meet current code.
• Update some interior lighting yet to be determined.
Phase II-Future Building Improvements for Building Restoration and Rehabilitation:
(A 3-5 year time period is projected for these items)
• Replace all porches and associated roofs. All of the porches and associated roofs have
significant degradation per the home inspection and visual inspection from the Architect
and Builder. The intent is to match as closely as possible to the existing historical
profiles, materials and colors.
• Restore the stone foundation.
• Repoint and repair brickwork as needed.
• Repair roof of any structural defects and re-roof.
• Possible mechanical updates and repairs t.b.d.
List of Questions:
1. We assume we need a Certificate of Appropriateness for the ADA ramp. Is this correct?
2. We plan to provide color photos and exterior elevations of the south porch portion of the
building with the ramp. Is this adequate for the COA and site plan submittal for the ramp
addition? (I spoke with Chris Saunders a while back and he said this is what we would need.
I just want to make sure we are on the same page).
3. Is the existing Drive Access width and paving ok or does it need to be updated in some way?
There is a very large tree on the south side that would need to be removed to widen or
change this access.
4. Do we need to have curb and gutter around the perimeter of the parking area per the new
code or are we grandfathered in the use asphalt at the edges? We would like to request
resurfacing replacing the existing asphalt that currently goes up to the property line on the
north boundary without curb and gutter and a landscape buffer. This allows for adequate
backup and keeping the new 5’ sidewalk in front of the parking area in alignment with the
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P.O. Box 6216 Bozeman, MT 59771 * Tel: (406) 581 0527 * minge@frogrockdesign.com
current rear entry. We would update the south side of the parking area next to the building
and in front of the parking to current standards.
5. We propose one on-street space on Koch street per the paragraph above the chart for
residential parking requirements 38.540.050-1. Are we interpreting this correctly to be able
to use one on-street space for our project?
6. We will provide curb details from an engineer. Do we need an engineered drainage/topo
plan since the parking area is an existing site condition?
7. Do we need a certified landscape plan in addition to what we have provided on the site plan
since there is extensive existing landscaping that is documented on our site plan?
8. What do you need for signage permitting for the ADA parking sign? Is there other needed
signage?
9. What is the Certification of ADA Compliance process? I saw this referred to in the new code
document, but I cannot find a reference.
10. Do internal sidewalks need to be 5’ wide per pathway design section 38.520.040-D? We
propose 3’ wide sidewalks to be more in scale with the existing/historical pathways of this
site.
11. What documentation is required to replace the porches and associated roofs? The intent is
to replace them as closely as possible to original. We would take samples of the existing
wood profiles of rails, spindles, cornices, dentils & etc. to have them milled to match. The
existing front railing does not meet current code. What would be required to keep to the
original historical standards?
Thank you all for your time. We appreciate your work and any assistance you can provide to
help make this a good project for the Owner and for the neighborhood.
Best Regards,
Tammy Minge for EDCMT