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HomeMy WebLinkAbout02_Project Narrative - 316 THRULINE PARTNERS I I I DESIGN TO BUILD July 10, 2026 Montana Avenue Project 316 N Montana Ave PROJECT NARRATIVE 316 N Montana Ave is located directly adjacent to the downtown Bozeman core with Bozeman Creek running through the east end of the lot. The existing single-family dwelling was built 1939 on a narrow lot of 0.17 acres. The structure has fallen into significant disrepair. The structure is considered "an intrusive element" within the neighborhood, per the historic review (Aug. 1984). The project will include the demolition of the existing dwelling. The proposed project is the new construction of a three story (2) rowhouse dwelling with a basement level accessory dwelling unit, which will be accessed via a 20' shared access drive with two double car garages and will increase downtown core housing density. The Bozeman Creek runs through the east end of the lot, which requires our project to comply with Ordinance 2025.04. As noted in the NCOA application comments, Bozeman Municipal Code Section 38.410.100.D.2.(2) requires that all development be setback a minimum of 75 feet from Bozeman Creek. Subsection E. allows for relief to be granted from the 75-foot setback if the criteria delineated within Section 38.410.100.E.3. are shown to be met. Subsection a. requires the applicant to demonstrate by sufficient evidence that the site cannot be developed in compliance with the setback standards. Subsection c. states that if the application of the watercourse setback causes an existing parcel to have its buildable area reduced to 25% or less of the total area that departure may be approved. If the 75' watercourse setback was enforced on this site the building area would be only 15% of the lot area with an approximately 20' by 40' building footprint. This is too small for a viable redevelopment of the property. Diagram 1 - Lot Boundaries and Buildable Area on Sheet 01.5 of the project drawings show these calculations. Subsection b. requires that the property received preliminary plat approval or other final approval to develop prior to July, 10 2002. As part of the Neighborhood Conservation Overlay District, this is a historical part of the City that was developed well prior to 2002. According to THRULINE PARTNERS 11 212 S. WALLACE AVE. STE. 301 BOZEMAN MT 59715 11 (406)414-7744 thrulinepartners.com 1 THRULINE PARTNERS i i Fill I DESIGN TO BUILD i i the MT Cadastral Tax record, 316 N Montana was developed in 1900. The redevelopment of this property will not be newly subdivided. Adjustments to the property lines will be completed through a boundary line amended plat (see drawing sheet 02.5). Subsection c. also states that the review authority can allow development over 25% of the buildable lot area if it causes no adverse effects on the waterway. The building site is elevated above Bozeman Creek, does not disturb the riparian area, and there are no wetlands on the property as discussed by Briana Schultz, wetland scientist, in her December 3rd Wetland evaluation letter. We are requesting the 35-0" setback minimum as noted in subsection d. section and as discussed several times with the City of Bozeman Development Department prior to submitting this application. This watercourse setback line will be measured from the mean high-water mark and allow for the 21' natural vegetative state as noted. A 35' watercourse setback will allow 35% buildable area on the lot as shown in Diagram 1 - Lot Boundaries and Buildable Area on Sheet 01.5 of the project drawings. Because of Bozeman Creek, access to the lot is only possible from the west, off of N Montana Avenue. We propose a 20'-0" wide shared access drive with the neighboring property to the north, 320 N. Montana Ave. Individual curb cuts for each property are consolidated into a single curb cut and the amount of area for vehicular access is reduced. This makes for a single drive to keep clear of snow and provides access to garages that provide the required onsite parking. Each unit has a two car garage on the ground floor, off of the shared access drive, facing north, away from N Montana Ave. Each dwelling has a living space with a half bath on the second level with exterior decks off of these spaces, and two bedrooms with two full baths on the third level. Rowhouse 2 has an additional common living space on the third level. There is a shared entry for both units off the north side of the building, up a flight of stairs to the front door. The ADU is accessed on the ground level from a front entry and porch off N Montana Ave, around the south side of the building. There is a landing with a closet at the top of the stairs to the lower level one bath, studio dwelling. THRULINE PARTNERS 11 212 S. WALLACE AVE. STE. 301 BOZEMAN MT 59715 11 (406)414-7744 thrulinepartners.com 2 THRULINE PARTNERS i i Fill I DESIGN TO BUILD i i The proposed exterior facade is in keeping with the unique nature of the neighborhood. N Montana Ave hosts colonial, modern, and inventive styles of housing, complete with skis repurposed as fencing. The simple vertical siding, gable and salt box roof structures, and slender window and door trim, add to the fabric of the eclectic nature of the street and is consistent with the feel and aesthetic of the neighborhood. The large windows facing N. Montana Ave allows for"eyes on the street". There are a handful of homes along both sides of the street between East Lamme and Peach are of similar height and the overall project height is within a foot of the tallest house on the street. The building's form, scale, massing and style and how it fits within the existing pattern of the neighborhood are discussed in much greater detail in the Neighborhood Study. This project aligns with the community goals and objectives that are contained in the city's adopted growth policy that correlate with the UDC Section 38.300.100 definition for R-2 residential districts. Such districts "provide for one- and two-household residential development at urban densities within the city in areas that present few or no development constraints." This project creates more much needed small-scale housing close to Bozeman's downtown core, which is a desirable part of town, and carefully considers how it fits within the community's policies. Several specific elements of the growth policy are advanced including increased density in residential districts, the development of accessory dwelling units, the creation of compact neighborhoods with small lot sizes and small floor plans, and the development of missing middle housing. These are all strategies set forth to meet the growth policy goal of creating a city of unique neighborhoods. This project also directly contributes to the growth policy vision of Bozeman as a city bolstered by Downtown and other centers that are characterized by higher densities and intensities of use. The policy outlines several actions to support the goal of urban development within the City that are relevant to this project. These include identifying underutilized, vacant, and undeveloped sites for redevelopment, and encouraging increased development intensity. Most importantly the growth policy recognizes the need to differentiate between development and redevelopment and to allow relaxations of code provisions for developed parcels to allow redevelopment to the full potential of their zoning district. We are asking for one deviation, THRULINE PARTNERS 11 212 S. WALLACE AVE. STE. 301 BOZEMAN MT 59715 11 (406)414-7744 thrulinepartners.com 3 THRULINE PARTNERS I I I I I I I DESIGN TO BUILD outlined below, and the departure to the watercourse setback, as discussed above. These two allowances will enable the development of much needed housing that meets the City's development code and fits well within the existing development pattern and feel of the neighborhood. DEVIATION REQUEST The project has a specific deviation request of allowing a 20% reduction of the 15'-0"front setback requirement. Homes along N. Montana Ave have varying setbacks along the length of the street from Lamme to Peach. Anything from 30'-0"plus for parking lots facing N. Montana Ave to approximately 10'-0"setbacks to a residence. Reducing the front setback to 12'-0"(20% of 15'-0"= 3'-0) would be in keeping with the historical residences of the street. THRULINE PARTNERS 11 212 S. WALLACE AVE. STE. 301 BOZEMAN MT 59715 11 (406)414-7744 thrulinepartners.com 4