HomeMy WebLinkAboutNarrative_030220211
P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com * (406) 581 0527
R E S I D E N T I A L A R C H I T E C T U R E
March 2, 2021
Burkle-DeTar Addition-312 N. Grand Ave.
Beall’s third addition to Bozeman, Block 4, Lot 17-18, S07, T0S, R06E-.15 acres
Project Narrative:
We propose adding a new two-story residential addition at the rear of the house and a new flat
roof shed to replace the non-conforming garage. We propose demolishing the rear existing
addition built in 2000 and demolishing the non-conforming garage which was also added to in
2000. We also propose to replace the shed roof and siding for the existing north side living
area pop-out that is currently having water damage issues and is in need of repair. We would
replace the west window with an egress window at the same time.
The approximately 1100 sq. ft. existing home was built in 1904-1912 and is a two-bedroom
with one bathroom house with a 290 sq. ft. non-conforming attached garage that encroaches
on the side yard setback. The existing house is in the Neighborhood Conservation Overlay
District and is listed as an intrusive (non-contributing) element within a potential historical
district. The zoning is B-3 and is directly adjacent to R-4. The Future Land Use Map shows this
block as Urban Neighborhood.
The proposed home with a new addition will be two-bedrooms with two bathrooms, a new
living area and media room. One existing bedroom with closet will be demolished so the
bedroom count for the house remains at two bedrooms.
The existing house has a rubble foundation and the existing attached non-conforming garage
has no foundation under three exterior walls and a dirt floor. An addition constructed in 2000
added a small amount of living space and attached a shed roof to the back of the house and
over the non-conforming garage. These roofs have settled differently due to the differing
foundations (no foundation at the garage) and create a poor aesthetic at the front of the house
for the original non-conforming garage.
We propose to demolish the existing non-conforming garage and the 2000 shed roof addition
at the back of the house and add a 1117 sq. ft. two-story addition at the back of the house and
FROG ROCK
D e s i g n
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P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com * (406) 581 0527
a 144 sq. ft. conforming storage shed to replace the non-conforming garage structure. We do
not plan to replace the non-conforming condition based on fire safely and construction access
issues with the current encroachment and not wanting to request any variations/deviations.
We request going through the CUP process to allow the addition of more than a 20% increase of
residential living area in a B3 zone based on the current single family residential use of the
block and the Future Land Use Map showing this entire block as Urban Neighborhood for future
use. The Owners recently had a child and need the additional space in a timely manner and
therefore do not want to wait for updates in the zoning to proceed.
Per Section 38.230.110 the “existing total residential area” pertaining to all areas of the
structure used for residential purposes is currently 1357 sq. ft., therefore, the total allowed 20%
addition is 271 sq. ft. for a total allowed residential living area of 1628 sq. ft. We plan to
demolish 518 sq. ft. of existing area and add 1261 sq. ft. of new area plus 468 sq. ft. of
unfinished basement. The new total would be 2100 sq. ft plus 468 sq. ft. of unfinished
basement. We are over the 20% threshold by 472 sq. ft. of residential living area and by 940 sq.
ft. if you count the unfinished basement.
For item #5 of the CUP check-list we have provided this narrative of what is being proposed and
how the project will function on the site.
Include a detailed response to the following:
a. How the site for the proposed use is adequate in size and topography to accommodate such
use. The site is 6500 square feet which meets the minimum for all types of residential zoning.
b. How the proposed use will have no material adverse effect upon the abutting property. The
abutting properties are all single family residential with the Future Land Use proposed to be
Urban Neighborhood. This addition fits with the planned future use. Keeping the original front
of the house and adding a smaller addition in comparison to many new project standards is
respectful to the neighbors and the existing historical character of the block. We therefore see
no adverse effect upon the abutting properties.
c. That any additional conditions stated in the approval are deemed necessary to protect the
public health, safety and welfare. See Section 38.230.110.E.3, BMC for more details. Any
additional conditions are yet to be determined by the Planning Review Authority.
The required two parking spaces are proposed to remain at the front of the house as stacked
parking. The precedent for this block is stacked front access parking as there is no parking or
boulevard on this side of the street due to its narrowness. There is an existing 11’ wide access
drive and 9’ wide of parking area that does not encroach into the side yard setback and there is
more than 36’ of depth which does not encroach into the front yard setback.
The existing house is a simple gable primary form with an existing shed pop-out and gable to
the north and the original garage had a flat roof (which was added on with an unsightly wall
extension for the shed at the rear). The new addition at the back of the house will have the
same gable roof pitch as the original house with a break shed to the north. We will match this
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P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com * (406) 581 0527
shed roof on the lower-level north living area pop-out and remove the north side gable which
would cause ice-damming issues with the new roofs. We propose a flat roof for the shed similar
to the original garage’s 1950’s flat style roof. At the back of the house, we have a one-story
element with a flat roof and upper deck to break up the two-story massing.
The existing house is all stucco siding. We propose a new mix of materials with the original
stucco in the front, vertical wood siding at the two-story addition, horizontal metal siding at
the new shed, with some vertical metal as an accent. The proposed new house addition will
blend in with the existing homes on the street per the NCOD in terms of scale at the front and
then step up in the rear and then back down again with the porch elements. The proposed style
of the addition is classic in form with contemporary elements. The steel awning and steel roof
over the rear door provide simple contemporary elements to the design. The new matched
gable roof blends well with the existing structure in building massing. The wood siding and
contemporary materials will fit in with the newer homes and larger scale projects in the
neighborhood.
Tammy Minge-Frog Rock Design, PLLC
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P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com * (406) 581 0527