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HomeMy WebLinkAbout016 DEVIATION NARRATIVEPage 1 of 2 DEVIATION NARRATIVE After demolition we’d like to build our new home, where we plan to grow old, maximizing the space on the smaller than allowable lot (by modern standards) as well as provide some off-street parking, which has never existed at this location. In order to make efficient use of energy saving solar panels we’d like to build a low angle roof. The thoughtful, contemporary design of our new residence deviates slightly from what is allowed by the city. The two deviations we require are outlined below. As a preface, let me state that Bozeman Municipal Code (BMC) section 38.340.010 part “E” states that (zoning) district lines may be revised, and as such, since our property is very near both an M-1 and the NEHMU zoning districts, both of which allow higher building and greater lot density, I hope the powers that be will take these points into consideration. Also, it’s tough to build an historically appropriate home because the homes in question were built poorly with substandard materials and smaller due to less complicated lifestyles of the time. (no closets, low ceilings,etc.) Deviation request 1. To allow for a garage and off-street parking on our lot that is smaller than would be allowable today, we’ll need to exceed the allowable height for a roof sloped less than 3:12. The design guidelines say that simple rectangular solids are typically appropriate and flat roofs are appropriate in commercial and transition areas and may be appropriate in residential areas. We’d like for our home to be 30’ 8 7/8” tall, plus a 3’ false chimney. This is only 8 7/8” (that’s inches) over what is allowed for this roof slope, a minimal amount. A steeper roof in this area can be 40’ tall that’s more than twice as tall as the existing structure. We and nobody in the neighborhood want a house that tall. There is a wide range of heights permitted in various zoning districts throughout the city so this height is not un-precedented. BMC section 38.340.010 says that contemporary design is encouraged. My wife and I both feel that the design is both “architecturally” (subjective term) appealing and appropriate to our eclectic neighborhood. Furthermore, if we build a sloped roof to a height suggested by the city, we feel it would be an imposition on the property to the east of us. As proposed our new home will be narrower, just 21’ wide, and conform with modern side setback requirements (existing structure has 4’ set back.) We will be using historically appropriate materials such as cedar shake siding, which the original house had, and reclaimed barnwood. We will forego single pane windows that are painted shut in favor of modern Andersen 400 series wood windows. In short, I have been a carpenter/builder for 35 years and plan to build a retirement home for my wife and I that is well constructed, energy efficient, artisanal and an asset to our neighborhood. While it may be slightly taller, (or not as tall) than the city would like, it has a lovely proportion of doors and windows and our home is massed and proportioned magnificently. The roof shape and supporting details are features that will fit in well with the Bozeman of the future. (historically there was no consideration for roof slope before solar and there should be now) The southwest aspect of our home will be an outstanding feature in our neighborhood, eye catching and modern. The design details on our home will evolve over time as all homes in our neighborhood have. We will install an electric heat pump on the east side to provide heating and cooling for our home, of course this will be disguised as well as possible and hopefully powered by solar if we can build our flat roof. The exterior materials will be all be top grade: Page2 of 2 DEVIATION NARRATIVE -re-squared and rebutted cedar shingle siding on first 2 levels (same as original) -vertical Douglass fir siding on 3rd level -reclaimed barnwood accents -beadboard soffits -fascia material undecided but will be natural wood or fancy metal -standing seam copper roof with flush mount solar panels -hardwood decks with modern railings Deviation request 2. Our home will have an area of 1984 sq. ft. of floor space which is 124 sq.ft. (6%) more than the allowable of 1860 sq.ft. (31x80=2480 2480x.75=1860) .75:1 is city standard. I could make the garage bigger to satisfy this but it would not change the exterior footprint or appearance at all. We hope we can still get approval for this small deviation. In conclusion, I hope this is convincing but if it isn’t then I would appreciate some specific feed back on what is acceptable.