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HomeMy WebLinkAbout02_415 S Grand narative May 2, 2020 9. Project Narra-ve providing a thorough descrip-on of what is being proposed including a list of all altera-ons/changes proposed on the property. A new 3 bedroom 3 bathroom home at 415 S Grand. All of the exis?ng/historic buildings (garage, two sheds, and a studio) will remain on the property, unaltered. This project is designed to meet all current guidelines with no variance or devia?on being sought and will involve: •new water main from the city and may require a new sewer main. The proposal aligns with the Bozeman City Commission!s recently adopted growth policy by providing living unit infill within the city limits. Moreover, this project addresses the concerns of the dissen?ng vote by Michael Wallner as it preserves and enhances the local neighborhood character. Preserving the integrity and character of 419 South Grand (the parcel that contained the lots of 415 S Grand un?l the sale is 2016) as well as the rest of the neighborhood has been a guiding principle throughout the design process. These considera?ons are more thoroughly addressed in items 10 and 17. 10. Historical informa-on such as pictures, plans, authen-cated verbal records and similar research documenta-on that may be relevant to the proposed changes to the property. Un?l 2016 the lots that comprise 415 S Grand were part of the 419 S Grand estate. The 419 S Grand estate included the primary residency which was built in 1892 by the Mar?n family. The house was passed on to Julia Mar?n. Upon her death the property was vacant for a couple years and then purchased by Ray and Kay Campeau in 1968. Ray and Kay have maintained the exis?ng structures throughout their ownership. Ray and Kay sold the two lots that comprise 415 S Grand to their son Tony in 2016. As such, Tony Campeau the current owner, occupant and individual proposing this development is only the 4th owner of this land since prior to 1892. The current/historic structures at 415 S Grand will remain intact. These include: •The original chicken coop for the property which is now a shed/greenhouse. •The original 2-car garage. One stall is s?ll a func?onal garage. The other stall was converted to a workshop by Ray Campeau in the 1970s. •The second garage for the house which was originally converted to a studio by Ray and Kay Campeau in the 70s and remodeled by Ray and Tony Campeau in the 90s. •A second shed that was originally built by Ray and Tony Campeau in the 80s and rebuilt by Tony in 2018. Each of these structures feature shiplap siding and colors that are consistent with the rest of the structures on 419 S Grand and will not be altered as part of this proposal. The new building will be similar in siding and shingle design and color. 17. For a new infill dwelling/structure, provide addi-onal informa-on to demonstrate how the new structure fits within the context of the exis-ng neighborhood. This shall include a streetscape study of proposed structure within the context of the block face, a discussion of how the style and materials relate to the exis-ng environment, and how the project complies with applicable NCOD guidelines. The integra?on of the new building at 415 S Grand Bozeman as a complimentary structure within the neighborhood has been a driving concern from the very earliest design considera?ons. Some of the considera?ons to ensure proper fit within the neighborhood follow: The building sits on the northern-most por?on of the property. This site selec?on preserves the yard between 415 and 419 South grand. This arrangement preserves the street view of the historic 419 South Grand as well as many of some of the historic buildings that sit back further on the lot. The new building defers to the exis?ng 419 S Grand structure in size and loca?on. The mass and shape of the new structure fits the neighborhood and street scape topped with gabled roofs that are a standard pitch. The predominant siding and shingles approximate those of the other buildings on the lot as well as those on the 419 S Grand lot. The skir?ng of the front porch is similar to that of 419 S Grand and is duplicated on the upper deck. All of the above align with the NCOD guidelines. The following address the individual sec?ons of the guideline document: A: Topography is set to align with neighboring structures with a slightly elevated porch similar to the other nearby houses. B: Street Pa‘erns: 1 – setback matches neighboring structures C: Alley access is unaltered and includes preserva?on of historic structures D: Streetscape is maintained with 1 – similar sidewalk pa‘erns to similar structures 2 – varia?ons in sidewalk materials within standard pa‘erns 3 – plan?ng strip will be unaltered 4 – exis?ng tree is preserved E: landscape design is consistent with a large side yard and low maintenance gardens in front 1 – all trees (excluding fruit trees and lilac hedge) are maintained through construc?on F: Building form: similar volume, shape and roof design as others in neighborhood and are not exo?c. G: Solid to void ra?o is like other buildings in the district H Materials are a modern version of the wood siding used in many of the buildings in the neighborhood 1 –appear similar to exis?ng historic buildings on site and in neighborhood 2 – masonry for porch foo?ng is similar to 419 S grand 3 – new materials (accent metal siding) is similar in character to the brick and has detailing similar to other buildings in the district. 4 – the scale of the building, materials and accents is similar to the standards within the district I: Architectural character is embodied throughout design including the south facing side porch and the metal accent materials. These dis?nguish the building while maintaining historic character. 1 – while design elements of historic neighborhood are used (as cited above) they are not an imita?on of any previous design or structure. 2 – The porches and accent siding provide contemporary interpreta?on of tradi?onal details.