HomeMy WebLinkAbout03 Project & Deviation NarrativeTHRULINE PARTNERS DESIGN TO BUILD
Sept 26, 2022
The Morrigan
415 S. 3rd Ave.
The property under consideration has a long and unique history to which we’re working to add
another chapter. The original Sears House at 415 S. 3rd Ave. was built in 1898, and is
considered a contributing structure in the Bon Ton Historical District. The original carriage house
was eventually converted into an apartment in two stages, the last of which connected it to the
main house. The main house was also divided into two separate apartments at one point, and
eventually all three units were combined into one large single family home.
In 2019-20 what was once the attached apartment underwent a substantial renovation to
re-convert it into a second primary dwelling unit. The property currently consists of the original
2,083 SF 4 bed, 2 bath SFH, the attached 798 SF 2 bed, 1 bath second primary dwelling unit,
and a stand alone 1 car garage located off the 4th Street alley.
The proposed project is to convert the main house back to the earlier iteration of two separate
apartments with one on the main level (864 SF) and one on the second level (827 SF). The
owner will either condoize the property into a townhouse and sell one unit and rent the other, or
continue to rent them both at affordable rates to provide missing middle housing in a very
desirable and increasingly unaffordable part of town. No changes to the existing footprint,
building configuration, or livable SF are needed to achieve this goal.
The property does not meet the current min lot size or min lot width requirements for a three unit
dwelling under the existing UDC. Based on pre-application meetings with the Planning
department, we are pursuing deviations from the underlying zoning requirements within the
NCOD as stated in Section 38.340.070 as follows:
Section 38.340.070. - Deviations from underlying zoning requirements.
A.Because the development of much of historic Bozeman preceded zoning, subdivision and
construction regulations, some buildings within the conservation district do not conform to
contemporary zoning standards. In order to encourage restoration, rehabilitation and
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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THRULINE PARTNERS DESIGN TO BUILD
appropriate new construction activity that would contribute to the overall historic character
of the community, deviations from underlying zoning requirements may be granted as
described in division 38.250 of this chapter. The criteria for granting deviations from the
underlying zoning requirements are:
1.Modifications must be more historically appropriate for the building and site in question and
the adjacent properties, as determined by the standards in section 38.340.050, than would
be achieved under a literal enforcement of this chapter;
2.Modifications will have minimal adverse effects on abutting properties or the permitted
uses thereof; and
3.Modifications must assure the protection of the public health, safety and general welfare.
Approvals may be conditioned to assure such protection, and such conditions may include
a time period within which alterations will be completed; landscaping and maintenance
thereof; architectural, site plan and landscape design modifications, or any other conditions
in conformity with the intent and purpose set forth in this part 1.
(Ord. No.1994 , § 2, 3-31-2018)”
Speaking to the first requirement to grant deviation, the proposed plan to convert the main
house back to the earlier iteration of two separate apartments on each level as “stacked flat”
apartments is historically appropriate. This is substantiated by historical purchase agreement
documents that show the three apartment configuration that existed when the Owner purchased
the property in 1991. See attached documents. The 1984 historical inventory photo of the
property seen below shows the house at this stage.
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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As our NCOA application drawings and documents show, there will be minimal changes to the
home's exterior and the standards as outlined in Section 38.340.050, thus meeting the first
deviation requirement.
Additionally, the precedent for large historical homes being divided into multiple apartments is
well established in The Bon Ton historical neighborhood. The following photos of 301 S. Grand
Ave, 201 S. 3rd Ave, 217 S. 3rd Ave, and 316 S. 3rd Ave. are examples of this long
implemented strategy for large historical properties to continue to be used in ways that make
sense in a modern context and economy. See Context Map below (Image 13).
201 S. 3rd Ave. (Images 1-5)
The following images show 201 S 3rd Ave, a large historical home that is split into multiple
apartments with multiple access points to enter the house. This is further substantiated by the
many mailboxes showing the number of units in the home.
Image 1 (East Entrance) Image 2 (North - East Elevation) Image 3 (North Entrance)
Image 4 (West Entrance) Image 5 (Both East and West entrance)
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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301 S Grand Ave (Images 6 - 8)
301 S Grand Ave is depicted in the images below. There are four entrances providing access to
the four apartments divided within the large historical home. The North entry has two mailboxes
providing access to two units, the East entry grants access to one unit, and the West entry
allows access to the final fourth unit.
Image 6 (West Entrances) Image 7 (East Entrance) Image 8 (North Entrance)
217 S 3rd Ave (Images 9-10)
217 S 3rd Ave is a large historical home divided into multiple units as seen in the following
photos. There are four mailboxes at the East entrance and a potential access point on the West
face.
Image 9 (East Entrance, 4 mailboxes) Image 10 (West Entrance)
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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316 S 3rd Ave (Images 11-12)
The final home represented in this study is 316 S 3rd Ave, shown in the images below. It has
two entrances and four mailboxes that shows how dense use of a property fits well in this
neighborhood
Image 11 (West Entrance) Image 12 (South Entrance)
Speaking to the second requirement to grant a deviation, outside of adding an entry to
Apartment 3, no changes to the existing footprint and minimal changes to the building
configuration and livable SF are needed to achieve our project. Therefore, there will be no
adverse effects to abudding properties. The only change to the neighborhood is adding density,
which in light of the first deviation requirement is historically appropriate. As shown in our study
of the neighborhood and the property listed above, our proposed project does not change the
existing context. Where the new entry is added, the project complies with NCOA guidelines by
matching the materials and style of the existing house and thus blending into the neighborhood.
Speaking to the third requirement to grant deviation, the proposed plan assures protection to the
public health, safety, and general welfare by bringing the fairly dilapidated old building up to
code. The electrical will be updated throughout, insulation and energy efficient windows will be
installed at the building envelope, required fire separation will be met, and the building structure
will be upgraded as required. These improvements are outlined in the drawings, plans and
documents submitted, and will be further developed in our Building Permit Application.
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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Overall, all three requirements for a NCOD deviation will be met and satisfied. If allowed, the
proposed project will contribute to the overall historic character of the community through the
restoration, rehabilitation, and upgrade of a historical home with contextually appropriate and
code compliant new construction, simultaneously preserving the home and affordable access to
the historical core of our community.
CONTEXT MAP
Image 13
THRULINE PARTNERS || 212 S. WALLACE AVE STE. 301 BOZEMAN MT 59715 || (406) 282-4411
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