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HomeMy WebLinkAbout04 PROJECT NARRATIVE NCOA APPLICATION NARRATIVE 615 S Grand Ave. Bozeman, MT 59715 RMA - Robert and Marisa's Addition May 5, 2023 PROJECT BACKGROUND 609 S. Grand Ave. is a single-family residence located in the Bon Ton Historic District and the Neighborhood Conservation Overlay District. There are two structures existing on the property, a primary historic residence and a newer accessory structure with a guest house and storage area. The primary residence was built in 1901 and qualifies as a historically contributing element within the NCOD. The rear storage building was built-in 2005 and is not identified as historically significant. SCOPE DESCRIPTION The proposed project is comprised of 2 general areas of work: 1. The primary residence will undergo a minor interior remodel of the kitchen and rear mudroom. A single patio door will be added to the rear facade of the house, with no change proposed to the street-facing facade. Minor changes will be made to existing rear patios and porch coverings. An existing built-in grill from 2005 will be moved. A new prefabricated sauna will be installed. 2. The existing rear storage building will be demolished and replaced with a new garage and ADU on the existing foundation. This work will be accompanied by the required sitework, utility and Landscaping. This structure was built in 2005 and does not contribute historical significance to the property. ZONING REVIEW The project is Located in R1 zoning district. Per UDC table 38.310.030.A "Permitted general and group residential uses in residential zoning districts";ADUs are a principal use within this zoning district. Per UDC Table 38.320.030.A "Minimum and maximum lot area";the lot size of 12,600 sf is sufficient for a single family dwelling and an ADU. Lot coverage is 20% (40% maximum permitted). The footprint of the proposed Garage/ADU building is 690 sf. It will be Located clear of the required 5' side setback, as will the new 100sf sauna. Per table 38.350.070.1 "Detached structures setback requirements" -The 20' alley permits a 6' garage alley setback. This is adhered to. No additional parking will be provided adjacent to the garage doors. Per 38.540.050-1 The 4 bedroom house is required to provide 2 parking spaces. Total number of off-street spaces provided is 3. No additional parking is required to accommodate the new ADU. The liveable floor area of the ADU is 460 sf. This is well below the 600 sf max unit size. The roof is sloped to meet the requirements of UDC figure 38.360.030.G.The height of the proposed ADU complies with the maximum height limit of 22' per 38.360.040. APPROPRIATENESS This proposed project is designed to stylistically reflect the historic massing and detailing of the primary residence. The gambrel roof was traditionally employed to provide more usable attic spaces on second levels. Applying that shape to an ADU is a new application in keeping with the original intent of the roof style. In addition to the predominant gambrel roof, exterior trims, window styles and materials will be historically accurate. The primary exterior materials of cedar shake and painted wood drop siding will be used to further match the style of the historic residence. The proposed ADU will strengthen the character and vitality of Bozeman's alleys. Its scale and form are in keeping with other historic accessory buildings found in the neighborhood. PROPOSED SCHEDULE The project will proceed in a single phase. Construction will start summer 2023 as soon as Building permits can be obtained.