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HomeMy WebLinkAbout004 Project Narrative1 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 September 5, 2023 Fisher Residence & ADU-517 N. Bozeman Ave., Bozeman, MT Beall’s second addition to Bozeman, Block C, Lot 5-6 & N.W. ¼ Section of 07, T02 S, R06 E, Gallatin County Date of Construction 1904-1912 Zoned R-3 Historical Property Record-Non-Eligible (neutral element within a potential historical neighborhood) located within the NCOD. Project Narrative: This project involves demolishing the current garage, keeping the existing house intact as is, adding (one) dwelling unit (single family residence) at the rear of the property, and a garage at the rear of the property with (one) ADU above. This project proposed to increase the property density from the current one residence to three residences. The property size and configuration will meet all minimum standards for constructing a second primary dwelling unit (single family residence) and new garage on the property under common ownership. Proposed ADU - Departure for Housing Creation: We are asking for a departure for housing creation per 38.320.070 to add (one) ADU above the garage as part of this submittal. The property meets all minimum standards except lot size to include one detached ADU to the project. The lot size is 8407 sq. ft. The minimum lot size needed would be 9000 sq. ft., 4000 sq. ft. per residence plus an additional 1000 sq. ft. for an ADU. The lot is 593 sq. ft. or 7% short of the minimum standard. FROG ROCK D e s i g n 2 P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com *(406) 581 0527 Per the UDC table 38.320.070 we are asking for a departure to submit the project “without the requirement for 1,000 sq. ft. of added lot area” as the minimum lot standard for a proposed ADU that meets the intent of housing creation. Per the UDC 38.320.070 C-Criteria, the proposed project meets 1 & 2 as required and meets Criteria 3 & 5 as follows: Criteria 1 & 2: constructing the ADU would resulting in one more house (dwelling unit) than would otherwise be possible. The purpose of the standard can still be accomplished with the construction of the ADU. Criteria 3: The departure will not impose negative impacts on surrounding property. The proposed departure would allow changing the living area above the garage from a small studio that is part of the use of the new residence (which is allowed per the UDC and meets all minimum standards for Accessory Buildings) to an ADU (dwelling unit) that would be similar in size and building massing. The proposed change would be the addition of 48 square feet to provide space for a small kitchenette area and does not affect the overall massing or other site features. See exhibits 002 PROPOSED SITE PLAN and 006 PROPOSED UPPER LEVEL FLOOR PLAN. The exterior window design changes minimally and does not affect the surrounding properties. Criteria 5: The departure is applicable to an infill site. The proposed project can be considered an “infill” project per the UDC 38.700.100 as an underutilized property due to the fact that it is zoned R-3 but currently has one small single-family residence on it. It is location wholly within the city limits with existing utility services and was subdivided more than 35 years ago. Parking: The required parking spaces for two homes that each have two bedrooms is 4 parking spaces. Two spaces will be provided on site in the garage off the alley and two spaces will be provided on site behind the proposed new house. No ADU space is required. Proposed New House, Garage & ADU: The proposed new house will be a two-story home (footprint 716 sq. ft) located off the alley with a garage located next to it. The new house will be 1364 sq. ft. and will be two-bedrooms and two and a half bathrooms. We propose a small ADU (432 sq. ft.) above the garage. If the departure for the ADU is not accepted, we would propose a studio area (336 sq. ft.) above the garage to be used as a flex space for the new house. Proposed New House Style, Scale and Proportion per NCOD: The proposed new house will blend in with the existing homes on the street per the NCOD in terms of scale, massing and level of exterior detailing. Though the proposed house is taller than many of the very small houses that are located on this block, the primary form of the 3 P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com *(406) 581 0527 house is only 18’ wide, it has a roof pitch that matches the existing house and therefore relates in its massing and scale. There is a new home on the corner that is similar in height and there are many newer homes around the park area that are also two stories with similar or larger massing. The proposed style of the home is contemporary with simple, clean lines. Per Section 38.340.010C Contemporary design will be encouraged, provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community. A much larger contemporary house was just completed on the corner of the same block. See exhibit 007 STREETSCAPE. The contemporary style will fit in with the newer homes in the neighborhood. There is a new contemporary house directly across the alley using similar materials. Two properties away, there is a two-story home built on the alley that is similar in massing and contemporary material choices. Materials: The design of the proposed new house will use materials that fit with the current character of the neighborhood. The primary siding for the new house will be painted horizontal lap siding similar to the existing house on the property (which will remain on the property). The proposed garage will be grey vertical steel siding. The roof forms will be one gable with a roof pitch that matches the existing house, one shed roof and a flat roof area with asphalt roofing as the material on the sloped roofs. Accent materials will be dark windows, vertical wood siding elements and metal accents at roofs, awnings & railings. Sincerely, Tammy Minge Frog Rock Design, PLLC