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18361, Staff Report for Walsh Garage, Historic Neighborhood Certificate of
Appropriateness and Deviation Request Application
Date: City Commission Public Hearing is on June 17, 2019
Project Description: A Historic Neighborhood Certificate of Appropriateness application
(NCOA) to allow the construction of a 768 square foot detached garage and 494
square foot upper level guesthouse accessed off Cleveland Street.
A 75% zoning deviation is requested to allow construction of the detached structure
to be constructed 5’ from the rear property line, where the current zoning requires a
20’ rear setback for accessory structures over 600 square feet. The proposed garage
is proposed to be built over the footprint of the existing detached garage, which is to
be demolished.
Project Location: 921 South Willson Avenue. Legally described as Butte Add, S18, T02 S, R06 E, Block 6, Lot 12, Acres 0.31, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval
Recommended Motion: Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in
the staff report for application 18361 and move to approve the Walsh Garage
Historic Neighborhood Certificate of Appropriateness application and deviation
request to allow the construction of an accessory structure within the current zoning
regulations required rear setback, subject to all applicable code provisions.
Report Date: Thursday June 6, 2019
Staff Contacts: Danielle Garber, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
This NCOA application proposes the construction of a 768 square foot detached garage with
a half story above the garage for a 494 square foot upper level guest house accessed off
Cleveland Street. A 75% zoning deviation is requested to allow construction of the detached
structure to occur 5’ from the rear property line, where the current zoning requires a 20’ rear
setback for accessory structures with a footprint over 600 square feet. The proposed garage is
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proposed to be built over the footprint of the existing detached garage which is to be
demolished.
The property is located in the R-1, Residential Low Density zoning district. Pursuant to
Section 38.200.010.1.k of the Bozeman Municipal Code, the City Commission retains itself
under all circumstances the review of any deviation request where the deviation is for more
than 20% of the standard. Where the current standard is a minimum 20’ rear setback and the
proposal is a 5’ setback, the deviation requested is greater than 20% of the standard and
therefore requires the review and decision of the City Commission.
Section 38.340.050.B lists the architectural appearance guidelines when reviewing a
certificate of appropriateness. The existing primary structure and the subject site is classified
in the City’s historical and architectural inventory to be a contributing structure within the
Bon Ton Historic District. No changes are proposed to the primary structure. The garage is
listed as an “outbuilding” in the 1984 survey, but it is unclear when the garage was
constructed. A description of the NCOD Guidelines review criteria and staff evaluation is in
Section 6 of this report.
The application must also meet the standards for granting deviations in Section 38.340.070,
BMC. A description and staff evaluation of these standards is in Section 6 of this report.
As of writing this report, no public comment has been received.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable review criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff
or the applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP AND PLAN SERIES ............................................................................... 4
SECTION 2 – PROPOSED DESIGN....................................................................................... 6
SECTION 3 - REQUESTED DEVIATION ............................................................................. 8
SECTION 4 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 9
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 9
SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 9
Applicable Plan Review Criteria, Section 38.230.070 and 38.340, BMC. ....................... 10
NCOD Design Guidelines Review Criteria (reference pages 19-91) ............................... 11
Criteria for Granting Deviations ....................................................................................... 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 18
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 19
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 19
FISCAL EFFECTS ................................................................................................................. 19
ATTACHMENTS ................................................................................................................... 19
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SECTION 1 - MAP SERIES
Zoning Map
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Growth Policy Map
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SECTION 2 – PROPOSED DESIGN
Proposed Site Plan
Existing Site Plan
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Proposed Elevations
Existing South (Cleveland Street) Elevation
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Existing West (Alley) Elevation
SECTION 3 - REQUESTED DEVIATION
One deviation from the Bozeman Municipal Code (BMC) is being requested with this
application. A deviation from Section 38.320.030 and 38.360.030.I.3-4 BMC, rear setback
requirements and accessory structure setback requirements is requested.
Pursuant to Section 38.320.030 BMC, the required rear setback in an R-1 zoning district is
20-feet. Pursuant to Section 38.360.030.I.3-4, Accessory structures greater than 600 square
feet may not be located in any required front or side setback, or in a rear setback when no
alley is present. Adequate back-up maneuverability for required parking spaces must be
provided. Accessory structures greater than 600 square feet may be located in required rear
setbacks when an alley is present and must provide adequate backup maneuverability for
required parking spaces. The applicant is proposing to construct a 768 square foot detached
garage with a half story above the garage for a 494 square foot upper level guesthouse
accessed off Cleveland Street. A 75% zoning deviation is requested to allow construction of
the detached structure to occur 5’ from the rear property line. Since the application proposes
an accessory structure greater than 600 square feet with an alley present, but is not proposing
to take access off the alley, a reduced setback based on backup maneuverability from the 20-
feet rear setback standard cannot be calculated and a deviation from the rear setback is
required.
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SECTION 4 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the project.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. The applicant must provide evidence that the proposed light fixtures are meeting the full-
cut off requirements outlined in Section 38.570.040.G.2 prior to the issuance of a
building permit.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Walsh Garage Deviation (NCOA)
File: 18361
The proposed application and associated deviation request requires the review and decision
of the City Commission. The City Commission retains itself under all circumstances the
review of any deviation request where the deviation is for more than 20% of the standard.
Staff’s position is in support of the application. The Unified Development Code requires a
20-foot rear setback and the applicant is proposing a 5-foot rear setback, which is a request of
a 75% deviation from the standard. Findings for all criteria in the NCOD Design Guidelines,
see Section 6 of this report.
The City Commission will consider the proposal on June 17, 2019. The City Commission
public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission
room at 6 p.m.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
The design of the proposed addition meets all applicable design guidelines set forth in the
Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation
Overlay District (NCOD). See below for details and discussion on the “NCOD Design
Guidelines” that staff finds have been ‘met’ or are NA (not applicable).
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Applicable Plan Review Criteria, Section 38.230.070 and 38.340, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval, the review authority and advisory bodies
evaluate the following criteria. This application must be reviewed for compliance with all
applicable requirements of this BMC chapter including overlay district requirements.
Bozeman Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District Review Criteria
The adopted NCOD Design Guidelines convey general policies and goals that are meant to be
followed in order to make consistent decisions about the treatment of historic resources. The
following paragraphs are excerpts from the Introduction section Bozeman Design Guidelines
for Historic Preservation and the Neighborhood Conservation Overlay District (NCOD), pages
1-16.
“Introduction
Historic preservation and neighborhood conservation are well-established parts of city
planning in Bozeman. Over the past decades, the community has initiated preservation
initiatives to protect the many historic districts and older traditional neighborhoods that
remain as reminders of the City’s heritage. While change continues to occur in response
to varying community goals and economic conditions, preserving Bozeman’s heritage
remains a primary goal of the community. These design guidelines are written for use by
City Staff, property owners, residents and others to foster the preservation of historic
residential and commercial districts and to maintain the traditional character of the
broader Neighborhood Conservation Overlay District (NCOD).
A primary design goal for Bozeman is to preserve the integrity of its individual historic
structures and the character of its streetscapes in the Neighborhood Conservation Overlay
District. To maintain the character of a historic building, design elements such as form,
mass and materials should be considered in any alteration. The relationship each
building has with other neighborhood design elements is also important, as well as the
hierarchy of site elements, such as street trees, front yards, walkways and accessory
structures.
In general, properties must be at least 50 years old before they can be evaluated for
potential historic significance, although exceptions do exist when a more recent property
clearly has historical value. A property may be significance cant for one or more of the
following reasons:
• Association with events that contributed to the broad patterns of history, the lives of
significant people or the understanding of a community’s prehistory or history.
• Construction and design associated with distinctive characteristics of a building
type, period or construction method.
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• An example of an architect or master craftsman or an expression of particularly
high artistic values.
• Integrity of location, design, setting, materials, workmanship, feeling and
association that form a district.
• An established and familiar natural setting or visual feature of the community.
As stated in the UDO, “the intent and purpose of the conservation district designation is
to stimulate the restoration and rehabilitation of structures, and all other elements
contributing to the character and fabric of established residential neighborhoods and
commercial or industrial areas.”
NCOD Design Guidelines Review Criteria
Type of Work: New construction (accessory structure) in the Neighborhood Conservation Overlay
District, inside a Historic District.
Chapter 1. Rehabilitation Guidelines for Historic Properties Applicable
A-E not applicable, no changes proposed to the primary historic structure.
F. Secondary Structures
1. Preserve an existing secondary structure when feasible. NA – Secondary
Structure Non-Histroic
2. Retain original materials when feasible NA
3. Maintain the subordinate character of the structure also. Met
Notes: This section notes, “Preserving the historic fabric along an alley in a historic district is
important. This includes sheds, garages and carriage houses. They are traditionally subordinate in scale and character to the primary structure and are typically located to the rear of the lot. These
features should be retained.” While a garage “outbuilding” is noted in the 1984 survey of the property,
an attached garage on the northeast side of the house was also listed. Staff has not determined when the existing detached garage was constructed and historic preservation staff does not consider it a part
of the historic significance of the primary dwelling. The proposed replacement structure maintains the
subordinate character of the existing accessory structure.
Chapter 2. Design Guidelines for All Properties Applicable
A. Topography
1. Minimize cut and fill on a site. NA
2. Design a building foundation to conform to the existing topography, rather than
creating extensive cut and fill.
NA
3. Minimize the visual impacts of cut and fill on a site. NA
Notes: No additional site work or changes in topography of the property are part of the project scope.
B. Street Patterns
1. Respect historic settlement patterns. Met
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Notes: This section notes, “Historic settlement patterns seen in street and alley plans often contribute
to the distinct character of the historic district and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in
which secondary structures and landscape features may occur on the site.” The existing accessory structure siting, where it is located adjacent to the alley but access is not taken from the alley, is present on other properties immediately adjacent and in the vicinity of the subject property. The
proposed new accessory structure will be setback 4 feet more from the alley than the existing structure, but the streetscape and functionality of the site will remain the same.
C. Alleys
1. Unpaved lanes contribute to the distinct character of the neighborhood;
therefore, they should continue in their “rustic” state, when feasible.
NA
2. The traditional scale and width of alleys should be continued. Met
Notes: The existing paved alley is adjacent to the property on the west side of the lot. The proposed
design is not expected to change the character of the alley and will preserve the existing edge of the alley.
D. Streetscape
1. Maintain the variety of street paving designs. NA
2. Maintain the variety of sidewalk designs. Met
3. Continue the use of planting strips. NA
4. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. NA
Notes: The existing sidewalk adjacent to the project and proposed driveway will be patched and
repaired as needed during the construction process. A boulevard planting strip and street trees are currently present and are not proposed to be changed. The width of the existing driveway will be
reduced from 22 feet to 20 feet.
E. Landscape Design
1. Preserve and maintain mature trees and significant vegetation within all corridors. NA
Notes: No trees are proposed to be removed.
F. Building Form
1. Use building forms that are similar to those seen traditionally on the block. Met
2. Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. Met
Notes: The existing and proposed accessory buildings have similar street facing facades and roof
forms. Both structures feature a gabled roof ridge that runs parallel to the rear setback line and alley.
The roof pitch of the new garage will match the existing structure’s pitch of 8:12.
G. Solid-to-Void Ratio
1. Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. Met
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Notes: The new garage façade will feature windows above the garage door for the half story
guesthouse. While no windows are present in the current garage, the proposed windows are not out of character and match the style of the existing home and district.
H. Materials
1. Use building materials that appear similar to those used traditionally in the
area.
Met
2. The use of masonry that appears similar in character to that seen historically is appropriate. NA
3. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. Met
4. Use building materials that contribute to the traditional sense of scale of the
block.
Met
Notes: Materials proposed are the same as the existing home, including horizontal lap siding, a wood bellyband, rafter knee braces, shingled gable ends, doors, and lighting. These materials are common in the district and adjacent neighborhoods.
I. Architectural Character
1. The imitation of older historic styles is discouraged for newer structures. Met
2. Contemporary interpretations of traditional details are encouraged. Met
Notes: This proposed does not replicate historic structures. Its form lends itself to the residential
neighborhood, compliments the existing home, and the design can also be found in contemporary homes.
J. Parking Complies
1. Minimize the visual impact of surface parking in residential neighborhoods. NA
2. Locate a surface lot in the interior of a block whenever possible. NA
3. Site a surface lot so it will minimize gaps in the continuous building wall of a
commercial block.
NA
4. Where a parking lot abuts a public sidewalk, provide a visual buffer. NA
Notes: The design meets minimum parking requirements of 4 off-street spaces. The front façade of the house is viewed from South Willson Avenue. The parking is located at the rear of the site and accessed off Cleveland Street.
K. Buffers Complies
1. Landscape buffers should be provided along edges of parking and service
areas.
NA
Notes: No site development such as parking, storage and equipment areas that would create unavoidable negative visual impact on abutting properties or the public way. Not applicable.
L. Site Lighting Complies
1. Lighting shall be shielded to prevent any off-site glare. Met w/
Conditions
Notes: The proposed lighting does not appear to meet full cutoff requirements. Condition of approval
2 requires full lighting specifications to be submitted prior to building permit.
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M. Utilities and Service Areas
1. Orient service entrances, waste disposal areas and other similar uses toward
service lanes and away from major streets.
Met
2. Position service areas to minimize conflicts with other abutting uses. NA
Notes: Utility meters will be located off the alley.
Chapter 3. Guidelines for Residential Character Areas Applicable
A. Hierarchy of Public and Private Space
1. Provide a front yard similar in character to its neighbors when possible. NA
2. Provide a walkway from the street to the building. NA
3. Orient the front porch to the street. NA
4. Clearly define the primary entrance by using a front porch. NA
Notes: No changes to the entryway of the home are proposed in this application.
B. Building Mass and Scale
1. Construct a new building to be similar in mass and scale to those single household residences seen traditionally. Met
2. On larger structures, step down a building’s height toward the street,
neighboring structures and the rear of the lot.
NA
3. On larger structures, subdivide larger masses into smaller “modules” that are similar to single household residences seen traditionally. NA
4. The front wall of a structure should not exceed two stories in height. The
Primary plane of the front should not appear taller than those of typical historic structures on the block.
Met
5. A façade should appear similar in dimension to those seen traditionally in the neighborhood. Met
Notes: The site is located in a neighborhood where 1.5 story accessory structures are common. The
proposed garage and guesthouse is meeting the height requirements for accessory structures and is
subordinate to the primary home. It also meets the angled setback plane requirements in Section 38.360.030.G. The building proposed building materials represent traditional dimensions. The width
of the proposed structure is nearly the same as the existing structure, with extra floor area being
achieved in depth that cannot be seen from the street. The garage will be 7-feet longer along the alley than what is existing.
C. Roof Form
1. Use roof forms that are similar to those seen traditionally on the block. Met
Notes: The proposed gabled roof form is common to this area.
D. Secondary Structures
1. A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. Met
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2. Locate secondary buildings to the rear. Met
3. Locate a garage such that its visual impacts will be minimized is encouraged. Met
Notes: This section notes, “Secondary structures are traditionally subordinate in scale and character to
the primary structure and are typically located to the rear of the lot, they are primarily used for parking
garages and storage. While structures in the rear generally have little impact on the character of the street they do have an impact on the character of the alley and the neighbors to the rear, this character
should be maintained.” The location and impact of the proposed structure as seen from Cleveland and
the alley is similar to other existing secondary structures in this area. The relationship of the proposed structure with the alley will conserve the existing conditions.
E. Multi-Household Not Applicable
1. Retaining an existing single household building that contributes to the
established character of the neighborhood in a multi-household project is encouraged.
2. Minimize the perceived scale of a multi-household building.
3. Use traditional features that will convey a human scale.
4. A new multi-household building should be within the range of heights seen
traditionally in the neighborhood.
5. A primary building face should not exceed the width of a typical single household building in a similar context.
6. The proportions of window and door opening should be similar to those
traditionally in the neighborhood.
7. Brick, stone and painted wood are preferred primary building materials.
8. Orient a primary entrance to the street, when feasible.
9. Provide some useful, functional common open space that can be enjoyed by all residents in the development.
10. Minimize the visual impacts of multi-household garages.
11. Design a surface lot with landscaping.
Notes: Not applicable.
F. Fences and Retaining Walls Not Applicable
1. A new fence should be in character with those seen traditionally.
2. A new retaining wall should be in character with those seen traditionally.
Notes: Not applicable.
Chapter 4. Guidelines for the Commercial Character Area Not Applicable
Chapter 5. District Specific Descriptions and Guidelines Applicable
G. Bon Ton Historic District
1. Reflect the district character when building within the district. Met
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Notes: This proposed project meets the three sub-criteria within this section “Consider the use of
wood and masonry materials. • Consider developing a design palette for new construction that draws
from design elements and materials found in the area. • Use simple rectangular building forms with sloping roofs.”
Criteria for Granting Deviations
Pursuant to Section 38.340.070 BMC, there are three criteria for granting deviations from
the underlying zoning requirement.
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.
While the primary structure on the proposed site is considered to be contributing to the
district, it is unclear when the accessory structure was built. The demolition and
reconstruction of this garage is supported by Community Development staff finding that the
arrangement of the building on the site and the historic pattern of garages along Cleveland
and nearby will be maintained with the proposed project. If granted this deviation, the
proposed project will be more compatible with the existing streetscape and historic
settlement pattern than a compliant garage in another location.
Section 38.340.050 included in Criterion 1 references five standards for certificates of
appropriateness:
Item A references the Secretary of the Interior’s standards for historic buildings. On page 238
of the Secretary’s standards for the treatment of historic properties, it is recommended that
when considering district settings for reconstruction that the historic spatial relationship
between buildings and landscape features should be maintained. While this accessory
structure is not considered to be contributing to the district, the spatial relationship between
the contributing home and the existing garage will be maintained with this project.
Item B addresses generally applicable architectural guidelines, which the proposed structure
is meeting.
Item C encourages contemporary design structures if compatible with the foregoing elements
of the structure and surrounding structures. This is not applicable to staff review. While many
design elements of the proposed structure are seen in contemporary design, the design is not
considered to be non-period and innovative.
Item D when applying the standards of subsections A through C of this section, the review
authority must be guided by the design guidelines for the neighborhood conservation overlay
district. Application of the design guidelines may vary by property as explained in the
introduction to the design guidelines. The proposed structure is meeting these guidelines.
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Item E, compliance with other development standards in Chapter 38. Other than the proposed
setback deviation the proposed structure and site are otherwise meeting all other development
standards in Chapter 38.
Item F, tax abatement is not applicable.
2. Modifications will have minimal adverse effects on abutting properties or the
permitted uses thereof.
The proposed garage is nearly identical in form, mass and scale to the existing detached
garage. While the axis of the garage as it runs parallel to the alley is longer, and additional
height is proposed, this difference will not have any adverse effects on abutting properties.
The applicant is proposing similar materials to what is existing currently on the garage and
primary home. The main difference between the existing and proposed garage other than size
is the addition of windows in the gable end facing south towards Cleveland Street. As
discussed above, these windows are compatible with the district and similar to those seen on
the primary structure.
The proposed addition will have no effect on the permitted uses of the abutting property. The
intended use of the garage is for residential purposes, which is a permitted use and the
current use of the building.
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.
Staff has identified no barriers to public health, safety and general welfare from the proposed
construction. The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is
to protect the public health, safety and general welfare. The application has been reviewed
by staff and is in compliance with Chapter 38, except condition of approval 2 notes that more
review of the proposed exterior light fixtures for compliance with full cut off requirements is
necessary prior to the issuance of a building permit.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned R-1 (Residential Low
Density zoning district). The intent of the R-1 residential low density district is to provide for
primarily single-household residential development and related uses within the city at urban
densities. These purposes are accomplished by:
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1. Providing for a minimum lot size in developed areas consistent with the established
development patterns while providing greater flexibility for clustering lots and housing
types in newly developed areas.
2. Providing for such community facilities and services as will serve the area's residents
while respecting the residential character and quality of the area.
Adopted Growth Policy Designation: The property is designated as “Residential” in the
Bozeman Community Plan. The Plan indicates that, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and
schools. High density residential areas should be established in close proximity to commercial
centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning should
provide for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development. The dwelling unit density
expected within this classification varies between 6 and 32 dwellings per net acre. A higher
density may be considered in some locations and circumstances. A variety of housing types can
be blended to achieve the desired density. Large areas of single type housing are discouraged. In
limited instances the strong presence of constraints and natural features such as floodplains may
cause an area to be designated for development at a lower density than normally expected within
this category. All residential housing should be arranged with consideration of compatibility with
adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation is
intended to provide the primary locations for additional housing within the planning area.”
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
On August 1, 2018 a certificate of appropriateness application was received for administrative
design review and zoning compliance for the demolition and reconstruction of an accessory
structure in the Bon Ton Historic District of the NCOD. An adequacy letter was sent on
September 4, 2018 with code corrections and summary of the code requirements for the
threshold for loss of lawful non-conforming status for this structure. The letter expressed support
from Historic Preservation staff for the proposed design. The applicant was made aware of the
deviation process as a mechanism to reuse the existing footprint and drive access location for the
existing garage. On March 5, 2019, a revised application was received addressing code
corrections and requesting this deviation. The attached application contains the request for the
City Commission to review and approve this deviation to allow the construction of a 768 square
foot detached garage and 494 square foot upper level guesthouse accessed off Cleveland Street.
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A 75% zoning deviation is requested to allow construction of the detached structure to be
constructed 5’ from the rear property line, where the current zoning requires a 20’ rear setback
for accessory structures over 600 square feet. The garage is proposed to be built over the
footprint of the existing detached garage, which is to be demolished.
Pursuant to Section 38.200.010 of the Bozeman Municipal Code, the City Commission retains
itself under all circumstances the review of any deviation request where the deviation is for more
than 20% of the standard.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners
within 200 feet of the exterior boundaries of the property via USPS first class mail On May 31,
2019. Notice was published in the Bozeman Daily Chronicle on June 2 and June 9. A notice sign
was posted on site on June 2, 2019.
No public comment has been received. Any public comment received after the creation of this
report will be forwarded to the City Commission for their consideration at the project’s
scheduled public hearing.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner/Applicant: K.C. and Karen Walsh, 921 S. Willson Ave, Bozeman, MT 59715
Representative: Bayliss Architects PC, PO Box 1134, Bozeman, MT 59771
Report By: Danielle Garber, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
ATTACHMENTS
The full application and file of record (#18361) can be viewed at the Bozeman Community
Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Application Documents
Application Plans
384
RC
Revision and Correction RC Page 1 of 2 Revision Date 3‐20‐18
Required Forms: PLS
REVISION AND CORRECTION SUBMITTAL FORM
ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE
ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE‐SUBMITTALS
THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF
COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT
REVISIONS.
SUBMITTAL REQUIREMENTS
All revisions / correction submittals must contain the following:
A completed RC revision/correction submittal form.
The same number of copies and sizes and formats (including digital) as required for the initial
application. Plans and documents, including digital files must meet plans, specifications and naming
protocols. See form PLS.
Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of
contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets
are updated, retain the original date on sheets that have not been updated or revised.
A written narrative that shows an itemized summary of your submittal and description of each change or
revision in detail or document. Changes to plans sheets must include sheet and detail numbers.
All changes must be clouded or highlighted on each plan set.
Legal documents, studies, letters or other documentation must have a clear date of revision on the front
page.
Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is ¼ of the
total original application fee.
Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets
will be accepted.
RC form must be the first item in all resubmitted sets.
INFORMATION
Application
file #: ______________________________
Application
type: ______________________________
Project Name:
Contact Name:
Phone:
Email:
385
Revision and Correction RC Page 2 of 2 Revision Date 3‐20‐18
Required Forms: PLS
SUBMITTAL TYPE
NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review
that is new and has not been reviewed before.
CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the
City to the applicant.
If both types are being submitted, the written narrative required above listing itemized changes must clearly
differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily
approved plans or approved plans are processed under the modification application process, use form MOD
for those changes.
Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets
will be accepted.
CITY USE ONLY
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406‐582‐2260
fax 406‐582‐2263
planning@bozeman.net
www.bozeman.net
Date
received: Checked and received by:
Number of
sets
submitted:
Includes digital
copy Y/N::
Superion
updated?
Y/N:
Planner/Engineer:
DRC
Required?
Y/N:
Date routed to
Engineer:
If no DRC, date comments due to
planner. 10 working days from
submittal date typical:
386
NCOA
NCOD COA Required Materials NCOA Page 1 of 3 Revision Date 1-8-19
Required Forms: A1, N1 (if deviation), DEM (if
demolition)
Recommended Forms: Presentation of submitted plans and specifications
(PLS)
HISTORIC NEIGHBORHOOD CERTIFICATE OF APPROPRIATENESS REQUIRED MATERIALS
APPLICATION SETS This application is for residential neighborhood development in the Neighborhood Conservation Overlay District. Commercial projects shall use form CCOA. One application set is required that includes 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets. Complete and signed development review application form A1 Plan set that includes all neighborhood certificate of appropriateness checklist items below If deviation proposed with the alteration of an existing building, form N1 If deviation proposed with the alteration of an existing building, deviation checklist items below unless otherwise provided in another application type If demolition, complete submittal of subsequent development or treatment and checklist items in form DEM Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. 1 digital version of all materials (JPEG or PDF) on separate CD-ROM’s or USB drive. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol, specified on form PLS.
Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS
When adding dwellings to a site, including accessory dwelling units (ADUs), a public notice period is required. No additional materials or forms are required from the applicant/representative. Completed and signed property adjoiners certificate form (N1) and materials if deviation proposed associated with an existing building. APPLICATION FEE Base fee $128 If deviation add: $234 per deviation Application types and fees are cumulative. HISTORIC PROPERTY INFORMATION Date of construction, if known: Existing property record form/ historic inventory card. Copies are available from the City of Bozeman, Historic Preservation webpage.
387
NCOA
NCOD COA Required Materials NCOA Page 2 of 3 Revision Date 1-8-19
Required Forms: A1, N1 (if deviation), DEM (if
demolition)
Recommended Forms: Presentation of submitted plans and specifications
(PLS)
Updated property record form, if directed by Planning staff.
For assistance, see more information through the following link:
http://www.bozeman.net/Planning CERTIFICATE OF APPROPRIATENESS CHECKLIST Certain information shall be provided for review prior to a decision on a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the City to make its determination on the application. 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. Except where otherwise recommended, no more than eight pictures should be submitted. All pictures shall be printed on or attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W) and relevant information on the proposed changes 4. Sketch plan or Site plan depending on project complexity with north arrow showing property dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations, location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing conditions or two separate site plans titled existing and proposed. 5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show open stairways and other projections from exterior building walls. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations. 6. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. 7. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.280.040.B BMC has been met or surpassed. 8. For a new infill dwelling/structure, provide additional information to demonstrate how the new structure fits within the context of the existing neighborhood. This shall include: a streetscape study that shows the proposed structure within the context of the block face, a discussion of how the proposed architectural style and proposed building materials relate to the project context and existing built environment, and how the project overall complies with the applicable guidelines in the Guidelines for Historic Preservation and the Neighborhood Conservation Overlay. When adding dwellings to a site, including accessory dwelling units (ADUs), a public notice period is required. The notice period will be between 15-45 days. 9. For minor fence, egress window, window/door changes or replacements and other minor change pictures specifications and other information that will clearly express the proposed changes or alterations to the property. For window and/or door changes, include the size and dimensions of the current window/door frame as well as the proposed size and dimensions. If the sizes are to remain the same this must also be specified.
388
NCOA
NCOD COA Required Materials NCOA Page 3 of 3 Revision Date 1-8-19
Required Forms: A1, N1 (if deviation), DEM (if
demolition)
Recommended Forms: Presentation of submitted plans and specifications
(PLS)
10. Cut-sheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately 11. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of ¼ to 1 foot. 12. Parking plan and calculation for all dwellings, including detailed location of on street parking if proposed changes to the property require review of parking requirements (e.g. addition of bedrooms to a home, Accessory Dwelling Units, new infill residential construction). 13. A schedule for the proposed changes to the property if to be phased or if applicable. 14. If significant changes are proposed, like a new home, the City suggests that the applicant seek comments from the neighborhood or area prior to application and submit a summary or comments or meeting minutes as appropriate DEVIATION CHECKLIST If the proposal includes a request for a deviation as outlined in Section 38.250.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 15. A deviation narrative shall be added to the project narrative stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.340.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC); b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation, a response to the criteria shall be provided for each deviation 16. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable standards. 17. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771
phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net
389
390
391
392
393
2018-06 Walsh Garage- 921 S Willson Adjacent Property Owners
Susan S McCarty Trust
911 S. Willson Ave
Bozeman, MT 59715
Scharnberg Reynolds Living Trust
201 Wellington Oaks Ct
Denton, Tx 76210-5572
Donna Whitman Revocable Living Trust
115 W. Cleveland St
Bozeman, MT 59715
Demetri and Claud Matney
119 W. Cleveland St
Bozeman, MT 59715
David Digiacomo
914 S. Grand Ave
Bozeman, MT 59715
MFROSS LLC
105 Silverwood Dr
Bozeman, MT 59715
Sharon Shearman
904 S. Grand Ave
Bozeman, MT 59715
Patricia Paynich
922 S. Willson Ave
Bozeman, MT 59715
Tilden and Anchila Monks
916 S. Willson Ave
Bozeman, MT 59715
Joanna Whitt Living Trust
430 West 116th Street APT 5E
New York, NY 10027
Mark and Judy Baker
117 Hudson Street Floor 3
New York, NY 10013
Marian Minton
120 W. Cleveland St
Bozeman, MT 59715
Jon Johnson
402 S. Grand Ave
Bozeman, MT 59715
Katherine Evans
1005 S. Willson Ave
Bozeman, MT 59715
394
2018-06 Walsh Garage- 921 S Willson Adjacent Property Owners
Andrea Baldwin
912 S. Willson Ave
Bozeman, MT 59715
ALN MT Rental Investment
PO Box 1100
Douglas, WY 82633
William and Robin Wilke
1012 S. Willson Ave
Bozeman, MT 59715
Michael and Megan Zilz
908 S. Willson Ave
Bozeman, MT 59715
395
July 31, 2018
Historic Neighborhood Certificate of Appropriateness (NCOA)
Checklist Items:
2018-06 Walsh Garage
1. Project Narrative – Located on Page 1 of the DEM Submittal
2. Historical Information – Elevation photos of the building being proposed for
demolition and photos of the existing contributing structure to show proposed
demolition will be to a non-contributing structure, located on pages 2-5 of the DEM
Submittal.
3. Elevation Photos of the Structure to be altered – Located on pages 2-5 of the DEM
Submittal.
4. Site Plan – Located on sheets AD1.1-A1.1 of the NCOA Application Set.
5. New Construction Elevations – Located on sheets A3.1 of the NCOA Application
Set. The color and material palette is located on page 1 of the NCOA Submittal.
6. Exhibit Showing Extent of Alterations – Shown on site plans, located on sheets
AD1.1-A1.1 of the NCOA Application Set.
7. Protected Non-Conforming Status – Not applicable as entire non-conforming
structure is being removed.
8. Consistency with Neighborhood Context – A discussion of the relationship to the
project context and existing neighborhood is included as part of the project
narrative, located on page 1 of the DEM submittal. A streetscape study showing
the proposed structure within the context of the block is located on page 2 of the
NCOA Submittal.
9. Minor Change Photos and Specifications – Not applicable as a new structure
replacing an existing non-conforming structure is being proposed.
10. Cutsheets – Not applicable, elements are indicated on the exterior elevations and
through site photos of elements to match in the new construction.
11. Floor plans – Located on sheet A2.1 of the NCOA Application Set.
12. Parking Plan and Calculations – Not applicable
13. Schedule of Changes – Not Applicable
14. Neighborhood Comments – Not Applicable as new proposed structure is to
replace an existing structure in the same location.
396
February 25, 2019 Historic Neighborhood Certificate of Appropriateness (NCOA) Deviation Checklist Items:
2018-06 Walsh Garage
Add to current NCOA Checklist
15. Deviation Narrative – can be found on page 1 of the Deviation Submittal.
16. Proposed Site Deviations – can be found on sheet A1.1 of the Deviation Submittal.
17. Building Construction Deviations – Not applicable
397
February 25, 2019 921 S Willson Garage & Guest Room Certificate of Appropriateness, Application 18361
Response to Required Corrections
1. Location of Utilities and Proposed Water on Site Plan
• The location of the existing electrical and gas meters has been added to
the demolition site plan AD1.1 and the new locations have been added to the new construction site plan A1.1. The proposed location of the water
and sewer connections have been noted on the site plan A1.1.
2. Section 38.280.040.B - Current location within the setbacks no longer complies due to demolition of existing nonconforming structure.
• The existing structure is being proposed to be removed due, in part, to its
location within the current setbacks. At a meeting with the City of
Bozeman held at the initial phase of design the decision was made that the rear setbacks for the site are 5 feet and the new construction would need
to be within the 5-foot setback, as is currently shown.
3. Section 38.320.030 – Form and Intensity Standards
• The required lot area, floor area ratio and lot coverage have been added to the site plan A1.1.
4. Section 38.360.030.G.2 – Vertical Building Envelope
• An exhibit has been included to show the vertical building envelope
requirements and conformance of the project on the Height Limitations Diagram Document.
5. Section 38.360.030.I.3 – Setback Standards for Accessory Structures
• At a meeting with the City of Bozeman held at the initial phase of design
the decision was made that the rear setbacks for the site are 5 feet and the new construction would need to be within the 5-foot setback, as is currently
shown.
6. Section 38.360.030.J – Rear Lot Coverage
• An exhibit showing rear lot coverage has been added to the site plan A1.1. 7. Section 38.400.090.C.3.a(2)(b) – Residential Drive Accesses
• The dimensions of the driveway have been adjusted to suit the required
dimensions and have been reflected on the site plan A1.1. 8. Section 38.400.100 – Drive Access and Vision Triangles
• The on-street parking plan has been adjusted to meet the requirements for
the drive access triangle. The triangle has been added to the Parking Plan
for reference. 9. Section 38.540.050-1 – Parking Requirements
• The Parking Plan has been revised to show three off-street parking spaces
and one on-street parking space per the required corrections.
Advisory Comments
A deviation has been added to this application at the suggestion of the Historic
Preservation Staff. The required condition of approval that a Notice of Dwelling Unit Restriction be recorded
at the Gallatin County Clerk and Recorder to clarify the use of the living space above the
garage as a guest room and not an ADU is agreed.
398
February 25, 2019
Deviation Narrative
2018-06 Walsh Garage
For the proposed project a deviation is being requested to allow the placement of the
new construction to be within the rear setback of the property rather than placed further within the property as the current zoning guidelines require. The specific Sections of the
Bozeman Municipal Code proposed for deviation are;
• Section 38.280.040.B – Nonconforming Structures
o Since the existing nonconforming accessory building is being
removed and a new nonconforming accessory building is being
proposed to replace it the current protected nonconforming status
of the building no longer applies. This effects the desired location of the new construction which is being proposed at almost the exact
location of the existing nonconforming structure but outside of the
current zoning guidelines.
o The rear setback being proposed is 5 feet from the property line. This setback and the building placement on the setback were
agreed upon during a meeting with Mel at the City of Bozeman
during the initial design phase of the project.
• Section 38.360.030.I.3 – Accessory Buildings, Uses and Equipment
o The reduced rear setback being proposed does not comply with
the current setback requirements for structures greater than 600
square feet and is not eligible for the reduced rear setback because the reduced setback is not required for access.
o The required setback according to table 38.360.030.I is 8 feet for an
alley with a width of 16 feet. The proposed setback is 5 feet.
The requested deviation is more historically appropriate for the existing building, the site in
question and the adjacent properties due to its consistency with other existing accessory buildings throughout the neighborhood. The neighborhood in question was developed
prior to the current zoning requirements meaning that most of the accessory buildings in
the surrounding neighborhood are closer to the alleyways than the current guidelines
allow. Allowing this accessory building to be located as shown would increase its conformity with the remainder of the neighborhood and allow the existing historic
language to continue uninterrupted.
The proposed modifications are further within the site than the existing structure to be removed. The new modifications will have less of an effect of the neighboring properties
than the structure that currently exists and will encroach on the alley less than the current
condition. The proposed modifications are to the alley setback which has little effect on the public.
The effected residents are residents using the alley for access to their homes and city or
utility employees collecting trash and performing duties. Although the proposed building
399
location is within the currently established setback guidelines it is further from the property line than the current construction at this location on the site.
The requested deviation follows the historic settlement patterns currently established within
the neighborhood and desired by residents of the neighborhood. Allowing this deviation can help to encourage other residents to improve their properties through an established
flexibility that respects the value of the neighborhood and its character above guidelines
that were established outside of the current standard for the neighborhood.
Improvements in a neighborhood also encourage residents to improve their own properties to maintain a higher standard set by adjacent properties.
400
July 31, 2018
Demolition Checklist Items
2018-06 Walsh Garage
1. Project Narrative – Located on Page 1 of the DEM Submittal
2. Historical Information – Not applicable as historic structure is not to be altered. The
only proposed changes are to the non-contributing garage structure located along
the alley.
3. Current elevation photos of structure to be demolished – Located on pages 2-5 of
DEM Submittal
4. Site Plan – Located on Sheets AD1.1-A1.1 of A1 Submittal
5. Exhibit showing alteration and removal of structure elements – Can be found on site
plans, located on Sheets AD1.1-A1.1 of A1 Submittal.
6. Protected non-conforming status – Not applicable as entire non-conforming structure
is being removed
7. Historic Classified Property – Not applicable as historic building is not being altered,
alterations apply to garage accessory building which is non-conforming.
401
July 31, 2018
Project Narrative
2018-06 Walsh Garage
The project being proposed at 921 S. Willson Avenue involves the removal of a current
non-contributing secondary structure and replacing it with a new non-contributing
secondary structure. The existing structure is to be removed due to its location within the
current site setbacks and the desire of the property owner to expand the size and increase
the use of the structure. The location of the current structure, within the established site
setbacks, prohibits its development and expansion which has necessitated the demolition
of the current structure and the construction of a new replacement structure.
The proportions of the new structure are consistent with the existing structure and to the
context throughout the Bon Ton Historic District. The proposed structure will be located on
the rear setback line and will be rectangular in form with the long edge parallel to the
alley. The roof is a single gable with a slope to match the existing house on the site and
the exterior materials are to be consistent with the existing house. The proposed structure
is a 1 ½ story structure with a main floor two car garage and a second-floor guest suite.
Both the existing structure to be removed and the proposed new structure are considered
“non-contributing properties”, defined as “a newer building that has not taken on
significance”, by the Bozeman Guidelines for Historic Preservation & The Neighborhood
Conservation Overlay District. The objective for such structures is that the resulting property
be compatible with the historic context.
The proposed structure complies with the Design Guidelines as follows;
• The assets of the existing topography will be protected due to the proposed
structure being constructed in the location of the removed existing structure,
location adjusted to meet current setback requirements.
• The proposed structure is to be located along the rear setback line, consistent with
other secondary structures in the historic district.
• The sidewalks along the side yard streetscape are to be maintained, patch and
repair work to match the existing sidewalks will be completed as required.
• The proposed structure utilizes a rectangular form with a combination of a gabled
and a shed roof, consistent with the traditional building forms in the district and with
the structure located on the remainder of the site.
• The windows maintain a similar proportion to the existing structure on the site.
• The proposed structure’s exterior materials and their placement maintain the
language of the existing structure on the site through material types, spacing and
color. These materials include horizontal wood siding, cedar shingles, wood trims
and wood knee brace accents.
• To maintain an architectural character suitable to the historic district the form of
the proposed structure and the roof slope are consistent with other similar
structures in the district. The materials and finish colors of the proposed structure
are to be the same as the house on the site to maintain continuity throughout the
site. There is an inset portion at the upper floor level and a knee brace supported
shed roof on the street side of the structure to distinguish from the historic
construction.
402
BAYLISS WARD
# 1697
Copyright 2018c
generated: 7.31.2018
JOB NUMBER:
DATE ISSUED:
WALSH GARAGE
K.C. & KAREN WALSH
921 S. WILLSON AVE.
BOZEMAN, MT 59715
2018-06
07-31-18
Bozeman, MT 59771-1134
P.O. Box 1134 EXISTING ELEVATION - NORTH403
BAYLISS WARD
# 1697
Copyright 2018c
generated: 7.31.2018
JOB NUMBER:
DATE ISSUED:
WALSH GARAGE
K.C. & KAREN WALSH
921 S. WILLSON AVE.
BOZEMAN, MT 59715
2018-06
07-31-18
Bozeman, MT 59771-1134
P.O. Box 1134 EXISTING ELEVATION - EAST404
BAYLISS WARD
# 1697
Copyright 2018c
generated: 7.31.2018
JOB NUMBER:
DATE ISSUED:
WALSH GARAGE
K.C. & KAREN WALSH
921 S. WILLSON AVE.
BOZEMAN, MT 59715
2018-06
07-31-18
Bozeman, MT 59771-1134
P.O. Box 1134 EXISTING ELEVATION - SOUTH405
BAYLISS WARD
# 1697
Copyright 2018c
generated: 7.31.2018
JOB NUMBER:
DATE ISSUED:
WALSH GARAGE
K.C. & KAREN WALSH
921 S. WILLSON AVE.
BOZEMAN, MT 59715
2018-06
07-31-18
Bozeman, MT 59771-1134
P.O. Box 1134 EXISTING ELEVATION - WEST406
407
BAYLISS WARD# 1697Copyright 2018cBozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVE.BOZEMAN, MT 5971507/31/182018-06STREETSCAPE STUDYSTREETSCAPESTUDYSTREETSCAPE STUDY408
BAYLISS WARD# 1697Copyright 2018cBozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVE.BOZEMAN, MT 5971507/31/182018-06EXISTING HORIZONTALWOOD SIDINGEXISTING WOOD SHINGLESIDING & WINDOW TRIMEXISTING WOODSHINGLE ROOFINGEXISTING WOODKNEE BRACEEXISTING RAFTERTAILS AND SOFFITEXISTING WOODBASE TRIMEXISTING WOODBELLY BAND TRIMEXISTING WOODDOOR TRIMEXISTING WOOD WINDOWTRIM - LOWER LEVELEXISTING EXTERIORLIGHT FIXTURESEXISTING GUTTERSAND DOWNSPOUTSMATERIALSPALETTE409
ARCHITECT BAYLISS ARCHITECTS, P.C.P.O. BOX 1134BOZEMAN, MT 59771-1134PHONE: 406-586-5007FAX: 406-585-8337PROJECT LOCATION & ORDINANCE INFO.K.C. & KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 59715OWNER C&H ENGINEERING AND SURVEYING INC.1091 STONERIDGE DRIVEBOZEMAN, MT 59718PHONE: 406-587-1115FAX: 406-587-9768STRUCTURAL ENGINEER WALSH GARAGEK.C.& KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 59715CONTACTS: PROJECT ARCHITECT- BAYLISS WARD, NCARB, AIA BAYLISS@BAYLISSARCHITECTS.COM PROJECT MANAGER- JANINE BELLANGER-TEBAY JANINE@BAYLISSARCHITECTS.COMCONTACTS: PRINCIPALSTRUCTURAL ENGINEER- PER HJALMARSSON, P.E. PER@CHENGINEERS.COMG0.1 GENERAL NOTES & LEGENDS 07/31/18G1.1 GENERAL MATERIAL SPECIFICATIONS 07/31/18G1.2 GENERAL MATERIAL SPECIFICATIONS 07/31/18AD1.1 DEMOLITION SITE PLAN07/31/18A1.1 SITE PLAN07/31/18A2.1 MAIN & UPPER FLOOR & ROOF PLANS 07/31/18A3.1 EXTERIOR ELEVATIONS 07/31/18A4.1 BUILDING SECTIONS07/31/18A5.1 WALL SECTIONS07/31/18A5.2 EXTERIOR DETAILS07/16/18A6.1 DOOR & WINDOW SCHEDULES & TYPES 07/31/18A6.2 DOOR & WINDOW DETAILS 07/31/18A9.1 INTERIOR DETAILS07/31/18S1.1 FOUNDATION PLAN07/31/18S1.2 SHEARWALL & HOLDOWN PLANS 07/31/18S2.1 UPPER FLOOR & ROOF FRAMING PLANS 07/31/18S3.0 STRUCTURAL NOTES07/31/18S3.1 STRUCTURAL DETAILS07/31/18S3.2 STRUCTURAL DETAILS07/31/18E2.1 MAIN & UPPER FLOOR ELECTRICAL PLANS 07/31/18BUTTE ADD., S18, T02S, RO6E BLOCK 6, LOT 12JURISDICTION: CITY OF BOZEMAN, MTZONING DISTRICT: R-1 ZONING DESIGNATION: SINGLE FAMILY LOW DENSITYARTERIAL STREETCOLLECTOR STREETFRONT PROPERTY LINEREAR PROPERTY LINESIDE PROPERTY LINESIDE PROPERTY LINE (ADJ. TO STREET)MAIN FLOORUPPER FLOORTOTALGARAGETOTALMAXIMUM ALLOWED: 15 F.T. (AT SIDE SETBACK) ACTUAL: 14.875 F.T. NEW20 F.T.15 F.T.20 F.T.5 F.T15 F.T.15F.T.210 S.F.494 S.F.704 S.F.558 S.F.1,262 S.F.E. MAIN ST.W. COLLEGE ST.W. CLEVELANDST.W. MAIN ST.W. KAGY BLVD.PROJECTLOCATIONR-1ZONINGSCALE:VACINITY MAPN.T.S.Desc. DateCopyright 2018cREVISIONSNo.bayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:checked by:drawn by:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 5971507/31/18ISSUED FOR CONSTRUCTIONjbtbw2018-06BAYLISS WARD# 1697410
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32'-0"24'-0"6'-6"11'-0"6'-6"24'-0"9'-612"4'-7"5'-1112"32'-0"25'-0"2'-5"3'-1112"1A4.11A4.13A4.13A4.12A4.12A4.13'-11"9'-0"23'-0"17 RISERS @ Ø 7 7/16"16 TREADS @ 11"UP1A3.12A3.13A3.14A3.1101GARAGE102STORAGE103STAIRROOFOVERHANGSECONDFLOORLANDINGROOF & KNEEBRACES101C101B1026'-0"8'-512"101A4A4.14A4.1BEAMKNEE BRACE,TYP. OF 3712"BEAMBEAM104MECH.104PROVIDE 1HR. RATINGBELOW STAIR32'-0"16'-6"5'-0"2'-0"3'-11"2'-11"24'-0"2'-0"20'-0"2'-0"32'-0"6'-4"9'-0"2'-0"5'-6"1A4.11A4.13A4.13A4.12A4.12A4.13'-0"2'-0"1'-2"17 RISERS @ Ø 7 7/16"16 TREADS @ 10"DN4'-2"4'-2"24'-0"2'-0"2'-8"4'-5"6'-612"2'-6"1'-1112"2'-0"1A3.12A3.13A3.14A3.1201STAIR202BED ROOM203BATHROOM204SHOWEROPEN TOBELOWGUARDRAILROOFOVERHANGROOF & KNEEBRACESRIDGE BEAM2012032042134561'-012"3'-012"5'-10"3'-2"5'-1"12'-11"3'-1112"4A4.14A4.16'-2"6'-6"1'-312"2'-8"2'-8"2'-0"3'-534"3'-014"202A202B3'-334"3'-014"LINEN CABINETSOAPSHELF3:12WOOD CAP24" UCR4 DRAWERS15" BAR SINK8:128:121'-9"O'HANG2'-6"OVERHANG2'-6"OVERHANG2'-6"OVERHANG2'-6"OVERHANG8:128:12 1A4.11A4.13A4.13A4.12A4.12A4.11A3.12A3.13A3.14A3.14A4.14A4.1A2.1MAIN & UPPER FLOOR& ROOF PLANSMAIN FLOORUPPER FLOORTOTALGARAGETOTAL210 S.F.494 S.F.704 S.F.558 S.F.1262 S.F.NET FLOOR AREASCALE:1A2.1MAIN FLOOR PLAN1/4" = 1'-0"Desc. DateCopyright 2018cREVISIONSNo.bayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:checked by:drawn by:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 5971507/31/18ISSUED FOR CONSTRUCTIONjbtbw2018-06BAYLISS WARD# 1697SCALE:2A2.1UPPER FLOOR PLAN1/4" = 1'-0"SCALE:3A2.1ROOF PLAN1/4" = 1'-0"1. ALL DOORS TO BE 6" FROM INT. WALL OR CENTERED INWALL, U.N.O.2. FIREBLOCKING TO BE INSTALLED IN ACCORDANCE W/IRC 2012 R302.11.3. APPLIANCES ARE TO HAVE CLEARANCE FROMCOMBUSTIBLE CONSTRUCTION AS INDICATED BYMANUFACTURER AND/OR IN CONFORMANCE W/ IRC2012 M1306.4. GAS FIRED UNITS TO BE MOUNTED ON 18"NONCOMBUSTIBLE PLATFORM.5. COMBUSTION AIR FOR GAS FIRED UNITS TO BE OBTAINEDFROM OUTDOOR AIR IN ACCORDANCE W/ IRC 2012G2407.6. PROVIDE DRAIN PAN UNDER WATER HEATER INACCORDANCE W/ IRC 2012 P2801.5 AND WASHER.7. STRAP AND ANCHOR EQUIPMENT DESIGNED TO BE FIXEDIN PLACE TO RESIST HORIZ. DISPLACEMENT. STRAPPINGSHALL BE AT POINTS WITHIN THE UPPER ONE-THIRD ANDLOWER ONE-THIRD OF THE APPLIANCE'S VERTICALDIMENSIONS. AT THE LOWER POINT, THE STRAPPINGSHALL MAINTAIN A MINIMUM DISTANCE OF 4" ABOVE THECONTROLS.8. FOR HOSE BIBBS SUSCEPTIBLE TO FREEZING, INSTALL INACCORDANCE W/ IRC 2012 P2903.10.9. SEE DOOR AND WINDOW SCHEDULES FOR GLAZINGREQUIREMENTS.1. VERIFY ALL ROOF PENETRATIONS W/ FLOOR PLAN.2. PAINT ALL ROOF PENETRATIONS/VENTS TO MATCHROOF.3. INSTALL BITRUTHENE ICE & WATER SHIELD AT ALL EDGES& VALLEYS W/ 30" MIN. WIDTHS IN CONJUNCTION W/TITANIUM-UDL ROOF UNDERLAYMENT.4. INSTALL FIRST AND REMAINING COURSES OF SHINGLESSTAIR-STEPPING DIAGONALLY ACROSS ROOF DECKWITH MANUFACTURER'S RECOMMENDED OFFSETPATTERN AT SUCCEEDING COURSES, MAINTAININGUNIFORM EXPOSURE.5. PROVIDE CAP FLASHING ON TOP OF ALL EXPOSEDBEAMS.6. SLOPE GUTTERS 1/16" PER FOOT TOWARDDOWNSPOUT. DISTRIBUTE RUNOFF EQUALLY WHEREMORE THAN ONE DOWNSPOUT PER GUTTER IS PRESENT.413
3A4.13A4.11A4.11A4.1123LAP SIDING -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGKNEE BRACECEDAR SHAKES -MATCH EXISTINGCEDAR SHINGLES- MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGDOOR TRIM -MATCH EXISTINGWOOD FASCIA -MATCH EXISTING1A4.11A4.1STRUCTURAL KNEEBRACE, TYP. OF 2RAFTER - PERSTRUCT., FINISH TAILSTO MATCH EXISTING812EXTERIOR LIGHTING- MATCH EXISTING1A5.212A5.25A5.210A5.214A5.21A4.11A4.13A4.13A4.1123LAP SIDING -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGKNEE BRACECEDAR SHAKES -MATCH EXISTINGCEDAR SHINGLES- MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTING4A4.14A4.11A5.212A5.25A5.22A4.12A4.1812812LAP SIDING -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGSTRUCTURALKNEE BRACE, TYP.OF 3CEDAR SHAKES -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGCEDAR SHINGLES -MATCH EXISTINGDOOR TRIM -MATCH EXISTINGWOOD FASCIA -MATCH EXISTINGRAFTER - PERSTRUCT., FINISH TAILSTO MATCH EXISTINGWINDOW TRIM -MATCH EXISTINGMATCHEXISTINGSLOPEMATCHEXISTINGSLOPEEXTERIOR LIGHTING- MATCH EXISTINGKNEE BRACE2A5.214A5.21A5.28A5.210A5.213A5.29A5.22A4.12A4.1812812LAP SIDING -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGSTRUCTURAL KNEEBRACE - TYP. OF 3CEDAR SHAKES -MATCH EXISTINGWOOD BELLY BAND -MATCH EXISTINGRAFTER - PERSTRUCT, FINISH TAILSTO MATCH EXISTINGMATCHEXISTINGSLOPEMATCHEXISTINGSLOPE14A5.22A5.21A5.212A5.25A5.2A3.1EXTERIORELEVATIONSSCALE:2A3.1EAST ELEVATION1/4" = 1'-0"SCALE:4A3.1WEST ELEVATION1/4" = 1'-0"Desc. DateCopyright 2018cREVISIONSNo.bayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:checked by:drawn by:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 5971507/31/18ISSUED FOR CONSTRUCTIONjbtbw2018-06BAYLISS WARD# 1697SCALE:3A3.1SOUTH ELEVATION1/4" = 1'-0"SCALE:1A3.1NORTH ELEVATION1/4" = 1'-0"414
3A4.13A4.11A4.11A4.1101GARAGE103STAIR201STAIR202BEDROOM4'-6"OVERHANG2'-6"OVERHANG2'-0"O'HANG1'-414"CL4A4.14A4.11A5.12A5.212A5.25A5.21x4 SQUAREEDGE T&GCEILINGGUARD RAILAT LANDING,SEE 11/A9.15A9.12A4.12A4.1204SHOWER201STAIR103STAIR102STORAGE2'-6"OVERHANG2'-6"OVERHANG2A5.1GUARDRAIL ATLANDINGSLOPE WALLAT STAIR,WOOD CAP ATTOP OF WALLHANDRAIL,SEE 10/A9.11x4 SQUAREEDGE T&GCEILING7A9.15A9.12A9.111A9.1SIM.2A4.12A4.1101GARAGE202BEDROOM2'-6"OVERHANG2'-6"OVERHANG12A5.25A5.21A5.21x4 SQUAREEDGE T&GCEILING5A9.1203BATHROOM201STAIR103STORAGE103STAIR2'-6"OVERHANG2'-6"OVERHANG2A4.12A4.112A5.25A5.21A5.2SIM.SLOPE WALLAT STAIR,WOOD CAP ATTOP OF WALLHANDRAIL, SEE10/A9.11x4 SQUAREEDGE T&GCEILING2A9.13'-712"3'-6"11A9.1GUARDRAIL ATLANDING5A9.16A9.1A4.1BUILDINGSECTIONSSCALE:1A4.1BUILDING SECTION1/4" = 1'-0"SCALE:2A4.1BUILDING SECTION1/4" = 1'-0"Desc. DateCopyright 2018cREVISIONSNo.bayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 7.31.2018JOB NUMBER:checked by:drawn by:DATE ISSUED:WALSH GARAGEK.C. & KAREN WALSH921 S. WILLSON AVEBOZEMAN, MT 5971507/31/18ISSUED FOR CONSTRUCTIONjbtbw2018-06BAYLISS WARD# 1697SCALE:3A4.1BUILDING SECTION1/4" = 1'-0"SCALE:4A4.1BUILDING SECTION1/4" = 1'-0"415