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HomeMy WebLinkAboutNarrative_535 Perkins Place_07-16-2019 JULY 2019 535 Perkins Place NCOD Certificate of Appropriateness Application JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Table of Contents A. Application Forms & Checklists: (A1, NCOA, DEM, N1, Adjoiners List, PLS) B. NCOD Certificate of Appropriateness 1. Project Narrative 2. Photographs of Existing Conditions C. Additional COA Checklist Items D. Deviation Checklist Items & Discussion E. Demolition Checklist Items Appendices: Appendix A: Property Historical And Architectural Inventory Plan/Drawing Set: Survey of Existing Conditions A100—Existing Site/ Demo Plan A101—Proposed Site Plan A201—Floor Plans A300—Elevations A301—Elevations 3 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place 1. Application Forms and Checklists Attached please find the A1, NCOA forms for the 535 Perkins Place Project. The calculated fees total $596 for the COA. See below for full calculations. Additionally, please find the DEM and N1 forms along with a copy of the adjoining property owners information. COMPONENT FEE QUANTITY TOTAL NCOD COA $128 1 $ 128 Deviations $234 2 $ 468 TOTAL $ 596 4 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place B. NCOD Certificate of Appropriateness 1. Project Narrative 535 Perkins Place is a non-conforming, existing 0.094 acre lot in the R-2 district. The West side of the parcel fronts onto Bozeman Creek. The project is located within the NCOD but is not within a Historic District. Currently an abandoned, uninhabitable residential structure is located on the site. The structure is not of historical significance, is labeled an “intrusive element” in the architectural record and does not warrant rehabilitation. The structure is a log cabin that was relocated to the site and then altered by adding additional floors, both new and relocated from off-site. The existing structure and associate foundation currently exist within the 25-foot watercourse setback. The proposed project is a new 3 story residence built atop the foundation of the existing structure. Additionally, a new driveway, concrete walk, and deck are proposed. The entire existing structure will be demolished with the exception of all cast in place and concrete block foundation elements and retaining walls. As mentioned above, the project site is a non-conforming lot and does not have the traditional lot shape due, partly due to the presence of Bozeman Creek (See Survey). Given setback requirements for the district and the watercourse setback from Bozeman Creek, the lot has minimal developable area. The existing foundation is usable, and the applicant intends to rebuild using the existing foundation due to the lot condition, size and configuration; as well ad the desire to reduce further impacts to the topography and watercourse. Perkins Place is currently an unpaved street with no curb and gutter and no sidewalks. While Perkins is classified as a local street, in this area it functions as more like an alley, providing rear access to lots on Church Avenue in addition to the primary access for lots on the west side of Perkins. The street is exceedingly narrow and does not allow for much breathing room between structures an the roadway. The new structure will sit atop the remaining foundation walls and is proposed to cantilever over the main existing foundation walls by only one foot in order to minimize additional development footprint on the site. This allows for a slightly larger developable area, while working within the footprint of the existing structure to minimize impacts to the site and, more importantly, the watercourse. As mentioned above, A portion of the existing structure exists within the watercourse setback, therefore, this project seeks a deviation from Section 38.410.100: watercourse setback. Please see the deviation checklist items below for further discussion. This project also proposes a new deck along the south and West sides of the proposed residence; serving as an walkway to the entry door as well as outdoor gathering space. Additional site improvements are limited to a concrete driveway to access the garage from Perkins Place, and a concrete path connecting the entry deck to the street. 5 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place 1. Project Narrative (continued) The residence is access via an entry which is placed on the south side of the structure in order to provide garage access and allow the existing tree to the east of the existing structure to remain. The garage is placed on the east façade facing Perkins Place in order to provide the required parking in the most viable arrangement. Due to the tight site constraints listed previously, the a garage access from the east is the only viable location for the parking. In order to provide this garage parking and utilize the existing footprint, this project seeks a deviation from garage standards set forth in section 38.050.070 of the municipal code. Please see the deviation checklist items below for further discussion. The form of the structure is designed as a contemporary interpretation of traditional residential forms found throughout the surrounding vicinity. The gable roof is the most prevalent historically used roof form in the neighborhood and beyond, and the roof pitch is similar to many nearby structures. Glazing is limited to small punched openings on the East and North facing facades, while the south and West facades have more expansive glazing. The North and East facades are the most visible from the adjacent rights of way and structures, and therefore smaller punched openings are used to mimic the historical pattern of glazing in the area as well as to create more privacy. More glazing is used on the South and West Facades in order to provide exposure to Southern daylight and views Bozeman creek. The tree canopy is lush along these side of the site, creating a privacy and light buffer from adjacent properties: rendering larger portions of glass more appropriate. The structure is primarily clad in corrugated weathered steel siding and charred wood siding, known as Shou Sugi Ban. The design also incorporates cementitious panel accents and steel blackened steel window accents. Metal siding is used extensively in the surrounding area in older industrial uses as well residences. Historically, the Northeast neighborhood is/was home to industrial and agricultural uses; and the applicant feels that metal siding, specifically corrugated, is an appropriate primary cladding material in this context. The metal siding will be left to naturally patina, similar to the nearby Wild Crumb and Aubrey’s Pizza. Wood cladding is also found nearby; used extensively in the surrounding residential structures, historical structures such as the Misco Mill, as well as newer buildings such as Treeline Coffee and adjacent condominiums. The wood will be finished by charring the outer surface, which creates a natural protective finish. This method originated in Japan as early as the 1700’s, and is selected to provide a unique finish and contemporary look while still using a traditional material. See drawings sheets A300 and A301 for details and locations of exterior materials. Parking is provided by in ground level garage, which is access off of Perkins. Two parking spaces are provided in the garage, meeting the requirement of two parking spaces per R-2 district standards (one space per bedroom). 6 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: Current view from Perkins Place Photo: Current view of foundation from south side yard 7 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: Current view foundation Photo: View of side yard, facing Perkins Place from SW corner of site 8 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: West side of existing structure Photo: View from Southwest 9 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: View of side yard (North side of subject site) Photo: View of backyard, facing south 10 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: Streetscape view of Perkins Place from Peach Street Photo: View to east, across Perkins Place 11 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: Streetscape view of Perkins Place looking north from subject property Photo: Streetscape view of Perkins Place looking south from subject property 12 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place Photo: Bozeman Creek in backyard of subject site Photo: Bozeman Creek to north of subject site 13 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place C. Additional COA Checklist Items 3. One current picture of each elevation of each structure to be altered: N/A the existing residential unit will be demolished from the foundation up. See attached photos of existing structure to be demolished and plan set for proposed new residence. 4. Sketch plan or site plan showing property dimensions: Included with this submittal are a survey of existing conditions and a proposed site plan for the proposed new residence. 5. Front, rear and side elevations of all buildings, structures, fences and walls: All elevations for the proposed new residence are included in the plan set, see Sheets A300 & A301 6. One exhibit to include all internal and external elements of a structure to be removed or altered: Information regarding all removal and demolition is shown on Sheet A100. 7. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non -conforming status per 38.280.040.B has been met or surpassed: The existing structure will be completely demolished with the exception of the foundation and replaced with a new residential structure. Per 38.280.040.B, this threshold is surpassed and not applicable per the requirements of this chapter. 8. For a new infill dwelling 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: 14 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place a. Streetscape Study: The streetscape was analyzed and found to have no apparent pattern(s) of significance. As discussed, Perkins Place is an unpaved street with no curb and gutter. There are no sidewalks, streetlights, or other streetscape features; and driveway and entry conditions along the street are varied and inconsistent. b. Architectural Style and Neighborhood Context : Please See Project Narrative for style and Character discussion a. Compliance with Applicable Historic Preservation & NCOD Guidelines : The project site is classified as “non-historically significant” within the NCOD but outside of a historic district, which is Type 5 in the Guidelines for Historic Preservation & NCOD. Below is a summary of compliance with the relevant Chapters applicable to the project (Chapters 2 and 3). i. Chapter 2: Design Guidelines for All Properties TOPIC POLICY PROJECT RESPONSE A. Topography Site work should be planned to protect the assets of the existing topography The proposed project is within a non-conforming lot with a stream setback for Bozeman Creek. The project proposes to reuse the existing foundation to minimize earth work and impacts to the setback. B. Street Patterns 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. Perkins Place is currently an unpaved street which exists now and historically as an alley. The street is exceedingly narrow and does not allow for much breathing room between structures an the roadway. Historically, adjacent properties are sited close to the street, with garage access placed directly off of the street and entrances either set back or to the side of the structures. The proposed structure is placed on the existing foundation, keeping the structure sited he same as it was previously. Garage access is placed on the street facing façade, while the entry is placed on the south side of the structure in order to create distance from the street similar to adjacent properties. 15 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE C. Alleys Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys, both paved and unpaved, contribute to the character of the district. While Perkins is classified as a local street, in this area it functions as more like an alley, providing rear access to lots on Church Avenue in addition to the primary access for lots on the west side of Perkins. Perkins Place is paved but rustic in nature, with no curb and gutter and no sidewalks. D. Streetscape Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. The project does not propose any streetscape modifications. Perkins Place, although a platted city local street, functions as an unpaved alley. E. Landscape Design Traditionally, plant beds were located around building foundations, along walkways and sometimes in front of fences. Some of these plantings may have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. No landscape plan is determined at this time, however, all mature trees on site will be retained. Further landscaping is planned in the front yard and along the entry and is to be determined at this time. 16 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE F. Building Form A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. This Project utilizes a moderately pitched gable roof form found extensively in buildings in the surrounding area. Smaller punched openings are utilized, especially along the street frontage, to mimic the historic pattern of minimized transparency. See the project narrative for further discussion. G. Solid to Void Ratio A typical building appeared to be a rectangular solid, with small holes “punched” in the walls for windows and doors. Most buildings had similar amounts of glass, resulting in a relatively uniform solid-to-void ratio. This ratio on a new building, the amount of facade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. This project does include some larger portions of glazing, but these areas are limited to side are rear yard facing facades. The façade fronting Perkins Place and Visible from Peach contain smaller punched openings similar to the historical pattern of adjacent structures. See the project narrative for further discussion. 17 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE H. Materials Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. The proposed structure will be clad with a combination of metal and wood siding. This material is used extensively in the surrounding areas in older industrial uses as well residences. Wood cladding is also found nearby; extensively in the surrounding residential structures, historical structures such as the mill, as well as newer buildings such as Treeline Coffee. The metal siding will be left to naturally patina, similar to the nearby Wild Crumb and Aubrey’s Pizza. See the project narrative for further discussion. I. Architectural Character New construction should distinguish itself from historic structures. This structure utilizes a contemporary design of traditional forms and materials to distinguish itself. See the project narrative for further discussion. J. Parking The visual impact of surface parking should be minimized. On site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area The project will re-use the existing foundation, which does not allow for a full surface parking space in the front or side yards. A garage will be incorporated into the ground level to remove the visual impact of cars and parking. See the project narrative for further discussion. 18 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE K. Buffers When site development such as parking, storage and equipment areas create an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. No parking, storage, or equipment areas are visible. Utility meters will be screened by landscaping. L. Site Lighting Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Exterior lighting on the exterior is anticipated to be minimal and to limited to downlighting at exterior doors on the south and west facades , and above garage door on the East facade. Fixtures at this location will direct light downward in with a narrow throw. No exterior lighting is anticipated on the North side of the residence. 19 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE M. Utilities and Service Areas Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. The utility area for this project is small and will be screened by landscape elements. See A101 and A300 for locations. 20 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place ii. Chapter 3: Design Guidelines for Residential Character Areas TOPIC POLICY PROJECT RESPONSE A. Hierarchy of Public and Private Space The hierarchy of public and private space is a progression that begins at the street, which is the most public space, proceeds through the front yard, which appears "semi- private," and ends at the front door, which is the "private" space. This sequence enhances the pedestrian environment and contributes to the character of the neighborhood; it should be maintained While Perkins Place is a local street, it functions as an alley for the properties on the east side of the street. The homes on the west side of Perkins front onto Perkins but also face the backyards of the homes on Church Avenue. There is no public sidewalk along Perkins Place. The entry is placed on the south side of the structure providing a semi-private. Private gathering space is planned for the West side of the structure, which provides maximum privacy by way of orientation and lush existing foliage. Smaller punched openings are used on the more exposed East and North facades to create more privacy. More glazing is used on the South and West Facades where the location and tree canopy renders larger portions of glass more appropriate. 21 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE B. Building Mass and Scale The mass and scale of a building is also an important design issue in a residential character area. The traditional scale of single household houses dominates the neighborhood, and this similarity of scale also enhances the pedestrian- friendly character of many streets. Similarities in scale among prominent building features, such as porches and fences, are also important. In many cases, earlier buildings were smaller than current tastes support; nonetheless, a new building should, to the greatest extent possible, maintain this established scale. While new buildings and additions are anticipated that may be larger than many of the earlier structures, this new construction should not be so dramatically greater in scale than the established context that the visual continuity of the neighborhood would be compromised The form of the structure is designed as a contemporary interpretation of traditional residential forms found throughout the surrounding vicinity. The gable roof is the most prevalent historically used roof form in the neighborhood and beyond, and the roof pitch is similar to many nearby structures. The proportion is slightly elongated compared to surrounding houses, but the scale and mass is similar. Elements such as punched openings, skylights, railings, and doors are largely congruent with adjacent patterns. 22 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE C. Roof Form In most neighborhoods, a similarity of roof form also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof form that is similar to those seen traditionally This Project utilizes a moderately pitched gable roof form found extensively in buildings in the surrounding area. D. Secondary Structures 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. This is not applicable to the project. E. Multi- household The underlying goal of the guidelines in this section in regards to multi-household construction is that, to the greatest extent feasible, the buildings should be compatible with the context of the neighborhood. Historic structures associated with the multi-household projects should be retained when feasible This is not applicable to the project. 23 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place TOPIC POLICY PROJECT RESPONSE F. Fences and Retaining Walls Traditionally front yard fences were relatively low in height and had a “transparent” character that allowed views into yards, providing interest to pedestrians. Solid plank wood fences were used occasionally along alley edges, but also were relatively low in height No fences or retaining walls are proposed for the project. 24 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place 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: The existing structure will be completely demolished and replaced with a new residential structure. No fences are proposed. All windows are illustrated on the elevations. 10. Cut-sheets for proposed windows, doors, exterior lighting or other detailed alterations if building alterations are not detailed enough to depict features : Please see Sheets A201, A300 & A301 for all details of the proposed residential structure. 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. Floor plans are located on Sheet A201. 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. The proposed residence contains 2 bedrooms, which requires 2 parking spaces in the R -2 district. All Parking is provided in the private garage. 13. Phasing plan N/A 14. If significant changes are proposed, like a new home, The City suggest that the applicant seek comments from the neighborhood prior to the application and submit a summary or comments/meeting minutes as appropriate. N/A 25 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place D. Deviation Checklist & Discussion Deviation 1 Applicant is requesting a deviation from 38.350.070.C and D. The project will reuse the existing foundation and therefore will not be able to achieve the garage setback standards and widths. 15. Deviation Narrative addressing: a. How the modification is more historically appropriate for the building site in question and the adjacent properties, as determined in Section 38.340.050 than would be achieved under a literal enforcement of the chapter. As noted previously, the existing structure does not hold historic significance and the lot is a legal, non-conforming lot. The proposed rebuild includes the re -use of the existing foundation which allows the structure to reduce impacts to the wetland, maintain the established front yard setbacks and maintain the established lot coverage. Furthermore, the majority garages of adjacent properties are placed tight the front setback and residential entries are in plane with the garage or even set back from the garage door. b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof The proposed use remains a single-household, residential dwelling. It will not encroach into the setbacks thereby maintaining the original character. Placing the garage along Perkins has the least adverse effect to the neighbors as opposed to garage and/or parking along the North and South frontages. As mentioned above, it continues the historic pattern of garage placement along Perkins Place. c. How the modifications will assure the protection of the public health, safety and general welfare. The garage is placed as a result of utilizing the existing foundation, which promotes by minimizing the structures effect on Bozeman creek. Also, the building entry being placed to the side of the structure places pedestrians further away from the narrow alley and out of the way of traffic 26 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. Placing the garage in this configuration allows for the re-use of the existing foundation which allows the structure to reduce impacts to the wetland, maintain the established front yard setbacks and maintain the established lot coverage. Furthermore, the majority garages of adjacent properties are placed tight the front setback and residential entries are in plane with the garage or even set back from the garage door. 16. Either through the site plan requirement or separate exhibit, clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable standards. Please see attached Sheets A101, A201, & A300 for information on garage details and location. 17. Either through the building elevation requirement or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. N/A Deviation 2 Applicant is requesting a deviation from 38.410.100 watercourse setback. The project will reuse the existing foundation footprint, which is partially inside of the required watercourse setback. Additionally, the applicant is requesting to place a wood deck for a deck to be placed within the setback. The deck will be build above the grade plane, supported on foundations limited to 12” concrete “sonotube” piers. The foundation system was selected due to the minimal site disturbance required to install. 15. Deviation Narrative addressing: a. How the modification is more historically appropriate for the building site in question and the adjacent properties, as determined in Section 38.340.050 than would be achieved under a literal enforcement of the chapter. As noted previously, the existing structure does not hold historic significance and the lot is a legal, non-conforming lot. The proposed rebuild includes the re -use of the existing foundation and footprint which allows the structure to reduce 27 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof The proposed use remains a single-household, residential dwelling. It will not encroach into the setbacks thereby maintaining the original character. The portion of the built improvements in the watercourse setback are not directly adjacent to adjacent properties. c. How the modifications will assure the protection of the public health, safety and general welfare. By utilizing the existing foundation site disturbance will be held to a minimum, which promotes Health, Safety, and Welfare by minimizing the structures effect on the Bozeman creek watercourse. It also allows for mature existing trees on site to remain, which are an integral part of the watercourse ecosystem. 16. Either through the site plan requirement or separate exhibit, clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable standards. Please see attached Sheets A101, A201, for information on watercourse setback encroachments. 17. Either through the building elevation requirement or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. N/A 28 JULY 2019 NCOD Certificate of Appropriateness: 535 Perkins Place E. Demolition Checklist Items ITEM DESCRIPTION 1 Project narrative is included in Section B.1. 2 Historical information is included in Appendix A 3 Photographs of the structure to be demolished are found in Section B.2 4 Site Plans and relevant site information are found on Sheets A100, A101, and Survey 5 Exhibit including the external and internal elements of the existing structure to be re moved is found on Sheet A100 6 This is not applicable to the project 7a The existing structure is condemned and described as an “intrusive” element in the district. No historic integrity is noted in the architectural history record. The structure is a threat to safety and welfare of the neighborhood. 7b The structure has no current economic or useful life remaining. The current structure is the result of a cabin that was relocated to the site with two subsequent stories then added to it. The structure was never finished or formally occupied on this site to the owner’s knowledge. APPENDICES