HomeMy WebLinkAbout09-15-20 City Commission Packet Materials - A2. Cert of Appropriateness Deviation 423 S. Tracy App 2023120231 Staff Report for 423 S. Tracy Addition NCOA/Deviation Page 1 of 22
20-231 Staff Report for the 423 S. Tracy Addition NCOA
Certificate of Appropriateness Deviation Request Application
Date: City Commission Public Hearing, September 15, 2020, 6:00pm
Project Description: Certificate of Appropriateness to allow for a zoning deviation for the
expansion of an existing carriage house/ dwelling-unit. The deviation specifically cited from the
following Sections of the Bozeman Municipal Code (BMC): Section 38.320.030.C to allow an
addition to an existing historic carriage house/ dwelling unit with 145 square feet within a front
setback.
Project Location: 423 S. Tracy Ave., FAIRVIEW ADD, S07, T02 S, R06 E BLOCK 1, LOT 10,
BOZEMAN, MT.
Recommendation: The application conforms to standards and is sufficient for approval.
Recommended Motion for Deviation: “Having reviewed and considered the application
materials, public comment, and all other information presented, I hereby find application 20-
231 meets the criteria required for approval and move to approve the 423 S. Tracy Addition
application for a deviation request from Section 38.320.030.C of the Bozeman Municipal Code
to allow for the construction of an addition to a carriage house/ dwelling unit with 145 square
feet within a 15’ front setback, as shown in the application materials.”
Report Date: Thursday, August 27, 2020
Staff Contacts: Phillipe Gonzalez, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None identified at this time
Project Summary
An applicant requested a zoning deviation from Section 38.320.030.C on July 17, 2020, the
applicant Edwin Ugorowski and property owner Dave Scott, to allow the expansion of an
existing carriage house/ dwelling unit within a 15’ front setback along West Story Street. The
addition proposed will consist of additional living space on the first floor of the structure and
increased front porch.
The property is located in the R-2, Residential Zoning District and is a Contributing Property to
the South Tracy/ South Black National Register Historic District as well as within the
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Neighborhood Conservation Overlay District (NCOD). The property is located at the north
corner of West Story Street and South Tracy Avenue. The property has two front setback
requirements of 15’ per Section 38.320.030.C BMC. The property currently has two structures a
primary residence that fronts along South Tracy and a carriage house, currently used as an
additional dwelling unit, fronted along West Story Street in the rear of the lot.
Pursuant to Section 38.200.010.A.1.k BMC, the City Commission retains to itself under all
circumstances the review of any deviation request where the deviation is for more than 20% of
the standard. The proposed work as mentioned includes the expansion of the existing carriage
house along the first floor and expanded front porch. Addition is proposed to encroach at an
additional 145 square feet, porch is proposed to encroach up to 1’-8” from south property line.
No proposed construction will encroach into the public ROW. The proposed expanded carriage
house requires a deviation more than 20% of the standard, and therefore requires review and
decision by the City Commission.
Section 38.340.050.A. BMC, Standards for certificates of appropriateness, states that all work
performed in completion of an approved certificate of appropriateness must be in conformance
with the most recent edition of the Secretary of the Interior's (SOI) Standards for the Treatment
of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings, published by U.S. Department of the Interior, National Park
Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services,
Washington, D.C. This application falls under the SOI Standards for Rehabilitation, defined as
“the act or process of making possible a compatible use for a property through repair,
alterations, and additions while preserving those portions or features which convey its
historical, cultural, or architectural values.”
For this application, staff evaluation of the SOI standards is in Section 7 of this report concludes
that the rehabilitation of the historic property with additions meets the definition of
Rehabilitation under the SOI and is supported by staff.
Section 38.340.050.B BMC, lists the architectural design guidelines used to consider the
appropriateness and compatibility of proposed alterations with original design features of
existing structures or properties, and with neighboring structures or properties. The review
authority must also be guided by the design guidelines for the neighborhood conservation
overlay district to determine whether the proposal is compatible with any existing or
surrounding structures. A description of the NCOD Guidelines review criteria and staff -
evaluation is in Section 7 of this report. Staff finds that the proposed expansion of the existing
historic carriage house meets the criteria in this section including height, proportions of doors
and windows, relationship of buildings masses and spaces, roof shape, scale, directional
expression, and materials. Additional criteria from Section 38.340.050 BMC including C, D, E,
and F are detailed below in Section 7.
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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 7 of this report. Staff
concludes that the rehabilitation work on the historic property meets all criteria for granting a
deviation and that the modifications are more historically appropriate for the building and site
in question and the adjacent properties, as determined by the standards in section 38.340.050
BMC, than would be achieved under a literal enforcement of Chapter 38.
No public comment has been received as of writing this staff report.
Conditions of Approval
1. None
Alternatives
1. Approve the application with the following motion: “Having reviewed and considered the
application materials, public comment, and all other information presented, I hereby find
application 20-231 meets the criteria required for approval and move to approve the 423 S.
Tracy Addition application for a deviation request from Section 38.320.030.C of the Bozeman
Municipal Code to allow for the construction of an addition to a carriage house/ dwelling unit
with 145 square feet within a 15’ front setback, as shown in the application materials.”
2. Open and continue the public hearing on the application, with specific direction to staff or
the applicant to study additional information or to address specific items.
3. Deny the application after making alternative findings regarding the application’s lack of
compliance with standards.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY .............................................................................................................. 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Conditions of Approval ....................................................................................................... 3
Alternatives ......................................................................................................................... 3
TABLE OF CONTENTS................................................................................................................. 4
SECTION 1 - MAP AND PLAN SERIES ......................................................................................... 5
SECTION 2 – EXISITNG AND PROPOSED SITE PLAN .................................................................. 6
SECTION 3 – PHOTO ELEVATIONS ........................................................................................... 10
SECTION 4 – PROPOSED ELEVATIONS ..................................................................................... 11
SECTION 5 - REQUESTED DEVIATION(S) .................................................................................. 14
SECTION 6 - RECOMMENDATION AND FUTURE ACTIONS ...................................................... 14
SECTION 7 - STAFF ANALYSIS AND FINDINGS ......................................................................... 14
Applicable Plan Review Criteria ........................................................................................ 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY ................................................ 20
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND ................................... 21
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................................. 21
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ............................................ 21
FISCAL EFFECTS ....................................................................................................................... 22
ATTACHMENTS ........................................................................................................................ 22
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Section 1- MAP AND PLAN SERIES
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SECTION 2 – EXISITNG AND PROPOSED SITE PLAN
Figure 2. Existing Site Plan
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Figure 3. Proposed Site Plan
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Figure 4. Proposed Site Plan
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Figure 5. Existing and Proposed Floor Plan
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SECTION 3 – PHOTO ELEVATIONS
Figure 6. Existing South Elevation
Figure 7. Existing East Elevation
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Figure 8. Existing West Elevation
Figure 9. Existing North Elevation
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SECTION 4 – EXISITNG AND PROPOSED ELEVATIONS
Figure 10. Proposed South Elevation
Figure 11. Proposed East Elevation
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Figure 12. Proposed North Elevation
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SECTION 5 – REQUESTED DEVIATION(S)
The applicant has submitted a zoning deviation request for Section 38.320.030.C BMC to allow
for an expansion of the historic carriage house/ dwelling unit. The proposed work along the
east and south facades will be competed along the first floor only. The expansion of the living
area and front porch within the front setback of 15’ will total 145 square feet. The expanded
front porch will lay 1’-8” from the southern property line.
The applicant argues that the proposed additions will create better flexibility with the existing
structure while maintaining the historic structure commonly seen throughout the
neighborhood, completed in similar architectural details to the existing porch and structure.
The applicant argues that the addition is limited in size by following the first floor in order to
minimize the addition.
SECTION 6 – RECOMMENDATIONS AND FUTIRE ACTIONS
The proposed application and associated deviation request requires the review and decision of
the City Commission. The City Commission retains to 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 that the application conforms to standards and is adequate for approval. Staff
has made positive findings for all deviation criteria and believes the proposed additions are
historically appropriate as they are elements that are seen within the Historic District and do
not detract or minimize the significance of the historic carriage house.
The City Commission will consider the proposal on September 15, 2020. The meeting will
EITHER be held in person in the City Commission Room, City Hall, 121 N. Rouse Avenue
Bozeman, MT, OR be held using WebEx, an online video conferencing system. The agenda for
the meeting will specify location of the meeting.
SECTION 7 – STAFF ANALYSIS AND FINDINGS
Staff’s 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.
Historic Context & Architectural Description
423 S. Tracy was inventoried in the 1983/84 architecture survey in Bozeman completed by
James R. McDonald Architects PC. The single detached house is 2 stories built and occupied by
Fred C. Jacobs, 1904-1912. The house and carriage-house both are recorded on Sanborn Maps
starting in 1912. The footprint of the carriage house shows the historic original form prior to
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the non-historic addition currently seen as the one story addition and porch. The Sanborn map
shows the carriage house with a large ‘X’ illustrating it operated as a stable.
In 1999 the property owners applied for a Deviation COA to construct the existing addition
along the eastern façade, a 1-1/2 story addition with a porch facing the south. The Deviation
was approved July 30, 1999 and the addition constructed as seen today.
Applicable Plan Review Criteria
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. The staff findings are
analyzed under the following:
Code Standard Meets
Standards?
Secretary of Interior’s (SOI) Standards for Restoration of Historic Properties Yes
BMC 38.340.050 Standards for Certificate of Appropriateness Yes
BMC 38.340.070 Criteria for Granting Deviations Yes
Secretary of Interior’s Standards for The Treatment of Historic Properties – Guidelines for
Restoration
The National Park Service guidelines for working on historic structures provides standards for
Rehabilitation as a treatment that should be followed when the expressed goal of the project is
to make compatible uses for a property through repair, alterations and additions.
The guidelines list 10 standards for rehabilitation; these have been evaluated individually by
staff below:
1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces and spatial relationships. Not
Applicable, the use has not changed.
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alterations of features, spaces, and spatial relationships that
characterize a property will be avoided. The proposed additions will be constructed
along the non-historic portion of the structure.
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3. Each property will be recognized as a physical record of its time, place and use. Changes
that create a false sense of historical development, such as adding conjectural features
or elements from other historic properties, will not be undertaken. Additions will mimic
historic style architectural features that are present on the existing structure.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved. Not Applicable, only modification is to the non-historic portion
of the structure.
5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize the restoration period will be preserved. Not applicable,
the historic structure had been previously rehabilitated and is not part of the scope of
this project.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity
of deteriorating requires replacement of a distinctive feature, the new feature will match
the old in design, color, texture, and, where possible, materials. Replacement of missing
features will be substantiated by documentary and physical evidence. Not applicable,
the historic portion of the structure is not part of the scope of this project.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest
means possible. Treatments that cause damage to historic materials will not be used.
Not applicable, no chemical or physical treatments are being undertaken.
8. Archeological resources will be protected and preserved in place. If such resources must
be disturbed, mitigation measures will be undertaken. Not applicable, underground
archaeological resources do not apply to this project.
9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new
work will be differentiated from the old and will be compatible with the historic
materials, features, size, scale and proportion, and massing to protect the integrity of
the property and its environment. The new addition proposed has been designed to
attach to the non-historic portion of the structure, protecting the historic façade from
losing historic materials and features. The addition will continue along the single story
and will maintain the spatial relationship between the historic form and non-historic
additions.
10. New Additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired. If the addition where to be
removed it would have a minimal impact on the historic structure as it is connected by
a non-historic portion.
In summary, staff finds that the proposed addition do not significantly impact the historic
carriage house, the addition is designed to replicate the previous addition and will integrate
into the architectural style of the carriage-house, existing home and the South Black/ South
Tracy Historic District. The additions will result in a no loss of historic materials, no character
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defining features will be destroyed, obscured or damaged. Additionally the additions are
proposed on a secondary or non-character defining elevation and limited in size and scale to
the historic structure.
Standards for Certificate of Appropriateness
In compliance with Section 38.340.050 BMC – Standards for certificates of appropriateness. The
staff review considered criteria A-F when reviewing the COA application for the carriage house
addition, staff has individually evaluated the criteria below:
A. All work performed in completion of an approved certificate of appropriateness must be
in conformance with the most recent edition of the Secretary of the Interior's (SOI)
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings, published by U.S.
Department of the Interior, National Park Service, Cultural Resource Stewardship and
Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at
the community development department). The proposed additions meet the SOI
Standards for Rehabilitation.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures
or properties, and with neighboring structures and properties, must focus upon the
following:
1. Height; Carriage house addition is proposed to be shorter in height than the
historic structure, respecting the original form minimizing the visual impacts.
2. Proportions of doors and windows; Proposed windows and doors on new
construction continues the existing architectural style and proportions of
windows on the historic home and neighborhood.
3. Relationship of building masses and spaces; Carriage house addition is smaller in
mass from the historic carriage house, breaking up the mass of the structure
and allowing the carriage house to maintain its historic form.
4. Roof shape; Proposed roof shapes continue existing cross gabled roof shapes
seen on the non-historic addition and commonly seen within the historic
district.
5. Scale; Carriage house addition maintains a building scale is small and seen
throughout the Historic District.
6. Directional expression, with regard to the dominant horizontal or vertical
expression of surrounding structures; Carriage house addition maintains the
existing directional expression of the historic structure continuing a similar
footprint and horizontal orientation.
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7. Architectural details; Proposed carriage house addition continues the use of
architectural details found on the existing historic house and historic carriage
house such as horizontal lap siding, decorative brackets and one-over-one sash
windows.
8. Concealment of non-period appurtenances, such as mechanical equipment; and
Not applicable, no proposed non-period appurtenances.
9. Materials and color schemes (any requirements or conditions imposed regarding
color schemes must be limited to the prevention of nuisances upon abutting
properties and prevention of degradation of features on the property in question.
Color schemes may be considered as primary design elements if a deviation from
the underlying zoning is requested). Proposed materials for additions such as
wood, composite materials and vinyl are appropriate for new construction and
additions and are found throughout the South Black/ South Tracy Historic
District.
C. Contemporary, non-period and innovative design of new structures and additions to
existing structures is encouraged when such new construction or additions do not
destroy significant historical, cultural or architectural structures or their components and
when such design is compatible with the foregoing elements of the structure and
surrounding structures. The applicant has proposed additions that are similar in
architectural design as the existing historic home and historic carriage house, the
additions do not destroy significant historical, cultural or architectural structures on
the existing site.
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 (NCOD). Application of the design guidelines may vary by property as
explained in the introduction to the design guidelines. When reviewing a contemporary,
non-period, or innovative design for new structures or additions to existing structures,
the review authority must be guided by the design guidelines for the neighborhood
conservation overlay district to determine whether the proposal is compatible with any
existing or surrounding structures. Chapter 1 of the Design Guidelines for the Historic
Preservation and the NCOD Additions to Residential Properties policy States, “When
planning an addition to an existing building, consider the effect it will have on the
structure. The following guidelines avoid any negative impacts of an addition: while
the choice of a style is not a concern of these principles, there is an awareness that
each property has some style that helps define its character. Additions that reflect
elements of the existing predominant style reinforce the positive character. Those
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elements that seem unintentional foreign to the individual property and detract from
the overall design should be minimized and not considered positive elements to base
the design of an addition on.” The applicant has proposed an addition that mimics the
existing architectural style of the existing carriage house elements creating an
integrated transition between the historic portion and new construction.
E. Conformance with other applicable development standards of this chapter.
Development in the NCOD must comply with all other applicable development standards
of this chapter. The proposed additions do not comply with Section 38.320.030.C BMC,
and thus a deviation has been requested from the 15’ front setback.
F. Tax abatement certificate of appropriateness applications are also reviewed with the
procedures and standards established in chapter 2, article 6, division 2. NA, tax
abatement was not requested in the application.
In summary, staff finds that based on the above criteria, the proposed carriage house addition
meets the standards for Certificate of Appropriateness.
Criteria for Granting Deviations
Pursuant to Section 38.340.070 BMC, there are three criteria for granting deviations from the
underlining 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. The proposed additions submitted by the
applicant as referenced in the application represent a continued use of the property as a
residence, while increasing the living space to increase the flexibility of the property by
constructing additions along the historic structure, within the required 15’ front setback. In
reviewing the SOI preservation standards, City code, and the NCOD Design Guidelines for
Historic Preservation, staff supports the applicant’s argument that the proposed addition
meets Criteria 1 for Granting Deviations and have been outlined in this report and are
summarized below:
• Secretary of Interior’s (SOI) Standards for Rehabilitation of Historic Properties: While
much of these guidelines are focused on repairing, stabilizing, and preserving historic
architecture, this section does provide important guidance on appropriate additions to
historic structures. The SOI Standards for Rehabilitation support the need for the
potentiality of additions in order to keep historic structure agile in changing needs and
uses of the property.
• The Bozeman Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District, 2006, outlines the guidelines for development within
the NCOD and Historic Districts. Within the Introduction the Guidelines state in
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regards to alterations, “This tradition of alterations is anticipated to continue. It is
important, however, that new alterations be designed in such a manner that they
preserve the historic character of the primary structure.”
• Criteria for Certificate of Appropriateness: When reviewing against standards A-F staff
found that all criteria except F were applicable to this application. Criteria A-D are
summarized above. Criteria B contains the architectural design guidelines. Staff found
that the project meets all three of the standards that are applicable to the proposed
additions. Criteria E-F are detailed above.
2. Modifications will have minimal adverse effects on abutting properties or the permitted uses
thereof.
The proposed additions will have minimal adverse effects on abutting properties. The current
historic carriage house lies along the south property line, on a corner lot.
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 not identified any potential issues related to public health, safety and general
welfare as it related to the proposed application.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned R-2 (Residential Moderate
Density District). The intent of the R-2 residential moderate density district is to provide for
one-and two-household residential development at urban densities within the city in areas that
present few or no development constraints. These purposes are accomplished by:
1. Providing for minimum lot sizes 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 community facilitates to serve such development while respecting the
residential quality and nature of the area. Use of this zone is appropriate for areas with
moderate access to parks, community service and/ or transit.
Adopted Growth Policy Designation: Residential: 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
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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
A zoning deviation from Section 38.320.030.C BMC was requested on July 17, 2020 by the
applicant Edwin Ugorowski and property owner Dave Scott, to construct an addition to the
existing carriage house in the rear of the lot. The addition is proposed along the east and south
façade, addition totals 145 sqft within the front setback. Proposed design has front porch up to
1’-8” from south property line. No part of addition will encroach into public right-of-way.
The property is located in the R-2, Residential Moderate Density District, Neighborhood
Conservation Overlay District (NCOD), and the South Tracy/ South Black Historic District.
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 August 26,
2020 which was at least 15 and not more than 45 days prior to the expected decision by the
City Commission. Notice was published in the Bozeman Daily Chronicle on August 30 and
September 06. A 24” x 36” notice sign was posted on site on August 30, 2020.
No public comment has been received as of writing this staff report.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner/Applicant: Dave Scott, 423 S. Tracy Ave., Bozeman MT 59715
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Representative: Edwin Ugorowski, 37 East Main, Bozeman, MT 59715
Report By: Phillipe Gonzalez, Historic Preservation Specialist
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 (#20231) can be viewed at the Bozeman Community
Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Application Documents
Application Plans
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261
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certification of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
final plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
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Page 2 of 2 4-8-20
Printed
Name:
Owner
Signature
Printed
Name:
If signing as a corporation or LLC, please provide the title and position of the individual
signing on behalf of the corporation/LLC. Attach separate sheets for additional owner
signatures.
Dave Scott
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Elevations
Min-Max Sizing & Formulas ...................................................................................................2
Egress Chart ..........................................................................................................................3
Single Units:
Standard Sizing ...............................................................................................................4
Nominal Sizing .................................................................................................................6
Geometric Insash Transom:
Standard Sizing ...............................................................................................................8
Nominal Sizing .................................................................................................................9
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Product Prefix Suffix Frame Width Frame Height
W-2500 Clad-Wood Double-Hung -
W-2500 Clad-Wood Double-Hung - Nominal N
W-2500 Clad-Wood Geometric Insash Transom -
W-2500 Clad-Wood Geometric Insash Transom - Nominal N
25CDH
25CDHT
WW HH
Rough Opening (Frame Width + 3/4") x (Frame Height + 3/4")
Daylight Opening per Sash ft2 ((Frame Width - 5 5/16") x (Frame Height / 2 - 3 5/16")) / 144
Clear Opening ft2 ((Frame Width - 3 9/16") x (Frame Height / 2 - 3 5/8")) / 144
Masonry Opening (Frame Width + 1/2") x (Frame Height + 1/2")
Formulas
271
21 3/8'' 25 3/8'' 29 3/8'' 33 3/8'' 37 3/8'' 41 3/8''
36'' 1.77 ft² 2.17 ft² 2.57 ft² 2.97 ft² 3.37 ft² 3.77 ft²
40'' 2.02 ft² 2.48 ft² 2.93 ft² 3.38 ft² 3.84 ft² 4.29 ft²
48'' 2.52 ft² 3.08 ft² 3.65 ft² 4.21 ft² 4.78 ft² 5.34 ft²
52'' 2.76 ft² 3.39 ft² 4.01 ft² 4.63 ft² 5.25 ft² 5.87 ft²
56'' 3.01 ft² 3.69 ft² 4.36 ft² 5.04 ft² 5.72 ft² 6.39 ft²
60'' 3.26 ft² 3.99 ft² 4.72 ft² 5.46 ft² 6.19 ft² 6.92 ft²
64'' 3.51 ft² 4.29 ft² 5.08 ft² 5.87 ft² 6.66 ft² 7.44 ft²
68'' 3.75 ft² 4.60 ft² 5.44 ft² 6.28 ft² 7.13 ft² -
72'' 4.00 ft² 4.90 ft² 5.80 ft² 6.70 ft² 7.60 ft² -
76'' 4.25 ft² 5.20 ft² 6.16 ft² 7.11 ft² 8.07 ft² -
Single Units
Indicates that the unit meets egress specifications. Clear
opening must meet or exceed 20" width, 24" height, and
5.7 ft². The number inside indicates the clear opening
square footage.
Width
Height19 1/4'' 23 1/4'' 27 1/4'' 31 1/4'' 35 1/4''
35 1/4'' 1.52 ft² 1.91 ft² 2.30 ft² 2.69 ft² 3.07 ft²
41 1/4'' 1.85 ft² 2.32 ft² 2.79 ft² 3.26 ft² 3.73 ft²
47 1/4'' 2.18 ft² 2.73 ft² 3.29 ft² 3.84 ft² 4.39 ft²
53 1/4'' 2.50 ft² 3.14 ft² 3.78 ft² 4.42 ft² 5.06 ft²
59 1/4'' 2.83 ft² 3.55 ft² 4.27 ft² 4.99 ft² 5.72 ft²
65 1/4'' 3.16 ft² 3.96 ft² 4.77 ft² 5.57 ft² 6.38 ft²
71 1/4'' 3.48 ft² 4.37 ft² 5.26 ft² 6.15 ft² 7.04 ft²
Single Units - Nominal
Indicates that the unit meets egress
specifications. Clear opening must meet or
exceed 20" width, 24" height, and 5.7 ft². The
number inside indicates the clear opening
Width
Height272
273
274
275
276
277
278
2
1
3
4
5
6
7
8
9 10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
279
PROJECT NAME: SCOTT, DAVE C 423 S TRACY
DPI PROJECT NO: 20-SDC CONTIGUOUS
MAP OWNER NAME PROPERTY ADDRESS OWNER ADDRESS (If blank use property address)
1 SANTOS, PETER & CHERYL 419 S TRACY AVE BOZEMAN, MT 59715-5277 1398 CHELSEA DRIVE LOS ALTOS, CA 94024
SEE ATTACHED CADASTRAL IMAGE FOR MAP
280
281
PROJECT NAME: SCOTT, DAVE C 423 S TRACY
DPI PROJECT NO: 20-SDC ADJOINERS NOT CONTIGUOUS
MAP OWNER NAME PROPERTY ADDRESS OWNER ADDRESS (If blank use property address)
2 BELL, WILLIAM & CHRISTINE 415 S TRACY AVE BOZEMAN, MT 59715-5277
3 POCOCK, LISA M & MATTHEW S 407 S TRACY AVE BOZEMAN, MT 59715-5277
4 RISING OAKS LLC 405 S TRACY AVE BOZEMAN, MT 59715-5277 PO BOX 61239 PALO ALTO, CA 94306-6239
5 CASTLS MT1 LLC 401 S TRACY AVE BOZEMAN, MT 59715-5277 233 ALTA VISTA DR BOZEMAN, MT 59715-8106
6 ATTICUS PRIME LLC 420 S WILLSON AVE BOZEMAN, MT 59715-5235
7 BOZEMAN, THOMAS E; HEBERT, PAMELA J 412 S WILLSON AVE BOZEMAN, MT 59715-5235
8 PALMER, LANCE & LORI 408 S WILLSON AVE BOZEMAN, MT 59715-5235
9 SARIKAYA, NECLA 404 S WILLSON AVE BOZEMAN, MT 59715-5235
10 BLUE STEEL PARTNERS LLC 404 S TRACY AVE BOZEMAN, MT 59715-5277 PO BOX 1584 BOZEMAN, MT 59771-1584
11 HORSWILL, RICHARD K & BEATRICE L 412 S TRACY AVE BOZEMAN, MT 59715-5277
12 416 TRACY LLC 416 S TRACY AVE BOZEMAN, MT 59715-5277 428 N 7TH AVE BOZEMAN, MT 59715-3310
13 CIARI KATE REGAN REV LIV TRUST 420 S TRACY AVE BOZEMAN, MT 59715-5276
14 TALBOT, GEORGE H 424 S TRACY AVE BOZEMAN, MT 59715-5276
15 KEMPISTY, BRIAN D 430 S TRACY AVE BOZEMAN, MT 59715-5276 733 S TRACY AVE BOZEMAN, MT 59715-5323
16 TURRENTINE, MARILOU; WILSON, DAVID E 436 S TRACY AVE BOZEMAN, MT 59715-5276 1715 FIR CREST CT BOZEMAN, MT 59715-7413
17 BOSSENBROOK, MARK A 502 S TRACY AVE BOZEMAN, MT 59715-5278
18 STRICH WESTPHAL, PAMELA BETH 519 S TRACY AVE BOZEMAN, MT 59715-5279
19 WARD, MARGARET M 513 S TRACY AVE BOZEMAN, MT 59715-5279
20 MALLOY, ROBERT W JR & DENISE G 509 S TRACY AVE BOZEMAN, MT 59715-5279 30 SOUTH ST PITTSFORD, NY 14534-2045
21 MAXTED, FREDERICK J III TRUSTEE 505 S TRACY AVE BOZEMAN, MT 59715-5279
22 HODGSON, MARK G & CHRISTINE R 501 S TRACY AVE BOZEMAN, MT 59715-5279
23 LOLI FAMILY TRUST; ANDREWS, AMY L 504 S WILLSON AVE BOZEMAN, MT 59715-5237
24 STRAUS, KENNETH M & TIMOTHY A 516 S WILLSON AVE BOZEMAN, MT 59715-5237
25 MCBEE, BRANNIN; BENNETT, MEGHAN 520 S WILLSON AVE BOZEMAN, MT 59715-5237
SEE ATTACHED CADASTRAL IMAGE FOR MAP
282
1. Project Narrative
The project consists of a remodel plus addition to the additional dwelling unit/carriage house at
423 S Tracy Avenue, in the South Tracy-South Black Historic district, constructed circa 1910. The
new floor plan will move the existing living room wall to the east to support the second floor
balcony. The covered porch will enlarge and wrap around the east side of the building, the south
side of the porch will encroach on the property easement, detailed in the deviation per Sec
38.250.050.
The current main floor square footage of the carriage house is approximately 442, with 84 square
feet of exterior storage. The addition will increase the square footage of the carriage house by 91
square feet (~5%). The remodel will switch some exterior storage space into interior space. The
proposed square footage will be 569 of livable and 48 of exterior storage. All of the remodeling
and addition will occur on the east side of the carriage house. No changes will be made to the west
side of the carriage house.
2. Historical information
See attached Historical Inventory.
The removal and alterations in this project touch upon the least historically relevant aspects of the
carriage house.
The addition of the covered porch and hip roof will add to the historically accurate aspects of the
carriage house as well as duplicate the porch of the main house.
3. Elevation pictures
4. Site plans
5. Elevation diagrams
6. Elements to be removed or altered
Checklist items 3, 5 and 11 (before/after floor plans 2.1, 2.2 and 2.3, existing elevation pictures 3.1
and 3.2, and planned elevations 3.3 and 3.4) indicate which elements are to be removed, replaced
or added.
7. Demolition analysis for non-conforming - NOT APPLICABLE
8. Infill context study - NOT APPLICABLE
9. Window/door changes & replacements
A schedule of window changes and additions is included in the new floor plan drawing 2.3.
283
10. Window cut sheets
The project will utilize JeldWen W2500 double-hung and awning windows. A V2500 brochure and
the double-hung and awning spec sheets are attached, with filenames as below:
JW w2500 brochure.pdf
JW w2500 Awning.pdf
JW w2500 DH.pdf
11. Floor plans
See attached before and after floor plan drawings 2.1, 2.2 and 2.3.
12. Parking plan - NOT APPLICABLE (no bedrooms being added)
13. Schedule of phased project - NOT APPLICABLE
14. Neighborhood commentary summary - NOT APPLICABLE (not a major project such as new
home)
15. Deviation
a. The roof & elevation of the addition on the east side will be a traditional wrap around hip
roof over the covered porch, mirroring the design of the main house on the property. The
living room windows will be replaced with double hung JeldWen windows that mirror the
traditional look of the main house. The second floor windows on the east wall will be
replaced with classic French doors to the balcony. Both these changes will add to the
historical significance of the carriage house.
b. Modifications will not have any adverse effects on neighboring properties.
c. The addition will not have a negative impact on public health or safety.
d. The remodel adding a partial wrap around porch will contribute to the historic character of
the community.
16. Shown in Site Plan
17. Shown in Elevations
284
285
286
287
288
289
290
291