HomeMy WebLinkAbout21-238 Project Review Notes_NCLPROJECT REVIEW NOTES
historic guidelines
Project: 417 west story street
Review Type: NCOA for a garage and ADU
Project Description: remodel of existing garage & the existing shed to an ADU
A1, CVA
In the NCOD
In Cooper Park Historic District
FLU – Urban Neighborhood
No floodplain
No Wetlands
No water features
Historic Details – 1904 – Contributing Structure
Detached one and ½ single family residential home
L plan with hipped roof corner porch
Brick chimney dominating the front facade
two bay façade, asymmetrical, offset front entrance
2/2 double hung windows
Gable roof, cedar shingles
Garage outbuilding
No historic significance, contributing element (civic phase of Bozeman), and historic integrity retained.
Project Specifics:
DRC ZC PB CC NCOA, Building Permit
Zoning Designation (s): R-2
Community Plan Designation (s): Urban Neighborhood
Address: 417 West Story Street
Proposed Use: remodel of existing ADU and single car garage, replace the existing shed
Existing Use: Existing Single Family Residence
Ownership: Paul Wade
Past Plans: N/A
Legal Description: WEST PARK ADD, S12, T02 S, R05 E, BLOCK 8, E92' LOTS 9-12
Notes:
--------------------------------------------------------------------------------------------------------------------------------------Use(s):
Principal Conditional Special Accessory
Zoning: R-2
Single house dwelling - p
ADU - p
Adjacent Uses: Residential Commercial Industrial
Residential (single family)
In NCOD: Yes No
Notes:
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Lot:
Division 38.320
Lot Size: acres – 9750 sq. ft
Building Square Feet:
House – 2893 sf
ADU – 600 sf
Level 1 – 494
Level 2 -106 sf
New garage – 406 sf
Gross: 601 sf, 293 sf = 894 sf total
Minimum Lot Area: 4000 sf (sfr) + 1,000 sf (ADU) = 5000 sf /9750 sf
Maximum floor area: 0.75:1
Proposed FAR: 21%
Lot Width Minimum: 50 ft (SFR), 40 (ADU) /64’ 8” ft
Maximum coverage allowed: 40%
Proposed lot coverage: 22%
Building footprint:
Density, minimum (dwellings per net acre) – n/a
Stories: 2 stories for principal and accessory structure.
Notes:
Please clarify whether the ADU is existing or not and provide consistency upon this clarification between all plan sheets and submitted documents. From the demolition plans, it appears
this space was previously a loft which didn’t feature any kitchen space, therefore this would not be considered an ADU (i.e. A1 Form and Site Plan Sheet states the ADU is existing,
and the narrative states it is proposed).
Remove not for construction language on all sheets
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Height:
Existing building height: 24’
existing accessory Building height: 19’11”
existing shed: 10’ 5”
Notes:
Please provide the alley width to ensure there is adequate backup maneuverability if parking stall 4.
Please include a street vision triangle at the intersection of the alley and the driveway/paved space.
Please provide the rear lot coverage information per Sec. 38.360.030.J. to ensure accessory structures do not over more than 40% of the lot area between the principal building and the
rear lot line.
Setbacks:
Setback Standards: no changes, existing
Front: 15
Side: 5
Rear: 20
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Community Design:
Drive Access: Local Collector Arterial Deviation
West Story Street – Local Street
Alley Access to the rear
Street Vision Triangle: comment included
Meets: Yes No
Parkland Required: Yes No
Notes:
Garage – 24 x 16 – 1 car
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Project Design:
Block Frontage: Storefront Mixed Use Landscaped Gateway Other
Not applicable, except for setback (front)
Provisions: Ground Floor:
Building Placement:
Building Entrances:
Façade Transparency:
Weather Protection:
Parking Location:
Landscaping:
Sidewalk Width:
Site Design:
Sec 38.530.
Articulation standards met? Yes No
Façade width met? Yes No
Roofline modulation met? Yes No
Window design met? Yes No
Building materials met? Yes No
Blank wall treatment met? Yes No
Parking:
2 spaces on the street, 1 in the garage, and another behind structure
Parallel parking spaces. Parallel parking spaces must be a minimum of 24 feet in length and seven feet in width measured from the inside edge of a curb or the inside edge of the asphalt
if curbing is not present.
Landscaping:
One tree to be removed
Open Space: N/A
Notes:
Provided streetscape – sufficient
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Other:
NCOD Standards –
Introduction, 1, 2, 3, 5, and Appendix are applicable
Chapter 1 – Rehabilitation Guidelines For Historic Properties
Character-defining features
Remodel and exterior improvements to match existing material, character, and color
Historic building materials
Utilization of exterior door per demolition plans
Individual building features
Replacement windows similar to existing
Window changes are not on primary façade visible from the street
Doors
Utilizing same doors
Roof
No changes
Foundation – no changes
F. Secondary Structures Policy: 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. Guideline: 1. Preserve an existing secondary
structure when feasible. • Retain original materials when feasible. • Maintain the subordinate character of the structure also.
Chapter 2 – Guidelines for All Historic Properties
The NCOD Guidelines
Topography
Maintains assets of the existing topography
Street Patterns
Maintains traditional historic streetscape
Alley
No rear alley – N/A
Streetscape
No changes to sidewalk design, planting strips, and existing street trees
Maintains pedestrian connection
Landscape Design
No changes
Building Form
Similar building form as homes
Simple, rectangular roof
Solid to Void Ratio
Maintained
Materials
Consistent with existing structure
Similar
New materials such as wood vertical and horizontal lap siding, metal siding as well
Streetscape shows example
Architectural character
Contemporary interpretations of traditional details (windows, doors, etc)
Parking
N/A
Buffers
N/A
Site lighting
N/A
Utilities and Service areas
No changes
Chapter 3 – Guidelines for Residential Character Areas
Hierarchy of Public and Private Space
Maintains front yard and porch area with continuous primary entrance of the front porch, walkway provided from sidewalk to front door, clearly define entrance
Building Mass and Scale
Does not exceed two stories (addition)
May be bigger than the home.
has a similar mass and scale as the existing home.
Roof form
Similar to traditional block (ridge line)
Secondary structures
A new secondary structure should be subordinate in height to those
buildings seen traditionally along the street front.
• Secondary structures that are no more than one or one-and-one-half
stories in height are preferred
Meets Cooper Park Historic Intent
secondary structures & garages to the rear of the lot • automobile access is primarily from the alley
1
Height;
2.
Proportions of doors and windows;
3.
Relationship of building masses and spaces;
4.
Roof shape;
5.
Scale;
6.
Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures;
7.
Architectural details;
8.
Concealment of non-period appurtenances, such as mechanical equipment; and
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).