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HomeMy WebLinkAbout001- NCOA Narrative 307 South Black NEIGHBORHOOD CERTIFICATE OF APPROPRIATENESS APPLICATION (NCOA) February 2025 Table of Contents Narrative 1. Project Team 2. Application Forms & Fees 3. Project Narrative a. Project Overview b. NCOA Checklist Items c. DEMO Checklist Items Appendices Appendix A – Vicinity Map Appendix B – Zoning Map Appendix C – Existing Plat Appendix D – Site Photos Appendix E – Property Record Form Appendix F – Structural Engineering Report 1. Project Team Applicant/Owner Dennis Steinhauer 114 East Dickerson Street Bozeman, Montana 59715 p: 406.580.6724 dsteinhauer@archerbuilt.com Consultant Team Planner Intrinsik Architecture, Inc. 106 East Babcock, Suite 1A Bozeman, Montana 59715 p: 406.582.8988 tsteinway@intrinsikarchitecture.com Structural Engineer Johnson Structural Engineering (Attn: Larry P. Johnson) 152 West Short Street Bozeman, MT 59715 p: 406.585.2939 larry@johnsonengineer.com 2. Applications & Fees All required application forms for the 307 South Black Avenue NCOA & DEM have been included in this submittal. Please see fee calculations outlined below: COMPONENT FEE QUANTITY TOTAL NCOA Base Fee $220 1 $220 TOTAL $220 3. Project Narrative Executive Summary The project team is submitting an initial Historic Neighborhood Certificate of Appropriateness Application (NCOA) with Demolition Application (DEM) for the building located at 307 South Black Avenue. The applicant seeks initial demo approval to prepare site for neighborhood scale redevelopment. Time is of the essence due to upcoming street work, as well as the condition of the current vacant structure. a. Project Overview The subject property consists of one approximately 0.3-acre parcel that is currently zoned Residential Moderate Density (R-2) and designated Urban Neighborhood in the City’s Future Land Use Map. The property currently has a vacant duplex structure that is eligible for demolition. This application proposes to demolish the existing structure ahead of a formal redevelopment plan as it has been deemed unsafe and structurally unsound by a structural engineer. This report has also been confirmed by the City Building Official after a walk through of the house. This application falls under UDC Provision 38.340.110 – Demolition or movement of an unsafe structure whether historic or non-historic. This demolition will protect the public safety of the surrounding area, as well as remove the visual nuisance of a dilapidated building. Future redevelopment plans are being considered and designed but final application materials are months away. An additional NCOA application is required and will be submitted this Spring. b. NCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: The DEM Checklist has been provided please see the responses below. This application falls under section 38.340.110 Demolition of an unsafe structure. Date of construction of structure if known. Applicant Response: The exact year of construction is unknown, but the property record form included as Appendix E estimates an original structure to have been built prior to 1889. The structure was altered/converted over time. Property record form, both original and updated. Applicant Response: Please see the property record form attached as Appendix E. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Applicant Response: Please see Section I for our project narrative. This structure has been deemed structurally unsafe and significantly out of code. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. Applicant Response: The applicant was unable to find any additional historical information outside the Historic Property Record form. This form outlines that the home is not contributing to the historic district due to extensive alterations to the structure over time. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extents of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: Please see Appendix D for site photos that depict each elevation. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. Applicant Response: Because the structure was deemed unsafe it is not prudent to generate an as-built drawings set. That being said, please see Appendix A for an aerial image of the site and Appendix D for site photos that depict each elevation. Site plan depending on project complexity with north narrow, property dimensions, location of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian facilities, and location of changes proposed. Applicant Response: Because the structure was deemed unsafe and eligible for demolition, it is not prudent to document all site conditions for this initial application. That being said, please see Appendix A for an aerial image of the site and Appendix D for site photos that depict each elevation. This application does not propose any vertical construction, but only remedying an unsafe condition. Site survey information will be part of the subsequent NCOA application for redevelopment. 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 existing and proposed changes. Applicant Response: Not applicable. See previous related responses. 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. Applicant Response: Not applicable. See previous related responses. 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 identifled and shall include those elements to be removed and reinstalled. Applicant Response: Not applicable. See previous related responses. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected nonconforming status per Section 38.280.040.B BMC has been met or surpassed. Applicant Response: The applicant is not aware of any non-conforming statuses with the existing home. Any future development will be in accordance with the Unified Development Code in effect at the time of application. For minor screen, storefront or window/door changes or replacements, and other minor changes: pictures, speciflcations and other information that will clearly express the proposed changes or alterations to the property. Applicant Response: Please see Appendix A for an aerial image of the site and Appendix D for site photos that depict each elevation. This application does not propose any vertical construction only remedying an unsafe condition. A future NCOA will be provided for any vertical construction. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately. Applicant Response: Not applicable. See previous related responses. Floor plans showing fioor 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. Applicant Response: Not applicable. See previous related responses. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements. Applicant Response: The application is to demolish an unsafe home. No parking is needed for a vacant lot. Future development will be proposed on this site which will demonstrate compliance with the parking regulations. A schedule for the proposed changes to the property if to be phased or if applicable. Applicant Response: The Applicant is not going to phase the improvements proposed in this application. All further development will be proposed/approved through a new NCOA Site Plan Application. c. DEMO Checklist Items 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations proposed to buildings, structures and site layouts on the property. Application Response: Please see the narrative section above. The applicant is proposing to remove the existing vacant structure as it was deemed structurally unsafe and out of code. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic signiflcance that may be relevant to the proposed changes to the property. A current Montana Property Record Form may be used to document the existing conditions on the site and determine the property’s historic signiflcance. Application Response: Please see Appendix E for Historic Property Records. Appendix E contains a set of historic photos for reference. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extent of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: Please See Appendix D for reference pictures of the building. 4. Site plan showing), parking, driveways, fencing, landscaping, setbacks. a. Property dimensions b. Location of building(s) and changes proposed c. Setbacks d. Pedestrian and vehicular circulation e. Location of utilities Applicant Response: Because the structure was deemed unsafe it is not prudent to generate an as-built drawings set. That being said, please see Appendix A for an aerial image of the site and Appendix D for site photos that depict each elevation. This application does not propose any vertical construction only remedying an unsafe condition. A future NCOA will be provided for any vertical construction. 5. 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 identifled and shall include those elements to be removed and reinstalled. Applicant Response: Not applicable. See previous related responses. 6. 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 BMC has been met or surpassed. Application Response: At this time there are no known non-conformities, and any future proposed building will comply with the Unified Development Code. 7. If the property is classifled as historic, whether by listing on the National Register of Historic Places, identiflcation as “eligible” or “contributing,” identiflcation as a Landmark or in a local district, deflnitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: a. The structure or site has no viable economic or useful life remaining, based on evidence supplied by the applicant. This may include a structural analysis and cost comparison evaluating the cost to repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International Existing Buildings Code. b. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. Application Response: This building is not classified as historic by the National Register of Historic Places. Additionally, it is identified as a non-contributing structure to the historic district.