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Reach, Incorporated Conditional Use Permit
Commission Memorandum REPORT TO: Honorable Mayor & City Commission FROM: Brian Krueger, Associate Planner SUBJECT: Reach, Inc. CUP/COA #Z-07282 MEETING DATE: Monday, February 4, 2008 RECOMMENDATION: Staff recommends that this application be conditionally approved with the conditions and code provisions listed in the staff report. BACKGROUND: Reach, Inc., represented by Intrinsik Architecture, submitted a Conditional Use Permit/Certificate of Appropriateness application requesting the following alterations to the property located at 434 North Tracy Avenue: 1) allow the demolition of an existing 1,026 square foot single household residence, which is listed as a “non-contributing” structure in the City of Bozeman’s North Tracy Avenue Historic District; 2) allow the construction of a new 1,247 square foot single family household residence; 3) allow an existing 1,224 square foot multi-household apartment to remain and; 4) minor site improvements on property which is zoned R-2 (Residential Two Household Medium Density District) and located in the North Tracy Avenue Historic District. This project’s intent is also to consider and review the entire project site in order to allow the current uses on site to continue. Section 18.41.050 of the Bozeman Municipal Code (BMC) allows the Planning Director to determine the appropriate classification of a particular use on site. The Director has determined that the overall use of this Reach, Inc. property is similar to a Community Residential Facility as defined in the code. The general uses on site are not proposed to be changed, this is a review to confirm that the existing uses on site will remain consistent and conform to the requirements for a Community Residential Facility and meet the criteria required for a Conditional Use Permit. Community Residential Facilities with more than four residences require a Conditional Use Permit in the “R-2” District. The existing 1,026 square foot house at 434 North Tracy Avenue was formally listed as “Neutral” on the Montana Historical & Architectural Inventory for the City of Bozeman. The nomination for the formal North Tracy Avenue Historic District listed the house as “Non-contributing” element within the historic district. The historic district listing is the ruling designation for the home. As stated in Section 18.28.080 BMC, “Demolition or Movement of Structures or Sites within the Conservation District,” the final approval authority for the demolition of structures within a historic district shall rest with the City Commission. Therefore, the Commission will take action on the proposed structure’s proposed demolition. 151 Commission Memorandum The Development Review Committee (DRC) conducted their informal review of the project proposal on January 23, 2008. At that time, the Building, Fire and Engineering Departments, and the City Forester, forwarded Planning Staff their recommended conditions of approval. UNRESOLVED ISSUES: Staff and the applicant acknowledge that the building to be demolished is located across the property line with the adjacent property owner to the north at 440 North Tracy Avenue. This property owner was not a party to the current application. As such, staff recommends a condition that the applicant shall provide proof that a construction easement or other formal binding agreement acceptable to the City with the adjacent property owner at 440 North Tracy Avenue has been executed to allow access for demolition and reclamation on that property. FISCAL EFFECTS: The development, if carried forward, will require site improvements to meet City standards that will be the responsibility of the applicant. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please email Brian Krueger at bkrueger@bozeman.net if you have any questions prior to the public meeting. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 152 CITY COMMISSION STAFF REPORT REACH, INC. CUP/COA FILE NO. #Z-07282 #Z-07282 Reach, Inc. CUP/COA 1 Item: Conditional Use Permit/Certificate of Appropriateness Application #Z-07282 to allow the demolition of an existing non-contributing 1,026 square foot single household residence and the construction of a new 1,247 square foot single family household residence including minor site improvements and allowing an existing 1,224 square foot multi- household apartment to remain, which is zoned R-2 (Residential Two Household Medium Density District) and located in the North Tracy Avenue Historic District. Property Owner: Reach, Inc. 322 Gallatin Park Drive, Bozeman, MT 59715 Applicant/Representative: Intrinsik Architecture, Inc. 111 North Tracy Avenue Bozeman, MT 59715 Date: City Commission Hearing: Monday, February 4, 2007 at 6:00 p.m. Community Room, Gallatin County Courthouse, 311 West Main Street, Bozeman, Montana. Report By: Brian Krueger, Associate Planner Recommendation: Conditional Approval ____________________________________________________________________________________ PROPOSAL This Conditional Use Permit (CUP) Certificate of Appropriateness (COA) application would allow the demolition of an existing 1,026 square foot single household residence, which is listed as a “non- contributing” structure in the City of Bozeman’s North Tracy Avenue Historic District and the construction of a new 1,247 square foot single family household residence including minor site improvements and allowing an existing 1,224 square foot multi-household apartment to remain, on property which is zoned R-2 (Residential Two Household Medium Density District) and located in the North Tracy Avenue Historic District. This project’s intent is also to consider and review the entire project site in order to allow the current uses on site to continue. Section 18.41.050 of the Bozeman Municipal Code (BMC) allows the Planning Director to determine the appropriate classification of a particular use on site. The Director has determined that the overall use of this Reach, Inc. property is similar to a Community Residential Facility as defined in the code. The general uses on site are not proposed to be changed, this is a review to confirm that the existing uses on site will remain consistent and conform to the requirements for a Community Residential Facility and meet the criteria required for a Conditional Use Permit. 153 #Z-07282 Reach, Inc. CUP/COA 2 Community Residential Facilities with more than four residences require a Conditional Use Permit in the “R-2” District. The existing 1,026 square foot house at 434 North Tracy Avenue was formally listed as “Neutral” on the Montana Historical & Architectural Inventory for the City of Bozeman. The nomination for the formal North Tracy Avenue Historic District listed the house as “Non-contributing” element within the historic district. The historic district listing is the ruling designation for the home. As stated in Section 18.28.080 BMC, “Demolition or Movement of Structures or Sites within the Conservation District,” the final approval authority for the demolition of structures within a historic district shall rest with the City Commission. Therefore, the Commission will take action on the proposed structure’s proposed demolition. PROJECT LOCATION The subject property is located at 434 North Tracy Avenue. The site is legally described as Lots 21-22, Block E, Beall’s 2nd Addition, City of Bozeman, Gallatin County, Montana. The zoning designation for said property is R-2 (Residential Two Household Medium Density District). The property is designated as “Residential” in the Bozeman 2020 Community Plan. The property is approximately .21 acres or 9, 180 square feet in size. Please refer to the vicinity map provided below. RECOMMENDATION The City of Bozeman Department of Planning and Community Development and the Development Review Committee (DRC) have reviewed the Conditional Use Permit/Certificate of Appropriateness application to allow the demolition of an existing non-contributing 1,026 square foot single household residence and the construction of a new 1,247 square foot single family household residence including minor site improvements and allowing an existing 1,224 square foot multi-household apartment to 154 #Z-07282 Reach, Inc. CUP/COA 3 remain and as a result recommend to the City Commission approval of said application with the conditions and code provisions outlined in this staff report. Planning Staff has identified various code provisions that are currently not met by this application. Some or all of these items are listed in the findings of this staff report. The applicant must comply with all provisions of Title 18, BMC, which are applicable to this project, prior to receiving final site plan approval. 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. RECOMMENDED CONDITIONS OF APPROVAL The Planning and Community Development Department and the DRC find that the application, with conditions, is in general compliance with the adopted Growth Policy and Title 18, BMC. The following project specific conditions of approval are recommended: Planning Related: 1. The applicant shall provide proof that a construction easement or other formal binding agreement acceptable to the City with the adjacent property owner at 440 North Tracy Avenue has been executed to allow access for demolition and reclamation on that property. 2. Prior to issuance of a demolition/ building permit, the applicant shall perform the following documentation of the existing structures: a. Exterior and interior BW photographs (minimum size of 4”x6”) of all existing structures, presented in both print and digital formats (on a CD-R). b. Scaled elevations of all existing structures. c. Final update to the Historical & Architectural Inventory file for 434 North Tracy Avenue. The architecture description and condition will be updated, as well as the additional historic research. The Historic Preservation Officer will direct the applicant to the appropriate paperwork for the update. Prior to release of the Certificate of Appropriateness, the applicant shall submit the documentation materials to the Department of Planning for final review and approval by Administrative Design Review Staff. 2. Scaled line drawings of all elevations of the proposed house shall be submitted with the final plan. 3. The applicant shall split the large window proposed for the southernmost area of the front building elevation into two separate windows that would more closely relate to the overall window to void pattern that exists in the historic buildings in the immediate neighborhood. 4. Any large scale mature vegetation planned for removal shall be flagged for review and approval by the City Forester and Planning Office prior to removal. No mature trees shall be removed without prior City approval. 5. Prior to demolition and construction a tree protection zone (TPZ) shall be established around the large trees to the west and southwest of the existing household to be demolished. The TPZ shall be as specified and approved by the City Forester. The trees shall be trimmed by a qualified arborist of dead wood over the construction area, and trimmed so that branches will not be overhanging the building for 5 years of anticipated growth. Any roots that are encountered 155 #Z-07282 Reach, Inc. CUP/COA 4 during the construction shall be cut cleanly with a sharp tool. In the spring additional water shall be given to the trees to accommodate for the root loss. 6. All existing and proposed site and building mounted lighting shall conform to Chapter 18.42.150 of the Bozeman Municipal Code. 7. Prior to issuance of any type of a demolition/building permit, the applicant shall submit a color palette for the building to the Department of Planning, which includes actual material samples and color chips. The materials/color palette shall be presented on a board no larger than 24” x 36” and contain all the primary materials to be utilized on the building including window/storefront frames and doors (entry, garage, and service). All final building elevations shall be keyed to the color palette to delineate where each individual building material and color is specified. The materials/color palette shall be subject to final design review and approval by Administrative Design Review Staff 8. That the applicant upon submitting the Final CUP Site Plan for approval by the Planning Director and prior to issuance of a building permit, will also submit a written narrative outlining how each of the conditions of approval and code provisions have been satisfied. Engineering Related: 9. Any existing city sidewalk panels along Tracy Avenue that are damaged shall be replaced. ZONING DESIGNATION & LAND USES As previously noted, the subject property is zoned R-2 (Residential Two Household Medium Density District). The intent of the R-2 district is to provide for one and two household development at urban densities within the City in areas that present few or no development constraints, and for community facilities to serve such development while respecting the residential quality and nature of the area. The following land uses and zoning are adjacent to the subject property: The following land uses and zoning are adjacent to the subject property: North: Single-Family Residential, zoned “R-2”; South: Single-Family Residential, zoned “R-2”; East: Single-Family Residential, zoned “R-3” (Residential Medium Density District). West: Single-Family Residential, zoned “R-2,” ADOPTED GROWTH POLICY DESIGNATION The development proposal is in conformance with the Bozeman 2020 Community Plan including the “Residential” land use designation. This classification designates places where the primary activity is urban density living quarters. Other uses that complement residences are also acceptable, such as parks, low intensity home based occupations, fire stations, churches and schools. The dwelling unit density expected within this category varies and a variety of housing types should be blended to achieve the desired density, with large areas of single type housing discouraged. REVIEW CRITERIA & STAFF FINDINGS 156 #Z-07282 Reach, Inc. CUP/COA 5 The Planning and Community Development Office has reviewed the application for a Conditional Use Permit and Certificate of Appropriateness against the relevant chapters of Title 18, BMC and as a result offers the following summary review comments. The findings outlined in this report include comments and recommended conditions provided by the Development Review Committee (DRC) and Administrative Design Review (ADR) in response to the CUP and COA review criteria. SECTION 18.34.100 “CITY COMMISSION CONSIDERATION AND FINDINGS FOR CONDITIONAL USE PERMITS” In addition to the review criteria below, the City Commission shall, in approving a conditional use permit, find favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity. The .21 acre or 9,180 square foot site is adequate in size and topography to accommodate the proposed community residential facility and all related site improvements. The overall dwelling unit density is not changing with this application. The current uses on site have been in place for many years. Reach, inc. has a quiet and established presence in this neighborhood. The proposed two bedroom residence that will replace the existing two bedroom residence will bring the property into conformity with the required setbacks on site. The existing two bedroom residence proposed for demolition encroaches into the setback and over the property line to the north. The existing parking will remain on site. As conditioned, the yards, parking, and landscaping can properly work within the context of the existing nearby residences. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof. As described above the current uses on site have been in place for many years. Reach, inc. has a quiet and established presence in this neighborhood. The proposed two bedroom residence as conditioned is compatible with the neighborhood character and it is not anticipated to have any material adverse effect upon the abutting property. The new proposed two bedroom residence includes an office are for Reach, Inc. Staff to utilize during supervision of the property. A sleeping area is integrated into the office area. This office amenity is an addition to the property that will increase the amount of supervision provided on site. Staff acknowledges that the building to be demolished is located across the property line with the adjacent property owner to the north at 440 North Tracy Avenue. This property owner was not a party to the current application. As such, staff recommends a condition that the applicant shall provide proof that a construction easement or other formal binding agreement acceptable to the City with the adjacent property owner at 440 North Tracy Avenue has been executed to allow access for demolition and reclamation on that property. Staff has not received any public comment regarding this proposal. 157 #Z-07282 Reach, Inc. CUP/COA 6 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: regulation of use; special yards, spaces and buffers; special fences, solid fences and walls; surfacing of parking areas; requiring street, service road or alley dedications and improvements or appropriate bonds; regulation of points of vehicular ingress and egress; regulation of signs; requiring maintenance of the grounds; regulation of noise, vibrations and odors; regulation of hours for certain activities; time period within which the proposed use shall be developed; duration of use; requiring the dedication of access rights; other such conditions as will make possible the development of the City in an orderly and efficient manner. Staff has identified, through the review process, recommended project conditions that are included to protect the public health, safety, and general welfare. Please see the recommended conditions of approval. SECTION 18.34.090 “SITE PLAN REVIEW CRITERIA” In considering applications for a conditional use permit, the City Commission, the DRC, and when appropriate, the ADR staff shall review the application against the Site Plan Review requirements of 18.34.090 as follows: 1. Conformance to and consistency with the City’s adopted growth policy The development proposal is in conformance with the Bozeman 2020 Community Plan including the “Residential” land use designation which identifies that other uses within residential areas that complement residences are also acceptable. In general, community facilities to serve community needs and the urban densities are encouraged if they respect the residential quality and nature of the area. 2. Conformance to this title, including the cessation of any current violations 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. The following code provisions must be addressed prior to final site plan approval: Planning Provisions: a. Per Section 18.34.100.C, “City Commission Consideration and Findings for Conditional Use Permits,” the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure. b. Per Section 18.34.100.C, “City Commission Consideration and Findings for Conditional Use Permits,” all of the special conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successor and assigns, shall be consented to in writing, and shall be recorded as such with the County 158 #Z-07282 Reach, Inc. CUP/COA 7 Clerk and Recorder’s Office by the property owner prior to the issuance of any building permits, final site plan approval or commencement of the conditional use. c. Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6 months of preliminary approval containing all of the conditions, corrections and modifications to be reviewed and approved by the Planning Office. i. If occupancy of any structure is to occur prior to the installation of all required on-site improvements, the Improvements Agreement must be secured by a method of security equal to one and one-half times the amount of the estimated cost of the scheduled improvements not yet installed. Said method of security shall be valid for a period of not less than twelve (12) months; however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method of security. d. Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must be obtained within one year of Final Site Plan approval. Building Permits will not be issued until the Final Site Plan is approved. e. Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment should be incorporated into the roof form and ground mounted equipment shall be screened with walls, fencing or plant materials. f. Sections 18.42.150 requires a lighting plan for all on-site lighting including wall- mounted lights on the building must be included in the final site plan submittal. Lighting cut-sheets shall be provided with the final site plan. g. Section 18.42.170 requires the size of the trash receptacle to be appropriately sized for the use and approved by the City Sanitation Department. Accommodations for recyclables must also be considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the site plan, and description of the proposed use on site shall be sent to and approved in writing by the City Sanitation Division (phone: 582-3236) prior to final site plan approval. If the Sanitation Department determines that large receptacles are required for the proposed use a trash enclosure for the receptacles shall be provided for on the final plan. h. Per Chapter 18.84 a landscape plan shall be submitted for the project that meets the applicable requirements of the chapter and includes the required 23 points required by section 18.48.060 BMC. i. Per Section 18.02.080 & 18.64.110, the proposed project shall be completed as approved and conditioned in the Certificate of Appropriateness application. Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy, unless the applicant submits the proposed modifications for review and approval by the Department of Planning prior to undertaking said modifications. The only exception to this law is repair. j. Per Section 18.64.100.F, the applicant shall obtain a building permit within one year of Certificate of Appropriateness approval, or said approval shall become null and void. Please call the Building Department at 406-582-2375 for more information on the building permit process. Engineering Provisions: k. The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used shall also be provided. 159 #Z-07282 Reach, Inc. CUP/COA 8 l. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. m. Sewer and water services shall be shown on the FSP and approved by the Water/Sewer Superintendent. 3. Conformance with all other applicable laws, ordinances, and regulations All other applicable laws, ordinances, and regulations must be followed. All conditions for a Site Plan and Conditional Use Permit must be met prior to final site plan approval. The plans will be further evaluated against the requirements of the International Building Code when an application is made for a building permit. 4. Relationship of site plan elements to conditions both on and off the property Reach, inc. has a quiet and established presence in this neighborhood. The proposed two bedroom residence as conditioned is compatible with the neighborhood character and it is not anticipated to have any material adverse effect upon the abutting property. The parking and circulation on site will remain unchanged. Pedestrian circulation on site will be expanded. Staff has recommended a condition that tree preservation measures be instituted on site in order to protect the existing mature vegetation on site, which in large part contributes to the character of the property. Staff acknowledges that the building to be demolished is located across the property line with the adjacent property owner to the north at 440 North Tracy Avenue. This property owner was not a party to the current application. As such, staff recommends a condition that the applicant shall provide proof that a construction easement or other formal binding agreement acceptable to the City with the adjacent property owner at 440 North Tracy Avenue has been executed to allow access for demolition and reclamation on that property. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions The parking and circulation on site will remain unchanged. Reach, Inc. has noted in the application that none of the current Reach residents at the North Tracy units have a driver’s license and that only two individuals of the 92 Reach participants have a driver’s license. Two spaces are located to the front of the property for visitors or resident pickup. Six parking spaces are available in the rear alley for office staff, residents, or visitors. 6. Pedestrian and vehicular ingress and egress As noted above, vehicular access will remain unchanged. 160 #Z-07282 Reach, Inc. CUP/COA 9 Pedestrian ingress and egress is proposed to remain unchanged with a front walkway that connects to the boulevard sidewalk along North Tracy Avenue. The application proposes to increase the pedestrian connectivity on site with the addition of a walkway that connects the new residence to the existing four-unit building and parking area along the alleyway. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation No formal landscape plant was submitted with the application. Staff has noted a code provision that a landscape plan shall be submitted with the final site plan that meets the required 23 points. The proposed landscape plan will be evaluated for both the required points and compliance with the Conditions of Approval with the final site plan. Staff has recommended a condition that tree preservation measures be instituted on site in order to protect the existing mature vegetation on site, which in large part contributes to the character of the property. Staff also recommends a condition that any large scale mature vegetation planned for removal shall be flagged for review and approval by the City Forester and Planning Office prior to removal. The intent of the condition is to assure that no mature trees are removed without prior City approval. 8. Open space None required for this project. However, small open yard space areas are located onsite including appropriate setback areas. Beall Park is located ½ a block away. 9. Building location and height The proposed two bedroom residence that will replace the existing two bedroom residence will bring the property into conformity with the required setbacks on site. The existing two bedroom residence proposed for demolition encroaches into the setback and over the property line to the north. The proposed new two bedroom residence is proposed to be approximately 16 ½’ in height. The maximum height allowed in the “R-2” District with a similar pitched roof is 32’. Considering the location and modest height of the proposed building, and the fact that the adjacent properties are developed with residences with similar heights, the height of the building appears appropriate for the setting. 10. Setbacks All required setbacks for the R-2 zoning district will be achieved with the new construction. 161 #Z-07282 Reach, Inc. CUP/COA 10 11. Lighting No site lighting is proposed. Staff recommends a condition that requires that all existing and proposed site and building mounted lighting conform to the City’s current lighting standards. The existing four unit residence off of the alleyway has non-conforming flood lighting attached to the building. These fixtures would be required to be replaced with conforming fixtures with this condition. 12. Provisions for utilities, including efficient public services and facilities Sewer and water connections for this property will be simplified. The applicant has been working directly with the Water and Sewer Department to plan for these upgrades while allowing continuing service to the four unit building on the alley during construction of the new building on site. 13. Site surface drainage The Engineering Department notes a code provision that the applicant provide a drainage plan with the final site plan. 14. Loading and unloading areas Not applicable. 15. Grading Due to the relatively flat existing grade, minimal grading will be required except as required to engineer the storm water system and to prepare the building foundation area. 16. Signage No signage is proposed at this time. 17. Screening All mechanical equipment shall be screened in accordance with section 18.38.050 BMC. This shall include, but not be limited too, air conditioners and electric panels. All mechanical equipment and screening shall be depicted on the site plan and landscaping plan for final site plan submittal. Staff has noted said screening requirements in the code provisions stated in this report. 18. Overlay district provisions The site is located in the Neighborhood Conservation Overlay and the North Tracy Avenue Historic District. Please reference the following section regarding the Certificate of Appropriateness for analysis. 19. Other related matters, including relevant comment from affected parties 162 #Z-07282 Reach, Inc. CUP/COA 11 No letters from the public have been received. Any comments received after the date of this staff report will be distributed to the Commission at the public hearing. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: a. Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming; b. The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. SECTION 18.28.050 “STANDARDS FOR CERTIFICATES OF APPROPRIATENESS” In considering applications for a Certificate of Appropriateness, staff shall review the application against the criteria of 18.28.050 and as a result offer the following summary review comments: A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), 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 Department of Planning). The proposed demolition does not conform to the Secretary of Interior’s Standards for Rehabilitation, which encourages the preservation and rehabilitation of the existing buildings on the property. Rehabilitation work may be cost prohibitive in some regards, but Staff also recognizes that the existing house is not too far altered or damaged where it is not an option to the property owner. 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, shall focus upon the following: The Bozeman Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District was referenced by ADR Staff when writing the architectural appearance comments. Please reference Staff comments below under Part D. 1. Height; 2. Proportions of doors and windows; 3. Relationship of building masses and spaces; 4. Roof shape; 163 #Z-07282 Reach, Inc. CUP/COA 12 5. Scale; 6. Directional expression; 7. Architectural details; 8. Concealment of non-period appurtenances, such as mechanical equipment; 9. Materials and color scheme. C. Contemporary, nonperiod and innovative design of new structures and additions to existing structures shall be 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 the surrounding structures. Title 18 encourages new construction and contemporary architecture provided primary emphasis is given to the preservation of existing buildings, and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood. Staff notes that preservation is not the primary emphasis of this project because of the proposed demolition. Staff does find that as conditioned the design of the new replacement two bedroom residence does contribute to the aesthetic character and function of the property and surrounding neighborhood. D. When applying the standards of subsections A-C, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, non-period, or innovative design of new structures, or addition to existing structure, the review authority shall 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. The Introduction, Chapters 2 and 3, 5 and the Appendix of the Bozeman Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District all apply to this project, as the property is deemed as “Non-contributing” on the district nomination for the North Tracy Avenue Historic District and is considered new infill within a Historic District. Said sections were all considered during ADR Staff’s architectural review and presented below for the Commission’s consideration and reference. Staff comments are included in italics. Chapter 2: Design Guidelines for All Properties A. Topography Policy: Site work should be planned to protect the assets of the existing topography. Guidelines: 2. Design a building foundation to conform to the existing topography, rather than creating extensive cut and fill. 3. Minimize the visual impacts of cut and fill on a site. § The site is generally flat. There will be significant disturbance of the site with the demolition of the existing residence and excavation for the foundation for the new residence in the new location that conforms to the property lines and setbacks. There will be minimal cut and fill outside of the anticipated excavation for the new foundation. 164 #Z-07282 Reach, Inc. CUP/COA 13 B. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the historic district and therefore should be preserved. Guidelines: 1. Respect historic settlement patterns. § Staff supports the site layout, which includes siting the new residence outside of the side yard setbacks and at the historic front building setback line established on the block and allowed by code. C. Alleys Guidelines: 2. The traditional scale and width of alleys should be continued. § The presentation onto the alley will remain unchanged. D. Streetscape Policy: Maintain the traditional character of the streetscape. Guidelines: 2. Maintain the variety of sidewalk designs. 3. Continue the use of planting strips. 4. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. § The traditional sidewalk connection from the primary entrance to the boulevard sidewalk will remain. § The street trees and planting strips in the boulevard adjacent to the property are to remain. § A condition that requires tree preservation measures is recommended by staff. F. Building Form Policy: 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 shoes seen traditionally. Guidelines: 1. Use building forms that are similar to those seen traditionally on the block. Simple rectangular solids are typically appropriate. 2. Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. § The proposed building form of the house in the front is a combination of rectangular solids with flat front façades. § The proposed flat roof form that is proposed to cover the front porch and primary entrance is minimal in size and does not significantly detract from the main building forms along the street. G. Solid-to-Void Ratio 165 #Z-07282 Reach, Inc. CUP/COA 14 Policy: The amount of façade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. Guidelines: 1. Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. § ADR Staff notes that the proposed windows are divided into small panes of glass to give the appearance of smaller panes similar to those seen traditionally. § ADR Staff recommends a condition that the applicant shall split the large window proposed for the southernmost area of the front building elevation into two separate windows that would more closely relate to the overall window to void pattern that exists in the historic buildings in the immediate neighborhood. This condition was based upon the analysis of the neighborhood character exhibit presented in the application that clearly demonstrates the window patterns in the immediate area. H. Materials Policy: Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. Guidelines: 1. Use building materials that appear similar to those used traditionally in the area. 3. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. § The proposed horizontal lap siding is appropriate for the historic district. § The proposed materials appear similar in character to the traditional materials utilized on houses in the area. L. Site Lighting Guidelines: 1. Lighting should be shielded to prevent any off-site glare. § Staff recommends a condition that all site lighting existing and proposed shall be in conformance with the code including the requirement for shielding. Cutsheets of all proposed fixtures shall be submitted with the final site plan. Chapter 3: Guidelines for Residential Character Areas A. Hierarchy of Public and Private Space Policy: 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 toe the character of the neighborhood. Guidelines: 1. Provide a front yard similar in character to its neighbors when possible. 2. Provide a walkway from the street to the building. § The new construction provides a front yard similar to its neighbors. 166 #Z-07282 Reach, Inc. CUP/COA 15 § A front sidewalk is proposed from the boulevard sidewalk to the primary entrance. B. Building Mass and Scale Policy: 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. 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. Guidelines: 1. Construct a new building to be similar in mass and scale to those single household residences seen traditionally. 2. On larger structures, step down a building’s height toward the street, neighboring structures and the rear of the lot. 3. On larger structures, subdivide larger masses into smaller “modules” that are similar in size to single household residences seen traditionally. 4. The front wall of a new structure should not exceed two stories in height. § The proposed building is similar in mass and scale to those single household residences seen traditionally. § The front wall of the new structure is one story in height. C. Roof Form Policy: 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. Guideline: 1. Use roof forms that are similar to those seen traditionally on the block. § The house proposed combines two separate roof forms into the front façade. The front façade includes a side gabled roof form on one element and an end gable roof form on the other. Both roof forms are utilized on homes in the immediate area. D. Secondary Structures Policy: Secondary structures are traditionally subordinate in scale and character to the primary structure, typically located to the rear of the lot and they are primarily used for parking garages and storage. While structures in the rear generally have little impact on the character of the street, they do have an impact on the character of the alley and the neighbors to the rear. This character should be maintained. Guidelines: 1. A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. 2. Locate secondary structures to the rear of the lot. § Not applicable. The four unit residence secondary structure along the alleyway is existing. 167 #Z-07282 Reach, Inc. CUP/COA 16 E. Conformance with other applicable development standards of this title. The required criteria for the City Commission granting demolition is examined in the following section. SECTION 18.28.080.B “THE DEMOLITION OR MOVEMENT OF CONSERVATION DISTRICT PRINCIPAL AND ACCESSORY STRUCTURES OR SITES, WHICH ARE DESIGNATED AS INTRUSIVE NONCONTRIBUTING OR NEUTRAL ELEMENTS BY THE MONTANA HISTORICAL AND ARCHITECTURAL INVENTORY…THE FINAL APPROVAL AUTHORITY FOR THE DEMOLITION OR MOVEMENT OF STRUCTURES OR SITES DESCRIBED WITHIN THIS SECTION SHALL REST WITH THE CITY COMMISSION … The existing house at 434 North Tracy Avenue was listed as “Neutral” on the Montana Historical & Architectural Inventory for the City of Bozeman. The subsequent nomination for the formal North Tracy Avenue Historic District listed the house as a “Non-contributing” element within the historic district. The historic district listing is the ruling designation for the home. The house’s historic integrity is weakened because of the failing structural elements (foundation and flooring system) and the addition of non-original materials (siding, ADA accessibility ramp and railing, 1980’s addition, etc.). As stated in Section 18.28.080 of the UDO, “Demolition or Movement of Structures or Sites within the Conservation District,” the final approval authority for the demolition of structures within a historic district shall rest with the City Commission. Therefore, the Commission will take action on the proposed structure’s proposed demolition. Planning Staff is supportive of this project to provide higher quality facilities for a community organization. Though preservation of the existing structure would be the ideal solution for the site, Planning Staff supports the applicant’s request for demolition for new construction. Staff is also comforted by the fact that a condition of approval requires the applicant to historically document and update the inventory form for the existing structure on the 434 North Tracy Avenue property prior to issuance of a demolition permit. This will ensure the history of the house remains documented for future reference. Attachments: Applicant’s Submittal Materials Report Sent To: Reach, Inc., 322 Gallatin Park Drive, Bozeman, MT 59715 Intrinsik Architecture, Inc., 111 North Tracy Avenue, Bozeman, MT 59715 168 169 170 171 172 173 Reach, Inc CUP/COA Application 434 North Tracy Avenue Bozeman, Montana Conditional Use Permit & Certificate of Appropriateness Application December 2007 174 175 176 177 178 179 180 181 CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) 182 ROBERT & BARBARA BOIK 505 N TRACY AVE BOZEMAN, MT 59715-3530 SALLY A. HANNON TRUST 506 N TRACY AVE BOZEMAN, MT 59715-3531 PAUL L. KATZ MAIL TO MANAGEMENT ASSOC. 682 FERGUSON, SUITE 6 BOZEMAN, MT 59718 JOAN ROBINSON 501 N TRACY AVE BOZEMAN, MT 59715-3530 DAVID MORRIS JR & COLETTE JADIS 502 N TRACY AVE BOZEMAN, MT 59715-3531 JEREMY C. MISTRETTA 439 N BLACK AVE BOZEMAN, MT 59715-3611 MARY KAY MINOR 439 N TRACY AVE BOZEMAN, MT 59715-3528 TERRANCE & MOLLY HOLLINGSWORTH 440 N TRACY AVE BOZEMAN, MT 59715-3529 ROBERT & LISA PERTZBORN 518 N TRACY AVE BOZEMAN, MT 59715-3531 JOHN & JANE JELINSKI 433 N TRACY AVE BOZEMAN, MT 59715-3528 REACH, INC. 322 GALLATIN PARK DRIVE BOZEMAN MT 59715 JEFFREY IERONIMO & DEBORAH TITUS 429 N BLACK AVE BOZEMAN, MT 59715-3611 LAWRENCE DOWDIN & MARY BATESON 427 N TRACY AVE BOZEMAN, MT 59715-3528 HAZEL & ALLEN BRANDT 430 N TRACY AVE BOZEMAN, MT 59715-3529 GREG ALAN SMITH 423 N BLACK AVE BOZEMAN, MT 59715-3611 LAURA Y. SMITH 423 N TRACY AVE BOZEMAN, MT 59715-3528 KATHRYN NOBLE PO BOX 922 SUMMERLAND, CA 93067-0922 WILL KING 419 N BLACK AVE BOZEMAN, MT 59715-3611 DONNA & LEO KELLER 7599 COTTONWOOD RD BOZEMAN, MT 59718-9572 ISHMAEL MESSER & KARLA BARRELL 422 N TRACY AVE BOZEMAN, MT 59715-3529 NEECO, INC. PO BOX 3281 BOZEMAN, MT 59772-3281 TIMOTHY & CHRISTINE VISSCHER 416 N TRACY AVE BOZEMAN, MT 59715-3529 183 434 North Tracy Avenue Conditional Use Permit December 2007 Address 434 North Tracy Zoning R-2 (Residential Two Household, Medium Density District) Existing Uses Similar to Community Residential Facility 1-story home (for two Reach residents) with a 1,026 square foot footprint including two bedrooms, one kitchen, one bathroom, one living room, a small office for the Reach, Inc. staff plus a 200 square foot footprint shed (TOTAL 1226 SF building footprints) 2-story structure (for six Reach residents) with a 1,224 square foot footprint including four two-bedroom apartments (note that the rear structure is an existing lawful non-conforming residential use similar to a “community residential facility;” however, unlike the definition from the UDO, each residential unit in this case does have an individual kitchen.) Proposed Uses Similar to Community Residential Facility 1-story residence for Reach residents with a 1,240 square foot footprint, two bedrooms, one kitchen, 1.5 bathrooms, one living room, and a small office for the Reach, Inc. staff. The shed is proposed to be removed to keep the overall lot coverage similar to what currently exists. No changes to the existing four-unit structure are proposed at this time. Narrative Reach, Inc. was established in 1974 and provides vocational and residential community support for people with developmental disabilities and survivors of traumatic brain injuries. This support system includes employment, transportation, and residential assistance. The transitional living program at 434 North Tracy offers daytime and evening on-site staffing to individuals who live in the five residences on the property. Reach staff provide support that includes health, safety, independent living, banking, budgeting, bill paying, housekeeping, and community integration skills. Individuals receiving this service must be independent in their evening and morning routines. One staff member is usually in the office during the hours of 6am-9am and 3pm-11pm. 184 This Conditional Use Application/Certificate of Appropriateness Application proposes to demolish the existing dilapidated single household residence and the shed in the front of the property and to construct a new single household residence with a similar scale and footprint to compliment the neighborhood. The existing house is listed as “neutral” in the Historic Inventory. Note that that this house encroaches into the side yard setback and actually protrudes over the northern property line approximately 1.5 feet. The need to replace the existing home is apparent after several unsuccessful repair efforts. In 2001 and 2002, Reach hired firms to fix the crumbling foundation. Both repair attempts were unsuccessful. A report by C&H Engineering dated 8.1.02 states: “The foundation, in its current condition is not adequate for supporting the home and keeping moisture from damaging the siding and framing.” The foundation continues to deteriorate causing uneven floors and walls. The facility is not built on grade, so access is a problem for clients with mobility issues. Also, despite some renovations over the years, the home has narrow doorways and a cramped bathroom that do not comply with ADA standards. In January of 2006, Advantage Property Inspections, Inc. donated a home inspection which revealed additional significant electrical, structural and other life-safety issues. A copy of this report has been provided to the Planning Office. A sample of comments from the home inspection include: “Entry door frame appeared to be out of square due to floor and wall movement; deterioration noted to the exterior walls; no sheathing under siding; evidence of movement at front and side walls; beams appear over spanned and not properly supported; chard lumber was noted in the attic from past improper repairs; several posts were resting on soil; evidence of wood rot and movement; improper support of floor structure throughout basement and crawlspace; evidence of major movement of floor.” No changes are proposed to the existing four-plex in the rear portion of the lot at this time; however, Reach, Inc. has plans to upgrade the four-plex in the next few years with a future development review application as funding allows. 2 185 Section 18.14.050 allows the Planning Director to determine the appropriate classification of a particular use. This project is being reviewed as a Conditional Use Permit because the Planning Director has determined that the overall use of the Reach, Inc. property is like or similar to a Community Residential Facility which is a permitted conditional use in the R-2 zoning district. The UDO defines Community Residential facility as: “A single residential structure having common kitchen facilities including: 1. Those occupied by persons having developmental disabilities and living together for the purpose of residential training, observation and/or common support, in which care is provided on a 24 hour per day basis; 2. A community group home for developmentally, mentally or severely disabled persons which does not provide skilled or intermediate nursing care; 3. A youth foster home or other facility for care of minors as defined in §52-2-601 et seq., MCA; 4. A halfway house operated in accordance with regulations of the State Department of Public Health and Human Services for the rehabilitation of alcoholics or drug dependent persons; 5. A licensed adult foster care home; or 6. Any facility defined in §76-2-411, MCA. Where a limitation of eight or fewer residents is imposed for the purpose of defining the necessary review process to establish this use, the operator of a residential facility, members of the operator’s household or persons employed as staff shall not be counted as residents, except that the total number of all persons living at the facility shall not exceed ten.” While the Reach facility at 434 North Tracy does not exactly fit this definition, the uses are certainly comparable. The main differences are that the four units located in the rear portion of the property have individual kitchens and Reach staff do not provide 24-hour care and do not live on the property. A small “sleeping closet” is proposed as part of the office to allow a staff member to occasionally sleep on the premises. The design of the proposed residence is intended to compliment the existing North Tracy neighborhood fabric while also providing quality and functional living spaces for the residents. The three forms are intended to articulate the individual and shared spaces and to reduce the overall mass and scale. Accessibility, light, and preservation of the mature Ash tree were also key components of the design. The proposed house meets the criteria from the Bozeman Design Guidelines for Historic Preservation, the North Tracy Historic District & the Neighborhood Conservation Overlay District including: 3 186 2.B.1 Respect historic settlement patterns Note that the existing residence actually protrudes 1.5 feet over the northern side property line. The proposed residence meets or exceeds required setbacks and respects the existing neighborhood character. 2.E.1 Preserve and maintain mature trees and significant vegetation within all corridors The large existing trees in the front yard area and boulevard and the existing side yard hedges will be trimmed for continued healthy growth. 2.G.1 Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structure in the district. See elevations and neighborhood photos. The solid-to-void ratios are similar. 2.H.1 Use building materials that appear similar to those used traditionally in the area. See elevations. The proposed materials include horizontal and vertical painted fiber cement lap siding, painted composite trim, asphalt roofing shingles and membrane roofing. 2.H.3 New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. See elevations. Traditional materials are proposed. 2.H.4 Use building materials that contribute to the traditional sense of scale of the block. See elevations. The proposed building materials in combination with the small scale of the structure contribute to the overall neighborhood scale. 2.I.2 Contemporary interpretations of traditional details are encouraged. The proposed roof forms (front gable and side gable) are a contemporary interpretation of typical roof forms found in the neighborhood. The intent is to create the appearance of three smaller structures while maintaining connectivity within the spaces. 3.A.1 Provide a front yard similar in character to its neighbors when possible. The front yard setback for the existing residence is 16 feet. The front yard setbacks for the two adjoining properties are approximately 15 feet for the house to the south and 20 feet for the house to the north. The proposed front yard setback of 15 feet fits within the character of the neighborhood and the parameters of the UDO. 4 187 3.A.2 Provide a walkway from the street to the building. A sidewalk connection is proposed from the house to the existing North Tracy sidewalk. 3.A.3 Orient the front porch to the street The proposed front porch is oriented to North Tracy Avenue. 3.A.4 Clearly define the primary entrance by using a front porch. The primary entrance is clearly defined by the front porch and the sidewalk connection. 3.B.1 Construct a new building to be similar in mass and scale to those single household residences seen traditionally. The new residence is similar in mass and scale to the existing residences in the neighborhood. 3.B.4 The front wall of a new structure should not exceed two stories in height. The proposed structure is one story in height. 3.B.5 A façade should appear similar in dimension to those seen traditionally in the neighborhood. The façade of the proposed residence is similar in dimension to the existing house on the site and to those traditionally seen in the neighborhood. The three forms are 13 feet, 6 feet and 12 feet wide. 3.C.1 Use roof forms that are similar to those seen traditionally on the block. (gable, dormers, etc.) The main roof forms are comprised of front and side gables with a small flat roof over the porch. 5.C.1 Reflect the district character when building within and around the district. Consider the use of wood frame & siding materials. Consider developing a design palette new construction that draws from design elements and material found in the area. Use simple rectangular building forms with sloping roofs. The proposed structure is wood frame construction with 4-inch exposure horizontal and vertical painted fiber cement lap siding. The material palette utilizes materials that currently exist in the neighborhood. The building form is a rectangle and incorporates gable roofs. North Tracy Avenue Historic District Character: Residential Neighborhood setting Similar front yard setback Simple one-story wood frame residential buildings Porches address the street 5 188 Secondary structures and garages to the rear of the lot Automobile access is provided by two track driveways As previously stated, the proposed new single household residence respects the existing neighborhood fabric in terms of setbacks, height, roof forms, materials, and porches. At the North Tracy site, two spaces are available in the front driveway for visitors or resident pick-up and six spaces are available off of the rear alley for either office staff or visitors. The UDO requires one parking space per potential guest room. There are a total of 8 guest rooms (although only 6 participants live on the property) and 8 parking spaces. Please note that none of the current Reach residents at the North Tracy units have a driver’s license. In fact, of the current 92 Reach participants in Bozeman, only two have driver’s licenses. Response to Site Plan Checklist Items Checked A.1 This application is for the replacement of one dwelling unit No or N/A and the legalization of the existing four-plex. No physical changes are proposed to the four-plex at this time. A.2 This application is for residential uses only. A.3 The site includes a total of two residential buildings. A.4 No exterior storage of materials is proposed. A.5 Parking for more than 60 vehicles is not required. B.13 The streets, roads and alleys are already constructed and fall within Beall’s Second Addition. B.14 No changes in use are proposed. This application includes the replacement of one residence with another residence and no alterations to the existing four-plex. B.16 No temporary facilities are proposed. B.17 A noxious weed control plan is not required for an existing in-town residential lot. Weeds have been, and will continue to be, controlled on the property. C.1 The site is relatively flat. C.6 No changes will occur to off-site traffic flow. C.8 No surface water, watercourses, or floodplains exist on the subject property. C.9 No changes to the grading or drainage are proposed. 6 189 C.10 No drainage ways, streets, arroyos, gullies, ditches, etc. are affected or proposed. C.11 There are no significant outcroppings, slopes greater than 15 percent or other significant topographic features on the subject property. Again, this is an existing in-town relatively flat residential lot. C.14 No fences or walls are proposed with this application. C.15 No exterior signs exist or are proposed with this application. C.16 No exterior refuse collection areas are proposed. Individual bins accessed from the alley will be used for refuse collection. C.18 No new curbs or asphalt approaches are proposed with this application. C.21 No snow storage areas are proposed. Sidewalks and driveways will be shoveled by residents or Reach employees and adequate yard space exists for snow storage. C.22 The City limits are not in close proximity to the subject property. C.24 No historic, cultural and archeological resources are known at this time. If any are discovered during construction, the owners will notify the Historic Preservation Office. C.26 No density change is proposed therefore no additional parkland dedications are required. There are five existing and proposed dwelling units on the subject property that function similar to a community residential facility. C.27 Section 17.02 is not applicable to this project. D.1-D.21 A landscape plan is not required for a new single household residence. COA Checklist 2 A.7 No deviations are requested. 7 190 Subject Property Zoning Map 434 North Tracy Avenue COA/CUP N 191 Aerial View 434 North Tracy Avenue COA/CUP Subject Property Beall Park N 192 Existing Residence Photos 434 North Tracy Avenue COA/CUP North Elevation South Elevation West Elevation (facing North Tracy Ave) East Rear Elevation 193 Site Photos 434 North Tracy Avenue COA/CUP 194 Reach Residence 434 North Tracy Avenue Tracy Avenue View 195 Reach Residence 434 North Tracy Avenue West Building Elevation Scale: 3/16”-1’-0” 196 Reach Residence 434 North Tracy Avenue South Building Elevation Scale: 3/16”-1’-0” 197 Reach Residence 434 North Tracy Avenue North Building Elevation Scale: 3/16”-1’-0” 198 Reach Residence 434 North Tracy Avenue East Building Elevation Scale: 3/16”-1’-0” 199 Neighborhood Character 434 North Tracy Avenue COA/CUP 200 201 202 203 Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds Walks:Concrete - Concrete ramp appears to be deteriorating and in need of repair or replacement Driveway:Concrete - Damaged or deteriorated, recommend estimate for repair or replacement by a qualified contractor Exterior Surface and Components Fascia:Wood - Exterior soffit and fascia trim had many areas of deterioration Soffits:Wood - Damaged, Defective and deteriorated fascia noted. Entry Doors:Wood - Door frame appeared out of square due to floor and wall movement Electrical Conductor Type:Romex, Cloth Cable, Knob and Tube - Knob and Tube appears to be covered by insulation. This wiring out dated and should be removed Structure Floor/Slab:Poured slab (basement) - Areas of basement floor were extremely rough finished creating a tripping hazard Heating System Location - Basement - Heating System - Heating System Operation:Appears functional - Cleaning recommended, This unit appears to be operating beyond it's designed life, Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 1 of 914:07 August 15, 2007 204 Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds Grading:Negative Slope - Grading has negative slope, evidence of water may pool against the foundation and penetrating crawl space Swale:Flat or negative slope - Improper soil slope towards foundation, recommend the addition of fill dirt to improve grade Exterior Surface and Components Main Building - Exterior Surface - Type:Wood Siding - Deterioration noted to the exterior walls, Wood rot was noted to wood siding at several locations. wood siding was in contact with soil at several locations Recommend repairs by qualified contractor Patio Door:Sliding glass - Dual pane glass is fogged or fogging, Windows: Wood double hung / Aluminum sliders - Dual glass is fogging at several windows This condition affects the insulation properties of the windows and distorts visibility, Recommend replacing these windows Roof Gutters:Plastic - Gutters were damaged and in need of replacement Downspouts:Plastic - Downspouts were damaged and in need of replacement. Recommend adding extensions to down spouts to divert water away from the foundation Built into the interior of the home - Chimney - Chimney:Brick - Abandoned chimney was visible in the attic. Electrical Ground:Not visible - This is not a grounded system Kitchen - Electric Panel - Manufacturer:Sears - Missing wire bushing or connector was noted in the electric panel Structure Structure Type:Wood Frame - There did not appear to be any sheathing under the siding Foundation:Field Stone - Evidence of movement at front and side walls Differential Movement:Not fully visible - Obvious movement noted to the exterior walls, A structural engineer is recommended to evaluate and estimate repairs Beams:Solid wood - Beams appeared over spanned and not properly supported Bearing Walls:Wood Frame - Bearing walls has showed signs of movement and structural damage and will require evaluation and repair, A structural engineer is recommended to evaluate and estimate repairs Joists/Trusses:2x6 floor joist / 2x4 roof rafters - Chard lumber was noted in the attic from a past, Improper repairs were made to the roof structure. Piers/Posts:Wood post - Several post are resting on soil, evidence of wood rot and movement, Improper support of floor structure was noted throughout the basement and crawlspace Stairs/Handrails:Wood Stairs / No Handrails - Basement stairs are too steep and have no hand rail Subfloor:Not visible - Evidence of major movement of floor structure, Certified engineer recommended to evaluate and estimate possible repairs Attic Access Location Laundry - Attic - Roof Framing:2x4 Rafter - Chard lumber was noted in the attic from a past, Improper repairs were made to the roof structure. Access Location Laundry - Attic - Sheathing:Plywood / skip sheathing - Chard lumber was noted to roof sheathing Access Location Laundry - Attic - Wiring/Lighting:110 VAC - Evidence of Knob and Tube wiring was noted in the attic Heating System Location - Basement - Heating System - Flue Pipe:Double Wall B-Vent - Flue pipe appears too close to combustible material in the attic, Recommend installing flashing around the pipe to hold back the insulation Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 2 of 914:07 August 15, 2007 205 Defective (continued) This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Plumbing Drain Pipes:Cast iron - Evidence of past leaking and deterioration Vent Pipes:none Location - Basement - Water Heater - TPRV and Drain Tube:Copper - Improper installation of TPR drain pipe, TPR drain pipe should extend to within six inches of the floor, Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 3 of 914:07 August 15, 2007 206 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection. Items not found on this report are considered beyond the scope of the inspection and should be considered not inspected at this time. API makes no claims and accepts no liability for items not found on this inspection report. Acceptable Functional with no obvious signs of defect. Age related items and normal ware and tear are considered acceptable. Not Present Items not present or not located during inspection. Not Inspected Items unable to be inspected for safety, seasonal, liability reasons or due to lack of power, inaccessible, or disconnected during inspection. Marginal Items not fully functional, displays signs of excessive ware and requires evaluation, repair or servicing by qualified contractor Defective Items needing immediate attention, repair or replacement. Item is unable to perform its intended function. Items appear to be non code compliant.(Code items should be directed to local authority or licensed contractor to determine enforcement) General Information Property Information Property Address 434 N. Tracy City Bozeman State MT Zip 59715- Contact Name Jay Winchester Phone ( ) - Fax ( ) - Client Information Client Name Reach Inc. Client Address 2134 Industrial Dr City Bozeman State MT Zip 59715- Phone (406)587-1271 Fax ( ) - Inspection Company Inspector Name Nicholas J. Tomasetti Company Name Advantage Property Inspections, Inc. Company Address PO Box 10746 City Bozeman State MT Zip 59719 Phone 585-7820 Fax 585-8550 E-Mail njt@montanahomeinspections.com File Number 2020-1-06 Amount Received 0 Conditions Others Present Maintenance person Property Occupied Yes Estimated Age 100 Entrance Faces West Inspection Date 1/13/2006 Start Time 10am End Time 12pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 25 Weather Cloudy Soil Conditions Snow Covered Space Below Grade Basement / Crawl Space Building Type Single Family Garage Detached / not inspected Sewage Disposal City How Verified Visual Inspection Water Source City How Verified Visual Inspection Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 4 of 914:07 August 15, 2007 207 General Information (continued) Additions/Modifications This building was added on to several times Permits Obtained Not Verified How Verified N/A Lots and Grounds Walks, driveway and decks were snow covered, Inspection limited to exposed surfaces 1.Marginal Walks:Concrete - Concrete ramp appears to be deteriorating and in need of repair or replacement 2.Acceptable Steps/Stoops: Concrete 3.Acceptable Deck:Stained Wood 4.Not Present Balcony: 5.Defective Grading:Negative Slope - Grading has negative slope, evidence of water may pool against the foundation and penetrating crawl space 6.Defective Swale:Flat or negative slope - Improper soil slope towards foundation, recommend the addition of fill dirt to improve grade 7.Not Present Exterior Surface Drain: 8.Marginal Driveway:Concrete - Damaged or deteriorated, recommend estimate for repair or replacement by a qualified contractor 9.Not Present Lawn Sprinklers: Exterior Surface and Components Main Building Exterior Surface 1.Defective Type:Wood Siding - Deterioration noted to the exterior walls, Wood rot was noted to wood siding at several locations. wood siding was in contact with soil at several locations Recommend repairs by qualified contractor 2.Acceptable Trim:Wood 3.Marginal Fascia:Wood - Exterior soffit and fascia trim had many areas of deterioration 4.Marginal Soffits:Wood - Damaged, Defective and deteriorated fascia noted. 5.Marginal Entry Doors:Wood - Door frame appeared out of square due to floor and wall movement 6.Defective Patio Door:Sliding glass - Dual pane glass is fogged or fogging, 7.Defective Windows: Wood double hung / Aluminum sliders - Dual glass is fogging at several windows This condition affects the insulation properties of the windows and distorts visibility, Recommend replacing these windows 8.Acceptable Exterior Lighting:Surface mount 9.Acceptable Exterior Electric Outlets:Non GFCI outlets 10.Acceptable Gas Meter:Side 11.Acceptable Main Gas Valve:Located at gas meter Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 5 of 914:07 August 15, 2007 208 Roof Roof inspections may be limited by weather, pitch, height and type of material. These roofs will only be inspected from the ground or ladder at the eves. Main Roof Surface 1. Method of Inspection:From ground with binoculars 2.Acceptable Unable to Inspect:0% 3.Acceptable Material:Asphalt Composition Shingle 4. Type:Gable 5. Approx Age:3-6 6.Acceptable Valleys:Asphalt shingle 7.Acceptable Plumbing Vents:PVC 8.Not Present Electrical Mast: 9.Defective Gutters:Plastic - Gutters were damaged and in need of replacement 10.Defective Downspouts:Plastic - Downspouts were damaged and in need of replacement. Recommend adding extensions to down spouts to divert water away from the foundation Built into the interior of the home Chimney 11.Defective Chimney:Brick - Abandoned chimney was visible in the attic. Electrical Except for GFCI and Arc-Fault Breakers API never turns circuit breakers on or off. If breakers are in the off position they will be reported as defective and this branch is not tested. This condition should be explained by the owner and or evaluated by a licensed electrician. 1. Service Size Amps:70 Volts: 120 VAC 2.Acceptable Service:Aluminum Wire 3.Acceptable 120 VAC Branch Circuits:Copper - Exposed splices should be in approved boxes 4.Acceptable 240 VAC Branch Circuits:Copper 5.Acceptable Aluminum Wiring: Service lines 6.Marginal Conductor Type:Romex, Cloth Cable, Knob and Tube - Knob and Tube appears to be covered by insulation. This wiring out dated and should be removed 7.Not Present GFCI: 8.Defective Ground:Not visible - This is not a grounded system 9.Acceptable Smoke Detectors:In each bedroom and on each level Kitchen Electric Panel 10.Defective Manufacturer:Sears - Missing wire bushing or connector was noted in the electric panel 11. Max Capacity:60 Amps 12.Acceptable Main Breaker Size:60 Amps 13.Acceptable Breakers:CU/AL 14. Is the panel bonded?No Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 6 of 914:07 August 15, 2007 209 Structure 1.Defective Structure Type:Wood Frame - There did not appear to be any sheathing under the siding 2.Defective Foundation:Field Stone - Evidence of movement at front and side walls 3.Defective Differential Movement:Not fully visible - Obvious movement noted to the exterior walls, A structural engineer is recommended to evaluate and estimate repairs 4.Defective Beams:Solid wood - Beams appeared over spanned and not properly supported 5.Defective Bearing Walls:Wood Frame - Bearing walls has showed signs of movement and structural damage and will require evaluation and repair, A structural engineer is recommended to evaluate and estimate repairs 6.Defective Joists/Trusses:2x6 floor joist / 2x4 roof rafters - Chard lumber was noted in the attic from a past, Improper repairs were made to the roof structure. 7.Defective Piers/Posts:Wood post - Several post are resting on soil, evidence of wood rot and movement, Improper support of floor structure was noted throughout the basement and crawlspace 8.Marginal Floor/Slab:Poured slab (basement) - Areas of basement floor were extremely rough finished creating a tripping hazard 9.Defective Stairs/Handrails:Wood Stairs / No Handrails - Basement stairs are too steep and have no hand rail 10.Defective Subfloor:Not visible - Evidence of major movement of floor structure, Certified engineer recommended to evaluate and estimate possible repairs Attic Access Location Laundry Attic 1. Method of Inspection:Entered the attic 2.Acceptable Unable to Inspect:0% 3.Defective Roof Framing:2x4 Rafter - Chard lumber was noted in the attic from a past, Improper repairs were made to the roof structure. 4.Defective Sheathing:Plywood / skip sheathing - Chard lumber was noted to roof sheathing 5.Acceptable Ventilation:Gable end 6.Acceptable Insulation:Blown in fiberglass 7.Acceptable Insulation Depth:15" 8.Defective Wiring/Lighting:110 VAC - Evidence of Knob and Tube wiring was noted in the attic Crawl Space Fiberglass insulation on rim joist may accelerate mold growth at this location, Recommend inspecting rim joist seasonally. Entrance off basement Crawl Space 1. Method of Inspection:Entered crawl space 2.Acceptable Unable to Inspect:50% 3.Acceptable Access:Open 4.Acceptable Moisture Penetration:Yes - Evidence of water penetration due to downspouts at foundation and negative soil slope from 5. Moisture Location:Excessive moisture was noted in the crawl space. 6.Not Present Moisture Barrier: 7.Not Present Ventilation: 8.Acceptable Insulation:Fiberglass & vapor barrier 9.Not Present Vapor Barrier: Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 7 of 914:07 August 15, 2007 210 Fireplace/Wood Stove Fireplace 1.Not Present Freestanding Stove: 2.Not Present Fireplace Construction: 3. Type: 4.Not Present Fireplace Insert: 5.Not Present Smoke Chamber: 6.Not Present Flue: 7.Not Present Damper: 8.Not Present Hearth: Heating System Location - Basement Heating System 1.Marginal Heating System Operation:Appears functional - Cleaning recommended, This unit appears to be operating beyond it's designed life, 2. Manufacturer:General Electric 3. Type:Gas Forced air Capacity: 80,000 BTUHR 4. Area Served:Whole building Approximate Age: 30 5.Acceptable Heat Exchanger:3 Burner 6. Unable to Inspect:40% 7.Acceptable Blower Fan/Filter:Belt drive with disposable filter 8.Acceptable Distribution:Metal duct 9.Acceptable Circulator:Fan 10.Acceptable Draft Control:Natural 11.Not Present Combustion Air Supply 12.Defective Flue Pipe:Double Wall B-Vent - Flue pipe appears too close to combustible material in the attic, Recommend installing flashing around the pipe to hold back the insulation 13.Acceptable Controls:Limit switch 14.Not Present Humidifier: 15.Acceptable Thermostats:Individual / Locked not inspected - Thermostat face cover was missing Plumbing Note: Supply valves are not operated as part of this inspection, any reference to any valve inspected is visual only unless otherwise noted. 1.Acceptable Service Line:Copper 2.Acceptable Main Water Shutoff:Basement 3.Acceptable Water Lines:Galvanized and Copper 4.Defective Drain Pipes:Cast iron - Evidence of past leaking and deterioration 5.Acceptable Service Caps:Accessible 6.Defective Vent Pipes:none 7.Acceptable Gas Service Lines:Black Iron Pipe Location - Basement Water Heater 8.Acceptable Water Heater Operation:Functional at time of inspection - Improper wiring not at the water heater, 9. Manufacturer:Not Determined 10. Type:Electric Capacity: Not determined 11. Approximate Age:20 Area Served: Whole building 12.Not Present Flue Pipe: 13.Defective TPRV and Drain Tube:Copper - Improper installation of TPR drain pipe, TPR drain pipe should extend to within six inches of the floor, Laundry Water Heater Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 8 of 914:07 August 15, 2007 211 Plumbing (continued) 14.Acceptable Water Heater Operation:Adequate 15. Manufacturer:Lochinvar 16. Type:Electric Capacity: 50 Gal. 17. Approximate Age:3-6 Area Served: Laundry 18.Acceptable TPRV and Drain Tube:Copper Client: Reach Inc. 2020 434 N. Tracy Palm-Tech Inspector, Copyright © 1998-2004, PDmB, Inc.Advantage Property Inspections, Inc. Page 9 of 914:07 August 15, 2007 212