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HomeMy WebLinkAboutBogert Bandshell Rehabilitation Sketch PlanCommission Memorandum Memorandum created on April 14, 2009 REPORT TO: Honorable Mayor & City Commission FROM: Courtney Kramer, Assistant Planner SUBJECT: Bogert Bandshell Rehabilitation Certificate of Appropriateness (#Z-09048) MEETING DATE: April 20, 2009 RECOMMENDATION: That the City Commission approve the Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness (#Z-09048) as conditioned by Staff. BACKGROUND: a Sketch Plan Certificate of Appropriateness application with no deviations, enabling the rehabilitation of the Bogert Bandshell at 325 South Church Avenue. The project scope includes: 1) removal of deteriorated slab logs and replacement with new custom milled slab logs on the upper portions of the building; 2) removal of deteriorated full logs on the bottom half of the building to be replaced with a framed wall which will be sheathed in the same slab logs as the upper portions of the structure; 3) reconstruction of the existing railings and trim pieces; 4) restoration of the existing windows and doors; 5) corn blasting of the entire building to remove paint; 6) staining of the entire structure with a stain which prevents log damage from ultraviolet light; and 7) related site improvements. Said property is zoned as “R-2” (Residential Two-Household, Medium Density District) and is located within the Neighborhood Conservation Overlay District. The Bogert Bandshell sits as the centerpiece of Bogert Park and is named for the City of Bozeman’s first mayor John Bogert. Designed by Bozeman architect Fred Willson in 1939, the Bandshell has been home to the City Band since its construction in 1940. Its “Parkitecture” design reflects the much of the Depression Era architecture being built in nearby Yellowstone National Park, which continues to draw many tourists and visitors to Bozeman. Willson’s original design for the structure is available in the Special Collections at Montana State University- Bozeman. As a City of Bozeman property, the Bogert Bandshell last underwent rehabilitation by the Department of Parks and Recreation in the early 1990’s. The structure was painted, the stage slightly expanded, and new wiring installed to enable more high-powered performances. In the last 25 years the structure has deteriorated primarily due to water damage on the rustic logs and the wood stage area. In the 2007 the Bozeman City Commission included $69,500 in the 2008 budget to again repair and stabilize the structure. UNRESOLVED ISSUES: Planning Staff is not aware of any unresolved issues at this time. FISCAL EFFECTS: The development, if carried forward, will utilize funds budgeted to the Parks Department in the previous fiscal year. ALTERNATIVES: As suggested by the City Commission. 153 Commission Memorandum Memorandum created on April 14, 2009 CONTACT: Please email Courtney Kramer at ckramer@bozeman.net if you have any questions prior to the public meeting. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 154 CITY COMMISSION STAFF REPORT Bogert Bandshell Rehabilitation FILE #Z-09048 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness Item: Zoning Application #Z-09048, a Sketch Plan Certificate of Appropriateness application with no deviations, enabling the rehabilitation of the Bogert Bandshell at 325 South Church Avenue. The project scope includes: 1) removal of deteriorated slab logs and replacement with new custom milled slab logs on the upper portions of the building; 2) removal of deteriorated full logs on the bottom half of the building to be replaced with a framed wall which will be sheathed in the same slab logs as the upper portions of the structure; 3) reconstruction of the existing railings and trim pieces; 4) restoration of the existing windows and doors; 5) corn blasting of the entire building to remove paint; 6) staining of the entire structure with a stain which prevents log damage from ultraviolet light; and 7) related site improvements. Said property is zoned as “R-2” (Residential Two-Household, Medium Density District) and is located within the Neighborhood Conservation Overlay District. Owner/Applicant: The City of Bozeman- Facilities, Attn: James Goerung, PO Box 1230, Bozeman, MT 59771-1230 Date & Time: City Commission Hearing: Monday, April 20, 2009 6:00 p.m., in the Commission Room, City Hall, 121 North Rouse Avenue, Bozeman, MT 59715. Report By: Courtney Kramer, Assistant Planner Recommendation: Conditional Approval PROJECT LOCATION The subject property is legally described as City of Bozeman Park, purchased 1921, est of Rouse’s Second Addition (325 South Church Avenue). The property is zoned “R-2” (Residential Two Household, Medium Density District) and located within the Neighborhood Conservation Overlay District. Please refer to the vicinity map below. 155 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness 2 PROPOSAL & BACKGROUND This is a Sketch Plan Certificate of Appropriateness application with no deviations, enabling the rehabilitation of the Bogert Bandshell at 325 South Church Avenue. The project scope includes: 1) removal of deteriorated slab logs and replacement with new custom milled slab logs on the upper portions of the building; 2) removal of deteriorated full logs on the bottom half of the building to be replaced with a framed wall which will be sheathed in the same slab logs as the upper portions of the structure; 3) reconstruction of the existing railings and trim pieces; 4) restoration of the existing windows and doors; 5) corn blasting of the entire building to remove paint; 6) staining of the entire structure with a stain which prevents log damage from ultraviolet light; and 7) related site improvements. The City Commission must review and approve any development or redevelopment of a structure located on City owned property per section 18.02.080 B. BMC. ZONING DESIGNATION & LAND USES The subject property is zoned “R-2” (Residential Two Household, Medium Density District). As stated in the Bozeman Unified Development Ordinance, the intent of the “R-2” residential district is to provide for one and two household residential development at urban densities within the City in areas that present few or no development constraints, 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: North: Multi family as well as single family households, zoned “R-2”; South: Single family households, zoned “R-2”; East: Multi family as well as single family households, zoned “R-2”, West: Single family households, zoned “R-2” GROWTH POLICY DESIGNATION All publicly owned recreational lands, including parks, are included within this category, as well as certain private lands. These areas are generally open in character and may or may not be developed for active recreational purposes. This category includes conservation easements which may not be open for public use. Bogert Park 156 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness 3 REVIEW CRITERIA & STAFF FINDINGS The City of Bozeman Planning Office has reviewed the application for a Sketch Plan Certificate of Appropriateness against Section 18.34.090 A of the Zoning Ordinance, as well as Section 18.28.050 “Standards for Certificates of Appropriateness”, and as a result offers the following summary review comments below. The proposal did not meet the requirements for Development Review Committee, Design Review Board or Bozeman Historic Preservation Advisory Board review. Section 18.28.050 “Standards for Certificates of Appropriateness” Section 18.28.050 specifies the required standards for granting Certificate of Appropriateness approval. In the discussion below, Administrative Design Review (ADR) Staff evaluated the applicant's request in light of these standards. 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 Secretary of Interior Standards’ guidelines are considered with the design guidelines listed below. 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: 1. Height; The proposed rehabilitation does not alter the height of the Bogert Bandshell. 2. Proportions of doors and windows; The proposed rehabilitation does not alter the location or size of windows and doors in the Bogert Bandshell. 3. Relationship of building masses and spaces; The proposed rehabilitation would keep the Bogert Bandshell in its historic location. 4. Roof shape; The proposed rehabilitation does not alter the roof shape of the Bogert Bandshell. 157 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness 4 5. Scale; The proposed rehabilitation does not alter the scale of the Bogert Bandshell. 6. Directional expression; The proposed rehabilitation does not alter the directional expression of the Bogert Bandshell. 7. Architectural details; The proposed rehabilitation does alter some architectural details of the Bogert Bandshell. The project proposes to remove the existing “skirt” or foundation of full logs on the bottom 3-4 tiers of the building. These full logs have deteriorated over time due to moisture infiltration from both parks sprinklers and snow sitting against the logs. A newly built frame wall will replace the structural support, and the frame wall will be sheathed with a moisture barrier before the installation of custom-milled slab logs. This system of framing and slab wall is used on the upper portions of the structure. Any existing slab logs that have deteriorated will also be removed and replaced with custom milled slab logs. Rather than continue the existing overlapping joints on the corners, as used with the full logs, the corners will be mitered on the rear of the structure. This will prevent moisture wicking into the logs and causing wet or dry rot, and will also prevent the log ends from being used as a ladder to climb onto the building. On the front of the structure the slab logs will end in a corner cap piece, which will mimic the existing vertical details on the east elevation of the structure. Many of the existing railings are deteriorated, and will be replaced in-kind. Windows, doors, flooring and interior trim work will remain. 8. Concealment of non-period appurtenances, such as mechanical equipment; Mechanical equipment on the Bogert Bandshell is limited to floor plug-ins for electricity. No mechanical equipment is proposed for this structure. 9. Materials and color scheme. The proposed rehabilitation does extensively replace the existing materials on the Bogert Bandshell. Materials will be replaced in-kind, with the same species of log. The original color scheme for the Bogert Bandshell is unknown. The pinkish-brown it was painted in the 1990’s will be replaced with a waterproof stain that includes high levels of ultra-violet light protection, to prevent future log damage. The Parks Department should anticipate and budget for occasional re-staining of the structure as part of their ongoing maintenance plan. C. Contemporary, nonperiod and innovative design of new structures and additions to 158 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness 5 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. N/A 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. All chapters of the Design Guidelines for the Neighborhood Conservation Overlay District all apply to this project as the property has been deemed a “contributing” structure in the Conservation Overlay District. Said guidelines were all considered during ADR Staff’s architectural review and reflected in the above comments. E. Conformance with other applicable development standards of this title. The required criteria for granting deviations are examined in the following section. Section 18.28.070 “Deviations from Underlying Zoning Requirements” N/A. No deviations are requested with this application. PUBLIC COMMENT At the time this Staff Report was due no public comment had been submitted to the Department of Planning & Community Development. RECOMMENDED CONDITIONS OF APPROVAL Staff reviewed the Certificate of Appropriateness application with one deviation, against the criteria set forth in the Bozeman Unified Development Ordinance. Based on the evaluation of the criteria and findings by Administrative Design Review Staff, Staff recommends the following be included as conditions of Final Site Plan for any approval of the above referenced project: Conditions of Approval 1. A drainage skirt, covered with some type of porous material, shall be installed around the foundation of the structure, in order to prevent the growth of organic material (grass which has to be weed-wacked back) against the logs in order to prevent deterioration. 2. City of Bozeman Historic Preservation Planning Staff shall submit a nomination of the Bogert Bandshell to the National Register of Historic Places to the Montana State Historic Preservation Office. 159 #Z-09048 Bogert Bandshell Rehabilitation Sketch Plan Certificate of Appropriateness 6 The applicant must comply with all provisions of the Bozeman Municipal Code that are applicable to this project, including those identified in this staff report: CONCLUSION Administrative Design Review Staff recommends conditional approval of said Sketch Plan Certificate of Appropriateness application. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. BECAUSE THIS APPLICATION IS FOR A SKETCH PLAN CERTIFICATE OF APPROPRIATENESS FOR A PROJECT LOCATED ON CITY OWNED PROPERTY THE BOZEMAN CITY COMMISSION SHALL MAKE THE FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE CITY COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH IN CHAPTER 18.66 OF THE BOZEMAN UNIFIED DEVELOPMENT ORDINANCE. Assuming the Commission grants conditional approval, the revised materials as conditioned shall be submitted to the Department of Planning & Community Development within six (6) months from the date of this report for review by ADR Staff. Once the materials are deemed complete and adequate, the COA certificate (white copy) and notice (pink copy) will be released for the project. Encl: Application Materials CC: James Goehrung City of Bozeman- Facilities PO Box 1230 Bozeman, MT 59771-1230 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175