HomeMy WebLinkAboutCertificate of Appropriateness with Partial Demolition of a 'contributing' structure
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Courtney Kramer, Assistant Planner for Historic Preservation
Andre C. Epple, Planning Director
Chris Kukulski, City Manager
SUBJECT: Certificate of Appropriateness with partial demolition of a “contributing”
structure and deviations application for the residential property at 720 South Tracy Avenue, as
well as demolition of an existing garage and construction of a new garage with Accessory
Dwelling Unit behind said residence. (#-Z09153)
MEETING DATE: August 17, 2009
AGENDA ITEM TYPE: Action Item
RECOMMENDATION: Staff recommends conditional approval of the Certificate of
Appropriateness application with the following conditions:
1. The proposed design of the north- south ridge roof structure shall be amended to a hip-
roof, in order to further reduce the perceived mass of the structure. This alteration shall
be shown on Building Permit application drawings.
2. The City of Bozeman’s Department of Water and Sewer requires seperate sewer lines for
accessory structures with toilet facilities. Water lines may be connected to the principal
dwelling. The Building Permit application shall indicate the location of new service
lines to the accessory building.
3. The applicant shall submit a final materials and colors board prior to ADR Staff signing
a Building Permit.
BACKGROUND: Dennis and Marilyn Raffensperger submitted a Certificate of
Appropriateness application with demolition and deviations, requesting the following exterior
alterations at 720 South Tracy Avenue: 1) partial demolition of the existing structure, listed as
“contributing” to a potential historic district within the Neighborhood Conservation Overlay
District; 2) extensive rehabilitation and new construction of the residence; 3) complete
demolition of the rear garage; 4) construction of a new garage with a second floor Accessory
Dwelling Unit; and 5) related site improvements.
Three deviations are requested with this application. The first is from Section18.16.030 B “Lot
Area and Width” to allow an Accessory Dwelling Unit on a lot less than the required 60’ width.
The second deviation requested is from Section 18.16.050 “Yards” to allow the proposed second
story addition to the principal structure to encroach one foot into the required five foot side yard
setback.
99
The third deviation requested is from Section 18.46.040 “Number of Parking Spaces Required”
to allow the principal residence to deviate from the parking requirements for a four bedroom
residence by providing three parking spaces instead of four.
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.
Attachments: Applicant’s submittal materials
Report compiled on: August 11, 2009
100
CITY COMMISSION STAFF REPORT
Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit
COA/DEMO/DEV FILE #Z-09153
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
1
Item: Zoning Application #Z-09153, a Certificate of Appropriateness
application with partial demolition and deviations, requesting
the following exterior alterations at 720 South Tracy Avenue : 1)
partial demolition of the existing structure, listed as
“contributing” to a potential historic district within the
Neighborhood Conservation Overlay District; 2) extensive
rehabilitation and new construction of the residence; 3)
complete demolition of the rear garage; 4) construction of a
new garage with a second floor Accessory Dwelling Unit; and 5)
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: Dennis and Marilyn Raffensperger, 909 West Curtiss Street,
Bozeman, MT 59715
Date & Time: City Commission Hearing: Monday, August 17, 2009, at 6pm,
Commission Meeting Room, City Hall (121 North Rouse
Avenue, Bozeman, Montana)
Report By: Courtney Kramer, Assistant Planner for Historic Preservation
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located at 720 South Tracy Avenue and is legally described as Lots 24 & 25,
Block G, Hoffman’s Addition, City of Bozeman, Gallatin County, Montana. The property is 9,026
square feet in lot area, zoned “R-2” (Residential Medium Density District) and is located within the
Neighborhood Conservation Overlay District.
Please refer to the vicinity map on the following page.
101
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
2
PROPOSAL & BACKGROUND
Dennis and Marilyn Raffensperger submitted a Certificate of Appropriateness application with
demolition and deviations, requesting the following exterior alterations at 720 South Tracy Avenue:
1) partial demolition of the existing structure, listed as “contributing” to a potential historic district
within the Neighborhood Conservation Overlay District; 2) extensive rehabilitation and new
construction of the residence; 3) complete demolition of the rear garage; 4) construction of a new
garage with a second floor Accessory Dwelling Unit; and 5) related site improvements.
Three deviations are requested with this application. The first is from Section18.16.030 B “Lot Area
and Width” to allow an Accessory Dwelling Unit on a lot less than the required 60’ width.
The second deviation requested is from Section 18.16.050 “Yards” to allow the proposed second
story addition on the principal structure to encroach one foot into the required five foot side yard
setback.
The third deviation requested is from Section 18.46.040 “Number of Parking Spaces Required” to
allow the principal residence to deviate from the parking requirements for a four bedroom residence
by providing three parking spaces instead of four.
“Contributing” Inventory file triggers City Commission Review
The Montana Historical and Architectural Inventory file, completed in 1984, designates this
property as “a contributing element within a potential historic district,” which per Bozeman
Municipal Code 18.28.080 C must be reviewed and approved by the Bozeman City Commission. As
the review body, the Bozeman City Commission must also review and approve any deviations
requested with the project.
Update to Inventory file
Historic Preservation Planning Staff began speaking with Mr. Raffensperger about this project early
in the spring of 2009. The project proposes to utilize much of the existing foundation as well as
102
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
3
many of the existing structural walls, but given the extent of changes to the height, massing and
overall character of the structure, Preservation Planning Staff is reviewing this project as a
demolition and focusing review comments on the proposal as an infill project. Bozeman Municipal
Code 18.81.800 defines Demolition as “Any act or process that destroys, in part or whole, a
structure or archaeological site.”
The house’s history
The inventory file lists the house’s construction as 1936. The entire block south of Longfellow
School was vacant at the time of the 1927 Sanborn Fire Insurance survey. The structure, essentially
in its basic form today, does appear on the 1943 Sanborn Map update. JF Donahoe applied for a
water connection in December 1936. Although clues like decorative shingle work, spindles and other
fenestration are obscured by the modern siding, the basic form of the structure indicates a
vernacular Queen Anne form, likely dating the house’s construction to 20-30 years earlier than 1927.
1: 1927 Sanborn Map for the 600 and 700 Blocks of South Tracy Avenue.
2: 1943 Sanborn Map for the 600 and 700 Blocks of South Tracy Avenue. Longfellow School was rebuilt as a
WPA project in the 1930's.
North
North
103
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
4
3: Note the footprint of 720 South Tracy Avenue as indicated by the Sanborn Map. The Sanborn also
indicates a front porch on the west elevation that has since been removed.
Previous owners have indicated the house was moved from another location onto the concrete
foundation it now sits on, which is set back 27 feet from the property line. Most Queen Anne
homes in Bozeman sit on rubble rock foundations built in the 1880’s- 1910. Structures built after
1910 in Bozeman usually sit on a poured in place concrete or Concrete Masonry Unit foundation,
furthering the idea that the house was not initially built on the site at 720 South Tracy Avenue.
The Montana Historical Inventory’s cursory review of the property indicated no historically
significant persons owned or lived in the residence. Further research of the property is needed to
identify any significant persons who impacted the property.
The neighborhood’s history
The residence is sandwiched between the South Tracy/ South Black Avenues Historic District and
the (800 block of) South Tracy Historic District, both listed on the National Register of Historic
Places. The South Tracy/ South Black District to the north is an eclectic mix of later Victorian era
and Craftsman bungalow homes. The South Tracy District is entirely Craftsman Bungalows built by
a handful of builders who also constructed Craftsman homes in the Cooper Park Historic District.
Residences bearing street addresses to the 600 and 700 blocks of South Tracy date to the mid 1930’s
through the 1950’s, later than either of the periods of significance for the South Tracy/ South Black
Historic District or the South Tracy Historic District. The date of construction, as well as their
Minimal Traditional styling, explains why this section of South Tracy Avenue was not included in
either Historic District nomination.
Discussion of integrity
Though the inventory file designated the property “contributing to a potential district”, examination
of current conditions reveals alterations which negatively impact the historic integrity of the
structure.
The Secretary of the Interior’s Standards use seven measures of integrity to determine how intact the
historic significance of a cultural resource is:
1. Location: The relationship between the place where something occurred or was
built and the event defining the property’s significance. The location can be as
specific as Ford’s Theatre or as broadly defined as Gallatin County. The structure at
720 South Tracy Avenue was likely moved from its original location of construction to the
North
104
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
5
vacant lot at 720 South Tracy Avenue. Since moving the house, no events of significance
or persons of significance have been identified who have been in contact with the
structure.
The structure at 720 South Tracy Avenue does not retain its original location.
2. Setting: The setting surrounding the structure should continue to convey the time
period in which the structure was built. Removal of the exterior aluminum and asbestos
siding would likely reveal this structure to be of 1880’s-1900 Queen Anne vintage.
Although the South Tracy/ South Black Historic District to the north does include Queen
Anne homes in its boundaries, the southernmost blocks of this district reflect the growing
trend of Craftsman homes in the 1900-1920 era. This residence is out of place amongst
both the Craftsman residences to the immediate north, as well as the Minimal Traditional
styles which characterize Bozeman’s Post World War II era surrounding the house.
The structure at 720 South Tracy Avenue does not convey the time period in which the
structure was built.
3. Materials: The structure should maintain the materials present during its period of
significance. Currently, the residence is sheathed in non-period aluminum siding, asbestos
siding, and a metal roof, and has also had numerous windows replaced with inappropriate
metal windows.
The structure at 720 South Tracy Avenue does not retain its original materials.
4. Workmanship: The structure should convey the level of workmanship that built it
during its period of significance. Due to the obstruction of original materials by the
non-period additions, it is difficult to gage the existing level of workmanship in the
structure.
The structure at 720 South Tracy Avenue does not convey the level of workmanship used
to build the house.
5. Design: The structure should convey the combination of elements that create the
form, plan, space, structure and a style of property or landscape. The design and
layout of the historic structure is obscured by five different additions to the residence.
Although the original height and massing of the building is somewhat visible to the
trained eye, it would be difficult to restore the structure to its original design.
The structure at 720 South Tracy Avenue does not convey original elements of form, plan,
space structure and style.
6. Association: The direct link between an important event or person and a historic
property. Association cannot be evaluated without the archival record and its direct
link to physical features. Extensive research into this property’s association has not been
completed at this time.
Further research is needed to fully determine the historical associations connected to the
structure at 720 South Tracy Avenue.
7. Feeling: The expression of the aesthetic or historic sense of a particular period of
105
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
6
time, often resulting from the presence of physical features that when taken
together; convey the property’s historic character.
The existing structure does convey the feeling of an older building that has been moved to
a new neighborhood.
In conclusion, the structure at 720 South Tracy Avenue does not retain enough historical
integrity to be considered for a historic district. Attempts to restore the house to its original
condition would be difficult, costly, and possibly yield an inappropriate result. Given the lack of
integrity and apparent lack of more than the basic “because it was built” significance, Historic
Preservation Planning Staff believes the property at 720 South Tracy Avenue is appropriate for
partial or whole demolition.
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: Single family household, zoned “R-2”;
South: Single family household, zoned “R-2”;
East: Single family household, zoned “R-2”,
West: Single family household, zoned “R-2”
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.
Additionally, all residential housing should be arranged with consideration given to the existing
character of adjacent development.
REVIEW CRITERIA & FINDINGS
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
106
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
7
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).
With recommended conditions, staff finds this project to be in conformance with the
Secretary of the Interior’s Standards for the Treatment of Historic Properties, which is
considered with the design guidelines listed below. The recommended conditions will enable
this project to be an appropriate infill project in the context of the surrounding residences
and the Neighborhood Conservation Overlay District.
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;
Principal House:
The existing ridgeline of the house is just over 24 feet at the top of the gable, with the
primary massing of the structure on the first floor. Although the proposed project only
raises the ridgeline of the house about 2 feet from the existing highest gable, the addition
of second floor space over existing first floor space significantly increases the perceived
height of the structure.
The design proposal strives to reduce the perception of increased height with a ridgeline
that is parallel to the street. This design enables the house to reach its maximum height
30 feet back from the front edge of the house.
Additionally, the proposed design uses a front porch to bring the height of the structure
down to the human scale of the street. The only place a side wall of two story height is
visible from the street is on the north elevation, where the kitchen wall raises up 23 feet
from the ground. This taller wall is set back from the front edge of the house 23 feet and
from the street 43 feet as recommended in Bozeman’s Design Guidelines for Historic
Preservation and the Neighborhood Conservation Overlay District.
The grade of South Tracy Avenue also loses elevation to the north towards Main Street,
and to the east towards the alley and South Black Avenue, which changes perceived
height as you move north.
Staff finds the proposed height of the structure, given the setbacks from the street, an
acceptable design for an infill project in the Neighborhood Conservation Overlay
District
Accessory Garage:
The Accessory Garage is significantly downhill from the principal house, as the elevation
drops from the residence to the rear alley. The Accessory Garage will be 24’6” at its
tallest elevation, looking from the alley west into the garage. Due to the slope of the lot
to the east, the garage will be significantly shorter where it “faces” the street; 18’6” to be
107
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
8
exact. Bozeman Municipal Code requires Accessory Garages with Dwelling Units be
subordinate to the principal dwelling, and the proposed design certainly meets that
requirement.
Staff finds the proposed height of the Accessory Garages with Dwelling Unit
appropriate for the neighboring structures and properties.
2. Proportions of doors and windows;
Principal House:
Staff finds the proportions of doors and windows appropriate in the context of the
neighborhood.
Accessory Garage:
Staff finds the proportions of doors and windows for the ADU appropriate in the
context of the neighborhood.
3. Relationship of building masses and spaces;
Principal House:
The proposed design significantly increases the mass of a structure on the site. The
applicant has included a scaled streetscape to further examine how the mass of the
proposed structure fits into the context of the neighborhood.
The project proposes to reuse the existing foundation on the site, which enables the new
design to maintain existing setbacks. To the north, the setback will remain 15 feet 7
inches and eight feet four inches, both of which exceed the minimum required side yard
setback of five feet. These setbacks, as well as the setback of the kitchen wall from the
street, will help reduce the impact the proposed mass has on the property.
To the south, the reuse of a foundation which encroaches one foot into the required five
foot side yard setback triggers a deviation because the new second story over this
foundation is an intensification of an existing non-conformance. With exception to the
new second story, all other new construction along the south elevation meets the
required five foot side yard setback.
The proposed design strives to reduce the impact the height has on massing by moving
the highest points of the structure back from the street. Further, the second floor of the
south elevation is broken up by deck space, thus reducing the massing of the south
elevation as it is perceived from the neighbor.
The most extensive alteration to the existing mass of the structure is on the rear (east)
elevation, where the lot slopes to the east. This grade change exposes half of the
basement, creating an elevation that is two and one half stories in height. Although this
massing would be inappropriate for a front elevation, the grade change and the fact that
it is a rear elevation nullify staff’s objections to such a proposed massing.
Staff acknowledges that the proposed design will increase the perceived mass of the
structure from the street, but believes the setbacks from the northern side yard, street,
and side gable roof form strive as much as possible to reduce this impact. As an infill
108
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
9
proposal, the massing of this project generally fits within the context of the
neighborhood. Staff does make one recommendation to reduce perceived mass in the
“Roof Shape” section below.
Accessory Garage:
The accessory garage is significantly removed from the principal residence. The large
separation between the house and proposed ADU further make the ADU “subordinate”
to the principal building. The proposed building meets all setback requirements for its
footprint.
4. Roof shape;
Principal House:
The proposed design of the roof is in character with the Craftsman homes in the
surrounding neighborhood, although out of character with the Minimal Traditional style
homes in this transition area of South Tracy Avenue.
In order to reduce the perceived mass from the street, staff recommends clipping the
north and south gables of the main roof form to create hip roofs for the gable as a
condition of approval. This condition will help reduce the perceived mass of the
structure. Staff recommends using the same 8:12 pitch to do so, and believes this design
amendment would further reduce the perceived impact of the roof height on the mass of
the building. A number of houses in the streetscape have this hipped roof design.
Accessory Garage:
The simple gable with dormers design of the accessory garage is appropriate for an
accessory building and is in keeping with those in the neighborhood.
5. Scale;
Please see comments under “Relationship of building masses and spaces.”
6. Directional expression;
Principal House:
The proposed design appropriately responds to the pattern of directional expression
within the context of the neighborhood. The front facing front door, porch, and lack of
a front-facing garage or carport is more consistent with the Craftsman style houses to
the north, and appropriate for the neo-Craftsman styling of this infill design.
Accessory Garage:
The accessory garage appropriately faces the alley to the east.
7. Architectural details;
Principal House:
The architectural details of this proposed project are consistent with a neo-Craftsman
design. Three over one hung windows, paired, tapered columns to a brick pier, triangular
braces in the gable and a mixture of sheathing materials are all patterns of fenestration
found within the neighborhood
109
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
10
Proposed lighting is not included with the design plans, but lighting fixtures are required
by code to meet IESNA “full-cutoff” criteria (no light output emitted above 90 degrees
at any lateral angle around the fixture). Staff has asked for specifications for lighting
features as a Condition of Approval.
Accessory Garage:
The proposed accessory garage incorporates the mixed exterior materials and window
patters of the principal residence, but inappropriately absent of extensive fenestration.
8. Concealment of non-period appurtenances, such as mechanical equipment;
Principal House & Accessory Garage:
All mechanical equipment is required by code to be outside of the front or side yard
setbacks and screened from view.
9. Materials and color scheme;
Principal House & Accessory Garage:
The use of both narrow-reveal lap siding, a belly band, and shingles in the gable further
attempts to reduce the perceived mass of the structure and are appropriate for the
neighborhood. Staff has conditioned that a final materials palette be provided with the
Building Permit application for staff’s approval.
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.
Staff finds that the proposed demolition destroys only a minimally significant historic
structure, whose integrity has been diminished by inappropriate materials and no less than
five different additions.
Staff finds that the proposed new design is compatible with the foregoing elements of the
surrounding structures, and in character with the surrounding South Tracy Avenue
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.
All chapters of the Design Guidelines for the Neighborhood Conservation Overlay District
apply to this project as Staff reviewed this property as 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.
110
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
11
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”
Section 18.28.070 specifies the required criteria for granting deviations from the underlying
zoning requirements. In the discussion below, ADR Staff evaluated the applicant's request
in light of these criteria.
A. Modifications shall be historically appropriate for the building and site in question,
and the adjacent properties, as determined by the standards in § 18.28.050 of this
chapter, than would be achieved under a literal enforcement of this title;
The proposed modifications to the residence at 720 South Black Avenue are appropriate for
the neighborhood in question and the adjacent properties.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria A of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
B. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof;
Principal House:
The proposed modifications will most adversely effect the neighbor to the south of the
property, where the new second story of the house is five feet from the property line, and
four feet in one location if the deviation is approved. The adjacent owner has been notified,
and at the time of writing this staff report, has not objected. The two properties are further
separated by the side yard setbacks and the driveway and garage of 722 South Tracy Avenue,
which should reduce the impact of the increased height of the building.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria B of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
Accessory Garage:
The accessory garage will have a second floor accessory dwelling unit. The principal building
will revert from a college-student rental to an owner-occupied structure, and the ADU will
primarily be used for guesthouse quarters for their children. The property owner did feel that
it was in their best interests to establish a legal ADU for possible future use changes.
Planning Staff believes the proposed ADU will have minimal impact on the neighbors. Its
location off of the alley is 75 feet from South Tracy Avenue and nearly 50 feet behind the
back wall of most of the houses in the neighborhood. The alley on the east is characterized
by garages close to the alley right of way, some of which have residential components
already. On the west most neighbors have a large hedge along the alley and back yard
vegetated space.
111
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
12
C. Modifications shall assure the protection of the public health, safety and general
welfare.
Principal House & Accessory Garage:
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria C of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
PUBLIC COMMENT
The Department of Planning & Community Development did not receive public comment
regarding this project at the time of Staff Report.
RECOMMENDED CONDITIONS OF APPROVAL
Staff reviewed the Certificate of Appropriateness application with three deviations 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 conditional approval
of the Certificate of Appropriateness application with the following conditions:
Conditions:
1. The proposed design of the north- south ridge roof structure shall be amended to a hip-roof,
in order to further reduce the perceived mass of the structure. This alteration shall be shown
on Building Permit application drawings.
2. The City of Bozeman’s Department of Water and Sewer requires separate sewer lines for
accessory structures with toilet facilities. Water lines may be connected to the principal
dwelling. The Building Permit application shall indicate the location of new service
lines to the accessory building.
3. The applicant shall submit a final materials and colors board prior to ADR Staff signing a
Building Permit.
The applicant must comply with all provisions of the Bozeman Municipal Code that are applicable
to this project, including the following:
Code Provisions
§ 18.42.150 F “Lighting Specifications for All Lighting, In all light fixtures, the light source
and associated lenses shall not protrude below the edge of the light fixture, and shall not be
visible from adjacent streets or properties. For lighting horizontal areas such as roadways,
sidewalks, entrances and parking areas, fixtures shall meet IESNA “full-cutoff” criteria (no
light output emitted above 90 degrees at any lateral angle around the fixture).
§ Per Section 18.38.050.E, no accessory building shall exceed the height of the principal
building or exceed a height of one-and-one-half stories, where a half story is established by a
side wall, under a sloped roof, of five feet or less above the floor level within space allowed
to be occupied by persons by the International Building Code.
§ 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. Ground mounted mechanical equipment shall be
112
#Z-09153 Raffensperger Partial Demolition, Rehabilitation and Accessory Dwelling Unit COA/
DEMO/ DEV
13
screened from all public rights-of-way. Mechanical equipment shall not encroach into
required setbacks.
§ 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.
§ 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.
CONCLUSION
Administrative Design Review Staff recommends conditional approval of said Certificate of
Appropriateness application with three Deviations. The proposed rehabilitation and addition are
found to be in keeping with the Unified Development Ordinance and the Bozeman Design
Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District in
terms of foot print size, setbacks, lot coverage, and design.
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 CERTIFICATE OF APPROPRIATENESS
WITH DEMOLITION OF A “CONTRIBUTING” STRUCUTRE AND DEVIATIONS,
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, your COA certificate (white copy) and notice (pink copy) will be
released for the project.
Encl: Applicant’s Submittal Materials
CC: Dennis & Marilyn Raffensperger
909 West Curtiss Street
Bozeman, MT 59715
113
SITE PLAN
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 114
BASEMENT FLOOR PLAN NFIRST FLOOR PLAN N
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 115
SECOND FLOOR PLAN NROOF PLAN N
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 116
EXISTG. BASEMENT FLOOR PLANEXISTIG. FIRST FLOOR PLANEXISTG. SECOND FLOOR PLAN
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 117
WEST ELEVATION
NORTH SIDE ELEVATION
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 118
EAST ELEVATION
SOUTH SIDE ELEVATION
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 119
GARAGE FLOOR PLAN
N
GARAGE STUDIO FLOOR PLAN
N
GARAGE - SOUTH ELEVATIONGARAGE - WEST ELEVATION
GARAGE - EAST ELEVATION
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 120
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 121
c 720 S. TRACY ST.PDF created with pdfFactory Pro trial version www.pdffactory.com 122
124
125
126
127
128