HomeMy WebLinkAboutHannah House - Phi Sigma Kappa Demolition Certificate.pdf
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson C. Bristor, Associate Planner
Chris Saunders, Interim Planning Director
Chris Kukulski, City Manager
SUBJECT: Hannah House/Phi Sigma Kappa Demolition COA #Z-10129
MEETING DATE: July 14, 2010
AGENDA ITEM TYPE: Action Item
RECOMMENDATION: To allow demolition of the structure existing at 410 West Garfield
Street with the conditions of approval recommended by Staff (conditions listed on page 8 of the
staff report).
BACKGROUND: This Sketch Plan Certificate of Appropriateness application proposes to
demolish the existing structure at 410 West Garfield Street, historically known as the Phi Sigma
Kappa house. The structure was constructed in 1958 and designed by architect William E.
Grabow. Because of its date of construction, the structure was less than 50 years in age in 1984
when the City of Bozeman completed the Montana Historical and Architectural Inventory for the
properties within the Neighborhood Conservation Overlay District. Therefore, the structure was
ineligible for the National Register of Historic Places and shown as “intrusive” on the inventory
form. Because the structure is now over 50 years of age, the inventory form for the structure was
updated by preservation staff in the Department of Planning to reflect the current conditions of
the site.
The inventory update was completed in June 2010 and the structure was determined to be
“contributing.” The building is historically significant, and maintains enough integrity of its
historic features to be either individually eligible to the National Register of Historic Places, or
contribute to a historic district of similar structures built between 1955 and 1965. It’s eligible for
its association with architect Grabow, its architectural style, and as an important event in
Bozeman’s city development and Montana State University’s history.
Because of the level of historic significance of the structure existing at 410 West Garfield Street,
historically known as the Phi Sigma Kappa house, the proposed demolition is not found to be in
conformance to the Secretary of Interior’s Standards for the Treatment of Historic Properties.
Rather, is found to destroy a significant historic structure. In conclusion, the demolition is found
to be an adverse effect on a historic property which should be mitigated. Planning Staff is
recommending two forms of mitigation for the declared adverse effect. These recommendations
are included in the “Conditions of Approval” listed on page 8 of the staff report.
201
Staff believes the poor condition of the structure is due to the fact the building has likely been
vacant and neglected for the past few years. The building is a prime example of demolition by
neglect. Staff wants to put on record that the current property owner has only owned the
building for the past year. The neglect likely began with a previous property owner(s).
Staff has determined, due to the past neglect, the structure is a threat to public health or safety.
Staff does not know the total of the costs associated with the removal of health and safety threats.
Additionally, because the structure has several structural problems, due to years of neglect, Staff
has determined the structure to have no viable economic life remaining.
The demolition is found to be an adverse effect on a historic property based on the criteria
described in Section 18.28.050 BMC. Because of the adverse effect, Staff is recommending two
forms of mitigation for the declared adverse effect. These recommendations are included as
conditions #1 and #2 in the “Conditions of Approval” on page 8 of the staff report.
Planning Staff is supportive of the amount recommended in condition #1 because the loss of the
Phi Sigma Kappa structure is not just adversely affecting the immediate streetscape, but is
affecting an entire collection of mid-20th century architecture in the City of Bozeman that is in
dire need of documentation. The 1984 historic inventory for the city is insufficient in content for
Staff to adequately use to make a determination of historic significance for mid-20th century
buildings. The recommended report would help increase the knowledge base for Staff, city
advisory boards, elected officials and members of the community.
Based on the recommendations of the “Bozeman, Montana Historic Buildings Inventory: Status
Analysis and Update Recommendations,” which was a study completed by Renewable
Technologies, Inc. for the City of Bozeman to determine a cost for updating the existing historic
inventory for the city, the cost to prepare a Montana architectural site form may be as low as $75
to $100 per site for vernacular, previously inventoried properties. Conversely, projects that lack
a citywide economy of scale and include significant numbers of unique or previously unrecorded
properties are likely to have significantly larger per-building costs – perhaps $300 per building or
more. Mid-20th century architecture falls in the latter category. With the recommended $5,000,
a multiple properties documentation report for mid-20th century buildings would provide
updated historic inventories for sixteen properties.
FISCAL EFFECTS: If approved with recommended conditions, money is collected by the city
because of a determined adverse effect to a significant historic structure and the money will be
used to improve the current historic inventory of the city, which is form of mitigation of the
adverse effect.
ALTERNATIVES:
1) Approval of the application with conditions as recommended by Staff.
2) Denial of the application with a stay on a demolition permit for up to two years.
3) As suggested by the City Commission.
Attachments: Staff Report
Report compiled on: July 14, 2010
202
CITY COMMISSION STAFF REPORT
HANNAH HOUSE/PHI SIGMA KAPPA DEMOLITION FILE #Z-10129
Item: Zoning Application #Z-10129, a Sketch Plan Certificate of
Appropriateness application requesting the following exterior
alterations at 410 West Garfield Street: 1) the demolition of the
existing building on the site, 2) fill the demolition site to an even
grade, and 3) plant the demolition site with grass. Said property is
zoned as “R-2” (Residential Two-Household, Medium Density
District) and is located within the Neighborhood Conservation
Overlay District.
Property Owner: Hannah House, Inc.
c/o Marianne Liebmann
PO Box 306
Bozeman, MT 59771
Applicant/Representative: Tim Dean Construction, Inc.
PO Box 10247
Bozeman, MT 59719
Date & Time: City Commission Public Hearing: Monday, July 10, 2010 at 6:00
p.m. in the City Commission Room, Bozeman City Hall, 121 North
Rouse Avenue, Bozeman, Montana
Report By: Allyson C. Bristor, Associate Planner
Recommendation: Mitigate adverse effect on the historic property at 410 West Garfield
Street through conditional approval of the demolition (conditions
listed on page 8 of the staff report)
PROJECT LOCATION
The subject property is located at 410 West Garfield Street and is legally described as Lots 1-4, Block 34,
Capitol Hill Addition, City of Bozeman, Gallatin County, Montana. The zoning designation for said
property is “R-2” (Residential, Medium Density District) and is located within the Neighborhood
Conservation Overlay District.
Please refer to the map on the following page.
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 1 203
PROJECT PROPOSAL
This application proposes to demolish the existing structure at 410 West Garfield Street, historically
known as the Phi Sigma Kappa house. The structure was constructed in 1958 and designed by architect
William E. Grabow. Because of its date of construction, the structure was less than 50 years in age in
1984 when the City of Bozeman completed the Montana Historical and Architectural Inventory for the
properties within the Neighborhood Conservation Overlay District. Therefore, the structure was
ineligible for the National Register of Historic Places and shown as “intrusive” on the inventory form.
Because the structure is now over 50 years of age, the inventory form for the structure was updated by
preservation staff in the Department of Planning to reflect the current conditions of the site.
The inventory update was completed in June 2010 and the structure was determined to be “contributing.”
The building is historically significant, and maintains enough integrity of its historic features to be either
individually eligible to the National Register of Historic Places, or contribute to a historic district of
similar structures built between 1955 and 1965. It’s eligible for its association with architect Grabow, its
architectural style, and as an important event in Bozeman’s city development and Montana State
University’s history.
As required by Section 18.26.080.C of the Bozeman Municipal Code (BMC), the Bozeman City
Commission has the final review and approval authority for projects which propose demolition of a
“contributing” structure. The BMC also requires the Design Review Board (DRB) to make a
recommendation to the City Commission for demolition applications of “contributing” structures.
Because of scheduling conflicts, the DRB’s comments will not be a part of planning staff’s report but
rather presented to the Commission as a form of public comment prior to the meeting.
ZONING DESIGNATION & SURROUNDING 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:
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 2 204
North: Multi-Family Residential and Single-Family Residential across Garfield Street, zoned “R-
2”;
South: Duplex/Triplex Residential directly adjacent and Single-Family Residential farther south
in the block , zoned “R-2”;
East: Single-Family Residential in the whole block across 4th Avenue, zoned “R-1” (Residential
Low Density, Single-Household District);
West: School/Educational Facility across the alley, zoned “R-2.”
GROWTH POLICY DESIGNATION
The development proposal is found to only be in general conformance with the Bozeman Community
Plan, including the “Residential” land use designation. Though parks are included as an acceptable use,
Planning Staff doesn’t find a landscaped lawn to qualify as a park. Areas designated as “residential”
promotes urban density within their boundaries. 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.
Staff would find the proposal to be in greater conformance with the Bozeman Community Plan if a) new
housing units were proposed as subsequent development or b) the existing building was rehabilitated to
provide affordable housing units.
REVIEW CRITERIA & STAFF 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 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 of the “contributing” structure is not found to be in conformance to the
Secretary of Interior’s Standards for the Treatment of Historic Properties.
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:
Height; Proportions of doors and windows; Relationship of building masses and spaces;
Roof shape; Scale; Directional expression; Architectural details; Concealment of non-
period appurtenances, such as mechanical equipment; Materials and color scheme.
The subsequent development proposed after demolition of the structure does not include any
new structure on the site, thus the above review criteria are not applicable.
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
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 3 205
structures.
The proposed demolition is found to destroy a significant historic structure.
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 subsequent development proposed after demolition of the structure does not include any new
structure on the site, thus the above design guidelines are not applicable.
E. Conformance with other applicable development standards of this title.
The required criteria for granting demolition of a “contributing” structure are examined in the
following section of this report.
Section 18.28.080 “Demolition or Movement of Structures or Sites within the Conservation
District”
Section 18.28.080 specifies the required criteria for granting demolition or movement of any structure or
site within the conservation district. In the discussion below, ADR Staff evaluated the applicant’s request
in light of these criteria.
A. Applications for the demolition or movement of structures within the conservation district
will not be accepted without a complete submittal for the subsequent development or
treatment of the site after the demolition or movement has occurred. The subsequent
development or treatment must be approved before a demolition or moving permit may be
issued.
The area will be graded level and landscaped with sod and grass. No new buildings or
construction is proposed following the demolition.
The proposed subsequent development is a part of the application up for City Commission review
and approval.
B. The demolition or movement of conservation district principal and accessory structures or
sites, which are designated as intrusive or neutral elements by the Montana Historical and
Architectural Inventory, and are not within recognized historic districts or in other ways
listed on the National Register of Historic Places, shall be subject to approval by the
Planning Director after review and recommendation of Administrative Design Review staff
or Design Review Board as per Chapters 18.34 and 18.62, BMC, and the standards outlined
in §18.28.050, BMC. The Montana Historical and Architectural Inventory Form shall be
reviewed and, if necessary, updated by the Historic Preservation Planner to reflect current
conditions on the site, prior to the review of the demolition or movement proposal. The
final approval authority for the demolition or movement of structures or sites described
within this section shall rest with the City Commission when proposed in conjunction with a
deviation, variance, conditional use permit or planned unit development application.
Not applicable, the proposal meets review criteria “C” described on the following page.
C. The demolition or movement of conservation district principal and accessory structures or
sites, which are designated as contributing elements by the Montana Historical and
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 4 206
Architectural Inventory, and all properties within historic districts and all landmarks, shall
be subject to approval by the City Commission, through a public hearing. Notice of the
public hearing before the City Commission shall be provided in accordance with Chapter
18.76, BMC. Prior to holding the public hearing, the City Commission shall receive a
recommendation from Administrative Design Review staff and the Design Review Board.
The Montana Historical and Architectural Inventory Form shall be reviewed and, if
necessary, updated by the Historic Preservation Planner to reflect current conditions on the
site, prior to the review of the demolition or movement proposal. The final approval
authority for the demolition or movement of structures or sites described within this section
shall rest with the City Commission.
This application proposes to demolish the existing structure at 410 West Garfield Street,
historically known as the Phi Sigma Kappa house. The structure was constructed in 1958 and
designed by architect William E. Grabow. Because of its date of construction, the structure was
less than 50 years in age in 1984 when the City of Bozeman completed the Montana Historical
and Architectural Inventory for the properties within the Neighborhood Conservation Overlay
District. Therefore, the structure was ineligible for the National Register of Historic Places and
shown as “intrusive” on the inventory form.
Because the structure is now over 50 years of age, the inventory form for the structure was
updated by preservation staff in the Department of Planning to reflect the current conditions of
the site. The inventory update was completed in June 2010 and the structure was determined to
be “contributing.” Please see the enclosed Montana Historic Property Record Form for a detailed
description of the structure’s historic significance.
The City Commission shall base its decision on the following:
1. The standards in §18.28.050, BMC and the architectural, social, cultural and historical
importance of the structure or site and their relationship to the district as determined
by the State Historic Preservation Office and the Planning Department.
The building is historically significant, and maintains enough integrity of its historic features
to be either individually eligible to the National Register of Historic Places, or contribute to a
historic district of similar structures built between 1955 and 1965. It’s eligible for its
association with architect Grabow, its architectural style, and as an important event in
Bozeman’s city development and Montana State University’s history. Please see the
enclosed Montana Historic Property Record Form for 410 West Garfield Street.
Because of the level of historic significance of the structure, the proposed demolition of the
“contributing” structure is not found to be in conformance to the Secretary of Interior’s
Standards for the Treatment of Historic Properties and is found to destroy a significant
historic structure. In conclusion, the demolition is found to be an adverse effect on a
historic property which should be mitigated. Planning Staff is recommending two forms of
mitigation for the declared adverse effect. The recommendations are listed under the
“Conditions of Approval” listed on page 8 of this report.
2. If the Commission finds that the criteria of this section are not satisfied, then, before
approving an application to demolish or remove, the Commission must find that at least
one of the following factors apply based on definitive evidence supplied by the applicant,
including structural analysis and cost estimates indicating the costs of repair and/or
rehabilitation versus the costs of demolition and redevelopment:
a. The structure or site is a threat to public health or safety, and that no
reasonable repairs or alterations will remove such threat; any costs associated
with the removal of health or safety threats must exceed the value of the
structure.
b. The structure or site has no viable economic or useful life remaining.
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 5 207
The application does not include cost estimates indicating the costs of repair
and/or rehabilitation, but shows the cost of demolition as $190 - $195 K on the
demolition permit.
In an effort to respect the applicant’s time constraint, Planning Staff allowed the
review of the demolition request to continue without the submittal of cost estimate
for repair or rehabilitation of the structure as a part of the required application
materials.
The application includes a general structural analysis of the house by the applicant,
Tim Dean of Tim Dean Construction. The general analysis describes the building in
the following manner:
1) Building is a risk to human health and well being
2) Black mold exists in many areas.
3) Electrical is ungrounded and filled with old wiring
4) Plumbing is old and not to current Plumbing code.
5) Windows are single glazed and must be replaced if the energy code is to be
realized. Additionally, not one single window meets the IRC egress codes.
6) Walls are 2x4 and contain old, settled insulation that is not in compliance with
the energy code.
7) No windows exist in lower level.
8) No second exit exists in the lower level
9) Heating system is contaminated and we are quite sure full of varmints
10) Roof is almost flat and will continue to be a large maintenance issue
11) Existing masonry fireplace is filled with combustible materials and has collapsed
in one area
12) Concern for children and homeless people using the building for shelter
13) Siding must be completely removed and replaced as it is has absolutely zero
sustainable value.
14) Foundation of building is too low so there exists reverse drainage on the west
side of the building. All exterior precipitation is simply running into the building
15) Building is fire trap waiting to happen and with only one smoke detector in the
entire building we would fear for human loss if occupied.
While Planning Staff doesn’t view all of the items listed above as justification for
demolition but rather typical challenges with an older property, some are obvious
indications the structure is in poor physical state. Staff believes the poor condition
is due to the fact the building has likely been vacant and neglected for the past few
years. The building is a prime example of demolition by neglect. Staff wants to put
on record that the current property owner has only owned the building for the past
year. The neglect likely began with a previous property owner(s).
Staff has determined, due to the past neglect, the structure is a threat to public
health or safety. Staff does not know the total of the costs associated with the
removal of health and safety threats. The 2010 market value of the structure, as
found in the Gallatin County property tax records, is shown as $412,155.00. The
taxable amount is shown as $12,076.00. Staff is not certain if the costs associated
with the removal of health and safety threats would exceed the value of the
structure.
Because the structure has several structural problems, due to years of neglect, Staff
has determined the structure to have no viable economic life remaining.
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 6 208
D. If an application for demolition or moving is denied, issuance of a demolition or moving
permit shall be stayed for a period of two years from the date of the final decision in order
to allow the applicant and City to explore alternatives to the demolition or move, including
but not limited to, the use of tax credits or adaptive reuse. The two year stay may be
terminated at any point in time if an alternate proposal is approved or if sufficient
additional evidence is presented to otherwise satisfy the requirements of subsection B or C
of this section.
Planning Staff has determined the proposed demolition is an adverse effect on a historic structure
and is recommending two forms of mitigation for the loss of the structure to the community.
HISTORIC PRESERVATION ADVISORY BOARD REVIEW
The Historic Preservation Advisory Board (HPAB) reviewed the application at their June 24, 2010 public
meeting. Please see enclosed minutes from that meeting. The HPAB recommended to Planning Staff and
if the City Commission wishes to allow demolition of the Phi Sigma Kappa Fraternity house, a condition
of approval shall be added to the project requiring the property owners to contribute $5,000 in mitigation
to fund a Multiple Properties report evaluating mid-20th century architecture in Bozeman. The purpose
of the report is to document mid-century architecture in Bozeman that is primarily located on the
“fringes” of the Neighborhood Conservation Overlay District. The report could also recommend a
programmatic approach for the City of Bozeman in the preservation of mid-century properties. Planning
Staff is supportive of this recommendation and includes it as one form of mitigation for the determined
adverse effect.
PUBLIC COMMENT
At the time this report was submitted to the City Clerk, the Department of Planning & Community
Development had not received any public comment.
RECOMMENDATION
The demolition is found to be an adverse effect on a historic property based on the criteria described in
Section 18.28.050 BMC . Because of the adverse effect, Staff is recommending two forms of mitigation
for the declared adverse effect. These recommendations are included as conditions #1 and #2 in the
“Conditions of Approval” listed below.
Planning Staff is supportive of the amount recommended in condition #1 because the loss of the Phi
Sigma Kappa structure is not just adversely affecting the immediate streetscape, but is affecting an
entire collection of mid-20th century architecture in the City of Bozeman that is in dire need of
documentation. The 1984 historic inventory for the city is insufficient in content for Staff to
adequately use to make a determination of historic significance for mid-20th century buildings. The
recommended report would help increase the knowledge base for Staff, city advisory boards, elected
officials and members of the community.
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 7 209
Based on the recommendations of the “Bozeman, Montana Historic Buildings Inventory: Status
Analysis and Update Recommendations,” which was a study completed by Renewable Technologies,
Inc. for the City of Bozeman to determine a cost for updating the existing historic inventory for the
city, the cost to prepare a Montana architectural site form may be as low as $75 to $100 per site for
vernacular, previously inventoried properties. Conversely, projects that lack a citywide economy of
scale and include significant numbers of unique or previously unrecorded properties are likely to have
significantly larger per-building costs – perhaps $300 per building or more. Mid-20th century
architecture falls in the latter category. With the recommended $5,000, a multiple properties
documentation report for mid-20th century buildings would provide updated historic inventories for
sixteen properties.
Conditions of Approval
1. The property owner shall contribute $5,000 to the City of Bozeman to fund a Multiple
Properties Documentation report evaluating mid-20th century architecture in Bozeman.
2. The applicant shall complete Level II of HABS/HAER documentation for the entire
property. The documentation should follow the most current version of the
HABS/HAER Standards published by the U.S. Department of the Interior. The
documentation shall be submitted to and approved by the Bozeman Planning Department
prior to the issuance of a demolition or building permit. The documentation shall include
high-resolution digital copies (in TIFF format) of all non-text documentation and a
Microsoft Word or Adobe PDF version of the written narrative.
3. Water and sewer services shall be properly abandoned according to City of Bozeman
Water/Sewer Department standards. If the water service line will no longer be used it
must be properly abandoned by capping at the main connection. The sewer service line
can be capped and abandoned five feet from the property line and shall follow all
regulations set for the Uniform Plumbing Code.
4. Any existing city sidewalk panels for this property that are currently damaged or are
damaged during the demolition shall be replaced.
5. A street cut permit must be obtained from the City Engineering Department for the
abandonment of the water line if any public streets must be cut.
6. The materials conditioned shall be submitted to the Department of Planning &
Community Development prior to approval of a Demolition Permit and within six (6)
months from the date of this report for review by Planning Staff.
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:
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.
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.
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 8 210
Hannah House/Phi Sigma Kappa Demolition (#Z-10129) 9
CONCLUSION
Because of the level of historic significance of the structure existing at 410 West Garfield Street,
historically known as the Phi Sigma Kappa house, the proposed demolition is not found to be in
conformance to the Secretary of Interior’s Standards for the Treatment of Historic Properties. Rather,
is found to destroy a significant historic structure. In conclusion, the demolition is found to be an
adverse effect on a historic property which should be mitigated. Planning Staff is recommending two
forms of mitigation for the declared adverse effect. These recommendations are included in the
“Conditions of Approval” listed on page 8 of this report.
Staff believes the poor condition of the structure is due to the fact the building has likely been vacant
and neglected for the past few years. The building is a prime example of demolition by neglect. Staff
wants to put on record that the current property owner has only owned the building for the past year.
The neglect likely began with a previous property owner(s).
Staff has determined, due to the past neglect, the structure is a threat to public health or safety. Staff
does not know the total of the costs associated with the removal of health and safety threats.
Because the structure has several structural problems, due to years of neglect, Staff has determined the
structure to have no viable economic life remaining.
BECAUSE THIS APPLICATION IS FOR DEMOLITION OF A CONTRIBUTING
STRUCTURE, 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.
If the Commission grants conditional approval, the materials conditioned shall be submitted to the
Department of Planning & Community Development prior to approval of a Demolition Permit and
within six (6) months from the date of this report for review by Planning 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: Montana Historic Property Record for 410 West Garfield Street
Applicant Materials
BHPAB minutes from June 24, 2010 meeting
DRB memo for July 14, 2010 meeting
CC: Hannah House, Inc., c/o Marianne Liebmann, PO Box 306, Bozeman, MT 59771
Tim Dean Construction, Inc., PO Box 10247, Bozeman, MT 59719
211
MONTANA HISTORIC PROPERTY RECORD
For the Montana National Register of Historic Places Program and State Antiquities Database
Montana State Historic Preservation Office
Montana Historical Society
PO Box 201202, 1410 8th Ave
Helena, MT 59620-1202
Property Address: 410 West Garfield Avenue
Historic Address (if applicable): Same
City/Town: Bozeman, Montana
Site Number: 24
(An historic district number may also apply.)
County: Gallatin
Historic Name: Phi Sigma Kappa Fraternity
Original Owner(s): Phi Sigma Kappa
Current Ownership X Private Public
Current Property Name:
Owner(s):
Owner Address:
Phone:
Legal Location
PM: Montana Township: Range:
¼ ¼ ¼ of Section:
Lot(s): 1-4
Block(s): 34
Addition: Capital Hill Addition Year of Addition:
USGS Quad Name: Year:
Historic Use: Fraternity residence
Current Use: Vacant
Construction Date: 1958 Estimated X Actual
X Original Location Moved Date Moved:
UTM Reference www.nris.mt.gov/topofinder2
NAD 27 or X NAD 83(preferred)
Zone: 12 Easting: 496663 Northing: 5057056
National Register of Historic Places
NRHP Listing Date:
Historic District:
NRHP Eligible: X Yes No
Date of this document: June 16, 2010
Form Prepared by: Courtney Kramer, Historic
Preservation Officer
Address: c/o City of Bozeman, PO Box 1230,
Bozeman, MT 59771
Daytime Phone: 406-582-2260
MT SHPO USE ONLY
Eligible for NRHP: □ yes □ no
Criteria: □ A □ B □ C □ D
Date:
Evaluator:
Comments:
212
1 (Grabow 1958) 2 (Montanan 1960)
MONTANA HISTORIC PROPERTY RECORD
PAGE 2
Property Name: Phi Sigma Kappa Fraternity Site Number: 24
ARCHITECTURAL DESCRIPTION See Additional Information Page
Architectural Style: Other: If Other, specify: Ranch
Property Type: Residential Specific Property Type:
Architect: William E. Grabow Architectural Firm/City/State: Bozeman, Montana
Builder/Contractor: unknown Company/City/State: unknown
Source of Information: Grabow, William E. “Phi Sigma Kappa Fraternity” architectural drawings, 1958. Special
Collections, Montana State University- Bozeman.
Concisely, accurately, and completely describe the property and alterations with dates. Number the buildings and features to
correlate with the Site Map.
The Phi Sigma Kappa Fraternity House is located on the northeast corner of South 4th Avenue and West Garfield
Streets in Bozeman, Montana. Designed by mid-century Bozeman architect Bill Grabow in 19581 and completed in
19592, the building provided residential and social facilities for the Phi Sigma Kappa fraternal organization associated
with Montana State College, later Montana State University.
Reflective of the influence of Ranch style architecture in post- World War II American architecture, the Phi Sigma Kappa
House faces north, towards West Garfield Street. The main axis of the low-pitch roofline is parallel to the street. Grade
from the street increases towards the rear of the lot to the south. Materials and construction techniques used in the
building reflect changing attitudes towards construction after the mid 20th century: glu-lam beams, aluminum casement-
style windows, and panelized materials are all emblematic of post WWII construction.
Consisting of three principal masses forming a blocky t-shape, the massing of the three-level structure is articulated
according to use. The entire wood-frame structure sits on a poured concrete foundation and is covered in a shallow
pitched roof with deep overhangs, which is in poor physical shape. The southern portion of the T is two stories in height,
with the first floor partly below grade. The basement space of the east wing provided space for a dormitory-style
sleeping area. “Day rooms”, used for studying and closet space by the residents, were provided for the members on
each side of a central hallway on the second floor. The fenestration pattern of the eastern wing is articulated by a
horizontal band of awning-style wood windows on the first floor, and a single pane casement-single pane fixed-single
pane casement window pattern on the second floor. Decorative trim placed vertically between each set of windows
express the interior division of space. The east facade of this block consists of a metal non-period metal sliding window
on the second floor and a metal exit door providing emergency egress from the partially below grade basement. The
entire southern block is sheathed in vertically scribed wood cladding.
The western portion of the southern block is almost totally at ground level due to an increase in grade. The basement
space of the western block offered space for a chapter meeting room and recreation room, while the second floor
provides kitchen and service areas, as well as a second set of stairs. A horizontal band of fixed frame windows
articulates the northern façade, and a metal door to the west accesses the alley space. The west elevation includes
only a door to access the interior stairwell.
An extension of the shallow roof pitch extends towards the street, creating a central block at an intermediate level to the
southern massing. This shed roof portion provided public space for the fraternity’s social use, including a living room,
dining room, and social area. A recessed front porch on the eastern portion of the north façade features decorative
wood posts and horizontal railing symbolic of the ranch style. Vertically scribed wood cladding is the primary exterior
material, although veneer brick articulates the western portion of the central block, as well as provides a foundation for
a wood deck extending to the west of the building. The north façade of the central massing includes only a set of
double entry doors, no windows. Windows on the east and west façade of the central portion are of a fixed pane- one
awning over one awning arrangement, above which are large fixed pane clerestory windows. This pattern is repeated
three times on the eastern elevation. The western elevation does not include the clerestory windows.
213
MONTANA HISTORIC PROPERTY RECORD
PAGE 3
Property Name: Phi Sigma Kappa Fraternity Site Number: 24
HISTORY OF PROPERTY See Additional Information Page
Designed by Bozeman architect Bill Grabow3, and completed in the fall of 19594 the Phi Sigma Kappa Fraternity reflects
the continued growth of Greek letter organizations at Montana State College following World War II. Returning veterans
doubled enrollment by 1946, and in turn spurred a twenty year construction program which added modern design
buildings like the Renne Library to the campus’ eclectic architectural vocabulary. Numerous classroom and laboratory
buildings followed, and their rectangular, flat-roofed massing reflected a mid-20th century shift in style preferences that
influenced new construction throughout Bozeman.
As a college fraternity for men, Phi Sigma Kappa was founded March 15, 1873 at what is now the University of
Massachusetts. The fraternity now has active chapters on college campuses throughout America and into Canada. A
chapter was established at Montana State College in 1939.5
MSC officially recognized fraternal organizations in 1917, and the growth of the post-war student population increased
participation in these Greek letter organizations. Fraternities and sororities offered students an option for off-campus
housing. Initially, they were housed in large older homes on the south part of town6, however water and sewer records
on file at the city of Bozeman indicate that by the late 1930’s a number of organizations owned property along West
Garfield, South 5th and South 6th Avenues in anticipation of constructing permanent residences adjacent to campus.
Notably, West Garfield Avenue remained a thru-street until the mid 1990’s, making the public street a prominent
thoroughfare to the center of campus.
Image: 1 1927 Sanborn Fire Insurance Map of West Garfield, South 6th, 5th and 4th Avenues in
Bozeman, prior to the construction of Greek Housing in the area.7
3 (Grabow 1958) 4 (Montanan 1960, 146) 5 (Montanan 1959, 113) 6 (Renewable Technologies, Inc. 2008) 7 (Sanborn Map Company 1927)
214
The first Greek house in the area was the Kappa Sigma Fraternity House at 1120 South 6th Avenue, built in 1928 in the
Tudor Revival style. Kappa Sigma stood alone in the area until construction of the Alpha Omicron Pi Sorority House,
directly east of Kappa Sigma at 1119 South 5th Avenue, completed in the fall of 1941 in the Colonial Revival style. The
shortage of construction materials and laborers during World War II idled plans to construct additional Greek housing
for 15 years.
Image: 2 1943 Sanborn Fire Insurance Map of area, indicating AOII (1941) at 1119 South 5th Avenue,
and Kappa Sigma (1928) at 1120 South 6th Avenue.8
Image: 3 1957 Sanborn Fire Insurance Map indicating Kappa Sigma (1928) and Lambda Chi Alpha
(1955) on South 6th Avenue, Alpha Omicron Pi (1941) on South 5th Avenue, and Phi Sigma Kappa
(1958) on West Garfield Street.9
8 (Sanborn Fire Insurance Company 1943) 9 (Sanborn Map Company 1957)
215
Post- WWII Greek house construction resumed with the Lambda Chi Alpha Fraternity House on South 6th Avenue in
1955. Built in a mid-century modern style, the Lambda Chi house shifted in the architectural language of post-war
Greek housing on the MSC campus from a traditional style to an aggressively modern style. The 1958 construction of
the Phi Sigma Kappa Fraternity House continued this architectural language, as did later Greek houses including the
Alpha Gamma Rho Fraternity to the west of Phi Sigma Kappa (ca. 1960), Alpha Gamma Delta Sorority (1963) on South
6th Avenue, Pi Kappa Alpha Fraternity house on South 5th Avenue (1963), the Chi Omega Sorority (1965) on West
Garfield, and Pi Beta Phi on South 5th Avenue (1965).10
The original design for the Phi Sigma Kappa house included plans for rooms to remain unfinished at the time of
construction. The second floor of the east wing included six “future rooms”; day rooms that would not be completed until
increased membership necessitated their use. Additional design features included story-high wing walls extending from
the northern façade almost the entire width of the West Garfield frontage which created patio spaces at the east and
west ends of the structure. These wing walls, never built, would have made the building an H-shape rather than T.
The 1960 MSC college yearbook, the Montanan, said of the fraternity: “Boasting the newest fraternity house on the hill,
the Phi Sigs are justly proud of their recently completed mansion on West Garfield.”11 The 1960 Montanan noted that
“Among the numerous unscheduled activities, the Phi Sigs held the formal dedication of their new house on West
Garfield during the Fall Quarter. This formal affair consisted of dedication ceremonies, followed by a banquet and open
house.”12
In the early 1970’s, Montana State University planned for new construction of Greek houses to the south and east of
the campus by platting Greek Way. Only two Greek organizations, Kappa Delta Sorority and Sigma Nu Fraternity built
on Greek Way and they were the last Greek houses constructed in association with the Montana State University
campus.
Participation in Greek letter organizations waned after 2000, and insufficient membership to maintain the property
forced Phi Sigma Kappa to sell the property in 2008.
INFORMATION SOURCES/BIBLIOGRAPHY See Additional Information Page
Bibliography
"Application and Record of Sewer Connection: 410 West Garfield Street." Bozeman, July 29, 1958.
Grabow, William E. Phi Sigma Kappa Fraternity House. Montana State University Special
Collections, Bozeman.
Montanan. Bozeman, MT: Montana State College- Bozeman, 1960.
Montanan. Bozeman, MT: Montana State College- Bozeman, 1959.
"Record of Water Service." Bozeman, August 25, 1958.
Renewable Technologies, Inc. . Bozeman, Montana: An historic and architectural context (2008
Revised ed.). Historic Inventory, City of Bozeman, Montana: Department of Planning and
Community Development, 2008.
10 (Record of Water Service) 11 (Montanan 1959, 113) 12 (Montanan 1960, 146)
216
MONTANA HISTORIC PROPERTY RECORD
PAGE 4
Property Name: Phi Sigma Kappa Fraternity Site Number: 24
NATIONAL REGISTER OF HISTORIC PLACES
NRHP Listing Date:
NRHP Eligibility: Yes No Individually X Contributing to Historic District Noncontributing to Historic District
NRHP Criteria: X A B X C D
Area of Significance: Events in our History, Architecture Period of Significance: 1955-1975
STATEMENT OF SIGNIFICANCE See Additional Information Page
The Phi Sigma Kappa House is historically significant for its association with the growth of the student population on the
Montana State College/ University campus following World War II; specifically, the construction of eight structures to
house fraternities and sororities in the blocks along West Garfield, South 4th, South 5th and South 6th Avenues between
1955 and 1965. All of these properties share a history that could be better explored through a Multiple Properties
Designation, which would find most of the houses significant and with enough integrity for individual listing on the
National Register of Historic Places.
Designed by Bill Grabow, a Bozeman architect who participated in the design of the field house on the MSC campus,
and who later went on to design commercial, residential and institutional buildings like the Hedges Dormitories in 1963
and the Pi Beta Phi Sorority House at 1304 south 5th Avenue and the Sigma Chi Fraternity House on South Willson
Avenue, the Phi Sigma Kappa Fraternity House is architecturally significant as an example of mid-20th century
architecture in Bozeman. Additionally, the building reflects a number of design characteristics highly reflective of the
era. The Phi Sigma Kappa house’s ranch style connects the building to the private residential development of the same
area in the vicinity, primarily of ranch style design. The building’s shallow-pitched roof, asymmetrical façade, and use of
brick and wood veneers typify ranch-style construction of the era.
For these reasons, the Phi Sigma Kappa House is eligible for the National Register of Historic Places under both
Criterion A, “Significant events in our history” and Criterion C, “Architectural significance.”
INTEGRITY (location, design, setting, materials, workmanship, feeling, association) See Additional Information Page
The Phi Sigma Kappa house maintains its historic integrity, design, setting and workmanship. The original doors,
windows, siding materials and fenestration elements remain, although they are in poor physical condition. The integrity
of original association with the fraternity was lost with the recent sale.
217
MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: Phi Sigma Kappa Fraternity Site Number: 24
Roll #
Frame #
Feature #
Facing:
Description: North Elevation of the Phi Sigma Kappa Fraternity House, 410 West Garfield, Bozeman
Roll #
Frame #
Feature #
Facing:
Description: North and east elevations of the Phi Sigma Kappa Fraternity House, 410 West Garfield, Bozeman
219
MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: Phi Sigma Kappa Fraternity Site Number: 24
Roll #
Frame #
Feature #
Facing:
Description: South Elevation of the Phi Sigma Kappa Fraternity House, 410 West Garfield, Bozeman
Roll #
Frame #
Feature #
Facing:
Description: West elevation of the Phi Sigma Kappa Fraternity House, 410 West Garfield, Bozeman
220
MONTANA HISTORIC PROPERTY RECORD
SITE MAP
Property Name: Site Number: 24
Phi Sigma Kappa Fraternity,
410 West Garfield Street
221
MONTANA HISTORIC PROPERTY RECORD
TOPOGRAPHIC MAP
Property Name: Phi Sigma Kappa Fraternity House, 410
West Garfield Street, Bozeman
Site Number: 24
222
224
225
226
227
228
229
230
231
232
233
234
235
236
237
Tim Dean Construction, Inc.
P.O. Box 10247
Bozeman, Mt. 59719
586-2723 Office
586-0616 Fax
595-6000 Cell
E-Mail: tdconst@attglobal.net
www.timdeanconstruction.com
June 14, 2010
TO: City of Bozeman Planning Department
Attn: Allyson Bristor
Re: 410 W. Garfield.
Allyson,
Per your request the following memo should identify the items that you wanted
addressed before hopefully approving our request to demolish the building located at 410
W. Garfield.
For the record we started this process in late January of this year and we have
religiously followed the direction of all departments along the way but still do not have
approval we hope this completes the list and we can move forward as the building is a
major hazard.
The following is a list of items we have completed.
1) Hired an asbestos inspection per the Building Department.
2) Applied to the DEQ per the Building Department.
3) Abated the asbestos per the direction of the Building Department.
4) Secured a letter of credit per the Building Department.
5) Applied for a Demo permit with the Building Department.
6) Applied for a COA with the Planning Department.
7) Provided a site plan per the Planning Department.
In regards to your requests:
A) In regards to your request for information regarding where we will dispose of
the building. Per the demo permit we will be hauling all demo materials to
the Logan Landfill.
238
B) Per your request for a subsequent development plan.
We have been hired by the owners to demolish the building and restore
the area with a planted or soded lawn. Presently the owners have no
intention of developing the land. Obviously with any infill area in the
City of Bozeman they are not ruling out development in the future but
currently have Zero plans to develop the land.
C) Per your request to draw and supply a landscape plan.
The site plan we supplied indicates that the said area will be filled and
planted with grass. No trees will be planted and the grass will be mowed
and maintained as per all of the owner’s projects in and out of the City
of Bozeman.
D) Per your request to supply a list of what was salvaged:
1 Gas Range; 1 stainless steel countertop; 1 exhaust hood; some bricks
from inside hearth; 1 electric range; 1 gas oven; some college annuals
which were donated to the City Library.
E) Per your request we are supplying photos of the property to justify the
condition of the building. Sorry but pictures of all floors have not been
provided as I refuse to stay in the building over 10 minutes because of the
smell and will prefer to not expose myself to the health risk.
F) Per your request to list the reasons the owners want the building removed.
1) Building is a risk to human health and well being.
2) Black mold exists in many areas.
3) Electrical is ungrounded and filled with old wiring.
4) Plumbing is old and not to current Plumbing code.
5) Windows are single glazed and must be replaced if the
energy code is to be realized. Additionally not one single
window meets the IRC egress codes.
6) Walls are 2 x 4 and contain old, settled insulation that is
not in compliance with the energy code.
7) No windows exist in lower level
8) No second exit exists in the lower level.
239
9) Heating system is contaminated and we are quite sure full
of varmints.
10) Roof is almost flat and will continue to be a large
maintenance issue.
11) Existing masonry fireplace is filled with combustible
materials and has collapsed in one area.
12) Concern for children and homeless people using the
building for shelter.
13) Siding must be completely removed and replaced as it has
absolutely zero sustainable value.
14) Foundation of building is too low so there exists reverse
drainage on the west side of the building. All exterior
precipitation is simply running in to the building.
15) Building is a fire trap waiting to happen and with only one
smoke detector in the entire building we would fear for
human loss if occupied.
We welcome you to tour the building if you would like to observe any of these items
and I would be glad to meet you there. However, please be prepared for a serious odor
and we would recommend respirators during the tour.
Sincerely,
Tim Dean, President
Tim Dean Construction, Inc.
240
Tim Dean Construction, Inc.
P.O. Box 10247
Bozeman, Mt. 59715
586-2723 Office
595-6000 Cell
586-616 Fax
E-Mail: tdconst@attglobal.net
www.timdeanconstruction.com
May 17, 2010
TO: City of Bozeman
Planning Department
RE: COA for 410 West Garfield
For several weeks we have tried to receive permission from the City of Bozeman
to demolish and remove the building at 410 W. Garfield. Simply put the building is
unsafe and an unoccupied hazardous structure.
Per the instruction of the Building Department we have hired Environmental
Solutions LLC, a certified asbestos inspector that is licensed and accredited by the
Montana Department of Environmental Quality. Asbestos was identified in the inspection
so we hired Ingraham Environmental, Inc., a certified abatement company to remove the
asbestos. That work has been completed and inspected by Environmental Solutions. A
copy of the letter received from Environmental Solutions verifying this work is attached
to this application.
Also per our instructions from the Building Department we made application to
the DEQ notifying them of the work. That application is also attached.
Lastly we supplied the Building Department with a letter of credit covering 125%
of the cost of the work to be completed. This letter of credit was approved previously
with the help of Bob Risk by the City Attorney’s office.
Thinking this was our last step we applied for a city demolition permit only to be
told that we had to receive approval from the Planning Department and was to do that
thru the COA process. A $ 100.00 fee is attached.
Attached are photographs of the building. We have not included a site plan of the
project as it is simply not applicable to the work requested.
Sincerely Yours,
Tim Dean, President
Tim Dean Construction, Inc. CC: Marianne Liebmann
241
242
planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood coordination
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM
TO: DESIGN REVIEW BOARD
FROM: ALLYSON BRISTOR, ASSOCIATE PLANNER
RE: HANNAH HOUSE/PHI SIGMA KAPPA DEMOLITION COA #Z-10129
DATE: JULY 14, 2010
PROJECT PROPOSAL
This application proposes to demolish the existing structure at 410 West Garfield Street, historically known as the
Phi Sigma Kappa house. The structure was constructed in 1958 and designed by architect William E. Grabow.
Because of its date of construction, the structure was less than 50 years in age in 1984 when the City of Bozeman
completed the Montana Historical and Architectural Inventory for the properties within the Neighborhood
Conservation Overlay District. Therefore, the structure was ineligible for the National Register of Historic Places
and shown as “intrusive” on the inventory form. Because the structure is now over 50 years of age, the inventory
form for the structure was updated by preservation staff in the Department of Planning to reflect the current
conditions of the site.
The inventory update was completed in June 2010 and the structure was determined to be “contributing.” The
building is historically significant, and maintains enough integrity of its historic features to be either individually
eligible to the National Register of Historic Places, or contribute to a district of similar structures built between 1955
and 1965. It’s eligible for its association with architect Grabow, its architectural style, and as an event in
Bozeman’s development and Montana State University history.
As required by Bozeman Municipal Code (BMC) 18.26.080.C, the Bozeman City Commission has the final review
and approval authority for projects which propose demolition of a “contributing” structure. The BMC also requires
the Design Review Board (DRB) to make a recommendation to the City Commission for demolition applications of
“contributing” structures. Because of scheduling conflicts, the DRB’s comments will not be a part of planning staff’s
report but rather presented to the Commission as a form of public comment prior to the meeting.
As required by BMC 18.28.080.A, the demolition application includes a proposal for subsequent development
following the demolition. The area will be graded level and landscaped with sod and grass. No new buildings or
construction is proposed following the demolition.
PROJECT LOCATION
The subject property is located at 410 West Garfield Street and is legally described as Lots 1-4, Block 34, Capitol
Hill Addition, City of Bozeman, Gallatin County, Montana. The zoning designation for said property is “R-2”
(Residential, Medium Density District) and is located within the Neighborhood Conservation Overlay District.
Please refer to the map on the following page.
243
HISTORIC PRESERVATION ADVISORY BOARD REVIEW
The Historic Preservation Advisory Board (HPAB) reviewed the application at their June 24, 2010 public meeting.
Please see enclosed minutes from that meeting. The HPAB recommended to Planning Staff and if the City
Commission wishes to allow demolition of the Phi Sigma Kappa Fraternity house, a condition of approval shall be
added to the project requiring the property owners to contribute $5,000 in mitigation to fund a Multiple Properties
report evaluating mid-20th century architecture in Bozeman. The purpose of the report is to document mid-century
architecture in Bozeman that is primarily located on the “fringes” of the Neighborhood Conservation Overlay
District. The report could also recommend a programmatic approach for the City of Bozeman in the preservation
of mid-century properties.
STAFF REVIEW
Administrative Design Review Staff reviewed this demolition Certificate of Appropriateness application for the
“contributing” element to a potential historic district within the Neighborhood Conservation Overlay District.
Because of the existing structure’s high historic significance for the Bozeman community, Staff finds the proposed
demolition as NOT meeting the Secretary of Interior Standards for Historic Preservation (BMC 18.28.050.A).
Therefore, Staff is in agreement with the Historic Preservation Advisory Board and recommends the property owners
contribute $5,000 in mitigation to fund a Multiple Properties report evaluating mid-20th century architecture in
Bozeman. Additionally, Staff is recommending Level II HABS/HAER documentation of the existing structure be
completed prior to approval of a demolition permit. The historical narrative of this type of documentation has
already been completed by preservation staff. The remaining pieces of documentation are the black and white
photographs and measured drawings of the existing house.
With the recommended forms of mitigation stated above, the Department of Planning will permit the proposed
demolition of 410 West Garfield Street. Staff recognizes that the property has been vacant and neglected for
several years and the structure is a threat to public health and safety, and that no reasonable repairs or alterations
will remove such threat (BMC 18.28.080.C.2.a). The DRB is asked to state whether or not they support the
recommended forms of mitigation and/or if they have additional forms of mitigation to recommend to the City
Commission.
Encl: Applicant’s submittal materials
Updated Montana Historic Property Record form for 410 West Garfield Street
HPAB minutes from June 24, 2010
CC: Hannah House, Inc., PO Box 306, Bozeman, MT 59771-0306
Tim Dean Construction, Inc., PO Box 10247, Bozeman, MT 59715
Page 2
244
Minutes for BHPAB meeting
June 24, 2010
In attendance: Mark Hufstetler (Chair), Lora Dalton, Dale Martin, Jane Klockman, Bruce
Brown, Ryan Olson, Lesley Gilmore, Mike Neeley, Anne Sherwood (Secretary),
Courtney Kramer (City Liaison). Quorum established.
I. Meeting was called to order at 6:07pm.
II. A motion to approve the minutes from 5/27/10 meeting was made by JK and seconded
by DM. Minutes were approved unanimously.
III. There was no public comment.
IV. There was no ex parte communication.
V. There were no invited guests
VI. Project Review and Recommendations to Staff –
- Proposed demolition of the Phi Sigma Kappa fraternity house, 410 West Garfield
o CK introduced the project
o LG asked if demolition of the building is a foregone conclusion?
o CK replied that as the site form update finds the building independently
eligible for listing on the National Register of Historic Places, the City
Commission will have to approve demolition through a public hearing
process.
o DM asked if this was an opportunity to show that the BHPAB are not
obstructionists?
o MH notes that the site plan identifies a lack of information amongst the
community about the historic significance of mid 20th century architecture.
Suggests that the BHPAB ask for mitigation while not opposing
demolition.
o RO motions that while the BHPAB cannot support a demolition within the
conservation overlay district, they suggest that if the commission approves
demolition of the Phi Sigma Kappa Fraternity house the property owners
contribute $5,000 in mitigation to fund a Multiple Properties document
evaluating mid-20th century architecture in Bozeman.
LG seconds
DO amends to add that the eight mid-20th century Greek houses are
expressions of fraternities and sororities choosing contemporary
architecture for new buildings as MSU grew rapidly after the
second world war, and achieved mature as a research-oriented
university.
JK calls for a vote
Motion passes.
o LG motions that the BHPAB present a synopsis of the value of modern
architecture in Bozeman as an educational devise towards the community
and commissioners. The report would include some buildings and other
resources listed in this report.
JK seconds
245
MH notes that such a presentation should be brief and not very
technical
LD recommends we give the commissioners supporting
documentation
BB calls for a vote
Motion passes
VII. Chair's Report – MH, Chair
- Reminder of the BHPAB’s July 26 date with the commission and strong
encouragement for the members to attend. Does the BHPAB need to meet for a
policy meeting in mid-July to brush up?
o Instead of having a July BHPAB regular meeting, some members of the
BHPAB will meet at Mark’s house at 6:30 pm on July 22 to discuss the
relationship with the commission.
- CK to do a walk thorugh of the design guidelines as the August meeting
VIII. Planning and Policy Subcommittee:
- A. Lora will take over as P & P subcommittee chair
- P& P will meet again on July 20 at Mark’s at 6:30 pm
IX. Education and Outreach Subcommittee:
- Ryan will take over as E & O subcommittee chair
- They will set a E & O meeting date sometime in mid-July
- CK notes that the BHPAB has $571 remaining to spend in their 2009-2010 budget
by June 30. Use it or lose it.
o RO motions to spend $100 on a sponsorship for Story Under the Stars;
using the screen time to promote Preservation Award nominations
MN seconds
Motion passes
o CK notes the opportunity to sponsor restoration of the horse above
Bangtail Bike; a historic and culturally significant sign.
JK motions to allocate $400 of the BHPAB’s 2009-2010 funds
towards repair of the horse or purchase of display space to create
awareness of historic signs in Bozeman.
RO seconds
Motion passes
X. Staff Liaison Report:
- CK said hasn't heard back about grant applications.
- COA numbers are about the same as last year
- CK will be out of the office July 1-14
XI. Meeting is adjourned 7:45pm.
246
Action Items:
CK – write a letter to city commission recommending BB
CK – secure keys for a tour of East Lamme home owned by city
CK – follow up with Debby Arkell on highway signs.
247