HomeMy WebLinkAboutHappel Single Household Residence with Accessory Garage.pdf
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Courtney Kramer, Historic Preservation Officer
Tim McHarg, Planning Director
Chris Kukulski, City Manager
SUBJECT: Happel Single Household Residence and Accessory Garage, Sketch Plan
COA/ DEV (Z#11019)
MEETING DATE: March 7, 2011
AGENDA ITEM TYPE: Action Item
RECOMMENDATION: That the Bozeman City Commission move to approve the Happel
Single Household Residence and Accessory Garage Sketch Plan Certificate of Appropriateness
with deviation as conditioned by Staff and with accompanying Code Provision
recommendations.
BACKGROUND: In 2008 the Bozeman City Commission approved demolition of the remains
of a historic brick residential structure at 608 South Grand Avenue which had become a public
nuisance due to partial dismantling by a previous owner. Two proposals for new construction on
the site have been approved by the City Commission but no new construction has occurred.
This application proposes a third design for the now-vacant lot, including a new single household
residence and accessory garage. The Bozeman City Commission is the final approval authority
for this project as it is subsequent development of a property where demolition of a historic
building occurred. A single deviation is requested, from BMC Section18.38.050 “Accessory
Buildings, Uses and Equipment”, D- “Detached Structures Setback Requirement” to allow an
accessory structure exceeding 600 square feet in the required rear yard setback, up to six feet
from the rear property line.
The Design Review Board and Administrative Review Staff have evaluated the proposed design
against the Unified Development Ordinance and Design Guidelines for Historic Properties, and
have forwarded a recommendation of approval with conditions. Two conditions are suggested, to
address concerns about the appropriateness of proposed materials on the new structure.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: The City Commission could not approve the Certificate of
Appropriateness as a whole, or just deny the deviation for the accessory garage.
FISCAL EFFECTS: The project, when completed, will increase the value of the property.
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Attachments: Staff Report, Applicant’s submittal materials, DRB Staff Report, DRB
February 23, 2011 Minutes, Letter of Public Comment
Report compiled on: February 24, 2011
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City Commission Staff Report for Happel
Single Household Residence and Accessory
Garage Sketch Plan Certificate of
Appropriateness with Deviations File
#Z-11019
Item: Sketch Plan Certificate of Appropriateness with Deviation application to enable subsequent
treatment of a site where demolition of a residence contributing to the Bon Ton Historic District, on the
National Register of Historic Places, at 608 South Grand Avenue occurred. One deviation is requested,
from BMC Section18.38.050 “Accessory Buildings, Uses and Equipment”, D- “Detached Structures
Setback Requirement” to allow an accessory structure exceeding 600 square feet in the required rear
yard setback, up to six feet from the rear property line. for permission to construct an accessory structure
over 600 square feet in the rear yard setback up to six feet from the rear property line.
Owner: Henry and Christine Happel
PO Box 6070
Bozeman, MT 59771
Applicant/Representative: Locati Architects
1007 East Main Street, Suite 202
Bozeman, MT 59715
Date submitted to the City Commission: February 24, 2011
City Commission meeting date: March 7, 2011
Report By: Courtney Kramer, Historic Preservation Officer
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The property is legally described as Lots 17 & 18, Block 8, Fairview Addition to the City of Bozeman,
Gallatin County, Montana. The zoning designation for said property is “R-1” (Residential, light
density) and is located within the Bon Ton Historic District and the Neighborhood Conservation Overlay
District.
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Proposal
The proposal includes the construction of a new single family residence and accessory garage structure
and related site improvements. This Sketch Plan Certificate of Appropriateness with Deviations is
requested for the property at 608 South Grand Avenue, and is the subsequent treatment of a site where
demolition of a residence contributing to the Bon Ton Historic District, on the National Register of
Historic Places. The property is located within the Neighborhood Conservation Overlay District zoning
designation.
As the project is subsequent treatment of a site where demolition of a historic building occurred,
Bozeman Municipal Code (BMC) 18.28.080 designates the City Commission as the final authority,
pending recommendation from the Design Review Board.
One deviation from standard zoning is requested with the application, from BMC Section
Section18.38.050 “Accessory Buildings, Uses and Equipment”, D- “Detached Structures Setback
Requirement” to allow an accessory structure exceeding 600 square feet in the required rear yard
setback, up to six feet from the rear property line. The proposed accessory garage is 768 square feet.
On February 16, 2011 the DRC recommended conditional approval of the application and their
recommended conditions, code citations and comments are included in this report.
Recommended Conditions of Approval
Based on the subsequent analysis, the DRC, DRB and Staff find that the application, with conditions and
code provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman
Unified Development Ordinance. The following conditions of approval are recommended. Please note
that these conditions are in addition to the required code provisions beginning on page nine of this
report.
Planning Department Recommended Conditions:
1. Applicant and Staff shall work together to find a suitable stone material for the structure prior to
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Building Permit. The prairie-style stone proposed with the current application shall be considered
pending material sample, and river-rock style stone shall also be considered.
2. Applicant and Staff shall work together to clarify the standing seam metal material to be used in the
design prior to issuance of a Building Permit. The metal chosen shall prevent nuisance caused by glare,
and generally be complimentary to the roof.
Engineering Department Recommended Conditions:
3. Any existing city sidewalk panels along S. Grand Ave. that are damaged shall be replaced.
4. Sewer and water services shall be shown on the Building Permit and approved by the Water/ Sewer
Superintendent.
5. The Building Permit shall be adequately dimensioned. A complete legend of all line types used shall
also be provided.
Conclusion/Recommendation
The DRC, DRB and Staff have reviewed the Happel Sketch Plan Certificate of Appropriateness with
Deviation application and recommends to the City Commission approval of said application with the
conditions and code provisions outlined in this Staff Report. Staff has identified various code provisions
that are currently not met by this application. Some or all of these items are listed in the findings of this
Staff Report. The applicant must comply with all provisions of the Bozeman Unified Development
Ordinance, which are applicable to this project, prior to receiving Building Permit approval. The
applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or State law.
Zoning Designation & Land Uses
The subject property is currently vacant, and zoned R-1 (Residential, low density). The intent of the R-1,
Residential Single-household, Low Density district is to provide for primarily single-household residential
development and related uses within the City at urban densities, and to provide for such community facilities
and services as will serve the area’s residents while respecting the residential character and quality of the
area. The following land uses and zoning are adjacent to the subject property:
North: Residential mixed use, zoned R-1
South: Residential, zoned R-1
East: Residential, zoned R-1
West: Residential, zoned R-1
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Adopted Growth Policy Designation
Residential: This category designates places where the primary activity is urban density dwellings. Other
uses which complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be established in
close proximity to commercial centers to facilitate the provision of services and employment
opportunities to persons without requiring the use of an automobile. Implementation of this category by
residential zoning should provide for and coordinate intensive residential uses in proximity to
commercial centers. The residential designation indicates that it is expected that development will occur
within municipal boundaries, which may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net
acre. A higher density may be considered in some locations and circumstances. A variety of housing
types can be blended to achieve the desired density. Large areas of single type housing are discouraged.
In limited instances the strong presence of constraints and natural features such as floodplains may cause
an area to be designated for development at a lower density than normally expected within this category.
All residential housing should be arranged with consideration of compatibility with adjacent
development, natural constraints such as watercourses or steep slopes, and in a fashion which advances
the overall goals of the Bozeman growth policy. The residential designation is intended to provide the
primary locations for additional housing within the planning area.
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.
Subject Property
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In the discussion below, Administrative Design Review (ADR) Staff evaluated the applicant's request in
light of these standards.
A. All work performed in completion of an approved Certificate of Appropriateness shall be in
conformance with the most recent edition of the Secretary of Interior’s Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior,
National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation
Services, Washington, D.C. (available for review at the Department of Planning).
The Secretary of Interior Standards and guidelines are considered with the design guidelines listed
below.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures or
properties, and with neighboring structures and properties, shall focus upon the following:
1. Height;
Residence:
The height of the proposed residence is 27 feet to the ridge, which runs parallel to the street. As the
second floor is tucked under eaves, the front and southern facades give the impression of only a single
story house. This height is consistent with the height of surrounding residences in the neighborhood.
Staff finds the proposed height appropriate within the context of the neighborhood.
Accessory Garage:
The accessory garage is proposed to be one story in height and is appropriate within the context of the
neighborhood and the Bon Ton Historic District.
2. Proportions of doors and windows;
Residence:
Doors and windows proposed with this application mimic patterns found elsewhere in the Bon Ton
district. 4/1 double hung windows, arranged singly or in pairs, is the primary design choice, with a
multi-pane awning style or casement window being the alternate choice. In discussion with the Design
Review Board, staff questioned the appropriateness of a 4/1 or multi-paned window within the context
of the neighborhood. The Design Review Board found the proposed windows appropriate for both the
architecture proposed and the neighborhood.
Staff finds the proportion of doors and windows appropriate within the context of the neighborhood.
Accessory Garage:
The doors and windows proposed with the design of the accessory garage mimic those found on the
design of the principal residence. The proportion of doors and windows for the proposed accessory
garage are appropriate within the context of the neighborhood.
3. Relationship of building masses and spaces;
Residence:
The proposed residence generally mimics the pattern of building masses and spaces found in the Bon
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Ton Historic District. The design includes a covered porch addressing the street, a combination of roof
gables, and a level of sculpting appropriate for the neighborhood. The proposed residence, while large,
is not inconsistent with the mass of buildings otherwise found in the district as much of the square
footage is in the full basement.
Staff did express concern in a Design Review Board Memo and meeting about siting the building to the
minimal northern setback, citing the rhythm established of large side yard setbacks in the neighborhood.
The DRB members were supportive of the design’s proposed setback, and found it did not distract from
the neighborhood character.
Staff finds the relationship of building masses and spaces appropriate within the context of the
neighborhood.
Accessory Garage:
The proposed accessory garage is 768 square feet and requires a deviation from rear yard setback
regulations. As the building is only one story, the massing of the garage is kept to ground level, creating
less of an impact on adjacent neighbors than a one-and-one-half or two story building would have. The
accessory garage is within BMC’s regulation for lot coverage in a rear yard; regulated to not exceed
20% of the rear yard area.
Staff finds the accessory garage, while larger than most found in the district, appropriate within the
context of the district primarily due to the single-story nature of the design which imposes the mass of
the structure primarily on the residential house.
4. Roof shape;
Residence & Accessory Garage:
This design proposes a principally cross-gable roofline, with subordinate front-gable and shed roof
dormers. This design is consistent with the roof shapes found in the district.
Staff finds the proposed roof shapes for the residence and accessory garage appropriate within the
context of the district.
5. Scale;
Please see comments under “Relationship of building masses and spaces.”
6. Directional expression;
The proposed directional expression mimics those found in the district. The front porch and front door
face the street, and automobile access is through the alley to a rear, detached garage.
The directional expression of the proposed design is appropriate within the context of the district.
7. Architectural details;
This project proposes a neo-Craftsman detailing of the new residence and accessory garage. Lap siding,
multi-paned windows, brackets in the eves, stonework on the porches, squared columns and shingled
gables and dormers all replicate historic craftsman details found in some portions of the district.
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Staff finds the proposed architectural details appropriate within the context of the neighborhood.
8. Concealment of non-period appurtenances, such as mechanical equipment;
No mechanical equipment is proposed with this application. Mechanical equipment is to be screened,
and not installed in any required front or side yard setback, as will be noted in a standard Code
Provision.
9. Materials and color scheme;
The proposed design utilizes a multitude of materials to break up the massing of the house, as well as
add design interest. Staff raised concern about two proposed materials with the DRB: the inclusion of
standing seam metal roof and the inclusion of a more “Prairie-style” stonework.
Standing seam metal roofs are uncommon, but not unheard of for Craftsman-style homes of the historic
era. Bozeman’s craftsman homes more frequently were roofed with cedar shingles given the availability
of the wood material. The DRB commented that a cedar shake, or asphalt shingle roof would be more
appropriate within the neighborhood but the standing seam could be appropriate depending on its finish
and color.
Stonework around the foundation and porch of a Craftsman-style home is generally appropriate for the
architectural style. As with the conversation regarding the standing-seam metal, the crux of
appropriateness comes down to material and finish. A river-rock style stone would be more appropriate
if completed in a craftsman-like manner.
Staff finds the materials and color scheme proposed for the residence and accessory garage generally
appropriate within the context of the neighborhood, and has added conditions of approval to address the
standing seam metal roof and stonework.
A. 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.
This application proposes contemporary, non-period and innovative design of a new structure. The
demolition of the historic building cannot be overcome, in this case. Staff finds the proposed design
compatible with the foregoing elements of the surrounding structures and the Bon Ton Historic District.
B. When applying the standards of subsections A-C, the review authority shall be guided by the
Design Guidelines for the Neighborhood Conservation Overlay District which are hereby
incorporated by this reference. When reviewing a contemporary, non-period, or innovative design
of new structures, or addition to existing structure, the review authority shall be guided by the
Design Guidelines for the Neighborhood Conservation Overlay District to determine whether the
proposal is compatible with any existing or surrounding structures.
The introduction and chapters 1, 2, 3 and 5 of the Design Guidelines for the Neighborhood Conservation
Overlay District apply to this project, as this property is within the Bon Ton Historic District and the
Neighborhood Conservation Overlay District. Said guidelines were all considered during ADR Staff’s
architectural review and reflected in the above comments.
C. Conformance with other applicable development standards of this title.
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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:
Because the development of much of historic Bozeman preceded zoning, subdivision and
construction regulations, many buildings within the conservation district do not conform
to contemporary zoning standards. In order to encourage restoration and rehabilitation
activity that would contribute to the overall historic character of the community,
deviations from underlying zoning requirements may be granted by the City Commission
after considering the recommendations of the Design Review Board or Administrative
Design Review staff. The criteria for granting deviations from the underlying zoning
requirements are:
In the discussion below, ADR Staff evaluated the applicant's request in light of these criteria.
A. Modifications shall be more 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;
In evaluating the criteria for a Certificate of Appropriateness immediately above, Staff has detailed the
ways in which this application is historically appropriate for the building and site in question as
determined by the City of Bozeman’s COA standards. The City of Bozeman’s COA standards assess a
project proposal’s suitability within the context of the neighborhood’s character and specific site.
It is the determination of the Historic Preservation Office and ADR Staff that with the recommended
conditions of approval this application generally meets the City of Bozeman’s standards for historic
appropriateness as set forth in BMC 18.28.050 and thus fulfills 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;
The deviation requested with this application would enable the construction of a single-story accessory
garage building which exceeds the maximum square footage allowance for structures with a six foot
setback from the alley. BMC protects the character of the historic alleys by requiring accessory
structures to be “subordinate” in mass and scale through a rear lot coverage maximum, height
requirements and sidewall requirements for accessory structures in excess of one story. At 768 square
feet, this accessory structure is large, but only requires the deviation from the setback standards in order
to be built. The alley between South Grand and South Willson Avenues, furthermore, is characterized by
substantial accessory structures which replicate and correspond to the larger residences on these streets.
The single-story nature of this proposal further minimizes the effect of a larger accessory structure on
the abutting properties.
A smaller existing accessory garage, further, sits in the location of the garage to be built. Additional
garage square footage is being constructed primarily into the rear yard space of the residence, thus
minimizing the impact to adjoining property owners caused by an accessory structure closely adjacent to
the alley. With this in mind, it is the determination of the Historic Preservation Office and ADR Staff
that the proposed accessory garage will have a minimal adverse effect on abutting property owners. The
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application to meets all applicable regulations in Bozeman Municipal Code, and Criteria B of Section
18.28.070 “Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
C. Modifications shall assure the protection of the public health, safety and general welfare.
The proposed accessory garage provides the required backing distance for residential garages, and does
not negatively affect the public health, safety and general welfare.
It is the determination of the Historic Preservation Office and ADR Staff that the proposed accessory
garage will have a minimal adverse effect on the public health, safety and general welfare. The
application to meets all applicable regulations in Bozeman Municipal Code, and Criteria B of Section
18.28.070 “Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
PUBLIC COMMENT
The Department of Planning & Community Development received one letter of public comment on this
application, from neighbor Leslie Morningstar at 607 South Willson Avenue indicating no objections to
the proposed plan.
RECOMMENDED CODE PROVISIONS
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).
§ 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 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 approval of said Certificate of Appropriateness
application with Deviations. The proposed new single household dwelling unit and accessory garage, if
allowed through the deviations process enabled in BMC 18.28.070, 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.
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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
DEVIATIONS FOR SUBSEQUENT DEVELOPMENT OF A SITE WHERE DEMOLITION OF
A HISTORIC STRUCTURE OCCOURED, 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.
Attachments: Applicant’s Submittal Materials, Design Review Board Memo, Design Review Board
minutes, letter of public comment.
Report Sent to: Henry and Christine Happel, PO Box 6070, Bozeman, MT 59771
Locati Architects, 1007 East Main Street, Suite 202, Bozeman, MT 59715
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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: COURTNEY KRAMER, HISTORIC PRESERVATION OFFICER
RE: HAPPEL SINGLE HOUSEHOLD RESIDENCE AND ACCESSORY GARAGE, 608 SOUTH GRAND AVENUE
DATE: FEBRUARY 16, 2011
PROJECT PROPOSAL
This application proposes subsequent development on the lot at 608 South Grand Avenue, a location
where a residence contributing to the Bon Ton Historic District, on the National Register of Historic
Places, was demolished. A single household residence with accessory garage is proposed. Bozeman
Municipal Code requires a DRB recommendation on the project to the City Commission, who is the
final approval authority for this project due to the tie to demolition.
PROJECT LOCATION
The subject property is located at 608 South Grand Avenue and is legally described as Lots 17 & 18,
Block 8, Fairview Addition to the City of Bozeman, Gallatin County, Montana. The zoning designation
for said property is “R-1” (Residential, light density) and is located within the Bon Ton Historic District
and the Neighborhood Conservation Overlay District.
Please refer to the vicinity map:
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STAFF REVIEW
The project is a Certificate of Appropriateness application, located within the Bon Ton Historic District.
As such, Administrative Design Review Staff will utilize the Introduction and Chapters 1, 2, 3 & 5 of the
Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District as well as
the Unified Development Ordinance to review this project as infill development in a historic district.
The Design Guidelines offer the following regarding the Bon Ton Historic District in Chapter 5:
G. Bon Ton Historic District
Bozeman’s finest examples of historic residential architecture, spanning from the early 1880’s
to the early 1930’s, form the bulk of the 260 buildings in the Bon Ton Historic District.
Italianate, Queen Anne, Colonial Revival, Bungalow and other styles are well represented in the
district. Many houses display towers, wrap-around porches, and elaborate ornamentation in
brick and wood. In 1935, elegant concrete lamp posts were installed lining both S. Willson
Avenue, a major thoroughfare through town which is wider than the others, and W. Cleveland
Street, the location of many fine Depression-period houses. These lamp posts help to establish,
the southern and eastern borders of the district. Because of this combination of both
vernacular architecture, which is similar to that found elsewhere in the city, and high style
architecture, which is found nowhere else in the city, the Bon Ton District possesses a character
that is unique, but that is nevertheless consistent with the character of the two bordering
historic districts. The Bon Ton Historic District is therefore the centerpiece of a vast historic,
residential area in Bozeman.
District Character:
• Residential neighborhood setting
• Similar front yard setback
• Combination of elaborate and vernacular building styles
• Porches address the street
• Secondary structures & garages to the rear of the lot
• Automobile access is primarily from the alley
Guideline:
1. Reflect the district character when building within the district.
• Consider the use of wood and masonry materials.
• Consider developing a design palette for new construction that draws from design
elements and materials found in the area.
• Use simple rectangular building forms with sloping roofs.
Certificate of Appropriateness criteria:
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).
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The Secretary of Interior Standards and guidelines are considered with the design guidelines
listed below.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures or
properties, and with neighboring structures and properties, shall focus upon the following:
1. Height;
The height of the proposed residence is 27 feet to the ridge, which runs parallel to the
street. As the second floor is tucked under eaves, the front and southern facades give the
impression of only a single story house. This height is consistent with the height of
surrounding residences in the neighborhood.
Staff finds the proposed height appropriate within the context of the neighborhood.
2. Proportions of doors and windows;
Doors and windows proposed with this application mimic patterns found elsewhere in the
Bon Ton district. 4/1 double hung windows, arranged singly or in pairs, is the primary design
choice, with a multi-pane awning style or casement window being the alternate choice.
Staff generally is supportive of the window locations and the size proposed for windows.
Staff is concerned, however, that the number of divided-light windows on the principal
façade is inconsistent with the pattern established in the neighborhood. Windows in the
Bon Ton Historic District are generally of a 1/1 light arrangement, or multi-pane/ 1. This
pattern is established on the north and south facades of the residence, but not repeated on
the west (front) and east (rear) elevations.
Staff requests the DRB’s input on this design detail.
3. Relationship of building masses and spaces;
The proposed residence generally mimics the pattern of building masses and spaces found
in the Bon Ton Historic District. The design includes a covered porch addressing the street, a
combination of roof gables, and a level of sculpting appropriate for the neighborhood. The
proposed residence, while large, is not inconsistent with the mass of buildings otherwise
found in the district as much of the square footage is in the full basement.
Staff is concerned, however, with the proposal to locate the new structure as far as possible
to the northern property line. Siting the building so close to the northern property line
maximizes this property’s southern exposure while at the same time throwing shadow on
the property to the north during the winter months. The City of Bozeman currently does not
address sun-shading through the design review process or in Municipal Code, but it is an
issue worth rising.
The established neighborhood pattern, furthermore, is of sizeable setbacks between
houses. Sanborn Maps from as late at 1943 indicate gaps between houses of 22’, 58’, 32’,
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27’ and 54’ (see Map on page 4). Staff would recommend siding the proposed structure
more centrally on the lot, in order to minimize the adverse effect of new construction on
the adjoining property to the north, but would appreciate the DRB’s input on this matter.
Figure 1: 1943 Sanborn Fire Insurance Map
4. Roof shape;
This design proposes a principally cross-gable roofline, with subordinate front-gable and
shed roof dormers. This design is consistent with the roof shapes found in the district.
Staff finds the proposed roof shape appropriate within the context of the district.
5. Scale;
Please see comments under “Relationship of building masses and spaces.”
6. Directional expression;
The proposed directional expression mimics those found in the district. The front porch and
front door face the street, and automobile access is through the alley to a rear, detached
garage.
The directional expression of the proposed design is appropriate within the context of the
district.
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7. Architectural details;
This project proposes a neo-Craftsman detailing of the new residence. Lap siding, multi-
paned windows, brackets in the eves, stonework on the porches, squared columns and
shingled gables and dormers all replicate historic craftsman details found in some portions
of the district.
The proposed architectural details are appropriate within the context of the neighborhood.
8. Concealment of non-period appurtenances, such as mechanical equipment;
No mechanical equipment is proposed with this application. Mechanical equipment is to be
screened, and not installed in any required front or side yard setback, as will be noted in a
standard Code Provision.
9. Materials and color scheme;
The proposed design utilizes a multitude of materials to break up the massing of the house,
as well as ad design interest.
Staff would appreciate input from the DRB on two materials proposed with this design.
First, the stonework proposed is not generally seen on residences in the Bon Ton Historic
District. Stone foundations are common, and the multi-dwelling apartment to the south is
constructed of stone, but generally within the district materials are brick or wood.
Staff is also uncertain if the proposed raised-seam metal roofing proposed as an accent on
the porch and dormer roofs of the residence are appropriate for the neighborhood.
Historically roofs in this neighborhood were cedar shake, though most have been replaced
with asphalt. Standing seam metal is more appropriate than corrugated metal, but may still
be inconsistent with the character of the historic district.
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 the design of this new structure compatible with the forgoing elements of the Bon
Ton Historic District, and is generally supportive of the contemporary and innovative design
proposed for this site.
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.
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The introduction and chapters 1, 2, 3 and 5 of the Design Guidelines for the Neighborhood
Conservation Overlay District apply to this project, as it is a “contributing” property within the
Bon Ton Historic District and the Neighborhood Conservation Overlay District. Said guidelines
were all considered during ADR Staff’s architectural review and reflected in the above
comments.
Questions for DRB:
Staff would appreciate the DRB’s input on these specific concerns, as well as any other design related
comments that DRB members might forward:
1. Are too many divided light windows proposed?
2. Should the proposed residence be sited more centrally on the lot in order to correspond with
the pattern of large side yards established in the district, as well as to minimize the adverse
effect on solar access to the property to the north?
3. Is the stonework proposed, or the standing seam metal proposed, appropriate within the
context of the district?
Encl: Applicant’s submittal materials
CC: Locati Architects
Attn: Greg Dennee
1007 East Main Street, Suite 202
Bozeman, MT 59715
Henry and Christine Happel
PO Box 6070
Bozeman, MT 59771
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Design Review Board Minutes – February 23, 2011
DESIGN REVIEW BOARD
WEDNESDAY, FEBRUARY 23, 2011
MINUTES
ITEM 1. CALL TO ORDER AND ATTENDANCE
Chairperson Pro Tem Rea called the meeting of the Design Review Board to order at 5:40 p.m. in
the upstairs conference room of the Alfred Stiff Professional Building, 20 East Olive Street,
Bozeman, Montana and directed the secretary to record the attendance.
Members Present Staff Present
Mark Hufstetler Courtney Kramer, Assistant Planner
Bill Rea Tim McHarg, Planning Director
Walter Banziger Tara Hastie, Recording Secretary
Visitors Present
Carson Taylor
Greg Dennee
Laura Dornberger
ITEM 2. MINUTES OF NOVEMBER 10, 2010
The minutes were continued to the next meeting of the DRB.
ITEM 3. PROJECT REVIEW
1. Happel SHR COA/DEV #Z-11019 (Kramer)
608 South Grand Avenue
* A Certificate of Appropriateness Application with a deviation to allow the construction of
a new single household structure as well as the reconstruction of a 768 sq. ft. detached
garage accessory building within the required 20 foot rear yard setback.
Assistant Planner Courtney Kramer presented the Staff Report noting the site was where a
previous historic home had been demolished; since then the original approval had expired and a
new application for redevelopment of the property had been submitted. She stated Staff had
three concerns that had been identified in the staff report.
Greg Dennee and Laura Dornberger joined the DRB. Mr. Dennee stated the property had been
sold to the Happel’s and their goal had been to build something in the context of the bungalow
Craftsman style realm within the Bon Ton Historic District. He stated the proposal included a
second story and full basement that would be partially finished. He stated a garage had also been
proposed for the site and would require a Deviation due to the size of the proposed structure.
Planner Kramer stated the proposed craftsman design would not stand out too much within the
District. She stated the window patterns presented for the house were consistent with the
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neighborhood, Staff’s only concern was the nature of the divided lights on the front elevation
where there would normally be a fixed pane with less divided light.
Walter Banziger joined the DRB.
Mr. Hufstetler asked if any public comment had been received regarding the proposal. Planner
Kramer responded the project had been noticed on site and in the paper as well as sent to the
Inter Neighborhood Council and the only public comment received was in support of the project.
Mr. Hufstetler asked why the originally approved project had not been completed. Planner
Kramer responded she thought the previous owner of the property had difficulties with the
neighbors and had decided to move. Mr. Hufstetler asked if the demolition had been contingent
on the construction of a new residence. Planner Kramer responded she was uncertain the
specific conditions of approval regarding the demolition, but would investigate.
Chairperson Pro Tem Rea asked if the proposed style was allowed within the Bon Ton Historic
District. Planner Kramer responded it was allowed as the neighborhood was eclectic; she added
cedar shingle replaced with asphalt shingle would be appropriate for the area and standing seam
metal was sometimes seen. Mr. Hufstetler added the metal was uncommon, but not unheard of.
Chairperson Pro Tem Rea stated he thought there was specific language excluding metal roofs.
Planner Kramer responded that corrugated metal had been denied in the District, but standing
seam metal was being considered. Chairperson Pro Tem Rea stated it felt as though the sketches
were of two different scales making one seem smaller and asked for the applicant to confirm
their accuracy. Mr. Dennee directed the Board to the most accurate rendering; a model of the
proposed structures overlaying a photograph of the site.
Chairperson Pro Tem Rea asked if the public notice included property owners within 200 feet of
the site. Planner Kramer responded notice had been sent to those owners within 200 feet of the
property. Mr. Dennee added he had contacted the neighbors and met with them to discuss the
project and they were supportive of the proposal as presented.
Mr. Banziger asked if Staff was alright with the proposed stonework. Planner Kramer responded
Staff had found that stonework on a craftsman style house was common; it would be a minor
shift from the existing neighborhood.
Mr. Hufstetler stated that in general he liked most aspects of the proposed building as it
incorporated three or four of his favorite design elements. He stated it was perhaps not the most
appropriate building for the historic district though he didn’t think it inappropriate either. He
stated it seemed tall for a 1 ½ story building but was overall respectful to the historic district. He
stated he was fine with the proposed window arrangements as they reminded him of the prairie
home design. He stated one of his concerns was the proposed metal roofing and suggested
shingle roofing should be incorporated. He stated he found the proposed stonework to be
inappropriate as most of the stonework in Bozeman was cobblestone and found locally. He
stated he was concerned with regard to what had happened to the originally approved demolition
and reconstruction; he added it was extremely inappropriate for these instances of demolition to
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happen. He asked Staff to provide him with an explanation of what had happened with the
original approval. Planner Kramer asked Mr. Hufstetler to address the five foot setback. Mr.
Hufstetler responded he was fine with the setback as proposed; the rigidity of the setbacks in the
district as a whole would not be affected.
Mr. Banziger stated he concurred with Mr. Hufstetler that the proposed windows would be
complimentary and there were not too many proposed; he added the proposed building looked
quite nice and proportionate. He stated the placement of the building fell within the
requirements of the zoning ordinance and he thought it was set back perfectly. He stated he
would prefer to see a shingle roof (either asphalt or wood) as it would look much better than the
metal roof though he did not think it would detract significantly from the neighborhood. He
stated he felt the stonework proposed would maintain the eclectic feel of the neighborhood and
he was supportive of the project as proposed.
Chairperson Pro Tem Rea stated he was fine with the windows as proposed as well as the
location of the structure on the lot; he added he thought the setback was enough of an authority
and he would place the house in the same location. He stated the design of the house would
accept having a neighbor pretty well. He stated the standing seam metal roof would come down
to a color and manufacturer issue; he added the neighborhood was eclectic and the structure
would not detract from the neighborhood. He stated he had a real problem with the proposed
stonework; not just the type, but the quantity as well. He stated it was historically odd to have
the base of the house done in stone. He added it would look like an alpine, rustic, rural stone
solution and suggested the river cobble (rounded stones) would be more appropriate; he
concurred with Staff. He stated he would not deny the proposal because of the proposed
stonework and suggested the applicant investigate an alternative material. He commended the
applicant on a nice job.
Mr. Hufstetler suggested river cobble would definitely help the design. Chairperson Pro Tem
Rea stated the “applied” river cobble could look worse.
ITEM 4. ELECTION OF OFFICERS
Election of Officers was continued to the next meeting of the DRB.
ITEM 5. PUBLIC COMMENT (15 – 20 minutes)
{Limited to any public matter, within the jurisdiction of the Design Review Board, not on this
agenda. Three-minute time limit per speaker.}
Seeing no general public comment forthcoming, Chairperson Pro Tem Rea closed the public
comment portion of the meeting.
ITEM 6. ADJOURNMENT
There being no further comments from the DRB, the meeting was adjourned at 6:15 p.m.
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Bill Rea, Chairperson Pro Tem
City of Bozeman Design Review Board
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