HomeMy WebLinkAboutSketch Plan Certificate of Appropriateness with Deviations for 214 East Lamme.pdf
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Courtney Kramer, Historic Preservation Officer
Tim McHarg, Planning Director
SUBJECT: Sketch Plan Certificate application for the property located at 214 East
Lamme Street requesting demolition and exterior alterations, as follows: 1) the demolition of the
existing building on the site, 2) fill the demolition site to an even grade, and 3) expansion of the
community gardens on the site.
MEETING DATE: April 25, 2011
AGENDA ITEM TYPE: Action Item
RECOMMENDATION: Approve removal of the residence at 214 East Lamme Street, after a
“stay” of demolition until October 1, 2011 and with conditions and code provisions outlined by
Staff.
RECOMMENDED MOTION: Based upon the analysis and findings in the Staff Report, I
move to approve the removal of the structure located at 214 East Lamme Street after
October 1, 2011, with conditions as recommended by Staff and subject to all applicable
code provisions.
BACKGROUND: Applicant James Goehrung of the City of Bozeman’s Facilities department
has submitted a Sketch Plan Certificate of Appropriateness to allow removal of the residential
structure at 214 East Lamme Street. The property was purchased as future expansion space for
City Hall or the local government’s parking needs. The building is unoccupied at this time, and
the rear portion of the property began temporary use as Community Garden space in 2010.
A Montana Historical and Architectural Inventory Form was unavailable for this property, thus
Historic Preservation Officer Courtney Kramer researched the property and created a new site
form examining the property’s historic significance in the spring of 2011. The building is found
to embody sufficient historic integrity to “contribute” to a historic district, but a historic district
in the neighborhood may be difficult to establish.
Bozeman Municipal Code (BMC) 18.28.080 requires City Commission approval of any
demolition or movement of structures or sites within the Neighborhood Conservation Overlay
District, where this property is located, through a public hearing process. BMC 18.28.080 C
requires input from Administrative Design Review (ADR) Staff as well as the Design Review
Board (DRB), and also sets forth the findings the commission must make in order to approve the
demolition. The Bozeman Historic Preservation Advisory Board (BHPAB), additionally, has
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requested the opportunity to review and comment upon any demolition within the Conservation
Overlay District.
BHPAB submitted comment via a letter. DRB review of the project was scheduled for April 13,
2011, however the group was unable to meet the quorum requirements defined in BMC
18.62.010 C 1, and thus review of the project by the DRB was waived by the Planning Director
per 18.62.010 E.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: The City Commission could move and vote to approve immediate
removal or demolition of the residential structure at 214 East Lamme, without the recommended
stay until October 1, 2011. If the Commission chooses this alternative, Staff respectfully
requests that the approval be subject to all conditions of approval and code provisions carry
outlined in the Staff Report.
FISCAL EFFECTS: This item is currently unbudgeted, and intended to be paid for with any
money left in the facilities budget at the end of FY’11. A specific cost is unavailable at this time,
as the salvage of the structure, either in whole or for materials, would likely diminish the costs.
The City expects to bear the costs of removal of the foundation and bringing the site up to grade,
as well as the cost associated with recommended conditions.
Attachments: Applicant’s submittal materials, Site Form updated by HPO Kramer, BHPAB
letter of comment, Staff Report.
Report compiled on: April 14, 2011
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City Commission Staff Report for 214 East
Lamme Street Demolition Sketch Plan
Certificate of Appropriateness
#Z-11037
Item: Sketch Plan Certificate application with demolition submitted to the Department of Planning &
Community Development requesting following exterior alterations at the property located at 214 East
Lamme Street: 1) the demolition of the existing building on the site, 2) fill the demolition site to an even
grade, and 3) expansion of the community gardens on the site.
Owner: City of Bozeman
PO Box 1230
Bozeman, MT 59715
Applicant/Representative: James Goehrung
City of Bozeman
PO Box 1230
Bozeman, MT 59715
Date submitted to the City Commission: April 14, 2011
City Commission meeting date: April 25, 2011
Report By: Courtney Kramer, Historic Preservation Officer
Recommendation: A “stay” of demolition until October 1, 2011, after which conditional approval of the
demolition can occur.
______________________________________________________________________________
Project Location
The property is legally described as the western 12 feet of Lot 32 and all of Lots 33 & 34, block 1, of the
Original Townsite of the City of Bozeman, Gallatin County, Montana. The zoning designation for said
property is “B-3” (Commercial Core) and is located within the Neighborhood Conservation Overlay
District.
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Proposal
This application proposes to demolish the existing structure at 214 East Lamme Street in order to enable
expansion of the City of Bozeman’s Community Gardens on the site.
Planning staff was unable to locate the 1984 Historic Architecture inventory form for the property, and
has created an updated site form to reflect current conditions. The Property Record From form finds the
property as contributing to a potential historic district in the neighborhood, but expresses doubt about the
establishment of a historic district in the neighborhood given the potential district boundaries and
conflicting periods of historic significance.
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.
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 raised beds for community
gardening installed.
Recommended Conditions of Approval
Based on the subsequent analysis, the DRC and ADR 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 seven of this
report.
Planning Department Recommended Conditions:
1.The mechanical equipment in the City Hall lot shall be screened to reduce the visual impact to the
Public Right of Way prior to issuance of building permit. The applicant shall apply for a COA and
Building Permit for this work prior to Planning Staff signing the Demolition Permit for the house.
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2.Historic American Building Survey (HABS) Level II documentation of the building shall be
completed by a qualified professional prior to issuance of a demolition permit.
3.A boulevard tree shall be installed in the landscaping boulevard as possible by the location of water
and sewer lines.
Engineering Department Recommended Conditions:
4.The sewer line shall be abandoned at the main.
5.A meter pit shall be installed and provision made for delivery of water to the community gardens.
6.Sidewalk panels previously damaged or damaged during demolition or removal of the building shall
be replaced.
Conclusion/Recommendation
The DRC and ADR Staff have reviewed the 214 East Lamme Sketch Plan Certificate of
Appropriateness with Demolition application and recommends the City Commission “stay” approval of
said application until October 1, 2011, during which time the applicant shall work to salvage the
residence, through removal of the building as a whole or material recovery. This time frame will also
protect the public health, safety and welfare of community members utilizing the gardening spaces on
the property.
Staff recommends approval of demolition after October 1, 2011, with conditions noted above and
applicable code provisions. 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.
If the City Commission chooses to approve immediate demolition of the structure, staff recommends
implementation of the same conditions and code provisions outlined in this staff report.
Zoning Designation & Land Uses
The subject property is zoned B-3 (Residential, low density). The intent of the B-3, central business
district, is to provide a central area for the community’s business, government service, and cultural activities.
Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded.
Room should be provided in appropriate areas for logical and planned expansion of the present district. The
following land uses and zoning are adjacent to the subject property:
North: Single Household and Multi Household Residential, zoned R-2
South: Administrative/ Professional, zoned B-3
East: Public Facility, zoned B-3
West: Multi-household Residential, zoned B-3
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Adopted Growth Policy Designation
Community Core: The traditional core of Bozeman is the historic downtown. This area has an extensive
mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a
rich architectural character. Essential government services, places of public assembly, and open spaces
provide the civic and social core of town. Residential development on upper floors is well established.
New residential uses should be high density. The area along Main Street should be preserved as a place
for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets.
Users are drawn from the entire planning area and beyond. The intensity of development is high with a
Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of
transition to adjacent areas and preserving the historic character of Main Street.
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
Subject Property
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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:
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 structures.
The proposed demolition is found to demolish a 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.
The required criteria for granting demolition or movement of structures or sites within the Conservation
District are examined in the following section.
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 deviations from the underlying zoning
requirements:
The demolition or movement of any structure or site wthin the conservation distruct shall
be subject to the provisions of this chapter and section. The review procedures and
criteria for the demolition or movement of any structure or site within the conservation
district are as follows:
In the discussion below, ADR Staff evaluated the applicant's request in light of these criteria.
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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 applicant has provided a verbal and written description of further development on the site. The site
will be developed into additional community garden space.
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.
As no previous Montana Historical and Architectural Inventory Form could be located for this site,
Historic Preservation Officer Courtney Kramer prepared a new Inventory Form which reflects current
conditions on the site.
The Bozeman Historic Preservation Advisory Board reviewed the application electronically, and a letter
of comment from their subcommittee of professionals is included with this packet.
The project was scheduled to be reviewed by the Design Review Board on Wednesday, April 13, 2011.
Only one DRB member was present on April 13, and the DRB was unable to reschedule a review
meeting prior where quorum would be present to April 25 to review the project. BMC 18.62.010 C 1
defines DRB quorum as “four voting members and one of the members constituting the quorum must be
an architect. In the event a quorum of the DRB may not otherwise be attained, the ADR staff may serve
as alternates to prevent delay in project reviews.”
As the DRB was unable to achieve a quorum, the Planning Director has waived the requirements for
design review. BMC 18.62.010 E “Waiver of Design Review” is clear in stating: “in the event that
neither the DRB nor the ADR staff as established in this chapter are able to complete a quorum or have
the necessary personnel to conduct the reviews otherwise required by this title, the requirement for
review by the DRB or ADR is waived.”
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 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
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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 214 East Lamme Street. The updated
Montana Historical and Architectural Inventory Form finds the property to “contribute” to a potential,
albeit weak, historic district. Given the historic nature of the residence, and because the demolition was
applied for by the City of Bozeman, the City Commission is the final review body for the project. As
noted above, the DRB was unable to secure a quorum at meeting and the requirement for DRB was
waived by the Planning Director. Per BMC 18.76, public notice of the public hearing was posted on site.
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 as a reflection of the abandonment of residential districts north of
Main Street by Bozeman’s middle and upper classes sometime between 1900 and 1920. The transitional
nature of this residence and neighborhood, as well as the poor historic integrity of the adjacent residence
to the west, make creation of historic district reflecting this historic phenomenon difficult.
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.
The application includes a memo indicating the estimated cost of renovations to be between $50,000 and
$75,000, dating to 2006. After this estimate the City chose to pause repairs and maintenance to the
structure. The application indicates that the building is not suitable for future use by the current owners,
the City of Bozeman.
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 a stay of demolition until October 1, 2011 to enable the City to pursue alternate options
for removal of the building. If demolition is ultimately approved, Historic Preservation Staff
recommends HABS II documentation of the structure prior to demolition.
PUBLIC COMMENT
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The Department of Planning & Community Development received no public comment on this
application.
RECOMMENDED CODE PROVISIONS
Code Provisions
§ 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.
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, do not, in any way, create a waiver or other relaxation of the lawful requirements
of the Bozeman Municipal Code or state law.
BECAUSE THIS APPLICATION IS FOR A CERTIFICATE OF APPROPRIATENESS WITH
DEMOLITION, 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, Bozeman Historic Preservation Advisory Board memo.
Report Sent to: James Goehrung, PO Box 1230, Bozeman, MT 59771
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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: 214 East Lamme Address
Historic Address (if applicable): same
City/Town: Bozeman
Site Number: 24
(An historic district number may also apply.)
County: Gallatin
Historic Name: unknown
Original Owner(s): unknown
Current Ownership Private X Public
Current Property Name: 214 East Lamme
Owner(s): City of Bozeman
Owner Address: PO BOX 1230
Bozeman, MT 59771
Phone: 406-582-2260
Legal Location
PM: Montana Township: Range:
¼ ¼ ¼ of Section:
Lot(s): the western 12 feet of Lot 32 and all of Lots 33 and
34
Block(s): Block 1
Addition: Original Townsite Year of Addition: 1864
USGS Quad Name: Year:
Historic Use: Residential
Current Use: Vacant
Construction Date: ca. 1904-1912 X Estimated
Actual
X Original Location Moved Date Moved:
UTM Reference www.nris.mt.gov/topofinder2
NAD 27 or NAD 83(preferred)
Zone: Easting: Northing:
National Register of Historic Places
NRHP Listing Date:
Historic District:
NRHP Eligible: X Yes No
Date of this document: March 28, 2011
Form Prepared by: Courtney Kramer, Historic
Preservation Officer
Address: PO BOX 1230, Bozeman, MT 59771
Daytime Phone: 406-582-2289
MT SHPO USE ONLY
Eligible for NRHP: □ yes □ no
Criteria: □ A □ B □ C □ D
Date:
Evaluator:
Comments:
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MONTANA HISTORIC PROPERTY RECORD
PAGE 2
Property Name: 214 East Lamme Street Site Number: 24
ARCHITECTURAL DESCRIPTION See Additional Information Page
Architectural Style: Queen Anne If Other, specify:
Property Type: Residential Specific Property Type:
Architect: unknown Architectural Firm/City/State: unknown
Builder/Contractor: unknown Company/City/State: unknown
Source of Information: unknown
Concisely, accurately, and completely describe the property and alterations with dates. Number the buildings and features to
correlate with the Site Map.
1. The structure at 214 East Lamme Street is a one-and one-half story, gable fronted residential building. The building
sits on a raised rubble stone foundation which has been overlayed in concrete and foam insulation. The front façade on
the first floor is composed from left to right of a small square window, a wood door with top light covered with a
metal storm door and a large fixed pane window. An angled corner with a modern vinyl one-over-one hung window
finishes the north west corner of the building. Two one-over one windows, also replaced in vinyl, sit in the gable end
of the building. A front porch supported by three symmetrically spaced colonial revival columns spans the width of
the building. The residence is sheathed in asbestos shingles, which have been removed in a rear portion of the
structure to reveal lap siding. The roof is finished with asphalt shingles and the eves are boxed. A porch on the rear of
the building has been enclosed. There is a brick chimney in the center of the building.
2. The rear accessory structure at 214 East Lamme Street was demolished in 2009.
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MONTANA HISTORIC PROPERTY RECORD
PAGE 3
Property Name: 214 East Lamme Street Site Number: 24
HISTORY OF PROPERTY See Additional Information Page
214 East Lamme first appears on a 1912 Sanborn Fire Insurance Map. The vernacular Free Classic style residence closely mimics
the Spieth Houses to the north across East Lamme Street, which are listed on the National Register of Historic Places and built
about the same time. These properties, constructed of a style and workmanship more typical of Bozeman’s southside residential
districts, were built before the solidification of Bozeman’s Northeast neighborhood as a district for the community’s working class
residents.
The residence was originally constructed in a transitional neighborhood on the Original Townsite of Bozeman. Other homes on the
block included a series of houses on North Bozeman Avenue at the western end of the block and to the east at 218 and 222 East
Lamme. The 1912 Sanborn Map indicates a notable lack of residence across the alley to the south. This block face was opposite
West Mendenhall Street from the community’s Red Light District. The tenderloin and Chinatown district inhabited the north side of
the block bounded by Main Street, North Rouse and North Bozeman and West Mendenhall Streets until the construction of the
Carnegie Library on North Bozeman Avenue prompted City officials to close down the tenderloin area in the first decade of the 20th
century. The proximity of the Red Light District may explain why residential development to the east and to the west preceded
home construction in this corridor.
The Bozeman Manufacturing Company’s Planing Mill across the creek on the south east corner of the block, as well as the City of
Bozeman’s pipe shop, city water works and wagon shed on the north east corner of the block, further demarcated a separation from
the residential district along North Church and North Wallace Avenues.
Platted by William Beall, the lot and block pattern of the neighborhood to the north of 214 East Lamme reflects the environmental
impact of the creek, further modifying the regular lot, block and alley configuration which strongly characterizes the City of
Bozeman’s historic core. The blocks between North Bozeman and North Montana do not include an alley, perhaps responding to
either a lack of block depth in creating sale-able lots, or a failure on Beall’s part to properly plat the blocks he annexed to the
Original Townsite from his farm ground.
For unknown reasons, sometime just after this residence was constructed, Bozeman’s middle and upper classes abandoned the
residential areas north of Main Street for the southside residential districts. Perhaps improvements like paved sidewalks, boulevard
trees, and proximity to the Montana State College campus and the Main Street Commercial district drove higher property values
south of Main Street. As the affluent departed Bozeman’s residential districts north of Main Street for the south side of town after
1900, new construction in the northeast neighborhood was decidedly modest in scale and finish. Vernacular bungalow style homes
were joined by an eclectic mix of 1940’s log cabins, mobile homes and basic Depression-Era residences.
The internal changes made to the residence at 214 East Lamme Street reflect a structure whose intended single family use was
incompatible with the small scale, blue collar development of the neighborhood. City Directories dating from as early as 1912
reflect multiple dwelling units at 214 East Lamme Street. Occupants included Alex Burke, a bartender at the Tivoli Bar and Richard
Davis, a laborer. By 1922 the occupants included William Quinn, an oiler for the Montana Four Mills Company, and Marie Quinn,
an operator for MS Telephone Company. A two story accessory structure appears on the 1927 Sanborn Map, along the alley to the
south.
By 1943 the residence had been converted into three dwelling units and a new accessory structure on the alley provided an
additional two dwelling units which were addressed as 214 A and 214 B. Tenants listed working-class occupations such as a cook
at The Bungalow, a clerk for the NP Railway, a fireman, and a wrapper for the Bon Ton Bakery. The multi-unit accessory building
configuration remains in the 1957 Sanborn Fire Insurance Map. Sanborn Maps reflect a neighborhood of small, detached single
dwelling units or attached multi-dwelling units, including an apartment complex directly across the street from 214 East Lamme.
Demolition of a number of residences on North Rouse Avenue to make way for construction of Hawthorne School in 1937 further
isolated the neighborhood from residential districts to the east. The City established a truck repair shop and storage facilities on the
location of their former water works in the early 1940’s, reinforcing the development of North Rouse Avenue as a corridor for
industrial transportation between the commercial core and industrial and transportation use to the north.
In the late 1970’s the City of Bozeman purchased the two residences between 214 East Lamme and the creek, and demolished them
to make way for a new Bozeman Public Library and parking facilities. In 2008 the City remodeled the Library for use as a new City
Hall building, and master planning for the complex calls for the area of 214 East Lamme as space for an addition to City Hall. The
City plans to demolish the residence to enable expansion of the Community Gardens already in use on the rear of the property.
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INFORMATION SOURCES/BIBLIOGRAPHY See Additional Information Page
R.H. Polk. Bozeman [Montana] City Directory; Including Gallatin County. City Directory, Bozeman,
Montana: R. H. Polk, 1937-38.
R.H. Polk. Bozeman [Montana] City Directory; Including Gallatin County. City Directory, Butte,
Montana: R.H. Polk and Company, 1892-13, 1901.
Sanborn Fire Insurance Company. "Fire Insurance Map for Bozeman, Gallatin County, Montana."
New York: Sanborn Fire Insurance, 1912.
—. "Fire Insurance Map for Bozeman, Gallatin County, Montana." New York: Sanborn Fire
Insurance Company, 1943.
Sanborn Map Company. "Fire Insurance Map for Bozeman, Gallatin County, Montana." New York
City: Sanborn Map Company, September 1927.
—. "Fire Insurance Map for Bozeman, Gallatin County, Montana." New York: Sanborn Map
Company, 1957.
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MONTANA HISTORIC PROPERTY RECORD
PAGE 4
Property Name: 214 East Lamme Street Site Number: 24
NATIONAL REGISTER OF HISTORIC PLACES
NRHP Listing Date:
NRHP Eligibility: Yes X No Individually Contributing to Historic District Noncontributing to Historic District
NRHP Criteria: A B C D
Area of Significance: Period of Significance:
STATEMENT OF SIGNIFICANCE See Additional Information Page
Initially constructed as a more upscale residence in a less dense pocket to the west of Bozeman Creek, this structure’s
reconfiguration as multiple dwelling units reflects the rise of Bozeman’s Southside as the place to live for the community’s well-to-
do after 1915. The residence’s transitional location between the commercial core to the south and the industrial mixed-use area to
the north and east contributed to the incongruity of the neighborhood. With exception of the historic residences on North Bozeman
Avenue and the Speith houses on East Lamme Street, the remainder of the neighborhood was built after 1920 and was a working-
class enclave of more modest construction. The residence is significant as a remaining example of higher-style architecture to the
north of Main Street which was altered in use to reflect the evolution of the neighborhood.
INTEGRITY (location, design, setting, materials, workmanship, feeling, association) See Additional Information Page
The integrity of the structure has been retained in terms of original location and design. The building’s original mass and scale is
greatly unchanged. The asbestos shingles covering the original siding are a historic addition to the property, although the shingles
camouflage any indication of original workmanship of construction.
The building’s original setting has been altered as the neighborhood filled with more modest residences after WWI and WWII. This
creates a disjuncture between the 214 East Lamme’s period of significance and the period of significance for the overall
neighborhood context. Feeling? Association?
Overall, the building retains sufficient integrity to “contribute” to a potential historic district in the area. A district, however, may be
hard to establish given the extent of alteration to the residence to the west (on the corner of North Bozeman and East Lamme). The
boundaries of a potential district would have to jog to the south side of east Lamme to include this property; this would be unusual.
Additionally, the bulk of context for a potential district in the area relies upon the working-class nature of the neighborhood, and
the period of significance would reflect this residence’s conversion to a multi-dwelling unit structure.
Generally, the residence has high integrity but insufficient significance for listing on the National Register of Historic Places.
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MONTANA HISTORIC PROPERTY RECORD
ADDITIONAL INFORMATION PAGE
Property Name: 214 East Lamme Street Site Number: 24
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MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: 214 East Lamme Street Site Number: 24
Roll #
Frame #
Feature #
Facing: Looking south at the north facing facade
Description: Front façade of 214 East Lamme Street
Roll #
Frame #
Feature #
Facing: Looking north at the south facing facade
Description: Rear façade of 214 East Lamme Street
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MONTANA HISTORIC PROPERTY RECORD
SITE MAP
Property Name: 214 East Lamme Street Site Number: 24
1. Residence at 214 East Lamme Street
2. Accessory Garage at 214 East Lamme Street (Demolished in 2009)
North
1
2
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MONTANA HISTORIC PROPERTY RECORD
TOPOGRAPHIC MAP
Property Name: 214 East Lamme Street Site Number: 24
USGS Topographic Quadrangle, 1:24,000 scale. Do not reduce or enlarge map; keep the
map scale accurate because legal locations are checked with a plastic template. Label the
property location, including the SITS number, in a method that will photocopy well. A
highlighter marker is not acceptable.
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MEMORANDUM
To:
Courtney Kramer
From:
Mark Hufstetler, Bozeman Historic Preservation Advisory Board
Reference:
COA/ADR #Z-11037, City Hall SHR Demo
Date:
April 13, 2011
Thank you for requesting comment from the Bozeman Historic Preservation Advisory
Board (BHPAB) on this project. Because of the scheduling constraints involved, our
review of this project was conducted by a “professional review” subcommittee consisting
of five volunteers from the BHPAB membership. This subcommittee consists of two
architects, one architectural historian, and two public members. Our review was
conducted primarily by e-mail, and the conclusions expressed below reflect the
consensus of the Subcommittee.
The 214 East Lamme house is a vernacular Free Classic style residence, highly
representative of the historic transition of this northside Bozeman neighborhood. It is
an integral component of an older residential district that illustrates its evolution from
an upper-middle class neighborhood to a working class one, coincident with the
movement of the wealthier persons to the ever-improving streets south side of Main
Street. This transformation is well described in the new Montana Historic Property
Record form prepared by the city’s planning department. This geographic area has
several other residences of similar style, size, and integrity, as well as several fine
examples of smaller vernacular working class homes. This grouping of buildings appears
to be cohesive and connected without physical gaps: there are two historic homes west
of the subject property and several homes across the street and beyond – all of which
have sufficient integrity to comprise a potential historic district. Documentation and
nomination of such a district would further the understanding of Bozeman’s
development and provide a more comprehensive history of this early western town.
While the building at 214 East Lamme clearly conveys its original massing and
fenestration, the original finishes, detailing, and trim have been removed or obscured by
artificial siding. This decreases the eligibility of the building for individual listing in the
National Register of Historic Places. However, it would clearly contribute to a potential
historic district defined by itself and the adjacent buildings. Additionally, more in-depth
research might reveal pertinent social history of the original and subsequent owners of
the building.
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We are also very concerned about the statement and precedent established by this
demolition. While we understand that the property was purchased by the City with
demolition as a long-term goal, it’s disheartening to note that the city apparently did so
without taking into account the impact of that decision on one of the city’s most historic
neighborhoods. Based on the information available to us, it appears that the building
received little maintenance after its purchase; this almost certainly accelerated the
deterioration of the building, making it less attractive to potential buyers and suggesting
that the property is an example of the “demolition by neglect” problem that concerns
the city elsewhere. No consideration was made for adaptive reuse of the building, by the
city or others. Finally, the demolition proposal was submitted without the detailed cost
justifications that the city expects of private building owners in similar circumstances.
Bluntly, the city is setting an extremely poor example with its actions on this property.
We strongly recommend that the request to demolish the residence at 214 E. Lamme be
denied. If allowed to proceed, the character of the neighborhood would be forever
changed and open to gradual unraveling. Working-class neighborhoods like this are often
subject to piecemeal erosion; once gone, they are no more.
If the demolition is approved, we recommend that a HABS level III documentation be
prepared and submitted to the appropriate repository in Bozeman and the State
Historic Preservation Office in Helena.
Thank you for giving the BHPAB the opportunity to comment on this project. Please
contact us if you have any further questions.
Sincerely,
Bozeman Historic Preservation Advisory Board
Mark Hufstetler, Chair
Courtney Kramer
April 13, 2011
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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: 214 EAST LAMME STREET DEMOLITION COA #Z-11037
DATE: APRIL 1, 2011
PROJECT PROPOSAL
This application proposes to demolish the existing structure at 214 East Lamme Street in order to enable
expansion of the City of Bozeman’s Community Gardens on the site.
Planning staff was unable to locate the 1984 Historic Architecture inventory form for the property, and has created
an updated site form to reflect current conditions. The Property Record From form finds the property as
contributing to a potential historic district in the neighborhood, but expresses doubt about the establishment of a
historic district in the neighborhood given the potential district boundaries and conflicting periods of historic
significance.
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.
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 raised beds for community gardening installed.
PROJECT LOCATION
The subject property is located at 214 East Lamme Street and is legally described as the western 12 feet of Lot
32 and all of Lots 33 and 34, Block 1 of the Original Townsite, City of Bozeman, Gallatin County, Montana.
The zoning designation for said property is “B-3” (Commercial, Central Business District) and is located within the
Neighborhood Conservation Overlay District.
Please refer to the map on the following page.
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HISTORIC PRESERVATION ADVISORY BOARD REVIEW
The Historic Preservation Advisory Board (HPAB) will review this project in April, at either a specially scheduled
meeting or via public comment.
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 a historic district would be difficult to establish in the neighborhood, for reasons outlined in the Property
Record Form, Staff does not object to the removal of this building from the neighborhood context. Staff has
offered the following suggested conditions of approval:
1. Attempts to salvage the residence, through giving the building to anyone who will move it, or material
salvage, shall be made prior to demolition.
2. The mechanical equipment in the City Hall lot shall be screened to reduce the visual impact to the Public
Right of Way.
3. The sewer line shall be abandoned at the main.
4. A meter pit shall be installed and provision made for delivery of water to the community gardens.
5. Sidewalk panels previously damaged or damaged during demolition or removal of the building shall be
replaced.
With these recommended conditions of approval, the Department of Planning will recommend approval of the
proposed demolition of 214 East Lamme 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. (BMC 18.28.080.C.2.a). The DRB is asked
to comment on the demolition and suggest forms of mitigation for loss of the historic resource.
Encl: Applicant’s submittal materials
Updated Montana Historic Property Record form for 214 East Lamme Street
CC: James Goehrung, City of Bozeman, PO Box 1230, Bozeman, MT 59715
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