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HomeMy WebLinkAboutAccessory Dwelling Unit Certificate of Appropriateness at 616 North Bozeman Ave, Kirwan, Z-12011 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Allyson Bristor, Associate Planner Tim McHarg, Planning Director SUBJECT: Application for a Certificate of Appropriateness with a deviation request to allow the following alterations at 616 North Bozeman Avenue: 1) the demolition of the existing single-household residence and accessory structures, 2) the new construction of a 1 ½ - story, 2 bedroom, single-household residence, and 3) the new construction of a 1 ½ -story, 2 car, detached garage and accessory dwelling unit (ADU). MEETING DATE: March 19, 2012 AGENDA ITEM TYPE: Action RECOMMENDATION: Staff is recommending conditional approval of the Kirwan Residence & ADU Certificate of Appropriateness application because it is found to meet all applicable standards and criteria of Section 38.16.050 and 38.16.070 of the Bozeman Municipal Code as described in the staff report. The recommended conditions are listed on pages 2 and 3 of the staff report. RECOMMENDED MOTION: I move to approve Certificate of Appropriateness application Z-12011 as described in the staff report and subject to the conditions therein, based on a finding of compliance with all applicable criteria. BACKGROUND: Property owner K & Sun, LLC and representative Intrinsik Architecture submitted a Certificate of Appropriateness application with a deviation request. The application is requesting the following alterations at 616 North Bozeman Avenue: 1) the demolition of the existing single-household residence and accessory structures, 2) the new construction of a 1 ½ - story, 2 bedroom, single-household residence, and 3) the new construction of a 1 ½ -story, 2 car, detached garage and accessory dwelling unit (ADU). One deviation request is required for the proposed project, from Section 38.08.040, “Residential Zoning Districts – Lot Area and Width” of the Bozeman Municipal Code, to allow the establishment of an accessory dwelling unit (ADU) above the detached garage on a lot less than the required 60-foot lot width. Because the Board of Adjustment is currently unable to reach a quorum, Staff requested the City Commission reclaim the application for review. The City Commission reclaimed the application through a motion and vote at their February 27, 2012 public meeting. UNRESOLVED ISSUES: There are no unresolved issues at this time. ALTERNATIVES: The City Commission has the following alternative actions available: 55 1. Approve the application with modifications to the Staff recommended conditions; 2. Deny the application based on a finding of non-compliance with applicable criteria; or 3. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information. FISCAL EFFECTS: None identified at this time. Report compiled on: March 8, 2012 Attachments: Staff Report Application materials 56 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 1 City Commission Staff Report for Kirwan Residence & ADU Certificate of Appropriateness Application with a Deviation - File #Z -12011 Project Item: A Certificate of Appropriateness application including a deviation request to allow the following alterations at 616 North Bozeman Avenue: 1) the demolition of the existing single-household residence and accessory structures, 2) the new construction of a 1 ½ -story, 2 bedroom, single-household residence, and 3) the new construction of a 1 ½ -story, 2 car, detached garage and accessory dwelling unit (ADU). One deviation request is required for the proposed project, from Section 38.08.040, “Residential Zoning Districts – Lot Area and Width” of the Bozeman Municipal Code, to allow the establishment of an accessory dwelling unit (ADU) above the detached garage on a lot less than the required 60-foot lot width. The property is zoned R-2 (Residential, Medium Density) and lies within the Neighborhood Conservation Overlay District. Property Owner: K & Sun, LLC, 5 Hill Street, Bozeman, MT 59715 Representative: Intrinsik Architecture, 111 North Tracy Avenue, Bozeman, MT 59715 Date: City Commission meeting, March 19, 2012, 6:00 p.m., in the City Commission Meeting Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana. Report By: Allyson Bristor, Associate Planner Recommendation: Conditional Approval Recommended Motion: I move to approve Certificate of Appropriateness application Z-12011 as described in the staff report and subject to the conditions therein, based on a finding of compliance with all applicable criteria. ______________________________________________________________________________ Project Location The property is addressed as 616 North Bozeman Avenue and legally described as Lots 21 & 22, Block 44, Imes Addition, City of Bozeman, Gallatin County, Montana. This described location is within the boundaries of the Neighborhood Conservation Overlay District. Please see the following map of the property. Property Map 57 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 2 Project Proposal The Certificate of Appropriateness application proposes the following alterations at 616 North Bozeman Avenue: 1) the demolition of the existing single-household residence and accessory structures, 2) the new construction of a 1 ½ -story, 2 bedroom, single-household residence, and 3) the new construction of a 1 ½ -story, 2 car, detached garage and accessory dwelling unit (ADU). The ADU is located on the half-story floor above the garage. One deviation request is required for the proposed project, from Section 38.08.040, “Residential Zoning Districts – Lot Area and Width” of the Bozeman Municipal Code, to allow the establishment of an ADU above the detached garage on a lot less than the required 60-foot lot width. The property provides a lot width of 50 feet (two historic 25-foot wide lots). Sanborn Fire Insurance Maps indicate construction of the original residence on the property occurred between 1927 and 1943. Since original construction, the residence has experienced several additions that damaged the structure’s original materials, building form and overall historic integrity. Therefore, the existing residence is deemed by Staff as a non-contributing structure in the Neighborhood Conservation Overlay District. Staff is requesting an update to the property’s Montana Historic and Architectural Inventory file to reflect the changes that have occurred to the site and structure since the inventory’s original date. Recommendation of Conditional Approval Based on the subsequent analysis, Staff finds that the application, with conditions and code provisions, is in general compliance with the City of Bozeman’s adopted Community Plan and Unified Development Ordinance. Eight conditions of approval are recommended. Conditions of Approval 1. Prior to the issuance of a demolition and/or building permit, the applicant shall update the Montana Architectural and Historic Inventory file for the property to reflect any changes to the property since the original inventory date and include current digital pictures of the property. A copy of the updated inventory shall be submitted to the Department of Planning (one paper and one digital copy). 2. The inappropriate chain-linked fence shall be removed from the property prior to occupancy of the new residence. This removal shall be noted on the site plan in the building permit drawings. 3. The existing driveway curb cut from North Bozeman Avenue shall be removed with the new construction. This removal shall be noted on the site plan in the building permit drawings. The applicant is required to obtain a “Sidewalk and/or Driveway and Curb Cut Permit” from the Engineering Department for that work if necessary. 4. If any public sidewalk or curb are damaged during the construction, it is the requirement of the applicant to repair and replace them to the design standards of the City of Bozeman. This repair and/or replacement shall be noted on the site plan in the building permit drawings. The applicant is required to obtain a “Sidewalk and/or Driveway and Curb Cut Permit” from the Engineering Department for that work if necessary. All new or replaced sidewalks must be inspected by the City Engineering Department prior to final occupancy of the residence. 5. The proposed water and sewer line connections for the proposed detached garage and accessory dwelling unit shall be shown on the site plan in the building permit drawings. 6. The proposed window glazing for the new residence and detached garage shall not be darkly tinted. This requirement shall be noted on the building elevations in the building permit drawings. 7. The establishment of a basement dwelling unit in the proposed residence is prohibited. 58 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 3 8. The applicant shall request an amendment to this application if any changes are made to the proposed materials for the new residence and detached garage. Code Provisions Per Section 38.01.080 & 38.34.110, 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 38.34.100.6, 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. Per Sec. 38.21.050.F, “Accessory Buildings and Equipment,” roof top mounted and ground mounted mechanical equipment shall be screened. Per Section 38.23.150.D, “Site Lighting,” All outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. Zoning Designation & Land Uses The subject property contains a single household residence, zoned R-2 (Residential Two-Household, Medium Density). The intent of the R-2 zoning district is to provide for one- and two-household residential development at urban densities within the City in areas that present few or no development constraints, and for community facilities to serve such development while respecting the residential quality and nature of the area. The following land uses and zoning are adjacent to the subject property: North: Single-Household Residential, zoned R-2; South: Single-Household Residential, zoned R-2; East: Two-Household Residential, zoned R-2; and West: Single- and Two-Household Residential, zoned R-4 (Residential High Density). Please also look at the applicant’s “Appendix D” in their application materials, which summarizes the existing residential density in the subject property’s surrounding neighborhood. Adopted Growth Policy Designation The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as 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. 59 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 4 Review Criteria & Staff Findings Section 38.16.050 “Standards for Certificates of Appropriateness” Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness approval. In the discussion below, Administrative Design Review (ADR) Staff evaluated the applicant's request in light of these standards. A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at the Department of Planning). The existing structures proposed for demolition are deemed as a non-contributing (not significantly historic) due to several additions that damaged the structures’ original materials, building form and overall historic integrity. Therefore, the application does not have to be in conformance with 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: 1. Height: While the roofline height of the proposed residence (28’ – 4 ½”) is higher than the average building height of the 600 North Bozeman Avenue block, the proposed residence’s front wall falls within the existing range of front wall heights in the neighborhood block. This is achieved by proposing a side- gable roof form with a steep roof pitch. The roofline height of the proposed detached garage is approximately 3 feet lower than the principal residence. This lower helps to distinguish the detached garage as subordinate to the principal residence. 2. Proportions of doors and windows: The proposed window-to-wall ratio on the proposed structures is similar to those found in the historic neighborhood block. The majority of the windows on the residence are appropriately divided to reflect traditional double-hung windows. 3. Relationship of building masses and spaces: The proposed residence is providing a 16-foot front yard setback, which falls within the range of front yard setbacks for the neighborhood block. The residence is providing larger side yard setbacks than the minimum requirement (5 feet), which resembles the majority of historic single-household residences within the neighborhood block. The detached garage is providing all required minimum yard setbacks and is appropriately set behind the principal residence so to help distinguish its accessory nature. Overall, the principal residence is arranged on the site in a way similar to the historic buildings in the neighborhood block. 4. Roof shape: The gable roof shape of the proposed residence and garage is a traditional roof form and is found as appropriate for the historic neighborhood block. 5. Scale: The proposed residence has a 711-square foot building footprint, which is appropriate for this neighborhood block of typically smaller home footprints. The detached garage is smaller in footprint than the principal residence to help distinguish the structure as accessory. 6. Directional expression: The primary side gable roof shape is appropriate for the neighborhood as it creates a shorter front wall height for the historic streetscape. The front entry is emphasized by a covered awning and stoop and a sidewalk leads to the front door. 7. Architectural details: The proposed new construction strives to use new materials that are similar in 60 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 5 character to traditional materials. 8. Concealment of non-period appurtenances, such as mechanical equipment: Screening of mechanical equipment is required, including air conditioner units, is required (see code provisions). 9. Materials and color scheme: The proposed building materials of the new construction are horizontal, fiber cement lap siding (4” reveal), asphalt shingle roof, aluminum clad windows and concrete window wells and stoops. All are found to be similar to the traditional materials used in the neighborhood. C. Contemporary, non-period 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 majority of design elements for the new construction are derived from traditional building form found in the surrounding historic neighborhood. The incorporation of contemporary elements (flat roof awning at the front entry, exaggerated shed dormer on front elevation and fixed awning style windows on the rear elevation) are compatible with the foregoing traditional elements of the new construction. 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 Design Guidelines guided the comments included above. E. Conformance with other applicable development standards of this title. One deviation request is required for the proposed project, from Section 38.08.040, “Residential Zoning Districts – Lot Area and Width” of the Bozeman Municipal Code, to allow the establishment of an ADU above the detached garage on a lot less than the required 60-foot lot width. The property provides a lot width of 50 feet (two historic 25-foot wide lots). The required criteria for granting deviations are examined in the following section. Section 38.16.070 “Deviations from Underlying Zoning Requirements” Section 38.16.070 specifies the required criteria for granting deviations from the underlying zoning requirements. In the discussion below, ADR Staff evaluated the applicant's request in light of these criteria. A. Modifications shall be more historically appropriate for the building and site in question, and the adjacent properties, as determined by the standards in § 38.16.050 of this chapter, than would be achieved under a literal enforcement of this title; As shown in “Appendix D” of the application materials, the surrounding R-2 zoning district includes several properties with two-household, or greater, residential densities on lots that are less than 60 feet in width. This is due to the fact the historic subdivision was divided into 25-foot wide lots, rather than the current standard 30-foot wide lots. Though lot widths in the neighborhood are less than the current minimum required for two-household use, they are greater in lot area (greater than 6,000 square feet). This is because the 25-foot wide lots are much longer in length than current standard lot arrangements (greater than 120 feet). Therefore, Staff finds the proposal of an accessory dwelling unit on the lot as historically appropriate for the site and adjacent properties as the lot provides enough lot area for the slight increase in parking and congestion that is created by the additional accessory dwelling unit. A surplus of parking is provided for the proposed residence (two required and four provided) and a separate on-site parking space is designated for the use of the 61 #Z-12011 Kirwan Residence & ADU COA/DEV Staff Report 6 accessory dwelling unit (under the carport). It is the determination of ADR Staff that with the recommended conditions of approval this application creates a project which will be more historically appropriate for the site and surrounding neighborhood in question and thus fulfills Criteria A of Section 38.16.070 “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 proposed residence and detached garage provide larger side yard setbacks than what is minimally required by current zoning code. This creates a larger buffer between the new construction and abutting properties. Additionally, the new detached garage is appropriately located behind the house, at a lower height than the house. It is the determination of ADR Staff that with the recommended conditions of approval this application creates a project which will have minimal adverse effect on abutting properties and thus fulfills Criteria B of Section 38.16.070 “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. As included in the recommended conditions of approval, if the public sidewalk or curb are damaged with the new construction they are required to be repaired prior to final occupancy of the residence. Therefore, it is the determination of ADR Staff that with all the recommended conditions of approval and code provisions, that the protection of health, safety and general welfare is assured and thus fulfills Criteria C of Section 38.16.070 “Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development Ordinance. Conclusion The Staff has reviewed the Kirwan Residence & ADU Certificate of Appropriateness application with a deviation request and recommends approval of the application with the conditions outlined in this staff report (listed on pages 2 and 3). In addition to the specific project conditions of approval, the applicant must comply with all provisions of the Bozeman Unified Development Ordinance. 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. Based on a finding that the deviation request meets all applicable criteria, Staff recommends approval of the deviation request. AS THIS APPLICATION INCLUDES A REQUEST FOR A DEVIATION, THE CONCURRING VOTE OF THREE MEMBERS OF THE CITY COMMISSION IS NECESSARY TO EFFECT THIS DEVIATION. THE DECISION OF THE CITY COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH IN SECTION 38.35.080 OF THE BOZEMAN MUNICIPAL CODE. Attachments: Application materials Report Sent to: K & Sun, LLC, 5 Hill Street, Bozeman, MT 59715 Intrinsik Architecture, 111 North Tracy Avenue, Bozeman, MT 59715 62 Kirwan Residence 616 North Bozeman Avenue Bozeman, Montana Sketch Plan COA/DEV Application February 2012 63 Kirwan Residence | 616 North Bozeman Avenue Overview The subject property is located at 616 North Bozeman Avenue, midblock between East Cottonwood Street and Peach Street. The property is zoned R-2 (Residential Two Household Medium Density District). Directly across the street, the zoning changes to R-4 (Residential High Density District. This Sketch Plan and Certificate of Appropriateness application proposes to: · Demolish the existing non-contributing residence and accessory structures · Construct a new 1½ story single household residence with a 711 SF footprint · Construct a new detached garage with an accessory dwelling unit (ADU) above · Related site improvements including landscaping, sidewalks and fencing Note that one deviation is requested to allow an accessory dwelling unit to be located on a property with a lot width less than 60 feet. Please refer to the following exhibits and drawing set for additional information. It was important to the property owner to talk to his neighbors prior to submitting this application. Six neighbors representing five properties signed a notice of support for this project. See attached document. Design Drawing inspiration from post-war archetypes, this project is intended to complement the character of this eclectic neighborhood through contemporary interpretation of forms and details commonly found in residential architecture of the 1940s-50s. The owner’s request for a design that would exemplify a more simple and sustainable lifestyle resulted in a small house of 1½ stories with living spaces on the ground level and bedrooms above. With a footprint of only 711 SF, the house will fit well in this neighborhood of modest homes. Simple shed dormers break up massing and articulate functional elements including the stair and bathroom. Siding will be painted white clapboard with painted white window trim. Roof overhang details will be articulated with eave and rake trim and gutters at the eaves. Consistent with many houses in the neighborhood, the main floor will be raised two feet above the boulevard sidewalk with steps leading up to the front porch. Accessed from the alley, the garage and accessory dwelling unit are designed to minimize their overall massing while continuing the architectural detailing of the main house. The ground level of the garage is 624 SF and the accessory living space above a mere 336 SF. The detached garage meets or exceeds all required setbacks. The structure will be three feet shorter than the house and located in the center of the back of the property to minimize impact on adjacent neighbors. A wrap-around roof forms a covered parking space for the ADU and creates a break in the roof line reducing the perceived scale of the building. This detached garage mimics the neighborhood pattern of detached accessory structures and dwelling units accessed from the alley. Landscaping and Fencing The landscaping will promote and distinguish public, semi-private and private spaces. In terms of public landscaping, one street tree is proposed along North Bozeman Avenue as far away from utilities as possible. Within the semi-private front yard, trees and shrubs will be designed to complement the architecture. Additional landscaping and gardens will be determined by the owners. Existing side yard shrubs and fencing are proposed to remain. Project Narrative 64 Kirwan Residence | 616 North Bozeman Avenue Parking Requirements A two bedroom residence is required to have two parking spaces while an ADU is required to have one designated parking space for a grand total of three required spaces. A total of five spaces are provided as follows: one space on the street, two spaces in the garage, one parallel space outside the garage and one physically separate space in the carport for exclusive use by the resident of the ADU. Lot Width Deviation While accessory dwelling units are a permitted principal use in the R-2 (Residential Two Household Medium Density District), the UDC typically requires 60 feet of lot width; therefore, one deviation is requested from Section 38.08.040 “Lot Width” to allow the accessory dwelling unit to be located on a lot less than 60 feet wide. There are several justifications for this deviation including: 1) Narrow lot width is an existing neighborhood pattern. In the 69 properties included in the Neighborhood Survey (see Exhibit D), 16 properties have lots narrower than required by the zoning designation. This is largely because these properties are mainly comprised of 25-foot wide lots. Refer to Exhibit D. 2) Overall, the R-2 zoning does not adequately represent the type of density in this neighborhood. Of the 69 properties, there are 47 single household dwellings, 4 single household dwellings with ADUs, 3 examples of two detached single household dwellings on one property, 8 duplexes, 4 three-household dwelling units, 2 four-household dwelling units and one 12-plex. 32 percent of the properties examined do not conform to the UDO in terms of either authorized uses, required lot area or required lot width. Refer to Exhibit D. 3) This property has excess lot area for the proposed uses. While only 6,000 SF is required for a single household residence and accessory dwelling unit, this property provides 6,602 SF of lot area. 4) The design of the accessory structure would not be proposed any differently with or without an ADU. The space above the garage would simply be used as an extra bedroom or office. With adequate area and a specifically dedicated parking space, there will not be any adverse impacts on the neighborhood. Schedule In terms of schedule, we anticipated the following: Feb/March 2012: Sketch Plan/COA/DEV permitting Spring 2012: Preparation of construction documents & building permit submittal Late Spring 2012: Estimated construction start date Project Narrative page 2 65 Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN FEE APPLIES- $ 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 DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet: Kirwan Residence & ADU K & Sun, LLC Intrinsik Architecture, Inc.sriggs@intrinsikarchitecture.com 111 North Tracy Avenue 582-8988 582-8911 616 North Bozeman Avenue Demolition of existing non-contributing house and construction of new residence with detached garage and ADU R2 SHR Residential 6,602 SF 6,602 SF0.15 ac 0.15 ac 5 Hill Street, Bozeman MT 59715 406-579-3691 [same as above] mkirwan44@msn.com pkirwan@gmail.com Lot 21 & 22, Block 44, Imes Addition 66 Page 3 (Certificate of Appropriateness Checklist 1 – Prepared 11/24/03; revised on 9/8/04, revised 11/14/11) CERTIFICATE OF APPROPRIATNESS CHECKLIST 1 If a project is located in the Neighborhood Conservation Overlay District or the Entryway Corridor Overlay District, and qualifies for review as a Sketch Plan; Reuse, Change of Use or Further Development of a Site Developed Before 9-3-91; or Amendment/Modification of a Plan Approved On or After 9-3-91, this checklist shall be used. See Section 38.19.050 (Sketch Plan Review), Section 38.19.150 (Amendments to Sketch and Site Plans) or Section 38.19.170 (Reuse, Change in Use or Further Development of Sites Developed Prior to the Adoption of the Ordinance Codified in This Title), BMC. These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Neighborhood Conservation Overlay District. If a proposed development is located in the Neighborhood Conservation Overlay District, information shall be provided to the appropriate review authority to review prior to granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review authority to make its determination. At a minimum, the following items shall be included in the submission: Neighborhood Conservation Overlay District Information Yes NoN/A 1. One current picture of each elevation of each structure planned to be altered and such additional pictures of the specific elements of the structure or property to be altered that will clearly express the nature and extent of change planned. Except when otherwise recommended, no more than eight pictures should be submitted and all pictures shall be mounted on letter-size sheets and clearly annotated with the property address, elevation direction (N, S, E, W) and relevant information 2. Sketch plan, with north at the top of the page, including site boundaries, accurate lot and building area dimensions, street and alley frontages with names, and location of all structures with distances to the nearest foot between buildings and from buildings to property lines 3. Historical information, including available data such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the planned alteration 4. Materials and color schemes to be used 5. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s proposed alterations 6. A schedule of planned actions that will lead to the completed alterations 7. Such other information as may be suggested by the Planning Department 8. Description of any applicant-requested deviation(s) and a narrative explanation as to how the requested deviation(s) will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community 9. Stormwater Management Permit Application required B. Entryway Corridor Overlay District. If a proposed development is located in the Entryway Corridor Overlay District, information shall be provided to the appropriate review authority to review prior to granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review authority to make its determination. At a minimum, the following items shall be included in the submission: Entryway Corridor Overlay District Information Yes NoN/A 1. Sketch plan, with north at the top of the page, including site boundaries, accurate lot and building area dimensions, street and alley frontages with names, and location of all structures with distances to the nearest foot between buildings and from buildings to property lines 2. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s proposed alterations 3. Such other information as may be suggested by the Planning Department 4. If the proposal includes an application for a deviation as outlined in Section 38.35.050 (Deviations), BMC, the application for deviation shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce, so as to enable the City Commission to make the determination that the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards, and will be consistent with the intent and purpose of Chapter 38.17 (Entryway x x x x x x x x xNot required for this type of development 67 68 69 Li s t o f P r o p e r t y O w n e r s W i t h i n 2 0 0 ' o f 6 1 6 N . B o z e m a n S t , B o z e m a n , M T , 5 9 7 1 5 Ow n e r L a s t Ow n e r F i r s t Pr o p e r t y A d d r e s s Ci t y ST ZI P Ma i l i n g A d d r e s s Ci t y ST ZI P 1 Wa n g s t r o m Je f f r e y 70 1 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 70 1 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 An d e r s o n Sa r a h 2 Fr o s t Me l i s s a 62 5 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 30 6 S 7 t h S t Bo z e m a n MT 59 7 1 5 3 Co o p e r Mo n t e 62 1 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 80 3 S C h u r c h A v e Bo z e m a n MT 59 7 1 5 4 Si l v e r s o n I I I Ch a r l e s T 61 5 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 61 5 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 5 Ce s t e r o Ba r b a r a M 61 1 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 61 1 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 6 Mc C a r t h y Sh a w n P 60 7 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 31 0 7 O l i v e r S t Bo z e m a n MT 59 7 1 8 7 Mo s b y Ke n n e t h G 11 7 E P e a c h S t Bo z e m a n MT 59 7 1 5 11 7 E P e a c h S t Bo z e m a n MT 59 7 1 5 Ph y l l i s G 8 Gr e e r Ed m u n d J 60 3 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 28 0 2 B l a c k b i r d D r Bo z e m a n MT 59 7 1 8 Ma r y J 9 Gy r Ph i l i p 70 2 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 PO B o x 1 7 4 1 Ja c k s o n WY 83 0 0 1 - 1 7 4 1 10 Kn i g h t An d r e w A 62 6 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 62 6 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 11 Kn i g h t An d r e w 62 0 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 11 3 P a i n t e r R d Bo z e m a n MT 59 7 1 8 12 Go o d r u m Lu E 61 2 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 61 2 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 13 Wo o d s Ni c h o l a s A 60 8 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 PO B o x 2 0 3 8 Bo z e m a n MT 59 7 7 1 - 2 0 3 8 14 Wo o d s Ni c h o l a s A 60 4 N B o z e m a n A v e Bo z e m a n MT 59 7 1 5 PO B o x 2 0 3 8 Bo z e m a n MT 59 7 7 1 - 2 0 3 8 15 Le v i t St u a r t M 70 1 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 PO B o x 5 4 4 Bo z e m a n MT 59 7 7 1 - 0 5 4 4 16 Di x o n Ro b e r t P 62 3 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 62 3 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 Vi r g i n i a R 17 Ba r s n e s s Jo h n C 61 9 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 61 9 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 Ja n i n e M 18 Ri c k Ev a n L 61 5 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 40 9 N B r a d y A v e Bo z e m a n MT 59 7 1 5 19 Si e b e l Go n n i e I 60 9 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 60 9 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 20 Lu n d g r e n Ha n s E 60 3 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 60 3 N M o n t a n a A v e Bo z e m a n MT 59 7 1 5 70 NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) 71 72 73 Kirwan Residence | 616 North Bozeman Avenue Compliance with the Bozeman Design Guidelines for Historic Preservation The analysis below discusses conformance with the Bozeman Design Guidelines for Historic Preservation & The Neighborhood Conservation Overlay District: · “Use building materials that appear similar to those used traditionally in the area… horizontal lap siding is appropriate is most residential neighborhoods” (Page 50). The proposed materials include horizontal lap siding and asphalt shingles which are both used frequently throughout the neighborhood. See Appendix F for photographs. · “The imitation of older historic styles is discouraged for newer structures… Contemporary interpretation of traditional details are encouraged” (Page 51). The proposed design is a contemporary interpretation of a cape cod style or post-war cottage residence. · “Provide a front yard similar in character to its neighbors when possible” (Page 57). The residence meets the required front yard setback of 15 feet which is typical to the neighborhood. The front stoop (which is raised two feet as is common in the neighborhood) encroaches slightly into the setback as permitted by Section 38.21.060. This allowed encroachment pattern is also typical throughout this area and the Conservation District as a whole. See Appendices D and E. Plantings and grass are planned for the front yard. · “Provide a walkway from the street to the building” (Page 57). A walkway is proposed to connect the North Bozeman sidewalk to the front door. · “Orient the front porch to the street” (Page 57). A 40 SF front porch is incorporated into the design to serve as a transitional area from the street to the house. · “Clearly define the primary entrance by using a front porch” (Page 57). Again a covered front porch is included in the design. The primary entrance is extremely obvious through the covered entry and the use of red for the front door. · “Construct a new building to be similar in mass and scale to those… seen traditionally” (Page 58). The residence is one and one-half stories in height with four foot sidewalls. The front porch and shed gable help to further break up mass and establish a pedestrian scale. · “The front wall of a new structure should not exceed two stories in height” (Page 58). Again, the front wall of the proposed residence is only one and one-half stories in height, well below the two story maximum noted here. · “A façade should appear similar in dimension to those seen traditionally in the neighborhood” (Page 58). The proposed width of this residence is 28 feet. Appendix A Design Guidelines Compliance 74 Kirwan Residence | 616 North Bozeman Avenue Compliance with the Bozeman Design Guidelines for Historic Preservation (continued) · “Use roof forms that are similar to those seen traditional on the block” (Page 59). The proposed side gable is traditionally seen in the neighborhood. The proposed pitch of 12:12 is typical of the cape cod style and the surrounding area. See Exhibit F. · “A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front” (Page 59). The proposed accessory structure is 23 feet in height, approximately 4 feet less than the principal residence. · “Locate secondary structures to the rear of the lot” (Page 59). The proposed accessory structure is located to the rear of the lot. · “Locate a garage such that its visual impacts will be minimized…” (Page 59). The proposed two car garage faces the alley. · New boulevard trees on North Bozeman Avenue will add to the streetscape “continue the pattern of street trees in a block” (Page 47). Appendix A Design Guidelines Compliance 75 Kirwan Residence | 616 North Bozeman Avenue Appendix B Aerial Photograph Source: Bozeman GIS Department N Subject Property 76 Kirwan Residence | 616 North Bozeman Avenue Appendix C Zoning Map Source: Bozeman GIS Department N Subject Property 77 Kirwan Residence | 616 North Bozeman Avenue Source: Data collected was collected by property owner and is based on pedestrian survey, cadastral records, the city’s Land Use Inventory, tax records and the City Plat Books. N Subject Property R-4 R-2 2 SHRs - Undersized Lot Area & Width (37.5’) Duplex ADU ADU Duplex Fourplex - Undersized Lot Area & Width (50’) 12-plex - Nonconforming Use Duplex - Undersized Lot Area Duplex - Undersized Lot Width (50’) Duplex Triplex - Nonconforming Use Duplex - Undersized Lot Width (50’) Triplex - Noncon Use & Width (50’) Triplex - Noncon Use & Width (50’) ADU - Undersized Lot Area & Width(37.5’) 2 SHRs-Undersized Lot Area&Width 37.5’ Duplex - Undersized Lot Width (50’) ADU - Undersized Lot Width (50’) Fourplex - Nonconforming Use Triplex - Nonconforming Use Notes: · 47 single household dwellings (8 properties with undersized lot width) · 4 single household dwellings with ADUs (2 with undersized lot width) · 3 examples of two single household dwellings on one undersized property · 8 duplexes (3 with undersized lot width) · 4 triplexes (2 with undersized lot width) · 2 fourplexes (1 with undersized lot width) · 1 twelveplex *Note in terms of overall density patterns within the neighborhood, at least 32% of these properties do not conform to the UDO regarding either use, or lot area or lot width. Appendix D Neighborhood Inventory 1 SHR - Undersized Lot Width (37.5’) SHR - Undersized Lot Width (37.5’) 1 SHR - Undersized Lot Width (40’) 1 SHR - Undersized Lot Width (40’) 1 SHR - Undersized Lot Width (37.5’) 1 SHR - Undersized Lot Width (40’) Duplex 2 SHRs- Undersized Lot Area 78 Kirwan Residence | 616 North Bozeman Avenue Existing Residence - West Elevation (facing North Bozeman Avenue) Appendix E Site Photos Existing South Elevation 79 Kirwan Residence | 616 North Bozeman Avenue Existing North Elevation Appendix E Site Photos Existing East Elevation 80 Kirwan Residence | 616 North Bozeman Avenue Appendix F Neighborhood Photos 81 Kirwan Residence | 616 North Bozeman Avenue Appendix G Examples of Accessory Structures in the Neighborhood 82 FIBER CEMENT LAP SIDING, 4" REVEAL, PAINTED BM 1-06 (WHITE DOVE) (TYP.) FIBER CEMENT TRIM, PAINTED BM 1-06 (WHITE DOVE) (TYP.) ALUMINUM CLAD WOOD WINDOWS W/ LOW-E GLAZING (TYP.) ASPHALT SHINGLE ROOFING (TYP.) WOOD DOOR, PAINTED BM 2002-10 VERMILION WOOD AWNING, PAINTED BM 1-06 (WHITE DOVE) sheetproject codeaddress Ph: 406.582.8988 Fax: 406.582.8911 111 North Tracy Avenue Bozeman, Montana 59715 date 616 N. Bozeman Avenue Bozeman, MT 59715 A3.7 KNB Kirwan Residence February 02, 2012 3/16" = 1'-0"A3.7 1 WEST ELEVATION (FACING BOZEMAN AVE. ) 83 84 85 UP UP UP DN M U D R M P O W D E R R M K I T C H E N D I N I N G L I V I N G E N T R Y 30 ' - 0 " 10' - 0"18' - 0" 8' - 0 " 22 ' - 0 " 11' - 0"7' - 6"9' - 6" 28' - 0" sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A2.2KNBKirwan Residence FLOOR PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " A2 . 2 1 FL O O R P L A N ( L E V E L 1 ) 86 DN 22 ' - 0 " 28' - 0" 22 ' - 0 " 11' - 0"7' - 6"9' - 6" BE D R O O M 1 BE D R O O M 2 sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A2.3KNBKirwan Residence FLOOR PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " A2 . 3 1 FL O O R P L A N ( L E V E L 2 ) 87 UP UP ME C H . ST O R A G E ST O R A G E 30 ' - 0 " 10' - 0"18' - 0" 11' - 0"7' - 6"9' - 6" 28' - 0"sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A2.1KNBKirwan Residence FLOOR PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " A2 . 1 1 FL O O R P L A N ( B A S E M E N T ) 88 5" / 1 ' - 0 " 1' - 0 " / 1 ' - 0 " 1' - 0 " / 1 ' - 0 " 5" / 1 ' - 0 " 3" / 1'-0" sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A2.4KNBKirwan Residence ROOF PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " A2 . 4 1 Ro o f P l a n 89 LEVEL 1 0' - 0"LEVEL 2 10' - 1"T.O. PLATE 9' - 1 1/8"TO. PLATE 2 14' - 0"GRADE -2' - 0"26' - 4 1/2"sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.1KNBKirwan Residence WEST ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " A3 . 1 1 WE S T E L E V A T I O N ( F A C I N G B O Z E M A N A V E . ) 90 LEVEL 1 0' - 0"LEVEL 2 10' - 1"T.O. PLATE 9' - 1 1/8"TO. PLATE 2 14' - 0"GRADE -2' - 0"sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.2KNBKirwan Residence EAST ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " A3 . 2 1 EA S T E L E V A T I O N 91 LEVEL 1 0' - 0"LEVEL 2 10' - 1"T.O. PLATE 9' - 1 1/8"TO. PLATE 2 14' - 0"GRADE -2' - 0" 5" / 1'-0" 1'-0" / 1'-0" sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.3KNBKirwan Residence SOUTH ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " A3 . 3 1 SO U T H E L E V A T I O N 92 LEVEL 1 0' - 0"LEVEL 2 10' - 1"T.O. PLATE 9' - 1 1/8"TO. PLATE 2 14' - 0"GRADE -2' - 0" 5" / 1'-0" 1'-0" / 1'-0" sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.4KNBKirwan Residence NORTH ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " A3 . 4 1 NO R T H E L E V A T I O N 93 sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.5KNBKirwan Residence PERSPECTIVES SD February 02, 2012 A3 . 5 1 SO U T H E A S T P E R S P E C T I V E A3 . 5 2 NORTHWEST PERSPECTIVE 94 sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 A3.6KNBKirwan Residence PERSPECTIVES B SD February 02, 2012 A3 . 6 1 N. W . P E R S P E C T I V E ( H O U S E + G A R A G E ) A3 . 6 2 S. E . P E R S P E C T I V E ( H O U S E + G A R A G E ) 95 UP 1 GA 4 . 1 9' - 0"24' - 0" 26 ' - 0 " 62 4 S . F . F O O T P R I N T sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA2.1KNBKirwan Residence GARAGE FLOOR PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 2 . 1 1 GA R A G E F L O O R P L A N ( L E V E L 1 ) 96 DN 1 GA 4 . 1 18 ' - 0 " 24' - 0" CL O S E T BUILT IN BENCH RE F . W. H . AD U "L I V I N G A R E A " = 3 4 0 S . F . sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA2.2KNBKirwan Residence GARAGE FLOOR PLAN SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 2 . 2 1 GA R A G E F L O O R P L A N ( L E V E L 2 ) 97 sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA3.1KNBKirwan Residence GARAGE ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 3 . 1 1 GA R A G E E A S T E L E V A T I O N ( F A C I N G A L L E Y ) 98 T.O. SLAB -1' - 8"GA-LEVEL 2 8' - 5 3/4"GA-T.O. PLATE 7' - 5 1/8"GA-T.O. PLATE 2 11' - 5 3/4" 1'-0" / 1'-0" 4" / 1'-0"sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA3.2KNBKirwan Residence GARAGE ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 3 . 2 1 GA R A G E S O U T H E L E V A T I O N 99 T.O. SLAB -1' - 8"GA-LEVEL 2 8' - 5 3/4"GA-T.O. PLATE 7' - 5 1/8"GA-T.O. PLATE 2 11' - 5 3/4" 1'-0" / 1'-0" sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA3.3KNBKirwan Residence GARAGE ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 3 . 3 1 GA R A G E N O R T H E L E V A T I O N 10 0 T.O. SLAB -1' - 8"GA-LEVEL 2 8' - 5 3/4"GA-T.O. PLATE 7' - 5 1/8"GA-T.O. PLATE 2 11' - 5 3/4"sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA3.4KNBKirwan Residence GARAGE ELEVATION SD February 02, 2012 1 / 4 " = 1 ' - 0 " GA 3 . 4 1 GA R A G E W E S T E L E V A T I O N 10 1 sheetproject codeaddress© 2012 INTRINSIK 111 N. Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911 Ph: 406.582.8988 616 N. Bozeman Avenue Bozeman, MT 59715 GA3.5KNBKirwan Residence GARAGE PERSPECTIVES SD February 02, 2012 GA 3 . 5 1 3D V i e w 5 GA 3 . 5 2 3D V i e w 6 10 2 Kirwan Residence | 616 North Bozeman Avenue Appendix H Block Height Information In terms of proposed height, the R2 zoning district allows the maximum height for a residence with a 12:12 roof pitch to be 36 feet. The proposed residence is only 28’-4 1/2” with a front wall height of 16’6”. Two feet of that total height is intended to allow the first floor elevation to match the typical block pattern. In terms of neighborhood compatibility, the proposed residence falls within the overall range of building heights (12’-2” to 30’-6”) and front wall heights (10’-3” to 30’-6”) found within the block. Please refer to the chart below. 103 Kirwan Residence | 616 North Bozeman Avenue Appendix I Justification for Demolition The existing single household residence at 616 North Bozeman Avenue is proposed for demolition. 1) The house is does not contribute to the overall district. 2) There are four different foundation types from five different (counting the original structure) phases of the house in varying degrees of disrepair - one plywood foundation in particular and two basement foundations are lagging. 3) Previous owner was both a smoker and hoarder and this has affected the current structure. Smoke has permeated all walls and Buffalo Restoration recommended Killz be painted on all surfaces before the structure could be even possibly made livable. The HVAC system (ducts, vents, and furnace) is smoke damaged and needs replaced or professionally cleaned before the house could be habitable, according to Buffalo Restoration. 4) The exterior of the house is in very poor shape, siding is water-soaked on lower areas. Partial or total replacement of siding would be necessary. 5) Roof lines from different phases are not uniform. 104 Kirwan Residence | 616 North Bozeman Avenue Appendix J Response to Deviation Criteria Below please find additional justification for the proposed lot width deviation: 1. Modifications shall be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter; Narrow lot width is a historic neighborhood pattern. In the 69 properties included in the Neighborhood Survey (see Exhibit D), 16 properties have lots narrower than required by the zoning designation. This is largely because these properties are mainly comprised of combinations of 25-foot wide lots instead of 30-foot lots. 32 percent of the properties examined do not conform to the UDO in terms of either authorized uses, required lot area or required lot width. Refer to Exhibit D. 2. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and A lot width deviation for an accessory dwelling unit will not have any adverse effects on adjoining properties. This property has excess lot area for the proposed uses. While only 6,000 SF is required for a single household residence and accessory dwelling unit, this property provides 6,602 SF of lot area. Also, there is only 20 percent overall lot coverage, only 15 percent rear lot coverage and an excess of parking including one designated off-street parking space specifically for the ADU. 3. Modifications shall assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article. As evidenced in Exhibit G, the pattern of accessory structures varies significantly in terms of yard location and scale. The proposed accessory building fits into this eclectic pattern. The actual design of the accessory structure would not be proposed any differently with or without an ADU. The space above the garage would simply be used as an extra bedroom or office. With excess lot area and parking, there will not be any adverse impacts on the neighborhood. 105