HomeMy WebLinkAboutRunning-Buckingham A Certificate of Appropriateness with Deviations application, Part11.pdf
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson Brekke, Associate Planner Tim McHarg, Planning Director
SUBJECT: A Certificate of Appropriateness with Deviations application requesting
approval for the following alterations to the property addressed as 317 South 6th Avenue: 1) the
demolition of the existing detached garage, 2) the construction of a new 1 ½ story detached garage with an accessory dwelling unit above and an attached carport, and, 3) related site improvements. The property is zoned R-2 (Residential Two-Household, Medium Density) and located within the Cooper Park
Historic District and the Neighborhood Conservation Overlay District.
MEETING DATE: September 24, 2012
AGENDA ITEM TYPE: Action RECOMMENDATION: Staff is recommending conditional approval of the
Running/Buckingham Garage/Accessory Dwelling Unit Certificate of Appropriateness with
Deviations 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 and code provisions are listed on pages 3 and 4 of the staff report. RECOMMENDED MOTION: Having reviewed the application materials, considered public
comment, and considered all of the information presented, I hereby adopt the findings presented
in the staff report for application #Z-12207 and move to approve the Running/Buckingham Garage/Accessory Dwelling Unit Certificate of Appropriateness with Deviations application
with conditions and subject to all applicable code provisions.
BACKGROUND: Property owners Alice Running and Mark Buckingham submitted a
Certificate of Appropriateness (COA) with Deviations (DEV) application to the Department of Planning. The application proposes the following alterations to the property addressed as 317
South 6th Avenue: 1) the demolition of the existing detached garage, 2) the construction of a new
1 ½ story detached garage with an Accessory Dwelling Unit (ADU) above and an attached
carport, and, 3) related site improvements. The property is located within the Cooper Park
Historic District and the Neighborhood Conservation Overlay District. Two deviations from the Bozeman Municipal Code are required for the proposed project:
• The first is requested from Section 38.08.040, “Lot Area and Width” to allow an Accessory Dwelling Unit (ADU) to be allowed on a 54 –foot wide lot, which is 6 feet, or 10%, less than the minimum 60 foot width standard; and
• The second is requested from Section 38.21.050.H, “Accessory buildings, uses and
equipment,” to allow the detached garage building footprint occupy 25% of the rear lot
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area, which is 5% more than the maximum 20 percent standard.
The property addressed as 317 South 6th Avenue currently has a 1 ½ story single-household
residence and a one story detached garage. The existing detached garage was added to the site in 2006, replacing the original garage on the property at that time.
Public noticing for the project occurred during the week of September 3, 2012 and included
posting on site, listed in the legal section of the Bozeman Daily Chronicle, and the notification of
adjoining neighbors within 200 feet of the property. No public comment has been received by the Department of Planning for this project. If public comment is received prior to the City Commission public hearing, Staff will forward it to the Commission for their consideration.
Staff is aware of the applicant’s efforts in meeting with their neighbors to explain and describe
their project.
UNRESOLVED ISSUES: There are no unresolved issues at this time.
ALTERNATIVES: The City Commission has the following alternative actions available:
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: September 13, 2012
Attachments: Staff Report
Application materials
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City Commission Staff Report for Running/Buckingham Garage/Accessory Dwelling Unit (ADU) COA/DEV – File #Z-12207
Item: A Certificate of Appropriateness (COA) with Deviations (DEV) application requesting approval
for the following alterations to the property addressed as 317 South 6th Avenue: 1) the demolition of the existing
detached garage, 2) the construction of a new 1 ½ story detached garage with an Accessory Dwelling Unit (ADU) above and an attached carport, and, 3) related site improvements. The property is zoned R-2 (Residential Two-Household, Medium Density) and located within the Cooper Park Historic District and the Neighborhood
Conservation Overlay District.
Property Owners: Alice Running and Mark Buckingham, 317 South 6th Avenue, Bozeman, MT 59715
Date: City Commission meeting on September 24, 2012, in the City Commission Meeting Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Allyson Brekke, Associate Planner
Recommendation: Conditional Approval
Recommended Motion: Having reviewed the application materials, considered public comment, and
considered all of the information presented, I hereby adopt the findings presented in the staff report for
application #Z-12207 and move to approve the Running/Buckingham Garage/Accessory Dwelling Unit
Certificate of Appropriateness with Deviations application with conditions and subject to all applicable code provisions.
______________________________________________________________________________
Project Location
The subject property is addressed as 317 South 6th Avenue and is legally described as Lots 5 and 6,
Block 2, Babcock and Davis Addition, City of Bozeman, Gallatin County, Montana. See below for a
property and zoning map.
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Proposal and Background
Property owners Alice Running and Mark Buckingham submitted a Certificate of Appropriateness (COA) with Deviations (DEV) application to the Department of Planning. The application proposes the
following alterations to the property addressed as 317 South 6th Avenue: 1) the demolition of the
existing detached garage, 2) the construction of a new 1 ½ story detached garage with an Accessory
Dwelling Unit (ADU) above and an attached carport, and, 3) related site improvements. The property is
located within the Cooper Park Historic District and the Neighborhood Conservation Overlay District.
Two deviations from the Bozeman Municipal Code are required for the proposed project:
• The first is requested from Section 38.08.040, “Lot Area and Width” to allow an Accessory Dwelling Unit (ADU) to be allowed on a 54 –foot wide lot, which is 6 feet, or 10%, less than the minimum 60 foot width standard; and
• The second is requested from Section 38.21.050.H, “Accessory buildings, uses and equipment,”
to allow the detached garage building footprint occupy 25% of the rear lot area, which is 5% more than the maximum 20 percent standard.
The property addressed as 317 South 6th Avenue currently has a 1 ½ story single-household residence
and a one story detached garage. The existing detached garage was added to the site in 2006, replacing
the original garage on the property at that time. Recommended Conditions of Approval and Code Provisions
Planning Staff has reviewed the Running/Buckingham Garage/Accessory Dwelling Unit (ADU)
proposal and recommends conditional approval of the application. Based on the subsequent analysis, Staff finds that the application, with conditions and code provisions, is in general compliance with the adopted Bozeman Community Plan and the City of Bozeman’s Unified Development Code. Staff
includes the following recommended conditions of approval and code provisions:
Conditions of Approval 1. Prior to issuance of a demolition or building permit, the applicant shall consolidate the two
underlying lots that comprise the subject property through a subdivision exemption process or
through a separate legal instrument approved by the City Attorney.
2. The front yard driveway and parking area shall be removed from the property and shown as such on a revised site plan drawing that is submitted to the Department of Planning prior to issuance
of a building permit.
3. The front yard curb cut and driveway access shall be removed from the property and shown as such on a revised site plan drawing that is submitted to the Department of Planning prior to issuance of a building permit.
4. In order to verify compliance with applicable Unified Development Code standards and the
Neighborhood Conservation Overlay design guidelines, the design of the new fence proposed for the property shall be added to the building elevation drawings and shall have its materials noted. The revised elevation sheet shall be submitted to the Department of Planning prior to issuance of
a building permit.
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5. 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 drawing, sheet A-1, 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.
6. The proposed water and sewer line connections for the proposed detached garage and accessory dwelling unit shall be shown on the site plan drawing in the building permit application. The
accessory dwelling unit may share sewer service from the primary dwelling unit on the lot,
provided that the service is television inspected at the owner’s expense and the Water & Sewer
Superintendent determines that the service is in an acceptable condition for shared use.
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 Section 38.21.050.F, “Accessory Buildings and Equipment,” ground-mounted mechanical
equipment shall be screened from public rights-of-way with walls, fencing or evergreen plant
materials and shall not encroach into required setbacks.
• 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.
• Per Section 40.02.750 “Protective Devices”, the Water/Sewer Superintendent is requiring an
inspection of your water service to determine whether the water service has backflow protection
and if such protection is installed that the device is appropriate for the level of use for the
facility. If the service has been found without backflow protection, the applicant will have a preventer and expansion tank installed. If the existing device does not provide adequate
protection, the applicant will be required to replace the preventer with a preventer that is
designed to provide adequate protection. Please call the Water Department’s Backflow specialist
at 582-3200 to arrange an inspection of the water service.
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.
Zoning Designation and Adjacent Land Uses
The subject property is a single-household residence, zoned R-2 (Residential Two-household, Medium
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Density). The intent of the R-2 residential two-household medium density 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: Single-Household Residential, zoned R-2; and
West: Single-Household Residential, zoned R-2.
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
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 single-household residence on the property is a “contributing” structure for the Cooper Park Historic District. No modifications are proposed to this structure. The existing detached
garage was built in 2006 and is not old enough in age to contribute toward the property’s historic
significance. Therefore, its demolition is found to be appropriate. The Secretary of the Interior’s
Standards and Guidelines have been incorporated into the COA criteria evaluated below.
B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following:
All comments below are pertaining to the proposed detached garage and accessory dwelling unit (ADU).
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1. Height;
The proposed detached garage structure reaches approximately 21 feet in height while the
principal house is 22 feet in height. Both structures are described as one-and-one-half story in height. While the height of the detached garage is not very subordinate to the principal house,
Staff believes its location and placement on the site helps to emphasize its subordinate nature.
2. Proportions of doors and windows;
The proportion and location of doors and windows on the detached garage structure are typical of an accessory structure; the building is a rectangular solid, with small holes “punched”
in the walls for windows and doors.
3. Relationship of building masses and spaces;
The proposed detached structure is appropriately located close to the alley edge, to the rear of the lot, and behind the principal home. This location and placement helps to distinguish the
structure’s subordinate nature on the site. The detached structure is smaller in footprint than the
principal home, which also helps to make it subordinate.
Planning Staff is conditioning the removal of the front yard driveway and parking area. The driveway on the property originally ran along the south side of the house to the original one-story
detached garage in the rear southwest corner. That driveway was abandoned when the existing
detached garage was built and now is replaced with a landscaped area. However, a portion of the
driveway remains in the front yard allowing a vehicle or trailer to park in that area. Staff
believes the new detached garage is changing the parking pattern to the rear of the lot with access from the alley. Therefore, the parking area in the front yard should be eliminated.
Chapter 2, “Design Guidelines for all Properties,” of the Design Guidelines for Historic
Preservation contains a section that speaks about the appropriate location of parking on historic
properties:
J. Parking Policy:
The visual impact of surface parking should be minimized. On site parking should be
subordinate to other uses and the front of the lot should not appear to be a parking area. Guidelines:
1. Minimize the visual impact of surface parking in residential neighborhoods.
• A parking area should be located to the rear of a site.
• Do not use a front yard for parking. Instead, use a long driveway, or alley access, that leads
to parking located behind a building.
4. Roof shape; The proposed gable roof form is typical for the surrounding Cooper Park Historic District. The
principal and accessory structures in this neighborhood primarily have a gable roof. This roof
form over a simple rectangular solid is what is seen in the surrounding neighborhood context.
5. Scale; Secondary structures are traditionally subordinate in scale and character to the primary structure
and are typically located to the rear of the lot, and they are primarily used for parking garages
and storage. Staff finds the proposed detached garage as subordinate to the principal house, through a combination of height, building footprint and location on the property.
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6. Directional expression; The proposed detached garage is oriented so that the garage door access is off the rear alley,
which is the current pattern along the alley. The tiny one-car, one-story garages that were once
accessed from the street with long driveways have been abandoned due to their inability to store current size automobiles. The current pattern along this particular alley is one- to two-car
garages with access from the alley.
7. Architectural details;
The new detached garage is designed to reflect similar architectural details of the house, but in a more simplistic way, to help portray its accessory and subordinate function.
8. Concealment of non-period appurtenances, such as mechanical equipment; and
The applicant has been notified that screening of mechanical equipment is required (see
recommended code provisions on page 4 of this report).
9. Materials and color scheme. The proposed detached garage is using building materials that appear similar to those used
traditionally in the area, including horizontal lap siding as the primary exterior cladding for the
rectangular building.
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 new construction is more traditional in design than it is contemporary. However, the
construction is not imitating historic styles. The new windows and balcony from the half-story level
help to distinguish as modern day architecture.
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.
Bozeman’s Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District publication was consulted in reviewing the proposed project.
E. Conformance with other applicable development standards of this title.
Staff has included aggregation of the existing lots through the subdivision exemption process as
recommended Condition #1. Since the two underlying property lots are being used and developed as a single parcel, this condition is necessary to avoid building over property lines, to ensure the proper
functioning of the use and development, and to enable consistent application of the conditional use
permit to the subject property.
Two deviations from the Bozeman Municipal Code are required for the proposed project:
• The first is requested from Section 38.08.040, “Lot Area and Width” to allow an Accessory
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Dwelling Unit (ADU) to be allowed on a 54 –foot wide lot, which is 6 feet, or 10%, less than the
minimum 60 foot width standard; and
• The second is requested from Section 38.21.050.H, “Accessory buildings, uses and equipment,” to allow the detached garage building footprint occupy 25% of the rear lot area, which is 5% more than the maximum 20 percent standard.
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, Planning Staff evaluated the applicant's request in light of these
criteria. Deviation #1, requested from Section 38.08.040, “Lot Area and Width” to allow an Accessory Dwelling
Unit (ADU) to be allowed on a lot less than 60 feet wide (the existing lot width is 54 feet wide, so 6 feet
less than the minimum requirement);
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;
The surrounding R-2 zoning district includes several properties with accessory dwelling units or two-household 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 zoning standard 30-foot
wide lots. Though lot widths in the neighborhood are less than the current minimum required for two-
household and accessory dwelling use, they are greater in lot area (greater than 6,000 square feet). This
is because the historic property 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
separate on-site parking space is designated for the use of the 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 detached garage is centered in the lot, located behind the principal house, and therefore provides 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 and required parking is appropriately located behind the house. This will lessen the chance of
parking congestion along the street.
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
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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, the proposed water and sewer lines for the
accessory dwelling unit shall be shown on a the site plan drawing submitted with the building permit
application.
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.
Summary: Based on a finding that the deviation request meets all applicable criteria, Staff recommends approval of the first deviation request with recommended conditions of approval.
Deviation #2, requested from Section 38.21.050.H, “Accessory buildings, uses and equipment,” to allow
the detached garage building footprint occupy more than 20 percent of the area of the lot located to the
rear of the principal building (the proposed detached garage is occupying 25% of the rear lot area, so 5% more than the minimum).
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;
The proposed detached garage has a 572-square foot building footprint and is planned to house two cars.
Because of the smaller footprint, the garage is allowed to be as close as 6 feet from the rear property line
(while still providing enough backing distance for the cars).
The tiny one-car, one-story garages that once existed in the surrounding neighborhood, accessed from
the street with long driveways, have been abandoned and demolished due to their inability to store
current size automobiles. The predominant pattern along this particular alley is one- to two-car garages
with access from the alley. The garages are located close to the rear property line, creating a strong
building edge along the alley. Please see the aerial image below of the surrounding South 6th Avenue neighborhood.
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While the current alley pattern might not reflect the original historic pattern, Staff finds the proposed
detached garage as fitting within the current garage pattern seen along the rear alley. A small one-story
addition added to the house in 2006 (in coordination with the construction of the existing detached
garage on the property) reduced the rear lot area. It is impossible to design a two-car garage that meets
minimum parking standards that falls under the 20% rear lot coverage minimum. Staff finds the less than 600-square foot garage footprint as historically appropriate for the surrounding neighborhood.
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 detached garage is centered in the lot, located behind the principal house, and therefore
provides 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 and required parking is appropriately located behind the house. This will lessen the chance of parking congestion along the street.
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
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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. Adequate backing distance is provided for the cars housed within the garage and under the carport.
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.
Summary: Based on a finding that the deviation request meets all applicable criteria, Staff
recommends approval of the second deviation request, with the recommended conditions of approval. Public Comment
Public noticing for the project occurred during the week of September 3, 2012 and included posting on site, listed in the legal section of the Bozeman Daily Chronicle, and the notification of adjoining neighbors within 200 feet of the property. No public comment has been received by the Department of
Planning for this project. If public comment is received prior to the City Commission public hearing,
Staff will forward it to the Commission for their consideration. Staff is aware of the applicant’s efforts
in meeting with their neighbors to explain and describe their project.
Conclusion
The Staff has reviewed the Running/Buckingham Garage/Accessory Dwelling Unit (ADU) Certificate of Appropriateness application with two deviation requests and recommends approval of the application
with the conditions and code provisions outlined in this staff report (listed on pages 3 and 4). 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 requests meet all applicable criteria, Staff recommends approval of
the four deviation requests.
AS THIS APPLICATION INCLUDES A REQUEST FOR FOUR DEVIATIONS, THE CONCURRING VOTE OF THREE MEMBERS OF THE CITY COMMISSION IS
NECESSARY TO EFFECT THE DEVIATIONS. 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: Applicant’s Application Materials
Report Sent to: Alice Running & Mark Buckingham, 317 S. 6th Avenue, Bozeman, MT 59715
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171
172
1 Holly Fisher Fuller
321 S. 6th Ave
)
Bozeman, MT 59715
W e
2) illiam and Ann Howi
313 S. 6th Ave
Bozeman, MT 59715
) M ilton
3 artin and Mary Ham
309 S. 6th Ave
Bozeman, MT 59715
s on
4) Federal National Management As ociati
P.O. Box 650043
: 303 S. 6th Ave)
Dallas, TX 75265 (RE
5) Jeremy and Stacy Scot
615 W. Koch
5
Bozeman, MT 5971
6) John C. Brittingham
P.O Box 579
. 7th Ave]
Bozeman, MT 59771 [RE: 314 S
) E k‐Wilbur
7 dward & Emily Loufe
310 S. 7th Ave
59715
Bozeman, MT
8) James Madden
306 S. 7th Ave
Bozeman, MT 59715
ge
9) Dean & Jeanne Littlepa
618 W. Curtis
15
Bozeman, MT 597
10) Torlief Aasheim
517 W. Kock
Bozeman, MT 59715
1)an
1 Scott & Angela Brenn
320 S. 6th Ave
Bozeman, MT 59715
173
12) Brett & Sallie Hartnet
316 S. 6th Ave
5
t
Bozeman, MT 5971
13) Margaret Johnson
312 S. 6th Ave
59715
Bozeman, MT
14) Stacie Smith
P.O. Box 1146
8 S. 6th Ave]
Bozeman, MT 59771 [RE: 30
& CH Jakubek
5)1 GD Hohensee
LRD CO
PO Box 1073
T 59771 [RE: 302 S. 6th Ave)
Bozeman, M
16) Lisa Prugh
404 S. 6th Ave
Bozeman, MT 59715
7)eder
1 Richard and Joy Schro
408 S. 6th Ave
Bozeman, MT 59715
ning
18) City of Bozeman Plan
20 E. Olive St.
eman, MT 59715
Boz
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Narrative:
The owner of 317 S. 6th Ave is requesting approval for the removal of the current
one car garage, reconfiguring that garage into a carport, and constructing a new,
period appropriate, two car garage with an ADU to
req s
the north of the carport. This
ue t is being submitted for the following reasons:
a 1)The current garage is a very small onecar garage and the owner desires
two‐car garage and will use the current garage floor as a car‐port.
2)The new garage will face a car port to the west (in the alley) allowing for
greater maneuverability
of a 504 sq ft. ADU above the garage 3)The owner is requesting the addition
(less than the 600 sq ft allowed).
4) The ADU will not be used as a rental.
In keeping with the esthetics of the historic district and immediate surroundings,
the garage has been designed with an eye towards function and property
configuration. This new garage does not destroy significant historical, cultural or
architectural structures or their components, but exactly mirrors the house on the
property. As per Sec. 38.16.070, the garage is historically appropriate in that:
1) the design mirrors the design of the house which is a craftsman style with
one dormer facing south, the building materials are the same as were
used on the house and colors will exactly match the
house. Windows will be identical in design and function. Roof pitch
and roofing materials will be identical to those of the existing house.
In short the new garage will be nearly identical to the existing home.
The garage will face the same direction as the house. No mechanical
appurtenances will be visible
2) modifications will have minimal adverse effects on abutting properties. In
consideration of our neighbors to the immediate south we have
made the following plans:
a) In an effort to repurpose the materials from the current garage, we
intend to use that concrete slab as a carport, and will place a balcony
above the carport that will serve as the entrance to the ADU. In this
way, the current view that our neighbors to the south enjoy from their
ADU balcony will not be impacted but will actually be expanded.
b) This will also allow for more consistent back yard surface area
when the carport is not being utilized as the carport floor will be
stained to match the current back yard concrete area.
3) alterations will be completed in a timely manner. Once approval has been
granted the work can begin immediately and will hopefully be
complete before the New Year. Every effort will be made to do the
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demolition and concrete work immediately so as to maintain the
integrity of the alley for residents.
The landscape will not be impacted. The tree that is currently in the back yard has
been cut back significantly, is not healthy, and will be removed. The potentilla along
the west fence will be transplanted to the north side of the house in an area that
oes not currently have landscaping. A large evergreen will be preserved. No other d
landscape will be altered or impacted.
The proposed structure will complement the other existing garages on S. 6th.
Directly to the South there is a three‐car garage (two garage doors facing Koch and
one garage door facing the alley) with living area above the garage, and two houses
north there is a two story (with living area), two‐car garage. The neighbors directly
to the North have access to their garage from the street. The neighbors to the west
of us across the ally have a carport (that will be directly behind or across from the
ew garage) that will not be impacted by the proposed structure. Again, this project
al is granted.
n
will be started as soon as approv
Picture rs a e included that show:
1) Front and back of current house/garage
2)Blocked access to current garage from street (S. 6th)
osed garage will have matching 3)Dormer on south side of house (prop
uth side
dormer on so
4)Existing garages to north and south
5)Alley access
6) Accessory structures (car port) in rear alley directly behind or across
from proposed garage
Two de iationv s are being requested:
1 Width: 38.08.040
current available lot space is 54 ft because of a permanent
north of the property.
) Lot
a)
) Rea
easement from the garage to the immediate
0.H 2r Lot Area: 38.21.05
a) back yard = 2036 sq ft. (37.5 ft x 54 ft)
4 sq ft
ck yard lot will be used for structures.
b) garage = 59
c) percentage = 29% of ba
considering this request.
Thank you for
Alice Running
th Ave 317 S. 6
Bozeman, MT
59715
(775) 232‐8244
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