HomeMy WebLinkAboutPreliminary Site Plan and Certificate of Appropriateness with Deviations for the Persons
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson B. Brekke, Associate Planner Tim McHarg, Planning Director
SUBJECT: A Preliminary Site Plan and Certificate of Appropriateness with
Deviations application requesting approval for the following alterations to the property addressed as 310 East Koch Street: 1) the remodel of the principal household structure, including a redesign of the front porch, a rear addition and a side patio/deck addition, 2) the demolition of the
secondary household structure, 3) construction of a new secondary household structure, and 4)
related site improvements. The property is zoned R-2 (Residential Two-Household, Medium
Density) and is located within the Neighborhood Conservation Overlay District.
MEETING DATE: October 1, 2012
AGENDA ITEM TYPE: Action (Quasi-Judicial)
RECOMMENDATION: Staff is recommending conditional approval of the Persons Creek
House Renovation Preliminary Site Plan and 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 are pages 2 and 3 of the staff report.
SUGGESTED 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-12216 and move to approve the Persons Creek House
Renovation Preliminary Site Plan and Certificate of Appropriateness with Deviations application with conditions and subject to all applicable code provisions.
BACKGROUND: Property owner Jacquie Persons, represented by Comma-Q Architecture,
submitted a Site Plan and Certificate of Appropriateness with Deviations application to the
Department of Planning proposing alterations to the property addressed as 310 East Koch Street. The property is located at the end of Koch Street and is adjacent to Bozeman Creek (along the
east perimeter). Two separate single-household residences currently exist on the property. The
principal house fronts Koch, while the secondary house fronts the rear alley. The principal house
was moved from Park County to its current site in the early 1990s. At the time of that move, the
secondary house was in its current location and was the primary residence on site.
The application proposes the following alterations to the property addressed as 310 East Koch
Street:
• Remodel of the principal household structure, including a redesign of the front porch, a rear addition and a side patio/deck addition;
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• Demolition of the secondary household structure;
• Construction of a new secondary household structure; and
• Related site improvements.
Two deviations from the Bozeman Municipal Code are required for the proposed project.
• The first is requested from Section 38.23.100, “Watercourse Setback,” to allow the side patio/deck addition to the principal household structure to encroach up to 10 feet into the
required 35-foot Bozeman Creek watercourse setback, which will supply a 25-foot
watercourse setback (encroachment ranges between 4 and 10 feet); and
• The second is from Section 38.08.050, “Yards,” to allow the secondary residential structure to encroach 7 feet and 4 inches into the required 20-foot rear yard setback,
which will supply a 12 foot and 6 inch rear yard setback.
A site plan rather than sketch plan application is required due to the proposal requesting two
separate single-family household residences on property in single ownership. The City Commission is charged with the final decision on this application due to the deviation requests.
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.
Attachments: Staff Report Public Comment Application Materials
Report compiled on: September 20, 2012
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#Z-12216 Persons Creek House Renovation SP/ COA/ DEV 1
City Commission Staff Report for Persons Creek House Renovation SP/COA/DEV File #Z-12216
Item: A Preliminary Site Plan and Certificate of Appropriateness with Deviations application requesting the following alterations to the property addressed as 310 East Koch Street: 1) the remodel of the principal household structure, including a redesign of the front porch, a rear addition and a side
patio/deck addition, 2) the demolition of the secondary household structure, 3) construction of a new
secondary household structure, and 4) related site improvements. The property is zoned R-2
(Residential Two-Household, Medium Density) and located within the Neighborhood Conservation Overlay District.
Property Owner: Jacquie Persons, 310 East Koch Street, Bozeman, MT 59715
Representative: Comma-Q Architecture, 109 North Rouse Avenue #1, Bozeman, MT 59715
Date: City Commission meeting on October 1, 2012 at 6:00 p.m. in the City Commission Meeting
Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Allyson B. Brekke, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The existing residential structure is located at 310 East Koch Street and legally described as east 43.8 feet of Lot 4 and the west 57.45 feet of Lot 3, Guys Second Addition, City of Bozeman, Montana. The
zoning designation for the property is R-2 (Residential Two- Household, Medium Density). It is located
with the Neighborhood Conservation Overlay District and the Bogert Park Neighborhood Association, a
City recognized neighborhood association. See below for an aerial view of the property.
KOCH
ALLEY
1
2
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#Z-12216 Persons Creek House Renovation SP/ COA/ DEV 2
Proposal
Property owner Jacquie Persons, represented by Comma-Q Architecture, submitted a Site Plan and
Certificate of Appropriateness with Deviations application to the Department of Planning proposing
alterations to the property addressed as 310 East Koch Street. The property is located at the end of Koch Street and is adjacent to Bozeman Creek (along the east perimeter). Two separate single-household
residences currently exist on the property. The principal house fronts Koch, while the secondary house
fronts the rear alley. The principal house was moved from Park County to its current site in the early
1990s. At the time of that move, the secondary house was in its current location and was the primary
residence on site.
The application proposes the following alterations to the property addressed as 310 East Koch Street:
• Remodel of the principal household structure, including a redesign of the front porch, a rear addition and a side patio/deck addition;
• Demolition of the secondary household structure;
• Construction of a new secondary household structure; and
• Related site improvements.
Two deviations from the Bozeman Municipal Code are required for the proposed project.
• The first is requested from Section 38.23.100, “Watercourse Setback,” to allow the side patio/deck addition to the principal household structure to encroach up to 10 feet into the
required 35-foot Bozeman Creek watercourse setback, which will supply a 25-foot watercourse
setback (encroachment ranges between 4 and 10 feet); and
• The second is from Section 38.08.050, “Yards,” to allow the secondary residential structure to encroach 7 feet and 4 inches into the required 20-foot rear yard setback, which will supply a 12
foot and 6 inch rear yard setback.
A site plan rather than sketch plan application is required due to the proposal requesting two separate single-family household residences on property in single ownership. The City Commission is charged with the final decision on this application due to the deviation requests.
Recommendation
Based on the subsequent analysis, the Development Review Committee (DRC) and Staff find that the application, with conditions and code provisions, is in general compliance with the adopted City of Bozeman Growth Policy and Unified Development Code. The following conditions of approval are
recommended.
Recommended Conditions of Approval 1. Prior to the issuance of a demolition and/or building permit, the applicant shall aggregate the
property lots comprising the subject property through a subdivision exemption application
submitted to the Department of Planning.
2. The site plan drawing shall be revised to show the removal of the front driveway and front yard parking and shall be shown in the Final Site Plan application.
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3. A landscape plan shall be prepared by a qualified landscape professional and be reviewed and approved by the Department of Planning & Community Development with the Final Site Plan
application.
4. A watercourse setback planting plan, for all the remaining green areas within the watercourse
setback, shall be prepared by a qualified landscape professional and shall be reviewed and approved by the Department of Planning & Community Development with the Final Site Plan
application. The planting plan shall include new or existing native materials suited for a riparian
area and follow the guidelines specified in Section 38.23.100.A.2.f of the BMC.
5. The building elevation drawings shall be revised to clearly indicate which windows on the existing house are remaining and which are being replaced and shall be shown in the Final Site
Plan application.
6. That the applicant upon submitting the Final Site Plan for approval by the Planning Director and
prior to issuance of a building permit, will also submit a written narrative outlining how each of the conditions of approval and
code provisions have been satisfied.
7. Any permanent structures within the public right of way of East Koch Street shall be removed
with this project.
Zoning Designation & Land Uses
The property is zoned R-2, Residential Two-Household, Medium Density District. 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. Below is a description of the adjacent land uses:
North: Residential Single-Family Household, zoned R-2;
South: Residential Multi-Family, zoned R-2; East: Park and Open Space, zoned R-2; and
West: Residential Single-Family Household, zoned R-2.
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Adopted Growth Policy Designation
The Future Land Use Map (Figure 3-1) 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 38.10.100.A “Plan Review Criteria”
In considering applications for plan approval under this chapter, the review authority and advisory bodies shall consider the following criteria. When considering the criteria for future phases of a master
site plan, other than those for criteria 1—3, the evaluation shall be of a more generalized demonstration
of compliance, recognizing that a subsequent site plan shall be submitted in the future which shall
provide evidence of specific compliance. The level of detail submitted and review conducted shall be
equal with the level of entitlement being sought with the application. See article 41 of this chapter for required submittal materials.
1. Conformance to and consistency with the city’s adopted growth policy;
The subject property is planned Residential in the adopted Growth Policy. 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.
The application proposes two separate residential household structures on the property which are appropriate uses for areas planned Residential.
2. Conformance to this chapter, including the cessation of any current violations; Some structural items were seen located within the East Koch Street right of way. As conditioned,
permanent structures within the right of way shall be removed.
3. Conformance with all other applicable laws, ordinances and regulations;
The application, including the conditions of approval recommended by staff, will conform with all other applicable laws, ordinances and regulations, including, but not limited to, the code provisions listed
below:
a) A construction management plan shall be submitted with the final plan submittal including
provisions for a construction trash enclosure. For applications other than those classified as sketch plan reviews per Section 38.19.050, the applicant shall designate a temporary enclosed
refuse storage area on the site plan, including a typical detail with dimensions and type of
materials, for the storage and collection of building material debris during the construction
phase of the project, and that said debris area is shown accordingly on the final plan.
b) Section 38.19.120 requires the applicant to submit seven (7) copies a Final Site Plan within 6 months of preliminary approval containing all of the conditions, corrections and modifications
to be reviewed and approved by the Planning Office.
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• If occupancy of any structure
c) Section 38.19.120 requires that the final site plan shall contain the materials required in
39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities and utility rights-of-
way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4)Water; and (5) Sewer (sanitary, treated effluent and storm).
is to occur prior to the installation of all required on-site improvements, the Improvements Agreement must be secured by a method of security
equal to one and one-half times the amount of the estimated cost of the scheduled
improvements not yet installed. Said method of security shall be valid for a period of
not less than twelve (12) months; however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method of
security.
d) Section 38.19.160 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Site Plan approval. Building Permits will not be issued until
the Final Site Plan is approved.
e) Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted
equipment shall be screened with walls, fencing or plant materials. The final site plan shall
contain a notation
f) Section 38.23.150.D.7.a requires that all outdoor lighting, whether or not required by this
section, shall be aimed, located, designed, fitted and maintained so as not to present a hazard to
drivers or pedestrians by impairing their ability to safely traverse and so as not to create a
nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
that “No ground mounted mechanical equipment, including, but not limited
to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the
required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features.”
g) Section 38.23.150.D.7.b requires that 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
h) Section 38.25 outlines the general provisions of parking. All proposed parking shall follow
these provisions.
i) Section 38.26 outlines the general provisions of landscaping. All proposed landscaping shall
follow these provisions.
j) Section 38.34.100 states that a building permit shall be obtained within one year of final
approval, or said approval shall become null and void. Prior to the lapse of one year, the
applicant may seek an extension of one additional year from the Planning Director.
k) Section 38.39.030 requires that the applicant shall provide for private improvements
certification by the architect, landscape architect, engineer and other applicable professionals
that all improvement including, but not limited to landscaping, ADA accessibility requirements,
private infrastructure, or other requirement elements were installed in accordance with the
approved site plan, plans and specifications.
l) Section 40.02.750 “Protective Devices”, the Water/Sewer Superintendent is requiring an
inspection of the property’s 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
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#Z-12216 Persons Creek House Renovation SP/ COA/ DEV 6
designed to provide adequate protection. Please call the Water Department’s Backflow specialist at 582-3200 to arrange an inspection of the water service.
m) The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used
shall also be provided.
n) Sewer and water services shall be shown on the Final Site Plan and approved by the
Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by
the applicant. All trees must be at least 10 feet from any public utilities or service lines. Public
utilities and services lines must be shown on the Final Landscaping plan.
o) Drive approach and public street intersection sight triangles shall be free of plantings which at
mature growth will obscure vision within the sight triangle.
p) A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed
to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot
elevations), storm water detention/retention basin details (including basin sizing and discharge
calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan.
q) A Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application
form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm
Water Management Ordinance #1763. The SMP is independent of any other storm water
permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan (SWPPP) if they are required for this development.
r) A storm water easement must be established on the adjacent property and filed with the County
Clerk and Recorder's Office for the retention pond and discharge course if located off the
subject property.
s) The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with section 18.74.020.A.1 of the
Unified Development Code. This shall be submitted as part of the final site plan for site
developments, or with the infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the construction traffic follows the approved routes.
t) All construction activities shall comply with section 18.74.020.A.2 of the Unified Development
Code. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the construction to ensure any damages or cleaning that are required are complete. The
developer shall be responsible to reimburse the City for all costs associated with the work if it
becomes necessary for the City to correct any problems that are identified.
4. Relationship of plan elements to conditions both on and off the property; a. Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass
and height, neighborhood identity, landscaping, historical character, orientation of buildings on
the site and visual integration; The addition to the primary household structure is appropriately occurring to the rear and is located
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outside of the required 35-foot watercourse setback. This design provides the most sensitivity to the streetscape and the creek.
b. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space
and landscaping, etc.) so that activities are integrated with the organizational scheme of the
community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development; The landscaped space to the east of the primary household structure is preserved with the
development which appropriately ties together the adjacent open space in Bogert Park.
c. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site
configuration; and
As conditioned, a watercourse setback planting plan will be submitted with the landscape plan to
ensure there is a natural landscape buffer between the built residences and Bozeman Creek. d. If the proposed project is located within a locally designated historical district, or includes a
locally designated landmark structure, the project is in conformance with the provisions of
article 16 of this chapter;
Not applicable.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions;
The parking conditions are greatly improved with the proposed development by moving the parking area
for both residences to the rear of the lot. The front driveway and parking area is removed in
coordination with the garage addition. Parking is more appropriate to occur off the rear alley.
6. Pedestrian and vehicular ingress, egress and circulation;
a. Design of the pedestrian and vehicular circulation systems to assure that pedestrians and
vehicles can move safely and easily both within the site and between properties and activities
within the neighborhood area; The primary pedestrian ingress and egress will occur in the front of the primary household structure,
while the vehicular ingress and egress will occur to the rear off the alley. The separation between
pedestrian and vehicular traffic improves the safety of both forms of traffic.
b. Non-automotive transportation and circulation systems design features to enhance convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting;
The rear driveway and parking area is proposed as a concrete surface which will help better
distinguish the area as parking.
c. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments and general community; and
The development fronts Koch Street which provides adequate connection to the local street system.
d. Dedication of right-of-way or easements necessary for streets and similar transportation facilities; Adequate right of way for Koch Street is already established.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation;
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Landscape and watercourse setback planting plans are required to be submitted with the Final Site Plan application.
8. Open space;
a. The enhancement of the natural environment;
The Bozeman Creek setback will be improved with the implementation of the required watercourse setback planting plan.
b. Precautions being taken to preserve existing wildlife habitats or natural wildlife feeding
areas;
No wildlife habitat areas are identified in proximity to the project site. c. If the development is adjacent to an existing or approved public park or public open space
area, have provisions been made in the plan to avoid interfering with public access to and use of
that area;
A trail crossing over Bozeman Creek exists at the terminus of East Koch Street and is not affected with this proposal.
d. Is any provided recreational area suitably located and accessible to the residential units it is
intended to serve and is adequate screening provided to ensure privacy and quiet for
neighboring residential uses; Not applicable.
e. Open space shall be provided in accordance with article 27 of this chapter; and
This development does not demand any open space requirements.
f. Park land shall be provided in accordance with article 27 of this chapter; This development does not demand any park land requirements.
9. Building location and height;
Please see Staff’s analysis of building location and height under the Certificate of Appropriateness (COA) Standards criteria beginning on page 9 of this report.
10. Setbacks;
A portion of the development does not satisfy the minimum watercourse and rear yard setbacks required
by the Unified Development Code. Please see Staff’s analysis of setbacks under the deviation criteria beginning on page 11 of this report.
11. Lighting;
Code provisions requires that all outdoor lighting shall be aimed, located, designed, fitted and
maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a
neighboring use or property.
12. Provisions for utilities, including efficient public services and facilities; The Water/Sewer Superintendent is requiring an inspection of the property’s 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.
13. Site surface drainage and stormwater control; A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to
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remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City Engineer. Additionally, a Storm Water Management Permit (SMP) must be submitted and approved by
the City Engineer prior to Final Site Plan Approval.
14. Loading and unloading areas;
The parking conditions are greatly improved with the proposed development by moving the parking area for both residences to the rear of the lot. The front driveway and parking area is removed in
coordination with the garage addition. Parking is more appropriate to occur off the rear alley.
15. Grading;
Significant modifications to the existing site grading are not proposed with this application.
16. Signage;
No signage is proposed with this application.
17. Screening; No ground mounted mechanical equipment, including, but not limited to utilities, air
exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and
will be properly screened with an opaque solid wall and/or adequate landscape features.
18. Overlay district provisions; Please see Staff’s analysis of the Certificate of Appropriateness (COA) Standards criteria beginning on
page 9 of this report.
19. Other related matters, including relevant comment from affected parties;
The Department of Planning and Community Development received one letter of public comment in support of this proposal. The letter was sent by a David Lockie who owns the property at 317 and 323
Lindley Place, which is located across Koch Street to the north.
20. If the development includes multiple lots that are interdependent for circulation or other
means of addressing requirement of this title, whether the lots are either: a. Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming; or
b. The subject of reciprocal and perpetual easements or other agreements to which the City is
a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming.
Per condition #1 on page 2 of this staff report, the applicant shall aggregate the property lots comprising
the subject property through a subdivision exemption application submitted to the Department of
Planning prior to the issuance of a demolition and/or building permit.
21. Compliance with article 8 of chapter 10 of this Code; This development does not demand any workforce housing requirements.
22. Phasing of development. Section 38.16.050 “Standards for Certificates of Appropriateness”
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
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Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at the Department of Planning).
The principal household structure on the site is not considered historically significant as it was moved to
the site in the 1990s and has existed on the current site for less than 50 years. Additionally, the secondary household structure has undergone significant alterations over the past years and is not
considered a historically significant structure.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following:
1. Height;
The height of the garage addition and porch additions are appropriately at a one-story height, which is
subordinate to the house and closer to ground level.
Principal house remodel and additions
The secondary house is appropriately subordinate in height the house along Koch Street; it is 14 feet less
in height than the principal house.
Secondary house
2. Proportions of doors and windows;
The remodel includes replacement of several of the existing house windows. The replacement windows
are slightly more contemporary in style than the existing one-over-one windows, but they maintain a
traditional solid-to-void ratio (overall, more wall than window).
Principal house remodel and additions
The design and location of windows on the secondary house are contemporary in style but are found as
appropriate for the new construction.
Secondary house
3. Relationship of building masses and spaces;
The garage addition is at the rear of the building and is set back to minimize the visual impacts along
East Koch Street.
Principal house remodel and additions
The secondary house is appropriately located to the rear of the lot, set back significantly from the principal house’s front wall plane. The house is also located outside of the minimum 35-foot
watercourse setback, but is located within the minimum 20-foot rear yard setback. This encroachment is
necessary to improve the parking condition on the site. All of the required parking for the property is
appropriately moved to the rear of the lot with access from the alley.
Secondary house
4. Roof shape;
The porch and garage additions are using appropriate shed roof forms. The principal gable roof of the
existing house is preserved with the remodel.
Principal house remodel and additions
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A shed roof form is proposed for the secondary structure, which helps to distinguish it as a subordinate
structure to the principal house.
Secondary house
5. Scale;
The one-story height of all the additions helps to step the height of the building down closer to the street,
creek and alley.
Principal house remodel and additions
The secondary house is smaller in building footprint than the principal house, by about 1,300 square feet. The smaller scale of the secondary house helps to distinguish it as the subordinate structure on the
property.
Secondary house
6. Directional expression, with regard to the dominant horizontal or vertical expression of
surrounding structures;
The remodeled front porch retains its orientation to the Koch Street. Though the front door will no
longer be viewed from Koch Street, the primary entrance of the house continues to be appropriately
defined by the front porch.
Principal house remodel and additions
The secondary structure faces the rear alley and the front door is appropriately oriented in that direction.
Secondary house
7. Architectural details;
The remodel of the principal house is a great example of contemporary interpretations of traditional
details. The contemporary porch design provides visual interest at the street level while conveying the
fact that the additions are new construction.
Principal house additions
There is minimal architectural detailing on the secondary house. Similar building materials are used on
both houses, helping the two appropriately relate to one another.
Secondary house
8. Concealment of nonperiod appurtenances, such as mechanical equipment; and
No ground mounted mechanical equipment, including, but not limited to utilities, air
exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and
will be properly screened with an opaque solid wall and/or adequate landscape features.
9. Materials and color schemes (any requirements or conditions imposed regarding color schemes
shall be limited to the prevention of nuisances upon abutting properties and prevention of
degradation of features on the property in question. Color schemes may be considered as primary
design elements if a deviation from the underlying zoning is requested) Staff is requiring the building elevation drawings be revised so to better identify which existing
windows on the principal house are being retained and which are being replaced. This is to help Staff
better be able to review the future building permit drawings.
There is minimal architectural detailing on the secondary house. Similar building materials are used on both houses, helping the two appropriately relate to one another. The building materials appear similar
to those used traditionally in the surrounding neighborhood.
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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 remodel of the principal house is a great example of contemporary interpretations of traditional details. None of the contemporary additions destroy historically significant structures and is compatible
with the foregoing elements of the surrounding neighborhood.
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 for the Neighborhood Conservation Overlay District publication was utilized in the above review of the project design.
E. Conformance with other applicable development standards of this chapter.
The site plan review criteria were applied to this proposal and are included in this report beginning on
page 4.
Two deviations from the Bozeman Municipal Code are required for the proposed project.
• The first is requested from Section 38.23.100, “Watercourse Setback,” to allow the side patio/deck addition to the principal household structure to encroach up to 10 feet into the required 35-foot Bozeman Creek watercourse setback, which will supply a 25-foot watercourse
setback (encroachment ranges between 4 and 10 feet); and
• The second is from Section 38.08.050, “Yards,” to allow the secondary residential structure to encroach 7 feet and 4 inches into the required 20-foot rear yard setback, which will supply a 12 foot and 6 inch rear yard setback.
The required criteria for granting deviations are examined in the following section, beginning on page
12. F. Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in chapter 2, article 6, division 2.
This application did not apply for tax abatement.
Section 38.16.070 “Deviations from Underlying Zoning Requirements” Because the development of much of historic Bozeman preceded zoning, subdivision and
construction regulations, many buildings within the conservation district do not conform to
contemporary zoning standards. In order to encourage restoration and rehabilitation activity that would contribute to the overall historic character of the community, deviations from underlying zoning requirements may be granted as described in article 35 of this chapter.
42
#Z-12216 Persons Creek House Renovation SP/ COA/ DEV 13
Deviation #1, requested from Section 38.23.100, “Watercourse Setback,” to allow the side patio/deck addition to the principal household structure to encroach up to 10 feet into the required 35-foot Bozeman
Creek watercourse setback, which will supply a 25-foot watercourse setback (encroachment ranges
between 4 and 10 feet);
The criteria for granting deviations from the underlying zoning requirements are: A. 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;
The front yard of the principal structure extends from Koch Street to down and around to the Bozeman
Creek bank. Even before the principal structure was added to the site in the 1990’s this was the pattern
of the property. Porches serve as a transition area from the street to the house and also are an essential
element of the streetscape. They provide human scale to the house and offers interest to pedestrians.
Staff finds both porch additions, front and side, as appropriate because it allows the principal house to better address the property’s streetscape and front yard area.
It is the determination of 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 Code.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof; and
Due to the location at the end of the Koch Street right-of-way, the porch additions will have no adverse effect on abutting properties. Rather, the porch additions will have a positive effect on the Koch Street
streetscape. Additionally, the side porch does not interfere with the trail connection over Bozeman
Creek
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 Code.
C. Modifications shall assure the protection of the public health, safety and general welfare. The proposed side patio is located outside of the 100 year floodplain and therefore, will assure the
protection of public health and safety.
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 Code.
Deviation #2, requested from Section 38.08.050, “Yards,” to allow the secondary residential structure to encroach 7 feet and 4 inches into the required 20-foot rear yard setback, which will supply a 12 foot and 6 inch rear yard setback.
The criteria for granting deviations from the underlying zoning requirements are:
A. Modifications shall be more historically appropriate for the building and site in question and
43
#Z-12216 Persons Creek House Renovation SP/ COA/ DEV 14
the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter; The secondary house has historically been located within the minimum 20-foot rear yard setback.
Therefore, continuing the encroachment with the new construction is more historically appropriate for
the site. The new construction will decrease the existing encroachment by approximately 8-1/2 feet so to provide more parking area for the principal house.
It is the determination of 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 Code.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof;
The secondary house will decrease the existing rear yard setback encroachment by approximately 8-1/2
feet. This reduction in encroachment provides a greater buffer between the alley right-of-way and the
secondary structure.
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 Code.
C. Modifications shall assure the protection of the public health, safety and general welfare. The new secondary structure is located outside of the minimum 35-foot watercourse setback to ensure
protection of the public health and safety. It is also located outside of the 100 year floodplain. Public
health and safety is also protected by relocating the required parking for the principal structure off East
Koch Street to the rear alley.
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 Code.
Conclusion/Recommendation
The Development Review Committee and City Staff have reviewed the Persons Creek House
Renovation Preliminary Site Plan and Certificate of Appropriateness with Deviations application and
recommend the City Commission approve the application with the conditions outlined in this report, beginning on page 2. The applicant must comply with all provisions of the Bozeman Unified
Development Code, which are applicable to this project, prior to receiving Final Site Plan approval. The
applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or State law.
Attachments: Application materials/drawings
Report Sent to: Jacquie Persons, 310 East Koch Street, Bozeman, MT 59715 and Comma-Q Architecture, 109 North Rouse
Avenue #1, Bozeman, MT 59715
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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:
46
47
Page 3
(Certificate of Appropriateness Checklist 2 – Prepared 11/25/03; revised on 9/8/04, revised 11/14/11)
CERTIFICATE OF APPROPRIATNESS CHECKLIST 2
If a project is located in the Neighborhood Conservation Overlay District or the Entryway Corridor Overlay District, and DOES NOT
qualify 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 No N/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. Historical information, including available data such as pictures, plans, authenticated verbal
records and similar research documentation that may be relevant to the planned alteration
3. Materials and color schemes to be used
4. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
5. A schedule of planned actions that will lead to the completed alterations
6. Such other information as may be suggested by the Planning Department
7. 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
8. 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 No N/A
1. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
2. Such other information as may be suggested by the Planning Department
3. 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
Corridor Overlay District), BMC.
4. Stormwater Management Permit Application required
48
SITE PLAN CHECKLIST
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. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1. 20 or more dwelling units in a multiple household structure or structures
2. 30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3. 20,000 or more square feet of exterior storage of materials or goods
4. Parking for more than 90 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes No N/A
1. Location map, including area within one-half mile of the site
2. List of names and addresses of property owners according to Chapter 38.40, BMC (Noticing)
3. A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4. Boundary line of property with dimensions
5. Date of plan preparation and changes
6. North point indicator
7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8. Parcel size(s) in gross acres and square feet
9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, covered and
uncovered bicycle parking, compact spaces, handicapped spaces and motorcycle parking, on-
street parking, number of employee and non-employee parking spaces, existing and proposed,
and total square footage of each
Page 3
(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11)
49
Page 4
General Information, continued Yes No N/A
13. The information required by Section 38.41.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 38.41.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC
(Supplementary Documents)
19. Stormwater Management Permit Application required
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes No N/A
1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3. On-site streets and rights-of-way
4. Ingress and egress points
5. Traffic flow on-site
6. Traffic flow off-site
7. Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8. Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Page 5
Site Plan Information, continued Yes No N/A
9. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with B.M.C. Chapter 40 Article 4 storm drainage ordinance and best management practices
manual adopted by the City
10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15. Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 38.28, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Permanent and construction period exterior refuse collection areas, including typical details
17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 38.41.060.18, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 38.41.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26. The information necessary to complete the determination of density change and parkland
provision required by Chapter 38.27, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 38.41.060.16, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC
(Affordable Housing) which have either been established for that lot(s) through the
subdivision process or if no subdivision has previously occurred are applicable to a site plan.
The description shall be of adequate detail to clearly identify those lots and dwellings
designated as subject to Article 8 Section 10, BMC compliance requirements and to make the
obligations placed on the affected lots and dwellings readily understandable.
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Page 6
D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes No N/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 38.26.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 38.23.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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54
Page 1 of 2
ADJOINERS LIST
Date: August 17, 2012
Following is a list of all adjoining property owners within 200 feet of the
B. Creek House Renovation Project located at 600 North Wallace Ave.
PROPERTY ADDRESS PROPERTY OWNER MAILING ADDRESS
1. 330 LINDLEY PL PHILLIP & GABRIELLA NELSON 1550 CLARENDON BLVD #705 ARLINGTON, VA 22209
2. 326 LINDLEY PL SAAM REAL ESTATE INCORPORATED 7177 JADE HILL LN BOZEMAN, MT 597158398
3. 322 LINDLEY PL STEVEN P. & MARIANNE C. LIEBMANN, BURTON DONALD
7177 JADE HILL LN BOZEMAN, MT 597158398
4. 320 LINDLEY PL SAAM REAL ESTATE INC, MARIANNE LIEBMANN
7177 JADE HILL LN BOZEMAN, MT 597158398
5. 329 LINDLEY PL FLORENCE I. GEIGER 329 LINDLEY PL BOZEMAN, MT 597154834
6. 323 LINDLEY PL DAVID D. & JENNIE L. LOCKIE 317 LINDLEY PL BOZEMAN, MT 597154834
7. 317 LINDLEY PL DAVID D. & JENNIE L. LOCKIE 317 LINDLEY PL BOZEMAN, MT 597154834
8. 304 E KOCH ST.
PAOLA FEHER 304 E KOCH ST BOZEMAN, MT 597154831
9. 226 E KOCH ST DVS226 LLC PO BOX 1594 BOZEMAN, MT 597711594
55
Page 2 of 2
10. 222 E KOCH ST ELIZABETH A. KUDRNA 222 E KOCH ST APT A BOZEMAN, MT 597156221
11. 216 E KOCH ST MITCHELL B. JR & KAREN R. STEWART 1128 E BABCOCK ST BOZEMAN, MT 597153835
12. 406 BOGERT PL WILLIAM L. & MARIAH A. & MATHEW B. MCCALLUM
406 BOGERT PL BOZEMAN, MT 597154805
13. 412 BOGERT PL BRUCE D. & MARY LOUISE MCCALLUM
412 BOGART PL BOZEMAN, MT 597154805
14. 405 E STORY ST MARGARET L. KINSEY 405 E STORY ST BOZEMAN, MT 597154854
15. 409 E STORY ST
NELLIE LIVING TRUST MCCALLUM 409 E STORY ST BOZEMAN, MT 597154854
16. 313 E STORY ST HOMES 4 RENT INC & JOY A. & RANDY L. WHITE
25 RODEO CT BOZEMAN, MT 597187861
17. 305 E STORY RD ANDREW & JENNA HOGAN 305 E STORY ST BOZEMAN, MT 597154852
18. 301 E STORY ST BRIT T FONTENOT & KRISTINA L. ALLISON 301 E STORY ST BOZEMAN, MT 597154852
19. 223 E STORY ST JEFFREY W. YEATON & SUSAN M. ANDERSON
PO BOX 465 COTTESLOE
20. 219 E STORY ST MARK D. PEARSON 219 E STORY ST BOZEMAN, MT 597154850
56
DATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212 Laura.rvt9/10/2012COA 012-10Cover Sheet50% CDsB. Creek House Renovation310 East Koch Steet, Bozeman MontanaRENOVATION ATB. Creek House RenovationBozeman, MT 59715PRELIMINARY SITE PLAN / COA SUBMITTAL-PROJECT INFORMATIONOWNER:Jacquie Persons310 E. Koch StreetBozeman, MT 59715ARCHITECT:Comma-Q Architecture, Inc.109 N. Rouse Ave #1Bozeman, MT 59715Phone: 406.585.1112CONTACT: Ben Lloyd, Laura LandonSTRUCTURAL ENGINEER:Johnson Structural Engineering, Inc.2912 Annie StreetBozeman, MT 59718Phone: 406.585.2939CONTACT: Larry JohnsonTABLE OF CONTENTSPROJECT NARRATIVE-VICINITY MAPE. KOCH STREETS. BOZEMAN AVEZONING MAPCOMMUNITY PLAN LAND USE MAPLAND USE INVENTORY MAPZoning Designation -R2, Residential Medium DensityCommunity Plan Land Use Designation - ResidentialR2PARKS, OPENSPACE, ANDRECREATIONALLANDSRESIDENTIALLand Use Inventory - Duplex/Triplex ResidentialPROJECTSITE-E. STORY STREETLINDLEY PLACER4E. KOCH STREETS. BOZEMAN AVEPROJECTSITEE. STORY STREETLINDLEY PLACEProperty is located in the conservationoverlay district and in the Bogert ParkNeighborhood AssociationE. KOCH STREETS. BOZEMAN AVEPROJECTSITEE. STORY STREETLINDLEY PLACEE. KOCH STREETS. BOZEMAN AVEPROJECTSITEE. STORY STREETLINDLEY PLACELot Area (appox) - 18 736 sfLegal Description :The E 43.8 ft of Lot 4 & W 57.45 ft of Lot 3,Guys Second Addition to BozemanThe property at 310 West Koch sits across Bozeman Creek from Bogert Park. The existingprimary residence was moved from Park County to this idyllic site in the early 1990s. At the timeof the move, the existing secondary residence was in its current location and was the primaryresidence on the site.This project proposes remodeling and additions at the existing primary residence andreplacement of the existing secondary residence.Work at the primary residence includes replacing the existing front porch with a new partiallyenclosed front porch to create a more integrated street facade and entry sequence. All existingwindows will be replaced with new aluminum clad wood windows. New window openings willbe created on the East side (creek side) of the house, opening it up to the creek. A patio will beadded on the east side of the house providing an outdoor living space overlooking the creek. Anew addition at the back of the house will accommodate a Master Suite and a Mud/Room. Agarage addition is also proposed.Built on a shallow rubble foundation, the existing secondary residence is structurally unsound. Itwill be removed and replaced with a smaller, one bedroom residence.Other proposed site work includes landscaping, reducing the large paved area at the front of thehouse, and adding a driveway at the back of the house.The owner is collaborating with the City of Bozeman the Bozeman Creek Enhancement Project.The proposed project requires two deviations.Deviation One - Encroachment of new patio on the east side of the primary residenceupon the watercourse setback.Sec. 38.23.100. - Watercourse setback.A. Where a development is crossed by or is adjacent to a watercourse...1. Setback for developments granted preliminary plan or plat approval prior to July 10, 2002.These provisions shall apply to all developments granted preliminary plan or plat approvalprior to July 10, 2002, including applicable subdivision exemptions:a.Setbacks. A minimum 100-foot setback shall be provided along both sides of the EastGallatin River. A minimum 35-foot setback shall be provided along both sides of all otherwatercourses.The existing primary residence was moved to this site in the early 1990s with minimalchanges to the exterior walls. Because of this, there currently is little connection betweenthe indoor spaces and the wonderful outdoor space on the east side of the house,adjacent to Bozeman Creek. Along with new windows on the east elevation, the patiohelps to connect the house to this outdoor asset, greatly enhancing its livability.Following is a description of how this deviation meets the requirements of UDC Section38.16.070. - Deviations from underlying zoning requirements:1. Modifications shall be more historically appropriate for the building and site in questionand the adjacent properties, as determined by the standards in section 38.16.050, thanwould be achieved under a literal enforcement of this chapter:Because the primary residence was moved to this location with minimal changes, it is notconnected to the site in a meaningful way. A historical home, built in this location, wouldlikely have a feature similar to the proposed patio that would create a connectionbetween the creek and the home. The new patio and associated changes on the Eastelevation result in a home that is more connected to it's site, thus more historicallyappropriate.2. Modifications will have minimal adverse effect on abutting properties or the permitteduses thereof.Because the proposed new patio faces away from any existing residential properties andis separated from Bogert Park by Bozeman Creek, it will not be noticeable from adjacentproperties. By increasing the livability of the home, the patio will increase the valuehome; this is often seen as positively affecting neighboring properties.3. Modifications shall assure the protection of the public health, safety and generalwelfare...The proposed new patio is not within 100 year floodplain boundaries. It will have noimpact on public health, safety, and general welfare.COA 0 Cover SheetCOA 1 Existing & Proposed Site PlansCOA 2 Proposed Exterior ElevationsCOA 3 Proposed Exterior ElevationsCOA 4 Proposed Floor Plans & Existing Structure PhotosCOA 5 Secondary Residence InformationDeviation Two - Encroachment of replacement secondary residence upon the rear yardsetback.Sec. 38.08.050. - Yards.Minimum yards required for the R-1, R-2, R-3, R-4, R-O and RMH districts are:...2. Rear yard: 20 feetThe proposed secondary residence replaces an existing residence that was on the site prior tothe construction of the primary residence. This existing deteriorating house currently encroachesupon the 20 foot rear yard setback by approximately 16'-0". The proposed replacement house,smaller than the existing house, will encroach upon the rear yard setback by 7'-4".Following is a description of how this deviation meets the requirements of UDC Section38.16.070. - Deviations from underlying zoning requirements:1. Modifications shall be more historically appropriate for the building and site in question andthe adjacent properties, as determined by the standards in section 38.16.050, than would beachieved under a literal enforcement of this chapter:The existing secondary residence encroaches upon the rear yard setback. The proposedsecondary residence is sited very similarly to the existing secondary residence. As such itmaintains the historical site configuration, seen often in this neighborhood, consisting of a primaryresidence facing the street and an outbuilding sited near the alley. 2. Modifications will have minimal adverse effect on abutting properties or the permitted usesthereof.Because proposed secondary residence will have a smaller footprint than the existing secondaryresidence is will not have an adverse effect on abutting properties. It will be of a much betterquality than the existing residence and will result in increased property value; this is often seen aspositively affecting neighboring properties.3. Modifications shall assure the protection of the public health, safety and general welfare...The proposed secondary residence will have no impact on public health, safety, and generalwelfare.57
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W EXISTING GAS LINEGEXISTING SANITARYSEWER LINESSEXISTING WATERLINEWNEW WATER LINEWGSSWWGSSSSGGSSWWGSSSSGK O C HS T R E E TGSSWWWGSSSSGA L L E YEXISTINGRESIDENCE1450 SFFOOTPRINTFRONT YARD
15' - 0"
SETBACK SIDE YARD5' - 0"SETBACKSIDE YARD5' - 0"SETBACKBACK YARD
20' - 0"
SETBACK
REPLACEMENTSECONDARYRESIDENCE800 SF FOOTPRINTPHASE 2BOZEMAN CREEKEDGE OF HIGHWATERGROUND TRUTHED100 YEARFLOODPLAINSGL LEVEL ADDITIONSTO RESIDENCE620 SF FOOTPRINTFOOTPRINT OFEXISTINGSECONDARYRESIDENCEGARAGEADDITION688 SF FOOTPRINTWRE-ROUTEWATER LINEAROUND NEWGARAGE(N)PARKINGSPACE(N)PARKINGSPACEEXISTINGWELLREDUCE SIZEOF CONC. PADNEWLANDSCAPEDBERMSS(N)PARKINGSPACE(N) CONC.DRIVEWAY7' - 4" Encroachment
GSSWWGSSSSGGSSWWGSSSSGK O C HS T R E E TGSSWWWGSSSSGA L L E YEXISTINGRESIDENCE1450 SFFOOTPRINTFRONT YARD
15' - 0"
SETBACK SIDE YARD5' - 0"SETBACKSIDE YARD5' - 0"SETBACKBACK YARD
20' - 0"
SETBACK
1325 SF FOOTPRINTBOZEMAN CREEKEDGE OF HIGHWATERGROUND TRUTHED100 YEARFLOODPLAINW(E)PARKINGSPACEEXISTINGSECONDARY RESIDENCEWATER COURSE SETBACK35' - 0"(E) CONCRETEDRIVEDATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212 Laura.rvt9/10/2012COA 112-10Existing & ProposedSite Plans50% CDsB. Creek House Renovation310 East Koch Steet, Bozeman MontanaSITE LEGENDPARKING INFORMATION 1/16" = 1'-0"1Proposed Site PlanPROPOSED PARKING:PRIMARY RESIDENCE - (4) BEDROOM(4) SPACES REQUIREDSECONDARY RESIDENCE - (1) BEDROOM(1) SPACES REQUIREDIT IS PROPOSED THAT (5) SPACES WILL BEPROVIDED 1/16" = 1'-0"2Existing Site PlanLOT COVERAGE INFORMATIONEXISTING:LOT AREA (APPOX): 18 736SFRESIDENCE FOOTPRINT: 1450SFSECONDARY RESIDENCE FOOTPRINT:1325SFEXISTING LOT COVERAGE: 14.8%PROPOSED:LOT AREA (APPOX): 18 736SFRESIDENCE FOOTPRINT: 2070SFGARAGE ADDITION FOOTPRINT:688SFSECONDARY RESIDENCE FOOTPRINT:800SFPROPOSED LOT COVERAGE: 19%PROPOSED LOT COVERAGE, DRIVEWAY ANDPARKING:5%ALLOWED LOT COVERAGE PER UDO SECTION38.08.030: 40%58
Main Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"(E) WOOD SIDING & TRIM TOREMAIN, REPAINT, TYPICAL(N) EXPOSED WOODSTRUCTURE TYPICAL(N) ALUM. CLAD WOODWINDOWS AND PATIO DOORS,TYPICAL(N) WOOD SHINGLESIDINGGARAGE ADDITION(N) WOOD PATIOFUTURE SOLARPANELS(N) METAL ROOF EDGE(N) CONCRETE WALL(N) STANDING SEAMMETAL ROOFING(N) LANDSCAPED BERM(N) WOOD SHIP LAPSIDING(N) WOOD SHINGLESIDING13' - 8"(N) WOOD SHINGLESIDINGMain Level - Secondary Residence97' - 0"Main Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"EXISTING RESIDENCE28' - 0" HEIGHT OF(E) WOOD SIDING TO REMAIN,REPAINT, TYPICALEXISTING (E) WOOD TRIM TOREMAIN, REPAINT, TYPICALNEW (N) WOOD SHINGLESIDING(E) ASPHALT SHINGLE ROOF TOREMAIN, TYPICAL(N) ALUM. CLAD WOODWINDOW, TYPICAL(N) CHIMNEY W/ MASONRYVENEERNEW (N) STANDING SEAMMETAL ROOF(N) EXPOSED WOOD STRUCTUREW/ STEEL BRACKETS &DECORATIVE TIES.CONCRETE STEPSCONCRETE WALL(N) LANDSCAPED BERMMain Level - Secondary Residence97' - 0"DATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212.rvt8/20/2012COA 212-10Proposed ExteriorElevations50% CDsB. Creek House Renovation310 East Koch Steet, Bozeman Montana 1/8" = 1'-0"1East 1/8" = 1'-0"2NorthP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SEXISTING WOOD SIDING TO BE ANDTRIM, REPAINTEDNEW WOOD SHIP LAP SIDING,SEALED AND STAINEDEXISTING SHINGLE ROOFING TO REMAIN,(N) ROOFING TO MATCHNEW WOOD SHINGLES SIDING, W/SEMI-OPAQUE STAINEXPOSED WOODSTRUCTURESTANDING SEAM METAL ROOFING,BONDERIZED59
Main Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"(E) WOOD SIDING TO REMAIN,REPAINT, TYPICALEXISTING WOOD TRIM TOREMAIN, REPAINT, TYPICAL(N) WOOD SHINGLE SIDING(N) WOOD FASCIA, MATCHEXISTINGEXISTING ASPHALT SHINGLEROOF, TYPICAL(N) WOOD SIDINGAND TRIMFUTURE SOLAR PANELSGARAGE ADDITIONMain Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"Main Level - Secondary Residence97' - 0"Main Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"(E) WOOD SIDING & TRIM TOREMAIN, REPAINT, TYPICAL(N) WOOD SIDING & TRIMEXISTING ASPHALT SHINGLEROOF, TYPICALFUTURE SOLAR PANELSMain Level - T.O. Subfloor100' - 0"Upper Level - T.O. Subfloor110' - 0"Basement - T.O. Slab91' - 6"Main Level - Secondary Residence97' - 0"DATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212.rvt8/20/2012COA 312-10Proposed ExteriorElevations50% CDsB. Creek House Renovation310 East Koch Steet, Bozeman Montana 1/8" = 1'-0"1South 1/8" = 1'-0"2WestP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SEXISTING WOOD SIDING TO BE ANDTRIM, REPAINTEDNEW WOOD SIDING, SHIP LAP,SEALED AND STAINEDEXISTING SHINGLE ROOFING TO REMAINNEW WOOD SHINGLES, W/ SEMI-OPAQUE STAINEXPOSED WOODSTRUCTURESTANDING SEAM METAL ROOFING,BONDERIZED60
DNENTRYLIVINGKITCHENDININGWALK-INCLOSETHEARTHMASTERBEDROOMMUDROOM1/2BATHLAUNDRYOFFICEAREADOG WASHSTORAGE42" REFUPDNDNMASTERBATHPANTRYBUILT-IN STO / BENCHBENCHPANTRYLINEN24' - 0"20' - 0"28' - 0"8"8' - 8"50' - 10"8' - 0"26' - 4"3' - 9"4' - 3"2' - 4"BEDROOMBATHCLOSETBEDROOMCLOSETDNBUILT-INBUILT-INROOF BELOWROOF BELOWROOF BELOWEXISTING WALL TO REMAINNEW WALL ORSTRUCTURAL ELEMENTWALL OR ITEM TO BEDEMOLISHEDDATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212.rvt8/20/2012COA 412-10Proposed FloorPlans & ExistingStructure Photos50% CDsB. Creek House Renovation310 East Koch Steet, Bozeman Montana 1/8" = 1'-0"1Main Level Plan 1/8" = 1'-0"3Upper Level PlanFLOOR PLAN LEGENDEXISTING RESIDENCE : NORTH ELEVATIONEXISTING RESIDENCE : NORTH EAST CORNEREXISTING RESIDENCE : SOUTH EAST CORNEREXISTING RESIDENCE : WEST ELEVATIONEXISTING RESIDENCE : SOUTH ELEVATION61
REF.MECH /STO.BATHLIVINGBEDROOMCLO.CLO.KITCHEN24' - 0"32' - 0"12' - 4"7' - 4"Main Level - Secondary Residence97' - 0"(N) METAL ROOFING(N) WOOD SHIP LAP SIDING(N) WOOD SHINGLE SIDINGEXPOSED WOODSTRUCTUREMain Level - Secondary Residence97' - 0"(N) WOOD SHIP LAP SIDING(N) WOOD SHINGLE SIDINGEXPOSED WOODSTRUCTURE15' - 9"DATE:PROJECT #:ORIGINAL DRAWING SIZE: 24" x 36"DATE1This drawing is not intended, norshall it be used for construction,unless the signed professionalstamp of a registered architectemployed by Comma-QArchitecture, Inc. is affixed2345CONSULTANTSNO.REVISIONSDESCRIPTIONQ:\_Jobs12\10 Persons Residence\5 CD\Drawings\Revit\1210 Persons Residence Bozeman CD 081212 Laura.rvt9/17/2012COA 512-10SecondaryResidenceInformationPlanning AppB. Creek House Renovation310 East Koch Steet, Bozeman Montana 1/8" = 1'-0"1Secondary Residence Main Level Plan 1/8" = 1'-0"3Secondary Residence - West Elevation 1/8" = 1'-0"4Secondary Residence - North Elevation 1/8" = 1'-0"5Secondary Residence - East Elevation 1/8" = 1'-0"2Secondary Residence - South ElevationP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SP R O P O S E D M A T E R I A L SNEW WOOD SIDING, SHIP LAP,SEALED AND STAINEDNEW WOOD SHINGLES, W/ SEMI-OPAQUE STAINEXPOSED WOODSTRUCTURESTANDING SEAM METAL ROOFING,BONDERIZEDEXISTING SECONDARY RESIDENCE : SOUTH ELEVATIONEXISTING SECONDARY RESIDENCE: SOUTH WEST CORNEREXISTING SECONDARY RESIDENCE: NORTH ELEVATIONEXISTING SECONDARY RESIDENCE: EAST ELEVATIONEXISTING SECONDARY RESIDENCE : NORTH ELEVATION62