HomeMy WebLinkAboutFulton Remodel Certificate of Appropriateness with Deviations, 524 N. Wallace
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson Brekke, Associate Planner Steve Worthington, Interim Planning Director
SUBJECT: A Certificate of Appropriateness application with deviations to allow the
following alterations to the property addressed as 524 North Wallace Avenue: 1) addition of a
covered front porch, 2) addition to the north and east sides of the house, and 3) addition to the detached accessory shed. Two deviations are required for this application. The first is requested from Section 38.21.060.C.1 “Yard and height encroachments, limitations and exceptions” to
allow a portion of the front porch addition and the north and east additions to encroach into the
required 15-foot corner side yard setback along Peach Street. The second is requested from
Section 38.21.050.H “Accessory buildings, uses and equipment” to allow the detached accessory shed to exceed 20% coverage of the lot area located to the rear of the principal building.
MEETING DATE: April 1, 2013
AGENDA ITEM TYPE: Action
RECOMMENDATION: Staff is recommending conditional approval of the Fulton Remodel
Certificate of Appropriateness with Deviations application, file #Z-13013, 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 page 2 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 file #Z-13013 and move to approve the Fulton Remodel Certificate of Appropriateness with Deviations application with conditions and subject to all applicable code provisions.
BACKGROUND: Property owners and applicants Kelly and Elizabeth Fulton submitted a
Certificate of Appropriateness application that proposes the following alterations to the property addressed as 524 North Wallace Avenue: 1) addition of a covered front porch, 2) addition to the north and east sides of the house, and 3) addition to the detached accessory shed.
Two deviations from the Bozeman Municipal Code are required for the proposed project:
• The first is requested from Section 38.21.060.C.1 “Yard and height encroachments,
limitations and exceptions” to allow a portion of the front porch addition and the north
and east additions to encroach into the required 15-foot corner side yard setback along
Peach Street. The existing north wall of the house currently encroaches 6’-10” and the
addition increases the encroachment by just 0’-10”. The new covered front porch has a
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small 1’-5” encroachment.
• The second is requested from Section 38.21.050.H “Accessory buildings, uses and equipment” to allow the detached accessory shed to exceed 20% coverage of the lot area located to the rear of the principal building. The square footage addition increases the
rear lot coverage to 21%, which is 1% over the maximum permitted 20%.
Public noticing for the project occurred during the week of March 11, 2013 and included posting on site, listing in the legal section of the Bozeman Daily Chronicle and the notification of neighboring property owners within 200 feet. 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: March 21, 2013 Attachments: Staff Report Application materials
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Report Page 1
City Commission Staff Report for the Fulton
Remodel Certificate of Appropriateness
Application with Deviations, File #Z-13013
Item: A Certificate of Appropriateness application with deviations to allow the following alterations to
the property addressed as 524 North Wallace Avenue: 1) addition of a covered front porch, 2) addition to the north and east sides of the house, and 3) addition to the detached accessory shed. Two deviations are required for this application. The first is requested from Section 38.21.060.C.1 “Yard and height
encroachments, limitations and exceptions” to allow a portion of the front porch addition and the north
and east additions to encroach into the required 15-foot corner side yard setback along Peach Street.
The second is requested from Section 38.21.050.H “Accessory buildings, uses and equipment” to allow the detached accessory shed to exceed 20% coverage of the lot area located to the rear of the principal building.
Property Owner & Applicant: Kelly and Elizabeth Fulton, 524 North Wallace Avenue, Bozeman, MT
59715
Public Hearing Date: Monday, April 1, 2013 at 6:00 p.m. in the City Commission Meeting Room, City
Hall, 121 North Rouse Avenue.
Staff Report By: Allyson B. Brekke, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The property is addressed as 524 North Wallace Avenue and is legally described as the North 5 feet of
the West 115 feet of Lot 5 and the West 115 feet of Lots 6, Block 1, Babcock and Davis Addition, City of Bozeman, Gallatin County, Montana. The property is zoned R-2 (Residential Two-Household, Medium Density) and located within the Neighborhood Conservation Overlay District.
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Proposal
Property owners and applicants Kelly and Elizabeth Fulton submitted a Certificate of Appropriateness application that proposes the following alterations to the property addressed as 524 North Wallace
Avenue: 1) addition of a covered front porch, 2) addition to the north and east sides of the house, and 3)
addition to the detached accessory shed.
Two deviations are required for this application:
• The first is requested from Section 38.21.060.C.1 “Yard and height encroachments, limitations
and exceptions” to allow a portion of the front porch addition and the north and east additions to
encroach into the required 15-foot corner side yard setback along Peach Street.
• The second is requested from Section 38.21.050.H “Accessory buildings, uses and equipment” to
allow the detached accessory shed to exceed 20% coverage of the lot area located to the rear of
the principal building.
Deviation for an Encroachment into the Corner-Side Yard
The square footage of the proposed additions to the house that further encroach into the required corner
side yard setback is small at 54.5 square feet. The existing north wall of the house currently encroaches
6’-10” and the addition increases the encroachment by just 0’-10”. The new covered front porch has a
small 1’-5” encroachment.
Because the existing house already encroaches into the required corner side yard setback, the additional
encroachment requiring the deviation is more than a 20% change in the standard for which the deviation
is sought. Therefore per Section 38.34.010 “Review Authority” of the Bozeman Municipal Code the
City Commission is the final review authority for this application.
NOTE: If the Commission directed Staff to be less stringent in the code’s interpretation and say that the
20% change may be calculated as the change beyond a current building’s encroachment, then the review
authority for this application would have been the Planning Director (eg. the existing house has a 6’-10”
encroachment and the proposed addition did not further encroach more than 20% of the existing encroachment).
Deviation for Exceeding the 20% Rear Lot Area Coverage
The proposed addition to the detached accessory shed increases the 218.4-square foot existing structure
to a 384-square foot building footprint size. The square footage addition also increases the rear lot coverage to 21%, which is 1% over the maximum permitted 20%. Typically this scale of deviation
would allow for Planning Director review and final decision. However, the City Commission is already
required to review the project because of the first deviation and so will consider both deviations.
Recommendation
Based on the subsequent analysis, Staff finds that the application is in general compliance with the
adopted Growth Policy and the City of Bozeman Unified Development Ordinance. The following
condition of approval is recommended to correct existing non-conforming fencing on the property:
Condition of Approval:
1. All existing fencing on the property shall be altered so that it does not include barbed wire
material nor exceed four feet in height within the required front and corner-side yard setbacks and six feet within the required side and rear yard setbacks.
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Code provisions are called out for the benefit of the property owner and applicant. Please be aware that
the project must comply with all provisions of Chapter 38 of the Bozeman Municipal Code that are
applicable, including but not limited to, the following:
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 38.16.040, “Certificate of Appropriateness,” Fences meeting all other provisions
of Chapter 38 (e.g. height limitations, street vision triangle, finished side out, etc. per section
38.23.130) which are built of wood, wrought-iron, or any other nonsynthetic material and whose
construction allows "transparency" as set forth in Chapter 3, Section F of the design guidelines referenced in section 38.16.050.D. does not need to obtain a Certificate of Appropriateness. Chain link fencing is not included in this exception.
• Per Sec. 38.21.050.F, “Accessory Buildings and Equipment”, roof top mounted and ground
mounted mechanical equipment shall be screened.
• Per Section 38.23.130.A.2, “Fences, walls and hedges”, fences, walls and hedges, in any district may be located on lot lines provided such fences, walls and hedges comply with the
following height requirements: Do not exceed four feet in height in any required front yard.
• Per Section 38.23.150.F, “Lighting Specifications for All Lighting, for all exterior light fixtures, the light source and associated lenses shall not protrude below the edge of the light
fixture, and shall not be visible from adjacent streets or properties. For lighting horizontal areas
such as roadways, sidewalks, entrances and parking areas, fixtures shall meet IESNA “full-
cutoff” criteria (no light output emitted above 90 degrees at any lateral angle around the fixture).
• Per Section 38.34.100.A.3, 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.
Zoning Designation & Land Uses The subject property is a single-household residence, 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.
The following land uses and zoning are adjacent to the subject property: North: Mixed-use building, zoned NEHMU (Northeast Historic Mixed Use);
South: Single Household Residence, zoned R-2;
East: Storage shed, zoned R-2; and
West: Bus barn property (light manufacturing), zoned NEHMU. Adopted Growth Policy Designation
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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.
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
for proposed alterations. 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 proposed project does not involve the removal or modification of any structures which have
been deemed historic and therefore the Secretary of the Interior’s Standards for Rehabilitation of
Historic Properties do not apply to this project. 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; 2. Proportions of doors and windows; 3. Relationship of building masses and spaces; 4. Roof shape; 5. Scale; 6. Directional expression; 7. Architectural details; 8. Concealment of non-period appurtenances, such as mechanical equipment; and 9. Materials and color scheme.
Principal House Alterations
There is no increase in height with the proposed alterations. A few small windows are proposed for the addition and are located in a traditional manner on the house. The minor scale of square footage with the addition helps to maintain the existing building mass and scale of the house. The new
covered front porch helps the house to better address the street and to distinguish the front of the
structure. All of the materials (wood lapboard siding, asphalt shingles and metal roof) proposed are
traditional and appropriate for the surrounding area. Detached Shed Alterations
The proposed addition creates a slight increase in height, but it remains very subordinate to the
principal house (about ten feet lower in height). New doors and windows are proposed and are
proportionate to the building size. The style of the doors and windows have a slight contemporary style to them, but are still provides a traditional wall-to-window ratio. A change to a shed roof form is appropriate for the surrounding area and identifies the structure as accessory in nature. A
combination of small footprint and building height allows the shed to be very subordinate to the
principal house. All of the materials (wood lapboard siding and metal roof) proposed are traditional
and appropriate for the surrounding area.
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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 proposed alterations are compatible with the architectural style of the existing house and the
surrounding neighborhood character.
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 have been incorporated into the above review of the application.
E. Conformance with other applicable development standards of this title. Said application would permit the 1) addition of a covered front porch, 2) addition to the north and
east sides of the house, and 3) addition to the detached accessory shed. Two deviations are required
for this application. The first is requested from Section 38.21.060.C.1 “Yard and height
encroachments, limitations and exceptions” to allow a portion of the front porch addition and the north and east additions to encroach into the required 15-foot corner side yard setback along Peach
Street. The second is requested from Section 38.21.050.H “Accessory buildings, uses and
equipment” to allow the detached accessory shed exceed 20% coverage of the lot area located to the
rear of the principal building.
The required criteria for granting deviations are examined in the following section.
F. Tax abatement certificate of appropriateness applications are also reviewed with the
procedures and standards established in chapter 2, article 6, division 2.
Not applicable.
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, Administrative Design Review (ADR) Staff evaluated the
applicant's request in light of these criteria.
A. Modifications shall be more historically appropriate for the building and site in question, and
the adjacent properties, as determined by the standards in § 38.16.050 of this chapter, than would be achieved under a literal enforcement of this title;
Section 38.21.060.C.1 “Yard and height encroachments, limitations and exceptions” to allow a portion
of the front porch addition and the north and east additions to encroach into the required 15-foot corner
side yard setback along Peach Street.
A quick analysis of the aerial image below shows the average front yard distance along East Peach
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Street and North Wallace Avenue (indicated by the dotted yellow lines). The proposed covered front
porch would fall within the average front yard along Wallace and is found to be more historically
appropriate for the building and the property. Furthermore, the front porch addition is found to be more
historically appropriate for the building as it helps to define the functional front of the house and clearly addresses the streetscape. The addition to the house on the north elevation falls within the average range
of front yard setbacks along Peach and is also found to be more historically appropriate for the building
and the property than a standard interpretation of the 15-foot corner side yard requirement as a great
percentage of the existing house is already encroaching.
Section 38.21.050.H “Accessory buildings, uses and equipment” to allow the detached accessory shed exceed 20% coverage of the lot area located to the rear of the principal building.
An eastern portion of the historic lots that compose the property at 524 North Wallace Avenue were
dedicated to the neighbor to the east. Therefore, this property is a bit shorter in length than the Wallace
lots to the south. The proposed addition to the detached accessory shed adds 165.6 square feet, making a total building footprint size of 384 square feet. This exceeds the maximum 20% rear lot coverage by just 1%. The shed addition is more historically appropriate because it creates a detached accessory
structure that would typically be seen in the rear yards of the North Wallace Avenue property. The
addition also greatly improves the structure by adding new siding, new windows and doors and a new
roof which is deemed as 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 Criterion 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;
Section 38.21.060.C.1 “Yard and height encroachments, limitations and exceptions” to allow a portion of the front porch addition and the north and east additions to encroach into the required 15-foot corner
side yard setback along Peach Street.
A front yard similar in character to the surrounding neighborhood will still be provided following the
front porch addition. The front porch is as wide as the rest of the house which is just 15’-11”. More
than the minimum side yard setback to the south is provided and therefore the porch will not have an
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adverse effect on abutting properties.
Section 38.21.050.H “Accessory buildings, uses and equipment” to allow the detached accessory shed
exceed 20% coverage of the lot area located to the rear of the principal building. The addition to the shed maintains the existing 5’ side yard setback along the south and falls outside of
the remaining rear and corner-side yard setbacks.
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 Criterion 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.
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
Criterion C of Section 38.16.070 “Deviations from Underlying Zoning Requirements,” of the Bozeman
Unified Development Code.
Public Comment Public notice of this application was sent to adjoining property owners within 200 feet of the property,
as well as posted physically on site and included in the Bozeman Daily Chronicle. No public comment
has been received in regards to this project. Conclusion/Recommendation
The Staff has reviewed the Fulton Remodel Certificate of Appropriateness application with Deviations
request and recommends approval of the application to Planning Director with the condition of approval outlined in this report. 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.
AS THIS APPLICATION INCLUDES A REQUEST FOR ONE DEVIATION THAT IS MORE THAN A 20 PERCENT CHANGE IN THE STANDARD FOR WHICH THE DEVIATION IS SOUGHT, THE CITY COMMISSION IS THE FINAL REVIEW AUTHORITY.
Attachments: Application materials Report CC: Kelly and Elizabeth Fulton, 524 North Wallace Avenue, Bozeman, MT 59715
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February 13, 2013
City Commission of Bozeman
20 E. Olive Street
Bozeman, Montana 59715
Kelly Fulton
524 N. Wallace
Bozeman, Montana 59715
406.672.9826
The intent of this project is to update and modernize the house located at 524 N. Wallace
Ave. The house was built in 1900 and the only major renovation in the life of the house
occurred shortly after the arrival of a municipal water system; the back porch was
enclosed to make room for indoor plumbing and the benefits of a toilet, bathtub, and
wash sink.
The scope of this proposed project includes the following:
● Reconstruction of the existing back porch and enlarging the current foot print to
facilitate a modern bathroom and to improve the current conditions to modern
building code by installing a concrete foundation (the current construction sits
wood-on-grade), insulated walls and insulated roof (existing conditions have zero
insulation).
● Remove the existing front hutch, built of plywood, and in place install an open
front porch similar to those found throughout the North Side Neighborhood (see
example photos on Sheet A0.1).
● Add to the existing shed in the backyard to make a usable storage space (total
<600 sq. ft). Proposed plans call for reuse of the existing South wall.
The house is situated on a corner lot and the lot is narrower than typically seen on this
block (36 feet wide versus the standard 50 foot wide lot). Because of the house's corner
location, small-scale improvements encroach into the required 15' corner side yard
setback (Section 38.21.060.C.1). Of all new construction and site improvement, a total of
54.5 sq. ft. trigger the deviation. Due to the historic nature of the house and the fact that
the structure does not conform to any contemporary zoning standards nor building codes,
improvements to the house require the new structure to encroach the standard 15' setback
allowed for in Section 38.16.070. The proposed plans request minimal deviation while
properly repairing and restoring the structure to historic appropriateness.
The proposed plans request a small deviation on code citation 38.21.050.H, “Accessory
buildings, uses and equipment” to allow the detached accessory shed to exceed 20%
coverage of the lot area located to the rear of the principal building. The rear lot area
measures 1831.5 square feet. 20% of the rear yard is 366.3 square feet. The proposed
detached shed is 384 square feet.
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The planned improvements will maintain the historic proportions, shape, roof slope, and
materials as required in Section 38.16.050.
Thank you in advance for your help with this matter.
Please feel free to contact us with any further questions you may have -
Kelly and Elizabeth Fulton
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30' - 2"115' - 0"36' - 0"Peach StreetNorth Wallace Ave.ngrayregiontriggeringdeviation.54.5 SQ FTsetback5' - 0"setback15' - 0"setback15' - 0"existingfootprintfrontporchaddition7' - 4"existingshed23' - 1"17' - 7"40' - 7 1/2"14' - 6"6' - 10"0' - 10"22' - 2"addition12' - 0"4' - 0"existingfence2' - 5"15' - 11"6' - 8"3' - 0"existingdriveway18' - 0"8' - 0"SETBACK6' - 0"6' - 6"12' - 10 1/2"16' - 0"2' - 7"18' - 2"3' - 3"24' - 0"ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/8" = 1'-0"A 0.0Site Plan2013.0113 Feb 2013Fulton 1/8" = 1'-0"1Sitesheet indexa 0.0A 0.1a 1.1a 1.2a 1.3a 1.4a 2.0a 2.1a 2.2a 2.3site planexisting conditions and neighborhoodexisting floor plan :: first floorexisting floor plan :: second floorfinished floor plans :: first floorfinished floor plans :: second floorexisting elevationsfinished elevationsexisting shed plan/elevationsfinished shed plan/elevationssheetcomplete house footprint :: 711.5 SQ FT.COMPLETE SHED FOOTPRINT :: 384 SQ FTCOVERED PORCH SQ FT :: 71.5 SQ FTtotal footprint area :: 1167 sq ftTOTAL LOT AREA :: 4140 SQ FT.PERCENTAGE COVERING LOT :: 28%Lot legaldescription: n5' of w 115' lot5 and w 115' oflot 6, block 7,babcock anddavis addition.PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT110
ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715A 0.1Existing Architecture2013.0113 Feb 2013Fultonexisting east elevationexisting south elevationexisting west elevationexisting north elevation1existing elevationsexamples of frontporches, sidingand roofingmaterials, use ofskylite, andgeneral historicdetails of nearbyhouses.PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT111
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DNA 2.02A 2.0A 2.0A 2.01432211AABBCCDD3325' - 3"15' - 10"ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/4" = 1'-0"A 1.2Exist 2nd Floor Plans2013.0113 Feb 2013Fulton 1/4" = 1'-0"1Level 2PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT113
UP2211AABBCCDD3312' - 7 1/2"5' - 5"EEA 2.11A 2.12A 2.13A 2.143' - 3"44B1B10' - 11"23' - 1"6' - 9"22' - 2"5' - 5"15' - 10"33' - 10 1/2"1' - 10"10' - 9 1/2"ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/4" = 1'-0"A 1.3Finished Floor Plans2013.0113 Feb 2013Fulton 1/4" = 1'-0"1Finish First Floor PlanPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT114
2211AABBCCDD33EEA 2.11A 2.12A 2.13A 2.1444B1B1ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/4" = 1'-0"A 1.4Finished 2nd FloorPlans2013.0113 Feb 2013Fulton 1/4" = 1'-0"1Finish Second Floor PlanPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT115
ACDasphalt roof11" lapboardsidingACD11"lapboardsidingasphaltshinglescedarshakesidingLevel 10' - 0"Level 10' - 0"Level 210' - 0"Level 210' - 0"213Grade-1' - 6"Grade-1' - 6"T.O. Roof22' - 9"T.O. Roof22' - 9"11"lapboardsidingcedarshakesidingasphaltshingleroofLevel 10' - 0"Level 10' - 0"Level 210' - 0"Level 210' - 0"213Grade-1' - 6"Grade-1' - 6"T.O. Roof22' - 9"T.O. Roof22' - 9"11"lapboardsidingcedarshakesidingScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/8" = 1'-0"A 2.0Existing Elevations2013.0113 Feb 2013Fulton 1/8" = 1'-0"1Exist North Elevation 1/8" = 1'-0"3Exist South Elevation 1/8" = 1'-0"2Exist East Elevation 1/8" = 1'-0"4Exist West ElevationPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT116
ACET.O. Roof22' - 9"(n) woodlapboardsiding(n) metalroofLevel 10' - 0"Level 10' - 0"Level 210' - 0"Level 210' - 0"214Grade-1' - 6"Grade-1' - 6"T.O. Roof22' - 9"(n) woodlapboardsiding(n) metalroofACET.O. Roof22' - 9"(n) woodlapboardsiding(n) metalroofLevel 10' - 0"Level 10' - 0"Level 210' - 0"Level 210' - 0"214Grade-1' - 6"Grade-1' - 6"T.O. Roof22' - 9"(n) woodlapboardsiding(n) metalroof(n) woodporchScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/8" = 1'-0"A 2.1Finished Elevations2013.0113 Feb 2013Fulton 1/8" = 1'-0"1Finish North Elevation 1/8" = 1'-0"2Finish East Elevation 1/8" = 1'-0"3Finish South Elevation 1/8" = 1'-0"4Finish West ElevationPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT117
Grade-1' - 6"65T.O. Shed8' - 1"A 2.22A 2.23A 2.24A 2.25FFGG6655Grade-1' - 6"GT.O. Shed8' - 1"Grade-1' - 6"FGT.O. Shed8' - 1"cedarshingle, Typ.Grade-1' - 6"65T.O. Shed8' - 1"ScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/4" = 1'-0"A 2.2Exist Shed Plan/Elev.2013.0113 Feb 2013Fulton 1/4" = 1'-0"4Exist Shed East Elevation 1/4" = 1'-0"1Existing Shed Plan 1/4" = 1'-0"3Exist Shed North Elevation 1/4" = 1'-0"5Exist Shed South Elevation 1/4" = 1'-0"2Exist Shed West ElevationPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT118
A 2.32A 2.33FF55HH7716' - 0"24' - 0"Grade-1' - 6"FHT.O. Finish Shed11' - 0"Woodlapboardsiding, Typ.Grade-1' - 6"572" / 1'-0"T.O. Finish Shed11' - 0"metal roofScaleProject numberDateDrawn byRed Bike DesignsBozemanMontana406.672.9826wallace houseKelly & Elizabeth Fulton524 n. wallac ave. bozeman, mt 59715 1/4" = 1'-0"A 2.3Finish Shed Plan/Elev.2013.0113 Feb 2013Fulton 1/4" = 1'-0"1Finish Shed Plan 1/4" = 1'-0"2Finish Shed North Elevation 1/4" = 1'-0"3Finish Shed West ElevationPRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCTPRODUCED BY AN AUTODESK STUDENT PRODUCT119