HomeMy WebLinkAboutSchmidt Garage Remodel-Studio Addition Certificate of Appropriateness with Deviations
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson Brekke, Associate Planner Steve Worthington, Interim Planning Director
SUBJECT: A Certificate of Appropriateness with Deviations application for the
remodel of an existing detached garage, including the addition of a new second story and shed
roof, at the property addressed as 715 South Grand Avenue. Two deviations from the Bozeman Municipal Code are required for the proposed project. The first is requested from Section 38.08.050 “Yards” to allow the second-story portion of the remodeled garage encroach into the
required 20-foot rear yard setback and the second is from Section 38.21.050.E.2 “Accessory
buildings, uses and equipment” to allow the second-story of the remodeled garage to have sides
wall greater than 3 feet tall. MEETING DATE: April 1, 2013
AGENDA ITEM TYPE: Action
RECOMMENDATION: Staff is recommending conditional approval of the Schmidt Garage Remodel/Studio Addition Certificate of Appropriateness with Deviations application, file #Z-
13017, 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-13017 and move to approve the Schmidt Garage
Remodel/Studio Addition Certificate of Appropriateness with Deviations application with conditions and subject to all applicable code provisions.
BACKGROUND: Property owners and applicants Tammy Minge and H.J. Schmidt submitted a
Certificate of Appropriateness with Deviations application that proposes the remodel of an
existing detached garage, including the addition of a new second story and shed roof, at the property addressed as 715 South Grand Avenue. The second story will contain an art studio space
Two deviations are required for this application:
• The first is requested from Section 38.08.050 “Yards” to allow the second-story portion
of the remodeled garage encroach into the required 20-foot rear yard setback
• The second is from Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to
allow the second-story of the remodeled garage to have sides wall greater than 3 feet tall.
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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 Schmidt Garage
Remodel/Studio Addition Certificate of Appropriateness
Application with Deviations, File #Z-13017
Item: A Certificate of Appropriateness with Deviations application for the remodel of an existing detached garage, including the addition of a new second story and shed roof, at the property addressed
as 715 South Grand Avenue. Two deviations from the Bozeman Municipal Code are required for the
proposed project. The first is requested from Section 38.08.050 “Yards” to allow the second-story
portion of the remodeled garage encroach into the required 20-foot rear yard setback and the second is from Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to allow the second-story of the remodeled garage to have sides wall greater than 3 feet tall.
Property Owner & Applicant: Tammy Minge and H.J. Schmidt, 715 South Grand 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 715 South Grand Avenue and is legally described as Lots 7 & 8, Block 10,
Fairview Addition, City of Bozeman, Gallatin County, Montana. The property is zoned R-1 (Residential
Single-Household, Low Density District) and located within the Bon Ton Historic District and the Neighborhood Conservation Overlay District. See below for a map of the property’s location.
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Proposal
Property owners and applicants Tammy Minge and H.J. Schmidt submitted a Certificate of
Appropriateness with Deviations application that proposes the remodel of an existing detached garage,
including the addition of a new second story and shed roof, at the property addressed as 715 South
Grand Avenue. The second story will contain an art studio space
Two deviations are required for this application:
• The first is requested from Section 38.08.050 “Yards” to allow the second-story portion of the
remodeled garage encroach into the required 20-foot rear yard setback
• The second is from Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to allow
the second-story of the remodeled garage to have sides wall greater than 3 feet tall.
Deviation for an Encroachment into the Rear Yard The existing detached garage currently encroaches 19 feet into the 20-foot rear yard setback. The
deviation is triggered with the addition of a useable second story onto the structure, which essentially is
within the 20-foot rear yard setback. There is no proposed change to the existing detached garage’s
footprint so the rear lot coverage remains the same.
Deviation for Exceeding the 3-foot Side Wall Height
The proposed second story addition onto the existing detached structure will create a side wall height
higher than the maximum 3 feet. The proposed side wall height is 2’-4” taller than 3 feet on the west
elevation and 10’4” taller than 3 feet on the east elevation, to allow for the shed roof form.
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. Under no circumstances shall the garage structure be converted to, or used as, a dwelling unit. Dwelling unit is defined as contained within the definition of “Guest house” in Section
38.42.1320, which states that “Any guest house providing cooking facilities (e.g., full-size
dishwasher, more than a bar sink, or a stove) shall be considered a dwelling unit.”
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.
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• 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-1 (Residential Single-Household, Low
Density District). The intent of the R-1 zoning district is to provide for primarily single-household
residential development and related uses within the city at urban densities, and to provide for such
community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.
The following land uses and zoning are adjacent to the subject property:
North: Single-family household, zoned R-1;
South: Single-family household, zoned R-1;
East: Single-family household, zoned R-1; and
West: Single-family household, zoned R-1.
Adopted Growth Policy Designation
The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop
as Residential. This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools.
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.
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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 involves the remodel of a structure built in 1953, which is outside of the significant period of development linked with the Bon Ton Historic District. However, the age of
the structure is greater than 50 years and is old enough where it demonstrates a phase of
development that is linked with the history of the property. The rehabilitation of the detached garage
can be justified and supported due to its age. However, the Secretary of the Interior’s Standards for
Rehabilitation of Historic Properties do not apply to this project due to the fact that the structure is not a historically contributing structure for the Bon Ton Historic District.
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.
The height of the detached garage increases due to the change from a flat roof to a shed roof form. As seen in the application drawings, the highest height increase occurs on the east side of the garage.
This is the side that faces the interior of the lot. The height of the garage stays the same along the
alley, which helps to preserve the building character seen along the alley. Though the height of the
detached garage increases, it remains approximately one foot less in height than the principal house
in the front of the lot. Staff doesn’t envision the garage remodel to be that visible from the primary Grand Avenue front because most of it will be screened by the principal house. The garage remodel
will be most visible from the street on the north side of the property. The proportion of windows and
doors with the garage remodel maintains a similar amount of glass on all elevations, resulting in a
relatively uniform solid-to-void ratio. The garage’s larger building mass is also primarily directed
toward the interior of the lot and away from the public right-of-way. Architectural details and materials proposed for the garage remodel provide a variety of textures while maintaining a
traditional nature. Horizontal lap siding is combined with stucco siding. Both materials are
compatible to the brick material of the principal house.
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 shed roof form is a typically considered a contemporary roof form. However, as seen
in the applicant’s roof massing study on Sheet A2.1 (and also shown on the following page) the shed
roof form helps create a more appropriate building mass for the property’s rear yard and for the alley
“streetscape.” A gable roof would have created a building that was taller than the principal house
and formed a building height that was out of character for the alley. Staff finds the proposed alterations are compatible with the architectural style of the existing house and the surrounding
neighborhood character.
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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 comments on the previous page addressing
the Certificate of Appropriateness Standards.
E. Conformance with other applicable development standards of this title. A Certificate of Appropriateness with Deviations application for the remodel of an existing detached
garage, including the addition of a new second story and shed roof, at the property addressed as 715
South Grand Avenue. Two deviations from the Bozeman Municipal Code are required for the proposed project. The first is requested from Section 38.08.050 “Yards” to allow the second-story portion of the remodeled garage encroach into the required 20-foot rear yard setback and the second
is from Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to allow the second-story
of the remodeled garage to have sides wall greater than 3 feet tall.
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.
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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 38.08.050 “Yards” to allow the second-story portion of the remodeled garage encroach into the
required 20-foot rear yard setback.
A quick analysis of the aerial image below shows the existing pattern of detached garage edges along
the alley. The existing detached garage at 715 South Grand Avenue has existed for 60 years on the property and should be considered a part of the property’s historic fabric. The proposed deviation allows the reuse and rehabilitation of the existing structure on the site by maintaining its building
footprint within the rear yard setback and its existing roof height at the alley edge. Therefore, Staff
finds the proposed rear yard encroachment to be more historically appropriate for the building and site in
question, and the adjacent properties, then would be achieved under a literal enforcement of the Bozeman Municipal Code.
GGAARRAAGGEE EEDDGGEE AALLOONNGG AALLLLEEYY
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Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to allow the second-story of the
remodeled garage to have sides wall greater than 3 feet tall.
The existing height of the detached garage side walls are approximately 5 feet. With the proposed
garage remodel, the 5-foot side wall height is preserved along the alley edge. Staff is supportive of the shed roof form because it creates much less volume of second story space then a gable roof form, as shown in the image on page 5 of this report. Therefore, Staff finds the proposed side wall increase to be
more historically appropriate for the building and site in question, and the adjacent properties, then
would be achieved under a literal enforcement of the Bozeman Municipal Code.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof;
Section 38.08.050 “Yards” to allow the second-story portion of the remodeled garage encroach into the
required 20-foot rear yard setback. Staff is supportive of maintaining the existing garage setbacks along the alley edge. Preserving the
existing garage’s footprint and setback off the alley is in character to the surrounding historic
neighborhood. Additionally, a small amount of additional second story area is actually proposed within
the 20-foot rear yard setback. This is shown in the image on the following page. The red dotted line
indicates the 20-foot rear yard setback. Therefore, Staff finds the encroachment into the 20-foot rear yard setback having minimal adverse effect on abutting properties.
Section 38.21.050.E.2 “Accessory buildings, uses and equipment” to allow the second-story of the
remodeled garage to have sides wall greater than 3 feet tall.
More than the minimum side yard setback (greater than 5 feet) is provided to the south of the garage. Additionally, with the shed roof form the additional mass added to the garage structure for the second story is minimal. The shed roof form helps to lessen the “bulk” appearance of the second story addition.
See the image below for a demonstration of the additional mass added, shown in orange. Therefore,
Staff finds the detached structure’s height increase having minimal effect on abutting properties.
C. Modifications shall assure the protection of the public health, safety and general welfare.
The recommended condition of approval with this application will prohibit the applicant’s ability to
20-foot rear
yard setback
Additional
second story
mass
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create a dwelling unit within the building, which has been determined to be out of character for this
historic R-1 zoned property.
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, will have minimal adverse effect on abutting properties and that the
protection of health, safety and general welfare is assured. Thus the application fulfills Criterion A -
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. Any public comment received after the creation of this
report will be forwarded to the City Commission for their consideration at the project’s scheduled public
hearing.
Conclusion/Recommendation
The Staff has reviewed the Schmidt Garage Remodel/Studio Addition 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 TWO DEVIATIONS THAT ARE
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: H.J. Schmidt and Tammy Minge, 715 South Grand Avenue, Bozeman, MT 59715
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1620 TRAIL CREEK ROAD, BOZEMAN, MT 59715 * Tel: (406) 586 0805 * Fax: (406) 586 0805
R E S I D E N T I A L A R C H I T E C T U R E
Requested Deviation 38.21.050 E.2-Within a residential district, exceed a height
of 1 1/2 stories, where a half story is established by a side wall, under a sloped
roof, of three feet in height or less above the floor level within space allowed to
be occupied by persons by the International Building Code.
Deviation to allow 5’ side wall, making the structure more than 1 ½ stories per
the definition.
Deviation Criteria:
1. The modification is more historically appropriate for the building and site in
question because it allows us to re-use the existing structure built in 1953
with the existing wall height of 5’ on the upper level, as opposed to tearing it
down. This wall height also matches the structure on the alley two properties
to the south. (see photos)
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof due to keeping the low side of the building on the
alley, therefore minimally changing the current massing on the alley side.
Contemporary materials and the larger massing of the building will face the
yard side and will be minimally visible from Grand Ave.
Reusing this wall at the current height for the roof plate on the alley side
creates the usable space needed on the upper level to use a 3/12 shed roof
which creates the minimal amount of massing desired for this project. (See
studies comparing a 3/12 shed roof compared to a 12/12 gable roof and a
10/12 gable roof.)
Modifications will enhance the overall character and aesthetics of the alley and
neighboring properties by rehabilitating the existing structure that is currently
FROG ROCK
D e s i g n, LLP
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1620 TRAIL CREEK ROAD, BOZEMAN, MT 59715 * Tel: (406) 586 0805 * Fax: (406) 586 0805
in need of repair and has been a target for graffiti. The modifications will
allow for the preservation of an existing building while enhancing and
contributing to the aesthetic character and function of the property and the
surrounding neighborhood area per the Municipal Code Section 38.16.010.
Enhancements include visually reducing the massing of the existing structure
by changing the materials on the upper 5’ of the structure. The overall
massing will be kept to the minimum by using a lower level that is shorter
than garages are typically built today with the top of floor at 9’-6” compared
to more standard 10’ to 10’-6”. All of the above will contribute to keeping any
adverse effects on abutting properties to a minimum.
3. Modifications shall assure the protection of the public health, safety and
general welfare by cleaning up the area around the alley and repairing the
building to deter being an attractor to graffiti for both our building and the
building across the street. The work proposed shall not cause problems with
public health, safety and the general welfare.
Requested Deviation 38.21.050 G3-Accessory structures greater than 600 square
feet shall not be located in any required front, rear, or side yard and shall provide
adequate back-up maneuverability for required parking spaces.
Deviation to allow 19’ encroachment into rear yard setback.
Deviation Criteria:
1. The modification is more historically appropriate for the building and site in
question because it allows us to re-use the existing structure built in 1953
with the original footprint. This deviation allows us to restore, rehabilitate and
reuse the existing structure. Other structures on our alley, including the
adjacent structure follow this pattern of use which is a historical precedent on
our block. (See photos)
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof due to keeping the footprint the same on the alley and
side yards. This deviation will allows us to restore and reuse the existing
structure. This will enhance the overall character and aesthetics of the alley
and neighboring properties by rehabilitating the existing structure that is
currently in need of repair and has been a target for graffiti.
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1620 TRAIL CREEK ROAD, BOZEMAN, MT 59715 * Tel: (406) 586 0805 * Fax: (406) 586 0805
3. Modifications shall assure the protection of the public health, safety and
general welfare by cleaning up the area around the alley and repairing the
building to deter being an attractor to graffiti for both our building and the
building across the street. The work proposed shall not cause problems with
public health, safety and the general welfare.
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NORTH-SIDE- ELEVATION
WEST ELEVATION -FACING ALLEY
FROG ROCK D E S I G N - RESIDENTIAL ARCHITECTURE
715 S. GRAND AVE-EXISTING ELEVATIONS
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FROG ROCK D E S I G N - RESIDENTIAL ARCHITECTURE
1620 TRAIL C REEK ROAD , BOZEMAN, MT. 59715 * Tel: (406) 586 0805 * Fax:(406) 586 0805
715 S. GRAND AVE-EXISTING ELEVATIONS
SOUTH ELEVATION-SIDE
EAST ELEVATION-YARD SIDE
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FROG ROCK DESIGN - RESIDENTIAL ARCHITECTURE
1620 TRAIL C REEK ROAD , BOZEMAN, MT. 59715 * Tel: (406) 581 0527 * Fax:(406) 586 0805
715 S. GRAND AVE-ALLEY PRECEDENT
EXISTING CONDITION AT ALLEY-PRECEDENT FOR STRUCTURES AT EDGE OF ALLEY
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896 SQ. FT. EXISTING
GARAGE STRUCTURE
-BUILT 1953
(60' R.O.W.)EXISTING HOUSE
FOOTPRINT 1088 S.F.
-BUILT 1901
PORCHES 74 S.F.
PORCH
PORCH
(20' R.O.W.)NORTH
SCHMIDT RESIDENCE-GARAGE REMODELHJ SCHMIDT & TAMMY MINGEFROG ROCKDESIGN, LLP FROG ROCK
DESIGN, LLP 2012
& STUDIO ADDITIONEXISTING SITE PLAN
A0.1EXISTING SITE PLAN1162 SQ. FT. - EXISTING HOUSE MAIN LEVEL
536 SQ. FT. - EXISTING HOUSE UPPER LEVEL
EXISTING BUILDING LOT COVERAGE-24.5%
8400 SQ. FT. - GROSS LOT
896 SQ. FT. - EXISTING GARAGE
715 S. GRAND AVE-2 BEDROOM RESIDENCE-R1
FAIRVIEW ADDITION,S07,T02 S,R06 E,BLOCK 10, LOT 7-8
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896 SQ. FT. EXISTING
GARAGE STRUCTURE
-BUILT 1953
(60' R.O.W.)PORCH
PORCH
(20' R.O.W.)EXISTING HOUSE
FOOTPRINT 1088 S.F.
-BUILT 1901
PORCHES 74 S.F.
NORTH
SCHMIDT RESIDENCE-GARAGE REMODELHJ SCHMIDT & TAMMY MINGEFROG ROCKDESIGN, LLP FROG ROCK
DESIGN, LLP 2012
& STUDIO ADDITIONPROPOSED SITE PLAN
A0.2PROPOSED SITE PLAN896 SQ. FT. - NEW STUDIO
1162 SQ. FT. - EXISTING HOUSE MAIN LEVEL
536 SQ. FT. - EXISTING HOUSE UPPER LEVEL
EXISTING BUILDING LOT COVERAGE-24.5%
8400 SQ. FT. - GROSS LOT
896 SQ. FT. - EXISTING GARAGE
715 S. GRAND AVE-2 BEDROOM RESIDENCE-R1
FAIRVIEW ADDITION,S07,T02 S,R06 E,BLOCK 10, LOT 7-8
SITE GENERAL NOTES:
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EXISTING
SHOP
EXISTING
GARAGE
MECH.
ART STUDIO
PHOTOGRAPHY
ART
STUDIO
DARK
ROOM
SINK
SINK
NORTH
SCHMIDT RESIDENCE-GARAGE REMODELHJ SCHMIDT & TAMMY MINGEFROG ROCKDESIGN, LLP FROG ROCK
DESIGN, LLP 2012
& STUDIO ADDITIONEXISTING GARAGE-GROUND LEVEL
A1.0REMODELED GARAGE & ART STUDIO PLANART STUDIO PLAN-UPPER LEVEL
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SCHMIDT RESIDENCE-GARAGE REMODELHJ SCHMIDT & TAMMY MINGEFROG ROCKDESIGN, LLP FROG ROCK
DESIGN, LLP 2012
& STUDIO ADDITIONSIDE ELEVATION-SOUTH
A2.0ART STUDIO ELEVATIONSREAR ELEVATION-EAST
SIDE ELEVATION-NORTH SIDE ELEVATION-NORTH
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SCHMIDT RESIDENCE-GARAGE REMODELHJ SCHMIDT & TAMMY MINGEFROG ROCKDESIGN, LLP FROG ROCK
DESIGN, LLP 2012
& STUDIO ADDITIONPROPOSED SOUTH ELEVATION
A2.1MASSING STUDIESMASSING FOR 12/12 & 10/12 GABLE ROOF
12/12 & 10/12 MASSING FOR EAST ELEVATION-FACING YARD PROPOSED MASSING FOR EAST ELEVATION-FACING YARD
(SAME MASSING ON ALLEY SIDE)
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