HomeMy WebLinkAboutTaylor Residence Certificate of Appropriateness with Variance, 300 N. Bozeman Ave.
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Courtney Kramer, Planner I/ Historic Preservation Officer
Wendy Thomas, Director of Community Development
SUBJECT: A Sketch Plan with Certificate of Appropriateness to develop a two-dwelling unit residential structure on the vacant lot at 300 North Bozeman Avenue. A variance is requested from Bozeman Municipal Code (BMC)
Sec. 38.08.040-2 “Lot Width Table,” to establish two dwelling units on a
lot 50 feet in width which takes all vehicular access from the street.
MEETING DATE: October 14, 2013
AGENDA ITEM TYPE: Action – Quasi-Judicial
RECOMMENDATION: Denial of the requested variance
RECOMMENDED MOTION: Having reviewed the application materials, considered
public comment, and considered all of the information presented, I hereby find that the variance criteria are met by [insert findings] for application C-13004 and move to approve the Taylor Duplex Sketch Plan application with Certificate of Appropriateness and request for a Variance from BMC 38.08.040- 2 “Lot Width Table” with conditions and subject to
all applicable code provisions.
Staff Report page references: conditions of approval (Section 2 – page 4), review criteria (Section 6 – page 7), code provisions (Appendix A – page 17).
BACKGROUND: Property owner Leslie Taylor submitted a sketch plan certificate of
appropriateness and zoning variance application to develop a two-dwelling unit residential structure on the vacant lot at 300 North Bozeman Avenue.
A variance is requested from Bozeman Municipal Code (BMC) Sec. 38.08.040-2 “Lot Width
Table,” to establish two dwelling units on a lot 50 feet in width which takes all vehicular access
from the street. As described in Section 5 of the staff report beginning on page 10 the Staff finds that the required review criteria for the variance have not been met. Therefore, the Staff recommends the variance not be approved. If the variance is not approved the project does not
conform to the requirements of Chapter 38, Unified Development Ordinance, Bozeman
Municipal Code. Therefore Staff cannot recommend favorably on the project.
The Development Review Committee (DRC) informally reviewed the application on September 18, 2013. Conditions of approval recommended by the DRC have been included in the Staff
Report.
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Public noticing was issued for the requested variance and intensification of residential use on
September 10, 2013. No public comment on this application has been received to date.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES:
1. Do not approve the project.
2. Make alternative findings that the criteria for approving the variance have been met
and approve the application with the recommended Staff conditions; 3. Approve the application with modifications to the recommended Staff conditions;
4. Open and continue the public hearing on the application, with specific direction to
Staff or the applicant to supply additional information or to address specific items.
FISCAL EFFECTS: None identified.
Attachments: Staff Report, Applicant’s submittal materials
The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street.
Report compiled on: October 4, 2013
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Page 1 of 14
C-13004, Staff Report for the Taylor Duplex Sketch Plan Certificate of Appropriateness with Zoning Variance
Date: CITY COMMISSION meeting is on October 14, 2013
Project Description: A Sketch Plan with Certificate of Appropriateness to develop a two-
dwelling unit residential structure on the vacant lot at 300 North Bozeman Avenue. A
variance is requested from Bozeman Municipal Code (BMC) Sec. 38.08.040-2 “Lot
Width Table,” to establish two dwelling units on a lot 50 feet in width which takes all vehicular access from the street.
Project Location: 300 North Bozeman Avenue and is legally described as Lot 2A,
Amended Plat C-11-D Beall’s first addition to the City of Bozeman, Located in the
NW ¼ Section 7 T.2 S., R6.E, Gallatin County, Montana
Recommendation: Denial of the requested variance and project
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 C-13004 and move to approve
the Taylor Duplex Sketch Plan application with Certificate of Appropriateness and request for a Variance from BMC 38.08.040- 2 “Lot Width Table” with conditions and subject to all applicable code provisions.
Report Date: Monday, October 07, 2013
TABLE OF CONTENTS
SECTION 1 - MAP SERIES .................................................................................................... 2
SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL ....................................... 4
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 4
SECTION 4 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 4
SECTION 5 - STAFF ANALYSIS........................................................................................... 4
Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 4
Neighborhood Conservation Overlay District Review Criteria .......................................... 8
Zoning Variance Review Criteria – Section 38.35.060 .................................................... 10
APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 11
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 12
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 13
APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 13
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF ............................ 13
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SECTION 1 - MAP SERIES
Vicinity Map showing adjacent zoning
Surrounding Zoning and Land Uses
North: Single household residential: zoned R-2, Residential Medium Density
South: Two-household residential: zoned R-2, Residential Medium Density
East: Single household residential: zoned R-2, Residential Medium Density
West: Two-household residential: zoned R-3, Residential Medium Density
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Vicinity Map showing adjacent land uses
Subject Property
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C-13004, Staff Report for the Taylor Duplex Zoning Variance
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SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL
Should the City Commission choose to approve the requested zoning variance and the
application, Staff recommends the following conditions of approval.
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the Certificate of Appropriateness with Variance.
Recommended Conditions of Approval:
1. Any existing city sidewalk along the street frontage that are currently damaged or
damaged during construction shall be replaced.
2. Section 38.41.080.g.11 requires the drive approach to be constructed in accordance with
the City’s standard approach (i.e. concrete apron, sidewalk section, and drop-curb) and shown as such on the final site plan. 3. With the addition of a new dwelling unit and water service to the property, cash in lieu of
water rights for the development is required to be pay prior to issuance of building
permits.
4. The existing boulevard trees will need to be protected during construction of this project.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
A. None have been identified at this time.
SECTION 4 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
A variance has been requested from the following sections.
1) From BMC Section 38.08.040-2 “Lot Width Table” to establish two dwelling units on a
lot 50 feet in width which takes all vehicular access from the street.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review.
The analysis is a summary of the completed review.
Standards for Certificates of Appropriateness, Section 38.16.050, BMC
Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness approval for proposed alterations.
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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).
This application proposes construction of a new structure on a currently vacant parcel of land on North Bozeman Avenue. This criteria is not applicable.
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 application proposes to construct a building with a maximum roof height of 27 feet 3
inches. The ridge height at the street and the rear steps down to 17 feet, which reflects the mix of one, one-and-one-half and two story structures in the neighborhood. The residence to
the north is one story in height and the residence to the south is a full two stories in height.
Staff finds the proposed height appropriate within the context of the neighborhood.
2. Proportions of doors and windows;
The application proposes windows and doors in traditional locations and in a traditional
proportion of wall to window.
Staff finds the proposed proportions of doors and windows appropriate in the context of the neighborhood.
3. Relationship of building masses and spaces;
The application proposes a new structure on a 50 foot wide lot. The structure is brought to
the 15 foot front yard setback line and includes a front porch addressing the street. The proposed building width is similar to the width of other buildings along the block. As the
block between North Bozeman and North Montana Avenues lacks an alley, the application
proposes a single-car-wide drive access is to the south side of the structure. This driveway
accesses the parking spaces in the rear. Placement of the drive way offsets the home to the
north and provides a southern side yard with a width substantially wider than the minimum five feet.
Staff finds the relationship of building masses and spaces appropriate within the context of
the neighborhood.
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4. Roof shape;
The primary roof form proposed with this application is a gable-front roof. The porch roof is
hipped and shed-roof form awnings are proposed for the south and east facades.
Staff finds the proposed roof shape appropriate within the context of the neighborhood.
5. Scale;
The North Bozeman Avenue/ Beall Park neighborhood is composed of modestly sized residential houses. Buildings vary in height and overall massing, and lot sizes and
dimensions also vary.
The design proposed with this application minimizes the perceived scale of the new structure.
The building is one story tall for the first 17 feet back from the public right of way. The two story section, at 27 feet tall, is 34 feet in length and then the last 12 feet of the building is
again one story in height.
Bozeman Municipal Code Sec. 38.08 “Residential Zoning” includes measurements for lot
coverage in order to assess the scale of a proposed building to the lot the building will sit on. The maximum lot coverage for this lot is 40 percent; the application proposes a building
which covers 30 percent of the lot. Bozeman Municipal Code does not include statistical
standards for a Floor Area Ratio, which would better assess the scale of the structure.
Staff finds the proposed scale appropriate within the context of the existing neighborhood.
6. Directional expression;
The application proposes to orient pedestrian access to the street, as indicated by the
inclusion of a front porch. As no alley exists, vehicular access will be along the south side of
the property. The application proposes construction of two driving strips to create a 10 foot wide vehicle approach. This design will further minimize the impacts of a street-loaded drive
access by reducing the visual impact of a fully paved driving lane.
Staff finds the proposed directional expression appropriate within the context of the
neighborhood.
7. Architectural details;
The application proposes neo-Craftsman detailing, including knee brackets along the roof
line, paired windows that have the appearance of double-hung windows, and a variety of
exterior material choices.
Staff finds the proposed architectural details appropriate within the context of the
neighborhood.
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8. Concealment of non-period appurtenances, such as mechanical equipment; and
The application does not indicate mechanical equipment. Per Municipal Code Section
38.21.050. F, all rooftop mechanical equipment should be screened. Screening should be incorporated into the roof form when possible. Ground mounted mechanical equipment shall
be screened from public rights-of-way with walls, fencing or evergreen plant materials.
Mechanical equipment shall not encroach into required yard setbacks.
9. Materials and color scheme.
Starting from the ground level, the building will be clad with a stucco wainscot. Above the
wainscot a six inch reveal lap siding will be applied to the building. A “belly band” will be
used to define the first and second floors. The roof will have exposed rafter tails and be
capped with a standing seam metal roof. The windows will be aluminum clad exteriors with
wood interiors. The porches will be wood.
Staff finds the proposed materials appropriate within the context of the neighborhood.
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 property is currently vacant.
Staff finds the proposed design to be compatible with the foregoing elements of the existing
structures in 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 have been incorporated into the comments on the previous page
addressing the architectural appearance design guidelines. The Design Guidelines are also
incorporated into the review below.
E. Conformance with other applicable development standards of this title.
The application requests a variance from BMC 38.08.040-2 “Lot Width Table” in order to
establish two dwelling units on a lot 50 feet in width when not using an alley for vehicular
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access. With exception to the requested variance, the application conforms to all other
applicable development standards of this title.
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.
Neighborhood Conservation Overlay District Review Criteria
Chapter 2. Design Guidelines for All Properties
A. Topography
The existing parcel is flat with little topography. The development proposed with the
application makes minimal changes to the topography.
B. Street Patterns
The block between North Bozeman and North Montana Avenues has an incomplete “alley,”
which is attributed to a platting error made by William Beall in the early 1880’s. The alley is
shown on the plats at the north end of the block, but the right of way was never dedicated to
the City of Bozeman. Further to the south in this block the drive access may have never been developed and was later blocked by residential construction to the property lines.
As such, residences on the east side of North Bozeman Avenue generally take vehicular
access from North Bozeman Avenue.
C. Alleys
N/A
D. Streetscape
The application maintains the streetscape pattern of city street, curb and gutter, boulevard,
sidewalk and then private property with a front porch addressing the street. As a recommended condition of approval, the boulevard tree will be protected during
construction.
E. Landscape Design
The application will maintain existing vegetation.
F. Building Form
The application uses traditional building forms and roof shapes, like simple square structures
and front gable roof forms, which are common in this neighborhood.
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G. Solid-to-Void Ratio
The structure designed with this application includes window and door openings in a ratio
appropriate for the neighborhood.
H. Materials
The application proposes materials similar to those seen traditionally in the area. A lap
siding, shingling in the gable, and wooden porches are consistent with the requirements of
the Conservation Overlay Designation.
I. Architectural Character
The application proposes a structure with appropriate architectural character.
J. Parking
The application minimizes the visual impact of surface parking in the North Bozeman residential neighborhood by placing the surface parking at the rear of the lot and presenting
only a single-car-wide drive access to the street. This configuration places the parking to the
rear and avoids a large street façade presence garage. See further discussion under the
variance criteria below.
K. Buffers
Not applicable.
L. Site Lighting
Prevention of nuisance glare is a Municipal Code requirement. No free standing lighting is proposed with the application.
M. Utilities and Service Areas
Not applicable.
Chapter 3. Guidelines for Residential Character Areas
A. Hierarchy of Public and Private Space
The application includes a front porch with only one front door visible to the street. This
reinforces the design’s efforts to make the structure appear as a single family household.
B. Building Mass and Scale
The application steps down the building’s height towards the street and to the rear of the lot.
The design uses changes in exterior materials to camouflage perceived scale. The façade is
similar in dimension to those seen traditionally in the neighborhood.
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C. Roof Form
The roof form is similar to those seen in the neighborhood.
D. Secondary Structures
Not applicable.
E. Multi-Household
The application satisfies the recommendations for Multi-Household residences in the
Neighborhood Conservation Overlay District, including efforts to minimize the perceived scale of a multi-household building, using traditional features to convey a human scale,
designing a structure within the range of heights seen in the neighborhood, and minimizing
the visual impacts of vehicular access.
F. Fences and Retaining Walls
Fences and retaining walls are not included in the application materials.
Zoning Variance Review Criteria – Section 38.35.060
Requested variance: From BMC Section 38.08.040-2 “Lot Width Table” to establish
two dwelling units on a lot 50 feet in width which takes all vehicular access from the street.
BMC 38.08.040-2 enables two dwelling units in R-2 zoning if the property offers 60 feet of
frontage along a City street. The same code section allows two dwelling units on lots with 50
feet of frontage if all vehicular access is taken from the alley.
In acting on an application for a variance, the review authority shall designate such lawful
conditions as will secure substantial protection for the public health, safety and general
welfare, and shall issue written decisions setting forth factual evidence that the variance
meets all of the standards of MCA 76-2-323 in that the variance:
1. Will not be contrary to and will serve the public interest;
BMC 38.08.040-2 requires 60 feet of lot width for two-household dwelling developments, in
order to provide sufficient space on the parcel to provide the necessary parking and
associated requirements. The same code section enables parcels with 50 feet of width to have two dwelling units if all vehicular access is from an alley, thus reducing the impact on the City street.
The ability to have a narrower lot width with alley access is a recent change in the municipal
code by Ordinance 1830 in the fall of 2012. The Commission established the lesser width requirement on the condition that the development utilizes alley access for vehicular parking as an incentive which preserves sufficient space on the curb for on-street parking. A two
household configuration usually requires a greater number of parking areas.
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Large garage facades are inconsistent with the historic residential character of the
Conservation Overlay district. Alley access for vehicles and service uses is a traditional
pattern in the Conservation Overlay district.
The lot width standards are a minimum standard which are known to work under a best case
scenario. Not all lots are properly configured or suitable for the maximum intensity of
development allowed within a specific residential zoning designation. As a result, BMC
38.08.040-2 requires more lot width than for a single household residence in order to provide
adjoining neighbors a buffer to a more dense residential use.
2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal meaning of this chapter:
a. Hardship does not include difficulties arising from actions, or otherwise be self-
imposed, by the applicant or previous predecessors in interest, or potential for greater financial returns; and
The application does not meet the criteria for hardship. The applicant could develop a single
family residence on this site. The lot configuration is suitable for development and similar to
lot configurations along the block face.
b. Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on previously lawful lots, and governmental actions outside of the owners control;
There are no physically limiting conditions on this property. The lot was platted prior to the
establishment of the minimum lot width requirement. The Commission recently adjusted the
minimum lot width requirement to lessen the required width when alley access was used. As no alley is present that provision is not applicable. Many R-2 zoned lots within Bozeman do
not have alleys. The establishment of the standard is common to the R-2 district and not
unique to the property.
3. Will observe the spirit of this chapter, including the adopted growth policy, and
do substantial justice;
The growth policy designation for this property is residential.
APPENDIX A –ADVISORY CODE CITATIONS
Should the City Commission choose to approve the requested variance, Staff has provided
the following advisory code citations.
The following code provisions are identified for informational purposes as the project moves
forward. These will need to be addressed as part of the Building Permit application.
a. Per Section 38.21.050. F, all rooftop mechanical equipment should be screened. Screening should be incorporated into the roof form when possible. Ground mounted
mechanical equipment shall be screened from public rights-of-way with walls,
fencing or evergreen plant materials. Mechanical equipment shall not encroach into
required yard setbacks.
b. Section 38.35.060.E, BMC requires that a building permit be obtained within six months or the variance is automatically null and void.
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c. All construction activities shall comply with section 38.39.020.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.
d. 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.
Post-development discharges leaving the site shall be limited to the pre-development discharge rate for each proposed drainage area.
e. A Stormwater Management Permit (SMP) must be submitted and approved by the
City Engineer prior to final site plan approval. The SMP requires submittal of an
application form, a stormwater management plan, and payment of fees in compliance
with the city’s stormwater management ordinance #1763. The SMP is independent of any other stormwater permitting required from the state of Montana and does not
fulfill the requirement to obtain a general permit for stormwater discharges associated
with construction activity if required under state rules.
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned “R-2” (Residential Two-Household, medium density). The intent of the R-2 residential two-household medium density district is to provide for one- and
two-household residential development at urban densities within the city in areas that present
few or no development constraints, and for community facilities to serve such development
while respecting the residential quality and nature of the area.
Adopted Growth Policy Designation:
The property is designated as “Residential” in the Bozeman Community Plan. This
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.
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
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circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are discouraged. In limited instances the strong presence
of constraints and natural features such as floodplains may cause an area to be designated for
development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development,
natural constraints such as watercourses or steep slopes, and in a fashion which advances the
overall goals of the Bozeman growth policy. The residential designation is intended to
provide the primary locations for additional housing within the planning area.
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
This is a Sketch Plan Certificate of Appropriateness application for development of a duplex
on a vacant parcel at 300 North Bozeman Avenue. A variance is requested from Bozeman
Municipal Code (BMC) Sec. 38.08.040-2 “Lot Width Table,” to establish two dwelling units
on a lot 50 feet in width which takes all vehicular access from the street.
Project Background
Property owner Leslie Taylor submitted a sketch plan certificate of appropriateness and
zoning variance application to develop a two-dwelling unit residential structure on the vacant
lot at 300 North Bozeman Avenue.
A variance is requested from Bozeman Municipal Code (BMC) Sec. 38.08.040-2 “Lot Width Table,” to establish two dwelling units on a lot 50 feet in width which takes all vehicular
access from the street.
The Development Review Committee (DRC) reviewed informally reviewed the application
on September 18, 2013. Conditions of approval recommended by the DRC have been included in the Staff Report.
Public noticing was issued for the requested variance and intensification of residential use on
September 10, 2013. No public comment on this application has been received to date.
APPENDIX D – NOTICING AND PUBLIC COMMENT
Noticing for the intensification of residential use and the Commission’s consideration of the variance request was posted on the site and mailed to adjoining property owners on
September 11, 2013. Notices ran in the Legal section of the Bozeman Daily Chronicle on
September 26 and September 29, 2013.
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF
Owner/Applicant: Leslie Taylor, 6800 Carlynn Ct., Bethesda, MD 20817
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Representative: Matt Madden, PO Box 6396, Bozeman, MT 59771
Report By: Courtney Kramer, Planner I/ Historic Preservation Officer
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9/4/2013
Taylor Residence
Development Review Application
F. Sketch Plan COA
5. Legal Description: Lot 2A, Amended Plat C-11-D Beall’s first addition to the City of Bozeman Located in NW ¼ Section 7 T.2 S., R.6E of P.M.M Gallatin County, MT
7. Property Owner is proposing to build a new 2 family home on a vacant lot.
Certificate of Appropriateness Checklist 2
Neighborhood Conservation Overlay District:
2. New construction on a vacant lot. There is no historical information.
3. Plans show board siding / stucco wainscot / standing seam metal roof
5. Upon approval, the property owner plans to move forward with construction as soon as
possible.
7. The applicant proposes to construct a two-family dwelling in a single structure on a vacant
lot in the 300 block of N. Bozeman Avenue. This lot is zoned R-2 and is located in the
Neighborhood Conservation Overlay District. The applicant is seeking a Certificate of
Appropriateness and a variance granting exception from zoning regulation 38.08.040.B.
The dimensions of the lot are 50 ft by 133 ft (6650 sq ft) with no alley access. The lot is large enough for a two family dwelling. However, current zoning regulations require the parcel be a
minimum of 60ft wide or 50ft wide with alley access. Lots in this neighborhood are historically
smaller. This lack of alley access is a hardship that is preventing the applicant from building a
two family dwelling.
This proposed variance meets the criteria contained in Section 38.35.060.C of the Bozeman Municipal Code owing to conditions unique to the property, e.g., lack of alley access. The
request seeks approval to modify the dimensional (in this case, lot width) requirement. Grant of
the variance will serve the public interest by permitting development of a parcel which has been
vacant for at least 30 years. Infilling this property with two dwellings makes efficient use of the
City’s existing infrastructure and reflects a goal of the City and Downtown Partnership to create
additional dwelling units downtown.
Background: For more than one year the applicant has searched for property in downtown
Bozeman which could meet her needs for single story, handicapped-accessible living. This
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parcel, across the street from Beall Park, and only a few blocks from the applicant’s family, was
finally located. The applicant has designed a dwelling which meets her needs, adds additional
housing and rental stock to downtown Bozeman, and in all respects, other than lot width,
conforms to the zoning requirements. This home design reads as a single family home. Special care was taken to ensure that the dwelling, in a Craftsman design style, reduce the effects of a
two-household dwelling on the neighbors. Almost all of the parking is on site. There is a narrow
ribbon driveway and a porch which reflects the neighborhood’s character. The neighborhood
contains a variety of single and multi-family dwellings, both owner and tenant occupied. The
variance requested is consistent with the Bozeman provisions for variances and supports
Bozeman's goals of achieving greater housing density in the downtown area.
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DRAWN BYkwkRE-ISSUE09.02.13ISSUE07.20.13CLIENTLeslie TaylorRiverbend Builders Inc.P.O. Box 6396Bozeman, Mt 59771Tel: 406.522.0260Fax: 406 585 4504 PROJECT:Taylor ResidencePROJECT NO.04.01 PROJECT LOCATION322 N. Bozeman Ave.Bozeman, Mt 59715Property Line
Property LineProperty Line Property LineSetback SetbackSetbackSetback
Site Plan Legend
Indicates proposed building footprint
Indicates property line
Indicates property setback
North Bozeman Ave.CurbSide Walk5' 0"5' 0"15' 0"
28' 7"
20' 0"
Drive Way
(Ribbon Paving)
133' 0"50' 0"A01
1 Schematic Site Plan
Scale: 3/16" : 1'
Proposed residence footprint = 1620 S.F.
Proposed porch footprint = 392 S.F.
Total proposed footprint = 2012 S.F
Lot size = 6650 S.F.
(2012 S.F.) / (6650 S.F.) = 30% of total lot area
30% < 40% of total lot area
01
A DESCRIPTIONSchematic Site Plan 113
DRAWN BYkwkRE-ISSUE09.02.13ISSUE07.20.13CLIENTLeslie TaylorRiverbend Builders Inc.P.O. Box 6396Bozeman, Mt 59771Tel: 406.522.0260Fax: 406 585 4504 PROJECT:Taylor ResidencePROJECT NO.04.01 PROJECT LOCATION322 N. Bozeman Ave.Bozeman, Mt 59715DiningKitchen
Mud Room
ClosetLivingPowder
Mech.
Closet
Master Bedroom
Bath
Mud Room
Living
Mech.
Kitchen
Dining
Den
Closet
Pantery
Ref.UPUP
DN
DNA02
2 Second Level Floor Plan
Scale: 1/4" : 1'
A02
1 Entry Level Floor Plan
Scale: 1/4" : 1'
Vaulted Below Vaulted Below
Master Bedroom
Master Bath
Bath
Bedroom
Closet ClosetCloset
Bedroom
Stack
W/D
Stack
W/D
DESCRIPTIONSchematic Floor Plans 02
A
60' 0"8' 0"
34' 9 1/2"24' 1 1/2"
16' 4"3' 5"14' 0"12' 6 1/4"11' 1"27' 0"14' 3"6' 6"13' 0"2' 6"7' 8"12' 11"10' 3 1/2"15' 9 1/2"27' 0"30' 6"27' 0"5' 0"3' 6"8' 8 1/2"8' 0"27' 10"
10' 3"2' 0"3' 1"10' 8 1/2"12' 6"2' 0"11' 0"27' 0"16' 1/2"10' 7"
PanteryRef.
114
DRAWN BYkwkRE-ISSUE09.02.13ISSUE07.20.13CLIENTLeslie TaylorRiverbend Builders Inc.P.O. Box 6396Bozeman, Mt 59771Tel: 406.522.0260Fax: 406 585 4504 PROJECT:Taylor ResidencePROJECT NO.04.01 PROJECT LOCATION322 N. Bozeman Ave.Bozeman, Mt 59715108'-0"
t.o. wall plate
100'-0"
t.o. foundation
103'-0"
t.o. wainscot
120'-2"
t.o. roof
127'-3"
t.o. roof
117'-0"
t.o. 2nd level wall plate
109'-6"
t.o. floor truss
108'-0"
t.o. wall plate
100'-0"
t.o. foundation
103'-0"
t.o. wainscot
120'-2"
t.o. roof
127'-3"
t.o. roof
117'-0"
t.o. 2nd level wall plate
109'-6"
t.o. floor truss
108'-0"
t.o. wall plate
100'-0"
t.o. foundation
103'-0"
t.o. wainscot
120'-2"
t.o. roof
127'-3"
t.o. roof
117'-0"
t.o. 2nd level wall plate
109'-6"
t.o. floor truss
A03
1 West Elevation
Scale: 1/4" = 1'A03
2 East Elevation
Scale: 1/4" = 1'
A03
3 South Elevation
Scale: 1/4" = 1'DESCRIPTIONElevations 03
A
115
DRAWN BYkwkRE-ISSUE09.02.13ISSUE07.20.13CLIENTLeslie TaylorRiverbend Builders Inc.P.O. Box 6396Bozeman, Mt 59771Tel: 406.522.0260Fax: 406 585 4504 PROJECT:Taylor ResidencePROJECT NO.04.01 PROJECT LOCATION322 N. Bozeman Ave.Bozeman, Mt 59715108'-0"
t.o. wall plate
100'-0"
t.o. foundation
103'-0"
t.o. wainscot
120'-2"
t.o. roof
127'-3"
t.o. roof
117'-0"
t.o. 2nd level wall plate
109'-6"
t.o. floor truss
A04
4 North Elevation
Scale: 1/4" = 1'DESCRIPTIONElevations 04
A
116
DRAWN BYkwkRE-ISSUE09.02.13ISSUE07.20.13CLIENTLeslie TaylorRiverbend Builders Inc.P.O. Box 6396Bozeman, Mt 59771Tel: 406.522.0260Fax: 406 585 4504 PROJECT:Taylor ResidencePROJECT NO.04.01 PROJECT LOCATION322 N. Bozeman Ave.Bozeman, Mt 59715DESCRIPTIONMassing Perspective05
A
A05
1 South West Perspective
Scale: N.T.S.A05
2 South East Perspective
Scale: N.T.S.
A05
3 North West Perspective
Scale: N.T.S.A05
4 North East Perspective
Scale: N.T.S.
117
From:mmadden37@gmail.com on behalf of Matt Madden
To:Courtney Kramer
Cc:Leslie Taylor; Evancenterlcpc; Kris Westhoven-Koch
Subject:Re: Materials fo Taylor project
Date:Friday, September 27, 2013 12:09:10 PM
Courtney,
Starting at ground level will be a stucco wainscot. Horizontal siding its 6" lap sidingthat is painted sage green. Roof will have exposed rafter tails that are painted. Capped with a standing seam metal roof. Windows are aluminum clad on theoutside and wood inside. Porch is wood.
Have there been any neighborly comments?
Matt
Hey Matt and Leslie,
I’m drafting the staff report for Leslie’s project at 300 north Bozeman Avenue rightnow. I can’t seem to find information about the materials proposed. Can youclarify all of the exterior materials for me? Roof, siding, windows, doors and porchconstruction?
Thanks guys,
Courtney KramerHistoric Preservation OfficerCity of BozemanDirect line: 406-582-2289Front desk: 406-582-2260ckramer@bozeman.netwww.bozeman.netwww.preservebozeman.org
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