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HomeMy WebLinkAboutMartin Addition and Accessory Garage Certificate of Appropriateness with deviations, Z14060Page 1 of 19 Z-14060, Staff Report for the MARTIN ADDITION AND NEW ACCESSORY GARAGE Date: City Commission meeting is on April 14, 2014 Project Description: A Certificate of Appropriateness with a deviation to enable the following modifications to the existing residence at 402 West Koch Street: 1) an addition to the rear of the existing residence; 2) rehabilitation of the existing residence; 3) construction of an accessory garage; and 4) related site improvements. Project Location: 402 West Koch Street; legally described as the east 50 feet of lots 1-5 and the north 15 feet of lot 6, block 27 of the Park Addition to the City of Bozeman, Gallatin County, Montana Recommendation: Approval with conditions. Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application Z14060 and move to approve the Certificate of Appropriateness with Deviations with conditions and subject to all applicable code provisions. Report Date: Tuesday, April 08, 2014 Staff Contact: Courtney Kramer, Planner I/ Historic Preservation Officer Dustin Johnson, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues. Project Summary This is a Certificate of Appropriateness application requesting a deviation from Sec. 38.08.050 “Yards” of the Bozeman Municipal Code. The deviation is requested in order to allow new construction in a 15 foot front yard setback along South 4th Avenue. The requested deviation will enable modifications to a historic Bungalow residence in the Cooper Park Historic District. The City Commission is the review authority for the project because the requested deviation exceeds the 20 percent limitation on deviations approved by the Director of Community Development. The application requests new construction up to 8 feet into the required front 172 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 2 of 19 yard. The applicant would be limited to a three foot encroachment into the required front yard if the Director of Community Development were to remain the review authority. Alternatives 1. Approval of the application with conditions as recommended. 2. Denial of the requested deviation, which would require the applicant to redesign the proposed addition. 3. Table the matter and request additional information. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 3 SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 4 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 4 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 5 SECTION 5 - STAFF ANALYSIS AND FINDINGS ............................................................. 5 Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 5 Neighborhood Conservation Overlay District Review Criteria ........................................ 11 Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section 38.16.070.............................................................................................................. 14 APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 16 APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 17 APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 18 APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 18 APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF ............................ 18 FISCAL EFFECTS ................................................................................................................. 19 ATTACHMENTS ................................................................................................................... 19 173 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 3 of 19 SECTION 1 - MAP SERIES Vicinity Map showing adjacent zoning Surrounding Zoning and Land Uses North: Single Household Residence, Zoned R-2 (Residential, Medium Density) South: Single Household Residence, Zoned R-2 (Residential, Medium Density) East: Two-Household Residence, Zoned R-4 (Residential, High Density) West: Single Household Residence, Zoned R-2 (Residential, Medium Density) 174 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 4 of 19 SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES Relaxations have been requested from the following section. 1) Section 38.08.050 to allow portions of the residential addition to be constructed in the required 15 foot corner-side front yard setback along South 4th Avenue. SECTION 3 - RECOMMENDED 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 planned unit development. Additional conditions may apply to the subdivision of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. Prior to issuance of a building permit, the applicant shall consolidate the underlying lots that comprise the subject property through either a subdivision exemption process or by filing a Lot Merger Agreement with the Department of Community Development. This agreement will be supplied to you by planning staff. 2. If any public sidewalk or curb are damaged during the construction, the applicant shall repair and replace them to the design standards of the City of Bozeman. This repair and/or replacement shall be noted on the site plan drawing in the building permit drawings. The applicant is required to obtain a “Sidewalk and/or Driveway and Curb Cut Permit” from the Engineering Department for that work if necessary. All new or replaced sidewalks must be inspected by the City Engineering Department prior to final occupancy of the residence. 175 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 5 of 19 3. Prior to issuance of a Building Permit, the applicant shall provide a materials palette indicating the final material choices for the residence for approval by the Department of Community Development. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. None have been identified at this time. SECTION 5 - STAFF ANALYSIS AND FINDINGS 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 in this report 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. 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 Community Development and online at http://www.nps.gov/history/hps/tps/standguide/ ). This application proposes modifications to a modest Craftsman-style bungalow constructed in 1919 which contributes to the Cooper Park Historic District; on the National Register of Historic Places (National Register nomination is available online, at http://www.preservebozeman.org/pdf/BozemanCooperParkHD.pdf ). The National Register nomination specifically mentions 402 West Koch as a representative example of bungalows typically found in the Cooper Park District, noting, “Perhaps the most typical Bungalows, however, are simple, one-story, gable front blocks with broad, low proportions, gabled porches projecting from one half of the facades, and only very simple ornamentation such as exposed rafter tails. Two representative examples are 621 South 7th Avenue and 402 West Koch Street.” The SOI Standards and Guidelines are incorporated into the Certificate of Appropriateness criteria listed below. B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject 176 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 6 of 19 structures or properties, and with neighboring structures and properties, shall focus upon the following: 1. Height; The existing residence is 20 feet and 8 inches tall with a 6:12 pitch. The application proposes to increase the headroom in the second floor and improve the residence’s structural stability by re-building the roof. New roofing trusses are proposed, which will increase the headroom on the second floor from 7 foot 1 inch to 8 feet. The building’s overall height will increase by two feet, to 22 feet and 9 inches. The roof’s pitch will be increased to 7:12. Please see additional comments under “Roof Shape.” The application also proposes an accessory structure with a maximum height of 20 feet and 3 inches. The proposed accessory structure conforms to Sec. 38.21.050.E.2 BMC, which prohibits accessory structures from exceeding the height of the principal building. Staff finds the modified height of the residence and the height of the proposed accessory structure appropriate within the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 2. Proportions of doors and windows; The residence at 402 West Koch Street presents doors and window openings organized in a manner consistent with the Bungalow style. The original wood windows are double-hung, with three divided lites over a single lite, and arranged singly, in pairs or in triplicate. Wood storm windows remain intact on the structure. The application proposes no modification to the proportions of doors and window openings in the existing residence. Windows and doors in the addition at the rear of the residence and in the second floor gables and dormers will match the window-to-wall ratio of the existing residence. The application proposes windows and doors in the accessory structure with proportions matching those on the house. Staff finds the proportion of windows and doors proposed with this project to be appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 3. Relationship of building masses and spaces; The application proposes an addition to the rear of the modest bungalow-style residence at 402 West Koch Street. The project requires demolition of an 11 foot wide attached garage at the rear of the structure. In the garage’s place, a 14 foot wide addition will be added to the rear of the residence. Overall, the building’s footprint will extend 3 feet to the south of the current garage’s southern wall. The application also proposes a single-story mud room to the west of the residence, at the rear of the structure. 177 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 7 of 19 In conjunction with the planned modifications to the residence’s roof, the rear addition will modify the building’s overall massing by slightly increasing the building’s height and substantially increasing the length. As the addition is located at the rear of the residence, and does not overpower the historic massing of the residence, Staff finds the proposed modifications to the residence appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. The application also proposes a detached accessory garage located in the rear yard, with vehicular access from the alley. The proposed accessory structure satisfies all of the requirements of Sec. 38.21.050 BMC, “Accessory buildings, uses and equipment.” The accessory building’s footprint occupies 16.6% of the rear lot area and does not exceed the footprint of the principal building. The accessory building’s design does not exceed a height of 1.5 stories, nor does the side wall exceed a height of 3 feet. Staff finds the proposed relationship of building masses and spaces appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 4. Roof shape; The residence at 402 West Koch Street presents an end-gable to West Koch Street. The roof’s ridge line is perpendicular to West Koch Street. A shed dormer has been added on the east face of the roof to provide windows to second floor living space. The application proposes to construct an addition to the existing residence which maintains the residence’s historic roof shape. The shed dormer will be replaced with gable dormers. The ridge of the gable dormers will intersect the primary roof ridge in about the middle of the ridge line. The gable dormers are set back from the primary façade, which reinforces the end- gable design from West Koch Street. The roof’s eve line also wraps the gable dormers; this makes the gable dormers subordinate to the principal roof shape. Staff finds the proposed modifications to the roof shape appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 5. Scale; The modest residence at 402 West Koch is a single story, with a raised foundation and full basement and second story attic space converted into living space. The application proposes to remodel the historic residence to make the living space on the second story more functional for continued residential use, and add residential living space at the rear of the structure. The proposed addition will add about a third more living space in a manner which does not adversely affect the residence’s historic massing or scale. The application proposes a one and one half story accessory structure which satisfies all of the requirements of Sec. 38.21.050 BMC, “Accessory buildings, uses and equipment.” These 178 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 8 of 19 requirements were implemented to ensure the massing and scale of new accessory structures was subordinate to the principal residence. Staff finds the proposed modifications appropriately reflect the historic Bungalow at 402 West Koch Street and are appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 6. Directional expression; The historic Bungalow residence presents an emphasis on horizontal directional expression. The proposed modification extends the residence towards the rear yard, rather than increasing the residence’s height in a manner which would expand the residence in a vertical manner. Staff finds the proposed modifications do not adversely affect the directional expression of the historic bungalow at 402 West Koch Street, and are appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 7. Architectural details; The residence at 402 West Koch Street presents modest architectural detailing. In lieu of architectural detailing, the building’s exterior materials add textural interest to the simple structure. The simple front porch columns are supported on brick piers. The façade is finished in wood lap siding with a narrow reveal and wood shingles on the gable ends. A belly band visually separates the wood lap siding from the shingles. Craftsman knee braces are not present in the gable ends. The roof rafter tails are exposed. The application proposes to match the architectural detailing on the addition to that present on the historic portion of the home. The application also proposes an accessory structure with similar architectural detailing. Staff finds the architectural details proposed with the addition and the accessory structure appropriate for a Bungalow in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 8. Concealment of non-period appurtenances, such as mechanical equipment; and Mechanical equipment is not shown on the application materials. Bozeman Municipal Code requires screening of mechanical equipment and prohibits mechanical equipment located in front or side yards. This has been included in Appendix A as an Advisory Code Citation. 9. Materials and color scheme. The Bungalow at 402 West Koch Street is clad in wood lap siding, with a wider lap below the window sills and a narrower profile from the windowsills to the eaves. Wood shingles are present in the end gables. The existing windows are a combination of the original windows. The original windows were a simple 1/1 hung window that were later replaced with 3/1 hung 179 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 9 of 19 windows (the original windows are stored in the basement). The original picture windows on the north and east elevations remain in place, and include a storm window. The building has a wood front door. The applicant has not finalized material and color choices for the property. Wood shingles will be used in the reconstructed roof gables. The applicant intends to restore the profile of the lap siding on the exterior of the residence, though the construction material has not been chosen (Hardie board vs. wood). Window and door replacement is also planned, but not finalized. In order to ensure that choices about the replacement of materials on the historic Bungalow are consistent with the Design Guidelines for the Neighborhood Conservation Overlay District, Staff has included a recommended Condition of Approval requiring final material choices for the residence be approved by the Department of Community Development prior to issuance of a Building Permit. The proposed accessory garage will be clad in a Hardie Board siding that matches the profile of the wood siding on the historic residence. Shingles will be used in the gables and dormers of the accessory building. Windows will be wood, with an exterior cladding. Staff finds these materials appropriate for new construction in the Cooper Park Historic District and the Neighborhood Conservation Overlay District. 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 application proposes demolition of a garage attached to the rear of the residence at 402 West Koch Street. It’s unclear if the garage was constructed with the residence in 1919, or added later. Sanborn Fire Insurance Maps indicate the presence of the garage by 1927. 180 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 10 of 19 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 discussed below. E. Conformance with other applicable development standards of this title. The application requests a deviation from Sec. 38.08.050 “Yards” BMC. Please see further review below. The application proposes construction of an accessory garage with second floor storage space. Future conversion of the second floor storage space in the accessory structure into an Accessory Dwelling Unit (ADU) will require a new development review application, public notice in conformance with Sec. 38.40 BMC “Noticing,” and must be in conformance with Sec. 38.22.030 “Accessory Dwelling Units.” The application proposes significant new construction on a residential parcel with more than one underlying lot line. The International Building Code prohibits new construction across lot lines. Staff has included recommended Condition of Approval number one to address this issue. 181 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 11 of 19 With exception of the requested deviation, the application meets all other applicable development standards. F. Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in chapter 2, article 6, division 2. Though the property is located in the Cooper Park Historic District, the applicant has not requested tax abatement. The application does not meet the standards for awarding Tax Abatement for Historic Preservation, as found in Sec. 2.06.390 BMC. Specifically, the application proposes an addition to the existing structure’s footprint in excess of the 10 percent limitation established in 2.06.390.A.3.a.1. Neighborhood Conservation Overlay District Review Criteria Chapter 1. Rehabilitation Guidelines for Historic Properties A. Character-Defining Features The application preserves and maintains the significant stylistic and architectural features of a modest Bungalow in the Cooper Park Historic District. The proposed design does not add elements or details that were not part of the original building. The project will repair deteriorated features and minimize damage to original materials. B. Historic Building Materials Historic building materials will be preserved as much as possible. Where historic building materials are to be replaced, the replacement will closely match the original material. Please also see the recommended Conditions of Approval. C. Individual Building Features Windows The size, proportion, position, number and arrangement of historic windows will be preserved. Where necessary, new windows will match historic windows in material, configuration and detailing. Doors The size, location and configuration of the historic door will be preserved. Roofs The original roof form will be reconstructed with only a slight modification to increase headroom in the second story. The original eave depth will be reconstructed and the overall appearance of the original roof will be preserved. Metal roofs are used as an accent at the rear of the proposed addition, and on the proposed accessory garage. Foundations The historic concrete foundation remains intact. 182 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 12 of 19 D. Rehabilitation of Historic Commercial Properties Preservation of Commercial Storefronts Not applicable. Additions to Commercial Properties Not applicable. Signs Not applicable. E. Rehabilitation of Historic Residential Properties Porches The original porch will be maintained. Additions to Residential Properties The application proposes the demolition of an attached garage at the rear of the structure. The attached garage is a historic portion of the residence, however, it is not located on the primary façade or a key component of the structure’s character-defining features. The garage will be replaced with an addition at the rear of the building which respects the original structure’s mass and scale. The roof of the historic structure will be reconstructed in order to improve structural stability and add second floor living space. The proposed dormers are in character with the primary structure’s Bungalow design. F. Secondary Structures Secondary structures do not exist on the property. G. Adaptive Re-use The residence will remain in residential use. H. Historic Additions A historic garage addition will be removed from the residence, and replaced with a rear addition to the residence. The historic garage addition is not of primary significance. Chapter 2. Design Guidelines for All Properties A. Topography The proposed design minimizes cut and fill on the site. B. Street Patterns The proposed design respects the historic settlement patterns of the Cooper Park Historic District. Staff recommends approval of the requested deviation because it continues the 183 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 13 of 19 historic street pattern of development along South 4th Avenue at less than a 15 foot yard setback. C. Alleys The application does not propose modifications to the alley. D. Streetscape The application does not propose modifications to the streetscape. E. Landscape Design The development will preserve and maintain mature trees along West Koch Street. F. Building Form The application proposes a traditional building form consistent with a Bungalow in the Cooper Park Historic District. G. Solid-to-Void Ratio The application proposes a ratio of window-to-wall appropriate for structures in the Cooper Park Historic District. H. Materials The application proposes to preserve historic building materials on the residence. Where necessary, new building materials will match the historic materials. I. Architectural Character The application proposes an addition which is in keeping with the Bungalow style of the existing residence J. Parking The application proposes to locate residential parking in a new accessory garage which takes vehicular access from the alley. K. Buffers No applicable. L. Site Lighting Bozeman Municipal Code prohibits lighting fixtures which create off-site glare, as included in Appendix A, Advisory Code Citations. M. Utilities and Service Areas Not applicable. 184 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 14 of 19 Chapter 3. Guidelines for Residential Character Areas A. Hierarchy of Public and Private Space The application provides a front and side yard similar in character to its neighbors and preserves a front porch oriented to the street. B. Building Mass and Scale The application modifies the residence’s mass and scale in a manner consistent with traditional single household residences. C. Roof Form The front-gable roof form is common for Bungalow style residences in the Cooper Park Historic District. D. Secondary Structures The proposed accessory structure is subordinate in height to the principal structure, as well as those buildings seen traditionally along the street front. It is located to the rear of the lot, where its visual impact to the streetscape will be minimized. E. Multi-Household The application proposes modifications to a single family household. The second floor of the accessory structure will be used for storage. F. Fences and Retaining Walls The application does not propose modifications to the fence or retaining walls. Fences are exempt from COA review if they meet the standards set forth in Sec. 38.16.040.A.1.a.1 BMC. Chapter 5. District-Specific Descriptions E. Cooper Park Historic District The application proposes modifications to a historic Bungalow that are consistent with the character of the Cooper Park Historic District. Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section 38.16.070 The application requests a deviation from Sec. 38.08.050 BMC to allow portions of the residential addition to be constructed in the required 15 foot corner-side front yard setback along South 4th Avenue. As the residence at 402 West Koch Street is located on the corner of West Koch and South 4th Avenue, the property presents a “second or subsequent front yard or corner side yard,” as defined by Sec. 38.42.2780 BMC as “A yard on a corner lot the area of which is bounded by 185 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 15 of 19 a line extending from the front of the principal building (the front building line) to a point intersecting the side street right-of-way line (side lot line), then along the side lot line to a point intersecting the rear lot line, then along the rear lot line to a point intersecting the line formed by extending the wall of the nearest principal building paralleling the side lot line.” Sec. 38.08.050 A BMC “Yards” requires a minimum 15 foot front yard setback for properties adjacent to local streets, which in this case would apply to both the West Koch Street and South 4th Avenue corners of the property. This situation is illustrated as follows in Figure 38.42.2650 “Required Yard:” 1. Modifications shall be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter; The application requests a deviation from the 15 foot yard setback along South 4th Avenue in order to enable construction of an addition to the rear of the residence. The new addition will continue the residence’s existing wall plane, which already encroaches 8 feet into the 15 foot yard setback along South 4th Avenue. This would continue a 7 foot setback from the eastern property line. Staff finds the modifications enabled through approval of the requested deviation are more appropriate for the historic building in question than would be achieved under a literal enforcement of this chapter. 186 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 16 of 19 2. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and Public notice of the requested deviation was completed as described in Appendix D. This included a notice mailed to all adjoining property owners of record. No public comment was received at the time of writing this Staff Report. Staff finds that the requested yard deviation will have minimal adverse effect on abutting properties or the permitted uses thereof. 3. Modifications shall assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article. The modifications enabled through approval of the requested deviation will improve the public health, safety and general welfare. Analysis has been completed and no new hazards will be created through approval of the requested deviation. The proposed modifications do not affect street vision triangles. Staff finds that the proposed modification will not adversely affect the public health, safety and general welfare. APPENDIX A –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 final site plan application or other process step. a. Section 38.20.060 states that the project must be completed within two years of final approval, or said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an extension of one additional year from the Community Development Director. For your information, Code requirement. For your information, Code requirement. b. 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. For your information, Code requirement. c. 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 187 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 17 of 19 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. For your information, Code requirement. d. A Stormwater Management Permit (SMP) must be submitted and approved by the City Engineer prior to building permit. 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. For your information, Code requirement. e. Section 38.23.150.D.7.b BMC states all outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. For your information, Code requirement. f. Section 38.21.050.F BMC requires all mechanical equipment to be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” This notation is required for any mechanical equipment that may be installed during construction that was not anticipated in the preliminary plan review. g. Section 2.06.1600-1700, BMC applies impact fees to new or expanded construction. The increased home size may result in additional impact fees. Fees are payable at the time the building permit is issued. Please contact Chris Saunders in the Department of Community Development for an estimate. For your information, Code requirement. APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-2. The intent of the R-2 residential two-household medium density district is to provide for one- and two-household residential development at urban 188 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 18 of 19 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. The Residential land use category is described as: “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description This application requests approval of a Certificate of Appropriateness with a deviation to enable the following modifications to the existing residence at 402 West Koch Street: 1) an addition to the rear of the existing residence; 2) rehabilitation of the existing residence; 3) construction of an accessory garage; and 4) related site improvements. The property is located within the Cooper Park Historic District and the Neighborhood Conservation Overlay District. Project Background The applicant contacted Staff about modifying the historic Bungalow at 402 West Koch in summer 2013, prior to purchase of the property. The application was submitted on March 21, 2014. APPENDIX D – NOTICING AND PUBLIC COMMENT Public notice of the requested deviation occurred on March 25, 2014. A notice was mailed to all adjoining property owners, posted on site and on the City’s website and emailed to the appropriate Neighborhood Association. The notice was also printed in the Sunday, March 30 and April 6, 2014 “Legal’s” section of the Bozeman Daily Chronicle. The public notice period will close at the public hearing, which is scheduled for April 14, 2014. APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF Owner: Brian Martin, 402 West Koch Street, Bozeman, MT 59715 Applicant: Same 189 Z-14060, Staff Report for the Martin Addition and New Accessory Garage Page 19 of 19 Representative: Same Report By: Courtney Kramer, Planner I/ Historic Preservation Officer FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this Certificate of Appropriateness application. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 1. Z14060 Martin Addition and New Accessory Garage SkCOA DEV, application packet. 2. Z14060 Martin Addition and New Accessory Garage SkCOA DEV, drawing set 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210