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REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple,Planning Director
Chris Kukulski, City Manager
SUBJECT: Sanford Dormer COA/ADR/DEV (#Z-06068)
MEETING DATE: Monday,May 15`h 2006 at 6:00 PM.
BACKGROUND: Property owners Paul and Jody Sanford submitted a Certificate of
Appropriateness application with one deviation, to allow the addition of one gabled dormer and two
fixed exterior windows on the second floor of 413 North Wallace Avenue.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for
the proposed development at this time.
RECOMMENDATION: That the City Commission approve the Sanford Dormer Certificate of
Appropriateness application with one deviation (#Z-06068) as conditioned by Planning Staff.
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the
proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Allyson Bristor @ abristor@bozeman.net if you have any
questions prior to the public hearing.
Respectfully submitted,
Andrew Epple, Planning Director Chris Kukulski, City Manager
Report compiled on May 1 Oth 2006
CITY COMMISSION STAFF REPORT
SANFORD DORMER COA/ADR/DEV FILE #Z-06068
Item: Zoning Application#Z-05298, a Certificate of Appropriateness
Application with one deviation,to allow the addition of one
gabled dormer and two fixed exterior windows on the second
floor of 413 North Wallace Avenue. Said property is zoned as
R-2 (Residential Two-Household,Medium Density District)
and is located within the Neighborhood Conservation Overlay
District.
Property Owners: Paul&Jody Sanford
413 North Wallace Avenue
Bozeman, MT 59715
Applicant: Same as above
Date &Time: City Commission Hearing: Monday, May 15`"2006 at
6:00 PM,in the Community Room, Gallatin County
Courthouse,311 West Main Street, Bozeman, MT 59715.
Report By: Allyson C. Bristor,Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located at 413 North Wallace Avenue and is legally described as Lot 8,Block
6,Babcock and Davis Addition, City of Bozeman, Gallatin County,Montana. The property is
approximately 9,200 square feet in lot area (50' x 184'), zoned as R-2 (Residential Two-Household,
Medium Density District) and located within the Neighborhood Conservation Overlay District.
Please refer to the vicinity map below.
Subject
' Property d
I v
Z
Fridley St
#Z-06068 Sanford Dormer COA/ADR/DEV 1
PROPOSAL & BACKGROUND
This is a Certificate of Appropriateness application with one deviation,to allow the addition of one
gabled dormer and two fined exterior windows on the second floor of 413 North Wallace Avenue.
One deviation is requested with this application, from Section 18.16.050, "Yards," to allow the
gabled dormer addition to encroach into the required 5-foot side yard setback.
Currently existing on the site is a one-story, single-household residence and a detached one-story
garage. The house has retained its original design and materials and is considered a contributing
structure in the Neighborhood Conservation Overlay District.
ZONING DESIGNATION & LAND USES
The subject property is zoned R-2 (Residential Two-Household,Medium Density District). As
stated in the Bozeman Unified Development Ordinance, the intent of the R-2 residential district is
to provide for one-and two-household residential development that presents few or no
development constraints and that additionally respects the residential quality and nature of
surrounding areas.
The following land uses and zoning are adjacent to the subject property:
North: Single-Household Residence, zoned R-2;
South: Mixed-Use Building, zoned R-2;
East: Duplex/Triplex Residence,zoned R-2;
West: Single-Household Residence,zoned R-2.
GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the "Residential" land use designation.This classification designates places where the primary
activity is urban density living quarters. Other uses that complement residences are also acceptable,
such as parks,low intensity home based occupations, fire stations, churches and schools. The
dwelling unit density expected within this category varies and a variety of housing types should be
blended to achieve the desired density,with large areas of single type housing discouraged.
Additionally,all residential housing should be arranged with consideration given to the existing
character of adjacent development.
REVIEW CRITERIA& FINDINGS
Section 18.28.050 "Standards for Certificates of Appropriateness"
Section 18.28.050 specifies the required standards for granting Certificate of Appropriateness
approval. In the discussion below,Administrative Design Review (ADR) Staff evaluated the
applicant's request in light of these standards.
A. All work performed in completion of an approved Certificate of Appropriateness shall
be in conformance with the most recent edition of the Secretary of Interior's
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995),
published by U.S. Department of the Interior,National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services,
Washington, D.C. (available for review at the Department of Planning).
#Z-06068 Sanford Dormer COA/ADR/DEV 2
The Secretary of Interior Standards'guidelines are considered with the design guidelines
listed below.
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;
There is no increase in total height of the existing house by the proposed dormer
construction. The dormer height does not exceed the house's primary roof ridge line.
2. Proportions of doors and windows;
The proposed fixed exterior windows are appropriately centered in the gable ends of the
house's front section. The windows in the dormer are similar in design and style as the
existing.
3. Relationship of building masses and spaces;
There is no increase in building mass of the existing house by the proposed dormer
construction.
4. Roof shape;
The gable roof shape of the proposed dormer is appropriate for the existing house. Its
shape mimics the existing 2"d floor dormer on the south elevation.
5. Scale;
The width of the proposed dormer is an appropriate scale for the existing house. Its
shape mimics the existing 2"d floor dormer on the south elevation.
6. Directional expression;
The proposed dormer is appropriately perpendicular to the existing house's primary roof
ridge and mimics the directional expression of the existing 2"d floor dormer on the south
elevation.
7. Architectural details;
The new construction will use materials to match the existing house. ADR Staff is
requiring a standard color and materials palette board prior to the issuance of a building
permit,which shall include the material details for the horizontal siding and the new
window units.
8. Concealment of non-period appurtenances, such as mechanical equipment;
Non-applicable.
#Z-06068 Sanford Dormer COA/ADR/DEV 3
9. Materials and color scheme.
ADR Staff is requiring a standard color and materials palette board prior to the issuance
of a building permit.
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.
Non-applicable.
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 Introduction, Chapters 1, 2 and 3, and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project, as the property is
deemed a"historically significant property"in the Neighborhood Conservation Overlay
District:
Chapter 1.•Individual Building Features: Guideline 21.•New or replacement roof
materials should convey scale and texture similar to those used traditionally.
The proposed dormer will use the same traditional materials of the existing house.
Chapter 1.•Rehabilitation ofResidential Properties: Guideline 10. Place an addition at
thereat of the building or set it back from the front to minimize visual impacts.
The proposed dormer is placed to the rear of the front portion of the existing house.
Chapter 1. Rehabilitation ofResidential Properties. Guideline 14.• When adding a
dormer, it should be in character with the primary structure's design.
The proposed dormer does not exceed the primary roof ridge line of the existing house. It is
subordinate to the overall house roof mass and similar in scale to the existing dormer on the
south elevation.
Chapter2.Materials: Guideline 1.• Use building materials that appear similar to those
used traditionally in the area.
The proposed dormer will use traditional horizontal siding.
E. Conformance with other applicable development standards of this title.
The required criteria for granting deviations are examined in the following section.
#Z-06068 Sanford Dormer COA/ADR/DEV 4
Section 18.28.070 "Deviations from Underlying Zoning Requirements"
Section 18.28.070 specifies the required criteria for granting deviations from the underlying
zoning requirements. In the discussion below,ADR Staff evaluated the applicant's request
in light of these criteria.
A. Modifications shall be historically appropriate for the building,and site in question,
and the adjacent properties, as determined by the standards in§ 18.28.050 of this
chapter, than would be achieved under a literal enforcement of this title;
The proposed gabled dormer on the second floor is historically appropriate for 413 North
Wallace Avenue because of the following reasons: 1) it is subordinate to the overall roof
mass, 2) it is in scale with the existing dormer on the south elevation,and 3) it does not
exceed the height of the house's primary ridge. Dormers are typically added to smaller
historic structures,like the existing house, to allow an increase in the amount of headroom
of the 2"d floor
It is the determination of the Bozeman Historic Preservation Office and ADR Staff that,
with conditions of approval,the project generally meets Criteria A of Section 18.28.070
"Deviations from Underlying Zoning Requirements," of the Bozeman Unified Development
Ordinance.
B. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof;
Though the dormer will encroach into the required side yard setback,it does not exceed the
building edge of the existing house's front and rear portions,which fall approximately on
the north property line. The adjoining property to the north is minimally affected with the
proposal because of their existing driveway and garage located along their south property
line.
It is the determination of the Bozeman Historic Preservation Office and ADR Staff that,
with conditions of approval, the project generally meets Criteria B of Section 18.28.070
"Deviations from Underlying Zoning Requirements," of the Bozeman Unified Development
Ordinance.
C. Modifications shall assure the protection of the public health, safety and general
welfare.
It is the determination of the Bozeman Historic Preservation Office and ADR Staff that,
with conditions of approval, the project generally meets Criteria C of Section 18.28.070
"Deviations from Underlying Zoning Requirements," of the Bozeman Unified Development
Ordinance.
PUBLIC COMMENT
Required public noticing of this application occurred on April 21" for the adjoining properties and
on Sundays,April 23`d and 30`h for the Bozeman Daily Chronicle. The Department of Planning&
Community Development did not receive any form of public comment in regards to this
application.
#Z-06068 Sanford Dormer COA/ADR/DEV 5'
RECOMMENDED CONDITIONS OF APPROVAL
Staff reviewed the Certificate of Appropriateness application with one deviation,against the criteria
set forth in the Bozeman Unified Development Ordinance. Based on the evaluation of the criteria
and findings by Administrative Design Review Staff, Staff recommends conditional approval of the
Certificate of Appropriateness application with the following conditions:
Conditions of A112roval
1. Prior to issuance of any type of building permit,the applicant shall provide a color
and materials palette for final design review and approval by Administrative Design
Review Staff(including details of proposed horizontal siding and windows).
2. The applicant shall obtain a building permit and pay all required fees prior to
construction,and within one year of Certificate of Appropriateness approval or this
approval shall become null and void.
3. This project shall be constructed as approved and conditioned in the Certificate of
Appropriateness with deviations application. Any modifications to the submitted
and approved drawings shall invalidate the project's approval unless the applicant
submits the proposed modifications for review and approval by the Department of
Planning prior to undertaking said modifications, as required by Section 18.64.110 of
the Bozeman Unified Development Ordinance.
The applicant must comply with all provisions of the Bozeman Municipal Code that are applicable
to this project.
CONCLUSION
Administrative Design Review Staff recommends conditional approval of said Certificate of
Appropriateness application with one deviation. The applicant is advised that unmet code
provisions, or code provisions that are not specifically listed as conditions of approval, do not,in
any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law.
BECAUSE THIS APPLICATION IS FOR A CERTIFICATE OF APPROPRIATENESS
WITH ONE DEVIATION,THE BOZEMAN CITY COMMISSION SHALL MAKE THE
FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE CITY
COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH
IN CHAPTER 18.66 OF THE BOZEMAN UNIFIED DEVELOPMENT ORDINANCE.
Encl: Applicant's Submittal Materials
CC: Paul&Jody Sanford,413 North Wallace Avenue,Bozeman,MT 59715
#Z-06068 Sanford Dormer COAIADR/DEV 6