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HomeMy WebLinkAboutH2 • �`a Commission Memorandum �y v REPORT TO: Honorable Mayor and City Commission FROM: Andrew Epple,Planning Director Chris Kukulski,City Manager SUBJECT: Sampson COA/ADR/DEV,#Z-06071 MEETING DATE: Monday,May 22,2006 BACKGROUND: This is an application for a Certificate of Appropriateness with two deviations, to allow the demolition of an existing garage and the construction of a 104-square foot shed. The property in question is located at 427 West Curitss Street, and is legally described as: Lot 6, Block 13, Cox's Rearrangement of Park Addition, City of Bozeman, Gallatin County, Montana. The deviations requested would permit a 15 foot encroachment into the required rear yard, and,allow off-street parking to be provided in the driveway located in the corner-side yard. UNRESOLVED ISSUES: None. Conditions of approval and code provisions are outlined in the attached Staff Report. RECOMMENDATION: That the City Commission approve Application No. Z-06071 with the conditions of approval,and code provisions,as outlined in the attached Staff Report. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please feel free to email Martin Knight at mknightQbozeman.net if you have any questions prior to the public hearing. Respectfully submitted, Andrew Epple,Planning Director Chris Kukulski,City Manager Attachments: Applicant Submittal Materials Report Compiled on May 9, 2006 CITY COMMISSION STAFF REPORT SAMPSON SHED COA/ADR/DEV FILE #Z-06071 Item: Zoning Application#Z-06071, a Certificate of Appropriateness application with two deviations, to allow the demolition of an existing garage and the construction of a 104-square foot shed at 427 West Curtiss Street. Said property is zoned as R-2 (Residential Two-Household,Medium Density District) and is located within the Cooper Park Historic District and Neighborhood Conservation Overlay District. Owners: Lawrence & Carrie Sampson 427 West Curtiss Street Bozeman, MT 59715 Applicant: Lawrence & Carrie Sampson 427 West Curtiss Street Bozeman, MT 59715 Date & Time: City Commission Hearing: Monday, May 22, 2006, 6:00 p.m., in the Community Room, Gallatin County Courthouse,311 West Main Street, Bozeman,MT 59715. Report By: Martin Knight, Planner Recommendation: Conditional Approval PROJECT LOCATION The subject property is located at 427 West Curtiss Street,a full corner lot at the northeast corner of West Curtiss Street and South Fifth Avenue, and.is legally described as Lot 6,Block 13, Cox's Rearrangement of Park Addition,City of Bozeman,Gallatin County,Montana. The property is 4,320 square feet in lot area (96 feet along South 5t'and 45 feet along West Curtiss), zoned as R-2 (Residential Two-Household,Medium Density District) and located within the Cooper Park Historic District and Neighborhood Conservation Overlay District. The corner property is located on a unique Southside neighborhood block,which contains a variety of traditional styles of historic architecture.Across South Fifth,there is predominately two-story, multi-family residences. Along West Curtiss,properties range between one and two-story in height and are generally lower in density (ranging from single-household to multi-family residences). #Z-06071 Sampson Shed COA/ADR/DEV 1 Please refer to the vicinity map below. iuuu1wisisu��,�a� �aK��ry _. t 1 ' � Subject Property Curtiss St PROPOSAL & BACKGROUND This is a Certificate of Appropriateness application with two deviations, to allow the demolition of an existing garage and the construction of a 104-square foot shed at 427 West Curtiss. Two deviations are requested. The first deviation is requested from Section 18.16.050 "Yards," to allow a 15-foot encroachment into the required rear yard.The second deviation is from Section 18.46.010 "Parking," to allow off-street parking to be provided in the driveway located in the corner-side yard. Currently existing on this corner site is one and a half story, single-household residence, with an attached one-car garage with driveway access on South 5`h Avenue. The house was constructed c.1912 and is considered a contributing structure in the Cooper Park Historic and Neighborhood Conservation Overlay District. Certificate of Appropriateness standards require new construction and exterior alterations to respect and preserve the historic character of a site. For the subject property, this primarily includes the existing building's footprint and location on the corner site. Planning Staff interprets the north yard of the existing house as the rear yard of this corner lot. Currently,a one car garage is located within the required rear yard setback. This garage, located 5 feet from the rear property line,was a later addition to the existing structure and has little historical significance. Original clapboard siding and two original exterior windows are covered by the existing garage structure. The current garage is not large enough to accommodate a vehicle, as the doors are only 8 feet in width. The 15-foot rear-yard encroachment would permit the new storage shed to be built on the site of the current garage. The footprint of the proposed shed will be 11 x 10, with approximately 104-square feet of storage. This proposed shed structure is substantially smaller than the existing garage,which has a footprint of approximately 210 square feet. The second deviation requested is to permit off-street parking in the corner-side yard. Per UDO Section 18.46.010.E no parking is permitted in required front or side yards, except, one space may be located directly in front of the driveway area. In other words,you are permitted to stack one vehicle directly behind a"functional" garage. Currently,neither the garage nor driveway is large enough to accommodate a vehicle.The driveway, from the garage to the property line, is only 12 #Z-06071 Sampson Shed COAJADRJDEV 2 feet,which prohibits parking in the driveway. The proposed shed would lengthen the driveway from 12 feet to approximately 22.5 feet. This would permit a driveway parking space,however, only if it was located directly behind a"functional"garage, thus, a deviation has been requested. While this parking space would be non-conforming, staff feels that the addition of this space would increase the degree of conformity on this site. 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 (Residential Two-Household,Medium Density District); South: Single-Household Residence, zoned R-2 (Residential Two-Household,Medium Density District); East: Multi-Household Residence, zoned R-2 (Residential Two-Household,Medium Density District); West: Multi-Household Residence, zoned R-2 (Residential Two-Household,Medium Density District). 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,ADR Staff has evaluated the applicant's request in light of these standards. A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior,National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington,D.C. (available for review at the Department of Planning). The Secretary of Interior Standards' guidelines are considered with the design guidelines #Z-06071 Sampson Shed COA/ADR/DEV 3 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; The existing one and a half story residence reaches approximately 20 feet in height at the roof ridge. The garage to be removed is approximately 9 feet in height. The proposed shed will be 8 feet in height. ADR Staff finds 8 feet as an acceptable height for this site and the surrounding neighborhood. 2. Proportions of doors and windows; The current garage covers portions of two original exterior windows. Demolition of this garage will expose an original full length window,and a smaller original window. The proposed shed will not obstruct these windows. A salvaged 3' x 3' double hung window will be installed on the street side of the proposed shed. The trim will be finished to match the trim around windows in the house. ADR Staff feel the size and location of this window is appropriate for the site. The proposed street side shed door would be a barn-style sliding door. Hardware to be utilized will be based on historic garage/barn style door designs. As conditioned by Staff, the applicant shall provide additional details of the proposed barn-style door for final design and approval. 3. Relationship of building masses and spaces; ADR Staff finds the reduction in height and massing to be appropriate for the site. The new construction is working within the existing building footprint; thus allowing lot coverage to slightly decrease (from approximately 28%to 26%). 4. Roof shape; The roof of the existing garage is generally flat,with a slight slope to the north. The proposed shed will be constructed to match the slope of the existing garage. Roofing materials will either match the asphalt shingles of the house, or,be of a rolled material that also matches the,in color, the houses shingles. 5. Scale; Again,ADR Staff feels the reduction in mass of the accessory structures to be appropriate for this site and the surrounding neighborhood. There are numerous adjacent residences of similar scale,with garages and accessory structures that encroach on the required yards. 6. Directional expression; The historic directional expression of the building is to West Curtiss Street,with a wrap around front porch that presents the house to the corner of West Curtiss Street and South 5`'Avenue. The front and side entrances,off West Curtiss Street and South 5`'' Avenue,are being maintained with the proposed new construction. #Z-06071 Sampson Shed COA/ADR/DEV 4 7. Architectural details; The current garage, and house,is primarily clapboard siding. The proposed new shed will utilize clapboard siding salvaged from the current garage. This siding will be painted the same colors and scheme to match the existing house. ADR Staff feels the architectural character of the proposed new construction is traditional in design of historic structures within the Cooper Park Historic District and Neighborhood Conservation Overlay District. Staff believes the proposed addition will compliment the character of the surrounding neighborhood. As conditioned by Staff, the applicant shall provide a detailed color and material palette of the new construction for final design and approval. 8. Concealment of non-period appurtenances, such as mechanical equipment; All mechanical equipment is required to be screened. Ground-mounted equipment must be screened from all views,by either dense plant material or a solid wall. Rooftop mechanical equipment must be fully screened,by either incorporating the equipment into the roof form or be fully hidden behind a parapet wall. No mechanical equipment has been proposed. 9. Materials and color scheme. The primary exterior material is 4" clapboard siding. As conditioned by ADR Staff,the applicant shall provide a detailed color and material palette of the new construction for final design and approval. 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. ADR Staff feels the architectural character of the proposed new construction is traditional in design of historic structures within the Cooper Park Historic District and Neighborhood Conservation Overlay District. Staff believes the proposed addition will compliment the character of 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 Introduction, Chapters 1 through 5, 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 #Z-06071 Sampson Shed COA/ADR/DEV 5 District: Chapter 2. Street Patterns: Guideline I. Site anew building such that it is arranged on its site in a way similar to historic buildings in the area. The historic pattern of setbacks and open space on the site is maintained with the new construction,by proposing an accessory building that encroaches on the rear yard while preserving the existing open space. Chapter2.•Landscape Design:Guideline 1:Preserve and maintain mature trees and significant vegetation. All existing trees and hedges located on the site and the surrounding boulevard are preserved with the new construction. Chapter 2.•Building Form: Guideline 1: Use building forms that are similar to those seen traditionally on the block. The simple rectangular block style of garages and accessory structures found in this neighborhood will be preserved through with the proposed new construction. Therefore, ADR Staff finds the proposed building form to be appropriate. Chapter 2.Materials:Policy.•Building materials ofnew structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. Through the use of salvaged clapboard siding(from the existing garage), a double hung window,and a barn-style door,ADR Staff feels the architectural character of the proposed new construction is traditional in design and will contribute to the visual continuity of the neighborhood. Again,ADR Staff is requiring the applicant to submit additional architectural details of the door,window,and siding for further design review and approval. Chapter 3:Building Mass&Scale: Guideline 1: Construct a new building to be similar in mass and scale to those single household residences seen traditionally. The historic pattern of setbacks and open space on the site is maintained with the new construction,by proposing an accessory building that encroaches on the rear yard while preserving the existing open space. E. Conformance with other applicable development standards of this title. The required criteria for granting deviations are examined in the following section. 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 project proposal 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; #Z-06071 Sampson Shed COA/ADR/DEV 6 The proposed demolition of an existing garage and construction of a 104-square foot shed at 504 West Curtiss Street is historically appropriate for the building and site. The corner lot imposes difficult site constraints for any type of building alteration and/or addition, and the project proposal doesn't go beyond the limits already established by the existing building footprint. Therefore,ADR Staff supports the deviations requested;to encroach into the required 20-foot rear yard setback,and, to permit off-street parking to be provided in the driveway located in the corner-side yard. The encroachment permits the proposed shed to be build within the footprint of the current garage. While allowing parking in the corner- side yard permits the addition of one parking space. The property is deemed as historically significant structure in the Cooper Park Historic District and Neighborhood Conservation Overlay District. Therefore, changes to the building and site design are acceptable as long as the new construction is enhancing and contributing to the aesthetic character of the property and surrounding neighborhood. Staff finds the removal of the current garage, construction of a storage shed, and the addition of a parking space will aid in enhancing the site. It is the determination of the 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; The proposed demolition of an existing garage and construction of a 104-square foot shed at 504 West Curtiss Street has minimal adverse effect on abutting properties or the permitted uses thereof. This project proposal in no way imposes a constraint that would limit 504 West Curtiss Street's opportunities for future redevelopment or alteration. It is the determination of the 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. The proposed demolition of an existing garage and construction of a 104-square foot shed at 504 West Curtiss Street ensures the protection of the public health, safety and general welfare. It is the determination of the 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 The Department of Planning did not receive any form of public comment in regards to this project application. #Z-06071 Sampson Shed COA/ADR/DEV 7 RECOMMENDED CONDITIONS OF APPROVAL Staff reviewed the Certificate of Appropriateness application with two deviations, 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 Approval 1. To ensure appropriateness, additional details of the proposed barn-style sliding door, and a picture of the proposed 3'x 3' double hung window, shall be submitted for review and approval by Administrative Design Review Staff. 2. Prior to issuance of any type of Building Permit (including Demolition Permits), the applicant shall provide a color and materials palette for final design review and approval by Administrative Design Review Staff. 3. 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. 4. This project shall be constructed as approved and conditioned in the Certificate of Appropriateness application. Any modifications to the submitted and approved drawings shall invalidate the projeces 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 two deviations. 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 TWO DEVIATIONS,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: Staff s Materials,Applicant's Submittal Materials CC: Lawrence&Carrie Sampson, 427 West Curtiss Street,Bozeman,MT 59715 #Z-06071 Sampson Shed COA/ADR/DEV 8