HomeMy WebLinkAboutG2 Commission Memorandum
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REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple,Planning Director
Chris Kukulski,City Manager
SUBJECT: Steen Family Garage COA/ADR/DEV,#Z-06073
MEETING DATE: Monday,June 5,2006
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 518-square foot garage. The property in question
is located at 321 South 10th Avenue, and is legally described as: Lots 11 and 12, Block 22,West Park Addition,
City of Bozeman, Gallatin County, Montana. The deviations requested would permit a 17-foot encroachment
into the required rear yard, and, allow the height of the garage to exceed the height of the principal
building.
UNRESOLVED ISSUES: The applicant has been notified that staff is recommending denial of the deviation
to permit the height of the accessory structure to exceed the height of the principal building. Conditions of
approval and code provisions are outlined in the attached Staff Report.
RECOMMENDATION: Denial of the deviation to permit the height of an accessory structure to exceed that
of the principal building. That the City Commission approves Application No. Z-06073 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 mknight&bozeman.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 31, 2006
CITY COMMISSION STAFF REPORT
STEEN FAMILY GARAGE COA/ADR/DEV FILE #Z-06073
Item: Zoning Application#Z-06073, a Certificate of Appropriateness
application with two deviations, to allow the demolition of an
existing garage and the construction of a 518-square foot garage
at 321 South 10''Avenue. Said property is zoned as R-2
(Residential Two-Household,Medium Density District) and is
located within the Neighborhood Conservation Overlay
District.
Owners/Applicant: Chuck Steen
321 South 101''Avenue
Bozeman, MT 59715
Date & Time: City Commission Hearing: Monday,June 5, 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 of deviation for rear yard setback
Denial of deviation for height
PROJECT LOCATION
The subject property is located at 321 South 10`''Avenue, a full corner lot at the southwest corner of
West Koch Street and South 106'Avenue, and is legally described as Lots 11 and 12,Block 22,West
Park Addition, City of Bozeman, Gallatin County,Montana. The property is 5,550 square feet in lot
area (110 feet along West Koch and 50 feet along South 10`s),zoned as R-2 (Residential Two-
Household,Medium Density District) and located within the Neighborhood Conservation Overlay
District.
The corner property is located on a unique Southside neighborhood block,which contains a variety
of architecture styles, ranging from classic bungalows to ranch homes of the 1950's.Along both
South 10`s and West Koch there is a mix of one-story and two-story, single-household residences.
#Z-06073 Steen Family Garage COA/ADR/DEV
Please refer to the vicinity map below.
Curtiss
;Subject_ pertyy ',.
Koch St
i[3
W Story 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 518-square foot garage at 321 South 10''Avenue. Two
deviations are requested. The first deviation is requested from Section 18.16.050 "Yards," to allow a
17-foot encroachment into the required rear yard.The second deviation is from Section 18.38.050
"Accessory Buildings," to allow the height of the garage to exceed the height of the principal
building.
Currently existing on this corner site is one story, single-household residence,with a detached one-
car garage with driveway access on West Koch Street. The house was constructed c.1947 and is a
non-contributing structure in the 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 west 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 1
foot from the rear property line,has little historical significance. The current garage is not large
enough to accommodate a vehicle, as the doors are only approximately 8 feet in width. The 17-foot
rear-yard encroachment would permit the new garage to be built on the site of the current garage.
This garage would be constructed approximately 3 feet from the rear property line. The footprint
will be 24'x 21'6", approximately 518-square feet. This proposed garage is substantially larger than
the existing garage,which has a footprint of approximately 288 square feet.
The second deviation requested is to allow the height of the garage to exceed the height of the
principal building. Per UDO Section 18.38.050,no accessory building shall exceed the height of the
principal building unless such accessory building has been otherwise approved. The garage is
proposed to be 22 feet in height,exceeding the existing house by 2'6". Staff is recommending denial
of the height deviation.While there is an eclectic blend of architectural styles in the surrounding
#Z-06073 Steen Family Garage COA/ADR/DEV
neighborhood,ADR Staff finds that permitting an accessory structure to exceed the height of the
principal building would not blend with any of the design characteristics found within the
neighborhood. In a hasty search of the surrounding neighborhood,staff was unable to find any
accessory structures that exceeded the height of the principal building. Furthermore,the Design
Guidelines for the Neighborhood Conservation Overlay District specifically states "new secondary
structures should be subordinate in height to those buildings seen traditionally along the street
front."
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: Single-Household Residence, zoned R-2 (Residential Two-Household, Medium
Density District);
West: Single-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).
#Z-06073 Steen Family Garage COA/ADR/DEV
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;
The existing one-story residence reaches approximately 19'6"in height at the roof ridge.
The garage to be removed is approximately 9 feet in height.The proposed garage will be
22 feet in height,exceeding the height of the house by TV. Given the nature of the
surrounding neighborhood,and, the objectives set forth in the Design Guidelines for the
Neighborhood Conservation Overlay District,ADR Staff is denying the deviation
request to allow the accessory structure to exceed the height of the principal structure.
As stated in the conditions of approval,the applicant is required to submit modified
elevations that show the accessory structure as not exceeding 19'6"in height (the height
of the house).
2. Proportions of doors and windows;
Accessory structures located along the alley are traditionally subordinate in architectural
character to the principal structure. The garage door will be a wood paneled overhead
door with a cedar exterior that creates the illusion of a sliding barn-style door. The
windows on the south and east elevations will be wood fixed glass. The windows on the
north elevation and gabled ends will be wood double hung. As conditioned by ADR
Staff, the applicant shall provide additional details of the proposed barn-style door
garage door, street-side door, and windows for final design review and approval.
3. Relationship of building masses and spaces;
ADR Staff finds the increase in massing with the new construction to be appropriate for
the site,with conditions. The new construction is exceeding the existing building
footprint by approximately 192 square feet; thus,increasing lot coverage (from
approximately 26%to 29%). Given the pattern of accessory structures in the
surrounding neighborhood,ADR Staff feels the increased size to be acceptable.
ADR Staff does not support the deviation to permit the height of the accessory structure
to exceed that of the principal structure. Secondary structures are traditionally
subordinate in scale and character to the primary structure. Permitting the garage to
exceed the height of the house would contradict the pattern found in this historic
district. In a search of the surrounding neighborhood, staff was unable to find any
accessory structures that exceeded the height of the principal structures.
4. Roof shape;
The roof of the existing garage is generally flat. The proposed gambrel roof form does
not match the roof of the existing house. The Design Guidelines for the Neighborhood
Conservation Overlay District specifically states that"a new building should have basic
roof form that is similar to those seen traditionally." As conditioned by ADR Staff, the
roof pitch and form shall be constructed to match the pitch on the south elevation of
the existing house.
#Z-06073 Steen Family Garage COA/ADR/DEV
Roofing materials will be 30 yr. Timberline in Weathered Wood to match the existing
house. The trim will also be finished to match the existing house.
5. Scale;
Again,ADR Staff feels the increase in mass of the accessory structures to be acceptable
for this site and the surrounding neighborhood. There are numerous adjacent residences
on small corner lots that are of similar scale,with large garages and accessory structures
that encroach into the required yards. However,ADR Staff does not support the
deviation to permit the height of the accessory structure to exceed that of the principal
structure.
6. Directional expression;
The historic directional expression of the building is to South 10th Avenue. The front
and rear entrances, off South 10,h Avenue and adjacent to the existing garage,are being
maintained with the proposed new construction.
7. Architectural details;
The current house utilizes clear cedar and redwood siding. The proposed new garage
will utilize cedar shake siding to match the existing house. This cedar shake will be
stained Cheyenne red to match the cedar shake found on the house.
ADR Staff feels the gambrel roof of the proposed new construction is an imitation of
older historic structures, namely the imitation of"barn" style. As outlined in the Design
Guidelines for the Neighborhood Conservation Overlay District, "the imitation of older
historic styles is discouraged for newer structures."As conditioned by ADR Staff, the
roof pitch and form shall be constructed to match the pitch on the South Elevation of
the existing house.
As conditioned by Staff, the applicant shall provide a detailed color and material palette
of the new construction for final design and approval.
S. 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 will be cedar shake siding. All siding and trim will be
finished to match the existing house. As conditioned by ADR Staff, the applicant shall
provide a detailed color and material palette of the new construction for final design and
approval.
#Z-06073 Steen Family Garage COA/ADR/DEV
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 an
imitation of older historic design styles within the Neighborhood Conservation Overlay
District. Staff believes the proposed addition,with conditions,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
District:
Chapter 2.•Street Patterns: Guideline 1:Site a new 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.
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 Z Building Form: Guideline 1:Exotic building and roofforms that would
detract from the visual continuity of the street are discouraged..
The gambrel roof form is not found on the existing house,not is it a predominate roof form
found on structures within the surrounding neighborhood. Therefore,ADR Staff finds the
proposed roof form to not 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 cedar shake siding, finished to match the house,ADR Staff feels the
architectural character of the proposed new construction is an imitation of a traditional
design and,with conditions,will contribute to the visual continuity of the neighborhood.
Again,ADR Staff is requiring the applicant to submit additional architectural details of the
doors,windows, and siding for further design review and approval.
#Z-06073 Steen Family Garage COA/ADR/DEV
Chapter 2.•Architectural Character.• Guideline 1. The imitation of older historic styles
is discouraged for newer structures.
ADR Staff feels the architectural character of the proposed new construction is an imitation
of older historic structures. The gambrel roof form is not found on the existing house. As
conditioned by ADR Staff, the roof pitch and form shall be constructed to match the pitch
on the South Elevation of the existing house.
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 is maintained with the new construction,by proposing an
accessory building that encroaches on the rear yard. ADR Staff finds the increase in mass
and scale to be appropriate for the site,with conditions.
Chapter 3.RoofForm:Policy.•In most neighborhoods, a similarity ofroofform also
contributes to a sense of visual continuity. In order to maintain this sense of visual
continuity, a new building should have basic rooffonn that is similar to those seen
traditionally.
The gambrel roof form is not found on the existing house. This roof form is not a
predominate style in the surrounding neighborhood.As conditioned by ADR Staff, the roof
pitch and form shall be constructed to match the pitch on the South Elevation of the
existing house.
Chapter 3:Secondary Structures: Guideline 1.A new secondary structure should be
subordinate in height to those buildings seen traditionally along the street front.
The proposed height exceeds the height of the existing structure by 2'6." ADR Staff finds
this to be inappropriate for the property and surrounding neighborhood. As conditioned by
ADR Staff, the applicant is required to submit modified elevations that show the accessory
structure as not exceeding 19'6"in height (the height of the house).
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;
With the denial of one deviation,and the recommended conditions of approval, the
proposed garage is appropriate for the building and site. It is proposed to the rear of
the lot, so that it is significantly set back from the front wall plane of the principal structure
on the site.
#Z-06073 Steen Family Garage COA/ADR/DEV
ADR Staff is denying the deviation request to allow the accessory structure to exceed the
height of the principal structure. Staff believes the accessory structure should be truly
subordinate in scale and character to the principal house.
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 garage is slightly large in footprint than the existing garage. With the
recommended conditions of approval,ADR Staff finds this to be appropriate.
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 518-square foot garage
at 321 South 10"Avenue 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.
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 Agproval
1. The applicant shall supply modified building elevations that shows the height of the new
accessory structure to be < 19' 6"in height (the height of the house).
2. The roof pitch and form shall be constructed to match the pitch on the south elevation of
the existing house.
#Z-06073 Steen Family Garage COA/ADR/DEV
3. To ensure appropriateness,additional details of the proposed barn-style garage door, street-
side door,and windows shall be submitted for review and approval by Administrative
Design Review Staff.
4. The applicant shall provide a detailed color and material palette of the new construction for
final design review and approval by Administrative Design Review Staff
5. 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.
6. 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.
7. 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 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 denial of the deviation to permit the height of an
accessory structure to exceed the height of the principal structure. Staff recommends conditional
approval of the deviation to allow a 17-foot rear yard encroachment. 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: Chuck Steen, 321 South 10`h Avenue,Bozeman,MT 59715
#Z-06073 Steen Family Garage COA/ADR/DEV
PROJECT NARRATIVE
We are requesting deviations because our new structure will be 2'-6" taller
than our existing house (our house is a single story structure) and our
setback from the property line on the alley side will be 3'. We remodeled
our home around the existing location of our current garage. Our proposed
garage location will sit 2' farther off the alley than our existing one making
alley access and utility work easier. We have downsized our proposed
garage dramatically to work within the confines of city codes but to also
allow adequate storage space for our growing family of five. After
completely residing our home with clear cedar and redwood and adding a
sunroom off the back of the house our dilapidated garage has become little
more than an eyesore. The building we are proposing keeps with the lines
and attitude of our remodeled home and is something that definitely could
have been built in the same period as our house.
THE STEEN FAMILY GARAGE
321 S. 10Tx AVE. BOZEMAN
After looking at several different design possibilities for our garage,
this was the only one that offered our family of five ample storage space
while using architecturally pleasing lines. The peak of the roof is a 6-12
pitch to match the existing house. We then used the mathematical opposite
on the lower roof to create the classic lines of a gambrel roof.
Our home was built in 1947, a time when neighborhoods like ours had
barns and outbuildings scattered throughout them that were used as mill
shops and storage facilities. Houses built in the 40's are less than one third
the size of homes built today. As these houses become family homes once
again rather than rentals, additional square footage will be necessary. Our
neighbors are very supportive and excited about the building plans that we
have shown them. After looking at the pictures of our existing garage we
are sure you can understand their excitement.
We live in an area with a mix of homes ranging from post war salt
boxes, 30's farmhouses, classic bungalows and a sea foam green and pink
flat roof 50's ranch home. Our new garage will fit in very well and help
beautify the eclectic neighborhood that we have grown to love.
Sincerely,
MAY 31 2006
TO: Martin Knight DEPARTMENT OF P ANN�NG
AND COMMUNITY DE .PMENT
RE: Steen Family Garage
We will be using the same 4-1/2"reveal cedar siding(stained Berkshire Beige to
match the house)from the bellyband/freeze board down to the skirt board/foundation
board. Cedar shake stained Cheyenne red will be used on the gabled ends to match the
existing house. The garage door is a wood paneled overhead door with a cedar exterior
that creates the illusion of a sliding barn door. The windows on the first floor on the
south and east sides are wood fixed glass windows. The window on the north side and
both gabled ends are wood double hungs. The roof will be 30 yr. Timberline in
Weathered Wood to match the house. The trim details(faschia,soffits, freeze board,
skirt board and corner boards)will all match the existing house.
We've included more photos to show the whole property and elevation and
included some pictures of our immediate neighbors to show you how well our new
garage will fit in. Thank you for the e-mail. We hope this answers all your questions. I
am available at a moments notice if need anymore information. Please call me at
579-0835.
Sincerely,
Chuck&Sarah Steen
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