HomeMy WebLinkAboutI1 Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple,Planning Director
Chris Kukulski, City Manager
SUBJECT: Lloyd/Safranek South Grand Houses SP/COA/DEV (#Z-06075)
MEETING DATE: Monday,June 19th 2006 at 6:00 PM.
BACKGROUND: Representative Comma-Q Architecture Inc. submitted a Site Plan and
Certificate of Appropriateness application with deviations, to allow the following alterations at 410
South Grand Avenue: 1) relocation of the existing residence,2) demolition of the existing detached
garage, 3) renovation/remodel of the relocated residence,4) new construction of a two-story, single-
household residence and 5) new construction of two,one-story detached garages.
Three deviations are requested for this application. Two deviations are required regardless to
whether or not the lot is later subdivided, the first from Section 18.38.050,"Accessory Buildings,
Uses and Equipment," to allow both detached garages to encroach 2 feet into the required 12-foot
rear yard setback, and the second from Section 18.46.020, "Stall,Aisle and Driveway Design," to
allow both detached garages to provide 2 feet less than the required 26-foot backing distance for 90-
degree parking. The third deviation is required if subdivision of the lot occurs at a later time, from
Section 18.16.040,"Lot Area and Width," to allow the single-households to be located on a lots less
than the required 50-foot lot width for R-4 zoning.
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 Lloyd/Safranek Site Plan and
Certificate of Appropriateness application with deviations (#Z-06075) 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 June 14th 2006
CITY COMMISSION STAFF REPORT
LLOYD/SAFRANEK SOUTH GRAND HOUSES
SP/COA/DEV FILE #Z-06075
Item: Zoning Application#Z-06075, a Site Plan and Certificate of
Appropriateness application with deviations,to allow the
following alterations at 410 South Grand Avenue: 1) relocation
of the existing residence,2) demolition of the existing detached
garage, 3) renovation/remodel of the relocated residence,4)
new construction of a two-story, single-household residence
and 5) new construction of two, one-story detached garages.
The subject property is zoned as R-4 (Residential High Density
District) and is located within the Bon Ton Historic District
and the Neighborhood Conservation Overlay District.
Property Owner: Ponderosa Builders,LLC
c/o John Lloyd& Rob Safranek
22 West Main Street#2
Bozeman, MT 59715
Applicant: Comma-Q Architecture, Inc.
c/o Ben Lloyd
109 North Rouse Avenue#1
Bozeman,MT 59715
Date & Time: City Commission Public Hearing: Monday,June 19, 2006 @
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 on the east side of the 400 block of South Grand Avenue,which falls
between W. Koch and W. Story Streets,and is legally described as Lots 16, 17 & 18,Block 2,
Fairview Addition,City of Bozeman, Gallatin County,Montana. The property is 12,158 square feet
in lot area,is zoned as R-4 (Residential High Density District) and is located within the Bon Ton
Historic District and the Neighborhood Conservation Overlay District.
Please refer to the vicinity map on the following page.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 1
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PROPOSAL&BACKGROUND
Representative Comma-Q Architecture Inc. submitted a Site Plan and Certificate of Appropriateness
application with deviations, to allow the following alterations at 410 South Grand Avenue: 1)
relocation of the existing residence,2) demolition of the existing detached garage, 3)
renovation/remodel of the relocated residence,4) new construction of a two-story, single-household
residence and 5) new construction of two, one-story detached garages.
The existing residence on the site stands as a contributing structure in the Bon Ton Historic District
and was built c.1900. Since its original construction, the residence has changed into a two-
household and fallen into slight disrepair due to an inadequate foundation system. Property owner
Rob Safranek began conversations with Planning Staff in November 2005, to inquire about Planning
Staffs potential support of adding an additional single-household residence to the large lot. Staff
recommended pursuing a high-quality rehabilitation of the existing structure parallel to new
construction. If rehabilitation occurred to the existing structure, including the reestablishment of its
single-household use,Staff informed the applicant that a deviation to allow a lot width less than 50
feet for the existing and proposed houses would likely be justified.
Three deviations are requested for this application. Two deviations are required regardless to
whether or not the lot is later subdivided, the first from Section 18.38.050,"Accessory Buildings,
Uses and Equipment," to allow both detached garages to encroach 2 feet into the required 12-foot
rear yard setback, and the second from Section 18.46.020,"Stall,Aisle and Driveway Design,"to
allow both detached garages to provide 2 feet less than the required 26-foot backing distance for 90-
degree parking. The third deviation is required if subdivision of the lot occurs at a later time, from
Section 18.16.040, "Lot Area and Width," to allow the single-households to be located on a lots less
than the required 50-foot lot width for R-4 zoning.
The Development Review Committee (DRC) conducted their final review of the project proposal
on May 31,2006,and unanimously recommended approval of the project as conditioned by
Administrative Design Review (ADR) Staff. This application does not meet the thresholds
established in Section 18.62.010.A.2.e of the UDO to warrant review by the Design Review Board.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 2
ZONING DESIGNATION & LAND USES
The property is zoned R-4 (Residential High Density District). The intent of this area is to provide
for high-density residential development through a variety of housing types within the City with
associated service functions. This will provide for a variety of compatible housing types to serve the
varying needs of the community's residents.
The following land uses and zoning are adjacent to the subject property:
North: Single-Household Residence, zoned as R-4;
South: Single-Household Residence, zoned as R-4;
East: Single-Household Residence,zoned as R-1 (Residential Single-Household,Low
Density District);
West: Two- and Three-Household/Multi-Family Residences, zoned as R-4.
ADOPTED 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& STAFF FINDINGS
Section 18.28.050 "Standards for Certificates of Appropriateness"
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 in the architectural design
review discussion 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:
#.Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 3
1. Height;
The rehabilitated residence will slightly increase in height to allow a full basement to be
added. ADR Staff finds the minimal height as appropriate because it ensures a longer
life span for the house. The proposed residence falls at 30 feet,which ADR Staff finds
appropriate for the S. Grand Avenue streetscape,and typical for a two-story Craftsman-
style house.
2. Proportions of doors and windows;
The ratio of solid-to-void (wall-to-window) for each residence is appropriate.
3. Relationship of building masses and spaces;
The rehabilitated residence will increase its existing lot coverage due to an approximately
400-square foot rear addition, and fall at 34-percent. The proposed residence falls at 36-
percent. Both are well below the 50-percent maximum set in R-4 zoning. More
importantly,both are appropriate for the surrounding neighborhood. The massing of
the houses utilize the length of the lots. Also, 8-foot side yard setbacks are provided,
more typical of this particular block of S. Grand Avenue.
4. Roof shape;
The combination of roof forms on each residence helps to visually scale down their two-
story heights.
5. Scale;
The overall scale of each residence is appropriate,with the designs utilizing the length of
the lots.
6. Directional expression;
Each residence is appropriately oriented toward the front(S. Grand Avenue), supplying
a walkway and stair entry at each front elevation.
7. Architectural details
The proposed residence is incorporating traditional materials and details,while the
existing residence is retaining original materials and design throughout the rehabilitation.
8. Concealment of non-period appurtenances, such as mechanical equipment
All mechanical equipment must be screened. Ground-mounted equipment shall be
screened from all views by either dense plant material or a solid wall. Rooftop
mechanical equipment shall be either fully screened by incorporating the equipment into
the roof form or be fully hidden behind a parapet wall.
9. Materials and color scheme
ADR Staff is conditioning the applicant to provide a color and material palette of the
new construction prior to COA final approval.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 4`7
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.
As described above and below,ADR Staff finds the design each residence as compatible
with the foregoing elements of the surrounding residential 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 1,2, 3 and 5 and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project, as the property is
deemed a"contributing"property in the Bon Ton Historic District. Read below for a
summary of ADR Staffs review while considering the recommendations stated in the
Design Guidelines.
Chapter 2.•Building Form: Guideline 1. Use building forms that are similar to those
seen traditionally on the block.
The proposed residence is traditional in building form by using rectangular solids for
building plan.
Chapter2:Parking.• Guideline 1:Minimize the visual impact of surface parking in
residential neighborhoods.
Garage access and the parking area is appropriately located to the rear of each residence.
Chapter 3.Hierarchy of Pubfic and Private Space: Guideline 2.•Provide a walkway
from the street to the building.
A walkway is directed to each residence and leads to a prominent front stair entry and
covered porch.
Chapter 3:Building Mass and Scale: Guideline 3. On larger structures, subdivide
larger masses into smaller "modules"that are similar in size to single household
residences seen traditionally.
The combination of different roof forms helps to subdivide the mass of each residence into
smaller"modules,"which better addresses the street and neighboring structures.
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 has evaluated the applicant's request in light of
these criteria.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 5
A. Modifications shall be historically appropriate for the building and site in question
and the adjacent properties;
Current R-4 zoning standards require the applicant to provide a 50-foot lot width along S.
Grand Avenue for each single-household residence. ADR Staff finds the proposed 45-foot lot
widths as appropriate for this S. Grand Avenue neighborhood block. The deviation ensures the
rehabilitation of the existing residence and is only 5 feet less than the typical 50-foot lot width
seen on this particular block.
Staff finds the garage encroachments as historically appropriate because of the existing pattern
of accessory structures close to the alley right-of-way line, and because the applicant is proposing
no more than 600 square feet in building footprint and one-story in height (more traditional in
form).
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;
All vehicular access for the proposed residences shall occur to the rear,which shall limit the
traffic and number of cars along S. Grand Avenue.
A deviation is requested to provide 2 feet less than the required 26-foot backing distance from
the detached garages'vehicle entrances. Staff is supportable of said deviation because of the
existing pattern of accessory structures close to the alley right-of-way line. Staff recommended
the applicant provide 10 feet of driveway, a distance that is adequate for sufficient backing
maneuvering and a distance that will dissuade cars to park in the area (because it is too short in
length).
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.
With the conditions outlined by Staff, the applicant is held to an improvement to the rear alley.
A City standard drive approach at the alley intersection's to W. Koch Street will assure public
health and safety for surrounding neighbors.
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.
Section 18.34 "Site Plan and Master Site Plan Review Criteria"
In considering applications for site plan approval under this title,the Planning Director, City
Commission,DRC,and when appropriate,the ADR Staff,the DRB or WRB shall consider the
following:
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 6:
A. Conformance to and consistency with the City's adopted growth policy;
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.
B. Conformance to this title,including the cessation of any current violations;
The application is in general compliance with the requirements set forth in the Bozeman
Unified Development Ordinance. Any areas not addressed in the applicant's proposal have
been identified as code provisions that must be addressed on the Final Site Plan (FSP).
C. Conformance with all other applicable laws, ordinances, and regulations;
Please reference the"Standards for a Certificate of Appropriateness" and"Deviations from
Underlying Zoning Requirements" sections of this report, as they address conformance with
other applicable regulations.
D. Relationship of site plan elements to conditions both on and off the property;
With the conditions outlined by the DRC and ADR Staff, the elements of the site plan
including the architectural design,landscaping,circulation, orientation,mass, and height is
compatible with the surrounding residential sites and arranged in an appropriate manner for
lots within R-4 zoning and the Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
One detached,rear garage is proposed for each residence and will remove street parking
from South Grand Avenue. Because of the increased traffic on the alley from the garages,a
City standard drive approach is required at the alley intersection on W. Koch Street.
F. Pedestrian and vehicular ingress and egress;
Primary pedestrian ingress and egress will occur at the front of the houses,while the
vehicular ingress and egress will occur to the rear of the lots off the alley.
G. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation;
As conditioned by ADR Staff,a landscape plan is required upon FSP submittal.
H. Open space;
Open space is provided for each residence in the supplied side and rear yards.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 7
I. Building location and height;
As described in the"Standards for a Certificate of Appropriateness" section of this report,
the proposed scale of the new construction is appropriate and in proportion for the
surrounding residential neighborhood.
J. Setbacks;
As described in the"Deviations from Underlying Zoning Requirements" section of this
report,the encroachment of each garage into the required rear yard setback is justified
because of the historic pattern of the rear accessory structures along the alley.
K. Lighting;
All proposed lighting on site shall conform to the requirements outlined in the Bozeman
Unified Development Ordinance.
L. Provisions for utilities,including efficient public services and facilities;
The location of existing water and sewer mains, as well as nearby fire hydrants, shall be
properly depicted on the FSP materials.
M. Site surface drainage;
Site surface drainage will be reviewed by the Engineering Department upon FSP submittal.
N. Loading and unloading areas;
The loading and unloading areas will likely occur off the rear alley. Staff supports the notion
that such activity will occur out of S. Grand Avenue's right-of-way.
O. Grading;
Grading proposed for the new construction will be reviewed by the Engineering
Department upon FSP submittal.
P. Signage;
Non-applicable.
Q. Screening;
All mechanical equipment must be screened. Ground-mounted equipment shall be screened
from all views by either dense plant material or a solid wall. Rooftop mechanical equipment
shall be either fully screened by incorporating the equipment into the roof form or be fully
hidden behind a parapet wall.
R. Overlay district provisions;
The site falls within the Neighborhood Conservation Overlay District. Therefore, the
project is subject to review under the"Standards for a Certificate of Appropriateness," as
defined in Chapter 18.28 of the Bozeman Unified Development Ordinance.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 8
S. Other related matters,including relevant comment from affected parties;
Non-applicable.
T. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title,whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to
which the City is a parry so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming.
Non-applicable.
PUBLIC COMMENT
The Department of Planning received one letter of public comment in support of the project, from
neighbor Jon&Jan Johnson, 402 South Grand Avenue,Bozeman,MT 59715.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis,Administrative Design Review Staff and the Development Review
Commission find this Site Plan and Certificate of Appropriateness application with deviations is in
general compliance with the adopted Growth Policy and the Unified Development Ordinance. The
following conditions of approval are recommended:
Conditions of Approval
1. Prior to Final Site Plan approval, the applicant shall submit modified elevations of
the remodeled house (#1) to the Department of Planning that show the proposed
basement windows and window wells.
2. Prior to Final Site Plan submittal, the applicant shall provide a written narrative that
clearly describes the proposed steps in rehabilitation for the remodeled house (#1).
3. If partial demolition is included with the rehabilitation, the applicant shall attempt to
salvage individual building materials. The applicant may choose to salvage materials
at his personal expense (personal storage,etc), or he may offer them for trade
and/or sale to the public (newspaper ad, etc.). Prior to Final Site Plan submittal, the
applicant is required to submit documented proof to the Department of Planning of
the attempt to salvage the materials.
4. Prior to Final Site Plan approval, the applicant shall provide a landscape plan
depicting both existing and,proposed landscaping on the subject site, for final review
by Administrative Design Review Staff
5. Prior to Final Site Plan approval, the applicant shall provide a color palette and
sample materials board, for final design review and approval by Administrative
Design Review Staff.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report 9
6. 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.
7. An Exhibit of Survey shall be provided with the Final Site Plan and stamped by a
Registered Land Surveyor in the state of Montana. The exhibit boundaries shall be
labeled with bearings and distances and reflect those to be recorded with the
Amended Plat subsequently prepared for the project through use of subdivision
exemption. All Final Site Plan boundaries shall match that shown upon the Exhibit
of Survey.
8. The Final Site Plan shall be adequately dimensioned and a legend of all line-types and
symbols utilized shall be provided.
9. Label and dimension any existing and proposed easements and right-of-way on and
adjacent to the project site. Distinguish between proposed and existing easements.
10. The sizes and locations of all public utility mains and services adjacent to the project
site shall be properly depicted and labeled,as well as nearby fire hydrants.
Distinguish between proposed and existing mains and services.
11. Sewer and water services shall be shown on the Final Site Plan and approved by the
Water/Sewer Superintendent. City of Bozeman applications for services shall be
completed by the applicant.
12. Water/sewer service lines shall maintain a minimum horizontal separation of 10'
from lot and boulevard trees.
13. A City standard alley approach shall be constructed at Koch Street and a note and
construction detail provided to this effect on the Final Site Plan. City standard
details are presented in the City of Bo eman Modifications to MPWISS, 5"Ed.
14. Cracked or damaged sidewalk panels shall be replaced with new sidewalk in the
standard location (i.e. 1' off property line).
15. An encroachment permit shall be obtained from the Engineering Department prior
to the storage of construction related materials and refuse within a public street
right-of-way.
16. A phasing plan and schedule shall be provided with the Final Site Plan if the project
will be constructed in more than one phase (i.e. separate occupancy requests for the
respective homesites). The applicant shall submit a construction route map dictating
how materials and heavy equipment will travel to and from the site in accordance
with section 18.74.020.A.1 UDO. This shall be submitted as part of the Final Site
Plan for site developments, or with the infrastructure plans for subdivisions. It shall
be the responsibility of the applicant to ensure that the construction traffic follows
the approved routes.
17. All construction activities shall comply with section 18.74.020.A.2 UDO. This shall
include routine cleaning/sweeping of material that is dragged to adjacent streets.
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report IQ
The City may require a guarantee as allowed for under this section at any time during
the construction to ensure 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.
Code Provisions
■ Per Section 18.34.130.A, "Final Site Plan," no later than six months after the date
of approval of a preliminary site plan or master site plan, the applicant shall submit
to the Department of Planning seven (7) copies of a Final Site Plan. The Final Site
Plan shall contain all of the conditions, corrections and modifications approved by
the Department of Planning.
■ Per Section 18.38.060, "Yard and Height Encroachments," eaves and gutters
may not extend more than 2.5 feet into a required side yard setback.
■ Per Section 18.42.130, "Fences,Walls and Hedges," all new fences must
conform to code requirements.
■ Per Section 18.64.100, "Building Permit Requirements," a Building Permit must
be obtained prior to the work, and must be obtained within one year of Final Site
Plan approval. Building Permits will not be issued until the Final Site Plan is
approved.
CONCLUSION
Administrative Design Review Staff and the Development Review Committee reviewed this Site
Plan and Certificate of Appropriateness application with deviations, and as a result recommend to
the City Commission conditional approval of said application with the conditions and code
provisions outlined above.
Attachments: Applicant's Submittal Materials
Public Comment
Report Sent To: Ponderosa Builders,LLC, 22 W.Main Street#2,Bozeman, MT 59715
Comma-Q Architecture, 109 N. Rouse Avenue #1,Bozeman,MT 59715
#Z-06075 Lloyd/Safranek SP/COA/DEV Staff Report It
V
��JUN 07 2006ARTMET Of PLANNINGOMMUNITY DEVELOPMENT
5-22-2006
To Whom it May Concern,
It would be to our benefit to have Rob Sefranek built two separate one family
houses at 410 South Grand Ave,Bozeman, MT. These houses would be built within the
historical compliances. It would continue to keep the neighborhood beautiful and
neighbors with good values. The houses would need restrictions in the deeds stating that
they must stay one dwelling homes with no added additions when sold.
Sincerely,
Jon W. Johnson
Jan M. Johnson
402 So. Grand Ave.
Bozeman, MT. 59715
406 587 8919
Comma-Q
SOUTH GRAND HOUSESArchitecture, Inc.
111 South Grand Avenue
Studio 221 a
Bozeman.MT 59715
(406)585.1112
COA submittal fax 585.5518
drawingprojectindex data
ARCHITECTURAL PROPOSED USE,
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Al COVER SHEET CONSTRUCTION SCHEDULE: W
A2 S17E PLAN Excavation for existing structure foundation 6-7—06 V/
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A3 FLOOR PLANS HOUSE#1
V!Relocation of existing _house 7-15 06
A4 FLOOR PLA
NS ANS-HOUSE 92 Excavation for new structure 7.16—06
A5 ELEVATIONS Begin renovation+addition of existingstructure 7.21—06
A6 ELEVATONS O F
Begin construction of new structure 8-1—06
A7 ELEVATIONS pry-in both structures 10-31—06
Compiete renovation.+'addition of existing structure 3-1—07
Complete construction of new structure 5-1-07 O
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