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HomeMy WebLinkAboutH3 cis Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Andrew Epple,Planning Director Chris Kukulski, City Manager SUBJECT: Miller Remodel COA/DEV (#Z-06105) MEETING DATE: Monday,June 202006 at 6:00 PM. BACKGROUND: Property owners Ryan and Christine Miller made application for a Certificate of Appropriateness (COA)with deviations to allow a second level addition and remodel to the existing two-household residence at 809 West Olive Street. Three deviations are requested with this project. The first is from Section 18.16.050"Yards," to allow the second level addition to encroach into the required 20-foot rear yard setback. The second is from Section 18.38.060, "Yard and Height Encroachments,Limitations and Exceptions," to allow the remodeled front stoop and stairs to extend more than 5 feet into the required 15-foot front yard setback. The third is from Section 18.46.040,"Number of Parking Spaces Required," to allow the two-household residence supply 1.5 spaces less than the required 3.5 spaces. 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 Miller Remodel Certificate of Appropriateness application with deviations (#Z-06105) 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 @ abristot&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 21 st 2006 CITY COMMISSION STAFF REPORT MILLER REMODEL COA/DEV FILE NO. #Z-06I05 Item: Zoning Application#Z-06105, a Certificate of Appropriateness application with deviations, to allow a second level addition and remodel to the existing two-household residence at 809 West Olive Street. Said property is zoned as R-4 (Residential High Density District) and is located within the Neighborhood Conservation Overlay District. Property Owner &Applicant: Ryan& Christine Miller 809 West Olive Street Bozeman,MT 59715 Date: City Commission Public Hearing: Monday,June 26, 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 of deviation for encroachment into rear yard Conditional approval of deviation for parking shortage Denial of deviation for front stoop/porch/stairs encroachment into front yard LOCATION The subject property is located at 809 West Olive Street,which is directly west of the house at 123 South 8`h Avenue. It is legally described as West 60'of Lots 17 & 18,Block 4,Park Addition, City of Bozeman, Gallatin County,Montana. The property is approximately 3,600 square feet in lot area (60'x 60'), zoned as R-4 (Residential High Density District) and is located within the Neighborhood Conservation Overlay District. This particular neighborhood block largely consists of one-and-one-half-story houses that are examples of vernacular architecture as early as the 1910's and as late as the 1940's. A T-shaped alley exists in the block and runs along the subject property's entire west property line. Please refer to the vicinity map on the following page. #Z-06105 Miller Remodel COA/DEV CC Staff Report 1 17 Sabc ck St > j> A — Subject Property PROPOSAL Property owners Ryan and Christine Miller made application for a Certificate of Appropriateness (COA) with deviations to allow a second level addition and remodel to the existing two-household residence at 809 West Olive Street. Three deviations are requested with this project. The first is from Section 18.16.050 "Yards,"to allow the second level addition to encroach into the required 20-foot rear yard setback. The second is from Section 18.38.060, "Yard and Height Encroachments,Limitations and Exceptions," to allow the remodeled front stoop and stairs to extend more than 5 feet into the required 15-foot front yard setback. The third is from Section 18.46.040, "Number of Parking Spaces Required," to allow the two- household residence supply 1.5 spaces less than the required 3.5 spaces. Currently existing on the site is a one-story,two-household structure with an attached, one-story garage sitting directly along the alley right-of-way. The house was constructed c.1939 and stands as a non- contributing element 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 West Olive Street and alley corner site. The proposed new construction includes a second floor addition that utilizes the existing building footprint. The primary purpose of the addition is to add much needed square footage to the primary residence. Planning Staff verified with Vicki Hasler, Code Enforcement Officer that the house exists as a legal, two- household (duplex). Therefore, Staff does not see it necessary to remove the basement apartment. 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. #Z-06105 Miller Remodel COA/DEV CC Staff Report 2 The following land uses and zoning are adjacent to the subject property: North: Single-Family Residential,zoned R-4; South: Single-Family Residential,zoned R-2 (Residential Two-Household,Medium Density District); East: Single-Family Residential,zoned R-4; West: Duplex/Triplex Residential,zoned 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& 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 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 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 second level addition increases the height of the existing residence by approximately 18 inches, or 1 '/z feet. ADR Staff finds the height increase as appropriate for the historic neighborhood. The second level will not increase the residence to a full two-story building,but rather to a one-and-one- half story building,which is not greater than the established surrounding context and will not compromise the visual continuity of the neighborhood. #Z-06105 Miller Remodel COA/DEV CC Staff Report 3 2. Proportions of doors and windows; ADR Staff finds the proposed proportion of doors and windows as appropriate for the site. ADR Staff is conditioning the applicant to supply a written narrative explaining which windows of the existing residence,if any,are being replaced and/or remodeled. 3. Relationship of building masses and spaces; ADR Staff finds the increase in height and the additional massing to be appropriate for the site. The new construction is working within the existing building footprint,rather than exceeding it;thus allowing lot coverage to remain the same. 4. Roof shape; Though the proposed gambrel roof shape does not exist in the neighborhood block,ADR Staff finds it as appropriate because it is traditional in form and is allowing the applicant to add significant living square footage by not having to drastically increase the ridge height (no standing walls are added). 5. Scale; ADR Staff finds the proposed scale to be appropriate for the site, as long as the height does not increase more than 18 inches from the existing residence. The new construction is working within the existing building footprint,rather than exceeding it;thus allowing lot coverage to remain the same. 6. Directional expression; The primary plane of the residence's front wall is greatly increasing in height with the second level addition. To add more horizontal emphasis in direction,ADR Staff is not permitting the applicant to cover the entire residence in wood shingles and/or cedar shakes siding. The applicant shall supply modified elevations that depict the residence utilizing a combination of siding material. 7. Architectural details; The applicant shall supply modified elevations that depict the residence utilizing a combination of siding material,rather than all wood shingles and/or cedar shake 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. 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. #Z-06105 Miller Remodel COA/DEV CC Staff Report 4 9. Materials and color scheme. See"Architectural Details"description above. 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. With the conditions of approval,ADR Staff finds the proposed second level addition 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 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"non-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 the second level addition within the existing building footprint and keeping the attached garage as one-story. Chapter2.•Materials: Guideline 1: Use building materials that appear similar to those used traditionally in the area. By conditions,ADR Staff is not allowing the entire residence to be covered in wood shingle and/or cedar shakes siding. Wood shingles are traditionally seen in the gable or gambrel end of houses rather than the primary siding material. Staff is requiring the applicant to submit modified elevations that depict the residence with a combination of siding(for example:wood lap horizontal siding and wood shingles;board and batten vertical siding and wood shingles;etc.) 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 the second level addition within the existing building footprint. Chapter 3.•Building Mass&Scale: Guideline 2.Step down a building's height toward the #Z-06105 Miller Remodel COA/©EV CC Staff Report 5 street,neighboring structures and the rear of the lot. The front stairs and trellis help to step down the building's height toward the street. However,ADR Staff is requiring the applicant to use a non-solid and non-stucco material for the stair railings. Staff wishes to see a more visually open stair form because of its close proximity to the street and front property line. Chapter3.BuildrngMass&Scale:Guideline 3. The front wall ofa new structure should not exceed two stories in height. The primary plane of the residence's front wall is greatly increasing in height with the second level addition. To add more horizontal emphasis in direction,ADR Staff is not permitting the applicant to cover the entire residence in wood shingles and/or cedar shakes siding. 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; The proposed second level addition at 809 West Olive 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 deviation request to encroach into the required 20-foot rear yard setback. The proposed second level addition adds a second bedroom to the primary residence. In total,the two-household structure requires 3.5 parking spaces (1.5 spaces for the one-bedroom,basement apartment and 2 spaces for the two-bedroom,primary residence). Two spaces are supplied off- street in the garage and the front driveway. Due to the alley and driveway vision triangles, Staff is unable to count a supplied parking space on-street(though 21 feet is supplied). Because of the difficult site constraints for the existing building,ADR Staff supports the deviation request to supply 1.5 parking spaces less than the required 3.5. The proposed remodel of the front stoop and stairs shall stay within the existing building footprint. Therefore,ADR Staff is recommending the denial of the deviation to allow the stoop and stairs to further encroach into the required 15-foot front yard setback. 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 #Z-06105 Miller Remodel COA/DEV CC Staff Report 6 Zoning Requirements," of the Bozeman Unified Development Ordinance. B. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; With the conditions of approval,the proposed remodel and second level addition at 809 West Olive Street has minimal adverse effect on abutting properties or the permitted uses thereof. The available parking for the site is not decreasing in space due to addition. Rather,it is because of the addition of one bedroom that the parking is deemed short of the required number. 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 of approval, the proposed remodel and second level addition at 809 West Olive 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 public comment in regards to this project. RECOMMENDED CONDITIONS OF APPROVAL Staff reviewed the Certificate of Appropriateness application with three 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. Prior to issuance of a Building Permit,the applicant shall submit building elevations and a site plan that correspond with each other and that are accurately to scale. 2. The second floor addition shall not exceed 18 inches in height from the existing residence. 3. Prior to issuance of a Building Permit,the applicant shall supply a south elevation (to scale) that depicts both the existing residence and the proposed addition overlapping one another (to ensure the height is just 18 inches). The existing/proposed south elevation shall be subject to final design review and approval by Administrative Design Review Staff. 4. The remodeled front stoop and stairs shall not exceed the footprint of the existing covered porch and stairs. #Z-06105 Miller Remodel COA/DEV CC Staff Report 7 5. Prior to issuance of a Building Permit, the applicant shall submit a modified site plan that accurately depicts the existing front covered porch and stairs overlapped with the proposed front stoop and stairs (to ensure the proposed footprint does not exceed the existing footprint). The modified site plan shall be subject to final design review and approval by Administrative Design Review Staff. 6. The front stair railing shall not be solid and/or stucco in form and material. Prior to issuance of a Building Permit, the applicant shall supply a modified south elevation that depicts the new stair railing design,which shall be subject to final design review and approval by Administrative Design Review Staff. 7. The residence shall not be entirely covered in wood shingles and/or cedar shakes siding. Prior to issuance of a Building Permit, the applicant shall supply modified elevations that depict the residence utilizing a combination of siding material. The modified elevations shall be subject to final design review and approval by Administrative Design Review Staff. 8. The applicant shall obtain written verification from Bozeman's Code Enforcement Officer, Vicki Hasler, stating the basement apartment exists as a legal residence. Prior to issuance of a Building Permit, a copy of said verification shall be submitted to the Department of Planning. 9. Prior to issuance of a Building Permit, the applicant shall submit a written narrative explaining which windows of the existing residence,if any, are being replaced and/or remodeled. 10. Prior to issuance of a Building Permit, the applicant shall submit a written narrative explaining what remodeling is occurring to the existing attached garage. 11. Any cracked or broken portions of sidewalk along the street frontage created during demolition and/or new construction shall be replaced. 12. Prior to issuance of a Building Permit, the applicant shall provide a color and materials palette to the Department of Planning for final design review and approval by Administrative Design Review Staff. 13. 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. 14. 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,which are applicable to this project, prior to receiving final approval. #Z-06105 Miller Remodel COA/DEV CC Staff Report 8 CONCLUSION Administrative Design Review Staff recommends conditional approval of said Certificate of Appropriateness application with four 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. Attachments: Applicant's Submittal Materials Report Sent To: Ryan&Christine Miller, 809 West Olive Street,Bozeman,MT 5971 #Z-06105 Miller Remodel COA/DEV CC Staff Report 9