HomeMy WebLinkAboutH15 - Carlson Ruggles
Report compiled on July 7th 2006
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple, Planning Director
Chris Kukulski, City Manager
SUBJECT: Carlson/Ruggles SHR SP/COA/DEV #Z-06041
MEETING DATE: Monday, June 17th 2006 at 6:00 PM.
BACKGROUND: Property owner and applicant SxS Land Development, LLC submitted a Site
Plan and Certificate of Appropriateness application with deviations, to allow the addition of a two-
story, two-bedroom, single-household residence and related site improvements at 416 North Ida
Street.
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 18.16.040, “Lot Area and Width,” to
allow two single-household residences on one lot less than the required 10,000-square foot lot area
for R-2 zoning, and the second from Section 18.16.050, “Yards,” to allow the new single-household
residence to encroach into the required 20-foot rear yard setback. 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
each single-household residence to be located on a lot less than the required 5,000-square foot lot
area for R-2 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 Carlson/Ruggles SHR Site Plan
and Certificate of Appropriateness application with deviations (#Z-06041) 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 Andrew Epple @ aepple@bozeman.net if you have any
questions prior to the public hearing.
Respectfully submitted,
_________________________________ _________________________________
Andrew Epple, Planning Director Chris Kukulski, City Manager
CITY COMMISSION STAFF REPORT
CARLSON/RUGGLES SHR
SP/COA/DEV FILE #Z-06041
Item: Zoning Application #Z-06041, a Site Plan and Certificate of
Appropriateness application with deviations, to allow the
addition of a two-story, two-bedroom, single-household
residence and related site improvements at 416 North Ida
Street. The subject property is zoned as R-2 (Residential Two-
Household, Medium Density District) and is located within the
Neighborhood Conservation Overlay District.
Property Owner/
Applicant: SxS Land Development, LLC
c/o Stephen B. Carlson & Daniel E. Ruggles
PO Box 1797
Bozeman, MT 59715
Date & Time: City Commission Public Hearing: Monday, July 17, 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 North Ida Avenue, which falls
between E. Fridley and E. Orange Streets, and is legally described as less 25’ of the North end of
Lots 1, 2 & 3, Block 51, Northern Pacific Addition, Gallatin County, Montana. The property is
approximately 9,000 square feet in lot area, is zoned as R-2 (Residential Two-Household, Medium
Density District) and is located within the Neighborhood Conservation Overlay District.
Please refer to the vicinity map on the following page.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 1
PROPOSAL & BACKGROUND
Property owner and applicant SxS Land Development, LLC submitted a Site Plan and Certificate of
Appropriateness application with deviations, to allow the addition of a two-story, two-bedroom,
single-household residence and related site improvements at 416 North Ida Street. The initial
application was submitted on March 14th but was deemed inadequate due to unclear submittal
materials. The application was revised and resubmitted on May 5th and deemed adequate for
continued review.
An existing one-story, single-household residence exists on the 9,000-square foot lot. The structure
was built c.1912 and stands as a non-contributing structure in the Neighborhood Conservation
Overlay District because of changes in its original design and materials.
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 18.16.040, “Lot Area and Width,” to
allow two single-household residences on one lot less than the required 10,000-square foot lot area
for R-2 zoning, and the second from Section 18.16.050, “Yards,” to allow the new single-household
residence to encroach into the required 20-foot rear yard setback. 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
each single-household residence to be located on a lot less than the required 5,000-square foot lot
area for R-2 zoning.
The Development Review Committee (DRC) conducted their final review of the project proposal
on June 21, 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.
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
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 2
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 3
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 as R-2;
South: Single-Household Residence, zoned as R-2;
East: Single-Household Residence and Commercial/Retail (Zak Zakovi’s art studio),
zoned as R-2;
West: Single-Household Residence and Two-/Three-Household Residence, zoned as R-2.
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. Because the existing single-household residence is deemed “non-
contributing,” the Guidelines only examine the proposed construction and its
appropriateness for the surrounding neighborhood.
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;
ADR Staff is conditioning the proposed house to not exceed 29 feet in height from
finished grade. The height measurement shall not be taken from the finished floor.
Staff finds its acceptable to build a two-story house on the lot, but does not want the
two-story to be too excessive with relation to the surrounding neighborhood along
North Ida Avenue, which are predominately one-story in height (except for the intrusive
apartment complex across the street).
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 4
2. Proportions of doors and windows;
ADR Staff is conditioning the proposed house to remove the glass block on the front
elevation. Staff is acceptable of glass block on the other elevations, but only at basement
level.
3. Relationship of building masses and spaces;
The proposed construction is drastically increasing the building mass on the property.
The existing residence is 915 square feet in building footprint and falls at only 10-percent
in lot coverage. However, the typical for the surrounding neighborhood (especially
along North Ida Avenue to the south of the property) are small undersized lots. If
subdivision occurs of the property, the existing residence will cover 20 percent of the lot
area and the proposed construction will cover 30 percent of the lot area. Both
percentages are below the maximum 40 percent for R-2 zoning.
Early in the project review, ADR Staff and the applicant agreed to set the proposed
construction back further from the front property line and line up with the front plane
of the existing house. The encroachment into the required 20-foot rear yard setback is
supportable because of the front yard space it creates along North Ida Avenue.
4. Roof shape;
The proposed gable roof form is traditional and appropriate for the surrounding
neighborhood.
5. Scale;
The scale of the proposed construction is quite larger than the pattern seen on the North
Ida Avenue streetscape (except for the large, intrusive apartment complex across the
street). To help the two-story design seem smaller in scale, Staff is conditioning the
applicant to remove the second story area that is located directly above the front porch
Staff believes that the currently proposed front wall of the new house is too excessive for
the streetscape that is predominately one-story in height and simple in building form
(square plan). The front wall of the proposed construction shall just be the one-story
front porch.
6. Directional expression;
The proposed construction is appropriately oriented toward North Ida Avenue, and
supplies a walkway and stair entry to the front porch to emphasize a connection with
pedestrian traffic.
7. Architectural details
The proposed construction is incorporating traditional materials and details, while the
existing residence is retaining original materials and design throughout the project. ADR
Staff is conditioning the removal of the proposed carport in front of the garage door.
Carports were typically seen attached to houses post-1950 and in this particular case,
does not correlate well with the traditional form of the proposed construction.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 5
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
proposed construction prior to COA final 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.
As described above and below, ADR Staff finds the design of the proposed construction,
with the conditions of approval, 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, 3, and 4 and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project, as the project is new
infill and construction in the Neighborhood Conservation Overlay.
Chapter 2: Street Patterns: Guideline 1: Respect historic settlement patterns.
As conditioned by ADR Staff, the proposed construction will have the same front yard
setback as the existing residence on site.
Chapter 3: Hierarchy of Public and Private Space: Guideline 3: Orient the front porch
to the street.
The proposed front porch is appropriately oriented toward North Ida Avenue. ADR Staff is
conditioning the applicant to remove the second story area that is located directly above the
front porch to better address the streetscape. Staff believes that the currently proposed
front wall of the new house is too excessive for the streetscape that is predominately one-
story in height and simple in building form (square plan). A one-story front porch provides
human scale to the new construction, as well as offers interest to pedestrians.
Chapter 3: Building Mass and Scale: Guideline 2: On larger structures, step down a
building’s heights toward the street.
As conditioned by ADR Staff, the applicant shall remove the second story area that is
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 6
located directly above the front porch. The second floor mass of the proposed construction
shall sit behind the front plane of the one-story front porch. A building’s height should be
stepped down toward the street to convey a human scale.
Chapter 3: Building Mass and Scale: Guideline 4: The front wall of a new structure
should not exceed two stories in height.
As conditioned by ADR Staff, the applicant shall remove the second story area that is
located directly above the front porch. Staff believes that the currently proposed front wall
of the new house is too excessive for the streetscape that is predominately one-story in
height and simple in building form (square plan).that will The front wall of the proposed
construction shall just be the one-story front porch.
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.
A. Modifications shall be historically appropriate for the building and site in question
and the adjacent properties;
ADR Staff finds the addition of a second single-household residence as appropriate for the
undersized site in question. Whether or not subdivision happens for the subject property in the
future, the deviations for lot area allow for the redevelopment of a lot that is currently
underutilized and an ideal place for inappropriate outdoor storage (cars, trailors, etc.). The
existing pattern along North Ida Avenue is generally undersized lots with houses occupying
approximately 20 percent of the lot area in building coverage.
Staff finds the rear yard encroachment as historically appropriate because it allows the front
plane of the proposed construction to match the existing residence on site. Together, the front
yard setbacks will be unified in depth.
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 residence shall occur in the front drive and attached
garage. Front drives, rather than rear access off the alley is typical for North Ida Avenue, largely
because an alleys do not exist behind most of the small houses. Adequate parking is provided
for the proposed two-bedroom house (one in the garage and one stacked in the front drive).
The rear yard encroachment will have no adverse effect on abutting properties. The existing
residence is encroaching, and the proposed residence will not go beyond that established pattern.
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.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 7
C. Modifications shall assure the protection of the public health, safety and general
welfare.
With the conditions outlined by Staff, a paved drive approach off North Ida Avenue is required.
Sidewalk is not required because of Ida’s existing small right-of-way (less than 60 feet).
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:
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 neighborhood and arranged in an appropriate manner for
lots within R-2 zoning and the Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
All vehicular access for the proposed residence shall occur in the front drive and attached
garage. Front drives, rather than rear access off the alley is typical for North Ida Avenue,
largely because alleys do not exist behind most of the small houses. A paved drive approach
off North Ida Avenue is required Adequate parking is provided for the proposed two-
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 8
bedroom house (one in the garage and one stacked in the front drive).
F. Pedestrian and vehicular ingress and egress;
Primary pedestrian and vehicular ingress and egress will occur at the front of the houses.
The pedestrian is emphasized with the front porch oriented toward the street.
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.
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 deviation for lot area and the encroachment into the required rear yard is justified
because of the historic pattern of the houses along North Ida Avenue.
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 at the front porch and front drive areas.
O. Grading;
Grading proposed for the new construction will be reviewed by the Engineering
Department upon FSP submittal.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 9
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.
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 party 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 did not receive public comment in regards to this project.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis, Administrative Design Review Staff and the Development Review
Commission find that 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 proposed alley vacation shall be approved by
the City of Bozeman. The applicant shall submit written verification of the alley
vacation to the Department of Planning, which will be added to the application on
file.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 10
2. Prior to Final Site Plan approval, the applicant shall submit a modified site plan and
modified elevations of the proposed house to the Department of Planning, which
shows the following:
a. Building footprint providing 20 feet of front yard setback (eaves and
stairs may encroach into the 20-foot front yard no more than 5 feet);
b. Removal of the awning “carport” in front of the garage door
c. Removal of the second floor area that is directly located above the front
porch;
d. Consistent finished floor to finished grade heights;
e. Building height not exceeding 29 feet from finished grade;
f. Removal of glass block at the basement level on the west (front)
elevation; and
g. No more than a 5-foot encroachment into the rear yard setback.
All modified materials shall be subject to final design review and approval by
Administrative Design Review Staff.
3. Prior to Final Site Plan approval, the applicant shall provide a color palette and
sample materials board to the Department of Planning, for final design review and
approval by Administrative Design Review Staff.
4. 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.
5. The Final Site Plan shall be adequately dimensioned/scaled and a legend of all line-
types utilized shall be provided.
6. Existing and proposed easements and right-of-way located on or adjacent to the
project site shall be properly depicted upon the Final Site Plan. Distinguish between
proposed and existing easements.
7. The sizes and locations of 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.
8. Proposed water and sewer services shall maintain a minimum horizontal separation
of 10’ from trees.
9. Sewer and water services shall be shown on the Final Site Plan and approved by the
Water and Sewer Superintendent. City of Bozeman applications for services shall be
completed by the applicant.
10. A street cut permit shall be obtained prior to construction of water/sewer services.
11. An encroachment permit shall be obtained from the Engineering Department prior
to storing construction related materials and/or refuse in a public street right-of-way.
12. A paved drive access shall be provided from Ida Street for the proposed dwelling;
provide a note on the Final Site Plan to this effect.
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 11
13. A property access deviation must be requested if standards of Section 18.44.090.D.3
of the Unified Development Ordinance are not satisfied with the Final Site Plan
layout.
14. A Boundary Survey Exhibit shall be provided with the Final Site Plan and certified
by a Registered Land Surveyor in the state of Montana. Property boundaries shall be
labeled on the exhibit with bearings and distances which will reflect those to be
recorded with the Amended Plat subsequently prepared for the project through use
of a subdivision exemption. Final Site Plan boundaries must correspond with those
appearing on the Boundary Survey Exhibit.
15. 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 of the Unified Development Ordinance. 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.
16. All construction activities shall comply with Section 18.74.020.A.2 Unified
Development Ordinance. This shall include routine cleaning/sweeping of material
that is dragged to adjacent streets. 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 18.42.150, “Lighting,” if installed, all lighting shall comply with said
Section requirements.
Per Section 18.44.100, “Street Vision Triangle,” trees which are located in the
street vision triangle and which preexisted the adoption of this title may be allowed
to remain, provided the trees are trimmed such that no limbs or foliage exist below a
height of ten feet above the centerline grades of intersecting streets.
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
#Z-06041 Carlson/Ruggles SHR SP/COA/DEV Staff Report 12
approved.
CONCLUSION
Administrative Design Review Staff and the Development Review Committee reviewed the
Carlson/Ruggles SHR 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
Report Sent To: SxS Land Development LLC, PO Box 1797, Bozeman, MT 59715