HomeMy WebLinkAboutWitschard Residence and Accessory Structure Sketch Plan Certificate, Z14109Page 1 of 17
Z-14109, Staff Report for the WITCHARD RESIDENCE COA/ VAR
Date: CITY COMMISSION meeting is on JUNE 14, 2014
Project Description: A Sketch Plan Certificate of Appropriateness with a variance request
to enable construction of a new residence and detached accessory structure on the
vacant lot addressed as 109 East Short Street.
Project Location: 109 East Short Street, Legally described as Lot 31b, Block C, Beall’s
Second Addition to the Carty of Bozeman, Gallatin County, Montana.
Recommendation: Denial of the requested variance. Approval of the Certificate of
Appropriateness for the residence.
Recommended Motion for Variance seeking to exceed the rear lot coverage allowed for
accessory structures: “Having reviewed the application materials, staff report with
Findings of Fact, considered public comment, and considered all of the information
presented, I hereby adopt the findings presented in the staff report for application
Z14094 and move to approve the Variance from BMC 38.21.050.H – Detached
Structures to allow an accessory structure to occupy 31 percent of the area of the lot
located to the rear of the principal building, with conditions.
Recommended Motion for Certificate of Appropriateness: “Having reviewed and
considered the application materials, public comment, and all the information
presented, I hereby adopt the findings presented in the staff report for application
Z14109 and move to approve the Sketch Plan Certificate of Appropriateness with
conditions and subject to all applicable code provisions.”
Report Date: Monday, June 16, 2014
Staff Contact: Courtney Kramer, Historic Preservation Officer/ Planner I
Dustin Johnson, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues at this time.
Project Summary
The application proposes development of a single household dwelling on the vacant lot
addressed as 109 East Short Street. The proposed design includes a detached accessory
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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structure, which will be used as a garage. The application requests a variance in order to
enable the accessory garage to cover more than 20 percent of the rear lot area.
Staff met several times with the owner’s agent to discuss code provisions and explore
alternatives to the requested variance.
Alternatives
The City Commission could:
1. Deny the requested variance and approve the Certificate of Appropriateness, with
conditions, as recommended by staff.
2. Approve the variance and the Certificate of Appropriateness, with conditions.
3. Strike, add or modify the recommended conditions of approval.
4. Table the item and request additional information from Staff or the applicant.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 –REQUESTED VARIANCES ............................................................................ 4
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 4
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 4
SECTION 5 - STAFF ANALYSIS AND FINDINGS ............................................................. 4
Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 4
Neighborhood Conservation Overlay District Review Criteria ........................................ 10
Zoning Variance Review Criteria – Section 38.35.060 .................................................... 12
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 16
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 17
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 17
FISCAL EFFECTS ................................................................................................................. 17
ATTACHMENTS ................................................................................................................... 17
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SECTION 1 - MAP SERIES
Vicinity Map showing adjacent zoning
Surrounding Zoning and Land Uses
North: Single household residential, zoned R-3 (Residential, Medium Density)
South: Beall Park, zoned R-3 (Residential, Medium Density)
East: Single household residential, zoned R-3 (Residential, Medium Density)
West: Single household residential, zoned R-3 (residential, Medium Density)
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SECTION 2 –REQUESTED VARIANCES
A variance has been requested from the following section:
1) Section 38.21.050.H, to enable the accessory structure to occupy 31% of the rear lot area,
which exceeds the 20% maximum rear lot coverage for accessory structures as required by
Municipal Code.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the Sketch Plan and Certificate of
Appropriateness.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. If any public sidewalk or curb are damaged during the construction, the applicant shall
repair and replace them to the design standards of the City of Bozeman. This repair
and/or replacement shall be noted on the site plan drawing in the building permit
drawings. The applicant is required to obtain a “Sidewalk and/or Driveway and Curb Cut
Permit” from the Engineering Department for that work, if necessary. All new or replaced sidewalks must be inspected by the City Engineering Department prior to final
occupancy of the residence.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. None have been identified at this time.
SECTION 5 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Standards for Certificates of Appropriateness, Section 38.16.050, BMC
Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness
approval for proposed alterations.
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
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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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).
This application proposes construction of a single household residence on a vacant lot within
the Neighborhood Conservation Overlay District. The property is not located within the
boundaries of an established historic district. The Secretary of the Interior’s Standards are
therefore not applicable.
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 application proposes a residential structure with a maximum height of 23 feet. The
proposed design incorporates a flat roof as the primary building form, with a subordinate
single story module finished with gable roof running parallel to the street.
The proposed accessory structure will be 12 feet high in structure, and incorporate a second
story roof deck with a floor height of 10 feet and five inches.
Staff finds the proposed height of both the residence and the accessory garage structures
appropriate within the context of the Beall Park neighborhood.
2. Proportions of doors and windows;
The application proposes door and window proportions in a ratio of window-to-wall found
elsewhere in the neighborhood.
Staff finds the proposed proportions of windows and doors appropriate within the context of
the Beall Park neighborhood.
3. Relationship of building masses and spaces;
The application proposes a primary residential structure with a front porch and entry oriented
towards East Short Street and Beall Park. Due to the lack of property depth, and the designed
location of the accessory structure, the primary yard space is proposed to the west of the
residence. The proposed vehicular access is from the alley to the east, between North
Bozeman and North Black Avenues. The proposed accessory structure is subordinate to the
principal structure.
Staff finds the proposed relationship of building masses and spaces appropriate within the
context of the Beall Park neighborhood.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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4. Roof shape;
The application proposes flat roofs as a primary building shape. This is unusual within the
residential areas of the Neighborhood Conservation Overlay, but not unheard of. Staff finds it
to be a contemporary interpretation of a traditional building form (square building, flat roof).
A subordinate first-floor space has a side-gable roof form, which incorporates the porch area.
Staff finds the proposed roof shapes appropriate within the context of the Beall Park
neighborhood.
5. Scale;
The surrounding Beall Park neighborhood is comprised of a mix of larger and smaller
residences and multi-unit residential structures. The application proposes a residence with
slightly over 1,700 square feet of interior finished living area. The residence will have one
bedroom and an office, and is modestly sized.
Staff finds the proposed design to fit the scale of the existing Beall Park neighborhood.
6. Directional expression;
The application proposes a residential structure with a primary directional expression
towards West Short Street. Vehicular access is proposed from the alley to the east.
Staff finds the proposed directional expression appropriate within the context of the
neighborhood.
7. Architectural details;
The application proposes a minimally detailed residential structure. In lieu of architectural
detailing, the exterior materials become an architectural detail. Please see further comments
under “9. Materials and color scheme.”
8. Concealment of non-period appurtenances, such as mechanical equipment; and
Mechanical equipment is not indicated on the application materials. Municipal Code requires
all mechanical equipment to be located outside of required front or side yards, and screened
from public view.
9. Materials and color scheme.
The application proposes a combination of stucco and fiber cement panel siding for the
primary residence. The design proposes the use of metal wall panels on the accessory garage.
Where visible, the roof over the single story portion is proposed as corrugated metal. Porches
are supported by exposed wood structural supports. Windows and doors will be constructed
of wood and clad in exterior metal.
Stucco is not a material historically seen in the Neighborhood Conservation Overlay District.
Staff finds it to be a contemporary material that fits the varied character of the Beall Park
neighborhood.
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Detail view of the proposed residence, showing materials proposed on the exterior of the structure.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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Conceptual streetscape view, without fence, provided by the applicant at the suggestion of Staff.
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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.
The application proposes a contemporary, non-period and innovative design of a new
structure on a vacant lot within the Neighborhood Conservation Overlay District. The design
is compatible with the foregoing elements of the surrounding structures.
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 Design Guidelines have been incorporated into the comments on the previous page
addressing the architectural appearance design guidelines, as well as the review under
Neighborhood Conservation Overlay District Review Criteria below.
E. Conformance with other applicable development standards of this title.
The application requests a variance, as described and evaluated in the Zoning Variance
review section of this Staff Report.
The application materials also refer to a “Zero lot line agreement,” which will be established
with the adjoining property owner prior to issuance of Building Permit. These agreements
waive required yard setbacks, as enabled through Sec. 38.21.060.B: In districts where zero
side yard setbacks are not otherwise allowed, where an individual owns two or more
adjoining lots, or where the owners of two or more adjoining lots make legal written
agreement recorded at the county clerk and recorder, a zero lot line concept may be used for
commercial or single-household dwelling unit developments. In residential districts this may
result in the creation of a two-household residential structure, only in districts permitting
such a structure, or the creation of townhouse clusters in districts permitting such structures.
In all such cases in residential districts, a minimum eight-foot side yard shall be maintained
adjacent to the exterior side, or nonzero lot line side, of the structure.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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F. Tax abatement certificate of appropriateness applications are also reviewed
with the procedures and standards established in chapter 2, article 6, division 2.
As the property is not historically significant, the property and proposed development does
not qualify for tax abatement for historic preservation.
Neighborhood Conservation Overlay District Review Criteria
Chapter 2. Design Guidelines for All Properties
A. Topography
The application proposes a minimal amount of cut and fill on the site. The property is slightly
higher on the south side, near East Short Street, and falls away to the north along the alley.
The proposed two story residence will generally fit within the exiting topography, with a
generally flat yard area.
B. Street Patterns
The application proposes construction of a residence with a front porch facing Beall Park,
which is the historic settlement pattern in the neighborhood.
C. Alleys
The application proposes no modification to the existing alley.
D. Streetscape
The application proposes to maintain the existing street and sidewalk, with repairs or
replacement in kind as necessary. A boulevard was not provided along the sidewalk. The
landscape design calls for a variety of trees along the southern edge of the property, which
will mimic street trees.
E. Landscape Design
The property lacks mature trees or significant vegetation. The property will be landscaped by
the property owner.
F. Building Form
The application proposes development of a new residential structure on East Short Street.
East Short Street is a single-block long, and this will be the only residence addressed to East
Short Street on the block. All of the other residences face either North Bozeman or North
Black Avenues.
The property will primarily be visible from Beall Park, which takes up the City block to the
south of the property. A mix of historic and new residences face Beall Park, with a variety of
building forms and roof shapes. Historic residences in the area are generally modest in scale,
one or one-and-one-half stories in height with a porch (often enclosed) facing Beall Park. A
handful of historic and contemporary two-story residences or multi-unit residential structures
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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are also adjacent to or visible from Beall Park. Most of the buildings in the area have some
type of gable roof.
This application proposes a primarily square building form, with a flat roof. A lower single
story structure, with a side-gable roof, is subordinate to the principal massing. The proposed
building form is similar to those seen in the neighborhood and does not detract from the
visual continuity of the street.
G. Solid-to-Void Ratio
The application proposes window arrangements that are not typical in Bozeman’s
Neighborhood Conservation Overlay District. Despite the unusual size and arrangement, the
solid-to-void (wall to window) ratio is similar to that found on historic structures in the
district.
H. Materials
The application proposes building materials not traditionally used in the area. The primary
exterior material is stucco, with fiber cement panel boards on the subordinate one story
portion of the structure. Corrugated metal roofing is proposed on the subordinate portion of
the structure. The application proposes aluminum clad wood windows, which are found
throughout the Neighborhood Conservation Overlay District.
Staff finds the proposed materials to be a contemporary reflection of architectural materials
found in the surrounding neighborhood.
I. Architectural Character
The application proposes a contemporary structure in a neighborhood with a mix of historic
and contemporary structures. The proposed building includes minimal architectural detailing,
except at the windows, the exposed eaves of the single story addition and the horizontal
boards of the single story portion of the structure.
J. Parking
The application does not propose substantial surface parking in a residential neighborhood.
K. Buffers
The application does not propose significant parking or service areas.
L. Site Lighting
Municipal Code prohibits lighting that is not night-sky compliant.
M. Utilities and Service Areas
The application proposes to locate vehicular access and waste disposal areas towards the
alley between North Black and North Bozeman Avenues.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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Chapter 3. Guidelines for Residential Character Areas
A. Hierarchy of Public and Private Space
The application proposes a front yard similar in charchter to its neighbors. The proposed
residence will be connected to the sidewalk with a walkway. A front porch is included in the
proposed residential design.
B. Building Mass and Scale
The surrounding neighborhood is characterized by a mix of building scales. The design
proposes a single household residence that is two full stories in height, but will not exceed 23
feet in height due to the flat roof design. The taller portion of the structure is broken up with
a single story portion of the building, which helps subdivide the larger massing into smaller
“modules” and step down the proposed building’s height toward the street and neighboring
properties. The single story portion of the façade does not exceed the dimension of those seen
traditionally in the neighborhood.
C. Roof Form
The application proposes a flat roof form, which is unusual in the context of the
neighborhood. The design includes a side-gable roof over the subordinate portion of the
building, which is seen traditionally on the block.
D. Secondary Structures
The application proposes a new accessory structure that is subordinate in height to the
principal building, is located to the rear of the principal building and will have minimal
visual impact from the street and from Beall Park.
F. Fences and Retaining Walls
The application materials indicate a proposed fence. Fences are exempt from Certificate of
Appropriateness review, if they satisfy the criteria found in Sec. 38.16.040.A.1.a.1: “fences
meeting all other provisions of this chapter (e.g. height limitations, street vision triangle,
finished side out, etc. per section 38.23.130) which are built of wood, wrought-iron, or any
other nonsynthetic material and whose construction allows "transparency" as set forth in
Chapter 3, Section F of the design guidelines referenced in section 38.16.050.D. Chain link
fencing is not included in this exception.”
Zoning Variance Review Criteria – Section 38.35.060
In acting on an application for a variance, the review authority shall designate such lawful
conditions as will secure substantial protection for the public health, safety and general
welfare, and shall issue written decisions setting forth factual evidence that the variance
meets the standards of MCA 76-2-323 in that the variance:
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Proposed Site Plan
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From Sec. 38.21.050.H BMC, to enable the accessory structure to occupy 31% of the area of
the lot located to the rear of the principal building, which exceeds the 20% maximum rear lot
coverage for accessory structures defined by Municipal Code.
1. Will not be contrary to and will serve the public interest;
Staff finds that approving the variance will not be contrary to the public interest.
2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary
hardship which would unavoidably result from the enforcement of the literal meaning
of this chapter:
Staff finds that the requested variance is not necessary due to a condition unique to the
property. The variance is necessary due to a number of design choices. A number of
alternative design or building configurations are available to the applicant that would
mitigate the need for the requested variance.
The subject property is a “shallow” lot, with only 68 feet from the southern to the northern
property line. The design could include an attached garage on the east face side of the
structure, located outside of the 20 foot rear yard setback. Alternatively, a shallower house
design would in turn leave more rear lot area to count against the 20% ratio.
The proposed accessory structure could also be smaller. Given the rear lot area of 1,698.5
square feet, the maximum rear lot coverage is 339.7 square feet. The application proposes a
total footprint of 530 square feet. This includes a 27’ long by 16 foot wide garage (432
square feet), with an attached 8’ long by 6.5’ wide (52 square feet) sauna area. The sauna
area includes an 8’ long by 4.5 foot wide (36 square feet) enclosed shower area. The entire
footprint has been included in the rear lot coverage calculation.
The minimum dimensions for parking stalls within the interior of an individual residential
garage have been established in footnote seven of Sec. 38.25.020 “Stall, aisle and driveway
design.” This section of Municipal Code requires that these parking spaces “meet the
standard parking stall width of nine feet and the standard parking stall length of 20 feet with
a minimum of one foot clear on all exterior sides of the stall.” This creates a total footprint of
276 square feet. An additional 63.7 square feet would be available for storage or sauna use
without covering more than 20% of the rear lot area.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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a. Hardship does not include difficulties arising from actions, or otherwise be self-
imposed, by the applicant or previous predecessors in interest, or potential for greater
financial returns; and
The application does not prove sufficient hardship to support the variance criteria.
b. Conditions unique to the property may include, but are not limited to, slope,
presence of watercourses, after the fact imposition of additional regulations on
previously lawful lots, and governmental actions outside of the owners control;
The subject property is a vacant parcel which meets the minimum standards for residential lot
width and area. The is vacant, which enables a variety of design choices which would allow
the development of the site without variances.
The project was first discussed with Department of Community Development Staff after the
September 2013 change in policy for the use of Deviations in the Neighborhood
Conservation Overlay District.
3. Will observe the spirit of this chapter, including the adopted growth policy, and
do substantial justice;
The requested variance does not meet all of the criteria for approval of a variance.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned R-3. The intent of the R-3 residential medium density district is
to provide for the development of one- to five-household residential structures near service
facilities within the city. It should provide for a variety of housing types to serve the varied
needs of households of different size, age and character, while reducing the adverse effect of
nonresidential uses.
Adopted Growth Policy Designation:
The property is designated as “Residential” in the adopted growth policy. This category
designates places where the primary activity is urban density dwellings. Other uses which
complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be
established in close proximity to commercial centers to facilitate the provision of services
and employment opportunities to persons without requiring the use of an automobile.
Implementation of this category by residential zoning should provide for and coordinate
intensive residential uses in proximity to commercial centers. The residential designation
indicates that it is expected that development will occur within municipal boundaries, which
may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are discouraged. In limited instances the strong presence
of constraints and natural features such as floodplains may cause an area to be designated for
development at a lower density than normally expected within this category. All residential
housing should be arranged with consideration of compatibility with adjacent development,
natural constraints such as watercourses or steep slopes, and in a fashion which advances the
overall goals of the Bozeman growth policy. The residential designation is intended to
provide the primary locations for additional housing within the planning area.
Z-14109, Staff Report for the WITCHARD RESIDENCE SKETCH PLAN COA/ VAR
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APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description: The application proposes development of a single household
dwelling on the vacant lot addressed as 109 East Short Street. The proposed design includes a
detached accessory structure, which will be used as a garage. The application requests a
variance in order to enable the accessory garage to cover more than 20 percent of the rear lot
area.
Project Background: In 2005 the owners of 504 North Black created this lot, addressed
as 109 East Short Street, through a Subdivision Exemption for Boundary Line Adjustment.
Both newly created parcels conformed to the Municipal Code requirements for lot area and
lot width for R3 zoning. These regulations remain unchanged.
Staff began meeting with the owner’s agent about design options on the property in March
2014. Staff suggested the use of a zero lot line agreement to mitigate the need for a second
variance for rear yard setback.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Public notice of the application to develop a new dwelling unit and for the requested variance
was issued in conformance with Sec. 38.40 BMC. Notice was posted on site, mailed to
property owners within 200 feet of the project site, and posted on the City’s website the week
of May 27, 2014. Notice was published in the newspaper on Sunday, June 1 and Sunday,
June 8, 2014.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Maurice Witschard, 307 North Black Avenue, Bozeman, MT 59715
Applicant: Comma Q Architecture, 109 North Rouse Avenue #1, Bozeman, MT 59715
Report By: Courtney Kramer, Historic Preservation Officer/ Planner I
FISCAL EFFECTS
The development of the parcel will result in additional tax revenue.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
5039 SFLOT 31B86° 30' 27"73.00'SE0° 45' 34"66.71'NE89° 26' 10"74.01'SE1° 38' 50"70.45'SWPROPERTYLINE, TYP.NEIGHBORING PROPERTYHOUSEGARAGEGETTETGG(DOC 2217130)20' WIDE UTILITY EASEMENTEAST SHORT STREET(LOCAL)ADJACENTPROPERTY LINE(E) SIDEWALKNORTH BLACKWATERSEWERSTORM DRAINC.L. OF ALLEY15' - 0"10' - 0"VISION TRIANGLE109 EAST SHORT STREET,BOZEMAN, MT 59715TELEPHONE LINE, OVERHEADELECTRIC UTILITY LINE, OVERHEADTELEPHONE LINE, OVERHEADGAS LINE, BURIEDGTREEELECTRIC UTILITY LINE,OVERHEADTREEELECTRIC UTILITY POLEGAS LINE, BURIEDPROPOSED HOUSE:1074 SF FOOTPRINTPROPOSED ACCESSORYBUILDING530 SF FOOTPRINTSETBACK5' - 0"SETBACK15' - 0"SETBACK5' - 0"SETBACK20' - 0"24'-0" PARKING SPACE6' FENCE6' FENCE6' GATE & FENCE(N) 3' FENCE(N) 6' FENCEPROPERTYLINE, TYP.NEIGHBORING PROPERTYHOUSEGARAGEGETTETGG(DOC 2217130)20' WIDE UTILITY EASEMENTEAST SHORT STREET(LOCAL)ADJACENTPROPERTY LINE(E) SIDEWALK(E) TREENORTH BLACKWATERSEWERSTORM DRAINC.L. OF ALLEYMIN.10' - 0"(N) WATERAPPROX. LOCATION(N) SEWER,APPROX. LOCATION(N) WATER(N) SEWERG(N) 3' FENCE(N) 3' FENCE(N) ROOF LINE ABOVE,DASHEDZONING VARIANCE REQUEST:THE PROPOSED ACCESSORY BUILDING OCCUPIES 31% OF THE AREA OF THE LOT LOCATED TO THE REAR OF THE PROPOSED PRINCIPALBUILDING. THE AREA OF THE LOT LOCATED TO THE REAR OF THE PROPOSED PRINCIPAL BUILDING IS INDICATED BY THE DIAGONAL CROSS-HATCH ON THE DRAWING. PER UDC SECTION 38.21.050 (LINE H), STRUCTURES MAY OCCUPY NOT MORE THAN 20 PERCENT THIS AREA. AZONING VARIANCE IS REQUESTED BY THE OWNER TO ALLOW CONSTRUCTION OF THE PROPOSED ACCESSORY BUILDING. REFER TO THEPROJECT DESCRIPTION FOR ADDITIONAL INFORMATION.ZERO LOT LINE CONDITION (PENDING COMPLETION BY OWNER) :THE PROPOSED LOCATION OF THE ACCESSORY BUILDING REQUIRES A ZERO-LOT AGREEMENT (PER UDC SECTION 38.21.060). A LEGALWRITTEN AGREEMENT SHALL BE PREPARED & SUBMITTED (BY OWNER) TO THE GALLATIN COUNTY CLERK & RECORDER PRIOR TOCOA/SITE PLAN APPROVAL BY THE CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT. REFER TO THE PROJECTDESCRIPTION FOR ADDITIONAL INFORMATION.(E) UTILITY POLE(E) TREE,TO-BE-REMOVEDWSWSGARAGE SETBACK6' - 0" MIN.GGGGGGGG(N) GASSERVICE(N) GAS SERVICE TONEIGHBORINGPROPERTYREMOVE PORTIONOF (E) GAS SERVICETO NEIGHBORINGPROPERTYEE(N) UG ELEC SERVICEGG 1/16" = 1'-0"Existing Conditions Site Plan1PROJECT NARRATIVEWITSCHARD HOUSESKETCH PLAN / COA SUBMITTALThe proposed design shall improve the property and neighboring community with a1,716 square foot dwelling (with a 528 square foot utility basement below), and a 484square foot accessory building/garage. Clad primarily in natural materials, thestructures are positioned on the site to complement the pedestrian-friendly street-scape of the surrounding neighborhood. The historic Beall Park Recreation Center(immediately to the South of the property) has provided great inspiration for thedesign of the proposed project. Simple forms, monumental cladding, exposed roofstructures and “clipped” gable roofs - resulting in a proposed design that roots acontemporary building with an historic underpinning.A Zoning Variance is being requested by the Owner as a result of the unique andexisting conditions associated with the Property and Project. According to the City ofBozeman Municipal Code (UDC 38.35.060), this request is being made as a result ofthe following condition: The proposed accessory building occupies 31% of the areaof the lot located to the rear of the proposed principal building. The area of the lotlocated to the rear of the proposed principal building is indicated by the diagonalcross-hatch on the drawing. Per UDC section 38.21.050 (line H) structures may occupynot more than 20 percent this area. A zoning variance request is being submitted bythe owner to relax this requirement and to approve the proposed size of thisaccessory building. Justification for the requested Zoning Variance (described above)is as follows:a)The proposed project will not be contrary to and will serve the public interest. Noissues of safety and or adverse effect have been identified. Under the proposeddesign, the garage and associated access is located at the Northeast corner of thesite. This eliminates the need for a curb cut along East Short Street and avoids thevisual nuisance of a garage door facing Short Street and Beall Park to the South. Asa result, the proposed siting of the proposed structures avoids creating any additionalinterruptions of the sidewalk along Short Street and reinforces the pedestrian-friendlynature of the Park and surrounding neighborhood. This allows the modestly-sizedprinciple dwelling to visually complement the streetscape from both the street andBeall Park, while screening the garage from public view.b) The property’s setbacks have resulted in a site with an extremely limited amount ofbuildable area. This unique condition is a direct result of the relationship between lotsize and yard setbacks. The gross area of the lot is 5,039 square feet. The sum of allyard setbacks on this property is 2,910 square feet. As a result, the lot design for thisproperty produces a buildable area of just 2,129 square feet – an area amounting toless than half of the total lot size. The Owner believes this condition to beunreasonable as it unduly limits his ability to develop the site in a manner consistentwith most neighboring properties. As a result, a variance is deemed necessary,owing to conditions unique to the property, to avoid an unnecessary hardship whichwould unavoidably result from the enforcement of the literal meaning of this title.c) The proposed single-family residential design is compliant with the City ofBozeman’s growth policy for and complements the intended land-use category of R-3zoned properties in a Neighborhood Conservation Overlay. As a result, therequested Zoning Variance will observe the spirit of this title, including the adoptedgrowth policy, and do substantial justice.The proposed location of the accessory building requires a zero-lot agreement (perUDC section 38.21.060). A legal Written agreement shall be prepared & submitted (byowner) to the Gallatin County Clerk and Recorder prior to COA/Site plan approval bythe City of Bozeman Department of Community Development.In the event of approval of this application, the Owner intends to proceed immediatelywith completion of the necessary permitting and construction documentation - with theintent to begin construction on or before August 18, 2014. Any further evidence of theOwner’s intent to proceed with Construction may be provided upon request.VICINITY MAP4/28/14ZONING INFORMATIONLEGAL DESCRIPTION: LOT 31B, BLOCK C, BEALL'S 2ND ADDITION TOBOZEMANZONING DESIGNATION: R3COMMUNITY PLAN LAND USE DESIGNATION: RESIDENTIALCURRENT LAND USE: SINGLE FAMILY RESIDENTIALNEIGHBORHOOD: NORTH EAST NEIGHBORHOOD ASSOCIATION* PROPERTY FALLS WITHIN CITY OF BOZEMAN NEIGHBORHOODCONSERVATION OVERLAY DISTRICTDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 24" x 36"Q:\_Jobs14\02 Witschard House\03 SD\Drawings\Revit\2014-04-28 - MW House - SD.rvtWITSCHARD HOUSE04/28/2014A114-02MOE WITSCHARD, OWNERCover Page and Site PlansSketch Plan /COA109 East Short Street, Bozeman Montana 59715PROJECT TEAMOWNER:MOE WITSCHARD307 N BLACK AVEBOZEMAN, MT 59715406.570.3505ARCHITECT:COMMA-Q ARCHITECTURE109 E ROUSE AVE, SUITE 1BOZEMAN, MT 59715406.585.1112CONTACT:BEN LLOYD (ben@commaq.com)TRIPP LEWTON (tripp@commaq.com)LANDSCAPE ARCHITECT:DESIGN 5, LLC406.600.0342CONTACT: TROY SCHERER RLA, ASLA(troy@design5la.com)TABLE OF CONTENTSSHEET #TITLE A1Cover Page & Site Plans A2Proposed Floor Plans A3Proposed ExteriorElevations & MaterialsNo. Description Date 1/16" = 1'-0"Proposed Site Plan2PARKING INFORMATIONPER CITY OF BOZEMAN UDC, (2) PARKING SPACES AREREQUIRED FOR A TWO BEDROOM HOUSE. (2) PARKINGSPACES ARE PROVIDED: ONE AT THE NEW GARAGE ANDONE ON SHORT STREET.SITE PLAN LEGENDEXISTING OVERHEADELECTRICAL LINENEW ELECTRICAL LINEEXISTING GAS LINENEW GAS LINEEXISTING WATER LINENEW WATER LINEEXISTING SEWER LINEDNEW SEWER LINEEXISTING TELEPHONE ORDATA LINENEW TELEPHONE OR DATALINEGGGGWWWWSSSSTTTTSITE PLAN NOTES1) UTILITY LOCATIONS SHOW ARE APPROXIMATE, VERIFY IN FIELDPRIOR TO CONSTRUCTION.LOT AREA = 5,039 SFLOT COVERAGE (HOUSE) = 1,074 SFLOT COVERAGE (ACCESSORY BUILDING) = 530 SFLOT COVERAGE TOTAL= 1,604 SFLOT COVERAGE (TOTAL)/LOT AREA= 32%PROPOSED LOT COVERAGE OF 32% IS LESS THAN MAX. ALLOWED IN R-3 ZONING (40% PER UDC 38.08.030)LOT COVERAGE CALCULATIONSBEALLPARKPROPERTYLOCATION:109 E SHORTSTREETMAIN STREETNORTH ROUSEN. BLACK AVE.N. BOZEMAN AVE.
OfficeBathLivingDiningKitchenEntryGarageSaunaUPSTAIRSDOWNSTAIRSSTORAGEBUILT-IN DESK16' - 0"7' - 1"22' - 6"5' - 9"20' - 0"24' - 3"8' - 0"27' - 0"5' - 3"6' - 9"6' - 6"DOWNSTAIRSClosetM. BedM. BathGARAGEROOFDECKUpper LivingROOF OVERDINING/KITCHEN22' - 6"32' - 6" 1/8" = 1'-0"Level 11 1/8" = 1'-0"Level 22DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 24" x 36"Q:\_Jobs14\02 Witschard House\03 SD\Drawings\Revit\2014-04-28 - MW House - SD.rvtWITSCHARD HOUSE04/28/2014A214-02MOE WITSCHARD, OWNERFloor PlansSketch Plan /COA109 East Short Street, Bozeman Montana 59715No. Description DateConceptual Perspective of the South West Corner of the HouseConceptual Perspective of the West Side of the HouseAxonometric View3
STUCCOFIBER CEMENT PANELWOOD FENCE ADJACENT TOENTRY, 3'-0" HIGHALUMINUM CLAD WOODFRONT DOORSTEEL RAILING, PAINTEDALUMINUM CLAD WOOD WINDOW,TYPICALSHEET METAL COPINGMETAL WALL PANELSSCUPPERSCUPPERMETAL CLAD GARAGEDOOR12' - 0"12' - 0"10' - 5"3' - 6"FENCE AT NORTH PROPERTYLINE, 6'-0" HIGHMETAL WALL PANELSSTEEL RAILING, PAINTEDLINE OF WOOD FENCE ATSOUTH PROPERTY LINE, 3'-0"HIGHSTUCCOCORRUGATED METAL ROOFINGFIBER CEMENT PANELEXPOSED WOOD STRUCTUREALUMINUM CLAD WOODWINDOW, TYPICALWOOD FENCE AT NORTHPROPERTY LINE, 6'-0" HIGHWOOD FENCE AT NORTHPROPERTY LINE, 6'-0" HIGHLINE OF WOOD FENCE ATSOUTH PROPERTY LINE, 3'-0"HIGHSHEET METAL COPINGSTUCCOCORRUGATED METAL ROOFINGFIBER CEMENT PANELEXPOSED WOOD STRUCTURELINE OF WOOD FENCE AT SOUTHPROPERTY LINE, CHANGES INHEIGHT FROM 6'-0" TO 43'-0" ATFRONT YARD SETBACKALUMINUM CLADWOOD LIFT & SLIDEDOORMETAL WALL PANELSSTEEL RAILING, PAINTEDALUMINUM CLAD WOOD WINDOW,TYPICALSHEET METAL COPINGWOOD SIDINGALUMINUM CLAD WOODWINDOW, TYPICALWOOD FENCE & GATEBETWEEN HOUSE &GARAGE, 6'-0" HIGHWOOD FENCE AT SOUTHPROPERTY LINE, 3'-0" HIGHSHEET METAL COPINGSTUCCOCORRUGATED METAL ROOFINGEXPOSED WOOD STRUCTUREFIBER CEMENT PANELALUMINUM CLAD WOODPATIO DOORS, TYPICAL'BRIDGE' BETWEEN HOUSE &GARAGE ROOF DECKSTEEL RAILING, PAINTEDMETAL WALL PANELSMETAL WALL PANELSWOOD SIDING'BRIDGE' BETWEEN HOUSE &GARAGE ROOF DECKWOOD FENCE & GATEBETWEEN HOUSE &GARAGE, 6'-0" HIGH 1/8" = 1'-0"East Elevation1 1/8" = 1'-0"North Elevation @ Garage2 1/8" = 1'-0"South Elevation3 1/8" = 1'-0"West Elevation4MATERIALSDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 24" x 36"Q:\_Jobs14\02 Witschard House\03 SD\Drawings\Revit\2014-04-28 - MW House - SD.rvtWITSCHARD HOUSE04/28/2014A314-02MOE WITSCHARD, OWNERExterior ElevationsSketch Plan /COA109 East Short Street, Bozeman Montana 59715FIBER CEMENT PANEL: 3/8" HARDI PANEL, CUT TO 16" PANELS. ALUMINUMREVEALS BETWEEN PANELS. PAINTED; COLOR T.B.D.STUCCO: LA HABRA CEMENTITIOUS STUCCO, MISSION FINISH, CUSTOMCOLORMETAL WALL PANELS: 24 GA 7/8" CORRUGATED BONDERIZED STEELWOOD SIDING: 1x4" T&G CEDAR, APPLIED VERTICALLY; CLEAR FINISHMETAL ROOFING: 24 GA 7/8" CORRUGATED BONDERIZED STEEL, CONCEALEDFASTENERWINDOWS, LIFT & SLIDE DOOR & PATIO DOORS: UNILUX ALUMINUM CLADWOOD. EXTERIOR COLOR: REDFRONT DOOR: UNILUX ALUMINUM CLAD WOOD DOOR, STYLE AND COLORT.B.D.MEMBRANE ROOFING: 60 MIL, FULLY ADHERED EPDM ROOFING SYSTEM,WHITEEXTERIOR EXPOSED STRUCTURE: FIR, STAINED AND SEALED, ROUGH SAWNFOUR SIDESEXTERIOR FINISH NOTES:STUCCOFIBER CEMENT PANEL - PAINTEDCORRUGATED METAL ROOFING & WALLPANELS BONDERIZED FINISHALUMINUM CLAD WOOD WINDOWSEXPOSED WOOD STRUCTURE 1/8" = 1'-0"North Elevation @ House5No. Description Date 1/8" = 1'-0"South Elevation @ Garage6
Witschard House Schematic Design - Streetscape Views 05.27.1401CONCEPTUAL STREETSCAPE VIEW 1 - LOOKING NE* fences not shown for clarity
Witschard House Schematic Design - Streetscape Views 05.27.1402CONCEPTUAL STREETSCAPE VIEW 2 - LOOKING NE* fences not shown for clarity