HomeMy WebLinkAboutZ14090 Talbot demolition 430 South Tracy Avenue SkCOA_ Application materials430 South Tracy Avenue Demolition & Site Treatment
Sketch Plan/COA Application for Demolition
13 May 2014
“Applications for the demolition or movement of structures within the conservation
district will not be accepted without a complete submittal for the subsequent
development or treatment of the site after the demolition or movement has occurred.
The subsequent development or treatment must be approved before a demolition or
moving permit may be issued.”
- UDC Section 38.16.080A.1
Contents
Section 1## Project Narrative
Section 2## Application & Checklists
Section 3## Existing Conditions (Maps, Site Photographs and Civil Survey)
Section 4## Structural Analysis
Section 5## Updated Historic Property Record
Section 6## Cost Comparison
Section 7## Site Treatment Plan & Guidelines for Redevelopment
Section 8## Neighborhood Examples
Section 1: Project Narrative
The existing non-conforming triplex located at 430 South Tracy Avenue has remained vacant for
almost eight years. The current property owner, George Talbot, lives in the residence directly north
and purchased the triplex to facilitate the upgrade of this problematic property in an otherwise
model neighborhood. After a structural analysis and renovation considerations, it has been
determined that removal is the logical option. The building is also not only an eyesore but also a
safety concern. Police reports (copies available) indicate suspicious activity and criminal trespass
with transients entering and attempting to occupy the building. The owner has had to board up the
windows (at the recommendation of the City) to secure the premises.
The site is located in the South Tracy/South Black Historic District and is zoned R-2, Residential
Two-Household District. The property is 53.46 feet wide and 8,764 square feet in area. The
structure was listed as “contributing” according to the 1986 Historic Inventory; however, many
significant alterations have occurred over the years as described further in the attached updated
Historic Record Form (Section 5) as well as the attached structural analysis (Section 4).
The home had several significant alterations to the original design since it was constructed in the
early 1900s including an intrusive major rear addition to create several illegal apartments. Also
note that the building has significant foundation and structural concerns and the underlying
unreinforced brick does not lend well to lifting for foundation replacement and retrofitting.
For the subsequent treatment of the site, the property owner will completely remove the existing
structure and internal walkways, backfill and grade to a level condition and landscape the property.
The result will be a safe, maintained and pleasant yard-like condition which will blend with the
traditional neighborhood pattern of varied distances between houses. The property will be listed
for sale for future residential construction. Significant analysis, research and feedback has
indicated that this treatment of the site will be the best way to expedite the sale and redevelopment
of the property. Restrictions will be put in place to ensure that redevelopment is compatible with
the site and neighborhood and will be consistent with the relevant chapters of the Design
Guidelines for the Conservation Overlay District.
Removing the structure will eliminate uncertainty and allow a new owner to proceed with clear
direction. Having the demolition completed in advance of listing will provide a unique opportunity
for an interested party to build a new home in a desirable neighborhood. Quality and thoughtful
new construction will add to the overall character of the neighborhood, not to mention the taxable
value of the property.
We understand that the Community Development Department typically prefers to see specific
redevelopment plans in advance, but the proposed subsequent treatment of the site as described
in Section 7 will result in a safer interim condition and a construction-ready site. The current
property owner agrees to maintain the proposed lawn until such time the property is sold or
redeveloped. Note that there is precedent for allowing demolition with landscaping as the
subsequent treatment plan.
Project Narrative (continued)
While we find the Unified Development Code section related to demolition somewhat confusing and
contradictory, we have done our best to address the relevant criteria. The language states that the
City Commission shall base its decision on the following:
a. The standards in 38.16.050 and the architectural, social, cultural and historical importance
of the structure or site and their relationship to the district as determined by the state
historic preservation office and the planning department.
The residence has already been significantly altered since its construction in 1900. Most notably,
the significant rear addition, stucco over brick and front porch have been significantly changed from
the original design. Please refer to the attached updated Historic Record Form as well as the
structural report for specific information. Note again that the standards of 38.16.050 will need to be
met with any future construction regardless of the timing.
b. If the review authority finds that the criteria of this section are not satisfied, then, before
approving an application to demolish or remove, the review authority must find that at least
one of the following factors apply based on definitive evidence supplied by the applicant,
including structural analysis and cost estimates indicating the costs of repair and/or
rehabilitation versus the costs of demolition and redevelopment:
(1) The structure or site is a threat to public health or safety, and that no reasonable repairs
or alterations will remove such threat; any costs associated with the removal of health or
safety threats must exceed the value of the structure.
Note that subsection (1) of the UDC differs from (b). The first section calls for a comparison of
repair verses demolition + reconstruction while the second section calls for a comparison of repair
verses value of the structure. In the attached cost analysis (see Section 6), we have included
numbers to support both comparisons.
Overall, the structure has become a safety hazard, as evidenced by previously mentioned police
reports, for the neighborhood. Despite attempts to secure the building, there has been criminal
trespass and suspicious activity. Also, the building has some serious structural issues as described
in more detail in the attached structural analysis from TD&H Engineering (see Section 4).
(2) The structure or site has no viable economic or useful life remaining.
Based on the analysis above and in the attached spreadsheet, the structure does not have viable
economic or useful life remaining. In fact, the vast majority of serious potential buyers and realtors
have indicated that they view the structure as a liability to the lot.
Section 2
Application & Checklists
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:
2. Property Owner Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
3. Applicant Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
4. Representative Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
5. Legal Description:
6. Street Address:
7. Project Description:
8. Zoning Designation(s): 9. Current Land Use(s):
10. Bozeman 2020 Community Plan Designation:
11. Gross Area: Acres: Square Feet: 12. Net Area: Acres: Square Feet:
x
x
x
x
x
x
x
x
x
No materials or color schemes are proposed.
No deviations are proposed.
Decrease in impervious surfaces.
Section 3
Existing Conditions
(Maps, Site Photographs and Civil Survey)
Vicinity Map
430 South Tracy Avenue
Source: Bozeman GIS Department
Subject
Property
Zoning: R-2
Subject
Property
Aerial Image
430 South Tracy Avenue
Source: Bozeman GIS Department
Subject
Property
Photographs
430 South Tracy Avenue
West Elevation
East Elevation
Photographs
430 South Tracy Avenue
West and South Elevations
West and North Elevations
Photographs
430 South Tracy Avenue
Interior (Image A)
Interior (Image B)
Photographs
430 South Tracy Avenue
Interior (Image C)
Interior (Image D)
Section 4
Structural Analysis
Section 5
Updated Historic Property Record
430 South Tracy Avenue, Bozeman, Montana | Historic Property Record Form Update
DRAFT Updated 5/13/14 by
MONTANA HISTORIC PROPERTY RECORD
For the Montana National Register of Historic Places Program and State Antiquities Database
Montana State Historic Preservation Office
Montana Historical Society
PO Box 201202, 1410 8th Ave
Helena, MT 59620-1202
Property Address: 430 South Tracy Avenue
Historic Address (if applicable): 430 South Tracy Avenue
City/Town: Bozeman MT 59715
Site Number:
(An historic district number may also apply.)
County: Gallatin County
Historic Name: unknown
Original Owner(s): James N. Kelley
Current Ownership Private Public
Current Property Name: 430 South Tracy Avenue
Owner(s): GHT Investments LLC
Owner Address: 424 S Tracy Avenue, Bozeman MT
Phone: 1 406 599 8520
Legal Location
PM: Montana Township: 2S Range: R6 E
of Section: 7
Lot(s): Lots 14, 15, S 6’ Lot 16
Block(s): F
Addition: Hoffman’s Addition Year of Addition: 1880
USGS Quad Name: Bozeman, MT Year: 1987
Historic Use: Residence
Current Use: Vacant
Construction Date: Pre-1904 (1898- 1904)
Estimated Actual
Original Location Moved Date Moved:
UTM Reference www.nris.mt.gov/topofinder2
NAD 27 (preferred) NAD 83
Zone: Easting: Northing:
National Register of Historic Places
NRHP Listing Date: n/a
Historic District: South Tracy/ South Black Historic
Neighborhood District
NRHP Eligible: Yes No
Date of this document: September 2013
Form Prepared by: Intrinsik Architecture, Inc.
Address: 111 North Tracy Avenue
Daytime Phone: 406-582-8988
MT SHPO USE ONLY
Eligible for NRHP: □ yes □ no
Criteria: □ A □ B □ C □ D
Date:
Evaluator:
Comments:
MONTANA HISTORIC PROPERTY RECORD
PAGE 2
Property Name: 430 South Tracy Avenue Site Number:
ARCHITECTURAL DESCRIPTION See Additional Information Page
Architectural Style: Queen-Anne (folk interpretation) If Other, specify:
Property Type: Residential Specific Property Type: Single Household Residential
Architect: unknown Architectural Firm/City/State: unknown
Builder/Contractor Company/City/State: unknown
Source of Information
Concisely, accurately, and completely describe the property and alterations with dates. Number the buildings and features to
correlate with the Site Map.
This single-family residence has a simple L-shaped plan consisting of a prominent gable front and
wing/ side gable with a front porch that spans the entire west elevation of the house. The setbacks
from South Tracy Street are relatively consistent with the surrounding residences dating back to 1904,
as visible in the 1904 Sanborn Map. The brick and balloon frame construction is finished in stucco,
wood lap siding, and shingles. It rests on a partial brick and stone basement with a crawl space
foundation that supports a wood framed floor. The front gable roof and side gable roof is covered with
asphalt shingles and has two brick chimneys rising from the middle of the house.
There are several features of the house floor plan that are not consistent with any of the Sanborn
Maps dating up to 1943. The east facing façade shows evidence of clearly being altered since its
original construction. There is a large addition to the east side of the building that rises up three
stories and features a shed roof. The location of the existing windows, lack of architectural ornament
(shingles, trim boards) and architectural massing of this addition are uncharacteristic with the historic
architecture of the original structure. There exists another addition to east side of the house that is
only a single level in height and features several large doors that open to the adjacent back yard.
Both the north and south elevations show signs of continued alterations made to the original historic
structure. Unlike the western front facing gable of the house where the brick and shingles have been
entirely covered in stucco, the north and south elevation of the house still maintain their shingle
cladding between the third level trim board and the side gable eaves of the roof. Also evident on both
the north and south exterior elevations is the addition of a 1/1 double hung window at the third level
amidst the shingle cladding. It should be noted that these windows are not evident in the photo used
by James R. McDonald Architects in their Montana Historical and Architectural Inventory survey.
There is a large metal conduit on the exterior of the north elevation that enters the building at the third
level that is suggests that the third level of the building was converted into a separate living unit with
its own separate power supply.
The western elevation facing South Tracy Avenue appears to have maintained much of its historic
appearance. The two-bay façade is asymmetrical in elevation, has an off-center entrance, one fixed
window and a 1/1 double-hung window at the first level of the house. There exist two pairs of 1/1
double-hung windows at the second level of the western elevation. One pair of 1/1 double-hung
windows exists in a front facing shed roof dormer that protrudes from the side wing of the house at
the second level. The front facing shed dormer is clad in shingles. It is noticeable from the Montana
Historical and Architectural Inventory survey completed by James R. McDonald Architects that in
their provided photo the house maintained a small porch roof gable over the entry of the existing
porch. Also evident in this photo is that the porch structure and roof did not extend across the entire
western elevation of the house. This is contradictory with the 1904, 1912, and 1927 Sanborn maps
which show a front porch extending across the entire west elevation of the house.
The 1904-1927 Sanborn maps also show structures along the alley that no longer remain.
MONTANA HISTORIC PROPERTY RECORD
PAGE 3
Property Name: 430 South Tracy Avenue Site Number:
HISTORY OF PROPERTY See Additional Information Page
This residence is associated with the general residential aspect of the Civic Phase of Bozeman’s
historic/architectural development in the early 1900s. This early 1900s home is found in a
grouping of homes built in the middle of Bozeman's "Civic Phase" which experienced steady
growth due to the growth of the Agricultural College fueled by the regional economic prosperity.
The builders of these local homes are likely to have drawn their variations of styles from pattern
books, “Victorian Revival architecture built during the Civic Phase encompassed Victorian Gothic,
Romanesque Revival, Ruskinian Gothic, Queen Anne, and Colonial Revival. Eclecticism and
individualism characterized …residential architecture, even when house pattern books were the
source of designs” (Bozeman Historic Resource Survey, 2008).
“James n. Kelley, a receiver for the U.S. Land Office and later a real estate salesman, was
probably the original occupant here, listed at this address about 1904 to about 1916. In 1927,
Grace B. Cobler, a “helper” employed by Mrs. Collie Rogers, who ran a cafeteria at 33 S. Black,
was living here.” (Montana Historical and Architectural Inventory, 1987)
INFORMATION SOURCES/BIBLIOGRAPHY
1904, 1912, 1927, 1927-1943 Sanborn Maps. Sanborn Map & Publishing Co., Limited. New York:
1904, 1912, 1927, 1927-1943.
Gallatin County Clerk & Recorder’s Office, Deed Records.
Sewer Permit: Ida M. Kelley, Bozeman Department of Sanitation, August 23rd 1909.
National Register of Historic Places Evaluation: South Tracy- South Black Historic District.
Bozeman MRA. Gallatin County, MT. September 8, 1987.
National Register Bulletin, US Department of the Interior, 2013.
Bozeman Historic Resource Survey, 2008 Revised Edition. Butte, Montana: Renewable
Technologies, Inc., February 2008.
MONTANA HISTORIC PROPERTY RECORD
PAGE 4
Property Name: 430 South Tracy Avenue Site Number:
NATIONAL REGISTER OF HISTORIC PLACES
NRHP Listing Date: n/a
NRHP Eligibility: Yes No Individually Contributing to Historic District Noncontributing to Historic District
NRHP Criteria: A B C D
Area of Significance: South Tracy/ South Black District Period of Significance: 1872-1939
STATEMENT OF SIGNIFICANCE See Additional Information Page
The house at 430 South Tracy was considered for eligibility for Criterion (C) of the National
Register as to whether it embodies the distinctive characteristics of a type, period, or method of
construction, or that represent the work of a master...or that represent a significant and
distinguishable entity whose components may lack individual distinction" (Criterion for
Evaluation 60.4 National Register of Historic Places Program: Federal Program Regulations). The
physical appearance of the building’s exterior is such that it maintains only some elements of its
original architectural design in appearance, and mainly on its western façade. Based on the
absence of certain elements it loses considerable significance and no longer meets the criteria.
INTEGRITY (location, design, setting, materials, workmanship, feeling, association) See Additional Information Page
Location: The house at 430 South Tracy demonstrates Integrity through LOCATION. The structure
has not been moved from its historical place of construction.
Design: The house at 430 South Tracy does not demonstrate Integrity through DESIGN. The
original design features of the property have been substantially altered, diminished, and replaced
since its historical construction. The original brick has been covered with stucco, the porch form,
length, roof-line, columns and detailing have changed, and an intrusive major rear addition that
was added to create apartments have all compromised the design integrity of the structure.
Setting: The house at 430 South Tracy demonstrates Integrity through SETTING. The
aforementioned property is located in the South Tracy Historic District that contains many unique
historical homes that are characteristic of the time period they were constructed in.
Materials: The house at 430 South Tracy does not demonstrate Integrity through MATERIALS. The
existing materials are a compilation of both historical and contemporary. It is visually apparent
that most of the historical materials used to construct the building have since been covered over
and/or replaced with modern construction materials and techniques including most significantly
the application of stucco over exterior brick walls and trim.
Workmanship: The house at 430 South Tracy does not demonstrate Integrity through
WORKMANSHIP. There isn’t visual evidence of the relevant technology and craft of the time
period in which the building was constructed. The original workmanship of the house’s
construction is no longer evident due to the many exterior modifications made to the building
since its original construction. Brick work has been obscured, windows and door have been
replaced and porch detailing has changed.
Feeling: The house at 430 South Tracy does not demonstrate Integrity through FEELING. The
architecture of the existing building is devoid of architectural character and does not visually
identify itself with the surrounding historic district in a way that contributes to a historic feeling.
Specifically, the masonry, carpentry and overall workmanship typical of the period have been
compromised over time.
e: n
A
e: n
A
e: n
A
X
Association: The house at 430 South Tracy does not demonstrate Integrity through
ASSOCIATION. The aforementioned property is located in the South Tracy Historic District that
was developed during a significant historic period within the formation of the town of Bozeman.
Through significant changes over time, the house no longer reflects the same character and
presence of other neighboring homes of the period.
MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: 430 South Tracy Avenue Site Number:
West Elevation Streetscape along South Tracy Avenue (white colored house)
West Elevation Streetscape along South Tracy Avenue (white colored house)
MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: 430 South Tracy Avenue Site Number:
West Elevation (facing South Tracy Avenue)
East Elevation (facing alley)
MONTANA HISTORIC PROPERTY RECORD
PHOTOGRAPHS
Property Name: 430 South Tracy Avenue Site Number:
Northwest Corner (facing street)
Southwest Corner (facing street)
Northeast Corner (facing alley)
Southeast Corner (facing alley)
MONTANA HISTORIC PROPERTY RECORD
SITE MAP
Property Name: 430 South Tracy Avenue Site Number:
1891 Sanborn Map
1904 Sanborn Map
1912 Sanborn Map
1927-43 Sanborn Map
MONTANA HISTORIC PROPERTY RECORD
TOPOGRAPHIC MAP
Property Name: 430 South Tracy Avenue Site Number:
Field Survey. TD&H Engineering. November 12, 2012
Section 6
Cost Comparison
430 South Tracy Avenue
Cost Comparison
Value of the Structure 124,000$ (based on Architect's Estimate of current sate)
Cost of Repair 323,000$ (see breakdown below)
DIFFERENCE 199,000$
*Note cost of repair exceeds value of structure
Cost of Demo & Redevelopment 294,470$ (demo $22,000 + rebuild 2,477 SF at $110/SF)
Cost of Repair 323,000$ (see breakdown below)
DIFFERENCE 28,530$
*Note cost of repair exceeds cost of demo and redevelopment
Repair Breakdown (to bring structure to current standards)
Exterior Partial Demo 30,000$
Interior Partial Demo 25,000$
Lift and Reset House 20,000$
New Foundation 35,000$
Brick Restoration 30,000$
Structural Repairs to Building 40,000$
Replace Windows/Doors 30,000$
Interior Wall Reconstruction 18,000$
Electric 25,000$
Plumbing 25,000$
Heating 25,000$
Insulation 20,000$
Total 323,000$
Building SF 2477 sq ft
Footprint 1240 sq ft
Section 7
Site Treatment Plan & Guidelines for Redevelopment
430 South Tracy Avenue Demolition & Site Treatment Plan
1. Demolish existing residence and remove all on-site concrete
2. Grade site
3. Seed
4. Maintain lawn (irrigate and mow) until such time redevelopment occurs
GRASS
Demolition & Site Treatment Plan430 South Tracy Avenue
Guidelines for Redevelopment
In order to respect the character and scale of the South Tracy/South Black Historic District, the following
outline principles, along with all applicable city codes and guidelines, shall apply to the future design and
development of 430 South Tracy Avenue.
Site
a. Continue the scale, rhythm of regularly spaced houses along the tree lined street.
b. Continue existing front yard setback as adjacent properties.
c. Provide a walkway from the street to the building.
d. A detached garage with vehicular access from the alley is required. Size and massing must
be clearly subordinate to home.
e. Buildings shall be set back at a similar distance from the street and alley as historical
buildings within the neighborhood.
f. Lot coverage shall be consistent with the neighborhood.
g. Fences in the front yard are prohibited.
h. The site shall be fully landscaped and maintained by the owner. The landscape shall be of
respectable design in consideration to the historical context of the neighborhood.
Building
a. Buildings shall generally have traditional building forms, sloping roof planes, be compatible
with the neighborhood, and have clear order and comprehensive composition.
b. 2 story maximum height.
c. Materials shall be consistent with those typically found in the district, including horizontal lap
siding, brick, and asphalt or wood shingles.
d. Buildings will have front porches oriented toward the street. Front porches will have a
minimum depth of 8 feet and shall be a minimum 50 percent of the fronting elevation width.
e. Main entries are to be composed with the front porch design.
f. All facades of the main building and accessory structures shall be made of similar material
and be similarly detailed.
g. In terms of color schemes, garish colors are not permitted.
h. The design and location of windows should respond to respect the existing condition of
neighboring homes.
i. Windows shall be made of painted or stained wood and clad in metal.
j. Windows must match in material, design and be overall proportional to one another on all
elevations of buildings.
k. Sliding glass doors may only be used in walls facing the rear yard.
l. Skylights, if used, shall be flat in profile (no bubbles or domes).
m. Solar panels are to be located away from the view of the historic street corridor. Solar panels
are to be applied parallel and flat to the roof.
n. Dormers shall be proportionate to the overall composition of the building.
o. Soffits shall be constructed of wood.
p. All exterior residential lighting must be dark-sky compliant.