HomeMy WebLinkAbout09-17-07 BachmanCommission Memorandum
Memorandum created on September 12, 2007
REPORT TO: Honorable Mayor & City Commission
FROM: Courtney Kramer, Assistant Planner
SUBJECT: Bachman Porch, #Z-07190
MEETING DATE: Monday, September 17th, 2007
RECOMMENDATION: That the City Commission approve the Bachman Porch Certificate of
Appropriateness application with deviations (#Z-07190) as conditioned by Staff.
BACKGROUND: This is a Certificate of Appropriateness application with deviations, requesting the
following exterior alterations the following exterior alteration at 607 West Babcock Street 1) the demolition of
the existing front stoop, 2) construction of a front porch 3) related site improvements.
A single deviation is requested with this application, from Section18.16.050 A1c “Yards” to
allow the proposed porch to encroach into the 15 foot minimum front yard required along local streets.
UNRESOLVED ISSUES: Planning Staff is not aware of any unresolved issues at this time.
FISCAL EFFECTS: The development, if carried forward, will require site improvements to meet City
standards that will be the responsibility of the applicant.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please email Courtney Kramer at ckramer@bozeman.net if you have any questions prior to the
public meeting.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
229
CITY COMMISSION STAFF REPORT
Bachman Front Porch COA/ DEV FILE #Z-07190
Item: Zoning Application #Z-07190, a Certificate of Appropriateness
application with deviations, requesting the following exterior
alterations the following exterior alteration at 607 West Babcock
Street 1) the demolition of the existing front stoop, 2)
construction of a front porch 3) related site improvements. Said
property is zoned as “R-4” (Residential High Density District)
and is located within the Neighborhood Conservation Overlay
District.
Owner/Applicant: John Bachman
607 West Babcock Street
Bozeman, MT 59715
Date & Time: City Commission Hearing: Monday, September 17th, 2007,
6:00 p.m., in the Community Room, Gallatin County
Courthouse, 311 West Main Street, Bozeman, MT 59715.
Report By: Courtney Kramer, Assistant Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located at 607 West Babcock, and is legally described as lots 29 & 30, Story’s
Addition, City of Bozeman, Gallatin County, Montana. The zoning designation for said property is
“R-4” (Residential High Density District) and is located within the Neighborhood Conservation
Overlay District.
Please refer to the vicinity map below.
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PROPOSAL & BACKGROUND
This is a Certificate of Appropriateness application with deviations, requesting the following
exterior alterations at 607 West Babcock Street 1) the demolition of the existing front stoop, 2)
construction of a front porch 3) related site improvements.
A single deviation is requested with this application, from Section18.16.050 A1c “Yards” to
allow the proposed porch to encroach into the 15 foot minimum front yard required along local
streets.
ZONING DESIGNATION & LAND USES
The subject property is zoned “R-4” (Residential High Density District). As stated in the Bozeman
Unified Development Ordinance, the intent of the “R-4” residential district is to provide for high-
density residential development through a variety of housing types within the City wish associated
service functions. This will provide for a variety of compatible housing types to service the varying
needs of the community’s residents. The net density, as defined in Chapter 18.80, BMC, for new
developments shall be 8 dwelling per acre or greater.
The following land uses and zoning are adjacent to the subject property:
North: Business, zoned “B-2”;
South: Single family household, zoned “R-4”;
East: Single family household, zoned “R-4”,
West: Single Family household, zoned “R-4”
GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the “Residential” land use designation. This classification designates places where the primary
activity is urban density living quarters. Other uses that complement residences are also acceptable,
such as parks, low intensity home based occupations, fire stations, churches and schools. The
dwelling unit density expected within this category varies and a variety of housing types should be
blended to achieve the desired density, with large areas of single type housing discouraged.
Additionally, all residential housing should be arranged with consideration given to the existing
character of adjacent development.
REVIEW CRITERIA & FINDINGS
Section 18.28.050 “Standards for Certificates of Appropriateness”
Section 18.28.050 specifies the required standards for granting Certificate of Appropriateness
approval. In the discussion below, Administrative Design Review (ADR) Staff evaluated the
applicant's request in light of these standards.
A. All work performed in completion of an approved Certificate of Appropriateness shall
be in conformance with the most recent edition of the Secretary of Interior’s
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995),
published by U.S. Department of the Interior, National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services,
Washington, D.C. (available for review at the Department of Planning).
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The Secretary of Interior Standards’ guidelines are considered with the design guidelines
listed below.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject
structures or properties, and with neighboring structures and properties, shall focus
upon the following:
1. Height;
The proposed height of the porch is appropriate for the house and the surrounding
neighborhood.
2. Proportions of doors and windows;
No changes will be made to any doors or windows.
3. Relationship of building masses and spaces;
The proposed porch is in proportion to the residence and appropriately located on the
front elevation.
4. Roof shape;
The porch roof appropriately continues the pitch of the roof on the existing house.
5. Scale;
The scale of the proposal is appropriate for the structure and the neighborhood.
6. Directional expression;
The porch is oriented towards the street and appropriately continues primary access
from the front of the house.
7. Architectural details;
The proposed architectural details accurately reflect the character defining features of the
existing house and are deemed acceptable by ADR Staff.
8. Concealment of non-period appurtenances, such as mechanical equipment;
Not Applicable.
9. Materials and color scheme.
The colors and materials included in the application packet are deemed suffiecient and
acceptable to ADR Staff.
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
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components, and when such design is compatible with the foregoing elements of the
structure and the surrounding structures.
The proposed porch reflects the character of homes in the West Babcock area of the
Conservation Overlay, to which this structure is a “non-contributing” element. Modern
materials will suitably differentiate the proposed porch from historic porches.
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.
All chapters of the Design Guidelines for the Neighborhood Conservation Overlay District
all apply to this project as this structure is within the Neighborhood Conservation Overlay
District. Said guidelines were all considered during ADR Staff’s architectural review and
reflected in the above comments.
E. Conformance with other applicable development standards of this title.
The required criteria for granting deviations are examined in the following section.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
Section 18.28.070 specifies the required criteria for granting deviations from the underlying
zoning requirements. In the discussion below, ADR Staff evaluated the 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, as determined by the standards in § 18.28.050 of this
chapter, than would be achieved under a literal enforcement of this title;
ADR Staff supports the applicant’s deviation request to allow encroachment into the front
yard setback along a local street on the basis of its achievement in architectural design and
appropriateness for the neighborhood.
It is the determination of the Historic Preservation Office and ADR Staff that 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;
The proposed porch addition will effectively blend the “non-contributing” residence with
the historic entrance pattern in the Conservation Overlay.
It is the determination of the Historic Preservation Office and ADR Staff that the project
generally meets Criteria B of Section 18.28.070 “Deviations from Underlying Zoning
Requirements,” of the Bozeman Unified Development Ordinance.
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C. Modifications shall assure the protection of the public health, safety and general
welfare.
It is the determination of the Historic Preservation Office and ADR Staff that the project
generally meets Criteria C of Section 18.28.070 “Deviations from Underlying Zoning
Requirements,” of the Bozeman Unified Development Ordinance.
PUBLIC COMMENT
The Department of Planning & Community Development did not receive public comment
regarding this project.
RECOMMENDED CONDITIONS OF APPROVAL
Staff reviewed the Certificate of Appropriateness application with one deviation against the criteria
set forth in the Bozeman Unified Development Ordinance. Based on the evaluation of the criteria
and findings by Administrative Design Review Staff, Staff recommends conditional approval of
the Certificate of Appropriateness application with the following conditions:
Conditions of Approval
1. No new construction of any kind is permitted to occur over existing and/or proposed water
and sewer lines.
The applicant must comply with all provisions of the Bozeman Municipal Code that are applicable
to this project, including the following:
Code Provisions
Per Section 18.38.050.E, no accessory building shall exceed the height of the principal
building or exceed a height of one-and-one-half stories, where a half story is established by a
side wall, under a sloped roof, of five feet or less above the floor level within space allowed
to be occupied by persons by the International Building Code.
Per Section 18.02.080 & 18.64.110, the proposed project shall be completed as approved
and conditioned in the Certificate of Appropriateness application. Any modifications to the
submitted and approved application materials shall invalidate the project's legitimacy, unless
the applicant submits the proposed modifications for review and approval by the
Department of Planning prior to undertaking said modifications. The only exception to this
law is repair.
Per Section 18.64.100.F, the applicant shall obtain a building permit within one year of
Certificate of Appropriateness approval, or said approval shall become null and void. Please
call the Building Department at 406-582-2375 for more information on the building permit
process.
CONCLUSION
Administrative Design Review Staff recommends conditional approval of said Certificate of
Appropriateness application with Deviations. The proposed porch is found to be subordinate to the
principal structure and is in conformance with the Unified Development Ordinance and the
Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation
Overlay District in terms of foot print size and design.
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The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, do not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or state law.
BECAUSE THIS APPLICATION IS FOR A CERTIFICATE OF APPROPRIATENESS
WITH DEVIATIONS, THE BOZEMAN CITY COMMISSION SHALL MAKE THE
FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE CITY
COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH
IN CHAPTER 18.66 OF THE BOZEMAN UNIFIED DEVELOPMENT ORDINANCE.
Assuming the Commission grants conditional approval, the revised materials as conditioned
shall be submitted to the Department of Planning & Community Development within six
(6) months from the date of this report for review by ADR Staff. Once the materials are
deemed complete and adequate, your COA certificate (white copy) and notice (pink copy) will be
released for the project.
Encl: Applicant’s Submittal Materials
CC: John Bachman, 607 West Babcock Street, Bozeman, MT 59715
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