HomeMy WebLinkAbout11-13-07_Campiglia Rehabilitation and Addition Certificate _18Commission Memorandum
Memorandum created on November 6, 2007
REPORT TO: Honorable Mayor & City Commission
FROM: Courtney Kramer, Assistant Planner
SUBJECT: Campiglia Rehab and Addition (#Z-07242)
MEETING DATE: Tuesday, November 13, 2007
RECOMMENDATION: That the City Commission approve the Campiglia Rehab and Addition
Certificate of Appropriateness application with deviations (#Z-07242) as conditioned by Staff.
BACKGROUND: Certificate of Appropriateness application with deviations, requesting the following
exterior alterations at 520 West Cleveland Street 1) Rehabilitation of exterior brickwork and windows, 2)
construction of a second single car garage to the south, 3) a second story addition in the space between the
west chimney and the proposed second garage and 4) related site improvements.
A single deviation is requested with this application, from Section18.16.050 “Yards” to allow the proposed
garage and second floor addition to encroach into the required 20 foot rear yard. The addition is proposed to
be within 10 feet of the southern property line.
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
261
CITY COMMISSION STAFF REPORT
Campligia Rehab & Addition COA/DEV FILE #Z-07242
Item: Zoning Application #Z-07242, a Certificate of Appropriateness
application with deviations, requesting the following exterior
alterations at 520 West Cleveland Street 1) Rehabilitation of
exterior brickwork and windows, 2) construction of a second
single car garage to the south, 3) a second story addition in the
space between the west chimney and the proposed second
garage and 4) related site improvements.
Said property is zoned as “R-2” (Residential Two-Household, Medium Density District)
and is located within the Neighborhood Conservation Overlay
District and the Bon Ton Historic District.
Owner/Applicant: Robert and Janet Campiglia, 520 West Cleveland Street,
Bozeman, MT
Date & Time: City Commission Hearing: Tuesday, November 13, 6pm, City
Commission Meeting Room, City Hall (411 East Main Street,
Bozeman, Montana)
Report By: Courtney Kramer, Assistant Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located at 520 West Cleveland Street. It is the southeast corner of West
Cleveland and South 6th Avenue and is legally described as legally described as the north 15 feet and
west 75 feet of lot 21, all of lots 23, 24 & 25, Block 19 of Capital Hill Addition, City of Bozeman,
Gallatin County, Montana. The property is 6,750 square feet in lot area, zoned as “R-2” (Residential
Two Household, Medium Density District) and located within the Neighborhood Conservation
Overlay District and the Bon Ton Historic District.
Please refer to the vicinity map on the following page.
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PROPOSAL & BACKGROUND
Robert and Janet Campiglia, along with their designer Edwin Ugorowski, submitted this Certificate
of Appropriateness application with deviations, requesting the following exterior alterations at 520
West Cleveland Street 1) Rehabilitation of exterior brickwork and windows, 2) construction of a
second single car garage to the south, 3) a second story addition in the space between the west
chimney and the proposed second garage and 4) related site improvements.
A single deviation is requested with this application, from Section18.16.050 “Yards” to allow the
proposed garage and second floor addition to encroach into the required 20 foot rear yard. The
addition is proposed to be within 10 feet of the southern property line.
A History of Bozeman’s Ranch Houses
This application challenged ADR Staff to think about post World War II architecture and how we
evaluate its significance in Bozeman when we were asked to informally review elevation drawings in
September. The deviation request is easily supportable, but ADR Staff has had extensive
conversations with the applicant about the proposed second story addition’s impact on a historic
resource. The property is located within the Neighborhood Conservation Overlay and the Bon Ton
Historic District. Built in 1955, the house was listed as “an intrusive element within a potential
historic district” on the Bozeman historic and Architectural Inventory when it was surveyed in the
mid 1980’s. At that time the property did not meet the National Park Service’s 50 years of age
watermark for delineating potentially eligible properties and so received a cursory review before
being listed as “intrusive.”
In the 20 plus year interim since the Bozeman Historic Architecture Inventory was conducted the
house has become 50 years of age. American preservationists have also begun to appreciate and
catalogue post-World War II architecture for the same reasons and under the same criteria used 25
years ago to demarcate existing historic districts. Staff believes a re-inventory of the property would
find it as significant and “contributing” to the Bon Ton Historic District under Criteria C of the
National Register qualification standards, “Events in our History,” for its association with the
growth of Bozeman and infill of vacant lots during the post World War II period. The Secretary of
the Interior’s Standards use seven measures of integrity to determine how intact the historic
significance of a cultural resource is:
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1. Location: The relationship between the place where something occurred or was
built and the event defining the property’s significance. The location can be as
specific as Ford’s Theatre or as broadly defined as Gallatin County. In this case the
structure at 520 West Cleveland is in the same location as it was during its period of
significance, Post World War II.
2. Setting: The setting surrounding the structure should continue to convey the time
period in which the structure was built. The property has retained its setting as an infill
house in an older historic district characterized by Italianate, Queen Anne, Colonial
Revival and Bungalow styles.
3. Materials: The structure should maintain the materials present during its period of
significance. The brick façade, large expanses of glass and cedar siding, frequent material
choices for this style of home, are intact.
4. Workmanship: The structure should convey the level of workmanship that built it
during its period of significance. The historic workmanship expresses a straightforward
and simple fenestration and finish level. Staff has worked with the applicant to maintain
the simplicity of workmanship in the proposed garage and second story addition.
5. Design: The structure should convey the combination of elements that create the
form, plan, space, structure and a style of property or landscape. The existing
structure does maintain the same single story form, spatial relationships, and structure of
the “ranch” style.
6. Association: The direct link between an important event or person and a historic
property. Association cannot be evaluated without the archival record and its direct
link to physical features. Extensive research into this property’s association has not been
completed at this time.
7. Feeling: The expression of the aesthetic or historic sense of a particular period of
time, often resulting from the presence of physical features that when taken
together; convey the property’s historic character. The structure does express the
“feeling” of a Ranch style home.
A number of Ranch style houses were built on vacant lots within the City of Bozeman during the
post World War II period. Authors and architectural historians Virginia and Lee McAlester, in their
widely used book A Field Guide to American Houses, write about ranch houses, saying:
“RANCH (ca. 1935-1975) This style was originated in the mid-1930’s by several creative
California architects. It gained in popularity during the 1940’s to become the dominant style
throughout the country during the decades of the ‘50’s and ‘60’s. The popularity of
“rambling” Ranch houses was made possible by the country’s increasing dependence on the
automobile. Streetcar suburbs of the late-19th and early-20th centuries still used relatively
compact houses forms on small lots because people walked to nearby streetcar lines. As the
automobile replaced streetcars and busses as the principal means of personal transportation
in the decades following World War II, compact houses could be replaced by sprawling
designs on much larger lots. Never before had it been possible to be so lavish with land, and
the rambling form of the Ranch house emphasized this by maximizing façade width (which
is further increased by built-in garages that are an integral part of most Ranch houses)…
Asymmetrical one-story shapes with low-pitched roofs dominate. Three common roof
forms are used: the hipped version is probably the most common, followed by the cross-
gabled, and, finally, side gabled examples. There is usually a moderate or wide eave overhang.
This may be either boxed or open, with the rafters exposed as in Craftsman houses. Both
wooden and brick wall cladding are used, sometimes in combination…Decorative iron or
wooden porch supports and decorative shutters are the most common. Ribbon windows are
frequent as are large picture windows in living areas. Partially enclosed courtyards or
patios… are a common feature. These private outdoor living areas to the rear of the house
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are a direct contrast to the large front and side porches of most late 19th and early 20th
century styles.” 1
Further research and extension of the Inventory boundary is necessary to fully understand the
Ranch style in Bozeman. ADR Staff believes that in addition to infill Ranch houses within the
existing Neighborhood Conservation Overlay, Bozeman has a handful of potential historic districts
of Ranch style structures.
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 at urban densities within the City in
areas that present few or no development constraints, and for community facilities to serve such
development while respecting the residential quality and nature of the area.
The following land uses and zoning are adjacent to the subject property:
North: Single family household, zoned “R-2”;
South: Single family household, zoned “R-2”;
East: Single family household, zoned “R-2”,
West: Residence Halls of Montana State University, zoned “PLI” (Public Lands Institution)
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).
1 McAlester, Virginia and Lee. A Field Guide to American Houses. (New York, Knopf: 2004) 479.
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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;
Traditional ranch style houses were only a single story in height, however, the McAlester
book notes that after 1955 the Split Level style, which retained the horizontal lines, low
pitched roof, and overhanging eaves of a Ranch house but added a two story unit to a
one story wing, became a modification to the Ranch house.2
The existing one story roof line is 15’ in height. The proposed addition would increase
the height over the existing garage and addition to 21’ in height while keeping the height
of the existing house the same. Attempting to reduce the height any further rules out
mimicking the existing 4:12 pitch and staff finds retaining the roof pitch makes the
addition more consistent with the existing ranch house. Further, the neighborhood is
characterized by one story, one-and-one-half-story and two story structures. With this
information in mind staff finds the height of the proposed addition acceptable.
2. Proportions of doors and windows;
Staff finds the proportion of proposed doors and windows acceptable and in keeping
with the historic spacing and rhythm of the structure.
3. Relationship of building masses and spaces;
As before noted, ADR Staff’s main concern for this project centered on the second floor
addition over the garage. By keeping the western wall of the proposed addition seven
feet from the existing eves the massing is pushed to the back. Similarly, the addition is
proposed to be 17 feet from the northern eves. Staff believes the applicant has made
every feasible attempt to push the massing of the addition as far off the front facades of
the structure as possible in order to reduce its visual impact.
4. Roof shape;
The proposed roof shape and pitch adequately mimics the hipped roof and 4:12 pitch of
the existing ranch house. ADR Staff finds this to be an appropriate roof form for the
addition.
5. Scale;
Please see comments under “Relationship of building masses and spaces.”
6. Directional expression;
The corner location of this property gives the house a “Corner Side Yard” status. Thus
the west façade along South 6th Avenue is just as important as the north façade along
2 McAlester, 481.
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West Cleveland Street, to which the house is addressed. The existing house responds by
orienting its door and entrance sidewalk to the street corner. ADR Staff finds the
directional expression acceptable
7. Architectural details;
ADR Staff has extensively worked with the applicant to guide the architectural details
and keep them simple in a Ranch style fashion. Please see further comments at 9.
Materials and color scheme.
8. Concealment of non-period appurtenances, such as mechanical equipment;
Not Applicable.
9. Materials and color scheme;
As before noted ADR Staff has worked extensively with the applicant to ensure that the
addition’s materials, colors and architectural details complement the existing Ranch style.
The applicant has extensively simplified the façade treatment to meet this objective.
Shingles were historically an option for exterior cladding of the ranch style while the
proposed stucco indicates the addition’s 2007 time period. Please see staff’s Conditions
of 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.
Staff finds that the proposed addition is compatible with the existing ranch style while still
indicating contemporary design and distinguishing itself through modern materials.
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
apply to this project as Staff reviewed this property as a “contributing” structure in the
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
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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;
The Ranch style house at 520 West Cleveland fits much of the description on page three in
form, massing and decorative elements (or lack thereof) and is a good, and likely
“contributing” example of post World War II infill development within Bozeman’s
Neighborhood Conservation Overlay. Conversely, the house’s location and setting do not
convey the predominant character defining feature of the Ranch style: sprawling design on
large lots with plenty of parking for automobiles. In fact, the entire reason the application is
in front of the City Commission is to ask for a deviation to build sufficient parking for the
existing number of bedrooms. Due to the high traffic nature of the corner of West
Cleveland and South 6th Avenue the property has no adjacent on street parking and the
parking space in front of the garage does not meet the current 20 foot in length code
provision. So while this ranch house is a good example Post World War II infill housing
stock in Bozeman it does not necessarily exemplify the underpinnings of Ranch Style.
Bozeman does, however, have a number of Ranch style housing neighborhoods that if
inventoried could be eligible for a National Register of Historic Places District. The
neighborhood where South Grand meets Greek Way is an example.
The corner location of the house poses further problems to expansion of the residence,
which has a crawlspace foundation. The Secretary of the Interior’s Standards recommend
additions to the rear of the house. In this case any first story addition to the property would
be in the functional rear yard. Increasing the height seems to be a more desirable design
solution than sacrificing the rear yard.
Given that the structure, which does not have a basement, faces considerable challenges to
expansion ADR Staff has decided to support the deviation request. ADR Staff gave this
project, and the potential precedent it could set extensive deliberation and decided that in
this case the deviation request could be supportable. Future decisions of this nature will be
reviewed on a case by case basis.
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;
Staff’s concern under this section centered on height and massing. The surrounding
properties are all one to one-and-one-half story and are significantly removed, at least 20
feet, from the area the proposed addition will be in.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria B of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
C. Modifications shall assure the protection of the public health, safety and general
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welfare.
The proposed addition adds needed parking to the property in a university district that
already has restricted parking.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria C of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance.
PUBLIC COMMENT
The Department of Planning & 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:
1. The applicant shall submit a final materials and colors board prior to ADR Staff signing a
Building Permit.
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 rehabilitation and addition are found to
be in keeping with the Unified Development Ordinance and the Bozeman Design Guidelines
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for Historic Preservation and the Neighborhood Conservation Overlay District in terms of
foot print size, setbacks, lot coverage, and design.
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: Robert & Janet Campiglia
520 West Cleveland Street
Bozeman, MT 59715
Edwin Ugororwski
Design Partnership Inc.
37 East Main Street, Suite 10
Bozeman, MT 59715
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