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Z-14208, Staff Report for the FISHER MUDROOM ADDITOIN
Date: CITY COMMISSION meeting is on AUGUST 11, 2014
Project Description: Certificate of Appropriateness with a deviation to enable the
construction of a mudroom in an existing porch on the west façade of the residence
at 502 West Story Street.
Project Location: 502 West Story Street
Recommendation: Approval with conditions
Recommended Motion: 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 Z14208 and move to approve the Certificate of
Appropriateness and Deviation with conditions and subject to all applicable code
provisions.
Report Date: July 31, 2014
Staff Contact: Courtney Kramer, Historic Preservation Officer/ Planner I
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Project Summary
This is a Certificate of Appropriateness to enclose an existing porch, located in the required 5
foot side yard setback, for use as a mudroom for the residence at 502 West Story Street.
Bozeman Municipal Code requires that intensification of use in a non-conforming structure
receive a relaxation from Municipal Code. The application proposes a one foot side yard
setback, rather than the required five foot side yard setback. This application requests an 80%
relaxation from the required side yard setback, which request exceeds the 20% threshold for
consideration of the deviation by the Director of Community Development.
Alternatives
The City Commission could:
1. Approve the project with Conditions, as recommended by staff;
2. Open and Continue the Action Item and request additional information of the
applicant or staff; or,
3. Deny the project.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 1
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 5
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 5
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 5
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 5
SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 5
Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 5
Neighborhood Conservation Overlay District Review Criteria .......................................... 9
Deviation Review Criteria Within the Neighborhood Conservation Overlay District –
Section 38.16.070.............................................................................................................. 10
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 12
Zoning Designation and Land Uses: ................................................................................. 12
Adopted Growth Policy Designation: ............................................................................... 12
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 13
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 13
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 13
FISCAL EFFECTS ................................................................................................................. 13
ATTACHMENTS ................................................................................................................... 13
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SECTION 1 - MAP SERIES
Vicinity Map showing adjacent zoning
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1943 Sanborn Fire Insurance Map
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SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
Relaxations have been requested from the following sections.
1) Section 38.08.050.A.3“Yards,” to allow new construction in the five (5) foot side yard
setback.
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 Certificate of Appropriateness.
Recommended Conditions of Approval:
1. Any construction located in the side yard setback shall be constructed using a one-hour
fire rated technique.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. None have been identified at this time.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Fisher Mudroom Addition
Application: Z14208
The Development Review Committee (DRC) considered the Sketch Plan Certificate of
Appropriateness on July 23, 2014, and provided comment with regard to public safety. This
comment is reflected in the recommended condition of approval, which requires one-hour
fire rated construction techniques along the west wall of the proposed addition. The DRC did
not take a formal motion and vote on this application. .
SECTION 6 - 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
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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).
This application proposes the enclosure of an existing porch on the west façade of the
residence at 502 West Story Street. The Craftsman Bungalow style residence is listed on the
National Register of Historic Places as part of the Cooper Park Historic District. The ground
floor porch is not original to the building, and it’s unclear when the space was constructed.
The Secretary of the Interior’s (SOI) Standard for Rehabilitation is the appropriate Standard
under which to review the proposed modification. The SOI Standards for Rehabilitation are:
1. A property shall be used for its historic purpose or be placed in a new use that requires
minimal change to the defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic
materials or alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or
architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in
their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the
old in design, color, texture, and other visual qualities and, where possible, materials.
Replacement of missing features shall be substantiated by documentary, physical, or
pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
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8. Significant archeological resources affected by a project shall be protected and preserved. If
such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the old
and shall be compatible with the massing, size, scale, and architectural features to protect
the historic integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
Staff finds that the proposed modification is in keeping with the SOI Standards for
Rehabilitation.
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 new construction under an
existing porch roof. The building’s height will
remain as-is, which is appropriate.
2. Proportions of doors and windows;
The application proposes a window and a door on
the north façade of the mudroom. The proportions of
the proposed window and door are consistent with
those found on the existing residence, which is
appropriate.
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3. Relationship of building masses and spaces;
The application proposes enclosure of a porch in order to create utility space for the
residence. The evolution of space is common of historic structures, and does not significantly
change the relationship of the building’s masses and spaces, which is appropriate.
4. Roof shape;
The application proposes no modifications to the roof shape, which is appropriate.
5. Scale;
The application does not propose significant modifications to the building’s scale, which is
appropriate.
6. Directional expression;
The application proposes the development of a mudroom addition where a porch is currently
located. The change from outdoor space to indoor conditioned space does not modify the
building’s directional expression, which is appropriate.
7. Architectural details;
The application proposes minimal architectural detailing for the new exterior walls, which is
appropriate for a Depression-Era Craftsman Bungalow.
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8. Concealment of non-period appurtenances, such as mechanical equipment; and
Mechanical equipment is not indicated on the application materials.
9. Materials and color scheme.
The application proposes to match the materials and color scheme of the existing residence,
which is appropriate.
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 proposed modification does not destroy significant historical, cultural or architectural
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.
E. Conformance with other applicable development standards of this title.
The application requests a deviation, as discussed below.
F. Tax abatement certificate of appropriateness applications are also reviewed
with the procedures and standards established in chapter 2, article 6, division 2.
The application does not request a Tax Abatement for Historic Preservation.
Neighborhood Conservation Overlay District Review Criteria
The following recommendations from Bozeman’s “Design Guidelines for Historic Preservation
and the Neighborhood Conservation Overlay District” apply:
Chapter 1. Rehabilitation Guidelines for Historic Properties
E. Rehabilitation of Historic Residential Properties
Additions to Residential Properties
9. The loss of historically significant features, where they exist, should be minimized.
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10. Place an addition at the rear of a building or set it back from the front to minimize the
visual impacts.
11. A new addition should respect the mass and scale of the original structure.
12. The roof form of a new addition should be in character with and subordinate to that of the
primary building.
H. Historic Additions
1. Preserve an older addition that has achieved historic significance in its own right.
Chapter 5. District-Specific Descriptions
E. Cooper Park Historic District
1. Reflect the district character when building within the district.
Staff finds that the proposed modification satisfies all of these criteria.
Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section
38.16.070
Relaxations have been requested from the following sections.
1) Section 38.08.050.A.3“Yards,” to allow new construction in the five (5) foot side yard
setback.
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1. Modifications shall be more historically appropriate for the building and site in
question and the adjacent properties, as determined by the standards in section
38.16.050, than would be achieved under a literal enforcement of this chapter;
The reuse of an existing porch as a mudroom, or for other utility space, is a commonly found
architectural evolution. Given the site’s tight build-able area, reuse of this existing porch is
preferable to locating a mudroom on the building’s front façade along West Story or South
5th
Avenue.
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Staff finds the proposed relaxation to be more historically appropriate for the building than
would be achieved under a literal enforcement of this chapter.
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof; and
The applicants have agreed to reduce the length of the porch roof eave, in order to curtail
water movement across the property line.
Staff finds the proposed relaxation to have minimal adverse effect on abutting properties or
the permitted uses thereof.
3. Modifications shall assure the protection of the public health, safety and general
welfare. Approvals may be conditioned to assure such protection, and such conditions
may include a time period within which alterations will be completed; landscaping and
maintenance thereof; architectural, site plan and landscape design modifications; or
any other conditions in conformity with the intent and purpose set forth in this article.
The application was reviewed by the Development Review Committee on July 23, 2014. The
Chief Building Official requested a Condition of Approval requiring that any new
construction located in the five foot side yard setback be constructed in a one-hour fire rated
manner. This is reflected in Staff’s recommended condition of approval.
Staff finds that with conditions, the application assures the protection of public health, safety
and general welfare.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned R-2. The intent of the R-2 residential two-household medium
density 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.
Adopted Growth Policy Designation:
The property is designated as Residential. The Residential land use category is described as:
“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.
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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.”
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
An application was submitted to the Department of Community Development requesting
approval of a Certificate of Appropriateness with a deviation to enable the construction of a
mudroom in an existing porch on the west façade of the residence at 502 West Story Street.
The property is zoned R-2 (Residential- Medium Density) and located within the Cooper
Park Historic District and the Neighborhood Conservation Overlay District.
The application requests a deviation from Bozeman Municipal Code (BMC) Section
38.08.050.A.3“Yards,” to allow new construction in the five (5) foot side yard setback
APPENDIX C – NOTICING AND PUBLIC COMMENT
Public noticing for this project was issued in conformance with Sec. 38.40 BMC. A public
notice was posted on site, mailed to adjoining property owners, posted on the City’s website,
distributed through the Inter Neighborhood Council via email, and ran in the “legals” section
of the Bozeman Daily Chronicle on July 27 and August 3, 2014.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Tuli and Danielle Fisher, 502 West Story Street, Bozeman, MT 59715
Representative: Bob Mechels, 418 South 5th
Report By: Courtney Kramer, Historic Preservation Officer/ Planner I
Avenue, Bozeman, MT 59715
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this zone map amendment.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicants Submittal Materials
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Date: 06‐23‐14
To: City of Bozeman, Dept. of Planning and Community Development
Attn: Courtney Kramer
20 E. Olive Street
P.O. Box 1230
Bozeman, MT 59771
RE: 502 W. Story Remodel – Deviation Request
Dear Courtney,
Please accept this letter as fulfillment of the requirements for schedule of planned actions and
description of alterations for Danielle and Tuli Fisher’s desired Mud Room addition to their home at 502
W. Story.
HISTORICAL INFORMATION:
According to the home owners, this house was built in 1930 by Sievert Construction along with two
houses to the West of them. At the time of construction all three houses matched or were very similar
and over time they have been altered, leaving all three houses unique aesthetics. The house directly to
the West of 502 is unrecognizable from its original design having a second story added and a complete
remodel of its street front façade.
SCHEDULE OF PLANNED ACTIONS:
1. Submit paperwork for Development Review Application and deviation from Municipal Code.
2. Gain deviation approval from City Commission.
3. Apply for / obtain building permit.
4. Shore up existing roof, remove existing column, pour new foundation, frame new walls, rough‐
in new electrical / mechanical, insulate per current code requirements, apply interior and
exterior finishes, trim out electrical / mechanical, call for final inspection.
5. Coordinate site improvements with Mud Room schedule of work.
DESCRIPTION OF DEVIATION:
The owners would like to enclose the space beneath an existing roof that connects their house with
their garage. The existing garage is on or very near the existing property line as is the existing connector
roof support column. We proposed to move the new walls of the Mud Room away from the existing
property line by 16”, improving the current non‐complying situation. The 16” adjustment to the wall
location will allow for construction and maintenance of the new mud room without having to go onto
the neighbors’ property while preserving the historic roof structure.
NARRATIVE EXPLANATION:
The proposed Mud Room addition is the most historically sensitive alteration to be completed or
proposed on any of the three original Sievert Construction homes. It preserves the original connecting
roof form while increasing the functionality and practicality of the home. The nature of this renovation
work is so slight that it will not even be visible from the street as it is located behind an existing cedar
fence, towards the rear of the existing home. As mentioned previously the proposed alterations are also
an improvement on existing non‐compliant conditions. Proposed materials, colors and finishes would
match the existing home (see enclosed photos).
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If you need any additional information or have any questions regarding this information, please contact
me at your earliest convenience.
Sincerely,
Bob Mechels
581‐3832
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