HomeMy WebLinkAboutZ14218 401 S. Willson demo and subsequent development staff report and denial_small CITY , BOZEMAN
130 DEPARTMENT OF COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building phone 406-582-2260
20 East Olive Street fax 406-582-2263
P.O. Box 1230 planning@bozeman.net
Bozeman, Montana 59771-1230 www.bozeman.net
February 11, 2015
Delaney/Indreland Living Trust
101 East Main Street
Bozeman, MT 59715
RE: Certificate of Appropriateness application for demolition of the existing residence at 401 South
Avenue and construction of a new single household residence on the site. Application Z14218
Dear Mr. Delaney and Ms. Indreland,
The Department of Community Development has completed review of the above-mentioned Certificate of
Appropriateness (COA). In her capacity as Review Authority, the Director of Community Development has
denied the requested COA, as explained in section 4 (page 6) of the enclosed Staff Report. The denial stays
issuance of a demolition or moving permit for two years from the date of this decision, per Sec. 38.16.080.A.5
BMC, and explained on page 17 of the enclosed Staff Report.
You have the right to appeal this decision of the Community Development Director pursuant to the provisions
of Article 38.35 of the Bozeman Municipal Code (BMC).
Please note that this decision is also subject to appeal by other aggrieved parties as defined by Sec. 38.42.080 of
the Bozeman Municipal Code. Such appeals must be filed pursuant to the provisions of Sec. 38.35.030 of the
Bozeman Municipal Code. An appeal must be filed within 10 working days following the date of this decision.
If a valid appeal is filed, no further action on the project may proceed until a decision on the appeal is made by
the City Commission, and the Community Development Department and Building Division will not be able to
approve any building permits or to perform any inspections related to this COA.
If you have questions about this letter, please feel free to contact me at 406-582-2289 or
ckramerkbozeman.net to schedule a meeting.
Sincerely,
Courtney Kram
Historic Preservation Officer
Development Review Division Policy and Planning Division Building Division
Page 1 of 65
Z14218 Staff Report for the 401 S. WILLSONAVENUE DEMOLITIONAND
NEW SINGLE DWELLING UNIT COA
Project Description: A Certificate of Appropriateness requesting demolition of the
residence at 401 South Willson Avenue and development of a new single household
dwelling.
Project Location: 401 South Willson Avenue
Recommendation: Denial
Report Date: February 11, 2015
Staff Contact: Courtney Kramer, Historic Preservation Officer
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues with this application.
Project Summary
This is a Certificate of Appropriateness (COA) application proposing demolition of the
residence at 401 South Willson Avenue and construction of a new single household dwelling
and substantial landscaping of the site. This Staff Report evaluates the application against the
criteria for a COA proposing demolition of a historic residence and subsequent development
of the property and finds that the criteria are not satisfied.
Staff recommends beginning to read this Staff Report by reviewing the property history in
Appendix E (PAGE). Key findings are:
• The subject property is historically significant in our community's history. It contributes
to the Bon Ton Historic District, on the National Register of Historic Places, as examined
under"Historic Significance of 401 South Willson Avenue" (page 32) in Appendix E.
• In the absence of the Bon Ton Historic District, the subject property meets the criteria for
Individual listing on the National Register of Historic Places under criteria A, Criteria B
and Criteria C of the National Register of Historic Places, as examined in the Criteria for
a Certificate of Appropriateness (page 21).
• The existing structure retains economic value, as examined under the Criteria Im
demolition of a historic structure (page 11).
• The proposed subsequent development does not meet the criteria for a COA because it is
out of character with the development pattern of the Bon Ton Historic District, as
examined in the Criteria for a Certificate of Appropriateness (page 21).
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SINGLE DWELLING UNIT COA Page 2 of 65
To that end, this Staff Report recommends denial of the requested COA and implementation
of a two year stay of demolition in order to examine alternative options for rehabilitating the
existing residence.
Alternatives
The Review Authority could make alternative findings to approve the demolition and
subsequent development proposed in this COA. Should this alternative occur, Staff has
included recommended Conditions of Approval that would bring the approved project into
conformance with Bozeman Municipal Code.
TABLE OF CONTENTS
SECTION 1 - MAP SERIES.....................................................................................................4
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL.......................................5
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS..................5
SECTION 4 - FINDINGS OF FACT AND APPEAL PROVISIONS......................................6
SECTION 5 - STAFF ANALYSIS AND FINDINGS..............................................................8
Demolition or Movement of Structures or Sites Within the Conservation District -
Section38.16.080. ...............................................................................................................8
Standards for Certificates of Appropriateness, Section 38.16.050, BMC.........................17
Neighborhood Conservation Overlay District Review Criteria.........................................25
APPENDIX A—PROJECT SITE ZONING AND GROWTH POLICY ...............................28
APPENDIX B—DETAILED PROJECT DESCRIPTION AND BACKGROUND ..............28
APPENDIX C—NOTICING AND PUBLIC COMMENT....................................................29
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF ............................30
APPENDIX E—PROPERTY HISTORY...............................................................................31
History of 401 South Willson Avenue...............................................................................31
Historic significance of 401 South Central/Willson Avenue ...........................................32
National Register of Historic Places designation..............................................................41
Modifications to the residence:..........................................................................................43
BIBLIOGRAPHY....................................................................................................................45
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APPENDIX F- BHPAB MINUTES FOR JANUARY 22, 2015 ............................................48
APPENDIX G- BUILDING PERMIT RECORDS.................................................................55
FISCALEFFECTS..................................................................................................................65
ATTACHMENTS....................................................................................................................65
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Page 5 of 65
SECTION 2 - 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
and are presented in the event the application is approved in order to ensure the proposed
project conforms to the requirements of the Municipal Code.
Recommended Conditions of Approval:
1) The applicants shall submit a final materials and colors palette for approval through a
Certificate of Appropriateness amendment for the new single household residence to
subsequently be developed on the site prior to issuance of a demolition permit from the
Building Department.
2) Prior to issuance of a building permit, the applicant shall consolidate the subject lots at 401
South Willson Avenue, legally described as Lots 1, 2 and 3 of Block 2 of the Fairview
Addition, through either a subdivision exemption process or by filing a Lot Merger
Agreement with the Department of Community Development. This agreement will be
supplied to you by planning staff.
3) Prior to any demolition of the building, whether independently or in association with a
redevelopment of the site, documentation of the property shall be completed prior to issuance
of a Demolition Permit. The City's established practice for documentation is to acquire any
available drawing sets produced in relation to considering rehabilitation of the structure as
well as photographs consistent with a Historic American Buildings Survey, Level Il. One
digital copy of the large format photography required with HABS 11 documentation shall be
provided to Bozeman's Historic Preservation Officer for review prior to approval of the
demolition permit. The final packet of HABS II recordation, including three paper copies and
two digital copies, shall be submitted to the Department of Community Development prior to
issuance of an Occupancy Permit. One copy will remain with the City of Bozeman and the
two remaining paper copies distributed to public repositories of information which may
include the Montana Historical Society and Montana State University's Special Collections
and Archives
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
A. None have been identified at this time.
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SECTION 4 - FINDINGS OF FACT AND APPEAL PROVISIONS
Project Name: 401 South Willson Avenue Demolition and New Single Dwelling Unit
COA
File: Z14218
A) PURSUANT to Chapter 38, Article 19, BMC, and other applicable sections of Chapter 38,
BMC, public notice was given, opportunity to submit comment was provided to affected
parties, and a review of the sketch plan and Certificate of Appropriateness (COA) described
in this report was conducted. The applicant presented to the City a COA application
proposing demolition of the residential structure at 401 South Willson Avenue to enable
construction of a new single dwelling unit structure. The application also proposed
substantial landscaping that would visually tie 401 South Willson with the property adjacent
to the south, at 415 South Willson Avenue. The purposes of the sketch plan and COA review
were to consider all relevant evidence relating to public health, safety, welfare, and the other
purposes of Chapter 38, BMC; to evaluate the proposal against the criteria of Section
38.16.080 and Sec. 38.16.050 BMC, and the standards of Chapter 38, BMC; and to
determine whether the plan should be approved, conditionally approved, or denied.
B) It appeared to the Director of Community Development that all parties and the public wishing
to examine the proposed site plan and offer comment were given the opportunity to do so.
After receiving the recommendation of the relevant advisory bodies established by Section
Chapter 38, Article 33, BMC, and considering all matters of record presented with the
application and during the public comment period defined by Chapter 38, BMC, the Director
of Community Development has found that the proposed sketch plan and COA would not
comply with the requirements of the Bozeman Municipal Code if certain conditions were
imposed. Therefore, being fully advised of all matters having come before her regarding this
application, the Director of Community Development makes the following decision.
C) The sketch plan and Certificate of Appropriateness have been found to not meet the criteria of
Chapter 38, BMC, and is therefore denied. The evidence contained in the submittal materials,
advisory body review, public testimony, and this report,justify the denial of the application
in light of the application's failure to satisfy the applicable criteria and standards of Chapter
38, BMC.
On this 1I day of , 2015, Wendy Thomas, Director of Community
Development, denied this site plan tor and on behalf of the City of Bozeman as authorized by
Section 38.34.010, BMC.
As a result of the denial, a stay of demolition or moving permit shall be enacted in
conformance with Sec. 38.16.080.A.4 BMC.
D) This Director of Community Development project decision may be appealed filing a
notice of appeal with the Clerk of the Commission for the City of Bozeman,within 10
Z-14218, Staff Report] the 401 S. WILLSONA VENUE DEL_AITIONAND NEW
SINGLE DWELLING UNIT COA Page 7 of 65
working days after the date of approval as evidenced by the Director's signature, by
following the procedures of Section 38.35.030, BMC.
� !�
Wendy Thomas, Director of Community Development
Page 8 of 65
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.
Demolition or Movement of Structures or Sites Within the Conservation District-Section
38.16.080.
A. The demolition or movement of any structure or site within the conservation district shall
be subject to the provisions of this article and section. The review procedures and criteria for
the demolition or movement of any structure or site within the conservation district are as
follows:
1. 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.
The application materials propose construction of a new single household dwelling and
substantial landscaping on the site as subsequent development or treatment of the site.
Staff finds that the proposed subsequent development of the site is inappropriate for new
construction in the Bon Ton Historic District when evaluated against the Secretary of the
Interior's Standards for Rehabilitation of Historic Properties (page 17), the City's Certificate
of Appropriateness criteria(page 19), and the City's Design Guidelines for Historic
Preservation and the Neighborhood Conservation Overlay District (page 25).
2. The demolition or movement of conservation district principal and accessory
structures or sites,which are designated as intrusive or neutral elements by the state
historical and architectural inventory, and that are not within recognized historic
districts or in other ways listed on the National Register of Historic Places, shall be
subject to review per articles 19 and 34 of this chapter, and the standards outlined in
38.16.050. The state historical and architectural inventory form shall be reviewed and,
if necessary, updated by a qualified professional acceptable to the state historic
preservation office to reflect current conditions on the site, prior to the review of the
demolition or movement proposal. The review authority for the demolition or
movement of structures or sites described within this section shall be coordinated with
the larger project when demolition or movement is proposed in conjunction with a
deviation,variance, conditional use permit or planned unit development application.
Not applicable.
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3. The demolition or movement of conservation district principal and accessory
structures or sites,which are designated as contributing elements by the state historical
and architectural inventory, and all properties within historic districts and all
landmarks, shall be subject to public notice. Notice shall be provided in accordance
with article 40 of this chapter.
Public notice of the application was provided as described in Appendix C-Noticing and
Public Comment (page 29).
4. Prior to any final action on the application the review authority shall receive a
recommendation from the historic preservation office; and if the demolition does not
conform to the criteria below a recommendation from the historic preservation
advisory board. The state historical and architectural inventory form shall be reviewed
and, if necessary, updated by a qualified professional acceptable to the state historic
preservation office to reflect current conditions on the site prior to the review of the
demolition or movement proposal. The review authority for the demolition or
movement of structures or sites described within this section shall be coordinated with
the larger project when demolition or movement is proposed in conjunction with a
deviation,variance, site plan, conditional use permit or planned unit development
application. The review authority shall base its decision on the following:
This Staff Report serves as a recommendation on the application from Historic Preservation
Officer Courtney Kramer. HPO Kramer finds that the application does not satisfy the criteria
for demolition of a historic structure, as listed below. The Bozeman Historic Preservation
Advisory Board reviewed the application on January 22, 2015, and minutes from that
meeting are included in Appendix F of this Staff Report (page 48).
In reviewing the application, HPO Kramer found that despite the porch addition to the north
east side of the residence, the house's historic integrity remained intact. The residence is in
its original location, setting, retains its original design and materials, and would be
recognizable to the historic persons associated with the home.
The Bozeman Historic Preservation Advisory Board reviewed the application materials at
their January 22, 2015 meeting. The BHPAB minutes from the meeting are included in
Appendix F of this Staff Report (page 48).
As the project conforms to all other municipal code regulations, the Director of Community
Development is the review authority for this application.
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a. The standards in 38.16.050 (Criteria for a Certificate of Appropriateness) 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.
Staff has reviewed the proposed demolition and subsequent development against the
standards in 38.16.050 below in this Staff Report (page 19), and finds that the spatial
relationships and architectural style proposed with the subsequent development are
inappropriate within the Bon Ton Historic District.
Staff has reviewed the property's historic significance within the Bon Ton Historic District
and the property's remaining historic integrity in Appendix E of this Staff Report (page 31).
Staff finds that the property continues to contribute to the Bon Ton Historic District.
The property was listed on the National Register of Historic Places (NRHP) as a contributing
element of the Bon Ton Historic District. The Bon Ton Historic District's historic
significance hinges on the district's relationship to events in our past (Criteria A of the
National Register Criteria) and the examples of design and construction in the district
(Criteria C of the National Register Criteria). The residence at 401 South Willson Avenue
contributes to the Bon Ton District as an example of early residential construction in the area.
During their January 22, 2015 meeting, Preservation Board members suggested the
residence's historic architecture and associations would make the residence Individually
eligible (p. 49)to the National Register of Historic Places in the absence of the Bon Ton
Historic District under Criteria C. In reviewing the application, Preservation Board members
also suggested the property could be eligible under Criteria B, for the property's association
with Walter Hartman.
On January 27, 2015, HPO Kramer forwarded SHPO a packet of information about the
property, including the 1984 Inventory, current photographs of the property, Appendix E-
Property History and the proposed subsequent development of the property. HPO Kramer
requested the State Historic Preservation Office (SHPO) "review and comment on the
historic significance, historic integrity and eligibility to the National Register of Historic
Places (NRHP)for the residence at 401 South Willson Avenue. "
The memo asked for feedback on three specific questions:
1. Does the property retain sufficient historic integrity to contribute to the Bon Ton Historic
District?
2. Does the property convey sufficient historic significance and historic integrity, under
Criteria B of the NRHP eligibility criteria, to be considered Individually eligible for the
NRHP in the absence of the Bon Ton Historic District?
3. How would the proposed new construction and landscaping diminish the historic
integrity of the residence at 415 South Willson Avenue?
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The SHPO responded on January 28, 2015. The SHPO concurred with HPO Kramer's
finding that the house "retains sufficient integrity to continue to contribute to the Bon Ton
Historic District under both Criteria A and C. "
The SHPO thought and argument could be made that the property had sufficient documented
associations with people important to Bozeman's history to be Individually eligible under
Criteria B (people) and retains sufficient historic integrity to be eligible under Criteria C
(design). This communication is included in the project file.
The SHPO concurred that the existing spatial relationships should be preserved. The SHPO
wrote, "... the spatial relationship of the houses and landscaping on the street reflect the
original historic patterns and designs. The relationship between the two provides a strong
sense of the setting,feeling and association intended in the platting of the neighborhood by
William Alderson in 1873. "
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:
L 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.
The property has not been identified by the City of Bozeman as a"public nuisance," as
defined in Sec. 16.02.040.A.4 BMC. After touring the structure at 401 South Willson
Avenue,the Chief Building Official did not determine the building to be unsafe building as
provided in section 116 of the International Building Code. The structure remains weather
tight and secure, in great part thanks to the efforts of the current property owners, who have
overseen the security of the property since 2008. Therefore,this criterion does not support
demolition of the existing residence.
2. The structure or site has no viable economic or useful life remaining.
Consideration of this criteria is broken into two sections: 1)the cost to rehabilitate the
existing structure and the potential value of a rehabilitated residence in a historic district; and
2) the cost to demolish the existing structure and build a) what the applicant is proposing or
b) a structure of the same square footage as that being demolished.
The economic viability of rehabilitating the historic structure
The application materials do not provide an assessment of the value of the existing structure.
The Montana Cadastral map, which gives access to property tax information collected in the
last appraisal cycle in 2008, valued the building at $518,315. The land was valued at
Z-14218, Staff Report j the 401 S. WILLSONA VENUE DEI�_ -ILITIONAND NEW
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$134,885. HPO Kramer contacted the Department of Revenue to discuss how the DOR
calculated the value of a structure. In 2008,the DOR valued the building at $518,315 using
comparative sale prices of others in the area. The DOR also calculated the cost to replace the
building, less depreciation, as $384,000. The 2008 evaluation also ranked the property as a 9
out of 10 for property location, condition and function. The DOR conducted a cyclical
revaluation of all properties in 2014, and the new numbers will be released to the public in
the late spring and early summer of 2015.
Value of the
Source Year structure Method of calculation
Based on comparative sale prices of
Montana Department of Revenue 2008 $ 518,315.00 similar homes in the area
Cost to replace the structure, minus
Montana Department of Revenue 2008 $ 384,000.00 depreciation
The application materials indicate a cost of$25,000 to demolish the existing structure.
The application materials provide an extensive estimate to rehabilitate the historic structure,
which came to a total cost of$697,003. Notably, this scope of work and estimate included
the replacement of a wide range of interior finishes, which are at the discretion of the
property owner and have a wide range of price points. In order to evaluate the economic
viability of the remaining structure, Staff netted out all estimated costs associated with
interior finishes where they were called out individually by the applicant's estimate. In
removing these two line items, the applicant's bid to rehabilitate the residence dropped a total
of$215,957, to $481,046. This is a standard practice by the Department of Community
Development to review the cost of rehabilitation of a structure, as shown by past practice.
The same is true of the site work and landscaping included in the estimate provided by the
applicant. The cost of this work could fall in a wide range, between do-it-your-self home
gardeners and professional landscaping contractors. The landscaping presently in place on
the site conforms to the City's landscaping requirements. In order to fairly evaluate the cost
of the building, Staff netted this cost out of the applicant's submittal materials.
The Department of Community Development commissioned a third party verification of the
costs to rehabilitate the existing structure. The Director of Community Development has this
authority under Sec. 38.34.020.13 (BMC):
The planning director may in the administration of this chapter consult with other persons
having expertise in relevant subject areas as in the planning director's opinion is necessary
for the review of the proposed development or administration of the chapter. When an
authority other than the planning director is assigned responsibility for a particular standard
that authority shall coordinate with the planning director in administration of that standard.
The third party contractor was provided the categories in which to provide an estimate, as
well as the structural engineering reports for the residence included in the application
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materials. The third party contractor was not provided with the applicant's cost estimates, in
order to prevent undercutting of the estimate. The contractor visited the site with the City's
Chief Building Official and HPO Kramer.
The third party contractor was asked to provide an estimate of the cost of rehabilitating the
structure to the extent necessary to secure an occupancy permit for the residence. The goal
was to discover the cost of rehabilitating the structure and necessary mechanical systems, as
well as necessary interior finishes (kitchen cabinets, for example)necessary to make the
residence livable.
The third party cost estimate revealed a substantial difference in estimated costs to
rehabilitate the historic residence:
Applicant original bid Applicant cost w/ Third Party Contractor
finishes removed
Category Price Price Price
Project administration costs:
$ 69,862.00 $ 69,862.00 $ 25,000.00
Earthwork, including.
Lift and reset house $ 10,000.00
Foundation, new or repair $ -
Excavation $ 15,000.00
Earthwork total: $ 38,962.00 $ 38,962.00 $ 25,000.00
Concrete, including:
New concrete or repairs, as necessary $ 21,496.00 $ 21,496.00 $ 20,000.00
Concrete total: $ 21,496.00 $ 21,496.00 $ 20,000.00
Carpentry, including:
Interior demolition, as necessary $ 16,000.00
Structural and framing upgrades, as
necessary $ 12,000.00
New exterior sheathing $ 6,000.00
New interior trims and cabinets $ 20,000.00
Appliances $ 4,000.00
Carpentry total: $ 134,350.00 $ 134,350.00 $ 58,000.00
Thermal/Moisture Protection, including:
Insulation $ 8,000.00
Roofing $ 10,000.00
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all perimeter insulation $ 3,000.00
gutters and downspouts $ 2,000.00
new siding and trim $ 15,000.00
Thermal/Moisture Protection total: $ 40,305.00 $ 40,305.00 $ 38,000.00
Doors and windows, including:
New exterior doors, as needed $ 2,000.00
New exterior windows, as needed $ 2,000.00
Window and door repair $ -
New interior doors $ -
Exterior door hardware $ -
Interior door hardware $ -
mirrors -
Doors and windows total: $ 53,740.00 $ 53,740.00 $ 4,000.00
Finishes, including:
Ceramic Tile and Installation $ -
Drywall hang/tape $ 12,000.00
Painting $ -
wood flooring $ -
stone tops $ -
carpet $ -
Finishes total: $ 174,655.00 $ 12,000 $ 12,000.00
Specialties, including:
Bathroom accessories $ 8,061.00 $ - $ -
Specialties total: $ 8,061.00 $ - $ -
Mechanical, including:
New plumbing $ 13,000.00
New HVAC $ 12,000.00
$ 40,305.00 $ 40,305.00 $ 25,000.00
Electrical, including:
New electrical $ 9,000.00
Lighting $ 3,000.00
Electrical total: $ 320244.00 $ 32,244.00 $ 12,000.00
Total costs
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Total building $ 613,980.00 $ 431,264.00 $ 219,000.00
Contractor's overhead and profit $ 49,782.00 $ 49,782.00 $ -
BUILDING TOTAL $ 663,762.00 $ 481,046.00 $ 219,000.00
Site work, including: $ 30,748.00 $ 30,748.00 $ -
Misc. Site work as needed $
Landscaping $ 30,748.00 $ - $
w/8% markup $ 33,241.00 $ - $
SITE TOTAL $ 33,241.00 $ - $ -
FINAL TOTAL $ 697,003.00 1 $ 493,046.00 $ 219,000.00
The range of estimate prices reflects the unpredictability of rehabilitating a historic
structure. One BHPAB member pointed out that the lack of building contractors with
experience in historic preservation in Bozeman makes a firm price point difficult to
ascertain. In an effort to find a reasonable cost between $493,046 and $219,000, Staff
averaged the two numbers and suggests $356,023 to be as reasonable a rehabilitation
cost as available data provides.
Notably, the City's Building Permit records indicate that some work was done in 2001 to the
structure's electrical and plumbing (see Appendix E,page 43). An inspection of this work by
the Building Department would provide a starting point to potentially re-use some of this
work, thus reducing the cost of rehabilitating the structure. The related Building Permits are
available in Appendix G(page 55).
Likewise, the new wood foundation installed in 1995 was permitted by the Building
Department to be constructed in a manner that met the Building Code in place at the time. A
final inspection of this work would verify if the project was completed to the standards of
Building Code. If the wood foundation met the standards in place in 1995,the foundation
may not need to be replaced. This could potentially further lower the cost of rehabilitating the
structure.
The economic viability of demolishing the historic structure and new construction
The application materials propose construction of a new 1,400 square foot single household
residence and 480 square foot conservatory, at a cost of$450,000. This cost is within the
range of the cost to rehabilitate the existing historic structure.
Cost to demolish and build proposed subsequent development
Estimated demolition cost $ 25,000.00
Applicant's estimate_ to construct the proposed subsequent development $ 450,000.00
Total: $ 475,000.00
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Another approach of comparing the cost of rehabilitation vs. the cost of replacement is to add
the demolition cost to the cost to rebuild a new residence of the same square footage on the
site. The application materials indicate the cost of$25,000 to demolish the existing structure.
The existing residence is 2,687 square feet. The accepted national standard for new
construction at this time is $110 per square foot. This would create a total new construction
cost of$295,570 and a total project cost of$320,570.
Cost to demolish and build new structure of same square footage
Estimated demolition cost I $ 25,000.00
New construction at$110/square X 2,687 square feet 1 $ 295,570.00
Total: $ 320,570.00
The Department of Revenue's assessment of the value of the existing structure provides an
alternative estimate of the cost per square foot for new construction in the Bon Ton Historic
District. The DOR also calculated the cost to replace the building, less depreciation, as
$384,000. This number, divided by the 2,687 square feet of the existing residence, creates a
per-square foot new construction cost on this property of$142.91. This is a circular
reference, but $142.91 multiplied by 2,687 is $384,000. When combined with the $25,000
estimate to demolish the structure,this creates a potential total project cost of$409,000.
Cost to demolish and build new structure of same square footage based on DOR value of structure
Estimated demolition cost 1 $ 25,000.00
DOR value of existing structure: $384,000/2,687 square feet=$142.91/sq.' $ 384,000.00
Total: $ 409,000.00
Staff tried to find a reliable data set about the market value of a rehabilitated historic
structure vs. the value of a new structure in Bozeman. Unfortunately, sales data collected by
the Gallatin Association of Realtors is not publicly available.
Economic viability conclusion:
In reviewing the data available to consider the historic structure's remaining economic
viability, Staff finds that the structure retains economic viability and that the cost to address
any health or safety threats does not exceed the value of the structure. The potential cost to
demolish and replace the existing structure with a new structure of the same size falls within
the cost range identified to rehabilitate the existing structure. The following summary table
illustrates that the existing structure retains economic viability.
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Summary of economic viability analysis Total price Total project price per
square foot
Average value of existing structure $ 359,805.25 N/A
Average cost to rehabilitate $ 350,023.00 $ 130.27
Cost to demolish and replace same square footage at
$110/square foot $ 320,570.00 $ 119.30
Cost to demolish and replace same square footage at
$140.91/square foot $ 409,000.00 $ 152.21
Cost to demolish and construct proposed subsequent
development 1 $ 475,000.00 1 $ 176.78
5. If an application for demolition or moving is denied, issuance of a demolition or
moving permit shall be stayed for a period of two years from the date of the final
decision in order to allow the applicant and city to explore alternatives to the demolition
or move, including, but not limited to, the use of tax credits or adaptive reuse. The two-
year stay may be terminated at any point in time if an alternate proposal is approved or
if sufficient additional evidence is presented to otherwise satisfy the requirements of
subsection 2 or 3 of this section.
Denial of the requested demolition and subsequent implementation of a two year stay of
demolition is recommended. During the stay period, a number of alternate proposals could be
submitted which satisfy the criteria, including rehabilitation of the residence and use of the
City's Tax Abatement for Historic Preservation. Approval of any application found to meet
the standards of the Municipal Code would end the stay of demolition.
6. All structures or sites approved for demolition or moving shall be fully documented
in a manner acceptable to the historic preservation planner and administrative design
review staff prior to the issuance of demolition or moving permits.
Under any circumstance which would lead to the demolition of the structure, documentation
shall be created prior to issuance of a Demolition Permit. The City's established practice for
documentation is to acquire any available drawing sets produced in relation to considering
rehabilitation of the structure as well as photographs consistent with a Historic American
Buildings Survey, Level II. Staff has included this as recommended Condition of Approval
number three (page 5).
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 Preserving,
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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 demolition of a structure which contributes to the Bon Ton
Historic District, on the National Register of Historic Places (NRHP), in order to construct a
new single household dwelling and construct substantial landscaping which will visually tie
401 South Willson Avenue to 415 South Willson Avenue.
The Secretary of the Interior's (SOI) Standards for Rehabilitation, codified as 36 CFR 67,
and incorporated locally as Section 38.16.050, BMC, are the appropriate criteria through
which to consider the project. The Rehabilitation Standards acknowledge "the need to alter or
add to a historic property to meet continuing or changing uses while retaining the property's
historic character." A link to the National Park Service's website for the SOI Standards for
Rehabilitation is available here: http://www.nps.gov/tps/standards/rehabilitation.htm The
Standards also encompass related landscape features and the building's site and environment
as well as attached, adjacent, or related new construction.
The SOI Standards for Rehabilitation are:
Rehabilitation Standard 41: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.
Rehabilitation Standard#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.
Rehabilitation Standard#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.
Rehabilitation Standard 94: Most properties change over time; those changes that have
acquired historic significance in their own right shall be retained and preserved.
Rehabilitation Standard#5: Distinctive features,finishes, and construction techniques or
examples of craftsmanship that characterize a historic property shall be preserved.
Rehabilitation Standard#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 missingfeatures shall be substantiated by
documentary,physical, or pictorial evidence.
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Rehabilitation Standard 97: 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.
Rehabilitation Standard 48: Significant archeological resources affected by a project shall
be protected and preserved. If such resources must be disturbed, mitigation measures shall
be undertaken.
Rehabilitation Standard#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.
Rehabilitation Standard#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.
The proposed demolition would remove a historic residential structure from the City of
Bozeman and the Bon Ton Historic District, which is contrary to the SOI Standards for
Rehabilitation. Bozeman Municipal Code includes criteria to consider demolition of historic
structures in Sec. 38.16.080.A.3 BMC. Analysis of this application's relationship to the
criteria can be found above in this staff report (page 18).
Though the proposed development of a new single household residence would maintain the
existing intensity of residential use on the site, the proposed design is incompatible with the
Bon Ton Historic District and conflicts with SOI #1, 2, 4, 9 and 10.
Staff finds that the proposed demolition and subsequent development do not satisfy the
Secretary of the Interior's Standards for Rehabilitation of historic properties.
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 existing residential structure at 401 South Willson Avenue is two stories in height.
Residences in the Bon Ton Historic District are characterized by residences ranging from one
to two stories in height.
Staff finds the height of the proposed residential structure appropriate in the context of the
Bon Ton Historic District.
2. Proportions of doors and windows;
The existing residence at 401 South Willson Avenue has one-over-one hung windows,
consistent with the house's early 1880's construction and Gothic Cottage architectural style.
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The application proposes hung windows of a similar size and scale, but in a manner
consistent with the Georgian Revival style of the proposed new residence.
Staff finds the proportions of doors and windows consistent with the Georgian Revival style
and not inappropriate for the Bon Ton Historic District.
3. Relationship of building masses and spaces;
The existing two-story residence is about 2,687 square feet and sits near the corner of South
Willson Avenue and West Koch Streets.
The massing of the proposed structure is within the massing range with other residences
found in the Bon Ton Historic District.
Please see section C of this Staff report (page 21) for staff s evaluation of the proposed
building's spaces and landscaping. Staff finds the proposed spaces, highlighted by the
proposed landscaping, are inappropriate in the context of the Bon Ton Historic District.
4. Roof shape;
The historic residence is characterized by an L-shaped, cross gable with clipped gable ends,
consistent with the Gothic Cottage style of the home. The application proposes a front-gable
roof form, which is consistent with the Georgian Revival style of the proposed new
residence.
Staff finds the proposed roof shape not inconsistent with the Bon Ton Historic District.
5. Scale;
The historic residence is a substantially scaled home, which competes with the Blair
Residence at 415 South Willson Avenue for visual dominance on the 400 South Willson
Streetscape.
The residence proposed with subsequent development has been designed to be subordinate to
the Blair residence. The subordinate design is appropriate for new construction within an
established historic district.
Staff finds the proposed scale of the subsequent development appropriate within the Bon Ton
Historic District.
6. Directional expression;
The primary front porch for the historic residence is off of West Koch Street. Sanborn Maps
also indicate the presence of a second porch facing South Willson Avenue, which was
removed between 1927 and 1943.
The application proposes to locate the new residence's front door facing South Willson
Avenue and create vehicular access from the alley at the rear(west) of the property.
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Staff finds the proposed directional expression appropriate for new construction within the
Bon Ton Historic District.
7. Architectural details;
The historic residence was built in the Gothic Cottage style in the 1880's (see page 32 for the
building's history).
The application proposes to mimic the Georgian Revival style of the adjacent residence at
415 South Willson Avenue. While the Georgian Revival style is one of the many
architectural styles found in the Bon Ton Historic District, two discrete properties with the
exact same architectural palette adjacent to each other is inappropriate for new construction
in the Bon Ton Historic District. Staff discussed this below, on page 21.
Staff finds the architectural style and detailing chosen for the proposed subsequent
development inappropriate for new construction on this property in the Bon Ton Historic
District.
8. Concealment of non period appurtenances, such as mechanical equipment; and
The application materials do not indicate the appearance of mechanical equipment. Any such
equipment proposed later must be appropriately integrated with the home or screened.
9. Materials and color scheme.
The application materials do not detail the proposed materials. Materials are a contributor to
building character and therefore relevant in determining compliance with standards. Staff
recommends that a final materials and colors palette be submitted prior to issuance of a
demolition permit for the residence as Condition of Approval number One (page 5) in order
to enable complete review of the proposed subsequent development against this criteria for a
COA.
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.
As described extensively in Appendix E of this Staff Report (page 31),the residence at 401
South Willson Avenue was listed on the NRHP for its historically significant architecture and
associations with persons important in our past. The property's character defining features
include the original form of the structure and the creation of the second story above the
southern portion of the building between 1891 and 1904. This addition is tied to Walter
Hartman's (page 35) occupancy of the residence and occurred during the Bon Ton District's
period of historic significance, from 1880 to 1937.
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The streetscape of both sides of the 400 block of South Willson Avenue is also characterized
by relationship of the existing structure and the neighborhood environment, and the existing
structure and the adjacent residence at 415 South Willson Avenue.
The application proposes a smaller two-story residential structure, situated to align with the
front facade of the historic Blair residence at 415 South Willson Avenue. Planning
Department files indicate the Blair Residence is located 38 feet from the property line along
South Willson Avenue.
Sanborn Maps indicate that 401 South Willson stood on the east side of 400 block of South
Willson Avenue by itself for 27 years. Building Department files indicate that the existing
structure is located 27 feet from the property line along South Willson Avenue. This
unusually large front yard setback set the pattern of front yard setbacks for residences
subsequently constructed to the south on South Willson Avenue through the rest of the
Fairview Addition.
The Blair residence at415 South Willson was built in 1912. It was designed by local architect
Fred Willson in the Georgian Revival style, and included a 38 foot front yard setback. The
spatial relationship between the two buildings highlights the different eras of construction
and the economic status of the original owners. A large part of the Bon Ton Historic
District's historic significance is the variation in architectural styles, residential home sizes
and mixed economic resources of its residents during the district's historic period of
significance.
The two structures remained alone on the east side of Block 2 of the Fairview Addition until
the 1960's, when a four unit residential structure was built. This structure was demolished in
2006 in conjunction with an addition to the Blair House. This modification was approved
because: 1) the 1960's structure was built outside of the Bon Ton District's period of
significance; 2) the 1960's structure did not contribute to the Bon Ton District; and 3) the
development of a large yard area to the south of the Blair residence at 415 South Willson was
a reconstruction of a documented historic spatial relationship.
The Bon Ton Historic District includes areas platted in the late 191h century with the
Alderson, Fairview, Park, Butte and Capitol Hill Additions. The areas were platted with 25-
30 foot wide lots which were between 120 and 140 feet deep to the alley. Residential
developers usually acquired two or three lots, creating a buildable parcel between 50 and 90
feet of width. The Bon Ton District is characterized by three to four residences per block face
along the street, or 7 to 8 residences per block. This pattern is deviated from only once, by
the T. Byron Story Mansion, which occupies all of Block 3 of the Butte Addition. Evaluation
of the historic development pattern indicates that the proposed new development will result
in the width of an entire block face visually appearing to be one property which is out of
character with the district's historic development pattern.
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Should demolition of the existing residence occur, future development of the site should take
care to preserve the character-defining spatial relationships between the residences at 401
South Willson Avenue. The footprint of the existing structure is set 27 feet from South
Willson Avenue, and is much closer to South Willson Avenue than the primary fagade of the
Blair residence to the south at 415 South Willson Avenue. This reflects the residence's
construction before the establishment of South Willson as a major corridor through the City.
New development on the site should seek to preserve this spatial relationship.
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In order to preserve the spatial relationships between 401 and 415 South Willson Avenue,
staff has recommended that a Subdivision Exemption for Boundary Line adjustment be
completed to erase the property boundaries between lots one, two and three, thus creating one
discrete parcel as Condition of Approval (page 5) number Two. This condition will also
provide compliance with Building Code regulations, which prohibit new construction across
lot lines.
The landscaping included with the proposed development seeks to visually tie the 401 South
Willson property to 415 South Willson. This is an inappropriate modification to both 401 and
Z-14218, Staff Reports 'the 401 S. WILLSONA VENUE DEl►_ _,LITIONAND NEW
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415 South Willson, as this size of an enclosed private yard was not a landscape feature
present on the 400 block of South Willson during the Bon Ton District's period of historic
significance
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Finally, the Georgian Revival design of the proposed dwelling unit is unsuited for the 401
South Willson Avenue site. The Bon Ton Historic District is an eclectic mix of residential
architecture and the builders and architects of adjacent properties purposely changed
architectural palette to create variation in the district. Mimicking the architectural style of the
adjacent dwelling is not consistent with the pattern of development in the Bon Ton Historic
District. Should the existing residence be demolished, Staff recommends that the new
residential structure on the site be redesigned to fit the period's historic period of significance
in another architectural style.
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Staff finds that the application does not satisfy these criteria. The application proposes to
destroy a historically and architecturally significant structure and the proposed subsequent
development is incompatible with the foregoing elements of the surrounding structures and
general patterns of development evidenced in the Bon Ton Historic District.
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.
This application does not request a relaxation from the standards of the Unified Development
Code. As reviewed above (page 17), the proposed subsequent development does not satisfy
the criteria of Sec. 38.15.050 "Standards for Certificate of Appropriateness" BMC.
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 proposes demolition of a historic structure, which is not eligible for tax
abatement.
The property would be eligible for tax abatement should the project be modified to
rehabilitate the structure in a manner consistent with the Secretary of the Interior's Standards
for the Treatment of Historic Properties and the standards established in Chapter 2, article 6,
division 2 of the BMC.
Neighborhood Conservation Overlay District Review Criteria
Chapter 1. Rehabilitation Guidelines for Historic Properties
A. Character-Defining Features
The proposal to demolish the existing structure does not preserve or maintain significant
stylistic or architectural features of the historic residence.
B. Historic Building Materials
The proposal to demolish the existing residence does not preserve original building materials,
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C. Individual Building Features
The proposal to demolish the existing residence does not preserve original windows, the size
and proportion of original windows, the historic ratio of window openings to a solid wall on
a primary facade. The proposal also destroys the original proportions of the main entry door.
The proposal will not preserve the original roof form, or eave depth of the historic structure.
The proposal plans the demolition of the porch, which remains in the condition it was
remodeled to between 1891 and 1904.
Staff finds that the demolition of a historic structure proposed with this application does not
satisfy the Guidelines for Rehabilitation of Historic Properties.
Chapter 2. Design Guidelines for All Properties
A. Topography
The proposed single household residence development will minimize cut and fill on the site,
which is generally flat. The proposed foundation conforms to the existing topography.
B. Street Patterns
As discussed under criteria C above (page 21) the footprint and spatial relationships of the
proposed single household residence do not align with the 25-30 foot front yard setback
historically provided for residences in the Fairview Addition.
C. Alleys
The application does not propose modifications to the existing alley.
D. Streetscape
The application does not propose modification to the street paving, sidewalk design,planting
strips or street trees on the property.
E. Landscape Design
The application proposes to maintain mature trees existing in the boulevard adjacent to the
property.
F. Building Form
The application proposes a building form that mimics the Georgian Revival architectural
style of the Blair House at 415 South Willson Avenue. This close proximity of the same
architectural style is inconsistent with the variety of architectural styles found in the Bon Ton
Historic District.
G. Solid-to-Void Ratio
The application proposes the use of a ratio of solid-to void (wall to window)that is similar to
that found on historic structures in the district.
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H. Materials
The application does not fully detail exterior materials, including siding, windows, doors and
roofing materials. To that end, Staff has recommended Condition of Approval number 1.
1. Architectural Character
The application proposes the imitation of Georgian Revival style, borrowed from the
adjacent property at 415 South Willson Avenue. While the character of the proposed
dwelling is acceptable viewed in isolation; when considered in context the mimicking of the
adjacent property is inconsistent with the character of the Bon Ton Historic District. The
proposed new residential structure is appropriately scaled to the surrounding residences.
Chapter 3. Guidelines for Residential Character Areas
A. Hierarchy of Public and Private Space
The application proposes development of a new single household residence with a front yard
setback that matches the unusually large setback found at the historic Blair Residence, at 415
South Willson Avenue. The property's adjacency to South Willson Avenue, which has been
designated a Minor Arterial in the City's Transportation Plan, requires a minimum 25 foot
front yard setback. The front facade of most historic residences along South Willson Avenue
are set at the 25 foot front yard setback. Should demolition be approved, the subsequent
development should be within the range of front yard setbacks found along South Willson
Avenue.
The application proposes to provide a walkway from the street to the building and orient a
front porch to the street, which clearly defines the primary entrance.
B. Building Mass and Scale
The application proposes construction of a new residential building similar in mass and scale
to those single household residences seen traditionally. The proposed structure does not
exceed two stories in height and the facade is similar in dimension to the historic residences
lining South Willson Avenue.
C. Roof Form
The application proposes a front-gable roof form, which is similar to those seen traditionally
on the block.
D. Secondary Structures
The application does not propose a secondary structure.
E Fences and Retaining Walls
The application proposes construction of an extensive fence, to match the fence built at 415
South Willson Avenue in 2006. As discussed under criteria C above (page 23), this proposed
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landscape feature would be an inappropriate modification in the context of the Bon Ton
Historic District.
Chapter 5. District-Specific Descriptions
G. Bon Ton Historic District
Staff finds that the proposed new single household residence was designed with care to
match the historic Blair residence, at 415 South Willson Avenue. As explained under criteria
C above (page 21), though the proposed design meets many of the design guidelines for all
properties, any new construction on this site should reflect the Bon Ton Historic District as a
whole rather than emulate an adjacent property.
APPENDIX A —PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned R-1, Residential- Single Household. The property is listed on
the National Register of Historic Places as a contributing element in the Bon Ton Historic
District and is also within Bozeman's Neighborhood Conservation Overlay District.
The intent of the R-1 residential single-household low density district is to provide for
primarily single-household residential development and related uses within the city at urban
densities, and to provide for such community facilities and services as will serve the area's
residents while respecting the residential character and quality 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. 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 DESCRIPTIONAND BACKGROUND
Project Description:
This is a Certificate of Appropriateness application requesting demolition of the residence at
401 South Willson Avenue. The property is listed on the National Register of Historic Places
as a contributing element of the Bon Ton Historic District. The COA application proposes
demolition of the existing structure and construction of a new dwelling on the site. The
application also proposes development of substantial landscaping on the property, in a
manner consistent with 415 South Willson Avenue, which is owned by the same person.
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Project Background:
The Department of Community Development received this COA application on July 18,
2014. The application was initially deemed incomplete for review, as the application did not
propose subsequent treatment of the site. The applicants consequently provided information
about a proposed subsequent treatment of the site, development of a new dwelling unit and
landscaping, and the project was deemed complete for review on October 16, 2014.
In her capacity as review authority for the project, the Director of Community Development
sought a third-party bid to rehabilitate the property. The Director of Community
Development has the authority to gather this information under Sec. 38.34.020.13 (BMC):
The planning director may in the administration of this chapter consult with other persons
having expertise in relevant subject areas as in the planning director's opinion is necessary
for the review of the proposed development or administration of the chapter. When an
authority other than the planning director is assigned responsibility for a particular standard
that authority shall coordinate with the planning director in administration of that standard.
The third party bid was received by the Department of Community Development on
December 10, 2014. With all of the data necessary for review of the application,public
notice of the project was issued on December 24, 2014 and a public notice period closed on
January 28, 2015.
APPENDIX C—NOTICING AND PUBLIC COMMENT
Public notice of a Certificate of Appropriateness application to demolish a structure which
contributes to a historic district was issued in conformance to Sec. 38.40 BMC on December
24, 2014. The public notice was also posted on the City of Bozeman's website and
distributed through the Inter Neighborhood Council. The public notice period closed at 5pm
on January 28, 2015, after which the Director of Community Development will have ten days
to review the application and issue a decision in her capacity as review authority.
The following items of public comment were received for the application during the notice
period:
• From Mr. Dan Shyne, in favor of approving the application.
• From Mr. Jim and Mrs. Lynda Brown, in favor of approving the application.
• From Mr. Tom Bozeman and Dr. Pamela Hiebert, in favor of approving the application.
One item of public comment was received for the application outside of the notice period,
from Mr. David Quammen, recommending approval of the requested demolition.
The Bozeman Historic Preservation Advisory Board (BHPAB) included the application on
their January 22, 2015 agenda, so that the Board members could discuss the application in a
manner consistent with Montana's Open Meeting Laws. The minutes from that meeting are
included in this Staff report as Appendix F (page 48).
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APPENDIX D - OWNER INFORMA TION AND REVIEWING STAFF
Owner/Applicant: Delaney/Indreland Living Trust, 101 East Main Street, Bozeman, MT
59715
Report By: Courtney Kramer, Historic Preservation Officer
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APPENDIX E-PROPERTY HISTORY
History of 401 South Willson Avenue
The residence at 401 South Willson Avenue sits on lots 1, 2 and 3 of Block 2 of the Fairview
Addition to Bozeman. Added to the City of Bozeman on June 4, 1883, J the Fairview Addition is
a continuance of the Alderson Addition, platted by William Alderson on October 10, 1873.2
In platting the Alderson Addition, Alderson designed South Central Avenue to be 80 feet in
width, rather than the standard 60 feet, in an effort to create a more impressive street and thus,
increase the sale price of lots. This unusual width established South Central Avenue, now South
Willson Avenue, as Bozeman's most desirable residential street.
On June 20, 1883, successful druggist J.B. Hinchman purchased lots 1, 2 and 3 of Block 2 of the
Fairview Addition from Alderson for $525.3 Hinchman purchased lot four for $175 on
November 30, 1883.4 Bozeman renamed Central Avenue to Willson Avenue in honor of local
businessman and Civil War veteran Lester S. Willson upon Willson's death in 1922.
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Block 2,Fairview Addition to the
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Lots 1,2,&3,Block 2,Fairview Addition
J.B.Hinchman purchased from WW
F Alderson,June 20,1883.Paid$525.
9 ' /9 Addressed as 401 South Central/
is Willson Avenue.
/7
_ I — Lot 4,Block 2,Fairview Addition
J.B.Hinchman purchased from WW
_ Alderson,November 20,1883.Paid
$175.Not part of 401 S.Willson
property.
n
S THE E 7-
(Fairview Addition Plat 1883)
z(Alderson's Addition Plat 1873)
3(Gallatin County Clerk and Recorder 1883)
4(Gallatin County Clerk and Recorder 1883)
Z-14218,Staff Report. the 401 S. WILLSONA VENUE DEz, _JLITIONAND NEW
SINGLE DWELLING UNIT COA Page 32 of 65
Historic significance of 401 South Central/Willson Avenue
An example of late Gothic Cottage design
The existing residence was constructed by an unknown builder sometime between November
1884 and January 1889. The 400 block of South Central Avenue is not included on the
November 1884 Sanborn Fire Insurance Map for the City of Bozeman, which usually indicates
the lack of structures on the site.5 The residence does appear on the January 1889 Sanborn Map.b
The residence's architectural style is a blend of side-hall Italianate and a late Gothic Cottage
dwelling, for its two-story central cross-gable forma Blended architectural styles were common
in Bozeman and the rural west in the 1880's. In the absence of trained architects, builders often
selected many architectural details from different styles and thus created a vernacular home
which didn't clearly associate with one style.
The 1889 Sanborn Maps indicate a two-story L-shaped structure with a full width front porch
facing West Koch Street to the north and a substantial bay window facing South Central Avenue
to the east. The residence included a one-story southern portion, which had a second front porch
facing South Central Avenue. Sanborn Maps also indicate the presence of one accessory
structure immediately west of the residence and another along the alley. The residence retains
this footprint on the 1890 and 1891 Sanborn Maps for Bozeman.8
5(Sanborn Map Company 1884)
6(Sanborn Map Company 1889)
(Renewable Technologies,Inc.2008, 16)
s(Sanborn Map Company 1890),(Sanborn Map Company 1891)
Z-14218, Staff Report j__ the 401 S. WILLSONA VENUE DE,� AITIONAND NEW
SINGLE DWELLING UNIT COA Page 33 of 65
West Koch Street 23
70 North
E::
x
x
x
x
401 South Central Avenue(renamed Willson in
1922); 1889-1891 Sanborn Maps
Dashed lines indicate the footprint of a porch.
Numbers indicate the height of the building.
The south and east facade of the residence is visible on the 1894 Birds eye map of Bozeman.
Z-14218, Staff Report,:. the 401 S. WILLSON A VENUE DEL, _JLITION AND NEW
SINGLE DWELLING UNIT COA Page 34 of 65
t
t 1r- l
� n t •
t . !
•1
l l
401 South Central Avenue (renamed Willson in 1922);
1894 Bird's eye map looking from the south west to
the north east. (Available at the City's Engineering
Department)
Setting the precedent for homes along South Central Avenue
As indicated by the 1889 Sanborn Map,the residence at 401 South Central/Willson Avenue was
one of the first substantial homes built along South Central/Willson Avenue. Though the house
does not represent high-style architecture, it nonetheless was one of the nicer homes in Bozeman
at the time of its construction. As such, the home helped set the standard of setbacks, size and
scale of residences that were subsequently built to the south along Central/Willson Avenue,
which now constitute the Bon Ton Historic District.
Z-14218, Staff Report_,_ 'the 401 S. WILLSONAVENUE DEa_ AITIONAND NEW
SINGLE DWELLING UNIT COA Page 35 of 65
Association with Louis Strasberger
The property's chain of title is not readily accessible between 1883 and 1894. Hinchman either
sold or mortgaged the property to Louis Strasberger, a merchant and capitalist, sometime before
Strasberger's death between November 1883 and sometime in the fall of 1884.
The next available deed records the sale of the property by the Strasberger(sometimes spelled
Strausberger) heirs to Walter Hartman in 1894 through a probate process.9 Mary Black, widow
of Leander Black, also signed an acknowledgement of the property's sale to Hartman for the
value of$1.10 Hinchman may have mortgaged the property to Strasberger in order to construct
the residence
Louis Strasberger immigrated to America from Poland with his brothers Isador (sometimes listed
as 1), Herman, Louis and sister Janetta. The 1870 Census records the Strasberger family
operating a dry goods mercantile in Virginia City, then the capital of Montana Territory.
Strasberger& Co. eventually opened stores in Bozeman and Helena. The Montana Post recorded
a"Mr. Strasberger" as a departure from Virginia City in May 1867; the first time the family
name is found in available archival materials.12 The New North-West published an announcement
that 1. Strasberger& Co. was one of eight dry goods and clothing merchants of Virginia City
who planned to close their doors after January 11, 18 74,13 likely due to the town's declining
fortunes and impending departure of the territorial capitol for Helena.
On January 26, 1874, Louis Strasberger purchased the family's first property in Bozeman. He
bought lots 12, 13 & 14 of Block E of the Original Bozeman Plat at sheriff's auction for $96.14
Strasberger and his brother-in-law Louis Sperling acquired lots 15 & 16 of Block E in November
1874;15 the City's Carnegie Library at 35 North Bozeman Avenue is now located on the
property. Strasberger& Co. operated a store in Bozeman by 1875,16 though the store's location
is uncertain. The earliest Sanborn Maps for this property show the Union Hotel located on the
site in 1884.
Also in the early 1870's, Louis Strasberger partnered with his brother-in-law, Louis Sperling,
another Polish immigrant who married Janette Strasberger in 1870 or 1871.17 Strasberger&
Sperling began investing in Bozeman real estate and mining claims in the New World Mining
district, located north of Cooke City, in what is now Park County. The area was still part of
Gallatin County in the 1870's, thus, deeds and claims for the district are recorded in the Gallatin
County Clerk and Recorder's office. Strasberger and Sperling recorded no less than 33 property
purchase or sale deeds between 1874 and 1883. They also held at least three mortgages and ten
mining claims in the same period.
9(Gallatin County Clerk and Recorder 1894)
'0(Gallatin County Clerk and Recorder 1894)
11 (United States Census Bureau 1870)
12(The City: Arrivals and Departures During the Week 1867)
" (Summary of Territorial News 1874)
14(Gallatin County Clerk and Recorder 1874)
15(Gallatin County Clerk and Recorder 1874)
16(Freight consigned to Montana 1875)
17(United States Census Bureau 1880)
Z-14218, Staff Report., _ the 401 S. WILLSONA VENUE DE,. AITIONAND NEW
SINGLE DWELLING UNIT COA Page 36 of 65
Louis Strasberg married Delia (maiden name unknown) by 1875 or 76. The 1880 census records
Louis, Delia and their sons Nathan, age three, and Herman, age one, living in Bozeman.18 The
Strasbergers added a daughter, Leah, sometime after the 1880 census.
Association with William Imes
The fate of Louis Strasberger is unclear. He signed power of attorney over to his brother Isador
Strasberger in Bozeman on November 22, 1883.19 Louis died sometime between late 1883 and
the fall of 1884„ for Delia Strasberger was married to Bozeman attorney, farmer and land
developer Will Imes by Charles Hartman, who served as a probate judge, on May 25, 1885.20
The River Press, of Fort Benton, hinted that Delia's marriage to Imes surprised the community:
"Bozeman social circles were given food for a nine days'wonder by the unusual event, on
Monday last, of the marriage of a gentile to a lady of the Jewish faith and people. The parties
were Will A. Imes, a rising attorney, and Mrs. A. Strasberger, a young Jewess and a lady
especially known for her beauty, amiability and wealth. Such a union is uncommon, but there is
no possible reason why it should not be happy. "21
The marriage may have been prompted by the impending arrival of a daughter, named Clara, to
Delia and William, who was born in June 1885. 22 Imes knew Hartman personally. Both men
grew up in the Monticello vicinity of White County, Indiana. By 1885 Imes and Hartman were
doubly related by marriage. Imes' sister, Emma Imes, married Charles' brother Walter Hartman
in Monticello, Indiana, sometime in 1881 and remained in Indiana. Imes' other sister, Flora,
married Charles Hartman in December 1884.
William Imes' law practice grew through the 1880's, primarily in relationship to the land
speculation boom during the 1890-1892 bid to make Bozeman the state capitol. A 49-block
addition to the original plat, located between Peach and Oak Streets, bears the name "Imes'
Addition."23 It was platted by Louis and Amanda Menage, whose Minneapolis-based Guaranty
Loan company also backed the Capitol Hill Addition, the Park Addition and the West Park
Additions to Bozeman, as well as land developments in the Dakotas, Idaho, Tacoma,
Washington. Guaranty Loan eventually collapsed under the weight of speculative loans on land
development in the financial panic of 1893.
When Bozeman came in fourth in the state capitol voting, Imes jumped into promoting the town
as a suitable location for the state's Morrill Land Grant College.24 He worked extensively with
his brother in law Charles Hartman, the state legislator attributed with introducing the legislation
necessary to bring what is now Montana State University, to Bozeman.
William Imes and Delia Strasberger Imes acted as the guardian of person and estate for Delia's
children between 1885 and 1894. Through the convolutions of the probate process,the
Strasberger heirs sold lots 1-4 of Block 2 of the Fairview Addition to the family of their step-
18(United States Census Bureau 1880)
19(Gallatin County Clerk and Recorder 1883)
20(Montana,County Marriages, 1865-1950 1885)
21 (Montana Mention 1885)
22(United States Census Bureau 1900)
21(Gallatin County Clerk and Recorder 1890)
24 (The Helena Independent 1893)
Z-14218, Staff Reports_,,the 401 S. WILLSONA VENUE DE7.._../LITIONAND NEW
SINGLE DWELLING UNIT COA Page 37 of 65
aunt, Walter and Emma Imes Hartman, in the spring of 1894. It's unclear if the Strasberger/Imes
family lived in the property between Louis Strasberger's death and the sale of the property, or if
the property was one of the many assets tied up in Strasberger's estate. The 1900 US Census
recorded William and Delia Imes, and Nathan, Herman and Leah Strasberger, as well as Clara
Imes (born in 1885 in Bozeman), as residents of San Francisco.25
William Alderson sells 401 South Drawing showing the various family, business and
Willson to Walter Hinchman,1883 personal relationships between the Strasberger,
Imes and Hartman families. Property title for 401
WalterHinchman sells or mortgages
401 South Willson to Louis Strasberger South Willson Avenue indicated by black arrows.
Slrasbcipei Siblings
Imes Siblii gs
Isador Herman
Strasberger] Strasberger Louis Delia Strasberger William
Strasberger Imes Imes
Power of Attorney,Louis
to Isador Strasberger,
November 1883
Business partnership between
Strasberger and Sperling in rovost Judge who
Bozeman,brothers in law, �Ivilliam,
arnM Delia and
1874-83 May 1885
Louis Jeanetta
Sperling Strasberger
Herman Nathan Leah Clara I i�
Charles Flora k; Emma ;i Walter
Strasberger Strasberger Strasberger Imes
Hartman Imes Imes Hartman
7
Strasberg heirs sold 401 South Willson I laiunan Siblings
to their step-aunt and uncle,Emma
Imes Hartman and Walter Hartman,
Spring 1894
Association with Walter Hartman
Walter Hartman moved his wife Emma Imes Hartman and six children to Montana from Indiana
in 1893.26 He joined his brother, Charles Hartman in a law practice. With his brother Charles and
brother in law Will Imes, Walter also advocated for MSU and became a lifetime proponent of
public education throughout his professional life.
"He drafted the bill which established the Agricultural College of the State of Montana in
Bozeman, and for twelve years was a member of the local board of the College and its legal
advisor, " wrote architectural historian John DeHass in the 1978 South Willson Avenue District
nomination to the National Register of Historic. DeHass wrote,"In 1909 he was appointed a
member of the State Board of Education. Walter Hartman served as legal counsel of the
Northern Pacific Railway and the Montana Power Company, yet he had strong populist
25(United States Census Bureau 1900)
26(Genera]News of the State 1893)
Z-14218, Staff Report]_. the 401 S. WILLSONA VENUE DEa. /LITIONAND NEW
SINGLE DWELLING UNIT COA Page 38 of 65
leanings. After William Clark had been elected(at the time Senators were elected by state
legislatures) to the U.S. Senate and had been refused a seat because of the election
irregularities, W. Hartman ran for the State Senate because he felt that Clark should not be re-
elected. Hartman was a member of the People's Power League, 1912-1914. His obituary said,
`Many were his cases in which his sole recompense was in seeing justice done. "'27 Hartman died
in 1941.
Walter Hartman. Photo via Montana State University Special Collections.28
Hartman modifications to the residence
Sanborn Maps indicate the construction of a second story above the southern portion of the
residence between 1891 and 1904, as indicated by the "2" (for two stories) indicated on the map.
A portion of the front porch was also enclosed to create an entry vestibule, which may explain
the odd change in rise towards the bottom of the entry hall stairs. Interior evidence indicates the
construction of a staircase connecting the first and second floors of the southern portion of the
building.
The size of the Hartman family may have prompted the expansion. The 1900 census records all
six children, ages 8 to 18, as living at home, along with a servant named Florence Richards. 29
All six children, including 28 year old daughter Madge and 26 year old daughter Zoe still lived at
27(DeHass 1978)
28(Montana State University Library n.d.)
29(United States Census Bureau 1900)
Z-14218, Staff Report)_ . 'the 401 S. WILLSONA VENUE DEI._ AITIONAND NEW
SINGLE DWELLING UNIT COA Page 39 of 65
home in 1910 as well.30 Daughter June was the only child still at home by 1920, the year Emma
Imes Hartman died at the age of 59.31
+! North
Q II
II Note:A portion of the
front porch was
enclosed to become
the entry.A second
floor was added to an
x x1 II existing one story
2 portion of the house at
x \ II�p o the southern side of
the building.
�n x J II Q
50,
/z II
4M! it
401 South Central Avenue (renamed
Willson in 1922); 1904 Sanborn Map
30(United States Census Bureau 1910)
31 (United States Census Bureau 1920)
Z-14218, Staff Report]_, the 401 S. WILLSONA VENUE DEi. JLITIONAND NEW
SINGLE DWELLING UNIT COA Page 40 of 65
n L {
Image showing location of staircase connecting ground and second floors of the southern portion
of the building, as indicated by paint and flooring joist modifications (left), and entry hall
staircase (right). Photograph by Courtney Kramer, December 2014.
Walter Hartman married Antoinette Mcintosh on August 13, 1921.32 Hartman's law practice
remained active in the waning years of his life. He represented property owners protesting the
creation of a Special Improvement District funding paving of Mendenhall Street by the City of
Bozeman in 1938. Hartman died on July 2, 1941, at the age of 84.33 Antoinette Hartman sold the
property to Roy and Esther Anderson in 1947.34
Sanborn Maps indicate the residence remained in its post 1891 remodel design until 1943, when
the porch facing South Willson Avenue off of the southern portion of the building was removed.
The property retained the same layout in the November, 1958 Sanborn Map.
Roy H. Anderson married Esther Marie Johnson on January 30, 1937.35 The couple had two
children and owned Anderson Tractor and Equipment, located a few blocks away at 123 West
Babcock Street. Roy Anderson died in 1978 and Esther Anderson died in 1994.36
32(Gallatin County Clerk and Recorder 1921)
33 (Gallatin County Clerk and Recorder 1941)
34(Gallatin County Clerk and Recorder 1947)
"(Lewis&Clark County Clerk and Recorder 1937)
36(Gind a Grave Index 1994)
Z-14218, Staff Report j__ the 401 S. WILLSONA VENUE DEA_ LITIONAND NEW
SINGLE DWELLING UNIT COA Page 41 of 65
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401 South Central Avenue (renamed tl 3
Willson in 1922); 1943 Sanborn Map
1943 Sanborn Fire Insurance Map
National Register of Historic Places designation
The neighborhood's location between Montana State University to the south and the Main Street
commercial district to the north put economic pressure on properties lining South Willson
Avenue in the middle 20t" century. Many of the grand old homes were in use as college fraternity
or sorority houses through the 1950's. By the early 1970's, neighbors realized that the area's
multi-household zoning and proximity to the commercial core could erode the neighborhood's
character. They formed the South Willson Avenue Protective association and successfully
petitioned the City to re-zone the area to single-household residential.
Property owners also sought for recognition of the district's historic significance under the
Historic Preservation Act of 1966. With the South Willson Protective Association's support,
architectural historian and MSU Architecture professor John DeHass successfully nominated 48
properties, from the 300 to the 1000 block of South Willson Avenue, to the National Register of
Historic Places (NRHP) in 1978.37 The district was the first historic district in the City of
37(DeHass 1978)
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Bozeman, and one of the first residential historic districts in the state of Montana. The
nomination described the contributions of Walter Hartman to Bozeman's history, and described
the residence as, "... another pre-1889 structure. It is a white frame building, two stories height,
with a steep gable roof, and is painted white. There is a one story bay window on the east fagade.
The open porch is on the northeast corner of the building. "38
The City of Bozeman utilized funding from the Montana State Historic Preservation Office to
conduct an extensive survey of historically significant properties between 1982-1984. A
Montana Historical and Architectural Inventory Form was created for 401 South Willson at this
time,though it copied exactly the information found in the 1978 South Willson District
nomination.
On the basis of an expanded survey of historic properties,the South Willson Avenue Historic
District was incorporated into the Bon Ton Historic District, on the NRHP, in 1986. The Bon
Ton Historic District is comprised of a wide variety of architectural styles and scale of residential
construction along South Willson, South Grand and South Third Avenues. The district
nomination speaks to the district's eclectic mix of substantial, high-style historic residences
alongside less architecturally significant, but nonetheless historically important, residences.
"While this district is most notable for the elaborate houses that predominate, it is also made up
in large part of less elaborate examples of vernacular architecture. Many of these however, were
built at greater expense than most of the comparable vernacular houses found in the other
residential historic districts in the city... Of the numerous more modest houses on S. Willson
Avenue built in 1883, the most significant are 201, 311, and 401 South Willson- a diverse array
of Italianate and Queen Anne style residences built predominantly by merchants of various sorts.
Of these, the Italianate style 401 S. Willson is an excellent example of the sidehall plan house
type. „39
The residence at 401 South Willson Avenue was one of 190 properties listed on the NRHP as
"contributing" to the Bon Ton Historic District. It represents the early years of the district's
period of historic significance, which spans 1880 to 1937. Of the 229 properties inside the
district boundary, 190 contributed (83%) while 39 were listed as "non-contributing" (17%).
Modifications to the residence:
The Anderson heirs sold the property to Steve and Rachel Wallace after Esther Anderson's
death, and the couple lived in the home by 199840 (Polk Directories for 1994 show Esther as the
resident of 401 South Willson Avenue and the Directories are unavailable for 1995-97).
The City's records indicate a number of projects on the property between 1995 and 2001.
Building Department records, available in Appendix G(page 55), indicate the replacement of the
residence's foundation and roof in 1995. The records in the file do not detail the reason behind
replacing the structure's foundation. The property owners chose to install a wood foundation,
which the City's Building Department approved because wood foundations were allowed under
the Building Code at the time. The file includes a copy of the Building Code manual about the
38(DeHass 1978)
39(DeHass 1978)
40(Polk Directory 1998)
Z-14218, Staff Report] . the 401 S. WILLSONA VENUE DEi, .�LITIONAAD NEW
SINGLE DWELLING UNIT COA Page 44 of 65
proper installation of wood foundations. The foundation footings were inspected but a final
inspection of the project never occurred to verify to-code installation.
In conversations with the previous owners, HPO Kramer discussed their choice of a wood
foundation. Mrs. Wallace noted that the presence of brick in many of the walls made lifting the
house to install a new concrete foundation expensive. It's unclear if the brick was installed with
the home's construction in 1883 or during a later remodel. Hollow brick was commonly used in
Bozeman to help insulate interior spaces. The air pocket in the interior of the brick helped
moderate the temperature difference between the exterior and interior. This pattern of
construction was also used in the Gallatin County High School (East Willson School).
Photograph showing the brick installed between framing studs, south portion of the residence at 401 South willson
Avenue. Photograph by Courtney Kramer during site visit on December 3, 2015.
Photograph showing "hollow"brick installed as a layer between the exterior wall(to the right) of the Gallatin
County High School(East Willson School) and the interior. The hollow spaces in the brick provided an area where
warmed air could be trapped and add insulation, much like the air trapped between feathers in a down coat.
In 1999, the City of Bozeman approved a Certificate of Appropriateness (COA)to construct an
iron fence around the property.41 Another COA was approved in 2001 to remove the basement
41 (Z9914,Certificate of Appropriateness application for a fence at 401 South Willson Avenue 1999)
Z-14218,Staff Repore ,ir the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 45 of 65
entry on the north east corner of the residence and replace it with a new porch.42 The Building
Department also issued a Building Permit for new electrical, plumbing and mechanical systems
(HVAC) in 2001. The permit valued the project at $30,000. The permit was renewed in 2002 and
an inspection performed by the City. The inspection report listed two corrections; to complete
the water bond to the electrical service and to bond the electrical service to the gas line. The
project never received a final Building inspection.
The Wallaces moved out of the residence in 2008. The property went through a foreclosure
process, and was sold to Rachel and Todd Theising in May 2014. The Thesings sold the property
to the Delaney/Indreland Trust in July 2014, who submitted this Certificate of Appropriateness
application on July 18, 2014.
BIBLIOGRAPHY
Montana, County Marriages, 1865-1950. Bozeman, Montana: Family Search, May 25, 1885.
The Helena Independent. Helena, Montana, March 19, 1893.
"Alderson's Addition Plat." Bozeman, Montana Territory: Gallatin County Clerk and
Recorder, October 10, 1873.
DeHass, John. "South Willson Avenue Historic District Nominatoin." Bozeman, Montana,
1978.
"Fairview Addition Plat." Bozeman, Montana Territory: Gallatin County Clerk and Recorder,
June 14, 1883.
Gallatin County Clerk and Recorder. "Death Certificate: Walter S. Hartman." Montana
Death Index, 1907-2007. Bozeman, July 2, 1941.
—. "Imes' Addition to the City of Bozeman." July 1890.
—. "Lot 4, Block 2 of the Fairview Addition." Vol. Deed Book 6. Bozeman, Montana
Territory,November 30, 1883. 76.
—. "Lots 1, 2, 3 & 4, Block 2, Fairview Addition." Vol. Deed Book 21. Bozeman, Montana,
March 1894. 12.
. "Lots 1, 2, 3 & 4, Block 2, Fairview Addition to the City of Bozeman." Vol. Deed Book
92. Bozeman, Montana, 1947. 224.
—. "Lots 1, 2, 3, & 4, Block 2, Fairview Addition." Vol. Deed Book 20. Bozeman, Montana,
March 1894. 553.
. "Lots 1, 2, 3, Block 2 of the Fairview Addition." Deed Record. Vol. Deed book 4.
Bozeman, Montana Territory, June 20, 1883. 153.
41(Z01082,Certificate of Appropriateness Application for remodel of residence at 401 South Willson Avenue
2001)
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DENTi ITIONAND NEW
SINGLE DWELLING UNIT COA Page 46 of 65
. "Lots 12, 13, & 14, Block E of the Original Bozeman Platt." Vol. Deed Book J.
Bozeman, Montana Territory, January 26, 1874. 425.
—. "Lots 15 & 16, Block E of the Original Bozeman Plat." Vol. Deed Book J. Bozeman,
Montana Territory,November 1874. 546.
. "Marriage Certificate, William A. Imes and Delia Strasburger." Bozeman, Montana
Territory, May 25, 1885.
—. "Marriage Certificate: Walter S. Hartman and Antoinette D. Macintosh." Bozeman,
Montana, August 13, 1921.
—. "Power of Attorney, Louis Strasberger to Isador Strasberger." Vol. Miscellaneous Book
2. Bozeman, Montana Territory,November 22, 1883. 22.
"Gind a Grave Index." Bozeman, Gallatin, Montana, United States of America. 1994.
Lewis & Clark County Clerk and Recorder. "Marriage Certificate: Roy H. Anderson and
Esther M. Johnson." Helena, Montana, January 30, 1937.
Montana State University Library. "Portrait, Walter S. Hartman."
Polk Directory. "1998 Polk Directory for Bozeman, Gallatin County, Montana." Bozeman,
MT, 1998.
Renewable Technologies, Inc. Bozeman Historic Resource Survey, 2008 Revised Edition.
Bozeman, MT: City of Bozeman- Planning Department, 2008.
Sanborn Fire Insurance Company. "Fire Insurance Map for Bozeman, Gallatin County,
Montana." New Tork, 1889.
Sanborn Map Company. "Fire Insuance Map for Bozeman, Gallatin County, Montana." New
York, 1890.
. "Map for Bozeman, Gallatin County, Montana." New York,NY,November 1891.
Sanborn Map Company. Sanborn Fire Insurance Map, Bozeman, Montana. New York, NY:
Sanborn Map Company, 1890.
Sanborn Map Company. Sanborn Fire Insurance Map, Bozeman, Montana Territory. New
York,NY: Sanborn Map Company, 1884.
Sanborn Map Company. Sanborn Fire Map, Bozeman, Montana. New York,New York:
Sanborn Map Company, 1889.
The Anaconda Standard.May 14, 1899: 17.
The Helena Independent. "General News of the State." May 13, 1893: 3.
The Montana Post. "The City: Arrivals and Departures During the Week." May 25, 1867: 8.
The new North-west. "Freight consigned to Montana." August 17, 1875: 3.
Z-14218, Staff Report.,�r the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 47 of 65
The new North-west. "Summary of Territorial News." January 17, 1874: 3.
The River Press. "Montana Mention." June 10, 1885: 6.
United States Census Bureau. United States Census, 1870. Washington, D.C.: National
Archives and Records Administration, 1870.
—. "United States Census, 1880." Bozeman, Gallatin, Montana. Washington, D. C.: National
Archives and Records Administration, 1880.
. "United States Census, 1900." Washington, D. C.: National Archives and Records
Administration, 1900.
. "United States Census, 1900." Precinct 20 San Fransisco . Washington, D. C.: National
Records and Archives Administration, 1900.
—. "United States Census, 1910." Bozeman Ward 3, Gallatin, Montana United States.
Washington, D. C. : National Archives and Records Administration, 1910.
. "United States Census, 1920." Bozeman Ward 3, Gallatin, Montana, United States.
Washington, D.C.: National Archives and Records Administration, 1920.
"Z01082, Certificate of Appropriateness Application for remodel of residence at 401 South
Willson Avenue." Bozeman, Montana: City of Bozeman Department of Community
Development, May 15, 2001.
"79914, Certificate of Appropriateness application for a fence at 401 South Willson
Avenue." Bozeman, MT: Department of Community Development and Planning, February
11, 1999.
Page 48 of 65
APPENDIX F-BHPAB MINUTES FOR JANUAR Y 22, 2015
NOTE: These minutes are in DRAFT form and have not yet been approved by the Bozeman
Historic Preservation Advisory Board(BHPAB). The BHPAB will consider approval of the
minutes at their February 26, 2015 meeting.
Members Present: Kelsey Matson, Pat Jacobs, Lora Dalton, Mark Hufstetler, Merri Ketterer,
Cyndy Andrus (commission liaison)
Members absent: Matt Kennedy, Michelle Morgan, Steve Keuch
Also present: Wendy Thomas (Director of Community Development), Courtney Kramer
(Historic Preservation Officer), Dave Chambers (Community member,Northeast
Neighborhood Association)
A. Call to order- meeting was called to order at 6:37pm
B. Approval of prior minutes- Approval of minutes from November 2014 meeting
deferred to February meeting, not sent to the
C. Public comment-
1. Dave Chambers introduced himself, wanted to discuss the Affirmative
Maintenance Ordinance
D. Disclosure of ex parte communication- none
E. Introduction of invited guests:
1. Brian Gallik, Attorney
2. Thomas Bitnar, Architect
F. Project Review:
1. 401 South Willson Avenue, Application Z14218
2. CK introduction
3. LD: Is it correct that the house is generally in the same shape as it was
historically?
a.Yes
4. KM: What is the District's period of Significance?
a.CK: 1880-1937.
5. CA: Does the City require a higher standard for rehabilitation because it's
historic?
a.CK: The higher standard was incorporated in the instructions to the third
party contractor.
1. Example of beveled siding where repairs are needed.
Z-14218, Staff Report.,jr the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 49 of 65
6. PJ: Has yet to see that the building is compromised to such a degree that it
couldn't be saved and salvaged and creatively reused to meet the property
owner's needs. Example of Peach and Black restoration as what's possible.
7. Applicant's representative presentation:
a.T. Bitnar: Familiar with the neighborhood; lived around the corner and
rehabilitated a 9,000 square foot home. Also planned the addition to the
Blair House. Loves historic buildings. Notes difficulty in handling
earthquake safety issues in older buildings. Is concerned about the
foundation and the need to move the house.
New design reflects Fred Willson's symmetrical approach and fits better
on the corner. Will create a safe, beautiful property. Existing building
could be much better. This is a very average design for its time. Beautiful
120 year old building, but not in a historic style and not architect-
designed.
If you do something new, needs to have a good educated architect. It's
difficult to do good historic preservation architecture. Spoke about the
need to do something. There's a no-winning situation, but we must move
forward. Encourages those who buy historic buildings to find a good
historic preservation architects.
Wants to see a beautiful building on this corner. Must be significant.
b.BG: Invitation to walk through the building.
1. LD: Board members express interest.
c.BG: Questions why the building is historic?
1. LD response: age, place on the streetscape.
d.BG: Questions what the standards are? With regard to energy efficiency,
etc.
8. PJ: Responds to the question about historic significance, and why the building is
part of the Bon Ton Historic District and the district's period of significance. The
property is one of the collection that makes this district significant. It touches our
group's task; as we lose historic buildings we begin to lose the districts. The
district is also not notable for its collection of Georgian Revival; it's notable for
the mix of high style and low style. This home represents the vernacular
architecture of the working class; the lack of high-style architecture does not
diminish the house's historic significance and history. It's part of the bigger
collection that makes it important.
9. MH, three areas of comments. First, with regard to the historic and architectural
significance of the building. As Pat said, the building is contributing to the
historic district. Any architectural historian would tell you the building is also
independently eligible. It's one of the most significant historic buildings on S.
Willson. There are some buildings farther north from the same period of time.
This building serves as an anchor point for the "big South Willson"historic
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DEM—LITIONAND NEW
SINGLE DWELLING UNIT COA Page 50 of 65
homes. It was early in the district's history, and thus helped set the rhythm and
pattern of scale of residences along South Willson. It's true that it's not high-
architectural style, but it, like the others in the historic district it is the Bozeman
adaptation of that style of architecture. Key points to remember for significance:
Individually eligible, one of the oldest that survives, set the standard for those to
the south.
10. MH: Rehab process question, does the City's criteria mean that if the cost to
replace is less than the cost to demolish and rebuild, the property meets the
criteria?
1. CK: No, the criteria is having NO economic life remaining.
11. MH: That's what he thought. Bozeman has a number of wonderful architects, but
doesn't have the contractors available to really handle a project like this. A
rehabilitated property of this nature would have a much higher value than a new
structure of the same size. It doesn't seem like the estimates prove that the
building's economic life is remaining.
12. MH point 3: Proposed design is beautiful, very nicely detailed. It also contradicts
the rhythm of the historic district as a whole. It doesn't fit the historic rhythms of
the streetscape. It would be a non-contributing building in the district. Bon Ton
unquestionably our most valuable historic district, and this is a key anchor in that
district. Proposed design will read as an outbuilding to the building to the south,
partly because of the architectural style and partly because of the proposed
setback. The existing neighborhood is full of individually designed residences
which are compatible in terms of setback and scale, but distinct to their own
property. The proposed design will create a block that is out of character to the
Southside.
13. KM: Colleagues have hit the nail on the head. This is one of the most significant
homes in the district because it sets the special tone for the district as a terminal
house on the street. Wants to reinforce the fact that it's a contributing structure to
a greater historic district, but continued loss of contributing structures
compromises the historic integrity of the district as a whole, which compromises
the integrity of Bozeman as a municipality. Suspects that it needs a new
foundation but doesn't see anything that suggests that it can't be adequately
rehabbed. In termed as it's significance: it's not just a residence, it's not just a
place where people lived. It's a tangible reminder of previous owners and is a
source of historic information. When we lose our historic buildings from the past
we lose the information those properties provided.
14. MK: Agrees to the building's historic significance. Loss by attrition diminishes
our historic integrity. Loves that Bozeman's historic districts represent a diversity
of economic status for the original owners.
15. LD: Lives in a working class historic home and has a great appreciation for
buildings. Acknowledges the different economic costs involved with bringing a
home up to a standard for modern life. Notes that the greenest building you can
have is one that is already built. Anything you can do to renovate a structure to
Z-14218, Staff Report.,-Yr the 401 S. WILLSONA VENUE DEw10LITIONAND NEW
SINGLE DWELLING UNIT COA Page 51 of 65
make it more energy efficient is a better starting point than demolition and new
construction. Lives near the house and has been difficult to watch it's
deterioration over the last few years. It does visually anchor the S. Willson
streetscape. In historic preservation, LD is very concerned about streetscape. A
district like the Bon Ton or S. Willson is a fascinating streetscape that pretty
much delineates the architectural history of Bozeman. Would hate to lose that
house and its place in the streetscape. The proposed development is beautiful but
seems to be a real aberration from the streetscape of S. Willson and Bozeman,
generally. It's a beautiful building but it means creation of a block where things
are all alike. Personally feels that if something in a HD must be torn down, it
should be replaced by something that is in the present architecture and will be
historic in 50 years. Concerned that the proposed development is more of the
same. Would hate to see the rest of the block overtaken with Georgian Revival.
Believes there is absolutely no question that the value of the building, once
rehabbed would be much more than the cost to renovate it. Sympathize with the
problem the owners face, and would hope they chose to enhance the wonderful
and unique thing they have rather than make another reflection of what is already
there.
16. PJ recommends the Board makes a recommendation that is tied to the criteria, and
that board members be specific and deliberate about the language used to support
the recommendation.
17. LD: First let's have a motion about whether we'll recommend for or against the
recommendation.
18. CA: Pat makes a great point in making a recommendation that addresses the
criteria by which the review authority will evaluate the application.
19. MH makes a motion (CK pull from other notes). KM seconds.
a.Discussion: MK: we still need to speak to the issue of public safety
b.PJ: The conflicting information that we've been provided doesn't provide
enough information to substantiate the economic life remaining argument.
Is uncomfortable that the numbers are so far apart. Is there another way to
state that?
1. MH agrees. Estimates of this nature are not definitive. The cost to
rehab are not a definitive arbiter of if the property has economic
life remaining. Believes that even at $700k to rehabilitate,the
building would still have SOME economic life remaining. Doesn't
think that additional documentation would change that.
2. PJ: Struggling with the idea that we're looking at apples to apples
in a rehabilitation project. The house would have economic life
remaining regardless of the
3. MH suggested modifications to the motion.
c.PJ: Really believes in the need to strengthen the motion.
d.MH: Moves to amend the motion as described.
Z-14218, Staff Report for'the 401 S. WILLSONA VENUE DENT..LITIONAND NEW
SINGLE DWELLING UNIT COA Page 52 of 65
1. KM seconds. Vote: 5-0.
2. MH Calls the question.
3. LD reads the motion
4. Vote: motion passes unanimously
20. LD: Appropriate to make a recommendation on the subsequent development of
the property, should the demolition be approved.
a.KM: The proposed subsequent development doesn't fit the district. The
importance in the district is in how the building fits into the district's
historic fiber. The proposed development does not reflect the existing
district.
21. PJ: The new development must meet the SOI standards. If demolition occurs, the
new design should fit the streetscape and context so that it remains as a primary
structure feel. It should maintain the historic setbacks. The proposed design
creates a false sense of history that can't be distinguished in 5 years. A new
building should match the site placement, massing, scale.
a.MK: Once you've lost something historic, you can't replicate it.
b.MH: won't reiterate previous points. There is a line between creating a
replica between creating a replica and creating a parody, and this design
crosses that line and doesn't represent what makes Bozeman unique. It's
important for those who make the design decisions to respect the SOI
criteria. Once the building is gone, whatever goes up will be an intrusive
element in the district no matter how that looks. Concerned about crossing
the line of the board's jurisdiction. Concerned that the board making a
recommendation on the new design gives the message that there is an
"out." Questions if the board make a recommendation at all?
c.PJ: What if motion recommends adherence to the SOI standards and
guidelines.
d.Board eventually declines to make a recommendation on the new design
or documentation issue.
G. Committee Reports
1. Awards: adoption of awards guidelines.
a.LV not here to help set date
b.Request for nominations needs to go out February 12
1. Press release
2. Form up on the website
3. Due March 16
4. Discussion of nominees at March Board meeting
5. Vote on awards at April Board meeting
Z-14218, Staff Repor,,✓r the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 53 of 65
6. Awards given
7. Remaining event planning adopted on Saturday
c.MK motions adoption of awards guidelines as presented to the
commission; PJ seconds. Passes unanimously.
2. By-laws:
a.Will be discussed at length on Saturday.
H. Chair's Report
1. Asks CK to comment on the Demolition code/Affirmative maintenance
ordinance progress
a.CK: recaps where they're at
b.DC: expresses concern about engaging the public on new policy
development.
c.CA: notes that the Affirmative Maintenance Ordinance has been on almost
every agenda, which is open to the public, discussing this policy issue.
Understands the need of the public to stay engaged and spread the word.
We've talked about this every month last year.
d.DC: It's frustrating to have a community member engage late in an
uninformed manner.
e.CK notes the need for a centralized location for this policy information.
f.LD emphasizes the need for the City to be clear about what the AMO is
intended to do.
g.DC: thinks it would be very powerful to have a communication tool.
2. Board retreat and training
3. Authorize funding for retreat refreshment
a.MH moves to authorize an amount at the HPO's discretion for
refreshment, supplies etc. needed on Saturday.
4. Board recruitment and officers
a.Lora needs to resign from her position as Chairperson. Bryce has moved,
so we also need to fill the position of chair.
I. Staff Liaison report
1. SAT
2. NCOD evaluation
3. Heritage Consortium
4. Upcoming events
5. Recon survey data
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DEM„LITIONAND NEW
SINGLE DWELLING UNIT COA Page 54 of 65
6. 2015 MHS Conference
J. Meeting Adjourned at 9:17 pm.
End of Minutes
Secretary: Courtney Kramer
Page 55 of 65
APPENDIX G-BUILDING PERMIT RECORDS
BUiLDI}NG PERMIT �2 10 2 7 6
CITY OF B0ZEMAN,�UILDING DIVISION
um,.:h�ceNed.�//`a/' Date Isst ed LP/
Name Address Cj. ff)// G� Phone - —
Oviner &Z-111 ' I`I,one
Conitacta Pr=e
Afcrllw[I Phone
New -
Ne'w Aaditton Alter(,K)n ( Re Ir Move - -C5-no RernodF-J
Descript'on of Work /Lr G} �C, �.T t s v
BUILDING f LUMBIER 7 _
f wize Type Fee ,
Valuation 5 G��sC►� -- Viola Closet Say ca. S
Pt;rrnit Fr`t 5 7 Fa:d: _ Urinal S6 c ri
• in Revierv<+Fe+c $ 141,S7 pa:d' _ Lavatory S6 ea
Lounciation 0rely Fcr_ 5 � d: Satntub S6 ea
Coma€ted Amt. S pilid 5rlpwel $6 ea.
TOTAL S '544.1 415-paid, � rcltchen Sir* $6 ea.
Sq-ft iSt IV!aas'able' i titihPySrnk _ $6 i l
2nd - Cle:thers ulilgicr $1,ca
easernfnt - d]l5h lwa.SYicr $6 ea- -
-- Garage `Igor�3r.arn/Sir.k -
- - - Adaitlons _ ft-ir Sink S6 era _
C iuupomy Gruup _ Se wry $t 1)cif
Oceupan:Lcaa drip S6 I"I
Con tiuctiort Type !;as 1 Irv _ _- $fi isr.
F it cirrnklered Water Heater $6 va _
Lego l DtY_fiFJUUll.Lor r'FrrTIFI N F] L`d
Block
5❑beivlslcm —�- --- —
_ _ PLUMBING TOTAL $ �`
ELECTRICIAN MECHANICAL TOTAL S
iVC) FEL
Plan review expires In 190 days. Work must
_Duplex S cammenee within t 00 days of permit issu•
e' aerat7e or addrtian S "Z ante and significant Improvements requiring
Rernua
___— 3 an inspection by this department must occur
ApaitrrFert or iv7ulci Family S within a mJnlmum of every 180 days or this
•(r.-or2r-iouse _ S permit becomes null and void.
Cornrnrrna I S
Va-lualinn S $ • Section 2_ Disclaimer. A building permit or
To 7AL 5 -Pe,M i t re Vz1 se�cutifrcrtc of occupancy issued by the state or
- - - - --- by a municipality or county must contain a
^,arS'�_re€xed Qy Approved For issuance ny statement that reads:"Compliance with the
requirements of the state building code for
-C - -- physical accessibility to persons with disabili-
NOTICE ties does not necessarily guarantee compll-
the issuance cr granting of a permrtar approrar of plarn,specl6cations and rompu;adons ante with the American with 1Disabilities Act
shall not be cansVued to be a permit toy or an approval of,any viotalron of any od the
prnw$ions of rhq urbKoom 6iaAing,Mgrhanl;il,or Plumbing Cbdcs,'me Matronal Electnud of 1990,the Rehabilitation Act of 1973,the
[wlr;or Itre Clry I exman 2orx•cnrin, r fwvt read rNd ungb3ldnd dli/starrment.
Fair Housing Amendments Act of 1989,Title
49,chapter 2, commonly known as the
tJ..ur�Ca a:aw•r ""' Montana Human Rights Act,or other similar
federal, state,or i4cal laws that mandate
��s�a�,°'�'•rr r'_- ��t �I (..�iL-=L� 1,..t� G-'l `� C �" accessibility to commercial construction or
!`kr:',aryl 11 multifamily housing."
ikjrY�l,rC _ _
in Jrl�'i
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DE16 —ITIONAND NEW
SINGLE DWELLING UNIT COA Page 56 of 65
soz" CITY O'' DOZEDLAN
DEPARa.AENT OF PLANNING AND CC]MMUJtiM DEVELOPMENT
c c M Sueet Adress.- Alfred 4t,Stiff I'rofeninnal Building Phone: (40(s)592.13LSO
+ ' ? 20 Est Olive Street Fax; (406) 582.2363
eetri oP�+ LMhi ling addrem.. P.Ca, Box 12.30 E-mail. p1;mning,&46o2.em2n-net
co, Bazeman,hiumanx 59771.123U World wide w6: vewm6nrr..man_rter
Noy _'?. ?Dil l
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Z-14218, Staff Repori.,.Ir the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 57 of 65
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Z-14218, Staff Report for the 401 S. WILLSONA VENUE DENT—LITIONAND NEW
SINGLE DWELLING UNIT COA Page 58 of 65
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Z-14218,Staff Repori.,,,r the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 59 of 65
BUILDING PERMIT 210276
CITY 0a BOZEMAN,�UILDIN k. DIVISION
Date Received S A1`7! Date Issu-edd
Name - - - - address�-# li/i- '1 Phone -- --
C7✓vr,t r Phone
Cantradpr Phone -
Architect Phone
i_ New _AddJRpn PJreratfon Re Irl Move Demo Remodel
Description of Work
BUILDING PLUMBER
# Fixture Type Fee
WIWI= S Warer Closet 56 ea. S
Permit Fee S ZC,, �� Paid: - urinal _ S6 ea.
• Plan ReAew Fee $ 1413 Paid: _ Lavatory 56 ea.
•Foundation Only Fee S Paid: Bathtub 56 ea.
Contracted Amt. S Pald: f Shower 56 ea,
TOTAL S ;f_d .nc- Pald: IF r'/!/ Kitchen Sink $6 ea,
Sq. Fr. 1 st L.dillty Sink 56 ea.
lnd Clothes Washer $6 ea.
easernerx Dish Washer $6 ea.
Garage Floor Draln/Sink S6 ea.
Additions Bar Sink S6 ea
occupancy Group 1. �, Sewer S I Ll ca.
Occupant Load - Water Une $6 eta.
Corutructlon iypt• f t�l Gas Line S6 ea.
Fire Sprinklered - Water Heater S6 ea.
Legal Desrriprion.-Lot Permit S 15 ea.
Block. --
$UbdiVl'S14n
--- - - — — - — - PLUMBING TOTAL S —
ELECTRWAM MECHANICAL TOTAL $
NO FEE
SFK S Plan revlew expires In 180 days. Wont must
Duplex S commence within 180 days&permit Fssw
i ,garage l,r�Iddiriran S ance and significant improvements requlrfng
Remodel
Apartment or Multi Fam an Inspection by this department must occur
� within a minimum of every 180 drays or this
To nhouse S permit becomes null and void,
Commercial S
V.1luation S $ ` Section 2. Oisdaimee A building permit or
TOTAL S Permit JJ certificate of occupancy issued by the state or
T by a mrirticipality or courtly must contain a
Appiica eepted By Plans Checked By Apprarred For lssuance By swerrterlt that reads:"Compiiance with the
nquirements of the state building code for
NOTICE ties
accessibility to persons with dlsabill-
ties dues not necessarly guarantee complN
Tr,tblvMee Or granting of a prfmit or ayprovat of plant rprcifcatlont"roenpulanlons once with the American with Disabilities Ad
fhoti not be construed to be a permit for.of an approval of,any vwlaoon or my of the
prnxiskwis of the L%dbrm ewldin9.mecmrw[ai,or Plumbing Code%;the Nabenal ElechKal of 1990,the Rehabilitation Act of 1973,the
Caft or dr airy or uoreman Zane code. t have Lead and tatdersbrtd mrs statemirlL Fair Housing Amendment#Act of 1988. Title
49, chapter 2, commonly known as the
Montana Human Rights Act, or other similar
siynaccnr - -
,�.,,,M,I federal,stale,or local laws iliac mandate
sgt: .rc accessibility to commercial construction w
r1QCn""I multifamily housing:
3grtantre — — --
I1tinbY,.
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DEN%-.i.ITIONAND NEW
SINGLE DWELLING UNIT COA Page 60 of 65
"TY OF BOZEMAN BUILDING 'VISION
BUILDING PERMIT APPLICATION FOR REVIEW OF uEViELOPMENT P'Ii� A�Il�tr
RESIDENTIAL -COMMERCIAL VALUATION OF PROJECT: $ '.
SITE ADDRESS &J. I n om I� U E'
PROJECT OR BUSINESS NAME: yep4;j �#-kln p In l,toF
LEGAL DESCRIPTION: _ SECTION —_— RANGE TOWNSHIP--
LOT 1,l,�_BLOCK 2, 3USDIVISION An 'Y- 1)i -U) ZONING
n
APPLICANT'S NAME 1 O R h t: e-1 jA1Q IIC is a PHONE S k/e -4jr 41 Ur" -
PROPERTY OWNER'S NAME rr — PHONE SX? - U z+y - h,007F
GENERAL CONTRACTOR PHONE _
PLUMBERS NAME(if applicable) p _d P Ld ynb i n f r"ri+f CGPr'_1 t st
ELECTRICIAN'S NAME (if applicable) i7.i;+ 'c1d
PROJECT DESCRIPTION, 110e4 Cfde_ Ja
d�
INDICATE TYPE OF SEWER i WATER SERVICE PROPOSED FOR SUBJECT PROJECT(if applicable):
G CITY WATER/SEWER SERVICES O WELL I SEPTIC G OTHER
.r; ,.- ; ,r'2 t. -;.r^;3'.•_-1, Bez 'w .;,:r3;•;.3'4r.6'A' z:t'r;rs h;:-is T J5 A. ?LiC i tiiV.';; is",-'-n cm !ved for all
development prcpusals which reed building permits, pwnsuant to Sedion M62-0:C o! the I362eman Municipal Code. INS A.PPLICAVON form must be
ramplr',R1 by the applicant 1rd oppmaed by thr-appropriate sot rcntie5 prior:o:utld ng parrm; s;nance All blanks must be com^.rated Apphu:ant will not be
accep!ea wilhout a sigrawre. Inocrract inforrn;oan paoaided in eaniurcllan with MA APPLICATION may result in the delay or revacallon o+ouddilq andfw
n_cuyancy permits ) 'l
SIGNED DATE 511 /
'= ' •_,"3F0(tbEPAR'fM@i�1TA�7USE:ONL1fT'BELO�IV�THI8-LINE��_�'' •'�''.:»?�• ��'�•
XCITY-COUNTY PLANNING DEPARTMENT XAproved ( )Disapproved
O GALLATIN COUNTY PLANNING OFFICE proved ( }Disapproved
O BOZEMAN FIRE DEPARTMENT {)Approved {}Disapproved
O RURAL FIRE DEPARTMENT_ {} Approved {}Disapproved
)�'NA,TER I SEWER DEPARTMENT {)Approved {)Disapproved
G COUNTY ENVIRONMENTAL HEALTH DEPARTMENT Q FOOD SERVICE Approved ( ) Disapproved
NGINEERING DEPARTMENT ()Approved ( ) Disapproved
O STREET/SANITATION DEPARTMENT {)Approved ()Disapproved
A (}
O GALLATIN COUNTY ROAD OFFICE {}Approved Disapproved
O MONTANA DEPARTMENT OF TRANSPORTATION pproved {)Disapproved
4 disapproved,what is required to remedy deficiency(ies)?
Oil PARMENTAL SIGNATURE__ DArE---
O IMPACT FEE COORDINATOR {) Approved ()Disapproved
AUTHORIZED SIGNITUR,: DATE
Z-14218, Staff Report+.,jr the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 61 of 65
BUILDING PERMIT
CITY OF BOZEMAN, BUILDING DIVISION
Data RecetYa4i0 q+-' Data IssuedlC)03PIrz� I
Name Adds J.,X I Phone I I
Owner �? e-L,L. L c . -i IC.- c I I
Cflrttractar-_;r._r7,�- _ _ -I I
Architect
hew Addition AMaration Repair Move Demo pamdel I I
Dimoiption of work; I I
Fnd I
iti .rat; wall
RDDt I I
BUILDING PLUMBING
No, Future Type _ Fee—
Vifvaticn $ I I _ 1—Wader Closet �
Permit Fee $ _ lavatory
Plan Review.Fee $ m1htub �
Irrvesti ation Fie $ I I meter f
TOTAL r»- j 7 _ J K4chen Sark I
Sq.FL Basemen! y I I Utility Sink
Garase #Rooms I I Clothee Washer
Dxopancy Group Dish Washer
Occupant Load Stories _ I Floor Dfain(Sink
Owatruotlon Type Bar Sink
Legal Descrippan_to Sewer -
Block I t W � I
SuIxWhIon
Land Use Zone I Water Heater
Lot Arm, _ I Permit
Sat Bales F R S S _ I PLUMBING TOTAL I
WeioM I MEC HAtOCAI.TOTAL I
ELECTRICAL _ $IGN
No Fee Sfgn Typa Sq.Ft.Haight
Condominium I 2
Apmmcnt _ I
Mu r lbFamily I I Valuation $
_ Townhouse I t Permt Fee $
Commercial I Tag
- I Valoation _ --_ _. I I Foe $
ELECTRICAL TOTAL, $ i TOTAL $
Appllcatiort Accepted By I Plans Checked By I Approved Far lssuance By
NOTICE Plan review expires in 1BO days, rNork must
Thp lmu00:0 cr 5rarrng of a pamdl Of appm4al or Flare,tpact Irma anC ooenputatcna shell not he cam'nence within 180 days 4f 1;12rrrA i55ua8toe,aAd
construsal to he a pesmh f;r,m an ofi rcarY ar,any vkMkm ce any 0144 Wmdr,iu"A 1*UWonn signikarrl miprmrnenls requiring an inispixton
BuM g,Mechanzo,or Pluming Cedes to National Eleprict Cade; the CRy o7 Basemen Are and h this department musi oCCur wilhln a mirimum
Sion CAW an.1urta�rl ooc cr a1 arty ether ordnance of the City of Basemen y �
8 hAye raad 8'Ij alxrrl Iha sl e�f yy !! of everyIM days or tIvs parrr*1 tJe=os nuh and
Sianatl�re `a 'G✓��Gc` � ' i� void.
(CTvneUConlryelalt Owe
Sigr�ature
{Mi
Sigroure
ll3eclrldan)
Sigrndlure — _ -- _
lt�art4q
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DEAk_.d:ITIONAND NEW
SINGLE DWELLING UNIT COA Page 62 of 65
BUILDING PERMIT
CITY OF BOZEMAN. BUILDING DIVISION
Om
D Received-6Dale tesued
Nano Address l) Phxw I I
Owrer I I
Cowra:tor , e. 1Y15 I I
Archilocl
Now Addrlion Alteration Repair Move Demo Remodel I I
Oescivion of wor''x: _ I I
Fnd I I
��ppacrtiry �rc} - Wall I
Roof
BUILDING PLU413111,16
Fbdure Type FeelI
Valuation S f ),6c- ( � water Cdoeel _
Permit Fee S M. Dr I ��kj_ —I I
Plan ReAow Fee 5 r7.3. emod _ I Bslht* ( I
Investigation Fee $ . I I Shower t
TOTAL S 932,66 s k S I .�1? -I. I Kitchen Sink
Sq.Ft. Basement 151 _ ( ( Utility Sink
Garage NRooms ii I Cbthas Washer
Occupancy Graup "� _ _ I I Dish Washer _
0mupwA Load Sltxie5 �_ , Rcor DrainlSir*
construotort Tjpe '� _ I i Bar Sink I
Legal Dedcrido-n:ER ' SeIAW —I
Block I I water Line I I
Mcliv}alon !&I kd 1-0.,A?'— � Oesune
land use zone I J� wallw wellLai Area I
Set Backs F R S S I PL�UMPING TOTAL _ I
H"ht I ►AECHANICAL TOTAL IT i f
9,1,WRICAL SIGN
PJ� Fee SlglType Sq.F1,Heghl
I Drrellinii I I 1 (
I Condominium I 12 I
Aparimentor
I Multi
aNnho III - -- I _ Pernilon S�
Commercial I f Tag I
- I Valuation S I.- --f I Fee S _ --
ELECTRICAL TOTAL $ ( TOTAL S I
Apo cation Aocepled By orI By - - r Issuance Byon_ oTlc 1161�3t YS Plan roviah expires in 180 days.Mirk must
fro ssuancoaownivorawmrcr vualoloonsspotarrotcraondt�t';udunesillml5o m-nmencewmphin180 dap ofparmilissuanceand
:ao:iuod to tiea;wirl lot a aiarxo�al al,wil rclrcn or e•ir or The p,mcneo'll•e unlla•m SigrCGcant iRpraverneM9 reqiring an ina'Jedloa
e ildrp,Me tarsi:al,a Pbtrti q C dn,.II•e Nelrral Ekr,,1:eI Cole-the Citj rl 9aremen 2ano sad t t 13 department must occur within a minimum
Sqn Cade;l? alcni:ip� c6a:ar rlarf 7no o dknaxa of ha sty of eczavr. y
l ne.e reac and hand uiil W. , y at every 180 days or this permit becomes null and
Signature
{"wrar,Camecicrl Dow
$ignalUrn
Ildettaniaall
Signaluro,
�Inceic'sr}
Signaluro
;Flumber,
Z-14218,Staff Repon,-Yr the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 63 of 65
BUILDING DIVISIUN
CORRECTION NOTICE
Owner
Location . i _.
Permit!#
The following deficiencies have been noted
on your structure and will require corrective
action to meet City building codes.WORK
MAY NOT BE COVERED BEFORE
REINSPECCION.
U
Date:
Inspector
When corrections have been made,call for
rainspeetion at 582-2375
Z-14218, Staff Report for the 401 S. WILLSONA VENUE DE16_1:ITIONAND NEW
SINGLE DWELLING UNIT COA Page 64 of 65
CITY OF BOZFEMAN
BUILDING INSPECTION RECORD'
GtiLL 5t12-2375 FOR!N''SPECTIONS ONE I.V(-I.<INe f)AY ItV AEVdA,�CE. DO N- r) C(,IVLR, INSLIIAT-OR CCYN FAl.ANY wOr�K
BEFU dE INSl'tCTFD&APPRCGVFr) APPROVED PLANS AND PrKMIT TO HE AT SfTF roR Al 1 iWSPFCTJOW
Required Inspections Date Date Date Accepted by Comments
e 0_undation _ 4
uarrs t rs (0"a o - :)r —
W.urryxnafinc
Electrical
TempoiatyrScrvim _ $-21 — —
Sowe
Stough,in —
ietvice change
Final
Plumbing
Under lif)frr11%Wh
S Vcri1 jR;ai,g777l —
�CV'Wf:r
rinol
Framing 1
JWWc4 idr.%iIr
Roofing j
C;cw•:craf
Vx3/02—
Mechanical
Hc--od&1-iuc.
other wil IOUTA NAINVE,cronr
r•urnace/steer —�d� ARU, V2L:)! P2, „
I ircplz;s i•I�truF •" —
C:s iev — —
Gas Serke — —
Final
FINAL INSPECTION AND CERTIFICATE OF OCCUPANCY REQUIRED
PRIOR TO OCCUPANCY OF ALL BUILDINGS. Comments
Find Inspection, Departmental Checkoff
Building Final Inspection Date Date Date Incepted by
Z-14218, Staff Repor..jr the 401 S. WILLSONA VENUE DEMOLITIONAND NEW
SINGLE DWELLING UNIT COA Page 65 of 65
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this sketch plan Certificate of Appropriateness.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
List each item attached to the report
- Applicant's submittal materials
- Public comment
- Communication between HPO Kramer and the Montana State Historic Preservation
Office