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Staff Report for the England Residence Remodel Certificate of
Appropriateness with Deviations, Application No. 15-224
Date: City Commission meeting is on July 13, 2015
Project Description: A Certificate of Appropriateness application with deviations to
remodel the residential structure located at 401 North Grand Avenue in the following
manner: 1) demolition of the existing structure’s roof framing and exterior siding, 2)
addition of a new second story and front porch within the existing structure’s
building footprint, 3) addition of new exterior siding and windows and 4) related site
improvements.
Project Location: 401 North Grand Avenue; legally described as Lots 19 and 20, Block 7,
Beall’s Third Addition, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions.
Recommended Motion: “Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in
the staff report for zoning application no. 15-224 and move to approve the Certificate
of Appropriateness with Deviations application with conditions and subject to all
applicable code provisions.”
Report Date: Friday, July 3, 2015
Staff Contact: Allyson B. Brekke, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
This is a Certificate of Appropriateness application requesting deviations from the Bozeman
Municipal Code for the remodel of the existing residential structure located at 401 North Grand
Avenue. The property is located at the northwest corner of the North Grand Avenue and West
Villard Street intersection. The proposed alterations to the structure are: 1) demolition of the
existing structure’s roof framing and exterior siding, 2) addition of a new second story and front
porch within the existing structure’s building footprint, 3) addition of new exterior siding and
windows and 4) related site improvements.
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The remodel requires two deviations, the first from Section 38.08.050.A.1.c of the Bozeman
Municipal Code, “Residential Zoning Districts - Yards” to allow the new second-story addition,
front and rear porches to encroach into the required 15 foot front yard setback, and the second
from Section 38.08.050.A.3 of the Bozeman Municipal Code, “Residential Zoning Districts -
Yards” to allow the new second-story addition to encroach into the required 5 foot side yard
setback. The second-story addition is occurring above the existing residential structure’s
footprint which is already encroaching within the required front and side yard setbacks. The
existing encroachments that exist and maintained with the second-story is 8.5 feet into the 15-
foot front yard setback along Villard Street, 7 feet into the 15-foot front yard setback along
Grand Avenue and 2.7 feet into the 5-foot side yard setback to the north. The requested
deviations will enable rehabilitation of a residence within the Neighborhood Conservation
Overlay District.
The City Commission is the review authority for the project because the requested deviations
exceed the 20 percent limitation on the deviations permitted to be approved by the Director of
Community Development. The application would be limited to a three foot encroachment into
the required front yards and two feet encroachment into the required side yard if the Director of
Community Development were to remain the review authority of the application.
For more project information, please see Appendix B.
Alternatives
1. Approval of the application with conditions as recommended;
2. Denial of the requested deviations, which would require the applicant to redesign the
proposed addition; or
3. Table the matter and request additional information.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP AND EXHIBIT SERIES .......................................................................... 4
SECTION 2 –REQUESTED RELAXATIONS/DEVIATIONS/VARIANCES ...................... 9
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 9
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 9
SECTION 5 - STAFF ANALYSIS AND FINDINGS ............................................................. 9
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Standards for Certificates of Appropriateness, Section 38.16.050, BMC ........................ 10
Deviation Review Criteria Within the Neighborhood Conservation Overlay District –
Section 38.16.070.............................................................................................................. 14
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 18
FISCAL EFFECTS ................................................................................................................. 18
ATTACHMENTS ................................................................................................................... 19
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SECTION 1 - MAP AND EXHIBIT SERIES
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Colored Schematics of Proposed Remodel
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Existing and Proposed Encroachments (Red Outline is Existing Encroachment, Highlighted Yellow is
Proposed Second Story Encroachments, and Striped Highlighted Yellow is Proposed Covered Porch
Encroachments)
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Demolition Plan (Areas to be Demolished Outlined in Red)
Existing Condition- Northeast Elevation
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SECTION 2 –REQUESTED RELAXATIONS/DEVIATIONS/VARIANCES
Two deviations from Chapter 38 of the Bozeman Municipal Code are requested with this
Certificate of Appropriateness application from the following sections:
1) Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts -
Yards” to allow the new second-story addition, front and rear porches to encroach into
the required 15 foot front yard setback, and
2) Section 38.08.050.A.3 of the Bozeman Municipal Code, “Residential Zoning Districts -
Yards” to allow the new second-story addition to encroach into the required 5 foot side
yard setback.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report.
Recommended Conditions of Approval:
1. Prior to issuance of a building permit, the site plan drawings shall be revised to reflect the
accurate property line locations along North Grand Avenue and West Villard Street at one
foot on the inside edge of the public sidewalk.
2. Prior to issuance of a building permit, the applicant shall consolidate the underlying lots that
comprise the subject property 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. If any public sidewalk or curb are damaged during the construction, the applicant shall repair
and replace them to the design standards of the City of Bozeman. This repair and/or
replacement shall be noted on the site plan drawing in the building permit drawings. The
applicant is required to obtain a “Sidewalk and/or Driveway and Curb Cut Permit” from the
Engineering Department for that work if necessary. All new or replaced sidewalks must be
inspected by the City Engineering Department prior to final occupancy of the residence.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
None have been identified at this time.
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.
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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,
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 Community Development and online at
http://www.nps.gov/history/hps/tps/standguide/ ).
This application proposes modifications to a residential structure within the Neighborhood
Conservation Overlay District that was originally built pre-1904. Between 1904 and 1912, the
original structure increased in size to occupy the building footprint that it occupies today. The
structure is considered non-contributing in historical significance, because of modifications to
the original architectural features that have occurred throughout the years that have negatively
affected the structure’s historic integrity. Therefore, the SOI Standards and Guidelines do not
apply to this application.
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 one-story residence is a little over 18 feet tall at the gable roof ridgeline. The
application proposes to increase the height of the residence to 22’-3” to accommodate the
proposed second story. This is approximately a 4 foot height increase to the residence’s total
building height. The proposed building height of 22’-3” falls within the range of height seen
throughout the North Grand Avenue streetscape, which is composed of one-, one-and-one-half,
and two-story residential homes. The taller houses along this street are seen at the corner
properties, which supports the proposal to increase in height at the West Villard and North Grand
property. Please see additional comments under “Relationship of Building Masses” and “Roof
Shape.”
The increase in height for the second story addition is minimized by consciously choosing to
rafter frame the second story and using a smaller second story plate height. This helps the new
second story building mass to keep a lower building profile.
Staff finds the modified height of the residence appropriate for the Neighborhood Conservation
Overlay District.
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2. Proportions of doors and windows;
Seven windows in the existing residential structure will not be changed and will remain. The 12
new windows proposed with the second story will coordinate with the existing windows both in
size and placement and materials. The existing and new windows will be trimmed in a similar
detail.
Staff finds the proportion of windows and doors proposed with this project to be appropriate for
the historic residence in the Neighborhood Conservation Overlay District.
3. Relationship of building masses and spaces;
The proposed second story does significantly change the residential structure’s building mass
and form. The existing structure is composed of two gable fronting roof forms that front North
Grand Avenue with a cross gable ridge in between. With the proposal, the building changes to
one gable roof form fronting North Grand, while a new gable roofline is created with the second
story that runs the entire length of the existing building footprint and presents a gable front along
West Villard. The new roof plan creates an L-shaped plan rather than the existing H-shaped
plan.
The increase in height for the second story addition is minimized by consciously choosing to
rafter frame the second story and using a smaller second story plate height. This helps the new
second story building mass to keep a lower building profile.
The second story height is also minimized by running a secondary shed roof line across the entire
front façade that face North Grand. The secondary shed roof line is repeated in the rear of the
structure as well and fronts the rear yard. This secondary roof line helps break up the second
story wall plane and helps minimize the building massing.
The proposed porches in both the front and rear help bring the massing of the second story down
to the pedestrian level. The vertical direction of the second story height is minimized with the
incorporation of shed roof lines into the primary gable ridges.
Staff finds the proposed relationship of building masses and spaces appropriate for a residential
structure outside of a historic district but within the Neighborhood Conservation Overlay District
boundaries.
4. Roof shape;
The proposed second story does significantly change the residential structure’s roof plan. The
existing structure is composed of two gable fronting roof forms that front North Grand Avenue
with a cross gable ridge in between. With the proposal, the building changes to one gable roof
form fronting North Grand, while a new gable roofline is created with the second story that runs
the entire length of the existing building footprint and presents a gable front along West Villard.
The new roof plan creates an L-shaped plan rather than the existing H-shaped plan.
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The proposed L-shaped roof plan is found as appropriate for the surrounding neighborhood as
several historic examples exist. Additionally, the gable roof form is seen traditionally along
North Grand.
Staff finds the proposed modifications to the roof shape appropriate for a residence outside a
historic district but within the Neighborhood Conservation Overlay District boundaries.
5. Scale;
While the proposal is to add a second story, the scale of the addition is very modest by bringing
the total height of the remodel to just a little over 22 feet. See staff comments under
“Relationship of building masses.”
Staff finds the proposed modifications to the building’s scale as appropriate for a residence
outside a historic district but within the Neighborhood Conservation Overlay District boundaries.
6. Directional expression;
The proposed L-shaped roof plan helps the residential structure better address both street
frontages. The house will now have a gable fronting roof form that faces West Villard Street.
Staff also finds the L-shaped directional expression to traditionally exist within the surrounding
neighborhood.
The proposed porches in both the front and rear help bring the massing of the second story down
to the pedestrian level. The vertical direction of the second story height is minimized with the
incorporation of shed roof lines into the primary gable ridges. The front porch also helps to
signify the front entrance of the house.
Staff finds the proposed modifications to the building’s directional expression as appropriate for
a residence outside a historic district but within the Neighborhood Conservation Overlay District
boundaries.
7. Architectural details;
The proposed architecture is intended to reflect Craftsman architectural details. All new exterior
siding is proposed with the addition. Horizontal lap siding with a 6” reveal is proposed for the
first story and cedar shingles is proposed in the second story. Window trim, corner boards and
belly band between the first and second floors help reflect similar architectural details as seen
traditionally in the neighborhood. The shed roof lines have exposed rafter tails, while the gable
roof ends have cedar knee braces, both which are typical of Craftsman architecture.
The application also proposes an accessory structure with similar architectural detailing.
Staff finds the proposed modifications to the building’s architectural detailing as appropriate for
a residence outside a historic district but within the Neighborhood Conservation Overlay District
boundaries.
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8. Concealment of non-period appurtenances, such as mechanical equipment; and
No mechanical equipment was proposed with the application. Mechanical equipment must be
screened as required in the Bozeman Municipal Code.
9. Materials and color scheme.
The colored schematics as shown in “Section 1: Map and Exhibit Series” of this staff report
show the proposed color scheme of green, red and natural cedar. White vinyl windows are
proposed for all new windows to match the existing windows that are preserved with the
remodel. New colored window trim is proposed for the entire structure to help coordinate with
the new color scheme.
Staff finds the proposed modifications to the building’s materials and color scheme as
appropriate for a residence outside a historic district but within the Neighborhood Conservation
Overlay District boundaries.
C. Contemporary, nonperiod and innovative design of new structures and additions to
existing structures shall be encouraged when such new construction or additions do not
destroy significant historical, cultural or architectural structures, or their components, and
when such design is compatible with the foregoing elements of the structure and the
surrounding structures.
The application proposes demolition of the existing roof, rafters, and related walls to
accommodate the new second story. As a part of this application, Staff requested the applicant to
examine the cost of proposed demolition in comparison to the value of the historic structure.
The applicant did determine the proposed demolition is less than 50% of the replacement cost of
the historic structure. This allowed the applicant to request a historic zoning deviation for the
second story addition as Staff found the proposed work rehabilitated the existing structure by
retaining more than 50% of its value. The demolition and cost analysis the applicant supplied is
included below:
Replacement value of the part of existing structure being demolished (roof, rafters, and related walls) = $30,000. Replacement value of existing structure in total: ~1600 sq ft of
existing living space x $190/sq ft = $304,000. This yields a demolition percent of 30/304 or
9.8%. These estimates have been provided by Vidmar Construction, our contractor for the
project. For clarity and in summation, here are the percentages of demolition:
a. % of existing replacement value: 9.8%
b. % of existing living square footage: 0%
c. % of walls being demolished as % of all walls (sq ft): 10.1%
d. % of existing total volume of house demolished (cu ft): 1645/(11433+1645) = 12.6%
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-
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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 were reviewed with the COA standards. Any comments pertaining to the
guidelines were incorporated into staff’s comments addressing the architectural appearance
design guidelines.
E. Conformance with other applicable development standards of this title.
The application requests two deviations from Section 38.08.050 “Yards” Bozeman Municipal
Code. Please see further review under the deviation review criteria.
The application proposes significant new construction on a residential parcel with more than one
underlying lot line. The International Building Code prohibits new construction across lot lines.
Staff has included recommended condition of approval no. one to address this issue.
With exception of the requested deviations, the application meets all other applicable
development standards.
F. Tax abatement certificate of appropriateness applications are also reviewed with the
procedures and standards established in chapter 2, article 6, division 2.
The application does not meet the standards for awarding Tax Abatement for Historic
Preservation, as found in Sec. 2.06.390 Bozeman Municipal Code.
Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section
38.16.070
The application requests two deviations from Chapter 38 of the Bozeman Municipal Code
(BMC) from the following sections:
1) Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts -
Yards” to allow the new second-story addition, front and rear porches to encroach into the
required 15 foot front yard setback, and
2) Section 38.08.050.A.3 of the Bozeman Municipal Code, “Residential Zoning Districts -
Yards” to allow the new second-story addition to encroach into the required 5 foot side yard
setback.
As the residence at 401 North Grand Avenue is located on the corner of North Grand Avenue
and West Villard Street, the property presents a “second or subsequent front yard or corner side
yard,” as defined by Sec. 38.42.2780 BMC as “A yard on a corner lot the area of which is
bounded by a line extending from the front of the principal building (the front building line) to a
point intersecting the side street right-of-way line (side lot line), then along the side lot line to a
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point intersecting the rear lot line, then along the rear lot line to a point intersecting the line
formed by extending the wall of the nearest principal building paralleling the side lot line.”
Sec. 38.08.050 A BMC “Yards” requires a minimum 15 foot front yard setback for
properties adjacent to local streets, which in this case would apply to both the North
Grand and West Villard fronts of the property. This situation is illustrated as follows in
Figure 38.42.2650 “Required Yard:”
1. Modifications shall be more historically appropriate for the building and site in
question and the adjacent properties, as determined by the standards in section 38.16.050,
than would be achieved under a literal enforcement of this chapter;
The existing structure was built over one hundred years ago and therefore, does not comply with
the current required yard setbacks as prescribed in the current Bozeman Municipal Code. The
second addition is occurring in a location where the existing house is already located within the
required front and yard setbacks. The current encroachments have existed on the property since
1912 (some existing since 1904) and reflect the historical pattern of development on the
property. With the proposal, the house building footprint remains the same with the only
increase in encroachments occurring with the proposed front and rear covered porches.
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If a deviation were not requested, the required yard setbacks along North Grand and West Villard
would be 15 feet. The required side yard setback to the north would be 5 feet. This would cause
the second story addition to occur in a very small section of the existing structure’s footprint, not
allowing the sidewalls of the two floors to be the same and create a non-traditional design. The
requested deviations allow the existing structure to increase in size while preserving the existing
building footprint and small front and side yard setbacks.
Therefore, Staff finds the modifications enabled through approval of the requested deviations are
more historically appropriate for the residential structure building in question than would be
achieved under a literal enforcement of this chapter.
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof; and
The proposed encroachments for the second story already are present with the existing
residential structure. The required deviations allow the second story addition to maintain the
same side, front and rear wall locations as the existing structure. They also allow the second
story to better address the West Villard Street frontage by providing a gable front, while still
providing a front yard setback distance that is within the range of setbacks seen traditionally
along West Villard. A more than two foot side yard setback is provided to the north, which
allows adequate space to perform maintenance to the structure, while also providing a buffer to
the adjacent neighbor.
Public notice of the requested deviation was completed as described in Appendix C. This
included a notice mailed to all adjoining property owners of record. One public comment in
support of the project was received and is attached to this staff report following the applicant’s
materials.
Staff finds that the requested yard deviations will have minimal adverse effects on abutting
properties or the permitted uses thereof.
3. Modifications shall assure the protection of the public health, safety and general
welfare. Approvals may be conditioned to assure such protection, and such conditions may
include a time period within which alterations will be completed; landscaping and
maintenance thereof; architectural, site plan and landscape design modifications; or any
other conditions in conformity with the intent and purpose set forth in this article.
The modifications enabled through approval of the requested deviations will assure the public
health, safety and general welfare. Analysis has been completed and no new hazards will be
created through approval of the requested deviation.
Staff finds that the proposed modification will not adversely affect the public health, safety and
general welfare.
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APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned R-3. The intent of the R-3 residential medium density district is to
provide for the development of one- to five-household residential structures near service
facilities within the city. It should provide for a variety of housing types to serve the varied needs
of households of different size, age and character, while reducing the adverse effect of
nonresidential uses.
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 DESCRIPTION AND BACKGROUND
Project Background
The applicant went through an informal review by the Development Review Committee prior to
submitting a formal Certificate of Appropriateness application. Staff’s recommendations during
the informal application process were well received by the applicant and reflected in the formal
application proposal.
Project Summary
This is a Certificate of Appropriateness application requesting deviations from the Bozeman
Municipal Code for the remodel of the existing residential structure located at 401 North Grand
Avenue. The property is located at the northwest corner of the North Grand Avenue and West
Villard Street intersection. The proposed alterations to the structure are: 1) demolition of the
existing structure’s roof framing and exterior siding, 2) addition of a new second story and front
porch within the existing structure’s building footprint, 3) addition of new exterior siding and
windows and 4) related site improvements.
The remodel requires two deviations, the first from Section 38.08.050.A.1.c of the Bozeman
Municipal Code, “Residential Zoning Districts - Yards” to allow the new second-story addition,
front and rear porches to encroach into the required 15 foot front yard setback, and the second
from Section 38.08.050.A.3 of the Bozeman Municipal Code, “Residential Zoning Districts -
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Yards” to allow the new second-story addition to encroach into the required 5 foot side yard
setback. The second-story addition is occurring above the existing residential structure’s
footprint which is always encroaching within the required front and side yard setbacks. The
existing encroachments that exist and maintained with the second-story is 8.5 feet into the 15-
foot front yard setback along Villard Street, 7 feet into the 15-foot front yard setback along
Grand Avenue and 2.7 feet into the 5-foot side yard setback to the north. The requested
deviations will enable rehabilitation of a residence within the Neighborhood Conservation
Overlay District.
The City Commission is the review authority for the project because the requested deviations
exceed the 20 percent limitation on the deviations permitted to be approved by the Director of
Community Development. The application would be limited to a three foot encroachment into
the required front yards and two feet encroachment into the required side yard if the Director of
Community Development were to remain the review authority of the application.
Demolition Analysis
The application proposes demolition of the existing roof, rafters, and related walls to
accommodate the new second story. As a part of this application, Staff requested the applicant to
examine the cost of proposed demolition in comparison to the value of the historic structure.
The applicant did determine the proposed demolition is less than 50% of the replacement cost of
the historic structure. This allowed the applicant to request a historic zoning deviation for the
second story addition as Staff found the proposed work rehabilitated the existing structure by
retaining more than 50% of its value.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Public notice of the requested deviation was mailed to adjoining property owners on June 25,
2015. The notice was also printed in the Sunday, June 28 and July 5, 2015 legal section of the
Bozeman Daily Chronicle. The public notice period will close at the public hearing on July 13,
2015.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Brian England, 401 North Grand Avenue, Bozeman, MT 59715
Applicant: Same
Representative: ELS Architects, 129 North 25th Avenue, Bozeman, MT 59718
Report By: Allyson B. Brekke, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this Certificate of Appropriateness application.
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ATTACHMENTS
1. Applicant’s materials (revised and original)
2. Public comment
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
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June 1, 2015
Allyson Brekke
City of Bozeman Planning Department
Re: Sketch Plan/COA/ One deviation
Re: England Remodel I150054 05.28.15
Allyson,
Below please find responses to your items listed in your letter of May 13, 2015.
We understand you have scheduled us for approval in the July city commission meeting. We thank
you for getting us on the schedule but we wonder if that approval is still necessary given that we
originally were working with an erroneous percentage of demolition measure. As can be seen below
the correct percentage of demolition is less than 10%, and it is our understanding that the trigger for
city commission approval was a percentage of demolition in excess of 20%. If our understanding of
the trigger is in error, please accept our apologies and we ask that you educate us on the reason for
explicit city commission approval.
Response to Item #1:
Site Plan has been identified with scale at half size and full size. Please see attached drawing set.
Response to Item #2:
In our initial submission we misunderstood the meaning of percentage of demolition. Our original
drawing set A3-1 presented measures of new construction as a percentage of post-remodel
structure. We apologize for this misunderstanding on our part and thank Allyson and Tom for
helping us understand the standard per 38.32.040 B.
After reading 38.32.040 B (code citation provided by Allyson in May 13th letter), and obtaining
direct clarification from Tom in the planning office, we understand that the proper calculation is
replacement value of the part of the structure to be demolished divided by the total replacement
value of the existing structure. We present below calculations of percentage of demolition based
upon replacement value. We have also enhanced the drawing set by adding scale drawings of the
existing elevation with red indicating the components of the existing structure that will be
removed and replaced (A3-1 in attached drawing set). We also provide alternative measures of
demolition percentage below.
Replacement value of the part of existing structure being demolished (roof, rafters, and related
walls) - $30k. Replacement value of existing structure in total: ~1600 sq ft of existing living space x
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$190/sq ft = $304,000. This yields a demolition percent of 30/304 or 9.8%. These estimates have
been provided by Vidmar Construction, our contractor for the project.
For clarity and in summation, here are the percentages of demolition:
a. % of existing replacement value: 9.8%
b. % of existing living square footage: 0%
c. % of walls being demolished as % of all walls (sq ft) : 10.1%
d. % of existing total volume of house demolished (cu ft) : 1645/(11433+1645) = 12.6%
Response to Item #3:
“The specific yard setback deviation amounts need to be identified”
We are requesting a deviation from UDO section 38.08.050 (yards). While the existing setbacks
will not change as a result of this project, it is our understanding that any significant exterior
remodeling requires a deviation approval regardless.
The existing structure was built over one hundred years ago and therefore does not comply with
the setbacks as assigned to the current zoning district in which it sits. The UDO specifically allows
for such deviations and recognizes such issues in 38.16.010 D.
As requested in your letter, here are the zoning setbacks, the current setbacks, and the after
setbacks for both first and second floors:
Front Yard Corner Yard Side Yard
Zoning 15’0’’ 15’0” 5’0”
Current 9’0” 7’4” 2’6”
After (1st floor) 9’0” 7’4” 2’6”
After (2nd floor) 9’0” - 13’0” 7’4” 2’6”
The second floor will have the same front yard setback as the existing first floor for the north ⅓ of
the structure (~13.3 feet) and will have a 4 foot larger setback for the south ⅔ of the structure
(~26.7 feet). The corner and side yard setbacks for the second floor will have the same setback as
the existing first floor. Please see drawing set illustrations for a visualization.
“The narrative addressing the deviation criteria is very brief and should be elaborated to better
explain why this remodel is more historically appropriate”
More historically appropriate
●The existing house has no corner board trim, skirt board trim, or belly band trim. The
new remodel will have such trim which is a hallmark of the Craftsman look.
●The existing house has minimal window trim, whereas the new remodel will have
substantial and highly decorated window trim in fashion with the Craftsman style (ref.)
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●The home as shown in the photos is monochromatic in color versus the three tones
we are proposing that are picked from the Sherwin Williams line of Historic Colors,
American Heritage Line.
●The existing house also has single tab shingles and we are proposing a 3 tab
architectural shingle to mimic cedar shakes.
●The existing entry has underscaled 4x4 posts that we will be replacing with properly
scaled 6x6 posts with braces.
●We are also adding the typical craftsman style detailing of flying rafters held up by
knee braces and exposed rafter tails.
●The existing siding has a large 10 1/2” exposure and we are going to a narrower 6 ¾”
exposure which is indicative of the early 1900s.
●The new remodel will also add the class cedar shingle siding found on many craftsman
homes of the 1920s.
Minimal adverse effect on abutting properties
There will be no effect to abutting properties. The house is on a corner with an alley. We
have talked to our neighbors and shown them the plans, and they love it. The second floor is
not a full story. Building in line with the existing structure will not further encroach into the
public right of way.
Protection of public health, safety, and welfare
Included in the plan is an upgrade of fire safety on the existing walls (suggested during the
design review committee meeting). The existing North setback is closer than 10’ and is by
today's standard required to have a 1 hour rating. The existing structure will have densdeck
added as the exterior sheathing and the second story will be constructed as a 1 hour rated
wall with a fire rated eave. There are no other effects on public health, although the residents
of 401 Grand will be a little safer after we address our existing structural issues. The rafters in
the main house have been structurally compromised due to a fire sometime in the structure’s
history and the building envelope needs repair due to age and water damage.
Encourage restoration and rehabilitation that contributes to historic nature
This deviation would allow the owner to rehabilitate the property in the Craftsman style
native to Bozeman. The owner is choosing not to demolish the home and build a new modern
interpretation of an historic property.
Response to Item #4:
Chapter 2 Design Guidelines for All Properties:
1. In general we are keeping our site planning as exists. We are maintaining our detached
sidewalk, planting strips, and existing trees that match the neighborhood. (ch.2 D.)
2. Our building form is much the same as the existing, we have a gable facing east and a cross
gable running north and south. This is indicative of craftsman houses and in keeping with a
rectangular form found in the neighborhood. (Ch.2 F. 1)
3. We are taking off the large lap siding and putting on a narrower lap siding mixed with cedar
shingles that was traditionally used in the early 1900s. We are not introducing any shiny
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reflective modern materials. The lower metal roofs will be painted and not raw galvanized
material. (ch.2. H.1)
Chapter 3 Design Guidelines for Residential Areas
1. We have kept the front porch to signify the front entry. The front entry is single story as
most traditional homes on the street are. The pedestrian scale has been retained with a
single story shed roof. The posts frame the entry door clearly identifying the front of the
home from the corner yard. The existing sidewalk will be retained with landscaping as
exists and will not be paved over. (Ch.3 A.1.2.3.4.)
2. We have run a shed roof along 60% of the front facade to keep a single story humanscale
and one story porch feel as recommended in Ch. 3. B. 1. The new addition does not
exceed a two story full height. The second floor plate height is only 6’ 2 ¾”, not 8’ 0” (a
full second story plate) in order to keep the home lower profile. We are opting to rafter
frame the home in order to keep a lower profile which is more costly than
pre-manufactured trusses. Again, 60% of the front facade is not a full two story height.
(ch. 3.B.4.)
3. We are not asking to increase the size of the existing footprint of the home or to deviate
from the setbacks the home has already established before the code came into being.
(Ch3. b.5.)
4. Two thirds of the replaced second story is set back from the existing first floor wall line.
This reduces the vertical wall on the front yard setback, actually making the setback
appearance greater than it is today.
Per the design review committee preview, Craftsman style is in keeping with the neighborhood, and a
two story structure is appropriate given the surrounding structures.
Best regards,
Eryn Schwer, Architect Brian England, Owner
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CODE REQUIREMENTST.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"ARCHITECTURALA0-1 COVER SHEET, CODE INFO & SITE INFORMATIONA1-1 3-D VIEWSA2-1 SITE PLANA2-2 EXISTING PLANSA2-3 EXISTING ELEVATIONSA3-1 DEMO ELEVATIONSA3-11 FINISHED SECOND FLOOR PLANS, ROOF PLAN, &SECTIONSA4-0 FINISHED ELEVATIONSA4-1 COMPLETE EXTERIOR ELEVATIONSA0-12SE CORNER VIEW 3/32" = 1'-0"A0-1501- EAST STREETSCAPE357
MAIN FLOOR100'-0"NEXISTINGGARAGE20' X24'-480 SF6' - 0"9' - 0"5' - 0"6' - 0"5' - 0"5' - 0"18' - 0"9' - 0"24' - 0"2' - 8"2' - 4"7' - 6"7' - 6"5' - 0"6' - 0" 1/8" = 1'-0"A2-11SITE PLAN 1/16"=1'-0" @HALFSIZE SCALE358
3A5-12A5-1N6' - 0"9' - 0"5' - 0"5' - 0"2' - 8"2' - 4"7' - 6"7' - 6"5' - 0"6' - 0" 1/4" = 1'-0"EX-11Second Floor Overlay Plan359
1"13' - 10"13' - 8 1/2"14' - 0 1/2"33' - 2"8' - 5"31' - 11 1/2"4' - 0"M. BDRME101M. BATHE102LIVING RME103BDRM #2E104KITCHENE100534CDEAB128' - 9"1' - 9"12' - 2 1/2"14' - 0"7' - 5"6' - 4"13' - 10"14' - 0"534CDEAB27' - 5"6' - 4"13' - 10"14' - 0"1' - 9"12' - 2 1/2"14' - 0"4" / 12"12" / 12"3" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"1" / 12"315 SFOFFICEE200534AB 1/4" = 1'-0"A2-21EXISTING MAIN FLR PLAN 1/4" = 1'-0"A2-22EXISTING ROOF PLAN 1/4" = 1'-0"A2-23EXISTING SECOND FLR PLAN360
T.O.FF @ MAIN FLR100' - 0"B.O. EXIST. FIN. CLG.109' - 4"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"T.O.FF @ MAIN FLR100' - 0"B.O. EXIST. FIN. CLG.109' - 4"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"12" / 12"12" / 12"12" / 12"12" / 12"T.O.FF @ MAIN FLR100' - 0"B.O. EXIST. FIN. CLG.109' - 4"6' 8" PL116' - 0 1/2"6' 8" PL116' - 0 1/2"4" / 12"T.O.FF @ MAIN FLR100' - 0"B.O. EXIST. FIN. CLG.109' - 4"12" / 12"12" / 12"12" / 12"12" / 12" 1/4" = 1'-0"A2-310-EXISTING North Elevation 1/4" = 1'-0"A2-320-EXISTING East Elevation 1/4" = 1'-0"A2-330-EXISTING South Elevation 1/4" = 1'-0"A2-340-EXISTING West Elevation361
T.O.FF @ MAIN FLR100' - 0"53T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"42EXTG BLDG HGT17' - 9"T.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"CDEABT.O.FF @ MAIN FLR100' - 0"53T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"42T.O.FF @ MAIN FLR100' - 0"6' 8" PL116' - 0 1/2"CDEAB 1/4" = 1'-0"A3-1102-DEMO NORTH ELEVATION 1/4" = 1'-0"A3-1202- DEMO EAST ELEVATION 1/4" = 1'-0"A3-1302- DEMO SOUTH ELEVATION 1/4" = 1'-0"A3-1402- DEMO WEST ELEVATION362
3A3-113A3-1153427' - 8"CDEAB1' - 9"12' - 2 1/2"14' - 0"26' - 2 1/2"14' - 9"27' - 5"6' - 4"13' - 10"14' - 0"WALK IN CLST201LIVING AREA200DEN201FUTURE BATH20241' - 7"2' 0" x 4' 0"2' 0" x 4' 0"2' 6" X 2' 6"2' 6" X 2' 6"2' 6" X 2' 6"2' 0" x 2' 0"2' 0" x 2' 0"2' 0" x 2' 0"2' 6" x 3' 6"2' 6" x 3' 6"2' 6" x 3' 6"2' 6" X 2' 6"2' 6" X 2' 6"2' 6" X 2' 6"T.O.FF @ MAIN FLR100' - 0"LIBRARY102KITCHEN10153T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"48' - 0"114' - 0"12' - 2 1/2"10' - 6"2T.O.PL.6' - 2 3/4"9' - 6 5/8"5' - 10"2' - 4"5' - 6"7' - 1"7' - 6 3/4"12' - 10 1/4"5' - 9 1/2"LIVING AREA200123.00123.00124.50129.00129.00123.001' - 6"3A3-113A3-11534CDEAB1213' - 11 1/2"14' - 0"123.00123.00123.00124.50129.00129.0012
9.00
12
9.00
8' - 9"1' - 9"12' - 2 1/2"14' - 0"7' - 5"6' - 4"13' - 10"14' - 0" 1/4" = 1'-0"A3-11202-SECOND FLOOR PLANN 1/4" = 1'-0"A3-113NEW E/W SECTIONSQUARE FOOTAGE NOTESEXISTING FIRST FLOOR 1225 SFNEW SECOND FLOOR 1063 SFTOTAL 2288 SF% OF NEW CONSTRUCTIONBASED ON FLOOR AREA=46% NEW CONST.MAIN FLOOR VOLUME=11433 CFSECOND FLOOR VOLUME=8398 CFPERCENT OF NEW CONSTRUCTION=42%PROJECT SCOPENEW SIDING=100%NEW ROOF STRUCTURE=100%EXISTING WALL FRAMING TO STAY=1570 SFNEW WALL FRAMING @ SECOND FLR= 854 SF 35%EXISTING WINDOWS TO STAY=7 NEW=12EXISTING CEILING WILL SERVE AS SECOND FLOORSTRUCTURE W/ STRUCTURAL MODIFICATIONSCONSTRUCTION SCHEDULESUBMIT COA APPLICATIONCITY COMMISSION RULING ON DEVIATIONIF YES, THEN,COMPLETE CONSTRUCTION DOCUMENTS (ARCH & STRUC) ASAPSUBMIT FOR BUILDING PERMITOBTAIN PERMIT-START ASAPGOAL START DATE JULY 1, 2015. 1/4" = 1'-0"A3-111ROOF PLAN363
T.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"BLDG HEIGHT22' - 2 3/4"EXTG BLDG HGT17' - 9"4' - 5 3/4"T.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"129.00129.00T.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"124.50123.00123.00129.00129.00T.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"6' 8" PL116' - 0 1/2"129.00T.O.FRAME5' - 10" 1/4" = 1'-0"A4-0103-FINISHED NORTH ELEVATION 1/4" = 1'-0"A4-0203- FINISHED EAST ELEVATION 1/4" = 1'-0"A4-0303- FINISHED SOUTH ELEVATION 1/4" = 1'-0"A4-0403- FINISHED WEST ELEVATION364
A1-13SW CORNER VIEWA1-11GRAND AVE.A1-14august 5pmA1-12SE STREET CORNER365
T.O.FF @ MAIN FLR100' - 0"53T.O.2ND FLOOR109' - 4 1/2"T.O.PL116' - 0 1/2"4124.50123.00123.00129.00129.0012T.O.FF @ MAIN FLR100' - 0"129.00T.O.2ND FLOOR109' - 4 1/2"T.O.PL116' - 0 1/2"CDEABT.O.FRAME5' - 10"14' - 0"13' - 10"6' - 4"7' - 5"T.O.FF @ MAIN FLR100' - 0"129.00129.00T.O.2ND FLOOR109' - 4 1/2"T.O.PL116' - 0 1/2"CDEABT.O.FF @ MAIN FLR100' - 0"T.O.2ND FLOOR109' - 4 1/2"T.O.PL116' - 0 1/2"BLDG HEIGHT22' - 2 3/4"EXTG BLDG HGT17' - 9"4' - 5 3/4" 1/4" = 1'-0"A4-1201- SOUTH ELEVATION 1/4" = 1'-0"A4-1301- WEST ELEVATION 1/4" = 1'-0"A4-1401- EAST ELEVATION 1/4" = 1'-0"A4-1101-NORTH ELEVATION366
1
Allyson Brekke
From:Wendy Thomas
Sent:Monday, June 29, 2015 1:39 PM
To:Allyson Brekke
Cc:Chris Saunders
Subject:FW: england residence remodel
‐‐‐‐‐Original Message‐‐‐‐‐
From: jim schipf [mailto:jrschipf@gmail.com]
Sent: Monday, June 29, 2015 1:24 PM
To: Planning
Subject: england residence remodel
Hello
I live at 415 N. Grand Ave.I have no problem with what the Englands want to do with they’re
house. As long as they don’t want to build a separate rental unit (which I see they don’t) it
sounds fine.
So many folks want to build extra rental units on they’re properties these days. But I don’t
think it is appropriate in our neighborhood, and I would say no to that ! FWIW.
Jim Schipf
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