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HomeMy WebLinkAboutA2. Scott COA DEVPage 1 of 18 Staff Report for the Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Date: City Commission meeting is on July 13, 2015 Project Description: A Certificate of Appropriateness application with deviations for the following alterations to the residential structure located at 423 South Tracy Avenue: 1) demolition of an existing one-story portion of the structure on the west side, 2) a new two-story and one-story addition in the location of the demolished portion, and 3) related site improvements. Project Location: 423 South Tracy Avenue; legally described as the south 20 feet of Lot 9 and Lot 10, Block 1, Fairview 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. 15-250 and move to approve the Certificate of Appropriateness with Deviation 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 for the property addressed as 423 South Tracy Avenue, which is located on the northwest corner of South Tracy Avenue and West Story Street. The application is requesting a deviation from Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts - Yards” to allow an addition to the existing house to encroach 8 feet into the required 15 foot corner side yard setback along West Story Street. The addition is occurring in a location where the existing house is already within the required setback. With the proposal, the encroachment of the house will decrease from 10 feet to 368 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 2 of 18 8 feet (with a small portion decreasing from 12.5 feet to 8 feet). Demolition of a portion of the existing house occurs prior to the new construction. The requested deviation will enable rehabilitation to a historic residence within the South Tracy/South Black Historic District. A small portion of the addition is two stories high, with the majority of it one-story. An uncovered deck is proposed to the west of the addition and is also deviating from the required 15-foot setback. The City Commission is the review authority for the project because the requested deviation exceeds the 20 percent limitation on deviations approvable by the Director of Community Development. Alternatives 1. Approval of the application with conditions as recommended; 2. Denial of the requested deviation, 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 Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 9 Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section 38.16.070.............................................................................................................. 14 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 16 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17 Project Description............................................................................................................ 17 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18 369 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 3 of 18 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 18 FISCAL EFFECTS ................................................................................................................. 18 ATTACHMENTS ................................................................................................................... 18 370 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 4 of 18 SECTION 1 - MAP AND EXHIBIT SERIES 371 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 5 of 18 372 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 6 of 18 Existing Site Plan (Proposed Demolition Highlighted) Proposed Site Plan (Addition Highlighted and Front Yard Setback Dashed) 373 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 7 of 18 Proposed Elevations (Addition Highlighted) 374 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 8 of 18 Existing Condition- East Elevation Existing Condition- Southeast Elevation 375 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 9 of 18 SECTION 2 –REQUESTED RELAXATIONS/DEVIATIONS/VARIANCES One deviation from Chapter 38 of the Bozeman Municipal Code is requested with this Certificate of Appropriateness application from the following section: 1) Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts - Yards” to allow a rear addition to the existing house to encroach 8 feet into the required 15 foot front yard setback along West Story Street. 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 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. 2. 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. 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. 376 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 10 of 18 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 historic residence within the South Tracy/South Black Historic District (National Register nomination is available online). The structure is known as the “Jacobs House” and contributes to the district’s period of significance. It was built between 1902-10 and is demonstrates vernacular Queen Anne architectural detailing. The SOI Standards and Guidelines are incorporated into the Certificate of Appropriateness criteria listed below. B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following: 1. Height; A portion of the rear addition is two stories in height. This portion does not exceed the height of the existing house, but rather continues the primary east-west gable ridge of the house. The remaining portion of the addition is one story in height. All roof pitches proposed with the new construction are similar to the pitches found on the historic structure to ensure architectural compatibility. Staff finds the proposed height of the residential addition historically appropriate for the historic structure’s integrity and the surrounding South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 2. Proportions of doors and windows; Staff worked with the representative to slightly alter the pair of windows proposed in the new kitchen so that they were narrower in width. This ensures the windows are more similar to the dimensions of the historic windows existing in the house. The windows proposed in the new breakfast nook area in the very rear of the addition remain wider in dimension. Staff found the wider width as appropriate due to their location in the back of the addition and the separation from the significant features of the house. The application does propose to reuse some of the existing windows in the house in the addition. All new windows proposed are wood interior with aluminum exterior clad, which Staff finds as historically appropriate. Staff finds the proportion of windows and doors proposed with this project to be appropriate for the historic residence in the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 377 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 11 of 18 3. Relationship of building masses and spaces; The two-story portion of the rear addition does not exceed the width or height of the existing house’s second story. Additionally, the rear addition drops to one-story in height to the north and west. This design approach ensures the addition does not negatively affect the building massing and form of the existing house. The addition occurs behind the house and utilizes the length of the lot. It proposes yard setbacks along Story Street that historically exist on the property and correlate with other corner properties in the surrounding neighborhood. Staff finds the proposed relationship of building masses and spaces appropriate for the historic residence in the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 4. Roof shape; The existing residence is composed of an L-shaped gable roof plan. The principal roof form presents an end-gable to South Tracy Avenue and with the addition will continue east-west and parallel to West Story Street. The L-shaped plan becomes a T-shaped plan which is typical to how this residence would have increased in size historically. The rear addition proposes primarily gable shaped roof forms to correlate with the existing residence’s roof form. A portion of the rear addition is two stories in height. This portion does not exceed the height of the existing house, but rather continues the primary east-west gable ridge of the house. The remaining portion of the addition is one story in height. All roof pitches proposed with the new construction are similar to the pitches found on the historic structure to ensure architectural compatibility. Staff finds the proposed modifications to the roof shape appropriate for the historic residence in the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 5. Scale; The proposed rear addition does not exceed the existing house’s two-story height and width. This helps the scale of the addition to be historically appropriate for the highly visible corner property. The two-story portion of the addition is additionally buffered by one-story portions on the west and north sides. Staff finds the proposed modifications are appropriate in building scale for the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 6. Directional expression; The addition is occurring to the rear of the existing house and utilizes the length of the lot. This is how additions would have occurred to the house historically. The primary gable roof ridge is continued west with the addition. 378 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 12 of 18 Staff finds the proposed modifications do not adversely affect the directional expression of the historic residence at 423 South Tracy Avenue and is appropriate for the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 7. Architectural details; The application proposes to match the architectural detailing on the addition to that present on the historic residence, including the material and width of the horizontal siding, corner boards, and fascia. Staff finds the architectural details proposed with the addition appropriate for the historic residence in the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 8. Concealment of non-period appurtenances, such as mechanical equipment; and Not applicable. 9. Materials and color scheme. The proposed materials of the addition include horizontal lap siding and asphalt shingles which are used frequently throughout the surrounding historic district and match those present on the existing residence. Aluminum clad/interior wood windows are proposed for all new windows and also match the existing windows on the house. Staff finds these materials appropriate for new construction in the South Tracy/South Black Historic District and the Neighborhood Conservation Overlay District. 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 two existing previous additions on the west side (rear) of the house. The oldest addition consists of a one-story, shed roof addition immediately to the rear of the house’s L-shaped plan. After reviewing historic Sanborn Fire Insurance Maps, Staff determined this addition did occur within the district’s period of significance (1872-1939) between 1912 and 1927. The second addition is one-story and cross-gable and occurred post 1943, outside of the period of historic significance. 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 rear addition as Staff found the proposed work protects the historic integrity of the structure and retains more than 50% of its value. The demolition and cost analysis the applicant supplied is included below: 379 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 13 of 18 423 South Tracy Avenue Cost Comparison Notes Existing House Square Footage 1463 (not including unfinished, partial height basement area - 587 SF) Square Footage of existing house to be demolished 282 removing previous addition Percentage of House Affected by Demolition 19.28% Value of the Structure $ 190,190 [1463 SF x $130 (cost to rebuild to code standards in today's market )] Value of existing house square footage to be demolished $ 36,660 ($190,190 x 19.28%) Value of 50% of replacement cost at the time of demolition $ 95,095 ($190,190/2) Cost of Replacement $ 36,660 (rebuild 282 SF at $130/SF) 130 Cost of Demolition $ 7,500 Architect's Estimate *Note- cost of demolition will not reduce the structure more than 50% of its replacement cost 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 were reviewed with the COA standards. Any comments pertaining to the guidelines were incorporated into staff’s comments addressing the architectural appearance design guidelines. 380 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 14 of 18 E. Conformance with other applicable development standards of this title. The application requests a deviation from Sec. 38.08.050 “Yards” BMC. 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 deviation, 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. Though the property is located in the South Tracy/South Black Historic District, the applicant has not requested tax abatement. The application does not meet the standards for awarding Tax Abatement for Historic Preservation, as found in Sec. 2.06.390 BMC. Specifically, the application proposes an addition to the existing structure’s footprint in excess of the 10 percent limitation established in 2.06.390.A.3.a.1. Deviation Review Criteria Within the Neighborhood Conservation Overlay District – Section 38.16.070 The application requests a deviation from Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts - Yards” to allow a rear addition to the existing house to encroach 8 feet into the required 15 foot front yard setback along West Story Street. As the residence at 423 South Tracy Avenue is located on the corner of West Story Street and South Tracy Avenue, 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 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 West Story Street and South Tracy Avenue fronts of the property. This situation is illustrated as follows in Figure 38.42.2650 “Required Yard:” 381 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 15 of 18 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 rear addition is occurring in a location where the existing house is already within the required front yard setback along West Story Street. With the proposal, the encroachment of the house will decrease from 10 feet to 8 feet (with a small portion decreasing from 12.5 feet to 8 feet) while still falling within the historic range of yard setbacks that exist along West Story Street. If a deviation was not requested, the required yard setback along Story Street would be 15 feet. This would have caused the rear addition to be dramatically shifted to the north which brings the addition closer to the adjoining neighbor. It also wouldn’t have allowed for the two-story portion of the addition to line up with the existing gable roof form of the existing house. Therefore, Staff finds the modifications enabled through approval of the requested deviation are more appropriate for the historic building in question than would be achieved under a literal enforcement of this chapter. 382 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 16 of 18 2. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and The proposed encroachment allows the two-story portion of the rear addition to appropriately address the West Story Street frontage, while providing a buffer zone between the proposed addition and the adjoining neighbor to the north. 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. No public comment was received at the time of writing this staff report. Staff finds that the requested yard deviation will have minimal adverse effect on abutting properties or the permitted uses thereof. 3. Modifications shall assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article. The modifications enabled through approval of the requested deviation will improve the public health, safety and general welfare. Analysis has been completed and no new hazards will be created through approval of the requested deviation. The application materials reaffirm that if any temporary street closures, cuts or other utility work are required during the course of the construction, the required permits will be applied for through the appropriate municipal and utility agencies. Staff finds that the proposed modification will not adversely affect the public health, safety and general welfare. APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-2. The intent of the R-2 residential two-household medium density zoning district is to provide for one- and two-household residential development at urban densities within the city in areas that present few or no development constraints, and for community facilities to serve such development while respecting the residential quality and nature of the area. Adopted Growth Policy Designation: The property is designated as Residential. The Residential land use category is described as: “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation 383 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 17 of 18 of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description This is a Certificate of Appropriateness application for the property addressed as 423 South Tracy Avenue, which is located on the northwest corner of South Tracy Avenue and West Story Street. The application is requesting a deviation from Section 38.08.050.A.1.c of the Bozeman Municipal Code, “Residential Zoning Districts - Yards” to allow a rear addition to the existing house to encroach 8 feet into the required 15 foot front yard setback along West Story Street. The rear addition is occurring in a location where the existing house is already within the required front yard setback. With the proposal, the encroachment of the house will decrease from 10 feet to 8 feet (with a small portion decreasing from 12.5 feet to 8 feet). Demolition of a portion of the existing house occurs prior to the new construction. The requested deviation will enable rehabilitation to a historic residence within the South Tracy/South Black Historic District. A small portion of the addition is two stories high, with the majority of it one-story. An uncovered deck is proposed to the west of the rear addition and is also deviating within the required 15-foot front yard setback. The City Commission is the review authority for the project because the requested deviation exceeds the 20 percent limitation on deviations approved by the Director of Community Development. The application requests new construction that encroaches 8 feet into the required front yard. The applicant would be limited to a three foot encroachment into the required front yard if the Director of Community Development were to remain the review authority. Demolition Analysis The application proposes demolition of two existing previous additions on the west side (rear) of the house. The oldest addition consists of a one-story, shed roof addition immediately to the rear of the house’s L-shaped plan. After reviewing historic Sanborn Fire Insurance Maps, Staff determined this addition did occur within the district’s period of significance (1872-1939) between 1912 and 1927. The second addition is one-story and cross-gable and occurred post 1943, outside of the period of historic significance. 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 rear addition as Staff found the proposed work protects the historic integrity of the structure and retains more than 50% of its value. 384 Scott Residence Addition Certificate of Appropriateness with Deviation, Application No. 15-250 Page 18 of 18 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 Propety Owners: Dave and Terry Scott, 423 S. Tracy Avenue, Bozeman, MT 59715 Applicant: Same as above Representative: Intrinsik Architecture, Inc., 111 N. Tracy Avenue, Bozeman, MT 59715 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. ATTACHMENTS Applicant’s materials The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 385 423 South Tracy Renovation and Addition Bozeman, Montana Sketch Plan COA Application May 2015 386 Development Review Application A1 Page 1 of 3 Revision Date 4-27-15 Required Forms:Varies by project type Recommended Forms:Presentation of submitted plans and specifications CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW APPLICATION 1. PROJECT Development Name: Description: 2. PROPERTY OWNER Name: Full Address: Phone: Email: 3. APPLICANT Name: Full Address: Phone: Email: 4. REPRESENTATIVE Name: Full Address: Phone: Email: 5. PROPERTY Full Street Address: Full Legal Description: Current Zoning: Current Use: Community Plan Designation: A1 Scott Residence Renovation and Addition Renovation and Addition to an existing single household residence Dave and Teri Scott 423 South Tracy Avenue, Bozeman MT 59715 Intrinsik Architecture, Inc. 111 North Tracy Avenue, Bozeman, MT 59715 (406) 582.8988 pandrews@intrinsikarchitecture.com (406) 579.1265 sagewritingservices@gmail.com & dave.scott@slabworksofmontana.com 423 South Tracy Avenue, Bozeman MT 59715 FAIRVIEW ADD, S07, T02 S, R06 E, BLOCK 1, Lot 10, ACRES 0.172, S 20' LOT 9, PLAT C-3 R-2 Single Household Residential + ADU Residential same as above 387 Development Review Application A1 Page 2 of 3 Revision Date 4-27-15 Required Forms:Varies by project type Recommended Forms:Presentation of submitted plans and specifications Overlay District: Neighborhood Conservation Entryway Corridor None Urban Renewal District: Downtown North 7th Avenue Northeast None 6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 25 AND 27) Gross Area: Acres:Square Feet: Net Area: Acres:Square Feet: Dwelling Units: Nonresidential Gross Building Square Feet: 7. APPLICATION TYPES Check all that apply, use noted forms.Form Form 1. Pre-application Consultation None 17. Informal Review INF 2. Master Site Plan MSP 18. Zoning Deviation None 3. Site Plan SP 19. Zoning or Subdivision Variance Z/SVAR 4. Subdivision pre-application PA 20. Conditional Use Permit CUP 5. Subdivision preliminary plat PP 21. Special Temporary Use Permit STUP 6. Subdivision final plat FP 22 Comprehensive Sign Plan CSP 7. Subdivision exemption SE 23. Zoning Verification ZV 8. Condominium Review CR 24. Regulated Activities in Wetlands RW 9. PUD concept plan PUDC 25. Zone Map Amendment (non Annexation) ZMA 10. PUD preliminary plan PUDP 26. UDC Text Amendment ZTA 11. PUD final plan PUDFP 27. Growth Policy Amendment GPA 12. Annexation and Initial Zoning ANNX 28. Modification/Plan Amendment MOD 13. Administrative Interpretation Appeal AIA 29. Extension of Approved Plan EXT 14. Administrative Project Decision Appeal APA 30. Reasonable Accommodation RA 15. Commercial Nonresidential COA CCOA 31. Other: 1 6. Historic Neighborhood Conservation Overlay COA NCOA 8. APPLICATION FEES AND MATERIALS A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an estimate. B. Applications received by a rolling deadline of Wednesday at 5pm will be reviewed to determine if they are acceptable within five working days of the application deadline. Applications deemed acceptable for review will begin staff review immediately or be scheduled for Development Review Committee review in ten working days from the application deadline. X X 0.172 7492 0.172 7492 X X 1 N/A 388 389 NCOD COA Required Materials NCOA Page 1 of 3 Revision Date 4-27-15 Required Forms:A1, N1 (if deviation), DEM (if demolition) Recommended Forms:Presentation of submitted plans and specifications CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT HISTORIC NEIGHBORHOOD CERTIFICATE OF APPROPRIATENESS REQUIRED MATERIALS APPLICATION SETS This application is for residential neighborhood development in the Neighborhood Conservation Overlay District. Commercial projects shall use for CCOA. One set is required that includes 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets. Complete and signed development review application form A1 Plan set that includes all neighborhood certificate of appropriateness checklist items below If deviation proposed with the alteration of an existing building, form N1 If deviation proposed with the alteration of an existing building, deviation checklist items below unless otherwise provided in another application type If demolition, complete submittal of subsequent development or treatment and checklist items in form DEM Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. 1 digital version of all materials (JPEG or PDF) on separate CD-ROM’s or USB drive. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1and materials if deviation proposed associated with an existing building. APPLICATION FEE Base fee $80 If deviation add:$210 per deviation Application types and fees are cumulative. APPLICATION DEADLINES Applications received by a rolling deadline of Wednesday at 5pm will be reviewed to determine if they are acceptable within five working days of the application deadline. Applications deemed acceptable for review will begin staff review immediately following a determination the application is complete and acceptable for review HISTORIC PROPERTY INFORMATION Date of construction if known: Existing property record form Updated property record form NCOA X X X X X X X X X X (We have only 1 requested deviation) 1904-1910 estimated 390 NCOD COA Required Materials NCOA Page 2 of 3 Revision Date 4-27-15 Required Forms:A1, N1 (if deviation), DEM (if demolition) Recommended Forms:Presentation of submitted plans and specifications For assistance, see more information through the following link: http://www.bozeman.net/Departments/Community-Development/Historic-Preservation/How-To-s- FAQ-s CERTIFICATE OF APPROPRIATENESS CHECKLIST Certain information shall be provided for review prior to a decision on a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the City to make its determination on the application. 1.Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. 2.Historical information, such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. Except where otherwise recommended, no more than eight pictures should be submitted. All pictures shall be printed on or attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W) and relevant information on the proposed changes 4. Sketch plan or Site plan depending on project complexity with north arrow showing property dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations, location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing conditions or two separate site plans titled existing and proposed 5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show open stairways and other projections from exterior building walls. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations 6.One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. 7.For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed. 8.For a new infill dwelling/structure, provide additional information to demonstrate how the new structure fits within the context of the existing neighborhood. This shall include: a streetscape study that shows the proposed structure within the context of the block face, a discussion of how the proposed architectural style and proposed building materials relate to the project context and existing built environment, and how the project overall complies with the applicable guidelines in the Guidelines for Historic Preservation and the Neighborhood Conservation Overlay. 9.For minor fence, egress window, window/door changes or replacements and other minor change pictures specifications and other information that will clearly express the proposed changes or alterations to the property 10.Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately 11.Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of ¼ to 1 foot. 391 NCOD COA Required Materials NCOA Page 3 of 3 Revision Date 4-27-15 Required Forms:A1, N1 (if deviation), DEM (if demolition) Recommended Forms:Presentation of submitted plans and specifications 12.Parking plan and calculation for all dwellings, including detailed location of on street parking if proposed changes to the property require review of parking requirements (e.g. addition of bedrooms to a home, Accessory Dwelling Units, new infill residential construction). 13.A schedule for the proposed changes to the property if to be phased or if applicable. 14.If significant changes are proposed, like a new home, the City suggests that the applicant seek comments from the neighborhood or area prior to application and submit a summary or comments or meeting minutes as appropriate DEVIATION CHECKLIST If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 15.A deviation narrative shall be added to the project narrative stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC); b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation, a response to the criteria shall be provided for each deviation 16.Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable standards. 17.Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net 392 Noticing Materials Page 1 of 1 Revision Date 4-27-15 Required Forms:N1 Recommended Forms:NA CITY OF BOZEMAN DEPARTMENT OF COMMUNITY DEVELOPMENT NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site, attached to this checklist. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this checklist. Clearly label list ADJOINER NOT CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana. CERTIFICATION I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at ________________________________________________________, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. _______________________________________ Signature CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net N1 X X X Peter Andrews 423 South Tracy Avenue 393 THEODORE L & CHERYL A SHEEDY 401 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5277 KATHLEEN ANN COMARATTA 405 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5277 WILLIAM & CHRISTINE BELL 415 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5277 MICHAEL J FETTER 33610 MILLIGAN ROAD BAYFIELD, WI 54814-4516 SCOTT L CARPENTER 601 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5321 THOMAS E BOZEMAN & PAMELA J HERBERT 412 S WILLSON AVENUE BOZEMAN, MT 59715-5235 LISA M & MATTHEW S POCOCK 407 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5277 NECLA SARIKAYA 404 SOUTH WILLSON AVENUE BOZEMAN, MT 59715-5235 CHARLES B & DREWERY WESTERMAN 420 SOUTH WILLSON AVENUE BOZEMAN, MT 59715-5235 FREDERICK J MAXTED III 505 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5279 ROBERT W & DENISE G MALLOY 509 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5279 TATJANA ROSEN 516 SOUTH WILLSON AVENUE BOZEMAN, MT 59715-5237 MARK G & CHRISTINE R HODGSON 501 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5279 CHRISTOPHER J & AMY L ANDREWS LOLI FAMILY TRUST 504 SOUTH WILLSON AVENUE BOZEMAN, MT 59715-5235 GEORGE HENRY TALBOT 424 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5276 MARILOU TURRENTINE & DAVID E WILSON 436 SOUTH TRACY AVENUE #1 BOZEMAN, MT 59715-5276 KATE REGAN CIARI 4305 SOURDOUGH ROAD BOZEMAN, MT 59715-6628 416 TRACY, LLC. 428 NORTH 7TH AVENUE BOZEMAN, MT 59715-3310 RICHARD K & BEATRICE L HORSWILL 412 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5276 BLUE STEEL PARTNERS LLC 404 SOUTH TRACY AVENUE APT 4 BOZEMAN, MT 59715-5274 CHRIS KUROWSKI PO BOX 10218 BOZEMAN, MT 59719-0218 EUGENE H & PHYLLIS J SMITH 520 SOUTH WILLSON AVENUE BOZEMAN, MT 59715-5237 SUSAN NILES 513 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5279 PAMELA BETH STRICH-WESTPHAL 519 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5279 GHT INVESTMENTS LLC 424 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5276 SCHOOL DISTRICT 7 GENERAL DELIVERY BOZEMAN, MT 59718-9999 MARK A BOSSENBROOK 502 SOUTH TRACY AVENUE BOZEMAN, MT 59715-5278 394 1 Project Overview The subject property is located at 423 South Tracy Avenue. The property is zoned R-2 (Residential Two Household Medium Density District) and is located within the South Tracy/South Black Historic District. This Sketch Plan and Certificate of Appropriateness application proposes: · Removal of an existing previous addition at the west side of the residence that includes a bedroom, bathroom and laundry/mud room. · A new addition which includes a new kitchen, guest bedroom, bathroom, mudroom and deck on the main level and a new bathroom on the upper level. · The incorporation/conversion of an existing small 3/4 bathroom on the upper level into an existing office · New windows and doors in the new addition will match the existing house in style and configuration and will be aluminum wood clad windows—note some existing windows will be reused in the addition as well. Certificate of Appropriateness Checklist 1. Project Narrative: The owners of the residence approached the design team with the prospect of remodeling their home to help update their current lifestyle and in doing so to maintain the historic character and charm of the original structure. The intent of the project is to remove a poorly constructed and failing previous addition and replace it with a new addition that blends and compliments the existing home design. During the design process, care was taken to align building forms, roofs and massings to give precedence to existing elements of the house and use them as the basis for the new design. Also, the design process revealed the existing home was constructed prior the current development standards and as such renders the structure and property non- conforming, which necessitates a deviation to bring the proposed project to fruition. It is important to note there is an existing garage and an existing playhouse structure also occupying the site, however these accessory structures are not included with-in the scope of this proposed project. Please see the attached drawings for additional information. 2. The historic inventory is included for reference. No additional historical information or research is known. See Appendix F for Montana Historical and Architectural Inventory. 3. See Appendix D for photographs. 4. See the drawing set for existing and proposed site plan – see Appendix E. 395 2 5. See the drawing set for existing and proposed elevations – see Appendix E. 6. See the existing site plan which notes which portions of the building will be removed – see Appendix E. 7. The existing structure is classified as legal non-conforming. The cost of demolition will not reduce the structure more than 50% of the replacement cost as evidenced by the following cost comparison: 8. Non-applicable - this project is not for a new structure. 9. Non-applicable – this project is not classified as a minor change. 10. Cutsheets are included – see Appendix G. 11. See the drawing set for existing and proposed floor plans – see Appendix E. 12. Parking calculations are on the proposed site plan – see Appendix E. 13. The following is an outline of the anticipated schedule: May 2015: Sketch Plan/COA permitting May-June 2015: Preparation of construction documents & building permit review June-July 2015: Estimated construction start date 14. The representatives have been in contact with Allyson Brekke and Courtney Kramer regarding the proposed project. 15. Deviation Narrative 396 3 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 proposed addition is more historically appropriate to the building, the site and the overall neighborhood than what would be achieved by meeting the required minimum corner side yard setback (Sec. 38.08.050) of 15 feet. In fact, the existing residence, as built, is currently located approximately five (5) feet from southern or West Story Street property line. (Please note, a civil survey was not conducted for this proposed project.) This existing encroachment applies to a little less than half the house. The proposed modification to the existing structure lessens the encroachment. The addition steps back to align with the existing front/east facing wing of the house and creates the classic crossing gable design in the form at the second level typically associated with a farmhouse style home of this era. The second story portion of the addition maintains the same portions, massing, wall heights and details of the existing house. The following guidelines from the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District further support how the proposed modifications are more historically appropriate: “Use building materials that appear similar to those used traditionally in the area… horizontal lap siding is appropriate in most residential neighborhoods” (Page 50). The proposed materials included horizontal lap siding and asphalt shingles which are both used frequently throughout the neighborhood. The proposed materials also match those present on the existing structure. Aluminum clad wood windows and doors are also proposed on the project and again match the existing windows on the house. “Use roof forms that are similar to those seen traditional on the block” (Page 59). The proposed gable roof forms on the addition, which would face west, is traditionally seen in the neighborhood. The proposed pitches match the existing house roof pitches and are typical of the surrounding neighborhood. 2. The proposed modifications to the existing residence will have minimal adverse effect on abutting properties of the permitted uses thereof. The existing property is zoned R-2 and the existing primary structure is used as a single household dwelling. The proposed modifications apply only to the principal structure and do not intensify the zoning or the use of the property. Also, the physical limits of work on the proposed project do not exceed or fall outside of the property at 423 South Tracy Avenue. The existing addition encroaches further into the corner-side yard setback than the proposed addition therefore, no additional adverse effects are anticipated with the approval and construction of this project. 397 4 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. Again, the proposed modifications are relegated to the existing property. The proposed modification to the existing house falls behind the existing fence that is scheduled to remain in place throughout demolition and construction. If, however, temporary street closures, cuts or other utility work is required during the course of the proposed project, the required permits, fencing and noticing will be applied for and coordinated with municipal and utility agencies to assure the health, safety and welfare of the general public is protected. d. The requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. Again, the design team worked closely with the property owner to ensure the proposed modifications were in keeping with and complimented the historic nature of their existing home. Replacing the previously added addition with the proposed design allows for a more historically appropriate addition and would result in a crossing gable form fairly typical of a farmhouse style home of this era. This renovation and addition is similar to a recent project directly west across the alley located at 420 South Willson Avenue. Appropriate improvements to historic homes will help extend the useful life of the structure and will encourage rehabilitation activity in the neighborhood. 16. The specific deviation is highlighted on the proposed site plan – see Appendix E. 17. Not applicable - the proposed deviation is primarily related to setbacks. Building Elevations are also included as part of the drawing set. 398 1 Project Overview The subject property is located at 423 South Tracy Avenue. The property is zoned R-2 (Residential Two Household Medium Density District) and is located within the South Tracy/South Black Historic District. This Sketch Plan and Certificate of Appropriateness application proposes: · Removal of an existing previous addition at the west side of the residence that includes a bedroom, bathroom and laundry/mud room. · A new addition which includes a new kitchen, guest bedroom, bathroom, mudroom and deck on the main level and a new bathroom on the upper level. · The incorporation/conversion of an existing small 3/4 bathroom on the upper level into an existing office · New windows and doors in the new addition will match the existing house in style and configuration and will be aluminum wood clad windows—note some existing windows will be reused in the addition as well. Certificate of Appropriateness Checklist 1. Project Narrative: The owners of the residence approached the design team with the prospect of remodeling their home to help update their current lifestyle and in doing so to maintain the historic character and charm of the original structure. The intent of the project is to remove a poorly constructed and failing previous addition and replace it with a new addition that blends and compliments the existing home design. During the design process, care was taken to align building forms, roofs and massings to give precedence to existing elements of the house and use them as the basis for the new design. Also, the design process revealed the existing home was constructed prior the current development standards and as such renders the structure and property non- conforming, which necessitates a deviation to bring the proposed project to fruition. It is important to note there is an existing garage and an existing playhouse structure also occupying the site, however these accessory structures are not included with-in the scope of this proposed project. Please see the attached drawings for additional information. 2. The historic inventory is included for reference. No additional historical information or research is known. See Appendix F for Montana Historical and Architectural Inventory. 3. See Appendix D for photographs. 4. See the drawing set for existing and proposed site plan – see Appendix E. 399 2 5. See the drawing set for existing and proposed elevations – see Appendix E. 6. See the existing site plan which notes which portions of the building will be removed – see Appendix E. 7. The existing structure is classified as legal non-conforming. The cost of demolition will not reduce the structure more than 50% of the replacement cost as evidenced by the following cost comparison: 8. Non-applicable - this project is not for a new structure. 9. Non-applicable – this project is not classified as a minor change. 10. Cutsheets are included – see Appendix G. 11. See the drawing set for existing and proposed floor plans – see Appendix E. 12. Parking calculations are on the proposed site plan – see Appendix E. 13. The following is an outline of the anticipated schedule: May 2015: Sketch Plan/COA permitting May-June 2015: Preparation of construction documents & building permit review June-July 2015: Estimated construction start date 14. The representatives have been in contact with Allyson Brekke and Courtney Kramer regarding the proposed project. 15. Deviation Narrative 400 3 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 proposed addition is more historically appropriate to the building, the site and the overall neighborhood than what would be achieved by meeting the required minimum corner side yard setback (Sec. 38.08.050) of 15 feet. In fact, the existing residence, as built, is currently located approximately five (5) feet from southern or West Story Street property line. (Please note, a civil survey was not conducted for this proposed project.) This existing encroachment applies to a little less than half the house. The proposed modification to the existing structure lessens the encroachment. The addition steps back to align with the existing front/east facing wing of the house and creates the classic crossing gable design in the form at the second level typically associated with a farmhouse style home of this era. The second story portion of the addition maintains the same portions, massing, wall heights and details of the existing house. The following guidelines from the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District further support how the proposed modifications are more historically appropriate: “Use building materials that appear similar to those used traditionally in the area… horizontal lap siding is appropriate in most residential neighborhoods” (Page 50). The proposed materials included horizontal lap siding and asphalt shingles which are both used frequently throughout the neighborhood. The proposed materials also match those present on the existing structure. Aluminum clad wood windows and doors are also proposed on the project and again match the existing windows on the house. “Use roof forms that are similar to those seen traditional on the block” (Page 59). The proposed gable roof forms on the addition, which would face west, is traditionally seen in the neighborhood. The proposed pitches match the existing house roof pitches and are typical of the surrounding neighborhood. 2. The proposed modifications to the existing residence will have minimal adverse effect on abutting properties of the permitted uses thereof. The existing property is zoned R-2 and the existing primary structure is used as a single household dwelling. The proposed modifications apply only to the principal structure and do not intensify the zoning or the use of the property. Also, the physical limits of work on the proposed project do not exceed or fall outside of the property at 423 South Tracy Avenue. The existing addition encroaches further into the corner-side yard setback than the proposed addition therefore, no additional adverse effects are anticipated with the approval and construction of this project. 401 4 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. Again, the proposed modifications are relegated to the existing property. The proposed modification to the existing house falls behind the existing fence that is scheduled to remain in place throughout demolition and construction. If, however, temporary street closures, cuts or other utility work is required during the course of the proposed project, the required permits, fencing and noticing will be applied for and coordinated with municipal and utility agencies to assure the health, safety and welfare of the general public is protected. d. The requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. Again, the design team worked closely with the property owner to ensure the proposed modifications were in keeping with and complimented the historic nature of their existing home. Replacing the previously added addition with the proposed design allows for a more historically appropriate addition and would result in a crossing gable form fairly typical of a farmhouse style home of this era. This renovation and addition is similar to a recent project directly west across the alley located at 420 South Willson Avenue. Appropriate improvements to historic homes will help extend the useful life of the structure and will encourage rehabilitation activity in the neighborhood. 16. The specific deviation is highlighted on the proposed site plan – see Appendix E. 17. Not applicable - the proposed deviation is primarily related to setbacks. Building Elevations are also included as part of the drawing set. 402 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix A Aerial Photograph Source: Bozeman GIS Department N Subject Property 403 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix B Zoning Map Source: Bozeman GIS Department N Subject Property 404 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix C Historic Districts Source: Bozeman GIS Department N Subject Property South Tracy/South Black Historic District Bon Ton Historic District 405 4 2 3 S o u t h T r a c y A v e R e m o d e l Existing Residence - East Elevation (facing South Tracy Avenue) Appendix D Site Photos Existing South Elevation 406 4 2 3 S o u t h T r a c y A v e R e m o d e l Existing North Elevation Appendix D Site Photos Existing West Elevation 407 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix E Existing and Schematic Design Drawings 408 sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA0.1 SRR SCOTT RESIDENCE REMODEL COVER SHEET 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 T.B.D. 111 North Tracy Avenue Bozeman Montana, 59715 Ph. (406) 582-8988 Fx. (406) 582-8911 www.intrinsikarchitecture.com 423 South Tracy Avenue Bozeman, MT, 59715 Dave and Teri Scott Bozeman, Montana, 59715 MAY 07, 2015 ISSUED FOR: COA APPLICATION REVIEW Intrinsik Architecture, INC.Architect 423 South Tracy Avenue Owner SCOTT RESIDENCE REMODEL Contractor DRAWING INDEX A0.1 COVER SHEET A1.1 SITE PLAN (EXISTING) A1.2 SITE PLAN (PROPOSED) A2.0 DEMOLITION PLANS A2.1 FLOOR PLANS (EXISTING) A2.2 FLOOR PLANS (PROPOSED) A2.3 FLOOR PLANS (PROPOSED) A3.1 ELEVATIONS (EXISTING) A3.2 ELEVATIONS (PROPOSED) ARCHITECTURAL No.DescriptionDate409 X XXXXXXXXXXXXXXX XXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXX XXXXXXXXXXXXXW WWWWWWWWWWW S SSSSSSSSSSS E E EEEEEEEEEEEEEEEEEEEEEEE GGGGGGGGGGGGGGGGGGGGGG X XX X XX S SSSS E EEEE G GGGG FS FSFSFSFS W WWWW C CCCC X XXXXSOUTH TRACY AVENUE(60' R.O.W.)WEST STORY STREET (60' R.O.W)ALLEY (20' R.O.W.)LIMITS OF WORK LIMITS OF WORKPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEEXISTING GARAGE & APPARTMENT TO REMAIN (NO WORK IN THIS AREA) EXISTING HOUSE FOOTPRINT (882 SF ) EXISTING GAS METER TO REMAINSIDEWALK CURB/GUTTER SIDEWALKCURB/GUTTEREXISTING BOULEVARD TREE TO REMAIN EXISTING BOULEVARD TREE TO REMAIN EXISTING 5' FENCE TO REMAIN, REPAIR AND ADD SECTIONS TO MATCH WHERE NECESSARY (TYP.) EXISTING PORCH EXISTING WALKWAY TO REMAIN DN DN5' - 0" SIDE YARD SETBACK15' - 0" FRONT YARD SETBACKEXISTING PLAYHOUSE TO REMAIN 20' - 0" BACK YARD SETBACK EXISTING GAS TO REMAIN EXISTING WATER TO REMAIN EXISTING SEWER TO REMAIN EXISTING ELECTICAL POLE 40' STREET VISION TRIANGLE40' STREET VISION TRIANGLE 15' - 0"10' - 0"ALLEY VISION TRIANGLE 5' - 0" (+/-)3' - 5 1/2" (+/-)CORNER SIDE YARD SETBACK15' - 0"EXISTING ENCROACHMENT EXISTING ENCROACHMENT EXISTING BOULEVARD TREE TO REMAIN EXISTING 3' FENCE TO REMAIN, (TYP.) EXISTING 3' FENCE TO REMAIN, (TYP.) EXISTING GATE EXISTING ON SITE GRAVEL PARKING AREA (3 SPACES, 27'X20') ON-STREET PARKING SPACE (PARALLEL 7'X24') LINE TYPE LEGEND PROPERTY LINE SETBACK LINE FENCE COMMUNICATION LINE WATER LINE FIRE SERVICE LINE GAS LINE ELECTRICAL LINE SEWER LINE sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA1.1 SRR SCOTT RESIDENCE REMODEL SITE PLAN (EXISTING) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1" = 10'-0"A1.1 1 SITE PLAN (EXISTING) SITE INFORMATION: LOT AREA = 7492 SQ. FT. LOT COVERAGE = 23% REAR LOT COVERAGE = 10% PARKING REQUIRED = 3 SHR (3 BEDROOM) 1 ADU 4 TOTAL PARKING PROVIDED = 1 ON-STREET 3 GRAVEL IN REAR YARD 4 TOTAL No.DescriptionDate**NOTE: A CIVIL SURVEY WAS NOT CONDUCTED FOR THIS PROJECT. SITE PLAN INFORMATION WAS COMPILED VIA EXISTING FIELD MEASUREMENTS, PHOTOGRAPHS, PLAT DOCUMENTS AND OTHER RELEVANT SOURCES. **OPN 410 S SSSS E EEEE G GGGG FS FSFSFSFS W WWWW C CCCC X XXXX X XXXXXXXXXXX XXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXX XXXXXXXXXXXXXW WWWWWWWWWWW S SSSSSSSSSSS E E E E E E E E E EEE E E E E E E E EE GGGGGGGGGGGGGGGGGGGGGG X XX X XX LINE TYPE LEGEND PROPERTY LINE SETBACK LINE FENCE COMMUNICATION LINE WATER LINE FIRE SERVICE LINE GAS LINE ELECTRICAL LINE SEWER LINE ADDITION EXISTING SOUTH TRACY AVENUE(60' R.O.W.)WEST STORY STREET (60' R.O.W)ALLEY (20' R.O.W.)LIMITS OF WORK LIMITS OF WORKPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEEXISTING GARAGE & APPARTMENT TO REMAIN EXISTING HOUSE (600 SQ. FT.) PROPOSED ADDITION (716 SQ. FT.) EXISTING GAS METER TO REMAINSIDEWALK CURB/GUTTER SIDEWALKCURB/GUTTEREXISTING BOULEVARD TREE TO REMAIN EXISTING BOULEVARD TREE TO REMAIN EXISTING 5' FENCE TO REMAIN, REPAIR AND ADD SECTIONS TO MATCH WHERE NECESSARY (TYP.) NEW DECK EXISTING PORCH EXISTING WALKWAY TO REMAIN DN DN DN DN DN RELOCATE ELECTRICAL METER5' - 0" SIDE YARD SETBACK15' - 0" FRONT YARD SETBACKEXISTING PLAYHOUSE TO REMAIN 20' - 0" BACK YARD SETBACK RELOCATE OVERHEAD ELECTRICAL METER EXISTING GAS TO REMAIN EXISTING WATER TO REMAIN EXISTING SEWER TO REMAIN EXISTING ELECTICAL POLE 40' STREET VISION TRIANGLE40' STREET VISION TRIANGLE 15' - 0"10' - 0"ALLEY VISION TRIANGLE 7' - 0" (+/-)5' - 0" (+/-)3' - 5 1/2" (+/-)PROPOSEDNEWADDITIONEXISTINGCORNER SIDE YARD SETBACK15' - 0"DEVIATION REQUESTED FROM SEC. 38.08.050 EXISTING BOULEVARD TREE TO REMAIN EXISTING GATE EXISTING ON SITE GRAVEL PARKING AREA (3 SPACES, 27'X20') ON-STREET PARKING SPACE (PARALLEL 7'X24')sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA1.2 SRR SCOTT RESIDENCE REMODEL SITE PLAN (PROPOSED) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 SITE INFORMATION: LOT AREA = 7492 SQ. FT. LOT COVERAGE = 23% REAR LOT COVERAGE = 10% PARKING REQUIRED = 3 SHR (3 BEDROOM) 1 ADU 4 TOTAL PARKING PROVIDED = 1 ON-STREET 3 GRAVEL IN REAR YARD 4 TOTAL 1" = 10'-0"A1.2 1 SITE PLAN (PROPOSED)No.DescriptionDate**NOTE: A CIVIL SURVEY WAS NOT CONDUCTED FOR THIS PROJECT. SITE PLAN INFORMATION WAS COMPILED VIA EXISTING FIELD MEASUREMENTS, PHOTOGRAPHS, PLAT DOCUMENTS AND OTHER RELEVANT SOURCES. **OPN 411 HATCHED AREA DENOTES PREVIOUS EXISTING ADDITION TO BE DEMOLISHED (TYP.) EXISTING DECK AND STAIRS TO BE DEMOLISHED (TYP.) TO BE DEMOLISHED EXISTING TO REMAIN TO BE DEMOLISHED EXISTING TO REMAIN sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA2.0 SRR SCOTT RESIDENCE REMODEL DEMOLITION PLANS 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A2.0 1 SECOND FLOOR PLAN (DEMO) 1/4" = 1'-0"A2.0 2 FIRST FLOOR PLAN (DEMO)N N No.DescriptionDate412 A3.1 1 A3.1 4 A3.1 3 A3.1 2 WH FURN. EXISTING RUBBLE FOUNDATION EXISTING CONCRETE FOUNDATION SUPPORT ELECTRIC PANEL SEWER LINE CRAWL SPACE CRAWL SPACE 6' 11 3/4" (+/-) TO B.O. FRAMING EXISTING BASEMENT CONCRETE CRUSH FILL BEAM ABOVE EXISTING MECH. A3.1 1 A3.1 4 A3.1 3 A3.1 2 B.O. STAIRS CASED OPENING (TYP.) UPDN EXISTING LIVING EXISTING DINING EXISTING ENTRY EXISTING PORCH DN DN ROOF OVERHANG ABOVE (TYP.) WOOD FLOOR DROPS 1/2" (+/-) WOOD WOOD ELECTRIC METER GAS METER 8' 7" (+/-) CEILING HT. 8' 7 1/2" (+/-) CEILING HT. 6' 7 1/2" (+/-) CEILING HT. EXISTING KITCHEN EXISTING BEDROOM EXISTING BATH EXISTING MUD/ LAUNDRY EXISTING FIREPLACE WOOD 8' 2 1/4" (+/-) CEILING HT. WOOD 8' 5" (+/-) CEILING HT. LINOLEUM 8' 7 1/2" (+/-) CEILING HT. TILE 9' 2" (+/-) CEILING HT. DN A3.1 1 A3.1 4 A3.1 3 A3.1 2 EXISTING BEDROOM EXISTING BEDROOM EXISTING OFFICE EXISTING BATH EXISTING HALL CLOSETCLOSET SLOPED CEILING ABOVEDN DN ROOF BELOW ROOF BELOW LINOLEUM WOOD WOOD CARPET CARPET 8' 1" (+/-) CEILING HT. 8' 1" (+/-) CEILING HT. 6' 11 3/4" (+/-) CEILING HT. 8' 1" (+/-) CEILING HT.sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA2.1 SRR SCOTT RESIDENCE REMODEL FLOOR PLANS (EXISTING) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 N 1/4" = 1'-0"A2.1 1 BASEMENT FLOOR PLAN (EXISTING) 1/4" = 1'-0"A2.1 2 FIRST FLOOR PLAN (EXISTING)N 1/4" = 1'-0"A2.1 3 SECOND FLOOR PLAN (EXISTING)N EXISTING UNFINISHED BASEMENT AREA: 587 S.F. EXISTING 1ST FLOOR AREA: 882 S.F. EXISTING 2ND FLOOR AREA: 581 S.F. TOTAL EXISTING HOUSE: 1463 S.F.No.DescriptionDate413 A3.2 4 A3.2 3 A3.2 1 A3.2 2 A A 44 11 B B C C D D 22 33 NEW CRAWLSPACE BELOW ADDITON PROPOSED NEW ADDITION EXISTING TO REMAIN NO PROPOSED IMPROVEMENTS IN EXISTING BASEMENT DN MECH. STORAGE PROPOSED NEW ADDITION EXISTING TO REMAIN NEW WOOD FRAMED WALLS EXISTING WALLS TO REMAIN WALL TYPE LEGEND NEW CONCRETE WALLS sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA2.2 SRR SCOTT RESIDENCE REMODEL FLOOR PLANS (PROPOSED) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A2.2 1 BASEMENT FLOOR PLAN (PROPOSED) N 1ST FLOOR AREA EXISTING TO REMAIN: 600 S.F. EXISTING TO BE REMOVED: 282 S.F. ADDITION: 716 S.F. TOTAL PROPOSED 1ST FLOOR: 1316 S.F. 2ND FLOOR AREA EXISTING TO REMAIN: 581 S.F. EXISTING TO BE REMOVED: 0 S.F. ADDITION: 159 S.F. TOTAL PROPOSED 2ND FLOOR: 740 S.F. TOTAL PROPSED ADDITION: 875 S.F. TOTAL PROPOSED HOUSE: 2056 S.F. UNFINISHED BASEMENT AREA EXISTING TO REMAIN: 587 S.F. EXISTING TO BE REMOVED: 0 S.F. ADDITION: 0 S.F. TOTAL PROPOSED BASEMENT: 587 S.F.No.DescriptionDate414 A3.2 4 A3.2 3 A3.2 1 A3.2 2 LINEN EXISTING SLOPED CEILING ABOVE 6' 11 3/4" (+/-) CEILING HT. PROPOSED NEW ADDITION BEDROOM BEDROOM HALL WOOD WOOD WOOD OFFICE WOOD DN EXISTING ROOF BELOW EXISTING TO REMAIN EXISTING ROOF BELOW15' - 11"BATH TILE 44 11 C C D D 22 10' - 0" 7' - 0"3' - 0"7' - 1 1/2"10' - 0"6' - 0"9' - 11"NEW LANDING CLOSET CLOSETRELOCATE EXISTING TUB NEW ROOF BELOW RIDGE OF NEW VAULTED CEILING ABOVE NEW GUARDRAIL TO MATCH EXISTING 1' - 6"4' - 6"NEW DROP CEILING ABOVE TO MATCH EXISTING CEILING HT. ROOF OVERHANG ABOVE (TYP.) EXISTING CHASE TO REMAIN PROPOSED NEW ADDITION EXISTING TO REMAIN A3.2 4 A3.2 3 A3.2 1 A3.2 2 KITCHEN MUD BEDROOM DECK BREAKFAST DEN LIVING DINING PORCH DN UP PROPOSED NEW ADDITION PROPOSED NEW ADDITION PANTRY EXISTING TO REMAIN EXISTING TO REMAIN BATH NEW STONE FLOORING REF. 3' - 6"FULL HT. CABINETSW D BENCH/ SHOE CUBBIES LAUNDRY COUNTER TOP 3' - 8 1/2"2' - 6"3' - 6"8' - 4 1/2"5' - 4 1/2" A A 44 11 B B C C D D 22 33 DW 30' - 0" 5' - 0"15' - 0"10' - 0" 5' - 0"15' - 0"10' - 0" 6' - 10"2' - 4 1/2"5' - 9 1/2"4' - 7 1/2"5' - 4 1/2"25' - 11"12' - 3 1/2"3' - 7 1/2"10' - 0"2' - 7 1/2"7' - 4 1/2"3' - 1 1/4"CLOSETOPEN SHELVING 30' - 0" 9' - 0 1/2"5' - 11 1/2" SOFFIT FOR NEW STAIRS ABOVE EXISTING WOOD DECK TO REMAIN EXISTING WALL TO REMAIN, FUR WALL FOR PLUMBING 6' - 3"7' - 4 1/2"8' - 9 1/2"1' - 9" 2' - 10" 2' - 10" 7' - 0" EXISTING STAIRS TO REMAIN UP TO EXISTING LANDING FLOOR MATERIAL CHANGE (TYP.) DN DN DN DN DN WOOD DECK REUSE EXISTING HALF LIGHT DOOR NEW WOOD FLOORING NEW WOOD FLOORING NEW WOOD FLOORINGNEW CARPET NEW STONE FLOORING NEW STONE FLOORING NEW STONE FLOORING NEW STONE FLOORING 2' - 7" NEW CEILING HT. TO MATCH EXISTING 8' 8" (+/-) (TYP.) PATCH/REPAIR EXISTING PLASTER WHERE NECESSARY (TYP.) NEW STONE FLOORING ROOF OVERHANG ABOVE (TYP.) 5' - 0"2' - 2 1/2" 3' - 7" 2' - 1 1/2" 2' - 6"2' - 8" 2' - 10" 3' - 10"1' - 9" 4' - 5"4' - 5"REUSE EXISTING WINDOWS REUSE EXISTING WINDOW 3' - 1" NEW WOOD FRAMED WALLS EXISTING WALLS TO REMAIN WALL TYPE LEGEND NEW CONCRETE WALLS sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA2.3 SRR SCOTT RESIDENCE REMODEL FLOOR PLANS (PROPOSED) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A2.3 2 SECOND FLOOR PLAN N 1/4" = 1'-0"A2.3 1 FIRST FLOOR PLAN N 1ST FLOOR AREA EXISTING TO REMAIN: 600 S.F. EXISTING TO BE REMOVED: 282 S.F. ADDITION: 716 S.F. TOTAL PROPOSED 1ST FLOOR: 1316 S.F. 2ND FLOOR AREA EXISTING TO REMAIN: 581 S.F. EXISTING TO BE REMOVED: 0 S.F. ADDITION: 159 S.F. TOTAL PROPOSED 2ND FLOOR: 740 S.F. TOTAL PROPSED ADDITION: 875 S.F. TOTAL PROPOSED HOUSE: 2056 S.F. UNFINISHED BASEMENT AREA EXISTING TO REMAIN: 587 S.F. EXISTING TO BE REMOVED: 0 S.F. ADDITION: 0 S.F. TOTAL PROPOSED BASEMENT: 587 S.F.No.DescriptionDate415 EXISTING LAUNDRY/MUD ROOM TO BE REMOVED EXISTING WOOD DECK TO BE REMOVED EXISTING TO BE REMOVED EXISTING TO REMAIN EXISTING WINDOWS TO BE REMOVED EXISTING LAUNDRY/MUD ROOM TO BE REMOVED EXISTING WOOD DECK TO BE REMOVED EXISTING BEDROOM TO BE REMOVED EXISTING BEDROOM TO BE REMOVED EXISTING TO BE REMOVED EXISTING TO REMAIN sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA3.1 SRR SCOTT RESIDENCE REMODEL ELEVATIONS (EXISTING) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A3.1 1 -NORTH ELEVATION (EXISTING) 1/4" = 1'-0"A3.1 2 -EAST ELEVATION (EXISTING) 1/4" = 1'-0"A3.1 3 -SOUTH ELEVATION (EXISTING) 1/4" = 1'-0"A3.1 4 -WEST ELEVATION (EXISTING)No.DescriptionDate416 4 123 11 1/2" 12" 4" 12" 4123 11" 12" 5" 12" 5" 12" NEW WOOD FRIEZE TRIM TO MATCH EXISTING, PAINT (TYP.) NEW FRENCH DOOR NEW FASCIA TO MATCH EXISTING, PAINT (TYP.) NEW TURNED COLUMN TO MATCH EXISTING, PAINT PROPOSED ADDITION EXISTING TO REMAIN ABCD NEW WOOD LAP SIDING TO MATCH EXISTING, PAINT (TYP.) NEW WOOD CORNER TRIM TO MATCH EXISTING, PAINT (TYP.) 3" 12" NEW WOOD WATER TABLE BAND TRIM TO MATCH EXISTING, PAINT (TYP.) NEW ASPHALT SHINGLES TO MATCH EXISTING (TYP.) NEW EXTERIOR WINDOW TRIM TO MATCH EXISTING (TYP.) NEW ALUMINUM CLAD WOOD WINDOWS TO MATCH EXISTING, PAINT (TYP.) 3" 12" 13" 12" PROPOSED ADDITION EXISTING TO REMAIN A B C D NEW DOWNSPOUT TO MATCH EXISTING NEW REAR ENTRY DOOR CORNER TRIM TO MATCH EXISTING sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA3.2 SRR SCOTT RESIDENCE REMODEL ELEVATIONS 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A3.2 1 EAST ELEVATION 1/4" = 1'-0"A3.2 2 WEST ELEVATION 1/4" = 1'-0"A3.2 3 NORTH ELEVATION 1/4" = 1'-0"A3.2 4 SOUTH ELEVATION No.DescriptionDateNOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTED 417 4 123 11 1/2" 12" 4" 12" 4123 11" 12" 5" 12" 5" 12" NEW WOOD FRIEZE TRIM TO MATCH EXISTING, PAINT (TYP.) NEW FRENCH DOOR NEW FASCIA TO MATCH EXISTING, PAINT (TYP.) PROPOSED ADDITION EXISTING TO REMAIN ABCD NEW WOOD LAP SIDING TO MATCH EXISTING, PAINT (TYP.) NEW WOOD CORNER TRIM TO MATCH EXISTING, PAINT (TYP.) 3" 12" NEW WOOD WATER TABLE BAND TRIM TO MATCH EXISTING, PAINT (TYP.) NEW ASPHALT SHINGLES TO MATCH EXISTING (TYP.) NEW EXTERIOR WINDOW TRIM TO MATCH EXISTING (TYP.) NEW ALUMINUM CLAD WOOD WINDOWS TO MATCH EXISTING, PAINT (TYP.) 3" 12" 13" 12" PROPOSED ADDITION EXISTING TO REMAIN A B C D NEW TURNED COLUMN TO MATCH EXISTING, PAINT NEW REAR ENTRY DOOR sheet project code address© 2015 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988NOTE: IF SHEET IS NOT 24X36 THEN SCALE IS HALF THAT NOTEDY:\Projects\SRR\DRAWINGS\REVIT\SRR_CENTRAL.rvtA3.2 SRR SCOTT RESIDENCE REMODEL ELEVATIONS (PROPOSED) 423 S. TRACY AVE. BOZEMAN, MONTANA 59715 SD 05-13-2015 1/4" = 1'-0"A3.2 1 EAST ELEVATION 1/4" = 1'-0"A3.2 2 WEST ELEVATION 1/4" = 1'-0"A3.2 3 NORTH ELEVATION 1/4" = 1'-0"A3.2 4 SOUTH ELEVATION No.DescriptionDate418 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix F Montana Historical and Architectural Inventory 419 420 421 422 4 2 3 S o u t h T r a c y A v e R e m o d e l Appendix G Proposed Products and Materials Information 423 Andersen Aluminum Clad Wood Windows and Doors to be used on the project. Style and configuration to match existing house windows. Color to match existing. (Photos and imagery shown for reference.) 424                                                                                                                                                                                                                                                                                                                                                                                                                            28 PROPOSED RECESSED CAN FIXTURE 425                                                                                                                                                                                                                                                                                                                           29 426 Incandescent 5" Cylinders Outdoor Wall Mount Type -20 -30 -31 -82 P5674 ■■ ■■ ■■ ■■ P5675 ■■ ■■ ■■ ■■ Finish Metallic Dimensions (Inches) Catalog No.Bronze White Black Gray Lamping A B C D P5674 -20 -30 -31 -82 1-75w PAR30, 5 7-1/4 8 2-1/2 65w BR30 P5675 -20 -30 -31 -82 2-75w PAR30 5 14 8 7 Specifications: General • Extruded aluminum .125 wall thickness one piece cylinder • Cast aluminum wall bracket • P5674 - Down lighting • P5675 - Up/Down lighting. P8799-31 top cover lens recommended when unit is used outdoors • Interior finish matches exterior finish Mounting • Covers any outlet box • Cast mounting bracket is 4-1/2" square • Outlet box mounting bracket supplied permitting attachment of unit to wall with one almost invisible set screw Electrical • Medium base porcelain socket with nickel plated brass screw shell Options • Bronze finish - specify “20” suffix • White finish - specify “30” suffix • Black finish - specify “31” suffix • Metallic Gray finish - specify “82” suffix Accessories • P8799-31 Top lens cover for P5675 fixture Labeling • UL-CUL wet location listed - P5674 and P5675 with top cover • P5675 UL-CUL listed for indoor use with no cover Progress Lighting 701 Millennium Blvd. Greenville, South Carolina 29607 www.progresslighting.com Rev. 1/04 D B A C D B A C P5674 P5675 30 PROPOSED WALL MOUNTED FIXTURE 427