Loading...
HomeMy WebLinkAbout523NB GAR-ADU - PROJECT NARRATIVE 05-21-2020    523 North Bozeman Garage/ADU NCOD Certificate of Appropriateness Application 21 May 2020 NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          1  Table of Contents A. Application Forms & Checklists: (A1, NCOA, DEM (w/ N1), PLS) B. Certificate of Appropriateness Checklist C. Demolition Checklist Appendices Appendix A: Historical Property Record 1984 Appendix B: Historical Property Record 2020 Appendix C: Product Cutsheets Plans/Drawing Set C0.1 Cover Sheet A0.1 Site Plans – Existing & Proposed A1.1 Plans – Proposed @ Accessory Building A3.1 Elevations – Proposed @ Accessory Building AB1.2 Plans – Existing @ House NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          2  A. Application Forms & Checklists: Attached please find the A1, NCOA, DEM (w/ N1) & PLS forms for the 523 North Bozeman Garage/ADU Project. The calculated fees total $264 for this application. See below for full calculations. Application Fees COMPONENT FEE QUANTITY TOTAL NCOD COA $132 1 $132 Deviation(s) N/A 0 $0 DEMOLITION DEM $132 1 $132 TOTAL $ 264 Please find the DEM and N1 forms along with a copy of the adjoining property owners’ information in the submitted documents.   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          3  B. Neighborhood Certificate of Appropriateness Checklist (NCOA) 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. 523 North Bozeman is a conforming, existing 0.19 acre (8476 SF) lot in the R-3 zoning district. The project is located within the NCOD but is not within a Historic District. Currently an existing single-story house occupies the East side of the property. Sited immediately adjacent to the alley on the West edge of the property, there is a two-story barn and a small woodshed. The proposed project involves demolishing the two-story barn and the small woodshed and constructing a new building with a garage located beneath an Accessory Dwelling Unit (ADU). The existing single-story house is to-remain. There is no work being proposed on the existing house as part of this application. As requested by the City of Bozeman Historic Preservation Officer, the Owner commissioned an updated Montana Historic Property Record for all the existing structures on the property. The proposed Garage/ADU building is sited adjacent to the alley on the West end of the 523 N Bozeman Avenue property. The building is sited 16’-6” to the East of property line that delineates the alley from the West boundary of the property. The siting of the building adheres to the required minimum setback off the alley and allows for a compliant parking stall parallel to the alley. The proposed building’s siting in the North-South axis adheres the side setback requirements and provides generous access to the East property to the North of the building as well as a fenced area to the South that will be used by the occupant of the ADU. The proposed building is an ordinary rectangular form with a flat roof. Sited on an industrious, unpaved alley, the building takes its design cues from rugged industrial and agricultural buildings that are often examples of plain base forms that gain expression through the presence of doors, gates, stairs and other additive building elements that communicate the activity and use of the building. Much of the lower portion of the building is characterized by access points (garage doors and person doors) that aim to encourage human activity and animate the alley environment and culture. The upper portion of the proposed building (the ADU) is a more introverted space than the ground plane. The windows on the North, East and South sides of the building prioritize interior light over exterior view. The upstairs windows on the North and South are located high on the walls to draw light into the interior without creating uncomfortable site lines down into the rear yards of the adjoining properties to the North and South. The upstairs window openings on the West side of the building are considerably smaller than the openings on the other three sides of NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          4  the building to guard against the western sun and offer the alley smaller glimpses of the interior in an animated play that responds to the collaged qualities of the alleyscape. The exterior building materials of wood cladding and sheet metal are common to the alley environments throughout the district. In an effort to have the building recede into the collective context of the existing alley, the bottom half of the building is imagined as an extended fence that presents the building as a less singular object and more interconnected with the character of its surroundings. 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. Please reference the 1984 Historical Property Record and the 2020 Updated Historical Property Record in the 523 N Bozeman Garage/ADU COA Application Appendix. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extent 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 8 1/2 x 11 paper with the property address, elevation direction (N, S, E, W) and relevant information on the proposed changes The barn and woodshed are proposed for demolition. See attached photos of existing structures to-be-removed and plan set for proposed new Garage/ADU.   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          5   View from middle of 523 N Bozeman property looking southwest at barn & shed (both to-be-removed)  View from middle of 523 N Bozeman property looking northwest towards barn & shed (both to-be-removed)   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          6  View from alley looking northeast towards barn & shed (both to-be-removed) View from alley looking southeast towards barn & shed (both to-be-removed)   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          7  View toward 523 N. Bozeman Ave. looking northwest towards existing house (to-remain) View toward 523 N. Bozeman Ave. looking southwest toward existing house (to-remain)   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          8  View of adjoining alley streetscape, looking North. View of adjoining alley streetscape, looking South.   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          9  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. Refer to Drawing Sheet A0.1. A survey of existing conditions and a proposed site plan for the proposed Garage/ADU is included in the plan set. 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. Refer to Drawing Sheet A3.1. All elevations for the proposed new Garage/ADU are included in the plan set. 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. Refer to Drawing Sheet A0.1. See below responses to Demolition Checklist (DEM). 7. For any non‐conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non‐conforming status per Section 38.280.040.B BMC has been met or surpassed. N/A. There are no non-conforming structures on the property. 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. When adding dwellings to a site, including accessory dwelling units (ADUs), a public notice period is required. The notice period will be between 15‐45 days. Streetscape Study: The alleyscape was analyzed and found to have no apparent pattern(s) of significance that pertain to an elevational study. There are various one and two-story accessory buildings ranging in use from garages, ADUs, sheds and various property fences, all of which collectively establish a diverse and inconsistent scale of alley elements. Architectural Style and Neighborhood Context: Please See Project Narrative for Style and Character discussion. NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          10  Guidelines for Historic Preservation and the Neighborhood Conservation Overlay, Chapter Two: Design Guidelines for All Properties: A. Topography Site work should be planned to protect the assets of the existing topography The proposed accessory building is sited in a manner that preserves the existing trees throughout the property. The project aims to cultivate exterior spaces and circulation patterns in a manner that encourages outdoor activity and neighborly encounters that contribute to the collective experience of the neighborhood. B. Street Patterns Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the historic district and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which secondary structures and landscape features may occur on the site. The siting of the proposed accessory building is highly focused on contributing to the existing pattern of the alley on which it is located. The alley that abuts the property is characterized by a collection of smaller individual structures, fence lines that knit together to form the extended edge condition that provides the charming scale of the alley. Through both use and formal strategies, the proposed accessory building will provide a supportive and strengthened addition to the historic pattern of the alley. C. Alleys Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys, both paved and unpaved, contribute to the character of the district. The presence and the functions of the alley are the central influence in the proposed design of the project. The building’s massing strategy is aimed at maintaining the secondary, diminutive scale of the alley-scape and spaces have been designed surrounding the building that anticipate vehicle access, storage, and activities characteristic of the alleys throughout the district. D. Streetscape Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. The project participates in the rich and varied conditions of an unpaved alley.   NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          11  E. Landscape Design Traditionally, plant beds were located around building foundations, along walkways and sometimes in front of fences. Some of these plantings may have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. No landscape plan is determined at this time, however, all mature trees on site will be retained. The realities of vehicle access to and from the alley will dictate any future landscaping strategies. F. Building Form A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. Other than the general scale of the buildings along the alley, there is no perceptible continuity to the surroundings. The alley is a rich tapestry of variation in both form and materiality. The proposed accessory building is an ordinary flat-roofed form that conveys modesty as an industrious building that contributes to the activity and energy of the alley. G. Solid to Void Ratio A typical building appeared to be a rectangular solid, with small holes “punched” in the walls for windows and doors. Most buildings had similar amounts of glass, resulting in a relatively uniform solid-to-void ratio. This ratio on a new building, the amount of facade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. The proposed building is a rectangular solid that is restrained with its number and size of openings. The West building façade that faces the alley has smaller punched openings to provide a level of privacy in the upstairs ADU and guard against the intensity of the western sun. The garage doors simply address the movement and storage of vehicles. The openings on the upper North, South and East walls are ganged together rather than distributed to offer views. The North and South walls have windows located high on the walls to deliver light to the interior without exposing the living space to sightlines to and from the adjoining properties (rear yards below). The upper East wall has one view-driven opening that orients back towards the house on the same property rather than the neighboring properties. The pattern of openings and the solid-void ratio on the lower half of the building organizes around access and site circulation with a collection of doors. H. Materials Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          12  The proposed structure will be clad with a combination of metal and wood siding. These materials are used extensively in the surrounding areas in older industrial buildings and the sorts of accessory buildings that characterize many of the less formal, unpaved alleys throughout the NCOD. I. Architectural Character New construction should distinguish itself from historic structures. The proposed accessory building does not possess detailing or design characteristics that would cause it to be misinterpreted for a historic structure. J. Parking The visual impact of surface parking should be minimized. On-site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area Because the proposed building is adjacent to an alley, parking is a visible characteristic of the building, but the design aims to minimize the visual impact of parked vehicles by providing two parking spaces within the garage that can be hidden from public view. K. Buffers When site development such as parking, storage and equipment areas create an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. No storage, or equipment areas are visible. A proposed electric meter currently faces the alley, but this meter could be relocated if it were determined to improve the visual impact of the proposed building. The surface parking stall (House Parking 2) that currently fronts the alley will likely be surfaced with gravel to maintain consistency with the character of the existing alley. L. Site Lighting Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Exterior lighting on the exterior is anticipated to be minimal and limited to downlighting at exterior doors on the North and South facades, and above garage doors on the West facade. Fixtures at all locations will direct light downward with a narrow throw. M. Utilities and Service Areas Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Because of the small scale of the building, the exposed utilities and services are minimal and not imagined to be visually obtrusive to any significant degree. NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          13  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. For window and/or door changes, include the size and dimensions of the current window/door frame as well as the proposed size and dimensions. If the sizes are to remain the same this must also be specified. N/A 10. Cut‐sheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately Refer to Drawing Sheet A3.1 & submitted cut sheets. 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. Refer to Drawing Sheets C0.1, A3.1 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). Refer to Drawing Sheets C0.1, A0.1 13. A schedule for the proposed changes to the property if to be phased or if applicable. The proposed project will be constructed in a single phase. The Owner intends to commence construction of the project immediately following the City of Bozeman Planning and Building approvals process. 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 The Owner is a long-standing resident in the neighborhood and is currently living on the property at 523 N. Bozeman Avenue. The owner has engaged various neighbors on the proposed plans for the property. C. DEMOLITION WITHIN THE NCOD CHECKLIST (DEM) 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations proposed to buildings, structures and site layouts on the property. See above project narrative. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be relevant to the proposed changes to the property. A current Montana Property Record Form may be used to document the existing conditions on the site and determine the property’s historic significance. NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          14  Please reference the 1984 Historical Property Record and the 2020 Updated Historical Property Record in the Appendix. 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 should be printed on or attached to 8.5” x 11” paper with the property address, elevation direction, and relevant information on the proposed changes. See response (above) under Neighborhood Certificate of Appropriateness Checklist (Question 3). The existing barn and woodshed are proposed for demolition. See above photos of existing structures to-be-removed and plan set for proposed new Garage/ADU 4. Site plan showing), parking, driveways, fencing, landscaping, setbacks. a. Property dimensions b. Location of building(s) and changes proposed c. Setbacks d. Pedestrian and vehicular circulation e. Location of utilities Refer to Drawing Sheet A0.1 5. 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. The existing barn and woodshed are proposed for complete removal. No portion of either building will be reinstalled. 6. For any non‐conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non‐conforming status per Section 38.280.040 BMC has been met or surpassed. N/A. There are no non-conforming structures on the property. 7. Completed and signed property adjoiners certificate form N1 and materials. A completed and signed property adjoiners certificate form N1 and materials has been provided with this application. 8. If the property is classified as historic, whether by listing on the National Register of Historic Places, identification as “eligible” or “contributing,” identification as a Landmark or in a local district, definitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: a. If the property is classified as historic, whether by listing on the National Register of Historic Places, identification as “eligible” or “contributing,” identification as a Landmark or in a local district, definitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU     NCOD Certificate of Appropriateness Application  523 North Bozeman Avenue  May 2020                                                                                                                                                                                          15  b. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. The property is not listed on the National Register of Historic Places. The property is in the NCOD, though it is not located in any of the City of Bozeman’s Historic Districts. The 1984 Historical Property Record does not address the historic significance of the barn and woodshed. A 2020 Updated Historical Property Record (see Appendix) describes the barn as retaining its historic massing “but two of its four elevations display what is likely non-historic wall cladding, and the second-level stairs, door, and window are non-historic.” The Owner’s Architects have determined that both the barn and woodshed have minimal useful life remaining in them and may represent potential safety hazards if left in their current state. Both structures lack adequate foundation systems and would require extensive and costly work to reinforce them in accordance with the 2018 International Existing Building Code. Both buildings’ structural framing systems have been undermined as a result of uneven settlement of the ground plane. As a result, the Owner is proposing removal of these structures to allow for construction of a new accessory building. NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU APPENDIX A (SEE FILE IN “APPENDICES FOLDER”) NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU APPENDIX B (SEE FILE IN “APPENDICES FOLDER”) NCOD Certificate of Appropriateness Application 523 North Bozeman Avenue Garage/ADU APPENDIX C (SEE FILE IN “APPENDICES FOLDER”)