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HomeMy WebLinkAboutCorrections Response Letter_040620211 P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com *(406) 581 0527 R E S I D E N T I A L A R C H I T E C T U R E April 6, 2021 RE: 312 NORTH GRAND AVENUE NEIGHBORHOOD CERTIFICATE OF APPRIOPRIATENESS, DEMOLITION, AND CONDITIONAL USE PERMIT, APPLICATION 21085 Section 3 – Required Code Corrections- See response in blue: Planning Comments: 1.Form and intensity standards – BMC 38.320.050 a. The minimum front setback is 10 feet for the B-3 zoning district in accordance with the Landscape Block Frontage Standards for buildingplacement in Sec. 38.510.030 as referred to in the above mentioned section of the BMC. i. Please revise this setback within the plans and submittal documents accordingly. The front yard setbackhas been updated to 10’ minimum per BMC 38.320.050. b.The minimum rear setback adjacent to an alley is 5 feet for the B-3 zoning district. i. Please revise this setback within the plans and submittal documents accordingly. The rear yard setbackhas been updated to 5’ minimum per BMC 38.320.050. 2.Street vision triangle - BMC 38.400.100. a. A street vision triangle is not indicated for the intersection of the driveway and North Grand Avenue. i. Please demonstrate this standard inaccordance with Sec. 38.400.100.C of the BMC. A street vision triangle has been added to the siteplan per BMC 38.400.100 and a note has been added about existing trees within the visiontriangle to be trimmed to 10’ above grade per 38.400.100.D.2. NCOD Comments: 312 N. Grand Avenue is located within the Neighborhood Conservation Overlay District (NCOD). The existing principal dwelling unit and outbuildings were surveyed for historic integrity in 1984 and found to be “non-eligible” structures that have an intrusive presence within the district. As the property is located within the above mentioned NCOD, Sec. 38.340 of the BMC and the Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District are applicable. After a review of the proposed renovation, rehabilitation, and preservation for 312 N. Grand Avenue, Community Development Staff has found components of the design may not comply including: 1.Chapter 2.H.1 & 2.H.3 Materials: FROG ROCK D e s i g n 2 P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com *(406) 581 0527 a.This section of the Design Guidelines references the use of building materials that appear similar to those used traditionally in the area and recommends horizontal lap siding rather than vertical lap siding. The application documents and/or plan set demonstrates the use of vertical lap siding.b.This section of the Design Guidelines also denotes that new and alternative materials that are similar in character to traditional materials may be acceptable with appropriate detailing and should appear similar in scale and proportion. i. Please provide similar examples, details, and additional context of the existing streetscape and the surrounding area for the use of vertical lap siding. See updated streetscape showing vertical metal siding two houses to the south. Also see vertical siding photo examples from the 100-300 blocks of North Grand Ave. for historical precedent of vertical 5” board siding (T&G) and 12” board and batten siding. See updated color board for clearer examples of the vertical 4-5” T&G we propose to use for this project.This house at 312 was originally all stucco with no horizontal siding. In the previous remodel they added vertical painted siding at the garage. Though many houses in the neighborhood do utilize horizontal painted siding there are several examples within the close neighborhood of historical vertical siding similar in width to the T&G boards we propose to use. In addition, there are examples of vertical metal siding two houses to the south and across the street and the same vertical wood siding we propose to use on a house located one block away on W. Short Street (see photo examples). Aesthetically, stucco as a natural material marries better with natural wood than it does with a painted board siding (either vertical or horizontal). There are not many examples of historical homes combining stucco and horizontal painted siding. The intent of the design is to preserve the main part of the house keeping the existing stucco and trim detailing in the front of the house and add modern elements to the areas in need of siding replacement and at the rear of the property. We chose vertical wood 4” T&G siding as a current contemporary aspect of innovative design that contrasts with the horizontal metal we propose to use at the garage while keeping this historical nature of front of the house intact. This is in effort to meet Sec. 38.340.010. - Intent and purpose-The intent and purpose of the conservation district designation is to stimulate the restoration and rehabilitation of structures, and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area. Contemporary design will be encouraged, provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community. Also, to meet Sec. 38.340.050. - Standards for certificates of appropriateness. C. Contemporary, non-period and innovative design of new structures and additions to existing structures is 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 surrounding structures. Northwestern Energy (NWE) Comments, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 3 P.O. Box 6216, Bozeman, MT 59771 * minge@frogrockdesign.com *(406) 581 0527 1. The NWE Project Engineer assigned to the proposed NCOA/DEM/CUP is Kory Graham,Kory.Graham@northwestern.com. The Owner has contacted Kory, submitted an applicationand is working with him on locations of all proposed meters.2. Has the applicant submitted an application to Northwestern Energy? a. If not, submit anapplication online to have the NWE project engineer work with the applicant. Go towww.northwesternenergy.com/construction to apply online via the Montana ConstructionApplication, and access Montana New Service Guide to provide information on electric and gasservice requirements. Yesb. Once an application is submitted, the NWE project engineer will be in contact with theapplicant. Yes3. The site plan showing existing site plan and proposed site plan shows relocating the existinggas service to two new locations. The gas meters will need to be located in the same location offof one service. Applicant will need to show the best location for the two gas meters. Changingfrom one gas meter to two will the electric meter be converted from a single meter to a twogang meter? If needing to relocate the electric service or upgrading the service to a largerservice will require an updated easement if it is crossing the owners property next door. If aneasement shall need to cross property other than the applicants, negotiations and costsbetween other landowners for such an easement is entirely the applicant’s responsibility. Onlyone gas meter is requested and the new location is shown on the updated proposed site plan.4.Service & Meter Location. The electric meter & or CT cabinet will need to be installed in thesame general location within 10-feet of the gas meter. NorthWestern Energy reserves the rightto specify the location of our meters. All meters are to be located outdoors on the corner or in alocation on the building closest to the transformer or secondary junction can serving thebuilding unit. On new construction, electric meter locations must be within 10 feet of the gasmeter if NorthWestern Energy will be providing both electric and gas service. Meter locationswill need to be approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening forself-contained meter bases and 48-inches for installations requiring cabinets. Location of themeter(s) shall allow easy access to the meters for operation and maintenance.5.Gas meters. The following applies to all buildings in regards to the gas regulator. The gasregulator cannot be placed under a window or within 3’ of the operable portion of the window.It can be placed under a window/deck on the second story, provided the “open/operable”portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separationfrom any mechanical air intake, including air conditioning units. The regulator will need to be3’ from the closest corner of any portion of the electric meter base. The existing electric serviceand meter were updated a few years ago. We propose a new gas service located on the southside of the house in a location where this work could be done prior to new construction and tokeep it away from the proposed new construction area.