HomeMy WebLinkAbout21086 309 S. 7th Avenue NCOA Staff Analysis Memo
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MEMORANDUM
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FROM: NAKEISHA LYON, ASSOCIATE PLANNER
RE: RYAN RESIDENCE NEIGHBORHOOD CERTIFICATE OF APPRIOPRIATENESS
(NCOA), ACCESSORY DWELLING UNIT (ADU), AND DEMOLITION, APPLICATION 21086
DATE: MAY 27, 2021 (REVISION)
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Project Description: The demolition of an existing single family residential structure and
shed and proposed construction of a new single family residential structure with a
detached garage with upper floor ADU located in the Residential Moderate Density District
(R-2) (zoning). The subject property is located within the Neighborhood Conservation
Overlay District (NCOD).
The existing one and one-half story home is a “non-eligible” structure per the Montana
Historical and Architectural Inventory Survey conducted on the subject property in 1984.
The historic integrity of this property has been retained due to the survival of the original
design and continuity of use, setting, and location, however, the structure is a neutral
element within the district and is not located in the adjacent Cooper Park Historic District.
The applicant proposes to demolition the existing structures on the subject property, with
the inclusion of an existing shed to the rear. The applicant is proposing to construct a 3,459
square foot single family residential structure with a 1,376 detached garage with alley
access to the rear of the lot which includes an above ground ADU.
Project Location: Property is addressed as 309 South 7th Avenue and is legally described
as:
Park Addition, S12, T02 S, R05 E, BLOCK 19, Lots 5 – 6
Recommendation: Approval with conditions
The Community Development Department has found that the application does comply with
the requirements of Chapter 38 of the BMC, and the Design Guidelines for Historic
Preservation & the Neighborhood Conservation Overlay District. Therefore, the application
has been deemed adequate and a recommendation of approval with conditions is been
forwarded to the Director of Community Development, or his/her designees, for review.
Notice: Please be advised: A public notice period is required for all Certificate of
Appropriateness application types which propose a new dwelling unit. Pursuant to Section
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38.220.420 of the Bozeman Municipal Code, the notice period shall be between 15-45 days.
The Planning Department will provide the applicant with a public notice sign that must be
posted on site for the duration of the notice period at a minimum. Following the close of the
public notice, the Director of Community Development, or his/her designees, will make a
final decision within ten business days.
Section 2 – Recommended Conditions of Approval
Please note that these conditions are in addition to any required code provisions identified
in the report below. These conditions are specific to the development.
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the BMC or state law.
2. Please provide a boulevard tree in the public right of way in accordance with Sec.
38.550.050.E.1. of the BMC. Please address this condition accordingly prior to the
approval of a building permit.
Section 3 – Code Provisions
Per Section 38.100.080 & 38.200.110, the proposed project shall be completed as
approved and conditioned in the Certificate of Appropriateness application. Any
modifications to the submitted and approved application materials shall invalidate the
project's legitimacy, unless the applicant submits the proposed modifications for review
and approval by the Department of Community Development prior to undertaking said
modifications. The only exception to this law is repair.
Per Section 38.200.100.A.3, the applicant shall obtain a building permit within one year
of Certificate of Appropriateness approval, or said approval shall become null and void.
Please call the Building Division at 406-582-2375 for more information on the building
permit process.
Section 4 – Appeals
You have the right to appeal this decision of the Community Development Director
pursuant to the provisions of Article 38.250 of the Bozeman Municipal Code.
Please note that this decision is also subject to appeal by other aggrieved parties as defined
by Sec. 38.700.020 of the Bozeman Municipal Code. Such appeals must be filed pursuant to
the provisions of Sec. 38.250.030 of the Bozeman Municipal Code. An appeal must be filed
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within 10 working days following the date of this decision. If a valid appeal is filed, no
further action on the project may proceed until a decision on the appeal is made by the City
Commission, and the Community Development Department and Building Division will not
be able to approve any building permits or to perform any inspections related to this COA.
Section 5 – Neighborhood Conservation Overlay District Standards
309 South 7th Avenue is located within the Neighborhood Conservation Overlay District
(NCOD). The existing principal dwelling unit and outbuilding were surveyed for historic
integrity in 1984 and found to be “non-eligible” structures that have a neutral 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 demolition and construction for 309
South 7th Avenue, Community Development Staff has found all components of the design
are in compliance with the applicable standards.
Future Impact Fees - Please note that future building permit applications will require
payment of the required transportation, water, sewer and fire impact fees according to the
City of Bozeman adopted impact fee schedule in place at the time of building permit
issuance. If you desire an estimate of the required impact fees according to current rates
please contact the Department of Community Development and/or visit
www.bozeman.net.
Note: With this approval letter and staff memo, Staff has found the application to be
adequate. During preparation of the staff memo for this application additional
conditions of approval may be recommended based on comments and
recommendations provided by other applicable review agencies involved with the
review of the project.
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Section 6 – Analysis of Public Comments
This subject property and the structures located on the property do not meet the definition
of a historic structure or site as defined in Article 7 of Chapter 38 of the BMC. Sec.
38.340.100. denotes provisions specific to the demolition or movement of non-historic
structures or sites in the NCOD. This proposed demolition and construction is in
conformance with said standards. The below analysis of received public comments further
denotes the consistence of this application submittal with applicable standards and
guidelines.
Public Comment #1:
Robert and Jane Hawks
703 West Koch Street
Bozeman, MT 59715
Public Comment #1 as attached denotes that the proposed demolition is one of only three
contiguous homes not within the Cooper Historic District on either side of South 7th Avenue
which is South of Main Street to Cooper Park. The comment also indicates an assumption
that these homes not being including in the Cooper Park Historic District is “secondary” to
the structures being non-contributing.
Finding: There are several other homes adjacent
to the boundaries of the Cooper Park Historic
District such as residences south of the
intersections of West Dickerson Street and South
8th Avenue, West Alderson Street and South 8th
Avenue, and West Alderson Street and South 5th
Avenue. This is also the case for residences north
of the intersection of West Curtiss Street and South
8th Avenue, West Olive Street and South 8th
Avenue, and southwest of West Babcock Street and
South 4th Avenue.
The two contiguous homes to the north of the
subject property to the north, are 305 South 7th
Avenue, and 704 West Curtiss Street. Per the
Montana Historical & Architectural Inventory
Survey of 305 South 7th Avenue, this property has
been deemed an intrusive element within the
district and the historic integrity of this property
has not been retained due to changes in the original design and materials. Per the Montana
Historical & Architectural Inventory Survey of 704 West Curtiss Street, this property is
similar to the subject property as it is also a neutral element within the district, and the
historic integrity of this property has been retained due to the survival of original materials
and continuity of use, setting, and location. Both contiguous homes are non-eligible
structures similar to the subject property. The homes not being included in the Cooper
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Park Historic District is not incidental to their “non-eligible” historic status, but rather one
of the primary factors for the structures to not be included in the Cooper Park Historic
District boundary.
The public comment states that the exterior of the new structure(s) should “reflect the
neighborhood cottage appearance in siding materials, color, and window style selection”.
Finding: The proposed siding
materials, color, and window style of
the proposed structure reflects the
existing style of the neighborhood and
NCOD. Through the subject property is
not located in the Cooper Park Historic
District, the proposed structures
address or maintain elements similar to
the existing character of this district
such as similar front yard setbacks,
porches which address the street,
secondary structures and garages
which are to the rear of the lot, and automobile access primarily from the alley.
Additionally, the proposed structures uses wood frame & flush steel horizontal siding
materials with a neutral color palette (charcoal, black, gray, and vintage), and simple
rectangular building forms with sloping roofs which are consistent within the NCOD. Please
note that color is not regulated within the BMC or NCOD guidelines.
Additionally, the public comment includes that the height of the proposed structures
exceeds those within the district.
Finding: The maximum indicated roof pitch of the proposed principal structure is 12:12. As
the subject property is zoned R-2, the maximum height for the principal structure based on
the roof pitch is 36 feet. The proposed height of the structure is 32 feet. This is in
conformance with the applicable form and intensity standards denoted in Sec. 38.320.030.
The neighborhood and the Cooper Park Historic District contain a diverse arrange of one to
two story frame houses. Please see the representative’s analysis regarding nearby houses
with similar heights.
The proposed garage and above garage ADU has a height of 22 feet which is in conformance
with the provisions of Sec. 38.360.030 and Sec. 38.360.040 which denote standards for
accessory buildings and accessory dwelling units. The proposed secondary structure is
subordinate in height, mass, and scale to the proposed principal structure.
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Public Comment #2:
Todd Wilkinson
322 South 7th Avenue
Bozeman, MT 59715
This public comment was submitted regarding a request for a meeting with neighbors in
the area regarding the demolition and proposed construction. Management deemed a
meeting of this sort would be inappropriate during the public notice process. However, the
residents requesting this meeting provided a public comment per public comment #3.
Public Comment #3:
John and Heather Brittingham
314 South 7th Avenue
Bozeman, MT 59715
Submitted on behalf of other residents including public commenters #1 and 2, as denoted
in the attachment.
The public comment denotes concerns about the height and scale of the proposed structure
stating that the proposed height of 32’ “looms over the neighbor to the north at 305 South
7th Avenue which would keep the property in the shadow for most of the winter”. The
public comment also states that “it should be noted that no house on South 7th Ave.
between Curtis and Koch has its principle elevation at the line of the front yard setback of
15’”.
Finding: The proposed height of the structure is in conformance with the R-2 height
maximum. Additionally, the existing multi-family residential structure to the north of the
above mentioned 305 South 7th Avenue is two stories with a similar height to the proposed
structure on the subject property. Please see the representative’s analysis regarding nearby
houses with similar heights.
The proposed structure is in conformance with building setback and permitted horizontal
encroachments. The proposed front porch of the structure encroaches into the front
setback by 2’ 6” which is allowed per Sec. 38.350.050.A.4. The window wells on the north
and south sides of the proposed structure encroach into the side setback by 1’ 6” and 1’ 5”,
respectively which is allowed per Sec. 38.350.050.A.2.
Chapter 2.B Street Patterns of the Guidelines for
Historic Preservation & the Neighborhood
Conservation Overlay District denotes that “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” with
the siting a new building such that it is arranged on its
site in a way similar to historic buildings in the area
which includes consideration of building setbacks.
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Beyond this permitted encroachment, the principal structure sets in line with the minimum
15’ setback. The existing structure with the inclusion of the existing covered patio currently
sits setback at 16’. Please see the representative’s analysis regarding nearby houses with
similar setbacks.
The public comment denotes that the majority of “the fenestration package is not within
scale and proportion with standards of the COA” as there are “no openings (that) share any
detailing or trim commonalities with the effected block on either side of the street.”
Finding: The doors and windows on the proposed structure have black trim and detailing.
The majority of the structures within the area feature white trim and detailing within their
fenestration package. Again, color is not regulated within the BMC nor the NCOD
Guidelines. The openings are appropriate in scale and proportion to the proposed
structure. Any large windows are proposed to the rear and sides with the primary façade
maintain a balanced solid to void ratio. Please see the representative’s analysis regarding
nearby houses with similar fenestration.
The public comment denotes that “the proposed single family residence is in scale with
itself but not with the adjacent neighboring context”.
Finding: This block and the surrounding neighborhood features building masses and
spaces which vary between single to two stories throughout this portion of the NCOD.
Please see the representative’s analysis regarding nearby houses with similar building
masses.
Included in the public comment is that the architectural details of the proposed structure
such as “the gratuitous use of roughly 625 SF of projecting flush panel steel siding is
inconsistent with the neighborhood and standards of COA.” And further states, the design
has a “generic composition” which is better suited elsewhere such as Flanders Landing.
Finding: Though flush panel steel siding may not be the most pronounced material type
used within the neighborhood, the horizontal directionality is consistent with residences
within the area. Please see the representative’s analysis regarding nearby houses with
similar materials.
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The comment includes that the proposed window well to the south is “inappropriate in
both scale and safety”.
Finding: The scale of the proposed window well is proportionate to the proposed
structure. Regarding safety, the proposed structure will be constructed to all applicable
International Building Code standards which will address this concern during the building
permit process.
The public comment denotes that the choices “of shiplap siding colors (are) an anomaly for
the neighborhood.
Finding: The proposed vintage color will continue with the structure having a neutral
existence in the district. Furthermore, color is not regulated by the BMC or NCOD
Guidelines.
Include in this public comment are notes regarding the lack of delineation of sidewalks,
alleys or landscape on the proposed site plan further noting that “Cooper Park is the oldest
established neighborhood in Bozeman with the most mature “Urban Forest” character. To
what extent will the character of our “Urban Forest” be compromised?”
Finding: The proposed site plan does denote the existing sidewalk and alley adjacent to the
property in which a new concrete walkway leading to the public sidewalk is proposed, as
well as an on-street parking space in the front, and a concrete and gravel drive to connect
to the rear alley are indicated for the proposed garage and ADU. The submittal does not
indicate any existing trees will be removed due to the demolition and construction on the
subject property. Additionally, boulevard trees which line the public right of way are in the
purview of the City of Bozeman for maintenance. Staff does recommend a condition of
approval which requires a boulevard tree in the public right of way in accordance with Sec.
38.550.050.E.1 of the BMC, if one is not already located there. The planting, species, and
maintenance of any existing or proposed trees within the right of way require the
appropriate permitting from our Forestry Department.
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The second note within this public comments states that “the application for design
approval cites the ADUs in the alley between South 7th and South 6th as precedents for
ADUs in the immediate Cooper Park area. This alley now has 5 ADUs with one for every
house on the east side of the block grossly re-scaling the nature of the neighborhood. It is
now a block within a block. One of the 5 ADUs had plans purchased off the internet. None
of the ADUs, nor the city, notified several owners within the required two hundred foot
distance for public comment”.
Finding: The proposed ADU meets the applicable standards denoted within the BMC and
the Secondary Structure Guidelines within Chapter 3 of the NCOD Guidelines. The proposal
of an ADU or any new dwelling unit within the NCOD requires public notice posting on the
subject property to solicit public comment. Mailings are not required to be set the adjacent
property owners within 200 feet from the subject property under review. The
representative sent public notices out to those within this radius at their own accord which
is not required.
The public comment includes a note regarding historic preservation guidelines specific to
the Cooper Park Historic District.
Finding: The subject property is not located within this district, therefore, these guidelines
do not apply.
Note 6 of this public comments denotes that “no historic district is an island unto itself with
abrupt hard edges surrounding it; rather NCOD puts an emphasis on transition and
continuity. No homes within a single residential block should be treated or viewed as an
island; rather, conformance should be directed to the prevailing motifs/character of the
neighborhood/area, which includes setbacks. historic district" is emphasizing
common sense.”
Finding: The proposed structure meets the applicable NCOD Guidelines, BMC, and COA
provisions. Though the subject property is not within the Cooper Park Historic District, it
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utilizes a variety of historic guidelines and principles consistent with this district and the
surrounding area.
Public Comment #4:
Dean Littlepage
618 West Curtiss Street
Bozeman, MT 59715
This public comment expressed support of public comment #3 denoting that the scale and
other elements of the design are “out of character” with the neighborhood, the historic
district, COA standards and NCOD Guidelines. The comment quotes the following, “new
construction will be invited and encouraged provided primary emphasis is given to the
preservation of existing buildings and further provided the design of new space enhances
and contributes to the aesthetic character and function of the property and the
surrounding neighborhood or area”.
Finding: Primary emphasis has not been given to the preservation of the existing residence
as the subject property and existing structure are not located within a historic district, as
well as has a non-eligible, neutral status within the NCOD. The proposed demolition and
construction of a new residence has been found to be in accordance with the BMC, COA
standards and NCOD Guidelines. Staff does find that the proposed structure creates a new
space that enhance the aesthetic character and function of the property for the property
owner’s needs, as well as the surrounding neighborhood which has a diverse mix of
housing types and styles.
The public commenter denotes that states that no emphasis has been giving to preserving
the existing home and suggests a remodel would be more appropriate to “remedy any
perceived shortcoming of the existing space”.
Finding: There is nothing within the BMC, COA standards, nor NCOD Guidelines that would
prevent the property owner from demolishing and replacing the structure as indicated
within their submittal as long as the existing code provisions were met.
The public commenter denotes that the proposed design of the new structure does not
contribute to, but rather diminishes, the “aesthetic value of the property and the
neighborhood, here in the surroundings of Cooper Park, where our urban forest shines”.
Additionally, the public commenter stated the “new design would apparently lead to taking
out existing trees in this neighborhood which contributes much to Bozeman’s Tree City
USA status”. And further states that it would be “a horrible precedent”. The public
commenter further states that the proposal should be rejected and rather, if a demolition is
permitted, it should be scaled back significantly.
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Finding: Staff finds the
proposed demolition and
construction of the
principal structure is in
conformance with
applicable standards
within the BMC, COA code
provisions, and NCOD
Guidelines. The submittal
does not indicate any
existing trees will be
removed due to the
demolition and
construction on the
subject property.
Additionally, boulevard
trees which line the public right of way are in the purview of the City of Bozeman for
maintenance. Staff does recommend a condition of approval which requires a boulevard
tree in the public right of way in accordance with Sec. 38.550.050.E.1 of the BMC, if one is
not already located there. The planting, species, and maintenance of any existing or
proposed trees within the right of way require the appropriate permitting from our
Forestry Department.
Public Comments
From:Robert Hawks
To:Nakeisha Lyon; Agenda
Subject:Cooper Historic District Proposal
Date:Monday, May 10, 2021 10:16:58 AM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
Nakeisha Lyon (nlyon@bozeman.net) (agenda@bozeman.net)
Re: Ryan Residence NCOA, App. 21-086
309 S. 7th Ave., Bozeman, Montana
Adjacent property owner comment:
This proposal demolishes one of only three contiguous houses that are not within the
boundaries of Cooper Historic District on either side of South 7th Ave. south of Main St. to
Cooper Park. One must assume this jog in the district line was secondary to their being non-
contributing. At a minimum, from a Neighborhood Conservation perspective, the new structure
should reflect on the following:
1. The exterior appearance should reflect the neighborhood cottage appearance in sidingmaterials, color, and window style selection.2. The height of the dwelling structure exceeds structures in the district.
Thanks for your consideration.
Bob and Jane Hawks
From:webadmin@bozeman.net on behalf of Bozeman, MT
To:Nakeisha Lyon
Subject:Proposed demolition and rebuild
Date:Monday, May 10, 2021 9:17:29 PM
Message submitted from the <City Of Bozeman> website.
Site Visitor Name: Todd WilkinsonSite Visitor Email: tawilk@aol.com
Hello Nakeisha,
Todd Wilkinson here. I am a resident at 322 South 7th Avenue. I am a 32 year resident ofBozeman. I am former chair of the Bozeman Historic Advisory Board. I am a national
journalist. And over the years I have paid close attention to neighborhood issues. I amwondering if you could make a visit to the neighborhood and meet with some of us about the
proposed demolition/construction at 309 South 7th Avenue. Joining us will be formerBozeman Mayor Bob Hawks, who has also been a state senator and leader in historical
preservation and John Brittingham, a professor of architecture at Montana State University. Inthe spirit of neighborliness and becoming better informed about city decisions, we would like
to hear your interpretation of the proposed development and its compatibility with thecharacter of the neighborhood. With best regards, Todd Wilkinson
To: City of Bozeman Department of Community Development & Nakeisha Lyon
From: Robert and Jane Hawks - 703 West Koch Street Bozeman MT 59715
Todd Wilkinson - 322 South 7th Ave. Bozeman MT 59715
Jim Madden - 306 South 7th Ave.
Del and Holly Fuller - 321 South 6th Ave. Bozeman, MT 59715
Mary Canada – 709 West Koch Street Bozeman, MT 59715
Dale Martin and Mary Murphy – 304 South 7th Ave. Bozeman, MT 59715
Heather and John C Brittingham | AIA NCARB - 314 South 7th Ave. Bozeman MT 59715
Re: APPLICATION 21-086 | 309 South 7th Ave. Bozeman MT 59715 | Ryan Residence
Date: 19 May 2021
Areas of Primary Concern for Subject Property 309 South 7th Ave. Bozeman MT 59715
“ The historic integrity of this property has been retained due to the survival of original design and continuity of
use, setting and location.”
Montana Historical and Architectural Inventory
Section 38.340.050 Standards for Certificate of Appropriateness (38.16.050)
1. Height;
The height of the principle elevation proposed along 7th Ave. is 32’-0” and sits on the front yard 15’-0”
setback. The proposal looms over its neighbor to the north at 305 South 7th Ave. keeping that property
in shadow for most of the winter. It should be noted that no house on South 7th Ave. between Curtis
and Koch has its principle elevation at the line of the front yard setback of 15’-0”.
Cooper Park 703 West Koch Street Alley 309 South 7th Ave. 304 South 7th Ave. 704 Curtis Street
2. Proportion of doors and windows;
Much of the fenestration package is not within scale and proportion with standards of the COA. No
openings share any detailing or trim commonalities with the effected block on either side of the street.
3. Relationship of building masses and spaces;
The proposed single family residence is in scale with itself but not with the adjacent neighboring
context. Please see attached photoshopped street elevation under item 5.
4. Roof shape;
Roof geometries include a flat roof, a cantilevered flat roof, 3 shed roofs, and 3 different gable roof
pitches.
5. Scale;
See Comments for height.
Cooper Park 703 West Koch Street Alley 309 South 7th Ave. 304 South 7th Ave. 704 Curtis Street
6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding
structures;
There is a variety of massing strategies on the block including low-slung single story and modest scale
two story with distinct massing strategies that mitigate the overall appearance of the height.
7. Architectural details;
Similar to comments for proportion of doors and windows the proposed single family residence has little
to no architectural detailing consistent with the standards of the block. There are no eaves or detailing
of them (See Note 5). The gratuitous use of roughly 625 SF of projecting flush panel steel siding is
inconsistent with the neighborhood and standards of COA. The generic composition of the design
proposal might be found anywhere. The stylistic strategy might be better suited for somewhere such as
Flanders Landing.
8. Concealment of non-period appurtenances, such as mechanical equipment;
Mechanical equipment, electrical panels and boxes are appropriately dealt with and placed in locations
with a minimum visual impact. However, The proposed 31’-6 1/2” x 4’–6” window well on the south side
of property in concert with a 12’-0” x 4’-6” window well on the south east corner of the 7th Ave. elevation
are inappropriate in both scale and safety.
9. Materials and color schemes;
As cited under architectural details the gratuitous use of roughly 625 SF of projecting flush panel steel
siding is inconsistent with the neighborhood and standards of COA. Two choices of shiplap siding
colors is an anomaly for the neighborhood.
Note 1: The site plan shows no delineation of sidewalks, alleys or landscape. Cooper Park is the oldest
established neighborhood in Bozeman with the most mature “Urban Forest” character. To what extent
will the character of our “Urban Forest” be compromised?
Note 2: The application for design approval cites the ADUs in the alley between South 7th and South
6th as precedents for ADUs in the immediate Cooper Park area. This alley now has 5 ADUs with one for
every house on the east side of the block grossly re-scaling the nature of the neighborhood. It is now a
block within a block. One of the 5 ADUs had plans purchased off the internet. None of the ADUs, nor
the city, notified several owners within the required two hundred foot distance for public comment.
Note 3: "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."
Conservation Overlay District Requirement
Note 4: “Historic preservation arose as a movement to protect built environments that provided the
tangible expressions of identity. Americans realized that in times of rapid change, places invested with
history, memory, and emotion gave them a sense of history that could be lost when the physical markers
of the past were eradicated. For many today, their multicentered lives have impelled them to seek places
where the symbols of a more rooted, seemingly less complex, past remain. Bozeman now stands at this
juxtaposition. The city’s historic neighborhoods and setting attract mobile Americans desiring the charm
of an idyllic small-town past. Yet the changes these new arrivals make threaten the historic environment
that gives Bozeman and its residents their identity. Historic preservation provides a way to manage this
tension. Its job is to articulate the histories that define the place, to identify the historic buildings and
landscapes that represent these histories, and to find ways to accommodate for change while keeping
the city’s distinct character. The goal must be to conserve what David Glassberg calls “a sense of
history”—unique places where personal and public histories have interacted over the decades to produce
communities rich in stories of change and belonging.”
Courtney Kramer – Bozeman Historic Preservation Officer
Note 5: “The Bungalow style is clearly pre- dominant in the district, though the eclectic Queen Anne
and Colonial Revival styles, promoted by early 20th century pattern books, are also well represented.
Architectural features such as exposed rafter tails, truss brackets, bay and oriel windows, porches, and a
variety of surface textures and roof types lend both a strong visual cohesion and a distinctly Progressive
Era character to the district.”
Bozeman Guidelines for Historic Preservation & Neighborhood Conservation for the Cooper Park District
Note 6: No historic district is an island unto itself with abrupt hard edges surrounding it; rather NCOD
puts an emphasis on transition and continuity. No homes within a single residential block should be
treated or viewed as an island; rather, conformance should be directed to the prevailing
motifs/character of the neighborhood/area, which includes setbacks. historic district" is emphasizing
common sense.
“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.”
Note 7: This would be a precedent setting example for the Cooper Park Historic District and
consequently for the core of Bozeman. The design proposal for 309 South 7th Ave. does not contribute
to the existing spatial network of the building site, block, surrounding neighborhood or area.
From:Martin Matsen
To:Nakeisha Lyon
Subject:FW: Application 21-086 | 309 South 7th Ave.
Date:Thursday, May 20, 2021 12:06:43 PM
Nakeisha, I got the comments below emailed to me directly. I wanted to make sure you had them
for the file.
Thanks - M
From: Martin Matsen
Sent: Thursday, May 20, 2021 12:04 PM
To: Dean Littlepage <dljm@bresnan.net>
Subject: RE: Application 21-086 | 309 South 7th Ave.
Mr. Littlepage,
Thank you for your comments. I have forwarded them on to the planner reviewing this project so
that they may be included in the analysis. Your comments will be reflected in the staff report and I
will take them into account when making the ultimate determination.
Best Regards,
Marty
MARTY MATSEN, AICPDirector | Community Development | City of Bozeman 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771Office: 406.582.2262 | Mobile: 406.589.5480 | mmatsen@bozeman.net | www.bozeman.net
⌂ Planning ⌂ Building ⌂ Historic Preservation ⌂ Community Housing ⌂ Code
Compliance
From: webadmin@bozeman.net <webadmin@bozeman.net>
Sent: Wednesday, May 19, 2021 9:14 PM
To: Martin Matsen <MMatsen@BOZEMAN.NET>
Subject: Application 21-086 | 309 South 7th Ave.
Message submitted from the <City Of Bozeman> website.
Site Visitor Name: Dean LittlepageSite Visitor Email: dljm@bresnan.net
I am a neighbor (across the street and north two properties: 618 West Curtiss) of 309 South
7th Ave., the property with a currently pending application to demolish a home and build ahuge, 32' high, out-of-scale new building in its place.
I am in complete agreement with other neighbors who signed John Brittingham's analysis,
communicated to the department earlier today. The scale and other elements of the design areout of character with the neighborhood, with the historic district, with COA standards,, and
with Conservation Overlay District requirements..
On the latter, this COD requirement seems on point for this application:
"New construction will be invited and encouraged provided primary emphasis is given to thepreservation of existing buildings and further provided the design of new space enhances and
contributes to the aesthetic character and function of the property and the surroundingneighborhood or area."
1. There was apparently no “emphasis given” to preserving the existing home, the only
shortcoming of which is the stacked-stone foundation, which could be replaced. Remodelingcould remedy any perceived shortcoming of the existing space.
2. The design contributes nothing, and diminishes much, of the aesthetic value of the property
and the neighborhood, here in the surroundings of Cooper Park, where our urban forest shines.The new design would apparently lead to taking out existing trees in this neighborhood which
contributes much to Bozeman’s Tree City USA status. It would be a horrible precedent.
The application to demolish the existing home should be rejected. If demolition is allowed, thedesign should be scaled back significantly.
Thank you,
Dean Littlepage
618 W. Curtiss St., southeast corner of S. 7th and W. Curtiss.Bozeman
Representative’s
Response to Public
Comments
1. Height- The proposed project has a height of 32’ to the top of the main gable. All of the secondary roofs step down to lower heights.
The Cooper Park Historic district is composed of a mix of one, one and half and two story structures. There are several existing two
story houses with similar heights within close proximity to the proposed proect. The proposed height is 4’ below the maximum allowed.
32’ height
30’ +/- height
30’ +/- height
33’ +/- height
Nearby houses with similar heights
2. Proportions of Windows and Doors- The proposed project has a ratio of solid and voids that is consistent with other houses
within the district. The windows consist of single units as well as pairs of units. The street facing elevation has windows under the gable
and a front door with a sidelight. While there are some larger areas of windows/doors, they occur on the rear of the building, not on the
primary street facing elevation which is consistent with houses within the district.
3.Relationship of building masses and spaces- The proposed project has an offset street facing gable with a recessed porch. The offset gable reduces the
overall scale of the building while directly relating to numerous existing houses in the district. The building steps back and down towards the rear of the property.
The detached garage with ADU and connecting breezeway are a common development pattern in the district.
4. Roof Shape- The proposed project has a cross gable roof design with secondary shed and flat roof elements that appropriately address the existing
while reducing the streetscape while reducing the overall scale of building. There are many examples of cross gable houses with secondary shed and flat roof elements
in the district. The steep pitch of the gable is consistent with existing house roof structures in the district.
5. Scale- The proposed design reduces the overall visual scale of the building by using multiple gable roof forms that are offset with lower
secondary shed roof elements. Detaching the garage/ADU is another design decision that reduces the overall scale of the project. The building
reduces in height and mass as it moves to the rear of the property as is typical with the surrounding development patterns.
The proposed structures cover 32% of the lot, less than the allowable 40% and provides the required amount of usable outdoor open space.
The more contemporary garage/ADU building is secondary to the house form and relates other garage/ADU buildings in location and scale.
Similar scale nearby houses
Similar scale garage/ADU buildings, alley behind 6th Ave.
6. Directional Expression- The proposed siding material is a 6” exposure
lap cedar siding that is consistent being that most homes in the district have
horizontal lap siding. There are several “bays” that are proposed to have
vertical steel siding that contrasts the main body of horizontal siding.
Please note that the model images depict vertical siding that has since been
changed to horizontal siding as to be more consistent with the surrounding
houses.
7. Architectural Details- The proposed building is composed of simple gable
and shed roof forms typical of the surrounding houses. The design includes a
recessed porch, an architectural detail found on several area homes. The porch is
supported by walls clad with siding as opposed to columns, again a detail typical of
homes with recess ed porches in the area.
The siding and window/door casings are simple in their detailing and compliment
houses in the district.
Recessed porch detail
8. Concealment of non-period appurtenances such as mechanical equipment- The
proposed project has no exposed mechanical equipment
9.Materials and color schemes-The proposed project has is majority of
horizontal wood lap siding finished in a charcoal grey color. The “bays” are finished in
vertical metal panels in a grey/brown color.
The main roof is asphalt in a charcoal grey color. The secondary roofs are standing
seam metal in a grey/brown color.
The windows are aluminum clad wood windows with a black exterior color.
Similar color schemes