Loading...
14. Ordinance 1477 - Text Amendment - Historic Non-conforming Structures - 1st ReadingTri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity*centurytel.net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Leshia Wright Stroisch - Kalispell Zoning Ordinance Text Amendment - Changes to Historically Significant Structures MEETING DATE: August 4, 2003 BACKGROUND: This is a request for a zoning text amendment.the applicant owns aw historic residence on property in the 400 block of Fourth Ave East and has been involved in the painstaking process of rehabilitating and restoring the structure. This is a turn of the century brick structure that was previously owned by Warren Ashby Conrad, brother to Charles E. Conrad, a founder of Kalispell. They are now working on the outside of the house that has been changed over the years, as many residences in the community have been. A once rather large wrap around porch was removed sometime during the 1950's because it was thought to be pass6 at the time. The applicants would like to replicate the original porch on the house as thoroughly as possible, but the porch would extend into the corner setback of 15 feet and would come within 5.5 feet of the sidewalk. The porch would come off of the existing turret where one end of the porch started. The turret is within 5.5 feet of the sidewalk and the porch would be a continuation of the edge of the turret. This home is listed in the inventory of homes in the East Side Historic District as a "primary contributor" within the district and has tremendous historical and architectural integrity. The porch was a significant architectural component of the residence and would contribute to the integrity of the East Side Historic District overall. In pursuing potential options to address this issue, the property owner's options are limited. The first question most people would ask is "what about a varianceT However, there is very specific criteria when considering a variance some of which is that there is some unusual circumstance that limits the reasonable use of the property and that the circumstance or situation has not been created by the applicant. This particular situation would not qualify in meeting the variance criteria and findings of fact that would have to be made by the Board of Adjustment in order to grant the variance. After considering the limited alternatives, the staff generally agreed that the most practical approach would be to apply for a zoning text amendment that could not only be used by this property owner, but other property owners that would find Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of White -fish • Leshia Wright Stroisch Kalispell Zoning Ordinance Text Amendment July 18, 2003 Page 2 themselves in the same dilemma. Therefore, the applicants are bringing this request forward to the planning board and city council with the support of the staff. There may be some concerns that this could lead to a proliferation of requests to allow the expansion of non -conforming structures, however, there will be some checks and balances in place. Most importantly, any expansion into the setback area on an existing structure will have to comply with the Uniform Fire Code and Building Codes. Additionally, the staff would recommend that these requests go through the Architectural Review Committee to insure that the intent of the provisions are being met and that the proposed changes actually further the integrity of the buildings and the neighborhoods where they exists with minimal impacts to adjoining property owners. The Kalispell City Planning Board met on July 8, 2003 and held a public hearing to consider this for amendments to the zoning ordinance. The board discussed the proposed amendments and agreed that this amendment is worthwhile and the merit in encouraging the restoration of important historically significant structures. A motion was passed unanimously to recommend to the city council that the amendments be made as outlined in Exhibit A attached to the letter of transmittal from the planning board. RECOMMENDATION: A motion to approve the first reading of the ordinance would be in order. FISCAL EFFECTS: None. ALTERNATIVES: As suggested by the city council. Respectfully submitted, Narda A. VAlson Chris A. Kukulski Senior Planner City Manager Report compiled: May 28, 2003 c: Theresa White, Kalispell City Clerk c w/o Att: Leshia Wright Stroisch, 406 Fourth Ave East, Kalispell, MT 59901 Attachments: Transmittal letter and Exhibit A Staff report KZTA-03-4 and application materials Draft minutes from 7 / 8 / 03 planning board meeting H:\FRDO\TRANSMIT\KALISPEL\2003\KZTA03-4.MEMO.DOC W a 13 19 El 12 1" 9 Eli 9TA. M AN ORDINANCE AMENDING THE KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1460), BY ADDING A NEW SECTION 27.25.046 ENTITLED "CHANGES TO HISTORICALLY SIGNIFICANT RESIDENTIAL STRUCTURES", AND DECLARING AN EFFECTIVE DATE. WHEREAS, Leshia Wright Stroisch has submitted a written request to amend Section 27.25.045 of the Kalispell Zoning Ordinance, by amending changes to non -conforming residential structures to allow for minor encroachments into setback areas in order to gain, regain, or maintain historical integrity, and WHEREAS, the request was forwarded to the Kalispell City Planning Board and Zoning Commission by the Tri-City Planning Office after having been evaluated under 27.14.030, Kalispell Zoning Ordinance, and WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended that anew section be created under Chapter 27.25 entitled "Changes to Historically Significant Residential Structures" allowing historically significant homes to encroach into the setback areas under certain conditions, and WHEREAS, the City Council has reviewed the TCPO Report and the transmittal from the Kalispell City Planning Board and Zoning Commission and hereby adopts the findings made in Report #K-ZTA-03-4 as the Findings of Fact applicable to this Ordinance. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL • THE CITY • KALISPELL AS FOLLOWS: SECTION I. The City of Kalispell Zoning Ordinance, Ordinance No. 1460, is hereby amended as follows on Exhibit "A", attached hereto and thereby made a part hereof. SECTION 11. All parts and portions of Ordinance No. 1460 not amended hereby remain unchanged. SECTION 111. This Ordinance shall take effect thirty (30) days after its final passage. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk LESHIA WRIGHT STROISCH KALISPELL ZONING ORDINANCE TEXT AMENDMENTS 27.25.046: Changes to Historically Significant Residential Structures. Modifications to existing historically significant residential structures that might be eligible or are on the historical regisgy will be allowed to encroach into the setback areas established for the district in which they are located if the purpose of the modification is to refrain the historical integrity of the building. Any modifications alterations additions or other changes to a historically significant residence will be subject to review and approval by the Architectural Review Committee and subject to all applicable building and fire codes. Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity*centurytel.net July 18, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Leshia Wright Stroisch - Kalispell Zoning Ordinance Text Amendment - Changes to Historical Residential Structure Dear Chris: The Kalispell City Planning Board met on July 8, 2003 and held a public hearing to consider a request by Leshia Wright Stroisch for an amendment to the Kalispell Zoning Ordinance to allow an encroachment into the setback area when changes are made to historically significant residential structures in order to regain the architectural integrity of the building. Narda Wilson of the Tri-City Planning Office, presented staff report #KZTA-03-4 evaluating the proposal and recommended approval of the proposed change adding language that the alterations to the buildings would be subject to review and approval of the architectural review committee and must comply with fire and building codes. P.J. Sorensen, Kalispell Zoning Administrator, also addressed the planning board and said he also supports the proposed change and said he felt it was a reasonable and practical approach in addressing the issue Leshia Wright Stroisch addressed the planning board and explained that she has been working on a house they purchased in the 400 block of Fourth Avenue East. She noted it is an important residence both from an architectural and historical perspective. She described the porch she wanted to replace on the home that was removed sometime during the 1950's and that it would encroach into the 15 foot side comer setback area. She said she only wanted to regain this important element of the building that was lost. She said this is the fifth older home they have restored in Kalispell and felt this change could be of benefit to the community. The board discussed the proposal and agreed that it was a very worthwhile amendment and thanked the applicant for coming forward with the idea. Some changes in the language were discussed by the board and some revisions made to clarify when the encroachments would be allowed and to avoid potential abuse of the allowance. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Leshia. Wright Stroisch Kalispell Zoning Ordinance Text Amendment July 18, 2003 Page 2 A motion was made and passed unanimously that the planning board recommend to the Kalispell City Council that the proposed amendments be approved as outlined on attached Exhibit A. Please schedule this matter for the August 4, 2003 regular city council meeting. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board George President GT/NW Attachments: Exhibit A Staff report KZTA-03-4 and application materials Draft minutes 7/8/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Leshia Wright Stroisch, 406 Fourth Ave East, Kalispell, MT 59901 H:\FRDO\TRANSMIT\KALISPEL\2003\KZTA-03-4.DOC Leshia Wright Stroisch Kalispell Zoning Ordinance Text Amendment July 18, 2003 Page 3 1 *4 LESHIA WRIGHT STROISCH KALISPELL ZONING ORDINANCE TEXT AMENDMENTS A AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARJ July 8, 2003 The Kalispell City Planning Board is recommending to the Kalispell City Council that they approve the following amendments to the Kalispell Zoning Ordinance: Create a new section: "Section 27.25.046, Changes to Historically Significant Residential Structures. Modifications to existing historically significant residential structures that might be eligible or are on the historical registry will be allowed to encroach into the setback areas established for the district in which they are located if the purpose of the modification is to regain the historical integrity of the building. Any modifications, alterations, additions or other changes to a historically significant residence will be subject to review and approval by the Architectural Review Committee and subject to all applicable building and fire codes." public hearing than there were last year for the other home. Norton stated that he appreciated Begg's comments and concerns, but there is no precedent to change the law. He stated that he has had dealings with McKinnon and Santa and is very impressed with the students and Montana Academy. While it is an unusual circumstance, it fits in great with situation and there are quality individuals running the program and they are conscious of the city and the neighbors. Hull commented that 20 years ago the Supreme Court penalized the City of Kalispell for denying a permit for a group home and that the important thing is 24 hour supervision. He said that group homes are far more common that we would imagine and there are lots of them in town. Anderson commented she would love to have the group home next door to her. She has heard no negatives about any group home in town. Atkinson mentioned that he has three or four and a beat up RV in front of his house, and would love to have all his kids eat at his house at the same time five nights a week. He has lived across the street from a group home, and they were the nicest people you would want to know. He is sure that the individuals in this home will prove themselves to be good neighbors. Taylor commented that we have a strong community and that work at 305 Fifth Avenue East has been so successful, it shows we can make things work harmoniously. He said MCA 76-2-402 is not preemptive of no remedy and that if the place turns out to be a nuisance, we do have remedies to take care of it. ROLL CALL I The motion passed unanimously on a roll call vote. STROISCH ZONING A request by Leshia Wright Stroisch for an amendment to the ORDINANCE TEXT Kalispell Zoning Ordinance that addresses changes to non - AMENDMENT REQUEST conforming historical residential structures. STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a KZTA-03-4 presentation of staff report KZTA-03-4, a request to amend the Kalispell Zoning Ordinance that addresses changes to non -conforming historical residential structures. Wilson stated this is a proposal to address modifications to non -conforming structures of historical significance. She said that the applicants are restoring a home in the 400 block of Fourth Avenue East, and have been rehabilitating and restoring the architectural integrity of the structure Kalispell City Planning Board Minutes of the meeting of July 8, 2003 Page 8 of 12 undermined by those who previously occupied it. She said the applicants are currently working on the outside of the house, and they would like to replace a wrap around -porch that was taken off the home by a previous owner. She stated they want to regain the original architectural integrity of the home, but they have run into problems with setbacks, as this is a corner lot. She said there is a turret on the corner, and the porch wrapped around the front of the house. There is a 15 foot side yard setback on corner lots and so they are prohibited from rebuilding the porch. Wilson stated that a variance would not be appropriate in this instance, because very specific criteria must be met. In this case, there is no hardship and they have reasonable use of the property. Wilson said the variance is not the right approach and staff supports the applicant's decision for an amendment to the Kalispell Zoning Ordinance to create a provision to allow minor expansion into the setback area to gain, regain or restore the historical integrity of the building. She said that this house is in the East Side Historical District and this house is a primary contributor and has architectural integrity that is obvious. Staff would like to accommodate good intentions of enhancing and increasing architectural integrity of the district as a whole and it is good for the community. Wilson noted the growth policy has a section on historical and cultural conservation, and that it encourages supporting efforts of private owners to protect cultural resources. Wilson suggested some minor additions to the new language. ..."that might be eligible or are on the historical registry"...be inserted into the new language and to require review and approval by the architectural review committee. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. APPLICANTS/AGENCIES Leshia Stroisch, 406 Fourth Avenue East, applicant, stated that this is the fifth old home in Kalispell that she has restored. She said that this structure is significant because it has drive by appeal. They have renovated the inside and it is wonderful. It had been neglected for many years. She stated that most people just see the outside of homes, so they are currently restoring it. The house was altered significantly, and it was a Victorian home built in 1894 with copper around the turret and curved glass windows. She said that it was rumored to be built a year before Conrad Mansion was built and that the Conrads lived in it while his house was under construction. She stated the foundation under the porch is actually for another structure, and the house was never meant to be without the porch. She would like to regain the house's historical properties. Back in the Kalispell City Planning Board Minutes of the meeting of July 8, 2003 Page 9 of 12 day, homes were built right on the property lines. She said the balcony sits on the neighbor's property line. They are building a garage to be nice and attractive and are conforming current building standards. She said the porch is important to getting everything restored on the property. PUBLIC COMMENT Karen Barby, 414 Fourth Avenue East, is the neighbor and stated that it is really wonderful to see what they are doing with this home, and that they are doing a beautiful job. She compared the house without the porch to a wonderful cake with no frosting without the porch. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Hinchey seconded to adopt staff report KZTA-03-4 as findings of fact and, based on these findings, recommend to the Kalispell City Council that the proposed amendment to the Kalispell Zoning Ordinance be approved. BOARD DISCUSSION Taylor asked if the first section of the section comes under the purview of the architectural review board. Wilson stated that it does not. Atkinson asked if the wording was definitive enough to meet the requirement, if it is contained to work with the kinds of buildings we want to be working with. Johnson asked who decides who might be eligible. Wilson answered that we have a map in the resources and analysis document, and there is a list at the library. She said that if a house was not in the east or west historical district, the applicant would need to demonstrate historical significance. She stated that most structures have been identified. Atkinson mentioned they could apply to be on a historical registry. Hinchey asked if we are only concerned with structures that are currently nonconforming, and what about structures that are currently conforming? PJ Sorensen, Zoning Administrator, suggested a separate section in the zoning ordinance on historically significant residential structures. Wilson suggested that we add a new section tonight so the applicant would not be held up and suggested the title I "Changes to historically significant residential structures." Kalispell City Planning Board Minutes of the meeting of July 8, 2003 Page 10 of 12 There was a brief discussion regarding the wording of gain, regain and maintain and on the Architectural Review Committee. It was agreed that only "regain" needed to be in the new section. Atkinson asked Stroisch if the garage was going to be brick. Stroish answered it will only go about half way up to the windows. Hull stated he is glad that the house has to be historically significant and that some precedents have already been set outside of town. He feels it is a good thing that it has to go before the architectural review committee. Hinchey stated he feels we should regain the historical feel of the community, and that the house will be a great asset. Norton stated that they have done a fantastic job, and would like to thank Stroisch for bringing the shortcoming in the zoning ordinance forward. They have done a service to the community. ROLL CALL The motion passed unanimously on a roll call vote. MOTION Anderson moved and Norton seconded a motion to forward the Kalispell Planning Board 2003/2004 Work Program to the Kalispell City Council. DISCUSSION Hull asked if the bike and pedestrian plan would be included in the list. Wilson answered that it would. Taylor asked if it was appropriate to consider an amendment to the growth policy to allow for an interconnecting grid system of roads with some of these smaller subdivisions. Wilson said she thought it was already in the growth policy, and that someone would need to make a motion to connect the roads when the board sees the need for it. The site review committee will make that recommendation to the board if a road connection would be feasible. Hull asked what happened to alleys being built behind homes? Wilson answered the City does not like to maintain them and that it is a design issue. ROLL CALL The motion passed unanimously on a roll call vote. NEW BUSINESS There was no new business to come before the board. Kalispell City Planning Board Minutes of the meeting of July 8. 2003 Page 11 of 12 LESHIA WRIGHT STROISCH REQUEST FOR KALISPELL ZONING ORDINANCE TEXT AMENDMENT TRI-CITY PLANNING OFFICE STAFF REPORT KZTA-03-4 JULY 1, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for an amendment to the Kalispell Zoning Ordinance. A public hearing has been scheduled before the Kalispell City Planning Board for July 8, 2003 beginning at 7:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION: The applicant is proposing an amendment to the Kalispell Zoning Ordinance that addresses changes to non -conforming residential structures. A. Petitioner and Owners: Leshia Wright Stroisch 406 Fourth Ave East Kalispell, MT 59901 (406) 752-5249 B. Area Effected by the Proposed Changes: Any area of Kalispell that has non- conforming residential structures with historical significant could potentially be effected by the proposed change. This would include primarily residential areas of the City on the east and west sides. C. Proposed Amendment: An amendment to the Kalispell Zoning Ordinance proposed by the applicant would amend Section 27.25.045, Changes to Non - Conforming Residential Structures. An additional section would be added to allow minor expansion into the setback areas to gain, regain or maintain the historical integrity of the building. D. Staff Discussion: The applicant owns an historic residence on property in the 400 block of Fourth Ave East and has been involved in the painstaking process of rehabilitating and restoring the structure. This is a turn of the century brick structure that was previously owned by Warren Ashby Conrad, brother to Charles E. Conrad, a founder of Kalispell. They are now working on the outside of the house that has been "remuddled" over the years, as many residences in the community have been. A once rather large wrap around porch was removed sometime during the 1950's because it was thought to be pass6 at the time. The applicants would like to replicate the original porch on the house as thoroughly as possible, but the porch would extend into the corner setback of 15 feet and would come within 5.5 feet of the sidewalk. The porch would come off of the existing turret where one end of the porch started. The turret is within 5.5 feet of the sidewalk and the porch would be a continuation of the edge of the turret. This home is listed in the inventory of homes in the East Side Historic District as a "primary contributor" within the district and has tremendous historical and architectural integrity. The porch was a significant architectural - 1 - component of the residence and would contribute to the integrity of the East Side Historic District overall. In pursuing potential options to address this issue, the property owner's options are limited. The first question most people would ask is "what about a variance?' However, there is very specific criteria when considering a variance some of which is that there is some unusual circumstance that limits the reasonable use of the property and that the circumstance or situation has not been created by the applicant. This particular situation would not qualify in meeting the variance criteria and findings of fact that would have to be made by the Board of Adjustment in order to grant the variance. After considering the limited alternatives, the staff generally agreed that the most practical approach would be to apply for a zoning text amendment that could not only be used by this property owner, but other property owners that would find themselves in the same dilemma. Therefore, the applicants are bringing this request forward to the planning board and city council with the support of the staff. There may be some concerns that this could lead to a proliferation of requests to allow the expansion of non -conforming structures, however, there will be some checks and balances in place. Most importantly, any expansion into the setback area on an existing structure will have to comply with the Uniform Fire Code and Building Codes. Additionally, the staff would recommend that these requests go through the Architectural Review Committee to insure that the intent of the provisions are being met and that the proposed changes actually further the integrity of the buildings and the neighborhoods where they exists with minimal impacts to adjoining property owners. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of Fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. The Kalispell Growth Policy adopted February 18, 2003 has a section that addresses historical districts and building under Chapter 8, Urban Design, Historic and Cultural Conservation. This amendment to the zoning regulations furthers several of the goals and objectives of the growth policy by conserving the historical and cultural heritage of our community as well as encouraging the upkeep and rehabilitation of historically and culturally significant structures. Approval of the proposed text amendment also supports the policy statement to "Support the efforts of private owners and conservation groups to identify, protect, rehabilitate and reuse historic and cultural resources. NVOTIMMOOMMOT.-reff "0 rinqsr a USTM31M L74 The proposed amendments would not impact traffic or congestions since the alternations being proposed would be to existing historically significant residential structures. Traffic associated with the use would not generally be affected. ��t MMITSTOWWWROOSESIVISTOO MOMWO The proposed change would not compromise the security and safety of the community since all of the applicable building and fire codes would need to be met. In fact, additional construction or modifications to historic structures may improve the safety of the building since new construction would have to comply with current building code standards. The general health and welfare of the public will be promoted by providing opportunities that currently do not exist for property owners to upgrade their homes and the historical and architectural integrity the buildings as well as the neighborhood in which they are located and the community as a whole. FROWAS140061 MirerNMEMS M-1 TOM =47WITOrs Greater density in development would be encouraged through this amendment. However, there would be no greater impact on the neighborhood generally speaking that the previously existing historical residences that would be subject to change. These amendments would only affect the residential areas of Kalispell where density is encouraged. The amendments to the zoning ordinance will not result in a greater number of people or change the base density of the zoning districts in which these homes would typically be located. These changes will not result in the overcrowding of land or the undue concentration of people. OTOTON-Iff"O". Full public services and facilities would be available to the areas where these amendments would be utilized. The proposed changes would not impact the facilitation of public services and utilities. -3- lrr.X*I#) ofa tj fWMWr#rgJM VON J-*TQF9T.6 RR510 F This amendment gives adequate consideration to the suitability of changes to historical residential structures to gain, regain or maintain the historically significant elements of the buildings. The east and west sides of town are known for their historical integrity and beautiful homes. This amendment would generally apply to these areas which have not been given special consideration in the past, but probably should have. The proposed amendment gives reasonable consideration to the character of the residential areas in which these amendments would most likely take effect, those being the historical areas of Kalispell and the residential structures that have historical significance. M AN The value of buildings will be preserved by encouraging upgrading, redevelopment and reinvestment in the important historical areas of our community. The most appropriate land use throughout the jurisdiction will be promoted by providing reasonable standards appropriate to the type of development in the historically significant areas of the community. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KZTA-03-4 as findings of fact and, based on these findings, recommend to the Kalispell City Council that the proposed amendment to the Kalispell Zoning Ordinance be approved as outline in Exhibit A. N M EXHIBIT A ff'ROPOSED AMENDMENTS TO THE KALISPELL ZONING ORDINANCE CHANGES TO NON -CONFORMING RESIDENTIAL STRUCTURES 27.25.045. Changes to Nonconforming Residential Structures. A residential structure conforming with respect to use but nonconforming with respect to height, setback or lot coverage may be enlarged or altered provided that the enlargement or alteration does not further deviate from these regulations. Further, the repair or replacement of bearing walls is permitted on any nonconforming residential structure. (existing language) BMW= 1ROMR107=4 *ymodifications� alterat�_,-vlO'tions Dr-0-t-Ver dk-v ••- ,• t4,e reside-cce-j�he-a'oi,-rt to review and apnToval -"Wv the_4xc.'witectu_rq1__1.2evi [IMPITIMINNIN-10=11001M. in W.- M. InT.M.Ms WWWWWWWWONOW-1=10 -5- MMINDIM Kalispell Planning Boar4 And the Kalispell City Counsel I purchased a property at 406 4hAve. East in August of 2001 that was let go for many years and was in a very bad state of disrepair. This house had been on the real estate market 4-sale for over a year, and because of its' condition and it's non ability to be financed in the rough condition, it hadn't sold even though it was the home of Warren Ashby Conrad, a contributing member of the original town site, and brother to the city's founder. When I saw the house I knew that it had such great potential, you could still see the magnificent woodwork throughout the house that had not been painted, the curved glass windows that were so unique and the multitude of beautiful features that just needed a lot of TLC, time and money. I purchased the house and have been working on it since then. It's been a monumental undertaking for us, but we truly love the results to date. We feel honored to be able to bring the property back to life. We are now starting to work on the outside of the house, and I have found great advise from local artisans as to how we can accomplish our restoration goals without doing damage to the structure in a historical sense. We are currently working on the brick, which is in bad need of help and a new garage is under construction that was designed to enhance the property as well as blending in with the rest of the home. As you can see from the picture, there was a beautiful wrap around porch on the house until sometime during -the 1950's when it was removed because the owners of the house at that time thought it to be passe'. Our, goal is to replicate as thoroughly as possible the porch that was original to the house, but in doing so we do not meet the setback laws of the district. By adding the porch we would come within 5 V2 feet of the sidewalk. Our turret already surpasses the setback law, and the wrap around porch would end where the turret begins. Our home is considered one of the primary structures in a historical district that is becoming an asset to our community. historical significance of the exterior of the house is more noticeable than the interior; therefore, the wrap around porch is of major importance to the structure itself. Included with the picture is a letter from our State Historic Preservation Office, stating that "an inaccurate new porch on such a significant building would severely affect the integrity of feeling, association, workmanship, materials, and design, and could affect its status in the National Register". I thank you for your consideration in this matter and the impact that it can make for the exceptional homes in our historical district. Sincerely, 6-As�"�— Leshia Wright Stroisch Home Owner 3. CITY/STATE/ Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 luDilovolol�,ga����i#)Jkl$D)�vii VWXG) a "tV41 In lcly pill) q RECEji-NTEi PHONE: q52-!5,249 4. INTEREST IN PROPERTY: CX0 INJP-17 S. ZONING MAP AMENDMENT: ZONING TEXT AMENDMENT: * 0 KOR 1 Mem Z4 picivilky 0 [0 0--M-U 4 DYAI-) OK4014VAU 4 3� 0 DS 0; 0 D210 11RI1417M M. What is the proposed zoning text amendment? C NT TO THE ZONING MAP,, PLEASE COMPLETE THE FOLLOWING: A. Address of the property: B. Legal Description: (Lot and Block of Subdivision; Tract (Section, Township, Range) (Attach sheet for metes and bounds) C. The present zoning of the above property is: D. The proposed zoning of the above property is: E. State the changed or changing conditions that make the proposed amendment necessary: vvc TED 1 HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE 11 A. Promoting the Master Plan --t-t-U-P .1 - i i A B. Lessening congestion in the streets and providing sh e access C. Promoting safety from fire, panic and other dangers(A'- A'a A-P'ON -;LVICA� a /I - ' I - - - , , Zi ' 11- D. Promoting the public interest, health, comfort, convenience, safety and general welfare cc-acK � t.�n"�T Let- CL" j-b E. Preventing the overcrowding of land J-6U�e-,,,&nk AA-rzd fl\P— F. Avoiding undue concentration of population�- I A'UA xcC G. Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities I H. Giving reasonable consideration to the character of the district N 1. Giving consideration to the peculiar suitability of the property for particular uses J. Protecting and conserving the value of buildings K. Encouraging the most appropriate use of land by assuring orderly growth The signing of this application signifies approval for Tri-City Planning staff to be present on t /be property for routine monitoring and inspection during approval process. g— 2-0 -0 (Applicant) �J (Date) 3 MoNTANAHISTORICAL SOCIETy 225 Noffh Robots 4 PO- Box 201201 * Hc)cni;, M. T 59620-1201 May 7, 2003 0 (406) 444-2694 -o FAX (406) 444-2696 + www. montanahistoricalsocicty, org o Leshia Wright Stroisch 406 fourth Ave. East Kalispell, MT 59901 Dear Ms. Stroisch, Thank you for your inquiry regarding the Warren A. Conrad Residence at 406 Fourth Avenue East in Kalispell, and congratulations On owning such a magriificent property. The residence is extremely significant to the city of Kalispell for its associations with the earliest settlement of the city, Warren A. Conrad, and for its architecture. We were so happy to learn that you are restoring the home to As original grandeur, and are pleased to help you with any tecbnical consultation or questions regarding its National Register of Historic Places status. The residence was listed in the National Register of Historic Places on August 24, 1994 as a primary contributor to the Kalispell East Side Historic District, In assessing a property's eligibility for listing, a number of factors are considered, including its association with patterns of history, significant pawns, and architecture. A property must retain integrity to be considered eligible, and evahmiors take into account the following in assessing integrity. &eling, setting, association, location, materials, workmanship, and design. Your desire to reconstruct the original porch on the building is admirable, and would go far in adding to the integrity of feeling and design of the building. Thank you for your willingness to address historical accuracy as the primary goal in your endeavors. The State Historic Preservation Off= strongly encourages you to apply to the city of Kalispell for a variance to the s"ack rules so that you may restore the porch to its original proportions. While private property owners are of course free to maintain a property as they see fit, an inaccurate now porch on such a significant building would severely affect the integrity of feeling, association, workmanship, materials, and design, and could affect its status in the National Register. The Warren A. Conrad House is clearly a very important building to you, the city of Kalispell, and the history of western Montana. The stately box= is representative of the early settlement and success of the city of Kalispell and the importance of the Conrad ftmily to that success. ne property gains significarice as a fine and locally rare example of transition Colonial Revival style architecture with Queen Anne style influences. The Colonial Revival features include the small gabled dormers, multi one -over -one light windows and overall symmetry of the plan. Queen Ame influmces are best represented by the turret and elaborate stained Sim windows. The ongirial wrap -around porch, with its detailing and attention proportion, was wholly appropriate to the Queen Anne e t buildinu -Fred -r - - I I -xs STATE HISTORIC PREsuvmoN 0FRcE 1 1410 8*'An + P0. Bm 201202 Helem MT 59620-1202 * (406) 444.7715 4 FAX (406) 444-6575 �..: ,.,...� I� ,� ;� s .,Fy`=1r. yY= aayye� �' a(