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16199, Staff Report for Jam Fusion Café Sales of Alcohol for On Premises
Consumption at 25 West Main Street – Conditional Use Permit with
Certificate of Appropriateness
Date: City Commission Public Hearing July 11, 2016
Project Description: A Conditional Use Permit (CUP) with Certificate of Appropriateness (COA) to allow the sales of alcohol for on-premise consumption and to modify the front building façade for a new restaurant at 25 West Main Street.
Project Location: The property at 25 West Main Street is zoned B-3 Central Business and lies within the Main Street Historic District of the Neighborhood Conservation Overlay District (NCOD). It is legally described as Tracys 1st Add. S07, T02S, R06E, Block A, Lot 9, & 27’ W S Lot 8 City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions.
Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 16199 and move to approve the 25 West Main Street Conditional Use Permit with Certificate of Appropriateness to allow the establishment of sales of alcohol for on-premise consumption and to modify the building facade with conditions and subject to all applicable code provisions.
Report Date: July 1, 2016
Staff Contact: Rebecca Owens, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues There are no unresolved issues.
Project Summary This is an application for a Conditional Use Permit (CUP) with Certificate of Appropriateness (COA) for Jam Fusion Café to provide on-premise alcohol retail and consumption and modify the front building façade. Application 16199 was requested by the applicant Aaron Parker, and property owner, Fives the Most, LLC. The applicant proposes to add sales of alcohol for on-premise consumption through the issuance of business and beer/wine licenses to a new restaurant.
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An approved CUP is required for the on-premise consumption of alcohol in the B-3 (Central Business) zoning district. The size of the building is remaining the same. The proposed 3,400-square foot restaurant (indoor serving: 1,500 square feet; outdoor patio serving: 200 square feet; and kitchen: 1,900 square feet) is a reuse of the retail space formerly leased by Universal Athletics. No additional parking is required for this project. Through the incentives provided in Section 38.25.040, BMC the parking space requirements are met. Incentives include the exemption of the first 3,000 square feet of commercial floor area, reduction of required parking for certain commercial activities within the B-3 district, and the existing parking spaces allocated to the subject property through SID No. 565. An approved COA is required for renovations to part of the building exterior, limited to the front façade of the proposed Jam Fusion Café. A barrier fence to enclose the outdoor patio alcohol service area is the only proposed site modification, as required by State regulations for the retail sales of alcohol. While not documented as a historic structure, the property is located adjacent to historic structures and is considered a contributing element within the Main Street Historic District of the Neighborhood Conservation Overlay District (NCOD). The Development Review Committee met on June 1, 2016, and June 29, 2016, and has recommended approval with conditions. Public notice for this application was posted to the subject site and sent to all property owners of record within 200 feet of the subject property via first class mail, on May 25, 2016. A notice was published in the Bozeman Daily Chronicle on May 22 & June 12, 2016. Subsequently staff determined the submitted design required additional permitting and continuation of the City Commission agenda action item from June 20, 2016 to July 11, 2016 was submitted for the record. Therefore, re-noticing was performed to insure noticing was completed pursuant to Section 38.41.030, BMC. Second property owners and signage notices for the July 11, 2016 City Commission meeting were posted on June 9, 2016. The agenda action item postponement was published on the City Commission agenda, precluding the need to re-post newspaper noticing. No public comment has been received.
Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable CUP and/or COA criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................. 10
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 10
SECTION 4 - CONDITIONAL USE PERMIT PROVISIONS OF THE BMC .................... 11
SECTION 5 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 12
SECTION 6 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 12
SECTION 7 - STAFF ANALYSIS AND FINDINGS ........................................................... 12
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 13
Conditional Use Permit Review Criteria, Section 38.19.100, BMC ................................ 17
Certificate of Appropriateness Criteria, Section 38.16.050, BMC. .................................. 20
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 25
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 26
APPENDIX C - NOTICING AND PUBLIC COMMENT .................................................... 28
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 28
FISCAL EFFECTS ................................................................................................................. 28
ATTACHMENTS ................................................................................................................... 28
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SECTION 1 - MAP SERIES
FIGURE 1 - ZONING
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FIGURE 2 - EXISTING LAND USE
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FIGURE 3 - FUTURE LAND USE
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FIGURE 4 – SUBJECT PROPERTY AND VICINITY
FIGURE 5 – EXISTING SOUTH (FRONT) ELEVATION
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FIGURE 6 – EXISTING SOUTH (FRONT) ELEVATION - TO BE REMODELED
FIGURE 7 – PROPOSED SOUTH (FRONT) ELEVATION
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FIGURE 8 – EXISTING NORTH (REAR) ELEVATION - NO REMODEL
FIGURE 9 – PROPOSED ALCOHOL SERVING AREAS
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FIGURE 10 – FLOORPLAN OF PROPOSED DINING INCLUDING FENCED PATIO
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES No relaxations/deviations or variances have been requested as part of this application.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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 Bozeman Municipal Code or state law. 2. Approved applications for a business license and a Montana Department of Revenue alcohol license for the establishment must be filed with the City, and copies with documentation of proof shared with the Department Community Development prior to the sale of alcoholic beverages.
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3. The applicant shall obtain a Downtown Sidewalk Right of Way Exclusive Use permit for the proposed patio per Bozeman Municipal Code 34.05. The encroachment permit will be required prior to removal of the storefront kickplate and installation of the patio and related elements. Maintenance of 6’ ADA right of way access without encroachment by the patio or other activities associated with the property is required at all times, as stated in the permit’s conditions. A copy of the approved permit must be submitted to the Department of Community Development prior to installation of the patio. 4. Any expansion of this use or facility is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code.
SECTION 4 - CONDITIONAL USE PERMIT PROVISIONS OF THE BMC A. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent upon the fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final site plan approval or commencement of the use. All of the conditions and code provisions specifically stated under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns. This is a required final
step in the CUP process. The City will provide you with the document to record. B. Sections 38.19.110.I and 38.34.160 BMC describes the process for termination/revocation of a conditional use permit approval: 1. Conditional use permits are approved based on an analysis of current local circumstances and regulatory requirements. Over time these things may change and the use may no longer be appropriate to a location. A conditional use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years; b. Final zoning approval to reuse the property for another principal or conditional use is granted; c. The use or development of the site is not begun within the time limits of the final site plan approval in 38.19.120 d. There are substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s alcohol policies found in Article 4, including but not limited to open alcohol container (Sec.
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4.04.030), minor in possession of alcohol (Sec. 4.04.010), or any other applicable law regarding consumption and/or possession of alcohol. 2. A conditional use which has terminated may be reestablished on a site by either, the review and approval of a new conditional use permit application, or a determination by the planning director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the planning director may not be appealed. If the planning director determines that the conditional use permit may be renewed on a site then any conditions of approval of the original conditional use permit are also renewed. 3. If activity begins for which a conditional use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the city may revoke the approval through the procedures outlined in section 38.34.160
SECTION 5 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS None identified.
SECTION 6 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Jam Fusion Café Conditional Use Permit with Certificate of
Appropriateness Application
File No.: 16199 The Development Review Committee (Development Review Committee) considered the CUP on June 1st, and June 29th, 2016, at 10 a.m. each time. The DRC found the application to be sufficient for review and made a motion to recommend approval of the CUP with the staff conditions. The City Commission will consider the proposal on July 11th, 2016. The City Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 6 p.m.
SECTION 7 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review.
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Applicable Plan Review Criteria, Section 38.19.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not in any way create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy This Future Land Use designation is “Community Core” in the Bozeman Community Plan. No conflicts exist with the goals and objectives of the Bozeman Community Plan. This is an existing commercial lease space and the addition of sale and consumption of alcohol is in compliance as a permitted use in the B-3 (Central Business) zoning district with the approval of a Conditional Use Permit. For more detailed information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current
violations The project, if approved, will conform to the Bozeman Municipal Code. There are no known documented violations of the BMC for this property.
3. Conformance with all other applicable laws, ordinances, and regulations The plans will be evaluated against the requirements of the International Building Code (IBC) at the time a building permit application is submitted. Conditions of Approval 1-4 address coordination with other regulating agencies.
International Building Code Section 111.1: “Use and occupancy.” No building or structure
shall be used or occupied, and no change in the existing occupancy classification of a
building or structure or portion thereof shall be made, until the building official has issued
a certificate of occupancy therefore as provided herein. Issuance of a certificate of
occupancy shall not be construed as an approval of a violation of the provisions of this
code or of other ordinances of the jurisdiction. Due to the extensive interior remodeling that the subject space will undergo, a new Certificate of Occupancy will be required for all proposed work with this application.
4. Relationship of site plan elements to conditions both on and off the
property No changes are proposed to the existing site except the addition of an outdoor patio seating area and accompanying fence barrier around the area. The site includes multiple buildings and tenants on one property. Parking and circulation are shared in common. There are several others restaurants in the site vicinity, including one with
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approved on premise sales and consumption of alcohol. Overall, Staff finds the proposed changes are appropriate for the site.
5. The impact of the proposal on the existing and anticipated traffic and
parking conditions The applicant included a copy of the approved MDT encroachment permit for blocking off parking for a construction dumpster and vehicles with their application, provided here as an attachment. The total number of parking spaces provided for the proposed use’s operations complies with the Bozeman UDC requirements. The proposed restaurant will operate during the day, between 6:00am and 4:00pm, which reduces overlap with the primary operating hours of several other businesses in the area including Bisl Restaurant and The Ellen Theater. A parking analysis was completed for the entire property, including the subject proposed tenant space, with the submittal for the Jam Fusion Café CUP with COA proposal (see attached supplemental information). The property at 25 West Main Street is granted 48.4 parking spaces through its SID designation and is required by Section 38.25.050 of the BMC to have a minimum of 17.4 parking spaces, including 5.75 spaces for Jam Fusion Café. Accordingly, parking for current and planned building uses is well provided for. To determine parking supply and demand, the building owner applied current known and planned future uses to assigning parking allocations per tenant space, as divided between the property’s SID distribution, and as adjusted for public transit proximity reductions, and exemption from parking for the first 3,000 gross square feet of
nonresidential space within the B-3 district. Jam Fusion Café parking requirements:
6. Pedestrian and vehicular ingress and egress The primary pedestrian ingress and egress for the building will remain from Main Street. Secondary ingress and egress for the building is supplied to the rear from the alleyway. Vehicular access to the building is supplied from the Main Street and alley public right-of-ways. Maintenance of ADA accessibility of at least 6’ width across the sidewalk right of way adjacent to the proposed patio is a condition of this permit per Condition of Approval 3.
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7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or
replacement of natural vegetation Not applicable. No changes to the existing site landscaping are proposed. Properties within the defined “core area” of the B-3 zoning district are not required to meet a minimum number of landscaping performance points.
8. Open space Not applicable because the proposal is a commercial use. No changes to the existing site that would impact open space are proposed.
9. Building location and height Not applicable. No changes to the existing building are proposed.
10. Setbacks Not applicable. No changes to the existing site that relate to setbacks are proposed. The proposal complies with all required setbacks, which are zero feet in B-3 zoning.
11. Lighting Not applicable. No new lighting is proposed with this application.
12. Provisions for utilities, including efficient public services and facilities All provisions for utilities were reviewed by the DRC. Electricity will come from overhead power lines and run underground to the existing service transformer as shown on the applicant’s drawing set. Natural gas will come directly to the property from the alley to the south of the building, as shown on the drawing set. Communications will come from the existing underground services located in the alley as indicated on the plans. Water service will come from the Main Street right of way. Sanitary sewer service that meets the City of Bozeman Design Standards and Specifications is required for installation of a grease interceptor between the kitchen in the rear of the subject space and Main Street, which will likely be designed through the basement level of the building per communications with the Building Division. Conditions of Approval 1-4 address coordination with other regulating agencies at the City and otherwise, including Montana Department of Transportation (MDT), required of the applicant prior to approval of the building permit for this project. In particular, the sewer service connection and any construction staging in the ROW may require permitting in association with building permit approval.
13. Site surface drainage Not applicable. No changes to the existing site surface drainage are proposed.
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14. Loading and unloading areas No changes to the existing loading or unloading areas are proposed. A designated loading zone is not required for the subject application. An existing loading dock area located at the building rear and alley access are available for servicing the proposed business and other uses in the building.
15. Grading Not applicable. No changes to the existing site are proposed.
16. Signage No signage is proposed with this application. A formal sign permit with a Certificate of Appropriateness application is required before any sign installation.
17. Screening The patio will be surrounded by a newly constructed barrier fence as required by the state for retail sale and consumption of alcoholic beverages. No mechanical equipment proposed with this application. Any future changes to mechanical equipment and required screening will require a Certificate of Appropriateness application.
18. Overlay district provisions The property is located in the Neighborhood Conservation Overlay District and the Main Street Historic District. Administrative Design Review staff reviewed the proposal for conformance with the Design Guidelines for Historic Preservation and the
Neighborhood Conservation Overlay District. The detailed staff findings can be found in the applicable sub-section below.
19. Other related matters, including relevant comment from affected parties No public comment was received in regard to this project as of the writing of this report. If public comment is received prior to the City Commission public hearing, it will be forwarded to the City Commission members.
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20. If the development includes multiple lots that are interdependent for
circulation or other means of addressing requirement of this title, whether the
lots are either:
Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming
or
Are the subject of reciprocal and perpetual easements or other agreements to
which the City is a party so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming The development is on multiple lots, one complete and one partial. Future modifications to the subject property may require all underlying lots to be aggregated or realigned to accommodate the development prior to the issuance of a building permit. No changes are occurring to the existing site or vicinity circulation.
21. Compliance with Article 43 of Chapter 38 of the Bozeman Municipal Code Not applicable as no residential uses are proposed.
22. Phasing of development No phasing is proposed.
Conditional Use Permit Review Criteria, Section 38.19.100, BMC In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading
and landscaping are adequate to properly relate such use with the land and uses
in the vicinity; The building tenant space at 25 West Main is located within a diverse downtown historic district. A blend of uses occur in the immediate vicinity over a compact area, including restaurant, office, residential and retail. The site is an existing commercial tenant space within a multitenant building. The proposed conversion of the subject space from retail to restaurant, and associated new area for sales of alcohol for on-premise consumption, will not change the size of the building or tenant space. The restaurant will serve alcohol within its interior dining and outdoor patio areas. The primary restaurant serving area is contained within the building, with a small portion served by the outdoor patio, which is consistent with the function and aesthetics of similar existing patios with alcohol service operated by other Downtown eateries.
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There is a range of commercial establishments with alcohol licenses in close proximity to this building including restaurants, a brewery, and a distillery, with both beer and wine and all-beverage licenses. The patio will be enclosed with a barrier fence as required by the Montana Department of Revenue for alcohol licensing. Recommended Condition 2 also requires a copy of the State Revenue Department alcohol license prior to serving. The subject space is bound by an alleyway and the Armory building and parking lot to the north, a record store and an existing restaurant to the west, yarn and eyeglass shops to the east, and a theater further to the east. West Main Street, provides pedestrian and vehicular accessibility to the subject space through the existing ingress and egress locations, with relocation of the primary ingress/egress at the front of the tenant space proposed. Parking is currently adequate per the BMC requirements. Staff finds the site adequate in size and topography to accommodate the sales of alcohol for on-premise consumption at a new restaurant at 25 West Main Street.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the
burden of proof; Staff finds the retail sale and consumption of alcohol will not have any material adverse effect upon the abutting properties with the recommended conditions as identified in Section 3. With the Community Development recommended conditions of approval and required code provisions the application complies with the Unified Development Code. Specifically, staff included Conditional Use Permit Provision B allowing the City of Bozeman to revoke the right to serve alcohol to patrons based on substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s open alcohol container, minor in possession of alcohol, or any other applicable law regarding consumption and/or procession of alcohol. There is adequate parking, pedestrian access and municipal service to serve the proposed use.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may
include, but are not limited to:
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a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights, and
n. Other such conditions as will make possible the development of the City in
an orderly and efficient manner. The application states that Jam Fusion Café will be serving food and alcohol between the hours of 6:00am-4:00pm. Staff does not find it necessary to impose additional time limitations specific to this particular property. Staff has identified, through the review process, recommended project conditions that are included to protect the public health, safety, and general welfare. Please see the recommended conditions of approval, CUP provisions, and findings within this report. Several of these are standard conditions of approval that the City has consistently applied to alcohol serving establishments and conditional use permits.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional
use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land
use, shall apply and be adhered to by the owner of the land, successors or
assigns, shall be binding upon the owner of the land, his successors or assigns,
shall be consented to in writing, and shall be recorded as such with the County
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Clerk and Recorder's Office by the property owner prior to the issuance of any
building permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final
site plan process and will be required prior to approval of the final site plan. The necessary recording of documents must be addressed prior to commencement of the new use. Condition of Approval 12 and Conditional Use Permit Provision A are included in this report as requirements that must be addressed preceding Conditional Use Permit final approval. Documents to be recorded will be provided by the City following preliminary approval.
Certificate of Appropriateness Criteria, Section 38.16.050, BMC. Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness approval for proposed alterations.
A. All work performed in completion of an approved Certificate of
Appropriateness shall be in conformance with the most recent edition of the
Secretary of Interior’s Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic
Buildings (Published 1995), published by U.S. Department of the Interior,
National Park Service, Cultural Resource Stewardship and Partnerships, Heritage
Preservation Services, Washington, D.C. Staff response: While not documented as a historic structure, the property is located adjacent to historic structures and is considered a contributing element within the Main Street Historic District of the Neighborhood Conservation Overlay District (NCOD). The proposed reuse of an existing storefront lease space is compatible with the historic utilization of the building for small scale commercial operations. The application is requesting approval of alterations to a portion (less than 50%) of an existing building’s front facade. The proposed remodel will help ensure continued use of the building and does not significantly alter defining characteristics of the building, site or environment.
B. Architectural appearance design guidelines used to consider the
appropriateness and compatibility of proposed alterations with original design
features of subject structures or properties, and with neighboring structures and
properties, shall focus upon the following: 1. Height; 2. Proportions of doors and
windows; 3. Relationship of building masses and spaces; 4. Roof shape; 5. Scale; 6.
Directional expression, with regard to the dominant horizontal or vertical
expression of surrounding structures; 7. Architectural details; 8. Concealment of
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nonperiod appurtenances, such as mechanical equipment; and 9. Materials and
color schemes. The 2006 Bozeman Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay document applies as the primary design review document against which the project is reviewed and incorporates the design elements called out in the architectural appearance design guidelines. The review of the Design Guidelines can be found in sub-section D below. Staff response: 1. Proposed alterations do not alter the building’s height. 2. Proportions of doors and windows are inconsistent, and foreign to the context. 3. Building masses remain unchanged. 4. No change to roof shape of the existing building. 5. Existing building scale remains unchanged and the scale of the façade renovation is appropriate and subordinate to the primary façade. 6. Horizontal expression, including the proposed kickplate, is consistent with the surrounding structures. 7. Because the existing building exterior has undergone prior alterations, latitude with architectural details is appropriate. 8. Mechanical equipment requires screening if located on the building rooftop. None is proposed in conjunction with the CUP application or COA modifications. 9. Appropriate use of contemporary design, e.g. flat metal awning, steel bifold doors, and the merging of indoor and outdoor areas to provide more connection of social spaces. Juxtaposes with continuation of existing historic patterns of material use that emphasize brick clad walls and black steel accents in downtown Bozeman. The proposed façade renovation does not impact significant features and spaces of the building and is therefore in compliance with the Secretary of Interior’s Standards. Based on the Montana Historic Record Form provided for the subject property, the removal of the bubble awning covering the subject portion of the property and restoration of historic transom windows are considered as improvements to the current condition.
C. Contemporary, non-period and innovative design of new structures and
additions to existing structures shall be encouraged when such new construction
or additions do not destroy significant historical, cultural or architectural
structures, or their components, and when such design is compatible with the
foregoing elements of the structure and the surrounding structures. The contemporary response to the existing structure is encouraged given the previously altered and unhospitable state of the existing façade of the subject lease
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space located at the ground level of Main Street. This façade modification intends to create a more welcoming atmosphere that fosters more fluid connections and transparency between the general public, commercial interior spaces, and broader environment. The application intends to restore some historical features of the building, including exterior transom windows and brickwork. Newer elements such as the flat metal awning and bifold door fenestration were designed referencing a variety of storefront properties in downtown Bozeman that have been approved by the City in recent times as based upon adherence to historical context-sensitive patterns of design. Photographs of similar properties are provided in the application for this project. The innovation of contemporary accessory features to integrate with overall historic primary structures also benefits the visitor and business owner experiences in locations such as downtown Bozeman, such as through the awning’s function as a solar shade, and the increased durability and thus value of steel/metal. These features and the new materials used for them complement the foundational masonry of brick and stone that is traditional to and largely maintained in Bozeman’s Main Street architecture. For example, per Bozeman historic guidelines for architectural detail in general, the contemporary interpretations of traditional details that are encouraged include new designs for window moldings and door surrounds that can provide visual interest while expressing a new, compatible style (Ch. 2.I.2, page 51). The black matte detail and proposed product specifications (see attached application) on the subject project’s new façade meets this guideline.
D. When applying the standards of subsections A-C, the review authority shall be
guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference. When reviewing a
contemporary, non-period, or innovative design of new structures, or addition to
existing structure, the review authority shall be guided by the Design Guidelines
for the Neighborhood Conservation Overlay District to determine whether the
proposal is compatible with any existing or surrounding structures. Staff reviewed the application against the Design Guidelines and crafted these specific responses:
Chapter 4: Guidelines for the Commercial Character Area
A. Mass and Size
Guidelines 1-3. Maintain the average perceived size of buildings at the sidewalk and
traditional spacing patterns created by the repetition of uniform building widths along
streets, and incorporate base, middle, and cap elements into new buildings. Staff response: This is an existing building. The building mass, size, spacing patterns, and other aspects of overall form at the subject property, 25 West Main Street, are not
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proposed for modification through this project. Existing floor-to-floor heights will be maintained and are similar to those of historic buildings in the area, including several which have maintained or recently restored original ceiling-level transom windows at the ground floor of storefronts to enhance interior lighting and façade detail. The proposed awning and transom windows integrate with and reinforce the visual continuity of existing middle-building elements along Main Street.
B. Building and Roof Form
Guidelines 1-3. Buildings in rectangular forms should be dominant on commercial facades
in the Main Street Historic District, in addition to applying flat roof lines. Staff response: The application does not request modifications to the property’s existing flat rooftop. All changes to rooftop equipment associated with future modifications of the structure must implement code-compliant screening and obtain required permitting from the Building Division.
C. Building Setbacks
Guidelines 1. Maintain the alignment of facades at the sidewalk’s edge. Staff response: The application does not modify the location of the subject building’s foundation, which lies at the property line. All elements of the building front will be maintained behind the established storefront line. Permitting per Condition of Approval 11 is being secured to allow encroachment of an outdoor patio serving area from the property line to the south approximately 5 to 6 feet into the downtown sidewalk right of way at appropriate dimensions and preservation of required public safety and access.
D. Horizontal Alignment
Guideline 1. The general alignment of horizontal features on building fronts must be
maintained. Staff response: The application maintains horizontal alignment of elements previously featured on the subject façade, including window moldings, awnings, cornices, and entryway geometry.
E. New Storefront Character
Guidelines 1-3. Maintain the traditional spacing patterns created by upper story windows,
the distinction between the street level and the upper floor, and the pattern created by
recessed entryways. Staff response: The existing retail storefront will be modified through the proposed transformation to a restaurant use. Upper story windows are not included in the area of proposed front façade renovations for the subject project.
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The distinction between street level and upper floor areas is maintained through the continued use of a design with predominantly transparent glass on the first floor storefront of the primary façade, running horizontally across almost the entire leased space area. Fenestration that is removed at the groundfloor level will be functionally replaced immediately above the groundfloor through the restoration of historic transom windows that will also serve to define a belt course between levels. As appropriate to the historic downtown district, specifications provided with this application verify that the glass will not be reflective or tinted, The proposal indicates conversion of the current entrance located at the center of the leased space at the ground level of Main Street to a new side entrance at the eastern corner of the space. The new entrance will be set back from the sidewalk and provide a protected recess with sufficient space for the door to swing out toward the sidewalk while not opening into the public right of way. The proposed bifold door fenestration that replaces existing panel-style storefront windows will be an operable window with a character-defining watertable design situated at its base, along the foundation, and in step with the existing band of such ‘kickplates’ at storefront locations throughout Downtown. This fixture will transform from a window into a door through the applicant’s conditioned future plan to add a patio alongside the exterior of the storefront, providing secondary access to the front of the building. Once the patio is installed, this fenestration will allow for increased airflow, light, and connection to the social ambiance of Main Street, in addition to providing access to the proposed outdoor patio serving area.
F. Parking Facilities
Guidelines 1-2. Design a parking structure so that it creates a visually attractive and
active street edge, and so that it is compatible with traditional buildings and the
surrounding area. Staff response: Not applicable. No new parking facilities are proposed with this application.
G. Site Furniture
Guideline 1. Site furniture should be simple in character. Staff response: Specifications for site furniture are not included with the project application. The size of the proposed outdoor patio serving area, which will likely accommodate a maximum of two or three table and chair sets and no other furnishings, is limited. However, as the proposed business’s public face along Main Street, the patio and its furnishings will have a significant impact on the visual landscape of the subject building block. The applicant is advised through this staff report, and as will be reviewed by future applications for a building permit and occupancy, to apply a color
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palette compatible with façade trims and patio fencing, and to avoid highly ornate designs that detract from one’s ability to interpret the historic character of the area.
H. Awnings and Canopies
Guidelines 1-3. Awnings and canopies are traditional and noteworthy features of buildings
in the downtown core and their continued use is encouraged particularly in the form of
fabric and operable awnings. A fixed metal canopy may be considered. The awning and
canopy should be in character with the building and streetscape. Staff response: The application for modification of the building façade over the proposed restaurant lease space includes removal of part of the current bubble canopy in order to restore concealed transom windows in order to further the amount of natural light captured by the space. The canopy will be replaced with a fixed metal awning with appropriate supporting mechanisms including wall mounted brackets and steel channels with matte black finish. The existing awning to the east will be cut and repaired in order to remain over the east half of the building.
I. Signs
Guidelines 1-7. All signs should be developed with the overall context of the building and
area in mind, including as relates to: flush-mounted or letter signs; painted or hung
window signs; exterior projecting or hanging signs; awning and canopy signs; directory;
pole mounted or monument signs; and symbol signs. Staff response: The application does not require submittal of proposed signage. A formal sign permit with an approved Certificate of Appropriateness is required before any sign installation. Flush-mounted, window, and/or awning and canopy signage will be considered as appropriate for the subject lease space, within the context of all signage sizes, types, and related requirements for the property/Owenhouse Building. The submitted façade elevation appears to express the intent to propose a hung window sign or similar wall signage with “Jam Fusion Café” lettering across the front of the new main entrance door, and beneath the proposed transom windows and awning.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned as B-3 (Central Business District). The intent of the B-3 zoning district is to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district.
Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. The Plan indicates that the traditional core of Bozeman is the
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historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street. The project is located in Neighborhood Conservation Overlay District, requiring it to obtain a COA with this CUP application.
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description An application was submitted to the Department of Community Development on May 3, 2016 requesting a Conditional Use Permit (CUP) to allow the sales of alcohol for on-premise consumption in a restaurant proposed for a leased tenant space at 25 West Main Street. The applicant proposed to add the sale of alcohol for on-premise consumption through the issuance of a restaurant beer and wine license. The property is zoned B-3 Central Business and lies within the Main Street Historic District of the Neighborhood Conservation Overlay District (NCOD). It is legally described as Tracys 1st Add. S07, T02S, R06E, Block A, Lot 9, & 27’ W S Lot 8 City of Bozeman, Gallatin County, Montana. An approved CUP is required for the on-premise consumption of alcohol. An approved COA is required for renovations to part of the building exterior, limited to the proposed Jam Fusion Café space. The Montana Historic Property Form for the building located at 24-28 (now 25) West Main Street, in which the proposed Jam Fusion Café will occupy a tenant space, indicates that the structure known as the Owenhouse Building was constructed between 1912 and 1927. The builder was a Mr. Owenhouse and the original owner was L.R.D. Company, a hardware/office operation. The building was designed and largely continues to function as a two-story structure “in the Victorian Commercial style with a rectangular plan and several storefronts protected by a rounded metal awning. The one-bay façade is symmetrical and consists of two offset front entrances decorated with 1” mosaic tile and large fixed windows at storefront level. The second story features 1/1 double-hung windows in groupings. The bearing wall construction is finished in brick and the 6-8 courses above the storefront are corbeled out in the same plane. There are M-shaped
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corbels below the pressed tin cornice and a corbeled window frieze. The roof is flat and lies parallel to the street.” The card further indicates: “This structure qualifies as a contributing element within a potential historic district due to its association with the commercial aspect of the Progressive Phase of Bozeman’s historic/architectural development.” “The historic integrity of this property has been retained due to the survival of original design and materials and continuity of use, setting and location.” “Particularly notable are the raised patterns in the brickwork, and the very widely projecting cornice, which as a paneled, pressed metal soffit.” The most recent use of the subject space in the building was Universal Athletics, a retail tenant. Adjacent building uses include other existing groundfloor building tenants, Stix Yarn Co. and Bent Lenses, and upper level office and storage spaces that are not presently occupied. Neighboring uses on Main Street are also commercial, including Cactus Records and Bisl Restaurant to the west and The Ellen Theater to the east. The proposed 3,400-square foot restaurant (indoor serving: 1,500 square feet; outdoor patio serving: 200 square feet; and kitchen: 1,900 square feet) is a reuse of a retail space. The size of the building will remain the same with this project and no new parking is proposed. Through the incentives provided in Section 38.25.040, BMC the parking space requirements are met. Incentives include the exemption of the first 3,000 square feet of commercial floor area, reduction of required parking for certain commercial activities within the B-3 district, and the existing parking spaces dedicated to the subject property through SID No. 565. The property, particularly the façade, has undergone significant changes, including since the historical property form was recorded in 1984. Regarding where the proposed façade changes are proposed with this project, a note from 1985 on the Property Form indicates that “The storefront furthest to the west, now the Country Bookshelf, has been recently remodeled.” This project’s proposed façade renovation is the result of a successful development review process that progressed from a roll-up door and irregular entryway to the approved bifold door buffered by a kickplate at the storefront foundation level. This element can readily be removed during the anticipated future modification of the space to install the patio shown on the floorplans without impact the character of the facade. In addition, historic transom windows that were covered by prior renovations will be restored through this project, allowing more daylight to enter the restaurant interior and reinstating a feature consistent with other historic buildings in downtown Bozeman. Overall, proposed modifications to the structure associated with the CUP and COA applications considered here include:
• relocation of the main entryway from the center to the eastern side of the tenant space;
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• replacement of windows, including conversion of the main storefront into a black-trim bifold door with a kickplate foundation to be removed upon construction of a patio;
• partial replacement of the existing bubble awning, limited to the façade area along the proposed restaurant use, with a metal awning over the bifold doors;
• establishment of an outdoor patio service area; restoration of historic transom windows; reinforcement of groundfloor wall and foundation areas with brick matching existing façade;
• addition of new mullions and similar trim that is primarily matte black metal; and,
• upgrading of required utility services.
APPENDIX C - NOTICING AND PUBLIC COMMENT Public notice for this application was posted to the subject site and sent to all property owners of record within 200 feet of the subject property via first class mail, on May 25, 2016. A notice was published in the Bozeman Daily Chronicle on May 22 & June 12, 2016. Subsequently staff determined the submitted design required additional permitting and continuation of the City Commission agenda action item from June 20, 2016 to July 11, 2016 was submitted for the record. Therefore, re-noticing was performed to insure noticing was completed pursuant to Section 38.40.030, BMC. Second adjoiner and signage notices for the July 11, 2016 City Commission meeting were posted on June 9, 2016. The agenda action item postponement was published on the City Commission agenda at least 15 and not more than 45 days prior to the expected decision by the City Commission, precluding the need to re-post newspaper noticing. No public comment has been received. If public comment is received prior to the City Commission public hearing, it will be forwarded to the City Commission members.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Fives the Most LLC, PO Box 6429, Bozeman, MT 59715
Applicant/Representative: Aaron Parker, 14 Park Plaza Road, Bozeman, MT 59715
Report By: Rebecca Owens, Associate Planner
FISCAL EFFECTS No unusual fiscal effects have been identified.
ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Application Materials
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363
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366
Jam Fusion Certificate of Appropriateness Application 25 West Main Street Bozeman, MT 59715
PROJECT NARRATIVE
Jam Fusion Café is proposing an eclectic downtown breakfast eatery at 25 West Main Street in the space previously occupied by Universal Athletics. Jam will be open from 6 a.m. to 4 p.m. serving breakfast in a casual, modern, urban atmosphere. Additionally, Jam will be open for occasional catering events and their connection to the Ellen Theater will undoubtedly sprout an artistic and cultural fusion of food and theater. The café will have approximately 1,500 sq. ft. of service area and approximately 1,900 sq. ft. of kitchen, food preparation areas, guest restrooms, and circulation. The kitchen will be serviced from the loading dock on the north side of the building with direct access to the food prep and kitchen areas. The loading dock will also house the covered dumpster for trash generated from the restaurant operations. The kitchen area is “open” to the public serving area where patrons can watch their favorite dishes come to life. Continuing the “openness” of the restaurant, we are proposing a
renovation to the front façade that will allow the indoor seating area to open up to the exterior. In order to create a bright atmosphere that merges the indoors with the Big Sky, we are proposing a bi-
fold door system in the front façade between the main restaurant seating and the front sidewalk. The doors will be sized appropriately to the façade and will have a black finish to match steel accents also on the façade. On the exterior of the doors, there will be a kickplate built and installed in order to
contain occupants when the doors are opened during business hours. Many downtown businesses have renovated their facades while keeping the historic downtown aesthetic. Bi-fold doors have been installed in many businesses in order to connect the indoor and outdoor areas and provide ample light
into the business spaces. The Jam Fusion main entry door will be recessed into the building, providing sufficient space for the door to swing out to the sidewalk while not opening into the public right-of-way. In the future, the business owner would like to propose a minor modification to the front façade of the building. This modification would include removing the kickplate and installing a fence around a patio area. The patio area has already been added into calculations for required parking since this modification is planned to take place in the future. Removing the kickplate will allow the customers to flow from the indoor seating area to the outdoor seating area freely, merging the indoors with the outdoors. Under the current bubble awning, there are concealed transom windows. We are proposing to restore
this element and put windows back in the front façade to further the amount of natural light captured by the space. Because the existing bubble awning will be removed, it will be replaced with a metal awning over the bi-fold doors. The awning will give moderate protection over the patio area as well as provide
shading for the façade from the harsh southern sunlight. A portion of the façade renovation will include a brick clad façade. The brick will match the existing brick
of the historic upper level of the building. We will also utilize steel c channels and metal panels. All of the doors, windows, and steel will have a black finish. The black finish will contrast the red brick and draw people to the space. Many businesses downtown have renovated facades that utilize the historic
aesthetic of brick merged with an updated aesthetic of steel which contrast the brick. Attached are some images that have similar aesthetics to what we are proposing for the Jam Fusion façade renovation. It is our belief that Jam will fit perfectly within the existing fabric of Downtown Bozeman. To the west is Cactus Records and the new Bisl Restaurant. To the east is The Bent Lens and The Ellen Theater. All of these tenants would seem to function seamlessly with one another and Jam will provide their patrons with another breakfast dining option on the sunny side of Main Street in Historic Downtown Bozeman.
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Jam Fusion Certificate of Appropriateness Application 25 West Main Street Bozeman, MT 59715
368
Jam Fusion Certificate of Appropriateness Application 25 West Main Street Bozeman, MT 59715
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Jam Fusion Certificate of Appropriateness Application 25 West Main Street Bozeman, MT 59715
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Jam Fusion Certificate of Appropriateness Application 25 West Main Street Bozeman, MT 59715
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SUBJECT LOCATION
377
25 West Main Street, Bozeman, MT 59715South Elevation Portion of Building Elevation to Change
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Site PlanJam Fusion380
Jam Fusion Main Level Floor Plan Fence SectionFence ElevationFence Elevation381
Jam Fusion Alcohol Service Area Floor Plan 382
UNIVERSALATHLETICTHE BENT LENSTHE BENT LENSStixcaféTHE BENT LENSStixTHE BENT LENSJam FusionJam FusioncaféJam Fusion Existing Building ElevationProposed Building Elevation383
384
Parking Calculations for Tracy’s 1st Addition, S07, T02S, R06E, Block A, Lot
9, & 27’ W, Lot 8
Level Tenant Use Square Footage B-3 Parking Exemption
Allocation
Square Footage
Reduction
Required Parking
Spaces
SID Allocation
Lower N/A Storage 7000 SF 0% 0 0 0
Main Jam Fusion Restaurant 3400 SF 15% 450 SF 5.75 spaces 7.26 spaces
Main Bent Lens/Stix Retail 3600 SF 15% 540 SF 3.57 spaces 7.26 spaces
Mezz-anine N/A Office 985 SF 10% 98.5 SF 1.9503 spaces 4.84 spaces
Upper N/A Office 7000 SF 60% 4200 SF 6.16 spaces 31.46 spaces
Parking Required:
Parking Required:
1 space per 50 SF indoor serving area
1 space per 100 SF outdoor serving area
1 space per 300 SF retail space
1 space per 250 SF office space
Parking Reductions:
50% for B-3 Restaurant Space
40% for B-3 Retail Space
20% for B-3 Office Space
15% for Parking Garage within 200’
10% for Transit Stop within 800’
Parking Adjustment:
15% of Reduction allotted to Jam Fusion
15% of Reduction allotted to Bent Lens/Stix
10% of Reduction allotted to Mezzanine Space (Office Space – No Tenants)
60% of Reduction allotted to Upper Level (Office Space – No Tenants)
Parking Calculations:
Jam Fusion TI
Restaurant Service Area 1500-450 = 1050 SF
Patio Service Area 200 SF
Parking Spaces Required [1050/50] + [200/100] = 21 + 2 = 23 spaces
Reductions to Parking (75%) 23 x 0.25 = 5.75 spaces
Total Parking 5.75 spaces
Bent Lens & Stix
Retail Area 3600-540 = 3060 SF
Parking Spaces Required 3060/300 = 10.2 spaces
Reductions to Parking (65%) 10.2 x 0.35 = 3.57 spaces
Total Parking 3.57 spaces
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Mezzanine Space (Office Space – No Tenants)
Office Area 985-98.5 = 886.5 SF
Parking Spaces Required 886.5/250 = 3.546 spaces
Reductions to Parking (45%) 3.546 x 0.55 = 1.9503 spaces
Total Parking 1.9503 spaces
Upper Level (Office Space – No Tenants)
Office Area 7000-4200 = 2800 SF
Parking Spaces Required 2800/250 = 11.2 spaces
Reductions to Parking (45%) 11.2 x 0.55 = 6.16 spaces
Total Parking 6.16 spaces
Total Parking:
SID Spaces allotted to building: 48.4
Lease Space Required Parking Spaces: 5.75 + 3.57 + 1.9503 + 6.16 = 17.4303
48.4 – 17.4303 = 30.9697 spaces more than required (ability to lease to future tenants that require more parking spaces)
As tenant uses change and associated permit applications are submitted, this document will be updated and recorded with the City Clerk and Community Development.
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Jam Fusion Cafe Conditional Use Permit
25 West Main Street Parking Requirement Calculations Bozeman, MT 59715
NARRATIVE
Faure Halvorsen Architects has developed a tenant improvement plan for the development of a portion of the building at 25 West Main Street. The space will be the new Jam Fusion Café. We are submitting this set for a Conditional Use Permit for the service of alcohol. The restaurant has
appropriate seating for the occupancy requirements with proper means of egress to the front and
rear of the space. The restaurant is located within 200’ of the parking garage as the crow flies per
the Bozeman GIS Maps. The restaurant is also located within 800’ of a Public Transit Stop. These
two commuting amenities provide ample parking space and means of transportation to and from the restaurant.
We are excited about continued growth within the Bozeman Community and look forward to a project that contributes to the fabric of the city.
SITE AND PARKING CALCULATIONS (Zoning B-3)
Parking Required:
Serving Area = 1500 SF Indoor + 200 SF Outdoor
Parking Required:
1 space per 50 SF indoor serving area 1 space per 100 SF outdoor serving area
Parking Reductions:
50% for B-3 Restaurant Space
15% for Parking Garage within 200’
10% for Transit Stop within 800’
Parking Adjustment:
First 3,000 gross SF of nonresidential within B-3 district not required to provide parking. Building owners have allocated 450 SF (15% of total allowance) to this portion of the building. See attached
table for whole building parking adjustment allocations.
Parking Calculations:
Jam Fusion TI
Restaurant Service Area 1500-450 = 1050 SF
Patio Service Area 200 SF
Parking Spaces Required [1050/50] + [200/100] = 21 + 2 = 23 spaces
Reductions to Parking (75%) 23 x 0.25 = 5.75 spaces
Total Parking 5.75 spaces
Current Parking Adjustment
7.26 spaces provided by SID (15% of the SID spaces allocated to Block A, Lots 8 & 9 –
48.4 spaces) 7.26 - 5.75 = 1.51 spaces more than required
NO ADDITIONAL PARKING REQUIRED
387
ADDITIONAL
PARKINGADDITIONAL
PARKING
PARKING VICINITY MAP
SUBJECT LOTPARKING
GARAGE
200’ TO PARKING S
T
R
U
C
T
U
R
E
<800’ TO
P
U
B
LI
C
T
R
A
N
S
I
T
S
T
O
P
388
389
390
391
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CONSTRUCTION ROUTE AND HANDLING
Please see sheet A1.2 for locations pertaining to the handling of construction.
The dumpster location will be on the North side of the alley, behind the armory, located so that it is not
obstructive to the flow of traffic through the alley.
All material deliveries will be made through the alley to have minimal impact on the flow of traffic.
These deliveries will also be scheduled for early morning delivery (5-6 am) as to avoid impacting
business hour traffic.
Levi Clark, of CS Structures, will be in contact with the city to take necessary steps to ensure the
employees working on the construction have safe and sufficient space to park their work vehicles.
If front of the building, on the sidewalk along Main Street, a protected temporary facility will be erected
in order to protect pedestrian traffic passing by the construction zone. The structure will have all
necessary lighting and will be handicap accessible with access to all adjacent businesses that are
obstructed by the structure.
Any and all noise generating construction activities will be coordinated with adjacent businesses in order
to minimize the amount of disruption to their businesses. Precaution will be taken in all areas possible
to minimize impacts on the surrounding businesses while the Jam Fusion Café is under construction.
402
Construction Route Site Plan Jam FusionDUMPSTER
LOCATION
protected temporary facility with all
required lighting, etc.
route for deliveries through the
alley
ALLEY WILL STAY CLEAR TO PROVIDE PASSAGE403
404
405
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thermal break
option is available
Unlimited options such as swing in, swing out, stack to
one side, bi-part, head load, bottom load, etc. You decide
what works best for your project. We can build it.
Panels can be provided up to 12’ tall, and the
bi-folding door system width is nearly unlimited.
bi-fold door & window
series 9500 expandyour space
412
Western’s 9500 Series Bi-Fold Doors
and Windows are designed to enhance
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Engineered to fold away and stack
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You’ll love the functionality of being
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open your world.
series 9500
bi-fold door & window
A concealed locking system is integrated into
the door stiles to allow for a clean, contemporary
look vs. large/obtrusive flush bolts.
Installation by - Johan Trimble
Photographed by John Ellis
Designed by Architects - Bernstein - Zubieta
84 | westernwindowsystems.com 413
swing out with water barrier sill
head load bi-fold
water barrier sill
head load bi-fold
The Water Barrier Threshold is the perfect choice
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flush sill
head load bi-fold
The Flush Threshold is ideal for conditions in which
ease of entry is more important than weather
performance. The interior of the threshold is only
1.07” and can flush out with most interior flooring
for a smooth transition outside. Thresholds are
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swing out with flush sill
head load bi-fold
For our full list of CAD details and hardware please visit us online at
westernwindowsystems.com or contact your nearest representative
for more information.
hardware & CAD detail samples
series 9500 bi-fold window & door
86 | westernwindowsystems.com product guide | 87414
premium handle
The Hinged Door premium handle is used on all
active panels of our Bi-Fold Doors. This hardware is
available in a Brushed Nickel or Black finish and is
available with a key lock keyed to a 5 pin Schlage key.
swing out with flush sill
heavy duty head load bi-fold
swing in with flush sill
head load bi-fold
u-track
head load bi-fold
The U-Track is available for Bi-Folds that will be installed on interior
applications. At only 1.07” tall, this track is designed to be buried between
flooring on both sides of the track for a flush transition from one side of
the door to the next. The U-Track always comes in a Dark Bronze finish.
multi-point lock
The active panel of our Bi-Fold Doors will always be
equipped with a stainless steel mult-point lock. This
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88 | westernwindowsystems.com product guide | 89415
carrier hinge
head load bi-fold
The stainless steel Head Load Carrier and
Hinges are used on most of our Bi-Fold Door
systems. This hardware easily operates panels
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heavy duty carrier hinge
head load bi-fold
The stainless steel Heavy Duty Head Load
Carrier and Hinges are available for oversize
panels that weigh up to 264 lbs. The sealed
bearing rollers allow for effortless operation
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swing out with jamb
head load bi-fold
swing out at meeting stiles
head load bi-fold
flush sill
bottom load bi-fold
The Flush Threshold is ideal for conditions in
which ease of entry is more important than
weather performance. The interior of the
threshold is 1.76” tall, which can be buried and
flush with most interior flooring for a smooth
transition outside. Thresholds are always finished
to match your chosen frame color.
swing out with flush sill
bottom load bi-fold
water barrier sill
bottom load bi-fold
The Water Barrier Threshold is the perfect choice
for most customers as it is designed to work
effectively in harsher climates. The 2.51” interior
leg protects against water entering the inside
of your home while also providing a tight seal.
Thresholds are always finished to match your
chosen frame color.
swing out with water barrier sill
bottom load bi-fold
90 | westernwindowsystems.com product guide | 91416
d pull handle
The D Pull Handle is mounted on the vertical
stiles at pivot points of the Bi-Fold Door. This
handle helps aid the customer in opening and
closing the door. D Pull Handles are available in
a Stainless Steel or Black Bronze finish.
inactive lock handle
The Bi-Fold Inactive Lock Handle is located
at pivot points of the Bi-Fold Door and,
once operated, locks the door panels with
penetrating steel pins at the head and sill. The
low-profile handle is sleek and minimal in lieu
of obtrusive, surface-mounted flush bolts. The
Inactive Lock Handles are available in a Brushed
Nickel or Black finish.
carrier hinge
bottom load bi-fold
The stainless steel bottom load carrier and
hinge are used when customers require a
project in which they are unable to engineer
in a structural header to carry the weight of
our head load bi-folds. The hardware operates
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that weigh up to 176 lbs.
swing in with flush sill
bottom load bi-fold
swing out at jamb
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swing out at pivot hinge
92 | westernwindowsystems.com product guide | 93417
Building Section418