HomeMy WebLinkAbout17252 Vallmer Slaughterhouse ApplicationBOZEMAN CREEK STORY
MILL SPUR TRAIL
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STORY MILL ROADEXISTING
POND
PROPOSED
DOG PARKPROPOSED
HOMESTEAD
PAVILION
EAST GRIFFIN DRIVE
BOZEMAN CREEK
FUTURE
DOG PARK
(NIC)
EXISTING
STRUCTURE
EXISTING
STRUCTURES
NORTH 0
ORIGINAL SCALE:
40 80 160
1"=80'-00"
PHASING
PLAN
PHASE 1A
PEDESTRIAN BRIDGE
CONNECTION
NOT SHOWN, BUT INCLUDED
IN PHASE 5, STORY MILL
ROAD IMPROVEMENTS
PHASE 3A
PEDESTRIAN BRIDGE
CONNECTION
PHASE 3
TRIANGLE
PARCEL
FUTURE PHASE
FUTURE PHASE
Phase 1 Base Park
Phase 1a Pedestrian Bridge
Phase 1c Story Mill Road/Bridger Drive Left Turn Lane Improvements
Phase 2 East Parking Lot and Drop-Off
Phase 3 Triangle Parcel
Phase 3a Pedestrian Bridge
Phase 4 Woonerf Extension to Bozeman Creek Bridge Crossing
Phase 5 Woonerf Extension to Bridger Drive
Story Mill Road Improvements
C
DESIGN
DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
1
WORKSHOP
REVISIONS
5404
2 3 4 5 6 7
A
B
C
D
E STORY MILLCOMMUNITY PARKBOZEMAN, MTC O P Y R I G H T D E S I G N W O R K S H O P, I N C.
F
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1 2 3 4 5 6 7 8 9
W W W . D E S I G N W O R K S H O P . C O M
May 18, 2017 - 2:26pmF:\PROJECTS_R-Z\5404-Story Mill Community Park\D-CAD\02. Sheets\Site Plan_Bozeman\dw-5404-SITE PLAN_BOZEMAN.dwg120 East Main Street
Aspen, Colorado 81611-1787
(970)-925-8354
May 23, 2017
90%
Construction
Documents
L0-06B600 BRIDGER DRIVEOWNER: CITY OF BOZEMANOWNER/APPLICANT: THE TRUST FOR PUBLIC LAND
STORY MILL SPUR
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SITE
MATERIALS
SERIES
KEY PLAN (NOT TO SCALE)
SITE MATERIAL
1 Existing Playground and Fence to Remain. Do not disturb.
2
3
4
8
9
10
6
5
7
Future Trail and Ramp by Others. NIC.
Existing Path. Do not disturb. Protect-in-Place.
Future Phase Splash Pad. Construction not part of this
phase of work.
Existing Parking Lot. Do not disturb. Protect-in-Place.
Driveways, curbs, striping, and ramps by Civil.
REFERENCE NOTES
11 Existing Bridge to Remain. Do not disturb. Protect-in-Place.
12 Existing Structure to Remain.
Do not disturb. Protect-in-Place.
Location for trail gateway feature by others. NIC.
Ramp. See Civil Drawings.
Pavilion. See Architecture Drawings.
13 Relocated Storage Shed. Final location to be
determined in field under direction of
landscape architect.
14 Accessible fishing location.
15 Park road. See Civil Drawings.
16 Future dog park and path connection.
Construction not part of this phase of work.
17 Future trail connection when permission
is obtained.
18
19
Pedestrian Bridge. See Civil Drawings.
Restroom. See Architectural Drawings.
20
New Pedestrian Safety Guardrails.
See Structural Drawings.
21
22
Relocated Chicken Coop.
23
24
Site Lighting. See Electrical Drawings.
Existing Utility. Do not Disturb. Protect-in-Place.
Future shade pavilion by others. Construction not
part of this phase of work.
Traffic delineators. See Civil Drawings.
25 Pavilion Benches. See Architectural Drawings.
26 Buildings proposed for demolition in separate process.
27 Climbing Boulder. See Structural Drawings.
28 Primary Entrance Identification. See Signage Package.
29 Secondary Entrance Identification. See Signage Package.
SITE DETAIL KEYNOTES:DETAIL /
SHEET
1.0 PAVEMENTS, RAMPS, CURBS
1.1 Concrete Type 1 - Enhanced Vehicular Crossing
1.2 Concrete Type 2 - Enhanced Pedestrian
2.0 JOINTING
2.1 Expansion Joint
2.2 Control Joint
3.0 STEPS
3.1
4.0 SITE WALLS/ EMBANKMENTS
4.1 Wall Type 1 - Boulder Retaining
5.0 SITE FURNITURE
5.1 Trash/Recycling Receptacle
5.2 Bench Type 1 - With Back
6.0 RAILINGS, BARRIERS, FENCING
6.1 Fence Type 1 - Perimeter
6.2 Fence Type 2 - Garden / Food Forest
7.0 SITE LIGHTING
8.0 DRAINAGE
NOT USED AT THIS TIME
9.0 PLANTING
SEE PLANTING SERIES
10.0 MISCELLANEOUS ELEMENTS
10.1
10.2
1 / L7A-01
2 / L7A-01
3 / L7A-04
4 / L7A-04
2 / L7A-05
1 / L7A-06
2 / L7A-06
1 / L7A-11
2 / L7A-11
1 / L7A-15
RELATED
DETAIL(S)
SPEC.
SECTION
02529S, 02515S
323223
323300
323100
323100
061063
11.0 PLANT PROTECTION
1.3 3 / L7A-01
1.4
1.5
1.6
1.7
1.8
1.9
0550001.10
3214401.11
321816.131.12
321816.131.13
1.14
5.5 Picnic Table
5.6
5.7 Bicycle Rack
5.8 Not Used
6.3 Fence Type 3 - Dog Park 323100
6.4 Gate Type 1 - Dog Park 323100
6.5 Gate Type 2 - Garden Vehicular 323100
6.7 055213
6.8 055213
10.3
1 / L7A-1610.4
10.5
044300.1010.6
05500010.7
05500010.8
1 / L7A-07
3 / L7A-07
5 / L7A-01
6 / L7A-01
5 / L7A-03
2 / L7A-02
6 / L7A-03
1 / L7A-02
1 / L7A-03
2 / L7A-03
3 / L7A-11
1 / L7A-12
2 / L7A-12
2 / L7A-19
1 / L7A-13
2 / L7A-16
3 / L7A-16
3 / L7A-17
1 / L7A-18
321816.133 / L7A-03
3214404 / L7A-03
12.0 PLAYGROUND
SEE L7B SERIES DRAWINGS
Concrete Type 3 - Pedestrian
Specialty Pavement - Observatory Hill
Asphalt Type 2 - Utility Access/Trail
Asphalt Type 3 - Pedestrian Trail
Gravel Type 1 - Trail/Vehicular Access
Gravel Type 2 - Pedestrian
Elevated Metal Grate Trail
Stone Type 1 - Fishing Platform
Playground Surface Material - Type 1 (Eng. Wood)
Playground Surface Material - Type 2 (Sand)
Playground Surface Material - Type 3 (Rubber)
2.3 Stone Joint 5 / L7A-04
5.9 2 / L7A-08
3231001 / L7A-14
1.15 Playground Ramp Type 1
1.16 321816.131 / L7A-04Rubber Curb
1.17 3293002 / L7A-04Metal Edger
5.10 Ping Pong Table 3 / L7A-08
Bicycle Repair Station
Stair Type 1 - Stone 1 / L7A-05 321440
5.3 Bench Type 2 - Backless 3 / L7A-06
5.4 Bench Type 3 - Custom Backless 4 / L7A-06
*SEE LIGHTING SERIES PER ELECTRICAL ENGINEER
6.6 Gate Type 3 - Garden / Food Forest - Pedestrian 3231003 / L7A-12
Guardrail Type 1
Pedestrian Railing - Existing Trestle Bridge
Handrail Type 2 - Stairs to Observation Hill
Emergency Access Gate
Bollard - Embedded
6.9
6.10
6.12
0552132 / L7A-13
3233006 / L7A-4
Not used
Bird Blind
Raised Garden Bed
Landscape Boulder
Trail Culvert
Labyrinth
2 / L7A-15Compost Bin
Garden Message Board
Dog Station5.12
3214404 / L7A-01
1.18 02529S, 02515SConcrete Type 4 - Stained
00000010.9 1 / L7A-19Yard Hydrant
5.13 Exercise Equipment Type 1 - Crank
5.14 Exercise Equipment Type 2 - Flex Wheel
5.15 Exercise Equipment Type 3 - Pull-up Bars
1 / L7A-09
2 / L7A-09
3 / L7A-09
5.16
Music Element Type 2
4 / L7A-09
5.17 Music Element Type 1 1 / L7A-10
5.18
Exercise Equipment Type 4 - Hand Bike
3 / L7A-10
Music Element Type 35.19 2 / L7A-10
Fishing Platform Curb
3231004 / L7A-11Gate Type 4 - Dog Park Vehicular6.13
Bollard - Removable6.11 3233007 / L7A-4
5.11 Not Used
Bench Type 4 - Custom Backless
4.2 Wall Type 2 - Stone 3 / L7A-05 323223
0000001 / L7A-20
11.1 2 / L7A-14Tree Protection Fencing
323300
323300
323300
323300
323300
323300
116800
116800
116800
116800
116800
323300
323300
323300
323300
321440
321440
02529S, 02515S
02529S, 02515S
061063
061063
1.19 0000001 / L7A-21Playground Ramp Type 2
5 / L7A-06
1 / L7A-23Dumpster Enclosure6.14
2 / L7A-23Dumpster Enclosure Gate6.15
C
DESIGN
DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
1
WORKSHOP
REVISIONS
5404
2 3 4 5 6 7
A
B
C
D
E STORY MILLCOMMUNITY PARKBOZEMAN, MTC O P Y R I G H T D E S I G N W O R K S H O P, I N C.
F
8 9
1 2 3 4 5 6 7 8 9
W W W . D E S I G N W O R K S H O P . C O M
May 18, 2017 - 1:48pmF:\PROJECTS_R-Z\5404-Story Mill Community Park\D-CAD\02. Sheets\dw-5404-L3-MATERIALS.dwg120 East Main Street
Aspen, Colorado 81611-1787
(970)-925-8354
May 23, 2017
90%
Construction
Documents
L3-15600 BRIDGER DRIVEOWNER: CITY OF BOZEMANOWNER/APPLICANT: THE TRUST FOR PUBLIC LANDLX-01 LX-02 LX-03
LX-05 LX-06 LX-07LX-04
LX-09 LX-10 LX-11LX-08
LX-12
LX-13 LX-14
LX-15
MATCHLINE - SHEET L3-12
MATCHLINE - SHEET L3-14
NORTH 0
ORIGINAL SCALE:
20' 40'80'
1"=40'
1.8
6.1
PA
PA
PA
PA
PA
PA
TYP.
12
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16
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6.9 11
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6.3
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OF 2
1.3
5.7 TYP.
OF 3
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5.9
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TYP.TYP.
TYP.
3
L7A-2
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PA
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6.13
5.1 TYP.
OF 35.12
TYP.
OF 3
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STORY MILL SPURP
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65'-112"
19'-8"4'
SITE
LAYOUT
SERIES
KEY PLAN (NOT TO SCALE)
C
DESIGN
DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
1
WORKSHOP
REVISIONS
5404
2 3 4 5 6 7
A
B
C
D
E STORY MILLCOMMUNITY PARKBOZEMAN, MTC O P Y R I G H T D E S I G N W O R K S H O P, I N C.
F
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May 18, 2017 - 3:15pmF:\PROJECTS_R-Z\5404-Story Mill Community Park\D-CAD\02. Sheets\dw-5404-L4-LAYOUT.dwg120 East Main StreetAspen, Colorado 81611-1787
(970)-925-8354
May 23, 2017
90%
ConstructionDocuments
L4-15600 BRIDGER DRIVEOWNER: CITY OF BOZEMANOWNER/APPLICANT: THE TRUST FOR PUBLIC LAND1 Refer to Civil Drawings for roadways and parking lots
2
3
4
Landscape feature to be staked in the field
Existing path to remain.
Future dog park and path connection. Not included
in this phase of construction.
SITE LAYOUT REFERENCE NOTES
5 Trail alignment to be confirmed in field under directionof landscape architect.
6 Tie into existing path.
LX-01 LX-02 LX-03
LX-05 LX-06 LX-07LX-04
LX-09 LX-10 LX-11LX-08
LX-12
LX-13 LX-14
LX-15MATCHLINE - SHEET L4-12MATCHLINE - SHEET L4-14NORTH 0
ORIGINAL SCALE:
20' 40'80'
1"=40'
4
5
2
1
1869 STORY MILL ROAD
SKETCH PLAN/COA/DEMO APPLICATION FOR
THE DEMOLITION OF TWO STRUCTURES IN A
HISTORIC DISTRICT
May 2017
1
Contents
Section 1 – Project Narrative ........................................................................................................................ 2
Section 2 – Application & Checklists ............................................................................................................. 6
Section 3 – Public Nuisance History & Existing Condition Photos ................................................................ 8
Section 4 – Updated Historic Property Record ........................................................................................... 11
Section 5 – Cost Comparison ...................................................................................................................... 12
Section 6 – Subsequent Site Treatment ...................................................................................................... 13
1869 STORY MILL ROAD
SKETCH PLAN/COA/DEMO APPLICATION FOR
THE DEMOLITION OF TWO STRUCTURES IN A
HISTORIC DISTRICT
May 2017
1
Contents
Section 1 – Project Narrative ........................................................................................................................ 2
Section 2 – Application & Checklists ............................................................................................................. 6
Section 3 – Public Nuisance History & Existing Condition Photos ................................................................ 8
Section 4 – Updated Historic Property Record ........................................................................................... 11
Section 5 – Cost Comparison ...................................................................................................................... 12
Section 6 – Subsequent Site Treatment ...................................................................................................... 13
2
Section 1- Project Narrative
This application is requesting approval of the demolition of two buildings, the slaughterhouse and rending
plant, and associated Rocky Creek Bridge within the Story Mill Historic District on the Story Mill
Community Park site. A recent historic evaluation found the slaughterhouse building to be a non-
contributing resource and the rending plant and bridge to be contributing resources. The property is
located at 1869 Story Mill Road, just south of the intersection of the Story Mill Spur Trail and Story Mill
Road along the East Gallatin River. The entire Story Mill Community Park site has been reviewed and
approved by the City of Bozeman through a Master Site Plan. Individual phases will be developed through
the City’s Site Plan Application process.
Once the two subject buildings, slaughterhouse and rending plant are removed, the building envelopes
will be re-planted with native grasses and the public will enjoy unfettered views to the restored and
enhance river corridor. The new trails will lead people through the site with park benches providing a
stopping point for picnics and enjoyment. Interpretive signage will describe share the storied history of
the Story Mill historic corridor from early development of the two railroad lines to the colorful history of
Nelson Story and the Story Mill industrial complex.
Response to Section 38.16.100- Demolition of a Historic Structure or Site:
1. The property’s historic significance.
Please refer to Section 4- Vollmer Slaughterhouse Site, Story Mill Community Park Historic Report
& Historic Record Form for more information related to the history of the buildings and the site.
A description of steps planned to be undertaken to help reserve the site’s history and convey the
history to future park visitors is also attached.
2. Whether the structure has no viable economic life remaining. "No viable economic life
remaining" means the costs of repair and/or rehabilitation to bring the structure to a habitable
condition as established by the applicable technical codes in article 10.02, exceed the costs of
demolition and redevelopment to minimum standards with a building of the same type and
scale.
The two existing structures, the rendering plant and the slaughterhouse, to be removed have
been neglected for years with little or no maintenance, therefore leaving them in their current
dilapidated state (see existing condition photos, Section 3). To repair and bring the structures to
current standards, major items to be repaired include: stabilizing foundations, new roofing, new
interior wall and finishes, new electric system, new mechanical systems, site improvements
including a new bridge for safe access and water and sewer services to the site. A detailed
breakdown of the renovation cost compared to the demolition and reconstruction of the
buildings can be found in Section 5. According to our analysis, the cost of repair to bring the
structures to a habitable condition exceeds the costs of demolition and redevelopment to
minimum standards with a building of the same type and scale.
Building C- Rendering Plant
Cost Estimate of Repair: $1,409,500
Cost Estimate of Demo & Redevelopment: $1,159,500
Building D- Slaughter House
Cost Estimate of Repair: $1,508,000
Cost Estimate of Demo & Redevelopment: $1,265,000
3
The Cost Comparison utilized Building Construction Costs with RSMeans Data 2017 supplemented
with local data to analyze the differences between repairing and/or rehabilitating the structure
to a habitable condition and the cost of demolishing the structure and rebuilding a building of the
same size, type, and scale. We also confirmed demolition costs by soliciting estimate from
demolition contractors. It is our collective professional opinion that costs included in the
comparison reflect fair and accurate figures given the estimated scope of work.
3. Whether the subsequent development complies with section 38.16.050. Whether the
subsequent development includes construction of new building(s) unless the existing character
of the area does not include buildings.
The proposed project is located within the Story Mill Community Park site. The Story Mill
Community Park is organized into different areas identified as: The Story Mill Community Center
Parcel, the North Parcel, the South Parcel and the Triangle Parcel as identified in the following
figure.
Figure 1 Story Mill Community Park Map
4
The proposed demolition project is located within the Triangle Parcel. The Story Mill Community
Park includes natural and cultural interpretation of the park site and surrounding area. An overall
park plan has been developed that will offer visitors interpretive information and learning
moments throughout the park with recognizable interpretive signage (attach the signage design
specifications). Interpretive content is currently under development and will be completed over
the next 8-12 months, with anticipated installation during the final stage of park construction in
the summer/fall of 2018. Topics span site birds and wildlife, wetlands ecology, water quality and
restoration, and the rich cultural history of the area from Native American history to white
settlement and the agricultural history of Gallatin Valley.
The Master Plan for the so-called triangle parcel includes the following developed park amenities:
a small parking lot for park visitors that will also service the nearby Story Mill Spur trailhead, a
half-acre fenced off leash dog park, an accessible fishing access platform, a network of compacted
gravel fines trail network that takes visitors through the site for park enjoyment and also to
provide a pedestrian transportation linkage between the triangle parcel and the rest of the park.
The trail network includes installation of a free span pedestrian bridge to allow visitors to cross
the East Gallatin River at the southern end of the triangle parcel. The park master plan also
includes a code upgrade to the historic railroad trestle bridge with wood planking. This historic
asset has been added to the state historic inventory order and will provide park visitors with
insight into the rail-roading history of the site and provide a fun connector between the trailhead,
the new parking area and the park site.
The triangle parcel has undergone
significant restoration. A large park
restoration project constructed during
2014-2016 restored and expanded
wetlands, re-connected floodplains,
enhanced habitat for fish, migratory birds
and wildlife, provided water quality
improvements, and created new recreation
and education opportunities associated
with aquatic habitat. Historically, this
stretch of the East Gallatin River has been
manipulated for agricultural, commercial,
and residential purposes including
providing disposal for the Vollmer
rendering plant and slaughterhouse
operations. In more recent times, this
stretch of the East Gallatin was channelized
and had become entrenched due to its
increased slope/decreased sinuosity, and
from fill placement in the adjacent
floodplains. The channel had also been locked in place by a long stretch of concrete block type
riprap along river right. Restoration actions included removal of riprap and restabilization along
Figure 2 Project Location, Parks & Historic District Boundary
Project
Location
5
stream bed and banks; recontoured streambank along 180 feet of the east bank and excavation
of an historic two-year floodplain along 250 feet of the west bank.
Once the two buildings and bridge are removed, the building envelopes will be re-planted with
native grasses and the public will enjoy unfettered views to the restored and enhance river
corridor. The new trails will lead people through the site with park benches providing a stopping
point for picnics and enjoyment. Interpretive signage will describe share the storied history of the
Story Mill historic corridor from early development of the two railroad lines to the colorful history
of Nelson Story and the Story Mill industrial complex.
6
Section 2 - Application & Checklists
A1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
CCOA
Commercial COA Required Materials CCOA Page 1 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Presentation of submitted plans and specifications
COMMERCIAL/NONRESIDENTIAL CERTIFICATE OF
APPROPRIATENESS REQUIRED MATERIALS
APPLICATION SETS
One set is required that includes 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets.
If a deviation is proposed and if more than two deviations or deviations of more than 20% are proposed
additional sets will be required.
Complete and signed development review application form A1
One Plan set that includes all commercial certificate of appropriateness checklist items below unless
otherwise provided in another application type
Standard application sets
required plan sizes:
Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size
depending on project type. Larger, more complex projects require
larger plans.
1 digital version of all materials (JPEG or PDF) on separate CD-ROM or USB drive. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans
that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1and materials if deviation proposed
associated with an existing building in the Neighborhood Conservation Overlay District.
APPLICATION FEE
Base fee $344
If deviation add: $221 per deviation
Application types and fees are cumulative.
HISTORIC PROPERTY INFORMATION IF IN NEIGHBORHOOD CONSERVATION OVERLAY
Date of construction if known:
Existing property record form
Updated property record form
For assistance, see more information through the following link:
http://www.bozeman.net/Departments/Community-Development/Historic-Preservation/How-To-s-
FAQ-s
COMMERCIAL CERTIFICATE OF APPROPRIATENESS CHECKLIST
Certain information shall be provided for review prior to a decision on a certificate of appropriateness.
The extent of documentation to be submitted on any project shall be dictated by the scope of the planned
alteration and the information reasonably necessary for the City to make its determination on the
application.
Commercial COA Required Materials CCOA Page 2 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Required Forms:
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations/changes proposed on the property.
2. If in Neighborhood Conservation Overlay, historical information, such as pictures, plans,
authenticated verbal records and similar research documentation that may be relevant to the
proposed changes to the property
3. One current picture of each elevation of each structure planned to be altered that will clearly express
the nature and extend of the changes planned. Except where otherwise recommended, no more than
eight pictures should be submitted. All pictures shall be printed on or attached to 81/2 x 11 paper
with the property address, elevation direction (N, S, E, W) and relevant information on the proposed
changes
4. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed
5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions
and roof pitches if new construction or changes to elevations are proposed. Show existing and
proposed changes. Show open stairways and other projections from exterior building walls
6. Building elevations shall include proposed exterior building materials, windows and doors including
a color and building material palette for all proposed features keyed to the building elevations
7. One exhibit or illustration shall include all the internal and external elements of a structure to be
removed or altered by a project. All elements to be removed or altered, and to what extent, shall be
clearly identified and shall include those elements to be removed and reinstalled.
8. For any non-conforming structure, an analysis of demolition to determine whether the threshold for
loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed.
9. For minor fence, screen, storefront or window/door changes or replacements, and other minor
changes: pictures ,specifications and other information that will clearly express the proposed
changes or alterations to the property
10. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed
alterations if building elevations are not detailed enough to depict features accurately
11. Floor plans showing floor layout including square footage and proposed use for each room and area
within the building clearly showing areas to be changed or added to. Suggested scale of ¼ to 1 foot.
12. Parking plan and calculation for all uses, if proposed changes to the property require review of
parking requirements (e.g. addition of bedrooms to a home, Accessory Dwelling Units, new infill
residential construction).
13. A schedule for the proposed changes to the property if to be phased or if applicable.
DEVIATIONS
If the proposal includes a request for a deviation in the Entryway Corridor Overlay as outlined in Section
38.17.070 BMC the application shall be processed as a site plan application with deviation and this form
shall not apply, reference instead forms SP and SP1.
14. If the proposal includes a request for a dev iation in the Neighborhood Conservation Overlay as
outlined in Section 38.16.070 BMC and is being processed independent of a site plan application then
this application shall be accompanied by written and graphic material sufficient to illustrate the
conditions that the modified standards will produce.
15. Either through the site plan requirement above or separate exhibit clearly showing any proposed
deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable
standards.
16. Either through the building elevation requirement above or separate exhibit clearly show any
proposed deviations related to building construction such as height, second story additions, or other
applicable standards.
Commercial COA Required Materials CCOA Page 3 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Required Forms:
17. A deviation narrative shall be added to the project narrative stating which Section (s) of the
Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the
following:
a. How the modification is more historically appropriate for the building and site in question and the
adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal
enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting propertie s or the permitted
uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general
welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will
contribute to the overall historic character of the community.
If more than one deviation, a response to the criteria shall be provided for each deviation
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEM
Demolition Checklist DEM Page 1 of 2 Revision Date 1-05-16
Required Forms: A1, NCOA or CCOA Recommended Forms: Required Forms:
DEMOLITION CHECKLIST
GENERAL INFORMATION
This checklist outlines the materials required for the review of building demolition in the Neighborhood
Conservation Overlay District and the Entryway Corridor Overlay District. This checklist is required as
part of a related Certificate of Appropriateness application, either form NCOA or CCOA. In the
Neighborhood Conservation Overlay District, a complete application submittal for the subseque nt
development after the demolition or movement has occurred must accompany any request for demolition.
The subsequent development would require either form NCOA if residential or CCOA if commercial. The
subsequent development must be approved before a demolition or moving permit may be issued.
For assistance, see more information through the following link:
http://www.bozeman.net/Departments/Community-Development/Historic-Preservation/How-To-s-
FAQ-s
NEIGHBORHOOD CONSERVATION OVERLAY DEMOLITION CHECKLIST
Certain information shall be provided for review prior to a decision on a certificate of appropriateness that
includes the proposed demolition of a principal/ primary building. The extent of documentation to be
submitted on any project shall be dictated by the scope of the demolition and the information reasonably
necessary for the City to make its determination on the application.
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations proposed to buildings, structures and site layouts on the property.
2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be releva nt to the
proposed changes to the property. A current Montana Property Record Form may be used to
document the existing conditions on the site and determine the property’s historic significance.
3. One current picture of each elevation of each structure to be demolished. Except where otherwise
recommended, no more than eight pictures should be submitted. All pictures shall be printed on or
attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W).
4. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed, changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed.
5. One exhibit or illustration shall include all the internal and external elements of a structure to be
removed or altered by a project. All elements to be removed or altered, and to what extent, shall be
clearly identified and shall include those elements to be removed and reinstalled.
6. For any non-conforming structure, an analysis of demolition to determine whether the threshold for
loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed.
7. If the property is classified as historic, whether by listing on the National Register of Historic Places,
identification as “eligible” or “contributing,” identification as a Landmark or in a local district, the
application shall provide definitive evidence in support of demolishing the structure under Sec.
38.16.080.A.3 b 1&2, including:
a. The structure or site is a threat to public health or safety, and that no reasonable repairs or
alterations will remove such threat; any costs associated with the removal of health or safety threats
must exceed the value of the structure.
Demolition Checklist DEM Page 2 of 2 Revision Date 1-05-16
Required Forms: A1, NCOA or CCOA Recommended Forms: Required Forms:
b. The structure or site has no viable economic or useful life remaining, based on evidence supplied
by the applicant. This may include a structural analysis and cost comparison evaluating the cost to
repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International
Existing Buildings Code.
ENTRYWAY CORRIDOR OVERLAY DEMOLITION CHECKLIST
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations proposed on the property.
2. One current picture of each elevation of each structure to be demolished. Except where otherwise
recommended, no more than eight pictures should be submitted. All pictures shall be printed on or
attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W).
3. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed. Building (s) and signage to be
demolished shall be clearly depicted.
4. Proposed treatment of the site following demolition (e.g. grade flat, seed, temporary irrigation,etc.)
5. Proposed access control to the site for all existing accesses to the street. Proposed method of
barrier.
6. Weed control and maintenance plan for the site.
7. Nonconforming signage shall be removed from the site during demolition. If nonconforming signage
is on site, provide a detail of the existing location and confirm that signage will be removed during
demolition.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
7
COA Checklist
1. Please refer to Section 1 for the Project Narrative.
2. Please refer to Section 5 for the historical information.
3. Please see Section 3 for current picture elevations of each structure.
4. Please see Section 6 for sketch plan subsequent treatment of the site.
5. No replacement buildings are proposed for construction after the demolition of the existing two
structures.
6. No replacement buildings are proposed for construction after the demolition of the existing two
structures.
7. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
8. Once the two subject buildings – the rendering plant and slaughterhouse are removed, the
building envelopes will be re-planted with native grasses and the public will enjoy unfettered
views to the restored and enhance river corridor. All internal and external elements of the
structure will be removed.
9. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
10. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
11. Once the two subject buildings – the rendering plant and slaughterhouse are removed, the
building envelopes will be re-planted with native grasses and the public will enjoy unfettered
views to the restored and enhance river corridor. All internal and external elements of the
structure will be removed.
12. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
13. Demolition of the two structures is planned for Summer 2017. An overall park plan has been
developed that will offer visitors interpretive information and learning moments throughout the
park with recognizable interpretive signage (attach the signage design specifications). Interpretive
content is currently under development and will be completed over the next 8-12 months, with
anticipated installation during the final stage of park construction in the summer/fall of 2018.
14. No Deviations are proposed for this application.
8
Section 3- Public Nuisance History & Existing Condition Photos
Report on Security Measures at the Story Mill Community Park Site – Triangle Parcel
The Trust for Public Land (TPL) has managed the Story Mill site since December 2012. TPL acquired the
property in December 2012, and immediately took measures to secure the existing buildings and to
implement a management/security plan for the site aimed to protect the property against and discourage
vandalism and trespass. These measures include frequent site inspections, maintenance of locks and
other steps to secure the buildings against unlawful entry, clean up and response to illegal dumping, and
other nuisance occurrences that had been occurring during previous ownerships.
In early 2013, TPL notified the Bozeman Police Department of our ownership and management goals,
contracted neighbors to make them aware of our ownership intentions, contracted for weekly evening
site inspections with Rocky Mountain Security, and increased visitation and authorized use of the site.
The City of Bozeman acquired the property from TPL in December of 2014. TPL continues to manage the
site under a Memorandum of Understanding that will continue through completion of park construction
in the fall of 2018.
The Rendering Plant and Slaughterhouse Buildings (operated through the 1970’s) are situated on the
southwest corner of the triangle parcel. Prior to TPL acquisition the property had been largely unused
and in a distressed condition for an indeterminate number of years. When TPL acquired the property the
buildings were unsecured and in disrepair with evidence of trespass and vagrancy. Doors and windows
were boarded up and heavy duty locks were installed. Despite these multiple stepped up security efforts
instituted by TPL starting in 2013 and continuing to the present, the buildings have been frequently broken
into with doors forced open, windows broken, and extensive graffiti damage on both interior and exterior
walls.
In direct trespass situations, TPL has relied upon Rocky Mountain Security professionals to cautiously
confront trespassers and ask them to leave the property. On several occasions, Rocky Mountain Security
or TPL has felt the need to call upon the Bozeman Police Department to intervene. Dating back to spring
2013, TPL contacted the Police and spoke with both Police Captain Mark Johnson and Officer Charlie
Gappmayer regarding repeated vandalism events. At that time, the Bozeman Police indicated that they
would increase their regular patrols around and surveillance of the site.
Continuing to current day, there is repeated evidence of people breaking in to the buildings by removing
boarded up doors and windows, despite TPL’s repeated and enhanced efforts to re-secure doors and
windows.
9
Existing Condition Photos
Building C - South Elevation Building C - Southeast Elevation
Building C - Northwest Elevation Building C - East Elevation
10
Building D - Southeast Elevation Building D - North Elevation
Building D - South Elevation Building D - Southwest Elevation
11
Section 4 - Updated Historic Property Record
Historic Preservation Consulting: History, Architecture, and Archaeology
Renewable Technologies, Incorporated
502 North 16th Avenue Bozeman, Montana 59715 406.782.0494
May 12, 2017
Maddy Pope
The Trust for Public Land
1007 East Main Street, Suite 300
Bozeman, Montana 59715
Reference: Vollmer Slaughterhouse site, Story Mill Community Park
Dear Maddy:
As requested by the Trust for Public Land (TPL), I have completed a field inventory and
historic overview of the former Vollmer slaughterhouse facility, located on the future site
of the Story Mill Community Park. The results of this work have been compiled on a
“Montana Historic Property Record” site form, which is appended to this letter. After
TPL review, this form should be filed with the Montana State Historic Preservation
Office (SHPO), and I will be able to facilitate that if needed. SHPO will provide a formal
site number for the property, which will complete the documentation.
The purpose of this site form is twofold: to provide an archival record of the property as
it exists in 2017, and to determine the property’s historic and/or architectural
significance. The latter determination is expressed in terms of the property’s likely
eligibility for the National Register of Historic Places (NRHP). The NRHP eligibility
determination may be relevant in undertaking public or private planning decisions
impacting the site.
While my research indicated that no prior historic site forms for this property exists, most
of the features at the site were briefly evaluated during the preparation of the “Northern
Pacific / Story Mill Historic District” NRHP nomination, completed in 1996. (Virtually
the entire site is within the boundaries of that historic district.) The 1996 documentation
found the main slaughterhouse building to be a “contributing” resource in the historic
district, while the rendering plant and railroad spur were at the time not old enough to be
considered contributing. (Both have since reached the 50-year age threshold typically
required for NRHP significance.) The vehicle bridge at the east edge of the site was not
previously recorded.
Maddy Pope
May 12, 2017
Page 2
Historic Preservation Consulting: History, Architecture, and Archaeology
My 2017 evaluation of the Vollmer site found the slaughterhouse building to be a non-
contributing resource, primarily due to potential historic integrity issues that were not
addressed in the 1996 NRHP nomination. The rendering plant and railroad spur are now
classed as contributing resources, since they retain integrity and now exceed the 50-year
NRHP threshold. Because of integrity issues with the primary building at the site, and
the removal of the livestock pens that formerly dominated the outdoor space at the
location, the complex as a whole is not considered eligible for the NRHP. Since the
overall slaughterhouse complex is a relatively minor component of the overall Northern
Pacific / Story Mill Historic District, these status changes will not impact the NRHP
eligibility of the district as a whole, and any future alteration or removal of the buildings
would also not impact the district’s overall eligibility.
This evaluation was conducted in conformance with generally accepted professional
procedures and standards, and I am qualified to complete these evaluations according to
the National Park Service professional standards outlined in 36 CFR Part 800. I have
performed this work professionally since 1987.
Feel free to contact me if you have any questions about this letter or the attached site
form. Thank you for contacting me about this project.
Sincerely,
Mark Hufstetler
MONTANA HISTORIC PROPERTY RECORD
For the Montana National Register of Historic Places Program and State Antiquities Database
Montana State Historic Preservation Office
Montana Historical Society
PO Box 201202, 1410 8th Ave
Helena, MT 59620-1202
Property Address: Story Mill Road
Historic Address (if applicable):
City/Town: Bozeman
Site Number: 24GA____
(An historic district number may also apply.)
County: Gallatin
Historic Name: Vollmer & Sons Slaughterhouse
Complex
Original Owner(s): Joseph Vollmer, Sr.
Current Ownership Private Public
Current Property Name: abandoned
Owner(s): City of Bozeman
Owner Address: P.O. Box 1230
Bozeman, Montana 59771
Phone: 406-582-2321
Legal Location
PM: Montana Township: 02S Range: 06E
SW ¼ NW ¼ NW ¼ of Section: 5
Lot(s):
Block(s):
Addition:
Year of Addition:
USGS Quad Name: Bozeman, Montana Year: 2014
Historic Use: Slaughterhouse complex
Current Use: abandoned
Construction Date: 1938 Estimated Actual
Original Location Moved Date Moved:
UTM Reference www.nris.mt.gov
NAD 27 or NAD 83(preferred)
Zone: 12T Easting: 498342 Northing: 5060387
National Register of Historic Places
NRHP Listing Date:
Historic District:
NRHP Eligible: Yes No
Date of this document: May 1, 2017
Form Prepared by: Mark Hufstetler
Address: 502 North 16th Avenue
Bozeman, Montana 59715
Daytime Phone: 406-587-9518
MT SHPO USE ONLY
Eligible for NRHP: □ yes □ no
Criteria: □ A □ B □ C □ D
Date:
Evaluator:
Comments:
MONTANA HISTORIC PROPERTY RECORD
PAGE 2
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
ARCHITECTURAL DESCRIPTION
Architectural Style: Other: If Other, specify: vernacular industrial
Property Type: Industrial Specific Property Type: slaughterhouse
Architect:
Architectural Firm/City/State:
Builder/Contractor:
Company/City/State:
Source of Information:
The Vollmer & Sons slaughterhouse complex is an historic site consisting of two large buildings, a short
railroad spur, and a small steel-stringer bridge, located approximately two miles north of the eastern end of
downtown Bozeman. Constructed in 1938 to house a small beef and hog slaughterhouse operation, the facility
was expanded after World War II and remained in operation until the 1970s. The complex has been unused and
largely abandoned in the years since.
Just beyond the current northern outskirts of the community, the location’s immediate setting is a relatively
rural mix of farmland, houses, and bottomlands, with the channel of Rocky Creek to the east and the Story Hills
rising beyond. The abandoned grade of the Northern Pacific Railway’s Story Mill Spur, now a pedestrian trail,
is just to the west, and the partially removed grade of an abandoned Chicago, Milwaukee, St. Paul & Pacific
railroad branch is to the east, beyond Rocky Creek. To the north are the locations of large, now-disused
commercial/industrial sites that once served the region’s agricultural community, including a livestock sales
facility and a grain elevator/mill complex.
Access to the site is from Story Mill Road (to the east), via an unimproved dirt track that crosses Rocky Creek
on a steel-stringer bridge (Feature 4, below.) Flora at the location includes primarily non-native grasses, and
scattered deciduous trees and shrubs. Approximate elevation of the site is 4720 feet.
Although no site form was prepared, the slaughterhouse complex was first recorded in 1996, as part of the
documentation for the Northern Pacific / Story Mill National Register of Historic Places historic district. The
historic district listing briefly described the two buildings remaining at the site, as well as the railroad spur, but
did not document the bridge. In addition, the 1996 documentation noted the existence of a network of wooden
livestock pens, which occupied the southern portion of the site, along with an attached storage building. These
features were removed at an unknown date between 1996 and 2016, and no evidence of them remains today. It
is likely that the removal of the livestock pens substantially altered the overall visual appearance of the site.
Each of the four remaining features at the site is described briefly below.
Feature 1: Vollmer & Sons slaughterhouse building (constructed 1938), Non-contributing: The
slaughterhouse building itself is located in the northwest quadrant of the site, and is the largest and oldest
feature in the complex. It occupies a footprint measuring approximately 100’ (north-south) by 60 feet (east-
west). Substantially smaller at the time of its 1938 completion, the building was enlarged multiple times during
its period of use, and the current building’s exterior surfaces are largely the product of those additions. The
additions are not definitively dated, but appear to date from ca. 1949 into at least the 1960s.
The building rests on a concrete foundation and displays an overall rectangular mass, with rectangular wings on
the south and east elevations. Current walls utilize a variety of structural and cladding materials, but load-
bearing concrete (pumice) block walls are most prominent. These appear to postdate the building’s original
MONTANA HISTORIC PROPERTY RECORD
PAGE 3
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
construction, and some portions of these walls may be newer than others. Smaller areas of corrugated-metal
wall cladding are also visible on most elevations; again, these likely date from different periods of construction.
Some of the corrugated metal wall surfaces may be original to the building, while others (particularly to the
south) are likely non-historic. Finally, there is a smaller, rectangular addition on the building’s east elevation
constructed of red brick laid in a running bond; these materials match those used in the Feature 2 rendering
plant, suggesting that the addition shares Feature 2’s 1949 construction date. The building is beneath a shallow-
pitch, asymmetrical, wood-framed gable roof, with shed-roofed additions on the south and east.
The building’s fenestration pattern is functional and limited, with small rectangular window openings, primarily
on the west, and current or former door locations on all four locations. Some former door openings have been
sealed with concrete block, and most other door and window openings are now blocked with plywood, with the
original doors and windows no longer in place. A relatively large opening on the south location indicates the
location where live cattle entered for slaughter and processing, and another large opening on the north serves a
small wooden dock where packaged products would be loaded onto railroad cars spotted on the adjacent
Northern Pacific spur. Now-sealed openings on the east elevation likely indicate the former location of a
structural bridge that once connected the slaughterhouse to the rendering plant building.
While not fully mapped, the building’s interior appears to retain the configuration that was in place during the
facility’s last years of use as a slaughterhouse. Live animals entered the building on the south elevation, with a
kill room and meat processing rooms to the north. Most rooms have concrete floors, and the rooms where meat
was processed have ceramic tile walls. Metal runners for meat hooks are suspended from the ceiling in major
rooms. A two-level office and storage area occupies the western portion of the building, in an addition that may
not be historic.
Feature 2: Vollmer & Sons rendering plant (constructed 1949), contributing: The rendering plant is a
two-story building displaying a simple rectangular mass. The building’s foundation and first-level exterior
walls are poured concrete, while the second-level exterior walls are red brick. The building has a shallow-pitch
shed roof, behind low parapet walls on all but the east elevation; the north and south parapets are slightly
stepped. The building’s historic fenestration pattern appears to almost wholly survive. Primary access is via an
overhead door on the first level of the west elevation; a man door, accessed by an exterior wooden staircase, is
on the second level of that elevation. Window units are metal-framed; typical windows display a 12-light
configuration, with a six-light awning section at the center of the unit.
Interior spaces are utilitarian, with a single large room occupying each level. Square concrete support pillars in
the first-level space support the second-level floor. A large freight elevator exists near the center fo the north
elevation.
Feature 3: Northern Pacific Railway spur (constructed c. 1948), contributing: This feature consists of a
short section of railway track north of the slaughterhouse building, and near the north end of the site. The spur
enters the site from the west, and proceeds in an east-northeast direction along a slight curve for approximately
100 feet before terminating. (It is possible that originally, the spur may have extended slightly farther east.)
West of the site, the spur originally connected with the Story Mill spur of the Northern Pacific railway, which
ran in a north-south direction just beyond the western end of the site.
MONTANA HISTORIC PROPERTY RECORD
PAGE 4
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
The track exhibits standard attributes of American railway construction, with steel rails spiked to standard-sized
wooden ties. No ballast or constructed subgrade is (or was) present. Thick grasses hide nearly all of the track
structure, and spur’s existence is not readily apparent to a casual viewer.
Feature 4: Rocky Creek Bridge (constructed c. 1938), contributing: This is a single-lane roadway bridge
crossing Rocky Creek, near the northeastern corner of the site. Constructed on an approximate east-west axis,
the bridge carries an unpaved access lane running west from Story Mill Road to the slaughterhouse site.
The bridge is a single-span structure, approximately 35 feet long. The superstructure consists of a series of five
steel I-beam stringers, evenly spaced. The stringers support a wooden deck comprised of 10” wide planks, with
longitudinal curb planks on both sides of the span. The deck planking may or may not be original, but many of
the planks show substantial decay.
The substructure includes abutments made of vertical pipe, perhaps driven in as pilings, supporting wood plank
backwalls. Some erosion has occurred behind the backwalls, particularly the western one, making current
vehicular use of the bridge problematic.
------------
The southern half of the site now consists of a grassy, open field, but was once the location of the facility’s
livestock pens. The 1996 National Register listing briefly describes the area, and also noted the existence of a
large outbuilding in the area. No trace of those features remained as of 2016.
MONTANA HISTORIC PROPERTY RECORD
PAGE 5
History of Property
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
HISTORY OF PROPERTY
Euro-American agricultural activity in the Gallatin Valley dates from the gold rush era of the early 1860s, when
the first homesteaders began developing local farms to, in part, supply foodstuffs to the local mining
communities. Small-grain agriculture soon became the valley’s primary agricultural product, but large numbers
of cattle and sheep were also grazed in southwestern Montana. Centered in the surrounding hills and arid bench
lands, the region’s livestock industry produced meat for local consumption as well as live animals for shipment
to feedlots and slaughterhouses elsewhere. Other livestock grazed here seasonally, and were driven to other
pastures in the colder months.
Established in 1863, the community of Bozeman immediately became the economic center of the valley, and as
the region’s agricultural economy developed Bozeman saw the construction of a number of wholesaling and
processing facilities for the valley’s farm output. The growth and stability of these businesses was assured after
1883, when the Northern Pacific Railroad (NP) completed its transcontinental line running through Bozeman.
The NP quickly became a dominant transportation provider in the area, and numerous agricultural wholesaling
and processing facilities were developed along the line in the following decades. The largest facility was the
substantial Story Mill grain elevator complex north of town, which was reached by a short NP spur. The Story
Mill complex was developed by Nelson Story, Jr., the valley’s most prominent and prosperous 19th century
capitalist, and remained in the Story family for decades.
These Bozeman businesses processed and wholesaled wheat, sweet peas, and other farm products, but well into
the 20th century there was apparently no large-scale facility devoted to processing locally raised cattle or hogs.
(Smaller slaughterhouse facilities undoubtedly existed to supply local grocers and restaurants.) This situation
changed in 1938, when a Bozeman resident named Joseph Vollmer, Sr. began construction of the valley’s first
modern slaughterhouse complex. Vollmer selected a site for his new business just south of the existing Story
Mill complex, purchasing the land from T. Byron Story, one of Nelson Story’s sons. Vollmer’s son later
recalled that the site was chosen partly for its proximity to railroad service (the NP’s Story Mill spur), and partly
because the nearby Rocky Creek channel could be used to dispose of blood from the slaughtered animals.
Interestingly, the slaughterhouse location was also near a headquarters facility for some of the Story family’s
extensive ranch operations, and soon after Vollmer’s slaughterhouse was built a large livestock auction facility
opened on a Story-owned tract of land between the slaughterhouse and the Story Mill. Though unconfirmed,
this suggests the possibility that the Story family may have had at least some indirect involvement in the
Vollmer project. Regardless, by 1939 both the slaughterhouse and the livestock auction were in business,
completing the valley’s first complex of cattle wholesaling and processing facilities. This was likely a marked
benefit to at least some local cattle and hog producers, who previously needed to ship most of their finished
livestock to out-of-state sales and slaughter facilities.
The first building at the Vollmer site was completed in the summer of 1938 at a reported cost of $6,500.00, and
the business began operation that autumn. The enterprise proves successful, and in 1949 Vollmer constructed a
rendering plant nearby while also enlarging the main slaughterhouse building. The enlarged facility employed a
typical workforce of eight people, and had the ability to process approximately 200 head of beef per month.
From 200 to 500 hogs were also processed monthly, as well as a small number of sheep. Tallow could be
shipped out by rail in tank-car lots, and the hides were shipped to tanneries. Bone meal was sold to local mills
for use in animal feeds.
MONTANA HISTORIC PROPERTY RECORD
PAGE 6
History of Property
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Although the ability existed for the longer-distance shipment of the meat itself, the vast majority of the product
was likely sold to food wholesalers, grocers, and restaurants in southwestern Montana. Even by the 1950s,
packing houses elsewhere offered greater economies of scale and were nearer to locations where cattle-raising
was also a more-prominent economic force. While the Vollmer operation served an important local role, it was
not designed to compete with national producers, nor was it designed to do so.
The Vollmer facility apparently remained in operation into the 1970s, continuing as a family-run business
throughout its existence. A number of factors likely contributed to its ultimate closure, including the ever-
increasing dominance of larger-scale feedlots and slaughterhouse facilities elsewhere; a trend by retailers to
purchase nationally, rather than locally; and declines in the livestock production in the immediate Bozeman
area. The site has been abandoned since the slaughterhouse’s closure, and the adjacent livestock auction
business was later closed and relocated, as well.
MONTANA HISTORIC PROPERTY RECORD
PAGE 7
Information Sources/Bibliography
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
INFORMATION SOURCES/BIBLIOGRAPHY
“Bozeman Livestock Commission Co.” Intermountain Press Pictorial Magazine, October 30, 1947, 4
Burlingame, Merrill G. Gallatin County’s Heritage: A Report of Progress, 1805-1976. Bozeman: Gallatin
County Bicentennial Publication, 1976.
Dunbar, Robert G. “The Economic Development of the Gallatin Valley.” Pacific Historical Review 47:4
(October 1956), 117-123.
Gallatin Valley Railway Company. “Right of Way and Track Map, June 30, 1918.” Author’s collection.
Hoy, William S. Railroad Stations in the Gallatin Area, Montana. Montgomery Village, Maryland: Keystone
Press, 1998.
McDonald, James D., et.al. Bozeman’s Historic Resources: Bozeman Historic Resource Survey. Report
prepared for the Bozeman City-County Planning Board, 1984.
Polk’s Bozeman [Montana] City Directory, Including Gallatin County. Butte: R.H. Polk & Company, 1892 –
date. Title and publication information varies.
Showell, Jeffrey Adams. “Chronologies and Corporate Histories of Montana Railroad Lines.” Unpublished
manuscript, dated 1988, in Montana Historical Society vertical file, Helena.
Smith, Phyllis. Bozeman and the Gallatin Valley: A History. Helena: Twodot Press, 1996.
Strahn, Derek. “Northern Pacific/Story Mill Historic District, 24GA1100.”. National Register of Historic
Places nomination, listed 1996.
Vollmer, Joseph. Interview by Derek Strahn, June 29, 1993. Recording in interviewer’s collection.
“Vollmer Slaughterhouse Necessity in Everyday Living,” Bozeman Daily Chronicle, March 26, 1956.
MONTANA HISTORIC PROPERTY RECORD
PAGE 8
Statement of Significance
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
NATIONAL REGISTER OF HISTORIC PLACES
NRHP Listing Date:
NRHP Eligibility: Yes No Individually Contributing to Historic District Noncontributing to Historic District
NRHP Criteria: A B C D
Area of Significance:
Period of Significance:
STATEMENT OF SIGNIFICANCE
The Vollmer & Sons Slaughterhouse complex is an integral component of the Northern Pacific / Story Mill
Historic District, listed on the National Register of Historic Places in 1996. The district as a whole was found to
be eligible under all four National Register criteria, as follows:
The Northern Pacific/Story Mill Historic District is historically significant for its association
with Bozeman’s steady economic and demographic evolution during the Village, Civic,
Progressive, and Nationalization phases of development. In particular, the district’s resources
are representative of the fundamental role that the Northern Pacific Railroad, and later, the
Milwaukee Road, played in this dynamic process of historical change. As the undisputed
transportation hub of southwestern Montana’s impressive agricultural economy, the Northern
Pacific/Story Mill Historic district is reflective of broad historic patterns of commerce, travel,
and settlement, and, therefore, qualifies for National Register listing according to criterion A.
The district also meets criterion B for its associations with Bozeman capitalist Nelson Story, Sr.
and, to a lesser extent, his decedents. The district also qualifies for the Register under criterion C
as a representation of standardized transportation technology, engineering, and architecture
during the period of significance as well as for the design influence of Fred Willson, a regionally
important architect. Finally, a domestic trash dump site [exists] within the district boundary
containing datable pottery, cans, and glass. Study of this site holds promise for yielding
information about residential habits and patterns on this industrial fringe of town, shedding light
on an otherwise unchronicled aspect of the district’s history.
Among the existing resources at the Vollmer site only the Feature 1 slaughterhouse building is listed as a
contributing resource. The Feature 2 rendering plant and feature 3 railroad spur were counted as non-
contributing since they were less than 50 years old at the time the nomination was prepared, and the feature 4
bridge was not described in the nomination. The 1996 document also noted a system of livestock pens and a
large metal outbuilding, which were counted as a single contributing resource. These two features, which
would have likely been counted separately by today’s standards, were removed sometime in the two decades
following 1996.
The 1996 National Register listing does not more explicitly specify which of the resources it contains directly
contributes to specific aspects of significance, but the statement contained in the 1996 document supports the
significance only of the slaughterhouse building and livestock pens under National Register Criterion “A.”
A review of the site’s potential National Register significance in 2017 confirms that the site possesses potential
National Register significance under Criterion A, as a representative example of a mid-twentieth century
commercial enterprise designed to support the Gallatin Valley’s important agricultural economy. While small-
MONTANA HISTORIC PROPERTY RECORD
PAGE 9
Statement of Significance
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
grain farming was the primary historic focus of the valley’s agricultural activities, commercial cattle and sheep
ranching have been present in the area since the 1860s, and were important contributors to the regional
economy. Many area ranchers occupied local range tracts only seasonally, and often used truck and rail
shipment to transport live cattle to larger markets, but the Vollmer slaughterhouse provided a reliable local
wholesale outlet for finished livestock, while simultaneously offering grocers and wholesalers a local source for
cut and packaged meat products. The former livestock auction facility, just to the north, shares this historic role
and significance. Together, the two businesses provided area ranchers with the valley’s only wholesale-level
sales outlet for finished cattle.
The Vollmer complex does not possess demonstrated significance under National Register Criterion B, since no
individuals of demonstrated significance are strongly associated with the property.
Although not noted in the 1996 document, the Vollmer complex also possesses potential National Register
eligibility under Criterion C as a representative example of a mid-20th century animal processing facility. Both
surviving buildings at the site display materials and designs typical of small-scale, mid-century agricultural
processing facilities, including clay-tile walls and metal-framed hopper/awning windows. Additionally, the
overall site layout and arrangement of feature types were historically characteristic of such a facility.
The complex is not believed to include historic archaeological resources that would be potentially eligible for
the National Register under Criterion D. While a formal pedestrian archaeological inventory was not conducted
at the site, a comprehensive surface reconnaissance of the area failed to note evidence of any surface
archaeological features.
While the characteristics of the Vollmer site indicate that the location displays potential significance under
National Register criteria A and C, a site must also retain a sufficient level of integrity to be considered eligible.
As noted in the following section, the overall integrity of the Vollmer site has been diminished in a variety of
ways: heavy modifications and additions to the primary building at the site; the removal of the character-
defining livestock pens that once visually dominated the site; and damage caused by vandalism. Combined,
these changes have degraded the site’s integrity to the point where the property as a whole is no longer
independently eligible for the National Register of Historic Places. The most significant losses are the removal
of the cattle pens, which visually defined the function of the site, and the non-contributing status of the
slaughterhouse building itself, the largest and most prominent architectural feature at the site.
Even though the Vollmer site as a whole is not independently eligible for the National Register, individual
resources at the location still have the potential to count as contributing resources in the existing Northern
Pacific / Story Mill Historic District. Both the Feature 2 Rendering Plant and Feature 3 railroad spur would
likely count as contributing resources to the district today.
MONTANA HISTORIC PROPERTY RECORD
PAGE 10
Integrity
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
INTEGRITY (location, design, setting, materials, workmanship, feeling, association)
While the principal buildings of the Vollmer slaughterhouse complex remain in place in their original locations,
the site displays a diminished level of integrity overall due to a series of sequential, undated modifications to the
primary slaughterhouse building (Feature 1), and the loss of the historic cattle pens and storage building which
once visually defined the outdoor portion of the site. Brief integrity assessments of the individual features at the
site follow:
Feature 1 – Slaughterhouse Building: The historic 1938 core of the slaughterhouse building appears to
remain largely intact, though the construction of later additions means that relatively little of the original
exterior wall surface or material is visible to an outside viewer. The primary exterior surface material is now
pumice block, which dates from one or more later additions, and the original building form is no longer readily
discerned. An oral history interview about the slaughterhouse operation suggests that at least part of the pumice
block addition dates from 1949, though the visual appearance of the walls suggests that at least some of it may
be more recent; in addition, some of the pumice block wall faces contain areas of sheet-metal cladding that
clearly postdate the pumice walls. Based only on visual appearances, the metal wall cladding may date from the
1960s. A smaller, metal-clad addition on the building’s south elevation clearly postdates the historic era.
Overall, the building’s exterior mass no longer displays an appearance that clearly conveys its historic function,
and the appearance and massing date from the end of the period of significance, or later.
Smaller building changes, partially due to the building’s decades of abandonment, have also impacted the
feature. The fenestration pattern that was in place at the end of the building’s period of active use appears to
largely survive, though door and window materials are broken and missing. More significantly, the former
structural bridge that apparently connected this building to the Feature 2 rendering plant is no longer extant.
Graffiti and other evidence of vandalism is evident throughout the building.
Feature 2 – Rendering Plant: This building displays a higher level of historic and structural integrity than the
slaughterhouse building. The building’s original historic massing and structural/cladding materials remain, and
the historic fenestration pattern survives intact, although doors and windows are broken and partially missing.
Two former openings on the west elevation have been sealed with pumice block, perhaps in the 1960s or so.
As with the slaughterhouse building, substantial evidence of vandalism is evident, and the former structural
bridge connecting this building to the slaughterhouse is now missing.
Feature 3 – Northern Pacific Railway spur: The railway spur appears to survive largely intact, though it is
now nearly completely obscured by heavy grass overgrowth. All remaining materials appear to be historic.
Though uncertain, it is possible that the spur may have once extended somewhat farther east beyond its current
terminus. The former location of the switch connecting the spur to the railway’s Story Mill line is outside the
western boundary of the site and was not examined, though the connection appears to have been at least partly
removed.
Feature 4 – Rocky Creek Bridge: This structure displays an almost wholly vernacular appearance, with little
visual indication of changes that may have taken place. At least most of the current structure appears to date
MONTANA HISTORIC PROPERTY RECORD
PAGE 11
Integrity
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
from the same construction project, though some deck material may have been replaced in-kind, and changes to
the west abutment may have occurred due to ongoing erosion. It is not known whether this structure is the
original bridge at this location, but it appears to date from the period of significance.
Damage due to deck decay and recent erosion of the west abutment is apparent, and makes the structure unsafe
for vehicular use, but does not substantially impact historic integrity.
Former Stock pen area (1996 feature #12C): The former system of livestock pens at the site no longer exists,
and the large outbuilding that reportedly once existed in the pen area has also been removed. No physical
evidence of either feature remains today.
Overall, the facility fully retains integrity of location, and partially retains integrity of design, setting, materials,
workmanship, feeling, and association.
MONTANA HISTORIC PROPERTY RECORD
PAGE 12
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1 and 2
Facing: North-northeast
Description: Site overview
Feature # 1
Facing: Southeast
Description: North and west elevations
MONTANA HISTORIC PROPERTY RECORD
PAGE 13
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1
Facing: Northeast
Description: West and south elevations
Feature # 1
Facing: Northwest
Description: East elevation detail
MONTANA HISTORIC PROPERTY RECORD
PAGE 14
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1
Facing: Southwest
Description: West and north elevations
Feature # 1
Facing: Nnortheast
Description: Typical interior view
MONTANA HISTORIC PROPERTY RECORD
PAGE 15
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 2
Facing: Northeast
Description: West and south elevations
Feature # 2
Facing: Northwest
Description: South and East elevations
MONTANA HISTORIC PROPERTY RECORD
PAGE 16
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 2
Facing: South
Description: Typical interior view
Feature # 3
Facing: West-southwest
Description: General location view
MONTANA HISTORIC PROPERTY RECORD
PAGE 17
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 4
Facing: East-northeast
Description: West abutment and deck
Feature # 4
Facing: Southwest
Description: Substructure view
MONTANA HISTORIC PROPERTY RECORD
PAGE 18
Site Map
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Site 24GA____
Vollmer & Sons Slaughterhouse Complex
Story Mill Road
Bozeman, Montana
MONTANA HISTORIC PROPERTY RECORD
PAGE 19
Topographic Map
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Bozeman, Montana (2014) 1:24,000 topographic map
UTM Zone 12T
Site location: 498342 Easting; 5060387 Northing
NW ¼ NW ¼ Section 5, T2S, R6E, MPM
1
Remembering the heritage of the Vollmer Slaughterhouse complex
The land to be occupied by the Story Mill Community Park has seen a variety of
historic uses since the first Euro-Americans settled in the Gallatin Valley in the
1860s, including areas long devoted to transportation and industrial functions.
These activities relocated elsewhere during the last third of the 20th Century, but
scattered physical reminders of this past still remain. The most significant of these
reminders – the story Mill grain elevator complex – is just east of the park, serving
as a continued visual landmark for the area.
A portion of the Park itself is within the boundaries of the Northern Pacific-Story
Mill Historic District, which was listed on the National Register of Historic Places in
1996. Most of the district’s historic resources are outside the Park boundaries, but
two of the district’s properties are wholly or partially within the park perimeter. A
former Northern Pacific (NP) Railway spur line traverses the eastern portion of the
park from south to north, bisecting the park property. The spur, constructed in the
1880s, connected the Story Mill complex with the NP main line; it has now been out
of service for some three decades, although title to the right-of-way still rests with
the successor railroad. Now leased to the City of Bozeman, the historic grade has
been redeveloped into a pedestrian trail. The former railway corridor retains much
of its historic character, including the original subgrade and historic timber-pile
trestles. Though the trail itself is not part of the Park project, its location will make
it an integral component of the functioning park, and use of the trail corridor is
expected to increase as the Park is developed. This will bring increased attention to
the historic resource, and we will explore opportunities to further convey the
corridor’s significance through interpretive signage and other elements.
A second railroad-related historic resource also exists just east of the former NP
grade: a timber-pile railway trestle that was once part of a branch line operated by
the Chicago, Milwaukee, St. Paul & Pacific Railroad between about 1910 and 1978.
(For an unknown reason, this trestle was not included in the 1996 historic district
documentation.) Little other evidence of this former railway line still exists in the
immediate Park area, but the trestle retains a high level of historic integrity and is a
significant reminder of the area’s former transportation routes. We have
documented the history of this structure, and plan to preserve it as part of a new
trail route.. Interpretive signage or other materials may also be provided to inform
visitors about the history of the former “Milwaukee Road” corridor.
The Park also includes the former location of the Vollmer & Sons slaughterhouse
complex, which operated from approximately 1939 into the 1970s. While in
operation, the facility included two substantial buildings, a network of cattle pens, a
short railway spur, and an access road with a bridge crossing the East Gallatin River.
The buildings, cattle pens, and railway spur were included in the National Register
listing for the historic district, although the cattle pens were removed at a later,
2
unknown date. The remaining features are not considered independently eligible
for the National Register of Historic Places (see below), though at least some of the
remaining features still contribute to the overall significance of the historic district.
The future uses of the remaining features at the Vollmer site were considered as
part of the planning processes for the Park, but the retention of the two
slaughterhouse buildings was found not to be economically or logistically viable, for
a variety of reasons. Costs for stabilizing and adaptively reusing the buildings
would have been prohibitively high, as would the cost of bringing public utilities to
the site. The planning documents for the park therefore call for the removal of both
buildings. While this action will reduce the number of contributing resources in the
Historic District, it will not jeopardize the District’s National Register status, and this
action is considered necessary for the full, successful development of the
Community Park.
Even with the necessary removal of the Vollmer buildings, however, it remains both
appropriate and important to recognize the history of the Vollmer site, and the role
that it filled in the broader historic cultural landscape of the Story Mill area. The
following three steps will be undertaken to help preserve the site’s history, and
interpret it to future park visitors:
1. Documentation: The history of the Vollmer property was briefly documented
during the preparation of the National Register nomination for the Northern
Pacific-Story Mill Historic District in 1996, although the study left some data
gaps and the building descriptions and National Register evaluations are no
longer current. This information has been expanded and updated with the
2016-17 completion of a current Historic Property Site Form document for
the Vollmer property. This document updates and expands the information
provided in the earlier National Register nomination, and provides a final
baseline of information documenting the site. This record will be submitted
to the Montana State Historic Preservation office, as an archival reference for
use by future historians and researchers. Park planners may also use
information in the document as they prepare interpretive materials for the
site and the Park.
2. Interpretation: Although the former slaughterhouse site will not be
intensively developed as part of the Park project, its location just east of the
Northern Pacific rail-trail will remain highly visible, and easily accessed by
Park visitors. This provides opportunities for historic interpretation of the
Vollmer site geared towards park users along the trail, as well as those who
may venture beyond the trail into the site itself. Possibilities for this
interpretation include the installation of one or more interpretive sign panels
at a point along the trail itself, and/or at the former locations of the Vollmer
buildings. These panels could provide a brief historic overview of the former
facility, telling the story in the broader context of the Northern Pacific trail
and the entire mill area. A sketch map and photographs of the former site
3
could be included. Combined with the documentation prepared above, the
preparation of these sign panels would be an effective and visible way of
explaining the site’s story to future visitors, while simultaneously mitigating
the loss of the former Vollmer buildings.
3. Commemoration: As part of the restoration of the former Vollmer site,
consideration will be given to the possible retention or recreation of limited
structural elements intended to give a visual sense of the former building
placements at the site. Though it is not considered practical to preserve
substantial portions of the existing building walls, it may be feasible to retain
or place structural or landscape material that would indicate the outline
footprints of the former buildings. In conjunction with the interpretive
panels described above, this would effectively convey a visual sense of the
site as it existed prior to the Park’s development.
A short spur track into the Vollmer complex from the NP Story Mill line still
remains in place, largely intact. It may be feasible to retain this spur in a
similar fashion, perhaps even utilizing the existing materials still in place.
This would help preserve an identified historic resource while serving a
contemporary interpretive function, as well.
12
Section 5 – Cost Comparison
Story Mill Park
Lot L Building D
Cost Estimate and Comparison
Value of the Structure 250,000$
Cost of Repair 1,508,000$
DIFFERENCE 1,258,000$
*Note cost of repair exceeds value of structure
Cost of Demo & Redevelopment 1,265,000$
Cost of Repair 1,508,000$
DIFFERENCE 243,000$
*Note cost of repair exceeds cost of demo and redevelopment
Repair Breakdown (to bring structure to current standards)
Exterior Rehabilitation ‐ Tuck Pointing of brick and architectual coating on exposed concrete 15,000$
Stablizing Foundation System and Columns 60,000$
New Roofing 45,000$
Replace Windows/Doors 26,000$
New Interior Stairs (2) for public use 15,000$
New Interior Wall and Finsihes 145,000$
Repairing and refinishing of existing concrete floors 41,500$
New Electric 116,000$
New Plumbing 125,000$
New Mechanical 122,000$
New Insulation 37,500$
Conveying ‐ Elevator 75,000$
Interior Finishes (cabinets and counters, etc.)60,000$
Site Improvements ‐ Sidewalks, parking and other ameninties (shared with Building D)150,000$
Site Work (1/2 of Civil Engineers estimate ‐ see attached)475,000$
Total 1,508,000$
Approximate Building SF 8750
Approximate Footprint SF 5320
Story Mill Park
Lot L Building C
Cost Estimate and Comparison
Value of the Structure 250,000$ (based on Architect's Estimate of current state)
Cost of Repair 1,409,500$ (see breakdown below)
DIFFERENCE 1,159,500$
*Note cost of repair exceeds value of structure
Cost of Demo & Redevelopment 1,165,000$ (demo $40,000 + rebuild 7500 SF at $150/SF)
Cost of Repair 1,409,500$ (see breakdown below)
DIFFERENCE 244,500$
*Note cost of repair exceeds cost of demo and redevelopment
Repair Breakdown (to bring structure to current standards)
Exterior Rehabilitation ‐ Tuck Pointing of brick and architectual coating on exposed concrete 23,000$
Stablizing Foundation System and Columns 52,000$
New Roofing 30,000$
Replace Windows/Doors 21,000$
New Interior Stairs (2) for public use 15,000$
New Interior Wall and Finsihes 125,000$
Repairing and refinishing of existing concrete floors 37,500$
New Electric 102,000$
New Plumbing 117,000$
New Mechanical 102,000$
New Insulation 25,000$
Conveying ‐ Elevator 75,000$
Interior Finishes (cabinets and counters, etc.)60,000$
Site Improvements ‐ Sidewalks, parking and other ameninties (shared with Building D)150,000$
Site Work (1/2 of Civil Engineers estimate ‐ see attached)475,000$
Total 1,409,500$
Approximate Building SF 7500 sq ft
Approximate Footprint 3750 sq ft
13
Section 6 – Subsequent Site Treatment
Story Mill Community Park Illustrative Plan
Triangle Parcel Revegetation Plan
Interpretative Signage Plan
Signage Detail
Site Master Plan
SCALE 1”=100’
JUNE 24, 2016
SIDEWALK
PARKING
COMMUNITY GATHERING LAWN
PICNIC PAVILION
SLEDDING HILL
MULTIGENERATIONAL PLAY
OBSERVATORY HILL
CLIMBING BOULDER
TRAIL BRIDGE
TRAILHEAD
PARKING
TRAIL BRIDGE
FISHING ACCESS DOG PARK
TRAIL GATEWAY
HOMESTEAD PAVILION
BIRD BLIND WALK
SERVICE DRIVE/
EMERGENCY ACCESS TO SOUTH PARCEL
ACCESSIBLE PLATFORM
MESSY PLAY AND RIVER ACCESS
STORY MILL COMMUNITY CENTER
LABYRINTH
RESTROOM
PARKING
ACTIVITY LAWN
SPLASH PAD
FOOD FOREST TRAIL
PICNIC PAVILION
TEACHING GARDEN
TREEHOUSE
EAST GRIFFIN DRIVE “PARK ROAD SECTION”
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W
O
R
K
MATCHLINE - SHEET L8-12MATCHLINE - SHEET L8-14NORTH 0
ORIGINAL SCALE:
20' 40'80'
1"=40'
SITE
PLANTING
SERIES
C
DESIGN
DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
1
WORKSHOP
REVISIONS
5404
2 3 4 5 6 7
A
B
C
D
E STORY MILLCOMMUNITY PARKBOZEMAN, MTC O P Y R I G H T D E S I G N W O R K S H O P, I N C.
F
8 9
1 2 3 4 5 6 7 8 9
W W W . D E S I G N W O R K S H O P . C O M
Apr 10, 2017 - 2:10pmF:\PROJECTS_R-Z\5404-Story Mill Community Park\D-CAD\02. Sheets\dw-5404-L8-PLANTING.dwg120 East Main Street
Aspen, Colorado 81611-1787
(970)-925-8354
March 31, 2017
MP/CM AA/KC
60%
Construction
Documents
L8-15
SITE KEYNOTES:DETAIL /
SHEET
9.0 PLANTING AND LANDSCAPE
9.1
9.2 Deciduous Tree Planting on Slope 2 / L9-01
RELATED
DETAIL(S)
SPEC.
SECTION
000000
9.3 Coniferous Tree Planting 3 / L9-01 000000
9.4 Coniferous Tree Planting on Slope 4 / L9-01 000000
9.5 Shrub Planting 1 / L9-02 000000
9.6 Shrub Planting on Slope 2 / L9-02 000000
9.7 Lawn 3 / L9-02 000000
9.8
Perennial Planting
4 / L9-02 000000
9.9
Landscape Edging
5 / L9-02 000000
9.10
Enhanced Edging - Gravel Fines Path
6 / L9-02 000000
9.11 7 / L9-02 000000
9.12 Rain Garden/Bioswale Planting 1 / L9-03 000000
Deciduous Tree Planting 1 / L9-01 000000
Fescue Seeding
9.13 Deciduous Tree in Gravel Mulch 5 / L9-01 000000
KEY PLAN (NOT TO SCALE)
PLANTING REFERENCE NOTES
1 Mulch around existing trees to remain.
2 Food Forest understory by others.
RIPARIAN WOODLAND /
SHRUBLAND
TREE-PROPOSED
WOODLAND
MESIC GRASSLAND
DRIER GRASSLAND
FESCUE
LAWN
VEGETATION LEGEND
MULCH
WHIPS
TREE-EXISTING
TREES
SHRUBS
ABR BOTANICAL NAME COMMON NAME
Pt Populus tremuloides Quaking Aspen
Ptm Populus tremuloides Quaking Aspen
Pv Prunus virginiana Chokecherry
Pa Populus x acuminata Lanceleaf Poplar
Pd Populus deltoides Plains Cottonwood
Pn Pinus nigra Austrian Pine
Cm Crataegus monogyna Hawthorne
Gt Gleditsia tricanthos 'Harve'Northern Acclaim Honeylocust
Af Acer x freemanii 'Autumn Blaze'Autumn Blaze Maple
Qm Quercus macrocarpa Bur Oak
Sa Salix amygdaloides Peachleaf Willow
Ms Malus sylvestris 'Sweet Sixteen'Sweet 16 Apple
Mg Malus 'Goodmac'Goodmac Apple
Pmr Prunus 'Mount Royal'Mount Royal Plum
Pmo Prunus 'Moongold'Moongold Apricot
Pu Pyrus 'Ure'Ure Pears
Rr Ribes rubrum Red Currant
Sar Shepherdia argentea Silver Buffaloberry
Am Aronia melanocarpa 'Elata'Glossy Black Chokeberry
Rg Ribes grossularia Gooseberry
Lc Lonicera caerulea Honeyberry
Ri Rubus idaeus Red Raspberry
Rw Rosa woodsii Wood's Rose
Pb Prunus bali Evans Bali Cherry
Pc Prunus cerasus 'Meteor'Meteor Cherry
Rn Ribes nidigrolaria Jostaberry
Em Elaeagnus multiflora Goumi
Ca Corylus americana American Hazelnut
Sn Sambucus nigra Elderberry
Tc Tilia cordata Littleleaf Linden
Ap Acer platanoides 'Helena'Helena Maple
As Acer saccharum 'Fall Fiesta' Fall Fiesta Sugar Maple
Ps Populus songarica Songarica Poplar
Sv Syringa vulgaris Common Lilac
Pp Pinus ponderosa Ponderosa Pine
Js Juniperus scopulorum Rocky Mountain Juniper
LX-01 LX-02 LX-03
LX-05 LX-06 LX-07LX-04
LX-09 LX-10 LX-11LX-08
LX-12
LX-13 LX-14
LX-15
9.1 TYP.
(75,510 SF) MESIC
GRASSLAND
(34,475 SF) DRIER GRASSLAND
(5,400 SF) RIPARIAN WOODLAND/SHRUBLAND
(4,110 SF) MESIC GRASSLAND
(2) Cm
(1) Ptm
(3) Pt
(1) Ptm
(1) Sa
(1) Sa
(1) Ptm
(2) Pt
(2) Ptm
(1) Ps
(1) Pt
(3) Pd
(2) Pa
(1) Ptm
(7) Pt
(1) Ps
(2) Ps
(1) Ptm
(2) Pa
(1) Pd
(2) Cm
(1) Ptm
(1) Pd
(9,500) MESIC GRASSLAND
(1,225 SF) RIPARIAN WOODLAND/SHRUBLAND
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
KIOSK/INFORMATIONAL SIGNAGE
1/4” thick corten steel board mounted on molded concrete base, bent at 90-degree and 45-degree angles.
Cut-out artwork to be provided by Design Workshop in line work. Will vary per sign. Sign board:1/8” thick high
pressure laminate at standard poster (24”x36” size) with embedded digital 4-color print at 300DPI. Attach to
pedestal with exposed tamper-proof stainless steel fasteners, painted black.
5.00”40.00”26.00”38.00”
36.00”24.00”Shape is cut out of corten board
cutout differs per sign.
2
Section 1- Project Narrative
This application is requesting approval of the demolition of two buildings, the slaughterhouse and rending
plant, and associated Rocky Creek Bridge within the Story Mill Historic District on the Story Mill
Community Park site. A recent historic evaluation found the slaughterhouse building to be a non-
contributing resource and the rending plant and bridge to be contributing resources. The property is
located at 1869 Story Mill Road, just south of the intersection of the Story Mill Spur Trail and Story Mill
Road along the East Gallatin River. The entire Story Mill Community Park site has been reviewed and
approved by the City of Bozeman through a Master Site Plan. Individual phases will be developed through
the City’s Site Plan Application process.
Once the two subject buildings, slaughterhouse and rending plant are removed, the building envelopes
will be re-planted with native grasses and the public will enjoy unfettered views to the restored and
enhance river corridor. The new trails will lead people through the site with park benches providing a
stopping point for picnics and enjoyment. Interpretive signage will describe share the storied history of
the Story Mill historic corridor from early development of the two railroad lines to the colorful history of
Nelson Story and the Story Mill industrial complex.
Response to Section 38.16.100- Demolition of a Historic Structure or Site:
1. The property’s historic significance.
Please refer to Section 4- Vollmer Slaughterhouse Site, Story Mill Community Park Historic Report
& Historic Record Form for more information related to the history of the buildings and the site.
A description of steps planned to be undertaken to help reserve the site’s history and convey the
history to future park visitors is also attached.
2. Whether the structure has no viable economic life remaining. "No viable economic life
remaining" means the costs of repair and/or rehabilitation to bring the structure to a habitable
condition as established by the applicable technical codes in article 10.02, exceed the costs of
demolition and redevelopment to minimum standards with a building of the same type and
scale.
The two existing structures, the rendering plant and the slaughterhouse, to be removed have
been neglected for years with little or no maintenance, therefore leaving them in their current
dilapidated state (see existing condition photos, Section 3). To repair and bring the structures to
current standards, major items to be repaired include: stabilizing foundations, new roofing, new
interior wall and finishes, new electric system, new mechanical systems, site improvements
including a new bridge for safe access and water and sewer services to the site. A detailed
breakdown of the renovation cost compared to the demolition and reconstruction of the
buildings can be found in Section 5. According to our analysis, the cost of repair to bring the
structures to a habitable condition exceeds the costs of demolition and redevelopment to
minimum standards with a building of the same type and scale.
Building C- Rendering Plant
Cost Estimate of Repair: $1,409,500
Cost Estimate of Demo & Redevelopment: $1,159,500
Building D- Slaughter House
Cost Estimate of Repair: $1,508,000
Cost Estimate of Demo & Redevelopment: $1,265,000
3
The Cost Comparison utilized Building Construction Costs with RSMeans Data 2017 supplemented
with local data to analyze the differences between repairing and/or rehabilitating the structure
to a habitable condition and the cost of demolishing the structure and rebuilding a building of the
same size, type, and scale. We also confirmed demolition costs by soliciting estimate from
demolition contractors. It is our collective professional opinion that costs included in the
comparison reflect fair and accurate figures given the estimated scope of work.
3. Whether the subsequent development complies with section 38.16.050. Whether the
subsequent development includes construction of new building(s) unless the existing character
of the area does not include buildings.
The proposed project is located within the Story Mill Community Park site. The Story Mill
Community Park is organized into different areas identified as: The Story Mill Community Center
Parcel, the North Parcel, the South Parcel and the Triangle Parcel as identified in the following
figure.
Figure 1 Story Mill Community Park Map
4
The proposed demolition project is located within the Triangle Parcel. The Story Mill Community
Park includes natural and cultural interpretation of the park site and surrounding area. An overall
park plan has been developed that will offer visitors interpretive information and learning
moments throughout the park with recognizable interpretive signage (attach the signage design
specifications). Interpretive content is currently under development and will be completed over
the next 8-12 months, with anticipated installation during the final stage of park construction in
the summer/fall of 2018. Topics span site birds and wildlife, wetlands ecology, water quality and
restoration, and the rich cultural history of the area from Native American history to white
settlement and the agricultural history of Gallatin Valley.
The Master Plan for the so-called triangle parcel includes the following developed park amenities:
a small parking lot for park visitors that will also service the nearby Story Mill Spur trailhead, a
half-acre fenced off leash dog park, an accessible fishing access platform, a network of compacted
gravel fines trail network that takes visitors through the site for park enjoyment and also to
provide a pedestrian transportation linkage between the triangle parcel and the rest of the park.
The trail network includes installation of a free span pedestrian bridge to allow visitors to cross
the East Gallatin River at the southern end of the triangle parcel. The park master plan also
includes a code upgrade to the historic railroad trestle bridge with wood planking. This historic
asset has been added to the state historic inventory order and will provide park visitors with
insight into the rail-roading history of the site and provide a fun connector between the trailhead,
the new parking area and the park site.
The triangle parcel has undergone
significant restoration. A large park
restoration project constructed during
2014-2016 restored and expanded
wetlands, re-connected floodplains,
enhanced habitat for fish, migratory birds
and wildlife, provided water quality
improvements, and created new recreation
and education opportunities associated
with aquatic habitat. Historically, this
stretch of the East Gallatin River has been
manipulated for agricultural, commercial,
and residential purposes including
providing disposal for the Vollmer
rendering plant and slaughterhouse
operations. In more recent times, this
stretch of the East Gallatin was channelized
and had become entrenched due to its
increased slope/decreased sinuosity, and
from fill placement in the adjacent
floodplains. The channel had also been locked in place by a long stretch of concrete block type
riprap along river right. Restoration actions included removal of riprap and restabilization along
Figure 2 Project Location, Parks & Historic District Boundary
Project
Location
5
stream bed and banks; recontoured streambank along 180 feet of the east bank and excavation
of an historic two-year floodplain along 250 feet of the west bank.
Once the two buildings and bridge are removed, the building envelopes will be re-planted with
native grasses and the public will enjoy unfettered views to the restored and enhance river
corridor. The new trails will lead people through the site with park benches providing a stopping
point for picnics and enjoyment. Interpretive signage will describe share the storied history of the
Story Mill historic corridor from early development of the two railroad lines to the colorful history
of Nelson Story and the Story Mill industrial complex.
6
Section 2 - Application & Checklists
A1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
CCOA
Commercial COA Required Materials CCOA Page 1 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Presentation of submitted plans and specifications
COMMERCIAL/NONRESIDENTIAL CERTIFICATE OF
APPROPRIATENESS REQUIRED MATERIALS
APPLICATION SETS
One set is required that includes 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets.
If a deviation is proposed and if more than two deviations or deviations of more than 20% are proposed
additional sets will be required.
Complete and signed development review application form A1
One Plan set that includes all commercial certificate of appropriateness checklist items below unless
otherwise provided in another application type
Standard application sets
required plan sizes:
Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size
depending on project type. Larger, more complex projects require
larger plans.
1 digital version of all materials (JPEG or PDF) on separate CD-ROM or USB drive. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans
that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1and materials if deviation proposed
associated with an existing building in the Neighborhood Conservation Overlay District.
APPLICATION FEE
Base fee $344
If deviation add: $221 per deviation
Application types and fees are cumulative.
HISTORIC PROPERTY INFORMATION IF IN NEIGHBORHOOD CONSERVATION OVERLAY
Date of construction if known:
Existing property record form
Updated property record form
For assistance, see more information through the following link:
http://www.bozeman.net/Departments/Community-Development/Historic-Preservation/How-To-s-
FAQ-s
COMMERCIAL CERTIFICATE OF APPROPRIATENESS CHECKLIST
Certain information shall be provided for review prior to a decision on a certificate of appropriateness.
The extent of documentation to be submitted on any project shall be dictated by the scope of the planned
alteration and the information reasonably necessary for the City to make its determination on the
application.
Commercial COA Required Materials CCOA Page 2 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Required Forms:
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations/changes proposed on the property.
2. If in Neighborhood Conservation Overlay, historical information, such as pictures, plans,
authenticated verbal records and similar research documentation that may be relevant to the
proposed changes to the property
3. One current picture of each elevation of each structure planned to be altered that will clearly express
the nature and extend of the changes planned. Except where otherwise recommended, no more than
eight pictures should be submitted. All pictures shall be printed on or attached to 81/2 x 11 paper
with the property address, elevation direction (N, S, E, W) and relevant information on the proposed
changes
4. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed
5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions
and roof pitches if new construction or changes to elevations are proposed. Show existing and
proposed changes. Show open stairways and other projections from exterior building walls
6. Building elevations shall include proposed exterior building materials, windows and doors including
a color and building material palette for all proposed features keyed to the building elevations
7. One exhibit or illustration shall include all the internal and external elements of a structure to be
removed or altered by a project. All elements to be removed or altered, and to what extent, shall be
clearly identified and shall include those elements to be removed and reinstalled.
8. For any non-conforming structure, an analysis of demolition to determine whether the threshold for
loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed.
9. For minor fence, screen, storefront or window/door changes or replacements, and other minor
changes: pictures ,specifications and other information that will clearly express the proposed
changes or alterations to the property
10. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed
alterations if building elevations are not detailed enough to depict features accurately
11. Floor plans showing floor layout including square footage and proposed use for each room and area
within the building clearly showing areas to be changed or added to. Suggested scale of ¼ to 1 foot.
12. Parking plan and calculation for all uses, if proposed changes to the property require review of
parking requirements (e.g. addition of bedrooms to a home, Accessory Dwelling Units, new infill
residential construction).
13. A schedule for the proposed changes to the property if to be phased or if applicable.
DEVIATIONS
If the proposal includes a request for a deviation in the Entryway Corridor Overlay as outlined in Section
38.17.070 BMC the application shall be processed as a site plan application with deviation and this form
shall not apply, reference instead forms SP and SP1.
14. If the proposal includes a request for a dev iation in the Neighborhood Conservation Overlay as
outlined in Section 38.16.070 BMC and is being processed independent of a site plan application then
this application shall be accompanied by written and graphic material sufficient to illustrate the
conditions that the modified standards will produce.
15. Either through the site plan requirement above or separate exhibit clearly showing any proposed
deviations related to site requirements such as yards/setbacks, lot coverage, or other applicable
standards.
16. Either through the building elevation requirement above or separate exhibit clearly show any
proposed deviations related to building construction such as height, second story additions, or other
applicable standards.
Commercial COA Required Materials CCOA Page 3 of 3 Revision Date 1-05-16
Required Forms: A1, N1 (if deviation) Recommended Forms: Required Forms:
17. A deviation narrative shall be added to the project narrative stating which Section (s) of the
Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the
following:
a. How the modification is more historically appropriate for the building and site in question and the
adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal
enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting propertie s or the permitted
uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general
welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will
contribute to the overall historic character of the community.
If more than one deviation, a response to the criteria shall be provided for each deviation
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEM
Demolition Checklist DEM Page 1 of 2 Revision Date 1-05-16
Required Forms: A1, NCOA or CCOA Recommended Forms: Required Forms:
DEMOLITION CHECKLIST
GENERAL INFORMATION
This checklist outlines the materials required for the review of building demolition in the Neighborhood
Conservation Overlay District and the Entryway Corridor Overlay District. This checklist is required as
part of a related Certificate of Appropriateness application, either form NCOA or CCOA. In the
Neighborhood Conservation Overlay District, a complete application submittal for the subseque nt
development after the demolition or movement has occurred must accompany any request for demolition.
The subsequent development would require either form NCOA if residential or CCOA if commercial. The
subsequent development must be approved before a demolition or moving permit may be issued.
For assistance, see more information through the following link:
http://www.bozeman.net/Departments/Community-Development/Historic-Preservation/How-To-s-
FAQ-s
NEIGHBORHOOD CONSERVATION OVERLAY DEMOLITION CHECKLIST
Certain information shall be provided for review prior to a decision on a certificate of appropriateness that
includes the proposed demolition of a principal/ primary building. The extent of documentation to be
submitted on any project shall be dictated by the scope of the demolition and the information reasonably
necessary for the City to make its determination on the application.
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations proposed to buildings, structures and site layouts on the property.
2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be releva nt to the
proposed changes to the property. A current Montana Property Record Form may be used to
document the existing conditions on the site and determine the property’s historic significance.
3. One current picture of each elevation of each structure to be demolished. Except where otherwise
recommended, no more than eight pictures should be submitted. All pictures shall be printed on or
attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W).
4. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed, changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed.
5. One exhibit or illustration shall include all the internal and external elements of a structure to be
removed or altered by a project. All elements to be removed or altered, and to what extent, shall be
clearly identified and shall include those elements to be removed and reinstalled.
6. For any non-conforming structure, an analysis of demolition to determine whether the threshold for
loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed.
7. If the property is classified as historic, whether by listing on the National Register of Historic Places,
identification as “eligible” or “contributing,” identification as a Landmark or in a local district, the
application shall provide definitive evidence in support of demolishing the structure under Sec.
38.16.080.A.3 b 1&2, including:
a. The structure or site is a threat to public health or safety, and that no reasonable repairs or
alterations will remove such threat; any costs associated with the removal of health or safety threats
must exceed the value of the structure.
Demolition Checklist DEM Page 2 of 2 Revision Date 1-05-16
Required Forms: A1, NCOA or CCOA Recommended Forms: Required Forms:
b. The structure or site has no viable economic or useful life remaining, based on evidence supplied
by the applicant. This may include a structural analysis and cost comparison evaluating the cost to
repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International
Existing Buildings Code.
ENTRYWAY CORRIDOR OVERLAY DEMOLITION CHECKLIST
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations proposed on the property.
2. One current picture of each elevation of each structure to be demolished. Except where otherwise
recommended, no more than eight pictures should be submitted. All pictures shall be printed on or
attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W).
3. Sketch plan or Site plan depending on project complexity with north arrow showing property
dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations,
location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale
of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of
changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing
conditions or two separate site plans titled existing and proposed. Building (s) and signage to be
demolished shall be clearly depicted.
4. Proposed treatment of the site following demolition (e.g. grade flat, seed, temporary irrigation,etc.)
5. Proposed access control to the site for all existing accesses to the street. Proposed method of
barrier.
6. Weed control and maintenance plan for the site.
7. Nonconforming signage shall be removed from the site during demolition. If nonconforming signage
is on site, provide a detail of the existing location and confirm that signage will be removed during
demolition.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
7
COA Checklist
1. Please refer to Section 1 for the Project Narrative.
2. Please refer to Section 5 for the historical information.
3. Please see Section 3 for current picture elevations of each structure.
4. Please see Section 6 for sketch plan subsequent treatment of the site.
5. No replacement buildings are proposed for construction after the demolition of the existing two
structures.
6. No replacement buildings are proposed for construction after the demolition of the existing two
structures.
7. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
8. Once the two subject buildings – the rendering plant and slaughterhouse are removed, the
building envelopes will be re-planted with native grasses and the public will enjoy unfettered
views to the restored and enhance river corridor. All internal and external elements of the
structure will be removed.
9. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
10. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
11. Once the two subject buildings – the rendering plant and slaughterhouse are removed, the
building envelopes will be re-planted with native grasses and the public will enjoy unfettered
views to the restored and enhance river corridor. All internal and external elements of the
structure will be removed.
12. Please see Section 6 for sketch plan for identified structures to be removed and subsequent
treatment of the site.
13. Demolition of the two structures is planned for Summer 2017. An overall park plan has been
developed that will offer visitors interpretive information and learning moments throughout the
park with recognizable interpretive signage (attach the signage design specifications). Interpretive
content is currently under development and will be completed over the next 8-12 months, with
anticipated installation during the final stage of park construction in the summer/fall of 2018.
14. No Deviations are proposed for this application.
8
Section 3- Public Nuisance History & Existing Condition Photos
Report on Security Measures at the Story Mill Community Park Site – Triangle Parcel
The Trust for Public Land (TPL) has managed the Story Mill site since December 2012. TPL acquired the
property in December 2012, and immediately took measures to secure the existing buildings and to
implement a management/security plan for the site aimed to protect the property against and discourage
vandalism and trespass. These measures include frequent site inspections, maintenance of locks and
other steps to secure the buildings against unlawful entry, clean up and response to illegal dumping, and
other nuisance occurrences that had been occurring during previous ownerships.
In early 2013, TPL notified the Bozeman Police Department of our ownership and management goals,
contracted neighbors to make them aware of our ownership intentions, contracted for weekly evening
site inspections with Rocky Mountain Security, and increased visitation and authorized use of the site.
The City of Bozeman acquired the property from TPL in December of 2014. TPL continues to manage the
site under a Memorandum of Understanding that will continue through completion of park construction
in the fall of 2018.
The Rendering Plant and Slaughterhouse Buildings (operated through the 1970’s) are situated on the
southwest corner of the triangle parcel. Prior to TPL acquisition the property had been largely unused
and in a distressed condition for an indeterminate number of years. When TPL acquired the property the
buildings were unsecured and in disrepair with evidence of trespass and vagrancy. Doors and windows
were boarded up and heavy duty locks were installed. Despite these multiple stepped up security efforts
instituted by TPL starting in 2013 and continuing to the present, the buildings have been frequently broken
into with doors forced open, windows broken, and extensive graffiti damage on both interior and exterior
walls.
In direct trespass situations, TPL has relied upon Rocky Mountain Security professionals to cautiously
confront trespassers and ask them to leave the property. On several occasions, Rocky Mountain Security
or TPL has felt the need to call upon the Bozeman Police Department to intervene. Dating back to spring
2013, TPL contacted the Police and spoke with both Police Captain Mark Johnson and Officer Charlie
Gappmayer regarding repeated vandalism events. At that time, the Bozeman Police indicated that they
would increase their regular patrols around and surveillance of the site.
Continuing to current day, there is repeated evidence of people breaking in to the buildings by removing
boarded up doors and windows, despite TPL’s repeated and enhanced efforts to re-secure doors and
windows.
9
Existing Condition Photos
Building C - South Elevation Building C - Southeast Elevation
Building C - Northwest Elevation Building C - East Elevation
10
Building D - Southeast Elevation Building D - North Elevation
Building D - South Elevation Building D - Southwest Elevation
11
Section 4 - Updated Historic Property Record
Historic Preservation Consulting: History, Architecture, and Archaeology
Renewable Technologies, Incorporated
502 North 16th Avenue Bozeman, Montana 59715 406.782.0494
May 12, 2017
Maddy Pope
The Trust for Public Land
1007 East Main Street, Suite 300
Bozeman, Montana 59715
Reference: Vollmer Slaughterhouse site, Story Mill Community Park
Dear Maddy:
As requested by the Trust for Public Land (TPL), I have completed a field inventory and
historic overview of the former Vollmer slaughterhouse facility, located on the future site
of the Story Mill Community Park. The results of this work have been compiled on a
“Montana Historic Property Record” site form, which is appended to this letter. After
TPL review, this form should be filed with the Montana State Historic Preservation
Office (SHPO), and I will be able to facilitate that if needed. SHPO will provide a formal
site number for the property, which will complete the documentation.
The purpose of this site form is twofold: to provide an archival record of the property as
it exists in 2017, and to determine the property’s historic and/or architectural
significance. The latter determination is expressed in terms of the property’s likely
eligibility for the National Register of Historic Places (NRHP). The NRHP eligibility
determination may be relevant in undertaking public or private planning decisions
impacting the site.
While my research indicated that no prior historic site forms for this property exists, most
of the features at the site were briefly evaluated during the preparation of the “Northern
Pacific / Story Mill Historic District” NRHP nomination, completed in 1996. (Virtually
the entire site is within the boundaries of that historic district.) The 1996 documentation
found the main slaughterhouse building to be a “contributing” resource in the historic
district, while the rendering plant and railroad spur were at the time not old enough to be
considered contributing. (Both have since reached the 50-year age threshold typically
required for NRHP significance.) The vehicle bridge at the east edge of the site was not
previously recorded.
Maddy Pope
May 12, 2017
Page 2
Historic Preservation Consulting: History, Architecture, and Archaeology
My 2017 evaluation of the Vollmer site found the slaughterhouse building to be a non-
contributing resource, primarily due to potential historic integrity issues that were not
addressed in the 1996 NRHP nomination. The rendering plant and railroad spur are now
classed as contributing resources, since they retain integrity and now exceed the 50-year
NRHP threshold. Because of integrity issues with the primary building at the site, and
the removal of the livestock pens that formerly dominated the outdoor space at the
location, the complex as a whole is not considered eligible for the NRHP. Since the
overall slaughterhouse complex is a relatively minor component of the overall Northern
Pacific / Story Mill Historic District, these status changes will not impact the NRHP
eligibility of the district as a whole, and any future alteration or removal of the buildings
would also not impact the district’s overall eligibility.
This evaluation was conducted in conformance with generally accepted professional
procedures and standards, and I am qualified to complete these evaluations according to
the National Park Service professional standards outlined in 36 CFR Part 800. I have
performed this work professionally since 1987.
Feel free to contact me if you have any questions about this letter or the attached site
form. Thank you for contacting me about this project.
Sincerely,
Mark Hufstetler
MONTANA HISTORIC PROPERTY RECORD
For the Montana National Register of Historic Places Program and State Antiquities Database
Montana State Historic Preservation Office
Montana Historical Society
PO Box 201202, 1410 8th Ave
Helena, MT 59620-1202
Property Address: Story Mill Road
Historic Address (if applicable):
City/Town: Bozeman
Site Number: 24GA____
(An historic district number may also apply.)
County: Gallatin
Historic Name: Vollmer & Sons Slaughterhouse
Complex
Original Owner(s): Joseph Vollmer, Sr.
Current Ownership Private Public
Current Property Name: abandoned
Owner(s): City of Bozeman
Owner Address: P.O. Box 1230
Bozeman, Montana 59771
Phone: 406-582-2321
Legal Location
PM: Montana Township: 02S Range: 06E
SW ¼ NW ¼ NW ¼ of Section: 5
Lot(s):
Block(s):
Addition:
Year of Addition:
USGS Quad Name: Bozeman, Montana Year: 2014
Historic Use: Slaughterhouse complex
Current Use: abandoned
Construction Date: 1938 Estimated Actual
Original Location Moved Date Moved:
UTM Reference www.nris.mt.gov
NAD 27 or NAD 83(preferred)
Zone: 12T Easting: 498342 Northing: 5060387
National Register of Historic Places
NRHP Listing Date:
Historic District:
NRHP Eligible: Yes No
Date of this document: May 1, 2017
Form Prepared by: Mark Hufstetler
Address: 502 North 16th Avenue
Bozeman, Montana 59715
Daytime Phone: 406-587-9518
MT SHPO USE ONLY
Eligible for NRHP: □ yes □ no
Criteria: □ A □ B □ C □ D
Date:
Evaluator:
Comments:
MONTANA HISTORIC PROPERTY RECORD
PAGE 2
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
ARCHITECTURAL DESCRIPTION
Architectural Style: Other: If Other, specify: vernacular industrial
Property Type: Industrial Specific Property Type: slaughterhouse
Architect:
Architectural Firm/City/State:
Builder/Contractor:
Company/City/State:
Source of Information:
The Vollmer & Sons slaughterhouse complex is an historic site consisting of two large buildings, a short
railroad spur, and a small steel-stringer bridge, located approximately two miles north of the eastern end of
downtown Bozeman. Constructed in 1938 to house a small beef and hog slaughterhouse operation, the facility
was expanded after World War II and remained in operation until the 1970s. The complex has been unused and
largely abandoned in the years since.
Just beyond the current northern outskirts of the community, the location’s immediate setting is a relatively
rural mix of farmland, houses, and bottomlands, with the channel of Rocky Creek to the east and the Story Hills
rising beyond. The abandoned grade of the Northern Pacific Railway’s Story Mill Spur, now a pedestrian trail,
is just to the west, and the partially removed grade of an abandoned Chicago, Milwaukee, St. Paul & Pacific
railroad branch is to the east, beyond Rocky Creek. To the north are the locations of large, now-disused
commercial/industrial sites that once served the region’s agricultural community, including a livestock sales
facility and a grain elevator/mill complex.
Access to the site is from Story Mill Road (to the east), via an unimproved dirt track that crosses Rocky Creek
on a steel-stringer bridge (Feature 4, below.) Flora at the location includes primarily non-native grasses, and
scattered deciduous trees and shrubs. Approximate elevation of the site is 4720 feet.
Although no site form was prepared, the slaughterhouse complex was first recorded in 1996, as part of the
documentation for the Northern Pacific / Story Mill National Register of Historic Places historic district. The
historic district listing briefly described the two buildings remaining at the site, as well as the railroad spur, but
did not document the bridge. In addition, the 1996 documentation noted the existence of a network of wooden
livestock pens, which occupied the southern portion of the site, along with an attached storage building. These
features were removed at an unknown date between 1996 and 2016, and no evidence of them remains today. It
is likely that the removal of the livestock pens substantially altered the overall visual appearance of the site.
Each of the four remaining features at the site is described briefly below.
Feature 1: Vollmer & Sons slaughterhouse building (constructed 1938), Non-contributing: The
slaughterhouse building itself is located in the northwest quadrant of the site, and is the largest and oldest
feature in the complex. It occupies a footprint measuring approximately 100’ (north-south) by 60 feet (east-
west). Substantially smaller at the time of its 1938 completion, the building was enlarged multiple times during
its period of use, and the current building’s exterior surfaces are largely the product of those additions. The
additions are not definitively dated, but appear to date from ca. 1949 into at least the 1960s.
The building rests on a concrete foundation and displays an overall rectangular mass, with rectangular wings on
the south and east elevations. Current walls utilize a variety of structural and cladding materials, but load-
bearing concrete (pumice) block walls are most prominent. These appear to postdate the building’s original
MONTANA HISTORIC PROPERTY RECORD
PAGE 3
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
construction, and some portions of these walls may be newer than others. Smaller areas of corrugated-metal
wall cladding are also visible on most elevations; again, these likely date from different periods of construction.
Some of the corrugated metal wall surfaces may be original to the building, while others (particularly to the
south) are likely non-historic. Finally, there is a smaller, rectangular addition on the building’s east elevation
constructed of red brick laid in a running bond; these materials match those used in the Feature 2 rendering
plant, suggesting that the addition shares Feature 2’s 1949 construction date. The building is beneath a shallow-
pitch, asymmetrical, wood-framed gable roof, with shed-roofed additions on the south and east.
The building’s fenestration pattern is functional and limited, with small rectangular window openings, primarily
on the west, and current or former door locations on all four locations. Some former door openings have been
sealed with concrete block, and most other door and window openings are now blocked with plywood, with the
original doors and windows no longer in place. A relatively large opening on the south location indicates the
location where live cattle entered for slaughter and processing, and another large opening on the north serves a
small wooden dock where packaged products would be loaded onto railroad cars spotted on the adjacent
Northern Pacific spur. Now-sealed openings on the east elevation likely indicate the former location of a
structural bridge that once connected the slaughterhouse to the rendering plant building.
While not fully mapped, the building’s interior appears to retain the configuration that was in place during the
facility’s last years of use as a slaughterhouse. Live animals entered the building on the south elevation, with a
kill room and meat processing rooms to the north. Most rooms have concrete floors, and the rooms where meat
was processed have ceramic tile walls. Metal runners for meat hooks are suspended from the ceiling in major
rooms. A two-level office and storage area occupies the western portion of the building, in an addition that may
not be historic.
Feature 2: Vollmer & Sons rendering plant (constructed 1949), contributing: The rendering plant is a
two-story building displaying a simple rectangular mass. The building’s foundation and first-level exterior
walls are poured concrete, while the second-level exterior walls are red brick. The building has a shallow-pitch
shed roof, behind low parapet walls on all but the east elevation; the north and south parapets are slightly
stepped. The building’s historic fenestration pattern appears to almost wholly survive. Primary access is via an
overhead door on the first level of the west elevation; a man door, accessed by an exterior wooden staircase, is
on the second level of that elevation. Window units are metal-framed; typical windows display a 12-light
configuration, with a six-light awning section at the center of the unit.
Interior spaces are utilitarian, with a single large room occupying each level. Square concrete support pillars in
the first-level space support the second-level floor. A large freight elevator exists near the center fo the north
elevation.
Feature 3: Northern Pacific Railway spur (constructed c. 1948), contributing: This feature consists of a
short section of railway track north of the slaughterhouse building, and near the north end of the site. The spur
enters the site from the west, and proceeds in an east-northeast direction along a slight curve for approximately
100 feet before terminating. (It is possible that originally, the spur may have extended slightly farther east.)
West of the site, the spur originally connected with the Story Mill spur of the Northern Pacific railway, which
ran in a north-south direction just beyond the western end of the site.
MONTANA HISTORIC PROPERTY RECORD
PAGE 4
Architectural Description
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
The track exhibits standard attributes of American railway construction, with steel rails spiked to standard-sized
wooden ties. No ballast or constructed subgrade is (or was) present. Thick grasses hide nearly all of the track
structure, and spur’s existence is not readily apparent to a casual viewer.
Feature 4: Rocky Creek Bridge (constructed c. 1938), contributing: This is a single-lane roadway bridge
crossing Rocky Creek, near the northeastern corner of the site. Constructed on an approximate east-west axis,
the bridge carries an unpaved access lane running west from Story Mill Road to the slaughterhouse site.
The bridge is a single-span structure, approximately 35 feet long. The superstructure consists of a series of five
steel I-beam stringers, evenly spaced. The stringers support a wooden deck comprised of 10” wide planks, with
longitudinal curb planks on both sides of the span. The deck planking may or may not be original, but many of
the planks show substantial decay.
The substructure includes abutments made of vertical pipe, perhaps driven in as pilings, supporting wood plank
backwalls. Some erosion has occurred behind the backwalls, particularly the western one, making current
vehicular use of the bridge problematic.
------------
The southern half of the site now consists of a grassy, open field, but was once the location of the facility’s
livestock pens. The 1996 National Register listing briefly describes the area, and also noted the existence of a
large outbuilding in the area. No trace of those features remained as of 2016.
MONTANA HISTORIC PROPERTY RECORD
PAGE 5
History of Property
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
HISTORY OF PROPERTY
Euro-American agricultural activity in the Gallatin Valley dates from the gold rush era of the early 1860s, when
the first homesteaders began developing local farms to, in part, supply foodstuffs to the local mining
communities. Small-grain agriculture soon became the valley’s primary agricultural product, but large numbers
of cattle and sheep were also grazed in southwestern Montana. Centered in the surrounding hills and arid bench
lands, the region’s livestock industry produced meat for local consumption as well as live animals for shipment
to feedlots and slaughterhouses elsewhere. Other livestock grazed here seasonally, and were driven to other
pastures in the colder months.
Established in 1863, the community of Bozeman immediately became the economic center of the valley, and as
the region’s agricultural economy developed Bozeman saw the construction of a number of wholesaling and
processing facilities for the valley’s farm output. The growth and stability of these businesses was assured after
1883, when the Northern Pacific Railroad (NP) completed its transcontinental line running through Bozeman.
The NP quickly became a dominant transportation provider in the area, and numerous agricultural wholesaling
and processing facilities were developed along the line in the following decades. The largest facility was the
substantial Story Mill grain elevator complex north of town, which was reached by a short NP spur. The Story
Mill complex was developed by Nelson Story, Jr., the valley’s most prominent and prosperous 19th century
capitalist, and remained in the Story family for decades.
These Bozeman businesses processed and wholesaled wheat, sweet peas, and other farm products, but well into
the 20th century there was apparently no large-scale facility devoted to processing locally raised cattle or hogs.
(Smaller slaughterhouse facilities undoubtedly existed to supply local grocers and restaurants.) This situation
changed in 1938, when a Bozeman resident named Joseph Vollmer, Sr. began construction of the valley’s first
modern slaughterhouse complex. Vollmer selected a site for his new business just south of the existing Story
Mill complex, purchasing the land from T. Byron Story, one of Nelson Story’s sons. Vollmer’s son later
recalled that the site was chosen partly for its proximity to railroad service (the NP’s Story Mill spur), and partly
because the nearby Rocky Creek channel could be used to dispose of blood from the slaughtered animals.
Interestingly, the slaughterhouse location was also near a headquarters facility for some of the Story family’s
extensive ranch operations, and soon after Vollmer’s slaughterhouse was built a large livestock auction facility
opened on a Story-owned tract of land between the slaughterhouse and the Story Mill. Though unconfirmed,
this suggests the possibility that the Story family may have had at least some indirect involvement in the
Vollmer project. Regardless, by 1939 both the slaughterhouse and the livestock auction were in business,
completing the valley’s first complex of cattle wholesaling and processing facilities. This was likely a marked
benefit to at least some local cattle and hog producers, who previously needed to ship most of their finished
livestock to out-of-state sales and slaughter facilities.
The first building at the Vollmer site was completed in the summer of 1938 at a reported cost of $6,500.00, and
the business began operation that autumn. The enterprise proves successful, and in 1949 Vollmer constructed a
rendering plant nearby while also enlarging the main slaughterhouse building. The enlarged facility employed a
typical workforce of eight people, and had the ability to process approximately 200 head of beef per month.
From 200 to 500 hogs were also processed monthly, as well as a small number of sheep. Tallow could be
shipped out by rail in tank-car lots, and the hides were shipped to tanneries. Bone meal was sold to local mills
for use in animal feeds.
MONTANA HISTORIC PROPERTY RECORD
PAGE 6
History of Property
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Although the ability existed for the longer-distance shipment of the meat itself, the vast majority of the product
was likely sold to food wholesalers, grocers, and restaurants in southwestern Montana. Even by the 1950s,
packing houses elsewhere offered greater economies of scale and were nearer to locations where cattle-raising
was also a more-prominent economic force. While the Vollmer operation served an important local role, it was
not designed to compete with national producers, nor was it designed to do so.
The Vollmer facility apparently remained in operation into the 1970s, continuing as a family-run business
throughout its existence. A number of factors likely contributed to its ultimate closure, including the ever-
increasing dominance of larger-scale feedlots and slaughterhouse facilities elsewhere; a trend by retailers to
purchase nationally, rather than locally; and declines in the livestock production in the immediate Bozeman
area. The site has been abandoned since the slaughterhouse’s closure, and the adjacent livestock auction
business was later closed and relocated, as well.
MONTANA HISTORIC PROPERTY RECORD
PAGE 7
Information Sources/Bibliography
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
INFORMATION SOURCES/BIBLIOGRAPHY
“Bozeman Livestock Commission Co.” Intermountain Press Pictorial Magazine, October 30, 1947, 4
Burlingame, Merrill G. Gallatin County’s Heritage: A Report of Progress, 1805-1976. Bozeman: Gallatin
County Bicentennial Publication, 1976.
Dunbar, Robert G. “The Economic Development of the Gallatin Valley.” Pacific Historical Review 47:4
(October 1956), 117-123.
Gallatin Valley Railway Company. “Right of Way and Track Map, June 30, 1918.” Author’s collection.
Hoy, William S. Railroad Stations in the Gallatin Area, Montana. Montgomery Village, Maryland: Keystone
Press, 1998.
McDonald, James D., et.al. Bozeman’s Historic Resources: Bozeman Historic Resource Survey. Report
prepared for the Bozeman City-County Planning Board, 1984.
Polk’s Bozeman [Montana] City Directory, Including Gallatin County. Butte: R.H. Polk & Company, 1892 –
date. Title and publication information varies.
Showell, Jeffrey Adams. “Chronologies and Corporate Histories of Montana Railroad Lines.” Unpublished
manuscript, dated 1988, in Montana Historical Society vertical file, Helena.
Smith, Phyllis. Bozeman and the Gallatin Valley: A History. Helena: Twodot Press, 1996.
Strahn, Derek. “Northern Pacific/Story Mill Historic District, 24GA1100.”. National Register of Historic
Places nomination, listed 1996.
Vollmer, Joseph. Interview by Derek Strahn, June 29, 1993. Recording in interviewer’s collection.
“Vollmer Slaughterhouse Necessity in Everyday Living,” Bozeman Daily Chronicle, March 26, 1956.
MONTANA HISTORIC PROPERTY RECORD
PAGE 8
Statement of Significance
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
NATIONAL REGISTER OF HISTORIC PLACES
NRHP Listing Date:
NRHP Eligibility: Yes No Individually Contributing to Historic District Noncontributing to Historic District
NRHP Criteria: A B C D
Area of Significance:
Period of Significance:
STATEMENT OF SIGNIFICANCE
The Vollmer & Sons Slaughterhouse complex is an integral component of the Northern Pacific / Story Mill
Historic District, listed on the National Register of Historic Places in 1996. The district as a whole was found to
be eligible under all four National Register criteria, as follows:
The Northern Pacific/Story Mill Historic District is historically significant for its association
with Bozeman’s steady economic and demographic evolution during the Village, Civic,
Progressive, and Nationalization phases of development. In particular, the district’s resources
are representative of the fundamental role that the Northern Pacific Railroad, and later, the
Milwaukee Road, played in this dynamic process of historical change. As the undisputed
transportation hub of southwestern Montana’s impressive agricultural economy, the Northern
Pacific/Story Mill Historic district is reflective of broad historic patterns of commerce, travel,
and settlement, and, therefore, qualifies for National Register listing according to criterion A.
The district also meets criterion B for its associations with Bozeman capitalist Nelson Story, Sr.
and, to a lesser extent, his decedents. The district also qualifies for the Register under criterion C
as a representation of standardized transportation technology, engineering, and architecture
during the period of significance as well as for the design influence of Fred Willson, a regionally
important architect. Finally, a domestic trash dump site [exists] within the district boundary
containing datable pottery, cans, and glass. Study of this site holds promise for yielding
information about residential habits and patterns on this industrial fringe of town, shedding light
on an otherwise unchronicled aspect of the district’s history.
Among the existing resources at the Vollmer site only the Feature 1 slaughterhouse building is listed as a
contributing resource. The Feature 2 rendering plant and feature 3 railroad spur were counted as non-
contributing since they were less than 50 years old at the time the nomination was prepared, and the feature 4
bridge was not described in the nomination. The 1996 document also noted a system of livestock pens and a
large metal outbuilding, which were counted as a single contributing resource. These two features, which
would have likely been counted separately by today’s standards, were removed sometime in the two decades
following 1996.
The 1996 National Register listing does not more explicitly specify which of the resources it contains directly
contributes to specific aspects of significance, but the statement contained in the 1996 document supports the
significance only of the slaughterhouse building and livestock pens under National Register Criterion “A.”
A review of the site’s potential National Register significance in 2017 confirms that the site possesses potential
National Register significance under Criterion A, as a representative example of a mid-twentieth century
commercial enterprise designed to support the Gallatin Valley’s important agricultural economy. While small-
MONTANA HISTORIC PROPERTY RECORD
PAGE 9
Statement of Significance
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
grain farming was the primary historic focus of the valley’s agricultural activities, commercial cattle and sheep
ranching have been present in the area since the 1860s, and were important contributors to the regional
economy. Many area ranchers occupied local range tracts only seasonally, and often used truck and rail
shipment to transport live cattle to larger markets, but the Vollmer slaughterhouse provided a reliable local
wholesale outlet for finished livestock, while simultaneously offering grocers and wholesalers a local source for
cut and packaged meat products. The former livestock auction facility, just to the north, shares this historic role
and significance. Together, the two businesses provided area ranchers with the valley’s only wholesale-level
sales outlet for finished cattle.
The Vollmer complex does not possess demonstrated significance under National Register Criterion B, since no
individuals of demonstrated significance are strongly associated with the property.
Although not noted in the 1996 document, the Vollmer complex also possesses potential National Register
eligibility under Criterion C as a representative example of a mid-20th century animal processing facility. Both
surviving buildings at the site display materials and designs typical of small-scale, mid-century agricultural
processing facilities, including clay-tile walls and metal-framed hopper/awning windows. Additionally, the
overall site layout and arrangement of feature types were historically characteristic of such a facility.
The complex is not believed to include historic archaeological resources that would be potentially eligible for
the National Register under Criterion D. While a formal pedestrian archaeological inventory was not conducted
at the site, a comprehensive surface reconnaissance of the area failed to note evidence of any surface
archaeological features.
While the characteristics of the Vollmer site indicate that the location displays potential significance under
National Register criteria A and C, a site must also retain a sufficient level of integrity to be considered eligible.
As noted in the following section, the overall integrity of the Vollmer site has been diminished in a variety of
ways: heavy modifications and additions to the primary building at the site; the removal of the character-
defining livestock pens that once visually dominated the site; and damage caused by vandalism. Combined,
these changes have degraded the site’s integrity to the point where the property as a whole is no longer
independently eligible for the National Register of Historic Places. The most significant losses are the removal
of the cattle pens, which visually defined the function of the site, and the non-contributing status of the
slaughterhouse building itself, the largest and most prominent architectural feature at the site.
Even though the Vollmer site as a whole is not independently eligible for the National Register, individual
resources at the location still have the potential to count as contributing resources in the existing Northern
Pacific / Story Mill Historic District. Both the Feature 2 Rendering Plant and Feature 3 railroad spur would
likely count as contributing resources to the district today.
MONTANA HISTORIC PROPERTY RECORD
PAGE 10
Integrity
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
INTEGRITY (location, design, setting, materials, workmanship, feeling, association)
While the principal buildings of the Vollmer slaughterhouse complex remain in place in their original locations,
the site displays a diminished level of integrity overall due to a series of sequential, undated modifications to the
primary slaughterhouse building (Feature 1), and the loss of the historic cattle pens and storage building which
once visually defined the outdoor portion of the site. Brief integrity assessments of the individual features at the
site follow:
Feature 1 – Slaughterhouse Building: The historic 1938 core of the slaughterhouse building appears to
remain largely intact, though the construction of later additions means that relatively little of the original
exterior wall surface or material is visible to an outside viewer. The primary exterior surface material is now
pumice block, which dates from one or more later additions, and the original building form is no longer readily
discerned. An oral history interview about the slaughterhouse operation suggests that at least part of the pumice
block addition dates from 1949, though the visual appearance of the walls suggests that at least some of it may
be more recent; in addition, some of the pumice block wall faces contain areas of sheet-metal cladding that
clearly postdate the pumice walls. Based only on visual appearances, the metal wall cladding may date from the
1960s. A smaller, metal-clad addition on the building’s south elevation clearly postdates the historic era.
Overall, the building’s exterior mass no longer displays an appearance that clearly conveys its historic function,
and the appearance and massing date from the end of the period of significance, or later.
Smaller building changes, partially due to the building’s decades of abandonment, have also impacted the
feature. The fenestration pattern that was in place at the end of the building’s period of active use appears to
largely survive, though door and window materials are broken and missing. More significantly, the former
structural bridge that apparently connected this building to the Feature 2 rendering plant is no longer extant.
Graffiti and other evidence of vandalism is evident throughout the building.
Feature 2 – Rendering Plant: This building displays a higher level of historic and structural integrity than the
slaughterhouse building. The building’s original historic massing and structural/cladding materials remain, and
the historic fenestration pattern survives intact, although doors and windows are broken and partially missing.
Two former openings on the west elevation have been sealed with pumice block, perhaps in the 1960s or so.
As with the slaughterhouse building, substantial evidence of vandalism is evident, and the former structural
bridge connecting this building to the slaughterhouse is now missing.
Feature 3 – Northern Pacific Railway spur: The railway spur appears to survive largely intact, though it is
now nearly completely obscured by heavy grass overgrowth. All remaining materials appear to be historic.
Though uncertain, it is possible that the spur may have once extended somewhat farther east beyond its current
terminus. The former location of the switch connecting the spur to the railway’s Story Mill line is outside the
western boundary of the site and was not examined, though the connection appears to have been at least partly
removed.
Feature 4 – Rocky Creek Bridge: This structure displays an almost wholly vernacular appearance, with little
visual indication of changes that may have taken place. At least most of the current structure appears to date
MONTANA HISTORIC PROPERTY RECORD
PAGE 11
Integrity
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
from the same construction project, though some deck material may have been replaced in-kind, and changes to
the west abutment may have occurred due to ongoing erosion. It is not known whether this structure is the
original bridge at this location, but it appears to date from the period of significance.
Damage due to deck decay and recent erosion of the west abutment is apparent, and makes the structure unsafe
for vehicular use, but does not substantially impact historic integrity.
Former Stock pen area (1996 feature #12C): The former system of livestock pens at the site no longer exists,
and the large outbuilding that reportedly once existed in the pen area has also been removed. No physical
evidence of either feature remains today.
Overall, the facility fully retains integrity of location, and partially retains integrity of design, setting, materials,
workmanship, feeling, and association.
MONTANA HISTORIC PROPERTY RECORD
PAGE 12
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1 and 2
Facing: North-northeast
Description: Site overview
Feature # 1
Facing: Southeast
Description: North and west elevations
MONTANA HISTORIC PROPERTY RECORD
PAGE 13
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1
Facing: Northeast
Description: West and south elevations
Feature # 1
Facing: Northwest
Description: East elevation detail
MONTANA HISTORIC PROPERTY RECORD
PAGE 14
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 1
Facing: Southwest
Description: West and north elevations
Feature # 1
Facing: Nnortheast
Description: Typical interior view
MONTANA HISTORIC PROPERTY RECORD
PAGE 15
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 2
Facing: Northeast
Description: West and south elevations
Feature # 2
Facing: Northwest
Description: South and East elevations
MONTANA HISTORIC PROPERTY RECORD
PAGE 16
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 2
Facing: South
Description: Typical interior view
Feature # 3
Facing: West-southwest
Description: General location view
MONTANA HISTORIC PROPERTY RECORD
PAGE 17
Photographs
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Feature # 4
Facing: East-northeast
Description: West abutment and deck
Feature # 4
Facing: Southwest
Description: Substructure view
MONTANA HISTORIC PROPERTY RECORD
PAGE 18
Site Map
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Site 24GA____
Vollmer & Sons Slaughterhouse Complex
Story Mill Road
Bozeman, Montana
MONTANA HISTORIC PROPERTY RECORD
PAGE 19
Topographic Map
Property Name: Vollmer & Sons Slaughterhouse Complex Site Number: 24GA____
Bozeman, Montana (2014) 1:24,000 topographic map
UTM Zone 12T
Site location: 498342 Easting; 5060387 Northing
NW ¼ NW ¼ Section 5, T2S, R6E, MPM
1
Remembering the heritage of the Vollmer Slaughterhouse complex
The land to be occupied by the Story Mill Community Park has seen a variety of
historic uses since the first Euro-Americans settled in the Gallatin Valley in the
1860s, including areas long devoted to transportation and industrial functions.
These activities relocated elsewhere during the last third of the 20th Century, but
scattered physical reminders of this past still remain. The most significant of these
reminders – the story Mill grain elevator complex – is just east of the park, serving
as a continued visual landmark for the area.
A portion of the Park itself is within the boundaries of the Northern Pacific-Story
Mill Historic District, which was listed on the National Register of Historic Places in
1996. Most of the district’s historic resources are outside the Park boundaries, but
two of the district’s properties are wholly or partially within the park perimeter. A
former Northern Pacific (NP) Railway spur line traverses the eastern portion of the
park from south to north, bisecting the park property. The spur, constructed in the
1880s, connected the Story Mill complex with the NP main line; it has now been out
of service for some three decades, although title to the right-of-way still rests with
the successor railroad. Now leased to the City of Bozeman, the historic grade has
been redeveloped into a pedestrian trail. The former railway corridor retains much
of its historic character, including the original subgrade and historic timber-pile
trestles. Though the trail itself is not part of the Park project, its location will make
it an integral component of the functioning park, and use of the trail corridor is
expected to increase as the Park is developed. This will bring increased attention to
the historic resource, and we will explore opportunities to further convey the
corridor’s significance through interpretive signage and other elements.
A second railroad-related historic resource also exists just east of the former NP
grade: a timber-pile railway trestle that was once part of a branch line operated by
the Chicago, Milwaukee, St. Paul & Pacific Railroad between about 1910 and 1978.
(For an unknown reason, this trestle was not included in the 1996 historic district
documentation.) Little other evidence of this former railway line still exists in the
immediate Park area, but the trestle retains a high level of historic integrity and is a
significant reminder of the area’s former transportation routes. We have
documented the history of this structure, and plan to preserve it as part of a new
trail route.. Interpretive signage or other materials may also be provided to inform
visitors about the history of the former “Milwaukee Road” corridor.
The Park also includes the former location of the Vollmer & Sons slaughterhouse
complex, which operated from approximately 1939 into the 1970s. While in
operation, the facility included two substantial buildings, a network of cattle pens, a
short railway spur, and an access road with a bridge crossing the East Gallatin River.
The buildings, cattle pens, and railway spur were included in the National Register
listing for the historic district, although the cattle pens were removed at a later,
2
unknown date. The remaining features are not considered independently eligible
for the National Register of Historic Places (see below), though at least some of the
remaining features still contribute to the overall significance of the historic district.
The future uses of the remaining features at the Vollmer site were considered as
part of the planning processes for the Park, but the retention of the two
slaughterhouse buildings was found not to be economically or logistically viable, for
a variety of reasons. Costs for stabilizing and adaptively reusing the buildings
would have been prohibitively high, as would the cost of bringing public utilities to
the site. The planning documents for the park therefore call for the removal of both
buildings. While this action will reduce the number of contributing resources in the
Historic District, it will not jeopardize the District’s National Register status, and this
action is considered necessary for the full, successful development of the
Community Park.
Even with the necessary removal of the Vollmer buildings, however, it remains both
appropriate and important to recognize the history of the Vollmer site, and the role
that it filled in the broader historic cultural landscape of the Story Mill area. The
following three steps will be undertaken to help preserve the site’s history, and
interpret it to future park visitors:
1. Documentation: The history of the Vollmer property was briefly documented
during the preparation of the National Register nomination for the Northern
Pacific-Story Mill Historic District in 1996, although the study left some data
gaps and the building descriptions and National Register evaluations are no
longer current. This information has been expanded and updated with the
2016-17 completion of a current Historic Property Site Form document for
the Vollmer property. This document updates and expands the information
provided in the earlier National Register nomination, and provides a final
baseline of information documenting the site. This record will be submitted
to the Montana State Historic Preservation office, as an archival reference for
use by future historians and researchers. Park planners may also use
information in the document as they prepare interpretive materials for the
site and the Park.
2. Interpretation: Although the former slaughterhouse site will not be
intensively developed as part of the Park project, its location just east of the
Northern Pacific rail-trail will remain highly visible, and easily accessed by
Park visitors. This provides opportunities for historic interpretation of the
Vollmer site geared towards park users along the trail, as well as those who
may venture beyond the trail into the site itself. Possibilities for this
interpretation include the installation of one or more interpretive sign panels
at a point along the trail itself, and/or at the former locations of the Vollmer
buildings. These panels could provide a brief historic overview of the former
facility, telling the story in the broader context of the Northern Pacific trail
and the entire mill area. A sketch map and photographs of the former site
3
could be included. Combined with the documentation prepared above, the
preparation of these sign panels would be an effective and visible way of
explaining the site’s story to future visitors, while simultaneously mitigating
the loss of the former Vollmer buildings.
3. Commemoration: As part of the restoration of the former Vollmer site,
consideration will be given to the possible retention or recreation of limited
structural elements intended to give a visual sense of the former building
placements at the site. Though it is not considered practical to preserve
substantial portions of the existing building walls, it may be feasible to retain
or place structural or landscape material that would indicate the outline
footprints of the former buildings. In conjunction with the interpretive
panels described above, this would effectively convey a visual sense of the
site as it existed prior to the Park’s development.
A short spur track into the Vollmer complex from the NP Story Mill line still
remains in place, largely intact. It may be feasible to retain this spur in a
similar fashion, perhaps even utilizing the existing materials still in place.
This would help preserve an identified historic resource while serving a
contemporary interpretive function, as well.
12
Section 5 – Cost Comparison
Story Mill Park
Lot L Building D
Cost Estimate and Comparison
Value of the Structure 250,000$
Cost of Repair 1,508,000$
DIFFERENCE 1,258,000$
*Note cost of repair exceeds value of structure
Cost of Demo & Redevelopment 1,265,000$
Cost of Repair 1,508,000$
DIFFERENCE 243,000$
*Note cost of repair exceeds cost of demo and redevelopment
Repair Breakdown (to bring structure to current standards)
Exterior Rehabilitation ‐ Tuck Pointing of brick and architectual coating on exposed concrete 15,000$
Stablizing Foundation System and Columns 60,000$
New Roofing 45,000$
Replace Windows/Doors 26,000$
New Interior Stairs (2) for public use 15,000$
New Interior Wall and Finsihes 145,000$
Repairing and refinishing of existing concrete floors 41,500$
New Electric 116,000$
New Plumbing 125,000$
New Mechanical 122,000$
New Insulation 37,500$
Conveying ‐ Elevator 75,000$
Interior Finishes (cabinets and counters, etc.)60,000$
Site Improvements ‐ Sidewalks, parking and other ameninties (shared with Building D)150,000$
Site Work (1/2 of Civil Engineers estimate ‐ see attached)475,000$
Total 1,508,000$
Approximate Building SF 8750
Approximate Footprint SF 5320
Story Mill Park
Lot L Building C
Cost Estimate and Comparison
Value of the Structure 250,000$ (based on Architect's Estimate of current state)
Cost of Repair 1,409,500$ (see breakdown below)
DIFFERENCE 1,159,500$
*Note cost of repair exceeds value of structure
Cost of Demo & Redevelopment 1,165,000$ (demo $40,000 + rebuild 7500 SF at $150/SF)
Cost of Repair 1,409,500$ (see breakdown below)
DIFFERENCE 244,500$
*Note cost of repair exceeds cost of demo and redevelopment
Repair Breakdown (to bring structure to current standards)
Exterior Rehabilitation ‐ Tuck Pointing of brick and architectual coating on exposed concrete 23,000$
Stablizing Foundation System and Columns 52,000$
New Roofing 30,000$
Replace Windows/Doors 21,000$
New Interior Stairs (2) for public use 15,000$
New Interior Wall and Finsihes 125,000$
Repairing and refinishing of existing concrete floors 37,500$
New Electric 102,000$
New Plumbing 117,000$
New Mechanical 102,000$
New Insulation 25,000$
Conveying ‐ Elevator 75,000$
Interior Finishes (cabinets and counters, etc.) 60,000$
Site Improvements ‐ Sidewalks, parking and other ameninties (shared with Building D)150,000$
Site Work (1/2 of Civil Engineers estimate ‐ see attached)475,000$
Total 1,409,500$
Approximate Building SF 7500 sq ft
Approximate Footprint 3750 sq ft
13
Section 6 – Subsequent Site Treatment
Story Mill Community Park Illustrative Plan
Triangle Parcel Revegetation Plan
Interpretative Signage Plan
Signage Detail
Site Master Plan
SCALE 1”=100’
JUNE 24, 2016
SIDEWALK
PARKING
COMMUNITY GATHERING LAWN
PICNIC PAVILION
SLEDDING HILL
MULTIGENERATIONAL PLAY
OBSERVATORY HILL
CLIMBING BOULDER
TRAIL BRIDGE
TRAILHEAD
PARKING
TRAIL BRIDGE
FISHING ACCESS DOG PARK
TRAIL GATEWAY
HOMESTEAD PAVILION
BIRD BLIND WALK
SERVICE DRIVE/
EMERGENCY ACCESS TO SOUTH PARCEL
ACCESSIBLE PLATFORM
MESSY PLAY AND RIVER ACCESS
STORY MILL COMMUNITY CENTER
LABYRINTH
RESTROOM
PARKING
ACTIVITY LAWN
SPLASH PAD
FOOD FOREST TRAIL
PICNIC PAVILION
TEACHING GARDEN
TREEHOUSE
EAST GRIFFIN DRIVE “PARK ROAD SECTION”
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BRYANT STREET
BOND STREET
STORY MILL
HILLSIDE LANESTORY MILL ROADBIRDIE DRIVEGOLD AVENUE BRIDGER CENTER DRIVESTORY MILL SPURBRIDG
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Story Mill Community Park
Bozeman, Montana
STORY MILL SPURP
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MATCHLINE - SHEET L8-12MATCHLINE - SHEET L8-14NORTH 0
ORIGINAL SCALE:
20' 40'80'
1"=40'
SITE
PLANTING
SERIES
C
DESIGN
DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
1
WORKSHOP
REVISIONS
5404
2 3 4 5 6 7
A
B
C
D
E STORY MILLCOMMUNITY PARKBOZEMAN, MTC O P Y R I G H T D E S I G N W O R K S H O P, I N C.
F
8 9
1 2 3 4 5 6 7 8 9
W W W . D E S I G N W O R K S H O P . C O M
Apr 10, 2017 - 2:10pmF:\PROJECTS_R-Z\5404-Story Mill Community Park\D-CAD\02. Sheets\dw-5404-L8-PLANTING.dwg120 East Main Street
Aspen, Colorado 81611-1787
(970)-925-8354
March 31, 2017
MP/CM AA/KC
60%
Construction
Documents
L8-15
SITE KEYNOTES:DETAIL /
SHEET
9.0 PLANTING AND LANDSCAPE
9.1
9.2 Deciduous Tree Planting on Slope 2 / L9-01
RELATED
DETAIL(S)
SPEC.
SECTION
000000
9.3 Coniferous Tree Planting 3 / L9-01 000000
9.4 Coniferous Tree Planting on Slope 4 / L9-01 000000
9.5 Shrub Planting 1 / L9-02 000000
9.6 Shrub Planting on Slope 2 / L9-02 000000
9.7 Lawn 3 / L9-02 000000
9.8
Perennial Planting
4 / L9-02 000000
9.9
Landscape Edging
5 / L9-02 000000
9.10
Enhanced Edging - Gravel Fines Path
6 / L9-02 000000
9.11 7 / L9-02 000000
9.12 Rain Garden/Bioswale Planting 1 / L9-03 000000
Deciduous Tree Planting 1 / L9-01 000000
Fescue Seeding
9.13 Deciduous Tree in Gravel Mulch 5 / L9-01 000000
KEY PLAN (NOT TO SCALE)
PLANTING REFERENCE NOTES
1 Mulch around existing trees to remain.
2 Food Forest understory by others.
RIPARIAN WOODLAND /
SHRUBLAND
TREE-PROPOSED
WOODLAND
MESIC GRASSLAND
DRIER GRASSLAND
FESCUE
LAWN
VEGETATION LEGEND
MULCH
WHIPS
TREE-EXISTING
TREES
SHRUBS
ABR BOTANICAL NAME COMMON NAME
Pt Populus tremuloides Quaking Aspen
Ptm Populus tremuloides Quaking Aspen
Pv Prunus virginiana Chokecherry
Pa Populus x acuminata Lanceleaf Poplar
Pd Populus deltoides Plains Cottonwood
Pn Pinus nigra Austrian Pine
Cm Crataegus monogyna Hawthorne
Gt Gleditsia tricanthos 'Harve'Northern Acclaim Honeylocust
Af Acer x freemanii 'Autumn Blaze'Autumn Blaze Maple
Qm Quercus macrocarpa Bur Oak
Sa Salix amygdaloides Peachleaf Willow
Ms Malus sylvestris 'Sweet Sixteen'Sweet 16 Apple
Mg Malus 'Goodmac'Goodmac Apple
Pmr Prunus 'Mount Royal'Mount Royal Plum
Pmo Prunus 'Moongold'Moongold Apricot
Pu Pyrus 'Ure'Ure Pears
Rr Ribes rubrum Red Currant
Sar Shepherdia argentea Silver Buffaloberry
Am Aronia melanocarpa 'Elata'Glossy Black Chokeberry
Rg Ribes grossularia Gooseberry
Lc Lonicera caerulea Honeyberry
Ri Rubus idaeus Red Raspberry
Rw Rosa woodsii Wood's Rose
Pb Prunus bali Evans Bali Cherry
Pc Prunus cerasus 'Meteor'Meteor Cherry
Rn Ribes nidigrolaria Jostaberry
Em Elaeagnus multiflora Goumi
Ca Corylus americana American Hazelnut
Sn Sambucus nigra Elderberry
Tc Tilia cordata Littleleaf Linden
Ap Acer platanoides 'Helena'Helena Maple
As Acer saccharum 'Fall Fiesta' Fall Fiesta Sugar Maple
Ps Populus songarica Songarica Poplar
Sv Syringa vulgaris Common Lilac
Pp Pinus ponderosa Ponderosa Pine
Js Juniperus scopulorum Rocky Mountain Juniper
LX-01 LX-02 LX-03
LX-05 LX-06 LX-07LX-04
LX-09 LX-10 LX-11LX-08
LX-12
LX-13 LX-14
LX-15
9.1 TYP.
(75,510 SF) MESIC
GRASSLAND
(34,475 SF) DRIER GRASSLAND
(5,400 SF) RIPARIAN WOODLAND/SHRUBLAND
(4,110 SF) MESIC GRASSLAND
(2) Cm
(1) Ptm
(3) Pt
(1) Ptm
(1) Sa
(1) Sa
(1) Ptm
(2) Pt
(2) Ptm
(1) Ps
(1) Pt
(3) Pd
(2) Pa
(1) Ptm
(7) Pt
(1) Ps
(2) Ps
(1) Ptm
(2) Pa
(1) Pd
(2) Cm
(1) Ptm
(1) Pd
(9,500) MESIC GRASSLAND
(1,225 SF) RIPARIAN WOODLAND/SHRUBLAND
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
MDOT VEHICAL REGULATORY SIGNS
ACCESSIBLE PARKING SIGNS (TBD)
REGULATORY SIGN TYPES
MUTCD/AASHTO MULTI-USE PATHWAY REGULATORY SIGNS
15 5
PRIMARY ENTRANCE IDENTIFICATION SIGNS
DIRECTIONAL SIGNS
AMENITY IDENTIFICATION SIGNS/DONOR RECOGNITION
MAP KIOSK INFORMATIONAL
REGULATORY SIGNS
WAYFINDING & IDENTITY SIGN TYPES
SECONDARY ENTRANCE IDENTIFICATION SIGNS
INTERPRETIVE (NATURE & HISTORY) SIGNAGE
KIOSK/INFORMATIONAL SIGNAGE
1/4” thick corten steel board mounted on molded concrete base, bent at 90-degree and 45-degree angles.
Cut-out artwork to be provided by Design Workshop in line work. Will vary per sign. Sign board:1/8” thick high
pressure laminate at standard poster (24”x36” size) with embedded digital 4-color print at 300DPI. Attach to
pedestal with exposed tamper-proof stainless steel fasteners, painted black.
5.00”40.00”26.00”38.00”
36.00”24.00”Shape is cut out of corten board
cutout differs per sign.