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HomeMy WebLinkAbout19410 Z13064 Rpt and PlansARMORY HOTEL PROJECT 24 WEST MENDENHALL EXISTING CONDITIONS EAST FAÇADE - (oblique) NORTH FAÇADE WINDOW TO BE ENCAPSULATED IN NEW WALL WINDOW TO BE ENCAPSULATED IN NEW WALL WINDOWS TO BE REMOVED AND EMULATED ON NEW SOUTH FACADE WINDOW TO REMAIN ARMORY HOTEL PROJECT 24 WEST MENDENHALL REMOVED WINDOWS REMOVED EXISTING WINDOWS GLASS BLOCKS TO BE REMOVED, TO ACCOMMODATE STEEL BEAM AT 2ND FLOOR MEZZANINE LEVEL WINDOWS TO BE BLOCKED BY NEW STAIR, ENCAPSULATED WITHIN NEW FURRED WALL ARMORY HOTEL PROJECT 24 WEST MENDENHALL REMOVED WINDOWS WINDOWS TO BE REDUCED IN WIDTH, REMAINING PORTION OF WINDOW TO BE ENCAPSULATED IN NEW WALL REMOVED EXISTING WINDOWS ARMORY HOTEL PROJECT 24 WEST MENDENHALL EXISTING CONDITIONS WEST FAÇADE SOUTH FAÇADE ARMORY HOTEL PROJECT HISTORIC PRESERVATION PLAN Armory Building: South Side of Mendenhall Between Tracy and Willson Streets Description of Historical Features and their Restoration Plans Built in 1941 - Fred Willson, Architect - Art Deco Style Submitted by Venue Design 03 April 2013 ARMORY HOTEL PROJECT 24 WEST MENDENHALL HISTORIC BUILDING ELEMENTS Armory Stage - located at the west end of the gymnasium has original historical detail above the stage on the wall consisting of vertical line and circle patterns that are relieved into the concrete wall. It is not conclusive that the turquoise color inlay is the original color. Renovation/Remodel intent is to keep this detail above the stage of the ballroom (old gym). However, color for the inlay may differ from this photo. After an extensive search of documents at the Armory in Belgrade, the Pioneer Museum and MSU Archives we are unable to locate any historical photos of the Armory Stage to verify historic color scheme. We will use our best judgment to determine the color of inlays after examining the paint layers during deconstruction. Armory Stage Wall Corner Detail - is a ziggurat pattern of the Art Deco Era that form a series of relief and shadow lines at the edges of the stage wall openings. This is a historic and original part of the Armory that will remain intact and may even be highlighted as a design element in the new stage for the ballroom. The Barrel Roof on the Armory Gymnasium - is a historic feature of the Armory. The Barrel Roof form will be seen in part at certain parts of the exterior where the junction of the new and old structure meet. The new structure will have an upper roof with the same barrel shape so the historic lines of the roof will be maintained and accentuated with its application to the roof top on the 8th floor (top floor). Glass Block Windows - are historic and original on the Armory and fit in the Art Deco style. The glass blocks on the Armory have little thermal properties and do have damage and show signs of repair but not with the same type of blocks. The remodel/renovation intent for these areas would be to replace the existing glass block with a matching pattern glass block - Pittsburgh Corning Argus Parallel Flutes. ARMORY HOTEL PROJECT 24 WEST MENDENHALL HISTORIC BUILDING ELEMENTS Armory Entry Stair to 2nd Level - is a historic stair in the Armory. They have little stylistic significance to the Art Deco style. The treads have been covered over by more modern materials. All the stucco and plaster on these stairs has very significant damage and the location of the stairs in the entry would greatly restrict access to the ballroom. The riser height of the stair treads will not meet current code. For these reasons the remodel/renovation plan would be to remove these stairs to create a larger entrance to the ballroom with better views of historic/Art Deco details in the ballroom. New access stairs with better Art Deco detail will be built to the east of the new ballroom. Bronze Circles and Plaque Inlays - on facade below flagpole are original and appears to have had some State of Montana Seals. These circles and plaque will be restored to original condition as best as can be researched. Flagpole - at roofline of entry is historic to the building but this particular flagpole doesn’t appear to be original. Concrete base of the flagpole has significant damage and would require extensive restoration. Remodel/Renovation plan would be to find a period style flag pole of similar size and scale and install in the same location with a base that would cap the damaged concrete base. Flagpole Details 3'-0" 15'-0" SIDE ELEVATION FRONT ELEVATION Steel base collar bracket attached to face of building with wedge bolts Steel collar and angle brackets to top of parapet 4” diameter stock tapered brushed aluminum flagpole Area of Detail ARMORY HOTEL PROJECT 24 WEST MENDENHALL HISTORIC BUILDING ELEMENTS Front Entry Light Fixtures - have been salvaged and verified with Fred Willson’s drawings that they are original. They will be restored and replaced in their original location at each side of the main entry doors. Fixtures will be restored by cleaning the fixture but maintaining the patina. All wiring will be updated and the clean acrylic lenses will be replaced. The fixtures will then be reinstalled to the wall in a similar manner as they were originally. Board Formed Concrete - was used extensively and is a prominent exterior feature. The concrete appears to have had multiple layers of paint and each surface is in various stages of wear with some surfaces looking very worn with little sign of paint. The remodel/renovation plan would be to soda-blast the concrete with as mild of an abrasive as possible to remove the paint but maintain the board formed texture. Any areas of damage will be repaired using concrete that has been matched to the original color and texture. This will leave the exterior in a more natural concrete color as it was originally. Entrance Canopy - is to be constructed to replicate previous documented drawings. However, the entrance canopy was never constructed, to our knowledge, in conformity with any of the drawings. The new canopy will be of steel construction and black iron powder-coated. Entrance Doors - will emulate the documented doors. In accordance to the original designed doors, the iron grille doors are to be wrought iron, pickled, hammered, and highlighted to a natural Swedish Iron finish. ARMORY HOTEL PROJECT 24 WEST MENDENHALL HISTORIC BUILDING ELEMENTS Windows and Doors of the Armory - will need to be replaced. The current doors are not the originals and the windows have lead and will need to be abated and removed. The remodel/renovation plan would be to replace the doors with a more period style doors and replace the windows with double casement and fixed header to resemble the historic windows with pane dimensions similar to the original. Replacement Window Details 1 3 2 5 4 7 6 1 3 4 6 7 5 2 Barrel Bowstring Trusses - are historic to the Armory. They are considerably undersized for the new structure that will be built above it. Therefore, the remodel/renovation plan would be to remove the trusses and replace them with structural steel girders and x-bracing that will maintain the scale/height of the existing gymnasium which will become the ballroom. Scale of the space will be maintained but re-engi- neered to accept the added loads of the new struc- ture. ARMORY HOTEL PROJECT 24 WEST MENDENHALL HISTORIC BUILDING ELEMENTS Chevrons and Other Art Deco Details - on the front (north) elevation and parts of the east and west elevations are historic to the exterior details of the Armory. These details will be maintained and accen- tuated by the following process. The exterior wall will be media blasted to bring back the original quality of the board formed concrete that has been lost through the application of paint over the years. The wall will be repaired in areas needed. All chevron details will be inlaid with brushed aluminum strips to accentuate those details. Orange Art Deco markings to have brushed aluminum inlay ENLARGED VIEW OF ART DECO DETAILS CROSS-SECTION OF CONCRETE WALL brushed aluminum strips that are curved to press fit into recessed patterns in concrete Concrete Silicone Art Deco Markings Detail DESIGN REVIEW BOARD STAFF REPORT ARMORY HOTEL CUP/COA/DEV FILE NO. #Z-13064 #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 1 Item: A Conditional Use Permit, Certificate of Appropriateness with Deviations Application to allow the adaptive reuse of an existing building and the construction of an eight story, 102 room hotel, and associated site improvements including on premise consumption of alcohol on property located at 24 West Mendenhall Street, zoned B-3 Central Business District, and located within the Neighborhood Conservation Overlay District Owners: The Etha Hotel, LLC PO Box 1795 Bozeman, MT 59771 Representative/ Kyle Dornberger Applicant 13 South Willson, Suite 2 Bozeman, MT 59715 Date: Design Review Board meeting on April 24, 2013, 5:30 pm in the Professional Office Building, 20 East Olive Street, Bozeman, Montana. Report By: Brian Krueger, Development Review Manager Courtney Kramer, Historic Preservation Officer Recommendation: Conditional Approval ____________________________________________________________________________________ PROJECT LOCATION The Bozeman Armory building and proposed project site is located at 24 West Mendenhall Street. The location is southeast of the Mendenhall Street and Willson Avenue light-signaled intersection. It is legally described as the east 1.25’ of Lot 16, all of Lots 17-20, Block A, Tracy’s 1st Amended Addition, City of Bozeman, Gallatin County, Montana. A City of Bozeman surface public parking lot is located to the west and an office building is located to the east. Another City surface public parking lot is located across Mendenhall Street. The building is located out of the downtown core as defined in the Unified Development Code, an area where it is the intent of this district to encourage high volume, pedestrian- oriented uses in ground floor space in the "core area" of the city's central business district, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street. This property is located outside of the Main Street Historic District, but is located within the Bozeman Neighborhood Conservation Overlay District. The intent and purpose of the conservation district is to stimulate the restoration and rehabilitation of structures contributing to the historic character of established residential neighborhoods and commercial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings. It is further the purpose of the conservation district designation to protect and enhance significant architectural character and historic landmarks for the education, cultural, economic benefit or enjoyment of the Bozeman citizens as articulated in Section 38.010.E. Adaptive reuse of historic structures is anticipated #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 2 within the Bozeman Neighborhood Conservation Overlay District. The Bozeman Armory is one of 50 buildings individually listed on the National Register of Historic Places for the City of Bozeman. When determining a site or building’s quality of significance, the National Register evaluates using four criteria: A. Associated with events that have made a significant contribution to the broad patterns of our history; or B. Associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Yield, or may be likely to yield, information important to prehistory or history. The Bozeman Armory embodies architectural, social, cultural, and historical significance at the national, state, and local level. The building is associated with social and historical events, including the Franklin D. Roosevelt’s New Deal agenda and the Works Progress Administration program. The building is associated with the lives of persons, including the National Guard’s 163rd Infantry Regiment and architect Fred F. Willson. And finally, the building portrays a distinct Art Deco architectural style and National Guard Armory method of construction. PROPOSAL The proposal is to allow the adaptive reuse of the existing building and the construction of an eight story, 102 room hotel, and associated site improvements including on premise consumption of alcohol on property located at 24 West Mendenhall Street, zoned B-3 Central Business District, and located within the Neighborhood Conservation Overlay District. The other uses associated with the hotel include conference/event space, spa, restaurant, and bar including on premises sales and consumption of alcohol. Parking is proposed to be provided offsite in the downtown parking garage through a long term parking agreement. Six loading zone only parking spaces are proposed along the Mendenhall Street frontage of the project. The majority of vehicular access to the site will occur at a valet station in front of the hotel #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 3 that will facilitate the movement of vehicles from the loading spaces to the parking garage. Three deviations are being requested from the Bozeman Municipal Code as follows: 1. Section 38.10.050.B.1 BMC Minimum yards required in the B-3 district – No minimum yards prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and Babcock Streets. Deviation is requested to allow a new primary entrance canopy and a secondary entrance canopy along Mendenhall Street to extend 10’6 and 6’6 feet respectively beyond the property line towards the street curb. 2. Section 38.10.060.A.3 BMC Building Height Maximum building height for the B-3 commercial district outside of the core area is 70 feet. A deviation is requested to allow the maximum height of the hotel to extend up eight stories to 110 feet. 3. Section 38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. A deviation is requested to allow the use of the historic exterior building main entrance lights that do not comply with this standard. This is a Conditional Use Permit, Certificate of Appropriateness, with Deviations application. The recommendations of both the Development Review Committee and the Design Review Board will be forwarded to the City Commission for a final decision. . The project exceeds the thresholds for administrative design review and thus the Design Review Board will be responsible for a recommendation to the City Commission on the Certificate of Appropriateness required with the formal application. ZONING DESIGNATION & LAND USES The subject property is zoned “B-3” (Central Business District). The intent of the B-3 central business district is to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. The following land uses and zoning are adjacent to the subject property: North: City surface parking Lot, Bank zoned B-3 South: Ellen Theatre, commercial buildings zoned B-3 East: Office and commercial uses zoned B-3 West: City surface parking lot, zoned B-3 ADOPTED GROWTH POLICY DESIGNATION The property is designated as “Community Core” in the Bozeman Community Plan. The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 4 over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street. Review Criteria and Staff Findings Staff has reviewed the application against the required criteria for a Conditional Use and Certificate of Appropriateness with Deviations application. Administrative Design Review Staff offers the following comments for the Design Review Board’s consideration. Section 38.16.050 “Standards for Certificates of Appropriateness” A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s (SOI) Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at the Community Development Department or at: http://www.nps.gov/hps/tps/standguide/ ). This application includes adaptive reuse of the historic Bozeman Armory. As adaptive reuse, the project incorporates aspects of preservation and restoration where historic features remain. A rehabilitation approach is used where less character-defining features and spaces must be modified to suit the new use. Reuse of the Armory as a hotel necessitates a large tower addition above the current gymnasium/ drill floor. This addition is set well back from the front façade of the Armory structure but does modify the massing and scale of the historic building in a manner inconsistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. For this reason, the developer is unable to qualify for the Tax Credits for Historic Preservation, which uses the SOI Rehabilitation standards and guidelines. The tower addition, however, enables the development of a hotel in the Armory, thus breathing new life into a long-shuttered historic structure. The remainder of the application proposes a high level of preservation and restoration work to the remaining historic features of the Bozeman Armory. The building’s exterior will be cleaned using the gentlest means possible in order to remove graffiti and restore the original board-formed concrete. The application requests to deviate from the City’s “Dark Skies” requirements, in order to restore the original exterior light fixtures. The original doors will be reconstructed according to the original drawing set and installed. Awnings indicated on the original drawing set will be mimicked in the design of the new awnings over the street front. The original windows will be removed, but replacements will match the historic in design and arrangement (see staff’s comments on windows under B 2 “proportion of doors and windows” and B 9 “materials and color scheme). The original glass blocks filling window openings in the Armory gym/ drill hall area will be removed and replaced in kind to improve energy efficiency. The flag pole centered above the main entry doors will be replaced in kind. Missing exterior features such as the seals flanking the entryway will be reconstructed and restored to the façade. The minimal Art Deco chevron styling will be inlaid with brushed aluminum in a manner that does not destroy historic features and is reversible. As a utilitarian building the Armory lacked a high degree of interior finish work. Of the original interior wall partitions, wall finishes, floor and ceiling finishes and interior character-defining layout, only the double staircase in the entry, bow-string trusses above the gym/ drill floor and stage and stage surround remain. The bow-string trusses will be removed during construction of the hotel tower above. The stage opening will be closed; however the surrounding decorative features will be restored and preserved. The double staircase will be removed to enable the installation of elevators, which reflects the SOI Standard #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 5 for Rehabilitation. Staff finds that where historic features, spaces and finishes remain, the application proposes those historic elements be preserved, restored or rehabilitated in a manner consistent with the SOI Standards for the Treatment of Historic Properties. B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following: 1. Height; This application proposes a significant vertical addition to the Bozeman Armory. The requested height of 110 feet is in excess of the 70 feet of height permitted in the B-3 zoning district outside of the Main Street Historic District, and a deviation is requested. Adaptive reuse of the Armory into a hotel necessitates creation of additional space to for hotel rooms. The tower addition is set back from the primary historic façade of the Armory, as seen from Mendenhall Street. The tower is centered above the gymnasium/ drill floor and the rear of the structure. This preserves the scale and massing of the historic Armory and clearly differentiates the historic structure from the new building. Though large in height and scale, the tower addition is designed in a manner that minimizes impact to the physical elements of the historic structure. The addition is planned in such a way that, if removed in the future, the Armory could be restored to its historic design. The proposed height will impact the Main Street Historic District. The Etha Hotel will become one of the tallest buildings in the downtown core, rivaling the Baxter Hotel and Bozeman Hotel which bookend the Main Street Historic District. The Federal Building, a block south of Main Street on Babcock Street, is of similar height. The application provides a variety of scaled perspectives evaluating the manner in which the exterior of the structure will be seen by pedestrians in the Main Street Historic District. The south elevation of the Etha Hotel will be visible to the pedestrians on Main Street, if they are standing on the south sidewalk, as well as a variety of other perspectives from intersections. Adaptive reuse of the Armory into the Etha Hotel is appropriate for downtown Bozeman. Historic buildings are best preserved when in daily use and the lodging and event space will help preserve the Main Street Historic District by increasing foot traffic (and thus commerce) to businesses in historic buildings on Main Street. The period of significance for Bozeman’s Main Street Historic District is 1870-1937. Visitor lodging facilities during this time period were primarily located either on, or adjacent to Main Street, thus creation of a hotel in the downtown core is a reflection of tourist facilities during the community’s historic era. The City of Bozeman’s Neighborhood Conservation Overlay District (NCOD) strives to protect neighborhood character through the COA process. The criterion for height requires evaluating the proposal in the context of the NCOD, the heart of which is the B-3 commercial core. It is appropriate to locate the tallest structures in a community in the commercial core. The Secretary of the Interior’s (SOI) Standard for Rehabilitation number nine states: “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 6 differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.” As a rooftop addition, the proposed hotel room tower does destroy the historic feature of a barrel vaulted roof over the gymnasium space. This barrel roof shape, however, is replicated at the top of the tower addition. The principal facades of the Armory; the north façade, the west and east facades are minimally impacted by the addition. The rear façade, to the south, is substantially altered as the planned addition builds out on top of the rear glass block windows which are the only articulation of the south façade. As a secondary, alley-side façade, the south side of the building is where additions should be located. The addition does retain the exterior shape of the barrel vault roof in its original location, especially on the east façade. The tower addition will impact the spatial relationship of the property. The tower is set back between 24 and 36 feet from the front façade, which reinforces the historic massing of the Armory along West Mendenhall Street. The tower addition is in scale with the historic Armory; the building will still be wider (128’) than it is tall (110’). SOI Standard for Rehabilitation number ten states: “New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.” The tower addition will be constructed in such a manner that if it were to be removed in the future, the essential form and integrity of the historic Armory would be intact. The structural supports for the Armory will be independent of the Armory itself; going through the gymnasium space on their own support columns. The majority of the tower addition will only “touch” the historic fabric on the roof, thus enabling restoration of the Armory to its current state if so desired in the future. 2. Proportions of doors and windows; The application proposes modifications to about half of the existing window and door openings of the Armory. One window on the west elevation will be covered by new construction with the tower addition. The historic aluminum windows in the Armory will be replaced with energy efficient units for adaptive reuse of the building into the Etha Hotel. The new units will match the historic units in profile, design, division and general operation. The historic window units are recessed from the building face, offering dimensional relief from the building’s façade. Installation of the new units on the same plane as the building’s face would be inappropriate. The window proportions proposed with the Etha Hotel tower are generally in scale with the solid to void ratio found in the historic Armory. The application does not detail how the window units will relate to the building’s face. Staff has included a recommended condition of approval to evaluate the proposed installation of new window units. 3. Relationship of building masses and spaces; The Etha Hotel tower addition proposed with this application will change the overall massing of the historic Armory building. The application proposes modification of the building spaces. The front façade along Mendenhall Street will be modified by the application of exterior awnings to shelter arriving and departing guests. Use of the western entrance as access to a bar will modify the use of that entryway. A new entryway from the sidewalk to a bar and pub in the basement (former band room) is proposed at the western end of the #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 7 front façade. The intensification of use and addition of building entrances on the front façade will modify the way the public uses the spaces. All building entrances, however, will still come from Mendenhall Street. The historic division of interior spaces of the Amory has been heavily modified. Interior corridors and hallways were removed in order to mitigate hazardous materials. The application proposes removal of the interior double staircase which flanks the entry hallway into the gym/ drill floor. The stairs will be replaced with elevators servicing the second floor and Etha Hotel tower. Generally, spaces that were more “public” in the Armory (meeting rooms along the north side of the building) will remain public as they are repurposed into bars, lounges, lobbies and restrooms. The utilitarian spaces of the Armory along the west and south of the building will be repurposed into “back of house” spaces such as kitchens, storage, laundry, etc. The gym/ drill floor is the primary public space of the historic Armory. It will be repurposed into a ballroom. A second floor mezzanine will be added to the eastern third of the gym/ drill floor, under which restrooms and a connection staircase will be located. The mezzanine area will be open to the exterior wall, thus retaining some sense of the volume of space of the former gym/ drill floor. In addition to the mezzanine, a second floor will be added above the garage bays on the south façade of the building. This additional massing will be used as meeting rooms, and will also be open to the gym/ drill floor/ ballroom below. The entire second floor will be public lounge spaces. The application proposes to use the roof of the historic Armory along Mendenhall Street as an exterior terrace. The terrace elements will be set back from the edge of the building. This is a modification to the way the original spaces and massing was used. The Etha Hotel tower will be constructed above the gym/ drill floor/ ballroom and the southern portion of the Armory. This space will be entirely for use by hotel guests and associated uses. 4. Roof shape; The Bozeman Armory was designed with two primary roof shapes. A flat roof covered the meeting room and utility spaces while a barrel vault covered the gym/ drill floor. This shape will be maintained, though decks spaces are proposed above the flat roof. The existing barrel vault roof will be removed to enable construction of the Etha Hotel tower. The barrel vault shape will be replicated as the central covering of the Hotel tower. This shape will primarily be visible from viewpoints along Mendenhall Street. It will not be visible from the pedestrian perspective of the Main Street Historic District. Where not under the barrel vault roof, the remainder of the redevelopment project uses a flat roof to cover the building. This flat roof form is consistent with the commercial buildings of the commercial core area and with the Art Deco architectural style. 5. Scale; Please see previous comments under “height” and “building masses and spaces.” 6. Directional expression; West Mendenhall Street in this vicinity is primarily composed of one and two-story commercial structures. The Main Street Historic District includes a wide variety of building heights, from one to seven stories (Baxter Hotel); the majority of structures are one or two stories. The directional expression of the Bozeman Armory will not change during adaptive reuse into the Etha #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 8 Hotel. The primary entrances of the building currently address West Mendenhall Street and will continue to do so with the hotel use. Doors which currently exist on the east façade will be used more intensively (for ADA purposes), but the majority of pedestrians will still enter the building from Mendenhall Street. 7. Architectural details; The application strives to identify and rehabilitate the historic architectural details of the Armory. SOI Standard for Rehabilitation number six states: “Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.” Historic Light Sconces: The historic entry light fixtures have been removed from the building to facilitate their restoration. The application plans to restore them and replace them in their original location on either side of the entry door. This satisfies SOI’s Standard for Rehabilitation number five: “Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.” Historic Chevrons and Other Art Deco Details: The proposal strives to properly treat the Art Deco detailing of the historic Armory. These features are not being covered or otherwise hidden from public view and are instead an inspiration for the proposed tower addition. The application does propose to inlay the chevrons with contrasting metallic strips to accentuate the chevron detailing. Board-Formed Concrete: The texture of the exterior façade, left by the boards which formed the mold for the concrete, will be preserved. The application calls for media-blasting the exterior of the building in an effort to clean 75 years of dirt, grime, graffiti and paint from the exterior. The concrete will be repaired as necessary before the entire building is finished in a sealant to provide weather treatment and conditioning. SOI Standard for Rehabilitation number seven states: “Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.” Steel Windows: The project proposes to remove the distinctive steel windows from the Armory and replace them with new, more energy efficient models in the same configuration of two casement windows topped with a transom. With a few exceptions, the size and location of the window openings will remain unchanged. The replacement windows will match the historic in arrangement (two casement under a fixed transom) and number of divided lites. The original steel windows in the Bozeman Armory are currently painted white. It’s unclear if the steel windows were originally painted or the specific color of the paint. At present, the use of white paint enables the steel window framing to blend into the grey concrete of the Armory’s façade, giving a generally monotone design. Changing the color of the window framing to black is a modification to this character-defining feature. Staff has included a recommended condition of approval to modify the window frame color on the ground floor to white or a steel color in order to retain the historic design. The application does not provide information on the placement of the window in the window opening. The current windows are set into the wall plane perhaps as much as six or eight inches, which is a character defining feature that should be retained. Staff has included a recommended condition of approval to provide a profile of the historic windows in a wall section and the proposed replacement windows in a wall section for approval with final plan. #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 9 The application materials also do not clarify the color of the window glazing. Darkly glazed windows could substantially alter the character of the Armory building and should be avoided. Staff has included a recommended condition of approval to provide samples of proposed window glazing for approval with final plan. Glass Block in Window Openings: The application proposes removal of the glass blocks which fill the window openings in the gymnasium space in order to improve energy efficiency and address issues of deterioration. The application proposes replacement of all existing glass block with new glass block windows, which include a parallel flue pattern that is very similar to the existing glass blocks. A number of these windows will be modified in size or preserved through encapsulation as part of the Etha Hotel addition. Doors: The original doors have been removed in all entryways of the building. The application plans to reconstruct the documented doors in design, craftsmanship, materials and finish. Bronze Circles and Plaque Inlays: The elements have been removed from the Armory, and will be restored from the original Willson drawing set and historic photographs. Flagpole: The application provides information indicating the existing flagpole to be non-historic. The application proposes to cap the existing, deteriorated flagpole base and install a new period style flagpole. Awnings: The awnings proposed with this application were included in Fred Willson’s original drawing set, though it is unclear if they were ever constructed. The proposed awnings require a deviation from Bozeman Municipal Code. 8. Concealment of non-period appurtenances; and The application proposes to screen mechanical equipment where visible along the west and east elevations. 9. Material and color schemes. Please see “Architectural Features” for discussion of materials and color schemes for remaining historic features. The application proposes the following materials: Limestone plaster panels are proposed for the primary shell of the structure. This material is presumably selected to compliment the texture and color of the board-form concrete and the other Art Deco buildings in Bozeman. Metallic rainscreen panels will enclose the utility portions of the structure, including the elevator towers and exit stair towers and mechanical equipment. Staff is concerned with the extent of potential glare this material may create. Stainless steel is proposed as an accent material for the under the windows in the Etha Hotel tower. Brushed aluminum is proposed as a parapet cap for both the historic Armory structure and the Etha Hotel tower. The parapet cap will preserve deteriorating concrete and was approved by the Montana State Historic Preservation Office as a preservation method for Willson School in Bozeman in 2010. Windows please see comments under “Relationship of windows and doors.” C. Contemporary, non-period and innovative design of new structures and additions to existing structures shall be encouraged when such new construction or additions do not destroy significant #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 10 historical, cultural or architectural structures, or their components, and when such design is compatible with the foregoing elements of the structure and the surrounding structures. Adaptive reuse of the Bozeman Armory into the Etha Hotel requires construction of a significant addition above the former gymnasium/ drill floor. The Etha Hotel tower has been planned in a manner which minimizes destruction to the historically significant Bozeman Armory. The historic barrel-vault roof and bow string trusses which form it and are an interior feature will be destroyed. Non-primary façade glass block window openings will be encapsulated where possible, or modified in a manner which would enable full restoration if ever desired. The remaining character of the structure is preserved, restored and enhanced by the new life that the Etha Hotel will breathe into the building. The proposed Etha Hotel tower addition to the Bozeman Armory is compatible with the foregoing elements of the Bozeman Armory structure. The design mimics the solid-to-void ratio (window to wall) of the Armory building, as well as the rhythm of windows framed by vertical pilaster elements. The strong horizontal emphasis of the Bozeman Armory is retained by setting the addition back 35 feet from the Armory façade. The application provides street-level perspectives which show the Bozeman Armory/ Etha Hotel from viewpoints in the downtown area. The Etha Hotel tower will modify the skyline of the downtown area, but is generally compatible with the Main Street Historic District. D. When applying the standards of subsections A-C, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, non-period, or innovative design of new structures, or addition to existing structure, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District to determine whether the proposal is compatible with any existing or surrounding structures. The Introduction, a portion of Chapter 1, Chapter 5, and the Appendix of the Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District all apply to this project, as the work proposed is “new construction in the Neighborhood Conservation Overlay District, but outside of the Historic District.” E. Conformance with other applicable development standards of this title. Read below for the applicable criteria for deviation requests. The conditional use permit criteria will be analyzed in the City Commission staff report. Criteria Section 38.16.070 Deviation from Overlay or Underlying Zoning Requirements Section 38.17.070 specifies the required criteria for granting deviations from the underlying zoning requirements. In the discussion below, Staff evaluated the project proposal in light of these criteria. A. Modifications shall be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter; Deviation 1. Front yard encroachment for entry canopies. Historic documentation from the Armory’s architect Fred Willson demonstrates that flat entrance canopies were designed for the Armory building. There is no evidence that the design was ever constructed. The new covered entrances are proposed as #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 11 an amenity to facilitate the operation of the Armory building’s new use as a hotel. The canopies will not create a false sense of historical development and will not alter the distinctive features, finishes, and constructions techniques that characterize the property. Although the physical site will be altered with canopies extending to the street curb line, staff finds that the defining characteristics of the site and environment will not change substantially. The canopies, if removed in the future, would not alter the essential form and integrity of the historic property. Deviation 2. Building height. The applicant proposes an eight story building approximately 110 feet in height, or 40 feet higher than allowed by the base zoning. The proposal is to add six stories on top of the existing Armory building that primarily include hotel rooms. The first two floors of the Armory will include the primary public spaces within the building. The addition to the building is setback from the front façade of the Armory building approximately 36 feet to the addition’s primary façade and 24 feet to the elevator enclosure. The addition allows the Armory to be adaptively reused as a hotel without significant change to the defining characteristics of the historic building. The addition is proposed in a manner that if removed in the future, the essential form and integrity of the property and its environment would be protected. The additional does not significantly destroy historic materials that characterize the property. The new addition will be differentiated from the old and is generally compatible with the massing, size, scale, and architectural features of the property and its environment. The application proposed to retain the special relationships within the existing Amory which give the building its character such as the former drill room and gymnasium which will be transformed into a large ballroom and flexible event and meeting space. Maintaining the existing first and second floor public spaces necessitates placing the supporting hotel rooms above the Armory. The site does not have adjacent area to develop horizontally and vertical construction is typical downtown. The Armory site is located in the downtown core and represents a location within the city that has historically seen the most intense, tall, and significant developments. Lodging and hotels have been present in downtown since the City’s inception. The Baxter Hotel and the Bozeman Hotel buildings, which bookend the City’s Main Street downtown were some of the more significant buildings constructed in their time. Large hotels are a historically appropriate use in the downtown. Deviation 3. Historic lighting. The proposed nonconforming exterior lights proposed on the front of the building add historical significance to the Armory building as they are original. The original fixtures are typical to the Arc Deco style. The propose use of these fixtures with a low intensity Edison style bulb are more historically appropriate for the building. B. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and Deviation 1. Front yard encroachment for entry canopies. The proposed entrance canopies encroach into the City’s right of way for Mendenhall Street and will require an encroachment permit from the Public Works Department. The canopies extend over the sidewalk and do not block access to adjacent properties. Sightlines to adjacent properties and signage will not be affected by the installation of the canopies. The canopies will have minimal adverse effect on abutting properties or uses. Deviation 2. Building height. There are many tall buildings within the downtown core. These existing buildings are not considered to have adverse impacts on adjacent properties or adjacent permitted uses. The proposed building will be similar in height to other buildings downtown and is not anticipated to have impacts that would exceed those of the other prominent buildings downtown. The application #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 12 includes a shadow analysis that details the shadow footprint of the building throughout the year and demonstrates additional shadowing downtown, but nothing that would have adverse effects on abutting properties. Mendenhall Street is lower than Main Street in the site location and as such mitigates the height impacts of the building on the adjacent Main Street Historic District. The use of the Armory as a hotel is not anticipated to have adverse effects on abutting uses. The additional height of the building to accommodate hotel rooms is only anticipated to increase the numbers of people downtown available to support the adjacent uses which are largely composed of retail, restaurant, and service uses. Deviation 3. Historic lighting. The proposed light output of the historic light fixtures is proposed to be minimal. The use of Edison style bulb will eliminate the potential for glare. The lights are anticipated to be accent and character defining only. C. Modifications shall assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article. All proposed deviations are related to the physical construction of the adaptive reuse of the Armory as a hotel. A building permit is required for all aspects of demolition and construction of this project. The building permit will be reviewed against the current building codes adopted by the City for conformance in order to protect the public health, safety, and general welfare. An encroachment permit will be required for the entrance canopies to extend into the right of way for Mendenhall. This permit process also reviews the proposed encroachment for public health and safety issues prior to approval. Staff does not propose any additional conditions on the project to mitigate public health, safety, and general welfare other than those related to the above identified concerns regarding building materials and windows that are related to nuisance glare and the historic preservation guidelines. RECOMMENDED CONDITIONS OF APPROVAL 1. A color palette for the building that includes actual material samples and color chips shall be submitted for review and approval by the Planning Office as part of Final Plan approval in order to verify compliance with the Preliminary Site Plan submittal, the Neighborhood Conservation Overlay guidelines, and that no shiny materials are being proposed that may impact adjacent residential properties or public streets. The materials/color palette shall be presented on a board no larger than 24” x 36” and contain all the primary materials to be utilized on the building including window/storefront frames and doors (incl. garage) and in any proposed fencing or screening. All final building elevations and details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval. 2. The framing color of the proposed replacement windows on the Bozeman Armory shall be modified to reflect the historic design with final plan application. 3. The final plan application shall include samples of window glazing proposed for the historic Bozeman Armory window replacements (both casement and glass block) as well as the Etha Hotel tower windows. 4. The final plan application shall include a profile of the historic windows in a wall section and the proposed replacement windows in a wall section for approval. #Z-13064 Armory Hotel CUP/COA/DEV Staff Report 13 CONCLUSION/RECOMMENDATION Staff suggests a recommendation of conditional approval of the requested CUP/COA/DEV application #Z-13064 from the Design Review Board to the City Commission. The applicant must comply will all applicable conditions of approval as recommended by the Design Review Board and Development Review Committee. The applicant must comply with all other provisions of the Bozeman Unified Development Ordinance, which are applicable to this project prior to receiving Final Plan or Building Permit approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. NOTE: The recommendations of the Design Review Board and Development Review Committee will be forwarded to the City Commission who will make the final decision regarding this project. Encl: Applicant’s submittal materials Sent To: Owners: The Etha Hotel, LLC, PO Box 1795, Bozeman, MT 59771 Representative: Kyle Dornberger 13 South Willson, Suite 2, Bozeman, MT ^^'^^^^l,;:,^^^.^v»\ k^s.^-^i^K^'n^'^ . ' •• .'^^s^^*^^-'^-^ —-' '^ ;w ^^"u^it-^.-*^- ^.,a.,^ywii, j^. ^'»,.i,,,,.)^ ^%^'Jr:a^(^IE[S^l^l^I 'T^r'^''-^.- '.. ••'--^^;"T.:'y':^T^'^:-,<^^:^' ''1^?'% ?1^"' '•-^'"'W^'f^' •.»-i^1 •*" ^ i^li^^.»^Aur'^*i|ip'lw^di<^inAi^i!ill^^l|^ irnAj—i.^;"^...:*,^ ^'y . .^': ^•". •' -'''.':-'' *^' *•'...;'::.' •A:'-" " ^^'•.<^-i;"^"^" .'.^ ^?I- ".,. ^-?'... :'^-^f:^:. .".- '.^.^:' -.•:"•?" ^ —:'"T-l.'-.k:*^''^fe;iA'S-'.?'^:.,'1. .'W. ' "11 '•' t;. 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StOPE/12"^-^pDSLOPE t- ^6>-/§LOf'1Cf-^^^^<SlOPEtl SLOPESLOPE:^-^-_W/1^-^~^J»W^'&<-/j^~ •s-i48wwn^'^^wwmil}^^VS/&•yJT^^.1,@ @•s-1D11.'/11^\\SINGLEraaTISINGLEr5T2-iJ®['^SINGL31 N(\{ I flrs^-iIGLE^@^1 i M^n,r802/i-IttfnDlts.\! <=(Q &m^^^ P^oslprr,^-U l—l-AUjy_^ ^ ^LIBfJIARY/—J COIvlMONS|)<XXXt-.^lD1^=^1H1803'>c0L.'TT:•^7MECH.|xx)e<|fsMECH.xxxxcaK®^A323Ac&6.e^^jixjl10n^^ELECT.jxxxx)l^s^^c-HDl7SE--'--r-KEEPINGxxxx^BaSTASTAIR;[QpOB|IIGREASE DUCT RISERS, SEEMECH.DN3-v41@nB7'-E^'^mf;r-1\.SINGLErsonSINGLE i| [||| |SINGLEr55T[^ !f| SINGLESINGLEf~5Sa~]SINGLE\~5Se~\^--~EXTii:110H/'\^ MECH^NIQAL[^ElEJrsoT]t^~\\ I XW-1^y^®s^-IrD! |t||<DD!DII—Iur^^JJr^r-u1_7^-1^^^-1-^SLOPBt- ^!$D -» SLOPE; 11 I SLOPE: v -'A6D ^ StdpE: ll I SLOPE <. ^l'fiB-/-SLOP:VW lll_1^'»<l'3s~_?WiS"_Ul 1'8'n.Z ^ '^K-YW^:- - - -^^^-^i-=esasf-^^^ ^—^- -^E;3i~-s!;Sc-»S[OPE:lll SU)fiE;<i-^fa)-y StOPE: 111 sSpE-i--s!^0-j» iittfE;i^-^^^J^^^^g^^^fg^^ ^ y^•\~c•COOI.INGTOWgi.,5..iy SEEUECH.[ 'iB'-iy15'-;-t5'-10"15'-W15'-1(T1Wf<1c^<\A4'A5.1A3.3A3.1LEVEL 8 FLOOR PLAN11;16"=1'4"&•^7A3.22U5.1'V31A5.1/",^/<<^<^y^0^Lucn1=)G^^0u za —0<s^-" — ec^ 3: 1U> U I-UJ 0; TOa «13 SOUTH WILLSON.STE2BOZEMAN, MOt'JTANA 59715TEL 406.213.n712COPYRIGHT 8 2B13IllIllItiaaa-?££^Ig1" ISSSSI Sli<!CDI?2§JlIIIIliDESCRIPTIONDATESCHEDULE #106j[)6.f3,-'S:': 11 - 26 - 2012PROJECT DATEPLANA1.5 <^^r^^74A3.3 (. 2M.1T.0. PARAPETTAUPE UMESTONEPLASTSi(TYF.I- CHAMPAGNE ME'i'ALUC METALRA1HSCREEN |TVf.)ELEV.207'-6-I I1BRUSHED ALUMINUM FASCIATRELLIS/T.0. STEEL BEAN$BELEV.196'-2-IDa.^^CHAMPAGNE METALLIC METAL RAWSCREEN(TTP.)I?aTAUPE LIMESTONE PIASTER(TYP.)T.0.8TH FLOOR*ELEV.iaS'-fl-•: I:TAUPE LIMESTONE PLASTER(TVP.IEPERFORATED BRUSHEDSTAINLESS STEEL PAtCL(nT.)TRELLIS (TVP.],T.0.:i?FLOOR— II-73'-6"TCOLUMNT.0.6TH FLOOR$ELEV. <ez-<r•sT.0.5TH FLOOR*ELEV. 150'-6"^I?T.0.4TH FLOOR^^LEV. 139'-0'- BRUSHED SLUMINUU WALL CAP(TTP.)- BRUSHED ALUMINUM GUARDRAILS(Tfp.)- BRUSHED W.UNMUNPARAPET CAP (TIT.)—^CHAMPA'GNE METALLIC'1NRIDIN EXISTING CHEVRON (TYP.IT.0.3RD FLOOR<tELEV. t27'-G-tm~1rapwFt*-i• SODA BLASTED-EiaSBWUtMBWORN CONCRETE (IYP4-3BRUSHED ALUMINUM GUARDRAILS(TYP.)^1gT.0.2ND FLOOR (BPARAPET CAP (TYpy ELEV. 111'-21'BRUSHED ALUMINUM4>asT.0. CONC. 2ND FLOOR (E)ELEV. 1/ T.O.CONC.ROOF^.-'Bsliui.-_^"ri-11-2"•siELEV.111'"0ns?%STEEL BLACK POWDERCOATED CANOPY fTYP.)3-1-mFuO.CONC. 1ST FLOOR IE]ELEV.iDlJ'-lTJ,0. GRADE (E)T.0. CONC. 1ST FLOOR*IELEV.IOOWMmsmgui^fe$te!"=uIllELEV. 3A^3Ill;Ill^"±^1^_S|-£/'^T^_^-5'irEr^_tirL;-^r-rNTSUBIElA _ _ _ELEV.87'-fV — - - —T.0. CONC. BASEMENT SLAB (E)T.0. CONC. BASEMENT SUB (E)*<c"ELEV. ST'-O"^r-rT^Dit>s6s .^YA3.1A3.3PX^^^x^0NORTH ELEVATION^11/16" =1-0"'S-/^0Lucn1^1s!13SOUTHWILLSON.STE280ZEMAN, MONTANA 5S715TEL ^06.213.0712COPWICHT 8 2013IllI!S)It!^'sill ® §a^ $ Sig gI$(U^xco£1§gl!lIlla-DESCRIPTIONDATESCHEDULEDoe.oe/i3PROJECT DATE; - 11 - 26- 2012IELEVATIONA2.1 n00.T.0. PARAPETB^^cAA3^^LEV. 207^T.0. ROOF<•ELEV.202'-8"^T.0. STEEL BEAM^LEV. 198-2"I .. . .CHAWPAG^E METALLIC METAL RMNSCREEN(TVP.)a?TAUPE LIMESTONE PIASTER("p.)T.0.8TH FLOOR^LEV.1S5'-0"TAUPE LIMESTONE PIASTER(FIT,)??PERFORATED BRUSHEDSTAINLESS STEEL PANEL (n'P.)T.0.7TH FLOOR^_^-i——.-I-t -LEV.173'-6-]T.0.8TH FLOOR^ELEV. 182.0-sT.0.5TH FLOOR*ELEV.150'-6"sT.0.4TN FLOOR<tELEv.iag'-o"BRUSHED ALUUINUM GUARDRAILS(TYP.)•sBRUSHED ALUMINUM WALL CAP(TVP.)- BRUSHED N.UNINUUPARAPET C/P (TYP.3'— CHAMPAGTffi METALLIC tNLAETRELLIS (TYP.)J,P,3fiO FLOOR'ELEV.)27i«i--yjuu=^T.0.3RD FLOOR / EKJ. TERRACEELEV.127'-6"T.0. CONC. ROOF !EIte.'wf'SODA BLASTEDiOARD-FORM CONCRETE {TYP,I • •!• •ELEV. 122'<-LATMAJimIiTA'ri iuBRUSHED ALUNIKUMPARAPET CAP (TYP.)^f6'-t"i'-o-'^ik.-.,-,,!.T.0. CONC. ROOF (E) 12ND FLOPfl*T.0. CONC. 2fC FL^^K^n^EBT -EIEV.112-0"CHAMPAGNE MET.ALLICMETAL SCREEN WALLELEV.111'-2"•S]IT.0. CONC. 1ST FLOOR |E|^w.^\LEV. 100-0'wwT.0. CONC. 1ST FLOOR IE)loowV - ~B.iv.m-a-•ELEV.ST'-fi'^wys^sr-3T.0. GRADE (E^~-^nnnff.ioeiASS BLOCKS(TYP.)^1I ,/ II£1T.0. CONC. BASEMENT SLAB (E)<d^TrELEV, 9T-V/A3^'V:\^^-.-^^<bEAST ELEVATIONC-S1^T/i6"=r,o-'S^</)UJ£ni^yz£^10£slUJ=>Za_0;o<13SOUTHWILLSON,STE2BOZEM/IN, MONTANA 5S715TEL 406.219.0712COPYRIGHT 9 2013II!1^^':13'2I,§fcCD3 Iui 's @!ll!JL:IIsl!l.11§.ssDESCRIPTIONDATESCHEOIU ff106.06.13PROJECT DATE11 - 26 - 2012ELEVATIONA2.2 n0u2 )..c<A3.3_ J-5.T—TflA3.)^II//\J_IwwII~=7/-^i_LslII-.-.-^.0. STti FLOOR.1^--*ELEV. t62'-0-T.0.5TH FLOORELEV. 15Q'-6"isT.0. <TH FLOOR^w^---ELEt.3RD FLOOR.77<P- - -IBT.O.CONC.ROOFfE)F&E7na'-s-'u.s/T.0. CQT!C,_ROOF (E) f 2ND FLOORELEV. 1 •71^^x^>ELEV.112'0-^^^^.r~-±^CHANPWNE UETAUC METAL SCREEN WALLI1II I^T.0. CONC. STAGE IE]'ELEV. 103'-7-,T.0. CONC. 1ST FLOOR |E]T.0. CONC. 1ST FLOOR (E)^/^^LEV, 100'-0'Ls_iU1_LLJUJ*T.O.CONC.FTG.fE]T.O.CONC.FT&IE)^tl^-r—i---]ELEV. W-VELEV. 9ff0S<1^<<'-A3.3A3.)xs^X^;<<$SOUTH ELEVATION^1^1/16"Jssl_T.O. ROOFEia7w-rT.0. STEEL BEAM.^--ELEV.196'-2"• WRAPPED STEEL STRUCTURE. CHAMPAGNE METALLIC METAL RAINSCREEN(TW.). TAUPE UNESTONE PIASTER<TW') T.0.8TH FLOOR,ELEv.ies'.a-1•TAUPE LIMESTONE PIASTER(nT.)-PERFORATED BRUSHEDSTAINLESS STEEL PANEL fW.IT.0.7TH FLOORELEV. 173'-6-'<(»-^--LLIF^)1^1^101_ UJ zill£^?^UJ 3: LU> U I-^i a: a>0«)3SOUTHWILLSON,STE2BOZENAN,MONTW,5S71STEL <06.2)9.0712COPYRIGHT ® 2013Illllj5-!13s3 IEd 's §S Nll^;liiilII03ipItgIIII£SDESCRIPTIONDATESCHEDULE #108.06.13PROJECT DATE11 - 26 - 2012ELEVATIONA2.3 <00T.0.3RD FLOOR fEXT. TERRACE.'ELEV:127'-6-T.0. COHC. ROOF (E))T-ac°;'ELEV. 1;122'4"J.0.2ND FLOOR (E)'ELEV^ili^slf'-2"T.0. CONC. ROOF IE1'ELEV.-fll'-O"s3Fs'i%s^-u9J.O.CONC.ISTFLOORIEI I ""'irj'ELEV.IOO'-O"KW^,T.0. GRADE IE)'ELEV. M-WJlSl.M'.O.COHC, BASEMENT SLAB (E);V, S7'-0't>AcA3^J._BuauuQi-I•?rI^'»>SSS!£l1•a-s™2--0-\nF''I.-s°>s^i!y^^l5'-n-snmnnifmTfn?L1Lrr----------T^:^11JJ11±^^A3.2T.0. PARAPET.E1.EV.207'-5"'T.0. ROOF,ELEV.202'-8"'T.0. STEEL BEAM.^-ELEV.196'-2"'• WRAPPEO STEEL STRUCTURE- CHAMPAGNE METKLLIC METAL RAINSCREEN(TVP.)TAUPE LIMESTONE PLASTER(TYP') T.0.8TH FLOOR.ELEV. Wsir•TAUPE LIMESTONE PLASTERITYP.)•PERFORATED BRUSHEDSTAIM.ESS STEEL PANEL (TYP.)T.0.7TN FLOORELEV. 173--6"'T.0.6TH FLOORFLOOR.'. 17W"ELEV. 162'-OIT.0.5TH FLOOR^--ELEV. w-a-^--T.0.4THH-OORELEV.139'^"^--T.0.3RD FLOOR.ELEV. 127'-6"'— CHAMPAGNE METALUC METAL SCREEN WALLBRUSHED ALUMINUM WALL CAPITYP.IT.0. CONC. ROOF (E) /2ND FLOOR,El£V. tU'-O-1^T.0. CONC. 1ST FLOOR (ElELEV.IOO'-O"^1.U. AVERAGE GRADEwT.O.CO&EFUf%"^ELEV.Sff-O''1WEST ELEVATION'>-.<^i^^LUysl^10illillUU I uj> U I-UJ D: MQ <<:2f3SOUTH»flLLSON,STE280ZEMAN, MONTANA 59715TEL 406.219.0712COPYRIGHT 8 2013ISS;15Jjjyill!Isa« iuss^sIIIII3''scu-c5Sii£Sc-DESCRIPTIONDATESCHEDULE <t106.06.13irt6-=r«o"s^>'.yPROJECT DATE11 - 26"-2012ELEVATIONA2.4