HomeMy WebLinkAboutEl Mercadito Board Packet 202009031
Staff Report
To: Midtown Urban Renewal Board
From: Dani Hess, Economic Development Department
David Fine, Urban Renewal Program Manager
Meeting Date: September 3, 2020
Subject: El Mercadito Midtown TIF Assistance Application
TIF Assistance Program Overview
The Bozeman City Commission created the Midtown TIF Assistance Program in 2017 to
support redevelopment activity and advance the goals of the 2015 Midtown Urban Renewal
Plan. The City Commission amended the Program in January 2020. The Midtown TIF Assistance
Program supports projects that contribute to the following five goals of the Midtown Urban
Renewal Plan: Promote economic development; Improve multimodal transportation; Improve,
maintain, and support innovation in infrastructure; Promote unified, human scale urban design;
and Support compatible urban density mixed land uses. These goals, as required by statute,
focus on mitigating blighting conditions in the urban renewal area. Each of these five goals is
further refined with particular criteria for a total of sixteen categories that can receive points.
Point awards demonstrate specific compliance with the criteria, but are not the only factors the
board may consider in recommending an incentive award. For example, the board may also
consider new taxable value created by the project, whether the project would be feasible
without a public incentive, and the project’s provision of amenities and services that contribute
to walkability and quality of life in the district and surrounding neighborhoods.
Staff Recommendation
The Midtown Action Plan, unanimously adopted by the Bozeman City Commission in
2017, recognizes the remodeling of existing structures or infill of underutilized lots as a priorities
of the plan (pp 4). Renovation, redevelopment and ultimately renewal of the Midtown District
may occur throughout several stages and at a variety of scales to fulfill the five goals of the
Midtown Urban Renewal Plan:
2
Redevelopment of existing buildings is always the first form of investment in an area
such as Midtown because it has the most minimal risk to generate an ROI. Once these
development pioneers begin to create energy and increased awareness of opportunity,
additional investment will occur. (Midtown Action Plan, 2017)
Although significant redevelopment is currently underway in the central part of the
Midtown corridor, the southern terminus of the district has not seen significant investment.
Conditions of blight are apparent on W. Mendenhall Street and include vacant or underutilized
buildings, empty lots, and infrastructure deficiencies that serve as barriers to redevelopment.
Through adaptive reuse of an existing vacant structure at 511 W. Mendenhall St., the
applicant proposes renovations to the interior of the building, to the exterior façade, the
addition of landscaping, outdoor seating, and electrical utility upgrades. The building will house
a Hispanic food market and fast-casual dining space and second location for El Mercadito LLC.,
whose business in Four Corners has grown and is expected to continue to thrive in a more
urban, pedestrian-oriented location.
The Midtown TIF Assistance Program allows the payment of eligible costs of
development to incentivize redevelopment that meets the goals of the Midtown Urban Renewal
Plan. Staff finds that the proposed costs to cover the cost of necessary infrastructure upgrades
are eligible for TIF assistance. Staff scored the application based on the program criteria. Based
on our review and the application materials presented, the project received 20 of 52 available
points. The application scored points toward four of the five goals of the Midtown Urban
Renewal Plan. The project also provides public benefit through infrastructure improvements and
provides experienced-based retail that serves surrounding residents and contributes to
walkability and activation of an area in the district with persisting lot vacancies and
underutilization. Additionally, this project facilitates the expansion of an existing small business,
employer, and community hub for a growing Latino population in Gallatin County, fulfilling the
first goal of the Midtown Urban Renewal Plan: Economic development. But for assistance to
cover the necessary infrastructure upgrades, the applicant is unlikely to expand from their
service in Four Corners to open an additional location in the Midtown district. As referred to in
the Midtown Action Plan, this project embodies “growth trends that are pulling residents and
employees back toward urban centers” (pp 12).
This project exhibits numerous strengths that are described as values in the Midtown
Urban Renewal Plan and Midtown Action Plan. As the current criteria are constituted,
however, Staff are unable to recommend approval of an infrastructure grant to support this
project.
3
Criteria for TIF Assistance
Goal Number 1: Promote Economic Development
1. Tax Generation: The project will increase the taxable value within the District. The increase
in taxable value due to new construction & rehabilitation is estimated by the County
Assessor’s office or State Department of Revenue to determine tax increment generation.
Submit documentation of estimated tax projections to receive points for these criteria.
The Appraisal History of the property at 511 W. Mendenhall St. has indicated stagnation in the
building and property value over the past three years with no change in value between 2019
and 2020. The building has remained vacant since November 2019. The Applicant provided no
documentation to support how their project would increase the taxable value of the structure.
[1 of 4]
2. Elimination of Blight: The project’s direct and indirect impact on the physical and fiscal
deterioration within the Tax Increment Financing District and the community. Projects that
redevelop underutilized properties will be given priority. The characteristics of an
underutilized site includes land on which development occupies only a small amount,
and/or land or buildings that are or have been vacant for some time. Submit information
showing current conditions of property.
The project eliminates blight by occupying, renovating, and activating a vacant 6,432 SF
structure and 11,760 SF lot. Renovations will provide a visually attractive and human-scale space
where there is currently very little curb appeal. Façade improvements, a mural on the exterior of
the building, outdoor dining space, landscaping, and bicycle parking will activate this site that is
directly across from a vacant lot where a large hotel was recently demolished. [4 of 4]
3. Employment Generation: Total employment generated by the project assessed in terms of
new permanent and part-time jobs, and construction jobs. Submit documentation of
estimated new jobs to receive points for this criterion.
In addition to generating temporary construction jobs, the applicant states that the market will
staff 13-16 employees. Given the applicant’s growing recognition in the community and a
growing customer base, the applicant anticipates an expansion of up to 25 employees at this
location. [2 of 3]
Goal Number 2: Improve Multi-Modal Transportation
4. Facilitates Public Health and Mobility: Project will construct or improve ADA access to and
within existing structures. Provide detailed information demonstrating that the current
4
condition inhibits public health and mobility and the proposed improvements benefit
accessibility.
Several aspects of the current site are non-compliant with ADA including the width of the front
entrance of the building, and the restroom. In order to gain site plan approval from the Planning
Division, the applicant will need to widen the existing entrance to the building and make ADA
improvements elsewhere in the building. [1 of 1]
5. Reduces Resource Demand: Project promotes the use of transit, ride sharing, or car sharing.
Provide plans, agreements or other methods to demonstrate reduction of resource demand.
The applicant plans to promote walking and biking to the market through social media
campaigns and marketing. However, the project does not enhance bus routes, reduce parking,
or provide physical infrastructure improvements to encourage multi-modal transportation. [0 of
1]
6. Promotes Active Transportation: Project promotes bicycling as an active transportation
option by constructing or improving bike lanes, providing covered bike parking, and/or
participating in a bike share program. Provide plans, agreements or other methods that
demonstrates the project goes beyond the minimum Bozeman UDC requirements for site
development.
This site was deemed legal non-conforming as a result of the applicant’s adaptive reuse of the
building from its previous use. As such, no bicycle parking is required by code. The applicant
does however include bicycle parking on the site where none exists currently. In addition, the
location contributes to walkability in this part of the district and is situated between two
Streamline transit stops. [2 of 2]
Goal Number 3: Improve, Maintain, and Support Innovation in Infrastructure
7. Infrastructure Improvements: Project promotes innovation in infrastructure and/or reduces
long term costs of maintenance. Examples include low impact development for stormwater,
incorporation of green roof design into building architecture, or car charging stations. Low
impact development (LID) incorporates designs such as bioretention facilities, rain gardens
and permeable pavers. Does the project enable better connectivity or provide critical
infrastructure for the community? Provide plans and descriptions of innovations proposed.
The application does not demonstrate how the project exhibits innovation in infrastructure. The
project does however include general infrastructure improvements including the installation of
208V 3-phase power via 1,000 ft. of additional line and power pole upgrades that will contribute
to a more complete grid for existing and future development. [2 of 2]
5
Goal Number 4: Promote Unified Human Scale Urban Design
8. Vehicular Access Points: The project reduces the number of vehicular access points to the
property and improves the pedestrian experience. Provide plans, agreements or other
methods to demonstrate reduction.
The project does not reduce the number of vehicular access points to the property. [0 of 2]
9. Street Orientation: The project enhances the North 7th Ave. entryway corridor by having
buildings oriented toward the street and designed to provide interest and activity.
The project fronts W. Mendenhall St. near the intersection with N. 7th Ave. This is a high volume
urban route connecting downtown with the Midtown District. This stretch of W. Mendenhall is
characterized by several blocks of homes converted into office spaces on the north side of the
street and large empty lots directly across from and west of the site on the south side of the
street. The project adds diversity in uses, visual interest, and general activation of the southeast
gateway to the corridor through façade improvements, landscaping, and a valuable amenity for
visitors and nearby residents. [1 of 2]
10. Pedestrian Experience: The project enhances the pedestrian experience by using a
storefront block frontage (BMC 38.510) as a component of the project. Key elements of the
frontage would include façade transparency, building articulation, street furniture and/or
landscaping. Submit plans and details that address this criterion.
The project does not change the setback of the structure from the block face. Proposed
renovations will maintain existing façade transparency, improve visual interest through façade
improvements and a mural, install landscaping around the property, and add outdoor seating
for patrons. [1 of 2]
11. Quality of the Development Exceeds Minimum Requirements: The quality of development
and overall aesthetics (architectural, site design, landscaping, etc.) are beyond that which is
minimally required by the UDC. Provide a narrative and submit documentation to
demonstrate compliance with this criterion.
The project as proposed exceeds the requirements of the UDC by incorporating landscaping,
bicycle parking, and façade renovations including a commissioned mural. [1 of 1]
Goal Number 5: Support Compatible Urban Density Mixed Land Uses
12. Increases Housing Units: The project increases housing units within the District. Submit
plans demonstrating an increase in the number of housing units.
6
The project includes no residential units. [0 of 6]
13. Mix of Uses Including Residential: The project is a mix of residential and commercial.
Commercial uses include retail, restaurant, office and services. Hotels would not be
supported unless included with a project that included residential development. Submit
plans detailing the proposed mix of uses within the project.
The project only includes commercial uses including grocery and restaurant space. The project
does not include a residential component. [0 of 6]
14. Shared Parking: The project shares parking among compatible uses. Provide details
demonstrating compliance with the UDC and as well as total number of parking spaces
reduced because of a shared arrangement.
The project does not indicate any shared parking during hours of operation although the
applicant expressed a willingness to enter into such an agreement. [0 of 2]
15. Affordable Dwelling Units: The project provides affordable dwelling units. For the purposes
of this criterion, an affordable dwelling unit is defined as a unit that requires no more than
33 percent of a household’s income for housing payments based on a designated
percentage of area median income (AMI). Eligible rental units shall be affordable at 70%
AMI and eligible for sale units shall be affordable at 90% AMI. Condominium units are
eligible as for sale units. Additional points may be awarded for projects that provide on-site
housing for the proposed workforce.
Eligible rental dwellings to be constructed in the proposed residential development shall be
provided by long-term contractual obligation to an affordable housing agency, for a period
of not less than 20 years, with a written plan assuring ongoing affordability pricing and
eligibility monitoring, and annual re-certification. The city's affordability guidelines and
subsequent revisions establish affordability and eligibility. To receive 3 points under this
criterion, 10% of all units must meet the affordability criteria. To receive 6 points under this
criterion, 20% of all units must meet the affordability criteria.
The project does not include dwelling units of any kind. [0 of 3 or 6]
Overall District Relevance
16. Relevance to the Midtown Urban Renewal Plan: Documentation of the project’s impact in
relation to the goals and objectives of the Midtown Urban Renewal Plan, particularly mixed-
use development. Urban design elements are also considered, including pedestrian
emphasis and quality of design.
7
The project eliminates blight by activating a currently vacant site in an area with several
proximate unoccupied and/or vacant spaces. An adaptive reuse project such as the one
proposed by the applicant, is a typical point from which additional market development occurs.
The project begins to bridge the gap between downtown and the Midtown corridor by providing
an amenity that contributes to a mix of uses on a stretch of W. Mendenhall that is primarily
office space. Neighborhood grocers, restaurants, and other experienced-based amenities that
incur frequent visitation from nearby residents and locals contribute to walkability and may
attract more housing investment.
[3 of 5]
17. Private / Public Investment Ratio: The investment of public funds in the project results in a
leverage ratio of at least 10:1 for multifamily, 8:1 for commercial, or 5:1 for family wage
jobs. [3 of 4]
The private/public investment ratio for the project is roughly 10:1 ($400,000 in renovation and
F&E : $40,000 in TIF assistance to cover electrical utility upgrades). In addition, the applicant
employs a diverse workforce with competitive wages for Gallatin County and will add up to 25
new jobs at this location.
Total Points (20/52)
Criteria for Approval of Urban Renewal Project, 7-15-4217 MCA
1) a workable and feasible plan exists for making available adequate housing for the
persons who may be displaced by the project;
The project does not displace any persons or housing.
2) the urban renewal plan conforms to the comprehensive plan or parts thereof for the
municipality as a whole;
The project is a commercial project located in an area designated for community
commercial mixed-use in the Bozeman Community Plan.
3) the urban renewal plan will afford maximum opportunity, consistent with the sound
needs of the municipality as a whole, for the rehabilitation or redevelopment of the
urban renewal area by private enterprise; and
The project includes a request for tax increment financing assistance that makes the
proposed redevelopment project feasible to be undertaken by private enterprise.
8
4) a sound and adequate financial program exists for the financing of said project.
The Midtown Urban Renewal District currently has adequate revenue to support the
tax increment finance assistance for this project through within the annual
appropriations process.
Midtown TIF Assistance Application Part 1 Page 1
Midtown Urban Renewal District
TAX INCREMENT FINANCING ASSISTANCE (TIF) APPLICATION
PART 1
Property Information
Property Address: 511 West Mendenhall St., Bozeman, MT 59715 (Old Spectrum Internet Building)
Property Owner: Robert T Nell (Owner, Landlord); El Mercadito, LLC (Tenant)
Legal Description: TRACYS 2ND ADD, S12, T02 S, R05 E, BLOCK E, Lot 5 - 7, CABLE TV IMPS ON RGG21826
Property Geo-Code: 06-0798-12-1-19-06-0000
County Tax ID #: 000RGG4710
Applicant Information
o Property Owner
o Tenant
o Developer
o Other
Applicant’s primary contact:
Name: Nora Jauregui, Owner
Business Name: El Mercadito
Business Phone: (406) 587-2979______________________________Cell Phone: (720) 388-0342
Email: vipnora@hotmail.com
Project Representative (if not applicant):
Name: Liz Larsen, Authorized Agent
Business Name: El Mercadito
Business Phone: (406) 587-2979_____________________________Cell Phone: (406) 579-5978
Email: liz.001.exr@gmail.com
Property Owner (if not applicant):
Name: Robert T Nell (Owner, Landlord)
Business Name:
Business Phone: (406) 570-8507_______________________________Cell Phone:
Email: bnellpianist408@yahoo.com; PO Box 4433, Bozeman, MT 59772
Midtown TIF Assistance Application Part 1 Page 2
Company Profile
Business Location
o New business establishing itself in Bozeman
o Existing business
o Expanding/remodeling at same location
o Expanding to an additional location
o Existing business relocating from (identify location):
Street Address:
City: State: Zip:
o Other:
Year Business Established: 2018
Type of Business (Describe): Hispanic Goods Market and Grocery; Butcher Shop; Fast Casual, Hispanic
Food Take-Out Service
Has a business plan been developed in relation to the proposed project?
o No (Development of a business plan may be required as part of the application process). Note:
we will be implementing many of the policies, procedures, and protocols that have proven
effective at our 4-Corners location.
o Yes (Include a copy with the application)
Project Detail
Property Status:
o Vacant land
o Building on leased land – Describe: The existing building is an old Spectrum Cable/Internet
Office that has been sitting unoccupied and maintained for some time. We planned to renovate
the space to include a modern market and grocery specializing in Hispanic goods with an option
for prepared Hispanic food takeout. We were informed during the planning and permitting
process that the utility and power infrastructure servicing the building is inadequate and
outdated for our grocery and kitchen equipment needs and must be upgraded. In order to open,
our market requires 208V 3-phase power and upgraded amperage size. We were informed by
Northwestern Energy that in order to supply these power needs, they need to install 1,000 ft. of
single phase conductor, install necessary equipment on 9 poles, and install a new pole to handle
a 3PH transformer. The cost estimate is upwards of $40,000 just for Northwestern Energy to
upgrade the infrastructure outside our building. We were planning to upgrade the interior
electrical, the cost of which will be substantial. We cannot afford an additional $40,000 in
infrastructure upgrades and without TIF Assistance, will likely be unable to expand into this
location.
o Land and building(s) – Describe:
Type of TIF Assistance Sought:
o Requesting assistance for public infrastructure costs
o Building demolition
Additional Information
El Mercadito
Midtown TIF Assistance Application
Page 1 of 2
Project Narrative:
a. Proposed use(s) of project. The existing building is an old Spectrum Cable/Internet Office that
has been sitting vacant and unmaintained for some time. We planned to renovate the space to
include a modern market and grocery specializing in Hispanic goods with an option for prepared
Hispanic food takeout.
We were informed during the planning and permitting process that the utility infrastructure
servicing the building is inadequate and outdated for our market and kitchen equipment needs
and must be upgraded. In order to open, our market requires 208V 3-phase power and
upgraded amperage size. We were informed by Northwestern Energy that in order to supply
these power needs, they need to install an additional 1,000 feet of single phase conductor line,
install necessary equipment upgrades on 9 power poles, and install a new pole to handle a 3PH
transformer (see attached email from NWE). The cost estimate is upwards of $40,000 just for
Northwestern Energy to upgrade the infrastructure outside our building. This does not include
the interior electrical upgrades that we were already planning to pay for, the cost of which is be
substantial (see attached email from Mahaffy Electric). We cannot afford an additional $40,000
in infrastructure upgrades and will likely not be able to proceed with expansion at this location
if the City of Bozeman is unable to assist with TIF Assistance.
Our plan was to open our new location in October and to initially hire 13-16 employees to run
the market. Over the course of the year, based on our experience at our 4-Corners location, this
could expand to 25 employees. Given our success at our 4-Corners location, including our
selection as Bozeman’s Best New Business by Bozeman Magazine (and runner-up for Best Kept
Local Secret), we anticipate continuing to thrive in Bozeman’s midtown.
b. Project Timeline. We hope for Northwestern Energy to begin the utility infrastructure project
immediately with a completion date in late-September 2020. If we receive TIF Assistance, we
can proceed with the renovation inside the building in parallel with Northwestern Energy’s
exterior utility infrastructure work. We would therefore anticipate opening in late-October
2020.
c. Construction Information. We will be rehabilitating and putting to use the current vacant and
dilapidated commercial building and lot at 511 West Mendenhall. See Enclosed Development
Review Application.
d. Public Benefit. In addition to beautifying and putting to use the currently vacant commercial
space on Mendenhall, if we are able to proceed with upgrading the utility infrastructure of our
market, we will also be increasing the availability of modern 208V 3-phase power to additional
current and future businesses in the area. Northwestern Energy will be adding 1,000 ft. of
Additional Information
El Mercadito
Midtown TIF Assistance Application
Page 2 of 2
additional line and upgrading existing power pole infrastructure. This also potentially stands to
benefit development and beautification of the abandoned and vacant lot – formerly occupied
by the City Center Inn – across the street from our proposed location.
No doubt our business’ addition to this location will help the local community in all of the
following ways:
• beautify the area;
• adds jobs to the local economy;
• occupy a long-vacant commercial structure;
• increase the tax base;
• promote more business in the area;
• upgrade the utility infrastructure for current and future businesses in the area;
• provide a much-needed market and grocery option for midtown and northside
residents; and,
• adds more ethnic and cultural diversity to the Bozeman community.
From: Graham, Kory <Kory.Graham@northwestern.com>
Sent: Tuesday, August 11, 2020 10:50 AM
To: Nora Jauregui <elmercaditobzn@outlook.com>
Subject: RE: Plans
Hello Nora –
The issue is not to install a new pole mounted transformer, it is that we would need to run an addi onal wire to your loca on. In order to get you a
specific quote and customer agreement I would need to perform a complete design for the project, but a general idea is that to install 1000 of a
single phase of conductor and install the necessary equipment on 9 poles and install a new pole to handle a 3PH transformer would be
approximately $30k -40k.
I will work on ge ng a complete quote together, but will need to know from the electrician the overall size of the panel that will be needed. Please
have him fill out the a ached commercial loading informa on. Also for the Gas we would want to ensure that there is correct pressure for the
equipment used, if you could have your hea ng/cooling or plumbing contractor fill out the gas loading sheet as well.
Please let me know if you have any ques ons,
Kory
From: Nora Jauregui <elmercaditobzn@outlook.com>
Sent: Friday, August 7, 2020 12:43 PM
To: Graham, Kory <Kory.Graham@northwestern.com>
Subject: [EXTERNAL] Re: Plans
CAUTION: This Email is from an EXTERNAL source outside of NorthWestern Energy.
The Original Sender of this email is elmercaditobzn@outlook.com.
Are you expecting the message? Is this different from the message sender displayed above?
Do not click on links or open attachments unless you are sure you recognize the sender and you know the contents
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If you believe the email to be malicious and/or phishing email, please use the Report Phish button.
Hi Kory,
We just heard back from our electrician and wanted to see if you had an approximate price range for installing a new pole mounted
transformer that will provide 208v 3 phase.
Thank you,
Nora Jauregui
From: Graham, Kory <Kory.Graham@northwestern.com>
Sent: Wednesday, July 29, 2020 11:23 AM
To: Nora Jauregui <elmercaditobzn@outlook.com>
Subject: RE: Plans
Hello Nora,
I took a quick look at the loading informa on and it looks like some of the equipment that is listed is run off 120/208V 3PH power. In this area we are
only able to serve 120/240V 3PH power without considerable upgrades to the power lines which may be very costly as we would have to extend
another phase approximately 1000 .
You may want to contact an electrician (or have them call me if you already have one) to look at the current panel and equipment that is planned to
be installed to get an idea of what size panel would be needed.
I know that the gas service will need to be upgraded, but since the current line can handle the load, we would only need to change out the meter to
a larger one.
Thank you,
Kory
From: Nora Jauregui <elmercaditobzn@outlook.com>
Sent: Wednesday, July 29, 2020 9:47 AM
To: Graham, Kory <Kory.Graham@northwestern.com>
Subject: [EXTERNAL] Plans
CAUTION: This Email is from an EXTERNAL source outside of NorthWestern Energy.
The Original Sender of this email is elmercaditobzn@outlook.com.
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Do not click on links or open attachments unless you are sure you recognize the sender and you know the contents
are safe.
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Hi Kory,
Here are the plans for the 511 W Mendenhall St., It should have the electrical plans as well as the main plans.
Let me know if there is anything else you might need from me.
Nora Jauregui
This message is for the named person's use only. It may contain confidential, proprietary or legally privileged information. No
confidentiality or privilege is waived or lost by any mistransmission. If you receive this message in error, please immediately delete it and
all copies of it from your system, destroy any hard copies of it and notify the sender. You must not, directly or indirectly, use, disclose,
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reserve the right to monitor all e-mail communications through its network.
--
---------- Forwarded message ---------
From: Julia Lizeth Larsen <liz.001.exr@gmail.com>
Date: Fri, Aug 7, 2020 at 12:46 PM
Subject: Re: Main electrical service 511 W Mendenhall St
To: Josh Mahaffy <joshmahaffy@yahoo.com>
hi Josh,
Thank you for sending me all of the information. I'll attach the electrical equipment to this email. I will reach out to
Northwestern to see what the prices for that will be as well. If possible could you send me the material prices and
estimated labor so I can speak with my parents about it and see how they wish to proceed?
Julia L Larsen
On Fri, Aug 7, 2020 at 11:46 AM Josh Mahaffy <joshmahaffy@yahoo.com> wrote:
Here are the Details/options for the main service upgrade . You currently have a 400A service divided as 200A 3 phase
240v with a high leg as well as 240v single phase 200A .
This type of service voltage is outdated and somewhat undesired configuration as far as voltage and ability to distribute.
The second issue is overall size of service in terms of Amperage . With all the added equipment I am quite sure 400A
will not be enough. A service calculation on my part will be required as we move forward and decide the best option . If
we decide to keep the voltage configuration we will have to make sure that the new equipment will operate at 240v
opposed to 208v which is the more modern standard in commercial. The 240v has been know to void warranty’s at
times on equipment.
I will need an exact list of all equipment voltage and amperage/ wattage to do the calculation.
Our options will be
1- Contact Northwestern Energy and get a price to install a new pole mounted transformer that will provide 208v 3
phase as well as upgrade the amperage size ( larger wire and equipment with higher rating for Amperage)
2- Upgrade wire and equipment to provide more amperage but keep the 240v and set our own pad mounted internal
transformer to step down voltage from 240v to 208v 3phase for all new equipment.
Let me know your thoughts and feel free to call for further elaboration and explanation So we can decide how to move
forward .
I can provide material prices for both options as well as estimated labor times for both.
Thanks! - Josh Mahaffy
Mahaffy Electric ⚡
quote.pdf
1003K
June 26, 2020
Ms. Nora Jauregui Julia Larsen
El Mercadito El Mercadito
vipnora@hotmail.com elmercaditobzn@outlook.com
RE: 20191; 511 W. Mendenhall Street, Lots 5 to 7, Block E, Tracy’s Second Addition
to Bozeman Subdivision; Concept Review Application for a retail/grocery store and
food service establishment.
Dear Ms. Jauregui and Ms. Larsen:
We are in receipt of your June 25, 2020 revised application of this date for
Conceptual Review of your proposed El Mercadito store and food service
establishment at the above-referenced property. The Community Development
staff preliminarily reviewed the application in accordance with the submittal
checklists and Chapter 38.41 of the Unified Development Code and the application
meets submittal requirements for Concept Review.
The Development Review Committee (DRC) members will meet to discuss your
application on Wednesday, July 15, 2020 and we should be able to send you their
written comments by Friday, July 24, 2020.
If you have any questions about the DRC meeting process or the content of this
letter, please feel free to contact me at 406-582-2285 or smontana@bozeman.net.
Sincerely,
Susana Montana, Senior Planner
June 25, 2020
Ms. Nora Jauregui Julia Larsen
El Mercadito El Mercadito
vipnora@hotmail.com elmercaditobzn@outlook.com
RE: 20191; 511 W. Mendenhall Street, Lot 7, Block E, Tracy’s Second Addition to Bozeman
Subdivision; Concept Review Application for a retail/grocery store and food service
establishment.
Dear Ms. Jauregui and Ms. Larsen:
We are in receipt of your revised application of this date for Conceptual Review of your
proposed El Mercadito store and food service establishment at the above-referenced
property. Although the revised application is much improved, it is still incomplete and we
cannot move forward with its review until we receive the following information:
1. A revised dimensioned concept site plan (plot plan) showing the following
elements:
a. Please label the width of the driveway curb cut along W. Mendenhall St. The
maximum allowable width is 35-feet [Bozeman Municipal Code (BCM)
Section 38.400.090.C.3.b.1];
b. Please label the dimensions of the parking spaces as 9-feet in width and 18.5-
feet in length with the exception of the ADA-compliant parking space which
must be 11-feet wide, 18.5-feet in length with a 5-feet wide adjacent, striped
loading/access space. Please label the angle of the 3 parking spaces on the
west side of the parking lot [38.540.020.A, Table 38.540.020];
c. Please show and label the street vision triangle on both sides of the driveway
entrance [38.400.100]
d. Please show and label a landscaped setback from the front property line
between the side property lines and the driveway curb cuts (both sides).
This landscaped area should be 4-feet wide and should be planted with
drought-tolerant species that would not block the sight vision of motorists
exiting the lot;
e. Please show the location, dimensions and design of the required commercial
open space area of at least 234 square feet (sf) [38.520.060]. Typically, this
is provided as a courtyard with a bench, some planters and a distinct floor or
surface treatment in color and/or texture;
Page 2 of 3
f. Please relocate the dumpster onto your property (it is currently in the alley
right-of-way (ROW). Please show the location, dimensions and details of the
trash enclosure encompassing the dumpster. Please check with the Bozeman
Solid Waste Assistant Superintendent, Mr. Russ Ward, to find out where the
best place for the enclosure would be on your property, how they would
access it, and based on your anticipated trash generation, what size dumpster
and enclosure would be needed. Mr. Ward can be reached at 406-582-3235
or rward@bozeman.net;
g. Please label the existing landscaped areas on the property and provide a 5-
foot wide landscaped strip along the east property line between the north
property line and the fenced area east of the building. Again, please list the
drought-tolerant species to be used [I will attach a list from the City
Forester];
h. If you wish to add a storage structure east of the building, please show the
location between the new trash enclosure, the new courtyard open space,
and the 5-feet-wide landscaped setback along the east property line. Please
show the size and dimensions of the building;
i. Please label the length of the “Dairy” and “Produce” display stands,
combined, within the building. The Mixed Block Frontage designation for
this street requires 25% of the 52-feet façade length to be transparent
windows. The 36-feet of windows meets this requirement provided those
interior display stands are no higher than 4-feet. The exterior windows
along the front of the building must be transparent (with no blockage or
signage) between 4-feet and 8-feet in height [Table 38.510.030-C];
j. Parking is not required to be provided in the B-2M zoning district but if
parking is provided, it must meet the locations, dimensions and bicycle
parking requirements of 38.540.050.A.6.d and 38.540.050.A.4 and 6. In the
B-2M zone, 5 secure bicycle parking spaces are required to be located close
to the entrance to the building. Please show and label where the bike racks
would be located and provide a detail of the type of rack(s) to be provided;
and
k. Please show a concrete sidewalk extending into the site from the street
sidewalk to the building [38.520.040].
It is acknowledged that this property is located within the Midtown Urban Renewal District
and your proposal represents a re-use of an existing, circa-1980 commercial office building
and site. There is a provision in the BMC that allows flexibility in the reuse of such in-fill,
adaptive re-use proposals for older properties with site conditions that pre-date and do not
meet current code requirements. This provision is called “Changes to or expansions of
nonconforming structures”, found in BMC Section 38.280.050. This provision may be
granted by the Director to some existing code deficiencies, provided the change does not
create a new nonconformity or does not increase an existing nonconformity, and the
change must meet applicable Building and Fire Codes. This provision of the code requires
Page 3 of 3
the Applicant to submit a letter to Mr. Martin Matsen, Director of the Community
Development Department, requesting legal nonconforming structure and site condition
status for one or more of the deficiencies noted above for the property. This request letter
should accompany the revised site plan addressing the items above and it should describe
in detail how and why each of the requested site deficiencies cannot be met.
In your narrative, you state that you wish to build a storage (accessory) structure on the
east side of the building. If that structure would be larger than 120-sf, you will need to
submit a completed Certificate of Appropriateness (CoA) application with details of the
new structure’s location, dimensions, distance from the building and the east property line,
building material(s) and color(s). This is required because the site lies within the
Neighborhood Conservation Overlay District [38.340.010]. If the storage structure, an
accessory structure, is less than 120 sf in size, you would not need to submit the CoA
application.
We would like to receive this additional information at your earliest convenience so we
may distribute the information to agency staff for their review so they may respond to your
questions and provide additional guidance to you on the permitting process. If you have
questions about the information we need to provide you with useful comments, please feel
free to contact me at 406-582-2285 or at smontana@bozeman.net. We look forward to
working with you on this project. Thank you.
Sincerely,
Susana Montana, Senior Planner
Attachments:
1. Drought-tolerant plant species for landscaping;
2. Certificate of Appropriateness Application Form
C: David Fine, Urban Renewal District Manager, dfine@bozeman.net
3/29/2016
Shell Building and Tenant Improvement Submittal Checklist
After final site plan has been approved, plans may be submitted for review.
Tenant plans may be a part of the initial shell submittal and must be the same general contractor as the Shell
Contractor but will be charged independently of the shell building permits.
All Plan sets must include the following items:
Electrical floor plans that include the service and sub-panel locations, single line diagram and any electrical outlets
and lighting proposed for installation;
Northwest Energy AIC rating certificate for 200 ampere electrical service or larger;
HVAC unit and water heater locations including btu/hour ratings;
Handicap accessibility components proposed for the building;
Shell should show proposed tenant spaces, if applicable;
Tenant Improvements should show existing and proposed floor plan
Site plan must include:
-Existing water & sewer lines -Property dimensions to scale
-Site Boundaries with elevations -Drainage Pattern
-Accurate lot & building dimensions -Street & alley frontages w/names
-Parking and circulation on the lot -Location of structure with accurate distances between buildings & property lines
Soils report and foundation recommendations from a licensed geotechnical engineer. (Final Observation must be
submitted prior to first Inspection on new buildings or additions only)
Engineering calculations from a licensed structural engineer, if applicable
Structural beam calculations from licensed engineer and Key, if applicable
Truss Manufactures Calculations and Key, if applicable
Commercial Check for IECC 2012 (Energy Code Summary 2012, Com-Check 2012) www.energycodes.gov
Drainage / Stormwater Certification (if over 1 Acre must submit SWPPP [contact Kyle Mehrens 582.2270])
Water Service Fixture Count
SHELL BUILDING & TENANT IMPROVEMENT FINAL INSPECTION GUIDELINES
To begin Final Approval on a new building the general contractor/superintendent must call the Building Division
at least 2 weeks prior to final inspection to request or occupancy.
A shell building may receive a final inspection when the planning, engineering, fire, water and sewer site work,
the fire system and the building structure is completed.
Tenant spaces may receive final inspection and a certificate of occupancy after the shell building has a certificate
of occupancy.
20 E. Olive St • PO Box 1230
Bozeman MT 59771-1230
Phone: 406.582.2375 • permits@bozeman.net
Midtown TIF Assistance Application Part 1 Page 1
Midtown Urban Renewal District
TAX INCREMENT FINANCING ASSISTANCE (TIF) APPLICATION
Additional Information
CRITERIA FOR TIF ASSISTANCE
Midtown District Goals Points
Promote Economic Development
1. Tax Generation: The project will increase the taxable value within the District. The
increase in taxable value due to new construction & rehabilitation is estimated by
the County Assessor’s office or State Department of Revenue to determine tax
increment generation. Submit documentation of estimated tax projections to
receive points for this criterion. This project will certainly increase the appraised
taxable value of the existing property as well as that of nearby properties. This
current property has been sitting idle for some time. By renovating the entire
property, both internally and externally in accordance with the proposed project
plans and narrative, the building’s taxable value will increase beyond its stagnated
2019-2020 appraisals (See P. 2 of Enclosure 1: Property Tax Summary).
Additionally, the 1,000 ft. of improved utility infrastructure coupled with the
property’s beautification will increase adjacent property values and encourage
further development thereby increasing tax revenue.
2 /4
2. Elimination of Blight – The project’s direct and indirect impact on the physical and
fiscal deterioration within the Tax Increment Financing District and the community.
Projects that redevelop underutilized properties will be given priority. The
characteristics of an underutilized site includes land on which development occupies
only a small amount, and/or land or buildings that are or have been vacant for some
time. Submit information showing current conditions of property. The current space
is an abandoned Spectrum Internet and Cable business. There is no landscaping,
maintenance of the exterior and interior has been minimal, and the property sits in
an underdeveloped if not blighted area (See Enclosure 2: Pictures of the Building
and Nearby Blight). We plan to landscape around the property, rehabilitate and
maintain the parking area, renovate the façade of the building, and commission a
local artist to paint a mural on an exterior wall of the building.
4 /4
3. Employment Generation – Total employment generated by the project assessed in
terms of new permanent and part-time jobs, and construction jobs. Submit
documentation of estimated new jobs to receive points for this criterion. Our plan
was to open our new location in October and to initially hire 13-16 employees to
run the market. Over the course of the year, based on our experience at our 4-
Corners location, this could expand to 25 employees. Given our success at our 4-
Corners location, including our selection as Bozeman’s “Best New Business” by
Bozeman Magazine and runner-up for “Best Kept Local Secret”, we anticipate
continuing to thrive in Bozeman’s midtown.
3 /3
Improve Multi-Modal Transportation
4. Facilitates Public Health and Mobility: Project will construct or improve ADA access
to and within existing structures. Provide detailed information demonstrating that
the current condition inhibits public health and mobility and the proposed
1 /1
Midtown TIF Assistance Application Part 1 Page 2
improvements benefit accessibility. We will renovate the existing space to upgrade
it and ensure it is an ADA compliant market. The parking lot will have ADA
accessible parking. We will install bike racks (See Enclosure 3: Exterior Plans) and
encourage walking and biking to the market from the northside neighborhood and
nearby downtown residences and businesses through social media campaigns and
marketing.
5. Reduces Resource Demand: Project promotes the use of transit, ride sharing, or car
sharing. Provide plans, agreements or other methods to demonstrate reduction of
resource demand. We will install bike racks and encourage walking and biking to
the market from the northside neighborhood and nearby downtown residences
and businesses through social media campaigns and marketing. We are also
located within 1 block of 2 Redline bus stops (See Enclosure 4: Google Map of
Public Transit Access).
1 /1
6. Promotes Active Transportation: Project promotes bicycling as an active
transportation option by constructing or improving bike lanes, providing covered
bike parking, and/or participating in a bike share program. Provide plans,
agreements or other methods that demonstrates the project goes beyond the
minimum Bozeman UDC requirements for site development. We will install bike
racks and encourage walking and biking to the market from the northside
neighborhood and nearby downtown residences and businesses through social
media campaigns and marketing. We are also located within 1 block of 2 Redline
bus stops (See Enclosure 4: Google Map of Public Transit Access).
1 /2
Improve, Maintain and Support Innovation in Infrastructure
7. Infrastructure Improvements: Project promotes innovation in infrastructure and/or
reduces long term costs of maintenance. Examples include low impact development
for stormwater, incorporation of green roof design into building architecture, or car
charging stations. Low impact development (LID) incorporates designs such as
bioretention facilities, rain gardens and permeable pavers. Does the project enable
better connectivity or provide critical infrastructure for the community? Provide
plans and descriptions of innovations proposed. In addition to beautifying and
putting to use the currently vacant commercial space on Mendenhall, if we are
able to proceed with upgrading the utility infrastructure of our market, we will
also be increasing the availability of modern 208V 3-phase power to other current
and future businesses in the area. Northwestern Energy will be adding 1,000 ft. of
additional line and upgrading existing power pole infrastructure. This also
potentially stands to benefit development and beautification of the abandoned
and vacant lot – formerly occupied by the City Center Inn – across the street from
our proposed location.
2 /2
Promote Unified Human Scale Urban Design
8. The project reduces the number of vehicular access points to the property and
improves the pedestrian experience. Provide plans, agreements or other methods to
demonstrate reduction. We will install bike racks and encourage walking and
biking to the market from the northside neighborhood and nearby downtown
residences and businesses through social media campaigns and marketing. We are
also located within 1 block of 2 Redline bus stops (See Enclosure 4: Google Map of
Public Transit Access).
1 /2
9. The project enhances the North 7th Ave. entryway corridor by having buildings 2 /2
Midtown TIF Assistance Application Part 1 Page 3
oriented toward the street and designed to provide interest and activity. The
current space is an abandoned Spectrum Internet and Cable business. There is no
landscaping, maintenance of the exterior and interior has been minimal, and the
property sits in an underdeveloped if not blighted area (See Enclosure 2: Pictures of
the Building and Nearby Blight). We plan to landscape around the property,
rehabilitate and maintain the parking area, renovate the façade of the building,
and commission a local artist to paint a mural on an exterior wall of the building.
The building will be oriented towards the street to encourage pedestrian shoppers.
10.
The project enhances the pedestrian experience by using a storefront block frontage
(BMC 38.510) as a component of the project. Key elements of the frontage would
include façade transparency, building articulation, street furniture and/or
landscaping. Submit plans and details that address this criterion. We plan to
landscape around the property, rehabilitate and maintain the parking area,
renovate the façade of the building, and commission a local artist to paint a mural
on an exterior wall of the building. We will also place furniture in various locations
around the building for customers to use and enjoy our fast-casual Hispanic food
offerings.
2 /2
11. The quality of development and overall aesthetics (architectural, site design,
landscaping, etc.) are beyond that which is minimally required by the UDC. Provide a
narrative and submit documentation to demonstrate compliance with this criterion.
We plan to landscape around the property, rehabilitate and maintain the parking
area, renovate the façade of the building, and commission a local artist to paint a
mural on an exterior wall of the building. The landscaping and mural are not
required by the UDC.
1 /1
Support Compatible Urban Density Mixed Land Uses
12. The project increases housing units within the District. Submit plans demonstrating
an increase in the number of housing units. Not applicable, though we will
certainly be supporting the surrounding residential neighborhoods and
developments with a market option for grocery shopping.
0 /6
13. The project is a mix of residential and commercial. Commercial uses include retail,
restaurant, office and services. Hotels would not be supported unless included with
a project that included residential development. Submit plans detailing the
proposed mix of uses within the project. We are not a mixed-use project, though
we will certainly be supporting the surrounding residential neighborhoods and
developments with a market option for grocery shopping.
0 /6
14. The project shares parking among compatible uses. Provide details demonstrating
compliance with the UDC and as well as total number of parking spaces reduced
because of a shared arrangement. We are certainly amenable to sharing parking
availability to adjacent businesses and residential developments during non-
business hours.
1 /2
15. The project provides affordable dwelling units. For the purposes of this criterion, an
affordable dwelling unit is defined as a unit that requires no more than 33 percent of
a household’s income for housing payments based on a designated percentage of
area median income (AMI). Eligible rental units shall be affordable at 70% AMI and
eligible for sale units shall be affordable at 90% AMI. Condominium units are eligible
as for sale units. Additional points may be awarded for projects that provide on-site
housing for the proposed workforce.
0 /3
or 6
Midtown TIF Assistance Application Part 1 Page 4
Eligible rental dwellings to be constructed in the proposed residential development
shall be provided by long-term contractual obligation to an affordable housing
agency, for a period of not less than 20 years, with a written plan assuring ongoing
affordability pricing and eligibility monitoring, and annual re-certification. The city's
affordability guidelines and subsequent revisions establish affordability and
eligibility. To receive 3 points under this criterion, 10% of all units must meet the
affordability criteria. To receive 6 points under this criterion, 20% of all units must
meet the affordability criteria. Not applicable, though we will certainly be
supporting the surrounding residential neighborhoods and developments with a
market option for grocery shopping.
Overall District Relevance
16. Relevance to the Midtown Urban Renewal Plan – Documentation of the project’s
impact in relation to the goals and objectives of the Midtown Urban Renewal Plan,
particularly mixed-use development. Urban design elements will also be considered,
including pedestrian emphasis and quality of design. The current space is an
abandoned Spectrum Internet and Cable business. There is no landscaping,
maintenance of the exterior and interior has been minimal, and the property sits in
an underdeveloped if not blighted area (See Enclosure 2: Pictures of the Building
and Nearby Blight). We plan to landscape around the property, rehabilitate and
maintain the parking area, renovate the façade of the building, and commission a
local artist to paint a mural on an exterior wall of the building. The building will be
oriented towards the street to encourage pedestrian shoppers.
By renovating the entire property, both internally and externally in accordance
with the proposed project plans and narrative, the building’s taxable value will
increase beyond its stagnated 2019-2020 appraisals (See P. 2 of Enclosure 1:
Property Tax Summary).
In addition to beautifying and putting to use the currently vacant commercial
space on Mendenhall, if we are able to proceed with upgrading the utility
infrastructure of our market, we will also be increasing the availability of modern
208V 3-phase power to other current and future businesses in the area.
Northwestern Energy will be adding 1,000 ft. of additional line and upgrading
existing power pole infrastructure. This also potentially stands to benefit
development and beautification of the abandoned and vacant lot – formerly
occupied by the City Center Inn – across the street from our proposed location.
Finally, will install bike racks and encourage walking and biking to the market from
the northside neighborhood and nearby downtown residences and businesses
through social media campaigns and marketing. We are also located within 1
block of 2 Redline bus stops (See Enclosure 4: Google Map of Public Transit Access).
5 /5
17. The investment of public funds in the project results in a leverage ratio of at least
10:1 for multifamily, 8:1 for commercial, or 5:1 for family wage jobs. Our overall
budget for improvements to premises – both internal and external – exceeded
$250,000. Our budget for FF&E purchases alone is in excess of $150,000. In
addition, we employ a large, diverse workforce with competitive wages for
Gallatin County, and we encourage the board to speak with some of our current
employees who thoroughly enjoy working for El Mercadito in 4-Corners.
4 /4
Total Points 30 /52
Midtown TIF Assistance Application Part 1 Page 5
APPROVAL (For Official Use Only)
Approval Status:
Date Approved:
Date Letter of Award Sent:
Date Certificate of Completion:
Date of Payment Request:
Midtown TIF Assistance Application Part 1 Page 1
Midtown Urban Renewal District
TAX INCREMENT FINANCING ASSISTANCE (TIF) APPLICATION
Additional Information
CRITERIA FOR TIF ASSISTANCE
Midtown District Goals Points
Promote Economic Development
1. Tax Generation: The project will increase the taxable value within the District. The
increase in taxable value due to new construction & rehabilitation is estimated by
the County Assessor’s office or State Department of Revenue to determine tax
increment generation. Submit documentation of estimated tax projections to
receive points for this criterion. This project will certainly increase the appraised
taxable value of the existing property as well as that of nearby properties. This
current property has been sitting idle for some time. By renovating the entire
property, both internally and externally in accordance with the proposed project
plans and narrative, the building’s taxable value will increase beyond its stagnated
2019-2020 appraisals (See P. 2 of Enclosure 1: Property Tax Summary).
Additionally, the 1,000 ft. of improved utility infrastructure coupled with the
property’s beautification will increase adjacent property values and encourage
further development thereby increasing tax revenue.
2 /4
2. Elimination of Blight – The project’s direct and indirect impact on the physical and
fiscal deterioration within the Tax Increment Financing District and the community.
Projects that redevelop underutilized properties will be given priority. The
characteristics of an underutilized site includes land on which development occupies
only a small amount, and/or land or buildings that are or have been vacant for some
time. Submit information showing current conditions of property. The current space
is an abandoned Spectrum Internet and Cable business. There is no landscaping,
maintenance of the exterior and interior has been minimal, and the property sits in
an underdeveloped if not blighted area (See Enclosure 2: Pictures of the Building
and Nearby Blight). We plan to landscape around the property, rehabilitate and
maintain the parking area, renovate the façade of the building, and commission a
local artist to paint a mural on an exterior wall of the building.
4 /4
3. Employment Generation – Total employment generated by the project assessed in
terms of new permanent and part-time jobs, and construction jobs. Submit
documentation of estimated new jobs to receive points for this criterion. Our plan
was to open our new location in October and to initially hire 13-16 employees to
run the market. Over the course of the year, based on our experience at our 4-
Corners location, this could expand to 25 employees. Given our success at our 4-
Corners location, including our selection as Bozeman’s “Best New Business” by
Bozeman Magazine and runner-up for “Best Kept Local Secret”, we anticipate
continuing to thrive in Bozeman’s midtown.
3 /3
Improve Multi-Modal Transportation
4. Facilitates Public Health and Mobility: Project will construct or improve ADA access
to and within existing structures. Provide detailed information demonstrating that
the current condition inhibits public health and mobility and the proposed
1 /1
Midtown TIF Assistance Application Part 1 Page 2
improvements benefit accessibility. We will renovate the existing space to upgrade
it and ensure it is an ADA compliant market. The parking lot will have ADA
accessible parking. We will install bike racks (See Enclosure 3: Exterior Plans) and
encourage walking and biking to the market from the northside neighborhood and
nearby downtown residences and businesses through social media campaigns and
marketing.
5. Reduces Resource Demand: Project promotes the use of transit, ride sharing, or car
sharing. Provide plans, agreements or other methods to demonstrate reduction of
resource demand. We will install bike racks and encourage walking and biking to
the market from the northside neighborhood and nearby downtown residences
and businesses through social media campaigns and marketing. We are also
located within 1 block of 2 Redline bus stops (See Enclosure 4: Google Map of
Public Transit Access).
1 /1
6. Promotes Active Transportation: Project promotes bicycling as an active
transportation option by constructing or improving bike lanes, providing covered
bike parking, and/or participating in a bike share program. Provide plans,
agreements or other methods that demonstrates the project goes beyond the
minimum Bozeman UDC requirements for site development. We will install bike
racks and encourage walking and biking to the market from the northside
neighborhood and nearby downtown residences and businesses through social
media campaigns and marketing. We are also located within 1 block of 2 Redline
bus stops (See Enclosure 4: Google Map of Public Transit Access).
1 /2
Improve, Maintain and Support Innovation in Infrastructure
7. Infrastructure Improvements: Project promotes innovation in infrastructure and/or
reduces long term costs of maintenance. Examples include low impact development
for stormwater, incorporation of green roof design into building architecture, or car
charging stations. Low impact development (LID) incorporates designs such as
bioretention facilities, rain gardens and permeable pavers. Does the project enable
better connectivity or provide critical infrastructure for the community? Provide
plans and descriptions of innovations proposed. In addition to beautifying and
putting to use the currently vacant commercial space on Mendenhall, if we are
able to proceed with upgrading the utility infrastructure of our market, we will
also be increasing the availability of modern 208V 3-phase power to other current
and future businesses in the area. Northwestern Energy will be adding 1,000 ft. of
additional line and upgrading existing power pole infrastructure. This also
potentially stands to benefit development and beautification of the abandoned
and vacant lot – formerly occupied by the City Center Inn – across the street from
our proposed location.
2 /2
Promote Unified Human Scale Urban Design
8. The project reduces the number of vehicular access points to the property and
improves the pedestrian experience. Provide plans, agreements or other methods to
demonstrate reduction. We will install bike racks and encourage walking and
biking to the market from the northside neighborhood and nearby downtown
residences and businesses through social media campaigns and marketing. We are
also located within 1 block of 2 Redline bus stops (See Enclosure 4: Google Map of
Public Transit Access).
1 /2
9. The project enhances the North 7th Ave. entryway corridor by having buildings 2 /2
Midtown TIF Assistance Application Part 1 Page 3
oriented toward the street and designed to provide interest and activity. The
current space is an abandoned Spectrum Internet and Cable business. There is no
landscaping, maintenance of the exterior and interior has been minimal, and the
property sits in an underdeveloped if not blighted area (See Enclosure 2: Pictures of
the Building and Nearby Blight). We plan to landscape around the property,
rehabilitate and maintain the parking area, renovate the façade of the building,
and commission a local artist to paint a mural on an exterior wall of the building.
The building will be oriented towards the street to encourage pedestrian shoppers.
10.
The project enhances the pedestrian experience by using a storefront block frontage
(BMC 38.510) as a component of the project. Key elements of the frontage would
include façade transparency, building articulation, street furniture and/or
landscaping. Submit plans and details that address this criterion. We plan to
landscape around the property, rehabilitate and maintain the parking area,
renovate the façade of the building, and commission a local artist to paint a mural
on an exterior wall of the building. We will also place furniture in various locations
around the building for customers to use and enjoy our fast-casual Hispanic food
offerings.
2 /2
11. The quality of development and overall aesthetics (architectural, site design,
landscaping, etc.) are beyond that which is minimally required by the UDC. Provide a
narrative and submit documentation to demonstrate compliance with this criterion.
We plan to landscape around the property, rehabilitate and maintain the parking
area, renovate the façade of the building, and commission a local artist to paint a
mural on an exterior wall of the building. The landscaping and mural are not
required by the UDC.
1 /1
Support Compatible Urban Density Mixed Land Uses
12. The project increases housing units within the District. Submit plans demonstrating
an increase in the number of housing units. Not applicable, though we will
certainly be supporting the surrounding residential neighborhoods and
developments with a market option for grocery shopping.
0 /6
13. The project is a mix of residential and commercial. Commercial uses include retail,
restaurant, office and services. Hotels would not be supported unless included with
a project that included residential development. Submit plans detailing the
proposed mix of uses within the project. We are not a mixed-use project, though
we will certainly be supporting the surrounding residential neighborhoods and
developments with a market option for grocery shopping.
0 /6
14. The project shares parking among compatible uses. Provide details demonstrating
compliance with the UDC and as well as total number of parking spaces reduced
because of a shared arrangement. We are certainly amenable to sharing parking
availability to adjacent businesses and residential developments during non-
business hours.
1 /2
15. The project provides affordable dwelling units. For the purposes of this criterion, an
affordable dwelling unit is defined as a unit that requires no more than 33 percent of
a household’s income for housing payments based on a designated percentage of
area median income (AMI). Eligible rental units shall be affordable at 70% AMI and
eligible for sale units shall be affordable at 90% AMI. Condominium units are eligible
as for sale units. Additional points may be awarded for projects that provide on-site
housing for the proposed workforce.
0 /3
or 6
Midtown TIF Assistance Application Part 1 Page 4
Eligible rental dwellings to be constructed in the proposed residential development
shall be provided by long-term contractual obligation to an affordable housing
agency, for a period of not less than 20 years, with a written plan assuring ongoing
affordability pricing and eligibility monitoring, and annual re-certification. The city's
affordability guidelines and subsequent revisions establish affordability and
eligibility. To receive 3 points under this criterion, 10% of all units must meet the
affordability criteria. To receive 6 points under this criterion, 20% of all units must
meet the affordability criteria. Not applicable, though we will certainly be
supporting the surrounding residential neighborhoods and developments with a
market option for grocery shopping.
Overall District Relevance
16. Relevance to the Midtown Urban Renewal Plan – Documentation of the project’s
impact in relation to the goals and objectives of the Midtown Urban Renewal Plan,
particularly mixed-use development. Urban design elements will also be considered,
including pedestrian emphasis and quality of design. The current space is an
abandoned Spectrum Internet and Cable business. There is no landscaping,
maintenance of the exterior and interior has been minimal, and the property sits in
an underdeveloped if not blighted area (See Enclosure 2: Pictures of the Building
and Nearby Blight). We plan to landscape around the property, rehabilitate and
maintain the parking area, renovate the façade of the building, and commission a
local artist to paint a mural on an exterior wall of the building. The building will be
oriented towards the street to encourage pedestrian shoppers.
By renovating the entire property, both internally and externally in accordance
with the proposed project plans and narrative, the building’s taxable value will
increase beyond its stagnated 2019-2020 appraisals (See P. 2 of Enclosure 1:
Property Tax Summary).
In addition to beautifying and putting to use the currently vacant commercial
space on Mendenhall, if we are able to proceed with upgrading the utility
infrastructure of our market, we will also be increasing the availability of modern
208V 3-phase power to other current and future businesses in the area.
Northwestern Energy will be adding 1,000 ft. of additional line and upgrading
existing power pole infrastructure. This also potentially stands to benefit
development and beautification of the abandoned and vacant lot – formerly
occupied by the City Center Inn – across the street from our proposed location.
Finally, will install bike racks and encourage walking and biking to the market from
the northside neighborhood and nearby downtown residences and businesses
through social media campaigns and marketing. We are also located within 1
block of 2 Redline bus stops (See Enclosure 4: Google Map of Public Transit Access).
5 /5
17. The investment of public funds in the project results in a leverage ratio of at least
10:1 for multifamily, 8:1 for commercial, or 5:1 for family wage jobs. Our overall
budget for improvements to premises – both internal and external – exceeded
$250,000. Our budget for FF&E purchases alone is in excess of $150,000. In
addition, we employ a large, diverse workforce with competitive wages for
Gallatin County, and we encourage the board to speak with some of our current
employees who thoroughly enjoy working for El Mercadito in 4-Corners.
4 /4
Total Points 30 /52
Midtown TIF Assistance Application Part 1 Page 5
APPROVAL (For Official Use Only)
Approval Status:
Date Approved:
Date Letter of Award Sent:
Date Certificate of Completion:
Date of Payment Request:
Property Record Card
Summary
Primary Information
Property Category:RP Subcategory:Commercial Property
Geocode:06-0798-12-1-19-06-0000 Assessment Code:000RGG4710
Primary Owner:PropertyAddress:511 W MENDENHALL ST
NELL ROBERT T BOZEMAN, MT 59715
PO BOX 4433 COS Parcel:
BOZEMAN, MT 59772-4433
NOTE: See the Owner tab for all owner information
Certificate of Survey:
Subdivision:TRACYS 2ND ADD
Legal Description:
TRACYS 2ND ADD, S12, T02 S, R05 E, BLOCK E, Lot 5 - 7, CABLE TV IMPS ON RGG21826
Last Modified:7/9/2020 12:06:05 AM
General Property Information
Neighborhood:206.101.A Property Type:IMP_U - Improved Property - Urban
Living Units:0 Levy District:06-0350T3-7C T3
Zoning:Ownership %:100
Linked Property:
No linked properties exist for this property
Exemptions:
Exemption Type TIF Number
Tax Increment Financing District 06-0350T3
Condo Ownership:
General:0 Limited:0
Property Factors
Topography:Fronting:
Utilities:Parking Type:
Access:Parking Quantity:
Location:Parking Proximity:
Land Summary
Land Type Acres Value
Grazing 0.000 00.00
Fallow 0.000 00.00
Irrigated 0.000 00.00
Continuous Crop 0.000 00.00
Wild Hay 0.000 00.00
Farmsite 0.000 00.00
ROW 0.000 00.00
NonQual Land 0.000 00.00
Total Ag Land 0.000 00.00
Total Forest Land 0.000 00.00
Total Market Land 0.270 480,364.00
Deed Information:
Deed Date Book Page Recorded Date Document Number Document Type
11/7/2018 11/7/2018 2631193 Warranty Deed
7/13/1995 154 4302D
Owners
Party #1
Default Information:NELL ROBERT T
PO BOX 4433
Ownership %:100
Primary Owner:"Yes"
Interest Type:Fee Simple
Last Modified:1/18/2019 9:05:44 AM
Other Names Other Addresses
Name Type
Appraisals
Appraisal History
Tax Year Land Value Building Value Total Value Method
2020 480364 293436 773800 INCOME
2019 480364 293436 773800 INCOME
2018 289761 266839 556600 INCOME
Market Land
Market Land Item #1
Method:Sqft Type:Primary Site
Width: Depth:
Square Feet:11,760 Acres:
Valuation
Class Code:2207 Value:480364
Dwellings
Existing Dwellings
No dwellings exist for this parcel
Other Buildings/Improvements
Outbuilding/Yard Improvement #1
Type:Commercial Description:CPA1 - Paving, asphalt
Quantity:1 Year Built:1980 Grade:
Condition:Functional:2-Fair Class Code:3507
Dimensions
Width/Diameter: Length: Size/Area:6432
Height: Bushels: Circumference:
Commercial
Existing Commercial Buildings
Building
Number
Building
Name Structure Type Units/BldgYearBuilt
1 CHARTER 353 - Office Building, Low Rise (1 to 4 1 1969 View
stories)
General Building Information
Building
Number:1
Building
Name:CHARTER
Structure Type:353 - Office Building, Low Rise (1 to 4
stories)
Units/Building:1Identical Units:1
Grade:A Year Built:1969 Year Remodeled:0
Class
Code:3507 Effective Year:1990 Percent Complete:0
Interior/Exterior Data Section #1
Level From:01 Level To:01 Use Type:053 - Office
Dimensions
Area:3,111 Use SK Area:1
Perimeter:224 Wall Height:13
Features
Exterior Wall Desc:08 - Metal,
sandwich
Construction:1-Wood
Frame/Joist/Beam Economic Life:45
% Interior Finished:100 Partitions:2-Normal Heat Type:1-Hot
Air
AC Type:1-Central Plumbing:2-Normal
Physical Condition:3-Normal Functional Utility:3-Normal
Building Other Features
Description Qty Width Length Height Area Calculated Value Unadjusted Value
PP1 - Porch, open 1 06 51 0 00 6743.322 6743
Elevators and Escalators
No elevators or escalators exist for this building
Ag/Forest Land
Ag/Forest Land
No ag/forest land exists for this parcel
Phone: 406-587-9303 Fax: 406-587-3162 EL MERCADITORestaurant Supply and Design&BOZEMAN, MONTANA544 E. Mendenhall Bozeman, MT 59715