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HomeMy WebLinkAbout01A_Cover_Letter_Addendum 1 Seth Cooper and Cassie Colombo Colombo’s Pizza & Pasta LLC Feather & Fig Enterprises LLC 415 S 8th Ave Bozeman, Montana Mayor Cyndy Andrus Deputy Mayor Terry Cunningham Commissioner I-Ho Pomeroy Commissioner Jennifer Madgic Commissioner Christopher Coburn 121 N Rouse Avenue Post Office Box 1230 Bozeman, MT 59715 RE: Comprehensive Sign Plan and Historic Designation for Westgate Village, 1003-1011 West College Street, Bozeman, Gallatin County, Montana 59715 (addendum to Initial Cover Letter) Dear Mayor Andrus, Deputy Mayor Cunningham, and City Commissioners: In order to contribute to the continued economic vitality and the unique sense of place and community in the West College Street area, we respectfully request that you recognize the historic significance of the Westgate Village Shopping Center (“Westgate Village”) and some of its signage, and adopt findings by resolution supporting the same. See 38.560.170, Bozeman Municipal Code. Westgate Village, 1003-1011 West College Street, was Bozeman’s first multi-unit shopping center and has been determined eligible for listing in the National Register of Historic Places (“National Register”) by the Montana State Historic Preservation Office (“SHPO”). We are undertaking the process to have this mid-century shopping center nominated to be listed in the National Register of Historic Places. We have previously made this same request as part of the original “22302 Westgate Village CSP” submission. After review by city staff, it has been requested that we resubmit with additional information and in concert with an additional submission for Certificates of Appropriateness. This letter accompanies both submission packages. The Westgate Village signs are an important part of the historic property. The signage, used to attract businesses to the historic shopping center was originally, and remains, an integral component of the building design. Additionally, the signs contribute to and/or are compatible with the historic and cultural significance of the shopping center. It is important to note that the sign plan is consistent with the Secretary of the Interior’s Standards for Preservation and Rehabilitation (Part 1) and Reconstruction and Restoration (Part 2) based on the fact that the Westgate Village continues to be used as it was originally intended – as a shopping center.1 The Montana SHPO has reviewed the Sign Plan to assure that proposed restoration of existing historic signs and installation of new signs to replace non-extant historic signs will not adversely affect the historic integrity of the building, retaining its eligibility for listing in the National Register of Historic Places. This supplemental information is provided for your consideration and is intended to replace the previous request. In addition to the historic designation, a Deviation and Certificate of Appropriateness (“COA”) are requested to replace original signage no longer extant, pursuant to Sec. 38.340.070 and Sec. 38.340.050, respectively, of the Bozeman Municipal Code. These requests for historic sign designation and COA/deviation are submitted in 1 National Park Service, Technical Preservation Services, The Secretary of the Interior’s Standards for the Treatment of Historic Properties, Part 1 – Preservation and Rehabilitation, Part 2 – Reconstruction and Restoration, Standards for Restoration, Standard 1, https://www.nps.gov/orgs/1739/upload/treatment-guidelines- 2017-part2-reconstruction-restoration.pdf (accessed December 7, 2022). 2 conjunction with the findings herein supporting the historic and cultural significance of the signage, and an updated “Comprehensive Sign Plan: Historic and Culturally Significant Signs, Westgate Village Shopping Center” (“Comprehensive Sign Plan”) enclosed as document 03 along with other supporting documentation for your consideration and approval. We have worked on this process in consultation with the Planning Department and are submitting through the Comprehensive Sign Plan procedures, as suggested, due to the fact that the proposed project does not fit the routine sign permit process. Notably, the SHPO described the Comprehensive Sign Plan as addressing and acknowledging “the importance of the signage to the overall historic aesthetic of the property.”2 Westgate Village was built in 1957 and completed in time for a business grand-opening date of November 29th of that year. At the grand opening, a contest was held to “name the shopping center,” and first prize was a ($419) “Tel-Funken Radio and Hi-Fi Set.” The chosen name, “Westgate Village,” refers to the western gate of Montana State University. The building was designed by Hugo Eck, a locally famous architect and professor at Montana State University. The history of the building is detailed in reference (02) Montana Historic Property Record, Westgate Village Shopping Center, also on file with City. The Historic Property Record provides additional detailed information regarding the history of Westgate Village, the architect, businesses renting spaces in the building for over 60 years, as well as an evaluation of the property’s integrity and historical significance, including the significance of the signage. The intended period of significance for Westgate Village is 1957-1973, formulated in consultation with the SHPO and taking into consideration the evolution of sign types/designs. The Westgate Shopping Center was the brainchild of Bozeman property developer Bruce W. Mecklenberg. Mecklenberg, a prominent member of the Bozeman Methodist Church, is known for his business relationships with other church members including Hugo Eck. Mecklenberg is noted for his provision of almost 500 acres in southeast Bozeman for the development of Bozeman Deaconess Hospital in 1986. Signage Timeline Signs serve to identify businesses in the shopping center and can be memorable and instantly recognizable. As is the case with most business signs, there is a natural evolution in design, materials, location, and text through time. Such changes occur with changes in businesses and needs for better recognition by passing pedestrians and motorists. The design, construction, and location of signs are an important part of the historical story of the Westgate Village, as documented in the Historic Property record and SHPO review correspondence. Such is the case of the Colombo’s sign, which has existed onsite since 1971 based on the sign permit. The sign first identified Karl Marks Pizza, later changing to Colombo’s in 1987, which remains consistent to date. The following is a timeline for the signage associated with Westgate Village over the years. A version with photographs is attached as document 08 and incorporated by reference. - Construction of Westgate Shopping Center 1957, businesses open November 1957. - Westgate Village free standing sign erected December 1957, removed ca. 1983-1990. - Individual business signs (neon and metal) on front wall or marque beam, 1958 to ca. 1963-1967. - Individual rooftop signs erected ca. 1967, in place by at least 1973, continuing to present. - Free standing Karl Marks Pizza sign erected in parking lot by 1973 Colombo’s Pizza, if not earlier, business name on same sign changed to Colombo’s Pizza in 1987, same as present. Sec. 38.560.170, Bozeman Municipal Code Per Section 38.560.170 of the Bozeman Municipal Code, “signs which have historical or cultural significance to the city…may be permitted, provided that the city commission adopts findings supporting the historical or 2 See December 1, 2022 email from John Boughton, National Register Coordinator, SHPO, to Scott Carpenter, InteResources Planning, Inc., a copy of which is included as document 09. 3 cultural significance of the sign and issues a sign permit. Such findings must be adopted by resolution.” The following findings are submitted in support of the historical and cultural significance. Westgate Village Findings of Historical and Cultural Significance A number of the Westgate Village Shopping Center signs have historical and cultural significance, specifically (1) the existing Colombo’s pole sign, and (2) the rooftop signage and sign frames, of which three of the four original remain. Detailed findings supporting the historical and cultural significance of Westgate Village and this signage are provided in the Historic Property Record included with this submission package (document 02) and summarized as follows: - The Westgate Village shopping center, built in 1957, was the first multi-unit retail shopping center in Bozeman and the original design of the building is largely intact. The original design of the building included spaces for five business separated by common walls, under one roof structure, with a single continuous façade and automobile parking focusing on the building and its businesses. The exterior of the building has seen only minor changes from the original. - The building was designed by Hugo Eck, a locally famous architect and professor at Montana State University and is an example of the automobile centric small shopping centers increasingly popular in the United States during the post-World War II/1950-1960s period. These shopping centers were developed in response to growing urban populations and economical use of the automobile which allowed transportation away from the commercial centers or “Main Street” areas of many towns. - The name, “Westgate Village,” refers to the western gate of Montana State College (now Montana State University). - Based on documentation obtained to date, the Colombo’s free-standing pole sign has existed onsite since 1973 and may have been installed before that time. The City of Bozeman Application for Erection Permit (Sign or Other Advertising Structure), (Permit No. 623) was filed on August 30, 1971.3 The metal pole sign first identified Karl Mark’s Pizza, later changing to Colombo’s in 1987, which has remained consistent to date. The structure of the Karl Mark’s Pizza/Colombo’s sign is original, including the free-standing metal pole, sheet-metal frame with “T” shape at top, etc., with the only change to the sign the text changing the business name from Karl Mark’s to Colombo’s. Similar to the free-standing pole sign in front of the Baxter Hotel, this sign is integrally linked to Westgate Village and its anchor tenant, Colombo’s Pizza. - Historic photos included in the Westgate Village Historic Property Record (pgs. 5, 16, 17) and Comprehensive Sign Plan: Westgate Village (pgs. 7, 9, 15, 16, 17) show roof top signs in the same positions as currently located, which are attached to the expanded metal covered steel frames attached to the roof. The purpose of the roof top signs was to clearly identify and advertise each business to passing automobile traffic along West College Street, a design element characterized by 1950s modern commercial architecture. - Even though the larger roof-top signs were not used on the building in the late 1950s, they were installed for each business sometime after 1959 and before the mid-to late-1970s. Unfortunately, a complete set of sign permits and photographs have not yet been found in City records to document the first use of this sign type. The use of roof-top signs would be more visible to 3 See 03 Comprehensive Sign Plan, page 14 for a copy of the 1971 sign permit application, which identifies the pole sign as for “Carl Marks” but the sign subsequently erected was for “Karl Marks Pizza” as evident in the photo on the top of page 15 of the Comprehensive Sign Plan. 4 pedestrians and vehicle traffic in keeping with the original design intent of the building. The concept of roof-top signs at Westgate Village is at least 50 years old, hence justifiable as contributing elements of the building. SHPO review of the sign plan supports the use of roof-top signs in this case. - As described in the 1957 City of Bozeman Application for Erection Permits (for sign or other advertising structure) and subsequent Erection Permits, the original signs marking each individual business at Westgate Village were to be mounted on the vertical surface of the horizontal wood beam supporting the front edge of the covered walkway roof (City of Bozeman Sign Permit files, November 25 and 26, 1957, Application/Permit numbers: 291/60, 292/6, and 293/63). Sometime between December 1957 and the mid-to late - 1970s, individual business signs were changed to larger roof - mounted frame lighted frame signs as noted in later photos, although to date, sign permits for the roof-top signs have not been located. (Westgate Village Historic Property Record (pgs. 14, 15) - The 1957 sign permit for the free-standing Westgate Village parking lot sign was described in the City of Bozeman’s Application for Erection Permit number 64 (December 10, 1957) and Application for Erection Permit (sign or other advertising structure) number 290 (November 22, 1957) (City of Bozeman Sign Permit files). As noted in the Historic Property Record, the sign permit for the Westgate Village sign was approved and signed by none other than Walter R. Sales, for the City of Bozeman. Sales was also the winner of the contest to name Westgate Village during the grand opening festivities in November 1957. (Westgate Village Historic Property Record (pgs. 11. 13, 17) and Comprehensive Sign Plan: Westgate Village (pgs. 11, 13). The Montana SHPO realized the importance of a contextual understanding of Mid-20th Century/Post-World War II architecture, and its importance to the overall thematic expanse of history in Montana. The SHPO’s National Register eligibility determination for Westgate Village based on the Historic Property Record further demonstrates the historical and cultural significance of Westgate Village, including the signage, which are contributing elements. The Montana SHPO observed the following specifically regarding the rooftop signage. The effort to retain the rooftop sign frames strongly conforms to the original promotion of the different business that occupied (and continue to occupy) the complex. Although the names of the businesses on the signs changed over time, the method of using rooftop signage and affixing that signage to the frames remained constant. Retention and use of the rooftop frames strongly contributes to the overall integrity of the property. The rooftop signage and sign frames for different businesses are unique and representative of mid-century architecture and automobile centric small shopping centers increasingly popular in the United States during the post-World War II/1950-1960s period, and there are few or no others similar in the community. The signs historically were unique to each business and the rooftop sign frames facilitate their use. These rooftop business signs are, regardless of age, easily identifiable with this historical era and integrally identifiable with the Westgate Village Shopping Center. The rooftop signs exhibit a unique character that substantially contributes to rather than dominates the West College commercial area in which Westgate Village is situated. For consistency, the rooftop business signs at 1007 and 1011 West College Street will be replaced. Signs measuring 8-feet wide by 4-feet high, will be mounted on the original historic metal frames and centered above each business storefront. Each will be constructed with black metal box-frame, including a black frame around an expanded metal mesh, and will include internally lit channel lettering and graphics, with the expanded metal mesh as background. All sign lettering and graphics will keep to a mid-century aesthetic. The individual sign surface and light box will not be considered historic contributing elements to the property but will be historically and aesthetically compatible based on guidance from the SHPO (Boughton 2022, Appendix A). 5 The SHPO recognized the importance of the signage to the overall historic aesthetic of the property, as noted above, and with respect to the use of internally lit channel lettering, observed “although, different than the signage that originally graced the rooftop frames, the change reflects the evolution of sign technology” and “although not original to the property, internally lit channel lettering is historically appropriate to the time of the building’s construction.”4 The existing free-standing Colombo’s pole sign was not mass produced or designed. The 17-foot metal framed, internally-lit channel letter sign is supported by a round iron post. It is unique to Westgate Village. It is identifiable with and integrally linked with this historic shopping center since 1973, first as Karl Mark’s Pizza, later Colombo’s Pizza, although it was built after the historic shopping center. The Colombo’s pole sign is appropriately scaled for the location, given the setback from West College and contributes to, rather than dominates the West College commercial area. As noted above, the structure is original, including the free- standing metal pole, sheet-metal frame with “T” shape at top, etc., with the only change to the sign being the text changing the business name. Again, this sign is integrally linked to Westgate Village and its anchor tenant, Colombo’s Pizza. Following is a summary of the National Register eligibility and related criteria from the Historic Property Record. - The historic Westgate Village Shopping Center meets numerous specific elements of Criteria A and C for evaluating a historic property for nomination to the National Register of Historic Places. - The building clearly is associated with events related to the significant era of Post-World War II/Mid-20th Century commercial development (National Register Criterion A). The creation of the building was in response to increasing urban population and economic growth in Bozeman. The Westgate Village building was the first such multi-unit shopping centers designed and constructed in Bozeman and southwest Montana. The building served as model for the other small, medium, and large multi-unit shopping center that were later built in Montana. The post war era growth and development of the southwest Bozeman/College area set the stage for the particular design and construction of the Westgate Village building. - The Westgate Village building also meets the elements for justifying significance under National Register Criterion C. Although not a grand architectural building, the shopping center utilized unique 20th century elements of design, materials, construction, and setting to create a very efficient and realistic structure to meet the needs of the mobile customer public as well as business owners. The simple, almost utilitarian, International Style met the needs for a low-cost neighborhood shopping center. One with design details that afforded effective maintenance, continuous service, and simple aesthetics for public enjoyment. - Significant contributing elements of the Westgate Village historic property that support a recommendation for nomination to the National Register include: 1. The original rectangular form and structure of the building, with all of the retained materials. 2. The original flat, built-up roof in two levels with projecting portion on the south to cover the concrete walkway with support posts. 3. Full-width concrete walkway with wood tongue-and-grove cantilevered ceiling/roof. supported by wood posts. 4. The original free-standing business sign (Colombo’s) in the southeast corner of the parking lot. 5. Painted mural on exterior of east wall of building. 4 See Document 09 Email from John Boughton, National Register Coordinator, SHPO, to Scott Carpenter, InteResources Planning, Inc. 6 6. The original metal mesh covered sign frames for roof-top business signs. 7. The entire original full-width façade in five asymmetrical bays (one for each rental unit), each made of large, fixed glass windows, glass doors in original openings, original above-door transom spaces, on top of rustic-form brick base walls in stacked-bond pattern beneath windows. 8. CMU block walls in stacked-bond pattern on west, north, and east exterior walls. 9. The entire full-width asphalt parking lot between the front façade concrete walkway on the south side of the building and the sidewalk along the north side of West College Street. In terms of historic integrity, according to the Historic Property Record, the Westgate Village Shopping Center retains all aspects location, design, setting, materials, workmanship, feeling, and association to justify documentation of high integrity. The building retains its original historical location, scale, feeling, setting, and association as a small neighborhood shopping center adjacent to the bustling Montana State University campus. The original design, materials, and construction have been retained as intended. The building definitely reflects its period of significance, and take together, all of the significant contributing elements of the Westgate Village historic property have the integrity of design, materials, and workmanship to meet the evaluation requirements for recommending listing in the National Register, and Westgate Village has been determined eligible for listing in the National Register by the Montana SHPO. Based on the foregoing, we respectfully request that the City Commission recognize the historic and cultural significance of (1) the existing Colombo’s pole sign, and (2) the rooftop signage and sign frames, of which three of the four original remain atop the Westgate Village Shopping Center, and adopt findings by resolution supporting the same. 38.340.070, Bozeman Municipal Code Westgate Village Deviation Findings Sec. 38.340.070. of the Bozeman Municipal Code recognizes, “some buildings within the conservation district do not conform to contemporary zoning standards. In order to encourage restoration, rehabilitation and appropriate new construction activity that would contribute to the overall historic character of the community, deviations from underlying zoning requirements may be granted as described in division 38.250 of this chapter.” In order to encourage restoration, rehabilitation and appropriate new construction activity that would contribute to the overall historic character of the community, we are requesting deviations from underlying zoning requirements to (1) recreate the original “Westgate Village” sign on the concrete pad, which is a contributing element as noted above, with a newly constructed replication near the southeast corner of the parking lot, and (2) restore the one rooftop sign and sign frame, which was one of the four rooftop signage frames discussed above, that was removed pursuant to City’s request prior to 38.560.170 process. The other three rooftop signs still exist and are contributing elements to the historic integrity of the shopping center, as recognized by the Montana SHPO, and further explained above. The deviation requests are for the height, location, and size of the Westgate village monument sign and the location of the roof sign as further addressed under the Westgate Village Commercial Certification of Appropriateness Findings, below. The Secretary of the Interior’s Standards for Restoration and Guidelines for Restoring Historic Buildings provide the following definition of restoration.5 5 National Park Service, Technical Preservation Services, The Secretary of the Interior’s Standards for the Treatment of Historic Properties, Part 2 – Reconstruction and Restoration, https://www.nps.gov/orgs/1739/upload/treatment-guidelines-2017-part2-reconstruction-restoration.pdf (accessed December 7, 2022). 7 Restoration is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of … reconstruction of missing features from the restoration period. Restoring the Westgate Village sign and the missing rooftop sign frame and signage will accurately depict the form, features and character of the historic shopping center, with a period of significance of 1957-1973, by reconstructing these missing features and will contribute to the character and fabric of the commercial corridor along College Street. The Sec. 38.340.070. criteria for granting deviations are as follows: 1. Modifications must be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.340.050, than would be achieved under a literal enforcement of this chapter; Restoring the Westgate Village sign and the missing rooftop sign frame and business sign will be more historically appropriate for the Westgate Village Shopping Center and adjacent properties as they are in keeping with the form, features and character of the historic shopping center during its period of significance, and for the other reasons as described below. Recreation is based on historic photos, measured drawings on original sign permit, and surface remains of concrete base/pole configuration, as described the Comprehensive Sign Plan. See exhibit (3). The SHPO supports the replacement of these signs. 2. Modifications will have minimal adverse effects on abutting properties or the permitted uses thereof; and Restoring the Westgate Village sign and the missing rooftop sign frame and tenant sign are not expected to have any adverse effects on abutting properties nor the permitted uses of those properties, rather will contribute to the character and fabric of this commercial corridor along College Street. 3. Modifications must 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 part 1. Restoring the Westgate Village sign and the missing rooftop sign frame and business sign are not expected to have any impacts on public health, safety and general welfare. The use of the property remains the same and the deviation is merely to replace signs that once existing on the property. The Montana SHPO recognized the importance of the signage to the overall historic aesthetic of Westgate Village.,6 including the retention of historic rooftop signs. The Secretary of the Interior’s Standards for The Treatment of Historic Properties – Guidelines for Restoration state, “Missing features from the restoration period should be replaced, based on physical or historic documentation, with either the same or compatible substitute materials. Only those designs that can be documented as having been built should be recreated in a restoration project.”7 As noted in the Westgate Village Historic Property Record, although the free-standing Westgate Village sign has been removed, its configuration, dimensions, and materials are known and could be easily restored. The 6 See Document 09 Email from John Boughton, National Register Coordinator, SHPO, to Scott Carpenter, InteResources Planning, Inc. 7 National Park Service, The Secretary of the Interior's Standards for the Treatment of Historic Properties: Restoration as a Treatment and Standards for Restoration, Choosing Restoration as a Treatment, https://www.nps.gov/articles/000/treatment-standards-restoration.htm (accessed December 7, 2022). 8 Comprehensive Sign Plan describes the recreation as being based on the specifications of the original sign using historic photographs, measured drawings on the original sign permit, and surface remains of the concrete base/pole configuration.8 While the reintroduction of the Westgate Village sign will be a noncontributing element, due to age outside of the defined National Register period of significance, the SHPO noted “it is important to state that because it is a reintroduction and near facsimile of the original sign that once occupied the lot, little to no diminishment in the overall integrity of the property will occur.” Replacing this historic feature is consistent with documentary and physical evidence9. Restoring the signs to the Westgate Village Shopping Center is historically appropriate and important to our overall plans. The replacement of the original freestanding Westgate Village sign returns a sign that historically existed in the parking lot based on photo documentation included in (Document 03) Comprehensive Sign Plan (see pages 12, 15, and 20). The original Westgate Village sign was in existence from 1957 until approximately 1983, and the remnants of the original three posts supports for the Westgate Village sign remain evident onsite. The SHPO observed the following regarding the rooftop signage. The effort to retain the rooftop sign frames strongly conforms to the original promotion of the different business that occupied (and continue to occupy) the complex. Although the names of the businesses on the signs changed over time, the method of using rooftop signage and affixing that signage to the frames remained constant. Retention and use of the rooftop frames strongly contributes to the overall integrity of the property.10 Anecdotally, we understand one of the four historically used sign frames was removed at the request of the City during the sign permitting process, for which a COA was granted for Koko & Co Hair & Body Works, which occupied 1109 West College Street in Westgate Village, also known earlier as Hair Today. The three remaining sign frames remain in use on the roof of the historic shopping center. Replacing the sign frame and business sign is a necessary component of our Comprehensive Sign Plan and allows the tenant to advertise their commercial use, consistent with other tenants. Sec. 38.340.050, Bozeman Municipal Code Westgate Village Commercial Certification of Appropriateness Findings Pursuant to Sec. 38.340.050.A, all work performed with respect to the new signage in completion of the certificate of appropriateness, if approved, will be in conformance with the most recent edition of the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. 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, must focus upon the following: 8 See Document 03 Comprehensive Sign Plan, pages 5-6. 9 Id. at Standards for Restoration, Standard 7. 10 See Document 09 Email from John Boughton, National Register Coordinator, SHPO, to Scott Carpenter, InteResources Planning, Inc. 9 1. Height; The height of the Westgate Village sign is proposed to be 18 feet, just over the original height, that was 17 feet high.Trapezoidal shaped Westgate Village approximately 5 feet high by 7 feet 8 inches wide, approximately 32 square feet. Four individual business signs included on the Westgate Village posts, each of which will be approximately 1 foot 6 inches tall by 5 feet wide, 7.5 square feet each (total 4 signs: 30 square feet). The allowed height in the B1 District is 13 feet. The objective of restoring the Westgate Village sign is to maintain character of the historic shopping center by reconstructing this missing feature. The additional five feet will not adversely affect the commercial corridor along College Street. The sign is expected to contribute to the character and fabric of the area. The height of the rooftop sign frame will be the same as the existing sign frames, that is 8 feet wide by 4 feet high. The signs on the historic frames varied in size over time. Three of the signs will be the same size, 8 feet by 4 feet and the Colombo’s sign will reduce its current size to 5 feet high by 12 feet wide in order to keep the size and proportions more consistent across the roof. 2. Proportions of doors and windows; No change proposed by this COA. 3. Relationship of building masses and spaces; No change to building masses and spaces proposed by this COA. Signage is proportionate to building masses and spaces, and, as observed by the SHPO, retention and use of the rooftop frames strongly contributes to the overall integrity of the property. The Westgate Village sign will be the same dimensions as the original. 4. Roof shape; No change proposed by this COA. 5. Scale; The scale of the restored Westgate Village sign will mirror the original and the scale of the rooftop sign frame and associated signage will be consistent with the existing historic sign frames. Location of the Westgate Village monument sign is proposed to be relocated from the original location, evident from the surface remains of the concrete base/pole configuration, to the southeast to allow for parking lot improvements as part of the Planned Parking Lot Improvement for Westgate Village Shopping Center. The Westgate Village access will be relocated to the east and the surface remains of the concrete base/pole configuration will be removed. The new access location is expected to improve traffic flow and reduce access directly on College Avenue. The recreation of the Westgate Village monument sign, including the size at 35 square feet, is based on historic photos, measured drawings on original sign permit, and surface remains of concrete base/pole configuration, as described the Comprehensive Sign Plan and above. The location of the rooftop sign frame and associated signage will also be consistent with the existing historic sign frames. 10 Replacement freestanding Westgate Village monument sign will return a sign that historically existed in the parking lot based on photo documentation. Replacing the rooftop sign frame and associated signate will also return a sign that was removed. Both of these signs are historically appropriate to the Westgate Village Shopping Center and important to our overall plans. Again, we expect the restored signs to contribute to the character and fabric of this commercial corridor along College Street. 6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; No change to directional expression. Rooftop signs and Westgate Village sign will have the same directional expression as historically. 7. Architectural details; No change proposed by this COA. 8. Concealment of non-period appurtenances, such as mechanical equipment; and No change proposed by this COA. 9. Materials and color schemes (any requirements or conditions imposed regarding color schemes must be limited to the prevention of nuisances upon abutting properties and prevention of degradation of features on the property in question. Color schemes may be considered as primary design elements if a deviation from the underlying zoning is requested). As described above, the restoration of the Westgate Village sign will be based on documentary and physical evidence, including historic photographs, and remnants of the poles evident on site. The materials of the Westgate Village sign will be kept as close to the original building materials as practical. The material of the rooftop sign will be the same as the existing sign frames. C. Contemporary, non-period and innovative design of new structures and additions to existing structures is encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures or their components and when such design is compatible with the foregoing elements of the structure and surrounding structures. Restoring the Westgate Village sign and sign frame for the roof-top sign contribute to the historic and cultural significance of this historic shopping center and are compatible with and complement the National Register- eligible shopping center and are consistent with the Secretary of Interior’s Standards for Restoration. See comments from the SHPO and citations to the Secretary of Interior’s Standards for Restoration above. D. When applying the standards of subsections A through C of this section, the review authority must be guided by the design guidelines for the neighborhood conservation overlay district. Application of the design guidelines may vary by property as explained in the introduction to the design guidelines. When reviewing a contemporary, non- period, or innovative design for new structures or additions to existing structures, the review authority must 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. 11 The restoration of the Westgate Village sign and rooftop sign frame and business sign is consistent with the following provisions of the Bozeman Design Guidelines11. B. Preservation Goals for Bozeman. “A primary design goal for Bozeman is to preserve the integrity of its individual historic structures and the character of its streetscapes in the Neighborhood Conservation Overlay District.” The Westgate Village contributes to the character of the streetscape of West College Street. C. Basic Preservation Theory, Alterations. “Some early alterations may have taken on historic significance of their own. One constructed in a manner that is compatible with the original building and that is associated with the period of significance may merit preservation in its own right.” The new Westgate Village sign is compatible with the original building and replaces the historic sign on the property. The sign frame will mirror the existing sign frames that allow promotion of the different business that occupied (and continue to occupy) the historic shopping center, which, as acknowledged by the SHPO, “retention and use of the rooftop frames strongly contributes to the overall integrity of the property” even though the names of the businesses on the signs change over time, as “the method of using rooftop signage and affixing that signage to the frames remained constant.” D. Preservation Principals. “Building uses that are closely related to the original use are preferred.” Westgate Village continues to be used for its original and historic use as a shopping center with a variety of tenants. D. Preservation Principals. “Protect and maintain significant features and stylistic elements. We are preserving signs and sign frames that are intact and in good condition, and reconstructing signs and sign frames that are missing entirely, based on appropriate photographic evidence, consistent with Section F, Planning a Preservation Project. The original metal sign frames preserve the information related to design, materials, construction, and location. F. Planning a Preservation Project Reconstruct: If the feature is missing entirely, reconstruct it from appropriate (photographic) evidence. (This treatment is only appropriate for small portions of a project, not the majority of the work.) The Westgate Village sign and sign frame will replace features that are missing entirely, will be reconstructed based upon appropriate photographic evidence, and comprise a small portion of the project. I. Signs, Policy, “All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is perhaps the most critical factor in maintaining the order and integrity of a commercial building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that the driver, or pedestrian, can easily interpret and utilize to the mutual benefit of merchants, tourists and customers.” 11Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District, January 17, 2006, Amended July 13, 2025, https://www.bozeman.net/home/showpublisheddocument/8932/637848442376870000 (accessed December 7, 2022). 12 Replacing the Westgate Village sign and the single rooftop sign frame are proposed as part of the Comprehensive Sign Plan that was developed with the overall context of the shopping center and this area of College Street in mind. Both will be located in the original location and are intended to create a visual pattern that the driver, or pedestrian, can easily interpret and utilize to the mutual benefit of merchants, tourists and customers as they have historically. Guideline 6. “A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use.” Westgate Village is set back from the street edge, so the freestanding sign is appropriate. E. Conformance with other applicable development standards of this chapter. Development in the NCOD must comply with all other applicable development standards of this chapter. The Comprehensive Sign plan for Westgate Village has been submitted and this Addendum including the COA request and deviation are the procedures recommended by Planning Staff in order to obtain approval of the Comprehensive Sign Plan. F. Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in chapter 2, article 6, division 2. Not applicable at this time. See Sec. 38.340.050, Bozeman Municipal Code Sec. 38.560.200.E.1, Bozeman Municipal Code The murals on the east side of the Westgate Village are considered nonconforming sign pursuant to Sec. 38.560.200.E.1, Bozeman Municipal Code, as we are currently undergoing the Certificate of Appropriateness process pursuant to Sec. 38.230.080, Bozeman Municipal Code. We are not planning any work at present on the mural. 13 Conclusion Westgate Village exhibits a unique mid-century character that is currently not well documented or preserved in Bozeman, and we would like to contribute to those preservation efforts. Many of Bozeman’s examples of mid- century architecture have, unfortunately, been destroyed or greatly altered. The enclosed Comprehensive Sign Plan is a small part of an overall plan to both restore the historical nature and integrity of the shopping center and improve and revitalize this historic business hub on West College. See Document 04. (DRAFT) Historic Preservation Plan. Based on the foregoing and the additional documents included herewith and listed below, we respectfully request that you recognize the historic significance of the Westgate Village Shopping Center, including the signage as described herein and in the Historic Property Record, and adopt findings by resolution supporting this and approving the Comprehensive Sign Plan pursuant to Sections 38.560.170, 38.340.070, 38.340.050 and 38.560.200.E.1 of the Bozeman Municipal Code. Please feel free to contact us if you have any questions. Sincerely, Seth Cooper & Cassie Colombo (406) 577-2641 List of Documents Submitted: 01. Historic Designation for Westgate Village Cover Letter (from previous submission) 01A. Historic Designation for Westgate Village Cover Letter Addendum (this document) 02. Montana Historic Property Record, Westgate Village Shopping Center (from previous submission) 03. Comprehensive Sign Plan: Historic and Culturally Significant Signs, Westgate Village Shopping Center (updated with this submission) 04. (DRAFT) Historic Preservation Plan: Westgate Village Shopping Center (updated with this submission) 05. Planned Parking Lot Improvement for Westgate Village Shopping Center (from previous submission) 06. Determination of Eligibility for Westgate Village Shopping Center (from previous submission) 07. Letters of Support (from previous submission) 08. Signage Timeline with photographs (new with this submission) 09. Email from John Boughton, National Register Coordinator, SHPO, to Scott Carpenter, InteResources Planning, Inc. date 1 December 2022 (new with this submission) 10. Overall Sign Calculation for Westgate Village (new with this submission)