HomeMy WebLinkAbout03-Mill Bldg Reno Project Narrative
Site Plan Submission UPDATED
February 7th, 2025
Bozeman, MT
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provides year-round opportunities for the non-profit Tinworks Art community space,
adding non-profit cultural, gathering and exhibition spaces, restrooms and supporting storage space. It is a careful
insertion into an existing neighborhood landscape and fabric that is unique in character. The expired uses are preserved in their form, materiality, openings and spaces between, all contributing to the character and memory of
place. The site does not fit within a specific template of development. If forced to align to a prescriptive template via
zoning or block frontage guidelines, the character and memory of the place risks being lost. Rather, the project is
a response to the very specific design elements of the neighborhood closely following the intent and purpose of the
Neighborhood Conservation Overlay District (NCOD) outlined in Section 38.340.010, 1,2,3,4,5. It is designed to honor the history, but infuse new vitality into the neighborhood with uses better aligned to the changing economic patterns
and needs of the community.
NEIGHBORHOOD CHARACTER
The site is in the middle of the Northeast Historic Mixed-Use District (NEHMU). By definition the intent of the NEHMU is to "provide recognition of an area that has developed with a blend of uses not commonly seen under typical
zoning requirements." The functional requirements for loading, storing and distributing agricultural products informed
the scale, form and materiality of the buildings on and directly adjacent to the site. This created function-first and
minimally adorned architecture with an emphasis on spaces between buildings. This language is key to informing
new experiences that are not overly commercial (downtown streetscape) or overly sanitized, preserving the grit and character of the neighborhood.
BUILDING PROGRAM NOTES
The Mill Building, was originally a warehouse servicing the adjacent Misco Mill. It is thought that the 17' gap between
the Misco Mill and the warehouse was used for loading/unloading grain to railcars on a spur line . The existing building is a single story, approximately 2,000 square feet. As an isolated structure it is historically non-contributing.
However the overly-simplistic form, lack of openings, grain elevator, and proximity to Misco Mill are defining patterns
and characteristics of the past use. The proposed renovation purposefully does not create any new openings other
than required points of entry/exit. Rather, a relic given new life, consistent and honest in form while activating the
space within.
The Mill Building is structurally compromised. However, the west and partial north/south walls constructed as wood
crib walls up to 14' will remain. The concrete slab will also remain. The remaining walls and roof will be re-built in
place. To meet energy codes, the entire structure will be wrapped in insulation. Wood siding is detailed to reference
the 8' spacing of the crib walls with vertical battens at 8' on center. The existing east clerestory is replaced with new glass. See elevation notes for additional detail.
The addition is approximately 1,200 square feet. It extends to the north of the Mill Building with entry defined as
a 'dog-trot' or transparent pass-through used to connect the exhibition space with supporting program elements of
restroom and storage to make the building code compliant. See elevation notes for additional details.
LANDSCAPING
All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC, including the use
of drought tolerant plants, the use of appropriately sized landscape plant material, street frontage landscaping,
coordination with utilities, and the use of permanent irrigation. All service areas and utility equipment will be screened.
Zoning: NEHMU
Block Frontage: Mixed-Use
Property/Lot Area: 23,000sf / 0.528 acresFAR: N/A (38.320.050)
Building Footprint: 3,689sf
Lot Coverage: 100% Allowed / 16% Actual
Building Height: 50 Feet Allowed / 24'-11" Actual
Building Areas: 2,180sf Existing Renovation 2,223sf Addition
4,403sf Total
Side and Rear Setback: 3 feet
Proposed Use(s): Community Center
E Cottonwood
*
*Entry centrally located to accommodate all entries to the overall Tinworks campus. Allowing the existing Mill Building to remain the prominent streetscape presence, preserving the industrial nature
of Northeast Bozeman and it's vernacular, while still approachable in proximity to the Cottonwood
frontage and it's foot traffic.
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38.340.010 Neighborhood Conservation Overlay and Historic Preservation (NCOD)/C The intent and purpose of the conservation designation is to stimulate the restoration and rehabilitation of structures, and
all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial
areas. New construction will be invited and encourage provided primary emphasis is given to the preservation of existing
buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of
the property and the surrounding neighborhood or area.
The existing building on the property is being refurbished (see project narrative) for the purpose of preserving the
character and fabric of the neighborhood. The added space preserves the existing figure/ground relationships adjacent
to Cottonwood, preserves valuable open space to the east of the existing building and re-activates the existing space
between buildings. .
/D In view of the fact that most of the area included within the boundaries of the conservation district was developed and built
out prior to the adoption of zoning and contemporary subdivision regulations, the construction, development pattern and range of
uses is highly diverse and may not be in compliance with conventional regulatory requirements. This part 1 recognizes that this diversity is a contributing element of the historic character of these neighborhoods or areas. The provisions of this part 1 must be
applied in a manner that will encourage the protection and enhancement of the many diverse features for future generations.
The proposal prioritizes existing and established neighborhood patterns of form and space, especially between buildings. Current zoning and block frontage patterns would, if followed, deviate from the character of the
neighborhood and compromise the integrity of place. For example, they prioritize street frontage and percentage of
openings vs the historic spatial arrangement of buildings driven by function. These unique (to today's standards)
spatial arrangements are opportunities to engage with space that is more aligned with the historic character of the
neighborhood. Specifically, keeping the Mill Building in its current location without a conventional entry allows the focus to shift to the space between buildings and become a contextual experience, aligned with prior site activities.
/F. It is further the purpose of the conservation district designation to protect and enhance neighborhoods or areas of significant land planning or architectural character, historic landmarks or other built or natural features for the educational, cultural, economic benefit or enjoyment of citizens of the city. It will be the policy and responsibility of the administrative entities of this part 1 to:
1. Protect, preserve, enhance and regulate historically significant structures, archaeological or cultural sites, and areas that:
a. Are reminders of past eras, events or persons important in local, state or national history;
The existing structure, although considered non-contributing by the historic review standard, is very much
contributing to the form and memory of place. It represents a past use and presents an opportunity to be re-purposed without altering neighborhood fabric and character. If removed, the neighborhood would further be
stripped of the reminder of past eras.
b. Provide significant examples of land planning or architectural styles, or are landmarks in the history of land planning
and architecture;
The railroad spur line used for loading and distributing grain helped shape the scale and experience of the
in-between spaces. Specifically the 17 foot gap between the Warehouse Building and Misco mill. This is re-
purposed as a sculptural garden, celebrating the prior activity that helped shape the neighborhood. Lack of adornment or openings speaks to the functional storage purpose of the building and keeps the focus on the
exterior spatial experience. The new functional purposes of the Mill Building do not benefit from glazing.
c. Are unique or irreplaceable assets to the city and its neighborhoods;
The structurally preserved grain elevator is a memory and asset to the neighborhood’s history as is the re-
purposed access point between existing buildings. The ability to walk between large agrarian buildings has all
but been removed from the fabric of our downtown. The proposed revitalizes that opportunity.
d. Provide examples of physical surroundings in which past generations lived; or
e. Represent and express the unique characteristics of small agricultural-based, western city developmental patterns; As noted above, the grain distribution spur lines created space between buildings. The functional requirements
for loading, storing and distributing grain informed the scale, form and materiality of the buildings. This created a
function-first and minimally adorned architecture.
2. Enhance property values through the stabilization of neighborhoods and areas of the city, increase economic and financial
benefits to the city and its inhabitants, and promote tourist trade and interests;Although the agrarian past has expired, the community center creates an opportunity to infuse vitality into the
neighborhood and preserve character verses deviating to a use that requires a departure in scale and development
patterns. Ultimately the community center allows the core user, Tinworks, to strengthen their mission of providing
community-based art and art activities that are specific to the neighborhood and region.
3. Develop and maintain the appropriate environment for buildings, structures, sites and areas that reflect varied planning and
architectural styles and distinguished phases of the city's history and prehistory;
The placement of the addition and revitalization of the existing buildings maintain the critical open space and density
that is synonymous with the neighborhoods past use. Often, when a use has expired, the historical patterns are
erased and a new "highest-and-best" use replaces to meet current zoning requirements. Per the stated purpose of
the NCOD, the existing character, development patterns and architectural styles are given priority over current zoning and block frontage standards. This is specifically represented in the re-purposing of the existing facade and its lack
of adornment. The result shifts the focus from the building to the spaces between. This is a key and critical shift in
planning specific to this site in relation to the history.
4. Stimulate an enhancement of human life by developing educational and cultural dimensions, which foster the knowledge of
the city's heritage, and cultivate civic pride in the accomplishments of the past; andThis is in perfect alignment to the Tinworks mission and the proposed development patterns.
5. Seek to maintain and enhance the many private and public elements that are unique to the fabric, theme and character of
each neighborhood and area, including, but not limited to: lighting, pathways, street trees, natural areas and other features that
may, from time to time, be identified by the citizens and property owners' of neighborhoods, areas and subsections thereof.
Reference all responses to 1 through 4 above.
38.500.020 Project Design Applicability and Compliance
A. Relationship to other codes and documents. Where provisions of this article conflict with provisions in any other section of the
UDC, this article prevails unless otherwise noted. Relationship with other notable design provisions and guidelines:
1.
However, the review authority may apply the provisions of this article in the event of a conflict, where the review authority determines that the provisions herein help new development better meet the purpose and intent
of neighborhood conservation overlay district per section 38.340.010.
38.510 Block Frontage Standards
Per 38.500.020 the Block Frontage Standards may be superseded by the provisions of the NCOD.
The following diagrams and images annotate compliance with Block Frontage Standards or where provisions of NCOD
supersede the Block Frontage Standards.
A D
3
4
2
1
B C
Property Line 150.09'
10' Public Easement
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From 1984 Historic Report 2024 - Current Condition
• Building entrances - Building entrances must be visible and directly accessible from the street.• Facade Transparency - at least 25% of the ground floor between 4' and 8' above sidewalk - SEE NEXT PAGE OF THIS DOCUMENT FOR DEPARTURE
Block Frontage Entry is addressed via the following design considerations:
(1) To honor the historic development patterns and history of the site, the space between buildings, once used for loading railcars is re-activated as a sculptural garden. Building Entry occurs at both the east and west as a transparent pass-through. A through-site pedestrian path extends along the east side of the building The entry experience starts at the property line, to make the most of changing landscape art opportunities.
(2) The existing building preserves its simple facade without openings, a nod to its prior use as a warehouse, but more importantly the simple agrarian structure does not detract from the surrounding exhibition spaces and does not compete with the building entry centered on Tinworks campus.
EXTERIOR EXHIBITION SPACE
EXTERIOR EXHIBITION SPACE
Entry
Fence
EXTERIOR
EXHIBITION SPACE
PEDESTRIAN
ACCESS
Proposed
Property Line
Property Line
Property Line
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Restrooms Gallery Gallery Restroom
Clerestory
Existing OpeningProposed as Small Window
Preserve Exterior Wall Surface for Exterior Art & Projections
Existing OpeningProposed as Small Window
Clerestory
Gallery EntryTransparentGallery Gallery
Upper Storage
Existing Opening
Proposed as Doors
The below illustrates the departure request to deviate from facade transparency due to the specific uses of the building within (Exhibition/Gallery) and the existing and adjacent building precedent. The Exhibition/Gallery spaces cannot have glass without compromising their use. The lap siding proposed is similar in scale to the adjacent Misco Mill. The exterior spaces adjacent to the building are used as exhibition space as well, supported by the building surfaces as blank canvases for rotating art and projected art.
Adjacent Building Blank Walls
Existing Mill Building
EntryTransparent
Misco Mill Lap Siding (Left)
Proposed Lap Siding (Right)
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- Metal Roof - Standing Seam
- Zinc Siding
Rheinzink PrePatina Graphite Grey
B
C
A
A B
D
South Elevation / E. Cottonwood
East Elevation
- Wood Lap Siding W/ Battens
Lunawood Horizontal WD
- Entry Door
Vertical WD Planks Wide
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'Community Center'
2,380 sf / 200 = 11 spaces
TOTAL PARKING DEMAND FOR LOT C1 = 11
Bike Parking
10% of 1 = 1 required / 2 Provided
NOTE:
A separate application will be submitted as a minor site modification for the
adjacent Lot A1 (to the north). The site modification will improve the existing
parking lot with striping and wheel stops, in addition to defining the parking
demand from Lot A1 and the available spaces to share with Lot C1.
A D
3
4
2
1
B C
Property Line 150.09'
10' Public Easement
Exhibition
2,024 sf
Entry
Exhibition
356 sf
Restrooms
(Storage Area Above)
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8’
8’
8’
8’
8’
8’
that are allowed to
patina and age over time
informs a humanness and
connection between space
and visitor.
The of
a grain elevator offers a
relevant and
honest precedent for
materiality
and structural repetition.
Creating
scales and frames an
experience.
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