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Home My WebLink About25709 112 S Church Ave SP and CCOA FINAL Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 1 of 62 Application No. 25709 Type Site Plan and Commercial Certificate of Appropriateness Project Name “The Depot on Church” mixed use development Project Summary The subject property (“Site”) is located at 112 South Church Avenue one lot south of the intersection of East Babcock Street and South Church Avenue, on the east side of the street. The proposed building would provide a mix of uses, including retail, office, parking and 12 apartment dwelling units. It is proposed as a 61,350 square foot (SF) building with a basement and six stories at 70’-0” height with an additional 12-foot-tall elevator/stairway penthouse. The project is planned with 18 parking spaces in a ground-floor garage, 9 bike parking spaces within the building and 2 bike parking spaces along the S. Church Avenue facade. It is planned to be built in one phase. The building lies at the southern boundary of the B-3 zoning district on Church Avenue. It’s form steps back (inward) from the site’s southern property line which abuts a single-household dwelling lying with the abutting R-2 zoning district. It is noted that as of February 1, 2026, the R-2 (Residential, moderate-density) zoning designation was changed to an R-A, lower density residential designation per City Ordinance No.2151. The Site lies within the Neighborhood Conservation Overlay District (NCOD) but is not within a designated historic district. The Site previously contained a 1.5-story single-household dwelling, circa 1889, that had been vacant since 2018. The house was not designated as an historic building nor deemed contributing to, or eligible for, a potential historic district (see Section 11 below). The house was deemed an unsafe structure by the City’s Chief Building Official and the owner subsequently demolished the house and cleared the Site in the summer of 2025, pursuant to an approved NCOD demolition permit (Project No. 24643). This application was submitted on December 15, 2025, and was deemed to be complete and adequate for further review and evaluation on January 27, 2026. Public notice took place from February 9, 2026, through March 2, 2026. Public comments received during this period conveyed concern with the building’s height, scale, massing, potential parking and traffic congestion in the area, and concern with the project’s consistency with the Neighborhood Conservation Overlay District design guidelines. Please see descriptions of the public comments beginning on page 29 Zoning B-3, Downtown Business District Growth Policy Traditional Core Parcel Size 0.31 acres Overlay District(s) Neighborhood Conservation Overlay District (NCOD); Federal Flood Insurance Rate Map (FIRM) mapped as the Church Avenue Split (a Split from Bozeman Creek); August 2025 City of Bozeman Downtown Design and Construction Standards (for Subarea 4 (side streets). Street Address 112 South Church Avenue Legal Description Lot 1, Block A of Rouse’s Second Addition to the City of Bozeman and Block A, Tract SE Corner of Lot 1 being 74’ by 52’ and 28’ by 14’ of Plat A-11, situated in the SE ¼ S7, T2 S, R6 E of the P.M.M. City of Bozeman, Gallatin County, Montana. Owner WAM Development Group Applicant Same Representative JBB Architect, c/o Jillian Bowers-Bertelli Staff Planner Susana Montana Engineer Simon Lindley Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 2 of 62 Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal February 9th through March 2nd, 2026. 2/6/26 2/6/26 NA Advisory Boards Board Date Recommendation Development Review Committee (DRC) 1/27/26 The DRC has determined that this application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Recommendation This application was submitted on December 15, 2025, was deemed a complete and adequate application on January 27, 2026, and is being reviewed under the 2018 Uniform Development Code (UDC). The Director has determined that this application is adequate, conforms to those standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date 3/30/26 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 or here. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 3 of 62 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to the 2018 Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of the 2018 Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The Applicant proposed to the City a Site Plan (SP) to permit construction of a mixed-use building containing retail, office, 12 apartment dwelling units and vehicle and bicycle parking on a Site lying within a B-3 zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of the 2018 Ch. 38, BMC; to evaluate the proposal against the criteria of the 2018 BMC Sections 38.230.100 (Site Plans) and 38.240 (Certificate of Appropriateness) and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. It is noted that this application was submitted to the Community Development Department on December 15, 2025, was reviewed by the City’s Development Review Committee (DRC) and was determined to be adequate for further review and public notice on January 27, 2026. Therefore, the 2018 UDC was in effect when the project application was granted “adequacy” and will be evaluated by the 2018 UDC which was in effect at that time. The updated UDC was not effective until February 1, 2026. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by the 2018 Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by the 2018 Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of the 2018 Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of the 2018 Ch. 38, BMC. On this _30th_ day of ___March____, 2026, Erin George, Director of Community Development, or her designee approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by the 2018 Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 15 business days after the date of the final decision as evidenced by the Director’s signature. Note that an appeal application would be deemed a new application and would therefore follow the appeal procedures set forth in the February 1, 2026 UDC Sec. 38.760.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT OR DESIGNEE Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 4 of 62 CONDITIONS OF APPROVAL PLEASE NOTE THAT THESE CONDITIONS ARE IN ADDITION TO ANY REQUIRED CODE PROVISIONS IDENTIFIED IN THIS REPORT. 1. The Applicant is advised that unmet code provisions or code provisions that are not specifically listed as conditions of approval does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or State law. 2. The Applicant has submitted a Subdivision Exemption application, No. 25634, to combine Parcels 1 and 2 of Block A of Rouse’s Second Addition to the City of Bozeman to establish a single development lot. Recordation of this amended plat must be accomplished prior to final approval of this site plan and prior to issuance of a building permit for this project. 3. SID Waiver Sec. 38.100.050 & Sec. 38.100.070 General Provisions. Prior to final site plan approval, the applicant must provide and file with the County Clerk and Recorder's office an executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard form for the following: a. Intersection improvements to Church Avenue and Babcock Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. CODE PROVISIONS 1. BMC 38.600.170.C.4. A floodplain permit must be obtained prior to final site plan approval. The floodplain permit application and required materials shall be provided to the City floodplain administrator electronically through the PDox electronic plan review system. The development applicant shall notify the floodplain administrator that the floodplain permit application has been submitted to PDox by directly emailing lance.lehigh@bozemanmt.gov. 2. BMC 38.510. Storefront Block Frontage. Prior to issuance of a building permit application, the Applicant must provide a revised building elevation sheet for the S. Church Avenue façade that lists the percent of clear transparency windows and doors in accordance with standards. 3. BMC 38.420. Parkland. Prior to final site plan approval, the final Cash-in-lieu-of-Parkland (CILP) evaluation must be completed and the fee paid. The CILP value determined at time of site plan adequacy was $2.65/sf. The final CILP payment of $12,696.15 is due prior to final site plan approval. 4. BMC 38.410.130. Water Adequacy: The project's estimated annual municipal demand is 1.96 acre-feet which must be offset prior to site plan approval. At the City's current CILWR fee rate of $6,000/AF the CILWR fee for the project is $11,760. Payment must be made prior to the final site plan approval. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 5 of 62 Figure 1: Current Zoning Map Figures 2 and 3: Project Site Location (House demolished in Summer of 2025) B-3 Site Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 6 of 62 Figure 4: Proposed building footprint on Site Church Ave. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 7 of 62 Figure 5: Church Avenue facade Figure 6: Church Ave. and alley façade Site Church Avenue facade Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 8 of 62 Figure 7: South elevation Church Avenue facade alley facade Façade next to house in R-2 district. Building height transitions (step-backs) begin on this side. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 9 of 62 Figures 8 and 9: Neighborhood Context (building height and # stories noted) Figures 10 and 11: Proposed site plan Site Site 5s 1 and 1.5 story houses Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 10 of 62 Enlarged view Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 11 of 62 Figure 12: Basement floor plan Figure 13: First floor plan Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 12 of 62 Figure 14: Second floor plan Figure 15: Third floor plan Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 13 of 62 Figure 16: Fourth floor plan Figure 17: Fifth floor plan Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 14 of 62 Figure 18: Sixth floor plan Figure 19: Rooftop plan Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 15 of 62 Figure 20: Ground level landscape plan Figure 21: Building Step-back/ height transitions, per 2018 UDC Sec. 38.320.060 Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 16 of 62 Figure 22: West and east building elevations Figure 23: North building elevation Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 17 of 62 Figure 24: South building elevation Figure 25: North elevation rendition Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 18 of 62 Figure 26: South elevation rendition Figure 27: West and east elevation renditions Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 19 of 62 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Traditional Core Yes Zoning B-3, Downtown Business District Yes Staff Comments: The Site lies within the Traditional Core land use designation of the 2025 Bozeman Community Plan’s Future Land Use Map (FLUM). The traditional core of Bozeman is Downtown. This area exemplifies high quality urban design including an active streetscape supported by a mix of uses on multiple floors, a high level of walkability, and a rich architectural and local character. Additionally, essential government services and flexible spaces for events and festivals support opportunities for civic and social engagement. As Bozeman grows, continued evolution is necessary for long-term resilience. Challenges do exist, particularly around keeping local identity intact, balancing growth sensitively, and welcoming more transportation modes and residents. Underdevelopment and a lack of flexibility can threaten the viability of the land use designation. Future development should be intense while providing areas of transition to adjacent neighborhoods and preserving the character of the Main Street Historic District through context-sensitive development. The B-3 Downtown Business District is an implementing zoning district for the Traditional Core land use designation. This application is being evaluated by the 2025 Bozeman Community Plan policies and the 2018 Unified Development Code (UDC). The application for a mixed-use development at the southern edge of the B-3 District responds to the following Community Plan goals and policies: Goal N-1: Support well-planned, walkable neighborhoods. Policy N-1.1—Promote housing diversity, including missing middle housing. Goal DCD-1: Support urban development within the City. DCD-1.5: Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD- 1.9: Promote mixed-use developments with access to parks, open space, and transit options. DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.040.D) Meets Code? Condominium ownership Yes Comments: The type of ownership has not been declared by the Applicant. The project can be rental or condominium units. Should the Applicant seek a Condominium form of ownership, they must submit a new application which must meet current (NEW) UDC and Montana Statute standards found in Section 38.310.020. Condominium developments must comply with all provisions of the Unit Ownership Act, MCA 70-23-101 et seq., and all regulations adopted to implement to Act. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 20 of 62 Current Violations None Yes Comments: Please see Section 11 below. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Site Plan submittal requirements 38.220.100 Yes Certificate of Appropriateness submittal requirements 38.240 Yes Phasing of development 38.230.020.B No. of phases: 1 Any additional use permit (Special use Permit) 38.230.120 NA Comments: The project is proposed in one phase and no special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Retail, office, residential apartments Yes Form and intensity standards 38.320 for B-3 District Zoning: Setbacks (feet) Structures Parking / Loading Yes Front See Storefront Block Frontage Section 7a below. NA Rear None required or provided. NA Side None required. North side: western 2/3rd no setback; eastern 1/3rd 6-foot setback. South side: 5-foot setback along entire property line at grade. NA Alley None required NA Comments: There are 26,568 square feet (sf) of residential space in 12 apartment dwelling units proposed on the second through sixth floors; 1,723 sf of retail space on the ground floor facing Church Avenue; 4,083 sf of office space on the second floor, enclosed parking on the first floor, storage for residents in the basement, private open space on balconies, and common open spaces throughout the building. Please see the building design discussions of Section 12 for additional information. Lot coverage Allowed: 100% Provided: 83% Meets Code? Yes Building height Allowed: 70’ Provided: 70’ with additional 12’ height for an elevator penthouse. Yes Comments: Table 38.320.030.C, Note 56 states: “An area, not to exceed a total of ten percent of the building footprint, may extend above the maximum building height by up to 12 feet. Such elements may include stair or elevator penthouses, service elements, or habitable area and must be set back from the edge of the building by at least five feet to reduce the visibility of such feature.” The project meets this standard. Applicable zone specific or overlay standards: Certificate of Appropriateness 38.330-040; and August 2025 City of Bozeman Downtown Design and Construction Standards Yes Comments: See Sections 11 and 12 below. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 21 of 62 General land use standards and requirements 38.350; Specific Use Standards 38.320 Meets Code? Yes Comments: Mixed Uses: retail=1,723 sf, office= 4,083 sf and residential/12 apartment dwelling units= 26,568 sf. All of these proposed land uses are permitted as-of-right in the B-3 district. Applicable Supplemental use standards 38.360 NA Supplemental uses/type None requested. Yes Comments: The proposed mix of land uses are permitted as principal uses in the B-3 district. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: There are no wireless antennae on the Site. The dwelling units are expected to be market-rate; either rentals or condominiums. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements NA Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: The applicant provided a Traffic Impact Study (TIS) conducted by E5 Engineering, which was thoroughly evaluated by the Engineering Division and was found to satisfy the City standards for trip generation and level of service (LOS) evaluations. The project is anticipated to generate 246 daily, 17 AM peak hour vehicular trips and 20 PM peak hour vehicular trips. Based on the Level of Service standards of BMC 38.400.060.B.4, the traffic impacts resulting from the proposed project do not require mitigation. The City received public comments regarding congestion, street widths and parking in this area of downtown. The traffic impacts from the proposed development do not require mitigation associated with this project. The City mitigates already existing and cumulative traffic concerns through the projects identified during the development of the Capital Improvement Program, utilizing City funds, including transportation impact fee funds. Sidewalks 38.400.080 Yes Comments: The site will include new concrete sidewalk along the South Church Avenue street frontage. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access to the parking garage is from the alley between East Babcock Street and East Olive Street. The proposed alley section has been reviewed and approved by the Fire Department and Engineering Division. The existing gravel alley will be paved with this project from the existing asphalt to East Olive Street. The alley section includes at least 25-feet of pavement adjacent to the site to accommodate the Fire Department. The remainder of the alley meets the right-of-way and driving surface width requirements in BMC 38.400.060. Church Avenue is a city collector street. Curb, gutter and sidewalk will be constructed in conformance with the City of Bozeman Downtown Design and Construction Standards. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 NA Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 22 of 62 Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 Yes Comments: There are no applicable pathways for transportation facilities, nor public transportation proposed with this project. However, the Site is well served by the Streamline bus service by the Brown, Pink and Blue lines. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: The Site is less than two blocks from the Downtown Main Street shopping and dining and lies less than two blocks from Bogert Park, Lindley Park, Burk Park, the Gallagator Linear Park Trail, and the Public Library; all are considered neighborhood centers. Lot and block standards 38.410.030 -040 NA Midblock crossing: rights of way for pedestrians/alternative block delineation NA Comments: This lot lies within one of the original Bozeman downtown subdivision blocks. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Yes Provisions for utilities including efficient public services and utilities 38.410.050-60 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes Water Adequacy CIL of water rights (CILWR) Yes, with Code Provision No. 4 Comments: The subject property is an infill site that has existing public infrastructure services to the site. A water, sewer and stormwater report was prepared by Morrison Maierle. New water and sewer services will connect to the existing public infrastructure in South Church Avenue. A new fire hydrant will be installed within 150 feet of the FDC in South Church Avenue right-of-way. The proposed project has been designed with one underground sealed detention vault system with a triplex redundant pump system to release stormwater from the vault to the existing storm main in South Church Avenue at the pre-development rates up to the 100-year storm. There is adequate water and sewer capacity to service the proposed development. Cash in Lieu of Water Rights must be paid to the City of Bozeman prior to final approval of this Site Plan per Code Provision #4. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Division for functionality and compliance with adopted standards. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Meets code. Watercourse setbacks 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f. NA Comments: There are no watercourses on the Site. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 23 of 62 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes, per Code Provision 3. Cash donation in lieu (CIL) 38.420.030 Improvements in-lieu Comments: CIL is proposed and was approved by the Parks Department in accordance with the code. Park Frontage 38.420.060 NA Park development 38.420.080 Recreation pathways 38.420.100 Park/Recreational area design Comments: The Site is located within two blocks of three City Parks: Bogart, Lindley and Burke as well as the Gallagator trail. 7a. Conformance with Article 5 – Project Design (38.510) Meets Code? Block frontage classification Storefront Yes Departure criteria None requested. NA Comments: See detailed design discussions in Section 12. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.510.040 Yes Comments: Please see detailed discussions in Section 12. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050.D Yes Internal roadway design 38.510.050.D NA Comments: On-site open space 38.520.060 Yes Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 24 of 62 Total required 1,650 sf Total provided 2,079 sf Comments: Meets code. Please see Figure 28 below. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 25 of 62 Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Service areas are internal to the building. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Figure 28: Open space locations Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 26 of 62 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential Table 38.540.050.A-1 12 dwelling units @ 1 space per unit in the B-3 zone per 2018 UDC Table 38.540.050-1 = 12 spaces Reductions to residential 38.540.050.A.1.b 2 Church Avenue frontage parking spaces. Total residential parking spaces required on-site: 10 Parking requirements nonresidential 38.540.050.A-2 Retail= 1,663 sf at 1:300 sf = 5 spaces Office= 4,021 sf minus 3,000 sf B-3 zone reduction = 1,021 @ 1:250 sf = 4 spaces. 9 spaces required before allowable reductions. Reductions non-residential 38.540.050.A.2.c (1) B-3 zone 3,000 sf reduction in parking requirement; and (2) two covered bicycle parking spaces for each vehicle space not provided up to 10% of required non-residential parking spaces. 14 covered bike parking spaces (racks) provided in the garage. Total non-residential parking spaces required on-site: 8 Provided off-street 18 vehicle parking spaces Provided on-street 2 Bicycle parking 38.540.050.A.4 2 required. 16 provided with 14 being covered racks in the garage. Comments: Meets code. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Additional berth – minimum 45 feet length Comments: Enclosed parking is proposed for the building, offering cars, biking, and handicap spaces with vehicle access from the alley along the east boundary line. The garage has 18 parking spaces and 12 covered bike parking spaces. Please see parking calculations below. Additional services offered at ground level through the parking structure in addition to car and bicycle parking are bicycle repair, a dog wash, package storage, trash and recycling. Comments: Please see detailed discussions in Section 12. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 27 of 62 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening Yes, along alley to screen electric meters Street frontage Street trees Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes, tree grates Irrigation: plan, water source, system type Yes Residential adjacency Yes, landscaping and trees along southern property line Comments: Meets code. Landscaping of public lands 38.550.070 Yes Comments: Street trees are provided in sidewalk tree pits and within the adjacent property boulevard space. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 28 of 62 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Signage for this building will require a separate building permit application. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Comments: Meets code. Please see Section 12 for detailed discussion. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 Yes, with Code Provision 1. The site is adjacent to the FEMA-regulated Church Avenue Split Special Flood Hazard Area associated with Bozeman Creek. A site-specific floodplain delineation completed by the applicant determined that the proposed building will be located within the 100-year floodplain fringe but outside the regulatory floodway. Under BMC 38.600, the use is permitted with floodproofing or elevation to the BFE plus 2 feet. The applicant proposes to dry floodproof the non-residential lower floors and elevate all residential areas, which are not eligible for dry floodproofing. Limited utility Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 29 of 62 work proposed within the floodway will require a no-rise analysis as part of the floodplain permit; this work will be temporary, with infrastructure replaced at existing elevations. Code Provision 1 requires, per BMC 38.600.170.C.4, that prior to final site plan approval, the Applicant must obtain a floodplain permit. Wetland regulations 38.610 NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes The public comment period for this application began February 9, 2026, and continued through March 2, 2026. A notice board was posted on the Site along the S. Church Avenue property line on February 6, 2026 and the public notice was mailed to owners of property lying within 200 feet of the Site’s exterior boundaries on that same date. It is noted that early during the public comment period, the notice posted on the property was defaced with a leaflet/sign pasted to the board that opposed the project. The Applicant notified staff of this situation and the notice board was cleaned and corrected for the remainder of the comment period. During this period nine email messages were received which contained a variety of comments on the proposed project. These comments are noted below, along with a staff response to each topic. It is noted that all nine commenters opposed the proposed project. Figure 29: Flood zone on Site space locations Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 30 of 62 Scale and size of the building in relation to the neighborhood. -“The building is inappropriate for its proposed location. Its mass and scale tower over the surrounding neighborhood.” -“While I am a proponent of infill and density, this building is not a “transition” structure from the Main Street core as it infringes upon the historic neighborhood. Perhaps if the building were more creatively designed (not another box like all of the other new projects (sorry, step-backs and flower boxes don’t count), and two stories shorter, then it would fit more the nature of its surroundings.” -“The block already has one large building and the lot is really too small to add another. I do not think cramming another large building in the area is necessary or needed, especially since there is currently an 18% vacancy rate in town.” - “There seems to be a significant conflict regarding the planning of this project. In The Depot On Church 00 Development Review Application (City Website Community Site Plan CCOA) dated November 17, 2025 the proposed height is indicated as 70 ft. Again, in the Application Summary also dated November 17, 2025 the height is indicated as 70 ft. However, the Notice of Site Plan and Certificate Of Appropriateness Applications posting at 112 S. Church, as well as on the Bozeman Planning website page, indicates 82 ft. It seems that planning has not been adequately performed when the height has changed by 12 ft. and all the previous plans and city discussion related to 70 ft. This certainly has an impact on the design and engineering of the structure and all services.” Staff Response: Yes, there is a significant building height difference between the 82-feet tall proposed building and the single- and story-and-a-half houses to the south along S. Church Avenue. The historic Rouse House abutting the Site to the north was recently renovated and converted to a lodging and event center establishment. The height difference is a function of the B-3 zoning lying at the edge of the lower height R-2 District. The proposed project’s building height meets the 2018 UDC standards as noted below. The maximum building height in the B-3 District is 70-feet per Table 38.320.050 of the 2018 UDC. However, height exceptions are allowed as noted in Figure 38.320.050.2 of that code which states: “Limited exceptions to height limits for elevator or stair penthouses or similar features are permitted provided they occupy no more than ten percent of building's footprint and are set back from the edge of the building by at least five feet to reduce their visibility from the ground level.” The proposed 70-foot tall, 6-story building features a rooftop elevator penthouse that is 12-feet in height. It is setback 5 feet from the edge of the building and is less than 10 percent of the building’s 11,076 square foot “footprint” and, therefore, meets code. Conflicts with NCOD Guidelines and Policies –“Neighborhood Conservation and Overlay District considerations: Chapter 3 Section E regarding Multi-family housing emphasizes that it is a goal that new buildings be compatible with the context of the neighborhood. It then lists actual guidelines to achieve the City of Bozeman Policy: 1. Retaining an existing single household building that contributes to the established character of the neighborhood in a multi-household project is encouraged. 2. Minimize the perceived scale of a multi-household building. 3. Use traditional features that will convey a human scale. 4. A new multi-household building should be within the range of heights seen traditionally in the neighborhood. 5. A primary building face should not exceed the width of a typical single household Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 31 of 62 building in a similar context . 6. The proportions of window and door openings should be similar to those used traditionally in the neighborhood. 7. Brick, stone and painted wood are preferred primary building materials. 8. Orient a primary entrance to the street, when feasible. 9. Provide some useful, functional common open space that can be enjoyed by all residents in the development. 10. Minimize the visual impacts of multi-household garages. 11. Design a surface lot with landscaping.” “The Depot On Church 25-709 Development is in total conflict with these “guidelines.” This project is obviously not “compatible with the context of the neighborhood." Perhaps it is difficult to enforce development “guidelines,” but guidelines exist under the assumption that guidelines are understood to achieve commonly beneficial goals and values. When goals and values are not shared by developers, then it is to be expected that issues will occur, and property developers will compromise existing property owners and the community. The purpose of public comment is to allow the community to stop a type of development that compromises the neighborhood. The purpose of the NCOD is to provide acceptable parameters for development and comment. They do not stop development.” -“The Depot on Church, and much of the development of recent years is degrading the town of Bozeman, and in particular, degrading neighborhoods where people have met the NCOD guidelines in relation to their own homes. It is wrong for developments like this, and I would propose that it is illegal for developments like this, to compromise historic neighborhoods. This type of development also degrades the entire Historic Downtown Bozeman District. Frankly, even 70 feet is too high. 70 to 90 feet is higher than the neighborhood trees.” -“I was looking through the NCOD section on multifamily housing and read the following (Chapter 3 Section E): The underlying goal of the guidelines in this section in regards to multi-house-hold construction is that, to the greatest extent feasible, the buildings should be compatible with the context of the neighborhood. Historic structures associated with the multi-household projects should be retained when feasible. Followed by these guidelines to achieve the City's stated policy.” -“Consider the proposed building, The Depot on Church (scale drawing below). Given the above NCOD policy, I find it entirely laughable that the City is not setting expectations with developers around such development in the NCOD. How could any reasonable individual/entity find that this building is in compliance? The City continues to massively screw this up, causing needless despondency among our neighbors and seemingly endless conflict with neighborhoods. I am long out of patience with the City's flagrant disregard of established City policy, which is unevenly applied between what appears time and again to be profit-above-all-else development interests and single-family homeowners, few-unit landlords, and more historically-minded ventures like this parcel's adjoining Vintage Estate. Clearly the City's priority is to try to pad its coffers with luxury-development tax money from Kardashian condos with 90-foot high private views of the Bridger Mountains. It may be impossible to stem the gentrification and unaffordability, but at least the City could stop welcoming it with open arms all while inviting our neighborhoods to look like some sort of Frankenstein monster.” Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 32 of 62 “Just ridiculous. Do better.” Staff Response: There are two sections or chapters of the Neighborhood Conservation Overlay District (NCOD) Design Guidelines [Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District] that are relevant to this Site lying within the B-3 District, outside of the Main Street Historic District, and being a mixed-use (commercial/residential) development: (1) Chapter 2—Design Guidelines for All Properties located within the NCOD and (2) Subchapter “4B” for the B-3 Commercial Character Area. Chapter 3, Guidelines for Residential Character Areas, is not applicable to properties within the B-3 District. Therefore, those criteria are not appropriate for the evaluation of a mixed-use development on this Site. The staff evaluation of the proposed project’s consistency with the guidelines of Chapters 2, and 4B can be found below in Section 12. Based on that evaluation, in the context of the B-3 zoning designation of the Site, staff finds that the proposed building, with the UDC code-complying step-back height transition from the abutting R-2 residential district, meets relevant NCOD Guidelines. The proposed building would clearly be larger than the single- and story-and-a-half houses further south of the Site along S. Church Avenue. That is the function of the zoning edge along the Site’s south property line being B-3 which abuts the much lower density R-2 zone (now R-A). It is possible that other tall buildings could be built across the street from the Site because the bowling alley Site at the southwest corner of E. Babcock Street and S. Church Avenue, and two lots immediately south of the bowling alley site, are also zoned B-3 and may one day accommodate a commercial, residential or mixed-use development of similar height as the proposed building. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 33 of 62 Figure 30: Area zoning Increased Parking and Traffic Congestion -“Please consider the amount of construction worker trucks near the very dangerous intersection of S. Church and Olive. -Where will the construction workers’ trucks park and the construction equipment/vehicles park? Can they park at the bowling alley parking lot?” -“Driving Downtown is overcrowded and very dangerous.” -“How do these projects get approved when street width and infrastructure cannot handle it.” -“Traffic is going to be a nightmare. How do these projects get approved when street width and infrastructure cannot handle it. At least make S. Church and Olive a four-way stop.” -“I realize there have been traffic reviews regarding this project, however, considering the cumulative impacts of traffic and parking in relation to residential and retail activities at the site of 112 S. Church, pedestrian and vehicular traffic at E. Babcock and S. Church, the intersection at S. Wallace and East Babcock (pedestrian and vehicular traffic, and the additional large building developments in a 2 block radius, significant safety and congestion issues are inevitable. Congestion issues already occur.” Staff Response: The applicant provided a Traffic Impact Study (TIS) conducted by E5 Engineering, which was thoroughly evaluated by the Engineering Division and was found to satisfy the City standards for trip generation and level of service (LOS) evaluations. The project is anticipated to generate 246 daily, 17 AM peak hour vehicular trips and 20 PM peak hour vehicular trips. Based on the Level of Service standards of BMC 38.400.060.B.4, the traffic impacts resulting from the proposed project do not require mitigation. The City mitigates already existing and cumulative traffic concerns through the projects identified during the development of the Capital Improvement Program utilizing City funds including transportation impact fee funds. Need for More Housing -“Population growth in Bozeman is static, Apartment vacancy rates are high and owners are offering 2 months free rent; why do we need more apartment buildings?” -“Why does the City not encourage development of this sort on North 7th Street? Without a doubt, developers focus on the Historic Main Street area to capitalize on the existing neighborhood with no regard for the impact on that neighborhood. They operate in a realm of self-interest. Once historic objects and character are destroyed, they will never be regained. You have an important job, and I hope…mission.” B-3 R-A (formerly R-2) site Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 34 of 62 -“While I appreciate the city working to increase density across Bozeman, I am hoping that we can put in some non-luxury high-density housing downtown. Normal people also want to live downtown and would enjoy living in apartments that are not selling for $1M dollars. As a young person who grew up here It would be great to see something other than these huge apartment buildings that only rich people can afford going downtown.” -“Zoning regulations are basically a contract between the city and the lot owner. When owners purchase property they check zoning regulations to make sure they’re compatible with their planned use of the property. To have the city change zoning and negatively impact people‘s use and enjoyment of their property is wrong. The owners of the property next to proposed project lost easily over $100,000 of value on their property as soon as the sign was put up for an 82 foot high building next to them. The city is very concerned with the rights of B3 zoning but they seem to forget, possibly on purpose, that residential areas have rights also, at least in the zoning code. Bozeman‘s own zoning regulations clearly state that residential zoning should be managed for residential uses. Allowing an eight story building next to someone’s house is obviously not following Bozeman‘s own zoning regulations. Manage both zoning districts not just B3.” Staff Response: Both the Bozeman Downtown Improvement Plan and the B-3 zoning seek higher densities in the urban core. Infill development and redevelopment is sought in the B-3 zone as well as the 7th Avenue Midtown area. Staff finds that the best response to these comments are found in the recently adopted (2025) update of the Bozeman Community Plan which states the following: “Bozeman has expanded in population and land area from in- migration, change in the demographic makeup of the community, new births, and annexation of new areas to serve new or existing residents. Community change is dynamic and affected by many forces. It is also inevitable. Even if population stayed the same, there are forces that cause outward and inward changes in a community” [page 9]. “Bozeman’s employment, population, and built environment have been growing rapidly. This has created community benefits including a strong local economy, increased diversity, and innovation. It has also led to growing pains—higher housing costs and increased traffic to name two. The City’s response to this is to pursue policies that mitigate these growing pains. These policies are described throughout this Plan” [page 20]. “People who have participated in this Plan have consistently stated a desire for safe and accessible streets that support and encourage a variety of transportation preferences including walking, bicycling, transit, and driving. They want to live in walkable neighborhoods where they have easy access to everyday services, employment opportunities, healthy and affordable food, recreation, and social gathering places. Housing affordability is a concern; residents of all ages, abilities, and income levels require a diversity of housing types to meet their specific needs. Open space, parks, trails, and the preservation of local agricultural lands and view sheds were also priorities” [page 20]. “Housing affordability is a critical issue for the community and has been an ongoing concern since it was identified as an issue in the 1972 community master plan. Housing instability and homelessness are public health issues and are exacerbated by the rapid rise in housing prices” [page 20]. “According to the Bozeman Housing Needs Assessment, an estimated 5,405 to 6,340 housing units for residents and employees were needed by 2025, or an average of about 770 to 905 units per year. This figure included housing for employees, units needed to improve the previously tight rental and ownership markets, provides choice to households, housing for employees filling jobs vacated by retirees, workers filling new jobs, plus related non-employee citizen housing needs. This report predated the surge of in-migration related to COVID. Actual permitted construction has exceeded 9,300 dwellings as of September 2025. Most of these homes have been apartment style construction. Demand remains strong for opportunities for housing to purchase and new developments are bringing ownership housing onto the market” [page 20]. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 35 of 62 “Bozeman has taken the issue of housing seriously. It developed a housing needs assessment in 2019, hired a Community Housing Program Manager, and released the Community Housing Action Plan (CHAP) in October 2019. The CHAP was updated in April 2020. Many action steps followed. The availability of affordable housing, whether for rent or for purchase, is one of Bozeman’s most serious problems, as demonstrated by the CHAP and the EPS 2024 Q2 Market Report. Mitigating this shortage is a top priority of the Bozeman City Commission, the Community Development Board, and Bozeman staff in conjunction with local and regional authorities” [page 21]. “This Plan supports housing regulations that allow for a range of housing types intermixed with one another in a given neighborhood, denser development, and efficiencies of various types that can help reduce housing costs while not jeopardizing public safety and other community priorities. More housing, in a variety of type, size, and cost, is needed at prices that residents can afford. This will provide choices, the ability to move as life circumstances change, allows employers to fill jobs, recruit, and retain employees, supports businesses, and supports citizen and student growth” [pages 20-21]. Zone Edge Transitions –“This project should use the 2026 UDC transition code which requires a 14-foot side setback from the R-A zone to the south instead of the 2018 UDC code which only requires a 5-foot side setback transition.” Staff Response: Please see the underlined text below from the 2018 UDC Sec. 38.320.060. Zone edge transitions standard which applies to this application. A. Intent. To provide measures that help to provide a compatible transition between certain higher and lower intensity zoning districts. B. Zone edge transition standards. The following standards are intended to supersede other form and intensity standards in this division. 1. Setback adjustments. a. Minimum side and rear setbacks for development within BP, M-1, and M-2 districts where adjacent to a residential district: 15 feet. No additional setbacks required adjacent to alleys and streets. b. Minimum side and rear setbacks for development within B-3 and UMU districts adjacent to a residential district: five feet. No additional setbacks are required adjacent to alleys and streets 2. Height/setback adjustments. a. For development on sites in the B-3, B-2M, UMU, and R-5 districts that are adjacent to the RS, R-1, or R-2 district. From a height of 38 feet at a ten foot setback from the property line adjacent to applicable residential districts, buildings must step back at a 45-degree angle away from the applicable property line as shown in figure 38.320.060. No such 45 degree angle setback is required if separated by a street. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 36 of 62 Figure 31: Zone edge transition (Figure 38.320.060 from the 2018 UDC) Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 37 of 62 Figure 32: Proposed building height transition. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 38 of 62 Staff Response: At the 37-foot height level, the building on the south side begins a 10-foot step-back at the 5-foot side setback line and subsequently steps-back at a 45-degree angle continuous to the top of the elevator penthouse at the 82-foot building height, per the 2018 UDC code under which this application is measured. This design meets code. Figure 33: Proposed building step-back in height. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 39 of 62 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Figure 34: Subdivision exemption to combine two parcels into one Site. Yes, with Condition No. 2 Required easements Comments: The Applicant has submitted a Subdivision Exemption application, No. 25634, to combine Parcels 1 and 2 of Block A of Rouse’s Second Addition to the City of Bozeman to establish a single development lot. This combining the two lots must be accomplished, per Condition of Approval No. 2, prior to approval of a final site plan for this project. 11. Neighborhood Conservation Overlay District Standards for Certificate of Appropriateness (38.340) Meets Code? Certificate of appropriateness standards Yes Secretary of the Interiors Standards Yes Comments: Based on the location of the project being in the Neighborhood Conservation Overlay District (NCOD), it is subject to review under Section 38.340 of the 2018 Unified Development Code (UDC). Per 38.340.010, it is the NCOD’s intent is to support preservation, but also accommodate growth and development in a way that supports both zone district standards and neighborhood character. The NCOD was created in 1991 to recognize the historic core of the Bozeman community that makes up most of Bozeman’s designated historic districts and many individual National Register landmarks. This boundary was chosen based on the 1954 census of Bozeman city limits in which a comprehensive architectural inventory of more than 3,000 properties were surveyed. Section 38.340.050 requires new construction in the NCOD to be guided by the NCOD Guidelines and evaluation of the proposed project by these guidelines are found in Section 12 of this report. Review of demolition of historic structures or sites 38.340.080 NA Historic Structure per 38.700.090 NA Comments: The subject property currently addressed as 112 South Church Avenue was recorded as the Rouse’s end Addition Subdivision in 1881. The most recent structures on the Site are historic in the sense that they were “old” and one of the original residences in the subdivision and on the block. However, previous historic surveys of the Site indicate that the buildings did not have an association with a historic person or family and, individually, did not contribute to an historic district due to numerous alterations to the structure. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 40 of 62 Originally, there was a pre-1889 one-story brick residence constructed on this property. Between 1904 and 1912, two rooms and a wrap-around porch were added to the front of the brick residence. The middle addition was one story, and the front addition was one and one-half stories. Between 1927 and 1943 the front addition and the rest of the dwelling were separated from one another, making two distinct residences on the property. There have been more additions to the residences on the property after 1943 (Montana Historic Property Record, 2021), including replaced windows, modified openings, altered siding and conversion of the attached garage to living space, all of which compromised the integrity of materials, design, workmanship and “feeling” [Montana Historic Property Record, 2021]. The current property is in two parcels – Parcel 1 holds the residence, and Parcel 2 is to the rear. From 1894 to 1946, what is now Parcel 2 was connected to the lot that is now 506 E. Babcock St. When Daniel E. Rouse sold what is now Parcel 2, it was attached to the lot that is now 506 E. Babcock and was transferred along with that property until Karen Oma purchased it in 1946. She had purchased what is now Parcel 1 in 1944. From 1946 to recently, both Parcel 1 and Parcel 2 have been owned by the same people but remain separate in their legal descriptions. The WAM Dev Group, current owners since mid-2018, have submitted a Subdivision Exemption application, #25634, to merge the two parcels into a new Lot 1A of the Amended Rouse 2nd Addition Subdivision. The most recent structure on the Site, shown below, was a 1.5-story single-household dwelling (house). A 1984 historical and architectural inventory of the building by James R. McDonald Architects stated that the survey did not yield any significant historical information concerning persons or events associated with the property and that the historic integrity of the building has not been retained due to change in original design and materials, to the extent those were known. The survey stated that “This structure is an intrusive element within a potential historic district.” A 2020 survey of the Site by Metcalf Archaeological Consultants Inc. found additional alterations to the buildings, including conversion of the attached side garage, replacement of original windows, alteration of window openings and the application of asbestos siding further obscured the homes historic context. In 2024, the City’s Chief Building Official determined that the building was unsafe, and on 2/26/2024, a Neighborhood Conservation Certificate of Appropriateness (NCOA) demolition permit, #24643, was approved. The building was demolished in the summer of 2025. Figure 35: House at 112 S. Church Avenue prior to demolition Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 41 of 62 Approval of the proposed subsequent development is required for all historic structures proposed for demolition and for the proposed movement of any structure of site. Meets Code? Yes Public Notice Yes Comments: Please see the public comments and staff responses related to the NCOA criteria in Section 9 on page 29 of this report. Criteria 1. The property’s historic significance. Staff Comment: There have been more additions to the residences on the property after 1943 (Montana Historic Property Record, 2021), including replaced windows, modified openings, altered siding and conversion of the attached garage to living space, all of which compromised the integrity of materials, design, workmanship and “feeling” [Montana Historic Property Record, 2021]. Meets Code? Yes 2. Whether the structure has no viable economic life remaining. Yes 3. Whether the subsequent development complies with Section 38.340.050 (standards for certificates of appropriateness). Yes 4. Whether the subsequent development includes construction of new building(s) unless the existing character of the area does not include buildings. Yes 5. Subsequent development requires a building permit and does not include proposals which leave the site without building(s) or structure(s). Yes Notwithstanding the above, for projects proposing the removal of a historic structure, which do not qualify for sketch plan review pursuant to 38.230.070, the review authority may determine the proposed subsequent site development is more appropriate for the site based upon the criteria in 38.230.100 (plan review criteria).The Director determines that the proposed subsequent site development is more appropriate for the site than the existing building and use based on the criteria in 38.230.100. Yes Comments: In 2024, the City’s Chief Building Official inspected the buildings and determined that the buildings (house and shed) were unsafe, and on 2/26/2024, a Neighborhood Conservation Certificate of Appropriateness (NCOA) demolition permit, #24643, was approved. The building was demolished in the summer of 2025. 12. Conformance with the Neighborhood Conservation Overlay District Design (NCOD) Guidelines [Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District] Introduction There are three sections or chapters of the Guidelines that are relevant to this Site lying within the B-3 District and being a mixed-use (commercial/residential) proposal: (1) Chapter 2—Design Guidelines for All Properties located within the NCOD and (2) Subchapter 4B For the B-3 Commercial Character Area. Discussions of the Guidelines for each of those sections are noted below. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 42 of 62 Chapter 2: Design Guidelines for All Properties located within the NCOD A. Topography. Staff Comments: The Site has been demolished and graded. The proposed building would contain a basement level which would meet Building Code safety standards, including flood mitigation standards. B. Street Patterns. 1. Respect historic settlement patterns. Staff Comments:The Site would follow the current and historic Church street pattern with the front of the building facing the South Church Avenue property line and the rear, and garage access, facing the alley to the east. Since the Site lies within the B-3 zoning district, and proposed front and rear setbacks reflect and meet code standards of the B-3 zone. The front setback reflects the Storefront Block Frontage setback of the front façade facing the street, providing entrances to the sidewalk and the building built-to the property line, or in this case, to the flood zone line. Figure 37: Site Church Avenue street pattern [Building “build-to” the property line and flood zone line] Meets Code? Site Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 43 of 62 C. Alleys. Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys, both paved and unpaved, contribute to the character of the district. (a) Maintain the traditional character of the streetscape and the character changes between commercial and residential areas. In commercial areas street trees, light fixtures and furnishings accent the public sidewalk. In residential areas, planting strips are typically found between the curb and sidewalk [page 46, Guidelines]. Staff Comment: The 24-foot wide alley is retained on the Site and it would be paved. Similar to the former garage on the Site, parking within the building would be provided from the alley. D. Streetscape. 1. Maintain the variety of street paving designs. 2. Maintain the variety of sidewalk designs. 3. Continue the use of planting strips. 4. Continue the pattern of street trees in a block. Staff Comment: It is noted that curb, gutter and sidewalk design and construction along the Church Avenue streetscape must meet the 2025 City of Bozeman Downtown Design and Construction Standards. E. Landscape Design. Guidelines: 1. Preserve and maintain mature trees and significant vegetation within all corridors. • Include existing vegetation as a part of a landscape design scheme where appropriate. • In development areas, healthy trees and vegetation clusters should be identified for preservation. Special consideration should be given to mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. Vegetation designated for preserva-tion should be incorporated into new development site design to the maximum extent possible. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 44 of 62 Staff Comment: The Site was cleared of vegetation during the Summer 2025 demolition of the buildings. Figure 39: Church Avenue streetscape landscaping Figure 38: Landscape plan Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 45 of 62 Figure 40: South façade landscaping F. Building Form Policy: A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. Guidelines: 1. Use building forms that are similar to those seen traditionally on the block. • Simple rectangular solids are typically appropriate. 2. Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. • Geodesic domes and A-frames are not generally considered traditional building forms and should not be used in the designated historic districts. • Sloping roof forms such as gable and hip roofs are appropriate in most residential and transition areas. • Flat roofs are appropriate in most commercial and transition areas, and in some cases may be appropriate in residential areas. Staff Comment: Because the Site lies within, yet at the edge of the B-3 zoning district, and abuts a wholly-residential, lower-density R-2 zoning district along its south boundary, Section 38.320.060 of the 2018 UDC requires a building height “transition”/“step-back” of the building form, beginning at the 37-feet building height along the south façade. This building form is not intended to represent an “exotic” design; it is, rather, intended to provide additional light, air, privacy and some perceived security for the abutting smaller homes of the lower-scale R-2 District. The height transition proposed for the project meets code and, because it is required by code, is deemed to positively address this Guideline and Policy. G. Solid-to-Void Ratio. Policy: A typical building appeared to be a rectangular solid, with small holes “punched” in the walls for windows and doors. Most buildings had similar amounts of glass, resulting in a relatively uniform solid- to-void ratio. This ratio on a new building, the amount of facade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 46 of 62 Guideline: 1. Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. • Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. Staff Comment: Since this Site lies at the southern edge of the B-3 District and one block south of the Downtown Historic Core along Main Street, the Church Avenue façade is provided a Storefront Block Frontage solid-to-void ratio with large clear glass windows and entries. There are no adjacent “traditional” historic commercial buildings within the neighborhood. The abutting lot and building to the north, similarly zoned B-3, is a recently remodeled historic residential building that has been converted to lodging and a meeting/events center. To the west is a large, single-story but not historic bowling alley building. H. Materials. Policy: Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. Guidelines: 1. Use building materials that appear similar to those used traditionally in the area. • Horizontal lap siding is appropriate in most residential neighborhoods. Brick and stone are also appropriate in most areas. • All wood siding should have a weather-protective finish. • The use of highly reflective materials is discouraged. 2. The use of masonry that appears similar in character to that seen historically is appropriate. • Brick should have a modular dimension similar to that used traditionally. Brick larger than the nominal 2-3/8” x 8” is discouraged. • Stone, similar to that used traditionally, is also appropriate. 3. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. • Alternative materials should appear similar in scale, proportion, texture and finish to those used traditionally. 4. Use building materials that contribute to the traditional sense of scale of the block. • This will reinforce the sense of visual continuity in the district. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 47 of 62 Staff Comment: The Applicant has chosen to present the building design and materials with an “industrial-stylized” design intended by the Applicant to be reminiscent of the Wallace Avenue warehouses, one street to the east. The design proposes a board formed concrete base, that recedes from the front property line as an entrance and becomes human scaled by introducing re-claimed brick, a 3x8 running bond and windows broken into smaller dimensions with a 1-over-2 mullion pattern. Appendix A below cites the Applicant’s design intentions for the project. I. Architectural Character. Policy: New construction should distinguish itself from historic structures. Guidelines: 1. The imitation of older historic styles is discouraged for newer structures. Figure 41: Figure 42: South elevation materials Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 48 of 62 • One should not replicate historic styles, because this blurs the distinction between old and new buildings, as well as making it more difficult to visually interpret the architectural evolution of the district. 2. Contemporary interpretations of traditional details are encouraged. • Interpretations of historic styles may be considered, if they are subtly distinguishable as being new. • New designs for window moldings and door surrounds, for example, can provide visual interest while helping to convey the fact that the building is new. Contemporary details for porch railings and columns are other examples. New soffit details and dormer designs also could be used to create interest while expressing a new, compatible style. Staff Comment: As noted in Section H above, the Applicant has chosen to present the building design and materials with an “industrial-stylized” design intended by the Applicant to be reminiscent of the Wallace Avenue warehouses, one street to the east. The board-formed concrete base, receding from the front property line as an entrance to the side with re-claimed brick and windows broken into smaller dimensions with a 1-over-2 mullion pattern positively address this Guideline and Policy. Appendix A below cites the Applicant’s design intentions for the project. J. Parking. Policy: The visual impact of surface parking should be minimized. On site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. Guidelines: 1. Minimize the visual impact of surface parking in residential neighborhoods. • A parking area should be located to the rear of a site. • Do not use a front yard for parking. Instead, use a long driveway, or alley access, that leads to parking located behind a building. • Consider using ribbon paving in residential neighborhoods to minimize the amount of hard surface paving. 2. Locate a surface lot in the interior of a block whenever possible. • This acknowledges the special function of corner properties, as they are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. 3. Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. • Where a parking lot shares a site with a building, place the parking at the rear of the site or beside the building. 4. Where a parking lot abuts a public sidewalk, provide a visual buffer. • This may be a landscaped strip or planter. A combination of trees and shrubs can be used to create a landscape buffer. • Consider the use of a wall as screen for the edge of the lot. Materials should be compatible with those of nearby buildings. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 49 of 62 Staff Comment: Parking is provided within the ground-floor of the building with access provided from the alley. There is “room” for two on-street parking spaces along the street frontage of the Site. K. Buffers. Policy: When site development such as parking, storage and equipment areas create an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. Note that these guidelines supplement the city standards in Title 18, BMC, that define the minimum amounts of land area to be landscaped and of plant units to be used. Guidelines: 1. Landscape buffers should be provided along edges of parking and service areas. • Provide a landscape buffer at the edge of a parking lot and between parking lots. • In some cases it may be desirable to provide a landscape buffer between a recreation trail and/or open space. These should complement the natural character of the site. • Finally, it may be desirable to provide an evergreen landscape buffer at ground mounted mechanical equipment, service and/or storage areas. Staff Comments: Parking is provided within the building. Landscaping is provided along the Church Avenue and alley facades as well as along the southern boundary abutting the R-2, residential zone. L. Site Lighting. Policy: Standards for outdoor lighting are provided in the 2018 Unified Development Ordinance. This section addresses some of the qualitative aspects of lighting design that should also be addressed. Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Guidelines: 1. Lighting shall be shielded to prevent any off-site glare. • Light fixtures should incorporate cut-off shields to direct light downward. • Luminaires (lamps) shall not be visible from adjacent streets or properties. Staff Comments: Section 38.570.040 of the 2018 UDC governs the exterior lighting of the building, including those for building entrances, façade lighting (“wall packs”), pedestrian pathway/sidewalk lighting, and street lighting. The purpose of exterior lighting is to: A. Provide lighting in outdoor public places where public health, safety and welfare are potential concerns; B. Protect drivers, bicyclists and pedestrians from the glare of non-vehicular light sources that shine into their eyes and thereby impair safe travel; Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 50 of 62 C. Protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources; D. Protect and maintain the character of the city; E. Prevent excessive lighting and conserve energy; and F. Provide adequate lighting for safe pedestrian and bicycle travel. The exterior lighting of this application meets the UDC standards, including fixtures assuring non-glare to neighboring properties and passers-by and provides “dark sky” downward lighting. M. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. • Screen service entrances with walls, fences or plantings. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. • Locate areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses so as not to be visible from abutting streets. 2. Position service areas to minimize conflicts with other abutting uses. • Minimize noise impacts by locating sources of offensive sounds away from other uses. • Use an alley system to locate service areas, when feasible. Staff Comment: Service areas are located within the building or the rooftop, out of view of the public. Subchapter 4-B: Guidelines for the B-3 Commercial Character Area Note: Subchapter 4B was added by Resolution No. 4598 on May 18, 2015. This chapter contains guidelines for new commercial, residential and mixed-use development located within B-3 zoned areas outside of the defined Main Street Historic District. In this Subchapter, the topic of: Mass and Scale; Building Quality; Building Roof Form; Site Design; Parking Facilities; Signs; Street Patterns; Landscape Design; Site Lighting; Utilities and Service Areas: and Site Furniture are reviewed. A. Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 51 of 62 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-to-floor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. The 2019 Downtown Bozeman Improvement Plan seeks to “Reinforce Downtown as the city center, through new and existing buildings of urban density, considerable height and a diverse mix of uses.” It also seeks to “Protect the character of the Main Street Historic District and enhance the residential neighborhoods through context-sensitive development.” [page 31]. The Plan also seeks to “Promote a range of housing options.” On page 117, the Plan states ”Density is an important element to these projects in order to foster desired traits like Downtown vibrancy and broader housing affordability. Still, there are concerns that future development will be too tall, bulky or close to residential single family homes. Babcock and Mendenhall Streets both have many surface lots and underutilized sites that are likely to be developed in the coming years. As the “outer core” of Downtown, this “halo” around Main Street is a logical - and important - place to locate buildings of greater height and mass, up to seven stories. It is walkable to transit connections and employment and away from single family housing. However, adjacent to the surrounding residential zones, buildings should begin to taper down and gradually adjust downward. This is the intent of the transition language today.” Staff Comment: The proposed project would provide ground floor retail space of sufficient floor-to-floor height to accommodate a variety of commercial uses. The project proposes retail, office and residential uses within a six-story building with a context-sensitive building form that steps-back in height at the 37-feet elevation for the entire southern side of the building. This step back continues at a 45-degree level to the top of the elevator penthouse at 82-feet in height. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 52 of 62 2.Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. • Innovative use of varied materials is encouraged. Staff Comment: The proposed building as shown in earlier Figure images, provides quality design and materials that are reminiscent of Bozeman’s historic warehouse architecture and economy. Please see Appendix A for the Applicant’s statement of design intent and purpose for the building. 3.A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose Figure 47: Building form context Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 53 of 62 alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. Staff Comment: The proposed building would provide a mix of materials, clear transparencies, building form and depths and landscaping to provide this clear architectural expression on all levels. Please see Appendix A for the Applicant’s statement of design intent and purpose for the building. 4.Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • • Building sites that abut or are across an alley from a residential zone district shall be sensitive to the interface where the properties meet by meeting the required setback from the residentially zoned property and providing a transition zone. • Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. • Commercial zoned properties that abut residential zoned properties shall be exempt from the step back and height transition zone requirements if: the commercial and residential zoned lots are under unified ownership and are being developed under a master site plan. • Primary entries to buildings shall be clearly identifiable from the street. • Large expanses of glass as a building façade treatment is discouraged. Staff Comments: The proposed building would provide a mix of materials, clear transparencies, building form and depths and landscaping to provide this clear architectural expression on all levels. The step-back in building height and form begins at the 37-feet height level and continues northward at a 45-degree angle for the remaining height of the building. B. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. Staff Comments: Staff finds that this policy would be met with the proposed project design. Please see Appendix A for the Applicant’s statement of design intent and purpose for the building. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 54 of 62 C. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. 2. The use of other roof forms. • Depending on the architectural style and site context, a variety of other roof forms may also be appropriate. Staff Comment: The building has a flat roof at all levels of the building with balconies at each level. D.Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. • Commercial building facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. Staff Comment: The proposed building faces Church Avenue, a collector street. The building proposes a Storefront Block Frontage façade with 60% clear fenestration and doors along Church Avenue that provide “eyes-on-the-street” surveillance and safety. The Applicant proposes a retail use that promotes convenient service and economic vitality for its residents, tenants, visitors and neighbors. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 55 of 62 D. Parking Facilities. Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge. • A parking structure in the area should enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to -Murals or public art -Landscaping and urban plazas 3. For residential projects, enclosed parking is preferred to surface parking lots. • If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. Staff Comment: Parking is provided within the ground-floor of the building for residents and commercial tenants. E. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage. • Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred. • Directory signs support a pedestrian scale and are strongly encouraged where appropriate. • Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place. • Wall-mounted signage is most appropriate. • Artful, whimsical and creative signage is encouraged. 3.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 a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 56 of 62 a. A flush-mounted or letter sign should be subordinate to the overall building composition. • A sign should appear in scale with the facade. • Locate a sign on a building such that it will emphasize design elements of the facade itself. • Mount a sign to fit within existing architectural features. • Use the shape of the sign to help reinforce the design elements of the building. • b. A window sign may be considered. • • A window sign may be painted on the glass or hung just inside a window. • c. A projecting sign, which projects from the building front, may be considered. • A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged. • A small hanging sign should be located near the entrance, just above the door or to the side of it. • A hanging sign should be mounted perpendicular with the building facade. • A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. • d. Awning and canopy signs may be considered. • • Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. • e. A directory sign may be considered. • Where several businesses share a building, coordinate the signs. Align several smaller signs, or group them into a single panel as a directory. • Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. • f. A pole mounted or monument sign may be considered. • 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. • A monument sign may be used in areas where buildings are primarily set back from the street edge. • g. Using a symbol for a sign is encouraged. • A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. Staff Comment: There are not signs proposed with this site plan. Signs require a separate building permit/sign permit application. When such a permit is submitted, as a new application, it will be reviewed and evaluated by these Guidelines as well as the standards of the NEW (2026) UDC sign code. G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Alleys Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 57 of 62 1. The traditional scale and width of alleys should be continued. Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. Streetscape Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: 1. Maintain the variety of street paving designs. 2. Consider utilizing the variety of sidewalk designs. • Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved. • Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 2. Use of planting strips is encouraged. • Planting strips should act as a transition between public and semipublic spaces. • Where planting strips between the curb and sidewalk exist they should be maintained. • If new detached sidewalks are installed new planting strips should be provided. 3. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. • Existing street trees should be preserved, when feasible. • If a new detached sidewalk is to be created, street trees should be an accompanying feature. • If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. • When an existing street tree dies, it should be replaced. • Any new developments should include street trees. • The historic urban design character for street tree placement should be considered when enforcing city street standards Staff Comment: The rear (east) alley would remain it’s 24-feet width and would be paved. It is noted that curb, gutter and sidewalk design and construction along the Church Avenue streetscape must meet the 2025 City of Bozeman Downtown Design and Construction Standards. Street trees would be provided. H. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. Some sites may contain plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. –Include existing vegetation as part of a landscape design Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 58 of 62 scheme where appropriate. In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees 6” or greater in diameter, and to vegetation clusters with significant visual impact. Staff Comment: During the summer of 2025 with the approval of a demolition Certificate of Appropriateness No. 24643, the buildings, trees and vegetation on the Site were removed. The Site is cleared and leveled for development of the proposed project. New street trees would be installed and landscaping would be provided along the building’s south and east (alley) facades. I. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. • Screen service entrances with walls, fences or plantings. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. • Areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses shall be located so as not to be visible from abutting streets. 2. Position service areas to minimize conflicts with other abutting uses. • Minimize noise impacts by locating sources of offensive sounds away from other uses. • Use an alley system to locate service areas, when feasible Staff Comment: The service areas are provided on the rooftop, within the building, or along the alley. Where the exterior electric meters are mounted on the rear (alley) façade, they are screened from view by landscaping. Trash receptacles would remain interior to the building until trash pick-up times, at which time the receptacle would be brought to the alley heated driveway. J. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Guidelines: 1. Site furniture should be simple in character. • Avoid any highly ornate design that would misrepresent the history of the area. • Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. • In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. Staff Comment: The only streetscape “furniture” on the Site is an exterior bike rack along the Church Avenue façade which is of a functional and decorative design. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 59 of 62 Appendix A: Applicant Response to the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District Proposed Design: Mass and Scale 1. The Depot meets the Downtown Bozeman Improvement’s density goals by recognizing “that Downtown must be more than Main Street” while addressing Bozeman’s historic character and the site’s context in a sensitive and appropriate manner. With a FAR, Floor Area Ratio at 4.6, and floor to floor heights to accommodate retail, office and living units, the design sensitively transitions from B-3 to R-2 intensity by following the zone edge transition stepback and adding a landscape layer. 2. The proposed design brings high level design innovation and quality to Church Avenue. Taking influence from Bozeman’s existing flows in all directions, from the Wallace Avenue Industrial Heritage, one street to the east, the design proposes a board formed concrete base, that recedes from the front property line as an entrance and becomes human scaled by introducing re-claimed brick, a 3x8 running bond and windows broken into smaller dimensions with a 1 over 2 mullion pattern. • The design does not mimic the design of the historic Milwaukee Road Building on Main and Wallace, but takes inspiration from the board formed concrete material palette as a base. • The concrete form further serves the design as it provides a structural base and 18 covered parking spaces with a framed structural system for the floors above. 3. A clear order and comprehensive composition is balanced with the need to address the site’s differing contextual considerations from each direction. • The design’s mass, scale, form, and materiality find influence from Bozeman’s Main Street historic core, Wallace Avenue Industrial Heritage zone, and the residential neighborhood and parks. High quality building materials that convey permanence are used throughout the design. • The design encourages walkable connections to residential neighborhoods, with a welcoming pedestrian-oriented street front, as it continues the flows to parks and trails to the south and east. It is designed at the highest level of permanence and quality. 4. It is sited along the B-3 – R-2 zone transition edge and steps down in scale from the north to the south, meeting the 45-degree step back height transition. This façade has additional design elements to soften the building’s edge along the south boundary. See SP220 for the building stepback diagram. • From the north the influence of Main Street’s strong linear urban core is intended for greatest height, density and intensity of use. The site is bordered to the north by B-3 zoning and mixed-use occupancy. The proposed design presents its highest form along this northern boundary, yet steps back in plan and in section from the site of the historic Rouse House on the NW corner. • The transition to the south, and the lower and less dense neighborhood zoning, receives a step down of the building, keeping a setback of 5’-0” from the south property line up to 36’-0”in height, and then steps back an additional 11’-0” from the southern property line at each floor level. • The south façade is layered with design elements to further soften the edge between B-3 intense zoning and R-2 residential zoning. These elements include awnings over windows and opaque railings to provide privacy. Flower boxes planned for the exterior balconies offer a cascade of landscaping as the building steps down to the south, referencing the urban parks. • The Church Avenue façade follows the Storefront block frontage design guidelines, offering a transparent, inviting façade at ground level. Awnings offer weather protection and a spatial framing element to the entry. The proposed Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 60 of 62 design varies mass and scale by stepping back from the Church Avenue NW corner property line to offering framing for the site of the historic Rouse House Event Venue The Site Plan Application’s design offers step back in plan and section to offer framing to the historic Rouse House site which also lies in the B-3 zone. The historic Rouse House has undergone renovation and additions and a change in use that adds a contemporary context between the Rouse House site and the proposed design for 112 S Church Avenue. The use has evolved from a private residence to a commercial law firm, to now the Rouse House Micro Event Venue, and welcomes groups of people to enjoy its location as a contemporary gathering space. The Rouse House building maintains its historic presence along its primary façade along Babcock and gathers new form from a contemporary frame outdoor living area to the west and a flat roof contemporary addition to the south. This addition has expansive windows facing west and south, along its secondary facade and uses planter boxes as screens for light and privacy in this urban setting. The proposed design for The Depot at 112 S Church Avenue takes cues from this existing context and adopts this strategy of using landscape as a privacy screen as well. • There is a non-historic structure on the Rouse House site to the south, that further separates the historic structure from the proposed design for 112 S Church Avenue. This structure is clad in brick, and black board and batten streamlined cladding, with no windows facing north, and large expansive glass windows facing west onto Church Avenue. Planter boxes and landscaping are again used for screening as a softening layer between the building and the street. The covered carport is an innovative winged, steel frame, that a pedestrian passes while walking along the eastern edge of Church Avenue. The NW corner of Babcock and Church is defined by a “Vintage Estate” contemporary angled sign cut into the retaining wall, and the site is raised approximately 26” from the sidewalk along Church Ave. This edge is defined by a retaining wall with black rail fencing and planter boxes along the street edge. • The east façade for the proposed design at 112 S Church Ave provides utility, as it faces the alley, but upper floors will have views to Lindley Park and Peet’s Hill. The alley is activated with distinctive changes in materials, a variety in style of windows, yet is setback a varying 5’-0” to 6’-0” from the west property boundary, with landscaping partially along the alley’s edge. 5. The material palette of concrete, historic reclaimed brick, steel panels and divided light windows, ensure a long life for the Church Avenue building, and references historic building practices buildings in the immediate vicinity. • Sustainable systems including triple glazed windows, solar panels, roof gardens, and drought tolerant plantings are ecologically sound building practices planned for the project. • The character of the concrete is borne from historic construction methodology to create concrete textures with cold joints that express the limited amount of concrete that could be poured into a form at one time. Originally concrete was poured in board forms not plywood or contemporary panel forms and The Depot on Church Ave proposes the use of an authentic board concrete base. Fractures and air pockets within the concrete tell the story of construction over time, adding character from historic construction and building practices, not simply copying a style. • Historic reclaimed brick has been salvaged and stored locally for use on this project and holds the character of aged masonry. C. Building Roof Form 1. All roofs are planned as flat roof forms • Extensive decks and balconies are provided in private residential units and from public spaces of the building. Occupiable roof gardens will add human scale to the taller forms Green roofs will be employed along the south side of the building as a design element of layering and garden terracing. Cascading plantings from the planter boxes are planned. • Mechanical equipment will be placed on rooftops and screened appropriately, see sheet SP207 Rooftop Plan, building elevation sheets SP300, SP301 & SP302, and MEPF Design Narrative for details. D. Site Design 1. Recognizing the site’s location at the edge of the business core, the front façade invites pedestrian activity through a differentiation of ground cover, landscape buffers, shade trees and site furniture. Bicycle racks will be included on the exterior and covered bike parking is accessible in the covered parking on the ground level. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 61 of 62 • The building footprint meets the minimum front, side and rear setbacks at the ground level, except for the step back on the NW corner to frame the Historic Rouse House Event Venue. • The building steps back along the north edge at the third floor to offer an inhabitable deck to the north and give further spatial separation for the Historic Rouse House Event Venue. • A lobby and public retail space are proposed for the ground floor and the Storefront Block Frontage design guidelines are followed. • A drought tolerant landscape edge is proposed along the 5’-0” south setback with native grasses, trees, and vines that will climb a portion of the west and south façades, providing a green wall. E. Parking Facilities 1. Enclosed parking is proposed for the building, offering cars, biking, and handicap spaces with vehicle access from the alley along the east boundary line. The garage has 18 parking spaces and 9 covered bike parking spaces. Please see parking calculations on sheet SP000 for parking count requirements. • Additional services offered at ground level through the parking structure in addition to car and bicycle parking are, bicycle repair, a dog wash, package storage, trash and recycling. F. Signs • Although the retail occupant is unknown at this time, the proposed signage will be wall mounted, artful and creative. Vertically mounted antique steel letters are planned, but a separate signage plan and application will be submitted with the building permit submittal. See elevation sheet SP 300 for planned sign size and location. • A residential sign will identify the building to reference Bozeman’s history and create a strong sense of place for the new occupants and visitors. G. Streetscape Alleys • The building is located along the alley’s edge setback and will provide vehicle and pedestrian circulation between Babcock and Curtis Streets • Landscape varies with the setback line, 5-0” to 6’-0” off the alley • Utility meters and vents will be along the alley, see elevation sheet SP300 and MEPF Design Narrative for details. • Architectural character is found through material changes and varying window sizes yet clearly expresses its utilitarian permanence. Streetscape • The streetscape along Church Avenue will provide a key transition between the B-3 zone Main Street Historic District and the R-2 neighborhood district. From Babcock, the Church Avenue sidewalk passes the historic Rouse House Event Venue, the separate brick and metal residential units, the contemporary car port and will meet The Depot building before continuing into the residential neighborhood. The proposed design includes COB approved boulevard trees, bicycle racks, and a COB approved streetlamp. The Depot will support pedestrian activity along this walkway that continues to the Bogert tennis courts, swimming pool, park, and parking lot for access to Peet’s Hill. • Streetscape design will include a variety of awnings, street paving designs, a planting strip, shade trees, streetlamps and flower baskets. H. Landscape Design • Landscape and greening are major design elements in this project and the Site Plan Submission includes greening at edges and cascades down as the building steps down. The design follows the COB Irrigation standards while contributing to a green urban experience. See Landscaped sheets L1.0-L2.7 for details. I. Utility Services • See sheet SP100 for tip pad location point and 50’-0” approach allowance. • Our team met with Russ Ward and received guidance about tip pad heating and location. • Bins may intrude upon ROW temporarily for pick up. Staff Report 112 S. Church Avenue “Depot on Church” Mixed Use Site Plan Application #25709 March 16, 2026 Page 62 of 62 • Waste Disposal will travel through the covered garage to the trash receptacles and be serviced by COB trash services from the alley. • Service entrances are located along the alley, and a landscape buffer is designed, although not required by COB BMC. J. Site Furniture • See sheet SP101 for bicycle rack locations and floor mounted bike rack detail. • City approved bicycle racks will be available in front of the building and proposed boulevard trees will be protected with COB approved grates and tree grates. • Exterior furniture cut sheets for the roof terrace include tables and chairs and benches