HomeMy WebLinkAboutBozeman Birthing Center Conditional Use PermitCommission Memorandum
Memorandum created on February 27, 2008
REPORT TO: Honorable Mayor & City Commission
FROM: Allyson C. Bristor, Associate Planner
SUBJECT: Bozeman Birthing Center CUP/COA/DEV #Z-08012
MEETING DATE: Monday, March 3, 2008
RECOMMENDATION: Support all deviation requests, and approve the Bozeman Birthing Center Conditional
Use Permit and Certificate of Appropriateness application with the conditions of approval recommended by Staff
(beginning on page 10 of the report).
BACKGROUND: A Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) application, with
two deviations, was submitted by the property owner Tandem Enterprises, LLC, 36 Convict Grade Rd.,
Livingston, MT 59047, and representative Intrinsik Architecture, Inc., 111 North Tracy, Bozeman, MT 59715.
The application is requesting the establishment of a medical office use in the existing building and related site
improvements at 601 West Villard Street.
Two deviations are requested with the application. Both are from Section 18.16.050 of the Bozeman Unified
Development Ordinance “Yards,” to allow a new porch to encroach nine feet into the required 15-foot front yard
setback. Section 18.42.130 of the Bozeman Unified Development Ordinance “Fences, Walls, & Hedges,” to allow
a sculptural-basket-screen fence to be five feet high within a portion of the front yard setback.
The Development Review Committee (DRC) completed their review of the project on February 13, 2008 and
recommended approval as conditioned by Staff.
Conditional approval is recommended by Staff and the DRC.
UNRESOLVED ISSUES: Planning Staff is not aware of any unresolved issues at this time.
FISCAL EFFECTS: The application includes public improvements that will be the responsibility of the property
owner and applicant.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please email Allyson Bristor at abristor@bozeman.net if you have any questions prior to the public
meeting.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
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CITY COMMISSION STAFF REPORT
BOZEMAN BIRTHING CENTER CUP/COA/DEV #Z-08012
Bozeman Birthing Center CUP/COA/DEV Staff Report
1
Item: Zoning Application #Z-08012, a Conditional Use Permit and Certificate
of Appropriateness application, with two deviations, requesting the
establishment of a medical office use in the building and related site
improvements at 601 West Villard Street. Subject property is zoned as
“R-3” (Residential Medium Density District) and is located within the
Neighborhood Conservation Overlay District.
Property Owner/
Applicant: Tandem Enterprises, LLC
36 Convict Grade Road
Livingston, MT 59047
Representative: Intrinsik Architecture, Inc.
c/o Susan Kozub
111 North Tracy Avenue
Bozeman, MT 59715
Date: City Commission Public Hearing: Monday, March 3, 2008 at
6:00 p.m., in the Community Room of the Gallatin County Courthouse,
311 West Main Street, Bozeman, MT 59715
Report By: Allyson C. Bristor, Associate Planner
Recommendation: Support of the deviation request and conditional approval
________________________________________________________________________________________
PROPOSAL
A Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) application, with two deviations,
was submitted by the property owner Tandem Enterprises, LLC, 36 Convict Grade Rd., Livingston, MT
59047, and representative Intrinsik Architecture, Inc., 111 North Tracy, Bozeman, MT 59715. The
application is requesting the establishment of a medical office use in the existing building and related site
improvements at 601 West Villard Street.
Two deviations are requested with the application. Both are from Section 18.16.050 of the Bozeman Unified
Development Ordinance “Yards,” to allow a new porch to encroach nine feet into the required 15-foot front
yard setback. Section 18.42.130 of the Bozeman Unified Development Ordinance “Fences, Walls, &
Hedges,” to allow a sculptural-basket-screen fence to be five feet high within a portion of the front yard
setback.
The Development Review Committee (DRC) completed their review of the project on February 13, 2008 and
recommended approval as conditioned by Staff.
LOCATION
The proposal is located within the existing building at 601 West Villard Street, which is on the northwest
corner of the North 6th Avenue and West Villard Street intersection. It is legally described as Lots 8 & 9,
Block 3, Violett Addition, Block 3, City of Bozeman, Gallatin County, Montana. The property is zoned as
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“R-3” (Residential Medium Density District) and is located within the Neighborhood Conservation Overlay
District.
ZONING DESIGNATION & LAND USES
The subject property is zoned “R-3” (Residential Medium Density District). As stated in the Unified
Development Ordinance, the intent of the “R-3” residential district is to provide for the development of one-
to five-household residential structures near service facilities within the City. It should provide for a variety
of housing types to serve the varied needs of households of different size, age and character, while reducing
the adverse effect of non-residential uses.
The Conditional Use Permit is the tool used by the Department of Planning to ensure no adverse effect will
occur with the proposed non-residential, medical office use.
The following land uses and zoning are adjacent to the subject property:
North: Residential structure, zoned R-3;
South: Church structure, zoned as B-2 (Community Business District);
East: Commercial structure, zoned B-2;
West: Residential structure, zoned R-3.
ADOPTED GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including the
“Residential” land use designation. This classification designates places where the primary activity is urban
density living quarters. Other uses that complement residences are also acceptable, such as parks, low
intensity home based occupations, fire stations, churches and schools. The dwelling unit density expected
within this category varies and a variety of housing types should be blended to achieve the desired density,
with large areas of single type housing discouraged. Additionally, all residential housing should be arranged
with consideration given to the existing character of adjacent development.
Bozeman Birthing Center CUP/COA/DEV Staff Report 2 80
REVIEW CRITERIA & FINDINGS
Planning Staff reviewed the application for a CUP against relevant chapters of the Unified Development
Ordinance, B.M.C., and offers the following summary review comments. The findings outlined in this report
include comments and recommended conditions provided by the Development Review Committee (DRC).
Section 18.28.050 “Standards for Certificates of Appropriateness”
Section 18.28.050 specifies the required standards for granting Certificate of Appropriateness approval.
Planning Staff evaluated the applicant's request under the standards and offers comments below.
A. All work performed in completion of an approved Certificate of Appropriateness shall be in
conformance with the most recent edition of the Secretary of Interior’s Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the
Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage
Preservation Services, Washington, D.C. (available for review at the Department of Planning).
The Secretary of Interior Standards’ guidelines are considered with the design guidelines listed
below. Overall, Planning Staff finds the proposal meeting the Standards’ guidelines.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures or
properties, and with neighboring structures and properties, shall focus upon the following:
1. Height;
No change in building height is proposed with the application.
2. Proportions of doors and windows;
No change in door or window location is proposed with the application.
3. Relationship of building masses and spaces;
No change in building footprint is changing, with exception to the proposed front covered entry
porch. The width of the porch, in comparison to the total building linear frontage, is found as
subordinate and appropriate for the commercial building.
3. Roof shape;
No change in building roof shape is proposed with the application. The gable shaped roof of the
front covered entry porch is traditional in form and appropriate for the surrounding neighborhood.
4. Scale;
Planning Staff and the Design Review Board find the proposed 19.1 square foot projecting sign as
appropriate for the Hotel Baxter’s scale and massing.
5. Directional expression;
Bozeman Birthing Center CUP/COA/DEV Staff Report 3 81
The front covered entry porch is appropriately directed toward the street and provides a private
sidewalk connection to the public sidewalk.
6. Architectural details;
The architectural detailing of the fence is contemporary in style. Because of its direct association
with the proposed landscaping, Staff finds it appropriate for the surrounding traditional
neighborhood.
7. Concealment of non-period appurtenances, such as mechanical equipment;
All mechanical equipment proposed shall be concealed per the provisions of the B.M.C.
8. Materials and color scheme.
A color palette for the proposal that includes actual material samples and color chips shall be
submitted for review and approval by the Department of Planning prior to issuance of a building
permit. The materials/color palette shall be presented on a board no larger than 24” x36” and
contain all the primary materials to be utilized on the building. All final building elevations shall
be keyed to the color palette to delineate where each individual building material and color is
specified.
C. Contemporary, nonperiod and innovative design of new structures and additions to existing
structures shall be encouraged when such new construction or additions do not destroy
significant historical, cultural or architectural structures, or their components, and when such
design is compatible with the foregoing elements of the structure and the surrounding
structures.
The entry porch and landscaped fence are slightly cotemporary in materials, but are compatible with
the foregoing elements of the surrounding traditional neighborhood.
D. When applying the standards of subsections A-C, the review authority shall be guided by the
Design Guidelines for the Neighborhood Conservation Overlay District which are hereby
incorporated by this reference. When reviewing a contemporary, non-period, or innovative
design of new structures, or addition to existing structure, the review authority shall be guided
by the Design Guidelines for the Neighborhood Conservation Overlay District to determine
whether the proposal is compatible with any existing or surrounding structures.
The Design Guidelines for the Neighborhood Conservation Overlay District were considered during
the architectural design review. Comments are included above in the Certificate of Appropriateness
standards.
E. Conformance with other applicable development standards of this title.
The required criteria for granting deviations are examined in the following section.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
Section 18.28.070 specifies the required criteria for granting deviations from the underlying zoning
requirements. In the discussion below, ADR Staff evaluated the applicant's request in light of these criteria.
Bozeman Birthing Center CUP/COA/DEV Staff Report 4 82
A. Modifications shall be historically appropriate for the building and site in question, and the
adjacent properties, as determined by the standards in § 18.28.050 of this chapter, than would
be achieved under a literal enforcement of this title;
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof;
C. Modifications shall assure the protection of the public health, safety and general welfare.
The encroachment of the front covered entry porch into the required front yard setback is appropriate.
Residential neighborhoods typically have front porches to highlight entryways. Because this is a
commercially developed lot, and the width of the porch is subordinate to the overall building linear
frontage, Staff finds the encroachment acceptable.
The five-foot fence proposed in the front yard is also found appropriate by Staff. Though it exceeds
the maximum four foot allowance, it is visually transparent in its design and will be closely correlated
to the landscaping improvement proposed on the property. It also provides the necessary screening
required for the medical uses occurring within the building.
It is the determination of the Historic Preservation Office and Planning Staff that, with conditions of
approval, the project generally meets Criteria A, B, and C of Section 18.28.070 “Deviations from
Underlying Zoning Requirements,” of the Bozeman Unified Development Ordinance, B.M.C.
Section 18.34 “Site Plan and Master Site Plan Review Criteria”
In considering applications for site plan approval under this title, the Planning Director, City Commission,
DRC, shall consider the following.
A. Conformance to and consistency with the City’s adopted growth policy;
The development proposal is in conformance with the Bozeman 2020 Community Plan including the
“Residential” land use designation. This classification designates places where the primary activity is
urban density living quarters. Other uses that complement residences are also acceptable, such as
parks, low intensity home based occupations, fire stations, churches and schools. The dwelling unit
density expected within this category varies and a variety of housing types should be blended to
achieve the desired density, with large areas of single type housing discouraged. Additionally, all
residential housing should be arranged with consideration given to the existing character of adjacent
development.
B. Conformance to this title, including the cessation of any current violations;
The application is in general compliance with the requirements set forth in the Unified Development
Ordinance, B.M.C. Any areas not addressed in the applicant’s proposal have been identified as code
provisions that must be addressed on the final site plan submittal.
C. Conformance with all other applicable laws, ordinances, and regulations;
Please reference the “City Commission Consideration and Findings for Conditional Use Permits”
section of this report, as it addresses conformance with other applicable regulations.
Bozeman Birthing Center CUP/COA/DEV Staff Report 5 83
The applicant must comply with all provisions of the Bozeman Municipal Code, which are applicable
to this project prior to receiving Final Site Plan approval. The applicant is advised that unmet code
provisions, or code provisions that are not specifically listed as conditions of approval, does not, in
any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law.
Planning
Per Section 18.34.100.C, “City Commission Consideration and Findings for Conditional Use
Permits,” the right to a use and occupancy permit shall be contingent upon the fulfillment of all
general and special conditions imposed by the conditional use permit procedure.
Per Section 18.34.100.C, “City Commission Consideration and Findings for Conditional Use
Permits,” all of the special conditions shall constitute restrictions running with the land use, shall
apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the
owner of the land, his successor and assigns, shall be consented to in writing, and shall be
recorded as such with the County Clerk and Recorder’s Office by the property owner prior to the
issuance of any building permits, final site plan approval or commencement of the conditional
use.
Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6
months of preliminary approval containing all of the conditions, corrections and modifications to
be reviewed and approved by the Planning Office.
o If occupancy of any structure is to occur prior to the installation of all required on-site
improvements, the Improvements Agreement must be secured by a method of security equal
to one and one-half times the amount of the estimated cost of the scheduled improvements
not yet installed. Said method of security shall be valid for a period of not less than twelve
(12) months; however, the applicant shall complete all on-site improvements within nine (9)
months of occupancy to avoid default on the method of security.
Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Site Plan approval. Building Permits will not be issued until
the Final Site Plan is approved.
Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment
should be incorporated into the roof form and ground mounted equipment shall be screened with
walls, fencing or plant materials.
Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted lights
on the building must be included in the final site plan submittal. Lighting cut-sheets shall be
provided with the final site plan.
Section 18.42.170 requires the size of the trash receptacle to be appropriately sized for the use
and approved by the City Sanitation Department. Accommodations for recyclables must also be
considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the
site plan, and description of the proposed use on site shall be sent to and approved in writing by
the City Sanitation Division (phone: 582-3236) prior to final site plan approval. If the Sanitation
Department determines that large receptacles are required for the proposed use a trash enclosure
for the receptacles shall be provided for on the final plan.
Per Section 18.02.080 & 18.64.110, the proposed project shall be completed as approved and
conditioned in the Certificate of Appropriateness application. Any modifications to the submitted
and approved application materials shall invalidate the project's legitimacy, unless the applicant
submits the proposed modifications for review and approval by the Department of Planning prior
to undertaking said modifications. The only exception to this law is repair.
Per Section 18.64.100.F, the applicant shall obtain a building permit within one year of
Certificate of Appropriateness approval, or said approval shall become null and void. Please call
the Building Department at 406-582-2375 for more information on the building permit process.
Bozeman Birthing Center CUP/COA/DEV Staff Report 6 84
Engineering
The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used
shall also be provided.
A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to
remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the
City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot
elevations), storm water detention/retention basin details (including basin sizing and discharge
calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan.
Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. All trees must be at least 10 feet from any public utilities or service lines.
Drive approach and public street intersection sight triangles shall be free of plantings which at
mature growth will obscure vision within the sight triangle.
The drive approach shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the FSP. A City Curb Cut
and Sidewalk Permit shall be obtained prior to FSP approval.
Adequate snow storage area must be designated outside the sight triangles, but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed with
the County Clerk and Recorder's office).
Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section detail shall
be provided to and approved by the City Engineer. Concrete curbing shall be provided around
the entire parking lot perimeter and adequately identified on the FSP.
D. Relationship of site plan elements to conditions both on and off the property;
With the conditions outlined by Planning Staff and the Development Review Committee, the
elements of the site plan including landscaping, interior building design, parking layout and
circulation are compatible with the surrounding residential sites arranged in an appropriate manner for
the Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking conditions;
The existing parking lot is adequately supplying the required parking for employees and patients.
Engineering is requiring paving and surface improvements to the parking area to enhance its function.
F. Pedestrian and vehicular ingress and egress;
A private sidewalk is provided from the front covered entry to the public sidewalk.
G. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open
space, and pedestrian areas, and the preservation or replacement of natural vegetation;
The proposed landscaping improvements are proposed along West Villard Street and along the north
Bozeman Birthing Center CUP/COA/DEV Staff Report 7 85
property line for the residential adjacency.
H. Open space;
Not applicable. No residential uses are supplied with the proposal. Therefore, open space and
parkland is not required.
I. Building location and height;
The front covered entry porch location is found as appropriate by Staff.
J. Setbacks;
The front covered entry porch requires a deviation for encroaching into the required front yard
setback. Staff finds the encroachment as supportable.
K. Lighting;
All proposed lighting on site shall conform to the requirements outlined in the Unified Development
Ordinance. Details of all proposed lighting fixtures, both building mounted and freestanding, shall be
supplied with the final site plan materials.
L. Provisions for utilities, including efficient public services and facilities;
The location of existing water and sewer mains, as well as nearby fire hydrants, shall be properly
depicted on the final site plan materials.
M. Site surface drainage;
Site surface drainage will be reviewed by the Engineering Department upon final site plan submittal.
N. Loading and unloading areas;
The proposed parking circulation clearly provides pedestrian access to all buildings on the property.
O. Grading;
The proposed surface grading will be reviewed by the Engineering Department upon final site plan
submittal.
P. Signage;
All proposed signage shall conform to the requirements outlined in the Unified Development
Ordinance, as stated in Section 18.52.050.B.
Q. Screening;
All mechanical equipment must be screened. Ground-mounted equipment shall be screened from all
views by either dense plant material or a solid wall. Rooftop mechanical equipment shall be either
fully screened by incorporating the equipment into the roof form or be fully hidden behind a parapet
wall.
Bozeman Birthing Center CUP/COA/DEV Staff Report 8 86
R. Overlay district provisions;
The site falls within the Neighborhood Conservation Overlay District. A Certificate of
Appropriateness will be issued with this application.
S. Other related matters, including relevant comment from affected parties;
No public comment was received at the Department of Planning in regards to this application.
T. If the development includes multiple lots that are interdependent for circulation or other means
of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved configuration or
use of the property or cause the development to become nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to which the City is
a party so that the sale of individual lots will not cause one or more elements of the
development to become nonconforming.
Not applicable.
Section 18.34.100 “City Commission Consideration and Findings for Conditional Use Permits”
In addition to the review criteria outlined above, the City Commission shall, in approving a conditional use
permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use,
and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to
properly relate such use with the land and uses in the vicinity.
The property was developed as a commercial site. The building was designed to accommodate office
uses. An existing parking lot is adequate in size to accommodate both the proposed number of
employees and the expected number of patients. Engineering is requiring additional pavement and
surface improvements to the parking lot to improve its function. Planning is requiring additional
landscaping along the north perimeter to screening the medical office use from the residential
adjacency.
2. That the proposed use will have no material adverse effect upon the abutting property. Persons
objecting to the recommendations of review bodies carry the burden of proof.
With the conditions outlined by Staff, the proposed medical office use does not have material adverse
effect upon the abutting properties.
3. That any additional conditions stated in the approval are deemed necessary to protect the
public health, safety and general welfare. Such conditions may include, but are not limited to:
regulation of use; special yards, spaces and buffers; special fences, solid fences and walls;
surfacing of parking areas; requiring street, service road or alley dedications and
improvements or appropriate bonds; regulation of points of vehicular ingress and egress;
regulation of signs; requiring maintenance of the grounds; regulation of noise, vibrations and
odors; regulation of hours for certain activities; time period within which the proposed use shall
Bozeman Birthing Center CUP/COA/DEV Staff Report 9 87
be developed; duration of use; requiring the dedication of access rights; other such conditions
as will make possible the development of the City in an orderly and efficient manner.
a. Regulation of use: The medical office uses will operate on a somewhat regular schedule, while
making sure it is available to its patients both during the day and night.
b. Special yards, spaces and buffers: A front yard deviation is required for the proposed front
covered entry porch.
c. Special fences, solid fences and walls: A fence height deviation is required to allow a fence
greater than four feet in a front yard.
d. Surfacing of parking areas: Engineering is requiring improvements to the existing parking lot.
e. Requiring street, service road or alley dedications and improvements: No special conditions
required.
f. Regulation of points of vehicular ingress and egress: No special conditions required.
g. Regulation of signs: No comprehensive sign plan required because one tenant.
h. Requiring maintenance of the grounds: Extensive landscaping is proposed on the site to help
improve the West Villard streetscape and to shield the residential adjacency.
i. Regulation of noise, vibrations and odors: The medical office use is not expected to create
unusual noises, vibrations or odors.
j. Regulation of hours for certain activities: The medical office uses will operate on a somewhat
regular schedule, while making sure it is available to its patients both during the day and night.
k. Time period within which the proposed use shall be developed: No special conditions
recommended.
l. Duration of use: If complaints are received by the Department of Planning & Community
Development about the property (parking shortage, street disturbance, etc.), the CUP may be
revoked.
m. The dedication of access rights: Not applicable.
n. Other such conditions as will make possible the development of the City in an orderly and
efficient manner: No special conditions recommended.
Staff has not identified any additional conditions, other than those listed below, to protect the public
health, safety, and general welfare.
PUBLIC COMMENT
The application was publicly noticed in February 2008. The Department of Planning did not receive public
comment in regards to this application.
RECOMMENDED CONDITIONS OF APPROVAL
The DRC and ADR Staff find that this CUP application, known as Theory Hair Salon CUP #Z-07127, is in
general compliance with the adopted Growth Policy and the Unified Development Ordinance. The following
conditions of approval are recommended to ensure the proposal’s compliance:
Conditions of Approval
Planning
1. Scaled line drawings of all elevations of the existing building and the proposed exterior
alterations shall be submitted with the final site plan submittal.
Bozeman Birthing Center CUP/COA/DEV Staff Report 1088
2. Parking lot screening shall be installed along the northern perimeter of the property lot and
shall conform to Section 18.48.050 of the Bozeman Municipal Code.
3. Parking lot landscaping shall be installed and conform to Section 18.48.050 of the Bozeman
Municipal Code.
4. All existing and proposed site and building mounted lighting shall conform to Chapter
18.42.150 of the Bozeman Municipal Code.
5. Prior to issuance of any type of a demolition/building permit, the applicant shall submit a
color palette for the building to the Department of Planning, which includes actual material
samples and color chips. The materials/color palette shall be presented on a board no larger
than 24” x 36” and contain all the primary materials to be utilized on the building including
window/storefront frames and doors (entry, garage, and service). All final building
elevations shall be keyed to the color palette to delineate where each individual building
material and color is specified. The materials/color palette shall be subject to final design
review and approval by Administrative Design Review Staff
6. That the applicant upon submitting the Final CUP Site Plan for approval by the Planning
Director and prior to issuance of a building permit, will also submit a written narrative
outlining how each of the above conditions of approval and code provisions have been
satisfied.
Engineering
7. Any existing city sidewalk panels along W. Villard Street and N. 6th Avenue that are damaged shall
be replaced.
CONCLUSION/RECOMMENDATION
Planning Staff and the Development Review Committee (DRC) reviewed the Conditional Use Permit and
Certificate of Appropriateness application, with two deviations, requesting the establishment of a medical
office use in the building and related site improvements at 601 West Villard Street. Conditional approval is
recommended by Staff and the DRC. Staff has identified various code provisions that are currently not met
by this application. Some or all of these items are listed in the findings of this Staff Report. The applicant
must comply with all provisions of the Unified Development Ordinance, which are applicable to this project,
prior to receiving Final Site Plan approval. The applicant is advised that unmet code provisions, or code
provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
Attachments: Applicant’s Submittal Materials
Fence colored schematics
Report Sent To: Tandem Enterprises, LLC, 36 Convict Grade Road, Livingston, MT 59047
Intrinsik Architecture, Inc., 111 N. Tracy Avenue, Bozeman, MT 59718
Bozeman Birthing Center CUP/COA/DEV Staff Report 1189
Bozeman Birth Center
601 West Villard Street
Bozeman, Montana
Reuse/CUP/COA Application
With Deviations
January 2008
90
Bozeman Birth Center
Reuse/Conditional Use Permit
Certificate of Appropriateness with Deviations
January 2008
Address 601 West Villard Street
Zoning R3 (Residential Medium Density District)
Existing Use Vacant Office Building
Proposed Use Birth Center & Midwifery Clinic
Narrative This Conditional Use Permit and Certificate of Appropriateness
Application with deviations is for the redevelopment of the existing
building and site located at 601 West Villard Street. This infill site is
zoned R3 (Residential Medium Density District) and is located within the
Neighborhood Conservation Overlay District. Offices are not a permitted
use in the R3 zone; however, the Planning Office has determined that the
property may continue to be used as an office (see Department of
Planning & Community Development letter dated January 30, 2007).
After an inquiry regarding the change in property use to a birth center and
midwifery clinic, the Planning Office determined that the existing lawful
non-conforming office use may be changed to another nonconforming
use, provided that the proposed use is not of greater intensity than the
original use and that a conditional use permit is obtained from the City
Commission.
A Birth Center is a place for healthy women anticipating an
uncomplicated labor and birth as an alternative to a hospital. This use
may be a better fit for the residential zoning district than a standard
office because of the desired home-like environment and the family-
oriented nature of the use. The Bozeman Birth Center will provide two
birthing suites, a shared family room and kitchen area, a break room, an
office, a storage area, a community room and a midwifery clinic with
three exam rooms. Clinic hours are limited to 9-5 Monday through Friday;
however, evening classes and the hours for the birth suites will obviously
vary depending on client needs. The new Birth Center would
accommodate a maximum of two Certified Professional Midwifes and two
staff members at one time.
The design concept is to make the office building visually recede behind
layers of landscaping and to highlight the main building entrances off
Villard and the parking lot with gabled porches that represent the scale of
a modest residential home. This design will allow the Birth Center to
create the desired home-like environment separated from the adjacent
intensive commercial uses to the south and west while also respecting
and providing a transition to the adjacent residential neighborhood to the
north and east.
91
2
Two deviations are requested with this application. The first is from
Section 18.16.050 “Yards” to allow a new porch to encroach nine feet
into the required 15-foot front yard setback. The proposed porch would
emphasize the entrance while also adding residential character that is in
scale with the existing large rectangular building form. Because the front
façade of the existing building sits approximately 15 feet off of the
property line, any front porch addition would require a deviation.
Encroaching porches are a common and often desirable feature of the
Conservation Overlay District. Also note that the required setback for the
adjacent B-2 zone is only 7 feet along Villard.
The second deviation is from Section 18.42.130 “Fences, Walls &
Hedges” to allow a sculptural basket screen in a portion of the front yard
area to have a height of five feet. This request is driven by the overall
design which seeks to create integrated layers starting from the sidewalk
through the first layer of landscaping and screening into the second layer
of gardens into the family room and finally into the birthing suites. This
screen will provide the necessary privacy and protection for families in
the birth center while preserving the large south-facing windows in the
existing building. The sculptural screen and plant materials would also be
repeated within the interior to better integrate the outdoor and indoor
spaces. The Design & Connectivity Plan for the North 7th Avenue Corridor
recognizes the start of a public art corridor along North 7th Avenue and
this installation would continue that pattern around the corner. The
proposed screen will promote artistic interest along the Villard
streetscape, help to provide the transition from commercial uses to
residential neighborhoods and will also provide much needed separation
from the adjacent land uses to the west (Papa John’s Pizza – especially
the delivery vehicles) and to the south (Royal 7 Motel). Please refer to
the attached photos for examples of unique landscape features and
fencing as part of the neighborhood pattern.
In terms of parking, the UDO requires four spaces for each full time
equivalent doctor (midwife in this case) plus one space for each full time
equivalent employee and one van-accessible disabled parking space. Two
midwifes and two employees would be working at one time which
equates to ten required parking spaces. A new parking layout in the
existing parking lot can accommodate the parking requirements. Please
note that the existing parking lot already encroaches into setbacks. No
further encroachments are proposed and the degree of non-conformity
will actually decrease with the change in parking layout.
Projected Schedule: If the conditional use permit is approved by the City
Commission, a Final Site Plan and Building Permit will be submitted this
Spring. Construction would begin and continue well into the summer. The
desired occupancy date is Labor Day 2008!
92
3
Response to Site Plan Checklist
Items Checked A.1 No dwelling units are proposed for the property.
No or N/A
A.2 This application is for approximately 2,624 SF of space for a Birth
Center and Midwifery Clinic.
A.3 Only one building exists on this site.
A.4 No exterior storage of materials is proposed. A.5 Parking for more than 60 vehicles is not required.
B.13 The streets, roads and alleys are already constructed and fall within
the Violett Addition.
B.14 The building and much of the landscaping already exists. Additional
trees and shrubs are proposed. See attached landscape plan.
B.16 No temporary facilities are proposed.
B.17 A noxious weed control plan is not necessary for an existing in-town
lot. Weeds have been, and will continue to be, controlled on the property.
Please refer to the landscape plan.
C.1 The site is relatively flat. There is about a 2’ grade change from the
front to the back of the building. Additional grading can be provided with
final documents if required.
C.8 b-d No surface water, watercourses, or floodplains exist on the
subject property.
C.10 a-c No drainage ways, streets, arroyos, gullies, ditches, etc. are
proposed.
C.11 There are no significant outcroppings, slopes greater than 15
percent or other significant topographic features on the subject property.
Again this is an existing building on an in-town lot.
C.22 The City limits are not in close proximity to the subject property.
C.24 No historic, cultural and archeological resources are known at this
time. If any are discovered during construction, the owners will notify the
Historic Preservation Office.
C.26 This is a commercial project.
C.27 Section 17.02 is not applicable to this project.
D.3 Again, no watercourses are located within close proximity to the
subject property.
D.20 No watercourse are located within close proximity to the subject
property.
COA Checklist 2
A.2 No historic information was available for the subject property.
93
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:
2. Property Owner Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
3. Applicant Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
4. Representative Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
5. Legal Description:
6. Street Address:
7. Project Description:
8. Zoning Designation(s): 9. Current Land Use(s):
10. Bozeman 2020 Community Plan Designation:
Bozeman Birth Center Reuse/CUP/COA/DEV
Tandem Enterprises, LLC mikelann@3riversdbs.net
36 Convict Grade Road, Livingston MT 59047
406.222.0084 406.222.5381
[same as above]
Intrinsik Architecture, Inc.skozub@intrinsikarchitecture.com
111 North Tracy Avenue
406.582.8988 406.582.8911
Lots 8 & 9, Block 3, Violett Addition, SEC 12, T2S, R5E
601 West Villard Street
Upgrade existing office building and property for Birth Center and Midwifery Clinic. See attached
narrative.
R-3 Office (currently vacant)
"Residential"
94
95
96
TANDEM ENTERPRISES, LLC
36 CONVICT GRADE ROAD
LIVINGSTON MT 59047
LIEN CORP (BENDZ)
ROYAL 7 MOTEL
310 N 7TH AVE
BOZEMAN, MT 597153308
THERESA RUEBUSCH
401 N 5TH AVE
BOZEMAN, MT 597153417
INTRINSIK ARCHITECTURE
111 NORTH TRACY AVENUE
BOZEMAN MT 59715
PROGRESSIVE CARE CENTERS INC
PO BOX 25777
PORTLAND, OR 972980777
THOMAS & JUDITH DEIBELE
PMB 267272
3590 ROUND BOTTOM RD
CINCINNATI, OH 452443026
ERIK ECK
PO BOX 78
KAILUA, HI 967340078
BCE, LLC
131 W MAIN ST
MISSOULA, MT 598024311
GEORGE & DEBORAH THORSTAD
408 N 6TH AVE
BOZEMAN, MT 597153422
WILMA NORRIS
415 COMFORT LN
BOZEMAN, MT 597189141
KEITH & ELLEN KOSLOFSKY
414 N 6TH AVE
BOZEMAN, MT 597153422
DENNIS & LOWELL W SPRINGER
201 S WALLACE AVE
BOZEMAN, MT 59715-4864
JORDAN FAMILY TRUST
C/O SHARRON MOHR
2775 MARLYN CT APT 1
BOZEMAN, MT 597188592
JENS V. NEDRUD
25 RODEO CT
BOZEMAN, MT 597187861
CHARLES & LOIS M. OSBORNE
109 N 9TH AVE
BOZEMAN, MT 597153323
JERRY LEE & JOYCE H. SCHMIDT
423 N 6TH AVE
BOZEMAN, MT 597153421
ROBERT K. SYBRANT TRUST
419 N 5TH AVE
BOZEMAN, MT 597153417
JAMES & NIKKI LYTLE
1301 WOODLAND DR
BOZEMAN, MT 597182771
GREGORY & CECELIA NOTESS
415 N 5TH AVE
BOZEMAN, MT 597153417
ROSE MARIE WAGNER-CAIN
411 N 6TH AVE
BOZEMAN, MT 597153421
GARY & JEANNE DELIN
407 N 5TH AVE
BOZEMAN, MT 597153417
97
98
Page 3
(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04)
SITE PLAN CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1.20 or more dwelling units in a multiple household structure or structures
2.30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3.More than two buildings on one site for permitted office uses, permitted retail commercial uses,
permitted service commercial uses, permitted industrial uses or permitted combinations of uses
4.20,000 or more square feet of exterior storage of materials or goods
5.Parking for more than 60 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes No N/A
1.Location map, including area within one-half mile of the site
2.List of names and addresses of property owners according to Chapter 18.76, BMC (Noticing)
3.A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4.Boundary line of property with dimensions
5.Date of plan preparation and changes
6.North point indicator
7.Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8.Parcel size(s) in gross acres and square feet
9.Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, bicycle racks,
compact spaces, handicapped spaces and motorcycle parking, on-street parking, number of
employee and non-employee parking spaces, existing and proposed, and total square footage
of each
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Page 4
General Information, continued Yes No N/A
13. The information required by Section 18.78.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 18.78.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 18.72, BMC
(Supplementary Documents)
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes No N/A
1.Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2.Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3.On-site streets and rights-of-way
4.Ingress and egress points
5.Traffic flow on-site
6.Traffic flow off-site
7.Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8.Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 18.58, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Page 5
Site Plan Information, continued Yes No N/A
9.Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with any adopted storm drainage ordinance or best management practices manual adopted by
the City
10.All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11.Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12.Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13.Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15.Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 18.52, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Exterior refuse collection areas, including typical details
17.A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 18.78.060.R, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19.Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 18.78.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20.Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22.Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24.Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26.The information necessary to complete the determination of density change and parkland
provision required by Chapter 18.50, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 18.78.060.P, BMC shall be provided.
27.Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable
Housing) which have either been established for that lot(s) through the subdivision process or
if no subdivision has previously occurred are applicable to a site plan. The description shall be
of adequate detail to clearly identify those lots and dwellings designated as subject to Title 17,
Chapter 2, BMC compliance requirements and to make the obligations placed on the affected
lots and dwellings readily understandable.
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101
Page 6
D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes No N/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 18.48.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 18.42.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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102
Page 3
(Certificate of Appropriateness Checklist 2 – Prepared 11/25/03; revised on 9/8/04)
CERTIFICATE OF APPROPRIATNESS CHECKLIST 2
If a project is located in the Neighborhood Conservation Overlay District or the Entryway Corridor Overlay District, and
DOES NOT qualify for review as a Sketch Plan; Reuse, Change of Use or Further Development of a Site Developed Before
9-3-91; or Amendment/Modification of a Plan Approved On or After 9-3-91, this checklist shall be used. See Section
18.34.050 (Sketch Plan Review), Section 18.34.150 (Amendments to Sketch and Site Plans) or Section 18.34.170 (Reuse,
Change in Use or Further Development of Sites Developed Prior to the Adoption of the Ordinance Codified in This Title),
BMC.
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Neighborhood Conservation Overlay District. If a proposed development is located in the Neighborhood
Conservation Overlay District, information shall be provided to the appropriate review authority to review prior to
granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall
be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review
authority to make its determination. At a minimum, the following items shall be included in the submission:
Neighborhood Conservation Overlay District Information Yes No N/A
1.One current picture of each elevation of each structure planned to be altered and such
additional pictures of the specific elements of the structure or property to be altered that will
clearly express the nature and extent of change planned. Except when otherwise
recommended, no more than eight pictures should be submitted and all pictures shall be
mounted on letter-size sheets and clearly annotated with the property address, elevation
direction (N, S, E, W) and relevant information
2.Historical information, including available data such as pictures, plans, authenticated verbal
records and similar research documentation that may be relevant to the planned alteration
3. Materials and color schemes to be used
4.Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
5. A schedule of planned actions that will lead to the completed alterations
6. Such other information as may be suggested by the Planning Department
7.Description of any applicant-requested deviation(s) and a narrative explanation as to how the
requested deviation(s) will encourage restoration and rehabilitation activity that will contribute
to the overall historic character of the community
B. Entryway Corridor Overlay District. If a proposed development is located in the Entryway Corridor Overlay District,
information shall be provided to the appropriate review authority to review prior to granting or denying a certificate
of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the
planned alteration and the information reasonably necessary for the appropriate review authority to make its
determination. At a minimum, the following items shall be included in the submission:
Entryway Corridor Overlay District Information Yes No N/A
1.Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
2. Such other information as may be suggested by the Planning Department
3.If the proposal includes an application for a deviation as outlined in Section 18.66.050
(Deviations), BMC, the application for deviation shall be accompanied by written and graphic
material sufficient to illustrate the conditions that the modified standards will produce, so as
to enable the City Commission to make the determination that the deviation will produce an
environment, landscape quality and character superior to that produced by the existing
standards, and will be consistent with the intent and purpose of Chapter 18.30 (Entryway
Corridor Overlay District), BMC.
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Subject Property
Zoning Map & Construction Traffic Map
601 West Villard Street Reuse/CUP/COA
Note: construction traffic will primarily use North 7th Avenue and
Villard Street to access the property as indicated by the orange arrows.
N
104
Aerial View
601 West Villard Street Reuse/CUP/COA
Subject Property
West Villard Street North 7th Avenue North 6th Avenue North 5th Avenue West Beall Street
Royal 7 Budget Inn
Papa
John’s
Church
Residential
Health &
Rehab
Center
Residential Alley 105
Existing Building Photos 1
601 West Villard Street Reuse/CUP/COA
East Elevation (facing North 6th Avenue)
South Elevation (facing West Villard Street)
106
Existing Building Photos 2
601 West Villard Street Reuse/CUP/COA
West Elevation (facing alley)
North Elevation (facing parking lot)
107
Neighborhood Photos
601 West Villard Street Reuse/CUP/COA
Residence (north on North 6th Ave)
Royal 7 (south across Villard)
Residence (east across N. 6th Ave. side view)
Papa John’s (west across alley)
Health & Rehab Center (southeast across Villard)
Residence (east across N. 6th Ave. front view)
108
Neighborhood Fencing & Landscaping Patterns
601 West Villard Street Reuse/CUP/COA
109
110
601 West Villard Street Reuse/CUP/COA Front Entry Perspective Back Entry Perspective 111
601 West Villard Street Reuse/CUP/COA North Elevation 3/32”=1’-0” South Elevation 3/32”=1’-0” 18’+- Ridge Ht. 112
601 West Villard Street Reuse/CUP/COA East Elevation 3/32”=1’-0” West Elevation 3/32”=1’-0” 113
114
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116
117
601 West Villard Street Reuse/CUP/COA Fence Detail Proposed Steel Structure Proposed finished fence with woven willows 118
119