HomeMy WebLinkAboutTed's Montana Grill Change in Use and Certificate #Z-08019Commission Memorandum
Memorandum created on February 27, 2008
REPORT TO: Honorable Mayor & City Commission
FROM: Allyson C. Bristor, Associate Planner
SUBJECT: Ted’s Montana Grill Change in Use/COA/DEV #Z-08019
MEETING DATE: Monday, March 3, 2008
RECOMMENDATION: Support all deviation requests, and approve the Ted’s Montana Grill Change in Use and
Certificate of Appropriateness application with the conditions of approval recommended by Staff (beginning on
page 8 of the report).
BACKGROUND: The Change in Use and Certificate of Appropriateness application for the Ted’s Montana Grill
is requesting the following changes to the historic Baxter Hotel property: 1) change in use of the Baxter Hotel’s
ground floor (eastern and northern portions) to accommodate the Ted’s Montana Grill restaurant use, 2) addition of
new window awnings, 3) addition of two projecting signs, and 4) window alterations. Three deviations are
requested with this application, all from Section 18.52.060 of the UDO, “Signs Permitted Upon the Issuance of a
Sign Permit.” The first deviation is to allow two projecting signs for one tenant. The second deviation is to allow
one projecting sign to exceed 12 square feet in area. The third deviation is to allow one projecting sign to extend
more than 6 feet from the building.
Because the historic Baxter Hotel building includes two or more commercial and office tenants, the Department of
Planning requested a comprehensive sign plan to be submitted in conjunction with the application.
Planning Staff reviewed the Change in Use and Certificate of Appropriate application for 105 West Main Street,
and recommends conditional approval of said application. Based on the review criteria and findings included in
this report, Staff finds all three deviation requests appropriate for the scale and massing of the Hotel Baxter. The
property owner and applicant should be applauded for promoting continued restoration and preservation of a
historic building icon.
Planning Staff’s recommended conditions of approval include changing the fixed-frame awnings to a style that
better resembles retractable/operable style awnings (awning design discussion begins on page 6 of the report).
Fixed-frame awnings are non-traditional in style and inappropriate for a historic downtown streetscape. Staff
recognizes the fact that several fixed-frame awnings currently exist in the Main Street Historic District. The
majority of them were added to the buildings prior to Certificate of Appropriateness (COA) review and historic
preservation design guidelines. Business owners are able to maintain their fixed-frame awnings through repair
(primarily, recovering the metal frame and adding new signage). Examples of repair are the Crystal Bar awning
and the Helly Hanson awning. Both awnings Staff would prefer to see removed one day in the future. The
Department of Planning can only require the removal of fixed-frame awnings when a business moves out of a space
and has affiliated business signage on the awning cover.
As downtown business spaces are altered, the Department of Planning encourages the removal of fixed-frame
awnings in the COA review. Wall or projecting signage is encouraged. An example of where this change occurred
is the Nova restaurant on East Main Street, which removed the old O’Brien’s restaurant fixed-frame awning to
establish attractive wall signage.
188
Commission Memorandum
Memorandum created on February 27, 2008
Planning Staff recognizes that several business spaces truly require awnings for sun protection. In limited
circumstances, Staff permits fixed-frame style awnings. Their design must contain traditional elements, such as a
concave front and scalloped edges, whenever physically feasible. Examples of these are the Montana Fish
Company’s awning and the Ruby Slippers awning (on West Main Street).
Because the Hotel Baxter is highly significant for its architecture, and photographic evidence shows retractable
awnings having once existed on each ground floor window, Planning Staff is encouraging the applicant to install
retractable style awnings (similar to those approved in an earlier COA application for the Bachhus Pub restoration).
The retractable style awnings will ensure the visual preservation of the significant architectural details, including
the large storefront windows.
UNRESOLVED ISSUES: Planning Staff is aware the applicant prefers fixed-frame window awnings (as shown
in their application materials) rather than retractable or operable window awnings. As condition number four
states: “The proposed fixed-frame window awnings shall be modified to better simulate and replicate, if not
propose entirely, a retractable style. Staff prefers the applicant and property owner to propose awnings similar to
those approved in Certificate of Appropriateness application #Z-07026. In that application, a condition of approval
was added stating: ‘The window awning fixtures shall be fully retractable in design, so that they are able to open
and close.’”
Staff believes the highly significant architecture of the Hotel Baxter should be highlighted and retractable style
awnings should be proposed. The Design Review Board made a similar recommendation to the City Commission
for consideration.
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
189
CITY COMMISSION STAFF REPORT
TED’S MONTANA GRILL CHANGE IN USE/COA/DEV FILE #Z-08019
Item: Zoning Application #Z-08019, requesting the following changes to
the historic Hotel Baxter property at 105 West Main Street: 1)
change in use of the Baxter’s ground floor (eastern and northern
portions) to accommodate the Ted’s Montana Grill restaurant use,
2) addition of new window awnings, 3) addition of two projecting
signs, and 4) window alterations. Said property is zoned as “B-3”
(Central Business District) and is located within the Main Street
Historic District and the Neighborhood Conservation Overlay
District.
Owner: Baxter Main LLC
c/o David Loseff
105 West Main Street
Bozeman, MT 59715
Applicant: Ted’s Montana Grill
c/o Ed Bazor
133 Luckie Street, 6th Floor
Atlanta, GA 30303
Representative: GHA Architects
c/o Shinpei Kuo
14110 Dallas Parkway
Dallas, TX 75254
Date & Time: 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, AICP
Associate Planner
Recommendation: Support all deviation requests and conditional approval
PROPOSAL & BACKGROUND
The Change in Use and Certificate of Appropriateness application for the Ted’s Montana Grill is
requesting the following changes to the historic Hotel Baxter property: 1) change in use of the Baxter’s
ground floor (eastern and northern portions) to accommodate the Ted’s Montana Grill restaurant use, 2)
addition of new window awnings, 3) addition of two projecting signs, and 4) window alterations. Three
deviations are requested with this application, all from Section 18.52.060 of the UDO, “Signs Permitted
Upon the Issuance of a Sign Permit.” The first deviation is to allow two projecting signs for one tenant.
The second deviation is to allow one projecting sign to exceed 12 square feet in area. The third deviation
is to allow one projecting sign to extend more than 6 feet from the building.
Because the historic Hotel Baxter building includes two or more commercial and office tenants, the
Department of Planning requested a comprehensive sign plan to be submitted in conjunction with the
application.
#Z-08019 Ted’s Montana Grill COA/DEV Staff Report 1 190
The Development Review Committee (DRC) completed the review of the project on February 20, 2008
and recommended approval with Staff’s conditions. The Design Review Board (DRB) completed review
of the project on February 27, 2008. Staff asked the DRB to make recommendations or comments in
regards to the deviation request for the proposed projecting signs at the Ted’s Montana Grill restaurant,
one which is larger than the maximum square footage permitted. In particular, Staff asked to hear
responses on the following questions:
1. Is the 19.1-square foot projecting sign appropriate for the historic Hotel Baxter’s size and scale?
2. Should the projecting sign be removed from the corner and placed on the Main Street building
elevation?
3. Are two projecting signs appropriate for one tenant?
4. Are there any other suggestions for projecting sign locations on this building?
5. Should the proposed window awnings be fixed-frame or retractable in style? [This question was
verbally asked by Staff at the DRB meeting.]
The DRB stated strong support of Ted’s Montana Grill moving into the Baxter. They applauded the
property owner and applicant in their reinvestment of a historic building and for seeking historic sign
designation for the “Hotel Baxter” roof sign.
The DRB declared support for all deviation requests. They believed the 19.1 square footage size of the
corner sign is appropriate for the building’s size and scale. Also, they believed two projecting signs were
appropriate because of the restaurant’s double street frontage. The corner location for the 19.1 square
foot sign was supported by the DRB. Some stated they would have approved two signs at the corner (as
originally proposed).
Lastly, the DRB expressed concern toward the proposed fixed-frame window awnings. They encouraged
the applicant to strongly consider retractable style awnings. The Board expressed interest in seeing new
awnings installed that resemble the original historic awnings of the Hotel Baxter. They recommended
awnings that keep the window transoms uncovered.
PROJECT LOCATION
The subject property is located at 105 West Main Street and is legally described as Lots 1, 2, and 3, and
the east 18 feet of Lot 4, Block B, Tracy’s 1st Addition, City of Bozeman, Gallatin County, Montana.
The property is zoned as B-3 (Central Business District) and is located within the Main Street Historic
District and the Neighborhood Conservation Overlay District.
Please see an aerial image of the property on the following page.
#Z-08019 Ted’s Montana Grill COA/DEV Staff Report 2 191
ZONING DESIGNATION & LAND USES
The subject property is zoned “B-3” (Central Business District). The intent of the B-3 commercial zoning
district is to provide a central area for the community’s business, government service and cultural
activities. Uses within this district should be appropriate to such a focal center with inappropriate uses
being excluded. It is the intent of this district to encourage high volume, pedestrian-oriented uses in the
ground floor space in the “core area” of Bozeman’s central business district, i.e., along Main Street from
Grand Avenue to Rouse Avenue and to the alleys one-half block north and south from Main Street.
The following land uses and zoning are adjacent to the subject property:
North: Mixed-use commercial building zoned B-3;
South: Mixed-use commercial building (Chalet Sports) zoned B-3;
East: Retail commercial building (Schnee’s Shoes) zoned B-3,
West: Mixed-use commercial building zoned B-3.
Please see the below zoning map.
#Z-08019 Ted’s Montana Grill COA/DEV Staff Report 3 192
GROWTH POLICY DESIGNATION
The “Community Commercial” land use designation provides areas typified by basic employment and
services necessary for a vibrant community. Establishments located within these categories draw from
the community as a whole for their employed and customer base and are sized accordingly. A broad
range of functions including retail, education, professional and personal services, offices, residences and
general service activities typify this designation. The density of development is expected to be higher
than currently seen in most commercial areas in Bozeman and should include multi-story buildings.
This particular area of “Community Commercial” resides in the historic core of Bozeman. It is important
to note the goals and objectives related to the historic core as stated in the Bozeman 2020 growth policy
and keep them in perspective for this proposal:
Goal 4.9.8. Historic Preservation/ Objective 2. Support the existing Historic Core of Bozeman
so that it remains a pleasant and economically viable location to live, work, recreate and conduct
commerce.
Goal 6.6.3. City Core – Strengthen the Historic Core of Bozeman/ Objective 1. Ensure that
development and re-development of this area, including the adaptive reuse of historic buildings,
is done in a fashion which enhances, and is compatible with, the current community fabric.
REVIEW CRITERIA & FINDINGS
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;
All projecting signs are proposed to provide more than eight feet in sidewalk clearance (the
minimum required per the B.M.C.). The corner projecting sign will likely be proposed at a
higher height than the projecting sign on the Willson Avenue elevation. The applicant
believes the smaller 10.5 square foot projecting sign should be lower in height and provide a
better pedestrian scale.
2. Proportions of doors and windows;
The proposed window alterations include the removal of the stained glass “Robin.” The
property owner intends to salvage the stained glass on site. Staff does not find the stained
glass as historically significant because it was likely installed in the late 1970’s or early
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1980’s. No other changes are proposed to the ground floor window fixtures at this time.
Fixed-frame window awnings are proposed for each ground floor window (with exception to
the tall arched windows). Each awning is mounted within the window frame and does not
extend to the brick. Planning Staff and the DRB have concern with the fixed-frame style of
awnings proposed. Traditionally, awnings were installed on south-facing storefronts to
provide sunlight protection to the goods and items sold in the storefront windows. They were
fabric in material, retractable in style, and used at the storeowners’ discretion. They were
located within the window frame and below the transoms (the top windows), creating an open
feel for pedestrians traveling the streets. Fixed-frame awnings are non-traditional in style.
They typically are made from synthetic materials, expand beyond the window frames, round
or barrel in shape, and provide extensive areas for commercial signage.
The Hotel Baxter historically had retractable awnings at the ground floor windows. At an
unknown time, they were removed from the building. A previous Certificate of
Appropriateness application for the future Bacchus Pub tenant renovation included
reconstruction of the retractable awnings. As shown in the comprehensive sign plan, Ted’s
Montana Grill hopes to install fixed-frame style awnings for all ground floor windows (with
exception to the tall arched windows).
3. Relationship of building masses and spaces;
Planning Staff and the Design Review Board finds two projecting signs as appropriate. Ted’s
Montana Grill is changing two ground floor units into one. The combined space will double
street frontage. One projecting sign for each street elevation is found appropriate.
3. Roof shape;
Not applicable.
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;
The corner location for the 19.1-square foot projecting sign is found as appropriate by
Planning Staff and the Design Review Board.
6. Architectural details;
Several unique, architectural details in the building’s interior are being preserved by Ted’s
Montana Grill. The materials that are not planned for reuse will be salvaged by the property
owner.
7. Concealment of non-period appurtenances, such as mechanical equipment;
All mechanical equipment proposed with the restaurant use 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”
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x36” and contain all the primary materials to be utilized on the building including window
frames and doors (entry and garage). 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 projecting signs are a contemporary version of large signs (primarily neon) added to
downtown buildings as the automobile became a more predominant form of transportation.
Planning Staff finds the proposed design as compatible with the foregoing Art Deco elements of
the structure.
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.
All chapters of the Design Guidelines for the Neighborhood Conservation Overlay District apply
to this project. Chapter 4, “Guidelines for the Commercial Character Area,” contains a section
about awnings and signage on historic commercial buildings. Staff’s comments are included
below.
H. Awnings and Canopies
Policy: Traditionally, awnings and canopies were noteworthy features of buildings in the
downtown core and their continued use is encouraged.
Guideline:
1. A fabric awning is encouraged.
Operable or retractable awnings are more historically appropriate than fixed-
frame awnings.
2. A fixed metal canopy may be considered.
Metal canopies exist at each building entrance. No alterations are proposed to
these canopies. They help highlight and celebrate the building entrances.
3. The awning and canopy should be in character with the building and streetscape.
The Hotel Baxter historically used retractable awnings at the ground floor
windows. Planning Staff and the Design Review Board are encouraging the
applicant to propose retractable awnings rather than fixed-frame awnings.
Retractable awnings can be added to the existing windows. Staff recognizes an
additional cost will be associated with retractable awnings.
Overall, Staff applauds the applicant and property owner for reinvesting in a
historic property. But it is because of the extreme historic significance of the
building that every consideration for using retractable awnings should be
considered.
If fixed-frame awnings are proposed, they should fit in the openings of the
building (within the window frames) and use simple shed shapes.
Internal illumination is not permitted within the awnings.
I. Signs
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Policy: All signs should be developed with the overall context of the building and the
area in mind. The placement or location of a sign is perhaps the most critical factor in
maintaining the order and integrity of a commercial building. Consistent placement of
signs according to building type, size, location, and even building materials creates a
visual pattern that the driver, or pedestrian, can easily interpret and utilize to the mutual
benefit of merchants, tourists, and customers.
Guideline:
1. A flush-mounted or letter sign should be subordinate
No flush-mounted or letter signs are proposed with the application.
2. A window sign may be considered.
Several window signs are proposed. If they are larger than 25% of the window
area, they will be counted toward the building’s allowable sign square footage.
3. A projecting sign, which projects from the building front, may be considered.
Two projecting signs are proposed for the Ted’s Montana Grill restaurant. One
is proposed on the Willson Avenue street elevation. The other is proposed at the
corner of the building at a 45-degree angle. The projecting sign at the corner is
19.1 square feet in area. Staff is supportive of all deviations related to the
projecting signs, including the excessive square footage, the projection length
from the wall, and the number of projecting signs.
4. Awning and canopy signs may be considered.
The awnings proposed are considered inappropriate by Staff. Fixed-framed
awnings, like the ones proposed, are non-traditional in style. Staff is supportive
of retractable awnings, similar to those approved with the Bacchus Pub
restoration COA (see enclosed).
5. A directory sign may be considered.
No directory sign is proposed with the application.
6. A pole-mounted or monument sign may be considered.
The existing pole-mounted sign is requesting historic sign designation, which
Planning Staff is supporting. The sign is proposed to include the signage of the
commercial tenant on the west side of the building’s ground floor (potential
future home of “The Bacchus Pub”).
7. Using a symbol for a sign is encouraged.
The window and projecting signs use a prominent bison image, which Planning
Staff finds appropriate. The bison image is the prominent feature of the signs,
rather than the text.
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.
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;
#Z-08019 Ted’s Montana Grill COA/DEV Staff Report 7 196
Staff finds the 19.1-square foot size of the corner projecting sign proportionate to the large
building’s scale and massing. The Hotel Baxter is one of the largest buildings downtown and has
traditionally seen large signs on its street elevations. Staff finds the design of the projecting signs
as tasteful and respectful for the historic downtown. The neon style reflects the building’s Art
Deco elements.
Staff finds two projecting signs appropriate for this tenant space. The applicant is combining two
ground floor units into one. Traditionally, each unit had its own projecting sign. Staff
encourages the applicant to lower the height of the small projecting sign on the Willson Avenue
elevation. The lower height will help better relate to a pedestrian scale.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria A of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance, B.M.C.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof;
Staff believes the proposal will have a tremendous positive effect to the historic downtown, by
adding pedestrian traffic and occupying a currently vacant ground floor business space. With the
conditions of approval, Staff believes the proposed signage will have minimal adverse effect on
abutting properties.
It is the determination of the Historic Preservation Office and ADR Staff that, with
conditions of approval, the project generally meets Criteria B of Section 18.28.070
“Deviations from Underlying Zoning Requirements,” of the Bozeman Unified Development
Ordinance, B.M.C.
C. Modifications shall assure the protection of the public health, safety and general welfare.
Some of the conditions of approval address the protection of public health, safety, and general
welfare, including the lighting requirements for the building and signage.
It is the determination of the Historic Preservation Office and ADR Staff that, with conditions of
approval, the project generally meets Criteria C of Section 18.28.070 “Deviations from
Underlying Zoning Requirements,” of the Bozeman Unified Development Ordinance, B.M.C.
PUBLIC COMMENT
This application was publicly noticed in the Bozeman Daily Chronicle and posted on-site in January
2008. The Department of Planning & Community Development received public comment from a
member of the homeowners’ association. Please see a copy of the letter enclosed with this report.
RECOMMENDED CONDITIONS OF APPROVAL
Staff reviewed the Change in Use and Certificate of Appropriateness application with three deviations,
against the criteria set forth in the Bozeman Municipal Code. Based on the evaluation of the criteria and
findings by Planning Staff, conditional approval of the application is recommended.
Conditions of Approval
1. The existing awning covering the exterior staircase on the building’s east elevation shall
be removed and replaced when the new awning fixtures are installed on the building.
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2. The comprehensive sign plan shall be modified to reflect the following changes:
a. The roof sign text shall remain as “Hotel Baxter;”
b. The “Cellar 105” wall sign shall be removed from the awning covering the exterior
staircase on the building’s east elevation. Rather, “future signage” may be proposed
on that awning.
c. The “Cellar 105” window sign shall be removed from the window on the building’s
east elevation. Rather, “future signage” may be proposed on that window.
d. The free-standing pole signage shall be shown as “future signage.” Upon occupancy
of the unit, the Department of Planning will review proposed signage designs.
3. Additional information about the proposed neon milliamperes shall be submitted to the
Department of Planning, showing that it conforms to Section 18.52.110 of the Bozeman
Municipal Code.
4. The proposed fixed-frame window awnings shall be modified to better simulate and
replicate, if not propose entirely, a retractable style. Staff prefers the applicant and
property owner to propose awnings similar to those approved in Certificate of
Appropriateness application #Z-07026. In that application, a condition of approval was
added stating: “The window awning fixtures shall be fully retractable in design, so that
they are able to open and close.”
5. The proposed window awnings shall be fabric in material.
6. The proposed window awnings shall not be internally lit from underneath or behind.
7. The projecting signs will be illuminated only by the proposed neon. No additional light
fixtures shall be added to the projecting signs.
8. All existing and proposed site and building mounted lighting shall conform to Chapter
18.42.150 of the Bozeman Municipal Code.
9. The comprehensive sign plan shall be updated so that it contains the following
information:
a. The number of commercial and office tenants located within the building (and
their business names, if known);
b. The size and location of the building’s linear frontage;
c. The size and location of existing and proposed signage;
d. Details of all proposed mounting methods for the projecting signs;
e. Details of all proposed illumination for all signage;
f. Details of the proposed hours for signage illumination (including the neon);
g. Details of all proposed mounting methods for the awnings.
10. 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. The materials/color palette shall be subject to final design review and approval
by Planning Staff.
11. The applicant shall submit a brief written narrative summarizing the work proposed for
the interior of the building. The narrative should include all preservation attempts of
existing interior finishes and proposals of new interior finishes. The narrative should be
attached to a copy of the proposed floor plan.
12. On the floor plan, please show the location of all new (if any) or upgraded utility lines
(water, sewer, gas electric, etc.).
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The applicant must comply with all provisions of the Bozeman Municipal Code that are applicable to this
project, including the following:
Code Provisions
• 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 all lighting fixtures mounted on the building be directed downward.
• 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.
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, do not, in any way, create a waiver or other relaxation of the lawful requirements
of the Bozeman Municipal Code or state law.
CONCLUSION
Planning Staff reviewed the Change in Use and Certificate of Appropriate application for 105 West Main
Street, and recommends conditional approval of said application. Based on the review criteria and
findings included in this report, Staff finds all three deviation requests appropriate for the scale and
massing of the Hotel Baxter. The property owner and applicant should be applauded for promoting
continued restoration and preservation of a historic building icon.
Planning Staff’s recommended conditions of approval include changing the fixed-frame awnings to a
style that better resembles retractable/operable style awnings. Fixed-frame awnings are non-traditional in
style and inappropriate for a historic downtown streetscape. Staff recognizes the fact that several fixed-
frame awnings currently exist in the Main Street Historic District. The majority of them were added to
the buildings prior to Certificate of Appropriateness (COA) review and historic preservation design
guidelines. Business owners are able to maintain their fixed-frame awnings through repair (primarily,
recovering the metal frame and adding new signage). Examples of repair are the Crystal Bar awning and
the Helly Hanson awning. Both awnings Staff would prefer to see removed one day in the future. The
Department of Planning can only require the removal of fixed-frame awnings when a business moves out
of a space and has affiliated business signage on the awning cover.
As downtown business spaces are altered, the Department of Planning encourages the removal of fixed-
frame awnings in the COA review. Wall or projecting signage is encouraged. An example of where this
change occurred is the Nova restaurant on East Main Street, which removed the old O’Brien’s restaurant
fixed-frame awning to establish attractive wall signage.
Planning Staff recognizes that several business spaces truly require awnings for sun protection. In limited
circumstances, Staff permits fixed-frame style awnings. Their design must contain traditional elements,
such as a concave front and scalloped edges, whenever physically feasible. Examples of these are the
Montana Fish Company’s awning and the Ruby Slippers awning (on West Main Street).
Because the Hotel Baxter is highly significant for its architecture, and photographic evidence shows
retractable awnings having once existed on each ground floor window, Planning Staff is encouraging the
applicant to install retractable style awnings (similar to those approved in an earlier COA application for
the Bachhus Pub restoration). The retractable style awnings will ensure the visual preservation of the
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significant architectural details, including the large storefront windows.
BECAUSE THIS APPLICATION IS FOR A CERTIFICATE OF APPROPRIATENESS WITH
THREE DEVIATIONS, THE BOZEMAN CITY COMMISSION SHALL MAKE THE FINAL
DECISION ON THIS APPLICATION. THE DECISION OF THE CITY COMMISSION MAY
BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH IN CHAPTER 18.66 OF THE
BOZEMAN UNIFIED DEVELOPMENT ORDINANCE.
Assuming the Commission grants conditional approval, the revised/additional materials as conditioned
shall be submitted to the Department of Planning & Community Development within six (6) months from
the date of this report for review. Once the materials are deemed complete and adequate, the Certificate
of Appropriateness’ certificate (white copy) and notice (pink copy) will be released for the project. Prior
to submitting revisions, the applicant and property owner may request a demolition request for
interior demolition work.
Encl: Applicant’s Submittal Materials
Design Guidelines, “Chapter 4,” for the Neighborhood Conservation Overlay
Bacchus Pub Certificate of Appropriateness – pictures of previously approved awnings
Design Review Board memo
CC: Ted’s Montana Grill, 133 Luckiest, Atlanta, GA 30303
GHA Architects, c/o Shinpei Kuo, 14110 Dallas Pkwy., Dallas, TX 75254
#Z-08019 Ted’s Montana Grill COA/DEV Staff Report 11 200
201
202
203
204
205
206
207
208
Ted’s Montana Grill – The Baxter Hotel
The proceeding application is for a deviation to the Unified Development Ordinance
Section 18.52.060, “Signs Permitted Upon the Issuance of a Sign Permit,” to allow 1
projecting sign to exceed 12 square feet in area for the proposed Ted’s Montana Grill at the
Baxter Hotel within the B-3 zoning district and the Historic Neighborhood Overlay district.
Additionally, it is the applicant’s intent that the proposed signage be considered under
Chapter 18.52.160 – Historic or Culturally significant signs. This chapter of the Unified
Development Code states “Signs which have historical or cultural significance to the City but
do not conform to the provisions of this chapter, maybe permitted provided that the City
Commission adopts findings supporting the
historical or cultural significance of the sign…”
As shown in many of the attached photographs
and postcards of Downtown Bozeman taken
from the turn of the century the proposed
signage is historically relevant and appropriate in
scale, design, and material construction.
The existing signage for the Baxter Hotel has
been incorporated into the illustration and
documentation of this application to show a
comprehensive signage application of the entire
building. The aforementioned deviation request
is to allow a 19.1 square foot projecting wall sign. This request is due to several justifications
ranging from exceptional design aesthetics, signage construction type, scale to the base
building, comparison of signage to adjacent businesses, and most importantly, historic
relevance to the surrounding district.
Ted’s Montana Grill is a Classic American
Grill featuring fresh, made-from-scratch
comfort food within an authentic turn-of-
the-century Montana grill atmosphere.
The projecting blade sign is iconic to the
identity of the restaurant and is used to
create crucial branding and brand
awareness. This signage is not only
important as an identifier of the restaurant
location but is conducive to the turn of the
19th century architecture which is paramount
in all Ted’s stores as well as part of the attractiveness of operating in the Baxter Hotel, a
building that largely exhibits the desired design intent of Ted’s Montana Grill. The projecting
Option 1 – (2) perpendicular
projecting signs
209
bison sign was designed at the forefront of the Ted’s concept to reflect similar signs utilized
during the 1910’s-1920’s and is important in both scale as well as design. Ted’s feels that the
placement of the 19 square foot structure will not only add relevance to the downtown
district but will add an architectural feature that is appropriate to the era the historic district
is trying to preserve.
The original intent of Ted’s was to place two (19) square foot projecting signs at the South
and East corner of the building that would project perpendicular to the building face at 90
degree angles (shown above as option 1), but after several discussions with the City of
Bozeman planning staff, it was realized that this
was not the city preferred installation of signage.
There was discussion, at great lengths, about
consolidating the signage into one sign that would
project from the corner of the building at a 45
degree angle (shown below as option 2). This
seemed to be a more acceptable installation to the
city staff, but as such, Ted’s would need to be
approved for the desired square footage, as
mentioned before, 19.1 square feet.
Currently the latest revised version of the Unified
Development Code restricts projecting signs
larger than 12 square feet, however, the deviation
process identifies case by case scenarios in which
alternate signage that is more cohesive to the
Downtown Historic District is reviewed. One of
the driving reasons for this concept as well as site
selection of the Baxter Hotel was that the
architecture of the downtown historic district
truly represents the spirit of the concept. Ted’s
Montana Grill, as well as the Owner of the Hotel
Baxter, feel that the signage is not only of
Option 2 - (1) 45 degree
angle corner projecting sign
210
exceptional design, but that the design is classic and appropriate to the turn of the century
architecture as shown in photographs 1-5 below which are taken from various moments in
Bozeman history.
These photographs not only represent an era in Bozeman history but also illustrate how the
use of larger projecting blade signs as the main form of site identification was common in
that historic timeframe. The proposed projecting sign is not only appropriate in size and
design to the building and surrounding architecture, but it is relevant to the time frame of
the historic district that is being revitalized.
Based on the postcard photographs attached it also appears that at the turn of the century
businesses within the downtown district gravitated more toward the use of large projecting
signs rather than awning decals as the main form of identification which appears to be the
most popular modern day method.
Photograph 1: This postcard shows the Baxter Hotel as
well as the downtown setting. The photograph also shows
the prevalent use of large projecting building signage.
As shown above, the original tenant in this building was the Rexall Drug Store who, at the
time, utilized a large projecting sign as its main form of identification. Not only is Ted’s
proposing a similar sign in size and design, but the proposed sign is to be placed at the same
location as the original sign. This seems to keep with the overall design theme of the
Downtown district of that time.
211
Photograph 3 – View of Downtown from the East side. This
Photograph is a prime example of the use of larger projecting
building signs as a part of the history of Downtown Bozeman. Photograph 4
Photograph 1: This postcard shows projecting signage along Main Street that are larger
than 12 square feet but are still proportionate to the buildings they are located on.
212
It is hard to tell exactly when this
photograph was taken, but based
on the model cars that are shown it
dates back to the early 20th century.
If you look closely at the scale of
the person walking down the street
relative to the size of the projecting
sign it is clear that the sign is larger
than 12 square feet. This
photograph is a prime example of
how the scale of a large projecting
sign is appropriate for the massing
of this building.
The addition of the sign will
encourage restoration and
rehabilitation activity that will
contribute to the overall historic
character of the community, as this
sign is indicative of the sign type
and dimension of the original
tenant (Rexall Drug Store).
Additionally, the Baxter Hotel is one of the largest buildings in Downtown Bozeman. As
such, signage located on this building should be increased to be proportionate to the massing
of the building. Increased projecting signage will look more appropriate to the base building
it is attached to. If the signage were reduced to 12 square feet it would look miniscule in
comparison to the magnitude of the building.
213
Not only is the deviation for the proposed signage culturally relevant to the site specified but
it is also relevant to the surrounding business owner’s as well. The above signage is located
along Wilson Street adjacent to the entryway proposed for the Ted’s Montana Grill. Not
only can this signage be easily considered a projecting wall sign as it has been installed
further than 12 inches off the face of the wall, but it is approximately 8 feet wide by 3.5 feet
tall making it approximately 28 square feet.
The proposed signage for Ted’s Montana Grill is exactly 19.1 square feet and it is to be
placed on a larger scaled building. Allowing Ted’s to install the projecting sign at the
requested square footage would ultimately avoid an unfair advantage that an adjacent
business owner may have, as the visibility of signage can be directly attributed to the volume
of traffic a business can attain.
214
215
Prior to this deviation request the Building Owner
has worked in tandem with the City of Bozeman
Planning officials to write the existing roof sign
structure (copy: Hotel Baxter) and the existing pole
signage into the historic ordinance to allow the
faces to be changed out, but for the structures
themselves to remain code compliant.
The existing roof sign will be modified to
read “The Baxter” as the building is no
longer a hotel, but a condominium. The
internally lit pole sign that is located at
the South end of the building along Main
Street will have the faces changed out.
The main face at the top of the pole will
be allocated to the Bacchus Pub. The
face that hangs from the side mount will
be allocated to the “Lobby Grill”. The
design for these signs has not yet been
finalized but will be code compliant at the
time of permitting.
In addition to the proposed deviation for the increased projecting sign size the building will
be receiving new signage for the following locations:
1. Ted’s Montana Grill – Window signage: Gold leaf decal will be placed in two of the
space’s front windows next to the entry doors. As well, one 17” wide gold leaf decal
with hours of operation will be placed on the window for the front door.
2. Ted’s Montana Grill – projecting secondary signage: A secondary projecting sign
(10.1 square feet) will be placed at the Northeast corner of the building (East façade)
3. Cellar 105 – An awning sign with the type “Cellar 105” will be installed to replace the
existing awning at that location. This is existing signage, however it will be replaced
as the existing awning is old and dilapidated.
4. Roof signage – the aforementioned roof sign will now read “The Baxter”
5. Bacchus Pub – the aforementioned pole sign will have a new face allocated to the
Bacchus pub.
6. Lobby Grill – the aforementioned pole sign will have a new face allocated to the
Lobby Grill.
In conclusion, the proposed deviation for additional square footage of the projecting sign at
the Southeast corner of the existing Baxter Hotel is both appropriate to the size and scale of
the building as well as architecturally relevant to the time period of which the original
building was constructed. The addition of the sign will encourage restoration and
rehabilitation activity that will contribute to the overall historic character of the community,
as this sign is indicative of the sign type and dimension of the original tenant.
216
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
1/16” = 1’-0”
BF
36” X 36”GOLF LEAF & BLACK
WINDOW DECAL LOGO
QTY: 2
EXITING POLE SIGN
“THE BACCHUS”
ON TOP CABINET
“THE LOBBY BAR”
ON BOTTOM CABINET
AWNING
3’-6” X 3’-6” X 10’-7”
AWNING
3’-6” X 3’-6” X 10’-0”
AWNING
3’-6” X 3’-6” X 10’-7”
AWNING
3’-6” X 3’-6” X 11’-9”
EXISTING ROOF
TOP SIGN TO BE CHANGED
TO “THE BAXTER”
5’-6” NEON BLADE SIGN ON
45 BRACKET, 19.1 SQ FT
217
AWNING
3’-6” X 4’-6” X 9’-4”
AWNING
4’-6” X 4’-6” X 19’-0”
AWNING
3’-6” X 4’-6” X 9’-4”
5’-6” NEON BLADE SIGN ON
45 BRACKET, 19.1 SQ FT
4’-0” NEON BLADE SIGN,
10.1 SQ FT
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
1/16” = 1’-0”
BF
CELLAR 105 SIGN FOR
BASEMENT RETAIL
16” X 6’-0”
CELLAR 105 DECAL
ON AWNING
Cellar 105
EXISTING ROOF
TOP SIGN CHANGED TO
“THE BAXTER”
Cellar 105
EXITING POLE SIGN
“THE BACCHUS”
ON TOP CABINET
“THE LOBBY BAR”
ON BOTTOM CABINET
####
6” ADDRESS OR SUITE NUMBER
INSTALLED ON FRONT VESTIBULE GLASS
1.05 SQ FT
SM
T H E
B A X T E R
SM
17” WIDE BLACK &
GOLD LEAF DECAL
4.7 SQ FT
218
7’- 6”Solid Steel Hanging Bracket
5’- 6”Sign Cabinet(OAL)
3’- 9 1/2”Top Cabinet
19”BottomCabinet
5’- 4 1/2”(OAH)
8.5”
7”
1”2 1/2” SteelRound Pipe
17”
Fabricated (.090) Aluminum Cabinet
with Internal Angle Framing.
Color Details to Match:
PMS 130 Yellow
PMS 175 Brown
PMS 187 Red
White
Exposed Neon: 12mm Novial Gold- EGL Acuwall Coated 73c
Fabricated (.090) Aluminum Cabinet
with Internal Angle Framing.
Color Details to Match:
PMS 130 Yellow
PMS 175 Brown
PMS 187 Red
WhiteExposed Neon: 12mm Classic Red EGL Acuwall Coated Ruby Red b
Detail of Hanging Neon Sign Scale: 3/4”= 1’- 0”
SIGN NOTES:
Ruby Red and Novial Gold Exposed
neon on a custom shape cabinet. Transformer inside of cabinets areFrance 10,000 Solid State transformers(4) in top of the cabinet & (4) in bottom cabinet. U/L built & labeled. 090 faces withaluminum INTERNAL angle framing.(2) 20 amp circuits required. Power to run thru & out the bottom tubing.Painted and 3m vinyl colors are
PMS 130 yellow, pMS 175brown, pMS 187 red, white. Approx. Weight of sign with bracket is 375 lbs. (100 lbs on
bracket & 275 lbs on sign).Removable lids for access on bottom and sides
End View
Ted’s Lettering 16”x38”
Montana Grill Lettering 8”x55”
Sign =19.1 SQFT
2 3/8” od pipe
45 Neon Blade Sign
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
N.T.S.
BF
219
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
N.T.S.
BF
1'-6”
0
8"
'-
0'-4 1/8”
'-
5/8”
0
3 0'-4"1'-0"8” METAL STUD3 5/8” METAL STUD½”PLYWOOD2 1/4” AIRSPACEBRICK ½” PLATE WELDED WITH THREAD RODTO 3” POLE
3” POLE WITH WELDED PLATE
BRACKET DESIGN PENDING SURVEY
AND DEPENDING ON WALL CONSTRUCTION
220
60”Solid Steel Hanging Bracket
46”Sign Cabinet(OAL)
45”(OAH)
8.5”
7”
1”2 1/2” SteelRound Pipe
14”
Fabricated (.090) Aluminum Cabinet
with Internal Angle Framing.
Color Details to Match:
PMS 130 Yellow
PMS 175 Brown
PMS 187 Red
White
Exposed Neon: 12mm Novial Gold- EGL Acuwall Coated 73c
Fabricated (.090) Aluminum Cabinet
with Internal Angle Framing.
Color Details to Match:
PMS 130 Yellow
PMS 175 Brown
PMS 187 Red
WhiteExposed Neon: 12mm Classic Red EGL Acuwall Coated Ruby Red b
Detail of Hanging Neon Sign Scale: 3/4”= 1’- 0”
SIGN NOTES:
Ruby Red and Novial Gold Exposed
neon on a custom shape cabinet. Transformer inside of cabinets areFrance 10,000 Solid State transformers(4) in top of the cabinet & (4) in bottom cabinet. U/L built & labeled. 090 faces withaluminum INTERNAL angle framing.(2) 20 amp circuits required. Power to run thru & out the bottom tubing.Painted and 3m vinyl colors are
PMS 130 yellow, pMS 175brown, pMS 187 red, white. Approx. Weight of sign with bracket is 375 lbs. (100 lbs on
bracket & 275 lbs on sign).Removable lids for access on bottom and sides
End View
Sign =10.1 SQFT
2 3/8” od pipe
Neon Blade Sign
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
N.T.S.
BF
221
Gold Leaf & Black Window Graphics
?
?
6” ADDRESS OR SUITE NUMBER
INSTALLED ON FRONT VESTIBULE GLASS48” LOGO = 16 SQ FT
3” X 18”
NAMES TO BE
DETERMINED
.35 SQ FT
1.05 SQ FT
Proprietor
Kris Gernentz
17”
40”
4.7 SQ FT
SM
####
SM
36” LOGO = 9 SQ FT
60” LOGO = 25 SQ FT
7.5” X 22”
.65 SQ FT
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
N.T.S.
BF
222
1/4” wood lag for mounting
and sealed with silicon.
1/4” SELF TAPPING SCREW
1” SQUARE TUBING
WALL
ALUMINUM “Z” CLIP
Mounting Details
Sunbrella 8637 forest green fabric
mill 6033 t5 aluminum staple in
Milliken frame. Trusses are 36’-48”
on center depending on lengths.
Frames to be painted back as well
as all hardware black
Measurements to be field varified
24”
+6”c/c
4” spread
?
?
THIS DRAWING IS THE SOLE PROPERTY OF GREATER ATLANTA SIGN COMPANY INC. AND MAY NOT BE SHOWN OR REPRODUCED WITHOUT EXPRESS WRITTEN CONSENT
2164 MARIETTA BLVD.
TLANTA,A GA 30318
404-888-0646 PH
404-873-5194 FAX
FILE NAME:
JOB NAME:
CONTACT:
LOCATION:
SALESMAN:
PHONE:
FAX:
E-MAIL:
DATE:
SCALE:
DRAWN BY:
DIMENSIONS MAY VARY SLIGHTLY BECAUSE OF PRACTICAL LIMITATIONS WITH FABRICATION / PHOTOGRAPHIC REPRESENTATIONS OF PROPOSED SIGNAGE ARE FOR PRESENTATION ONLY AND MAY NOT BE TO SCALE
NAME DATE
Approved as is - No Changes
Approved with changes noted
Not Approved - Revise & Resubmit
Approval is required to begin production
APPROVALTMG BOZEMAN
TED’S MONTANA GRILL
SHINPEI KUO
BOZEMAN X
LEWIS HOLLAND
01-30-08
N.T.S.
BF
223
224
planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood coordination
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
MEMORANDUM
TO: Design Review Board
FROM: Allyson C. Bristor, Associate Planner
RE: Ted’s Montana Grill Change in Use/Certificate of Appropriateness #Z-08019 and
Baxter Hotel Historic Sign Designation #Z-07230
DATE: February 27, 2008
PROJECT LOCATION
The subject property is located at 105 West Main Street and is legally described as Lots 1, 2, and 3, and the east
18 feet of Lot 4, Block B, Tracy’s 1st Addition, City of Bozeman, Gallatin County, Montana. The property is zoned
as B-3 (Central Business District) and is located within the Main Street Historic District and the Neighborhood
Conservation Overlay District.
Please refer to the following aerial map.
225
Page 2
PROJECT PROPOSAL
The Historic Sign Designation application for the Baxter Main, LLC is requesting the designation of two existing
signs on the property as historically significant to Bozeman’s development. The two existing signs do not conform
to the provisions of Chapter 18.52 of the UDO and require historic sign designation to remain on the property.
The signs in question are the existing free-standing pole sign and the roof-mounted “Hotel Baxter” sign.
The Sign Certificate of Appropriateness with Deviations application for the Ted’s Montana Grill is requesting the
following changes to the historic Baxter Hotel property: 1) change in use of the Baxter Hotel’s ground floor (eastern
and northern portions) to accommodate the Ted’s Montana Grill restaurant use, 2) addition of new window
awnings, 3) addition of two projecting signs, and 4) window alterations. Three deviations are requested with this
application, all from Section 18.52.060 of the UDO, “Signs Permitted Upon the Issuance of a Sign Permit.” The
first deviation is to allow two projecting signs for one tenant. The second deviation is to allow one projecting sign
to exceed 12 square feet in area. The third deviation is to allow one projecting sign to extend more than 6 feet
from the building.
Because the historic Baxter Hotel building includes two or more commercial and office tenants, the Department of
Planning requested a comprehensive sign plan to be submitted in conjunction with the two applications above.
STAFF FINDINGS
Planning Staff is recommending approval of the historic sign designation for the existing pole-mounted sign and
roof sign. Additionally, Staff is offering support for the deviation request to allow two projecting signs for one
tenant. The proposed change in use is changing two restaurant/bar spaces into one restaurant space. Staff
believes a projecting sign for each street elevation is appropriate for the historic downtown.
ADR Staff is looking for design recommendations or comments from the Design Review Board. The comments will
be forwarded to the City Commission, who makes the final decision for both applications.
Chapter 4, “Guidelines for the Commercial Character Area,” of the Design Guidelines for Historic Preservation &
the Neighborhood Conservation Overlay District contains a section about signage on historic commercial buildings.
Said section is included below, with ADR Staff’s related comments.
I. Signs
Policy: All signs should be developed with the overall context of the building and the area in mind. The
placement or location of a sign is perhaps the most critical factor in maintaining the order and integrity of
a commercial building. Consistent placement of signs according to building type, size, location, and even
building materials creates a visual pattern that the driver, or pedestrian, can easily interpret and utilize to
the mutual benefit of merchants, tourists, and customers.
Guideline:
1. A flush-mounted or letter sign should be subordinate
No flush-mounted or letter signs are proposed with the application.
2. A window sign may be considered.
Several window signs are proposed. If they are larger than 25% of the window area, they will
be counted toward the building’s allowable sign square footage.
3. A projecting sign, which projects from the building front, may be considered.
Two projecting signs are proposed for the Ted’s Montana Grill restaurant. One is proposed on
the Willson Avenue street elevation. The other is proposed at the corner of the building. The
projecting sign at the corner is 19.1 square feet in area. Staff is supportive of two projecting
signs for this tenant space.
4. Awning and canopy signs may be considered.
The awnings proposed are considered inappropriate by Staff. Fixed-framed awnings, like the
ones proposed, are untraditional in style. Staff is supportive of retractable awnings, similar to
those approved with the Bacchus Pub restoration COA (see enclosed).
226
Page 3
5. A directory sign may be considered.
No directory sign is proposed with the application.
6. A pole-mounted or monument sign may be considered.
The existing pole-mounted sign is requesting historic sign designation, which Planning Staff is
supporting. The sign is proposed to include the signage of the commercial tenant on the west
side of the building’s ground floor (potential future home of “The Bacchus Pub”).
7. Using a symbol for a sign is encouraged.
The window and projecting signs use a prominent bison image, which Planning Staff finds
appropriate. The bison image is the prominent feature of the signs, rather than the text.
RECOMMENDED CONDITIONS OF APPROVAL
ADR Staff recommends the following conditions of approval and code provisions for the City Commission’s
consideration. During preparation of the staff report on said certificate of appropriateness application, additional
conditions of approval may be recommended in the staff report based on comments and recommendations
provided by the Design Review Board.
Conditions of Approval
1. The existing awning covering the exterior staircase on the building’s east elevation shall be
removed when the new awning fixtures are installed on the building.
2. The comprehensive sign plan shall be modified to reflect the following changes:
a. The roof sign text shall remain as “Hotel Baxter;”
b. The “Cellar 105” wall sign shall be removed from the awning covering the exterior staircase
on the building’s east elevation. Rather, “future signage” may be proposed on that awning.
c. The “Cellar 105” window sign shall be removed from the window on the building’s east
elevation. Rather, “future signage” may be proposed on that window.
3. Additional information about the proposed neon milliamperes shall be submitted to the
Department of Planning, showing that it conforms to Section 18.52.110 of the Bozeman Municipal
Code.
4. The proposed awning designs shall be modified to match the approved awning design in
certificate of appropriateness application #Z-07026. In that application, a condition of approval
was added stating: “The window awning fixtures shall be fully retractable in design, so that they
are able to open and close.”
5. The proposed awning material must receive approval, following submittal of a color and material
palette.
6. All existing and proposed site and building mounted lighting shall conform to Chapter 18.42.150
of the Bozeman Municipal Code.
7. The comprehensive sign plan shall be updated so that it contains the following information:
a. The number of commercial and office tenants located within the building (and their
business names, if known);
b. The size and location of the building’s linear frontage.
c. The size and location of existing and proposed signage.
d. Details of all proposed mounting methods for the projecting signs.
e. Details of all proposed illumination for all signage.
8. 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”
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and contain all the primary materials to be utilized on the building. The materials/color palette
shall be subject to final design review and approval by Administrative Design Review Staff.
Code Provisions
• 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 all lighting fixtures mounted on the building be directed downward.
• 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.
CONCLUSION
The DRB shall make recommendations or comments in regards to deviation request for two projecting signs at the
Ted’s Montana Grill restaurant, one which is larger than the maximum 12 square feet allowed by the City’s sign
code. In particular, ADR Staff would appreciate to hear responses on the following questions:
1. Is the 19.1-square foot projecting sign appropriate for the historic Baxter Hotel’s size and scale?
2. Should the projecting sign be removed from the corner and placed on the Main Street building elevation?
3. Are two projecting signs appropriate for one tenant?
4. Are there any other suggestions for projecting sign locations on this building?
Encl: Applicant’s submittal materials
Copy from Design Guidelines (complete document available at
http://www.bozeman.net/planning/DGHPNCOD.aspx)
CC: Ted Montana’s Grill, 133 Luckiest Street, Atlanta, GA, 30303
David Loseff – Baxter Main LLC, 105 West Main Street, Bozeman, MT 59715
Shinpei Kuo – GHA Architects, 14110 Dallas Parkway, Dallas, TX 75254
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Chapter 4 73
G. 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 ele-ments 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 fur-nishings that may be considered.• In public open spaces within a project, trash and recycling recep-tacles should be placed near seating areas and at points of entry.
H. Awnings and Canopies
Policy:Traditionally, awnings and canopies were noteworthy features of build-ings in the downtown core and their continued use is encouraged.
Guidelines:1. A fabric awning is encouraged.• Operable awnings are appropriate.
2. A fi xed metal canopy may be considered.• Appropriate supporting mechanisms are wall mounted brackets and chains.
3. The awning and canopy should be in character with the building and streetscape.• Mount an awning or canopy to accentuate character-defi ning fea-tures. The awning or canopy should fi t in the opening of the build-ings.• Use colors that are compatible with the overall color scheme of the facade. Solid colors are encouraged.• Simple shed shapes are appropriate for rectangular openings. Odd shapes, bullnose awnings and bubble awnings are inappropriate.• Internal illumination of an awning is inappropriate.
A fi xed awning is appropriate.
An awning should fi t within the storefront opening.
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74 Design Guidelines
I. Signs
Policy: All signs should be developed with the overall context of the building and the area in mind.
The placement or location of a sign is perhaps the most critical factor in main-taining the order and integrity of a commercial building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that the driver, or pedestrian, can easily interpret and utilize to the mutual benefi t of merchants, tourists and customers.
Guidelines:1. A fl ush-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 ele-ments of the facade itself. On a historic building a sign should not obscure architectural details or features.• Mount a sign to fi t within existing architectural features. Use the shape of the sign to help reinforce the horizontal lines of moldings and transoms seen along the street. 2. A window sign may be considered. • A window sign may be painted on the glass or hung just inside a window.
3. 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 business 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.
4. Awning and canopy signs may be considered.• Consider a canopy or awning sign where a fl ush-mounted sign would obscure architectural details.
5. 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.
A fl ush-mounted sign should be subordinate to the overall building composition.
A window sign may be painted on the glass.
Where several businesses share a building, coordinate the signs in a directory.
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Chapter 4 75
6. A pole mounted or monument sign may be considered.• A freestanding sign may be used in areas where buildings are pri-marily 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 primar-ily set back from the street edge.• A pole mounted or monument sign in the Main Street historic district would be inappropriate.
7. 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.
Many good examples of old and new projecting signs are located along Main Street.
Locate a sign on a building such that it will emphasize design elements of the facade in a subordinate manner.
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Signs which have historical or
cultural significance to the
City but do not conform to the
provisions of the UDO may be
permitted provided that the
city Commission adopts find-
ings supporting the historical or
cultural significance of the sign
and issues a sign permit. For
more information contact the
Department of Planning and
Community Development.
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