HomeMy WebLinkAboutStory Mansion Community Center Conditional Use Permit and Certificate of Appropriateness
Commission Memorandum
TO: Honorable Mayor and City Commission
FROM: Allyson C. Bristor, Associate Planner & Historic Preservation Officer
SUBJECT: Story Mansion Community Center CUP/COA/DEV - #Z-09022
HEARING DATE: Monday, April 13, 2009 at 6:00 p.m.
RECOMMENDATION: That the Commission approve the Story Mansion Community Center Conditional Use
Permit (CUP) and Certificate of Appropriateness (COA) with a deviation application, #Z-09022, as conditioned by
Staff.
BACKGROUND: A Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) application with a
deviation request was submitted by the City of Bozeman to allow the following alterations to the historic T.B. Story
Mansion property, addressed as 811 S. Willson Avenue (Mansion) and 111 W. Harrison Street (Carriage House): 1)
allow the property to operate as a community center, as defined in Section 18.80.620 of the Bozeman Municipal
Code., 2) add a second drive access to the property off Grand Avenue, 3) modify and improve the existing surface
parking lot, and 4) related site improvements.
A community center, as defined in Section 18.80.620 of the Bozeman Municipal Code (BMC), is “a building or
portion of a building used for nonprofit cultural, educational, recreational, religious or social activities which is open
to the public or a designated part of the public, usually owned and operated by a public or nonprofit group or
agency.” The property is zoned as R-1 zoning (Residential Low Density, Single-Household District). A community
center is a conditional use in R-1 zoning. Therefore, a CUP is required to permit the community center use in the
existing zoning district.
The existing surface parking area on the property is proposed to be improved with curbing, striping, trash enclosure,
and landscaping screening. The parking area is required to accommodate the public’s vehicular access to the site.
The existing drive access off S. Grand Avenue remains with the proposal and will be brought up to City standards
One additional drive access is added to S. Grand Avenue. A one-way drive aisle is proposed through the parking
area. The new access is proposed for vehicle “exit.” Section 18.46.040 of the Bozeman Municipal Code (BMC)
lists a community center’s parking requirement of 1 parking space per 200 net square feet. A deviation request is
included in the application to allow a reduction in the supplied number of parking spaces for the community center
use.
The City of Bozeman wishes to establish the entire T.B. Story Mansion property as a community center use, which
includes both the Mansion and Carriage House structures. The first phase of rehabilitation work will only open the
first floor of the Mansion as a community center. However, the intent of applicant’s CUP request is to allow further
expansion of the use into the second and third floors of the Mansion and the first floor of the Carriage House without
a need for a second CUP.
Below is a list of net square footage calculations for both the T.B. Story Mansion and Carriage House:
• Mansion first floor = 1,879 square feet.
• Mansion second and third floors = 4,896 square feet.
• Carriage House first floor = 2,006 square feet.
Total = 8,781 square feet.
8,781 SF/200 SF (community center use parking demand) = 44 parking spaces + ADA parking spaces.
After applying the number of on-site parking spaces (estimated as 22 spaces) and the number of on-street parking
spaces (estimated as 13 spaces), the provided parking for the community center use is still short 9 parking spaces
from the total required number. This is shortage is approximately 20% of the total requirement. On-street parking is
46
Report compiled on April 8, 2009
counted as part of the total parking supply because much of the property will be declared as City park land, so the
zoning provisions of a park apply to the property. Park land requires frontage along 100 percent of its perimeter on
public or private streets, per Section 18.50.060 of the BMC. This implies that on-street parking is provided for
people accessing City park land and therefore, can be counted toward its total parking supply.
The proposed community center use correlates with the interior and exterior rehabilitation work occurring to the
Story Mansion structure, approved with an earlier COA application. The construction work is funded by a Save
America’s Treasures (SAT) grant awarded to the City of Bozeman by the National Park Service because of the
property’s historical significance. The proposed parking improvements will be phased. Phase one of the parking
development will satisfy the parking demand of the ongoing phase one of construction.
The proposed community center use also correlates with the proposed declaration of the property’s open space area
as City of Bozeman park land. The intent of future rental opportunities is to open the historic property to the public.
Both the exterior grounds and the first floor will be available for rent by members of the community.
UNRESOLVED ISSUES: Staff is not aware of any unresolved issues for this proposed development at this time.
FISCAL EFFECTS: The majority of the proposed work will be funded by the Save America’s Treasures grant and
the City of Bozeman’s grant match. Future parking phasing will be funded by future fundraising efforts and grant
opportunities.
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
hearing.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
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CITY COMMISSION STAFF REPORT
STORY MANSION COMMUNITY CENTER CUP/COA/DEV #Z-09022
#Z-09022 Story Mansion Community Center Staff Report 1
Item: Zoning Application #Z-09022, a Conditional Use Permit and Certificate of
Appropriateness application with a deviation, to allow the following
alterations to the historic T.B. Story Mansion property, addressed as 811 S.
Willson Avenue (Mansion) and 111 W. Harrison Street (Carriage House): 1)
allow the property to operate as a community center, as defined in Section
18.80.620 of the Bozeman Municipal Code., 2) add a second drive access to
the property off Grand Avenue, 3) modify and improve the existing surface
parking lot, and 4) related site improvements. The property is zoned as R-1
zoning (Residential Low Density, Single-Household District) and is located
within the Bon Ton Historic District. The Conditional Use Permit is to
permit a community center use in R-1 zoning. The deviation is to provide
fewer on-site parking spaces than required in order to preserve the historic
character of the property.
Property Owner &
Applicant: City of Bozeman
c/o Chris Kukulski & James Goehrung
PO Box 1230
Bozeman, MT 59771
Representatives: Comma-Q Architecture, Inc
109 N. Rouse Avenue, #1
Bozeman, MT 59715
TD&H Engineering
215 W. Mendenhall Street
Bozeman, MT 59715
Date: City Commission public hearing on Monday, April 13, 2009 at 6:00 p.m. in
the City Commission Room, Bozeman City Hall, 121 North Rouse Avenue,
Bozeman, Montana.
Report By: Allyson C. Bristor, Associate Planner
Recommendation: Conditional Approval
____________________________________________________________________________________
LOCATION
The historic T.B. Story Mansion property encompasses one entire city block. W. College and W. Harrison Streets
are the property’s north and south boundaries and S. Willson and S. Grand Avenues are the east and west
boundaries. The property is addressed as 811 S. Willson Avenue (Mansion) and 111 W. Harrison Street (Carriage
House) and is legally described as Lot 1A, Block 3, Amended Butte Addition, City of Bozeman, Gallatin County,
Montana. It is located within the Bon Ton Historic District, which is within the Neighborhood Conservation
Overlay District. Please refer to the aerial map on the following page.
48
PROPOSAL
A Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) application with a deviation request
was submitted by the City of Bozeman to allow the following alterations to the historic T.B. Story Mansion
property, addressed as 811 S. Willson Avenue (Mansion) and 111 W. Harrison Street (Carriage House): 1) allow
the property to operate as a community center, as defined in Section 18.80.620 of the Bozeman Municipal Code.,
2) add a second drive access to the property off Grand Avenue, 3) modify and improve the existing surface
parking lot, and 4) related site improvements.
A community center, as defined in Section 18.80.620 of the Bozeman Municipal Code (BMC), is “a building or
portion of a building used for nonprofit cultural, educational, recreational, religious or social activities which is
open to the public or a designated part of the public, usually owned and operated by a public or nonprofit group or
agency.” The property is zoned as R-1 zoning (Residential Low Density, Single-Household District). A
community center is a conditional use in R-1 zoning. Therefore, a CUP is required to permit the community
center use in the existing zoning district.
The existing surface parking area on the property is proposed to be improved with curbing, striping, trash
enclosure, and landscaping screening. The parking area is required to accommodate the public’s vehicular access
to the site. The existing drive access off S. Grand Avenue remains with the proposal and will be brought up to
City standards One additional drive access is added to S. Grand Avenue. A one-way drive aisle is proposed
through the parking area. The new access is proposed for vehicle “exit.” Section 18.46.040 of the Bozeman
Municipal Code (BMC) lists a community center’s parking requirement of 1 parking space per 200 net square
feet. A deviation request is included in the application to allow a reduction in the supplied number of parking
spaces for the community center use.
The City of Bozeman wishes to establish the entire T.B. Story Mansion property as a community center use,
which includes both the Mansion and Carriage House structures. The first phase of rehabilitation work will only
open the first floor of the Mansion as a community center. However, the intent of applicant’s CUP request is to
allow further expansion of the use into the second and third floors of the Mansion and the first floor of the
Carriage House without a need for a second CUP.
#Z-09022 Story Mansion Community Center Staff Report 2 49
Below is a list of net square footage calculations for both the T.B. Story Mansion and Carriage House:
• Mansion first floor = 1,879 square feet.
• Mansion second and third floors = 4,896 square feet.
• Carriage House first floor = 2,006 square feet.
Total = 8,781 square feet.
8,781 SF/200 SF (community center use parking demand) = 44 parking spaces + ADA parking spaces.
After applying the number of on-site parking spaces (estimated as 22 spaces) and the number of on-street parking
spaces (estimated as 13 spaces), the provided parking for the community center use is still short 9 parking spaces
from the total required number. This is shortage is approximately 20% of the total requirement. On-street
parking is counted as part of the total parking supply because much of the property will be declared as City park
land, so the zoning provisions of a park apply to the property. Park land requires frontage along 100 percent of its
perimeter on public or private streets, per Section 18.50.060 of the BMC. This implies that on-street parking is
provided for people accessing City park land and therefore, can be counted toward its total parking supply.
The proposed community center use correlates with the interior and exterior rehabilitation work occurring to the
Story Mansion structure, approved with an earlier COA application. The construction work is funded by a Save
America’s Treasures (SAT) grant awarded to the City of Bozeman by the National Park Service because of the
property’s historical significance. The proposed parking improvements will be phased. Phase one of the parking
development will satisfy the parking demand of the ongoing phase one of construction.
The proposed community center use also correlates with the proposed declaration of the property’s open space
area as City of Bozeman park land. The intent of future rental opportunities is to open the historic property to the
public. Both the exterior grounds and the first floor will be available for rent by members of the community.
RECOMMENDATION
The standard review authority for Conditional Use Permit (CUP) applications, and Certificate of Appropriateness
(COA) with a deviation applications, is the Board of Adjustment (BOA). On February 23, 2009, the City
Commission voted affirmatively to reclaim jurisdiction of this application from the BOA. Therefore, the City
Commission is the final review authority.
The application also required a review by the Development Review Committee (DRC), which occurred for three
weeks in March 2009. The DRC recommended approval of the proposal as conditioned by Staff. The application
did not require review by the Design Review Board (DRB).
The DRC and Planning Staff reviewed the CUP and COA application with a deviation to allow the T.B. Story
Mansion property to operate as a community center use, with affiliated site improvements. As a result, all review
boards recommend approval to the City Commission approval with the conditions and code provisions outlined in
this staff report. Planning 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 Bozeman Municipal Code, which are applicable to this project, prior to the
commencement of use.
CONDITIONS OF APPROVAL
Based on the analysis contained within this report, Planning Staff and the Development Review Committee find
the Conditional Use Permit (CUP) application, with conditions, is in general compliance with the previously
approved “Walton Homestead Planned Unit Development (PUD)” and the City of Bozeman Unified Development
Ordinance. The following conditions of approval are recommended:
#Z-09022 Story Mansion Community Center Staff Report 3 50
Conditions of Approval
Planning
1. The applicant shall proceed with the required steps to list the Carriage House structure as a separate
contributing structure in the Bon Ton Historic District, which is listed on the National Register of Historic
Places.
2. A separate landscape plan shall be submitted with the final site plan. The plan shall be sustainable in
approach and include the following: 1) proposed protection to the existing mature landscape so to prolong
its life, and 2) new landscaping features planted in strategic locations, so that when the existing
landscaping dies, an on-site replacement will still remain.
3. All available on-street parking spaces, that are adjacent to the proposed park land area, shall be shown on
the final site plan (excluding College Street and excluding areas located within drive access vision
triangles).
4. The entire (maximum size proposed) on-site parking lot shall be shown on the final site plan, with phases
of completion clearly noted. Phase one of the parking development must satisfy the parking demand of
the ongoing phase one of construction.
5. A 3-foot concrete sidewalk shall be provided along the eastern edge of the parking lot and shall be shown
on the final site plan.
6. Rows of parking shall not exceed 100 feet in length, unless broken up by internal parking lot landscaping.
7. The parking lot shall be screened with landscaping from all residential adjacency and shall be shown on
the final site plan. The screening shall not be less than 4 feet in width and shall be maintained at a height
of 4 to 6 feet, except as otherwise restricted by height limits within street vision triangles.
8. Both doors of the proposed trash enclosure shall swing 180 degrees, and the entire enclosure shall be
shown in design detail with the final site plan.
9. All future lighting must meet provisions of Section 18.42.150 in the Unified Development Ordinance.
10. All existing lighting fixtures that do not meet the requirements of Section 18.42.150 of the Unified
Development Ordinance, both building mounted and freestanding, shall be changed to conform or
completely removed from the site.
11. All proposed exterior lighting for the proposal, both building mounted and freestanding, shall be shown in
design details with the final site plan.
12. Temporary “No Parking,” sandwich-board style signs must be placed along the drive aisle areas during
events being held on the T.B. Story Mansion property. This requirement should be included in the rental
contract between the renter and the City of Bozeman.
13. The applicant shall investigate “park-and-ride” opportunities at community parking facilities (such as
MSU parking lots, City of Bozeman parking garage, etc.) for scheduled Story Mansion events that are
projected to have a high number of attendance (+100 people). The applicant shall present the results of
said investigation to the Department of Planning for review and approval.
14. That the applicant upon submitting the final 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 conditions of
approval and code provisions have been satisfied.
Engineering
#Z-09022 Story Mansion Community Center Staff Report 4 51
15. Any existing public right-of-way sidewalk panels that are damaged must be replaced.
16. Any unused existing drive accesses that will not be utilized by this development must be properly
abandoned.
17. Project phasing shall be clearly defined on the final site plan. Each phase of development must be
independent of each other. Sidewalk, drainage, infrastructure, and curb and gutter must be provided such
that each phase is not dependent on any future phases of development. Edges of parking lot and other
asphalt edges must be protected from vehicular track out.
ZONING DESIGNATION & LAND USES
The property is zoned as R-1 (Residential Single-Household, Low Density District). The intent of the R-1 district
is to provide for primarily single-household residential development and related uses within the City at urban
densities, and to provide for such community facilities and services that will serve the area’s residents while
respecting the residential character and quality of the area.
The Conditional Use Permit (CUP) is required because the proposed community center is a conditional use in R-1
zoning. The CUP application process allows Planning Staff to place any conditions on the proposal that will
ensure the community center use will respect and be appropriate for the surrounding residential neighborhood.
Please see the following zoning exhibit.
GROWTH POLICY DESIGNATION
The Future Land Use Map of the Bozeman Community Plan (Update Draft) designates the subject property as
“Residential.” The “Residential” classification designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be established in close
proximity to commercial centers to facilitate the provision of services and employment opportunities to persons
without requiring the use of an automobile. Implementation of this category by residential zoning should provide
for and coordinate intensive residential uses in proximity to commercial centers. The residential designation
indicates that it is expected that development will occur within municipal boundaries, which may require
annexation prior to development.
#Z-09022 Story Mansion Community Center Staff Report 5 52
REVIEW CRITERIA & FINDINGS
In approving the T.B. Story Mansion Community Center Conditional Use Permit (CUP) and Certificate of
Appropriateness (COA) with a deviation application, the City Commission shall consider the criteria outlined in
the Unified Development Ordinance, including Section 18.28.050, “Standards for Certificates of
Appropriateness,” Section 18.28.070, “Deviations from Underlying Zoning Requirements,” Section 18.34.090
“Site Plan and Master Site Plan Review Criteria,” and Section 18.34.100 “City Commission Consideration and
Findings for Conditional Use Permits.” The Development Review Committee (DRC) and Planning Staff has
evaluated the application against the relevant review criteria that are applicable to the proposed CUP/COA
application offers summary review comments in the following sections.
Section 18.28.050 “Standards for Certificates of Appropriateness”
The proposed community center use correlates with the interior and exterior rehabilitation work occurring to the
Story Mansion structure, approved with an earlier Certificate of Appropriateness (COA) application. The
discussion below is specifically oriented toward the proposed site improvements, rather than the ongoing
rehabilitation work to the Mansion building.
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’s Standards for Preservation are relevant for this proposal. Guidelines for site
modifications recommend identifying, retaining, and preserving buildings and their features as well as
features of the site that are important in defining its overall historic character. Site features may include
circulation systems such as walks, paths, roads, or parking; vegetation such as trees, shrubs, fields, or
herbaceous plant material; landforms such as terracing, berms or grading; furnishings such as lights,
fences, or benches; decorative elements such as sculpture, statuary or monuments; water features
including fountains, streams, pools, or lakes; and subsurface archeological features which are important in
defining the history of the site.
The mature landscaping on the site makes a significant visual contribution in defining the historic
appearance of the southeast quadrant of the property. This “grove” area is a character-defining feature of
the site and should be preserved with proposed alterations.
The existing parking area located to the rear of the Mansion building was created by the Sigma Alpha
Epsilon Fraternity, who first owned and occupied the site in the early 1920s. Though the parking area
wasn’t original to the site, it was likely added to the site during the Bon Ton Historic District’s period of
significance (1880 – 1937). Therefore, the location shall be retained in location and size.
The proposed parking lot improvements occur in the existing surface parking area and do not expand into
the significant open area of the property. This choice of location retains the historic relationship between
buildings and the landscape. The proposed utility work will require removal of some of the existing lawn
area, but will be replaced with topsoil and sod after installation is complete. With the conditions of
approval, the proposal is found to be in conformance with the Secretary of Interior Standards.
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:
The ongoing rehabilitation work to the Mansion building was approved in a separate Certificate of
Appropriateness (COA) application. The proposed site improvements do not affect the existing
architecture on the site. Therefore, this section is not applicable.
#Z-09022 Story Mansion Community Center Staff Report 6 53
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.
This section is not applicable.
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.
Staff considered the applicable chapters of the Design Guidelines for Historic Preservation & the
Neighborhood Conservation Overlay District, including the sections listed below:
Chapter 1 “Rehabilitation Guidelines for Historic Properties”
A. Character-Defining Features
Policy: Preserve character-defining features of a property.
The proposal is preserving the significant landscaping and the location of the existing parking
area of the site. This choice of location retains the historic relationship between buildings and the
landscape.
G. Adaptive Re-Use
Policy: Converting a building to a new use that is different from that which its design reflects in
considered to be “adaptive re-use.” A good adaptive re-use project retains the historic character
of the building while accommodating its new function.
The proposal will retain the historic character of the building while accommodating its new
function as a community center.
Chapter 2: “Design Guidelines for all Properties”
A. Topography
Policy: Site work should be planned to protect the assets of the existing topography.
The proposal is preserving the significant landscaping and the location of the existing parking
area of the site. This choice of location retains the historic relationship between buildings and the
landscape.
E. Conformance with other applicable development standards of this title.
Based on the requirements outlined in Chapters 18.28 and 18.34 of the Bozeman Unified Development
Ordinance, Planning Staff has provided comments in this report to comply with the “Deviations from
Underlying Zoning Requirements,” “Site Plan and Master Site Plan Review Criteria,” and “City
Commission Consideration and Findings for Conditional Use Permits” sections.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
A deviation request from Section 18.46.040 of the Unified Development Ordinance is included in the Conditional
Use Permit (CUP) and Certificate of Appropriateness (COA) application to allow a reduction in the supplied
number of parking spaces for the community center use.
#Z-09022 Story Mansion Community Center Staff Report 7 54
A. Modifications shall be historically appropriate for the building and site in question and the
adjacent properties;
The reduction of on-site surface parking allows the improved parking area to occur in the existing surface
parking area, rather than expand and remove character-defining features of the property. In addition to
the southeast quadrant area of the property, which contains a mature landscaped “grove,” the open yard
along S. Willson Avenue and W. College Street is also significant feature of the property. Also, the
detached Carriage House is significant for the site because of its affiliation to the Mansion in construction
date and architectural style.
It is inappropriate for the site if the parking expanded to the south, north or east because it would affect
character-defining features of the site (Carriage House, open yard and landscaped grove). The proposed
choice of location for the parking area retains the historic relationship between buildings and the
landscape for the property.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof;
The Bozeman Unified Development Ordinance requires adequate screening for parking lots with
residential adjacency. The screening can be a type of landscaped berms, low decorative walls,
architectural screens, evergreen hedges, or a combination thereof. The screening shall not be less than 4
feet in width and shall be maintained at a height of 4 to 6 feet, except as otherwise restricted by height
limits within street vision triangles. This requirement will apply to this proposal. The screening will
provide adequate separation between the activities of a community center use and the residential
properties located along S. Grand Avenue.
It is likely that Story Mansion event guests at events will park on-street in the neighboring residential
blocks. Parking is allowed on all local streets unless otherwise posted. Local streets are designed in a
capacity to accommodate parking on both sides and a two-way driving lane. The existing MSU
Residential Parking District, which is located in close proximity to the property (see enclosed City of
Bozeman Parking Districts map), will help to monitor event parking on the neighboring streets. It is a
parking district that is regularly patrolled by officers of the City of Bozeman Police Department.
Planning Staff is also conditioning the applicant to investigate “park-and-ride” opportunities at
community parking facilities (such as MSU parking lots, City of Bozeman parking garage, etc.) for
scheduled Story Mansion events that are projected to have a high number of attendance (+100 people).
“Park-and-ride” agreements would provide an opportunity for Story Mansion event guests to park in a
parking facility and then walk or be shuttled to the Story Mansion site. This would result in a decreased
need for parking on the Mansion property and decrease the number of cars that park in the neighboring
residential blocks.
C. Modifications shall assure the protection of the public health, safety and general welfare.
The Fire Department is requesting the drive aisles in the improved parking area to be clearly marked as a
“fire aisle,” to prevent people parking in this area during events. Staff is including a condition of
approval that requires the placement of temporary “No Parking,” sandwich-board style signs along the
drive aisle areas during events. This requirement should be included in the rental contract between the
renter and the City of Bozeman.
Section 18.34.090 “Site Plan and Master Site Plan Review Criteria”
In considering applications for site plan approval under this title, the City Commission shall consider the
following:
#Z-09022 Story Mansion Community Center Staff Report 8 55
1. Conformance to and consistency with the City’s adopted growth policy.
Staff finds the proposed community center use as an appropriate conditional use for the “Residential”
designated land.
2. Conformance to this title, including the cessation of any current violations.
The property owner 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. The following code provisions must be addressed with the final plan submittal:
Planning
• Section 18.34.100, “Board of Adjustment 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.
• Section 18.34.100, 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, “Final Site Plan,” no later than six months after the date of approval of a
preliminary site plan or master site plan, the applicant shall submit to the Department of Planning
seven (7) copies of a final site plan submittal. The final site plan shall contain all of the conditions,
corrections and modifications approved by the Department of Planning.
• Section 18.34.130, a Building Permit must be obtained prior to the work, and must be obtained within
one year off final site plan approval. Building Permits will not be issued until the final site plan is
approved. Minor site surface preparation and normal maintenance shall be allowed prior to submittal
and approval of the final site plan, including excavation and footing preparation, but NO
CONCRETE MAY BE POURED UNTIL A BUILDING PERMIT IS OBTAINED.
• Section 18.34.130, upon submitting the final site plan for approval by the Planning Director, and
prior to the issuance of a building permit, applicant shall also submit a written narrative outlining how
each of the above conditions of approval and code provisions have been satisfied or met.
• Section 18.38.050.F, “Accessory Buildings, Uses and Equipment,” all mechanical equipment shall
be screened. Rooftop equipment should be incorporated into the roof form and ground mounted
equipment shall be screened with walls, fencing or plant materials.
• Section 18.42.150, “Lighting,” all proposed site and building lighting shall comply with said Section
requirements. A detailed lighting plan shall be included with the final site plan submittal.
• Section 18.42.170, “Trash and Garbage Enclosures,” a permanent enclosure for temporary storage
of garbage, refuse, and other solid waste shall be provided for every use, other than single-household
dwellings, duplexes, individually owned townhouse or condominium units, unless other arrangements
are made. A narrative detail as to the garbage receptacle arrangements shall be provided with the
final site plan submittal.
• Section 18.42.170, the size of the trash receptacle shall be appropriately sized for the use and
approved by the City Sanitation Department. Accommodations for recyclables must also be
#Z-09022 Story Mansion Community Center Staff Report 9 56
considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the site
plan, indicating the location of the trash enclosure, dimensions of the receptacle and enclosure and
details of the materials used, shall be sent to and approved by the City Sanitation Division (phone:
586-3258) prior to final site plan approval.
• Section 18.44.100, “Street Vision Triangle,” at the intersection of each driveway or alley with a
street, no fence, wall or planting > 30” above the street centerline grades, shall be permitted in the
street vision triangle.
• Chapter 18.46, “Parking,” all proposed parking affiliated with the project, both on- and off-site,
shall comply with said Chapter requirements.
• Section 18.48.050, “Mandatory Landscaping Provisions,” all proposed landscaping shall comply
with said Section requirements.
• Section 18.48.060, “Landscape Performance Standards,” all proposed landscaping shall comply
with said Section requirements. The lot has residential adjacency, so 23 points are required for the
required landscaping standards. Points can be obtained by preserving existing landscaping on the
property.
• Section 18.52.060, “Signs Permitted Upon the Issuance of a Sign Permit,” any signage associate
with the development must obtain a sign permit, as well as, meet the requirements of this section.
• Section 18.64.100, “Building Permit Requirements,” 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 18.64.110, “Permit Issuance,” states that no permit or license shall be issued unless the use,
arrangement and construction have been set forth in such approved plans and applications.
Engineering
a. The final site plan shall be adequately dimensioned. A complete legend of all line types used shall
also be provided.
b. 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.
c. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire
Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City
Engineer prior to initiation of construction of the fire service or fire protection system. The applicant
shall also provide Professional Engineering services for construction inspection, post-construction
certification, and preparation of mylar record drawings.
d. Sewer and water services shall be shown on the final site plan and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the applicant.
Necessary backflow prevention must be demonstrated for the existing water service line.
e. The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants.
f. All existing utility and other easements must be shown on the final site plan.
#Z-09022 Story Mansion Community Center Staff Report 1057
g. 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).
h. Drive approach and public street intersection sight triangles shall be free of plantings which at mature
growth will obscure vision within the sight triangle.
i. The drive approaches 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 final site plan.
j. All trees must be at least 10 feet from any public utilities or service lines. All public utilities and
services lines must be shown on the Final Landscaping plan.
k. 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
new parking lot perimeter and adequately identified on the final site plan.
l. The applicant shall submit a construction route map dictating how materials and heavy equipment
will travel to and from the site in accordance with section 18.74.020.A.1 of the Unified Development
Ordinance. This shall be submitted as part of the final site plan for site developments, or with the
infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the
construction traffic follows the approved routes.
m. All construction activities shall comply with section 18.74.020.A.2 of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the
construction to ensure any damages or cleaning that are required are complete. The developer shall
be responsible to reimburse the City for all costs associated with the work if it becomes necessary for
the City to correct any problems that are identified.
3. Conformance with all other applicable laws, ordinances, and regulations.
The proposal conforms to all other applicable laws, ordinances, and regulations. All conditions for a
Conditional Use Permit must be met prior to final site plan approval, including the recording of the
conditions for the Conditional Use Permit.
4. Relationship of site plan elements to conditions both on and off the property.
With the recommended conditions of approval, the proposal is found to be compatible with and sensitive
to the immediate environment of the site and adjacent neighborhood. The significant historic character of
the site is preserved with the proposal. The improved parking area is located to the rear of the Mansion
building and preserves significant landscape features and open yard areas. The drive accesses are
appropriately located off the perimeter local street, S. Grand Avenue.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions.
The Bozeman Unified Development Ordinance requires adequate screening for parking lots with
residential adjacency. The screening can be a type of landscaped berms, low decorative walls,
architectural screens, evergreen hedges, or a combination thereof. The screening shall not be less than 4
feet in width and shall be maintained at a height of 4 to 6 feet, except as otherwise restricted by height
limits within street vision triangles. This requirement will apply to this proposal. The screening will
provide adequate separation between the activities of a community center use and the residential
properties located along S. Grand Avenue.
It is likely that Story Mansion event guests at events will park on-street in the neighboring residential
blocks. Parking is allowed on all local streets unless otherwise posted. Local streets are designed in a
#Z-09022 Story Mansion Community Center Staff Report 1158
capacity to accommodate parking on both sides and a two-way driving lane. The existing MSU
Residential Parking District, which is located in close proximity to the property (see enclosed City of
Bozeman Parking Districts map), will help to monitor event parking on the neighboring streets. It is a
parking district that is regularly patrolled by officers of the City of Bozeman Police Department.
Planning Staff is also conditioning the applicant to investigate “park-and-ride” opportunities at
community parking facilities (such as MSU parking lots, City of Bozeman parking garage, etc.) for
scheduled Story Mansion events that are projected to have a high number of attendance (+100 people).
“Park-and-ride” agreements would provide an opportunity for Story Mansion event guests to park in a
parking facility and then walk or be shuttled to the Story Mansion site. This would result in a decreased
need for parking on the Mansion property and decrease the number of cars that park in the neighboring
residential blocks.
6. Pedestrian and vehicular ingress and egress.
The proposal show adequate design of pedestrian and vehicular circulation systems so that pedestrians
and vehicles can more safely and easily both within the site. A sidewalk is conditioned to be added to the
perimeter of the parking area. This sidewalk will tie into the sidewalk proposed along the south side of
the Mansion building that leads to both the handicap accessible ramp and the front entrance.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space,
and pedestrian areas, and the preservation or replacement of natural vegetation.
As conditioned by Planning Staff, a separate landscape plan shall be submitted with the final site plan.
The plan shall be sustainable in approach and include the following: 1) proposed protection to the existing
mature landscape so to prolong its life, and 2) new landscaping features planted in strategic locations, so
that when the existing landscaping dies, an on-site replacement will still remain.
The improved parking area is located to the rear of the Mansion building and preserves significant
landscape features and open yard areas.
8. Open space.
The property’s open space area will likely be declared as City of Bozeman park land following a land
subdivision of the lot that separates the property’s open space area and mature landscaped “grove” from
the two structures and parking area. The proposal keeps the improved parking area in the same location
as the existing surface parking area, which helps to preserve the significant open areas.
No additional square footage of open space or park land is required as the proposal does not include
residential units.
9. Building location and height.
Not applicable.
10. Setbacks.
The property has a required front yard setback along its entire perimeter. All phases of the improved
parking area will be outside of the required 15-foot required front yard setback along S. Grand Avenue.
11. Lighting.
All future lighting must meet provisions of Section 18.42.150 in the Unified Development Ordinance,
which includes the requirement to have all lighting turned off between 11:00 p.m. and 6:00 a.m. and the
requirement to have all lighting fixtures shielded in a manner that no light is emitted above a horizontal
#Z-09022 Story Mansion Community Center Staff Report 1259
plane passing through the lowest point of the light emitting element (or in other words, only lighting
directed downward is permitted).
12. Provisions for utilities, including efficient public services and facilities.
As required by Engineering Staff, plans and specifications for any fire service line must be prepared in
accordance with the City's Fire Service Line Policy by a Professional Engineer (PE), and be provided to
and approved by the City Engineer prior to initiation of construction of the fire service or fire protection
system. The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification, and preparation of mylar record drawings.
Also required by Engineering, sewer and water services shall be shown on the final site plan and
approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be
completed by the applicant. Necessary backflow prevention must be demonstrated for the existing water
service line.
The location of existing water and sewer mains shall be properly depicted, as well as nearby fire hydrants.
All existing utility and other easements must be shown on the final site plan.
13. Site surface drainage.
As required by Engineering Staff, 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.
14. Loading and unloading areas.
The parking area is required to accommodate the public’s vehicular access to the site. The existing drive
access off S. Grand Avenue remains with the proposal and will be brought up to City standards One
additional drive access is added to S. Grand Avenue. A one-way drive aisle is proposed through the
parking area. The new access is proposed for vehicle “exit.” Planning Staff finds the one-way width
drive aisle to be the most appropriate solution because it retains a greater separation between the parking
area and the S. Grand Avenue streetscape.
15. Grading.
As required by Engineering Staff, 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.
16. Signage;
Not applicable.
17. Screening.
The Bozeman Unified Development Ordinance requires adequate screening for parking lots with
residential adjacency. The screening can be a type of landscaped berms, low decorative walls,
architectural screens, evergreen hedges, or a combination thereof. The screening shall not be less than 4
feet in width and shall be maintained at a height of 4 to 6 feet, except as otherwise restricted by height
limits within street vision triangles. This requirement will apply to this proposal. The screening will
#Z-09022 Story Mansion Community Center Staff Report 1360
provide adequate separation between the activities of a community center use and the residential
properties located along S. Grand Avenue.
All future mechanical equipment must be adequately screened as noted in the Unified Development
Ordinance.
18. Overlay district provisions.
The property is located within the Neighborhood Conservation Overlay District and was reviewed under
the “Standards for a Certificates of Appropriateness,” as included in Section 18.28.050 of the Unified
Development Ordinance.
19. Other related matters, including relevant comment from affected parties.
The application was publicly noticed with a notice posted on-site and a notice published for two Sundays
in the Bozeman Daily Chronicle. The Department of Planning & Community Development did not
receive public comment in reference to this project.
20. 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.
21. Compliance with Title 17 Chapter, B.M.C.
Not applicable.
Section 18.34.100 “Board of Adjustment Consideration and Record for Conditional Use Permits”
The standard review authority for Conditional Use Permit (CUP) applications, and Certificate of Appropriateness
(COA) with a deviation applications, is the Board of Adjustment (BOA). On February 23, 2009, the City
Commission voted affirmatively to reclaim jurisdiction of this application from the BOA. Therefore, the City
Commission is the final review authority.
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.
Planning Staff finds the city block size property as adequate in size to accommodate a community
center use. Events occurring on the property will be regulated by the specific rental agreement
created by the Department of Parks & Recreation, including but not limited to the requirement of
security officers on the premises during events and the requirement of turning off amplified music at
11:00 p.m.
The required parking lot screening shall not be less than 4 feet in width and shall be maintained at a
height of 4 to 6 feet, except as otherwise restricted by height limits within street vision triangles. This
#Z-09022 Story Mansion Community Center Staff Report 1461
requirement will apply to this proposal. The screening will provide adequate separation between the
activities of a community center use and the residential properties located along S. Grand Avenue.
Several recommended conditions of approval will also help to ensure the property is opened to the
public in a manner that is appropriate for the historic character of the property and sensitive to the
surrounding neighborhood.
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.
The required parking lot screening shall not be less than 4 feet in width and shall be maintained at a
height of 4 to 6 feet, except as otherwise restricted by height limits within street vision triangles. The
screening will provide adequate separation between the activities of a community center use and the
residential properties located along S. Grand Avenue.
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
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.
Several of the conditions of approval listed in this report address the issues listed above and are
recommended by the Development Review Committee (DRC) and Planning Staff to the City
Commission’s for their final action
CONCLUSION
The Bozeman Development Review Committee (DRC) and Planning Staff have reviewed the proposed
Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) with a deviation application to allow the
following alterations to the historic T.B. Story Mansion property, addressed as 811 S. Willson Avenue (Mansion)
and 111 W. Harrison Street (Carriage House): 1) allow the property to operate as a community center, as defined
in Section 18.80.620 of the Bozeman Municipal Code., 2) add a second drive access to the property off Grand
Avenue, 3) modify and improve the existing surface parking lot, and 4) related site improvements. The DRC and
Planning Staff are recommending conditional approval of the proposal. The recommended conditions of approval
for this application are listed on page 4 of this report.
Planning Staff has identified various code provisions which must be met by this application. Some or all of these
items are listed in the findings of this report. 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.
THE BOZEMAN CITY COMMISSION SHALL MAKE THE FINAL DECISION ON THIS
APPLICATION FOR A CONDITIONAL USE PERMIT. ANY AGGRIEVED PERSON AS SET FORTH
IN CHAPTER 18.66 OF THE BOZEMAN MUNICIPAL CODE MAY APPEAL THE DECISION OF
THE CITY COMMISSION.
Attachments: Applicant’s Submittal Materials
City of Bozeman Parking Districts map
Report Sent To: Chris Kukulski, PO Box 1230, Bozeman, MT 59771
James Goehrung, PO Box 1230, Bozeman, MT 59771
#Z-09022 Story Mansion Community Center Staff Report 1562
#Z-09022 Story Mansion Community Center Staff Report 16
Comma-Q Architecture, Inc, 109 N. Rouse Avenue, #1, Bozeman, MT 59715
TD&H Engineering, 215 W. Mendenhall Street, Bozeman, MT 59715
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City of Bozeman Parking Districts
W MAIN ST S 19TH AVE S 11TH AVE W KOCH ST S 3RD AVE S 4TH AVE S 5TH AVE W COLLEGE ST S 6TH AVE S CHURCH AVE S WILLSON AVE S GRAND AVE W STORY ST
DURSTON RD S 8TH AVE S 15TH AVE S TRACY AVE W OLIVE ST
E MAIN ST
W CURTISS ST
W ALDERSON ST
W BEALL ST
W GRANT ST
W LAMME ST S 9TH AVE N 5TH AVE N 7TH AVE S 10TH AVE W VILLARD ST N 15TH AVE N 19TH AVE E LAMME ST S BLACK AVE S ROUSE AVE W HARRISON ST N ROUSE AVE N BLACK AVE N TRACY AVE N GRAND AVE W LINCOLN ST PLUM AVE W BABCOCK ST N 9TH AVE IDA AVE N 3RD AVE W MENDENHALL ST
E OLIVE ST N 10TH AVE N 11TH AVE N CHURCH AVE N BOZEMAN AVE N WALLACE AVE W PEACH ST S 14TH AVE N WILLSON AVE E MENDENHALL ST N 17TH AVE W GARFIELD ST S 7TH AVE E BABCOCK ST N 20TH AVE E STORY ST
ARTHUR ST
W HAYES ST
E PEACH ST N MONTANA AVE E GARFIELD ST PERKINS PL N 18TH AVE E BEALL ST N 16TH AVE DAVIS ST
HOFFMAN DR S BOZEMAN AVE N 4TH AVE S MONTANA AVE BUTTONWOOD AVE WILLOW WAY N 8TH AVE S WALLACE AVE DEER ST N 6TH AVE S 12TH AVE N BROADWAY AVE LINDLEY PL ICE POND RD GREEK WAY E COTTONWOOD ST KENYON DR DELL PL FOX CT S 16TH AVE CARSON PL W DICKERSON ST ALDER COURT LN E VILLARD ST
E MASON ST S 13TH AVE RUTH THIEBAULT WAY
W COTTONWOOD ST TAI LN ACCOLA DR LLOYD ST PIONEER DR BOGERT PL STONERIDGE DR BOBCAT CIR MAE ST
TERRACE AVE
E KOCH ST
GLACIER CT
W MASON ST
E CURTISS ST BRADY AVE E ALDERSON ST
E COLLEGE ST
E SHORT ST
JEFFERSON CT S 18TH AVE S 17TH AVE E HARRISON ST MADISON CT
BONNER LN MAPLE LN W CLEVELAND ST MATHESON WAY E CLEVELAND ST
F
A
C
U
L
T
Y
C
T
E LINCOLN ST
PAISLEY CT MCINTOSH CT BRANEGAN CT S 3RD AVE S 13TH AVE S BLACK AVE S 7TH AVE N 19TH AVE BRANEGAN CT S 7TH AVE E MASON ST WILLOW WAY MCINTOSH CT W BABCOCK ST S TRACY AVE DAVIS ST S ROUSE AVE N 8TH AVE E COTTONWOOD ST S 16TH AVE W LINCOLN ST S 12TH AVE W CLEVELAND ST N 7TH AVE W OLIVE ST S BOZEMAN AVE S 8TH AVE DEER ST N 3RD AVE S 12TH AVE W GARFIELD ST
E PEACH ST S 5TH AVE W BEALL ST
W DICKERSON ST
E LINCOLN ST
Legend
Parking Districts
BSHS Residential District
MSU Residential District
1 Hour
2 Hour
Parking Lots
2 Hour (Except By Permit)
2 Hour (Permit Not Required)
1,000 0 1,000500 Feet
¯
Revised: 1/15/08
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T.B. Story Mansion Community Center CUP/COA/DEV Application
Site Plan & Certificate of Appropriateness Checklist Responses
Site Plan Checklist
A. Design Review Board (DRB) Site Plan Review Thresholds
1‐5 The project does not meet DRB review thresholds.
B. General Information
3. A construction map will be provided with the final site plan.
11. No residential units proposed with the project.
13. No new public or private streets proposed with the project.
14. No mapping required because disturbance to soils with proposed construction is minor.
16. No temporary facilities proposed during construction.
17. Weed control methods will be included in the landscape plan submitted with the final site plan.
18. Supplementary documents will be provided with the final site plan and will include, but not
limited to, the following: preservation easement required by the Save America’s Treasures (SAT)
grant, Story Mansion Block park resolution, Story Mansion Community Center rental fee
schedule.
C. Site Plan Information
1. Topographic contours will be included on the grading and drainage plan submitted with the final
site plan.
3. No on‐site streets or right‐of‐ways proposed.
7 b. No natural gas on property.
8 a‐d. Surface water does not exist on the property.
9. The property is served by the existing storm water collection system in the area. A finalized
grading and drainage plan will be submitted with the final site plan.
10 a‐c. No storm drainage system proposed for the property.
14. No fences or walls proposed.
15. No exterior signage proposed.
18. Curb and drive approach construction details will be submitted with the final site plan.
20. No unique natural features, etc. exist on the property.
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T.B. Story Mansion Community Center CUP/COA/DEV Application
Site Plan & Certificate of Appropriateness Checklist Responses
2
21. Snow storage areas will be adjacent to large surfaced areas with final locations to be shown on
the final site plan.
22. City limit boundaries and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction not
near or within the property.
23. Property and areas within 200 feet are zoned R‐1 (Residential Single‐Household, Low Density
District).
25. A resolution will create the property as the Story Mansion Block park land. The resolution and
the related subdivision exhibit will be included with the final site plan.
26. No residential units proposed and therefore, no parkland provisions apply.
27. No residential units proposed and therefore, no affordable housing provisions apply.
D. Landscape Plans
1‐21. A landscape plan will be submitted with the final site plan.
Certificate of Appropriateness Checklist 2
A. Neighborhood Conservation Overlay District
6. No other COA information required by Planning Department.
B. Entryway Corridor Overlay District
1‐3. Property not located within the Entryway Overlay District.
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T.B. Story Mansion Community Center CUP/COA/DEV Application
Project Description
The City of Bozeman wishes to establish the historic T.B. Story Mansion and Carriage House property as
a community center use. A community center, as defined in Section 18.80.620 of the Bozeman
Municipal Code (BMC), is a building or portion of a building used for nonprofit cultural, educational,
recreational, religious or social activities which is open to the public or a designated part of the public,
usually owned and operated by a public or nonprofit group or agency.
The historic property is addressed as 811 S. Willson Avenue (Mansion) and 111 W. Harrison Street
(Carriage House) and is included within the Bon Ton Historic District. The site is listed on the National
Register of Historic Places as a contributing property to the historic district. The property is located in
the Neighborhood Conservation Overlay District and is zoned as R‐1 (Residential Single‐Household, Low
Density District). The community center is a conditional use in R‐1 zoning, and therefore requires a
Conditional Use Permit (CUP). A Certificate of Appropriateness (COA) is required for exterior alterations
to the property because it is located in the conservation district. Proposed alterations for the
implementation of the community center use primarily include improvements to the surface parking
facilities and the addition of disabled accessible access to the mansion. A deviation request from
Section 18.46.040 of the BMC is needed to allow a reduction in the supplied number of parking spaces
for the community center use. City Staff finds that the deviation meets the required criteria listed in
Section 18.28.070 of the BMC. The reduction of on‐site parking protects the large expanse of open
space on the property, which is a significant feature of the property’s historic character.
The proposed community center use correlates with the interior and exterior rehabilitation work
occurring to the Story Mansion structure, approved with an earlier COA application. The construction
work is funded by a Save America’s Treasures (SAT) grant awarded to the City of Bozeman by the
National Park Service because of the property’s historical significance. The primary goal of the
rehabilitation work is to provide public access to the first floor of the building. This goal created a need
for disabled person accessible access to the building, as well as disabled accessible bathrooms that will
be added to the basement floor of the building.
The proposed community center use also correlates with the proposed declaration of the property’s
open space area as City of Bozeman park land. Similar to other community center structures associated
with City park land, like the Lindley Center and Beall Park Recreation Center, the City’s Department of
Recreation and Parks has been charged with creating a rental fee schedule for the property. The intent
of future rental opportunities is to open the historic property to the public. Both the exterior grounds
and the first floor will be available for rent by members of the community. Several types of groups will
be able to use the property, including but not limited to, nonprofit groups, neighborhood associations,
higher educational organizations and private individuals. A variety of events are envisioned to occur on
the property, such as retreats, special meetings, educational conferences, weddings and other private
parties.
The City of Bozeman believes the community center use is the most appropriate use for the historic T.B.
Story Mansion and Carriage House property. The City is committed to opening the property to the
public in a manner that is appropriate for the historic character of the property and sensitive to the
surrounding neighborhood.
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T.B. Story Mansion Community Center CUP/COA/DEV Application
Deviation Narrative
A deviation request from Section 18.46.040 of the BMC is included in the Conditional Use Permit (CUP)
and Certificate of Appropriateness (COA) application to allow a reduction in the supplied number of
parking spaces for the community center use.
The existing surface parking area on the property will be improved with the community center proposal.
A functional parking area is required to accommodate the public’s vehicular access to the site. Section
18.46.040 of the Bozeman Municipal Code (BMC) lists a community center’s parking requirement of 1
parking space per 200 net square feet.
The City of Bozeman wishes to establish the entire T.B. Story Mansion property as a community center
use, which includes both the Mansion and Carriage House structures. The first phase of rehabilitation
work will only open the first floor of the Mansion as a community center. However, the intent of the
Conditional Use Permit is to allow further expansion of the use into the second and third floors of the
Mansion and the first floor of the Carriage House without a need for a second CUP.
Below is a list of net square footage calculations for both the T.B. Story Mansion and Carriage House:
• Mansion first floor = 1,879 square feet.
• Mansion second and third floors = 4,896 square feet.
• Carriage House first floor = 2,006 square feet.
Total = 8,781 square feet.
8,781 SF/200 SF = 44 parking spaces + ADA parking spaces.
After applying the number of on‐site parking spaces (estimated as 22 spaces) and the number of on‐
street parking spaces (estimated as 13 spaces), the provided parking for the community center use is
still short of the required number. On‐street parking is counted as part of the total parking supply
because much of the property will be declared as City park land, so the zoning provisions of a park
should apply to the property. Park land requires frontage along 100 percent of its perimeter on public
or private streets, per Section 18.50.060 of the BMC. This implies that on‐street parking is provided for
people accessing City park land and therefore, can be counted toward its total parking supply. It should
be noted that the amount of off‐street parking provided exceeds the requirement for the first phase of
the project on the Mansion first floor.
Deviations from underlying zoning requirements must meet the criteria listed in Section 18.28.070 of
the BMC. City Staff believes the parking deviation request does meet the intent of the criteria, primarily
because the reduction of on‐site surface parking is more historically appropriate for the buildings and
site. The significant open space area of the property is preserved by limiting the surface parking lot to
the rear.
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DATE:DATE1This drawing is not intended nor shallit be used for construction purposesunless the signed professional stampof a registered architect employed byComma-Q Architeture, Inc. is affixedabove.2345PROJECT #:CONSULTANTSNO.REVISIONSDESCRIPTIONORIGINAL SIZE: 18" x 24"Q:\Jobs08\02 City of Bozeman - Story Mansion Interior Renovation\7 CA\REVIT\0802 - STORYMANSION - CA - laura.rvt811 S. WILSON AVENUE - BOZEMAN, MONTANASTORY MANSIONRENOVATION03/04/09CUP00802City of BozemanCOVER SHEETC.U.P. SETADDITION AND INTERIOR RENOVATION TO:CONDITIONAL USE PERMIT SETDRAWING INDEXCODE INFORMATIONARCHITECTURALOWNER:City of BozemanP.O. Box 1230411 E. Main St.Bozeman, MT 59715Phone: 406.582.3232CONTACT: James Goehrung, Facilityservices DirectorDRAWING #DRAWING NAME1. THIS CODE SUMMARY IS INTENDED TO ASSIST THE PERMIT REVIEWER(S) IN ASCERTAINING THE COMPLIANCE OF THE PROJECT ASDESCRIBED IN THESE DRAWINGS WITH APPLICABLE CODES AND REQUIREMENTS. IT IS NOT INTENDED AS A COMPREHENSIVE INVENTORY OF ALLAPPLICABLE PROVISIONS. ADDITIONAL INFORMATION RELATING TO CODE-COMPLIANCE QUESTIONS MAY BE ELSEWHERE IN THIS SET OFDRAWINGS. ALL CONSTRUCTION SHALL COMPLY WITH ALL CURRENT AND APPLICABLE MUNICIPAL, STATE, AND FEDERAL BUILDING CODEREGULATIONS HAVING JURISDICTION INCLUDING ACCESSIBILITY CODE AND ADA REQUIREMENTS.2. WORK INCLUDES THE CONVERSION AND RENOVATION OF A 8,400 S.F., 3 STORY WITH BASEMENT, FORMER RESIDENCE INTO A NEW PUBLICASSEMBLY & OFFICE BUILDING, AND NEW CONSTRUCTION ADDITION OF A 250 S.F. 1 STORY WITH BASEMENT, FOR ACCESSIBLE TOILETS ANDENTRY. PLEASE NOTE: AT THIS TIME ONLY THE FIRST FLOOR AND BASEMENT LEVEL WILL BE RENOVATED TO SERVE AS A PUBLIC ASSEMBLYAREA AND SUPPORT SPACES. THE RENOVATION OF THE SECOND FLOOR INTO OFFICES AND THE THIRD FLOOR INTO USEABLE SPACE WILLOCCUR AT A FUTURE DATE TO BE DETERMINED BY THE OWNER.3. THE EXISTING BUILDING IS EQUIPPED WITH AN AUTOMATIC FIRE SPRINKLER SYSTEM IN THE BASEMENT ONLY. THE SCOPE OF THIS PROJECTINCLUDES THE PROVISION OF A NEW AUTOMATIC FIRE SPRINKLER SYSTEM FOR THE ENTIRE BUILDING. A FIRE ALARM SYSTEM WILL BE ADDED.CHANGE IN USE: RESIDENTIAL GROUP R-2 (FRATERNITY) USE TO ASSEMBLY GROUP A-2 AT 1ST FLOOR AND POSSIBLE FUTURE BUSINESS USEGROUP B AT 2ND & 3RD FLOORS.USE GROUP R-2 CHANGED TO USE GROUP A-2 IS A NO CHANGE IN HAZARD CLASSIFICATION AND CATEGORYCHANGE OF OCCUPANCY CLASSIFICATION TO AN EQUAL OR LESSER HAZARD IN ALL THREE HAZARD CLASSIFICATIONS SHALL BE PERMITTED INAN EXISTING BUILDING, PROVIDED THE PROVISIONS OF IEBC SECTIONS 812.3.1 THROUGH 812.3.5 ARE MET.OCCUPANCY CLASSIFICATION: ASSEMBLY GROUP A-2 AT 1ST FLOORANDPOSSIBLE FUTURE BUSINESS USE GROUP B AT 2ND & 3RD FLOORSOCCUPANT LOAD:1ST FLOOR GATHERING AREAS (1,626SF) AT 7 NET SF AREA PER OCCUPANT= 232 OCCUPANTS MAX.1ST FLOOR SERVERY/PREP AREA (450SF) AT 200 GROSS SF AREA PER OCCUPANT= 3 OCCUPANTS 1ST FLOOR LOAD = 235 OCCUPANTS2ND FLOOR AREAS (3,250SF) - UNOCCUPIED3RD FLOOR AREAS (2.175SF) - UNOCCUPIEDTOTAL OCCUPANTS =235ASSUMED EXISTING CONSTRUCTION CLASSIFICATION: TYPE VB HEIGHT LIMIT: ASSEMBLY TYPE VB CONSTR. (SPRINKLERED), - 2 STORIES AREA LIMIT: ASSEMBLY TYPE VB CONSTR. (SPRINKLERED)- 19,000 S.F.OCCUPANCY SEPARATION: A-2 TO B = 2 HOUR, 1 HOUR WITH AUTOMATIC FIRE SPRINKLER SYSTEM.MAXIMUM TRAVEL DISTANCE: 300 FT WITH AUTOMATIC FIRE SPRINKLER SYSTEMMINIMUM WIDTH OF EXITS - DOORS: 36"; CORRIDORS: 36", STAIRS: 44" BETWEEN HANDRAILS.CLASS II FIRE ALARM SYSTEMALL INTERIOR WALL AND CEILING FINISH MATERIALS MUST BE CLASS 1 (0 - 25 FLAME SPREAD)ALL FLOOR COVERINGS SHALL MEET CLASS A REQUIREMENTS.NOTE: THIS IS ONLY A SUMMARY -- APPLICABLE CODES HAVE ADDITIONAL REQUIREMENTSCUP0COVER SHEET ANDCUP1SITE PLANCUP2BASEMENT FLOOR PLANCUP3FIRST FLOOR PLANCUP4ELEVATIONS, EXISTING CONDITIONS PHOTOSPROJECT INFORMATIONARCHITECT:Comma-Q Architecture, Inc.109 N. Rouse Ave #1Bozeman, MT 59715Phone: 406.585.1112CONTACT: Ben Lloyd, Kim EvertsCIVIL ENGINEER:TD&H Engineering Consultants215 West MendenhallBozeman, MT 59715Phone: 406.526.0277PARKINGCurrent Zoning is R-1 with acceptable use of Community CenterCommunity Center parking requirements per City of Bozeman Unified DevelopmentOrdinance (UDO) = 1 parking space per 200 net s.f.Required Parking:1st floor net square footage = 1879 / 200 = 9.1 spaces = 10 spaces plus 1accessible space, (11 total)Parking Provided:10 spaces plus 1 accessible space (11 total)STORY MANSION811S. WILLSON AVEBOZEMAN, MONTANACITY OF BOZEMAN, OWNER84
20' MIN.12345687H91010.00'SDSDSDSDSDREPLACE (E) CONC. W/ (E)ENLARGED ONC. DRIVE ENTRY(N) ONE-WAY SIGNCOMBINATIONSTEET/STOP SIGN(N) PARKING LOT SCREENING,MAX. SPACING BET. SHRUBS TOBE 4'-0" O.C.., VERIFY TOTALLENGTH.(N) PARKING LOT SCREENING,MAX. SPACING BET. SHRUBS TOBE 4'-0"., VERIFY TOTAL LENGTH.(N) LIGHT POLE(N) CONC. STREET CURB CUT(N) ONE-WAY SIGN(N) PARKING LOTSCREENINGDUMPSTER ENCLOSUREON ASPHALT PAVINGCARRIAGEHOUSEREMOVE (E)LIGHT POLEREMOVE (E) CONC & ASPHALT ,INSTALL (N) TOPSOIL & SOD(N) LIGHT POLE(N) CONC. STOOPS AT (E)CARRIAGE HOUSE EXIT DOORS(N) CONC. ATSIDEWALKHARRISON STREET65' - 0"(E) 4" SEWER(E) 3/4" WATER(E) ELEC(E) ELEC(E) SHRUBERY(N) PARKINGSPACES W/ CONC.WHEEL STOPS(N) CONC. WALK& STEPSN89°57'45"E 283.62'(E) RAMP(E) 4" SEWER(E) 1" WATER, ABANSON & PLUG(E) 2" FIRE SERVICE TO BEUSED AS DOMESTIC SERVICEBUSSTOPSIGNSTOPSIGNNO PARKING SIGNNO PARKING SIGN(E) 14" WATER MAINS00°00'52"E 329.86'WILSON AVENUECOLLEGE STREETTAPING TEE & VALVE(E) GAS(E) GAS, 4"(E) GAS, 4"(E) ELEC, SINGLE 120/240 SERVICE(E) TELEPHONE(E) 3/8" CABLE(N) 4" FIRE SERVICEGRAND AVENUEN89°57'54"E 283.54'REMOVELIGHT/ELEC POLE(N) ASPHALT DRIVEWAY(N) ASPHALT DRIVEWAY(E) MANSIONS00°00'00"E 329.87'VISIBILITY ZONE TO FIRESERVICE & FIRE ALARM SIGNALPER FIRE DEPT. REQUESTDATE:DATE1This drawing is not intended nor shallit be used for construction purposesunless the signed professional stampof a registered architect employed byComma-Q Architeture, Inc. is affixedabove.2345PROJECT #:CONSULTANTSNO.REVISIONSDESCRIPTIONORIGINAL SIZE: 18" x 24"Q:\Jobs08\02 City of Bozeman - Story Mansion Interior Renovation\7 CA\REVIT\0802 - STORYMANSION - CA - laura.rvt811 S. WILSON AVENUE - BOZEMAN, MONTANASTORY MANSIONRENOVATION03/04/09CUP10802City of BozemanSITE PLANC.U.P. SET 1" = 30'-0"1SITEEXISTING AERIAL PHOTOEXISTING PARKING CONFIGURATIONNORTH0'15'30'60'120'45'90'NOTES:1) TOTAL REMOVED HARDSURFACE = 3,928 S.F.2) TOTAL ADDED HARDSURFACE = 3,405 S.F.85
CRAWLSPACECRAWLSPACE(N) DFUPGRAVELAREAALIGNSTAIR 1005BCRAWLSPACEF.E.C.CRAWLSPACETOILET (M)002TOILET (W)001CORRIDOR005MECHANICAL006STAIR 2115COAT ROOM007DATE:DATE1This drawing is not intended nor shallit be used for construction purposesunless the signed professional stampof a registered architect employed byComma-Q Architeture, Inc. is affixedabove.2345PROJECT #:CONSULTANTSNO.REVISIONSDESCRIPTIONORIGINAL SIZE: 18" x 24"Q:\Jobs08\02 City of Bozeman - Story Mansion Interior Renovation\7 CA\REVIT\0802 - STORYMANSION - CA - laura.rvt811 S. WILSON AVENUE - BOZEMAN, MONTANASTORY MANSIONRENOVATION03/04/09CUP20802City of BozemanBASEMENT PLANC.U.P. SET 1/8" = 1'-0"1BASEMENT PLAN250 SF ADDITIONW/ BASEMENT86
PORTE COCHERE(N)RAMPEXIT CORRIDOR114OFFICE108FOYER102LIBRARY106GRAVEL AREALANDING(E) RAMPPREP AREA/ SERVERY113LIVING ROOM109NORTH ENTRY105CLO104CLO103ENTRY101MAIN STAIR107UPUPFRONT PORCH121DNFIREPLACEPREP AREA / SERVERY EQUIP. BYOWNER UNDER SEPARATE CONTRACT,PROVIDE PLUMBING & ELECTRICALROUGH-INDN(N) CONC.LANDING & WALK(N) DFENTRY/CORRIDOR111TOILET112STAIR 1STAIR 3DNDINING ROOM110(N) CONC.LANDING & WALKSTAIR 2115EXIT CORRIDOR116F.E.C.NEW METAL WINDOW &DOOR SYSTEMNEW WOOD STAIR TOBASEMENT(E) DOOR TO REMAIN,FIXED IN PLACENEW METAL WINDOW &DOOR SYSTEMNEW CONCRETE STEPSAND LANDINGS W/ NEWMETAL HANDRAILSDATE:DATE1This drawing is not intended nor shallit be used for construction purposesunless the signed professional stampof a registered architect employed byComma-Q Architeture, Inc. is affixedabove.2345PROJECT #:CONSULTANTSNO.REVISIONSDESCRIPTIONORIGINAL SIZE: 18" x 24"Q:\Jobs08\02 City of Bozeman - Story Mansion Interior Renovation\7 CA\REVIT\0802 - STORYMANSION - CA - laura.rvt811 S. WILSON AVENUE - BOZEMAN, MONTANASTORY MANSIONRENOVATION03/04/09CUP30802City of BozemanFIRST FLOORPLANC.U.P. SET 1/8" = 1'-0"1FIRST FLOOR PLAN250 SF ADDITIONW/ BASEMENT87
1ST FLOOR0' - 0"2ND FLOOR11' - 9"3RD FLOOR22' - 6"GRADE-3' - 8"PAINTED WD TRIM TOMATCH EXISTING (TYP.)WOOD SHINGLES, PAINTEDMETAL GUARDRAILPARAPET (MATCH EXIST.PROFILE) WITH WOOD SHINGLES(N) CONC LANDING ANDSTEPS WITH METAL RAILINGSAT EXIT DOOR LOCATIONCONC. WALL W/ BOARDFORMED FINISH ALLEXPOSED SURFACESCOPPER PARAPET CAPLIGHT FIXTURE, TYP.PAINTED WD TRIMTO MATCHEXISTING, (TYP.)PAINTED WOOD SHINGLES.METAL GUARDRAILS TYP.CONC. STAIRSPARAPET (MATCH EXIST.PROFILE) WITH WOODSHINGLESCONCRETE WALLS W/ BOARDFORMED FINISH AT ALLEXPOSED SURFACES(TYP.)COPPER PARAPET CAPDATE:DATE1This drawing is not intended nor shallit be used for construction purposesunless the signed professional stampof a registered architect employed byComma-Q Architeture, Inc. is affixedabove.2345PROJECT #:CONSULTANTSNO.REVISIONSDESCRIPTIONORIGINAL SIZE: 18" x 24"Q:\Jobs08\02 City of Bozeman - Story Mansion Interior Renovation\7 CA\REVIT\0802 - STORYMANSION - CA - laura.rvt811 S. WILSON AVENUE - BOZEMAN, MONTANASTORY MANSIONRENOVATION03/04/09CUP40802City of BozemanELEVATIONSC.U.P. SET 1/8" = 1'-0"1PROPOSED WEST ELEVATION 1/8" = 1'-0"2PROPOSED SOUTH ELEVATIONADDITIONEXISTING EAST ELEVATIONEXISTING SOUTH ELEVATIONEXISTING WEST ELEVATIONEXISTING NORTH ELEVATION88