HomeMy WebLinkAboutGallatin Valley Seed Company - Greater Yellowstone Coalition CUP and COA with Deviations
Commission Memorandum
TO: Honorable Mayor and City Commission
FROM: Allyson C. Bristor, Associate Planner
SUBJECT: Gallatin Valley Seed Company/ Greater Yellowstone Coalition CUP/COA/DEV
- #Z-09092
HEARING DATE: Monday, July 6, 2009 at 6:00 p.m.
RECOMMENDATION: That the Commission approve the Gallatin Valley Seed Company/ Greater
Yellowstone Coalition Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) with a
deviations application, #Z-09092, as conditioned.
BACKGROUND: The Greater Yellowstone Coalition (GYC), and their representatives CTA Architects
Engineers, submitted a Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) with
deviations application to the Department of Planning & Community Development. The proposal is to
establish GYC’s office headquarters in Building C of the Gallatin Valley Seed Company complex, which
is approximately 9,000 square feet in size. The proposal does not result in any change of uses for
Buildings A and B of the complex.
The applicant and representative submitted an informal application prior to the formal CUP/COA
application. The primary emphasis of the informal review was to see if City Staff would be acceptable to
a parking deviation for the proposal, and if Staff would be acceptable to the applicant submitting a CUP
application rather than a Zoning Map Amendment (ZMA) application for the formal review process. The
applicant and representative had the choice of a ZMA because of the recent adoption of the Bozeman
Community Plan (June 1, 2009), which designates the Gallatin Valley Seed Company property as
“Community Core.” The property was designated as “Residential” in the previous Bozeman 2020 Plan.
A ZMA application could have requested a change to commercial zoning (likely “B-3,” Central Business
District), which is appropriate for the “Community Core” designation. Following a change in zoning, the
applicant would have been responsible to submit a Site Plan/COA application to permit the actual site
development and building rehabilitation.
A combination of office, warehouse and residential uses were approved in a CUP application for the
Gallatin Valley Seed Company property in 1994. Warehouse use was approved in Building C with that
application. Because the current proposal is seeking to expand a lawful nonconforming nonresidential
use (office), it must be approved through the granting of a CUP by the City Commission (per Section
18.60.020, “Changes To or Expansions of Nonconforming Uses,” of the Unified Development
Ordinance).
The current CUP/COA application requested one deviation from Section 18.46.040, “Number of Parking
Spaces Required,” to allow a reduction in the parking demand, up to 12 spaces, for the proposal. One
additional deviation was found during the preliminary review of the project. The deviation is from
Section 18.38.060, “Yard and Height Encroachments, Limitations, and Exceptions,” and is to allow a
portion of the covered exterior deck proposed on the south elevation to encroach into the required 15-foot
front yard setback along Curtiss Street. The deviation is specifically for a 2’ x 21’ area (42 square feet) of
the covered deck.
The application was reviewed by Administrative Design Review (ADR) Staff throughout the application
process. The Development Review Committee (DRC) completed their three-week review of the project
287
Report compiled on July 1, 2009
on June 24, 2009 and recommended approval of the proposal as conditioned by Staff. The Design
Review Board (DRB) completed reviewed the project on June 24, 2009 and also recommended approval
of the proposal. The DRB draft minutes are not available at the time of this report. The Historic
Preservation Advisory Board (HPAB) reviewed the project on June 25, 2009 and recommended approval
of the proposal with an additional condition of approval (see below).
The standard review authority for CUP/COA applications with deviations is the Board of Adjustment
(BOA). However, the project is dealing with the expansion of a lawful nonconforming nonresidential use
(office). This type of expansions may be expanded only through the granting of a CUP by the City
Commission.
UNRESOLVED ISSUES: Staff is not aware of any unresolved issues for this proposed development at
this time.
FISCAL EFFECTS: Staff is not aware of any fiscal effects at this time.
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
288
CITY COMMISSION STAFF REPORT
GALLATIN VALLEY SEED COMPANY / GREATER YELLOWSTONE COALITION
CUP/COA/DEV #Z-09092
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 1
Item: Zoning Application #Z-09092, a Conditional Use Permit and Certificate of
Appropriateness application with deviations, to allow the following
alterations to the historic Gallatin Valley Seed Company property,
addressed on the 200 block of S. Wallace Avenue: (1) allow Building C to
change from warehouse to office use for the Greater Yellowstone Coalition,
(2) demolition of a connector between Buildings B and C and
rehabilitation/remodel of Building C to accommodate the office use, (3)
addition of a covered and uncovered exterior deck on the south elevation of
Building C, (4) addition of a ADA accessible ramp on the south elevation of
Building C, (5) improvements to the existing surface parking areas on the
property, and (6) other related site improvements including new
landscaping. The property is zoned as R-4 zoning (Residential High Density
District) and is located within the Neighborhood Conservation Overlay
District.
Property Owner: Gallatin Valley Seed Company, Inc.
c/o Lowell Springer
201 S. Wallace Avenue
Bozeman, MT 59715
Applicant: Greater Yellowstone Coalition
PO Box 1874
Bozeman, MT 59771
Representative: CTA Architects Engineers, Inc.
1143 Stoneridge Drive
Bozeman, MT 59718
Date: City Commission public hearing on Monday, July 6, 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 Gallatin Valley Seed Company complex consists of three structures and is located between East Olive and
East Curtiss Streets, on the west side of South Wallace Avenue. The property is addressed as 201, 209 and 215
South Wallace and is legally described as Lots 11-20, Block D, Rouse’s First Addition, City of Bozeman, Gallatin
County, Montana. The property is zoned as R-4 (High Density Residential District) and is located within the
Neighborhood Conservation Overlay District.
The Gallatin Valley Seed Company property is individually listed on the National Register of Historic Places, due
to its association with Gallatin Valley’s seed pea industry from the late 1910s through the 1940s. The historic
complex is composed of the seed plant (Building B) and two warehouses (Buildings A and C). The wood-frame
and metal covered seed plant and brick-veneer warehouse (Building A and B) were built in c. 1917 as detached
buildings. The seed plant was likely built first because it was where the peas were cleaned and sorted. The long,
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wood-frame and metal covered warehouse (Building C) was built c. 1945 south of the seed plant and is listed non-
contributing to the historic site. All of the buildings are now attached with framed-in walkways.
PROPOSAL & BACKGROUND
The Greater Yellowstone Coalition (GYC), and their representatives CTA Architects Engineers, submitted a
Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) with deviations application to the
Department of Planning & Community Development. The proposal is to establish GYC’s office headquarters in
Building C of the Gallatin Valley Seed Company complex, which is approximately 9,000 square feet in size. The
proposal does not result in any change of uses for Buildings A and B of the complex.
The applicant and representative submitted an informal application prior to the formal CUP/COA application.
The primary emphasis of the informal review was to see if City Staff would be acceptable to a parking deviation
for the proposal, and if Staff would be acceptable to the applicant submitting a CUP application rather than a
Zoning Map Amendment (ZMA) application for the formal review process. The applicant and representative had
the choice of a ZMA because of the recent adoption of the Bozeman Community Plan (June 1, 2009), which
designates the Gallatin Valley Seed Company property as “Community Core.” The property was designated as
“Residential” in the previous Bozeman 2020 Plan. A ZMA application could have requested a change to
commercial zoning (likely “B-3,” Central Business District), which is appropriate for the “Community Core”
designation. Following a change in zoning, the applicant would have been responsible to submit a Site Plan/COA
application to permit the actual site development and building rehabilitation.
A combination of office, warehouse and residential uses were approved in a CUP application for the Gallatin
Valley Seed Company property in 1994. Warehouse use was approved in Building C with that application.
Because the current proposal is seeking to expand a lawful nonconforming nonresidential use (office), it must be
approved through the granting of a CUP by the City Commission (per Section 18.60.020, “Changes To or
Expansions of Nonconforming Uses,” of the Unified Development Ordinance).
The current CUP/COA application requested one deviation from Section 18.46.040, “Number of Parking Spaces
Required,” to allow a reduction in the parking demand, up to 12 spaces, for the proposal. One additional
deviation was found during the preliminary review of the project. The deviation is from Section 18.38.060, “Yard
and Height Encroachments, Limitations, and Exceptions,” and is to allow a portion of the covered exterior deck
proposed on the south elevation to encroach into the required 15-foot front yard setback along Curtiss Street. The
deviation is specifically for a 2’ x 21’ area (42 square feet) of the covered deck.
The application was reviewed by Administrative Design Review (ADR) Staff throughout the application process.
The Development Review Committee (DRC) completed their three-week review of the project on June 24, 2009
and recommended approval of the proposal as conditioned by Staff. The Design Review Board (DRB) completed
reviewed the project on June 24, 2009 and also recommended approval of the proposal. The DRB draft minutes
are not available at the time of this report. The Historic Preservation Advisory Board (HPAB) reviewed the
project on June 25, 2009 and recommended approval of the proposal with an additional condition of approval (see
below).
The standard review authority for CUP/COA applications with deviations is the Board of Adjustment (BOA).
However, the project is dealing with the expansion of a lawful nonconforming nonresidential use (office). This
type of expansions may be expanded only through the granting of a CUP by the City Commission.
RECOMMENDATION & CONDITIONS OF APPROVAL
ADR Staff, and the DRC, DRB, and HPAB, reviewed the Gallatin Valley Seed Company/Greater Yellowstone
CUP and COA application with deviations. As a result, all recommend to the City Commission approval of the
proposal 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
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 2 290
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.
Planning Conditions
1. The Montana Architectural and Historic Inventory/National Register file of the Gallatin Valley Seed
Company property shall be corrected and updated prior to the issuance of a building permit. The
corrections and updates should reflect changes that have occurred to the site since the property’s initial
listing on the National Register of Historic Places, as well as the proposed alterations to Building C.
2. A copy of all information obtained during the cataloguing of Building C’s interior shall be submitted to
the Department of Planning.
3. A detailed construction schedule shall be included with the final site plan submittal.
4. Concrete pindown wheel stops shall be required to be installed in all locations that perimeter curbing does
not exist or is not proposed.
5. All holes or damaged areas of the parking lot surfacing shall be repaired.
6. One compact parking space shall be removed from the proposed site plan, so the total number of compact
parking spaces does not exceed 25% of the provided parking spaces on-site.
7. All bylaws, covenants, conditions and restrictions documents related to the Gallatin Valley Seed
Company condominium/property owners association for the site shall be included with the final site plan
submittal. The documents shall be submitted with a completed City of Bozeman “Condominium
Conversion Checklist.”
8. All new signage proposed with the proposal shall be submitted in a separate City of Bozeman “Sign
Permit Application,” and shall be included with the final site plan submittal..
9. The landscape plan shall clearly show what existing landscaping is proposed to be preserved on site and
what landscaping is proposed as new.
10. Permanent irrigation systems shall be provided to all landscape areas and their location(s) shall be noted
on the landscape plan.
11. Two signs which read “No Parking” must be installed at the existing concrete ramp along the west
elevation of Building B, in an attempt to prevent parking on the ramp.
Engineering Conditions
12. The drive approach shall be constructed in accordance with the City’s standard drive approach (i.e.
concrete apron, sidewalk section and drop-curb) and shown as such on the final site plan materials.
Section 18.44.090.C.2.b specifies two-way commercial drive access shall be a minimum of 16 feet wide
and not exceed 35 feet wide.
All drive approaches shall meet all minimum separation requirements from public street intersections and
other driveways.
13. The proposed project site is located in an area of known asbestos contamination in the soil. It is the
responsibility of the property owner to determine the extent of any possible contamination on this site
prior to construction.
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Historic Preservation Advisory Board Conditions
14. High quality exterior and detail photos of the existing building shall be taken prior to the proposed
alteration.
ZONING DESIGNATION & LAND USES
The property is zoned as “R-4” (Residential High Density District). The intent of the “R-4” zoning district is to
provide for high-density residential development through a variety of housing types within the City with
associated service functions. This will provide for a variety of compatible housing types to serve the varying
needs of the community’s residents. The net density, as defined in Chapter 18.80, BMC, for new developments
shall be 8 dwellings per acre or greater. Although some office use is permitted, it shall remain as a secondary use
to residential development. Secondary status shall be as measured by percentage of total building area.
The CUP is required because the proposal is expanding the legal, nonconforming office use on the property.
Office use is a conditional use in “R-4” zoning. Please reference the following zoning map.
BOZEMAN COMMUNITY PLAN DESIGNATION
On June 1, 2009, the Bozeman 2020 Plan was wholly replaced by a new document entitled Bozeman Community
Plan. The Future Land Use Map of this plan designates the subject property as “Community Core.” The
traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of
uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential
government services, places of public assembly, and open spaces provide the civic and social core of town.
Residential development on upper floors is well established. New residential uses should be high density. The
area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian
connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The
intensity of development is high with a Floor Area Ratio (FAR) well over 1. Future development should continue
to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main
Street.
The Bozeman Community Plan looks at a twenty-year horizon as well as the current situation, so it is to be
expected that some areas which are not in conformance with the plan will be identified. This plan recognizes the
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presence of these uses without specifically mapping or otherwise identifying them. It is desired that these
anomalies be resolved over the term of this plan so that the land use pattern identified herein may be completed.
The proposed expansion of office use and the rehabilitation of Building C on the Gallatin Valley Seed Company
property are appropriate for the “Community Core” designation, as it is increasing the pedestrian activity uses on
the property as well protecting the rich architectural character of the site.
REVIEW CRITERIA & FINDINGS
In approving the Gallatin Valley Seed Company/ Greater Yellowstone Coalition CUP/COA application with
deviations, 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,”
Section 18.34.100 “City Commission Consideration and Findings for Conditional Use Permits,” and Section
18.60.020, “Changes to or Expansions of Nonconforming Uses.” The Development Review Committee (DRC),
Design Review Board (DRB), Historic Preservation Advisory Board (HPAB) and Administrative Design Review
(ADR) Staff evaluated the application against the applicable review criteria and offer a summary of review
comments in the following sections of this report.
Section 18.28.050 “Standards for Certificates of Appropriateness”
The discussion below is specifically oriented toward the proposed site improvements, including the proposed
rehabilitation work to Building C of the Gallatin Valley Seed Company complex.
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 Rehabilitation are relevant for this proposal. Building C of the
Gallatin Valley Seed Company complex is listed as a non-contributing structure. Despite the structure’s
status, Staff finds the proposed building rehabilitation as preservation sensitive. Significant features of
the building (metal cladding and simple warehouse footprint) are being retained, while still providing new
windows and entrances (light and circulation) for the new GYC office space.
The existing on-site, paved parking areas have been located on the property since at least 1994 (the year
of the original CUP application for the property). The proposed parking lot improvements occur to the
existing surface parking areas and do not expand. Expansions would require the partial demolition or
alteration to the significant structures of the historic complex (Buildings A and B). Reusing and
improving the existing parking areas on site is the most appropriate rehabilitation approach.
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:
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1. Height;
No height change is proposed with the rehabilitation to Building C. A one-foot increase to the
existing parapet was at one time considered by the representative, but is now determined as no longer
necessary for the work.
2. Proportions of doors and windows;
New windows are proposed on the east, south and west elevations of Building C.
The proposed window locations on the east elevation overlap existing loading door locations and
extend to the ground. The windows that are completely new for the east façade are distinguished
from the others by not extending to the ground. The existing, small, square, mezzanine level window
locations on the east elevation are preserved. Four windows of similar style to the existing mezzanine
windows are proposed.
The south elevation is heavily altered with a new curtain wall window system, ADA accessible ramp,
window awning, and deck added to provide interior light and accommodate people accessing GYC’s
office entrance. Though there are a lot of new window openings, the alterations add pedestrian
interest and improve the building’s appearance for the Curtiss streetscape.
The west elevation is also heavily altered with new windows. The proposed locations do not overlap
existing doors, but are appropriately proportioned throughout the façade. The locations are to provide
the best solar gains and air circulation.
3. Relationship of building masses and spaces;
Besides the removal of the existing walkway connection between Buildings B and C, there is no
proposed change to the building masses and spaces.
4. Roof shape;
No change is proposed to the primary roof system of Building C. Roof mounted solar and HVAC
equipment is proposed on top of the roof, but is found as appropriate.
5. Scale;
The scale of Building C is retained with the rehabilitation work. This is one of the most historically
appropriate approaches in the work.
6. Directional expression, with regard to the dominant horizontal or vertical expression of
surrounding structures;
No change is proposed with the Building C’s footprint. Therefore, the dominant horizontal length of
the building is retained.
7. Architectural details;
The existing corrugated metal siding will be preserved in the rehabilitation work. Other architectural
details include grass roof awnings with timber bracing, decks, windows, wood mechanical screening,
and black pipe and timber rails for the ADA accessible ramp. All details are found to be appropriate
for the building character.
8. Concealment of nonperiod appurtenances, such as mechanical equipment; and
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Roof mounted equipment other than the solar and HVAC equipment requires screening as described
in Section 18.38.050.F of the Unified Development Ordinance.
9. Materials and color schemes (any requirements or conditions imposed regarding color schemes
shall be limited to the prevention of nuisances upon abutting properties and prevention of
degradation of features on the property in question. Color schemes may be considered as
primary design elements if a deviation from the underlying zoning is requested).
See comments under “Architectural Details.”
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.
Not applicable because no new structures or additions are proposed.
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 while making comments for the architectural appearance
design guidelines.
E. Conformance with other applicable development standards of this title.
Based on the requirements outlined in Chapters 18.28, 18.34 and 18.60 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,”
“City Commission Consideration and Findings for Conditional Use Permits,” and “Conformance to or
Expansion of Nonconforming Uses” sections.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
Two deviation requests from the Unified Development Ordinance are included in the CUP/COA application.
Both are examined under the criteria listed below.
A. Modifications shall be historically appropriate for the building and site in question and the
adjacent properties;
Section 18.38.060, “Yard and Height Encroachments, Limitations, and Exceptions”
Staff finds it historically appropriate to add window awnings and decks to Building C. Both additions
will improve the streetscape along Curtiss Street and add opportunities for pedestrian activity. The
predominate portion of the deck is located within the allowable yard encroachment areas. Because of the
significantly small area of encroachment (42 square feet), Staff finds it historically appropriate for the
building and site.
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Section 18.46.040, “Number of Parking Spaces Required”
The parking deviation allows for the continued reuse and rehabilitation of the historic buildings. The
reduction of on-site surface parking allows the improved parking area to occur in the existing surface
parking areas, rather than expand and remove character-defining features of the property (Buildings A
and B). Staff finds a reduction in required parking spaces as historically appropriate for the building and
site.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof;
Section 18.38.060, “Yard and Height Encroachments, Limitations, and Exceptions”
Staff doesn’t find any adverse effect on abutting properties from the requested covered deck
encroachment in the required front yard along Curtiss Street. Ten feet of yard is still provided along
Curtiss Street. The encroachment doesn’t block any on-street parking.
Section 18.46.040, “Number of Parking Spaces Required”
In the 1994 CUP application for the Gallatin Valley Seed Company property, it was determined that the
proposed mix of uses in the three buildings created a demand of 55 parking spaces. Staff is assuming the
uses in Buildings A and B have not significantly changed since 1994 (based on discussions with the
property owner and representative). This means the current parking demand is the same as in 1994,
which is 55 spaces.
An increase of 10 parking spaces occurs with the proposed change from warehouse to office use in
Building C. This brings the parking demand to 65 spaces. After the proposed site improvements, 54
parking spaces are located in the on-site parking areas. This creates a parking deviation of 11 spaces.
On-street parking adjacent to property may not be counted toward office use per the Unified Development
Ordinance. If on-street parking was included in the parking supply, an increase of 13 spaces occurs.
Staff visited the site several times throughout the application review process. It appeared that ample
parking existed on the site. The parking areas that seemed the most popular with the buildings’ occupants
were the primary lot along Wallace Avenue and the small lot to the west of Building A. TV station
vehicles seemed to accommodate most of the small parking lot west of Building A. During all site visits,
the entire stretch of alley parking was predominately empty. On-street parking appeared adequately used
on the adjacent streets (Olive and Curtiss Streets and Wallace Avenue).
Staff finds the deviation request for a reduction of 11 required parking spaces as appropriate for the site.
Staff finds the deviation as having a minimal adverse effect on the abutting properties.
C. Modifications shall assure the protection of the public health, safety and general welfare.
Section 18.38.060, “Yard and Height Encroachments, Limitations, and Exceptions”
The covered deck encroachment does not impede the protection of the public health, safety and general
welfare.
Section 18.46.040, “Number of Parking Spaces Required”
During the Development Review Committee (DRC) review of the project, both the Fire and Building
Departments checked the proposal to assure the protection of public health, safety and general welfare.
There is adequate fire truck access to the site. Staff is including a condition of approval that requires the
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placement of two “No Parking,” signs at the concrete ramp located on the west elevation of Building B to
help restrict cars parking on that angled, paved area.
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:
1. Conformance to and consistency with the City’s adopted growth policy.
Staff finds the proposed office expansion in Building C as appropriate for the “Community Core”
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 site plan submittal.
Planning Code Provisions
• 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 successors or 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 final site plan materials. 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 of 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 18.42.080.H, “Grading and Drainage,” stormwater retention/detention facilities in
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landscaped areas shall be designed as landscape amenities. They shall be an organic feature with a
natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live
vegetation appropriate for the depth and design of the retention/detention facility, and be lined with
native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a
functional yet, natural site feature. A cross section and landscape detail of each facility shall be
submitted with the final landscape plan for review and approval.
• 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
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. Parking lot landscaping shall apply to the area within the perimeter of
the paved portion of the parking areas.
• 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.
• 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 has been set forth in such approved plans and applications.
• Section 18.78.100, “Submittal Requirements for Landscape Plans,” the landscape plan shall abide
by all the submittal requirements listed in this section.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 10298
Engineering Code Provisions
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. 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.
d. The drive approach shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the final site plan.
e. All existing utility and other easements must be shown on the final site plan.
f. 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.
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. Necessary backflow prevention must be demonstrated for all proposed water service lines.
i. Drive approach and public street intersection sight triangles shall be free of plantings which at mature
growth will obscure vision within the sight triangle.
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. 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.
l. 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 CUP
must be met prior to final site plan approval, including the recording of the conditions for the Conditional
Use Permit. Following final site plan approval, the proposal will be held to all provisions of the
International Building Code (IBC) during the building permit review.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 11299
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.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions.
In the 1994 CUP application for the Gallatin Valley Seed Company property, it was determined that the
proposed mix of uses in the three buildings created a demand of 55 parking spaces. Staff is assuming the
uses in Buildings A and B have not significantly changed since 1994 (based on discussions with the
property owner and representative). This means the current parking demand is the same as in 1994,
which is 55 spaces.
An increase of 10 parking spaces occurs with the proposed change from warehouse to office use in
Building C. This brings the parking demand to 65 spaces. After the proposed site improvements, 54
parking spaces are located in the on-site parking areas. This creates a parking deviation of 11 spaces.
On-street parking adjacent to property may not be counted toward office use per the Unified Development
Ordinance. If on-street parking was included in the parking supply, an increase of 13 spaces occurs.
Staff visited the site several times throughout the application review process. It appeared that ample
parking existed on the site. The parking areas that seemed the most popular with the buildings’ occupants
were the primary lot along Wallace Avenue and the small lot to the west of Building A. TV station
vehicles seemed to accommodate most of the small parking lot west of Building A. During all site visits,
the entire stretch of alley parking was predominately empty. On-street parking appeared adequately used
on the adjacent streets (Olive and Curtiss Streets and Wallace Avenue).
Staff finds the deviation request for a reduction of 11 required parking spaces as having a minimal
adverse effect on the anticipated traffic and parking conditions.
6. Pedestrian and vehicular ingress and egress.
The proposal show adequate design of pedestrian and vehicular circulation systems so that pedestrians
and vehicles can move safely and easily within the site. A pedestrian pathway is added between
Buildings B and C after the walkway connection is removed. New sidewalks are added off the Curtiss
Street sidewalk to provide pedestrian access to the GYC 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.
The proposal includes plantings in the internal parking islands to enhance the parking areas. Long
stretches of landscaping is added along the west and south elevations of Building C. Grass covered
awnings are added to all elevations of Building C to enhance the building exterior. A deck and
landscaping is added to the south elevation of Building C to enhance the pedestrian entrance.
As required by the Unified Development Ordinance, a separate landscape plan shall be submitted with the
final site plan submittal. The property has residential adjacency and requires 23 performance points.
8. Open space.
No additional square footage of open space or park land is required as the proposal does not include
residential units.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 12300
9. Building location and height.
No change is occurring to Building C’s location or height. The existing footprint is also unchanged.
10. Setbacks.
The property has a required 15-foot front yard setback along its entire perimeter. The parking areas
received a deviation to be permitted in the front yard with the 1994 CUP application. One of the
deviations with the proposal is for a small (42 square foot area) covered deck encroachment into the
required 15-foot yard setback along Curtiss Street.
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
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, 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. Also, 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 existing parking areas accommodate the building’s loading and unloading areas for the building’s
occupants and visitors. The new drive approach from Curtiss Street will be designed to City standards for
commercial access. All remaining drive approaches remain in their existing locations.
15. Grading.
The parking areas retain their existing asphalt paving. Planning staff is requiring any holes in the
pavement to be repaired. 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;
Any signage associated with the development must obtain a sign permit, as well as, meet the requirements
of Chapter 18.52, “Signs,” of the Unified Development Ordinance.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 13301
17. Screening.
The parking areas received a deviation with the 1994 CUP application to reduce landscaping requirements
and not provide landscape screening from public right-of-ways (space doesn’t permit landscape
screening).
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 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 notice was also sent to neighbors within 200 feet of the subject
property.
The Department of Planning & Community Development received one email of public comment on the
project. The email was forwarded from the City’s Neighborhoods Coordinator. The email’s author
expressed overall support of GYC moving into Building C, but expressed concern about the lack of on-
street parking in front of his property located on Olive Street. He stated the TV station office located in
Building A creates the on-street parking congestion.
Staff did not notice on-street parking congestion along Olive Street when visiting the site. Staff informed
the email author that on-street parking is typically available on a “first come, first serve” basis. Staff also
suggested contacting the TV station directly about their company vehicle parking habits.
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 CUP/COA applications with deviations is the Board of Adjustment (BOA).
However, the project is dealing with the expansion of a lawful nonconforming nonresidential use (office). This
type of expansions may be expanded only through the granting of a CUP by the City Commission.
.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 14302
In addition to the review criteria outlined above, the City Commission shall, in approving a CUP, find favorably
as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use, and
all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly
relate such use with the land and uses in the vicinity.
The 1994 CUP application approved a mix of uses on the historic Gallatin Valley Seed Company
property. The application included several deviations to allow parking areas to encroach into required
front yard setbacks, to allow parking spaces to back into the alley public right-of-way, and to allow a
reduction in landscaping requirements.
Since 1994, the historic property has adequately handled the mix of uses. Staff finds the property as
adequate is size to accommodate additional office use. Improvements to the parking areas (new striping,
landscaped islands, etc) will better accommodate cars. On-street parking is available around the property
to accommodate any shortage of parking on-site.
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.
Staff visited the site several times throughout the application review process. It appeared that ample
parking existed on the site. Staff finds the office expansion, and the deviation request for a reduction of
11 required parking spaces, as appropriate for the site. Staff finds the expansion and deviation as having
minimal material adverse effects on the abutting properties.
3. That any additional conditions stated in the approval are deemed necessary to protect the public
health, safety and general welfare. Such conditions may include, but are not limited to: regulation
of use; special yards, spaces, and buffers; special fences, solid fences and walls; surfacing of parking
areas; requiring street, service road or alley dedications and improvements or appropriate bonds;
regulation of points of vehicular ingress and egress; regulation of signs; requiring maintenance of
the grounds; regulation of noise, vibrations and odors; regulation of hours for certain activities;
time period within which the proposed use shall 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 and Engineering Staff, to the
City Commission for their final action
18.60.020 “Changes to or Expansions of Nonconforming Uses”
A lawful nonconforming nonresidential use may be expanded only through the granting of a CUP by the City
Commission. In considering the appropriateness of the CUP application, the City Commission shall weigh the
criteria set forth below. In addition, the Commission shall consider whether the expansion is reasonable, natural
and incidental to the growth and use of an existing business.
To approve a CUP to change or expand a nonconforming nonresidential use, the City Commission shall determine
that the proposed nonconforming use is more appropriate to the district than the existing nonconforming use, and
that no unsafe or unhealthy conditions are perpetuated. In making such a determination, the Commission shall
weigh the following criteria in addition to the criteria applicable to all conditional use permits:
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 15303
a. Traffic impacts, both onsite and offsite;
The new drive approach from the front parking area to Curtiss Street will better accommodate automobile
traffic throughout the parking areas. If the building’s occupants or visitors use the available on-street
parking, the parked cars will likely slow down traffic speeds on streets.
b. Off-street parking and loading requirements;
Staff visited the site several times throughout the application review process. It appeared that ample
parking existed on the site. Staff finds the office expansion, and the deviation request for a reduction of
11 required parking spaces, as appropriate for the site.
c. The visual impact on the surrounding area;
The proposed rehabilitation to Building C and the large amounts of landscaping added to the site will both
drastically improve the visual impact of the property, which has deteriorated over the years.
d. The degree of compliance with the adopted growth policy and this title;
The proposed expansion of office use and the rehabilitation of Building C on the Gallatin Valley Seed
Company property are appropriate for the “Community Core” designation, as it is increasing the
pedestrian activity uses on the property as well protecting the rich architectural character of the site.
e. The level of conflict with other uses in the surrounding area;
Staff does not anticipate a level of conflict with other uses in the surrounding area because of the
property’s close proximity to “B-3” commercial zoning.
f. The presence of other nonconformities in the surrounding area;
No nonconformities identified.
g. The degree to which any existing unsafe or hazardous conditions would be mitigated;
No unsafe or hazardous conditions identified.
h. The viability of the subject structure(s); and
The rectangular building footprint and open interior floor plan of Building C will easily accommodate an
office use.
i. Onsite and offsite impacts from noise, dust, smoke, surface or groundwater contamination, or other
environmental impacts.
The recommended Engineering conditions of approval address the issues of possible asbestos
contamination on the property.
CONCLUSION
The standard review authority for CUP/COA with a deviation applications, is the Board of Adjustment (BOA).
However, this CUP is dealing specifically with the expansion of a lawful nonconforming nonresidential use
(office). Per Section 18.60.020, “Changes To or Expansions of Nonconforming Uses,” of the Unified
Development Ordinance, this type of nonconforming expansion must be approved through the granting of a CUP
by the City Commission (per Section). Therefore, the City Commission is the final review authority.
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 16304
#Z-09092 Gallatin Valley Seed Company/ Greater Yellowstone Coalition Staff Report 17
Based on the analysis contained within this report, Planning Staff and the Development Review Committee find
the CUP application, with conditions, is in general compliance with the City of Bozeman Unified Development
Ordinance.
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 AND CERTIFICATE OF APPROPRIATENESS.
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
DRB Staff memo (same sent to HPAB)
HPAB minutes (draft)
Report Sent To: Gallatin Valley Seed Company, Inc., 201 S. Wallace Avenue, Bozeman, MT 59715
Greater Yellowstone Coalition, PO Box 1874, Bozeman, MT 59771
CTA Architects Engineers, Inc., 1143 Stoneridge Drive, Bozeman, MT 59718
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(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04)
SITE PLAN CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1. 20 or more dwelling units in a multiple household structure or structures
2. 30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3. More than two buildings on one site for permitted office uses, permitted retail commercial uses,
permitted service commercial uses, permitted industrial uses or permitted combinations of uses
4. 20,000 or more square feet of exterior storage of materials or goods
5. Parking for more than 60 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes No N/A
1. Location map, including area within one-half mile of the site
2. List of names and addresses of property owners according to Chapter 18.76, BMC (Noticing)
3. A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4. Boundary line of property with dimensions
5. Date of plan preparation and changes
6. North point indicator
7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8. Parcel size(s) in gross acres and square feet
9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, bicycle racks,
compact spaces, handicapped spaces and motorcycle parking, on-street parking, number of
employee and non-employee parking spaces, existing and proposed, and total square footage
of each
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General Information, continued Yes No N/A
13. The information required by Section 18.78.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 18.78.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 18.72, BMC
(Supplementary Documents)
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes No N/A
1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3. On-site streets and rights-of-way
4. Ingress and egress points
5. Traffic flow on-site
6. Traffic flow off-site
7. Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8. Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 18.58, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Site Plan Information, continued Yes No N/A
9. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with any adopted storm drainage ordinance or best management practices manual adopted by
the City
10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15. Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 18.52, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Exterior refuse collection areas, including typical details
17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 18.78.060.R, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 18.78.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26. The information necessary to complete the determination of density change and parkland
provision required by Chapter 18.50, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 18.78.060.P, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable
Housing) which have either been established for that lot(s) through the subdivision process or
if no subdivision has previously occurred are applicable to a site plan. The description shall be
of adequate detail to clearly identify those lots and dwellings designated as subject to Title 17,
Chapter 2, BMC compliance requirements and to make the obligations placed on the affected
lots and dwellings readily understandable.
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D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes No N/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 18.48.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 18.42.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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(Certificate of Appropriateness Checklist 2 – Prepared 11/25/03; revised on 9/8/04)
CERTIFICATE OF APPROPRIATNESS CHECKLIST 2
If a project is located in the Neighborhood Conservation Overlay District or the Entryway Corridor Overlay District, and
DOES NOT qualify for review as a Sketch Plan; Reuse, Change of Use or Further Development of a Site Developed Before
9-3-91; or Amendment/Modification of a Plan Approved On or After 9-3-91, this checklist shall be used. See Section
18.34.050 (Sketch Plan Review), Section 18.34.150 (Amendments to Sketch and Site Plans) or Section 18.34.170 (Reuse,
Change in Use or Further Development of Sites Developed Prior to the Adoption of the Ordinance Codified in This Title),
BMC.
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Neighborhood Conservation Overlay District. If a proposed development is located in the Neighborhood
Conservation Overlay District, information shall be provided to the appropriate review authority to review prior to
granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall
be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review
authority to make its determination. At a minimum, the following items shall be included in the submission:
Neighborhood Conservation Overlay District Information Yes No N/A
1. One current picture of each elevation of each structure planned to be altered and such
additional pictures of the specific elements of the structure or property to be altered that will
clearly express the nature and extent of change planned. Except when otherwise
recommended, no more than eight pictures should be submitted and all pictures shall be
mounted on letter-size sheets and clearly annotated with the property address, elevation
direction (N, S, E, W) and relevant information
2. Historical information, including available data such as pictures, plans, authenticated verbal
records and similar research documentation that may be relevant to the planned alteration
3. Materials and color schemes to be used
4. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
5. A schedule of planned actions that will lead to the completed alterations
6. Such other information as may be suggested by the Planning Department
7. Description of any applicant-requested deviation(s) and a narrative explanation as to how the
requested deviation(s) will encourage restoration and rehabilitation activity that will contribute
to the overall historic character of the community
B. Entryway Corridor Overlay District. If a proposed development is located in the Entryway Corridor Overlay District,
information shall be provided to the appropriate review authority to review prior to granting or denying a certificate
of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the
planned alteration and the information reasonably necessary for the appropriate review authority to make its
determination. At a minimum, the following items shall be included in the submission:
Entryway Corridor Overlay District Information Yes No N/A
1. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s
proposed alterations
2. Such other information as may be suggested by the Planning Department
3. If the proposal includes an application for a deviation as outlined in Section 18.66.050
(Deviations), BMC, the application for deviation shall be accompanied by written and graphic
material sufficient to illustrate the conditions that the modified standards will produce, so as
to enable the City Commission to make the determination that the deviation will produce an
environment, landscape quality and character superior to that produced by the existing
standards, and will be consistent with the intent and purpose of Chapter 18.30 (Entryway
Corridor Overlay District), BMC.
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313
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This Storm Drainage Assessment fulfills the City’s requirement for the redevelopment of the
Gallatin Valley Seed Co. Building C in Bozeman, Montana. The project site is approximately
1.15 acres with the proposed redevelopment covering the south half of the subject parcel. The
parcel contains three buildings with a narrow passageway connecting buildings B and C, three
paved parking areas (2 on the west side of the buildings), sidewalks, associated infrastructure and
landscaping. The site is bordered by Olive, Wallace and Curtis Streets with a paved alley along
the west property line.
A storm water plan with calculations was prepared by Lowell Springer of the Springer Group,
P.C., dated June 21, 1993. The drawing was stamped as received by the Bozeman City-County
Planning Office, dated June 22, 1993. According to this plan, the runoff from the east parking
area flows to the southwest corner of the lot. An 8” PVC pipe conveys the runoff under the
passageway to the west side of the building C. A shallow swale conveys the storm water from
the pipe to a retention pond located on the west side of the building. The Building C western
parking area sheet flows to the gutter along the easterly edge of the parking area. The collected
runoff is conveyed to the north and collects at the northeast corner of the area. Buildings A and
B do not have gutters and all of the roof runoff is allowed to flow directly from the roof to the
ground. Building C has several roof gutters over the doors to divert the roof runoff away from
the doorways. The roof is sloped to the west and a gutter collects approximately half of the roof
with the downspout discharging to the south at the southwest corner of the building.
A visit to the site revealed that none of the storm water components proposed in the June 1993
storm water plan were constructed. However, the owner informed us that a trench drain was
installed at the low point in the northwest corner of the east parking area. While there is
evidence of sediment accumulation at the low point of the parking areas, there is no evidence of
ponding after major storm events. It is anticipated that the project will continue the use and
maintain the functionality of the trench drain.
All modifications for this project occur on site along the building perimeter. The project
includes the removal and placement of new sidewalks, deck, the installation of new sewer and
water service lines and a small mechanical yard. The improvements create an additional 39
square feet of impervious area (see Figure 1 for proposed improvements).
Storm water from the east parking area will continue to flow toward the northwest corner of the
parking area. The existing landscaped islands will be modified to allow for the collection and
treatment of storm water runoff in the form of rain gardens. The remaining runoff will be
collected and conveyed to the existing trench drain located under the northeast corner of the
parking area.
A portion of the storm water generated by the west parking area will be collected in the modified
landscaped island (rain garden). The remaining storm water will be conveyed under the
sidewalk to a rain garden on the east side of the building for treatment and retention. The roof
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downspout will continue to discharge to the south into a retention area between the building and
the sidewalk.
Although this project is a redevelopment since the proposed storm water system was never
constructed, the storm water should be address at this time. However, due to the tight site
constraints, the existing landscaped areas will be re-constructed into rain gardens and retention
areas to meet the water quality and quantity standards of the collected runoff.
G:\GYC\Phase1\Kris Desper\Storm Drainage Assessment.doc
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UPUPDNDNREFDNDNA2021A2012A2011A2022EXTERIOR PLANTER BEDS -DESIGN T.B.D.EXTERIORSEATING - SEEDETAILS BELOWNANAWALL FOLDING WALL SYSTEMBIKE STORAGE - BIKE RACKDESIGN T.B.D.EXISTING GAS METER TOREMAIN. PROVIDE MINIMUM4' CLEAR IN FRONT OFMETER AS PERNORTHWESTERN ENERGYFORM NO. 3273 03/09EXTERIOR PATIOBATHBATH4' - 0"ELEC.OFFICEOFFICEOFFICESTORAGEHR RECORDSWORKROOMREC.REC.WAITINGMEETINGCONFERENCEENTRYDATA/COMP.MECH.MEETINGSTORAGESTORAGEOFFICEBREAKKITCHENBREAKOFFICEOFFICEUP TO STORAGE ONLY MEZZANINERECYCLINGSTORAGEJANITORSSHOWER/BATHSHOWER/BATHOFFICELOCKERSEXISTING BUILDING CONNECTOR TO BE DEMOLISHED. SALVAGEALL SIDING MATERIAL FOR REUSEMECHANICAL PAD ANDSCREEN - SEE 4/A201FOR SCREEN DETAIL2' - 0"16' - 6"2' - 2"EXTERIOR PATIOSTORAGEGROSS FLOOR AREA MINUS WINDOWDISPLAY AREA, STORAGE, TOILETS,MECHANICAL SPACES, STAIRWAYS ANDCORRIDORS AS PER CITY OF BOZEMANU.D.O. CHAPTER 18.46 - 4638 SFOFFICEOFFICE12' - 2 1/2"8' - 1 1/4"14' - 8"7' - 11 7/32"43' - 10 29/32"6' - 11"150' - 6 13/16"60' - 5 1/8"COURTYARD SCREENWALL - SEE4/A202R 2' - 6"2X4 SEAT AND FRAME - PROVIDE 2COATTS LOW VOC SEALANT/UVPROTECTANT PRIOR TO INSTALLATIONPAINTED BLACK STEEL BRACKETS ANDSUPPORTS1' - 6"4' - 0"9"2"2X4 BENCH SLATS - ALLOW 1/2"BETWEEN SLATSPAINTED BLACK STEELSADDLE BRACKET ANDSUPPORT1' - 5 1/2"1' - 6"4' - 0"1' - 6"CHECKED BY:CTA #DATE:DRAWN BY:SHEETREVISIONS:COPYRIGHT 2009CTA, INC.ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION - PRELIMINARY DESIGNC:\RevitFiles\GYCSEED\GYED_BEN.rvtGallatin Seed Co. BuildingBozeman, MTBTERSFGYC_SEEDFLOOR PLANA101Greater Yellowstone Coalition5.27.09PRELIMINARY CUPCITY REVIEW 1/8" = 1'-0"A1011Level 1GENERAL NOTE: ALL EXISTING MATERIALS WITHIN BUILDING 'C' OF THE GALLATIN SEED CO. ARE TO BE ASSESSED AT DEMOLITION FOR POTENTIAL REUSE DURING THE CONSTRUCTION PROCESS. DESIGN ELEMENTS WILLVARY DEPENDENT UPON FINAL ASSESSMENT OF INTERIOR SALVAGED MATERIALS. EXTERIOR ELEMENTS IN CONSIDERATION FOR MATERIALS REUSE INCLUDE BUT ARE NOT LIMITTED TO: BIKE RACKS, DECK RAILINGS,SCREEN WALL DETAILS1. ALL EXISTING EXTERIOR SIDING TO BE REMOVED, CATALOGUED, AND STORED FOR REUSE AS NEW SIDING. SIDING TO BE REPLACED IN ORIGINAL LOCATIONS.2. NORTH SIDE SIDING TO BE REMOVED AND USED AS INFILL SIDING WHERE NEEDED. CORRUGATED BONDERIZED METAL TO BE USED AS REPLACEMENT MATERIAL FOR NORTH ELEVATION - SEE ELEVATION SHEETS3. ALL EXISTING EXTERIOR WINDOWS TO BE REMOVED. EXISTING CLERESTORY WINDOWS TO BE SALVAGED AND REUSED AS INTERIOR WINDOWS WHERE ACCEPTABLE4. ALL EXISTING EXTERIOR LOADING DOCK DOORS TO BE REMOVED.5. ALL INTERIOR ELEMENTS EXCLUDING STRUCTURAL MEMBERS AND EXTERIOR WALL FRAMING ARE TO BE DEMOLISHED WITH CARE, ASSESSED FOR REUSE, AND RECYCLED WHERE EVER POSSIBLE.6. DEMOLISHED PARTITION WALL FRAMING WILL BE SALVAGED FOR REUSE IF THERE IS NOT SIGNIFICANT DAMAGE TO SAID MEMBERS.DEMOLITION NOTES: 3/4" = 1'-0"A1012EXTERIOR SEATING ELEVATION 3/4" = 1'-0"A1013EXTERIOR SEATING SECTION 3/4" = 1'-0"A1014EXTERIOR SEATING PLAN330
Greater Yellowstone CoalitionLevel One (existing)101' - 6"Level 1 (new)101' - 10"PARAPET120' - 0"T.O. SCREEN WALL108' - 0""GREATER YELLOWSTONECOALITION" SIGNAGE TO BE PAINTEDON TO EXISTING METAL SIDINGROOF MOUNT SOLARCOLLECTORS. SIZE ANDLOCATION T.B.D.PROVIDE BLACK PIPEHANDRAIL W/ TIMBERTOP RAIL AND TIMBERBALUSTERSPROVIDE ADA ACCESSIBLEENTRY RAMPPROVIDE NEW CURTAIN WALLWINDOWS. WINDOWS TO BESET BACK 4' FROM EXISTINGFACE OF BUILDINGPROVIDE PEDESTRIANBENCHES IN FRONT OFPLANTER BOXES. WOODBENCHES ON STEELSUPPORTSPROVIDE NEW GRASSROOF AWNINGST.O. BENCH @ 18" ABOVE GRADEPROVIDE SAFETY LIGHTING ATENTRY SOFFIT. LIGHT FIXTURES TOBE FULL CUTOFF LUMINARESLevel One (existing)101' - 6"Level One (existing)101' - 6"Level 1 (new)101' - 10"PARAPET120' - 0""GREATER YELLOWSTONECOALITION" SIGNAGE TOBE PAINTED ON TOEXISTING METAL SIDINGRECLAIMED TIMBER &EXPOSED BLACK STEELCANOPY BRACINGEXISTING CONNECTIONBETWEEN BUILDINGS "B" AND"C" TO BE DEMOLISHED.SIDING IS TO BE SALVAGEDFOR FUTURE REUSEPROVIDE NEW GRASSROOF AWNINGSPROVIDE NEW PARAPETCAP TO MATCH EXISTINGSIDINGEXISTING EXPOSEDBOARD FORM CONCRETETO REMAINREMOVE EXISTING SIDING TOPROVIDE AIR INFILTRATIONRETARDER. CATALOG SIDINGAND REPLACE IN ORIGINALPOSITIONPROVIDE NEW WINDOW.DETAIL TO MATCH EXISTINGPROVIDE NEW WINDOW.DETAIL TO MATCH EXISTINGPROVIDE NEW WINDOW.DETAIL TO MATCH EXISTINGPROVIDE NEW WINDOW.DETAIL TO MATCH EXISTINGPROVIDE NEW CURTAINWALL GLASS SYSTEM ATEXISTING OVERHEAD DOORLOCATIONSEXISTING SURFACEMOUNT LADDER TOBE REMOVED10'-0" T.O. SIGNAGE3'-6" T.O. RAIL1' - 10"DOUBLE 2X4 RECLAIMED TIMBERBALUSTERS @ 48" O.C.1x4 RECLAIMED TIMBER SLATS -PROVIDE 1/2" GAP BETWEENSLATSPROVIDE 4" AIR GAP AT GRADE2X4 RECLAIMED TIMBERBALUSTERDOUBLE 2X4 RECLAIMED TIMBERBALUSTERS @ 48" O.C.RECLAIMED CORRUGATEDSTEEL SIDING TO MATCHBUILDING B SIDING - VERIFYCMU FOUNDATION/BASE - TYP.OUTLINE OF NEW CONCRETE PADSIGNAGE TO BE PAINTED ON TO EXISTING METAL SIDING. COLOR TO BE SW2348 (YELLOW CORN) WITHSW2132 (GRAY BRIDGE) OUTLINE. SIGNAGE LOCATED ON SOUTH AND EAST ELEVATIONS. FONT TO BE TIMESNEW ROMAN - BOLD160 SF OF SIGNAGE ALLOTTED TO GALLATIN SEED CO. BUILDINGS A,B,C (FIGURE SUPPLIED BY CITY OFBOZEMAN REPRESENTATIVE VICKI HASSLER)SIGNAGE ALOTMENTS:BUILDINGS A&B: APPROX 40 SF CURRENTLY USEDBUILDING C: 56 SF SIGNAGE PROPOSED (2 SIGNS @ 28 SF EA.)16' - 4 7/32"1' - 9"9 3/8"CHECKED BY:CTA #DATE:DRAWN BY:SHEETREVISIONS:COPYRIGHT 2009CTA, INC.ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION - PRELIMINARY DESIGNC:\RevitFiles\GYCSEED\GYED_BEN.rvtGallatin Seed Co. BuildingBozeman, MTBTERSFGYC_SEEDEXTERIORELEVATIONS/SIGNAGEA201Greater Yellowstone Coalition5.27.09PRELIMINARY CUPCITY REVIEW 1/8" = 1'-0"A2012SOUTH ELEVATION 1/8" = 1'-0"A2011EAST ELEVATION 3/8" = 1'-0"A2014MECHANICAL SCREEN 3/8" = 1'-0"A2015GARBAGE ENCLOSURE 1" = 1'-0"A2013SIGNAGE DESIGN331
Level One (existing)101' - 6"Level 1 (new)101' - 10"PARAPET120' - 0"T.O. SCREEN WALL108' - 0"DOWNSPOUT PIPED TO BURIEDCISTERN FOR ROOFTOP WATERCATCHMENT. SIZE ANDLOCATION OF CISTERN TO BEDETERMINED. COLLECTEDWATER TO BE USED FOR ONSITE IRRIGATIONDOWNSPOUT PIPED TOBURIED CISTERN FORROOFTOP WATERCATCHMENT. SIZE ANDLOCATION OF CISTERN TOBE DETERMINED.COLLECTED WATER TOBE USED FOR ON SITEIRRIGATIONMECHANICAL SCREEN.1X4 WOOD SLATATTACHED TO STEELFRAMECORRUGATEDCLADDING AT DECKBASESSCREENED BICYCLESTORAGEVEGETATED SCREEN WALLS.ALLOW FOR NATIVE SPECIESPLANTINGS TO COVER WALLS.SEE 4/A202ROOFMOUNT SOLAR ANDHVAC EQUIPMENT. SIZE,DESIGN AND LOCATION TBDPROVIDE ALL NEWWINDOWS. LOCATION, SIZEAND AMOUNT TBDDEPENDING UPON SOLARANALYSIS. CURRENTCONFIGURATION IS ANESTIMATED RATIOEXISTING GAS METERTO REMAIN. PROVIDEMINIMUM 4' CLEAR INFRONT OF METERAPPROX. 9'-0" ABOVE FINISHED ROOFSAFETY LIGHTING AT ENTRYSOFFIT. FIXTURES TO BEFULL CUTOFF LUMINAIRES8' - 0"3' - 0"Level One (existing)101' - 6"Level 1 (new)101' - 10"PARAPET120' - 0"T.O. SCREEN WALL108' - 0"EXISTING CONNECTION BETWEENBUILDINGS 'B' AND 'C' TO BEDEMOLISHED. SIDING IS TO BESALVAGED FOR REUSE ANDPATCH OF RESIDUAL OPENINGEXISTING METAL SIDING TO BE REMOVED ANDREUSED ON EAST, SOUTH, WEST, ELEVATIONS ASNEEDED. REPLACEMENT MATERIAL TO BE SIMILARTO EXISTING.MECHANICALEQUIPMENT SCREENEXISTING SURFACE MOUNT LADDER TO BEREMOVED. ROOF ACCESS TO BETHROUGH INTERIOR MECHANICAL ROOMEXTERIOR WALL TO BERATED AT 1-HOUR ULLISTINGSALVAGE EXISTING EXTERIOR SLIDINGDOOR AND ASSOCIATED HARDWAREFOR REUSE AT INTERIOR. INFILLRESIDUAL OPENING TO MATCHEXTERIOR WALL SURFACE12" CONCRETE PIER - MIN.IMBED 36" BELOW GRADE4X4 RECLAIMED TIMBERGRADE BEAM1/2" BLACK STEEL RODS@ 4" O.C.RECLAIMED TIMBERBALUSTERS - STAINED ANDSEALED W/ UV PROTECTANT2X4 RECLAIMED TIMBERRAILING CAP. SEEELEVATIONS FOR VARYINGHEIGHTSDOUBLE 2X4 RECLAIMED TIMBERBALUSTERS @ 48" O.C.1/2" BLACK STEEL RAILS @ 4" O.C.PROVIDE 4" AIR GAP AT GRADE2X4 RECLAIMED TIMBERBALUSTERCHECKED BY:CTA #DATE:DRAWN BY:SHEETREVISIONS:COPYRIGHT 2009CTA, INC.ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION - PRELIMINARY DESIGNC:\RevitFiles\GYCSEED\GYED_BEN.rvtGallatin Seed Co. BuildingBozeman, MTBTERSFGYC_SEEDEXTERIORELEVATIONSA202Greater Yellowstone Coalition5.27.09PRELIMINARY CUPCITY REVIEWEXISTING OVERHEAD POWERLOCATION TO REMAIN. SERVICESIZE TO BE UPGRADED IFNECESSARY 1/8" = 1'-0"A2021WEST ELEVATION 1/8" = 1'-0"A2022NORTH ELEVATION 3/8" = 1'-0"A2023RAILING/SCREENWALL SECTION 3/8" = 1'-0"A2024RAILING/SCREENWALLELEVATION332
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: Gallatin Valley Seed Co. Building/Greater Yellowstone Coalition CUP/COA/DEV –
#Z-09092
DATE: June 19, 2009
PROJECT LOCATION
The Gallatin Valley Seed Company complex consists of three structures and is located between East Olive and East
Curtiss Streets, on the west side of South Wallace Avenue. The property addressed as 201, 209 and 215 South
Wallace and is legally described as Lots 11-20, Block D, Rouse’s First Addition, City of Bozeman, Gallatin County,
Montana. The property is zoned as R-4 (High Density Residential District) and is located within the Neighborhood
Conservation Overlay District.
The Gallatin Valley Seed Company property is individually listed on the National Register of Historic Places, due to
its association with Gallatin Valley’s seed pea industry from the late 1910s through the 1940s. The historic complex is
composed of the seed plant (Building B) and two warehouses (Buildings A and C). The wood-frame and metal
covered seed plant and brick-veneer warehouse (Building A) were built in c. 1917 as detached buildings. The seed
plant was likely built first because it was where the peas were cleaned and sorted. The long, wood-frame and metal
covered warehouse (Building C) was built c. 1945 south of the seed plant and is listed non-contributing to the historic
site. All of the buildings are now attached with framed-in walkways.
PROJECT PROPOSAL
The Greater Yellowstone Coalition (GYC), and their representatives CTA Architects Engineers, submitted a
Conditional Use Permit and Certificate of Appropriateness with Deviations application to the Department of
Planning & Community Development. The application is seeking to expand office use on the Gallatin Valley Seed
Company complex. The proposal is to establish GYC’s headquarters office in Building C of the Gallatin Valley Seed
Co. complex, which is approximately 9,000 square feet in size. The proposal does not result in any changes of use for
Buildings A and B of the complex.
A combination of office, warehouse and residential uses were approved in a Conditional Use Permit application for
the Gallatin Valley property in 1993. Only warehouse use was approved in Building C with the previous CUP.
Because the current proposal is seeking to expand a lawful nonconforming nonresidential use (office), it must be
approved through the granting of a conditional use permit by the City Commission. The application will also be
reviewed by Administrative Design Review (ADR) Staff, the Development Review Committee (DRC), the Design
Review Board (DRB) and the Historic Preservation Advisory Board (HPAB).
The proposal requested a deviation for a reduction in parking, up to 12 spaces. Planning Staff has indicated their
support of a parking deviation of no more than 25% of the total parking provided on site, which the applicant’s
request falls under.
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An additional deviation was found during the preliminary review of the project. A portion of the exterior deck
proposed on the south elevation is covered and encroaches into the required 15-foot front yard setback along Curtiss
Street. The deviation is specifically for a 2’ x 21’ area of the covered deck to increase in the required front yard
setback. Staff is supportive of the deviation.
PROJECT DESIGN
The GYC proposal does include exterior alterations to Building C and the site. The connection between Buildings B
and C will also be removed to allow for a pedestrian pathway. Building C will maintain its existing corrugated metal
siding. The siding will be temporarily removed during construction, but catalogued so that it can be restored to its
original position. The building insulation will be replaced. Insulation will be added to the top of the existing roof in
order to preserve and expose the existing interior wood ceiling. Exterior windows will be removed and updated with
fixtures that are in the same character as the existing windows in Buildings B and C. Loading dock doors will be
removed and replaced with store front glass. Additional clerestory windows will be added to the east and west
elevations. The proposal will include establishing a new water and sewer connections to Building C. An independent
set of services will be brought in from Wallace Avenue.
Additional improvements to the site include benches and an informational landscaping element along the southern
elevation, decks along the south and west elevations, and bike racks for GYC employees. Also, landscaping plantings
will be added to the existing and new parking lot islands. The existing parking areas on site will be reconfigured to
increase the number of parking spaces.
Though Building C is listed as non-contributing on the historic inventory, it is still important to approach its
rehabilitation and remodel in a historically appropriate manner. Though the exterior alterations change the
appearance of the building, namely with the addition of the store front style windows, the form and character of the
building is retained with the repair and reinstallation of the metal siding and the preservation of the building footprint.
The proposed uses are found as appropriate by Planning Staff for the adaptive reuse of the building.
STAFF COMMENTS
ADR Staff is looking for additional design recommendations or comments from the DRB and HPAB. Staff asks the
DRB and HPAB to relate their comments to the Certificate of Appropriate Standards, per 18.28.050 of the Bozeman
Unified Development Ordinance, and the Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay
District. The Introduction, Chapters 2 and 4, and the Appendix of the Design Guidelines are relevant to this project, as it
is deemed as “new infill and construction in the Neighborhood Conservation Overlay District.”
For discussion purposes, listed below are possible design and historic preservation conditions that are being
considered by ADR Staff. Staff feels like the majority of these conditions are being addressed with the current
proposal.
1. The Montana Architectural and Historic Inventory/National Register file of the Gallatin Valley Seed Co.
Property shall be corrected and updated with the proposal, to reflect changes to the site since the property’s
initial listing on the National Register of Historic Places. The updated inventory shall be submitted with the
final site plan application.
2. Scaled drawings, both plans and elevations, of Building C shall be submitted with the final site plan
application.
3. The existing loading dock doors on the east and south elevations of Building C shall be replaced with window
glazing that is the same size and dimensions.
4. All of the existing door locations on the east and south elevations of Building C shall be replaced with doors
that are the same size and dimensions.
5. All of the new ground floor window glazing proposed in Building C shall be distinguishable from glazing
added in the original loading dock door locations.
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Please indicate the conditions that you believe are justifiable for the project scope.
CONCLUSION
The DRC will complete their review of the project on June 24, 2009. The Bozeman Historic Preservation Advisory
Board will review the project on June 25, 2009. The DRB is charged with providing recommendations to the City
Commission. ADR Staff will compile comments and recommendations from all boards and include them in the City
Commission’s staff report. The City Commission is scheduled to review the project at their public hearing on July 6,
2009.
Encl: Applicant’s submittal materials
CC: Gallatin Valley Seed Company, Inc., 201 South Wallace Avenue, Bozeman, MT 59715
Greater Yellowstone Coalition, PO Box 1874, Bozeman, MT 59771
CTA Architects Engineers, 1143 Stoneridge Drive, Bozeman, MT 59718
335
Historic Preservation Advisory Board – 25 June 2009
Members Present: Courtney Kramer (staff liaison), Anne Sherwood, Courtney Gunderson, Mark
Hufstetler (chair), Jane Davidson Klockman, Richard Brown, Lesley Gilmore, Ryan Olson, Mike
Neeley, Lora Dalton‐‐ quorum established
I. Call to Order
II. Minutes from the April meeting were unavailable, and will be approved in August.
III. Public Comment
a. There were no members of the public in attendance.
IV. Introduction of Invited guests:
a. Mike Peris, of the Greater Yellowstone Coalition
b. Valarie, of the GYC
c. Deb Rosa, of CTA Architects and Engineers
d. Ben Elias, CTA
e. Kristin________, with Legends Studio
f. Kira Stoops, Legends Studio
V. Project Review and recommendations to staff
a. Gallatin Valley Seed Company Adaptive Reuse by the Greater Yellowstone
Coalition; CTA the design team
- Ben presented the project. The building is a steel 1940’s warehouse,
which GYC would like to reuse for their headquarters in Bozeman.
They chose the building for the high level of possible salvage options it
offered. The goal is to have it LEED certified.
- Comments by Preservation Board members:
Lesley Gilmore abstained from commenting on this project, as she is
employed by CTA.
1. Mark Hufstetler: Like the notion of GYC going into a building
that is historic and treating the building with a lot of sensitivity.
He was concerned with the south elevation and sees it as a
disconnect with the rest of the building. He is uncertain if it
respects the remainder of the structure. He thinks the materials
aren’t quite a match. He does understand the need to define
the entrance. Mark overall liked the project and is excited with
the possibility of introducing light wells in the center of the
building to provide natural lighting.
2. Lora Dalton: Her impression of the project is very positive and is
excited to see good adaptive reuse of the industrial building.
She like the attempt to soften the building towards the
residential to the south. She is very impressed.
3. Jane Klockman: “I like it, I guess that is the bottom line.” Jane
noted that there is an awful lot of vertical rather than
horizontal, asks about the landscaping: conifers vs. deciduous?
a. Becky responds that the tight space on the lot require
mostly deciduous with low lying conifers.
336
4. Mike Neeley: Thought the project looks good. Likes maintaining
the majority of the structure and sees the alterations as adding
to the evolution of the building.
5. Richard Brown: Like maintaining the original building and
configuration of window openings. Understands Mark’s
concerns and can’t come up with something better.
6. Anne Sherwood: Wonderful to see an application which doesn’t
include demolition. She believes it is really exciting to see new
use in the building.
7. Courtney Gunderson: likes the detail of the reuse and
appreciates all of the effort.
- Anne Sherwood motions to express support for the overall concept of
the project and commend the GYC for their adaptive reuse project,
with the condition that high quality exterior and detail photos of the
building “as‐is” be taken prior to alteration.
- Richard Brown seconds.
- Motion passes unanimously.
b. American Legion new building, Legends Studios the design team
- Kira presented the project. Legends is working with the American
Legion to replace the building destroyed by fire. The Legion members
are interested constructing a building which better fits their needs
and will generate more income. In the new building the 1st floor
becomes the bar, the basement remains unfinished and the second
floor becomes flexible space for their meetings or available for rent.
- Comments by the Preservation Board Members:
1. Richard Brown: He always through that the older building was
ugly. He’s concerned that the design for the alley side is too
clean and too finished. Overall he likes the look of the front
elevation and the depth of the windows.
2. Anne Sherwood: Doesn’t have a problem with the back, but is
concerned that the design too much reflects the Jacobs Crossing
building. She likes the sunshades, and would like to see the 1st
floor windows be 1 large plate of glass to be more reflective
of2009 and 2010. Reccomends putting the dates of he building
on the new building as cornerstones.
3. Lesley Gilmore: Likes the two different elevations, begins review
with the back elevation. She sees the split face block
everywhere, and recommends using a flat block instead of split
face. She notes that the ramp will add layering to the elevation.
On the front elevation, Lesley is concerned with the materials.
She likes the combination of sandstone and brick, but urges the
designer to re‐think the use of soft sandstone on the base of a
building. It will not wear well over time; maybe granite instead?
Lesley notes that the base of the front elevation looks very
1907‐1910, while the top looks very 2009. Maybe the windows
should be double hung? Are the awnings oppressive? Could
stainless steel be used to differentiate new from old. Lesley
expressed concern that the articulation between stories was
kind of heavy. She recommends thinner pilasters or thinner
brick.
4. Courtney Gunderson: Likes the back entry and think its fits well
in the same alley with the pour house. Likes the entry and the
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neon sign. Believes strongly that the sign old sign should be on
the front (Main Street) elevation. Notes that the middle of the
front elevation is heavy, and would like to see the base of the
building feel more substantial and bulky in order to support the
second story.
5. Ryan Olson: Would meld Anne and Lesley’s comments. Does
believe the building reminds him of the Jacob’s Crossing
building. Also thinks the old sign should go on the Main Street
elevation, possibly above the entrance to the second story.
6. Lora Dalton: Recalls earlier post‐explosion, when the
community’s highest hope was that building built post‐
explosion are really good buildings. She recognizes that the
client isn’t willing to go super modern, and adores the back
which she thinks looks like an alleyscape should look. Definitely
agrees that the sign should go on the front. The sign IS the
Legion.
- Anne Sherwood motions to recommend approval of the new legion
with the strong recommendation that the sign go on the Main Street
elevation and with consideration of adding cornerstone dates as well
as other comments in the minutes.
- Richard Brown seconds
- Motion passes unanimously.
VI. Chair’s Report
a. Reappointment of members by the City Commission.
- Ryan Olson motions to recommend the commission re‐appoint all
exiting board members who reapply.
- Lesley Gilmore seconds
- Motion passes unanimously
b. Discussion of the BHPAB’s interaction with the Friends of the Story Mansion
group.
- Jane Klockman relays a request from the Friends of the Story Mansion
group for a resolution of support for the Friends by the BHPAB, as well
as help with events.
- Mark Hufstetler feels strongly that it is not the BHPAB’s position to
support other boards. He doesn’t think it’s a good idea to get too
heavily involved with fundraising.
- After some discussion, Lora Dalton notes that the BHPAB should have
no problem supporting the mission statement of the FoS. But on a
practical working basis the BHPAB should review partnering on an
event by event basis.
- Lora Dalton motions that the education and outreach subcommittee
coordinate with other preservation‐minded organizations.
- Anne Sherwood Seconds
- Motion passes
VII. Subcommitee meetings were scheduled as:
a. Education and Outreach, Tuesday, July 7 at 6:30pm. Location TBD?
b. Planning and Policy, Tuesday, July 14 at 6pm at Richard Brown’s house
VIII. Meeting adjourned.
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