HomeMy WebLinkAboutArmory (Etha) Hotel Conditional Use Permit and Certificate of Appropriateness
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Development Review Manager
Wendy Thomas, Director of Community Development
SUBJECT: The Armory Hotel CUP/COA/DEV File #Z-13064
MEETING DATE: May 20, 2013
AGENDA ITEM TYPE: Action - Quasi Judicial
RECOMMENDATION: That the City Commission approves Conditional Use Permit #Z-13064
to allow the adaptive reuse of an existing building for the construction of an eight story, 102
room hotel, and associated site improvements including sales for on premise consumption of alcohol on property located at 24 West Mendenhall Street.
RECOMMENDED MOTION: “Having reviewed the application materials, considered public comment, and considered all of the information presented, I hereby adopt the
findings presented in the staff report for application #Z-13064 and move to approve the
conditional use permit with conditions and subject to all applicable code provisions.”
Staff report page references: conditions of approval, page 3; conditional use permit criteria, page 5; deviation criteria, page 6; and code provisions, page 8.
BACKGROUND: This Conditional Use Permit (CUP) and Certificate or Appropriateness with
Deviations application involves a request the adaptive reuse of an existing building and the
construction of an eight story, 102 room hotel, and associated site improvements at 24 West Mendenhall Street, with sales of alcohol for on premises consumption. The site is commonly known as the Bozeman Armory. The sales of alcohol for on premises consumption use is
allowed in the B-3 (Central Business District) zoning district with approval of a CUP by the City
Commission.
Three deviations are being requested from the Bozeman Municipal Code as follows:
1. Section 38.10.050.B.1 BMC Minimum yards required in the B-3 district – No minimum yards prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and
Babcock Streets. Deviation is requested to allow a new primary entrance canopy and a secondary
entrance canopy along Mendenhall Street to extend 10’6 and 6’6 feet respectively beyond the
property line towards the street curb. 2. Section 38.10.060.A.3 BMC Building Height – Maximum building height for the B-3 commercial district outside of the core area is 70 feet. A deviation is requested to allow the
maximum height of the hotel to extend up eight stories to 110 feet.
3. Section 38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in
such a manner that no light is emitted above a horizontal plane passing through the lowest point
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of the light emitting element, so that direct light emitted above the horizontal plane is eliminated.
A deviation is requested to allow the use of the historic exterior building main entrance lights
that do not comply with this standard.
The Development Review Committee recommended unanimous conditional approval of the application at their April 24, 2013 meeting. The Design Review Board recommended
unanimous conditional approval of the application at their April 24, 2013 meeting, the meeting
minutes are attached to the staff report.
UNRESOLVED ISSUES: Demolition Timing. Per the request of the application and the timetable presented for construction the applicant proposes the issuance of a demolition permit
following building permit submittal, but prior to final plan approval. The code states in Section
38.16.080A.1 “that applications for the demolition or movement of structures within the
conservation district will not be accepted without a complete submittal for the subsequent
development or treatment of the site after the demolition or movement has occurred. The subsequent development or treatment must be approved before a demolition or moving permit
may be issued.” In the case of this application the total demolition of the Armory is not
proposed, but the applicant will need to demolish the roof over the drill floor in order to begin
construction on the tower addition. The applicant also proposes to remove and replace all of the
historic windows in the building. The City issued a demolition permit for the Bozeman Brewery Building project following final plan approval, but prior to building permit issuance for the
subsequent development. The Brewery development was never issued a building permit and has
not been completed to date. Through that process the Commission has given direction to staff
that a demolition permit for a contributing historic property should not be granted until a
building permit has been issued for construction of the entire project. The Armory Hotel project proposes to have a demolition permit be issued for a individually listed building on the National
Register of Historic Places for the City of Bozeman prior to final plan approval and prior to
building permit issuance for the hotel. Since the proposal is contrary to Commission direction
and includes an individually listed building on the National Register of Historic Places staff
recommends that the demolition permit be deferred until the issuance of the building permit for the new hotel. This staff recommendation is made for consistency, equal protection, and due
process under the code.
ALTERNATIVES: 1. Approve the application with the recommended staff conditions;
2. Approve the application with modifications to the recommended
staff conditions; 3. Deny the application based on the Commission’s findings of non-
compliance with the applicable criteria contained within the
staff report; or
4. Open and continue the public hearing on the application, with
specific direction to staff or the applicant to supply additional information or to address specific items.
FISCAL EFFECTS: No significant fiscal effect has been identified.
Attachments: Staff Report; Design Review Board Staff Report April 24, 2013;Design Review Board
Meeting Minutes, April 24, 2013; Applicant’s submittal materials; public comment
The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street.
Report compiled on: May 9, 2013
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City Commission Staff Report for the Armory Hotel CUP/COA/DEV File #Z-13064
Item: A Conditional Use Permit, Certificate of Appropriateness, with Deviations application #Z-13064,
to allow the adaptive reuse of an existing building and the construction of an eight story, 102 room hotel,
and associated site improvements including sales of alcohol for on premises consumption on property
located at 24 West Mendenhall Street, zoned B-3 Central Business District, and located within the Neighborhood Conservation Overlay District.
Owners: The Etha Hotel, LLC
PO Box 1795
Bozeman, MT 59771
Applicant/Representative: Kyle Dornberger 13 South Willson, Suite 2
Bozeman, MT 59715
Date: City Commission Meeting May 20, 2013 at 6:00 p.m., in the City Commission Meeting Room,
Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Brian Krueger, Development Review Manager
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The Bozeman Armory building and proposed project site is located at 24 West Mendenhall Street. The
location is southeast of the West Mendenhall Street and North Willson Avenue signalized intersection. It is legally described as the east 1.25’ of Lot 16 Block A; all of Lots 17-20, Block A; and the West
24.5’ Lot 21, Block A; Plat C-1-F; Tracy’s 1st Amended Addition; City of Bozeman; Gallatin County;
Montana. A City of Bozeman surface public parking lot is located to the west and an office building is
located to the east of the project site. Another City surface public parking lot is located north across West Mendenhall Street. The building is located just outside of the downtown core as defined in the Unified Development Code, an area where it is the intent of this district to encourage high volume,
pedestrian-oriented uses in ground floor space in the "core area" of the city's central business district,
i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main
Street.
This property is located outside of the Main Street Historic District, but is located within the Bozeman Neighborhood Conservation Overlay District. The intent and purpose of the conservation district is to
stimulate the restoration and rehabilitation of structures contributing to the historic character of
established residential neighborhoods and commercial areas. New construction will be invited and
encouraged provided primary emphasis is given to the preservation of existing buildings. It is further the purpose of the conservation district designation to protect and enhance significant architectural character and historic landmarks for the education, cultural, economic benefit or enjoyment of the
Bozeman citizens as articulated in Section 38.010.E Bozeman Municipal Code (BMC). Adaptive reuse
of historic structures is anticipated within the Bozeman Neighborhood Conservation Overlay District.
The Bozeman Armory is one of 50 buildings individually listed on the National Register of Historic Places for the City of Bozeman. When determining a site or building’s quality of significance, the National Register evaluates using four criteria:
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A. Associated with events that have made a significant contribution to the broad patterns of our history;
or
B. Associated with the lives of persons significant in our past; or
C. Embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and
distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important to prehistory or history.
The Bozeman Armory embodies architectural, social, cultural, and historical significance at the national,
state, and local level. The building is associated with social and historical events, including the Franklin D. Roosevelt’s New Deal agenda and the Works Progress Administration program. The building is
associated with the lives of persons, including the National Guard’s 163rd Infantry Regiment and
architect Fred F. Willson. And finally, the building portrays a distinct Art Deco architectural style and
National Guard Armory method of construction.
Please see the following vicinity map.
Zoning Designation & Land Uses The subject
property is zoned “B-3” (Central Business
District). The intent of the B-3 central business district is to provide a central area for the community's business, government service and
cultural activities. Uses within this district should
be appropriate to such a focal center with
inappropriate uses being excluded. Room should be provided in appropriate areas for logical and
planned expansion of the present district. The
following land uses and zoning are adjacent to the
subject property:
North: City surface parking lot, bank zoned B-3
South: Ellen Theatre, commercial
buildings zoned B-3 East: Office and commercial uses zoned B-3
West: City surface parking lot, zoned B-3
Proposal
The proposal is to allow the adaptive reuse of the existing building and the construction of an eight story, 102 room hotel, and associated site improvements including sales of alcohol for on premises
consumption on property located at 24 West Mendenhall Street, zoned B-3 Central Business District,
and located within the Neighborhood Conservation Overlay District. The other uses associated with the
hotel include conference/event space, spa, restaurant, and bar including on premises sales and consumption of alcohol. On premises sales and consumption of alcohol is proposed within the interior of the building and on the outdoor seating area on the third floor of the hotel; the top of the Armory
building.
Parking is proposed to be provided offsite in the downtown parking garage through a long term parking
agreement. Six loading zone only parking spaces are proposed along the West Mendenhall Street frontage of the project. The majority of vehicular access to the site will occur at a valet station in front of the hotel that will facilitate the movement of vehicles from the loading spaces to the parking garage.
Three deviations are being requested from the Bozeman Municipal Code as follows:
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1. Section 38.10.050.B.1 BMC Minimum yards required in the B-3 district – No minimum yards
prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and
Babcock Streets. Deviation is requested to allow a new primary entrance canopy and a secondary
entrance canopy along Mendenhall Street to extend 10’6 and 6’6 feet respectively beyond the property line towards the street curb.
2. Section 38.10.060.A.3 BMC Building Height – Maximum building height for the B-3 commercial
district outside of the core area is 70 feet. A deviation is requested to allow the maximum height of the
hotel to extend up eight stories to 110 feet.
3. Section 38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light
emitting element, so that direct light emitted above the horizontal plane is eliminated. A deviation is
requested to allow the use of the historic exterior building main entrance lights that do not comply with
this standard.
This is a Conditional Use Permit, Certificate of Appropriateness, with Deviations application. The recommendations of both the Development Review Committee and the Design Review Board are
forwarded to the City Commission for a final decision. The Development Review Committee
recommended unanimous conditional approval of the application at their April 24, 2013 meeting. The
Design Review Board recommended unanimous conditional approval of the application at their April
24, 2013 meeting, the meeting minutes are attached to this report.
Recommended Conditions of Approval
Based on the subsequent analysis, the Development Review Committee, the Design Review Board, and
staff find that the application, with conditions and code provisions, is in general compliance with the
adopted Growth Policy and the City of Bozeman Unified Development Code. The following conditions
of approval are recommended. Please note that these conditions are in addition to the required code provisions provided in this report.
Community Development Department Recommended Conditions:
1. All portions of and is legally described as east 1.25’ of Lot 16, Block A; all of Lots 17-20, Block A;
and the West 24.5’ Lot 21, Block A; Plat C-1-F; Tracy’s 1st Amended Addition; City of Bozeman;
Gallatin County; Montana shall be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable subdivision review process to accommodate the project prior to
final plan approval.
2. There shall be no tenant use of the building, including public access, furniture stocking or on site
employee interviews, training, or orientations, prior to the issuance of a certificate of occupancy for the
building. Upon approval of the Building Division and Fire Department, the City will allow the installation of racks, shelving, and other display fixtures prior to occupancy.
3. A copy of the Montana Department of Revenue liquor licenses for the establishment shall be
submitted to the Department of Community Development prior to the sale of alcoholic beverages.
4. The right to serve alcohol to patrons is revocable according to the provisions in BMC Sections
38.19.110.I and 38.34.160 based on substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s open alcohol container, minor in possession
of alcohol, or any other applicable law regarding consumption and/or procession of alcohol.
5. Any expansion of this use or facility is not permitted unless reviewed and approved as required under
the applicable regulations of the Bozeman Municipal Code.
6. That the applicant upon submitting the final plan for approval by the Community Development Director and prior to issuance of a building permit, will also submit a written narrative outlining how
each of the conditions of approval and code provisions have been satisfied.
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Design Review Board Recommended Conditions:
7. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Department of Community Development as part of final plan
approval in order to verify compliance with the Preliminary Site Plan submittal, the Neighborhood Conservation Overlay guidelines, and that no shiny materials are being proposed that may impact
adjacent residential properties or public streets. The materials/color palette shall be presented on a board
no larger than 24” x 36” and contain all the primary materials to be utilized on the building including
window/storefront frames and doors (incl. garage) and in any proposed fencing or screening. All final
building elevations and details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following
approval.
8. The final plan application shall include samples of window glazing proposed for the historic Bozeman
Armory window replacements (both casement and glass block) as well as the Etha Hotel tower
windows.
9. The final plan application shall include a profile of the historic windows in a wall section and the
proposed replacement windows in a wall section for approval.
Engineering Department Recommended Conditions:
10. Any service lines abandoned shall be properly abandoned with the assistance and notification of the
Bozeman Water/Sewer Department.
11. West Mendenhall Street is scheduled for a water main replacement for the summer of 2013 and
repaving in the summer of 2014. Close coordination with the Engineering Department is encouraged in
order to reduce construction conflicts.
12. The applicant shall provide and file with the County Clerk and Recorder's office executed Waivers
of Right to Protest Creation of Special Improvement Districts (SID’s) for the following:
a. Street improvements to West Mendenhall Street including paving, curb/gutter, sidewalk, storm
drainage, and intersection improvements.
The document filed shall specify that in the event an SID is not utilized for the completion of these
improvements, the developer agrees to participate in an alternate financing method for the completion of
said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof.
13. The developer has provided the required sizes of the utilities to serve the proposed hotel. At this
time no specific location of the service lines has been specified. If the developer would prefer to specify
the specific location of the utility stubs they should coordinate with the Engineering Department prior to
the installation of the water main replacement in the summer of 2013.
14. A utility design report shall be submitted for review, confirming that there is adequate capacity and
pressure for the surrounding public infrastructure including water, sewer, and storm sewer. The report
should specify if any offsite improvements will be necessary to serve this development.
15. Plans and specifications for any water, sewer and/or storm sewer main extensions, and Public or
Private Streets (including curb, gutter & sidewalks) prepared by a Professional Engineer (PE) shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the
Montana Department of Environmental Quality. The applicant shall also provide Professional
Engineering services for construction inspection, post-construction certification, and preparation of
mylar record drawings. Specific comments regarding the existing and proposed infrastructure shall be
provided at that time. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a pre-construction conference has been conducted.
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No building permits will be issued prior to City acceptance of the infrastructure improvements.
16. An encroachment permit will be required for any awnings, tables, seating, or other items proposed to
be stored and displayed on the sidewalk or other public right of way.
17. In the event concurrent construction is necessary for this development the developer will be required to make the request for the site plan. The requirements for concurrent construction are outlined in
Section 38.39.030.D BMC.
18. Due to the dramatic change in use, the proposed development will be required to pay cash-en-lieu of
water rights. The applicant will be required to produce an estimate for the annual water consumption for
the facility at full build out. This water consumption rate will be reviewed by the Engineering Department to determine the final amount for cash-in-lieu of water rights. The developer may also
provide a transfer of the equivalent required water rights. Any water right proposed to be transferred to
city ownership should be submitted for review as early as possible so the value can be determined
without hindering the final plan approval.
19. The developer shall coordinate with the Bozeman Downtown Business Partnership on the specific design for street frontage improvements for West Mendenhall Street.
20. Any non-standard street details (such as signage, striping, parking, loading zones, or colored
concrete) shall be submitted, reviewed, and approved by the Engineering Department.
Adopted Growth Policy Designation
The property is designated as “Community Core” in the Bozeman Community Plan. 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 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.
Review Criteria & Staff Findings
Section 38.19.110 Review Authority Consideration and Findings for Conditional Use Permits
In addition to the review criteria below, the City Commission shall, in approving a conditional use
permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use,
and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity.
The site is located within a diverse commercial district and within direct proximity of other
establishments with on-premises consumption of alcohol. The sales of alcohol for on-premises
consumption is a use that is accessory to the primary hotel use and the associated restaurant/bar uses,
events, and conferences that are planned for within the hotel. Sales of alcohol for on premises consumption is proposed within the interior of the building and on the outdoor seating area on the third floor of the hotel; the top of the Armory building. The restaurant and bar spaces will be constructed to
the current building codes and should provide a safe environment for the use. The site is surrounded
with adequate pedestrian facilities, streets, and parking. Staff has not identified any special conditions of
approval related to the addition of sales of alcohol for on premises consumption other than the requirement for State licensing and for recording the Conditional Use Permit on the subject property.
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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 has received two public comments as of the writing of this report. The comments are related to the
proposed building height and the loss of on street parking and are not related to the proposed conditional use of sales of alcohol for on premises consumption. Any additional public comment received after the
completion of the Commission packets will be distributed to the Commission members at the public
hearing.
Following review of the proposed application with the inclusion of the recommended conditions, staff
finds that the proposed use will have no material adverse effect upon abutting properties unless evidence presented at the public hearing proves otherwise.
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.
Staff has identified, through the review process, recommended overall project conditions that are
included to protect the public health, safety, and general welfare. Please see the recommended
conditions of approval and findings provided within this report.
Section 38.16.070 Deviation from Overlay or Underlying Zoning Requirements
Section 38.16.070 BMC specifies the required criteria for granting deviations from the underlying zoning requirements. In the discussion below, staff evaluated the project proposal in light of these criteria.
A. Modifications shall be more historically appropriate for the building and site in question and
the adjacent properties, as determined by the standards in Section 38.16.050, than would be
achieved under a literal enforcement of this chapter;
Deviation 1. Front yard encroachment for entry canopies. Historic documentation from the Armory’s architect Fred Willson demonstrates that flat entrance canopies were designed for the Armory building.
There is no evidence that the design was ever constructed. The new covered entrances are proposed as
an amenity to facilitate the operation of the Armory building’s new use as a hotel. The canopies will not
create a false sense of historical development and will not alter the distinctive features, finishes, and constructions techniques that characterize the property. Although the physical site will be altered with canopies extending to the street curb line, staff finds that the defining characteristics of the site and
environment will not change substantially. The canopies, if removed in the future, would not alter the
essential form and integrity of the historic property.
Deviation 2. Building height. The applicant proposes an eight story building approximately 110 feet in height, or 40 feet higher than allowed by the base zoning. The proposal is to add six stories on top of the existing Armory building that primarily include hotel rooms. The first two floors of the Armory will
include the primary public spaces within the building. The addition to the building is setback from the
front façade of the Armory building approximately 36 feet to the addition’s primary façade and 24 feet
to the elevator enclosure. The addition allows the Armory to be adaptively reused as a hotel without significant change to the defining characteristics of the historic building. The addition is proposed in a manner that if removed in the future, the essential form and integrity of the property and its environment
would be protected. The addition does not significantly destroy historic materials that characterize the
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property. The new addition will be differentiated from the old and is generally compatible with the
massing, size, scale, and architectural features of the property and its environment. The application
proposes to retain the special relationships within the existing Amory which give the building its
character such as the former drill room and gymnasium, which will be transformed into a large ballroom and flexible event and meeting space. Maintaining the existing first and second floor public spaces
necessitates placing the supporting hotel rooms above the Armory. The site does not have adjacent area
to develop horizontally and vertical construction is typical downtown. The Armory site is located in the
downtown core and represents a location within the City that has historically seen the most intense, tall,
and significant developments. Lodging and hotels have been present in downtown since the City’s inception. The Baxter Hotel and the Bozeman Hotel buildings, which bookend the City’s Main Street
downtown were some of the more significant buildings constructed in their time. Large hotels are a
historically appropriate use in the downtown.
Deviation 3. Historic lighting. The proposed nonconforming exterior lights proposed on the front of the
building add historical significance to the Armory building as they are original. The original fixtures are typical to the Arc Deco style. The propose use of these fixtures with a low intensity Edison style bulb
are more historically appropriate for the building.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof; and
Deviation 1. Front yard encroachment for entry canopies. The proposed entrance canopies encroach into the City’s right of way for West Mendenhall Street and will require an encroachment permit from the
Public Works Department. The canopies extend over the sidewalk and do not block access to adjacent
properties. Sightlines to adjacent properties and signage will not be affected by the installation of the
canopies. The canopies will have minimal adverse effect on abutting properties or uses.
Deviation 2. Building height. There are many tall buildings within the downtown core. These existing buildings are not considered to have adverse impacts on adjacent properties or adjacent permitted uses.
The proposed building will be similar in height to other buildings downtown and is not anticipated to
have impacts that would exceed those of the other prominent buildings downtown. The application
includes a shadow analysis that details the shadow footprint of the building throughout the year and
demonstrates additional shadowing downtown, but nothing that would have adverse effects on abutting properties. West Mendenhall Street is lower than Main Street in the site location and mitigates the
height impacts of the building on the adjacent Main Street Historic District. The use of the Armory as a
hotel is not anticipated to have adverse effects on abutting uses. The additional height of the building to
accommodate hotel rooms is only anticipated to increase the numbers of people downtown available to
support the adjacent uses which are largely composed of retail, restaurant, and service uses.
Deviation 3. Historic lighting. The proposed light output of the historic light fixtures is proposed to be
minimal. The use of Edison style bulb will eliminate the potential for glare. The lights are anticipated
to be accent and character defining only.
C. Modifications shall assure the protection of the public health, safety and general welfare.
Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article.
All proposed deviations are related to the physical construction of the adaptive reuse of the Armory as a
hotel. A building permit is required for all aspects of demolition and construction of this project. The building permit will be reviewed against the current building codes adopted by the City for conformance
in order to protect the public health, safety, and general welfare. An encroachment permit will be
required for the entrance canopies to extend into the right of way for West Mendenhall Street. This
permit process also reviews the proposed encroachment for public health and safety issues prior to
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approval. Staff does not propose any additional conditions on the project to mitigate public health,
safety, and general welfare other than those related to the above identified concerns regarding building
materials and windows that are related to nuisance glare and the historic preservation guidelines.
Section 38.19.100 Plan Review Criteria
In considering applications for site plan approval under this title, the Community Development Director,
City Commission, Development Review Committee, and when appropriate, the Administrative Design
Review Staff, the Design Review Board or Wetland Review Board shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal as conditioned is in conformance with the Bozeman Community Plan including the Community Core land use designation. This hospitality business will add vitality to
downtown. It is the intent of this district to encourage high volume, pedestrian-oriented uses in ground
floor spaces. The use will support all of Downtown Bozeman and the community at large. Based upon
the review of this specific site and context, the proposed use and building are in conformance with the
Community Core land use classification.
2. Conformance to this title, including the cessation of any current violations
a. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. All
special conditions and code provisions shall constitute restrictions running with the land, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County
Clerk and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated under any
conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or
assigns. For the applicant’s information, Code requirement. Staff will provide a document to record on the property following preliminary approval.
b. Section 38.19.110.I. BMC Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances and
regulatory requirements. Over time these things may change and the use may no longer be appropriate to
a location. A conditional use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period of
two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is granted;
c. The use or development of the site is not begun within the time limits of the final site plan approval in
Section 38.19.130, BMC. 2. A conditional use which has terminated may be reestablished on a site by either, the review and
approval of a new conditional use permit application, or a determination by the Planning Director that
the local circumstances and regulatory requirements are essentially the same as at the time of the
original approval. A denial of renewal by the Planning Director may not be appealed. If the Planning
Director determines that the conditional use permit may be renewed on a site then any conditions of approval of the original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all activities must
comply with any conditions of approval or code requirements. Should there be a failure to maintain
compliance the City may revoke the approval through the procedures outlined in Section 38.34.160,
BMC. For the applicant’s information, Code requirement
c. Section 38.19.120 requires the applicant to submit seven (7) copies a final plan within 6 months of
preliminary approval containing all of the conditions, corrections and modifications to be reviewed and
approved by the Community Development Department. This is the final step in the planning entitlement
process. An application form and fee is required in addition to the final plan set submittal.
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d. If occupancy of any structure is to occur prior to the installation of all required on-site improvements,
the Improvements Agreement must be secured by a method of security equal to one and one-half times
the amount of the estimated cost of the scheduled improvements not yet installed. Said method of
security shall be valid for a period of not less than twelve (12) months; however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method
of security. For the applicant’s information, Code requirement.
e. Section 38.19.120 requires that the final site plan shall contain the materials required in
39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities and utility rights-of-way or
easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4) Water; and (5) Sewer (sanitary, treated effluent and storm). The final plan submitted shall show the most recent
version of public and private utility locations.
f. Section 38.19.160 states that a building permit must be obtained prior to construction. Building
permits will not be issued until the final plan is approved. For the applicant’s information, Code requirement.
g. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be
incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be
screened with walls, fencing or plant materials. The final plan shall contain a notation that “No ground
mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units,
transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be
incorporated into the roof form or screened in an approved rooftop enclosure.” This notation is required
for any mechanical equipment that may be installed during construction that was not anticipated in the
preliminary plan review.
h. Section 38.23.150.D.7.g requires that Floodlights, spotlights or any other similar lighting shall not be used to illuminate buildings or other site features unless approved as an integral architectural element on the development plan. On-site lighting may be used to accent architectural elements but not to illuminate
entire portions of buildings. Where accent lighting is used, the maximum illumination on any vertical
surface or angular roof surface shall not exceed 5.0 average maintained foot candles. Building facade
and accent lighting shall not be approved unless the light fixtures are carefully selected, located, aimed and shielded so that light is directed only onto the building facade and spillover light is eliminated. Staff does not have adequate information to determine if the proposed architectural lighting conforms to the
requirements.
i. Section 38.25.060.A requires that any off-site parking which is used to meet the requirements of this
chapter shall be reviewed by the planning director for compliance with this chapter and shall be subject to the following conditions:
1. Off-site parking shall be developed and maintained in compliance with all requirements and standards
of this chapter;
2. Reasonable continuous pedestrian and vehicle access from off-site parking facilities to the use being
served shall be provided;
3. Off-site parking for one-household and two-household dwellings shall not be permitted;
4. Off-site parking for multiple household dwellings shall not be located more than 100 feet from any
commonly used entrance of the principal use served;
5. Off-site parking for nonresidential uses shall not be located more than 1,000 feet from the entrance of
the principal use. The distance shall be measured on a pedestrian route of travel such as a sidewalk or city standard trail from the nearest parking space to the entrance of the principal use served; and
6. Any use which depends upon off-site parking to meet the requirements of this chapter shall maintain
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ownership or provide evidence of a long-term lease agreement, revocable with review authority
approval, running with the term of the designated use, for parking utilization of the off-site location. The
final off street parking agreement will need to be approved with the final plan to satisfy this requirement.
j. Section 28.28.060.A.1 outlines the maximum amount of permitted signage allowed for the building in
the B-3 District. Signage shown on the elevations exceeds the amount of permitted signage for the
building.
k. Section 38.34.100 states that a building permit shall be obtained within one year of final approval, or
said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an extension of one additional year from the Community Development Director. For the applicant’s
information, Code requirement.
l. Section 38.39.030 requires that the applicant shall provide for private improvements certification by
the architect, landscape architect, engineer and other applicable professionals that all improvement
including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or other requirement elements were installed in accordance with the approved site plan, plans and
specifications. This is required prior to occupancy following construction.
m. The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used shall
also be provided.
n. A Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application form, the appropriate
fee, and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water
Management Ordinance #1763. The SMP is independent of any other storm water permitting required
from the State of Montana. A State of Montana Storm Water Pollution Prevention Plan (SWPPP) may
be submitted instead of a City of Bozeman SMP, however the City of Bozeman fees still must be submitted. All necessary City of Bozeman forms and permits can be found on the City’s website at
www.bozeman.net.
o. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire
Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City
Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction
certification, and preparation of mylar record drawings.
p. The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants.
q. 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).
r. All existing utility and other easements must be shown on the FSP.
s. Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the applicant.
t. Drive approach and public street intersection sight triangles shall be free of plantings which at mature
growth will obscure vision within the sight triangle.
u. The drive approaches shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the FSP.
v. 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.
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w. 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 38.39.020.A.1 of the Unified Development
Code. This shall be submitted as part of the final site plan for site developments, or with infrastructure
plans for subdivisions. It shall be the responsibility of the applicant to ensure that the construction traffic follows the approved routes.
x. All construction activities shall comply with section 38.39.020.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 final plan will be reviewed to ensure compliance with this section. The plans will be further
evaluated against the requirements of the International Building Code at the time application is made for a building permit.
4. Relationship of site plan elements to conditions both on and off the property
The site as proposed is generally compatible with the immediate environment of the site and the adjacent
neighborhood. The site plan elements themselves are not proposed to change significantly. The addition
of egress stairways and structural elements along the alleyway are proposed. The east side of the building is proposed to include a backup generator towards the rear of the building and an accessible entrance and associated ramp to the building towards the West Mendenhall Street frontage. As detailed
in the deviation requests, two entrance canopies are proposed to be extended from the building into the
right-of-way and over the sidewalk.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The project proposes 100 percent of the parking for the use to be accommodated by off-site parking. The applicant proposes to utilize parking within the Downtown Intermodal Facility (parking garage),
through an agreement with the City of Bozeman. A draft of the proposed agreement is included in the
application. The agreement is not finalized at this time and staff notes a code provision for the off-site
parking that will have to be approved during final plan review.
The Downtown Intermodal Facility was reviewed and approved in planning file #Z-05006 and was constructed in 2007-2008. During the planning entitlement for site development a traffic study was
conducted based upon the traffic generation due to the parking facility. No additional traffic study or
traffic mitigation was identified with project review. Engineering staff recommends a condition of
approval that would require a Waiver of Right to Protest Creation of Special Improvement Districts for street improvements to West Mendenhall Street including paving, curb/gutter, sidewalk, storm drainage, and intersection improvements.
The applicant is working with the Parking Commission to designate six on street parking spaces along
West Mendenhall Street as a restricted loading zone for hotel patrons only. The Parking Commission
supported this change at their monthly commission meeting in February of 2013. The Public Works Department is reviewing the proposed change to the signage in this location to accommodate the request.
Based on required parking for this use, 84 total parking spaces are required. Parking is required based
upon the number of hotel rooms and employees on maximum shift, the commercial areas (conference
and spa), public event space, and restaurant/bar indoor and outdoor serving area. The project is utilizing the allowable parking reductions in Section 38.25.040.A.2.c for the B-3 zoning district, transit availability, structured parking, and not providing parking for the first 3,000 gross square feet of a
nonresidential building within the B-3 district. The Armory building has 29 parking spaces provided by
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the 1979 Downtown Parking SID 565.
Dedicated bicycle parking areas and an accepted bike rack detail are provided in the application. The
bike racks are a model as recommended in the Greater Bozeman Area Transportation Plan. The number
of bicycle parking spaces is at least ten percent of the number of automobile parking stalls required.
An exhibit was included within the application showing the reconfiguration of the City owned public
parking lot due west of this site. This is not part of this proposal and is not part of the decision for the
project. The exhibit does show a reconfiguration of the lot that increases the parking space capacity and
provides landscaping. The Parking Commission is working towards a project where all downtown
parking lots would be improved.
6. Pedestrian and vehicular ingress and egress
The sidewalk along the West Mendenhall Street frontage is the primary pedestrian connection to the site.
The application proposes to construct two primary pedestrian entrances to the site from the West
Mendenhall frontage. The application proposed the reconstruction of the Mendenhall sidewalk and the
installation of trees, bike rack and loading zone in this area.
The proposed vehicular access to the site remains unchanged at the existing alley access. The majority
of vehicular access to the site will occur at a valet station in front of the hotel that will facilitate the
movement of vehicles from the loading spaces within West Mendenhall Street to the parking garage.
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
There site is existing and is mostly covered with permeable surface access area and the Armory building
structure. The applicant plans to add landscaping primarily along the east and north elevation of the
building. The landscape design meets the 13 performance points required. The landscape design palette
is specific to this site and the northern planting aspect at the front elevation of the building. The plan
includes seasonal interest, and is of high quality. Street frontage landscaping and trees are provided per 38.26.070.A and 38.26.050.E.1 and 2 BMC.
8. Open space
No open space is required or proposed for this use.
9. Building location and height
The proposed building location will remain unchanged except for the proposed entrance canopies and an egress stair case along the alley. No minimum yards are prescribed in the B-3 except a seven-foot front
yard shall be required on Mendenhall and Babcock Streets. A deviation is requested to allow a new
primary entrance canopy and a secondary entrance canopy along West Mendenhall Street to extend 10’6
and 6’6 feet respectively beyond the property line towards the street curb.
This application proposes a significant vertical addition to the existing two story Bozeman Armory. The requested height of 110 feet is in excess of the 70 feet of height permitted in the B-3 zoning district
outside of the Main Street Historic District, and a deviation is requested. Adaptive reuse of the Armory
into a hotel necessitates creation of additional space for hotel rooms. The tower addition is set back
from the primary historic façade of the Armory, as seen from West Mendenhall Street. The tower is
centered above the gymnasium/drill floor and the rear of the structure. This preserves the scale and massing of the historic Armory and clearly differentiates the historic structure from the new building.
Though large in height and scale, the tower addition is designed in a manner that minimizes impact to
the physical elements of the historic structure.
10. Setbacks
No minimum yards are prescribed in the B-3 except a seven-foot front yard shall be required on Mendenhall and Babcock Streets. A deviation is requested to allow a new primary entrance canopy and
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a secondary entrance canopy along West Mendenhall Street to extend 10’6 and 6’6 feet respectively
beyond the property line towards the street curb. All other setbacks are in conformance.
11. Lighting
The site lighting is required to meet the standards in Section 38.23.150 BMC. The lighting as designed appears to meet standards. Per code provision, a more detailed photometric plan is required to confirm
conformance of the proposed architectural lighting. No freestanding site lighting is proposed. Section
38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in such a manner that
no light is emitted above a horizontal plane passing through the lowest point of the light emitting
element, so that direct light emitted above the horizontal plane is eliminated. A deviation is requested to allow the use of the historic exterior building main entrance lights that do not comply with this standard.
12. Provisions for utilities, including efficient public services and facilities
The existing water and sewer services to the building are from West Mendenhall Street. The developer
has provided the required sizes of the utilities to serve the proposed hotel. At this time no specific
location of the service lines has been specified. The City is working with the applicant to locate the proposed utility stubs prior to the installation of the water main replacement in the summer of 2013
along West Mendenhall Street. Private utility connections will be provided from existing utility
infrastructure within the alley.
The Engineering Department notes a condition that requires that a utility design report be submitted for
review, confirming that there is adequate capacity and pressure for the surrounding public infrastructure including water, sewer, and storm sewer. Preliminary monitoring and estimates by the Engineering
Department show adequate water and sewer capacity for the project.
Due to the dramatic change in use the proposed development will be required to pay cash-en-lieu of
water rights. The applicant will be required to produce an estimate for the annual water consumption for
the facility at full build out. This water consumption rate will be reviewed by the Engineering Department to determine the final amount for cash-in-lieu of water rights.
13. Site surface drainage
Storm water runoff from the developed site will discharge to the City’s existing storm water system,
similar to the existing discharge pattern. The Engineering Department notes a condition that requires
that a utility design report be submitted for review, confirming that there is adequate capacity and pressure for the surrounding public infrastructure including water, sewer, and storm sewer. The report
should specify if any offsite improvements will be necessary to serve this development and will be
coordinated at final plan review. A Storm Water Management Permit (SMP) must be submitted and
approved by the City Engineer prior to final plan approval. The SMP is independent of any other storm
water permitting required from the State of Montana.
14. Loading and unloading areas
No formal loading and unloading areas are required. The applicant is working with the Parking
Commission to designate six on street parking spaces along West Mendenhall Street as a restricted
loading zone for hotel patrons only. The Parking Commission supported this change at their monthly
commission meeting in February of 2013. The Public Works Department is reviewing the proposed change to the signage in this location to accommodate the request.
15. Grading
No significant grading is proposed with the application.
16. Signage
No signage is requested as part of this application. The applicant does show conceptual signage on the elevations and provides signage calculations. The building frontage along West Mendenhall Street for
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this building is 128 feet. Based upon building frontage as defined in the code in the B-3 District a total
of 204.5 square feet of signage is available for the entire building. Staff notes a code provision
regarding signage to be reviewed at final plan, as the signage depicted on the plans exceeds the
maximum allowed. No deviation for signage is proposed.
17. Screening
A code provision requires all mechanical equipment locations and screening methods to be shown on the
final plans and buildings elevations, and that they be properly screened with physical/opaque screening
and/or be integrated into the building. This includes all air exchange systems, telephone, electric
panels/meters, gas meters, irrigation controllers, and storm water facilities. Ground mounted mechanical equipment, including air exchange equipment and irrigation wells, are not permitted in the required yard
setbacks must be noted on the site plan and landscape plan if proposed.
18. Overlay district provisions
The site is located within the Neighborhood Conservation Overlay District. Administrative Design
Review staff and the Design Review Board have reviewed the proposal for conformance with the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay. Staff and the
Design Review Board find the proposal, as conditioned, to be in conformance with the 2006 Bozeman
Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay. The detailed
findings can be found in the staff report to the Design Review Board for their April 24, 2013 meeting
attached to this report. The Design Review Board unanimously recommended approval of the application at their April 24, 2013 meeting.
19. Other related matters, including relevant comment from affected parties
Two public comments have been received to date both comments are not supportive of the proposed
height of the building. The comments from the letters state that the project will change the character of
downtown, will result in the loss of on street parking, and impact Main Street. Any additional comments received prior to the public hearing will be forwarded to the Commission.
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:
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
or
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.
The project is proposed on multiple lots that will be required to be reconfigured prior to final plan approval per staff recommended conditions. A subdivision exemption process shall be utilized to
accommodate a lot aggregation of common boundary realignment. If boundary realignment is proposed
the resulting lots must meet setbacks, minimum lot size and width, and other applicable zoning
standards unless deviations are approved.
21. Compliance with article 8 of chapter 10 of this Code
This project is not subject to workforce housing requirements.
22. Phasing of development
This project is proposed to be completed in one phase.
Conclusion/Recommendation
The Development Review Committee, the Design Review Board and staff have reviewed the Armory
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Hotel, Certificate of Appropriateness, with Deviations application and recommends to the City
Commission approval of said application with the conditions and code provisions outlined in this staff
report. Staff has identified various code provisions that are currently not met by this application. Some
or all of these items are listed in the findings of this staff report. The applicant must comply with all provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to
receiving final plan approval. The applicant is advised that unmet code provisions, or code provisions
that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
Attachments: Design Review Board staff report May 1, 2013; Design Review Board meeting minutes May 1, 2013; Applicant’s Submittal Materials; and public comment.
Report Sent to:
Owners: The Etha Hotel, LLC
PO Box 1795
Bozeman, MT 59771
Applicant/Representative: Kyle Dornberger
13 South Willson, Suite 2
Bozeman, MT 59715
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DESIGN REVIEW BOARD STAFF REPORT ARMORY HOTEL CUP/COA/DEV FILE NO. #Z-13064
#Z-13064 Armory Hotel CUP/COA/DEV Staff Report 1
Item: A Conditional Use Permit, Certificate of Appropriateness with Deviations Application to allow the adaptive reuse of an existing building and the construction of an eight story, 102 room hotel, and
associated site improvements including on premise consumption of
alcohol on property located at 24 West Mendenhall Street, zoned B-3 Central Business District, and located within the Neighborhood Conservation Overlay District
Owners: The Etha Hotel, LLC
PO Box 1795 Bozeman, MT 59771
Representative/ Kyle Dornberger
Applicant 13 South Willson, Suite 2
Bozeman, MT 59715 Date: Design Review Board meeting on April 24, 2013, 5:30 pm in the
Professional Office Building, 20 East Olive Street, Bozeman,
Montana.
Report By: Brian Krueger, Development Review Manager Courtney Kramer, Historic Preservation Officer
Recommendation: Conditional Approval
____________________________________________________________________________________
PROJECT LOCATION
The Bozeman Armory building and proposed project site is located at 24 West Mendenhall Street. The
location is southeast of the Mendenhall Street and Willson Avenue light-signaled intersection. It is
legally described as the east 1.25’ of Lot 16 Block A; all of Lots 17-20, Block A; and the West 24.5’ Lot
21, Block A; Plat C-1-F; Tracy’s 1st Amended Addition; City of Bozeman; Gallatin County; Montana. A City of Bozeman surface public parking lot is located to the west and an office building is located to
the east. Another City surface public parking lot is located across Mendenhall Street. The building is
located out of the downtown core as defined in the Unified Development Code, an area where it is the
intent of this district to encourage high volume, pedestrian-oriented uses in ground floor space in the
"core area" of the city's central business district, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street.
This property is located outside of the Main Street Historic District, but is located within the Bozeman
Neighborhood Conservation Overlay District. The intent and purpose of the conservation district is to
stimulate the restoration and rehabilitation of structures contributing to the historic character of
established residential neighborhoods and commercial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings. It is further
the purpose of the conservation district designation to protect and enhance significant architectural
character and historic landmarks for the education, cultural, economic benefit or enjoyment of the
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Bozeman citizens as articulated in Section 38.010.E. Adaptive reuse of historic structures is anticipated
within the Bozeman Neighborhood Conservation Overlay District.
The Bozeman Armory is one of 50 buildings individually listed on the National Register of Historic
Places for the City of Bozeman. When determining a site or building’s quality of significance, the National Register evaluates using four criteria:
A. Associated with events that have made a significant contribution to the broad patterns of our history;
or
B. Associated with the lives of persons significant in our past; or
C. Embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and
distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important to prehistory or history.
The Bozeman Armory embodies architectural, social, cultural, and historical significance at the national,
state, and local level. The building is associated with social and historical events, including the Franklin D. Roosevelt’s New Deal agenda and the Works Progress Administration program. The building is
associated with the lives of persons, including the National Guard’s 163rd Infantry Regiment and
architect Fred F. Willson. And finally, the building portrays a distinct Art Deco architectural style and
National Guard Armory method of construction.
PROPOSAL
The proposal is to allow the adaptive reuse of the existing building and the construction of an eight
story, 102 room hotel, and associated site improvements including on premise consumption of alcohol
on property located at 24 West Mendenhall Street, zoned B-3 Central Business District, and located
within the Neighborhood Conservation Overlay District. The other uses associated with the hotel include conference/event space, spa, restaurant, and bar including on premises sales and consumption of
alcohol.
Parking is proposed to be provided offsite in the downtown parking garage through a long term parking
agreement. Six loading zone only parking spaces are proposed along the Mendenhall Street frontage of
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the project. The majority of vehicular access to the site will occur at a valet station in front of the hotel
that will facilitate the movement of vehicles from the loading spaces to the parking garage.
Three deviations are being requested from the Bozeman Municipal Code as follows:
1. Section 38.10.050.B.1 BMC Minimum yards required in the B-3 district – No minimum yards prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and
Babcock Streets. Deviation is requested to allow a new primary entrance canopy and a secondary
entrance canopy along Mendenhall Street to extend 10’6 and 6’6 feet respectively beyond the property
line towards the street curb.
2. Section 38.10.060.A.3 BMC Building Height Maximum building height for the B-3 commercial district outside of the core area is 70 feet. A deviation is requested to allow the maximum height of the
hotel to extend up eight stories to 110 feet.
3. Section 38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in such a
manner that no light is emitted above a horizontal plane passing through the lowest point of the light
emitting element, so that direct light emitted above the horizontal plane is eliminated. A deviation is requested to allow the use of the historic exterior building main entrance lights that do not comply with
this standard.
This is a Conditional Use Permit, Certificate of Appropriateness, with Deviations application. The
recommendations of both the Development Review Committee and the Design Review Board will be
forwarded to the City Commission for a final decision. . The project exceeds the thresholds for administrative design review and thus the Design Review Board will be responsible for a
recommendation to the City Commission on the Certificate of Appropriateness required with the formal
application.
ZONING DESIGNATION & LAND USES
The subject property is zoned “B-3” (Central Business District). The intent of the B-3 central business district is to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses
being excluded. Room should be provided in appropriate areas for logical and planned expansion of the
present district. The following land uses and zoning are adjacent to the subject property:
North: City surface parking Lot, Bank zoned B-3
South: Ellen Theatre, commercial buildings zoned B-3
East: Office and commercial uses zoned B-3
West: City surface parking lot, zoned B-3
ADOPTED GROWTH POLICY DESIGNATION
The property is designated as “Community Core” in the Bozeman Community Plan. 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 well
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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.
Review Criteria and Staff Findings
Staff has reviewed the application against the required criteria for a Conditional Use and Certificate of Appropriateness with Deviations application. Administrative Design Review Staff offers the following
comments for the Design Review Board’s consideration.
Section 38.16.050 “Standards for Certificates of Appropriateness”
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 (SOI) 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 Community Development Department or at: http://www.nps.gov/hps/tps/standguide/ ).
This application includes the adaptive reuse of the historic Bozeman Armory. As adaptive reuse, the project incorporates aspects of preservation and restoration where historic features remain. A
rehabilitation approach is used where less character-defining features and spaces must be modified to
suit the new use.
Reuse of the Armory as a hotel necessitates a large tower addition above the current gymnasium/ drill floor. This addition is set well back from the front façade of the Armory structure but does modify the massing and scale of the historic building in a manner inconsistent with the Secretary of the Interior’s
Standards for the Treatment of Historic Properties. For this reason, the developer is unable to qualify for
the Tax Credits for Historic Preservation, which uses the SOI Rehabilitation standards and guidelines.
The tower addition, however, enables the development of a hotel in the Armory, thus breathing new life into a long-shuttered historic structure. The remainder of the application proposes a high level of preservation and restoration work to the remaining historic features of the Bozeman Armory.
The building’s exterior will be cleaned using the gentlest means possible in order to remove graffiti and
restore the original board-formed concrete. The application requests to deviate from the City’s “Dark
Skies” requirements, in order to restore the original exterior light fixtures. The original doors will be reconstructed according to the original drawing set and installed. Awnings indicated on the original drawing set will be mimicked in the design of the new awnings over the street front. The original
windows will be removed, but replacements will match the historic in design and arrangement (see
staff’s comments on windows under B 2 “proportion of doors and windows” and B 9 “materials and
color scheme). The original glass blocks filling window openings in the Armory gym/ drill hall area will be removed and replaced in kind to improve energy efficiency. The flag pole centered above the main entry doors will be replaced in kind. Missing exterior features such as the seals flanking the entryway
will be reconstructed and restored to the façade. The minimal Art Deco chevron styling will be inlaid
with brushed aluminum in a manner that does not destroy historic features and is reversible.
As a utilitarian building the Armory lacked a high degree of interior finish work. Of the original interior wall partitions, wall finishes, floor and ceiling finishes and interior character-defining layout, only the double staircase in the entry, bow-string trusses above the gym/ drill floor and stage and stage surround
remain. The bow-string trusses will be removed during construction of the hotel tower above. The stage
opening will be closed; however the surrounding decorative features will be restored and preserved. The
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double staircase will be removed to enable the installation of elevators, which reflects the SOI Standard
for Rehabilitation.
Staff finds that where historic features, spaces and finishes remain, the application proposes those
historic elements be preserved, restored or rehabilitated in a manner consistent with the SOI Standards for the Treatment of Historic Properties.
B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or
properties, and with neighboring structures and properties, shall focus upon the following:
1. Height;
This application proposes a significant vertical addition to the Bozeman Armory. The requested height
of 110 feet is in excess of the 70 feet of height permitted in the B-3 zoning district outside of the Main
Street Historic District, and a deviation is requested.
Adaptive reuse of the Armory into a hotel necessitates creation of additional space to for hotel rooms.
The tower addition is set back from the primary historic façade of the Armory, as seen from Mendenhall Street. The tower is centered above the gymnasium/ drill floor and the rear of the structure. This
preserves the scale and massing of the historic Armory and clearly differentiates the historic structure
from the new building. Though large in height and scale, the tower addition is designed in a manner that
minimizes impact to the physical elements of the historic structure. The addition is planned in such a
way that, if removed in the future, the Armory could be restored to its historic design.
The proposed height will impact the Main Street Historic District. The Etha Hotel will become one of
the tallest buildings in the downtown core, rivaling the Baxter Hotel and Bozeman Hotel which bookend
the Main Street Historic District. The Federal Building, a block south of Main Street on Babcock Street,
is of similar height.
The application provides a variety of scaled perspectives evaluating the manner in which the exterior of the structure will be seen by pedestrians in the Main Street Historic District. The south elevation of the
Etha Hotel will be visible to the pedestrians on Main Street, if they are standing on the south sidewalk,
as well as a variety of other perspectives from intersections.
Adaptive reuse of the Armory into the Etha Hotel is appropriate for downtown Bozeman. Historic
buildings are best preserved when in daily use and the lodging and event space will help preserve the Main Street Historic District by increasing foot traffic (and thus commerce) to businesses in historic
buildings on Main Street.
The period of significance for Bozeman’s Main Street Historic District is 1870-1937. Visitor lodging
facilities during this time period were primarily located either on, or adjacent to Main Street, thus
creation of a hotel in the downtown core is a reflection of tourist facilities during the community’s historic era.
The City of Bozeman’s Neighborhood Conservation Overlay District (NCOD) strives to protect
neighborhood character through the COA process. The criterion for height requires evaluating the
proposal in the context of the NCOD, the heart of which is the B-3 commercial core. It is appropriate to
locate the tallest structures in a community in the commercial core.
The Secretary of the Interior’s (SOI) Standard for Rehabilitation number nine states: “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be
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differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.”
As a rooftop addition, the proposed hotel room tower does destroy the historic feature of a barrel vaulted
roof over the gymnasium space. This barrel roof shape, however, is replicated at the top of the tower addition. The principal facades of the Armory; the north façade, the west and east facades are minimally
impacted by the addition. The rear façade, to the south, is substantially altered as the planned addition
builds out on top of the rear glass block windows which are the only articulation of the south façade. As
a secondary, alley-side façade, the south side of the building is where additions should be located. The
addition does retain the exterior shape of the barrel vault roof in its original location, especially on the east façade.
The tower addition will impact the spatial relationship of the property. The tower is set back between 24
and 36 feet from the front façade, which reinforces the historic massing of the Armory along West
Mendenhall Street. The tower addition is in scale with the historic Armory; the building will still be
wider (128’) than it is tall (110’).
SOI Standard for Rehabilitation number ten states: “New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.”
The tower addition will be constructed in such a manner that if it were to be removed in the future, the
essential form and integrity of the historic Armory would be intact. The structural supports for the Armory will be independent of the Armory itself; going through the gymnasium space on their own
support columns. The majority of the tower addition will only “touch” the historic fabric on the roof,
thus enabling restoration of the Armory to its current state if so desired in the future.
2. Proportions of doors and windows;
The application proposes modifications to about half of the existing window and door openings of the Armory. One window on the west elevation will be covered by new construction with the tower
addition. The historic aluminum windows in the Armory will be replaced with energy efficient units for
adaptive reuse of the building into the Etha Hotel. The new units will match the historic units in profile,
design, division and general operation. The historic window units are recessed from the building face,
offering dimensional relief from the building’s façade. Installation of the new units on the same plane as the building’s face would be inappropriate.
The window proportions proposed with the Etha Hotel tower are generally in scale with the solid to void
ratio found in the historic Armory. The application does not detail how the window units will relate to
the building’s face.
Staff has included a recommended condition of approval to evaluate the proposed installation of new window units.
3. Relationship of building masses and spaces;
The Etha Hotel tower addition proposed with this application will change the overall massing of the
historic Armory building.
The application proposes modification of the building spaces. The front façade along Mendenhall Street will be modified by the application of exterior awnings to shelter arriving and departing guests. Use of
the western entrance as access to a bar will modify the use of that entryway. A new entryway from the
sidewalk to a bar and pub in the basement (former band room) is proposed at the western end of the
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front façade. The intensification of use and addition of building entrances on the front façade will
modify the way the public uses the spaces. All building entrances, however, will still come from
Mendenhall Street.
The historic division of interior spaces of the Amory has been heavily modified. Interior corridors and hallways were removed in order to mitigate hazardous materials. The application proposes removal of
the interior double staircase which flanks the entry hallway into the gym/ drill floor. The stairs will be
replaced with elevators servicing the second floor and Etha Hotel tower. Generally, spaces that were
more “public” in the Armory (meeting rooms along the north side of the building) will remain public as
they are repurposed into bars, lounges, lobbies and restrooms. The utilitarian spaces of the Armory along the west and south of the building will be repurposed into “back of house” spaces such as kitchens,
storage, laundry, etc.
The gym/ drill floor is the primary public space of the historic Armory. It will be repurposed into a
ballroom. A second floor mezzanine will be added to the eastern third of the gym/ drill floor, under
which restrooms and a connection staircase will be located. The mezzanine area will be open to the exterior wall, thus retaining some sense of the volume of space of the former gym/ drill floor.
In addition to the mezzanine, a second floor will be added above the garage bays on the south façade of
the building. This additional massing will be used as meeting rooms, and will also be open to the gym/
drill floor/ ballroom below. The entire second floor will be public lounge spaces.
The application proposes to use the roof of the historic Armory along Mendenhall Street as an exterior terrace. The terrace elements will be set back from the edge of the building. This is a modification to the
way the original spaces and massing was used.
The Etha Hotel tower will be constructed above the gym/ drill floor/ ballroom and the southern portion
of the Armory. This space will be entirely for use by hotel guests and associated uses.
4. Roof shape;
The Bozeman Armory was designed with two primary roof shapes. A flat roof covered the meeting
room and utility spaces while a barrel vault covered the gym/ drill floor. This shape will be maintained,
though decks spaces are proposed above the flat roof.
The existing barrel vault roof will be removed to enable construction of the Etha Hotel tower. The barrel
vault shape will be replicated as the central covering of the Hotel tower. This shape will primarily be visible from viewpoints along Mendenhall Street. It will not be visible from the pedestrian perspective
of the Main Street Historic District.
Where not under the barrel vault roof, the remainder of the redevelopment project uses a flat roof to
cover the building. This flat roof form is consistent with the commercial buildings of the commercial
core area and with the Art Deco architectural style.
5. Scale;
Please see previous comments under “height” and “building masses and spaces.”
6. Directional expression;
West Mendenhall Street in this vicinity is primarily composed of one and two-story commercial
structures. The Main Street Historic District includes a wide variety of building heights, from one to seven stories (Baxter Hotel); the majority of structures are one or two stories.
The directional expression of the Bozeman Armory will not change during adaptive reuse into the Etha
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Hotel. The primary entrances of the building currently address West Mendenhall Street and will
continue to do so with the hotel use. Doors which currently exist on the east façade will be used more
intensively (for ADA purposes), but the majority of pedestrians will still enter the building from
Mendenhall Street.
7. Architectural details;
The application strives to identify and rehabilitate the historic architectural details of the Armory.
SOI Standard for Rehabilitation number six states: “Deteriorated historic features will be repaired rather
than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new
feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.”
Historic Light Sconces: The historic entry light fixtures have been removed from the building to
facilitate their restoration. The application plans to restore them and replace them in their original
location on either side of the entry door. This satisfies SOI’s Standard for Rehabilitation number five:
“Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.”
Historic Chevrons and Other Art Deco Details: The proposal strives to properly treat the Art Deco
detailing of the historic Armory. These features are not being covered or otherwise hidden from public
view and are instead an inspiration for the proposed tower addition. The application does propose to
inlay the chevrons with contrasting metallic strips to accentuate the chevron detailing.
Board-Formed Concrete: The texture of the exterior façade, left by the boards which formed the mold
for the concrete, will be preserved. The application calls for media-blasting the exterior of the building
in an effort to clean 75 years of dirt, grime, graffiti and paint from the exterior. The concrete will be
repaired as necessary before the entire building is finished in a sealant to provide weather treatment and
conditioning.
SOI Standard for Rehabilitation number seven states: “Chemical or physical treatments, if appropriate,
will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials
will not be used.”
Steel Windows: The project proposes to remove the distinctive steel windows from the Armory and
replace them with new, more energy efficient models in the same configuration of two casement windows topped with a transom. With a few exceptions, the size and location of the window openings
will remain unchanged. The replacement windows will match the historic in arrangement (two casement
under a fixed transom) and number of divided lights.
The original steel windows in the Bozeman Armory are currently painted white. It’s unclear if the steel
windows were originally painted or the specific color of the paint. At present, the use of white paint enables the steel window framing to blend into the grey concrete of the Armory’s façade, giving a
generally monotone design. Changing the color of the window framing to black is a modification to this
character-defining feature. Staff has included a recommended condition of approval to modify the
window frame color on the ground floor to white or a steel color in order to retain the historic design.
The application does not provide information on the placement of the window in the window opening. The current windows are set into the wall plane perhaps as much as six or eight inches, which is a
character defining feature that should be retained. Staff has included a recommended condition of
approval to provide a profile of the historic windows in a wall section and the proposed replacement
windows in a wall section for approval with final plan.
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The application materials also do not clarify the color of the window glazing. Darkly glazed windows
could substantially alter the character of the Armory building and should be avoided. Staff has included
a recommended condition of approval to provide samples of proposed window glazing for approval with
final plan.
Glass Block in Window Openings: The application proposes removal of the glass blocks which fill the
window openings in the gymnasium space in order to improve energy efficiency and address issues of
deterioration. The application proposes replacement of all existing glass block with new glass block
windows, which include a parallel flue pattern that is very similar to the existing glass blocks. A number
of these windows will be modified in size or preserved through encapsulation as part of the Etha Hotel addition.
Doors: The original doors have been removed in all entryways of the building. The application plans to
reconstruct the documented doors in design, craftsmanship, materials and finish.
Bronze Circles and Plaque Inlays: The elements have been removed from the Armory, and will be
restored from the original Willson drawing set and historic photographs.
Flagpole: The application provides information indicating the existing flagpole to be non-historic. The
application proposes to cap the existing, deteriorated flagpole base and install a new period style
flagpole.
Awnings: The awnings proposed with this application were included in Fred Willson’s original drawing
set, though it is unclear if they were ever constructed. The proposed awnings require a deviation from Bozeman Municipal Code.
8. Concealment of non-period appurtenances; and
The application proposes to screen mechanical equipment where visible along the west and east
elevations.
9. Material and color schemes.
Please see “Architectural Features” for discussion of materials and color schemes for remaining historic
features.
The application proposes the following materials:
Limestone plaster panels are proposed for the primary shell of the structure. This material is
presumably selected to compliment the texture and color of the board-form concrete and the other Art Deco buildings in Bozeman.
Metallic rainscreen panels will enclose the utility portions of the structure, including the elevator
towers and exit stair towers and mechanical equipment. Staff is concerned with the extent of potential
glare this material may create.
Stainless steel is proposed as an accent material for the under the windows in the Etha Hotel tower.
Brushed aluminum is proposed as a parapet cap for both the historic Armory structure and the Etha
Hotel tower. The parapet cap will preserve deteriorating concrete and was approved by the Montana
State Historic Preservation Office as a preservation method for Willson School in Bozeman in 2010.
Windows please see comments under “Relationship of windows and doors.”
C. Contemporary, non-period and innovative design of new structures and additions to existing structures shall be encouraged when such new construction or additions do not destroy significant
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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.
Adaptive reuse of the Bozeman Armory into the Etha Hotel requires construction of a significant
addition above the former gymnasium/ drill floor. The Etha Hotel tower has been planned in a manner which minimizes destruction to the historically significant Bozeman Armory. The historic barrel-vault
roof and bow string trusses which form it and are an interior feature will be destroyed. Non-primary
façade glass block window openings will be encapsulated where possible, or modified in a manner
which would enable full restoration if ever desired. The remaining character of the structure is
preserved, restored and enhanced by the new life that the Etha Hotel will breathe into the building.
The proposed Etha Hotel tower addition to the Bozeman Armory is compatible with the foregoing
elements of the Bozeman Armory structure. The design mimics the solid-to-void ratio (window to wall)
of the Armory building, as well as the rhythm of windows framed by vertical pilaster elements. The
strong horizontal emphasis of the Bozeman Armory is retained by setting the addition back 35 feet from
the Armory façade.
The application provides street-level perspectives which show the Bozeman Armory/ Etha Hotel from
viewpoints in the downtown area. The Etha Hotel tower will modify the skyline of the downtown area,
but is generally compatible with the Main Street Historic District.
D. When applying the standards of subsections A-C, the review authority shall be guided by the
Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, non-period, or innovative design of new structures, or addition to existing structure, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District to determine whether the
proposal is compatible with any existing or surrounding structures.
The Introduction, a portion of Chapter 1, Chapter 5, and the Appendix of the Design Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District all apply to this project, as the
work proposed is “new construction in the Neighborhood Conservation Overlay District, but outside of
the Historic District.”
E. Conformance with other applicable development standards of this title.
Read below for the applicable criteria for deviation requests. The conditional use permit criteria will be
analyzed in the City Commission staff report.
Criteria Section 38.16.070 Deviation from Overlay or Underlying Zoning Requirements
Section 38.17.070 specifies the required criteria for granting deviations from the underlying zoning
requirements. In the discussion below, Staff evaluated the project proposal in light of these criteria.
A. Modifications shall be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter;
Deviation 1. Front yard encroachment for entry canopies. Historic documentation from the Armory’s
architect Fred Willson demonstrates that flat entrance canopies were designed for the Armory building. There is no evidence that the design was ever constructed. The new covered entrances are proposed as
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an amenity to facilitate the operation of the Armory building’s new use as a hotel. The canopies will not
create a false sense of historical development and will not alter the distinctive features, finishes, and
constructions techniques that characterize the property. Although the physical site will be altered with
canopies extending to the street curb line, staff finds that the defining characteristics of the site and environment will not change substantially. The canopies, if removed in the future, would not alter the
essential form and integrity of the historic property.
Deviation 2. Building height. The applicant proposes an eight story building approximately 110 feet in
height, or 40 feet higher than allowed by the base zoning. The proposal is to add six stories on top of the existing Armory building that primarily include hotel rooms. The first two floors of the Armory will
include the primary public spaces within the building. The addition to the building is setback from the
front façade of the Armory building approximately 36 feet to the addition’s primary façade and 24 feet
to the elevator enclosure. The addition allows the Armory to be adaptively reused as a hotel without
significant change to the defining characteristics of the historic building. The addition is proposed in a manner that if removed in the future, the essential form and integrity of the property and its environment
would be protected. The additional does not significantly destroy historic materials that characterize the
property. The new addition will be differentiated from the old and is generally compatible with the
massing, size, scale, and architectural features of the property and its environment. The application
proposed to retain the special relationships within the existing Amory which give the building its character such as the former drill room and gymnasium which will be transformed into a large ballroom
and flexible event and meeting space. Maintaining the existing first and second floor public spaces
necessitates placing the supporting hotel rooms above the Armory. The site does not have adjacent area
to develop horizontally and vertical construction is typical downtown. The Armory site is located in the
downtown core and represents a location within the city that has historically seen the most intense, tall, and significant developments. Lodging and hotels have been present in downtown since the City’s
inception. The Baxter Hotel and the Bozeman Hotel buildings, which bookend the City’s Main Street
downtown were some of the more significant buildings constructed in their time. Large hotels are a
historically appropriate use in the downtown.
Deviation 3. Historic lighting. The proposed nonconforming exterior lights proposed on the front of the
building add historical significance to the Armory building as they are original. The original fixtures are
typical to the Arc Deco style. The propose use of these fixtures with a low intensity Edison style bulb
are more historically appropriate for the building.
B. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and
Deviation 1. Front yard encroachment for entry canopies. The proposed entrance canopies encroach into
the City’s right of way for Mendenhall Street and will require an encroachment permit from the Public Works Department. The canopies extend over the sidewalk and do not block access to adjacent
properties. Sightlines to adjacent properties and signage will not be affected by the installation of the
canopies. The canopies will have minimal adverse effect on abutting properties or uses.
Deviation 2. Building height. There are many tall buildings within the downtown core. These existing buildings are not considered to have adverse impacts on adjacent properties or adjacent permitted uses.
The proposed building will be similar in height to other buildings downtown and is not anticipated to
have impacts that would exceed those of the other prominent buildings downtown. The application
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includes a shadow analysis that details the shadow footprint of the building throughout the year and
demonstrates additional shadowing downtown, but nothing that would have adverse effects on abutting
properties. Mendenhall Street is lower than Main Street in the site location and as such mitigates the
height impacts of the building on the adjacent Main Street Historic District. The use of the Armory as a hotel is not anticipated to have adverse effects on abutting uses. The additional height of the building to
accommodate hotel rooms is only anticipated to increase the numbers of people downtown available to
support the adjacent uses which are largely composed of retail, restaurant, and service uses.
Deviation 3. Historic lighting. The proposed light output of the historic light fixtures is proposed to be minimal. The use of Edison style bulb will eliminate the potential for glare. The lights are anticipated
to be accent and character defining only.
C. Modifications shall assure the protection of the public health, safety and general welfare.
Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article.
All proposed deviations are related to the physical construction of the adaptive reuse of the Armory as a hotel. A building permit is required for all aspects of demolition and construction of this project. The
building permit will be reviewed against the current building codes adopted by the City for conformance
in order to protect the public health, safety, and general welfare. An encroachment permit will be
required for the entrance canopies to extend into the right of way for Mendenhall. This permit process
also reviews the proposed encroachment for public health and safety issues prior to approval. Staff does not propose any additional conditions on the project to mitigate public health, safety, and general
welfare other than those related to the above identified concerns regarding building materials and
windows that are related to nuisance glare and the historic preservation guidelines.
RECOMMENDED CONDITIONS OF APPROVAL
1. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Planning Office as part of Final Plan approval in order to
verify compliance with the Preliminary Site Plan submittal, the Neighborhood Conservation Overlay
guidelines, and that no shiny materials are being proposed that may impact adjacent residential properties or public streets. The materials/color palette shall be presented on a board no larger than
24” x 36” and contain all the primary materials to be utilized on the building including
window/storefront frames and doors (incl. garage) and in any proposed fencing or screening. All
final building elevations and details shall be keyed to the color palette to delineate where each
individual building material and color is specified. The palette shall be returned to the applicant following approval.
2. The framing color of the proposed replacement windows on the Bozeman Armory shall be modified
to reflect the historic design with final plan application.
3. The final plan application shall include samples of window glazing proposed for the historic
Bozeman Armory window replacements (both casement and glass block) as well as the Etha Hotel tower windows.
4. The final plan application shall include a profile of the historic windows in a wall section and the
proposed replacement windows in a wall section for approval.
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CONCLUSION/RECOMMENDATION
Staff suggests a recommendation of conditional approval of the requested CUP/COA/DEV application #Z-13064 from the Design Review Board to the City Commission. The applicant must comply will all applicable conditions of approval as recommended by the Design Review Board and Development
Review Committee. The applicant must comply with all other provisions of the Bozeman Unified
Development Ordinance, which are applicable to this project prior to receiving Final Plan or Building
Permit 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.
NOTE: The recommendations of the Design Review Board and Development Review Committee
will be forwarded to the City Commission who will make the final decision regarding this project. Encl: Applicant’s submittal materials
Sent To:
Owners: The Etha Hotel, LLC, PO Box 1795, Bozeman, MT 59771
Representative: Kyle Dornberger 13 South Willson, Suite 2, Bozeman, MT
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ARMORY HOTEL PROJECT
24 WEST MENDENHALL
Development Review
Conditional Use Permit (CUP) / COA w/ Deviations Application, including Secondary Subdivision
Exemption Application
TABLE OF CONTENTS
APPLICATION & CHECKLISTS
Cover Letter
Development Review Application
Site Plan Checklist
List of Neighbors & Addresses
Adjoiners Certificate
Neighborhood Certificate
City of Bozeman Informal Review Copy
NARRATIVE/ SUPPORTING DATA
Narrative
Project Summary
Site History
Concurrent Review Request
Deviations & Variances
Main & Secondary Entrance Setback
Building Height
Historic Light Fixtures
Parking Narrative
Additional Information
Adjacent Parking Lot
Historic Presentation
Art Deco Presentation
Site Calculations
Parking Calculations
Project Schedule
Montana Alcohol License Conditional Approval
Exhibit A – Adjacent Parking Lot Layout
EXISTING CONDITIONS
Existing Elevation Photos
Historic Building Elements
Rehabilitation Details
Existing Drawings
Existing Plans
Existing Elevations
Existing Sections
Removed/ Obscured Existing Windows
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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: Brian Krueger, Associate Planner
Courtney Kramer, Assistant Planner, Historic Preservation Officer
RE: Armory Hotel Informal #I-13003
DATE: February 7, 2013 for the February 13, 2013 Meeting
Proposal
Planning Staff is hoping to obtain informal comments from the Design Review Board (DRB) on the
Armory Hotel Informal Application. The proposal is located at 24 West Mendenhall Street. The
location is southeast of the West Mendenhall Street and North Willson Avenue signalized intersection.
The property is zoned “B-3” (Central Business District) and is located within the Neighborhood Conservation Overlay District. The property is commonly known as the Bozeman Armory. The
proposed development is the adaptive reuse of the existing structure for an 84 room, seven story hotel
with conference areas, restaurants, and on premise consumption of alcohol including site improvements.
The project was reviewed by the Development Review Committee on February 6, 2013 to receive
informal comments. The DRB’s comments and minutes from the meeting will be forwarded to the applicant for their use in the preparation of a formal application. The project exceeds the thresholds for
administrative design review and thus the DRB will be responsible for a recommendation to the City
Commission on the Certificate of Appropriateness required with the formal application.
The following items in the proposal would require a request for a deviation under the provisions of
Section 38.16.070 BMC:
i. Building Height. Maximum allowed in B-3 District for this location, 70 feet. The proposal for
this project is a maximum height of 110 feet.
ii. Awning/Canopy and stairway at primary entrance. Maximum encroachment allowed per Section
38.21.060.A.1 is five feet into any required front or rear yard. The proposal for the primary
entrance would be for an entrance canopy to extend all the way to the property line and into the right of way for West Mendenhall Street.
iii. Awning/Canopy and stairways at secondary entrances. Maximum encroachment allowed per
Section 38.21.060.A.1 is five feet into any required front or rear yard. The secondary entrance
canopy and stairs would encroach to the property line.
iv. Outdoor lighting. Section 38.23.150.D.7.b requires that all outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the
lowest point of the light emitting element, so that direct light emitted above the horizontal plane
is eliminated. The historic fixtures proposed for the primary entrance are original to the building
and include an unshielded light source and lens.
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The deviations are subject to all applicable COA criteria in Section 38.16.070 and 38.16.050. The decision to recommend approval of any requested deviations are based upon the applicant’s response to
these criteria and upon the merits of the project. The proposal’s adherence to the criteria will be
analyzed later in this report.
Neighborhood Conservation Overlay and Historic Context
This property is located outside of the Main Street Historic District, but is located within the Bozeman Neighborhood Conservation Overlay District. The intent and purpose of the conservation district is to
stimulate the restoration and rehabilitation of structures contributing to the historic character of
established residential neighborhoods and commercial areas. New construction will be invited and
encourage provided primary emphasis is given to the preservation of existing buildings. It is further the purpose of the conservation district designation to protect and enhance significant architectural character and historic landmarks for the education, cultural, economic benefit or enjoyment of the Bozeman
citizens as articulated in Section 38.010.E. Adaptive reuse of historic structures is anticipated within the
Bozeman Neighborhood Conservation Overlay District.
The Bozeman Armory is one of 50 buildings individually listed on the National Register of Historic Places for the City of Bozeman. When determining a site or building’s quality of significance, the National Register evaluates using four criteria:
A. Associated with events that have made a significant contribution to the broad patterns of our
history; or
B. Associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant
and distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important to prehistory or history.
The Bozeman Armory embodies architectural, social, cultural, and historical significance at the national, state, and local level. The building is associated with social and historical events, including the Franklin D. Roosevelt’s New Deal agenda and the Works Progress Administration program. The building is
associated with the lives of persons, including the National Guard’s 163rd Infantry Regiment and
architect Fred F. Willson. And finally, the building portrays a distinct Art Deco architectural style and
National Guard Armory method of construction.
Standards for Certificate of Appropriateness
Staff has reviewed the application against the criteria for a Certificate of Appropriateness found in the
City of Bozeman’s Unified Development Code Sec. 38.16.050 “Standards for a Certificate of
Appropriateness,” and have the following general comments, requests for more information and
preliminary findings based upon the materials submitted with the informal application.
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 planning department).
The Secretary of the Interior’s Standards for the Rehabilitation of Historic Structures have been
used for this review. They are:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
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2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that
characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the
old in design, color, texture, and, where possible, materials. Replacement of missing
features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property
and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject structures, or
properties and with neighboring structures and properties, shall focus upon the following:
1. Height;
The most obvious modification proposed with this project is the addition of a five story “tower” of
hotel room suites above the existing gym space. This addition changes the height of the building
from about 32 feet to about 110 feet.
The Secretary of the Interior’s (SOI) Standard for Rehabilitation number nine states: “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work
shall be differentiated from the old and will be compatible with the historic materials,
features, size, scale and proportion, and massing to protect the integrity of the property
and its environment.”
As a rooftop addition, the proposed hotel room tower does destroy the historic feature of a barrel vaulted roof over the gymnasium space. This barrel roof shape, however, is replicated at the top
of the tower addition. The principal facades of the Armory; the north façade, the west and east
facades are minimally impacted by the addition. The rear façade, to the south, is substantially
altered as the planned addition builds out on top of the rear glass block windows which are the only articulation of the south façade. As a secondary, alley-side façade, the south side of the
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building is where additions should be located. The addition does retain the exterior shape of the barrel vault roof in its original location, especially on the east façade.
The tower addition will impact the spatial relationship of the property. The tower is set back
between 18 and 34 feet from the front façade, which reinforces the historic massing of the
Armory along West Mendenhall Street. The tower addition is in scale with the historic Armory; the building will still be wider (128’) than it is tall (110’).
SOI Standard for Rehabilitation number ten states: “New additions and adjacent or
related new construction will be undertaken in such a manner that, if removed in the
future, the essential form and integrity of the historic property and its environment would be unimpaired.”
The tower addition will be constructed in such a manner that if it were to be removed in the
future, the essential form and integrity of the historic Armory would be intact. The structural
supports for the Armory will be independent of the Armory itself; going through the gymnasium
space on their own support columns. The majority of the tower addition will only “touch” the historic fabric on the roof, thus enabling restoration of the Armory to its current state if so desired in the future.
The height of the addition will impact both the Armory building itself and the setting of the
adjacent Main Street Historic District. In order to make a formal finding on these criteria more
information is needed about how the building will be perceived from other locations in the vicinity. The exhibit submitted with the application that demonstrates the building’s context between Main Street and West Mendenhall begins to describe how the building will relate to the
Main Street Historic District and surrounding area. Mendenhall Street is significantly lower than
Main Street and as such the 110 foot tall Armory Hotel will remain subordinate to the Baxter
Hotel along Main Street. Staff strongly recommends that some 3 D modeling be utilized in the formal application to show the proposed hotel within its context along West Mendenhall Street Including the two blocks on either side of the subject block that include the Baxter Hotel and
Bozeman Parking Garage.
2. Proportions of doors and windows;
The openings of doors and windows of the historic Armory building will remain unchanged, with exception of two windows on the northern façade into the former Band Room and the south façade which will be incorporated into the new proposed addition. The windows on the north facade, at
ground level, will be enlarged in conjunction with the installation of a door and stairway into a new
bar area. The remaining historic door and window openings of the Armory will remain intact in their
current configuration, size and proportion.
The doors and windows proposed for the tower addition mimic the proportions of the historic windows and doors on the Armory building. In some cases the balcony doors from the hotel rooms
are surrounded by additional spans of glass, but the internal division of door from window generally
matches the proportion of existing windows on the Armory.
Though the proportions of door and window openings are generally consistent with those found in the historic Armory, more information is needed about the detailing of these windows. Please see further comments below under “Materials.”
3. Relationship of building masses and spaces;
The redevelopment proposed with this application significantly changes the massing and scale of the
Armory building (see comments above under “Height”). The proposed redevelopment seems to strive to maintain a focus on the two-story, horizontal massing of the historic Armory building at the West Mendenhall Street façade. The bulk of the vertical addition will be perceived from the North
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Willson Avenue and West Mendenhall Street intersection, as well as to the east along West Mendenhall Street and from intersections in the Main Street Historic District.
Some of the interior spaces of the Armory building have already been altered through the mitigation
of hazardous environmental conditions. The remaining spaces will generally be unchanged. The
Band Room, Shooting Range, and other interior spaces will remain intact and be given a new use.
The most significant change to interior masses and spaces will be in the gym space at the center of the building. It will be transformed into a focal point of the hotel as a ballroom which the second
story mezzanine and interior “balconies” open onto. Staff requests a cut-through diagram of the
existing space and space the project will create in order to understand how the interior massing of
the gym will be altered by the new trusses for the 3-5 floors and the mezzanine to the east with the formal application.
The use of the roof space above the historic Armory, along Mendenhall Street, is a change in how
the spaces of the building are used. As patio space on the roof, it could easily be removed if the
building were to be restored to its historic condition.
The distinctive double staircase in the entryway of the Armory building will be removed in order to facilitate the installation of elevators and to expand the entrance into the former gym/ planned ballroom. The loss of this spatial feature, which provided ready access from the basement to the
second floor, would be unfortunate, but not impact the exterior of the building.
4. Roof shape;
The barrel-vault roof over the gymnasium is a character-defining feature of the Armory building. The application proposes removal of the roof in order to facilitate construction of a five story hotel room tower addition. While the actual roof, as well as the bow-string trusses, will be removed the
roof shape will remain intact as an architectural feature visible on the eastern façade of the building.
The barrel vault roof shape will be pulled to the top of the addition and again be the roof form over
the gymnasium space; albeit 75 feet higher in the air.
Where not under the barrel vault roof, the remainder of the redevelopment project uses a flat roof to cover the building. This flat roof form is consistent with the commercial buildings of the commercial
core area and with the Art Moderne architectural style.
5. Scale;
Please see comments under “Height” and “Building Massing and Spaces.”
6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures;
West Mendenhall Street in this vicinity is generally comprised of one or two story commercial
buildings with a dominant horizontal expression. This project proposes to preserve the horizontal
expression of the historic Armory by leaving the bulk of the northern façade (along West Mendenhall) unchanged. The substantial vertical addition is recessed from the front façade, which
seems to reinforce the horizontal expression of the building.
7. Architectural details;
The application strives to preserve the historic architectural details of the Armory.
SOI Standard for Rehabilitation number six states: “Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of
a distinctive feature, the new feature will match the old in design, color, texture, and, where
possible, materials. Replacement of missing features will be substantiated by documentary
and physical evidence.”
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Light Sconces: The historic entry light fixtures have been removed from the building to facilitate their restoration. The application plans to restore them and replace them in their
original location on either side of the entry door. This satisfies SOI’s Standard for Rehabilitation
number five:
“Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.”
Staff applauds the effort to preserve these light fixtures, and requests more information about
their restoration as part of the Preliminary Site Plan application. Specifically, how will they be
cleaned? How will they be reattached to the building? In order to process the deviation for
lighting, Staff will need more information about the details on how this fixture emits light (lumens, distance the light is thrown from the lamp, brightness in footcandles,etc.).
Chevrons and Other Art Deco Details: The proposal strives to properly treat the Art Deco
detailing of the historic Armory. These features are not being covered or otherwise hidden from
public view and are instead an inspiration for the proposed tower addition. The application does
propose to inlay the chevrons with contrasting metallic strips to accentuate the chevron detailing. Staff requests additional information about this plan in order to fully comment, but notes that this could violate SOI Standard for Rehabilitation number three (emphasis underlined): “Each
property will be recognized as a physical record of its time, place, and use. Changes that create a
false sense of historical development, such as adding conjectural features or elements from other
historic properties, will not be undertaken.”
Board-Formed Concrete: The texture of the exterior façade, left by the boards which formed the mold for the concrete, will be preserved. The application calls for media-blasting the exterior
of the building in an effort to clean 75 years of dirt, grime, graffiti and paint from the exterior.
The concrete will be repaired as necessary before the entire building is finished in a sealant to
provide weather treatment and conditioning. SOI Standard for Rehabilitation number seven states: “Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.”
Staff recommends proceeding carefully with media blasting the building as these treatments
often do long-term damage. Similarly, staff recommends extreme caution in applying any type of
sealant to the exterior of the building, as sealants can often trap moisture behind the sealant barrier and cause deterioration.
Staff recommends review of the SOI Brief #1 “Assessing Cleaning and Water-Repellent
Treatments for Historic Masonry Bulidings,” available:
http://www.nps.gov/history/hps/tps/briefs/brief01.htm
And SOI Brief #15 “The Preservation of Historic Concrete,” available: http://www.nps.gov/history/hps/tps/briefs/brief15.pdf
Steel Windows: The project proposes to remove the distinctive steel windows from the Armory
and replace them with new, more energy efficient models in the same configuration of two
casement windows topped with a transom. The size and location of the windows will remain
unchanged. More information is needed as to the proposed division of lites in the windows as well as where the new windows will be placed in the window opening. The depth of installation
can dramatically affect the exterior historic appearance. Additionally, Staff would like to clarify
the color of the window glazing. Darkly glazed windows could substantially alter the character
of the Armory building and should be avoided.
Pending more information, staff recommends that any replacement windows match as closely as possible the historic windows in terms of size and number of lites and depth of placement in the
window opening. Staff also recommends review of SOI Brief #13: “The Repair and Thermal
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Upgrading of Historic Steel Windows,” available at: http://www.nps.gov/history/hps/tps/briefs/brief13.htm
Glass Block in Window Openings: As with the steel windows, the application proposes
removal of the glass blocks which fill the window openings in the gymnasium space in order to
improve energy efficiency and address issues of deterioration. More information is needed to comment specifically on this element of the application. Staff recommends that if the glass blocks are to be replaced, they be replaced in kind if possible, with a priority on the retention of
the size of division between glass blocks.
Doors: The original doors have been removed and the application does not give visual
information as to the original design of the doors. New doors to be installed should reflect the original design in as much as the historical record provides information, as the application appropriately states.
Bronze Circles and Plaque Inlays: The elements have been removed from the Armory, and
will be restored from the original Willson drawing set and historic photographs.
Flagpole: The proposal calls for reconstruction of the deteriorated historic flagpole base and replacement in kind of the pole itself.
The application is generally mindful of the historic architectural detailing of the Armory
building. More information is requested regarding the replacement of historic windows and glass
blocks, as well as the inlay of metal around the chevrons in order to make findings.
8. Concealment of nonperiod appurtenances, such as mechanical equipment; and
Mechanical Equipment is not generally indicated or specified on the Informal Application. Mechanical and air exchange equipment is anticipated with the kitchen uses and will have to be
well integrated into the building and screened.
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).
More information about the materials and material colors proposed for the exterior of the tower
addition is necessary in order to comment on this criteria. For the formal application staff will require that a full color palette for the building that includes actual material samples and color
chips shall be submitted for review by the Planning Office as part of the preliminary plan in
order to determine a finding for the design guidelines. The materials/color palette shall be
presented on a board no larger than 24” x 36” and contain all the primary materials to be utilized
on the building including window/storefront frames and doors (incl. garage) and in any proposed railings, fencing, and/or screening. All final building elevations and details shall be keyed to the
color palette to delineate where each individual building material and color is specified. The
palette shall be returned to the applicant following review.
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 surrounding structures.
The proposed addition does not significantly destroy the historic Armory building. The massing and
scale of the building is changed, but not in a detrimental manner. As discussed under “Height” and
“Building Mass and Scale,” Staff need more information to evaluate if the design is compatible with the foregoing elements of the surrounding structures. The exhibit submitted with the application that
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demonstrates the building’s context between Main Street and West Mendenhall begins to describe how the building will relate to the Main Street Historic District and surrounding area. Mendenhall
Street is significantly lower than Main Street and as such the 110 foot tall Armory Hotel will remain
subordinate to the Baxter Hotel along Main Street. Staff strongly recommends that some 3 D
modeling be utilized in the formal application to show the proposed hotel within its context along West Mendenhall Street Including the two blocks on either side of the subject block that include the Baxter Hotel and Bozeman Parking Garage.
D. When applying the standards of subsections A through C of this section, the review authority
shall be guided by the design guidelines for the neighborhood conservation overlay district
which are hereby incorporated by this reference. Application of the design guidelines may vary by property as explained in the introduction to the design guidelines. When reviewing a contemporary, non-period, or innovative design of new structures or addition to existing
structure, the review authority shall be guided by the design guidelines for the neighborhood
conservation overlay district to determine whether the proposal is compatible with any existing
or surrounding structures.
The Design Guidelines were used in review of these criteria.
E. Conformance with other applicable development standards of this chapter.
The Development Review Committee is reviewing the proposed development against the other
applicable development standards of this Chapter 38 Unified Development Code. Their
recommendations will be incorporated into the final findings for this criterion.
F. Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in chapter 2, article 6, division 2.
Not applicable.
Standards for Deviatios from Underlying Zoning Requirements
Section 38. 16.070.A. Because the development of much of historic Bozeman preceded zoning,
subdivision and construction regulations, many buildings within the conservation district do not conform
to contemporary zoning standards. In order to encourage restoration and rehabilitation activity that
would contribute to the overall historic character of the community, deviations from underlying zoning requirements may be granted as described in article 35 of this chapter. The criteria for granting
deviations from the underlying zoning requirements are:
1.Modifications shall be more historically appropriate for the building and site in question and the
adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter;
More information is required prior to a staff finding on this criterion. Further information as articulated
in the COA criteria above will be required prior to a formal recommendation.
2.Modifications will have minimal adverse effect on abutting properties or the permitted uses
thereof; and
More information is required prior to a staff finding on this criterion. Further information as articulated in the COA criteria above will be required prior to a formal recommendation.
3.Modifications shall assure the protection of the public health, safety and general welfare.
Approvals may be conditioned to assure such protection, and such conditions may include a time
period within which alterations will be completed; landscaping and maintenance thereof;
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architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article.
The project’s compliance with underlying zoning ordinance, other than the specific deviations requested,
will assure general compliance with this criterion. Any special conditions of approval to satisfy this
criterion will be considered following the submittal of complete application materials that address the further information requested in the COA criteria above.
Encl: Applicant’s submittal materials
Sent To: Kyle Dornberger, 13 South Willson, Ste. 2 Bozeman, MT 59715 The Etha Hotel LLC, Kelly Lawrence PO Box 1795 Bozeman, MT 59771
80
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
February 19, 2013
Kyle Dornberger
13 South Willson Avenue, Ste. 2
Bozeman, MT 59715
Re: Armory Hotel INFORMAL REVIEW, #I-13003
Dear Sirs and Madams,
Enclosed you will find notes and comments from the February 6, 2013 Development Review Committee, and February 13, 2013 Design Review Board meetings. We hope that these notes and
suggestions assist you with the design and review of this potential future project. Please note that
comments are preliminary and based on information provided. While we attempt to identify all issues
during an informal review, please keep in mind that there may be other issues that arise during the
formal review. If you require additional copies of any of the documents referenced below and already provided to you please contact us and we can distribute new copies to you. If you have any questions or
concerns, please do not hesitate to contact me at 582-2260.
Sincerely,
Brian Krueger
Associate Planner
CC: The Etha Hotel, LLC Kelly Lawrence PO Box 1795 Bozeman, MT 59771
ENC: Engineering Memorandum dated February 6, 2013
Design Review Board Memorandum dated February 7, 2013
Minutes from the Design Review Board meeting February 13, 2013
Cash-in-lieu of water rights methodologies for commercial uses
General Comments:
a. The project has generally been well received by staff and the Design Review Board.
b. The project is overall consistent with the goals of the Bozeman Community Plan (growth policy) and the Downtown Bozeman Improvement Plan.
c. The offsite parking arrangement for this site is consistent with goals for infill development adjacent
to the downtown core and for the utilization of existing structured parking as a parking best practice.
d. Staff finds that the proposed deviations are tentatively supportable pending the final design of the
project, final proposed building materials and color palette, final rehabilitation details for the historic Bozeman Armory structure, and modeling of the block and surrounding area with the proposed
building to scale amongst the existing buildings, streetscape, and landscape.
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e. There was some discussion of the project being constructed higher than the proposed eight stories, or
110 feet. In general, the more an application requests a deviation beyond a stated standard, the more
the request receives scrutiny and the more rigorously the overall merits of the project are considered. As stated above, the staff would need more information in order to take a formal position on the
deviation requests as proposed or if they were proposed as larger deviations from the stated
standards.
f. In order to reduce confusion staff recommends that if the applicant wants to provide an exhibit that
shows the proposed design of the City parking lot adjacent to the west that it be included as an ancillary exhibit and not be shown within the primary site plan exhibits in the formal application.
g. See comments from staff in the Design Review Board memorandum for their February 13, 2013
meeting attached to this letter.
h. Consider comments presented by the Design Review Board at their February 13, 2013. The minutes
from that meeting are attached. i. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee
program is contained in Chapter 3.24, Bozeman Municipal Code. Future building permit
applications will require payment of the required transportation, water, sewer and fire impact fees
according to the City of Bozeman adopted impact fee schedule in place at the time of building
permit issuance. An estimate is being completed and will be provided to you as soon as it is available.
j. The general requirement for cash in lieu of water rights is roughly estimated at $36,000 and refers to
Item 7 noted in the Engineering memorandum dated February 6, 2013 that is also attached to this
letter. This estimate is not to be construed by the applicant as a final figure. The Engineering
Division used a ‘comparable water usage basis’ methodology to arrive at a demand unit per hotel room, based upon another estimate that was completed for another hotel project that paid cash in lieu
of water rights. A credit was given for the Armory’s historic annual average water demand, so the
$36,000 value is reflective of new demand to the system, not total demand. A sheet is attached to
this letter outlining the methodologies for calculating cash in lieu of water rights for commercial
uses.
Project Specific Analysis:
1. Project Location and Use: a. The Bozeman Armory building and proposed project site is located at 24 West Mendenhall
Street. The location is southeast of the Mendenhall Street and Willson Avenue signaled
intersection. It is legally described as the east 1.25’ of Lot 16, all of Lots 17-20, Block A,
Tracy’s 1st Amended Addition, City of Bozeman, Gallatin County, Montana. A City of
Bozeman surface public parking lot is located to the west and an office building is located to the east. Another City surface public parking lot is located across Mendenhall Street. . The property
is individually listed on the National Register of Historic Places and is currently vacant and
unoccupied.
b. The lots are zoned B-3, Central Business District, and are located within the Neighborhood
Conservation Overlay District. c. The adjacent street is Mendenhall Street classified as a Collector Street in the City’s
Transportation Plan.
d. Proposed use is the adaptive reuse of the Bozeman Armory for an 84 room, seven story hotel
with conference areas, restaurants, and on premise consumption of alcohol including site
improvements. e. The proposed maximum height requested is 110 feet which would result in an eight story
building, or one story higher than depicted within the informal application.
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f. Hotel and restaurant uses are principal allowed uses within the B-3 District. On premise sales
and consumption of alcohol is a conditional use within the B-3 District. 2. Development Review Process:
a. Conditional Use Permit (CUP) Certificate of Appropriateness (COA)with (DEV) Application
including a secondary subdivision exemption application: This project will require standard site
plan materials with deviation requests. The applicant will need to complete a narrative response to the conditional use permit criteria in Section 38.19.110 Bozeman Municipal Code (BMC) and
to the deviation criteria in Section 38.16.070 including all standards for a COA in Section
38.16.050. A copy of the application to the State of Montana for the alcohol license should be
included with the conditional use permit application materials.
b. The request for the following items would require a request for a deviation under the provisions of Section 38.16.070 BMC:
i. Building Height. Maximum allowed in B-3 District for this location, 70 feet.
ii. Awning/Canopy and stairway at primary entrance. Maximum encroachment
allowed per Section 38.21.060.A.1 is five feet into any required front or rear yard.
iii. Awning/Canopy and stairways at secondary entrances. Maximum encroachment allowed per Section 38.21.060.A.1 is five feet into any required front or rear yard.
iv. Outdoor lighting. Section 38.23.150.D.7.b requires that all outdoor lighting
fixtures shall be shielded in such a manner that no light is emitted above a
horizontal plane passing through the lowest point of the light emitting element, so
that direct light emitted above the horizontal plane is eliminated. The deviations are subject to all applicable COA criteria in Section 38.16.070 and 38.16.050.
The decision to recommend approval of any requested deviations are based upon the applicant’s
response to these criteria and upon the merits of the project. These criteria are evaluated within
the informal memo to the Design Review Board meeting on this informal application dated
February 7, 2013 for the February 13, 2013 meeting. c. Review and approval by the City Commission due to the conditional use and COA deviation
requests.
d. The design review authority for this project under the Neighborhood Conservation Overlay
District would be the Design Review Board per the exceeded threshold of thirty thousand square
feet of commercial space in Section 38.19.040.C BMC. e. A subdivision exemption application would be required to aggregate the underlying lots into one
parcel for development. This could be conditioned during the planning process to occur prior to
final plan approval and prior to building permit submittal. Subdivision exemption criteria for
aggregation and the subdivision exemption process can be found in Article 5 of Unified
Development Code. The specific applicable criteria for aggregation of lots within platted subdivision can be found in Section 38.05.070.A. 5 BMC.
3. Drive Accesses:
a. Access is proposed from the alley between North Willson Avenue and North Tracy Avenue. The proposed access does not change with the application. No onsite parking exists.
b. No new proposed drive accesses.
4. Setbacks: 38.10.050.B
a. Front yard: 7 feet along Mendenhall Street.
b. Rear yard: 5 feet adjacent to the alley.
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c. Side yard: No minimum yard required.
d. The general setbacks appear adequate if the deviations for the entrance features are approved.
The generator would be required to meet the five foot alley setback or request a deviation. e. The rear, south stair that encroaches into the five foot alley setback would be allowed without
deviation as a fire escape encroachment per Section 38.21.060.A.5.
f. Setbacks shall be from the property line or right of way line, whichever is greater.
g. Utility easements may require additional building and parking setbacks, if present.
5. Building Height: 38.10.060
a. Maximum height limit for the B-3 District in this location is 70 feet.
b. Building is proposed at 110 feet.
c. The required deviation subject to the criteria in Section 38.16.070 including all standards for a COA in Section 38.16.050.
6. Landscaping: 38.26
a. See Chapter 38 Article 26: The formal application should include a detailed landscape plan and a calculation that ensures that the required amount of landscape points has been obtained.
b. A minimum of 13 landscape points is required per Section 38.26.060.A.1 for plans in the B-3
District outside of the core area.
c. Street frontage landscaping and trees will need to be provided per 38.26.070.A and
38.26.050.E.1 and 2. Coordinate with City Forestry and the Downtown Improvement District for location, tree species, and tree pit design.
7. Parking: 38.25:
a. Hotel uses: 1.1 spaces per guestroom plus 1 space per employee on maximum shift. b. Restaurant bars and dining rooms in a hotel use: 1 space per 60 square feet of indoor public
serving area plus 1 space per 120 square feet of outdoor patio serving area.
c. Conference/Commercial Area within hotel use: 1 space per 400 square feet of floor area.
d. Public Assembly areas in a hotel use: 1 space for each 5 seats based upon design capacity; except
that total off-street parking for public assembly may be reduced by 1 space for every 4 guest rooms.
e. Clarify within the parking table serving area for restaurant and bar versus net floor area for other
uses. Clarify how floor area is net out per Section 38.25.010.A.1. Make request in writing if
proposing to use anything other than the allowed 85 percent of gross area. Provide exhibit if
electing to use applicant determined net square footage. f. Parking adjustments to minimum requirements are available for this location per Section
38.25.040.A.2.c (1). Clearly label reductions in parking table. Apply all reductions in one
calculation.
g. Parking adjustments to minimum requirements are available for this location pending
confirmation of distances of the development to transit and structured parking per Section 38.25.040.A.2.c (3) and (4).
h. Show full calculations within the parking table with formal application.
i. If considering offsite parking, justify per language in 38.25.060. Provide narrative response and
exhibit specifically to justify distance to entrance of principal use. Provide draft agreement as
required. j. Provide confirmation of SID parking spaces with formal application.
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k. Section 38.25.040.A.5 requires dedicated bicycle parking areas, a bike rack detail must be noted
on the formal applications. The bike racks shall be a model as recommended in the Greater
Bozeman Area Transportation Plan. The number of bicycle parking spaces shall be at least ten percent of the number of automobile parking stalls required by Tables 24-2 and 24-4 before the
use of any special exception or modification but shall in no case be less than two.
l. Bicycle parking shall not be located within any landscaped or pedestrian circulation areas.
8. Other comments:
a. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment
should be incorporated into the roof form and ground mounted equipment shall be screened with
walls, fencing or plant materials. Ground mounted units may not be located in a setback.
Formal submittal should clearly show locations of all ground mounted and roof top equipment and provide screening.
b. Section 38.23.150 requires a photometric lighting plan for all on-site lighting including wall-
mounted lights on the building and must be included in the site plan submittal. A manufacturer’s
cut sheet of the lighting fixtures is a helpful addendum to the site plan.
c. Section 38.23.170 discusses trash enclosures. Temporary storage of garbage, refuse and other waste materials shall be provided for every use, other than single-household dwellings, duplexes,
individually owned town house or condo units, in every zoning district, except where a property
is entirely surrounded by screen walls or buildings unless alternative provisions are made to keep
trash containers inside the garage in which case an explanation of how trash is dealt with shall be
provided in the written narrative accompanying your final site plan. 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: 582-3238) prior to site plan approval. (e.g. written approval from local waste services for the removal of solid waste and/or
provisions for screening of collection areas shall be provided with the final site plan).
d. Section 38.25.040.A.4 states that disabled accessible spaces shall be located as near as practical
to a primary entrance. Parking spaces and access aisles shall be level with slopes not exceeding
1:50 in all directions. Raised signs shall be located at a distance no greater than five feet from the front of each accessible space and shall state “Permit Required $100 Fine”. One of the
disabled accessible spaces shall also be signed “Van Accessible”. The “Van Accessible” space
shall be 8 feet wide with an 8 foot wide striped unloading aisle/ramp.
e. Section 38.26.070.A and 38.26.050.E.1 requires one street tree for each 50 feet of total street
frontage outside of required site vision triangles. The site vision triangles for all accesses shall be shown on the final site plan. These trees shall be a species that is acceptable to be planted in
the boulevard as listed in the City of Bozeman Tree Selection Guide. The landscape plan shall
address planting details for the street trees, and shall include a planting note stating that the
planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly
planted tree is visible and above ground, and there should be a mulch ring 3’ -4’ in diameter around each newly planted boulevard tree.
f. No outdoor storage of any kind, including storage of pallets, boxes, garbage containers, shipping
containers or other similar items, is allowed on site without a dedicated area and appropriate
design and screening.
g. A construction management plan should be submitted with the formal submittal including a Construction trash enclosure. For applications other than those classified as sketch plan reviews
per section 38.19.050, the applicant shall designate a temporary enclosed refuse storage area on
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the site plan, including a typical detail with dimensions and type of materials, for the storage and
collection of building material debris during the construction phase of the project, and that said
debris area is shown accordingly on the final site plan. h. There shall be no tenant use of the buildings, including public access, furniture stocking or on
site sales, employee interviews, training, or orientations, prior to the issuance of a certificate of
occupancy for the individual building. Upon approval of the Building Division and Fire
Department, the City will allow the installation of racks, shelving, and other display fixtures
prior to occupancy.
9. Application materials:
a. Refer to the Design Review Board memorandum for additional information suggested such as
3D modeling of the block and surrounding area, building materials, and color palette. b. The following specific information related to the historic building is requested with the formal
application:
Provide more information about the type of sealant to be applied to the exterior concrete.
Specifically, if it will change or discolor the concrete and if they anticipate any negative effects from the sealant. Provide specific brand of sealant to be used if possible.
Provide more details about the original front doors, and the front doors they intend to install
in the building with this project? It’s our understanding that the original front doors have
already been replaced? True also for the second door at the northwest corner of the building?
Provide an interior cut-through of the gym space. We’d like them to evaluate how the new
trusses to support the tower addition, as well as the mezzanine to the east, effect the interior
massing of the gymnasium/ ballroom space.
Please provide any information regarding the original color scheme around the Armory’s stage if it is available.
Windows:
o Indicate which of the windows currently giving natural light to the gym space will be
obscured by new construction. And if they are obscured, how will they be treated on the interior e.g. opening encapsulated behind the wall?
o Provide material specification for the proposed replacement for the glass block
windows.
Provide more information about the metallic strips to be inlaid in order to accentuate the exterior Art Deco details. What type of metal? Color? How will they be inlaid and attached?
Provide a detail for repair the flagpole base.
Provide details on the awnings to be applied to the front façade. Materials, design details, and
how they’ll be attached to the building.
Provide more information regarding the rootop patio space above the northern portion of the
building. Design for rooftop installation, tiles, membranes, etc. Provide railing details.
Note: The comments and advice contained in this DRC and Staff letter are intended to assist the applicant in preparing a formal application based on the limited information submitted as part of the informal plan submittal. However, further comments and/or recommendations on matters not
discussed during the informal plan review may arise based on the information and supplemental
data provided with the formal application and applicable comments provided by local and state
agencies.
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ARMORY HOTEL PROJECT
24 WEST MENDENHALL
LIST OF ADJOINGING PROPERTY OWNERS
BARBARA ALLEN
GUNNER FREIVALDS
81‐6199 NAPOOPOO RD
CAPTAIN COOK, HI 96704
DOWNTOWNER LLC
1627 W MAIN ST #223
BOZEMAN, MT 59715
KBH PROPERTIES LLC
35 W MAIN ST
BOZEMAN, MT 59715
GEOFFREY C & CARRIE A ANGEL
803 W BABCOCK ST
BOZEMAN, MT 59715
SARAH EPSTEIN
8201 RAYBURN RD
BETHESDA, MD 20817
CAMILLE KOSTELECKY
36 W MAIN ST
BOZEMAN, MT 59715
BAXTER 3E LLC
C/O BAXTER MAIN LLC
105 W MAIN ST
BOZEMAN, MT 59715
CRAIG FETTERMAN
1370 E MOUNTAIN ST
PASADENA, CA 91104
JONNA STILES KURUCZ
5 HOLMAN LN
OLD GREENWICH, CT 06870
BAXTER 4A LLC
C/O BAXTER MAIN LLC
105 W MAIN ST
BOZEMAN, MT 59715
FIRST INTERSTATE BANK
2800 W MAIN ST
BOZEMAN, MT 59718
DOUGLAS & JOYCE MILLER
1002 ZACHARIAH LN
BOZEMAN, MT 59718
BAXTER 4C LLC
C/O BAXTER MAIN LLC
105 W MAIN ST
BOZEMAN, MT 59715
FIVE'S THE MOST LLC
PO BOX 6429
BOZEMAN, MT 59771
MONTANA THEATER WORKS, INC
PO BOX 28
BOZEMAN, MT 59771
BAXTER 5D LLC
C/O BAXTER MAIN LLC
105 W MAIN ST
BOZEMAN, MT 59715
ROBERT & KATHY FLETCHER
3315 STUCKY RD
BOZEMAN, MT 59718
GEORGE & LINDA MORALES
343 LOWER RAINBOW RD
BOZEMAN, MT 59718
BAXTER HOMEOWNERS ASSOC
C/O GRUBB & ELLIS
2020 CHARLOTTE ST
BOZEMAN, MT 59715
ROBERT FLETCHER
43 W MAIN ST
BOZEMAN, MT 59715
ONE WEST MAIN LLC
1 W MAIN ST
BOZEMAN, MT 59715
BAXTER MAIN LLC
105 W MAIN ST STE A
BOZEMAN, MT 59715
HATHORN CONDO OWNERS ASSOC
C/O LRD CO
PO BOX 1073
BOZEMAN, MT 59771
STEVEN W, C BRAAKSMA, & REIDA
BOX 1
BOZEMAN, MT 59715
HOW HOUND LLC
361 PEACE PIPE DR
BOZEMAN, MT 59715
HINES BUILDINGS LP
PO BOX 21015
BILLINGS, MT 59104
BRUCE RINNERT
PO BOX 7
MCLEOD, MT 59052
89
ARMORY HOTEL PROJECT
24 WEST MENDENHALL
PETER & ROBERTA COLVIN
1501 WILDFLOWER WAY
BOZEMAN, MT 59715
WILLIAM & ANDREA JOHNSTONE
219 3RD AVE NORTH
GREAT FALLS, MT 59401
JOHN M SHADOAN
304 SW SADDLEWOOD CIR
LEES SUMMIT, MO 64081
AMERICAN FEDERAL SAVINGS BANK
PO BOX 4999
HELENA, MT 59604
WAKE UP INC
1019 E GRIFFIN DR
BOZEMAN, MT 59715
CHARLENE M WOODCOCK
2355 VIRGINIA ST
BERKELEY, CA 94708
SUMMIT PROPERTIES LLC
C/O GRUBB & ELLIS
2020 CHARLOTTE ST
BOZEMAN, MT 59719
WALLER, ANTHONY & ROBERT
3811 MUNSON RD
FALLS CHURCH, VA 22041
WORTMAN,JERRY K,LINDA LOUISE,
PO Box 160718
Big Sky, MT 59716
90
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. 20,000 or more square feet of exterior storage of materials or goods
4. Parking for more than 90 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 38.40, 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, covered and
uncovered bicycle parking, 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
Page 3
(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11)
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General Information, continued Yes No N/A
13. The information required by Section 38.41.060.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 38.41.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC
(Supplementary Documents)
19. Stormwater Management Permit Application required
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 38.31, 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 B.M.C. Chapter 40 Article 4 storm drainage ordinance and 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 38.28, 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. Permanent and construction period 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 38.41.060.18, 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 38.41.100, 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 38.27, 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 38.41.060.16, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, 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 Article 8 Section 10, 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 38.26.060, 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 38.23.100, 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
94
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN FEE APPLIES- $
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:
2. Property Owner Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
3. Applicant Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
4. Representative Information:
Name: E-mail Address:
Mailing Address:
Phone: FAX:
5. Legal Description:
6. Street Address:
7. Project Description:
8. Zoning Designation(s): 9. Current Land Use(s):
10. Bozeman Community Plan Designation:
11. Gross Area: Acres: Square Feet: 12. Net Area: Acres: Square Feet:
Armory Hotel Project
The Etha Hotel LLC, Kelly Lawrence KellyL@etxeahospitality.com
PO Box 1795, Bzn, 59771
206.491.2489
Kyle Dornberger kdornberger@venue-architetcts.com
13 South Willson, Ste 2, Bzn, MT 59715
406.570.7533
Same as Applicant
TRACYS 1st AMND BOZ NE4 SEC7 2S 6E E1.25' LOT 16 BLK A, LOTS 17-20 BLK A &
W24.5' LOT 21 BLK A PLAT C-1-F
24 West Mendenhall Street
Commercial Adaptive Reuse - Boutique Hotel
B-3 Vacant Armory
Community Core
19,3190.44 0.44 19,319
95
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ARMORY HOTEL PROJECT
24 WEST MENDENHALL
DRAWINGS
Site Drawings
Grading & Drainage Plan
Construction Management Plan
Geotechnical Report
Landscape Drawings
Landscape Plan
Plant Images
Architectural Drawings
Building Renderings
Area Shade/Shadow Renderings
Architectural Site Plan
Floor Plans
Elevations
Sections
Preliminary Signage Layout & Calculations
Photometric Drawings
Photometric Lighting Plan
Light Fixture Cut sheets
Historic Light Fixture Photos
Historic Light Fixture Proposed Light Bulb Cut Sheet
Building Materials
Material Boards
Limestone Plaster
Metal Panels
Ornamental Metal Panels
Window Metal & Glazing
Glass Block
Exterior Railing
Canopy
Site Accessories
Railing Details
Bicycle Rack Detail
Mechanical Equipment Screen Details
Tree Grate Detail
98
ARMORY HOTEL PROJECT
24 WEST MENDENHALL
NARRATIVE
Project Summary
“The Armory was not built for military alone, but for community events and meeting as well.” John C.
Russell, “Life is Downtown”, July 9 2012.
The Armory Hotel Project is intended to yield a landmark addition to Bozeman’s historic downtown
corridor, with an amenity, style, and overall experience that is unique to Bozeman and the Northern
Rockies region. With upscale hotel features and amenities, unique dining venues focused on
sophisticated locally focused menu offerings, and a surprising amount of quality event and flexible
meeting space, the Armory Hotel Project will deliver a new dimension of experience to Bozeman’s
vibrant and soulful center.
The new downtown Bozeman landmark will be developed by rehabilitating and restoring the vast
majority of the existing Armory structure as well as adding six additional stories within the existing
footprint. The design concept is inspired by the original art deco style architecture of the building, as
well as the legacy of the original architect, Fred F. Willson – considered by most to be the patriarch of
a unique, lasting architectural style that persists in Bozeman and various other Montana cities. With
this in mind, we intend to complement the original design intention of Mr. Willson with a modern
interpretation of art deco that produces a warmer, cozier, and welcoming feel that is a pure reflection
of the authentic character of Bozeman. Balancing historical reverence with modern-day comfort,
design appeal and functionality, while delivering an authentically “Bozeman” experience, these are
hallmarks of the design intention for the project.
“Since no two problems are the same, the architect must visit the site, become intimately acquainted
with the family or owner who is to occupy the structure. He must try to get himself into their way of
thinking, living or operating. He must study their personality, mode of living, individual family
requirements and provide a structure suitable for their needs. Few people realize the care and
thought necessary to secure the maximum of useable space and still have an attractive interior and
exterior. He must have knowledge of balance, proportion, scale and harmony. There is a fundamental
reason for every feature embodied in a structure. It must have refinement, simplicity, beauty and good
taste. Thus an architect's business is to make the things of daily life beautiful.”
— Fred F. Willson, MSU Knowledge Quest, 1954
Site History
The Armory was built in 1941 as one of only six armories constructed in Montana. Featuring a drill
floor, rifle range, enlisted and officer quarters, and reinforced steel concrete floor capable of
accommodating military trucks, the Armory was formally dedicated just after the attack on Pearl
Harbor and remained an active National Guard post until 2003.
The site of the Armory was donated by Nelson Story, III and his sister, Mayo Story Dean. The siblings
dedicated the building in the honor of their parents, Nelson “Bud” Story, Jr. and his wife, Etha Mayo
Story.
Since its decommissioning in 2003, the Armory has been occupied only intermittently leading up to
the assumption of title by First Interstate Bank in 2011. In 2012, the applicant purchased the Armory
with the intention of adaptively re-using the structure in the development of a boutique hotel.
See additional history information included in submittal.
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ARMORY HOTEL PROJECT
24 WEST MENDENHALL
PROJECT SCHEDULE
April 2013
Apr. 03 -Planning review submittal/ application for variances
Apr. 10 -Formal application scheduled and routed to DRC
Apr. 17 -DRC #1 meeting for planning review
Apr. 18 -DRB staff report due
Apr. 24 -DRB meeting for planning review
-DRC #2 meeting
May 2013
May 01 -DRC#3 meeting. DRC recommendation to the Commission
May 09 -City Commission staff report and packet due
May 20 -City Commission Agenda item for Armory Hotel Project variance(s)
May 21 -Commission decision letter
-Final Site Plan application/submittal
May 24 -Final Site Plan routed to DRC for 10 working day comment period
June 2013
TBD -Any public infrastructure plans and/or fire service lines to be submitted and approved
through the Engineering Office. These plans are a separate submittal and will be
required to be submitted by a P.E.
June 03 -Application/Submittal for Building Permit
-Application for Demolition Permit
June 10 -Final site plan correction letter
-Issuance of Demolition Permit
-Building Department review correction letter
June 11 -Start of necessary demolition/site preparation for final construction
June 14 -Building Department review corrections submitted
June 17 -Final Site Plan corrections submitted
June 24 -Issuance of Building Permit
-Final site plan approval (approx. 30 days from correction letter)
-Completion of necessary Armory structure demo and site prep
June 25 -Start of hotel construction
July 2014
TBD - General Construction at substantial completion
August 2014
TBD -Project completion sufficient for soft openings
TBD -Grand Opening
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ARMORY HOTEL PROJECT / ART DECO PRESENTATION 24 WEST MENDENHALL Art Deco Style: One of the shortest lived styles from 1920‐1930, between the two World Wars Began in a time of luxury and decadence, celebration of modern life and style; Expressing Glamour, Exoticism and the Machine Age; The golden age of ocean liners, cocktails and jazz bands, art deco was too soon a causality of the austerity brought on by WWII A style of cool sophistication for the fashionable upper classes, that broke away from traditional styles to create a futuristic view Represents hope, optimism and beauty and even during tough economic times People can identify with its elegance and simplicity in ways that make it relevant to modern styles and fashion Use of New Materials Poster art became commercialized, San serif and modern font typography used Art Deco Interiors: Art Deco interiors combined geometric forms with plush comfort and luxurious materials with strong, streamlined shapes, no frills. Furniture made of exotic woods like zebrawood, as well as chrome and mirrored pieces. Art Deco furniture tends to be large in scale. Sideboards, armoires, and generously sized chairs are all typical of the period. No use of pretty florals or plaids in an art deco room. The fabrics in this style are usually either solid colors or geometric designs. Linoleum in abstract designs or black and white tiles are typical, as are lacquered floors or polished parquet Large rugs in geometric patterns Lights were often made of glass and chrome (which was a brand new material at the time). Glass was sometimes etched or enameled. White glass and colored tiffany‐style glass were also very common 106
ARMORY HOTEL PROJECT / ART DECO PRESENTATION 24 WEST MENDENHALL Art Deco Architecture: Purely decorative, no political or philosophical roots or intensions In 1920 Art Deco was initially applied to public and commercial buildings An expression for corporate wealth and security Materials – Stainless steel (Use of new material for the era was common of Art Deco); Aluminum; Inlaid and lacquers woods; Decorative opaque plate glass & glass block; Stucco; Concrete; Smooth-faced stone terracotta, Masonry and terracotta ornamentation were applied to make plain designs intricate and geometrically complex Vertical Orientation Ornament, Intricate Details, Applied Decoration Sunburst design, Various chevrons, Zigzags, Zebra patters, Sharkskin, Foliage, Leaves, Branches, Feathers, Nudes, Trapezoids, Stylized animals, Jagged pointed edges Visual interest was enhanced by stretching linear forms horizontally and vertically throughout the building (bands of brick, canopies, or copings) Accentuated entrances or corners of buildings with pilasters and pediments and doors surrounds often embellished with either convex or concave decoration Windows appear as punctured openings (square or round) often arranged in continuous horizontal bands of glass Wall openings sometimes filled with decorative glass or glass block creating a contrast of solid and void forms while admitting daylight, or use of decorative embossed spandrel panels 107
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Story Family: Nelson Story Sr. (1838- 1926) was the first pioneer to herd cattle into Montana by connecting the Overland Trail with John Bozeman’s path. After having settled in Bozeman, MT with his wife Ellen Trent, Nelson became heavily invested in the community. In the 1880’s Nelson opened a local timber mill, installed canals for electricity distribution, built roads across Bridger Creek and played instrumental roles in establishing the First Bank of Bozeman and the Agricultural College of the State of Montana. As the town of Bozeman became a success story, so did Nelson Story, as he became the first Bozeman millionaire. His legacy was continued through his four children, Nelson “Bud” Jr., Thomas Byron, Rose and Walter, who all shared his entrepreneurial spirit and deep passion for the West. Nelson Story was born in Burlingham, Ohio to Ira and Hannah Story. Left the family farm around 20 years old traveling to Kansas City, Kansas where he hauled timber for his future father-in-law. At 24 he married Ellen Trent in Kansas City, Kansas. With the Civil War raging in the East, Nelson and Ellen decided to head west, taking the Oregon Trail to Montana, ending up in Virginia City in 1863. By a stroke of luck Nelson arrived in Montana just as the major gold strike began in 1863 and made a large profit. Nelson is famously known for being the first to herd 1,000 longhorn cattle with 25 men from Texas, taking the Overland Trail to Independence Rock and continuing through John Bozeman’s path into Montana. Nelson opened a local timber mill, installed canals for electricity distribution, built roads across Bridger Creek and played instrumental roles in establishing the First Bank of Bozeman (with Gen. Lester Willson) and donated land for the Agricultural College of the State of Montana, while also owning many properties in Downtown Bozeman. 108
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Nelson Story Jr. Nelson Story Jr. (1874-1932) was the eldest son of Nelson and Ellen Story. Born and raised in Bozeman, he lived his life as an active member of the community through his business endeavors and political career. Nelson Jr. attended school in Bozeman, followed by three years at Shattuck Military Academy in Faribault, Minnesota and then graduated from Ogden Military Academy in Ogden, UT in 1893. He married Etha Mayo in 1895 and they had two children, Nelson III “Son” and Mayo. Business Career: Managed his father’s flour mill in Bozeman- later became vice president of milling company. Founded a machine shop and iron foundry, along with a service station and auto accessory store (Story Motor Supply, Inc.) and owned a gravel plant near Bozeman. President and general manager of the Pioneer Construction Company Political Career: 1902 elected a member of the Montana Legislature, then elected for another term in 1910. 1920 elected lieutenant governor of Montana (on same ticket as Governor Dixon), serving for four years. Bud was mayor of Bozeman for one year. For two years he was county commissioner of Gallatin Valley. Prominent mason in the community, including being a past master Bozeman lodge No. 18, member of the Zona chapter for the Royal Arch Masons, and served as a commander of the Knight’s Templar. 109
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Etha Mayo Story: Etha Lue Mayo (1874-1923) was born in St. Louis, Missouri to two Louisiana natives, William and Ella Mayo. Etha met Nelson Story Jr. while he was attending business school in St. Louis; they were married and soon after made their way to Bozeman. Etha was an active member in the Bozeman social scene and raised their two children, Nelson III and Mayo. Her life was cut short by a tragic car crash while traveling back from Los Angeles, California. Both William and Ella Mayo were born in Louisiana with strong southern backgrounds. William Mayo served in the Confederate Army, later moving his family to St. Louis, after becoming President of the St. Louis Loan and Investment Company. He was also Secretary of the national Grand Lodge of the Masonic Order. Etha had only one sister, Hazel Mayo Ewald. First met Nelson “Bud” Story, Jr., in 1894, while he was attending business school in St. Louis. They were married in her hometown on June 10, 1895, and honeymooned in New York. Like her husband, she was active in the Bozeman social scene. Often hosting parties with her mother-in-law Ellen Story. Etha’s life was cut short on November 2, 1923 after her and Bud were involved in a car crash outside Pocatello, Idaho. Bud lost control of the wheel while taking a turn and the car rolled twice, ejecting Bud and Etha from the car. Etha was killed on the scene. 110
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Fred F. Willson: Fred F. Willson (1877-1956) was a prominent architect in Bozeman. He dedicated his career to Montana, where he was born and raised. His work can be seen throughout Bozeman and in many architectural styles, from Art Deco, Streamline Modernism, Spanish Colonial, and French Renaissance. These bodies of work attribute to his years of study at Columbia University and traveling throughout Europe. Some of his greatest contributions to downtown Bozeman was the Gallatin County Court House, The Willson School, The Baxter Hotel and the Amory. Born to General Lester S. Willson and Emma Weeks Willson on November 11, 1877. His father was a well-known General who fought in the Civil War. He was also active in the Bozeman community, starting the Willson Company in the heart of downtown and helping establish the First Bank of Bozeman (along with Nelson Story Sr.). His mother was an accomplished singer and musician who was participated in many musical activities throughout the community. Being a musician himself, Fred’s mother often asked him to accompany her. Went to school in Bozeman and attended three years at M.S.C. (now MSU) and transferred to Columbia University and studied architecture. Following his graduation he spent two years traveling around Europe, traveling to France, Germany, England and Italy. While in France, Fred studied at Ecole des Beaux Arts in Paris. After returning to Bozeman, Fred was married to Helen Fischer and they had three children, Lester, Virginia and Beverly. 111
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Fred Willson Career After his return from Europe in 1906, he briefly worked for the architecture firm Visscher & Burley, in New York. Moved to architecture firm Link & Haire in Butte, MT. Soon after, opened his own office in Bozeman in 1910. Some of his first jobs were the women’s dormitory at M.S.C. and the Gallatin County Jail, which is now the Pioneer Museum. 1930s his career took off thanks to the Public Works Administration, established as part of the New Deal. In this time he built the Gallatin County Courthouse, Gallatin County High School (now Willson School), three elementary schools, and many private homes. In the 1930s Fred began to use Art Deco as an architectural style, though not exclusively. Buildings built around Bozeman in the Art Deco style were the Hamill Apartments, Gallatin County Court House, Armory, The Baxter Hotel and the Willson School. Throughout Fred’s career he used many different architecture styles including Art Deco, Streamline Modernism, Spanish Colonial, and French Renaissance. 112
ARMORY HOTEL PROJECT / HISTORIC PRESENTATION 24 WEST MENDENHALL Armory: The Bozeman Armory was one of six armories built in Montana as a response to the Japanese attack on Pearl Harbor. Famous architect Fred F. Willson in an Art Deco style designed the front of the building, while the rest of the building was built to War Department specifications. Throughout it’s years it was home to the Bozeman National Guard units of Montana’s 163rd infantry. Built between 1940-1941 Land on which it was built on was dedicated in Nelson Story Jr. and Etha Mayo Story’s name by their children Nelson Story III and Mayo Story Dean. The Armory was built to War Department specifications, 128’x108’. Features included: rifle range, sound proof music room, offices, lounges, and officer’s club, Chamber of Commerce room, meeting rooms and lounges, capable of accommodating military trucks. The National Guard occupied the Armory until 2003. Town of Bozeman purchased the Armory in 2003 from the state of Montana, only to quickly turn around and sell it. Thomas Nygrad and Michael Libster purchased the Armory in 2004. Throughout this time the Armory held a band, clothing store and a group of artists but was closed in 2006 due to cost of heating. 113
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Concurrent Review
With this project being an adaptive reuse project there will be very little change to the building
footprint or site plan. Thus, we would like to request a concurrent Building Permit review with Final
Site Plan review.
Deviations
1. Setbacks
Section 38.10.050 b; B-3 zoned
7 foot front yard setback
0 foot side yard setback
5 foot back yard setback when adjacent to an alley
The Armory Hotel Project complies with the required setbacks with the exception of the north
elevation. Both the main building entrance and the secondary entrance on the north elevation
have existing stairs which extend to the property line. These stairs will be reconstructed to be
egress compliant. In addition, we would like to create canopies which cover the stairs and
entrance walks to help protect these areas from precipitation.
The original Willson architectural drawings depict canopies over the entrances; however it is
believed these were never built. The proposed new canopies are an important feature
characteristic to the art deco style and provide critically important cover for the arrival of hotel
guests and patrons.
Per the UDC, we are only allowed to have an awning projecting 5’-0” into the front yard
setback. We are requesting the canopy over the main entry extend to the curb which is 10’-6”
beyond the property line. In addition, the canopy over the secondary entrance would extend
over the side walk and extend 6’-6” beyond the property line (see elevations).
2. Building Height
Section 38.10.060
The maximum building height for this site per UDC is 70’.
The Armory is a logical location to provide expansion within the B-3 central business district.
The adaptive reuse of the Armory will increases density within the district and will bring more
pedestrian traffic to the area from visitors and Bozeman residents. We are requesting a height
increase for a max building height of 110’ for the Armory site.
The requested height deviation is derived from two main objectives: the adaptive reuse of a
historic building and the surrounding site context. We would like to rehabilitate the spaces
and spatial relationships within the existing building which give the Armory its historic
character. This includes spaces such as the former drill room/gymnasium which will be
transformed into a large ballroom. However, by rehabilitating the existing spaces, the majority
of this square footage will be used for business and public assembly which greatly diminishes
space available for the primary function of a hotel, that being guest rooms. In order to
achieve the necessary results from our detailed feasibility analysis, we need to realize a larger
quantity of guest rooms as a proportion of the total project. This can be achieved by adding
six floors to the existing structure.
Additionally, the surrounding site context of downtown Bozeman should be the location of
buildings of the greatest height and intensity in the community. The height of the Armory
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Hotel Project is identified and designed based on the topographic characteristic of adjacent
buildings. One of these, the Baxter Hotel, is in close proximity. The Armory Hotel Project
would complement rather than compete with the scale and height of the Baxter Hotel.
3. Historic light fixtures
Section 38.23.150
The Armory has two wall mount historic light fixtures (See historic lighting photos on page xx).
We have temporarily removed the fixtures to have them restored; cleaned, replace missing
pieces, replace broken glass and retrofitted for an appropriate lighting type. These historic
lights are classic Art Deco pieces and represent the style of the era in which the building was
built. However, these fixtures do not meet the current UDC lighting requirements. We intend
to use these two fixtures at the main entry of the hotel and respectfully request a variance from
the City to allow for the use of these historic fixtures.
See rehabilitation details for additional information regarding historic light fixtures.
Parking
We are currently working with the parking commission to meet our parking requirements. A draft
agreement has been received from the City and is currently under review by applicant. It is
anticipated that this agreement will be finalized and executed in April, 2013. As this document is in
draft form only at the time of application, a summary of material agreement elements is provided
below:
See attached parking calculations.
See Construction Management Plan which depicts the approximate 425 foot distance from the
primary entrance to the nearest off-site parking space.
Applicant has requested support from the Parking Commission to designate the six parking spaces
directly adjacent to the north of the property on the south border of Mendenhall as restricted loading
zone for hotel patrons only. The Parking Commission has confirmed their support for this change by
way of resolution at their monthly commission meeting held in February, 2013. Applicant is in the
process of requesting this change from the Public Works department which carries authority over
such designations. Public Works has verbally confirmed that with support from the Parking
Commission, vis-a-vis the February resolution, this change in designation will be approved.
Regarding handicap accessible parking, all daily or long-term parking options (handicap designated
or otherwise) for the project are limited to the spaces provided for in the Bridger Park garage. As this
structure is fully ADA compliant, the handicap accessible spaces available in this structure will serve
as those necessary for the project.
Bicycle parking spaces have been provided. We have provided four bicycle parking spaces in the
front of the building and six near the rear entrance. See Architectural Site Plan depicting these
locations. See bicycle rack detail with the site accessories.
Additional Information
Deliveries to the site would be via the alley at the back of the building.
Mechanical equipment screening is provided near the alley to screen the transformer and generator,
as well as, screen equipment located on the west side of the 2nd floor. In addition, the cooling tower
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located on the 8th floor is screened with the 8th floor façade and an HRV is contained within the
trusses of the roof. See included mechanical screen detail.
The Landscape Plan for the Armory Hotel can be best described as a contrast in texture. The plant
material chosen for the project varies from the sharp texture of the Wilton Blue rug Junipers to the large
soft leaves of the varieties of Hosta. Due to the North exposure and structure dramatically limiting the
amount of sunlight on this sight, great care and planning went into each plant choice to produce a
dramatic shade tolerant landscape. We have chosen plant varieties that have dramatic color contrast
like Hosta and Brunnera in the leaf structure itself. We also used several plants that will flower like
Sweet Woodruff and Perennial Geranium through the spring and summer in this shaded area. This
landscape space will be covered in soil pep or cover bark but in a short amount of time the canopy of all
the perennials shall create a sea of blues, whites, yellows and greens that will create a dramatic effect
as the guests and public pass by. Along the east ramp approach to the Armory Hotel we have used
Karl Forrester Grass to create a sense of division as one walks in or out of the hotel. The repetition of
the grasses will create a corridor effect and a dramatic approach as the public enters. This landscape
plan will be a great complement to the Armory hotel and creates a wonderful alternative to a typical
commercial landscape plan.
We have provided radiant snow melt capacities on all terraces and pedestrian walking surfaces on
the north side of the building.
The subdivision exemption application is intended to be conditioned during the planning process to
occur prior to final plan approval and prior to building permit submittal.
Northwestern Energy – Application has been submitted to Northwestern energy for the upgrade of
services to the site. The project will preliminarily require 277/480 volt - 3 phase, 1600 amps service
size.
Exhibit A – Adjacent Parking Lot
On Exhibit A we have shown a proposed improved layout for the adjacent parking lot to the west of
the Armory. This parking layout allows two-way traffic to flow thru the parking site, and is designed
with UDC parking dimensions. This proposal would provide a more attractive and safe parking
environment through the use of landscape buffers, designated traffic ingress and egress, and
improved parking lot signage and striping. Note that the proposal includes a landscape buffer on the
east side of the parking lot. This is particularly important to the project as it creates a soft visual
transition and mitigates the risk of collision between parking lot vehicles and the Armory structure. In
the current parking lot configuration, cars that park along the east side of the parking lot can collide
with the Armory structure without limitation. For these reasons, we would like to request that the City
consider our proposal and support alterations to this parking lot to a format similar to that proposed.
We are aware that the Parking Commission plans to request proposals for modifications to all City
surface parking lots. We encourage this and would ask that the lot adjacent to the Armory building be
given priority in redevelopment due to these impairments and likely code deviations.
In addition, making such modifications simultaneous to the development of the Armory Hotel would
further assure consistency and continuity between the adjacent spaces at the time that the hotel
welcomes its first guests. In our view, such coordination would yield an aesthetic that is affirming to
Bozeman’s character and stewardship of its historic downtown.
Finally, this design layout proposed increases the current parking spaces available and allows the
opportunity to add an ADA accessible parking space.
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DEVIATIONS
The Armory is a historic Bozeman development which preceded zoning, subdivision and construction
regulations. In order to encourage restoration and rehabilitation activity which contributes to the
overall historic character of the community, we are requesting nominal deviations from the underlying
zoning requirements.
1. Setbacks
We are requesting a deviation from the setback standard where canopies are only allowed to extend
5 feet into the front yard setback. We would like to extend the canopies up to 10 feet 6 inches
beyond the property line with the intention being to provide a covered area for guests as they arrive at
the main entrance of the hotel or restaurant. This modification is historically appropriate for the
building and site because the original canopies depicted in the Fred Willson drawings for the Armory
were also located further into the setback than the current standards allows. Canopies of this type
were a common feature on main entrances to art deco style buildings.
The original Fred Willson drawings show canopies extending up to the property line, however, we are
requesting the canopies be extended beyond the property line for three reasons; historic preservation
of the originally intended front elevation aesthetic, creation of a transition zone into the building, and
creating a covered area over the loading zone, main entrance and primary walking thoroughfare on
the north side of the building which promotes public health, safety and general welfare.
Fred Willson incorporated canopies into the original Armory design for the same reasons – aesthetic,
transition and public safety. However he was designing for use as a U.S. Armory and not for a
boutique hotel of the class and amenity intended for this project. The canopies, as designed, are
specifically intended to protect public health, safety and general welfare by providing safe, managed
walking surfaces leading into the primary entrances to the hotel and restaurant. The canopies will
restrict precipitation in these entrance areas, creating a safe, predominantly dry surface for patrons of
the hotel and restaurant as they enter the building. Further, these entrances are located on the north
side of the building and as such, will be largely blocked from the southern skies. This reality creates
conditions that will promote icy build-up in these entry areas. This is exacerbated by the fact that both
north side entrances require stairs to access the first floor entrances that exist in this historical
configuration. This results in icy conditions that would persist on both the sidewalks, as well as the
steps leading into both entrances. The added overhead protection is an architectural feature
designed to create a place of transition into the building. Additionally, extension of the canopies
would have minimal adverse effect on abutting properties because they are not directly adjacent to
nor will they extend over any neighboring property. Lastly, the aesthetic effect of the canopies will be
to soften the look of the existing armory and make the entrances more attractive for neighbors who
have a view of the north elevation.
2. Building Height
We are requesting a deviation from the standard 70 foot maximum building height. Specifically, we
are requesting a deviation to a maximum building height of 110 feet. This modification is more
historically appropriate for two reasons. We would like to rehabilitate the spaces and spatial
relationships within the existing historic building which give the Armory its historic character. This
includes spaces such as the former drill room/gymnasium which will be transformed into a large
ballroom and flexible conference/meeting space. Maintaining these spaces in our final design, while
beneficial for business and public assembly functions, results in a greatly diminished capacity for
hotel rooms in the existing structure. Further, as the existing Armory structure spans nearly the entire
property, there is no opportunity for hotel room development laterally within existing property lines. As
a result of both of the above, hotel room development can only be achieved in the vertical space on
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the property. Out of respect for our design intention and appreciation of the history of the existing
Armory building, we have proposed that the vertical structure be setback from the current building
face along Mendenhall. This, too, reduces the total area that is available for use in the vertical plane.
In addition, we believe that the deviation we are requesting is appropriate given the historical context
of Bozeman’s downtown corridor. Specifically, before there were zoning, subdivision, and
construction regulations, the overseers of growth, development, and management in town did not
limit building heights to an arbitrary value but rather, supported the construction of buildings that
carried a stature that was additive to the character of the overall downtown corridor and approved of
heights that supported the economic viability of these large landmark projects. This is the nature of
the Armory hotel project and as such, we believe that approval of the height deviation is warranted.
The adaptive re-use of the Armory building compels vertical construction and given the close
proximity to historic buildings of a similar height, we believe the height deviation is warranted. Lastly,
we feel the current design height is consistent with the topographical contexts with the downtown
corridor.
Lastly, we have analyzed the effects of shadow casting on abutting properties throughout the year
(see this analysis in our full submission) and have found that there would be minimal adverse effect
on adjacent structures. When the sun is low in the sky all buildings, even short structures, cast a
relatively large shadow. Conversely, when the sun is higher in the sky, large buildings cast a small
shadow. In regards to the potential adverse effects of shadow casting by the building under the
height contemplated, there are several mitigating elements to the location of the Armory. First,
Mendenhall Street runs along the northern boundary of the Armory, providing a significant buffer from
other structures to the north. The result is that Mendenhall is the primary recipient of shadows cast by
the building throughout the year. Additionally, existing city surface parking lots to the west and
northwest of the Armory further assure that any shadow casting does not adversely affect neighbors
in these areas. The height modification would also assure the protection of the public health, safety
and general welfare as the new and existing structure will be updated to meet current life safety
codes. This includes but is not limited to fire, seismic, and egress safety of occupants and adjacent
neighbors and property.
3. Historic Light Fixtures
We are requesting a deviation to reuse the two decorative historic light fixtures on the front of the
building. These fixtures do not meet the current UDC lighting requirements due to the bulb being
exposed and creating glare. However, these fixtures add historical significance to the existing
structure and are typical decoration on art deco styled buildings. The modification would have
minimal adverse effect on abutting properties as the bulbs proposed for use in the fixtures effectively
address UDC requirements. Each fixture will have one Edison-style light bulb which will have a very
low intensity. The result is ample light without intense glare and the preservation of two of the most
decorative and artistic elements of the original structure. These fixtures would most certainly be
enjoyed by everyone and the significance of their preservation as a part of the adaptive re-use of the
Armory would be appreciated for years and years to come. With prominent presence in their original
location at the main entrance to the hotel, these fixtures would serve as a significant design element
to the structure. The modification would also assure the protection of the public health, safety and
general welfare as the additional light at the egress entrance would support nighttime vision for
patrons, while avoiding any high glare that would adversely affect vision when entering or leaving the
building.
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EXISTING CONDITIONS
EAST FAÇADE - (oblique)
NORTH FAÇADE
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EXISTING CONDITIONS
WEST FAÇADE
SOUTH FAÇADE
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HISTORIC PRESERVATION PLAN
Armory Building: South Side of Mendenhall Between Tracy and Willson Streets
Description of Historical Features and their Restoration Plans
Built in 1941 - Fred Willson, Architect - Art Deco Style
Submitted by Venue Design
03 April 2013
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HISTORIC BUILDING ELEMENTS
Armory Stage - located at the west end of the gymnasium has
original historical detail above the stage on the wall consisting of
vertical line and circle patterns that are relieved into the concrete
wall. It is not conclusive that the turquoise color inlay is the
original color. Renovation/Remodel intent is to keep this detail
above the stage of the ballroom (old gym). However, color for the
inlay may differ from this photo. After an extensive search of
documents at the Armory in Belgrade, the Pioneer Museum and
MSU Archives we are unable to locate any historical photos of the
Armory Stage to verify historic color scheme. We will use our best
judgment to determine the color of inlays after examining the
paint layers during deconstruction.
Armory Stage Wall Corner Detail - is a ziggurat
pattern of the Art Deco Era that form a series of relief
and shadow lines at the edges of the stage wall
openings. This is a historic and original part of the
Armory that will remain intact and may even be
highlighted as a design element in the new stage for
the ballroom.
The Barrel Roof on the Armory Gymnasium - is a
historic feature of the Armory. The Barrel Roof form
will be seen in part at certain parts of the exterior
where the junction of the new and old structure meet.
The new structure will have an upper roof with the
same barrel shape so the historic lines of the roof will
be maintained and accentuated with its application to
the roof top on the 8th floor (top floor).
Glass Block Windows - are historic
and original on the Armory and fit in the
Art Deco style. The glass blocks on the
Armory have little thermal properties
and do have damage and show signs
of repair but not with the same type of
blocks. The remodel/renovation intent
for these areas would be to replace the
existing glass block with a matching
pattern glass block - Pittsburgh
Corning Argus Parallel Flutes.
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HISTORIC BUILDING ELEMENTS
Windows and Doors of the Armory - will need to
be replaced. The current doors are not the originals
and the windows have lead and will need to be
abated and removed. The remodel/renovation plan
would be to replace the doors with a more period
style doors and replace the windows with double
casement and fixed header to resemble the historic
windows with pane dimensions similar to the original.
Replacement Window Details
1
3
2
5
4
7
6
1
3
4
6 7
5
2
Barrel Bowstring Trusses - are historic to the
Armory. They are considerably undersized for the new
structure that will be built above it. Therefore, the
remodel/renovation plan would be to remove the
trusses and replace them with structural steel girders
and x-bracing that will maintain the scale/height of the
existing gymnasium which will become the ballroom.
Scale of the space will be maintained but re-engi-
neered to accept the added loads of the new struc-
ture.
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BUILDING RENDERINGS
NORTH ELEVATION
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BUILDING RENDERINGS
EAST ELEVATION
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BUILDING RENDERINGS
SOUTH ELEVATION
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BUILDING RENDERINGS
WEST ELEVATION
142
143
144
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ARMORY HOTEL PROJECT24 WEST MENDENHALLCONSTRUCTION MANAGEMENT PLANCONSTRUCTION MANAGEMENT PLAN146
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HISTORIC LIGHT FIXTURES
Original Location on Armory
ORIGINAL LOCATIONS
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