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Z-14190, Staff Report for The Willson Residences Site Plan Certificate of
Appropriateness with Deviations
Date: CITY COMMISSION meeting is on AUGUST 25, 2014
Project Description: A Preliminary Site Plan and Certificate of Appropriateness with
Deviations to allow the adaptive reuse of the former Gallatin County High School,
also known as East Willson School into 18 residential units and related site
improvements.
Project Location: The property is located at 300 West Main Street, legally described as Lot
1A of the Amended Plat of Story’s Addition Located in the Northeast One-Quarter
(NE ¼) of Section 12, Township Two South (T2S), Range Five East (R5E), PMM,
City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions
Recommended Motions:
Drive Access Deviation: Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in
the staff report for application Z14190 and move to approve the deviation from
Section 38.24.080.C, BMC to allow a drive access width to be 12 feet as depicted on
sheet COA-1 of preliminary plan submittal materials.
Compact Parking Space Deviation: Having reviewed and considered the application
materials, public comment, and all the information presented, I hereby adopt the
findings presented in the staff report for application Z14190 and move to approve the
deviation from Section 38.24.080.C, BMC to allow compact parking spaces in a
parking facility with less than 20 spaces and the length of each compact space to be
15 feet as depicted on sheet COA-1 of preliminary plan submittal materials.
Compact Parking Space Dimension Deviation: Having reviewed and considered the
application materials, public comment, and all the information presented, I hereby
adopt the findings presented in the staff report for application Z14190 and move to
approve the deviation from Section 38.24.080.C, BMC to allow compact parking
space dimensions to be 15 feet long as depicted on sheet COA-1 of preliminary plan
submittal materials.
Cash-in-Lieu: Having reviewed the Application, all the information presented, and
considered Section 38.37.030.A.3, BMC, I hereby adopt the findings presented in the
staff report for application Z14190 and move to accept cash in-lieu of parkland
dedication as described in Section 5.
Site Plan and Certificate of Appropriateness: Having reviewed and considered the
application materials, public comment, and all the information presented, I hereby
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adopt the findings presented in the staff report for application Z14190 and move to
approve The Willson Residences Preliminary Site Plan & Certificate of
Appropriateness with conditions and subject to all applicable code provisions.
Report Date: August 19, 2014
Staff Contact: Tom Rogers, AICP, Associate Planner
Dustin Johnson, P.E., Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no known unresolved issues with this application.
Project Summary
This application is to allow the adaptive reuse of the original Gallatin Valley High School
(East Willson School) building into 18 residential single-household units with related site
improvements. The structure is listed on the National Register of Historic Places as part of
the Willson School Complex, and currently physically connected to Willson School.
Parking is proposed to be provided onsite within the structure in the basement garage shown
on sheet COA-1 of the Applicant Submittal and additional on street parking as permitted by
Section 38.25.020.E, BMC.
Three deviations are being requested from the Bozeman Municipal Code as follows:
1) Drive access requirements. Drive access for residential complexes with five (5) or
more dwelling units shall be a maximum of 35 feet measured at the inside edge of the
drive access extended, at its intersection with the projected curbline of the
intersecting street. Two-way drive access shall be a minimum of 24 feet and one-way
drive access shall be a minimum of 16 feet. The existing historic structure has an
existing drive access of 12 feet.
2) Section 38.25.020.A Bozeman Municipal Code (BMC), stall, aisle, and driveway
design. All parking spaces shall be of standard width and length. In any parking
facility containing 20 or more parking spaces, a maximum of 25 percent of the
provided parking spaces may be reduced in size for small cars. The Applicant is
requesting utilization of three (3) compact spaces in the underground parking facility
with 18 total spaces. Stall design requires compact spaces to be 16 feet deep. The
Applicant proposes 15 foot deep spaces, a reduction of one (1) foot.
3) Section 38.25.020.A Bozeman Municipal Code (BMC), stall, aisle, and driveway
design. All compact parking spaces shall be of standard width and length. Stall
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design requires compact spaces to be 16 feet in length. The Applicant proposes 15
foot deep spaces, a reduction of one (1) foot.
The property is within the B-3 Zoning District (Central Business District) and is not within
the “core area” as defined by Section 38.10.010.A.3.a, BMC, is 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. 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.
East Willson School 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 Willson School embodies architectural, social, cultural, and historical significance at
the national, state, and local level. An extensive history of the 1901-1902 Gallatin
County Free High School, and the 1913-14 Gallatin County High School Addition is
included in Appendix A of the attached Administrative Design Review memo. The
property is listed on the National Register of Historic Places and is of extraordinary
historic significance within the City of Bozeman and Gallatin County.
This is a Preliminary Site Plan, Certificate of Appropriateness, with Deviations application.
The recommendations of both the Development Review Committee and the Administrative
Design Review Committee are forwarded to the City Commission for a final decision. The
Development Review Committee recommended unanimous conditional approval of the
application at their July 30, 2014 meeting. The Administrative Design Review Committee
recommended unanimous conditional approval of the application.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
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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.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 2
Unresolved Issues ............................................................................................................... 2
Project Summary ................................................................................................................. 2
Alternatives ......................................................................................................................... 3
SECTION 1 - MAP SERIES .................................................................................................... 5
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ...................... 15
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 15
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 18
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 20
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 20
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 20
Standards for Certificates of Appropriateness, Section 38.16.050, BMC ........................ 28
Neighborhood Conservation Overlay District Review Criteria ........................................ 31
Deviation Review Criteria within the Conservation Overlay District – Section 38.16.070
........................................................................................................................................... 32
APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 36
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 36
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 37
APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 37
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF ............................ 38
FISCAL EFFECTS ................................................................................................................. 38
ATTACHMENTS ................................................................................................................... 38
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SECTION 1 - MAP SERIES
Vicinity Map showing adjacent zoning
Surrounding Zoning and Land Uses
North: Gallatin County Courthouse; Zoned B-3 (Central Business District)
South: Emerson Cultural Center; Zoned B-3 (Central Business District)
East: Holy Rosary Catholic Church; Zoned B-3 (Central Business District)
West: Willson School; Zoned B-3 (Central Business District)
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Site Plan
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Site Plan - Landscaping
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Internal Parking Plan
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South Elevation
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North Elevation
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East & West Elevations
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SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
Relaxations have been requested from the following sections.
1) Section 38.24.090.C, BMC, Drive access requirements. Drive access for residential
complexes with five (5) or more dwelling units shall be a maximum of 35 feet measured
at the inside edge of the drive access extended, at its intersection with the projected
curbline of the intersecting street. Two-way drive access shall be a minimum of 24 feet
and one-way drive access shall be a minimum of 16 feet. The existing historic structure
has an existing drive access of 12 feet.
2) Section 38.25.020.A Bozeman Municipal Code (BMC), Stall, aisle, and driveway design.
All parking spaces shall be of standard width and length. In any parking facility
containing 20 or more parking spaces, a maximum of 25 percent of the provided parking
spaces may be reduced in size for small cars, provided these spaces shall be clearly
identified with a sign permanently affixed immediately in front of each space containing
the notation, "Compacts Only." Where feasible, all small car spaces shall be located in
one or more contiguous areas and/or adjacent to ingress and egress points within parking
facilities. Location of compact car parking spaces shall not create traffic congestion or
impede traffic flows. The Applicant is requesting utilization of three (3) compact spaces
in the underground parking facility with 18 total spaces.
3) Section 38.25.020.A Bozeman Municipal Code (BMC), Stall, aisle, and driveway design.
All compact parking spaces shall be of standard width and length. Stall design requires
compact spaces to be 16 feet in length. The Applicant proposes 15 foot deep spaces, a
reduction of one (1) foot.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the planned unit development. Additional
conditions may apply to the subdivision of the property being processed concurrently with
this planned unit development.
Recommended Conditions of Approval:
Community Development
1. 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.
2. Exterior demolition permit for the existing building shall not be issued prior to building permit issuance.
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3. The transfer of water rights or the payment of cash in lieu of water rights shall be
provided in accordance to BMC section 38.23.180.
4. A contribution of park area (parkland) by any combination of land dedication, cash donation in-lieu of land dedication, or an alternative authorized by section 38.27.100,
subject to the standards of this chapter. Section 38.27.020 clarifies the amount of open
space and park area required for site plan applications. This will need to be addressed at
time of Final Site Plan application. Please note that if cash-in-lieu of land dedication is proposed, it requires further review and approval by the City Commission.
5. Interior demolition as described in the application’s July 24, 2014 demolition narrative
may be approved by the Building Division through a demolition permit prior to the
building permit for the residences.
6. The applicant shall submit a written narrative outlining how each of the conditions of approval and code provisions has been satisfied with the final plan application.
Engineering
7. Any service lines abandoned shall be properly abandoned with the assistance and
notification of the Bozeman Water/Sewer Department.
8. A sand/oil separated shall be installed in the proposed covered parking garage.
9. 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.
10. The addressing for the individual units shall be coordinated with the City Engineering Office per the City of Bozeman Engineering Design standards.
Administrative Design Review
11. In accordance with Section 38.16.080.A.2 and A.5 BMC, documentation for this project
shall include a Historic American Buildings Survey (HABS) II recordation of the Willson School building and site. One digital copy of the large format photography required with HABS II documentation shall be provided to Bozeman’s Historic Preservation Officer for
review prior to approval of the demolition permit. The final packet of HABS II
recordation, including three paper copies and two digital copies, shall be submitted to the
Department of Community Development prior to issuance of an Occupancy Permit. One copy will remain with the City of Bozeman and the two remaining paper copies distributed to public repositories of information which may include the Montana
Historical Society and Montana State University’s Special Collections and Archives.
Spaces to be photographed shall include:
a. Overall photographs of the property in its setting
b. Close-up of north and south facades of the connector between the 1901 East
Willson School and the 1937 Willson School
c. Detail photographs of the historic building materials, including, but not limited to:
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i. Stone foundation
ii. Brickwork, terra cotta, sandstone detailing
iii. Concrete foundation
d. The north façade- 1901 portion of the building
i. Overall photograph
ii. Close-up photograph of an example of the standard sandstone windowsill,
terra cotta and brickwork to be removed below windows in subordinate
wings
iii. Close-up photograph of an example of the terra cotta and brickwork to be
removed above windows in the central block
e. The east façade- 1901 portion of the building
i. Overall photograph of the east façade (may need to be done in portions,
depending on trees).
ii. Close-up photograph of large windows on the central block to be modified
iii. Overall photograph of the east façade of the subordinate wing
1. Close up photograph of the doorway and sandstone header to be
removed
2. Close up photograph of the gable pediment to be removed
f. East façade- 1913 portion of the building
i. Overall photograph of the east façade
ii. Close-up photograph of the masonry between the 2nd and 3rd floor to be
removed
g. The south façade
i. Overall photograph of the east façade
ii. Close-up photograph of the stair-step windows to be removed
h. The west façade
i. Overall photograph of the west façade
i. Interior public spaces, including
i. Example of hallway to be modified
ii. Example of staircase in 1901 building
iii. Overall photograph of the auditorium space
iv. Close-up photograph of the remaining proscenium arch in the auditorium
v. Close-up photograph of remaining prismatic windows
Example of staircase in 1913 building
12. A color palette for the building that includes actual material samples, manufacturers
product information as applicable, 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 District 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
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materials to be utilized on the building including window frames/glazing and doors (incl.
garage). 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. The materials and selected colors shall
include the following specific details:
a. Window glass material and color
b. Window system material and color
c. Location of new windows within masonry wall openings
d. The division of replacement windows shall match the division planned by the
original architect or reflect the evidence of historic windows remaining in the
building.
e. Material and color of all exterior doors
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. Section 38.27.020, BMC discusses open space requirements. Site plans containing five
or more dwelling units shall provide on-site open space for the use of the residents. The
area to be provided is calculated only for those dwellings which do not have ground floor
access to a landscaped rear yard. Specific design criteria are found under this section.
B. Section 38.24.090, BMC discusses drive access requirements. Residential complexes
with five or more dwelling units shall be considered commercial (nonresidential)
establishments for the purpose of section 38.24.090.C, except that separated parking
facilities for individual townhouse units shall be considered the same as single-household
parking facilities. Commercial drive access widths shall be a maximum of 35 feet
measured at the inside edge of the drive access extended, at its intersection with the
projected curbline of the intersecting street. Two-way drive access shall be a minimum of
24 feet and one-way drive access shall be a minimum of 16 feet. Unless the requested
deviation is approved by the City Commission.
C. Section 38.23.150.D.7.a BMC requires that all outdoor lighting, whether or not required
by this section, shall be aimed, located, designed, fitted and maintained so as not to
present a hazard to drivers or pedestrians by impairing their ability to safely traverse and
so as not to create a nuisance by projecting or reflecting objectionable light onto a
neighboring use or property. No building mounted or onsite light fixture cutsheets
information was submitted with the preliminary plan. These details are required with
the final plan application.
D. 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. No building mounted or onsite light fixture cutsheets weres
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submitted with the preliminary plan. These details are required with the final plan
application.
E. Section 38.23.150.D.7.g BMC 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.
F. Section 38.23.170 BMC 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). Final approval of the trash enclosure is required by
the Sanitation Superintendent prior to final plan approval.
G. Section 38.225.020, BMC discusses parking stall, aisle, and driveway design. Foot note
No. 5 states that unless otherwise approved, all parking spaces shall be of standard width
and length. In any parking facility containing 20 or more parking spaces, a maximum of
25 percent of the provided parking spaces may be reduced in size for small cars, provided
these spaces shall be clearly identified with a sign permanently affixed immediately in
front of each space containing the notation, "Compacts Only." Where feasible, all small
car spaces shall be located in one or more contiguous areas and/or adjacent to ingress and
egress points within parking facilities. Location of compact car parking spaces shall not
create traffic congestion or impede traffic flows. The proposed garage contains 18
spaces and, therefore, does not permit utilization of compact parking. Parking stall
configuration will be required to be meet the aforementioned standard unless the
requested deviation is approved by the City Commission.
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SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Willson Residences Site Plan & Certificate of Appropriateness
File: Z-14190
Development Review Committee
The Development Review Committee (DRC) has reviewed the Preliminary Site Plan
application on July 16, 23, and 30, 2014; and as a result, finds that the application, with
conditions, is in general compliance with the adopted growth policy and the Unified
Development Code. On July 30, 2014 the DRC recommended conditional approval of the
preliminary site plan application.
Parks and Recreation Advisory Board
The Recreation and Parks Advisory Board reviewed the proposed subdivision on August 8,
2014. The Applicant requested cash in-lieu of parkland dedication to meet parkland
requirements as required by Section 38.37.030.A.3, BMC. The RPAB recommended the
City Commission approve the proposed park plan with cash in-lieu of dedication for this site
plan. The RPAB comments and recommendations are attached to this report.
Administrative Design Review Committee
The Administrative Design Review Committee (ADR) reviewed the Willson Residences
Preliminary Site Plan, amended, and recommendation that the City Commissions approve the
Willson Residences Site Plan with Conditions outlined above under Section 3.
City Commission
The City Commission public hearing is scheduled for August 25, 2014 to consider the
preliminary plan and certificate of appropriateness and make a final decision.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
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.
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In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
This adaptive reuse development proposal for residential infill development is in
conformance with the Bozeman Community Plan and the Downtown Improvement Plan.
Although the property is designated as Public Institutions on Figure 3-1 (Future Land Use
Map) of the Bozeman Community Plan the underlying zoning classification is B-3 (Central
Business District) as illustrated on the Future Land Use Map on page 7 of this report. The
adjacent property across 3rd Avenue is classified as Community Core.
Although the Future Land Use designation is PLI, this classification is incidental by previous
uses on the property. On the other hand, the zoning classification for the property allowing
residential and commercial related activities was established prior to the first City of
Bozeman zoning map in 1941 promoting the downtown area as a mixed use area to facilitate
a vibrant core. As illustrated in the 1971 zoning map (partial) the subject property is
designated for uses other than public institutions. The Willson School complex is within the
Central Business District on this map.
Figure 1: 1971 Bozeman Zoning Map.
2. Conformance to this chapter, including the cessation of any current violations
No current violations are known to exist on the site. The proposed uses of the site are
consistent with the allowed uses of the B-3 district. The proposed site layout conforms to the
requirements of the municipal code.
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3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Additional steps are required such as final site plan and
application for building permit which will be addressed as appropriate in the future. In
addition, the project is generally conforming to the standards as presented and will comply
fully with identified conditions and code requirements.
4. Relationship of site plan elements to conditions both on and off the property
As evidenced by the existing blend of land uses in proximity to the Willson Residences, this
project is located in a transitional area between the downtown commercial area and
residential areas to the south. The B-3 zoning of the property affords significant flexibility in
terms of zoning standards for redevelopment of the subject property. This includes no
specified lot area or lot width, no specified setbacks (yards) or lot coverage and reduced
parking requirements. By way of the code amendment passed by the Commission
approximately two years ago, parkland dedication requirements are addressed via the “cash
donation in-lieu of land dedication” provisions of the Code. This also helps to assist such a
residential infill/redevelopment project by not requiring “on-site” parkland dedication
inhibiting infill development and re-development.
The proposed site plan details the adaptive reuse of the historic structure into a functioning
and complementary part of the community fabric. Vehicular access and parking for the site
is proposed via the existing drive access to the underground parking reducing demand on on-
street parking.
The building is surrounded by green space that will be landscaped. Additional open space
area will be provided in accordance to Section 38.28.020, BMC.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The UDC requires one parking space per dwelling within the B-3 District. With 18 dwelling
units proposed, 18 spaces are required. The site plan details that 18 spaces are provided by
the underground parking area provided the Commission approves the requested deviation to
allow compact parking spaces. Two ADA compliant parking spaces are included it he plan.
An additional 11 on street parking spaces are available for use adjacent to the development
for a total of 29 spaces. Bicycle parking/storage areas have been incorporated into the
underground parking area in the North Bay parking area for individual units.
The garage spaces have been designed to meet the City’s internal dimensional and back up
maneuverability requirements except for the entrance to the parking garage and the connector
between south and north bay parking area. The Applicant has requested a deviation to from
the required 24 foot two-way drive isle. Drive access for residential complexes with five (5)
or more dwelling units with two-way drive access shall be a minimum of 24 feet and one-
way drive access shall be a minimum of 16 feet. The existing historic structure has an
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existing entrance and drive access of 12 feet. A diagram showing the location of this
deviation is included in this report on the following page.
The second deviation being requested is allowing inclusion of compact parking space in a
garage with less than 20 parking spaces. Pursuant to Section 38.25.020.A, BMC, all parking
spaces shall be of standard width and length. In any parking facility containing 20 or more
parking spaces, a maximum of 25 percent of the provided parking spaces may be reduced in
size for small cars. The Applicant is requesting utilization of three (3) compact spaces in the
underground parking facility with 18 total spaces, equivalent to 16 percent. In order to
utilize compact spaces a deviation is required to permit compact spaces in a parking facility
with less than 20 spaces. A diagram showing the location of this deviation is included in this
report on the following page.
The third deviation is from compact parking stall length. Section 38.25.020.A, BMC, all
parking spaces shall be of standard width and length. Although the compact space width
exceeds the minimum standard the Applicant is requesting the length to be one (1) foot less
than the required 16 feet.
Finally, a traffic study was not required by the Engineering Department for this project due to
its residential nature and the adequacy of the existing street network to accommodate the
traffic generation from the proposed use.
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Deviation #1:
Drive isle requires 24
feet, requesting 12 feet.
Deviation #2:
Compact parking allowance
Deviation #2:
Compact parking length
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6. Pedestrian and vehicular ingress and egress
There are existing boulevard sidewalks along the adjacent street frontages and these will be
retained or replaced as part of redevelopment. The site will have connections to the
surrounding sidewalks as shown on the site plan.
The proposed vehicular access to the site is via an existing access point into the underground
parking facility directly off of South 3rd Avenue.
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
Mature landscaping is present on site. A separate landscape plan was s submitted with the
preliminary site plan application for all existing and proposed landscaping on the site as
required by Bozeman Municipal Code. Final site plan approval is contingent on full
compliance with all applicable landscape standards. Unique to developments in the B-3
District, pursuant to Section 38.26.060, BMC, landscape plans must earn a minimum of 13
points. The proposed plan meets this standard.
8. Open space
The UDC requires on-site open space, (separate from the dedicated parkland requirement), to
serve the residential units and provides several options for meeting the requirement. The
appropriate amount of private open space has been provided through the submitted site and
landscape plans. Code Correction A states that the final site plan shall include details and a
calculation on how the on-site open space requirements of Section 38.27.020.E, BMC, are to
be met in accordance with the open space options (e.g. green roof decks, balconies, etc.)
available within said section.
Pursuant to Section 38.27.010, BMC parkland dedication is required with this development.
When the net residential density of development is known, 0.03 acre per dwelling unit of
land shall be provided. The proposed development includes 18 residential units. Section
38.27.020 caps parkland dedication at 12 units per acre in the B-3 District. Lot 1A of
Amended Plat of Story’s Addition consists of 39,816 square feet or 0.914 acres. Therefore,
14,332.98 square feet or 0.329 acres of parkland dedication is required with this project.
However, the city commission has determined that cash-in-lieu of land dedication is the
default method to satisfy the requirements of 38.27.020.A within the B-3 zoning district. The
Recreation and Parks Advisory Board review the proposed cash in-lieu of parkland
dedication at their August 8, 2014 meeting and forward a recommendation that he city
Commission accept cash in-lieu of parkland for this project as outlined in the RPAB memo
attached to this report.
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9. Building location and height
The building was constructed in 1901. No significant changes in height are proposed. A
thorough review of the architectural features and review are including in the Administrative
Design Review (ADR) memo attached to this report.
Section 38.10.060 “Building Height” of the UDC establishes a maximum height of 70 feet in
the B-3 zoning district if the property is located outside of the Main Street Historic District
core area. The application proposes a maximum height of 49 feet 0 inches from grade to the
roof top.
10. Setbacks
There are no minimum yards (setbacks) prescribed in the B-3 District for this location.
However, the existing building in centrally located on the property providing ample green
space between the public walkways and the building.
11. Lighting
The existing non-conforming lighting on the site is proposed to be removed as part of
redevelopment. No new street lighting is proposed at this time and City regulations do not
require lighting at the intersection of local streets. The applicant indicates that only minimal
lighting is proposed to ensure that porches, stairs and garage doors are safely lit without any
excessive or obtrusive lighting to negatively impact the neighborhood. As noted in the cited
code provisions, Section 38.23.150 requires a lighting plan for all on-site lighting including
all building mounted lights and must be included in the final site plan submittal. Section
38.23.150.D.7.e states that the maximum illumination measured in footcandles at the
property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent
and public rights-of-way. In addition recommended Code Requirements Correction C, D,
and E are included to insure all lighting meets City standards for the site.
12. Provisions for utilities, including efficient public services and facilities
All necessary water and sewer systems are installed. Final infrastructure approval is required
by the Engineering Division. Any service lines abandoned shall be properly abandoned with
the assistance and notification of the Bozeman Water/Sewer Department as required by
Condition No. 7.
As noted in recommended Condition No. 3, the applicant will have to provide 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
approval process. The necessary water rights or cash-in-lieu for all residential lots must be
provided at the time of development. Credit will be provided for any existing water service
lines that currently serve the property.
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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
drawing.
13. Site surface drainage
Surface drainage has been installed. To accommodate the covered parking area a sand/oil
separated shall be installed in the proposed covered parking garage. Please see Condition
No. 8.
14. Loading and unloading areas
No formal loading and unloading areas are required with the proposed residential project.
15. Grading
Relatively minor grading of the site is anticipated with this application in order to remove
existing sidewalk and install the necessary landscaping.
16. Signage
No signage is requested as part of this application.
17. Screening
Bozeman Municipal Code 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.
18. Overlay district provisions
The site is located within the Neighborhood Conservation Overlay District. Administrative
Design Review staff has reviewed the proposal for conformance with the Design Guidelines
for Historic Preservation and the Neighborhood Conservation Overlay District. Staff found
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 ADR attached to this report dated
August 25, 2014.
19. Other related matters, including relevant comment from affected parties
As of the writing of this report, no public comment has been received in response to the
noticing of the project. Any comments received prior to the public hearing will be forwarded
to the Commission.
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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.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Standards for Certificates of Appropriateness, Section 38.16.050, BMC
Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness
approval for proposed alterations.
A. All work performed in completion of an approved Certificate of
Appropriateness shall be in conformance with the most recent edition of the Secretary
of Interior’s Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published
1995), published by U.S. Department of the Interior, National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services, Washington,
D.C. (available for review at the Department of Planning).
The application proposes adaptive reuse of the 1901-02 and 1913-14 portions of the Willson
School Complex as private residential condominiums. An extensive history of the 1901-1902
Gallatin County Free High School, and the 1913-14 Gallatin County High School Addition is
included in Appendix A of the ADR memo attached this report. The property is listed on the
National Register of Historic Places and is of extraordinary historic significance within the
City of Bozeman and Gallatin County.
As an adaptive reuse project, the Secretary of the Interior’s (SOI) Standards for
Rehabilitation, codified as 36 CFR 67, are the appropriate criteria through which to consider
the project. A link to the National Park Service’s website for the SOI Standards for
Rehabilitation is available here: http://www.nps.gov/tps/standards/rehabilitation.htm.
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The SOI Standards for Rehabilitation are:
Rehabilitation Standard #1: A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
Rehabilitation Standard #2: The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
Rehabilitation Standard #3: Each property shall 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 architectural elements from other buildings, shall not be
undertaken.
Rehabilitation Standard #4: Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
Rehabilitation Standard #5: Distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a historic property shall be preserved.
Rehabilitation Standard #6: Deteriorated historic features shall be repaired rather than
replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be
substantiated by documentary, physical, or pictorial evidence.
Rehabilitation Standard #7: Chemical or physical treatments, such as sandblasting, that
cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
Rehabilitation Standard #8: Significant archeological resources affected by a project
shall be protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
Rehabilitation Standard #9: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the property and its
environment.
Rehabilitation Standard #10: New additions and adjacent or related new construction shall 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 owner and applicant do not intend to utilize federal Tax Credits for Historic
Preservation or the City of Bozeman’s Tax Abatement for Historic Preservation.
The Bozeman Municipal Code calls for Certificate of Appropriateness review of
modifications to historic interior spaces when those spaces are frequented by the public.
COA review was not enacted for the historic public spaces in the 1901 and 1913 portions of
Gallatin County High School for two reasons; first, the public spaces like the second floor
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auditorium and basement cafeteria have been heavily modified through the construction of
interior partition walls; and second the space has been shuttered from public access for
nearly two decades. As a result, the City’s design review of the project is limited to the
building’s exterior envelope.
Where the proposed modifications are inconsistent with the SOI Standards for
Rehabilitation, the item is called out in the review below and a Condition of Approval
recommended mitigating the impact of an adverse effect on the building’s character defining
features.
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:
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
A full discussion and analysis of the architectural appearance can be found on pages 9 – 41
of the ADR memo attached to this report. In summary, staff finds the development proposal
as conditioned with all materials submitted and included with the application to be in general
conformance with this standard. No additional conditions of approval are suggested to bring
the project further into compliance.
C. Contemporary, nonperiod and innovative design of new structures and
additions to existing structures shall be encouraged when such new construction or
additions do not destroy significant historical, cultural or architectural structures, or
their components, and when such design is compatible with the foregoing elements of
the structure and the surrounding structures.
The application proposes to adaptively reuse a school building into residential condominium
units. The two uses are not mutually exclusive, though many modifications are proposed in
order to complete the transformation. An adaptive reuse project is always a balance between
restoration and preservation while enabling changes which bring new life to a building.
Where the application proposes modifications which will destroy character defining features
of the 1901 or 1913 building, Staff has recommended Condition of Approval #2 to mitigate
the adverse effect of the removal of historic building materials.
Staff finds that the proposed design is compatible with the foregoing elements of the
structure.
D. When applying the standards of subsections A-C, the review authority shall
be guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference. When reviewing a
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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 have been incorporated into the comments on the previous section of
the ADR memo addressing the architectural appearance design guidelines.
E. Conformance with other applicable development standards of this title.
The required criteria for granting site plan applications are examined in the previous section.
As noted, two deviations are requested and analyzed on pages 30 –37 of this report.
F. Tax abatement certificate of appropriateness applications are also reviewed
with the procedures and standards established in chapter 2, article 6, division 2.
The application does not request a Tax Abatement for Historic Preservation, nor would the
proposed design qualify for the incentive program, as the proposed design does not strictly
adhere to the Secretary of the Interior’s Standards for Rehabilitation.
Neighborhood Conservation Overlay District Review Criteria
The appropriate Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District have been incorporated into review of the COA criteria above
and supported by the analysis found in the ADR Memo attached to this report. Analysis and
resulting recommendations are based on the entirety of the application materials, municipal
codes, standards, plans, public comment, and all other materials available during the review
period. Collectively this information is the record of the review.
In summary, ADR staff finds the development proposal as conditioned with all materials
submitted and included with the application to be in general conformance with these
standards.
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Deviation Review Criteria within the Conservation Overlay District – Section 38.16.070
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;
2. Modifications will have minimal adverse effect on abutting properties or the permitted
uses thereof; and
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; architectural, site plan and landscape design modifications; or any
other conditions in conformity with the intent and purpose set forth in this article.
Three deviations are being requested from the Bozeman Municipal Code. Analysis and
findings for are listed separately as follows. Please refer to the parking diagram in section 5
above.
Deviation No. 1 - Drive access requirements. Drive access for residential complexes with
five (5) or more dwelling units shall be a maximum of 35 feet measured at the inside edge of
the drive access extended, at its intersection with the projected curbline of the intersecting
street. Two-way drive access shall be a minimum of 24 feet and one-way drive access shall
be a minimum of 16 feet. The existing historic structure has an existing drive access of 12
feet.
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;
Response. The internal drive isle for backing and primary circulation will meet
minimum standards of 24 feet wherever possible. However, the entrance to the parking
area and connector to “north bay parking” is part of the historic structure and its original
design and does not meet current zoning requirements as shown on the diagram in
Section 6 above. The requested deviation utilizes the existing, arched historic basement
opening thus preserving the rhythm and scale of the historic building massing. The
required 24 foot-wide drive aisles have been provided wherever possible, and at
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constricted conditions an area has been provided that allows for cars to wait for oncoming
garage traffic to clear.
Pursuant to Section 38.24.090.C.2.a(3), BMC, residential complexes with five or more
units are categorized as commercial for drive access requirements. Standard residential
drive isles do not have a minimum, rather a maximum width of 24 feet as described in
Section 38.24.090.C.2.a, BMC. Literal enforcement of commercial drive access
requirements will result in major architectural and structural modification of the building,
destroying substantial amounts of historic building fabric and significantly diminishing
the historic character.
Further, granting of this deviation furthers the intent of this section by encouraging
restoration and rehabilitation activity that would contribute to the overall historic
character of the community.
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof; and
Response. The deviation allows the existing condition to remain which will have no
adverse effects on abutting properties not requiring significant modifications to the
external character of the building. In addition, the requested deviation utilizes the
existing basement access thus preserving the rhythm and scale of the historic building
massing. Retaining this existing condition minimizes visual adverse effect on
neighboring properties.
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; architectural, site plan and landscape design
modifications; or any other conditions in conformity with the intent and purpose set
forth in this article.
Response. The Development Review Committee considered the request and noting the
parking area will provide all fire suppression and pedestrian access standards determined
the protection of the public health, safety and general welfare will be assured. Protection
includes, but not limited to:
1-hour fire separation between the basement parking level and the main floor,
automatic fire sprinklers and fire alarm system,
provide ventilation for enclosed parking condition,
2 – 1 ½” standpipes at parking level to aid firefighters,
structural strengthening, including seismic upgrade, and
snow melt system at garage ramp.
Proposed parking is assigned to residents of the building and access will be controlled through gates and credentials.
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Deviation No. 2 - Section 38.25.020.A Bozeman Municipal Code (BMC), Stall, aisle, and
driveway design. All parking spaces shall be of standard width and length. In any parking
facility containing 20 or more parking spaces, a maximum of 25 percent of the provided
parking spaces may be reduced in size for small cars. The Applicant is requesting utilization
of three (3) compact spaces in the underground parking facility with 18 total spaces. In
addition the lengths of the compact spaces are one foot shorter than allowed pursuant to
Table 38.25.020.
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;
Response. The proposal intends to re-use the building for residential use in a historically
and context sensitive manner. The deviation is triggered because by code compact spaces
are only allowed in parking facility containing 20 or more spaces. The parking garage
proposes 18 spaces, three of which are compact equaling a deviation from this standard
of 10 to 15 percent reduction depending on how the total number of spaces is counted.
Allowing the utilization of compact spaces in a parking facility compresses the space
needed to accommodate automobiles allowing more space for pedestrian functions and
other related activities.
In addition, the physical length of automobiles has increased over time with current
trends in more urban areas reflecting a reduction in the sizes of vehicles. Two examples
are the Toyota Prius and Subaru Impreza which are both 15 feet or less in length.
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof; and
Response. The deviation allows the existing condition to remain which will have no
adverse effects on abutting properties allowing more parking within the existing structure
reducing possible demand on the public street. In addition, the requested deviation
utilizes the existing basement space to its fullest thus preserving the existing function of
and scale of the historic building massing. Retaining this existing condition minimizes
visual adverse effect on neighboring properties.
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; architectural, site plan and landscape design
modifications; or any other conditions in conformity with the intent and purpose set
forth in this article.
Response. The proposal does not necessitate any modifications to the existing structure
and allowing compact spaces in the urban core of Bozeman will foster a number of goals
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for promoting pedestrian activity in the CBD, potentially furthering the Bozeman Climate
Action Plan by promoting smaller more efficient cars, and allowing more vehicles to be
parked inside the structure. As noted above the Development Review Committee
considered the request and noting the parking area will provide all fire suppression and
pedestrian access standards determined the protection of the public health, safety and
general welfare will be assured. Protection includes, but not limited to:
1-hour fire separation between the basement parking level and the main floor,
automatic fire sprinklers and fire alarm system,
provide ventilation for enclosed parking condition,
2 – 1 ½” standpipes at parking level to aid firefighters,
structural strengthening, including seismic upgrade, and
snow melt system at garage ramp.
Proposed parking is assigned to residents of the building and access will be controlled
through gates and credentials.
Deviation No. 3 - Section 38.25.020.A Bozeman Municipal Code (BMC), stall, aisle, and
driveway design. All parking spaces shall be of standard width and length. Standard length
of compact spaces is 16 feet according to Table 38.25.020. The proposed length on this plan
shows compact spaces to be 15 foot.
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;
Response. The proposal intends to re-use the building for residential use in a historically
and context sensitive manner. Allowing the utilization of compact spaces in a parking
facility compresses the space needed to accommodate automobiles allowing more space
for pedestrian functions and other related activities.
In addition, the physical length of automobiles has increased over time with current
trends in more urban areas reflecting a reduction in the sizes of vehicles. Two examples
are the Toyota Prius and Subaru Impreza which are both 15 feet or less in length.
2. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof; and
Response. The deviation allows the existing condition to remain which will have no
adverse effects on abutting properties allowing more parking within the existing structure
reducing possible demand on the public street. In addition, the requested deviation
utilizes the existing basement space to its fullest thus preserving the existing function of
and scale of the historic building massing. Retaining this existing condition minimizes
visual adverse effect on neighboring properties.
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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; architectural, site plan and landscape design
modifications; or any other conditions in conformity with the intent and purpose set
forth in this article.
Response. The proposal does not necessitate any modifications to the existing structure
and allowing compact spaces in the urban core of Bozeman will foster a number of goals
for promoting pedestrian activity in the CBD, potentially furthering the Bozeman Climate
Action Plan by promoting smaller more efficient cars, and allowing more vehicles to be
parked inside the structure. As noted above the Development Review Committee
considered the request and noting the parking area will provide all fire suppression and
pedestrian access standards determined the protection of the public health, safety and
general welfare will be assured. Protection includes, but not limited to:
1-hour fire separation between the basement parking level and the main floor,
automatic fire sprinklers and fire alarm system,
provide ventilation for enclosed parking condition,
2 – 1 ½” standpipes at parking level to aid firefighters,
structural strengthening, including seismic upgrade, and
snow melt system at garage ramp.
Proposed parking is assigned to residents of the building and access will be controlled
through gates and credentials.
APPENDIX A –ADVISORY CODE CITATIONS
The site plan shall comply with the standards identified and referenced in the Unified
Development Code. 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.
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned “B-3” (Central Business District). The intent of the B-3
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.
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Adopted Growth Policy Designation:
The property is designated as PLI (Public Lands and Institutions) in the Bozeman
Community Plan. The Plan indicates that this category designates places where the primary
activity is are a variety of activities are undertaken in this land use classification. Schools are
a dominant use including Montana State University. Other typical uses are libraries, fire
stations, and publicly operated utilities. A significant portion of Bozeman’s employment
occurs within this category.
APPENDIX C – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
This is an application for adaptive reuse of the historic Willson School. The application is
for Preliminary Site Plan and Certificate of Appropriateness with Deviations to allow the
adaptive reuse of the former Gallatin County High School, also known as East Willson
School into 18 residential units and related site improvements.
Project Background
This application proposes adaptive reuse of the 1901-02 and 1913-14 components of the
historic Gallatin County High School, located on the eastern end of the 300-400 block of
West Main Street. The buildings are listed on the National Register of Historic Places as part
of the Willson School Complex, and are currently physically connected to Willson School, a
1937 addition constructed to the west of the 1901-02 structure. The complex was renamed in
honor of prolific Bozeman architect Fred Willson after Willson’s death in 1958. The
property’s National Register nomination, as well as the full text of research completed by
Bozeman Historic Preservation Officer Courtney Kramer, is included in the appendices of
the Administrative Design Review Committee attached to this report.
APPENDIX D – NOTICING AND PUBLIC COMMENT
A Site Plan and Certificate of Appropriateness with Deviations were submitted on June 25,
2014. The application was reviewed by the Development Review Committee on July 16, 23,
and 30, 2014.
The Administrative Design Review (ADR) met and considered the Applicant’s request for a
Certificate of Appropriateness. The ADR provided favorable recommendation was
forwarded for consideration by the City Commission as detailed in the attached ADR report.
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Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday,
July 27 and August 3, 2014. The site was posted with a public notice on July 23, 2014.
Public notice was sent to all property owners of record within 200 feet of the subject property
via first class mail, on July 23, 2014. No comment has been received on this application as
of the date of the production of this report.
On August 15, 2014 this Site Plan, COA with Deviations staff report was drafted and
forwarded with a recommendation of conditional approval by the Planning Director for
consideration by the City Commission. The City Commission is scheduled to make a final
decision at their August 25, 2014 public hearing.
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF
Owner: Mr. Jim Syth, East Willson, LLC, 115 West Kagy Blvd., Bozeman, MT 59715
Applicant: Mr. Ben Lloyd, AIA, Comma-Q Architecture, 109 N Rouse, Suite 1, Bozeman, MT
59715
Representative: Mr. Ben Lloyd, AIA, Comma-Q Architecture, 109 N Rouse, Suite 1, Bozeman,
MT 59715
Report By: Tom Rogers, AICP, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this zone map amendment.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Attachments:
1. Recreation and Parks Advisory Committee Memo
2. ADR Memo
3. Applicant Submittal
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UPUPgovWEST MAIN STREETSOUTH THIRD AVEWEST BABCOCK STREETEXISTING PARKING LOTEXISTING BUILDING W/PROPOSED WORKEXISTING WILLSONBUILDINGONE WAYRAMPDOWN (17%)DNDNDNDNDNDNDNSOUTH ENTRYPLAZADN50' - 0"50' - 0"BALCONYBALCONYBALCONYBALCONYBALCONYDECK DECK DECK DECKBALCONY OVHDPROPERTY LINEPROPERTY LINEPROPERTY LINE106' - (4 SPACES)115' - (4 SPACES)52' - (2 SPACES)40' - 0"40' - 0"DEMOLISH CONNECTOR, DISCONNECTUTILITIES, REMOVE STEEL FABRICATEDSTAIR AND CONC STOOP. PROVIDENEW EGRESS EXIT, CONC WALK. FINISHGRADE AS REQ'DNOTE: PARKING LOT TO BEUSED FOR TEMP STAGING ANDSTORAGE DURING CONSTAFTER FEB 1ST IF NEEDEDOPEN SPACE1,358 SF(~38'×35')OPEN SPACE1,027 SF(~27'×30')TEMP FENCINGFOR STAGING ANDSTORAGE DURINGCONSTTEMP FENCINGFOR STAGING ANDSTORAGE DURINGCONSTCOA-5565' - (2 SPACES)ELEC.HOUSEPANELEXITAIR UNITBOILER &SNOWMELTWATERFIREPHONE & DATAELEC.12' - 0"L-266 SFL-578 SFL-775 SFL-975 SFL-1175 SFL-366 SFL-499 SFL-674 SFL-870 SFL-1070 SFL-1270 SFL-1380 SFL-1675 SFL-1775 SFL-18114 SFTYP.5' - 6"L-1118SFL-1470 SFL-1570 SFC O M P A C T C A R P A R K I N G123 4 5678 9 10 11 12 131415 16 17S C O O T E R / C Y C L EP A R K I N G Z O N E18DN1697 SFNORTH STORAGELOCKER RM397 SFWEST STORAGELOCKER RM200 SFEAST STORAGELOCKER RM309 SFELEC RM2507 SFNORTH BAYPARKING33 SFELEV LOBBY23 SFELEV EQ244 SFWEST STAIR357 SFBOILER/RISER RM142 SFSOUTH STAIR172 SFMECH RM5579 SFSOUTH PARKINGBAY70 SFELEVP E D X - I N GC A U T I O NEXITEXITEXITACCESSIBLEVAN SPACEDENOTES WIRECAGE STORAGELOCKERS, TYP.D R I V EA I S L E3' - 7"20' - 0 1/8"9' - 0"0' - 10"1' - 3"15' - 0"31' - 8 3/8"3' - 7"9' - 0"9' - 0"0' - 10"1' - 3"15' - 0"31' - 8 3/8"3' - 0"20' - 0"8' - 4"8' - 4"8' - 4"26' - 0"9' - 0"9' - 0"9' - 0"4' - 11 1/2"12' - 0"2' - 6"9' - 0"9' - 0"9' - 0"1' - 7 5/16"3' - 6"20' - 0"26' - 0 1/8"20' - 0"9' - 0"9' - 0"9' - 0"8' - 0"8' - 0"3' - 2 5/32"9' - 0"9' - 0"9' - 0"2' - 0 11/16"3' - 8"1' - 1"DENOTES TYPICAL (E)BASEMENT WINDOWOPENING INFILL WITHNEW 8" THICKCOMPLIMENTARYMASONRY, SET 2"BACK FROM (E)BUILDING FACECONC. RAMP WITHSNOW MELT SYSTEMDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\SD\Revit\2014-05-27 - TWR SD Mike.rvtThe Willson ResidencesJune 25, 2014COA-114-07Jim & Lois SythSITE PLAN andBASEMENT FLOOR PLANCOAApplication200 W Main Street, Bozeman, MontanaNo. DescriptionDate 1" = 20'-0"Overall Site Plan1 1/8" = 1'-0"0 Basement Floor Plan2THE WILLSON RESIDENCESSITE PLAN / COA SUBMITTALDRAWING INDEXCOA-1SITE PLAN and BASEMENT FLOOR PLANCOA-21st and 2nd FLOOR PLANSCOA-33rd FLOOR PLAN and BUILDING ELEVATIONSCOA-4BUILDING ELEVATIONSCOA-5ARCH/LANDSCAPE SITE PLAN,PHOTOMETRICS, DUMPSTER ENCLOSUREC1.1CIVIL - LEGEND, NOTES AND ABBREVATIONSC2.1CIVIL - DEMOLITION PLANC3.1CIVIL - SITE GRADING PLANC4.1CIVIL - GRADING DETAILSC4.2CIVIL - DETAILSPROJECT DATAProperty Owner:Bozeman School District #7PO Box 520Bozeman, MT 59771(406) 522-6009Applicant:East Willson, LLC115 W Kagy Blvd.Bozeman, MT 59715(406) 763-3242Structural Engineer:Beaudette Consulting Engineers1289 Stoneridge Dr., Suite 1ABozeman, MT 59715(406) 556-8600Architect:Comma-Q Architecture109 N Rouse Ave, Suite 1Bozeman, MT 59715(406) 585-1112Civil Engineer:TD&H Engineering108 W BabcockBozeman, MT 59715(406) 586-0277Landscape:Shelly Engler, Cashman Nursery andLandscaping2055 Springhill RoadBozeman, MT 59718(406) 587-3406PARKING CALCULATIONS.Bozeman UDO Requirements:Per Table 38.25.040-1,All types of dwellings within the B-3 district =1 parking space required per dwelling = 18parking spaces total to include 1Accessible SpaceStall dimensions = 9'x20' standard, 13'x20'disabled, 8'x16' compactAisle width = 26'Parking as proposed:18 basement level parking spaces, including2 Accessible Spaces11 (24') on-street spaces associated withpropertyProposed stall dimensions = 90°: 9'x20'standard, 13'x20' disabled, 8'x16' compactProposed aisle width = 26'CODE INFORMATIONLegal Description: Story Addition, Block D, Lots 1-4, 35-38Address: 404 W Main St.. BozemanZoning: B-3, part of Conservation Overlay, outside of District CoreCommunity Plan Land Use: Public InstitutionsLot Size: .95 acres (41,604 sf)Lot Coverage: Entire lot, exclusive of required yards and parking, may be occupied by the principal or accessory buildings.Proposed coverage: 14,494 sf footprint.Setbacks: Front yard - 7 yd setback on Babcock; Side Yard - none required; Watercourse Setback - N/AMaximum Allowable Height: Outside of district core = 70 feet; Proposed = no change, 55 feet to top of existing wallsGround Floor Height: Not applicable to residential spacesProposed Units: 18Projected Project Construction Duration: 18 monthsOpen Space Requirements: (10) 2+ bedroom units @150 sf each, (8) 1 bedroom units @ 100 sf each = 2300 sfFloor Area Ratio (FAR): 1st Floor = 14,192 gsf, 2nd Floor = 14,186 gsf, 3rd Floor = 12,095 gsf,TOTAL GSF (40,473sf) / LOT AREA (41,604 sf) = .97MATERIALS1. EXISTING TO REMAIN2. PATCH W/ RESTORATION MORTARTO MATCH EXISTING3. REPLACE IN KIND1. EXISTING TO REMAIN2. REPLACE IN KINDALL WINDOWS IN PROJECT TO BE BLACK ALUMINUM-CLAD WOODPROPOSED EXTERIOR FINISH @ NEWCONSTRUCTION TO BE FLAT PANELZINCBRICKSTONEROOFINGWINDOWSMETAL CLADDING1. EXISTING TO REMAIN2. PATCH W/ RESTORATION MORTARTO MATCH EXISTING3. REPLACE IN KINDJUNE 20, 2014100
DNUPDNgovDNDNUPgov5SD 3.2HEARTHCOATSHEARTH(e) ARCHHEARTHCLOMECHMECHMECHMECHBALCONYBALCONYBALCONYUNIT 3:1298 SFUNIT 2:1346 SFUNIT 1:2076 SFUNIT 5:1443 SFUNIT 4:1459 SFUNIT 7:1604 SFCLO.CLOHOME OFFICECLO.HEARTHUNIT 6:1619 SFDNUPMECHHOME OFFICEHEARTHMECHHOME OFFICEHEARTHMECHHOME OFFICEHEARTHCLO CLOBALCONYBALCONYBALCONYBALCONYBALCONYBALCONYBALCONY1' - 6"4' - 6"(N) CONC SIDEWALK3' - 0"4' - 10"(N) WALL8' - 0"EXITDISCHARGE =183PATCHPLASTER,PAINT1' - 6 1/4"(N) PROPERTY LINE(N) STLGUARDRAIL(N) CONC RETAINING WALL16' - 10 1/2"EQEQ409 SFKITCHEN386 SFLIVING265 SFENTRY113 SFBEDROOM54 SFBATH285 SFM BEDROOM137 SFM BATH121 SFM CLOSET98 SFLAUNDRY93 SFNORTHVESTIBULE605 SFNORTHCORRIDOR523 SFSOUTHCORRIDOR61 SFELEV LOBBY239 SFWEST STAIR378 SFSOUTH ENTRY465 SFDINING/KITCHEN75 SFENTRY340 SFLIVING147 SFBEDROOM69 SFBATH93 SFLAUNDRY24 SF1/2 BATH99 SFENTRY416 SFKITCHEN/DINING342 SFLIVING141 SFBEDROOM109 SFM BATH84 SFCL/LAUNDRY22 SF1/2 BA36 SFENTRY92 SFFLEX SPACE296 SFKITCH/DINING322 SFLIVING68 SFSUN183 SFM BEDROOM97 SFM BATH116 SFCL/LAUNDRY39 SFBATH36 SFENTRY92 SFFLEX SPACE296 SFKITCH/DINING321 SFLIVING59 SFSUN176 SFM BEDROOM97 SFM BATH121 SFCL/LAUNDRY39 SFBATH291 SFKITCH/DINING320 SFLIVING68 SFSUN182 SFM BEDROOM97 SFM BATH116 SFCL/LAUNDRY284 SFKITCH/DINING334 SFLIVING60 SFSUN177 SFM BEDROOM97 SFM BATH121 SFCL/LAUNDRY161 SFBEDROOM161 SFBEDROOM63 SFCUST70 SFELEV67 SFFLEX SPACE67 SFFLEX SPACE5SD 3.2HEARTHSHELVINGLINE OF LOFT ABOVELINE OF LOFTABOVELINE OF SOFFITABOVE2ND LEVEL AREA: 953 SFLOFT AREA: 536 SFHEARTHCLOSETSOFFIT ABOVEHEARTH(e) ARCHMECHBALCONYUNIT 10:1301 SFUNIT 9:1698 SFUNIT 8:2067 SFUNIT 12:1489 SF2ND LEVEL AREA: 962 SFLOFT AREA: 536 SFUNIT 11:1498 SF2ND LEVEL AREA: 986 SFLOFT AREA: 401 SFUNIT 14:1387 SF2ND LEVEL AREA: 999 SFLOFT AREA: 401 SFUNIT 13:1400 SF2ND LEVEL AREA: 1111 SFLOFT AREA: 602 SFUNIT 16:1713 SF2ND LEVEL AREA: 1120 SFLOFT AREA: 602 SFUNIT 15:1722 SFOPERABLE GLAZINGSYSTEMOPERABLE GLAZINGSYSTEMUPHEARTHHEARTHCLO.CLOSHELVINGUPHEARTHMECH/ CLOSETUPUPUPUPBALCONYBALCONYBALCONYBALCONYBALCONYBALCONYBALCONYBALCONYBALCONY381 SFNORTHCORRIDOR61 SFELEV LOBBY239 SFWEST STAIR500 SFSOUTHCORRIDOR49 SFCUST115 SFSOUTH STAIR264 SFLIBRARY421 SFKITCH/DINING386 SFLIVING241 SFM BEDROOM142 SFM BATH117 SFM CLOSET40 SFCL/LAUNDRY113 SFBEDROOM57 SFBATH172 SFENTRY474 SFKITCH/DINING340 SFLIVING132 SFM BEDROOM75 SFM BATH90 SFM CLOSET15 SFLAUNDRY155 SFBEDROOM58 SFBATH84 SFENTRY415 SFKITCH/DINING338 SFLIVING141 SFBEDROOM111 SFBATH84 SFCL/LAUNDRY22 SF1/2 BA69 SFENTRY226 SFKITCHEN88 SFFLEX SPACE39 SFBATH367 SFLIVING/DINING68 SFSUN68 SFENTRY39 SFBATH88 SFFLEX SPACE227 SFKITCHEN367 SFLIVING/DINING59 SFSUN125 SFENTRY40 SFBATH78 SFFLEX SPACE204 SFKITCHEN366 SFLIVING/DINING94 SFSUN124 SFENTRY40 SFBATH78 SFFLEX SPACE203 SFKITCHEN366 SFLIVING81 SFSUN92 SFENTRY39 SFBATH93 SFFLEX SPACE217 SFKITCHEN363 SFLIVING/DINING68 SFSUN148 SFBEDROOM91 SFENTRY39 SFBATH91 SFFLEX SPACE212 SFKITCHEN375 SFLIVING/DINING60 SFSUN148 SFBEDROOM70 SFELEVLINE OF LOFTABOVESHELVINGLINE OF LOFT ABOVEHEARTHHEARTHHEARTHHEARTHDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\SD\Revit\2014-05-27 - TWR SD Mike.rvtThe Willson ResidencesJune 25, 2014COA-214-07Jim & Lois Syth1st and 2nd FLOOR PLANSCOAApplication200 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/8" = 1'-0"1st Floor Plan1 1/8" = 1'-0"2nd Floor Plan2101
DNgovCLOOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWLAUNDRYOPEN TOBELOWOPEN TOBELOWCEILINGBELOWCEILINGBELOWOPEN TOBELOWOPEN TO BELOWLIGHT WELLUNIT 18:875 SFUNIT 17:2278 SFCLOSETCLOSETHEARTHOPEN TO BELOWOPEN TO BELOWDNDNDNDNDNOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWLAUNDRYLAUNDRYLAUNDRYCLOSETBALCONY250 SFM BEDROOM98 SFM BATH251 SFM BEDROOM98 SFM BATH180 SFM BEDROOM67 SFCL/LAUNDRY85 SFM BATH262 SFM BEDROOM67 SFCL/LAUNDRY85 SFM BATH678 SFM BEDROOM65 SFCLOSET94 SFM BATH209 SFM BEDROOM65 SFCLOSET94 SFM BATH279 SFCORRIDOR62 SFELEV LOBBY241 SFENTRY109 SFLIBRARY329 SFKITCHEN180 SFDINING326 SFLIVING192 SFM BEDROOM95 SFM BATH99 SFMUDROOM/LAUNDRY/MECH142 SFSTUDY64 SFENTRY122 SFKITCHEN/DINING276 SFLIVING220 SFBEDROOM37 SFLAUNDRY82 SFBATH103 SFBATH198 SFBEDROOM244 SFWEST STAIR70 SFELEVOption ConflictBEDROOMOption ConflictBEDROOMDN65 SFLAUNDRY/MECH65 SFLAUNDRY/MECH1st Floor101' - 2 1/2"2nd Floor114' - 6 1/2"Loft Level124' - 3"Basement Level 088' - 8"1st Floor101' - 2 1/2"2nd Floor114' - 6 1/2"Loft Level124' - 3"Roof134' - 0 1/2"~44' - 6" ABOVE GRADE~49' - 0" ABOVE GRADEDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\SD\Revit\2014-05-27 - TWR SD Mike.rvtThe Willson ResidencesJune 25, 2014COA-314-07Jim & Lois Syth3rd FLOOR PLAN andBUILDING ELEVATIONSCOAApplication200 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/8" = 1'-0"3rd Floor Plan1 1/8" = 1'-0"North Elevation2 1/8" = 1'-0"South Elevation3102
1st Floor101' - 2 1/2"2nd Floor114' - 6 1/2"Loft Level124' - 3"Basement Level 088' - 8"~53' - 0" ABOVE GRADE~47' - 6" ABOVE GRADE~42' - 6" ABOVE GRADE1st Floor101' - 2 1/2"2nd Floor114' - 6 1/2"Loft Level124' - 3"Roof134' - 0 1/2"~48' - 0" ABOVE GRADE~42' - 6" ABOVE GRADE~41' - 6" ABOVE GRADEDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\SD\Revit\2014-05-27 - TWR SD Mike.rvtThe Willson ResidencesJune 25, 2014COA-414-07Jim & Lois SythBUILDING ELEVATIONSCOAApplication200 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/8" = 1'-0"East Elevation1 1/8" = 1'-0"West Elevation2 6" = 1'-0"WILLSON BUILDING DISCONNECT - WEST ELEVATION3103
PERIMETER STEEL RAILMOUNTED ON MASONRY BASEBELOWBRICK MASONRY WALL W/CMU CORE & PRECAST CONC.CAP5x5x1/4 TUBE STEEL POSTS,CAPPED AT TOP4" CONC. SLAB ON GRADE W/8" TURNED DOWN EDGERETAINING WALLWELD-ON STEEL PIN HINGES,SIZED FOR DOOR WEIGHTUNDER DRS1' - 0" MIN.PERIMETER STEEL RAILMOUNTED ON MASONRY BASEBELOWBRICK MASONRY WALL W/ CMUCORE & PRECAST CONC. CAPRETAINING WALL BEYOND4" CONC. SLAB ON GRADE W/8" TURNED DOWN EDGE6' - 0"5x5x1/4 TUBE STEEL POSTS,CAPPED AT TOP2' - 3"4' - 9"SIDE MAN DOOR W/ WELD-ONSTEEL PIN HINGES, SIZED FORDOOR WEIGHTPERIMETER STEEL RAILMOUNTED ON MASONRY BASEBELOWBRICK MASONRY WALL W/ CMUCORE & PRECAST CONC. CAPRETAINING WALL5x5x1/4 TUBE STEEL POSTS,CAPPED AT TOP4" CONC. SLAB ON GRADE W/8" TURNED DOWN EDGEPERIMETER STEEL RAILMOUNTED ON MASONRY BASEBELOWBRICK MASONRY WALL W/ CMUCORE & PRECAST CONC. CAPRETAINING WALL5x5x1/4 TUBE STEEL POSTS,CAPPED AT TOP4" CONC. SLAB ON GRADE W/8" TURNED DOWN EDGE11' - 4"6'-0" X 4'-0" WASTECONTAINER6" DIA PIPE BOLLARDS, 84" TOTALLENGTH, SET IN 36" DEEP x 18" DIA.CONC. FOOTING, CONC. FILLED W/ROUNDED TOP, TYP.BRICK MASONRY WALL W/ CMU CORE &PRECAST CONC. CAPSTEEL RAIL MOUNTED TO MASONRYWALL BELOWSLOPE TO PARKING GARAGE RAMPEDGE OF SIDEWALKPARKING GARAGE RAMP RETAININGWALL18" RETAINING WALL3'-0" MAN DOOR6" DIA PIPE BOLLARDS, 84" TOTALLENGTH, SET IN 36" DEEP x 18" DIA.CONC. FOOTING, CONC. FILLED W/ROUNDED TOP, TYP.15' - 0"DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\SD\Revit\2014-05-27 - TWR SD Mike.rvtThe Willson ResidencesJune 25, 2014COA-514-07Jim & Lois SythARCH/LANDSCAPE SITEPLAN, PHOTOMETRICS,DUMPSTER ENCLOSURECOAApplication200 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/4" = 1'-0"Dumpster Enclosure - North Elevation1 1/4" = 1'-0"Dumpster Enclosure - East Elevation2 1/4" = 1'-0"Dumpster Enclosure - South Elevation3 1/4" = 1'-0"Dumpster Enclosure - West Elevation4 1/4" = 1'-0"Dumpster Enclosure - Plan5 1" = 20'-0"ARCHITECTURAL SITE PLAN6 1" = 40'-0"Site Photometrics7104
102.0102.0100 .0100.0100.09 8 .098.098.098.09 6 .096.0 94.0
DNWEST MAIN STREETSOUTH THIRD AVEWEST BABCOCK STREETEXISTING PARKING LOTNEW CONC. ELECTRANSFORMER PAD(N) CONC. PARKINGGARAGE VEHICLE ENTRYRAMP(N) CONC. PARKINGGARAGE PEDESTRIAN STAIR(N) PROPOSED GASUTILITY METERLOCATION(N) EXTERIOR PATIOEXISTING RETENTIONPOND TO REMAIN(N) 18" H MASONRYRETAINING WALLSNEW 18" H MASONRYRETAINING WALLS,TYP. SET BACK FROMSIDEWALK 24"EXISTING BUILDING W/PROPOSED WORK(N) CANOPY ATENTRYEXISTING WEST WILLSONBUILDINGSIDEWALK TO PUBLIC WAY, SLOPEDAS REQUIRED FOR DRAINAGE(N) 7'-4" A.F.G. MASONRY SCREEN WALLW/ ELECT METERS MOUNTED ATINTERIOR SIDEONE WAY(N) PLANTING SCREEN, TYP.CONC. STOOP &SIDEWALK FROMWILLSON BUILDINGNEW PROPERTY LINE(E) CONC. SIDEWALKEXISTING CONC. SIDEWALKEXISTING CONC. SIDEWALK100' - 0"RAMPDOWN(N) CONC.SIDEWALKS& STEPS(N) CONC. RETAININGWALLS AT RAMP & STEPSDNDN(N) ADA RAMPCLR13' - 7"CLR3' - 8"(N) STREET TREE IN GRATE, TYP. AS REQ'D(E) OVERHEADPOWERLINE & LIGHTTO BE REMOVEDSTREET VISION TRIANGLE(N) DUMPSTER ENCLOSUREON CONC PAD,SEE DETAILSR 1 6 ' - 8 1 /2 "DNSOUTHPLAZA(N) MASONRYSCREEN WALLS(N) MASONRY ENCLOSUREAROUND DUMPSTER(N) GRILL AREAEXISTING STATUE50' - 0"50' - 0"(N) PLANTERS INMASONRY WALL, TYP.25' - 0"NEW 18" H MASONRY RETAINING WALLS,TYP. SET BACK FROM SIDEWALK 24"STREET VISION TRIANGLE40' - 0"40' - 0"PATIOGATEGATEEXIT GATEPATIOPATIOPATIOBALCONYBALCONYBALCONYBALCONYBALCONYDECK DECKDECKDECKA0.0333' - 0"7' - 0"7' - 0"10' - 5"DNDNDNDN(N) CODECOMPLIANT HANDRAIL, VERIFY W/OWNER PRIOR TOCONST., TYP.2COA-7(E) STREET LIGHT TO REMAIN(N)TREE IN GRATE(N) BENCHSEATING(N) MASONRY RETAININGWALL3COA-7(N) CITY STANDARD STREET LIGHT(N) CITY OF BOZEMANSTREET LIGHTDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtQ:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtThe Willson ResidencesAugust 7, 2014COA-614-07Jim & Lois SythSITE PLANCOAApplication300 W Main Street, Bozeman, Montana 1" = 20'-0"SITE PLAN1No. DescriptionDate105
WHWHWHWHWHWHWHDNDNDNDNDNUPDNCOA-1034COA-1012COA-106COA-107COA-105COA-1082COA-710COA-109COA-103COA-7FP(e) ARCHFPINFILLALIGNBALCONYBALCONYBALCONYUNIT C:1298 SFUNIT B:1346SFUNIT A:2076 SFUNIT E:1428 SFUNIT D:1444 SFUNIT G:1590 SFOPERABLE GLAZINGSYSTEMCLOSCLOSCLOSUNIT F:1605 SFDNUPDINING / KITCHENA101LIVINGA102ENTRYA 100 EBEDROOMA103BATHA104M BEDROOMA105M BATHA106M CLOSETA107LNDRY/MECHA108SOUTH CORRIDOR105ELEV LOBBY103WEST STAIR104 S1SOUTH ENTRY / STAIR106 S2DINING / KITCHENB101ENTRYB100LIVINGB102BEDROOMB103BATHB104LNDRY/CLSTB105BATHB106ENTRYC100KITCHEN / DININGC101LIVINGC102BEDROOMC104M BATHC105CL/LAUNDRYC106BATHC107ENTRYD100FLEX SPACED101KITCH/DININGD102M BEDROOMD105M BATHD106CL/LAUNDRYD107BATHD108ENTRYE100FLEX SPACEE101KITCH/DININGE102M BEDROOME105M BATHE106CL/LAUNDRYE107BATHE108KITCH/DININGF102M BEDROOMF105M BATHF106CL/LAUNDRYF107KITCH/DININGG102M BEDROOMG105M BATHG106CL/LAUNDRYG107CUST102BUILT-IN CABINETSELEV2HR SHAFT2HR ENCLOSURECLOSMECHFLEX SPACEF101ENTRYF100BATHG108FLEX SPACEG101ENTRYG100BATHF1081' - 6"4' - 6"(N) CONC SIDEWALK3' - 0"4' - 10"(N) WALL8' - 0"EXITDISCHARGE =183PATCHPLASTER,PAINT(N) PROPERTY LINE(N) STLGUARDRAIL(N) CONC RETAINING WALL16' - 10 1/2"EQEQCLOSETCLOSETCLOSETCLOSETCLOSETBALCONYBALCONYBALCONYDECKDECKDECKPATIOPATIOPATIOPATIOR A M PGRILLAREAELEC.METERCOURTEXITGATEGATEGATECLOSBUILT-INSBUILT-INSBUILT-INSDWREFDWREFINFILLBUILT-INSBUILT-INS BUILT-INSINFILLFPBUILT-INSBUILT-INSINFILLFPBUILT-INS BUILT-INSREFREFREFREFREFDWDWFPBUILT-INS BUILT-INSDWDWFPBUILT-INS BUILT-INSFPBUILT-INS BUILT-INSINFILLCLOSETBUILT-IN CABINETSNORTHSTOOPSOUTHSTOOPCHASECHASETRASHCHUTEMOPSINK(E) CHIMNEY AS A CHASE(E) CHIMNEYAS A CHASECHASECHASECHASECHASECHASECHASECHASELIVINGF103SUNF104LIVINGG103SUNG104BEDROOMF109BEDROOMG109LIVINGD103SUND104LIVINGE103SUNE104(N) FDC LOCATIONW/ HORN/STROBEABOVE @ 10'GMGMGMGMGMGAS METERLOCATION, SEEELEVATIONDWGS.HTRHTRHTRHTR(N) FIRE ALARM PANELHTR(N) CABT HEATER.(N) 12" DIA. EXHAUST DUCTEGRESSBARRIER GATE(2) INTERIOR RISERSPLAZA AREAEXISTING FLOOR HT TOREMAIN AT ENTRANCEEXISTING FLOORHT TO REMAINAT ENTRANCENORTH ENTRY101 NER A M P(N) CANOPY ABOVE(N) ENTRANCECANOPY ABOVELEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"BASEMENT LEVEL88' - 8"3' - 9"BASEMENTSTORAGE (N) GRADELEVEL ATBUILDING(N) CANOPY OVERENTRANCE2 (N) RISERS TO (N) RAISEDFLOOR LEVEL(E) FLOOR LEVEL TOREMAIN AT ENTRANCE(N) CODE COMPLIANT HAND RAIL,VERIFY W/ OWNER PRIOR TO CONST.,TYP.(E) LEVEL 1100' - 0"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"BASEMENT LEVEL88' - 8"MECH ROOMPARKING(E) FLOOR LEVEL ATENTRY TO REMAIN(N) COVERED ENTRYAT SOUTHENTRANCE(N) ADA RAMPBEYOND(E) SIDEWALKOPEN TO BEYOND(E) DOOR OPENING& FRAME TOREMAIN IN SAMELOCATION(N) ADA RAMP FROMEXISTING FLOORHEIGHT TO NEWFLOOR HEIGHTDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtQ:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtThe Willson ResidencesAugust 7, 2014COA-714-07Jim & Lois SythPLAN & SECTIONSCOAApplication300 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/8" = 1'-0"COA - FLOOR PLAN - LEVEL 11 1/8" = 1'-0"SITE - NORTH ENTRY SECTION2 1/8" = 1'-0"SITE - SOUTH ENTRY SECTION3106
LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"BASEMENT LEVEL88' - 8"GAS METER LOCATIONDIRECT VENT FORFIREPLACE, PAINT TO MATCH(E) BRICK MASONRY, TYP.(E) FASCIA INDENTATION TOREMAIN CONT. OVER ENTIRELENGTH OF (E) LOCATION OFPEDIMENT(N) GUTTER & DOWN SPOUTLOCATIONS, TYP.(E) STONE BRICK ARCHWAYSTO REMAIN, TYP.(N) CMU INFILL W/ STUCCO FINISHTO MATCH EXISTING SANDSTONE,INSET 2"-3" FROM FACE OFSANDSTONE BLOCK, TYP.(N) GUTTER & DOWN SPOUTLOCATIONS, TYP.(N) DORMER @ 3RD LEVEL(N) RIDGE SKYLIGHTS(N) DORMER @ 3RD LEVEL(N) GUTTER & DOWN SPOUTLOCATIONS, TYP.PARKINGENTRY(N) COVERED ENTRYLEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"(E) WDW TO BE HISTORICALLY RESTORED(E) WDW TO BE HISTORICALLY RESTORED(N) CMU INFILL W/ STUCCOFINISH TO MATCH (E)SANDSTONE BLOCK, TYP.(N) DORMER @ 3RD LEVEL(N) DORMER @ 3RD LEVEL(N) CMU INFILL W/ STUCCO FINISHTO MATCH (E) SANDSTONE BLOCK,TYP. @ BSMT LVL(E) WDWS TO BE HISTORICALLY RESTORED(N) ELEVATOR PENTHOUSELEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"BASEMENT LEVEL88' - 8"(E) LEVEL 1100' - 0"DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtQ:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtThe Willson ResidencesAugust 7, 2014COA-814-07Jim & Lois SythEXTERIOR ELEVATIONSCOAApplication300 W Main Street, Bozeman, Montana 1/8" = 1'-0"ELEVATION - EAST1 1/8" = 1'-0"ELEVATION - NORTH4No. DescriptionDate 1/8" = 1'-0"DEMOLITION ELEVATION - EAST3 1/8" = 1'-0"DEMOLITION ELEVATION - NORTH2107
LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"2' - 4"0' - 2"DIRECT VENT FOR FIREPLACE/ EXHAUST ,PAINT TO MATCH (E) BRICK MASONRY,TYP.(N) DORMER ELEVATOR PENTHOUSE(N) RIDGE SKYLIGHT(N) DORMER @ 3RD LEVEL(N) ROOF CRICKET(N) GUTTER & DOWN SPOUTLOCATIONS, TYP.(N) GUTTER & DOWNSPOUT LOCATIONS, TYP.(N) GUTTER & DOWNSPOUT LOCATIONS, TYP.LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"Loft Level124' - 3"HSFDCFDC LOCATION W/HORN STROBEABOVE & MAINDRAIN BELOW(N) WINDOWS IN (E) OPENINGS(N) ENTRY CANOPY(E) DOOR FRAME ANDOPENING TO REMAIN(N) GUTTER &DOWNSPOUT LOCATION,TYP.(N) GUTTER &DOWNSPOUT LOCATION,TYP.(N) METAL SIDING(N) METAL SIDINGLEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"(E) LEVEL 1100' - 0"DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtQ:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtThe Willson ResidencesAugust 7, 2014COA-914-07Jim & Lois SythEXTERIOR ELEVATIONSCOAApplication300 W Main Street, Bozeman, MontanaNo. Description Date 1/8" = 1'-0"ELEVATION - WEST1 1/8" = 1'-0"ELEVATION - SOUTH2 1/8" = 1'-0"DEMOLITION ELEVATION - SOUTH3 1/8" = 1'-0"DEMOLITION ELEVATION - WEST4108
LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"Loft Level124' - 3"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"Loft Level124' - 3"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"LEVEL 3126' - 6"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"Loft Level124' - 3"LEVEL 1101' - 2 1/2"LEVEL 2114' - 6 1/2"Loft Level124' - 3"1ST FLOOR100' - 0"3' - 1 3/4"1ST FLOOR100' - 0"(E) LEVEL 1100' - 0"1' - 11 3/4"DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSREVISIONSORIGINAL DRAWING SIZE: 30" x 42"PRELIMINARY.NOT FORCONSTRUCTION.Q:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtQ:\_Jobs14\07 The Willson Residences\5 CD\Drawings\2014-07-17 TWR - Mike.rvtThe Willson ResidencesAugust 7, 2014COA-1014-07Jim & Lois SythEXTERIOR ELEVATIONSCOAApplication300 W Main Street, Bozeman, MontanaNo. DescriptionDate 1/8" = 1'-0"ELEVATION - EAST INDENT - NORTH1 1/8" = 1'-0"ELEVATION - EAST INDENT - SOUTH2 1/8" = 1'-0"ELEVATION - WEST INDENT - NORTH3 1/8" = 1'-0"ELEVATION - WEST INDENT - SOUTH4 1/8" = 1'-0"DEMOLITION ELEVATION - WEST INDENT - NORTH5 1/8" = 1'-0"DEMOLITION ELEVATION - EAST INDENT - NORTH6 1/8" = 1'-0"DEMOLITION ELEVATION - EAST INDENT - SOUTH7 1/8" = 1'-0"DEMOLITION ELEVATION - WEST INDENT - SOUTH8 1/2" = 1'-0"Window Section - Historic9 1/2" = 1'-0"Window Section - New10109
DATE:
PROJECT #:REVISIONSORIGINAL DRAWING SIZE: 30" x 42"The Willson Residences
6/25/2014
14-07
Jim & Lois Syth
Site Plan
Submittal Main Street, Bozeman, Montana
No.Description Date This drawing is not intended nor shall it beused for construction purposes unless asigned professional stamp is affixed above.EngineeringC1.1Legend, NotesandAbbreviationsA3ABBREVIATIONSNEWSCHEDULE OF DRAWINGSWVEXISTINGDESCRIPTIONLEGENDSANITARY SEWER NOTESWATER NOTESSTORM DRAIN NOTESGENERAL NOTESVICINITY MAPJ:\2014\B14-021 Willson Lofts\CADD\CIVIL\DWG\B14-021-C1.1.dwg, 6/25/2014 11:36:06 AM, ACH
110
DATE:
PROJECT #:REVISIONSORIGINAL DRAWING SIZE: 30" x 42"The Willson Residences
6/25/2014
14-07
Jim & Lois Syth
Site Plan
Submittal Main Street, Bozeman, Montana
No. Description Date This drawing is not intended nor shall it beused for construction purposes unless asigned professional stamp is affixed above.EngineeringC2.1DemolitionPlanDEMOLITION PLANJ:\2014\B14-021 Willson Lofts\CADD\CIVIL\DWG\B14-021-C2.1.dwg, 6/25/2014 11:31:39 AM, ACH
111
DATE:
PROJECT #:REVISIONSORIGINAL DRAWING SIZE: 30" x 42"The Willson Residences
6/25/2014
14-07
Jim & Lois Syth
Site Plan
Submittal Main Street, Bozeman, Montana
No. Description Date This drawing is not intended nor shall it beused for construction purposes unless asigned professional stamp is affixed above.EngineeringC3.1Site GradingPlanSITE PLANJ:\2014\B14-021 Willson Lofts\CADD\CIVIL\DWG\B14-021-C3.1.dwg, 6/25/2014 11:31:43 AM, ACH
112
FINISHED FLOOR105.46 CIVIL PLANS101'-2.5" ARCHITECTURAL PLANSBASEMENT FINISHED FLOOR92.88 CIVIL PLANS88'-8" ARCHITECTURAL PLANS
FINISHED FLOOR105.46 CIVIL PLANS101'-2.5" ARCHITECTURAL PLANSDATE:
PROJECT #:REVISIONSORIGINAL DRAWING SIZE: 30" x 42"The Willson Residences
6/25/2014
14-07
Jim & Lois Syth
Site Plan
Submittal Main Street, Bozeman, Montana
No. Description Date This drawing is not intended nor shall it beused for construction purposes unless asigned professional stamp is affixed above.EngineeringC4.1GradingDetailsDETAIL 1C4.1DETAIL 2C4.1DETAIL 3C4.1J:\2014\B14-021 Willson Lofts\CADD\CIVIL\DWG\B14-021-C4.1.dwg, 6/25/2014 11:31:53 AM, ACH
113
MAIN STREET
DATE:
PROJECT #:REVISIONSORIGINAL DRAWING SIZE: 30" x 42"The Willson Residences
6/25/2014
14-07
Jim & Lois Syth
Site Plan
Submittal Main Street, Bozeman, Montana
No. Description Date This drawing is not intended nor shall it beused for construction purposes unless asigned professional stamp is affixed above.EngineeringC4.2DetailsTYPICAL SIDEWALK JOINT SPACING DETAIL 1C4.2TYPICAL TOOLING JOINT DETAIL 2C4.2TYPICAL TREE AND GUARD DETAIL 3C4.2TREE GRATE SUPPORT DETAIL 4C4.2TREE PLANTING DETAIL 5C4.2SIDEWALK DETAIL7C4.2ROOF DRAIN DOWNSPOUT DETAILC4.26CONCRETE SLAB DETAIL8C4.2J:\2014\B14-021 Willson Lofts\CADD\CIVIL\DWG\B14-021-C4.2.dwg, 6/25/2014 11:32:04 AM, ACH
114
Bozeman Recreation & Parks Advisory Board
P.O. Box 1230 · Bozeman, MT · 59771
Park Plan Review
SUBJECT: Willson Residences
PLANNER: Tom Rogers
FROM: Subdivision Review Committee
DATE OF REVIEW: 8/8/2014
COMMENTS:
Applying the density cap to the 39,800ft2 lot generates a 0.329 acre parkland
requirement.
Given the unavailability of on-site park space and the B-3 zoning, cash-in-lieu is the
default solution.
An appraisal to determine the cash-in-lieu amount has not yet been done.
RECOMMENDATION:
Review the appraisal when completed and accept cash-in-lieu if the amount is deemed
acceptable.
FISCAL EFFECTS:
TBD
ALTERNATIVES:
N/A
Respectfully submitted,
Sandy Dodge, Chair, Subdivision Review Committee
115
Page 1 of 55
Z-14190, Administrative Design Review for the WILLSON RESIDENCES
Date: CITY COMMISSION meeting is on AUGUST 25, 2014
Project Description: The adaptive reuse of the former Gallatin County High School, also
known as East Willson School, into residential condominium units.
Project Location: The property is located at 300 West Main Street, legally described as Lot
1A of the Amended Plat of Story’s Addition Located in the Northeast One-Quarter (NE ¼) of
Section 12, Township Two South (T2S), Range Five East (R5E), PMM, City of Bozeman,
Gallatin County, Montana.
Recommendation: Approval with conditions
Report Date:
Administrative Design Review (ADR) Staff:
Courtney Kramer, Historic Preservation Officer
Wendy Thomas, Director of Community Development
Brian Krueger, Development Review Manager
EXECUTIVE SUMMARY
Unresolved Issues
The applicants have indicated a desire to revise the design for the ADA entrance at the south
end of the building, in order to preserve the original design and proportion of this entrance.
Due to time constraints, revised drawings were not available during review of this
application. Staff has asked that the necessary drawings be included in the Final Plan or
Building Permit application.
Project Summary
With the review below, the application substantially satisfies the requirements of the
Municipal Code. Staff has recommended Conditions of Approval where necessary to
mitigate adverse effects of components of the proposed design, clarify information or specify
additional information to be included in a Final Plan application.
TABLE OF CONTENTS
Z-14190, ADMINISTRATIVE DESIGN REVIEW FOR THE WILLSON RESIDENCES... 1
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
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Z-14190, Administrative Design Review Memo for the WILLSON RESIDENCES
Page 2 of 55
Project Summary ................................................................................................................. 1
SECTION 1 - MAP SERIES .................................................................................................... 4
SANBORN FIRE INSURANCE MAPS ............................................................................ 4
1904 Sanborn Fire Insurance Map ............................................................................................ 4
1957 Sanborn Fire Insurance Map ............................................................................................ 5
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 6
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 6
SECTION 5 – STAFF REVIEW OF THE PROJECT ............................................................. 7
Standards for Certificates of Appropriateness, Section 38.16.050, BMC .......................... 7
A. All work performed in completion of an approved Certificate of Appropriateness shall be
in conformance with the most recent edition of the Secretary of Interior’s Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring
and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of
the Interior, National Park Service, Cultural Resource Stewardship and Partnerships,
Heritage Preservation Services, Washington, D.C. (available for review at the Department of
Planning). .................................................................................................................................. 8
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: .. 9
1. Height;............................................................................................................................. 9
2. Proportions of doors and windows; .............................................................................. 12
Windows for the 1901-02 building ............................................................................... 12
Windows for the 1913-14 building: .............................................................................. 19
Doors for the 1901 building: ......................................................................................... 25
Doors for the 1913 building: ......................................................................................... 27
3. Masses and Spaces; ................................................................................................. 28
Masses and spaces for the overall property: ................................................................. 28
Masses and spaces for the 1901 building:..................................................................... 30
Masses and spaces for the 1913 building:..................................................................... 32
4. Roof shape; ................................................................................................................... 36
Roof for the 1901 building:........................................................................................... 36
Roof for the 1913 building:........................................................................................... 39
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Z-14190, Administrative Design Review Memo for the WILLSON RESIDENCES
Page 3 of 55
5. Scale; ............................................................................................................................. 40
6. Directional expression; ................................................................................................. 40
7. Architectural details; ..................................................................................................... 40
8. Concealment of non-period appurtenances, such as mechanical equipment; and ........ 41
9. Materials and color scheme. ......................................................................................... 41
C. Contemporary, nonperiod and innovative design of new structures and additions to
existing structures shall be encouraged when such new construction or additions do not
destroy significant historical, cultural or architectural structures, or their components, and
when such design is compatible with the foregoing elements of the structure and the
surrounding structures. ............................................................................................................ 41
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. ................................................................................................................................ 41
E. Conformance with other applicable development standards of this title. ......................... 42
F. Tax abatement certificate of appropriateness applications are also reviewed with the
procedures and standards established in chapter 2, article 6, division 2. ................................ 42
The Design Guidelines for Historic Preservation and the Neighborhood Conservation
Overlay District Review Criteria ...................................................................................... 42
APPENDIX A: HISTORY OF EAST WILLSON SCHOOL, HISTORIC SIGNIFICANCE
AND CHARACTER DEFINING FEATURES ..................................................................... 42
Historic Significance and Character Defining Features of East Willson School .............. 42
1904 Sanborn Fire Insurance Map .......................................................................................... 52
1912 Sanborn Map .................................................................................................................. 52
1927 Sanborn Map .................................................................................................................. 53
1943 Sanborn Map .................................................................................................................. 54
1957 Sanborn Map .................................................................................................................. 55
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Z-14190, Administrative Design Review Memo for the WILLSON RESIDENCES
Page 4 of 55
SECTION 1 - MAP SERIES
SANBORN FIRE INSURANCE MAPS
1904 Sanborn Fire Insurance Map
119
Page 5 of 55
1957 Sanborn Fire Insurance Map
120
Page 6 of 55
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
Relaxations have been requested from the following sections.
1) Sections 38.24.090.C, and 38.25.020.A Bozeman Municipal Code (BMC) drive access
requirements and compact parking stalls respectively.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the adaptive reuse development. Additional
conditions may apply to the subdivision of the property being processed concurrently with
this planned unit development.
Recommended Conditions of Approval:
1. A final materials and color palette shall be submitted for approval prior to issuance of
Building Permit for the new construction. The materials and selected colors shall include
the following specific details:
a. Window glass material and color
b. Window system material and color
c. Location of new windows within masonry wall openings
d. The division of replacement windows shall match the division planned by the
original architect or reflect the evidence of historic windows remaining in the
building.
e. Material and color of all exterior doors
2. In accordance with Section 38.16.080.A.2 and A.5 BMC, documentation for this project shall include a Historic American Buildings Survey (HABS) II recordation of the Willson
School building and site. One digital copy of the large format photography required with
HABS II documentation shall be provided to Bozeman’s Historic Preservation Officer for
review prior to approval of the demolition permit. The final packet of HABS II
recordation, including three paper copies and two digital copies, shall be submitted to the Department of Community Development prior to issuance of an Occupancy Permit. One
copy will remain with the City of Bozeman and the two remaining paper copies
distributed to public repositories of information which may include the Montana
Historical Society and Montana State University’s Special Collections and Archives.
Spaces to be photographed shall include:
a. Overall photographs of the property in its setting
b. Close-up of north and south facades of the connector between the 1901 East
Willson School and the 1937 Willson School
c. Detail photographs of the historic building materials, including, but not limited to:
i. Stone foundation
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Z-14190, Administrative Design Review Memo for the WILLSON RESIDENCES
Page 7 of 55
ii. Brickwork, terra cotta, sandstone detailing
iii. Concrete foundation
d. The north façade- 1901 portion of the building
i. Overall photograph
ii. Close-up photograph of an example of the standard sandstone windowsill,
terra cotta and brickwork to be removed below windows in subordinate
wings
iii. Close-up photograph of an example of the terra cotta and brickwork to be
removed above windows in the central block
e. The east façade- 1901 portion of the building
i. Overall photograph of the east façade (may need to be done in portions,
depending on trees).
ii. Close-up photograph of large windows on the central block to be modified
iii. Overall photograph of the east façade of the subordinate wing
1. Close up photograph of the doorway and sandstone header to be
removed
2. Close up photograph of the gable pediment to be removed
f. East façade- 1913 portion of the building
i. Overall photograph of the east façade
ii. Close-up photograph of the masonry between the 2nd and 3rd floor to be
removed
g. The south façade
i. Overall photograph of the east façade
ii. Close-up photograph of the stair-step windows to be removed
h. The west façade
i. Overall photograph of the west façade
i. Interior public spaces, including
i. Example of hallway to be modified
ii. Example of staircase in 1901 building
iii. Overall photograph of the auditorium space
iv. Close-up photograph of the remaining proscenium arch in the auditorium
v. Close-up photograph of remaining prismatic windows
vi. Example of staircase in 1913 building
SECTION 5 – STAFF REVIEW OF THE PROJECT
Standards for Certificates of Appropriateness, Section 38.16.050, BMC
Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness
approval for proposed alterations.
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A. All work performed in completion of an approved Certificate of
Appropriateness shall be in conformance with the most recent edition of the Secretary
of Interior’s Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published
1995), published by U.S. Department of the Interior, National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services, Washington,
D.C. (available for review at the Department of Planning).
The application proposes adaptive reuse of the 1901-02 and 1913-14 portions of the Willson
School Complex as private residential condominiums. An extensive history of the 1901-1902
Gallatin County Free High School, and the 1913-14 Gallatin County High School Addition is
included in Appendix A of this document. The property is listed on the National Register of
Historic Places and is of extraordinary historic significance within the City of Bozeman and
Gallatin County.
As an adaptive reuse project, the Secretary of the Interior’s (SOI) Standards for
Rehabilitation, codified as 36 CFR 67, are the appropriate criteria through which to consider
the project. A link to the National Park Service’s website for the SOI Standards for
Rehabilitation is available here: http://www.nps.gov/tps/standards/rehabilitation.htm
The SOI Standards for Rehabilitation are:
Rehabilitation Standard #1: A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building
and its site and environment.
Rehabilitation Standard #2: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
Rehabilitation Standard #3: Each property shall 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 architectural elements from other buildings, shall not be undertaken.
Rehabilitation Standard #4: Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
Rehabilitation Standard #5: Distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a historic property shall be preserved.
Rehabilitation Standard #6: Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features shall be
substantiated by documentary, physical, or pictorial evidence.
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Rehabilitation Standard #7: Chemical or physical treatments, such as sandblasting, that
cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
Rehabilitation Standard #8: Significant archeological resources affected by a project
shall be protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
Rehabilitation Standard #9: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the property and its
environment.
Rehabilitation Standard #10: New additions and adjacent or related new construction shall 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 owner and applicant do not intend to utilize federal Tax Credits for Historic
Preservation or the City of Bozeman’s Tax Abatement for Historic Preservation.
The Bozeman Municipal Code calls for Certificate of Appropriateness review of
modifications to historic interior spaces when those spaces are frequented by the public.
COA review was not enacted for the historic public spaces in the 1901 and 1913 portions of
Gallatin County High School for two reasons; first, the public spaces like the second floor
auditorium and basement cafeteria have been heavily modified through the construction of
interior partition walls; and second the space has been shuttered from public access for
nearly two decades. As a result, the City’s design review of the project is limited to the
building’s exterior envelope.
Where the proposed modifications are inconsistent with the SOI Standards for
Rehabilitation, the item is called out in the review below and a Condition of Approval
recommended to mitigate the impact of an adverse effect on the building’s character
defining features.
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 land below East Willson School slopes from south to north, with a higher elevation at
the rear of the building along West Babcock Street.
The 1901 portions of the building have a maximum height of 53 feet from grade to the roof
ridge above the primary entrance. Willson designed the 1913 addition to be shorter by
utilizing a hipped roof, which also flattened out the roof so that skylights could be created
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above the auditorium space. This area has a maximum height of 47 feet and six inches above
grade. The parapet above the southern entrance is shorter still, at 42 feet six inches above
grade.
The application does not propose modifications in the building’s height, which Staff finds
appropriate.
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Proposed elevation, as seen from South Third Avenue looking west.
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2. Proportions of doors and windows;
Windows for the 1901-02 building
CS Haire designed the 1901 portions of Gallatin County High School with windows set
symmetrically on all facades. All of the window openings in this building are set singly in
individual openings in the brick. The property’s National Register nomination described the
building’s windows as follows:
“The central projecting bay is two-and-one half stories high with a pedimented dormer with
a fan light in the tympanium set in the center of the hipped roof. Window openings are
rectangular on the first floor, arched on the second, and square in the half-story…”
Historically, most of the windows in the 1901 portion of the building were 1/1 hung
windows. The School District boarded most of the window openings over, and installed
small hopper window units in an effort to improve energy efficiency. The original window
openings, and in some cases the original windows themselves, are present behind the exterior
material.
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The application proposes to restore the fanlight windows on the North façade, and install
storm windows on the interior of the window in order to increase energy efficiency of these
unique window units. This approach is commendable, and is consistent with the following
Secretary of the Interior Standards:
Rehabilitation Standard #5: Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
Rehabilitation Standard #6: Deteriorated historic features shall be repaired rather than
replaced. Where the severity of deterioration requires replacement of a distinctive
feature, the new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
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This application proposes changes to the proportions of the window openings on the 1901
portion of the building. The most significant change will be in the facades of the subordinate
wings, where the brick column between the window openings is demolished, along with the
sandstone window sill and some area below the windowsill. The brick window headers, egg
and dart molding and terra cotta vents will remain intact.
This modification is proposed in order to create an opening large enough for two windows
and a door onto the proposed balconies. The application materials indicate that this feature is
necessary in order to create sale-able residential condominium units and provide sufficient
natural light into north-facing residential spaces.
To mitigate the removal of this historic material, the applicant proposes to store the removed
bricks, terra cotta details and sandstone windowsills on site. Some bricks may be used for
repairs to deteriorated materials as necessary.
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The application also proposes to enlarge the central two windows on the north façade for the
same reason. The opening for these square windows will be made longer by removing the
sandstone windowsill and some of the decorative brickwork below the window. The
application also proposes to enlarge the size of all of the windows on the north façade’s third
floor by removing material above the window header to increase the size of the window
opening.
This modification is proposed in order to create an opening large enough for two windows
and a door onto the proposed balcony. The application materials indicate that this feature is
necessary in order to create sale-able residential condominium units and provide sufficient
natural light into north-facing residential spaces.
To mitigate the removal of this historic material, the applicant proposes to store the removed
bricks, terra cotta details and sandstone windowsills on site. Some bricks may be used for
repairs to deteriorated materials as necessary.
Basement windows in the north façade provided light and ventilation to the original
gymnasium and other utilitarian spaces in the school’s basement. The application proposes to
fill these window openings with Concrete Masonry Units (CMSUs with integral-color cementitious stucco applied. The CMUs will be installed two inches back from the façade, in
order to preserve the rhythm of punctures in the stone foundation. The application proposes
to install the CMUs in a manner that, if removed in the future, would not damage the historic
stone material.
Infill of the windows is proposed in conjunction with increasing the grade around the
building, in order to create positive drainage away from the building. The increased grade is
also proposed in order to enable construction of staircases, patios and retaining walls on the
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north side of the property, which will connect the revitalized building with the pedestrians on
West Man Street.
Windows located on the central massing of the 1901 building are visible on the east and west
facades. On the second floor, the long windows once lit a large second floor Study Hall. The
application proposes to enlarge the two openings by demolishing the brick central portion
and elongating the windows down by demolishing the window sill and decorative brick
work. This modification is proposed with modifications to the roof over this portion of the
1901 building and construction of a third floor roof dormer and related window system for a
new dwelling unit on the third floor. The modifications to the roof are discussed here in this
staff report.
On the Main floor, the brick between the two windows will remain, but the windows would
be elongated by again removing the sandstone window sill and some brick work below the
window. These modifications are proposed in order to enable installation of doors in the
window openings and access to a proposed balcony.
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The east and west facades of the subordinate wings of the 1901 building present three bays.
In the outer bays, windows are arranged in relationship to the floor space for the Main and
Second floor classroom spaces. The application proposes to preserve the proportions of these
window openings
In an example of “form follows function,” the original window openings in the central bay
correspond with the staircase landings behind the facade rather than with the floor heights of
adjacent classrooms. The existing windows are centered above a secondary doorway that
enters the building from the east onto a stair landing. The application proposes to completely
demolish the brick, terra cotta and sandstone windowsills of the existing façade.
The application proposes these modifications in order to construct new window openings in
relationship to the new floor spaces behind the windows. The staircases will be removed and
new floor heights aligned with those of the former classrooms in order to provide additional
square footage for new residential units.
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The application proposes to develop new residential spaces in the central bay by demolishing
the existing façade and constructing an addition to the façade of the central bay. The new
construction proposed in the central bay is discussed below, under “Building Masses and
Spaces” (link). The east façade of the new construction will primarily be glass, with window
systems remaining to be fully determined by the applicant. The clarification of the color of
the glass and type of window system proposed is recommended to occur prior to Building
Permit, as outlined in recommended Condition of Approval #1.
The proposed expansion of the window openings for the 1901 building are inconsistent with
the following review criteria:
Secretary of the Interior’s Rehabilitation Standards:
• Standard #2: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
• Standard #9 (emphasis added): New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity of the
property and its environment.
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• Standard #10: New additions and adjacent or related new construction shall 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.
Bozeman Design Guidelines for Historic Preservation, Chapter 1 “Rehabilitation Guidelines
for Historic Properties”:
Windows
1. Preserve the functional and decorative features of a historic window.
2. Preserve the position, number and arrangement of historic windows in a building wall.
3. Preserve the size and proportion of a historic window opening.
4. Preserve the historic ratio of window openings to solid wall on a primary façade.
5. Match a replacement window to the original in its design.
To mitigate the removal of this historic material, the applicant proposes to store the removed
bricks, terra cotta details and sandstone windowsills on site. Some bricks may be used for
repairs to deteriorated materials as necessary.
The application proposes installation of new window systems in all window openings. The
application does not include information about the final window material, color and location
within the wall opening. Staff recommends this information be detailed as part of Condition
of Approval #1.
In order to further mitigate the demolition of the east façade and the expansion of window
openings, Staff recommends photographic documentation of façade prior to demolition as
Condition of Approval #2.
Windows for the 1913-14 building:
Windows in the 1913 building generally align at the sill and header with those in the 1901
building. On the central block of the east façade, the windows are symmetrical arranged in a
group of three windows in the first bay, four windows in the second (middle) bay, and three
windows on the third bay.
Windows on the second floor of this portion of the building were either triple hung, or double
hung with a fixed sash above. The top sash included prismatic glass, which refracted light
into the auditorium space and provided extensive daylight for the space. Initial demolition
indicates that the top sash of the windows, the portion with prismatic glass, remains in the
building.
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On the Main floor, the windows were also of a 1/1 hung configuration, with different
division patterns in the upper sash. The application materials do not indicate the historic
window design to this degree of detail. The original design is available on the original design
drawings.
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The application proposes to extensively modify these window openings on the Main and
Second floors, by demolishing everything in the window opening (windows, brick and
sandstone windowsill) in order to construct cantilevered additions out of the window
openings. The brick arched window header will remain intact. The cantilevered additions are
reviewed below, under “Building Mass and Scale” (link). The east façade of the cantilevered
additions will be finished in window systems which open onto balconies. The application
does not include information about the final window or window system material and color.
Staff recommends this information be detailed as part of Condition of Approval #1.
Due to the site’s grade change (a slope from south to north), the 1/1 basement windows were
historically partially exposed, which provided ample natural light to the classroom and
cafeteria spaces in the basement. These windows also appear to have been designed to have
interior division of glass panes.
As on the 1901 portion of the building, the application proposes to fill these window
openings with Concrete Masonry Units (CMSUs with integral-color cementitious stucco
applied. The CMUs will be installed two inches back from the façade, in order to preserve
the rhythm of punctures in the stone foundation. The application proposes to install the CMUs in a manner that, if removed in the future, would not damage the historic stone
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material. Infill of the basement windows is proposed for the same reason as on the north side
of the building.
The application proposes to restore windows and reconfigure window locations in the south entrance tower. On the east façade, a small window on the third floor, originally used to provide natural light in the dressing rooms above the stage, is proposed to be expanded
downward. The other window openings on the east façade of the south entrance tower will
remain in their historic proportions.
The application proposes to reconfigure window locations on the south façade of the building.
On the central block of the 1913 building, the application proposes to open two blind brick
insets on the second floor in order to introduce windows matching those below. This
modification is planned in order to provide windows and egress from the residential spaces
behind the façade. The remaining windows will be reconstructed as originally designed.
On the south entrance tower, single width windows punctuate the façade in a stair step
pattern which follows the function of stairs flanking the doorway on the interior. The
application proposes to infill these windows and cut two new double window openings in alignment with the new floor heights floor and below the existing third floor window
openings. The application proposes these modifications in reflection of the new residential
spaces being created in the former stairwell behind the façade, and in order to provide light,
ventilation and egress into bedroom spaces.
Horizontal windows above the stairs provided natural light to the dressing rooms adjacent to the auditorium stage. The application proposes to elongate these windows in for the same
reasons described above.
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Five long windows above the stairs backlight the auditorium stage. The application proposes
to preserve the original proportion of these window openings and install new window units in
the openings.
In order to clarify the material, color and installation location of the new windows, Staff has
requested these details be provided as part of recommended Condition of Approval #1.
Removal of the brickwork between floors on the central block of the 1913 building, the filling of window openings in the basement, as well as expansion and reconfiguration of
windows on the south entrance tower, are inconsistent with the following Secretary of the
Interior’s Rehabilitation Standards:
• Standard #2: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
• Standard #9 (emphasis added): New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity of the
property and its environment.
• Standard #10: New additions and adjacent or related new construction shall 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.
And from Chapter 1, “Rehabilitation Guidelines for Historic Properties”:
Commercial additions:
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3. An addition should not damage or obscure architecturally important features.
In order to further mitigate the demolition of the east façade and the expansion of window
openings, Staff recommends photographic documentation of façade prior to demolition as
Condition of Approval #2.
Doors for the 1901 building:
As constructed in 1901-02, the entrance to Gallatin County High School appears to have
been set well back from the building’s façade, in a deep entry vestibule. The doors were
accessed by a flight of steps which were constructed of cut sandstone. This doorway was
enclosed at some point, and this application proposes to reconstruct a pedestrian entrance
from West Main Street to the school’s front doors.
The application proposes to reconstruct the original front doors based on the materials and
general characteristics depicted on the original construction documents. The original proportions
of the entryway will be retained, which is an approach consistent with the Secretary of the
Interior’s Standards and should be applauded.
The application also proposes the installation of new doors as part of the expanded window
system. These doors will open onto proposed exterior balconies. The color and materials of new
exterior doors remains to be finalized by the applicant, and so should be detailed as part of
recommended Condition of Approval #1.
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The application proposes to remove the doors on the subordinate wing of the east façade, in
conjunction with extensive modification of this bay. This modification is proposed in order to
enable change of this space from a stairwell into interior living space.
The proposed demolition of the east door of the 1901 building is inconsistent with the
following review criteria:
Secretary of the Interior’s Rehabilitation Standards:
• Standard #2: The historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
• Standard #9 (emphasis added): New additions, exterior alterations, or related new
construction shall not destroy historic materials that characterize the property. The
new work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
• Standard #10: New additions and adjacent or related new construction shall 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.
From Bozeman’s Design Guidelines for Historic Preservation, Chapter 1, “Rehabilitation
Guidelines for Historic Properties”:
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Doors
9. Preserve the decorative and functional features of a primary entrance.
10. Maintain the original proportions of a significant door.
11. When a historic door is damaged, repair it and maintain its general historic appearance.
12. When replacing a door, use a design that has an appearance similar to the original door,
or a door associated with the style of the house or commercial building.
13. When replacing a door, use a design that has an appearance similar to the original door,
or a door associated with the style of the house or commercial building.
14. If energy conservation and heat loss are a concern, consider using a storm door instead
of replacing a historic entry door on a residential building.
To mitigate the loss of this doorway, the application proposes to store the doors and
sandstone door header on site.
In order to further mitigate the demolition of the east façade and the expansion of window
openings, Staff recommends photographic documentation of façade prior to demolition as
Condition of Approval #2.
Doors for the 1913 building:
Presently, the only doors on the east façade of the 1913 addition are in the basement. These
double doors were installed in the building to provide access to the basement. The applicant
is proposing to reuse this opening as vehicular access to the parking in the basement, and
install an overhead aluminum door in order to secure the entry. Staff finds the proposed
aluminum door appropriate for this portion of the building.
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Originally, the double doors in the south entrance tower provided a second main entrance,
which was flanked by interior stairs providing access to auditorium located on the second
floor of the 1913 addition. This application proposes to locate the property’s ADA accessible
entrance at this door, which is discussed further under “Relationship of building masses and
spaces.” The applicants have graciously agreed to modify the proposed ADA entrance to
enable preservation of the original proportions of this entry. Due to time constraints, the
revised drawings were not available during Staff review of the application materials. Staff
recommends Condition of Approval #3 to verify that this modification be shown on the Final
Site Plan or Building Permit application.
3. Masses and Spaces;
Masses and spaces for the overall property:
The 300-400 block of West Main Street served as the location of High School education for
Bozeman and Gallatin County between the opening of the school in 1902 and the opening of
Bozeman Senior High School in 1957. Despite differences in architectural vocabulary,
materials and building technology, the three buildings (1901-02, 1913-14 and 1937-39)
reflect the community’s continued investment in education. This is why all three buildings
are listed on the National Register of Historic Places as a single listing.
The block surrounding the three buildings constitutes a landscape which relates to the
historic development of the schools. This application proposes modifications to the grading,
terracing and landscaping of the eastern end of the block.
On the north façade, the application proposes to construct a retaining wall to increase the
grade against the building. In order to do so, the application proposes the removal of large
evergreen trees anchoring either end of the north façade. The roots of these trees are causing
damage to the building.
The proposed retaining wall will be set away from the building’s foundation, with
landscaping plants installed in the subsequent planting bed which will anchor the building’s
foundation. The new staircase leading to the north entrance will be integrated into the
retaining wall, and lead down to a plaza.
The substantial plaza will be set at grade level. A flight of stairs at either end of the plaza will
lead down to a sidewalk leading past the existing statue of Malcom Story to another flight of
steps to the existing concrete sidewalk.
All new stairs, patios and retaining walls will be constructed of poured concrete.
The application proposes to reuse an existing delivery driveway from South Third Avenue
into the basement for vehicular access into the basement parking area. The property’s
garbage container and screening will also be located at the mouth of this drive access. The
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application proposes the removal of non-historic roofing material that currenty covers the
drive access, and proposes to ensure vehicle access by heating the drive access. The
continued use of this drive access is preferable to the cutting a new opening in the foundation
of the 1913 buildng.
This application proposes to locate the property’s ADA accessible entrance at the south stair
tower door, with a roof to cover the entrance.
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Masses and spaces for the 1901 building:
The application proposes modifications which will increase the mass of the roof of the 1901
building. This modification is evaluated under “Roof shape” (link).
The application also proposes to demolition of the central bay of the subordinate east and
west wings, as discussed under “Proportion of windows and doors” (link). Demolition of the
central bay is proposed in order to construct an addition which will fill the void and come
forward of the 1901 building’s wall plane. Windows are proposed parallel to the building
wall, while metal panels will sheathe the addition’s north and south facades. The proposed
modification is not duplicated on the west façade due to the presence of a property line and a
required five foot side yard setback.
The application proposes to bring the new addition forward of the 1901 building wall plane because, “The unique conditions of this project have resulted in a preservation approach that
treats the primary façade and most of the 1903 building in a traditional manner, and a more
adaptive re-use approach for the 1913 portion of the building. However, as a result of the
amount of proposed change at the east stairwell location in the 1903 building, we feel that a significant departure from traditional material and pattern is appropriate and as such it has
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been designed, and proposed to be constructed, so as to be clearly differentiated from the
historic building. An overarching goal of this project is to maximize salable square footage.
The design also includes a projection that creates additional critical square footage. The projection will tuck under the existing eave, preserving the brackets and adjacent material to the greatest extent possible.”
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The application also proposes the construction of a gable dormer on the central block of the
1901 building. This is proposed in conjunction with expanding the windows (link) and
modifying the roof line (link).
Masses and spaces for the 1913 building:
The application proposes significant modifications to the massing of the 1913 building. As
discussed under “Proportion of windows and doors” (link), the application proposes
demolition of the windows and brick material, as well as sandstone windowsills. This
demolition is proposed in order to facilitate the construction of cantilevered additions which
are proposed to extrude past the face of the 1913 building.
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The exterior materials of the addition walls, balcony floor decks, balcony railings and other
related new materials have not been finalized by the applicant. Staff recommends these
details be included in Condition of Approval #1.
The application proposes to modify the south stair tower entrance of the 1913 portion of the
building in order to meet the accessibility requirements of the Americans with Disability Act.
The original proportions of the door will be preserved and retained. The existing concrete
stoop will be removed and a new concrete stoop, steps, planters and ADA ramp will lead up
to the South entry door.
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4. Roof shape;
Roof for the 1901 building:
The main roof of the 1901 Gallatin High School building was designed with a hipped roof
with a 6 over 12 roof pitch. Smaller hipped and front-gable roofs, all with the same roof
pitch, cascade down from the main ridges, over the 4th floor dormer on the north façade and
over the subordinate wing gable ends. The hipped roof originally extended south, covering
the large study room/ library of the 1901 portion of the building.
This application proposes to remove the hipped roof over the southern portion of the 1901
building, which once sat above the study hall. The application proposes to replace the hipped
roof with a gable roof, also of a six over twelve pitch, terminating in the roof of the 1913
building. These modifications are proposed in order to provide interior space on the third
floor for hallways, the elevator and stair tower, and one dwelling unit on the east façade. This
proposed modification will modify the roof line of the front façade by adding bulk to the
secondary east-west ridge of the roof.
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The application also proposes to remove the gable pediment located on the roof above the
east and west doors in the subordinate wings of the 1901 building. The application proposes
to remove this feature in order to install a third floor dormer, in order to expand third floor
living areas.
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The dormer proposed on the east façade of the 1901 portion of the building is discussed
above, under “Building masses and spaces” (link).
The proposed modifications to the roof of the 1901 building are inconsistent with the
following review criteria:
Secretary of the Interior’s Rehabilitation Standards:
Applicable review criteria:
The SOI Standards for Rehabilitation are:
Rehabilitation Standard #2: The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
Rehabilitation Standard #9: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the property and its
environment.
Rehabilitation Standard #10: New additions and adjacent or related new construction shall 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.
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Bozeman Design Guidelines for Historic Preservation, Chapter 1 “Rehabilitation Guidelines
for Historic Properties”:
A. Character-Defining Features
1. Preserve and maintain significant stylistic and architectural features.
E. Rehabilitation of Historic Residential Properties
Additions to Residential Properties
10. Place an addition at the rear of a building or set it back from the front to minimize the
visual impacts.
11. A new addition should respect the mass and scale of the original structure.
12. The roof form of a new addition should be in character with and subordinate to that of
the primary building.
13. When constructing a rooftop addition, keep the mass and scale subordinate to the
primary building.
14. When adding a dormer, it should be in character with the primary structure’s design.
Roofs
15. Preserve the original roof form of a historic structure.
16. Preserve the original eave depth of a historic structure.
17. Minimize the visual impacts of skylights and other rooftop devices.
18. When planning a rooftop addition, preserve the overall appearance of the original roof.
19. Preserve original roof materials.
20. Avoid using conjectural materials or features on a roof.
21. New or replacement roof materials should convey a scale and texture similar to those
used traditionally.
In order to further mitigate the demolition of the east façade and the expansion of window
openings, Staff recommends photographic documentation of façade prior to demolition as
Condition of Approval #2.
Roof for the 1913 building:
The central block of Willson’s 1913 addition continued the use of a hipped roof, though it
incorporated two different pitches. The perimeter of the 1913 hipped roof was a seven over
12 pitch, while the central portion was nearly flat in order to accommodate large skylights
which once provided natural light to the second floor auditorium. While the shape of this roof
will remain unchanged, the application proposes to locate mechanical equipment on this roof.
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Given the scale of the building, the mechanical equipment will not be visible from the
sidewalk.
Willson used a nearly flat roof, camouflaged behind a Mission Revival style parapet, above
the south stair tower. The flat roof likely provided sufficient space above the stage for the
ropes, pulleys and other equipment found in the fly loft above the stage.
This application proposes no modifications to the roof of the south stair tower.
5. Scale;
Please see comments under “Building masses and spaces.”
6. Directional expression;
Historically, East Willson’s interior lobby was the intersection of the east-west axis running
from East Willson through the 1937 Willson building, as well as from East Willson north-
south through the 1913 addition. The removal of the connector between the 1901 and 1937
portions of the Willson Complex severs the east-west tie. This utilitarian space, however,
could easily be rebuilt from documentary photographs, as recommended in Condition of
Approval #2.
7. Architectural details;
The application clarifies that were not identified for demolition, the architectural detailing,
including brick work, terra cotta, metal soffits and sandstone windowsills, etc., will be
repaired in a manner consistent with the following Secretary of the Interior’s Standards for
Rehabilitation:
Rehabilitation Standard #2: The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
Rehabilitation Standard #3: Each property shall 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 architectural elements from other buildings, shall not be
undertaken.
Rehabilitation Standard #5: Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
Rehabilitation Standard #6: Deteriorated historic features shall be repaired rather than
replaced. Where the severity of deterioration requires replacement of a distinctive
feature, the new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
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Rehabilitation Standard #7: Chemical or physical treatments, such as sandblasting, that
cause damage to historic materials shall not be used. The surface cleaning of structures,
if appropriate, shall be undertaken using the gentlest means possible.
8. Concealment of non-period appurtenances, such as mechanical equipment; and
The application proposes direct vents for residential fireplaces, to be mounted on the east and
west facades of the building. The application materials note that, “fireplaces of multi-level
residential projects are typically vented through sidewalls. Other options require rated chases
and are not financially feasible.” These vents will be painted to match the brick.
9. Materials and color scheme.
Staff has included Condition of Approval #1 in order to give the applicants sufficient time to
finalize new materials and color scheme details.
C. Contemporary, nonperiod and innovative design of new structures and
additions to existing structures shall be encouraged when such new construction or
additions do not destroy significant historical, cultural or architectural structures, or
their components, and when such design is compatible with the foregoing elements of
the structure and the surrounding structures.
The application proposes to adaptively reuse a school building into residential condominium
units. The two uses are not mutually exclusive, though many modifications are proposed in
order to complete the transformation. An adaptive reuse project is always a balance between
restoration and preservation while enabling changes which bring new life to a building.
Where the application proposes modifications which will destroy character defining features
of the 1901 or 1913 building, Staff has recommended Condition of Approval #2 to mitigate
the adverse effect of the removal of historic building materials.
Staff finds that the proposed design is compatible with the foregoing elements of the
structure.
D. When applying the standards of subsections A-C, the review authority shall
be guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference. When reviewing a
contemporary, non-period, or innovative design of new structures, or addition to
existing structure, the review authority shall be guided by the Design Guidelines for the
Neighborhood Conservation Overlay District to determine whether the proposal is
compatible with any existing or surrounding structures.
The Design Guidelines have been incorporated into the comments on the previous page
addressing the architectural appearance design guidelines.
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E. Conformance with other applicable development standards of this title.
The application is a Site Plan and requests a Deviation.
F. Tax abatement certificate of appropriateness applications are also reviewed
with the procedures and standards established in chapter 2, article 6, division 2.
The application does not request a Tax Abatement for Historic Preservation, nor would the
proposed design qualify for the incentive program, as the proposed design does not strictly
adhere to the Secretary of the Interior’s Standards for Rehabilitation.
The Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay
District Review Criteria
The appropriate Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District have been incorporated into review of the COA criteria above.
APPENDIX A: HISTORY OF EAST WILLSON SCHOOL, HISTORIC
SIGNIFICANCE AND CHARACTER DEFINING FEATURES
Historic Significance and Character Defining Features of East Willson School
This application proposes adaptive reuse of the 1901-02 and 1913-14 components of the
historic Gallatin County High School, located on the eastern end of the 300-400 block of
West Main Street. The buildings are listed on the National Register of Historic Places as part
of the Willson School Complex, and are currently physically connected to Willson School, a
1937 addition constructed to the west of the 1901-02 structure. The complex was renamed in
honor of prolific Bozeman architect Fred Willson after Willson’s death in 1958. The
property’s National Register nomination, as well as the full text of research completed by
Bozeman Historic Preservation Officer Courtney Kramer, are included in the appendices of
this document.
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Research by HPO Kramer confirms that Helena architect CS Haire designed the 1901
Gallatin County High School, in a Romanesque/ Classical Revival manner that emphasized
classical proportions and symmetry. In 1913-14, Willson used symmetry and classical
proportions to deftly graft an addition to the rear of the building, to the extent that the two
structures “read” as a single building in terms of massing and scale.
The 1913 building reflects subtle advances in building material technology, which enabled
different construction techniques. The building’s foundation is poured concrete, scored to
mimic the stone foundation of the 1901 building. Steel skeleton framing created a rhythm in
the exterior façade and enabled the construction of expansive window openings, especially in
the second floor auditorium built in the 1913 portion of the building.
Willson also utilized advancements in exterior materials on the 1913 addition, including
metal panels in the soffits to hide the box eave gutters, larger expanses of prismatic glass,
skylights over the auditorium and poured concrete balustrades for the stairs in the southern
hallway. Architectural historians and archival documents have described the buildings as
follows:
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1901-02 Gallatin County Free High School
- “an architectural monument of major importance in the city.”1
- Romanesque style elements were combined with a classical building form- a main block
with flanking pedimented pavilions- for an impressive effect.”2
- “The primary façade of the 1902 school faces West Main Street. This brick building is set
on a high, cut sandstone foundation. The central entrance, with its sandstone surround,
has been in filled and the steps have been removed. The overall organization of the
façade is symmetrical. The central projecting bay is two-and-one half stories high with a
pedimented dormer with a fan light in the tympanium set in the center of the hipped roof.
Window openings are rectangular on the first floor, arched on the second, and square in
the half-story. Flanking wings with brick corner pilasters and pedimented roofs are set
back slightly from the central bay. The window openings of this building have been
infilled with modern materials and tiny hopper units installed.”3
- “…a Classical Revival style building set on a high sandstone foundation, with a
symmetrical façade facing West Main Street. The two-and-one-half story central portion
of the building was flanked on either side by subordinate two-story bays set slightly back
from the central bay.”4
- Due to the site’s south-to-north slope, a wide sandstone staircase lead to the central
entrance, which was also surrounded in sandstone. Through a deep entryway vestibule
visitors found a central hallway running parallel to Main Street. Two classrooms,
identified as “recitation rooms” on the original plans, flanked either side of the entrance
on the north side of the building. A Laboratory and Commercial Room divided the area
of the building south of the hallway.5
- A staircase at either end of the central hallway provided access down to the ground floor
and the basement, where the girls and boys bathrooms, a large “playroom” (the
forerunner of a gymnasium) and the boiler room were located. The same staircase lead to
the second floor, where the same central hallway divided the classrooms, Library and
office on the north side of the building from the boy’s and girl’s cloakrooms south of the
hallway. A generously sized “Study Hall” was located south of the central hallway. At a
story and a half in height, this area was intended to seat 200 students at one time. The hall
staircases also lead to an art room located on the north side of the third floor of the
1 National Register nomination, 1987 2 National Register nomination, 1987 3 National Register nomination, 1987 4 HPO Kramer, Bozeman Magazine, July 2014 5 HPO Kramer, Bozeman Magazine, July 2014
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structure, which captured north-facing light from the third story windows and roof
dormer. 6
- “The interior of the building is finished in oak with stamped metal wainscoting, and hard
maple floors. The basement contains the boiler room, toilet rooms and the gymnasium.
On the first floor of the building will be found the Physics laboratory and the Botanical
laboratory. Four rooms on the first floor are not used at present, but it is expected that
one will be needed as a recitation room after the new class enters from the graded
schools in January.” 7
- “The second floor is the principal floor at present. Here are the office, the library, the
assembly hall and three recitation rooms. The office on the north side of the building is
well lighted and in addition to two radiators it has a handsome mantle and grate.”8
- The library adjoins the office on the north. The assembly hall is on the south side of the
building and is a fine large room which will seat between 200 and 250. Connected with
the assembly hall are two commodious cloak rooms. The art room occupies the third
floor. This room is fitted specially for this purpose, receiving its light from the north. It
will accommodate thirty pupils.”9
1913-14 Gallatin County High School Addition
- “… a Classical addition to the rear (south side).”10
- “… a symmetrically organized brick building with a central arched entrance on the south
side. Stepped, small style light windows mark the ascension of the interior stairs to either
side of the entrance. Most of the other windows of this addition have also been infiilled
with wooden panels painted white.”11
- In February 1914, the Avant Courier reported that construction of the second floor
auditorium was nearly complete. The addition modified the original structure in a number
of ways. Walls in the original structure were moved to create a new hallway through the
building, creating a north-south axis perpendicular to Main Street. The original east-west
hallway remained, but the large Laboratory and Commercial rooms located on the main
floor were reduced in size and divided into additional classroom space. The north-south
hallway continued into the addition, with classrooms arranged on either side of the
hallway. 12
6 HPO Kramer, Bozeman Magazine, July 2014 7 Avant Courier Newspaper, December 12, 2902 8 Avant Courier Newspaper, December 12, 2902 9 Avant Courier Newspaper, December 12, 2902 10 National Register nomination, 1987 11 National Register nomination, 1987 12 HPO Kramer, Bozeman Magazine, July 2014
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- On the second floor, the large Study Hall was also divided by a new north-south hallway,
with space on either side of the hallway converted into classrooms. The design featured a
large auditorium on the second floor, at the south end of the addition. With seating for
500, the auditorium was lit by large windows facing east and west, and a large skylight
fitted with prismatic glass over the center of the auditorium.13
- “The light floods the room from the east side, coming in over the left shoulders of the
students from huge widows that cover nearly the entire east wall. A skylight, probably
fifty by thirty feet, provides light from above, and on the west side, to the right of the
students, light is provided through prisms that reflect it against the ceiling. The stage is
large and wide. IT slopes down toward the assembly floor, though it is raised probably
four feet above it. Stairs from the rear of the stage lead to dressing rooms on either side.
In the wall on either side of the stage opening, the frieze secured by the high school in
recent years has been inserted. Students may enter this assembly hall by coming into the
new addition from the south, or by entering through the old portions of the high school
on Main. The basement of the new part will be fitted with manual training rooms, shops
and the like while the ground floor below the assembly room will be fitted with admirably
arranged recitation rooms. These will not be completed or put in use when the assembly
room is entered, but will be finished later.” 14
- The stage, at the south end of the building, was flanked on either side by staircases
running down to the Main Floor where an auxiliary entrance on the south side of the
building provided additional egress. A full basement under the building provided a
cafeteria and large manual training room.15
- The 1913-14 addition varied from the original building in a number of ways. Like the
original, the addition is symmetrical on all facades. Floor heights remained the same and
the hipped roof form continued to the south side of the building. Windowsills are cut
sandstone, but where the 1901 building used wood fascia with brackets and dentils, the
1913 buildings used a simple eave with metal panels as fascia. The southern entrance and
back stage area are finished in a flat roof with Mission-Revival style curved parapet. This
design choice was likely made in an effort to provide sufficient ceiling height in the
backstage area for elevated dressing rooms and the gear used to move stage props. 16
Title: Gallatin County Free High School History
long version of text published in July 2014 Bozeman Magazine
By: Courtney Kramer
13 HPO Kramer, Bozeman Magazine, July 2014 14 Avant Courier Newspaper, February 1914 15 HPO Kramer, Bozeman Magazine, July 2014 16 HPO Kramer, Bozeman Magazine, July 2014
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Historic buildings are best preserved when in daily use. Sometimes a building’s original
features must be sensitively changed to enable a new, compatible use. Beginning in the fall
of 2014, another adaptive reuse showpiece will grace West Main Street, as work begins to
modify the red brick East Willson School into condominium units.
In 1899, the Montana Legislature passed a new law giving voters the option of creating one
Free High School per county. The act consolidated funding from each community into one
County High School, enabling a quality education in rural counties.
Voters chose Bozeman as the location for the Free High School, largely due to the
community’s ability to offer housing for students living apart from their families during the
school session. Classes began in temporary quarters at the west end of Main Street in the fall
of 1899. It quickly became clear that the facilities left much to be desired. On May 4, 1901,
the editors of the Avant Courier newspaper rallied voter support for a bond to construct a
permanent high school building by writing, “Shall the county be bonded in the sum of
$30,000 at 4 percent interest for the purpose of erecting a suitable building for County High
School purposes? The school, of course, has already been permanently established and
already has an attendance of more than 200 bright, deserving pupils. But the present
quarters- the old skating rink structure remodeled, is wholly unsuitable for the purpose-
there are no two opinions as to that.”
Voters approved the bond on May 25, 1901 and the School Trustees met a month later to
begin discussing a building site. The Avant Courier reported that, “There were a dozen or
more propositions, offering sites in various portions of the city, the plats of ground varying
from 10 to 20 city lots, and the prices running from a few hundred dollars to $4,000,
according to the location and the ground.”
The building site remained uncertain through the fall of 1901, when the Gallatin County Free
High School (GCFHS) moved to the old academy building at West Main and South Third
(now the location of Holy Rosary Catholic Church). This location provided convenient
access between the High School and Irving School a block to the south (now the location of
Emerson School).
Perhaps drawn by the convenience of locating educational facilities within a block of each
other, the GCFHS Trustees settled on a building site by early 1902. On January 8, 1902 they
paid $2,500 for the western third of Block D of Story’s Addition to the City of Bozeman,
located directly across South Third Avenue on West Main Street. They purchased the
property from Nelson and Ellen Story, who’s 1887 Story Mansion occupied the opposite end
of the two-block parcel. As part of the contract, Story agreed to excavate the site as soon as
the weather was favorable. The Storys may have also donated the building’s cut sandstone
foundation. The Avant Courier reported “considerable dissatisfaction over the choice on the
part of many prominent tax-payers on the east side of town, it being claimed that a suitable
site, one block north of the city hall, was offered to the board for a nominal sum- a few
hundred dollars; and it is also claimed that a very desirable, high and slightly place, on the
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west side of town, only two or three blocks from Main Street, was offered to the trustees for
the sum of one dollar, and the planting of shade trees thrown in, if the board would only
accept it.”
The property’s National Register nomination mistakenly identifies George Hancock as the
building’s architect. This is proved incorrect, by invitations to bid on the construction job
published in local papers by Helena architect C.S. Haire. The Trustees opened six bids to
construct the new school building in mid-January 1902. The job was awarded to the firm of
Davitt and Vreeland of Bozeman, who offered the lowest bid of $25,500. The contract
stipulated the building’s completion by October 1, eight months hence.
Helena architect C.S. Haire designed the High School building in the fall of 1901. The
original drawing set, on file at MSU’s Special Collections and Archives, reveals a Classical
Revival style building set on a high sandstone foundation, with a symmetrical façade facing
West Main Street. The two-and-one-half story central portion of the building was flanked on
either side by subordinate two-story bays set slightly back from the central bay. The hipped
roof included a pedimented dormer with a fan light in the tympanum set in the center of a
hipped roof. The window openings were rectangular on the ground floor, arched on the
second and square in the half-story on third story in the central bay.
Due to the site’s south-to-north slope, a wide sandstone staircase lead to the central entrance,
which was also surrounded in sandstone. Through a deep entryway vestibule visitors found a
central hallway running parallel to Main Street. Two classrooms, identified as “recitation
rooms” on the original plans, flanked either side of the entrance on the north side of the
building. A Laboratory and Commercial Room divided the area of the building south of the
hallway.
A staircase at either end of the central hallway provided access down to the ground floor and
the basement, where the girls and boys bathrooms, a large “playroom” (the forerunner of a
gymnasium) and the boiler room were located. The same staircase lead to the second floor,
where the same central hallway divided the classrooms, Library and office on the north side
of the building from the boy’s and girl’s cloakrooms south of the hallway. A generously
sized “Study Hall” was located south of the central hallway. At a story and a half in height,
this area was intended to seat 200 students at one time. The hall staircases also lead to an art
room located on the north side of the third floor of the structure, which captured north-facing
light from the third story windows and roof dormer.
On December 12, 1902 the Avant Courier reported the School’s construction finally finished,
declaring the building “a creditable one to Bozeman and Gallatin County.” The front page
article described the building’s interiors in detail, noting “The interior of the building is
finished in oak with stamped metal wainscoting, and hard maple floors. The basement
contains the boiler room, toilet rooms and the gymnasium. On the first floor of the building
will be found the Physics laboratory and the Botanical laboratory. Four rooms on the first
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floor are not used at present, but it is expected that one will be needed as a recitation room
after the new class enters from the graded schools in January.
The second floor is the principal floor at present. Here are the office, the library, the
assembly hall and three recitation rooms. The office on the north side of the building is well
lighted and in addition to two radiators it has a handsome mantle and grate.
The library adjoins the office on the north. The assembly hall is on the south side of the
building and is a fine large room which will seat between 200 and 250. Connected with the
assembly hall are two commodious cloak rooms. The art room occupies the third floor. This
room is fitted specially for this purpose, receiving its light from the north. It will
accommodate thirty pupils.”
Gallatin County filled the Free High School to overflowing within eleven years. By early
1913 plans were underway to expand the school. This time the trustees turned to local
architect Fred Willson to design an addition to the school. Willson, born in Bozeman in 1877
and educated at Colombia University and in Europe, worked briefly for C.S. Haire before
starting his own firm in Bozeman in 1910. On January 1, 1913, Willson promoted draftsman
Pomeroy Vreeland to a full partner in his firm. It’s unclear how Pomeroy was related to the
contractor with the last name of Vreeland, whose firm constructed the 1901-1902 building.
Willson’s diary, also available at MSU’s Special Collections, reveal that Willson met with
the School Trustees on February 15, 1913 “to consider placing addition to High School on
south side.” The diary also reveals that Willson, a 35 year old bachelor, had a penchant for
working late into the night on projects. On March 31, 1913, Willson noted “strenuous day on
Bungalow, Gal. County School and Dillon School.” On April 18, 1913, Willson noted
“routine office day. Blair House and Gall County School. Evening and night 8:30pm to 3am
on main Gall. School sketches.” The next day, Willson wrote of the approval of the sketches
at a board meeting. The Bozeman Daily Chronicle newspaper reported that the school board
accepted plans for the addition, and “the new addition is to be used for courses in Home
Science and manual training.”
As with the 1910-1902 portions of the building, it appears that the foundation excavation and
construction were underway before completion of the full design. Following approval of
another Bond by voters, Willson noted on May 19, 1913 that the contract for excavating
signed on Gal. Co. H.S., and that excavation began the next morning. Willson’s diary notes
work on the design almost every day between May 22 and June 6. Construction bids were
due August 14, 1913, and the firm of Gangon of Billings began construction by the first of
September 1913.
In February 1914, the Avant Courier reported that construction of the second floor
auditorium was nearly complete. The addition modified the original structure in a number of
ways. Walls in the original structure were moved to create a new hallway through the
building, creating a north-south axis perpendicular to Main Street. The original east-west
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hallway remained, but the large Laboratory and Commercial rooms located on the main floor
were reduced in size and divided into additional classroom space. The north-south hallway
continued into the addition, with classrooms arranged on either side of the hallway.
On the second floor, the large Study Hall was also divided by a new north-south hallway,
with space on either side of the hallway converted into classrooms. The design featured a
large auditorium on the second floor, at the south end of the addition. With seating for 500,
the auditorium was lit by large windows facing east and west, and a large skylight fitted with
prismatic glass over the center of the auditorium. “The light floods the room from the east
side, coming in over the left shoulders of the students from huge widows that cover nearly the
entire east wall. A skylight, probably fifty by thirty feet, provides light from above, and on the
west side, to the right of the students, light is provided through prisms that reflect it against
the ceiling. The stage is large and wide. IT slopes down toward the assembly floor, though it
is raised probably four feet above it. Stairs from the rear of the stage lead to dressing rooms
on either side. In the wall on either side of the stage opening, the frieze secured by the high
school in recent years has been inserted. Students may enter this assembly hall by coming
into the new addition from the south, or by entering through the old portions of the high
school on Main. The basement of the new part will be fitted with manual training rooms,
shops and the like while the ground floor below the assembly room will be fitted with
admirably arranged recitation rooms. These will not be completed or put in use when the
assembly room is entered, but will be finished later. ” The stage, at the south end of the
building, was flanked on either side by staircases running down to the Main Floor where an
auxiliary entrance on the south side of the building provided additional egress. A full
basement under the building provided a cafeteria and large manual training room.
The 1913-14 addition varied from the original building in a number of ways. Like the
original, the addition is symmetrical on all facades. Floor heights remained the same and the
hipped roof form continued to the south side of the building. Windowsills are cut sandstone,
but where the 1901 building used wood fascia with brackets and dentils, the 1913 buildings
used a simple eave with metal panels as fascia. The southern entrance and back stage area are
finished in a flat roof with Mission-Revival style curved parapet. This design choice was
likely made in an effort to provide sufficient ceiling height in the backstage area for elevated
dressing rooms and the gear used to move stage props.
The Avant Courier reported that the Townsend-Gallatin debate, “scheduled for that fearsome
day, Friday, the Thirteenth of February [1914],” would be the first event in the auditorium.
The main floor classrooms were finished in time for classes beginning in the fall of 1914.
The High School and Story Mansion occupied opposite ends of the 300-400 block of West
Main Street in this configuration for the next 20 years. The community authorized another
expansion of educational facilities a short three years later, when voters in the elementary
school district approved construction of a new Junior High School. To fit this need, Willson
designed Emerson School on South Grand Avenue. The Junior High School sat adjacent to
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Irving School, which remained in use as an elementary school for the lower grades.
Construction of the Catholic parochial school south of Holy Rosary Catholic Church made
the South Third and West Babcock Street intersection an educational hub.
Bozeman’s next spurt of school construction occurred in the 1930’s. Voters in the elementary
school district agreed to bonds which matched funding available through the Works Progress
Administration to demolish older schools and construct Longfellow and Hawthorne Schools.
They also approved bonding for a Willson-designed expansion of Emerson School, which
necessitated the demolition of the old Irving School. A new Irving School, built on the same
plan as the new Longfellow and Hawthorne Schools, was constructed along South 8th
Avenue to replace the demolished classroom space.
An expansion of Gallatin High School was also planned at this time. On September 18, 1935
the Gallatin High newspaper recommended voter approval of $450,000 in bonds to match
WPA funding for an addition to the High School. The GCHS newspaper noted that “750
students now crowd into a structure originally meant for only 450.” The paper went on to
report that “Overcrowding to such a degree has caused a definite drop in the quality of
instruction” and “nearly all store room space in the building has been utilized s classrooms.”
Another column in the paper reported enrollment of 735 students that fall, of which 211
students were freshman. The paper projected that enrollment at GCHS would exceed 1,200
students by 1940.
Getting the 1935 bond passed was tricky. A new law required that 51 percent of the
registered voters participate in the bond issue election. National contests, which usually drew
the highest voter turnout, rarely received such public participation.
The bond was passed, and Willson designed an addition, really an entirely new structure, that
continued the hallway running parallel to Main Street through the building. The addition was
designed in Streamline Modern style, with an emphasis on horizontality and an auditorium
seating 1,000 people. The entire complex was renamed Willson School in honor of Fred
Willson, following his death in 1958.
After construction of Bozeman Senior High School in the late 1950’s, the Junior High School
moved into the Willson Complex and Emerson was used for an elementary school. With
construction of Sacajawea Middle School in the 1990’s, the Willson Complex became home
to administrative offices and auxiliary programs. East Willson, the 1901 and 1913 portions of
the structure, were shuttered in the late 1990’s when structural reports found the building
insufficiently rated for seismic activity if students were to remain in the building.
After 15 years of a dark building on the west end of Main Street, the lights will again burn in
what is now referred to as East Willson School. The School Trustees have agreed to sell the
1901 original Gallatin County Free High School and 1913 High School Addition for adaptive
reuse by a private investor. The building will be modified into residential condominium units
in a way that retains the essence of the schools’ architecture while enabling new use of the
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building. Parking will be located in the basement, where toilet areas, gymnasium and
cafeteria were once located. Up to 18 condominium units, in one, two and three bedroom
layouts, will be located on the main, second and third floor of the structures.
1904 Sanborn Fire Insurance Map
1912 Sanborn Map
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1927 Sanborn Map
168
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1943 Sanborn Map
169
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1957 Sanborn Map
170