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Main Street Hotel
CCOA Checklist & Narrative
Application Checklist
1. Create and submit a Planning application using the ProjectDox portal. Response: Completed.
2. The digital copies must be separated into two categories: Documents and Drawings. Response: Files have been organized correctly.
3. All files should be numbered and named according to their order listed on your provided Submittal Checklist.
Response: Files are named correctly.
4. If demolition is proposed, provide a complete submittal with checklist items in form DEM.
Response: No demolition is proposed. The site is currently vacant.
5. Date of construction of structure if known.
Response: There are no existing structures present on the property.
6. Property record form, both original and updated.
Response: Both property record forms are included Documents.
7. Project narrative providing a thorough description of what is being proposed including a list
of all alterations/changes proposed on the property. Response: Project narrative is included below in this document.
8. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that maybe relevant to the proposed changes to the property.
Response: There are no existing structures on the site. Photos of the current vacant lot are included within this narrative.
9. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. All pictures should include elevation
direction and relevant information on the proposed changes. Response: There are no existing structures on the site. Photos of the current vacant lot are
included within this narrative.
10. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions,
setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography.
Response: Site plan of existing conditions is included in Drawings.
11. Site plan depending on project complexity with north arrow, property dimensions, location
of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian
facilities, and location of changes proposed.
Response: Project site plan is included in Drawings
12. Front, rear and side elevations of all buildings, structures, fences and walls with height
dimensions and roof pitches if new construction or changes to elevations are proposed.
Show existing and proposed changes.
Response: There are no existing structures present on the property. Elevations of proposed
new structures are included in Drawings.
13. Building elevations shall include proposed exterior building materials, windows and doors
including a color and building material palette for all proposed features keyed to the building
elevations.
Response: Building materials and palette are detailed in the architectural building elevation
drawings which are included in Drawings.
14. One exhibit or illustration shall include all the internal and external elements of a structure to
be removed or altered by a project. All elements to be removed or altered, and to what
extent, shall be clearly identified and shall include those elements to be removed and
reinstalled.
Response: There are no existing structures present on the property.
15. For any non-conforming structure, an analysis of demolition to determine whether the
threshold for loss of protected non-conforming status per Section 38.280.040.B BMC has
been met or surpassed.
Response: There are no existing structures present on the property.
16. For minor screen, storefront or window/door changes or replacements, and other minor
changes: pictures, specifications, and other information that will clearly express the proposed
changes or alterations to the property.
Response: There are no existing structures present on the property.
17. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed
alterations if building elevations are not detailed enough to depict features accurately.
Response: Not applicable.
18. Floor plans showing floor layout including square footage and proposed use for each room
and area within the building clearly showing areas to be changed or added to. Suggested scale
of ¼ to 1 foot.
Response: Floor plans of proposed new structures are included in Drawings.
19. Parking plan and calculation for all uses, if proposed changes to the property require review
of parking requirements.
Response: Parking plan and calculation for new structures are included in Drawings.
20. A schedule for the proposed changes to the property if to be phased or if applicable.
Response: Not applicable
21. Deviations.
Response: No deviations are requested for this project.
Project Narrative
Context & Site Development
The existing site is located on the northwest corner of the 5th Avenue and Main Street intersection.
Previously, the property was the City Center Motel which included a hotel building and parking lot.
However, in the past few years, both the motel and parking lot have been demolished and the site
has been cleared of debris. The property has been completely vacant since the demolition of the City
Center Motel in 2017.
The proposed design for the new Main Street Hotel includes one four-story 91,566 square-foot
building. The building will include a 113-room hotel and three (3) retail spaces. Sufficient parking for
all structures and uses will be provided onsite to the north of the proposed building.
The site for the proposed Main Street Hotel lies within the Neighborhood Conservation Overlay
District. In addition, it is also located within Midtown Urban Renewal District and is immediately
adjacent to the Downtown Urban Renewal District. Thus, the proposed development will serve as
an important connection between these two mixed-use districts.
The City of Bozeman’s Community Plan Future Land Use Map has designated the Main Street
Hotel site as Community Commercial Mixed Use. The Community Plan describes this designation
as development where “density is expected to be higher than it is currently in most commercial areas
in Bozeman and should include multi-story buildings.” The proposed four-story hotel and retail
building fits within this future land use designation very well.
Location
The property address is commonly known as 507 W Main St, Bozeman, MT 59715. The block
containing the lot is bordered by Main Street, W Mendenhall Street, 7th Avenue, and 5th Avenue. The
legal description of the site is: Tracys 1st Addition, S12, T02 S, R05 E, Block E, Lot 1-9 Plus E2 Lot
10 and all Lots 40-46 and VAC Alley ADJ to Lots 3-9 & Lots 40-46.
NCOD Appropriateness
Because the lot is currently vacant of any structures, the intent of the NCOD to preserve the
integrity of historically significant buildings is not directly applicable to this site. In addition,
according to the property’s Montana Historical and Architectural Inventory form that was
documented in 1984, the physical structure of the old City Center Motel that was built in 1959 held
no historical significance to the City of Bozeman. In fact, the document says that the “structure
[was] an intrusive element within” the greater Downtown Bozeman area. Thus, the site holds no
specific historical significance that should be reflected in the new development..
The building site is located across Main Street from the Cooper Park Historic District. More
specifically, eight two-story buildings on the south side of Main Street across from the development
site are within the northern boundary of the Cooper Park Historic District (shown in Figure 1).
Originally these were built as single-family homes but, currently, most of the houses are occupied by
businesses. Despite the hotel’s adjacency to the historic district, Main Street will provide a significant
transition zone between the two-story structures south of Main Street and the proposed four-story
hotel on the north side of the street. The Main Street Right-of-Way buffer will sufficiently maintain
the historic integrity of the Cooper Park Historic District.
The site and building of the proposed Main Street Hotel are designed to complement the general
aesthetic character of the Midtown and Downtown Districts. In terms of use, the Main Street Hotel
will take the place of the since-demolished City Center Motel, retaining the same primary use of the
site as a hotel. Additionally, the multi-functional nature of the Main Street Hotel building with both
hotel and retail spaces aligns with the multi-use buildings found in downtown and more recent
developments in Midtown.
Aesthetically, the building will also enhance the west side of the greater Downtown Bozeman area
and the southern entryway into Midtown by developing the vacant lot. The proposed hotel and retail
building that will architecturally reflect the historical brick facades of downtown in a contemporary
manner. In addition, the scale of the four-story hotel will complement the other large historically
significant buildings in the vicinity, including the Willson school, the Willson Residences (the
original Gallatin County High School), and the Gallatin County Court House (shown in Figure 1).
Figure 1: Large historically significant buildings (Blue) in proximity to the new Main Street Hotel site (Red). Cooper Park Historic District shown in Green.
Current Site Status Documentation
Figure 2: Aerial view of the site
Figure 3: East side of the site, looking North
Figure 4: West side of the site, looking north