Questions and Answers
1| What is the long-term vision for the Story Mill neighborhood?
To renovate and restore the historic Story Mill into an eclectic and diverse neighborhood with a mix of residential and retail space including parks, open spaces and trails—all governed by the most progressive and responsible green building practices.
2| Who is the developer?
Blue Sky Development, owned by Matthew Crocker, is committed to intelligent growth of Bozeman that reflects the community’s values and respects its history.
3| Who is the design team?
Led by Matthew Crocker, the Story Mill team also includes: GBD Architects, a nationally recognized firm for rehabilitating urban and historical landmarks; Hyalite Engineers, a Bozeman company with more than 50 years of combined experience in civil and environmental engineering; Comma-Q Architecture, Inc., a local firm whose work combines intelligent and progressive design to Bozeman’s unique architectural environment; and Kath Williams, president of the World Green Building Council who focuses on the development of green building councils and rating systems throughout the world.
4| What positive economic impact will the Story Mill neighborhood have on Bozeman?
The economic benefits are varied and exciting. Estimating an average of $5,000 per home in property taxes, the increase to the tax base would be approximately $5,500,000 per year after completion of the project, which includes approximately $2,475,000 for the school system. Story Mill will create jobs, including the 1,000 construction workers that will be required for a full build-out. By extending the vibrancy of downtown Bozeman, we will create more retail opportunities while also increasing the number of visitors to existing downtown businesses.
5| How will this development be zoned?
The Story Mill team will seek a change from industrial zoning to a mix of zoning designations including diverse urban housing choices, retail and office space, and open space that will extend the vibrancy of downtown Bozeman in a low-impact fashion while creating a community place where people can live, work, play, shop and celebrate.
6| How much open space will there be?
Of the total 89 acres, 34.5 acres will be devoted to open space including parks, trails, fishing areas and other gathering places.
7| What impact will you have on the existing businesses on the property?
All businesses with expired leases have already relocated. Only two businesses remain—the Stockyard Café and Sign-A-Rama.
8| What concern do you or the city have over an increase in traffic in the northeast section of Bozeman? What infrastructure are you recommending?
We recognize the concerns about traffic and we are working with multiple engineers and city staff on traffic related to Story Mill and mitigation strategies. Story Mill will have three direct access connections to a major arterial corridor that is planned to be upgraded by the Montana Department of Transportation. We will continually reassess traffic studies conducted by independent third-party review throughout the life of the project to ensure that roads are safe and that there are adequate network capacities.
9| What historic elements of the area will remain?
The Story Mill community will preserve and restore a Bozeman landmark. All possible efforts are being made to protect the skyline, silos and brick buildings that the community knows and loves while rebuilding and regenerating the structures as necessary so that the area is suitable for the community. The goal is to create a new appreciation for the historical significance of the area, while creating new experiences for the community to enjoy.
10| There are a number of subdivisions being developed in Gallatin Valley. How is Story Mill different?
First and foremost, Story Mill is the only one pursuing LEED for Neighborhood Development Certification, the most stringent green requirements that include restored wetlands, efficient infrastructure, connection to services and biodiversity, and diverse housing types and income levels—just like neighborhoods of old. Second, we are the only project integrating a public transportation element to ensure that we are addressing traffic issues and connectivity to downtown. Third, this neighborhood will generate some of its own power, a completely new concept and part of our environmental initiative. Finally, unlike most of the other new residential developments, we are not a subdivision or estate community for second-home owners. We are building a neighborhood Bozeman can be proud to call its own.
11| Will this neighborhood cater to second homeowners or local residents?
We anticipate the neighborhood will be a reflection of the mix of primary and secondary residents that are currently found throughout Bozeman. In addition, with the different types of attractive housing opportunities being presented—from studios to town homes to single-family homes on larger lots, we expect to draw new residents from other communities and regions while also fulfilling current locals’ desires for a broad spectrum of housing.
12| What range do you anticipate home prices?
It is too soon to know for sure the low-end and high-end prices, but a fundamental principal of the project is to offer a broad range of housing options to meet the needs of our community.
13| Will this new neighborhood detract from the downtown business association?
This development can only enhance the vibrancy and character of downtown Bozeman with full-spectrum housing to accommodate a wide range of demographics and interests. Businesses such as hardware and furniture stores, clothing retailers, restaurants and local art galleries can only benefit from new home construction and new shoppers. We intend to connect and complement downtown with everyday neighborhood conveniences, retail and boutique office space.
14| Are you planning for box-store development?
No. Our position is firmly against big box stores as part of this new neighborhood. We look forward to attracting independent, local, vision-aligned businesses to Story Mill that can offer residents and the rest of the city a diverse array of products, services and entertainment.
15| What kinds of retail business do you anticipate in the new neighborhood?
Neighborhood conveniences such as a small grocery store, restaurants, health services and possibly a gym are among ideal businesses. The neighborhood will have an entertainment element, whether that’s a boutique movie theater, a children’s museum, bowling alley, or another way for the community to come together to play. There will also be boutique retail such as clothing, gift or specialty shops. These are not intended to detract from downtown, but to connect the overall offerings of Bozeman retail and to provide conveniences within walking or biking distance for residents.
16| The project is touted as “green.” What does this mean?
The spaces in which we live, work and play are integral to our quality of life and the health of our planet. That’s why Story Mill is working within the guidelines of the U.S. Green Building Council and toward becoming the very first LEED-Certified Neighborhood Development in the U.S. Story Mill is making every effort to apply the LEED programs to the design of the entire site for neighborhood design, energy, historic re-use, and protection of the existing creeks and wetlands. Instrumental to our success is our team member, Kath Williams, President of the World Green Building Council who has been involved in the development of green building councils and rating systems throughout the world.
17| What groups/individuals have provided input on this project? What feedback have you incorporated?
We believe the only way that this neighborhood development can be successful is if it incorporates a rigorous public participatory process. As part of our goal to involve the community in the design process, the Story Mill team has conducted a series of meetings with the residents of the neighborhood surrounding Story Mill during the summer and fall. The desires and aspirations expressed included diverse housing options, maintaining a “small town” feel, buffering with landscape, strong parks and open space, live-work spaces and public involvement in the design process. All of these important elements are being incorporated into our long-term planning, and we will continue to work closely with neighborhood groups and the City.
18| What is the status of the trailer park purchase and relocation of tenants?
Since last August, Story Mill has been working with the 92 residents of the Bridger View Mobile Home Park to provide relocation options, field concerns and help residents find solutions. Following many discussions with residents, city officials and the Human Resource Development Council (HRDC), the Story Mill team presented formal options to residents in November. While new ideas will likely emerge during the next two years, the Story Mill teams have developed a standard set of options that assist both residents who are ready to move now and those who need time to make their move easier. The options include incentives such as relocation assistance and buyouts in excess of appraised values.
19| What is the status of the Stockyard Café?
The owner, Christine Yearley, has been actively involved in all formal and informal city meetings and public workshops. While the future evolution of her relationship with Story Mill is unclear, we are certain that we’ll be good neighbors.
20| What challenges do you foresee in completing this project?
We are spending time working with the city and the public to create a neighborhood that meets our community’s needs and goals and are receiving a great deal of positive feedback, support and encouragement. The high level of collaboration and communication will continue throughout the life of the project. We are confident that Story Mill will set a new standard in intelligent growth and provide Bozeman with an amazing new place to live, work and play.
21| What is the proposed timeline for the project?
The anticipated timeline is as follows. Of course, dates may always change because of various factors.
Step 1: Annexation—-February 2007
Step 2: Zoning—-February 2007
Step 3: Concept P.U.D. Plan Submitted—-March 2007
Step 4: Preliminary P.U.D. Plan and Plat Application—-June 2007
Step 5: Final P.U.D. Plan and Plat—-September 2007
22| Who can I call if I have additional questions?
Bridget Cavanaugh of O’Berry | Cavanaugh will field your questions and put you in touch with the appropriate individuals. Bridget can be reached at 406.522.8075 or bmc@oberrycavanaugh.com.