RESEARCH BRIEF — 1316 Bozeman Avenue, Helena, MT 59601

Current as of Aug 23 night: Live packet numbers are on the one-page board and the filled City form. Working priced exterior $84,680.59 including handicap entrance $5,000. Downtown HURD / BID is parked — not this filing. Basement is not a use. This file is lineage; do not file from it if it disagrees with the board.

Purpose: City of Helena Railroad Urban Renewal District (RURD) TIF historic façade application

Applicant path: Stephen Banker / Joshua Tree Cabinetry (lessee)

Owner of record: John Horne

Research date: 2026-08-11 / 2026-08-12

Rule used: Null beats fake. Every claim labeled VERIFIED, PARTIALLY VERIFIED, or UNVERIFIED.

1. PROPERTY / OWNER

1.1 Identity (VERIFIED)

Portals to re-check live:

• Montana Cadastral: https://svc.mt.gov/msl/cadastral/
• Property.MT.Gov search: https://svc.mt.gov/dor/oriondataportal/Public/PropertyMTGov/PropertySearch.aspx
• County iTax: https://itax.tylertech.com/LewisAndClarkMT/detail.aspx?taxid=2852
• Helena parcel GIS: https://helenamontanamaps.org/arcgisadp/rest/services/OpenData/ODParcels/MapServer/5

1.2 Railroad Urban Renewal District (VERIFIED — IN DISTRICT)

StoryMaps overview (secondary): https://storymaps.arcgis.com/stories/5a2ce3c8ecad4e14bcfe453fa3798c75

1.3 Zoning (VERIFIED)

1.4 National Register / local historic district GIS (VERIFIED — NOT IN LISTED DISTRICT LAYER)

Spatial query of City Historic Districts layer at this parcel returned 0 hits. City historic-district names in GIS include Helena, West Main, South-Central, Helena Railroad Depot, etc. — this warehouse parcel did not fall inside those polygons.

Implication: Building is not automatically a “certified historic structure” for federal HTC. It may still be >50 years / locally significant for MHPG and for RURD historic-façade scoring — but NR listing / eligibility determination is a GAP (ask SHPO / HPO).

1.5 Year built (UNVERIFIED — NULL)

No year-built field appeared on the OpenData parcel attributes pulled for this parcel. County iTax card (as summarized in project PROPERTY_RECORD_VERIFIED.md) also did not supply a construction year in the fields captured 2026-08-11.

Next: Open full iTax / DOR property record card characteristics; Sanborn sheets (LOC); building permit history via City Civic Access.

2. HISTORY

2.1 Capital Transfer & Storage / Horne family (VERIFIED)

Primary URLs:

• https://www.ktvh.com/news/capital-transfer-and-storage-closes-after-76-years
• https://capitaltransfer.net
• https://www.youtube.com/watch?v=_aIZd4-FhPA (KTVH video)

PARTIALLY VERIFIED: “Three generations” narrative appears in company copy and news framing; genealogy of each generation not independently re-proven here.

2.2 Adjacent State Liquor Warehouse / 1935 earthquake (VERIFIED for adjacent story; NOT proven as this building)

Application-safe wording: State Liquor Warehouse stood on Bozeman Street in the Sixth Ward / railroad area and was destroyed in the 1935 quakes; the State still owns the next-door 1320 Bozeman St parcel. Do not claim 1316 is the demolished liquor warehouse without a primary source tying that footprint to this tax parcel.

2.3 Nash-Finch warehouse at/near this address (PARTIALLY VERIFIED as Helena company; UNVERIFIED as this parcel)

S1510 CORRECTION — an earlier pass wrongly marked this UNVERIFIED because an mtmemory keyword search did not surface it. The primary-source tie was sitting in Diane's own folder. It is now safe to state Nash-Finch occupancy of 1316 Bozeman as fact in the packet, citing Helena As She Was.

2.4 Union Mercantile / Kleinschmidt warehouse (UNVERIFIED for this address)

Searches returned Kleinschmidt houses and general Helena mercantile correspondence (e.g. Union Mercantile Co. in other archival collections) — no verified link of Union Mercantile / Kleinschmidt warehouse operations to 1316 Bozeman.

Mark: UNVERIFIED — omit or footnote as “local oral/working hypothesis only.”

2.5 Railroad district commercial context (VERIFIED at district scale)

RURD Plan / City narrative (verified themes):

• Northern Pacific arrives 1883; warehouses, grain elevators, factories cluster on tracks.
• Sixth Ward / depot district hit hard in 1935 (see also Nabisco / Boulder Ave pages on helenahistory.org).
• District goals: revitalize economic vitality, jobs, investment near the rail corridor.

Useful district history essay cited in plan literature:

• Kate Hampton, “More than a Mile from City Center: Helena’s Northern Pacific Railroad District and Sixth Ward” (cited in RURD plan text extracted from City PDF).

Sanborn maps (available, not yet sheet-read for this parcel):

• LOC: [Sanborn Fire Insurance Map from Helena…](https://www.loc.gov/item/sanborn05017_007) (1930–1958 volume noted)
• UM guide: https://libguides.lib.umt.edu/c.php?g=275290&p=6868101

Chronicling America / Newspapers.com: Not exhaustively searched this pass for address-specific hits — GAP.

helenaasshewas / helenahistory.org: Liquor warehouse page is strong; no dedicated “1316 Bozeman / Capital Transfer building biography” page found this pass.

3. APPROVAL CHAIN (as of 2026)

3.1 Board that decides recommendations (VERIFIED)

3.2 Meeting schedule (VERIFIED for HURTIF; legacy RURD language still on forms)

Action: Ask Community Development which submission deadline feeds which HURTIF agenda under the unified board.

3.3 Community Development contacts (VERIFIED)

3.4 Historic Preservation Officer (VERIFIED)

3.5 Building permits / commercial window work (VERIFIED process; site-specific permit type = confirm)

• Online system: Civic Access — https://www.helenamt.gov/Departments/Community-Development/Building (guides under Business / Civic Access).
• Commercial buildings: plan submittal + building permit application paths listed on [Permit Types](https://www.helenamt.gov/Departments/Community-Development/Building/Building-Permitting-Applications/Permit-Types).
• Window replacement is not listed in the commercial “work exempt from building permit” bullets (those exemptions are mostly accessory structures, finish work, etc.). Treat exterior window replacement / reopening concreted openings as likely needing Building Division confirmation / permit — do not assume “no permit.”
• Demolition of historic buildings has a separate HPO/HPC path; façade rehab is different, but character advice still routes usefully through HPO.

3.6 Does RURD façade work require HPO review? (PARTIALLY VERIFIED)

From [County Preservation Standards page](https://www.lccountymt.gov/Government/Community-Development-and-Planning/Historic-Preservation/Preservation-Standards-and-Requirements):

Secretary’s Standards / local guidelines apply when, among other triggers:

• Federal funds, tax credits, license/permit;
• Local rules (Helena demolition in NR district; NR demolition; scenic easements; tax abatement new construction);
• When HPC provides advice (binding only when a formal regulation applies).

For RURD TIF alone: No City page found stating “all RURD façade grants must pass a binding HPO certificate of appropriateness.”

However: HPO is an ex officio HURTIF voice; Pattern House coverage shows Attardo advising on historic integrity for a Railroad TIF project.

Practical rule: Invite HPO early; treat Standards as the scoring language for priority #5 — even if not a separate COA ordinance for this parcel.

3.7 RURD / TIF money rules (VERIFIED)

• Up to 50% match (legacy RURD + FY23 work plan).
• Must contact CD before applying.
• Costs cannot be incurred before funding approval (printed on application form — project packet).
• Lessee needs written owner permission + lease.
• FY23 RURD Work Plan explicitly prioritizes “Historic Façade & Site Improvement Program” (restore/rehabilitate historic buildings and site features). Source PDF linked from City URD page: 2022_rurd_work_plan_08.18.22.pdf.
• Note: The main City webpage’s short RURD priority list still shows older infrastructure/sidewalk/branding items; cite the work plan for historic façade priority.

Application form: https://www.helenamt.gov/files/assets/helena/v/1/government/departments/community-development/documents/planning/applications/rurd_tif_application_form.pdf

4. WINDOW / BASEMENT / EGRESS CODE

4.1 Adopted codes (VERIFIED)

City of Helena (effective Oct 26, 2022 for permits filed on/after that date) enforces, per [Codes & Design Requirements](https://www.helenamt.gov/Departments/Community-Development/Building/Codes-Design-Requirements):

• 2021 IBC
• 2021 IRC
• 2021 IEBC (Existing Building Code — critical for rehab)
• 2021 IMC / IFGC / IECC / IFC / ISPSC
• 2021 UPC
• 2020 NEC
• Plus ARM Title 24 Ch. 301 amendments and City Code Title 3

Design notes published by City: seismic typically D0 (or calculated); wind / snow / frost / ice barrier values listed on same page.

4.2 Secretary of the Interior — windows (summary; VERIFIED as national standard; apply via HPO)

Authoritative overview: NPS / SHPO tax-credit pages and [Preserve Montana HTC](https://preservemontana.org/historic-tax-credits); SOI Standards for Rehabilitation.

Plain-English window rules for Rehabilitation treatment:

1. Repair surviving historic windows whenever fabric remains.
2. Replace only units beyond repair; replacements should match historic design (configuration, light pattern, profiles; material matching is strongly preferred on character façades).
3. Missing features may be restored from documentary / physical evidence (photos, Sanborn, sibling openings).
4. Compatible new openings for a new use can be acceptable on secondary elevations — not a license to erase street-facing character.

Local design guidance PDFs (County site): Neighborhood / Downtown Historic Preservation Standards (linked from County Preservation Standards page).

4.3 Basement egress if workshop vs storage (PARTIALLY VERIFIED — code family; site interpretation = Building Division)

Decision gate (VERIFIED as project need): Stephen must declare basement use in writing before final opening designs. Confirm with Building Division (406) 447-8438.

4.4 Window wells / lightwells (guidance — confirm on site)

• Wells between this building and the state building (Diane field note) need ownership / access / drainage clarity — GAP.
• Safety: covers/guards, ladder/steps if used for emergency escape, drainage away from foundation, fall protection where required by code path chosen.
• Reopening concreted openings is alteration work: structural header/lintel condition, waterproofing, and IEBC compliance — permit likely.

4.5 Vinyl vs wood on Helena TIF façade projects (PARTIALLY VERIFIED precedents; materials often unspecified)

Application posture: Score better against Historic Façade priority + SOI if primary façades show repair / wood replace-in-kind (or documented compatible substitute) vs default vinyl. Run dual bids.

5. OTHER GRANTS / INCENTIVES

5.1 Montana Historic Preservation Grant Program (MHPG) (VERIFIED)

Timing note (as of Aug 2026): The Feb 28, 2026 deadline for the 2029 biennium has passed. Treat MHPG as next-cycle / calendar watch unless Commerce announces an exception — do not promise current-cycle money.

5.2 Federal + Montana historic tax credits (VERIFIED framework; eligibility for this building = GAP)

For Stephen as lessee today: Credits are usually owner-driven unless lease/election is structured. Building is not in City NR historic-district GIS — Part 1 significance / nomination may be required. Do not bank HTC dollars in the TIF worksheet until SHPO screens eligibility.

Submit HTC drafts via Montana Cultural Resource Database portal (per SHPO page).

5.3 Preserve Montana (VERIFIED as resource org)

• https://preservemontana.org/historic-tax-credits
• Study of MT HTC program linked from SHPO / Preserve Montana pages
• Useful for navigation; not a façade check-writer by itself

5.4 MBAC / small business / Helena partners (VERIFIED org; façade mini-grant = soft)

5.5 Manufacturing / woodworking / wood products (VERIFIED programs; fit may be weak)

Façade restoration ≠ wood-products RLF. Keep shop equipment financing separate from TIF-matched exterior invoices.

5.6 National Trust Preservation Funds (OPTIONAL)

Periodic grant rounds; Montana sometimes in set-aside states. Example next deadline noted in search results: Oct 1, 2026 (verify live). https://savingplaces.org/preservation-funds — typically nonprofits / preservation orgs, not a simple lessee façade grant.

6. CROSS-WALK — WHAT IS SAFE TO SAY IN THE PACKET

7. GAPS STILL OPEN

1. Year built (and original builder/architect) — DOR characteristics, Sanborn, directories, newspapers.
2. Deed chain / prior owners before Horne (2007 deed on card) — Clerk & Recorder; prove or retire Nash-Finch occupancy.
3. Sanborn sheet read for Block 25 / Bozeman St labeling (LOC Helena set).
4. Chronicling America / Independent Record address-specific clippings (Nash-Finch, Christie Transfer, warehouse fires, permits).
5. NR eligibility opinion from SHPO / HPO (individual listing vs district contribution).
6. Confirm HURTIF application deadline under second-Tuesday calendar (vs legacy 1st / third-Thursday form language).
7. Whether this façade project needs any formal HPC action beyond advisory — ask CD + HPO in one call.
8. Building permit path for vinyl vs wood windows + concreted reopenings + wells (written determination).
9. Basement occupancy declaration from Stephen → egress path.
10. Well between building and State property — ownership, access easement, who maintains.
11. YWCA window TIF precedent — find City award minutes / IR article with dollar figure before citing.
12. Pattern House final award amount & scope — confirm Commission minutes vs KTVH “considering $75K.”
13. Lease term / owner election if anyone pursues HTC with Stephen as lessee.
14. Next MHPG cycle dates after missed Feb 28, 2026 deadline.
15. Oral history with John Horne (on-record) about Capital Transfer era — high value, not yet captured in this brief.

8. KEY SOURCE LIST (URLs)

Property / GIS

• https://itax.tylertech.com/LewisAndClarkMT/detail.aspx?taxid=2852
• https://svc.mt.gov/msl/cadastral/
• https://helenamontanamaps.org/arcgisadp/rest/services/OpenData/ODParcels/MapServer/5
• https://experience.arcgis.com/experience/b7b66b91a5af473dbaa95990c20c559b

City TIF / board

• https://www.helenamt.gov/Departments/Community-Development/Planning/Urban-Renewal-and-TIF-Districts
• https://www.helenamt.gov/Government/City-Commission/City-Boards-Committees/Helena-Urban-Renewal-TIF-Advisory-Board
• https://www.helenamt.gov/files/assets/helena/v/1/government/departments/community-development/documents/map_of_boundary.pdf
• https://www.helenamt.gov/files/assets/helena/v/1/government/departments/community-development/documents/railroad_urban_renewal_district_plan.pdf

History

• http://helenahistory.org/state-liquor-warehouse.html
• https://www.mtmemory.org/nodes/view/89318
• https://www.ktvh.com/news/capital-transfer-and-storage-closes-after-76-years
• https://capitaltransfer.net
• https://www.loc.gov/item/sanborn05017_007

HPO / codes

• https://www.lccountymt.gov/Government/Community-Development-and-Planning/Historic-Preservation
• https://www.lccountymt.gov/Government/Community-Development-and-Planning/Historic-Preservation/Preservation-Standards-and-Requirements
• https://www.helenamt.gov/Departments/Community-Development/Building/Codes-Design-Requirements
• https://www.helenamt.gov/Departments/Community-Development/Building/Building-Permitting-Applications/Permit-Types

Grants / credits

• https://commerce.mt.gov/_shared/comdev/Historic-Preservation/docs/MHPG-Guidelines-Application-2026.pdf
• https://mhs.mt.gov/Shpo/index3
• https://preservemontana.org/historic-tax-credits
• https://www.irs.gov/businesses/small-businesses-self-employed/rehabilitation-credit-historic-preservation-faqs
• https://www.mbac.biz
• https://commerce.mt.gov/Business/Business-Assistance/Montana-Wood-Products-Revolving-Loan-Program

Compiled for Diane Anders / Stephen Banker packet support. Internal companions: application/PROPERTY_RECORD_VERIFIED.md, application/WINDOW_STRATEGY_MEMO.md, grants/GRANT_STACK.md, THE_PLAN.md.