HomeMy WebLinkAbout03-06-17 City Commission Packet Materials - A1. Glen Lake Commerce Preliminary Plat16533, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 1 of 27
16533, City Commission Staff Report for the Glen Lake Commerce
Subdivision Preliminary Plat
Public Hearing Dates: City Planning Board, February 7, 2017 at 7:00 pm in the City
Commission Room, 121 N. Rouse Avenue, Bozeman, Montana.
Bozeman City Commission, March, 6, 2017 at 6:00 pm in the City
Commission Room, 121 N. Rouse Avenue, Bozeman, Montana.
Project Description: A major subdivision preliminary plat application to subdivide a 5.49-acre
parcel into 15 lots for industrial development, one common open space lot, and dedicated
right-of-way.
Project Location: The property is addressed as 93 Griffin Drive and is legally described as a Lot
1A, Minor Subdivision 154A, located in the SW ¼ of Section 31, Township 1 South,
Range 6 East, P.M.M., City of Bozeman, Gallatin County, Montana. The property is
zoned M-1 (Light Manufacturing District).
Recommendation: Approval with conditions and code provisions.
City Commission Recommended Motion: “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 16533 and move to approve the Glen Lake
Commerce Subdivision Preliminary Plat with conditions and subject to all applicable
code provisions.”
Report Date: February 24, 2017
Staff Contact: Mitch WerBell, Assistant Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
The applicant requested two deviations from drive access separation standards as allowed by the
Bozeman Municipal Code. The City Engineer granted one of the requested deviations. This
report includes related findings on page 18. The project representative stated that the project
team is actively working with the Map Brewing landowner to coordinate the alignment of the
northern drive access with the adjacent property, which would eliminate the requirement for a
deviation or subdivision variance.
At the February 7, 2017 Planning Board public hearing, Staff discussed potential revisions to an
originally recommended condition pertaining to potential environmental hazard mitigation.
Planning Staff worked collaboratively with the City Attorney’s Office and the Engineering
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Division to modify the recommended conditions and related findings to include some alternative
directives. This report includes the recommended conditions of approval, as revised on February
24, 2017, on pages 9-11.
Project Summary
The Department of Community Development received a preliminary plat application for the
subdivision of a 5.49-acre tract of record to create 15 light manufacturing lots, one common open
space lot for stormwater, and dedicate 1.046-acres for right-of-way. Major subdivisions require
review and a recommendation by the Planning Board. State statute requires a public hearing
before a City Commission decision.
At its January 18, 2017 meeting, the Development Review Committee (DRC) voted unanimously
to recommend approval of the application with the conditions and code provisions identified in
this report. On February 7, 2017, the City Planning Board voted 9:0 to recommend that the City
Commission approve the preliminary plat subject to all conditions and code provisions. One
member of the public testified in support of the application at the February 7, 2017 public
hearing. Planning Board Resolution #16533 and meeting minutes are attached to this report.
The applicant did not request any subdivision variances with this application. The City did not
receive any written public comment as of the writing of this report. The governing body must
make a final decision on a major subdivision preliminary plat within 60 working days of the date
it was deemed adequate; in this case by April 13, 2017.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report; or
4. Continue the public hearing on the application, with specific direction to staff or the
applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 2
Alternatives ......................................................................................................................... 2
SECTION 1 – MAP SERIES .......................................................................................................... 4
SECTION 2 – REQUESTED VARIANCES ................................................................................. 9
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL ............................................ 9
SECTION 4 – CODE PROVISIONS REQUIRING PLAT CORRECTIONS ............................ 11
SECTION 5 – DRC ADVISORY COMMENTS ......................................................................... 14
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS ............................................ 15
SECTION 7 – STAFF ANALYSIS and findings ......................................................................... 15
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 15
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 17
Preliminary Plat Supplements ........................................................................................... 21
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY..................................... 25
APPENDIX B – DETAILED PROJECT DESCRIPTION .......................................................... 26
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 27
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................. 27
FISCAL EFFECTS ....................................................................................................................... 27
ATTACHMENTS ......................................................................................................................... 27
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SECTION 1 – MAP SERIES
Exhibit 1 – Zoning
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Exhibit 3 – Plat
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Exhibit 4 – Utility layout
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Exhibit 5 – Aerial
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Exhibit 6 –Manley Road conditions (looking SE)
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SECTION 2 – REQUESTED VARIANCES
The applicant did not request any subdivision variances with this preliminary plat application.
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 this project.
Recommended Conditions of Approval:
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. The final plat must conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Monumentation, Certificates of Survey, and Final Subdivision Plats
(24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM) and must be accompanied by all
required documents, including certification from the City Engineer that record drawings for
public improvements were received, a platting certificate, and all required and corrected
certificates.
3. The final plat must include a transfer of private improvements certificate to read substantially
as follows:
CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON-
PUBLIC IMPROVEMENTS
The following are hereby granted and donated to the property owners’ association noted
below for the owners’ use and enjoyment: (LIST ITEMS). Unless specifically listed in
the Certificate of Dedication, the City accepts no responsibility for maintaining the same.
I, (Subdivider), hereby further certify that the following non-public improvements,
required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a
condition(s) of approval of the subdivision platted herewith, have been installed in
conformance with any approved plans and specifications prepared in accordance with the
standards of Chapter 38 or other City design standards, or have been financially
guaranteed and are covered by the subdivision improvements agreement accompanying
and recorded with this plat.
Installed Improvements: (LIST ITEMS).
Financially Guaranteed Improvements: (LIST ITEMS OR STATE ‘NONE’).
The subdivider hereby grants ownership of all non-public infrastructure improvements to
the property owners’ association created by Document Number
______________________(To be filled in when recorded)
By: (Subdivider) Date: ____________________________
4. The property owners’ association declaration of covenants, conditions, and restrictions must
address the requirements for street trees (a City of Bozeman planting permit for street trees,
and obtaining utility locations) before any excavation begins in the City of Bozeman right-of-
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way. The covenants must include a planting note stating that the planting hole must be at
least twice the diameter of the root ball, that the root flare of the newly planted tree is visible
and above ground, and there should be a mulch ring 3’- 4’ in diameter around each newly
planted boulevard tree.
5. Concurrent with recording the final plat for the subdivision, the applicant must transfer
ownership of all common property and areas to the property owners’ association.
6. The final plat must contain the following notation on the conditions of approval sheet:
“Ownership of all common open space areas and trails, and responsibility of
maintenance thereof and for city assessments levied on the common open space
lands must be that of the property owners’ association. Maintenance responsibility
must include, in addition to the common open space and trails, all vegetative
ground cover, boulevard trees and irrigation systems in the public right-of-way
boulevard strips along all external perimeter development streets and as adjacent
to other common open space areas. All areas within the subdivision that are
designated herein as common open space, including trails, are for the use and
enjoyment by the owners of the development and the general public. The property
owners’ association is responsible for levying annual assessments to provide for
the maintenance, repair, and upkeep of all common open space areas and trails.”
7. If not already filed, the applicant must provide and file with the County Clerk and Recorder's
office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs)
prior to final plat approval for the following:
a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and
storm drainage;
b. Street improvements to East Griffin Drive including paving, curb/gutter, sidewalk,
and storm drainage;
c. Intersection improvements to the intersection of Manley Road and East Griffin Drive;
d. Intersection improvements to the intersection of West Griffin Drive and N. 7th
Avenue;
e. Intersection improvements to the intersection of East Griffin Drive and Bridger
Drive;
f. Railroad crossing improvements on East Griffin Drive.
The document filed must specify that in the event an SID is not utilized for the completion of
these improvements, the developer agrees to participate in an alternate financing method for
the completion of said improvements on a fair share, proportionate basis as determined by
square footage of property, taxable valuation of the property, traffic contribution from the
development, or a combination thereof. This must be provided prior to final plat approval.
8. On-site wells that are not in use must be properly abandoned prior to final plat approval.
9. The property owners’ association documents must include full copies of the Phase I and
Phase II Environmental Site Assessments conducted for this property.
10. The declaration of covenants, conditions, and restrictions must contain provisions referencing
the identified and potential environmental hazards on the property. Said covenants must run
with the land, bind all holders, owners, lessees, occupiers, and purchasers of the property,
and must be included in all deeds, leases, and other instruments of conveyance of the
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property. No modifications to the covenants are allowed without prior written consent of the
City.
11. The final plat must contain a note on the face of the plat advising current and future property
owners of the identified and potential environmental hazards on the property. Said plat note
must reference the Environmental Site Assessments by project number and the associated
declaration of covenants conditions, and restrictions.
12. Prior to any disturbance of subsurface strata and soils, the applicant must contact the
Montana Department of Environmental Quality and obtain a formal determination of whether
a remedial investigation work plan or institutional control is required for the existing
contaminated surface soil.
If the Montana Department of Environmental Quality requires a remedial investigation work
plan or institutional control consistent with Montana environmental statutes and regulations
for the existing contaminated surface soil, said work plan and/or institutional control must be
submitted to the City with assurance of appropriate financing to secure any required
remediation prior to construction and final plat approval.
Thereafter, any on-site contamination must be managed in accordance with any required
work plan and/or institutional control consistent with Montana environmental statutes and
regulations.
13. The declaration of covenants, conditions, and restrictions must list the City and the Montana
Department of Environmental Quality as intended beneficiaries, entitled to enforce the
covenants related to identified and potential environmental hazards and remediation on the
property.
14. The applicant must submit with the application for final plat review and approval, a written
narrative stating how each of the conditions of preliminary plat approval and noted code
provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the
entire final plat submittal. This narrative must sufficiently direct the reviewer to the
appropriate plat, plan, sheet, note, covenant, etc. in the submittal.
SECTION 4 – CODE PROVISIONS REQUIRING PLAT CORRECTIONS
A. Section 38.06.070, requires the city commission or their designated agent to certify approval
of the plat of the subdivision.
The applicant must eliminate the certificate of governing body from the final plat.
B. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of
dedication or certificate of consent.
The certificate of dedication on the final plat must include the specific names of the
streets dedicated to the public for which the City accepts responsibility.
C. Section 38.23.060, requires the provision of public and/or private easements for private and
public utilities, drainage, vehicular or pedestrian access, etc.
The final plat must provide all necessary utility easements, which must be described,
dimensioned and shown on the final plat in their true and correct location.
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D. Sections 38.27.020.B and 38.27.020.C, discuss exemptions to required park land dedication
requirements and future requirements upon further development.
The applicant must add a note to the conditions of approval sheet that states, “No park
land dedicated with this subdivision. Development on land initially exempted from park
dedication is required to provide park dedication if further development of the site does
not continue to meet the criteria for exemption.” Any future residential use will require
the transfer of park land or cash in-lieu.
E. Section 38.27.090, requires the filing of a waiver of right to protest the creation of a park
maintenance district with final subdivision plats when appropriate.
Unless already filed, the applicant must sign and file a waiver of right to protest the
creation of a park maintenance district at the Gallatin County Clerk and Recorder’s
Office with the final plat.
F. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents
including property owners’ association documents and covenants.
The applicant must provide the necessary declarations and recitals to facilitate the
property owners’ association declaration of covenants, conditions, and restrictions.
Any cost sharing agreements for maintenance must be included with the final plat.
The final plat and property owners’ association (POA) declaration of covenants,
conditions, and restrictions must not include any reference to “dedicated” open space.
The POA must own and maintain the stormwater lot. The plat and POA documents
must specifically designate Lot 9, Block 2 as common open space owned and
maintained by the POA.
The property owners’ association declaration of covenants, conditions, and restrictions
must incorporate the stormwater maintenance plan, to inform the property owners of
maintenance responsibilities associated with the stormwater detention pond on the
common open space lot for the subdivision. Additionally, the applicant is encouraged
to include the City Stormwater Division guidance document for maintenance of
stormwater ponds in the POA documents.
G. Section 38.23.180, states that the transfer of water rights or the payment of cash-in-lieu (CIL)
of water rights shall be provided.
Cash in-lieu of water rights must be paid prior to final plat approval.
H. Section 38.24.060.B.4, requires all arterial and collector streets and intersections with arterial
and collector streets to operate at a minimum level of service "C" unless specifically
exempted.
Section 38.24.060.B.4.b, allows an exception to the LOS standard if:
1. Granting a waiver would not be contrary to the public health and safety and is in
the public interest;
As the intersection level of service operates at a LOS “D” in the AM peak-
hour condition primarily due to left turn traffic from Manley onto Griffin and
traffic generated by this project will impact the intersection LOS primarily in
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the PM peak hour condition as traffic leaves the project, the public health and
safety are protected.
2. Improvements to the intersection LOS are within the next three years of the
City’s capital improvement plan (CIP);
The CIP lists this intersection for construction of improvements within three
years.
3. All right-of-way necessary for the intersection improvements are obtained;
The applicant must verify all right of way is in public control prior to
approval of a waiver.
4. The Commission has approved a financing plan;
The financing is provided through the City’s Impact Fee Program and the
applicant must verify if a local share is required for this intersection other
than what is planned in the City’s Arterial and Collector District Fund.
I. Section 38.23.030.A states, the developer shall install complete drainage facilities in
accordance with the requirements of the state department of environmental quality and the
city, and shall conform to any applicable facilities plan and the terms of any approved site
specific stormwater control plan. The city's requirements are contained in the design
standards and specifications policy and the city modifications to state public works standard
specifications, and by this reference these standards are incorporated into and made a part of
these regulations.
The applicant must provide detention volume in the proposed detention pond to
accommodate runoff from the portion of Manley Road that can drain to the pond,
which will be one half of Manley Road south of the pond. Upon construction of curb
and gutter, Manley Road will no longer drain to borrow ditches.
J. Section 38.24.010.A, states all streets shall be provided in accordance with the adopted
growth policy and/or transportation plan. The arrangement, type, extent, width, grade and
location of all streets shall be considered in their relation to existing and planned streets, to
topographical conditions, to public convenience and safety, and to the proposed uses of the
land to be served by such streets.
Manley Road must be constructed to a full collector street standard where adjacent
to the project prior to final plat approval. As an alternative, the applicant has been
working with City Engineering staff to implement a special improvements district
(SID) for Manley Road from the intersection of Manley and Griffin to the northern
City Boundary on Manley. The SID must be approved by the City Commission and
financing secured for the improvements to Manley Road prior to final plat
approval.
A mid-block pedestrian crossing of Manley Road with appropriate warning signals at
the northern local street intersection and Manley Road must be constructed. The mid-
block pedestrian crossing may be included in the SID project for Manley Road, if
approved.
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K. Section 38.24.110.B.1.a, states developers shall install transportation pathways, to provide
adequate multimodal transportation facilities within the development, as part of the required
development improvements. Transportation pathways shall be ADA accessible, and include
the following types of facilities: Sidewalks.
City standard sidewalks must be constructed where Manley Road is adjacent to the
project as well as both sides of the local street through the project. The sidewalk
adjacent to Manley Road may be included in the SID, if approved.
L. Section 38.24.090.D.3, lists access separation standards: These standards apply to the
minimum distance between public and/or private accesses and intersections, and the
minimum distance between public and/or private accesses and other public and/or private
accesses.
The proposed local street does not meet the access separation standards where it
intersects with Manley Road at two locations. The applicant applied for an access
deviation per BMC 38.24.090.H.3. That access deviation request is granted for the
southern intersection, but the deviation is not granted for the northern intersection.
The northern intersection must be aligned with the Map Brewing Company access
across Manley Road. Additionally, the City prefers the southern intersection to be
aligned with the Mergenthaler access across Manley Road if possible, but that is not a
requirement.
SECTION 5 – DRC ADVISORY COMMENTS
I. All notes, restrictions and conditions of approval must be relocated from the plat and
transferred to the final plat conditions of approval sheet.
II. The certificate of completion must be properly updated prior to final plat approval to list
all completed and accepted improvements and financially guaranteed improvements.
III. The applicant must contact the Gallatin County Conservation District, Montana
Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the
proposed project, and any required permits (i.e., 310, 404, Turbidity exemption, etc.)
must be obtained by the applicant and provided prior to final plat approval.
IV. Plans and Specifications for water and sewer main extensions, streets, and stormwater
improvements, prepared and signed by a professional engineer (PE) registered in the
State of Montana shall be provided to and approved by the City Engineer. Water and
sewer plans shall also be approved by the Montana Department of Environmental
Quality. The applicant shall also provide professional engineering services for
construction inspection, post-construction certification, and preparation of mylar record
drawings. Construction shall not be initiated on the public infrastructure improvements
until the plans and specifications have been approved and a preconstruction conference
has been conducted. Building permits will not be issued prior to City acceptance of the
site infrastructure improvements unless all provisions set forth in Section 38.39.030.B
of the Bozeman Municipal Code are met.
V. The City will accept ownership of the following improvements and will maintain these
improvements in perpetuity, which must be called out on the Certificate of Dedication:
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a. All water mains;
b. All sanitary sewer mains;
c. The local street through the project and associated drainage improvements
within the right-of-way;
d. Improvements to Manley Road.
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS
Project Name: Glen Lake Commerce Subdivision Preliminary Plat
File: 16533
Development Review Committee
The Development Review Committee (DRC) reviewed the proposed minor subdivision
preliminary plat application on January 18, 2017. The DRC determined the application submittal
contained detailed, supporting information that is sufficient to allow for the review of the
proposed subdivision. As a result, the DRC found that the application, with the recommended
conditions of approval, complies with the adopted growth policy, the Montana Subdivision and
Platting Act and the Unified Development Code.
Planning Board
The Planning Board conducted a public hearing on the related subdivision on February 7, 2017
and made a recommendation to the City Commission. The Planning Board voted 9:0 to
recommend that the City Commission approve the preliminary plat subject to conditions and
code provisions.
City Commission
The City Commission will hold a public hearing and make a final decision on the major
subdivision preliminary plat on March 6, 2017. The meeting will begin at 6 p.m. at 121 N. Rouse
Avenue.
SECTION 7 – STAFF ANALYSIS AND FINDINGS
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. The analysis is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
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1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat was prepared in accordance with the surveying and monumentation
requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered
in the State of Montana. As noted in recommended Condition of Approval No. 2, the final plat
must comply with the Platting Act, Administrative Rules of Montana, and the Bozeman
Municipal Code.
2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
The final plat must comply with the standards identified and referenced in the Unified
Development Code (UDC). This report includes several code provisions requiring corrections
before final plat approval. The applicant is advised that unmet code provisions, or code
provisions not specifically listed as a condition of approval, do not, in any way, create a waiver
or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
After the required corrections are provided the subdivision will comply with the local
subdivision regulations.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
Staff properly noticed the City Planning Board and Bozeman City Commission public hearings.
Based on the recommendations of the Development Review Committee (DRC) and the Planning
Board, as well as any public testimony received on the matter, the City Commission will make
the final decision on the applicant’s request.
The Department of Community Development received a preliminary plat application on
December 21, 2016. Staff deemed the application acceptable for initial review in writing on
December 29, 2016. The DRC reviewed the preliminary plat application on January 18, 2017
and determined the submittal contained detailed, supporting information that allowed for the
continued review of the proposed subdivision.
Staff scheduled public notice for this application on January 19, 2017 for publication in the legal
advertisements section of the Bozeman Daily Chronicle on Sunday, January 22, 2017. Staff
posted public notice on the subject property on January 23, 2017. Staff sent public notice to
physically adjacent landowners via certified mail, and to all other landowners of record within
200-feet of the subject property via first class mail, on January 23, 2017. The City did not receive
any public comment on this application as of the writing of this report.
On February 1, 2017, Staff completed and forwarded the staff report for this major subdivision
preliminary plat application with a recommendation of conditional approval for consideration by
the Planning Board at its February 7, 2017 public meeting. The Planning Board made a formal
recommendation that the City Commission approve the subdivision. Pursuant to Section
38.03.040.A.5.a(4), the City Commission must approve, conditionally approve or deny the
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subdivision application by April 13, 2017, unless there is a written extension from the developer,
not to exceed one year.
4) Compliance with Chapter 38, BMC and other relevant regulations
Community Development Staff and the DRC reviewed the preliminary plat against all applicable
regulations. The application after identified code corrections and conditions complies with the
Unified Development Code and all other relevant regulations. This report includes Conditions of
Approval and code provisions as recommended by the DRC for consideration by the City
Commission to complete the application processing for final plat approval. All municipal water
and sewer facilities will conform to the regulations outlined by the Montana Department of
Environmental Quality and the requirements of the Design Standards and Specifications Policy
and the City of Bozeman Modifications to Montana Public Works Standard Specifications.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
The final plat will provide and depict all necessary utilities and required utility easements. As
detailed under the Subdivision Review Criteria No. 2 above, and required by Section
38.23.060.A, the final plat and application materials must depict and address all easements,
existing and proposed. The preliminary plat shows 10-foot wide utility easements along the street
frontage of all lots.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel
The final plat will provide legal and physical access to each parcel within the subdivision. All of
the proposed lots have frontage to public streets with lot frontage meeting minimum standards
shown on the preliminary plat. The plat notes a no access strip along all lots fronting Manley
Road to reduce any risk of pedestrian and vehicular conflict along the curve of this collector
street. The proposed local street will provide legal and physical access for all parcels.
Primary Subdivision Review Criteria, Section 76-3-608
1) The effect on agriculture
This subdivision will not significantly affect agriculture. The growth policy designates the
subject property as an industrial area and the property’s M-1 zoning allows for a broad range of
development. No agricultural uses remain in the immediate vicinity. The application materials
note that agricultural activity has not occurred on this parcel for at least the last 40 years.
2) The effect on Agricultural water user facilities
This subdivision will not affect agricultural water user facilities. The growth policy and zoning
designate this property for industrial development. No agricultural water user facilities exist on
the property.
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3) The effect on Local services
Water/Sewer – This subdivision will not significantly affect sanitary sewer or water
infrastructure. Municipal water and sewer mains exist in the Manley Road right-of-way. The
existing downstream sanitary sewer mains and wastewater treatment facility have adequate
capacity to serve the subdivision. The applicant proposes installing a new sanitary sewer main
with stubs to serve each individual lot through the subdivision. The new sewer line will connect
to the trunk main to the north. The applicant plans to install a new water main with stubs to serve
each individual lot through the subdivision. The new water line will connect to the existing 10-
inch main near the northern and eastern intersections with Manley Road. The Engineering
Division will review the final infrastructure design prior to final plat approval.
Streets – The proposed major subdivision will include an internal public street with two
intersections along Manley Road. The local street does not meet the access separation standards
where it intersects with Manley Road at two locations. The applicant requested two deviations
from access separation standards. Section 38.24.090.H allows modifications from access
standards at the discretion of the City Engineer when a more efficient design can be
accomplished without jeopardizing the public’s health, safety, and welfare. The City Engineer
granted the deviation request for the southern access along Manley Road but not for the northern
access. Map Brewing Company generates significant vehicular, bicycle and pedestrian trips
during operating hours. Code Provision L requires the applicant to align the northern drive
access with the Map Brewing drive access prior to final plat approval. A coordinated alignment
will reduce the potential for vehicular conflicts from peak hour left turning movements and will
allow for a proper mid block pedestrian crossing with the improvements to Manley Road.
The adopted transportation plan designates Manley Road as a collector street. Collector streets
provide a link between the arterial network and local streets. Collector streets both move traffic
efficiently and allow for on-street parking in some situations to serve neighboring residential,
commercial, and industrial areas. Manley Road currently does not meet the urban collector
standards for on-street parking, curb and gutter, and boulevard sections. As the northeast
quadrant of the City continues to develop, the Department of Public Works requires correction of
existing deficiencies to support additional demands. Upgrading Manley Road to a full collector
standard will improve safety for pedestrians and drivers and add needed on-street parking,
sidewalks, lighting, boulevards, and stormwater control. The development code requires
construction of perimeter streets to the most current standards adjacent to a project prior to final
approval. The applicant and the Department of Public Works are designing a potential Special
Improvement District (SID) for improvements to Manley Road from Griffin Drive to the
northern City limits. The City Commission must adopt a resolution of intent to create the SID
and the SID must be properly approved with sufficient financing prior to final plat approval.
Creation of the Manley Road SID will satisfy Code Provision J. If the creation of the SID fails,
Manley Road must be constructed in accordance with the collector street standard adjacent to the
subdivision boundaries prior to final plat approval. Construction of Manley Road in its entirety
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16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 19 of 27
as a single phase will reduce costs and the potential for delays if construction mobilization
occurs in multiple phases.
The City’s recent transportation master planning document identified the intersection of Manley
Road and Griffin Drive within one half-mile of the proposed subdivision as operating at a level
of service (LOS) less than “C.” The intersection operates at a LOS “D” in the AM peak-hour
condition primarily due to left turn traffic from Manley Road onto Griffin Drive. Traffic
generated by this project will impact the intersection LOS primarily in the PM peak hour
condition as traffic leaves the project. The public health and safety are protected. The Capital
Improvements Plan identifies project SIF 110 as the construction of intersection improvements in
Fiscal Year 2019. This project will add capacity to the intersection. Street Impact Fee and
Arterial & Collector District funds will provide financing for the intersection improvements. The
Arterial & Collector District provides the local share for capacity expanding infrastructure
projects. The applicant will work with the Public Works Department to determine if a separate
local share is required for this project. Code Provision H addresses the requirements for an
intersection level of service waiver approval prior to final plat approval.
Police/Fire – This subdivision will not significantly affect Police and Fire services. The City’s
Police and Fire emergency response area includes the subject property. The applicant will obtain
preliminary addresses for the new lots from the City Engineer’s Office to facilitate emergency
response to the site once the final plat is filed.
Stormwater – This subdivision will not significantly affect stormwater infrastructure. The
applicant proposes a detention basin located on the common open space lot at the northwest
corner of the subdivision. The detention pond will hold surface runoff captured by the curb inlets
and stormwater mains. The applicant will construct the stormwater infrastructure and detention
basin according to the City Design Standards and Specifications Policy. The detention facility
will capture surface runoff from Manley Road once sized appropriately.
The City has a standard requirement for a detailed review of the final grading and drainage plan,
and approval by the City Engineer, as part of the infrastructure plan and specification review
process prior to final plat approval. The code provisions note this requirement.
Parkland – This subdivision will not significantly affect parkland. Section 38.27.020.B provides
that land dedication or cash donation in-lieu may be exempted for certain subdivisions.
Subdivision of land into parcels which are all nonresidential does not require parkland
dedication. The proposed subdivision is zoned industrial and is therefore entirely nonresidential
at this time. Subsection C of the above-referenced section requires park dedication if further
development of the site does not continue to meet the criteria for exemption. Any future
development of the proposed subdivision with accessory residential uses requires park dedication
or cash or improvements in-lieu. The DRC advised the applicant accordingly. The City may
recommend improvements in-lieu based on the close proximity to the East Gallatin Recreation
Area. Code Provision D requires a note on the conditions of approval sheet of the final plat that
states “No park land dedicated with this subdivision” to put future property owners on notice that
72
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 20 of 27
park land may be required. Improvements to Manley Road in association with this subdivision
will improve access to the East Gallatin Recreation Area.
4) The effect on the Natural environment
This subdivision will not significantly affect the natural environment. No significant physical or
topographical features (e.g., outcroppings, geological formations, steep slopes) were identified
on the subject property. The Code also requires the applicant to contact the Gallatin County
Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of
Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity
exemption, etc.) for the construction of the proposed streets. The applicant must obtain any
required permits and provide them to the Engineering Division prior to any construction of the
infrastructure.
5) The effect on Wildlife and wildlife habitat
This subdivision will not significantly affect wildlife and wildlife habitat. The property falls
within an area planned for industrial development. Prior uses heavily disturbed the site. No
significant habitat exists for fish or large wildlife. The applicant contacted the Montana
Department of Fish, Wildlife, and Parks about the proposed subdivision but did not receive a
response.
6) The effect on Public health and safety
With the recommended Conditions of Approval and required plat corrections, this subdivision
will not significantly affect public health and safety. The intent of the regulations in Chapter 38
of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The
Development Review Committee reviewed the major subdivision preliminary plat and
determined that, with conditions, it complies with the title. This staff report notes all other
conditions deemed necessary to ensure compliance.
The applicant submitted Phase I and Phase II Environmental Site Assessments (ESA) for the
subject property. The applicant’s consultant, Terracon, identified an existing environmental
condition in the Phase II assessment completed on April 28, 2016. The report indicates this
property is subject to potential hazard from contaminates found in the surface soil, including
petroleum constituents. The results of the ESA “do not require regulatory notification.” See page
4 of the Phase II ESA.
The ESA suggests that the property was previously used for the temporary storage of sand and
gravel and several soil and gravel piles were located on-site. One pile included weathered
asphalt. The applicant’s consultant took soil samples from several of these locations and
submitted the samples for laboratory analysis. The results showed petroleum constituents in the
soil. The City’s Engineering Division expressed concern over what is not included in the
assessments. The subject property is located adjacent to a heavily used railroad line in an
industrial area. Additional dumping may have occurred on the property that was not identified in
73
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 21 of 27
the assessments. In addition, the applicant’s consultant did not drill and sample soils and
groundwater below the surface with the Phase II assessment.
The study found that the risk on contamination is low but precautionary measures should occur
in the future. The applicant’s consultant incorporated the following recommendations in the
ESA:
1) The soil & gravel piles are not suitable for future use at the site;
2) Future work involving the disturbance of soil piles should require notice for workers; and
3) Periodic review should occur for regulatory status and results of groundwater monitoring
at Exxon facility to the south.
Implementing the recommendations of the applicant’s consultant will help protect public health
and safety. While the location and extent of environmental contamination of the property have
not been fully assessed, the steps required in order to do so are included as recommended
Condition of Approval No. 12. The Montana Department of Environmental Quality’s (DEQ)
website states that DEQ “is charged with protecting a clean and healthy environment as
guaranteed to our citizens by our State Constitution. Our ultimate goal to protect public health
and to maintain Montana's high quality of life for current and future generations.” The
recommended conditions related to remedial investigation work plans and other appropriate
institutional controls are consistent with the DEQ goals and the regulations of Chapter 38 of the
Bozeman Municipal Code. Recommended conditions of approval 9, 10, 11, and 13 require
advisory notice for the identified and unknown environmental hazards on the property through
the property owners’ association documents and on the face of the plat.
The applicant routed application materials and received non-significant comments from the
following agencies and utility providers: Department of Environmental Quality, Army Corps of
Engineers, Department of Natural Resources and Conservation, State Historic Preservation
Office, Charter Communications and NorthWestern Energy. The Gallatin Conservation District
and Fish, Wildlife, and Parks did not provide comments. This report includes findings to justify
the recommended site-specific Conditions of Approval for reasonable mitigation of impacts from
the proposed major subdivision. In addition, all subdivisions must be reviewed against the
criteria listed in 76-3-608.3.b-d, Montana Code Annotated (MCA). As a result, the Department
of Community Development reviewed this application against the listed criteria and further
provides the following summary for submittal materials and requirements.
Preliminary Plat Supplements
The Development Review Committee (DRC) completed a subdivision pre-application plan
review on December 16, 2015. With the pre-application plan review application, the applicant
requested waivers from Section 38.41.060 “Additional Subdivision Preliminary Plat
Supplements” for several of the standard preliminary plat supplements.
74
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 22 of 27
The DRC granted waivers to the supplemental information under 38.41.060, BMC with the pre-
application plan review application for: 14) educational facilities; 15) land use; 16) parks and
recreation facilities; 17) neighborhood center; and 20) affordable housing.
The DRC did not grant waivers for: 1) surface water; 2) floodplains; 3) groundwater; 4) geology-
soils-slopes; 5) vegetation; 6) wildlife; 7) historical features; 8) agriculture ; 9) agricultural water
user facilities; 10) water and sewer; 11) stormwater management; 12) streets, roads and alleys;
13) utilities; 18) lighting plan; and 19) miscellaneous. Staff offers the following summary
comments on the supplemental information required with Article 38.41, BMC.
38.41.060.A.1 Surface Water
No surface water features exist on the property. The City and the Montana Department of
Environmental Quality require preparation and approval of a Stormwater Pollution Prevention
Plan (SWPPP) prior to any infrastructure construction on the property.
38.41.060.A.2 Floodplains
No mapped 100-year floodplains affect the subject property as depicted in the current Flood
Insurance Rate Map No. 30031C0808D.
38.41.060.A.3 Groundwater
Several piezometers identified groundwater on the property at a minimum of 9-feet below
ground surface. Periods of high groundwater will not impact future development due to the
average depth.
Wells exist on-site. The existing wells that are not in use must be properly abandoned prior to
final plat. The municipal water distribution system will serve the subdivision. Condition of
Approval No. 7 relates to this matter.
38.41.060.A.4 Geology, Soils and Slopes
No unusual geology, soils or slopes exist on the subject property. The underlying geology and
soils will not limit infrastructure construction and future development in the subdivision. The
property gradually slopes down to the northwest. Based on the existing topography, Staff does
not anticipate any significant cuts and fills to accommodate future development.
38.41.060.A.5 Vegetation
The vacant property does not contain any trees, shrubs, wetlands, or critical plant communities.
Grasses cover the property. The applicant provided an approved Noxious Weed Management
Plan to provide mitigation measures for noxious weeds existing on the property.
38.41.060.A.6 Wildlife
The property falls within an area planned for industrial development. Proximity to an urban area
and past agricultural uses limit the amount of wildlife on the property. Occasionally deer and
small mammals visit the property, as is common in the Bozeman area. No significant habitat
75
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 23 of 27
exists for fish or large wildlife. The applicant contacted the Montana Department of Fish,
Wildlife, and Parks about the proposed subdivision but did not receive a response.
38.41.060.A.7 Historical Features
The applicant contacted the State Historic Preservation Office (SHPO) and received written
comments prior to submitting this application. As no structures exist on the property, this
subdivision will not impact any cultural properties. The SHPO advised the applicant to contact
the office if any cultural materials are discovered during the physical construction.
38.41.060.A.8 Agriculture
The Bozeman Community Plan and municipal zoning designate the subject property for
industrial development. Agricultural uses existed on the property but ceased approximately 40-
years ago. The property is currently vacant.
38.41.060.A.9 Agricultural Water User Facilities
No agricultural water user facilities exist on or adjacent to the property.
38.41.060.A.10 Water and Sewer
This application proposes new municipal water and sanitary sewer mains with individual stubs
for each developable lot. The new facilities will connect with the existing municipal water and
sewer mains in the Manley Road right-of-way. The existing downstream sanitary sewer mains
and wastewater treatment facility have adequate capacity to serve the subdivision. The new
municipal water facilities will include three new fire hydrants at the appropriate spacing at both
intersections and along the internal local street. The Engineering Division will analyze the final
municipal water and sanitary sewer layout and design during the infrastructure review stage prior
to construction and final plat.
As noted above, the Bozeman Municipal Code requires water rights or cash in-lieu for
annexation, subdivision and site development pursuant to Section 38.23.180. The City must
receive the associated cash in-lieu of water rights payment prior to final plat approval.
38.41.060.A.11 Stormwater Management
The applicant proposes a detention basin located on the common open space lot at the northwest
corner of the subdivision. The detention pond will hold surface runoff captured by the curb inlets
and stormwater mains. The applicant will construct the stormwater infrastructure and detention
basin according to the City Design Standards and Specifications Policy. The property owners’
association will own and maintain the common open space lot and stormwater facility in
accordance with the Bozeman Municipal Code. Recommended Condition of Approval No. 5 and
Code Provisions H address this matter.
The Engineering Division will analyze layout and design of the storm sewer system during the
infrastructure review phase prior to construction and final plat. Code Provision I requires the
applicant to provide adequate capacity in the detention basin.
76
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 24 of 27
38.41.060.A.12 Streets, Roads and Alleys
This subdivision requires the expansion of the municipal street and sidewalk network to provide
legal and physical access to all parcels. This report includes findings for the MCA Section 76-3-
608 Primary Subdivision Review Criteria on the effect of this subdivision on local services. The
proposed major subdivision will include an internal public street with two intersections along
Manley Road. The City Engineer granted one deviation request for the southern access along
Manley Road but did not grant an access spacing deviation for the northern access. Code
Provision L requires the applicant to align the northern drive access with the Map Brewing
Company drive access prior to final plat. Creation of the Manley Road SID will satisfy Code
Provision J. If the creation of the SID fails, Manley Road must be constructed in accordance with
the collector street standard adjacent to the subdivision boundaries prior to final plat approval.
Code Provision H addresses the requirements for an intersection level of service waiver, which
must be approved by the Director of Public Works prior to final plat. As required in Section
38.24.080, perimeter sidewalks must be constructed along all street frontages prior to final plat
approval or must be financially guaranteed for a period not to exceed three years.
38.41.060.A.13 Utilities
The plat indicates a 10-foot wide utility easement along all street frontages. As required by Code
Provision C, all easements, existing and proposed, must be accurately depicted and addressed on
the final plat and in the final plat application. With the code requirements, the plat will provide
and depict all necessary utilities and required utility easements.
38.41.060.A.14 Educational Facilities
The DRC did not identify any significant impacts to educational facilities and waived
supplemental information. The code limits subsequent floor accessory residential uses in
industrial zoning districts to no more than 50% of the gross floor area. Mixed-use and live-work
buildings provide housing units primarily for residents involved in the daily operations of the
primary industrial use. Staff does not expect significant numbers of school age children living in
any future buildings on the subject property.
38.41.060.A.15 Land Use
The DRC did not identify any significant impacts to land use and waived supplemental
information. The proposed 15 industrial lots comply with the existing zoning designation of M-1,
(Light Manufacturing District) and the underlying future land use designation in the growth
policy.
38.41.060.A.16 Parks and Recreation Facilities
The DRC did not identify any significant impacts to parks and recreation facilities and waived
supplemental information. Section 38.27.020.B provides that land dedication or cash donation
in-lieu may be exempted for subdivisions that are all nonresidential. The proposed subdivision is
zoned industrial and is therefore entirely nonresidential at this time. Subsection C of the above-
referenced section requires park dedication if further development of the site does not continue to
77
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 25 of 27
meet the criteria for exemption. Any future development of the proposed subdivision with
accessory residential uses requires park dedication or cash or improvements in-lieu. Code
Provision D requires a note on the conditions of approval sheet of the final plat that states “No
park land dedicated with this subdivision” to put future property owners on notice that park land
may be required.
38.41.060.A.17 Neighborhood Center Plan
The DRC waived supplemental information regarding a neighborhood center plan. Pursuant to
Section 38.23.020.A, BMC, only residential developments that are ten net acres in size or
greater, shall have a neighborhood center.
38.41.060.A.18 Lighting Plan
Section 38.23.150.B, requires street lighting for this subdivision. The application includes a
street lighting layout plan with fixture cut sheets and a photometric analysis plan in conformance
with code requirements. The applicant proposes LED street lights at both street intersections.
38.41.060.A.19 Miscellaneous
The subdivision will improve access to public lands as Manley Road is upgraded to include
pedestrian facilities and there are no identified hazards in proximity to the subject property. The
Environmental Site Assessment indicated a minor risk of soil contamination on-site.
Recommended Condition of Approval No. 8 requires the applicant to coordinate with the City
Attorney to properly indemnify the City from any environmental related impact on the subject
property.
38.41.060.A.20 Affordable Housing
The DRC waived supplemental information regarding affordable housing. The Affordable
Housing provisions in Article 38.43, BMC do not apply to industrial subdivisions.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned M-1. The intent of the M-1 light manufacturing district is to
provide for the community's needs for wholesale trade, storage and warehousing, trucking and
transportation terminals, light manufacturing and similar activities. The district should be
oriented to major transportation facilities yet arranged to minimize adverse effects on residential
development, therefore, some type of screening may be necessary.
Adopted Growth Policy Designation:
The Future Land Use Map of the Bozeman Community Plan designates the subject property to
develop as “Industrial.” The “Industrial” designation provides for areas for the uses which
support an urban environment such as manufacturing, warehousing, and transportation hubs.
Development within these areas is intensive and is connected to significant transportation
corridors. In order to protect the economic base and necessary services represented by industrial
78
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 26 of 27
uses, uses which would be detrimentally impacted by industrial activities are discouraged.
Although use in these areas is intensive, these areas are part of the larger community and shall
meet basic standards for landscaping and other site design issues and be integrated with the
larger community. In some circumstances, uses other than those typically considered industrial
have been historically present in areas which were given an industrial designation in this growth
policy. Careful consideration must be given to public policies to allow these mixed uses to
coexist in harmony.
APPENDIX B – DETAILED PROJECT DESCRIPTION
Project Background and Description
The Development Review Committee (DRC) reviewed the pre-application plan for the Glen
Lake Commerce Subdivision and provided written comments to the applicant on December 21,
2015.
The applicant and landowner, Glen Lake Holdings, LLC, and project representative, TM Designs
submitted this major subdivision preliminary plat application to the Department of Community
Development on December 21, 2016. Staff deemed the application acceptable for initial review
on December 29, 2016. The application proposes the subdivision of a 5.49-acre tract of record to
create 15 light manufacturing lots, one common open space lot for stormwater, and dedicate
1.046-acres of right-of-way. Major subdivisions require review and a recommendation by the
Planning Board. State statute requires a public hearing before a City Commission decision.
At its January 18, 2017 meeting, the Development Review Committee (DRC) voted unanimously
to recommend approval of the application with the conditions and code provisions identified in
this report.
The City Planning Board voted 9:0 to recommend the City Commission approve the subdivision
on February 7, 2017. One member of the public testified in support of the subdivision at the
February 7, 2017 public hearing.
The applicant did not request any subdivision variances with this application. The City did not
receive any written public comment as of the writing of this report. The final decision for a major
subdivision preliminary plat must be made within 60 working days of the date it was deemed
adequate; in this case by April 13, 2017.
79
16469, Staff Report for the Glen Lake Commerce Subdivision Preliminary Plat Page 27 of 27
APPENDIX C – NOTICING AND PUBLIC COMMENT
In accordance with Chapter 38.40, BMC, Staff scheduled public notice for this application on
January 19, 2017 for publication in the legal advertisements section of the Bozeman Daily
Chronicle on Sunday, January 22, 2017. Staff posted public notice on the subject property on
January 23, 2017. Staff sent public notice to physically adjacent landowners via certified mail,
and to all other landowners of record within 200-feet of the subject property via first class mail,
on January 23, 2017. The City did not receive any written public comment on this application as
of the writing of this report. One member of the public testified in support of the subdivision at
the February 7, 2017 public hearing.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: Glen Lake Holdings, LLC, c/o Dan Alexander, 145 Jeana Lei Court, Bozeman,
MT 59715
Applicant: Glen Lake Holdings, LLC, c/o Dan Alexander, 145 Jeana Lei Court, Bozeman,
MT 59715
Representative: TM Designs, c/o Todd S. Mitchell. P.E., 31 Saler Street, Belgrade, MT 59714
Report By: Mitch L. WerBell, Assistant Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. This subdivision will not change any presently
budgeted funds.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Preliminary Plat
Application Materials
Planning Board Resolution 16533
February 7, 2017 Planning Board Meeting Minutes
80
81
BOZEMAN,'
Community Development
DEVELOPMENT REVIEW APPLICATION
1. PROIECT
Devei Name: onment Glen Lake Commerce Subdivision
A1
Description: 16 Lot Major Subdivision with Light lndustrial (M-1) Zoning
2. PROPERTY OWNER
Name: Glen Lake Holdings, LLC; Dan Alexander
Full Address: 145 Jeana Lei Court, Bozeman, MT 59715
Phone: 406-581-9705
Email: dana@storydist.com
3. APPLICANT
Narne: Glen Lake Holdinqs, LLC; Dan Alexander
Full Address: 145 Jeana Lei Court, Bozeman, MT 59715
Phone: 406-581-9705
Emaii: dana@storydist.com
4. REPRESENTATIVE
Name: TM Designs; Todd S. Mitchell, PE
Full Address: 31 Saler Street, Belgrade, MT 59714
Prrone: (406) 570-9121
Email: tmdesignsmt@outlook.com
5. PROPERTY
AddStrreeeiss: Full 93 East Griffin Drive, Bozeman, MT 59715
Full Lesal
Description: Lo1 1A,MinorSub. 154A. SW1/4of Section31,T1.S.,Fl 6.E.,P.M.fu{.,Cityof Bozeman,GallatinCounty,Montana
Cu Zoning: rrent M-1, Light Industrial
Current Use: VaCant Land
Community
Plan
Designation: lndustrial
Development Review Application A1 Paee 1 of 3 Revision Date 01-04-16
Required Forms: I
Var;es by project type Recommended Forms Presentaticn of submitted pians and specifications
82
Overlay
Distri ct:
Urban
Renewal
District:
! rv"ighbo.hood Conservation I Ent.y*ry Corridor ffi
ttor"
I Downtow" flNorth 7th Avenue [] Northeast El
None
6. STATISTICS (oNLy AppLICArroN rypns 2-12, 17, 24 AND 26)
Gross Area: gcres, 5.490
Square Feet:239,144
Acres: {.Q$J Square Feet:
'l /$.$$Q
Net Area:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms.
[ 1. Pre-application Consultation
[ 2. Master Site Plan
D 3. site Plan
[ +. Subdivision pre-application
ffi 5. Subdivision preliminary plat
I o. subdivision final plat
I Z. Subdivision exemption
I B. Condominium Review
D s. Pun concept plan
I f O. Pun preliminary pian
I rr. Pun final plan
[ 12. Annexation and Initial Zoning
f, I :. administrative Interpretation
Appeal
f, l+. admlnistrative Project Decision
Appeal
I t5. Commercial Nonresidential COA
[1 6. Historic Neighborhood
Conservation Overlay COA
8. APPLICATION FEES AND MATERIALS
Form
None ! 17. Informal Review
MSP E tB. Zoning Deviation
SP fl 19. Zoning or Subdivision
Variance
PA fl zo. conditional Use Permit
PP ! 21. Special Temporary Use
FP
SE
Permit
[ 22. Comprehensive Sign Plan CSP
I ZS. Regulated Activities in RW
Form
INF
None
z/svAR
CUP
STUP
B. Application materials shall be submitted for each application as shown in the specific guidance
and checklists that is provided for each application t;rpe. A common deveiopment review application
form and common notice materials may be provided for an applicatian that includes more than one
application type. All other application materials shall be submitied for each individual application
type per the project guidance and checklists.
9. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(sJ and the property owner[sJ fif differentJ for
all application types before the submittal will be accepted. The only exception to this is an informal
review application that may be signed by the applicant[s) only.
As indicated by the signaturefs] below, the applicantfsJ and property owner[sJ submit this
application for review under the terms and provisions of the Bozeman Municipal Code. It is further
indicated that any work undertaken to complete a development approved by ihe City of Bozernan
shall be in conf-armancewith the requirements af the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee
Program and impact fees may be assessed for my project. Further, I agree to grant City personnel
and other review agency representative's access to the subject site during the course of the review
process [Section 38.34.050, BMC]" I
[We] hereby certifythatthe above information is true and
correct to the trest of my {ourJ knowledge.
Certification of Completion and Compliance - I understand that conditions of approval may be
applied to the application and that I will comply with any conditions of approval or make necessary
corrections to the application materials in order to comply with municipal code provisions.
Statement of Intent to Construct,According to the Final Flan - I ackncwledge that co[struction
not in compliance with the approved final plan may resuit in delays cf occupancy cr ccsts to correct
noncompliance.
Applicant
Signature:
Printed Name:
0wner
Signature:
Printed Name:
Owner
Signature
Printed Name:
If signing as a corpo::ation, please provide the title and position of the individual signing on behalf of the
corporation. Attach separate sheets for additional owner signatures.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59777
phone 406-582-2250
fax 406-582-2763
planning@bozenran.net
www. b ozem a n.n et
Development Revieiar Application A1 Page 3 of 3 Revision Date 01-04-16
Required Forms: I Varies by
proiect type Recommendetl Forms Presentatien of submitted plans anti specifications
84
BOZEMAN,,
Community Development
SUBDIVISION PRELIMINARY PLAT REQUIRED
MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item belowbound or folded intoBlz x 11 or Ba/2x74
sets
Z Complete and signed development review application form A1.
E Plan sets that include all required items listed on the subdivision preliminary plat checklist form PP1.
Standard application sets required 2 sets that include full size 24 x 1 set that include 11 x 17 inch
plan sizes: 36 inch plans plans
Z 2-digital versions of all materials IJPEG
or PDF] on separate CD-ROMs orUSB drives. Individual files
must be provided at SMB or less in size. Files shall be named according to naming protocol.
All plans must be drawn to scale on paper not smaller lhan Blz x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3 -ring binders
Notes: willbeused,theymustincludeatableof contentsandtabbeddividersbetweensections.
Plans
that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
EI Completed and signed property adjoiners certificate form N1 and materials.
STATISTICS
1.. Subdivision Type:
EI First Minor Subdivision from a Tract of Record
E First Minor Subdivision from a Tract of Record with variance
E Second or Subsequent Minor Subdivision from a Tract of Record
E First Major Subdivision
2. Total Number or Lots: 16
3. Lots by Proposed Uses:
PP
lb
Residential, singie household City Park
Residential, multi household Manufactured Home Space
Planned Unit Development Recreational Vehicle Space
Condominium Unit Commercial
Townhouse 15 Industrial
1 Common Open Space Restricted Developm ent
Other:
Preliminary Plat Required Materials PP Page 1 of 2 Revision Date 1-05-16
Required Forms: I A1,
PP1, N1, SVAR (if variancel Recommended Forms: Required Forms:
85
E Base fee
Plus
Plus
APPLICATION FEE
$1,785 Minor or $ 2,840 Major
$72 per lot
$6.50 noticing fee per each physically contiguous [touching]
property owner
CONTACT US
phone 406-582-2260
fax 4O6-582-2263
planning @b o ze ma n.net
www,bozeman.net
Alfred M. Stiff Professional Building
20 East 0live Street 59715 [FED EX and UPS Only]
PO Box 1230
Bozeman, MT 59771
Prelirninary Plat Required Materials PP Page 2 of 2 Revision Date 1-05-16
Required Forms: I A1,
PP1, N1, SVAR fif variance] Recommended Forms: I
Required Forms:
86
PP1
SUBDIVISON PRELIMINARY PLAT CHECKLIST
GENERAL INFORMATION
The preliminary plat submittal must include the following
38.41.040, BMC for the specific requirements for each item.
All information required with the pre-application pian,
[Subdivision Pre-application PIan], BMC. See check]ist PA1.
information. Piease refer to Section
as outlined in Section 38.41.030
2.
J.
+.
5.
11.
12.
1.
Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and
blocks {designated by number], the dimensioqs and area cf each lot, and the use of each iot, if
other than for single househaid.
All streets, roads, aileys, avenues, highways, and easements; the width of the right-of-way, grades,
and curvature of each; existing and proposed road and street names; and proposed location of
intersections for any subdivision requiring access to arterial or collector highways-
The names of adjoining platted subdivisions aed numbers of adjaining certificates of survey.
An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and
curve data indicated outside of the boundary lines. When the plat is bounded by an irregular
shoreline or a body af water, the bearings and distances of a closing meander traverse shall be
given.
The approximate location of all seciion corners or legal subriivision cornei's of sections pertinent
to the subdivision boundary.
7. If the improvements required are to be completed in phases after the final plat is filed, the
approximate area of each phase shall be shown on the plat.
8. Ground contours at Z-faot intervais if slope is under 10 percent; i-faat intervals if slope is
between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater.
9. List of waivers granted from the requirements of Section 38.47.050 [Additional
Subdivision
Preliminary Flat Supplements], BMC durlng the pre-application process.
Request for exemption from Moatana Department of Environme*tal Quality Review as described in
Section 38.41.040.11 fRequest for Exemption from MDEQ Review], BMC.
AII appropriate certificates [refer to Chapter 38.05, BMC).
All preliminary plat supplements required for all subdivisions;
A letter af approval or preliminary approval from the City of Bozeman where a zoning change is
necessary
1C.
Preliminary Plat Supple:nents Required for AII Subdiyisions
A. A map showing all adjacentsections of land, subdivision, certificates of survey, streets and roads
B. Map of entiresubdivision on either anSl/z-inchx 11-inch,91h-inchx14-inch, or 11-inch x1,7-inch
sheet
C. A written staterneni describing any
upon which the request is based.
Proceduresl, BMC. See checklist SVAR
requested subdivision variance[s] and the facts of hardship
Refer to Chapter 38.35 fVariance, Deviation and Appeal
D. Covenants, Restrictions and Articles of Incorporation for the Property Owners' Associaticn
E. Encroachment permits or a ietter indicating intention to issre a permit where new streets,
easements, rights-of way or driveways intersect State, Counfy, or City highways, streets or roads
Preliminary Plat Cirecklist PP1 Page 1 of2 Revision Date 1-05-16
Required Forms: I ar, rul,
PP, SVAR fifvariance] Recommended Forrns: I
Required Forms:
BOZEMAN*'
G. A draft of such other appropriate certificates
H. Provision for maintenance of all streets [including emergency accessJ, parks, and other required
improvements if not dedicated to the public, or if private
I Profile sheets for street grades greater than 5 percent
i. If an authorized representative signs on behalf of an owner of record, a copy of the authorization
shall be provided
K. A Noxious Weed Managernent and Revegetation Plan approved by ihe Weed Control District for
control of noxious weeds
L, A preliminary platting certificate prepared by a Montana title company
13. AII preliminary plat supplements
Comrnittee. Please refer to Section
not waived at pre-application
38.41.060, BMC for the specific
review by the Development Review
requirements for each item.
Additional Subdivision Preliminary Plat Supplements Waived
A. Surface water tr
B. Floodpiains n
C. Groundwater n
D. Geology, soils and slope f,
E. Vegetation tr
F. Wildlife n
G. Historical features n
H, Agriculture n
I. Agr culture water user facilities tr
J Water and sewer n
K, Stormwater management tr
L. Streets, roads and alleys tr
M. Utilities I
N. Educational facilities E
o. Land use E
P Parks and recreation facilities a
a. Neighborhood center plan a
R. Lighting plan tr
Alfordable Housing E
l. Miscellaneous n
CONTACT US
Alfred M. Stiff Professional
20 East OIive Street 59715
PO Box 1230
Bozeman, MT 59771-
Building
IFED EX and UPS On]y]
phone 406-582-2260
fax 406-582-2263
pla nning@boze ma n. net
www.bozeman.net
Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 1-05-16
Required Fornrs A1, N1, PP, SVAR [ifvariance] Recommended Forms: I
Required Forms:
88
BOZEMAN,'
Community Development
NOTICING MATERIALS
Notice is required for certain projects in order for citizens to participate in decision making which affects
their interests and provides opportunityto receive information pertinent to an application that would
not otherwise be available to the decision maker.
PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR
SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site, attached to this checklist.
Stamped, unsealed, plain [no return addressJ
#10 envelopes preaddressed with the names and
addresses ofthe adjoining property owners.
MAIOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED
B Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the proiect
E site and not physically contiguous (touching a boundaryJ to the subdivision, attached to this
checklist. Clearly label list ADJOINER NOT CONTIGUOUS.
E
Stamped, unsealed, plain [no return address] #10 envelopes
preaddressed with the names and
addresses of the adjoining property owners.
Legible list of full names and addresses of all property owners physically contiguous Itouching
E a b'oundary) including recorded purchasers und". contract for deed to be sent certified mail
attached to this checklist. Clearly label list CONTIGUOUS.
Stamped, unsealed, plain [no return
addressJ #10 envelopes preaddressed with the names and
U addresses ofthe physically contiguous property owners including recorded purchasers under
contract for deed.
E Two sets additional mailing labels with the names and addresses of the physically
contiguous
property owners including recorded purchasers under contract for deed attached.
NOTICE
N1
SITE
tr
n
D
Current property owners of record can be
the Gallatin County Courthouse 311 West
NOTICING MATERIALS
found at the Gallatin County Clerk and Recorder's Office in
Main Street Bozeman, Montana.
CERTIFICATION
the
owners,
is a true
and accurate list from the last declared Gallatin County tax records. I further understand that an
inaccu y review of the project.
Signatu
CON'I'ACT US
Alfred M. Stif f Professional
20 East 0live Street 59715
PO Box 1230
Bozeman, MT 59771
Building
IFED EX and UPS Only]
phone 406-582-2260
fax 406-582-2263
Glen Lake Commerce Subdivision
Preliminary Plat Application
Adjoiners List
June, 2016
Adjoiners - Not Contiguous
206EG, LLC
PO Box 13
Bozeman, MT 59771-0013
Mergenthaler Family Trust, LLC
1414 N. Montana Ave
Helena, MT 59601-2962
City of Bozeman
General Delivery
Bozeman, MT 59715
State of Montana
Montana Fish, Wildlife & Parks
1420 East Sixth Avenue
P.O. Box 200701
Helena, MT 59620-0701
Map Brewing Company, LLC
510 Manley Road
Bozeman, MT 59715-8784
Adjoiners – Contiguous
Montana Rail Link
Real Estate Department
PO Box 16624
Missoula, MT 59808
90
TM Designs
2
November 15, 2016
City of Bozeman, Engineering Department
Attn: Rick Hixson
PO Box 1230
Bozeman, MT 59771-1230
RE: Deviation Request for Access Requirements
Glen Lake Commercial Subdivision
Dear Mr. Hixson:
During the course of the DRC review of the pre-application for Glen Lake Commerce
Subdivision, the need for a variance request was identified for the proposed drive access
locations serving the proposed development. At the time of the pre-application, the property was
going to be accessed by an alley intersecting Manley Road at two locations. The pre-application
property layout has been modified to provide a dedicated street and right-of-way constructed to
local street standards in order to address access issues and lot size and shape requirements. The
proposed lot layout creates an intersection along Manley Road closer to the intersection with
Griffin Drive than the required 330’ spacing as specified in the Table 38.24.090-3. This variance
request has been prepared to address the intersection spacing along with alignments with existing
accesses along Manley Road in the vicinity of the proposed development.
In accordance with 38.24.090.H.3, Commercial developments… we are providing the following
information.
a. Traffic Volumes: According to the Traffic Impact Assessment prepared for Glen Lake
Commerce Subdivision, the site will generate approximately 422 daily trips total.
b. Turning Movements: The proposed development is anticipated to generate 54 and 51
peak am and pm turning movements into and out of the subdivision using the two
proposed intersections.
c. Traffic Controls: The proposed streets will have stop control at the intersections with
Manley Road, on the local access street only. Manley Road will have continuous flow on
the major legs of the intersections. Private accesses on the east and north sides of Manley
Road do not have any traffic controls at this time.
d. Site Design: The proposed development has been through a number of design iterations
since initial concept planning began on the project. The pre-application design was
modified to address lot configuration issues as well as to eliminate the alley access.
91
2
The current preliminary plat provides street access to the individual lots along with the
necessary right of way necessary for the utilities. We have developed the layout to
accommodate a number of issues relating to the shape of the property including
constraints created by the curves in Manley Road, the rail right-of-way, existing
underground utilities, as well as lot size, width and depth requirements.
The current layout places the southeast intersection along Manley Road at a distance of
284 feet from Griffin Drive, which is less than the required 330 feet, measured from
right-of-way line to right-of-way line. We have aligned the roadway in its current
location to eliminate creating an intersection along the curve in Manley Road which may
cause sight issues, and to address lot sizes required in the BMC.
The intersection spacing is less than required, although the distance will not create
turning movement or queue length issues on Manley Road based on the proximity to
Griffin Drive and the proposed intersection location.
e. Location and Alignment of Other Access Points: The location and alignment of the
existing intersections and access points, along with the proposed intersections is shown in
Figure 1 attached to this variance request.
Given the site constraints of this property in proximity to Griffin Drive, the curves along Manley
Road and lot configuration requirements, we are requesting your consideration of the variance
and allow a modification to the required standards.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406.570.9121 or via e-mail at tmdesignsmt@outlook.com.
Thank you,
Todd S. Mitchell, PE
TM Designs
92
3
Figure 1. Existing and Proposed Intersections and Accesses.
93
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION
GLEN LAKE COMMERCE SUBDIVISION
BOZEMAN, MONTANA
DATE:
FILE:
DRAWN BY:
QUALITY ASSURANCE:
DRAWING REVISIONS
12/18/16 DATE DESCRIPTION
GLEN_LAKE_PROPOSED_DESIGN_121516.DWG
-
- -
- -
- -
- -
- -
- -
- -
PARCEL 1A OF MINOR SUBDIVISION 154A
TSM
MASTER UTILITIES PLAN
PROJECT OWNER:
GLEN LAKE HOLDINGS, LLC
PROJECT ENGINEER:
TM DESIGNS
0 25 50 100
SCALE: 1" = 50 FT
N
LEGEND:
PARCEL BOUNDARY
LOT BOUNDARY
UTILITY EASEMENT
MAJOR CONTOUR
MINOR CONTOUR
WATER MAIN
FIRE HYDRANT
WATER VALVE
SEWER MANHOLE
SEWER MAIN
CURB INLET
STORM DRAIN PIPE
MANHOLE/OUTFALL STRUCTURE
CURB AND GUTTER
CONCRETE SIDEWALK
PROPOSED UNDERGROUND POWER
PROPOSED UNDERGROUND GAS
94
95
PHOTOMETRIC CALCULA
TYPE 1 LUMINAIRES AT 25'AFG
CALCULATION: ILLUMINANCE
AVERAGE:
MAXIMUM:
MINIMUM:
0.36 Fc
2.3 Fc
0.0 Fc
GLEN LAKE COMMERCE INTERSECTION LIGHTING ANALYSIS
96
Table of Contents
Page
1.0 ProiectDescription
2.0 Surface Water
3.0 Fioodplains
4.0 Groundwater
5.0 Geology, Soils and Slopes
6.0 Vegetation
7.0 \Yildlife
8.0 Historical Features
9.0 Agriculture
10.0 Agricultural rW'ater
Users Facilities
11.0 StormwaterN{anagement
12.0 Iil7ater and Sewer
13.0 Stteets, Roads and Alleys
14.0 Utilities
15.0 EducationalFacilities
16.0 Land Use
1,1.0 Parks and Recreadon
18.0 NeighborhoodCenter
19.0 Lighting Plan
20.0 Miscellaneous
21,.0 AffordableHousing
Appendlx A -
Floodplain N{ap
Appendlx B - SoiI Resource Report
Appendix C -
Agenry Correspondence
Appendlx D -
Utility Serrice Providers Correspondence
97
Glen Lake Commerce Subdivision
Ad d iti o n a I Su p p le me ntol I nfo r mati o n
August 2016
1.0 Project Descriptr.on
Glen Lake Commerce Subdivision is a proposed major subdivision comprised of 15 for-sale lots and
one corffnon open space lot located along Manley Road north of Griffirr Drive w.ithifl the City of
Bozeman. The 5.49-acre parcel is currendy zoned M-1, Light Industrial, with anticipated uses
including small commercial and industrial businesses and potential live-rvork units with upper floor
tesidences.
The proposed development is located along N{anley Road, north of Griffin Dd'r,e and south of Glen
Lake and the East Gallatin Recreadon Area. The ptoperty is currently vacaflt land that has been
historically used for pasture and graztng. There are taa structutes or buildings on the property.
The property is surrounded by developed properdes wrthin the City limits and cafl be considered
infill development. It is accessible from Manley Road with water and sewer facilities adjacent to the
propertv, allow-ing connection to City sewices.
This repot has been prepared to provide supplemental information relating to the development of
Glen Lake Commerce Subdivision as required by the City of Bozeman and the Unified
Development Code, Section 38.41,.050.
98
Glen Lake Commerce Subdivision
Ad d iti o na I S u ppl e m e ntal I nfo r m ati o n
August 2016
2.0 Sutface Water
Glen Lake Commerce Subdrvision has no natutal surface water sources or conveyances located
rvrthin the property boundary and will not affect any continuous or intermittent st{eams ot channels.
There are few artificial drainage channels in close proximity to the boundary of the properq,
including a ditch along Manley Road created by the roadway construction which may hold
stormwater runoff during runoff events, but thete are no culverts ot outfalls that would create a
drainage system. There is also a dratnage ditch along the western edge of the property which will
convey stomwater runoff to the northwest, away from GIen Lake Commerce Subdivision.
Glen Lake (East Gailatin Recreation Area) is located north of the proposed subdivision, across
l\tanley Road. At its closest point, the water's edge is apptoximately 160 feet north of the property
boundary. Glen Lake will have no impact resuiting ftom development of Glen Lake Commerce
Subdrvision.
A map of the proposed subdivision as well as existing surface water sources in proximity to the
development is shown in Figute 2.1.
Figure 2.L Surface watet in the vicinity of Glen Lake Comrnerce Subdivision.
2
99
Glen Lake Commerce Subdivision
Ad d iti on al Su pple m e nta I I nfo r m ation
August 2016
Construcdon of any aew buildings within the der.elopment will not impact any surface water and
will be located wrthin the limits of the proposed subdivision. Street and utility construcdon will not
impact any surface u,ater source beyond normal installation and reconstmction of drainage ditches
associated with X,fanlev Road.
There are no .tr.r^aiom to any surface water source tequfued for development of Glen Lake
Commerce Subdivision. Thete are rlo wedands pteseflt on tfre properg/. The ptopetty is not
located in any designated floodplain according to the cuffent Flood Insutance Rate l\{ap for the East
Gallatin fuver and the area srurounding the proposed subdivision.
The onl1, permit that has been identified for the proposed der.elopment and construction is
preparation and approvil of a Stormwater Poilution Prevention Plan (SWPPP) required by the
Montana Department of Environmental Quality and the CiW of Rozeman. A Stormwater
N{anagement Plan will be prepared fot the ptoposed development prior to afly constmcdon activity
on the property.
3.0 Floodplains
The subject property is not located in any floodplain associated with a surface water source. The
current tr1ood Insurance Rate N{ap (irJo. 30031C0808D) identifies the floodplain associated w-ith the
East Gallatin Rir.,er as well as Glen Lake. The East Gdlaan fuver has been the subject of a detailed
flood study in the wicinity of the proposed development and included Glen Lake, show the lake with
a potential for shallow flooding less than 1 foot in depth. Floorling associated with the East
Gallatin Rir-er will not affect the proposed development of the propcrty.
A cop1, of the effective Flood Insurance Rate Map showing the subject properqr and floodplains in
the area is included in Appendlx A.
4.0 Groundwater
Groundw-ater on the subject property is greater that9 ft beiow ground surface. There are three
piezometers on the properfy fiom previous investigations of the property that were used to
detenline groundwater depth. No groundwater was identified in the piezometers at depths up to 9
feet during periods of normally high groundwater. Groundwater likely flows norfl to northrvest
across the propetty towards Glen Lake and genera\ with the surtounding topography and grades in
the area.
5.0 Geology, Soils and Slopes
5.1 Geology
Accordrng to the Montana Bureau of Mines and Geology Open Report 457, '"Preliminary Geologic
Map of the Eastet Part of the Gallatin Valley, Montana" (Lonn, English, 2002), the subject property
is located in an area designated as Qa1.
Alluvial Deposits of Active Channeis and Present
Floodplains ftIolocene).
'Ile geology is descdbed as follows:
3
100
Glen Loke Commerce Subdivision
Ad diti o n a I Su pple m e nto I I nfo rmati o n
August 2016
'qVell-rounded, well-sorted, bouldery gravel and sand with some thin beds of clayey silt.
Clast lithologies represent rock types of the endre watershed; along the West Gallatin River
clasts are 5070 Precambrian metamorphic rock,45oh igneous rocks (mosdy mafic volcanics
but including dacite polphy-r,v and granite) , and 5oh sandstone and quartzite. Clasts along
tributary streams represeflt the local bedrock. Often mantled with silty material deposited
dudng floods caused mosdy by ice jams pIifflin,1963). Older, undedytngf) deposits of
Qaty, Qab, and Qat,
ate lithologically indistinguishable ftom Qal, and total thickness of
these
deposits ranges from 70 to 80 feet Q2
to 25 metets) south of Bozeman Hot Springs to over
800 feet (246 metets) near Bel$ade (Hackett and others, 1960). Fligh permeability and
porosity make this package an important aquifer locally. Howevet, shallow depth of aquifets
hosted by thinner deposits may make tlem subiect to contaminadon. Potential for flooding
and a high ground water table place severe lirrritations on constfl.rction and septic systems
(Custer and otlers, 2001)"
Thete are no limitations in the underly,ng geology that would affect normal construction and
development of the Glen Lake Commerce Subdivision.
5.2 Soils
S<rils in the vicinity of the property include Turner Loarla (457A) and Urban Land pL). Although
thete is no chatactenzatton of UL in the Soil Resource Report, the subject property is surrounded by
areas of Turner Loam and likely has similar ptoperties to that of UL.
The Turner Loam is descdbed as moderately wet, urith 0 to 2 percent slopes, comprised of alluvium
ofl stleam terraces. The typical provide includes Loam in the upper 6 inches of the ptofile, followed
by clay loams to depths of 26 tnches, underlain by gavelly loam sand to depths of 60 inches. The
soils are considered well draiaed and are included in hydtologic Soil Group B.
Thete are yery few limitations to construction of roadways, u
'lities and buildings, primarily related
to shrink-swell potential and roadway construction. The shdnk swell limitation can be overcome
with ptoper soil removal and replacement with subbase and base course matedals.
5.3 Unusual Features
There are flo unusual features on the property that would hindet der.elopment and construction of
d:re proposed subdivision, roadrvalrs and subsequent buildings on the site.
5.4 Soils Map.
A copy of the Soil Rcsoutce Report along with inforrnation relating to key soil features for
construction is included in Appendix B of this report. 'l-lee
soils map gellerated fot the propettv is
shorvn in Figure 4.1
4
101
Glen Lake Commerce Subdivision
Additionol Supplemental lnformation
August 20L6
Figute 4.1NRCS Soils Map.
5.5 Cuts and Fills
The general grade and topogtaphy of the ptoperty is gradually sloped to the northwest. Cuts and
fills will be less than three feet in depth. Lny area requiring topsoil temoval, grading and restoration
will be reseeded and revegetated to prevent erosion control. Indir.iduai lots will be landscaped as the
site develops in accordance with Ciq, of Bozeman Landscaping requirements.
6.0 Vegetation
The property is currently \racant rangeland vegetated with primady smooth brome grass. Thete are
no trees, shrubs, marshes, or weflands on the site. There are no critical plant comrlunities on the
property requiring protective measures. Noxious weeds on the property include Spotted Knapweed,
Houndstongue and Hoarry Alyssum which ate curently berng treated in accordance rvith the
approved !7eed Management Plan prepared
^s
a part of the ptoposed der.elopment.
5
102
Glen Lake Commerce Subdivision
Ad d itiona I Su p ple me ntal I nfo rm ati on
August 2076
An aerial photograph of the properry is shown in Figure 5.1
7.0 Wildlife
The properry does not provide any significant or criticai habitat for any fish ot wildlife species. The
propefty is void of water and is iimited in its vegetadve cover for large marnmals or bird species. It
is suspected that field mice and gophers are present on the property, and it may be utilized in some
instances by deer trar,,ersing the area. The Fish, Wildlife and Parks was cofrtacted to request any
information on habitat and wildlife on the property, but did not respond to the request.
The proper$ is current\ vacant and unused. There rvill be no adverse impact on pets and human
actir.,iry in the area. 1'he property is located in a primarilv comrnercial and industrial part of
Bozeman. I)evelopment of the properry may help to increase pet and human actir-ity bv providing
sidewalks and access connecting to existing trails north along Mariley Road and within Glen Lake
Park. f'here are no effects to accessing public lands associated with development of the property.
8.0 Histotical Features
The State Historic Presewation Office was contacted to inquire about any potential historic srtes of
features ofl or around the property that may be impacted by the development. Their response
indicated that there are ferr,' pteviousiy recorded sites in the r.icinitv of the proposed der.elopment.
'Ihere har.'e been few cultural resoutces inventory studies conducted in the area. The indicated that
Figure 5.1 Aedal Photograph of Subiect Propetty.
q.",
103
Glen Lake Commerce Subdivision
Ad ditio n ol S u ppl e me nto I I nform atio n
August 2016
any structure over 50 years old is considered historic. There are tto structures on the pfoperty. This
development does not pose risk to any previously identified historic site.
As is standard for any dgr.lrtment and construction project, the State Historic Preservation Office
has requested that they be contacted in the event that any historic or cultural resource is identified
inadvertendy during the course of construction. A copy of their lctter is include in Appendlx C of
this tepott.
9.0 ,\gticulture
The proposed development is on approximately 5.5 acres of currently racarrt and unused land in the
City. It is surrounded by commercial andindusu:ial use properties ancl Glen Lake Park to the north.
The properq is not a pafi of a viable farm unit, there are no agricultural water user facilities, and the
property has not been used for any agricultural purpose for more than 40 years. There should be no
impacts on agriculture from the proposed der.elopment.
10.0 Agncultural Water User Far-ilities
There are no agricuitural water user facilities on the property and no w-ater user facilities will be
impacted by the ptoposed development.
11.0 \Watet and Sewer
The City's existing water main system is located in N{anley Road on the east and northem perimeter
of the proposed development. A new water main will be extended through the development ifl the
proposed public tight of way and street, and connected to the existing main on the east and notth
sides of the properry.
There are two paraliel 20-nch tmnk server mains in N{anley Road along the northern perimeter of
the proposed development. A new sewer main with requiled manholes wili be extended through the
development in the proposed public right of rvay and street, and connected to the existing main on
the nordr sides of the property.
The City of Bozeman's water and sewer department has indicated that there is adequate capacity in
the water distribution system and the wastev/ater treatfnent system to serve the proposed
development. A preliminary engineedng teport has been prepared as a separate component of the
preiiminary plat application and includes anticipated demands for watet and wastervatet along with
proposed utility layouts necessary to serve the developmert.
12.0 StormwaterManagement
Glen Lake Commerce Subdivision will utilize an-onsite stormwater mallagement pond at the
notthwestern corner of the der.,elopment on a lot designated as common open space. The
stormwater pond has been designed in accordance with the Ciry of Bozeman's Design Standards
and Specificadons Policy. A Stormwater Management Plan has been prepared as a separate report
which is included in the preliminary plat application.
104
Glen Lake Commerce Subdivision
Additional Supplemental lnformation
August 2016
Pollution and erosion control will be provided with the development's stotfnwater management
system designed to minirnize pollution with sediment control and treatment in vegetated swales and
the pond itself. Runoff from the street will be conveyed in an open swale leading to the stormwater
pond which will aid in removing oils and grease, urr6 .sdinents will be settled out of the stormwater
prior to release from the site. Stormwater drainage swales will be constructed to miflimize velocities
to prevent datnage and erosion during runoff e\-ents.
13.0 Streets, Roads and r\lleys
The proposed development will have one public street tluough the ptopetty connecting to N{anley
Road at nvo locations, one on tlle easteffi boundary and one on the northern boundary- The street
will be constructed using the City's standardlocal secdon with a 3\-footback of cur:b to back of
curb width, allowing for parking on both sides. The are no alleys or other vehicular facilities
planned rvithin the development.
Nlanley Road is designated as a collector street in the City's Transportation Plan. The proposed
development will require two new intersecdons with l\{anley Road. There wili be no access to any
Ciqr arteial roadway directly from the derrelopment. Constmction of dre new roadway serving the
development will require minor modification to Manley Road as the intetsecdons are constructed.
Traffrc internrption during the construcdon of the intersections rvi1l be minimized to the extent
feasible, and wi-ll require
^
separate taffrc control plan which will be prepared with the plans and
specifications for the project following pteliminary plat approval.
A Ttaffic Impact Study has been prepared for the proposed development in accordance with
Bozeman's Unified Deveiopment Ordinance and the Design Standards and Specificadons Policy.
The study analyzed *ip
genetation and distdbution from the ptoposed development and the impacts
to existing roadrvays and intersections. The traffic generated by the proposed development does not
lower the Level of Service of interseclions in the area, including Manle,v Road and Griffin Drive, to
less that C. The *affrc impact study was prepared by Abelin Trufftc Services and has been included
in the preliminary plat apphcation and provides more detail regarding the analysis and conclusions of
the study.
1,4.0 Utilities
Private utilities will be provided to the der.elopment by Northrfi/estern Energy and Charter
Communications in Bozeman. Northwestem Enetgy has been contacted tegatding the proposed
development and lot configuration and has indicated that they have adequate capacity and ability to
provide electrical service appropriate for industrial uses within the development, and can provide
natural gas service from their existing 8-inch tlansmission main located along the northern propefty
boundary. Charter Communications has been contacted regatding providing telecommunicadons
serwices including telephone and data. They have indicated that they have the flecessary
infrastmcture in the viciniw of the property and supply the development with the required services.
Private utilities will be installed in a ioint
trench with services provided to each individual lot. The
trench and utilities will be located rn 10-ft easements provided along the front of each lot and as
designated on the preliminary plat drawing prepared for the derreloprnent" Northwestern Enetgy
will provide gas and electdcal services from their existing inftastructure along N{anley Road at the
105
Glen Loke Commerce Subdivision
Additionol Supplemental lnformation
August 2016
northwestern comer of the proposed development. Charter Communicadons will provide services
from their existing infrastmcture located along Griffin Ddve.
Copies of the letters transmitted to and received from the utility service providers are included in
Appendlx D of this supplemental reporl
15.0 EducationalFacilities
Waiver gtanted in pre-applicadon process.
16.0 Land Use
Waiver gtanted in pre-application process.
17.0 Parks and Recreadon
Waivet granted in pre-application ptocess.
18.0 NeighborhoodCenter
rWaiver granted in pre-application process.
19.0 Lighting Plan
The lighting plan for GIen Lake Commerce Subdivision includes intemection lighting for the local
street and Manley Road. Two new streedights will be added to the local roadway, one at each
intersection, in accordance urith the City of Bozeman's Design Standatds and Speciflcations Policy.
Additional intersecdon khung
may be added to Manley Road once the roadway is reconstructed to
collector road standards. the lighting plan for Glen Lake Commetce Subdivision is included in the
preliminary plat application.
20.0 Miscellaneous
20.a. Public Lands
Access to public lands, specifica\ Glen Lake Park @,ast
Gallatin Recreadon Area), will be improved
with der.elopment of the Glen Lake Cornmerce Subdivision. Access will be improved with
reconstrucdon of Manley Road to collector standards and the installation of sidewalks, connecting
existing trails leading into the park, as well as motor vehicle and bicycle traffic improvements
associated v-ith the roadway leading to the park.
20.b. Hazards
There are rro known lnazar:ds on the subject property that would limit development of the proposed
subdivision.
I
106
Glen Loke Commerce Subdivision
Additional Su pplemental I nformation
August 2016
2l.A AffordableHousing
\Yair.er granted rn preappiicatjon P r{)c e s's.
10
107
PANtsL OBOEU
FIRM
FLOOD INSURANCE RATE MAP
GALLATIN COUNTY,
MONTANA
AND INCORPORATEDAREAS
PAI{EL 808 0F 1725
(SEE MAP INOEX FOR FIRM PANEL LAYOUD
CONTAINS:
COMMUNTY NUMBER
GALUTIN COUNTY 3OOO27
BOZEMAN, CITY OF 3AOO28
PANEL SUFFIX
s08 0808 D 0
Notie to User: The lrap Numb€r shown below should be
usedwhen placlno map orders; the Communliy Numb€r shown
aboveshoud beused on nsurance applimtions tor the gublecl
@mm!nlty
MAP NUMBER
30031c0808D
EFFECTIVE DATE
SEPTEITIBER 2,2011
Federal Emergcncy Managcment Ageucy
COUNTY
I.TED ARI
res extracted using F-MIT On-Line. This map does not reflect changes
or amendments which may haw been made subsequent to the date on the
title block For the latest product information about National Flood lnsurance
108 fiood maps check the FEMA Flood Map Store at
TMDesigns
February 29,2016
Montana Department of Environmental Quality
Water Protection Bureau
P.O. Box 200901
Helena, MT 59620-0901
RE: Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Dear Water Protection Bureau:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montana, near Glen Lake Park, north of Griffrn Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I am writing to request your review of the
proposed project and to identift any known issues or permitting requirements that the Water
Protection Bureau may identi$r.
The subject property is currently vacant land located across Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that I am aware of. Would
you please provide, in writing, any comments you may have, or any known permitting
requirements that you tbresee for this project"
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406.57A.9121 or via e-mail at lgdgprgnsmt@outlook.com.
31 Saier Street I
Belgtade, Montana 5977+ I (406)
570-9121
Thank you.
ToddslMitdhell, 6l-lt/"1,PB r/
TM Designs
109
DHg
MEMO
To: Todd S. Mitchell, PE, TM Designs
From: Barbara Kingery, PE, DEQSubdivision Section
Subject: Request for Comments on Glen Lake Commercial Subdivision
Date: April 7,2016
DEQ received your request for comments regarding Glen Lake Holdings, LLC is preparing a preliminary
plat application for a commercialdevelopment located in Section 31,f .! S., R. 6 E., in Bozeman,
Montana, near Glen Lake Park, north of Griffin Drive on the west side of Manley Road. The project is
located in Bozeman, Montana, near Glen Lake Park, north of Griffin Drive on the west side of Manley
Road. The project will include 16 lots used for commercial purposes.
This development is subject to the requirements of the Sanitation in Subdivisions Act for the approval
for water, wastewater, storm water and solid waste to serve these lots.
Please contact the Subdivision Review Program at 406-444-5360 for additional information.
Steve Bullock, Governor I Tom Livers, Director I P,O. Box 200901 I Helena, MT 59620-0901 I (406) 444-2544 I www.deq.mt.gov
110
RE:
mg
April 19, 2016
Todd S. Mitchell, PE
TM Designs
31 Saler Street
Belgrade, MT59774
tmdesignsmt@outlook.com
Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Thank you for the information and request for comments regarding the above referenced proposed
project.
This development is subject to the requirements of the Sanitation in Subdivisions Act for the approval
for water, wastewater, storm water and solid waste to serue these lots. Please contact the Barb Kingery,
Subdivision Lead, Subdivision Review Program, for specific application requirements at 406-444-5360 for
additional information.
Additionally, Exhibit A provided with your request indicates that the proposed commercial subdivision
will hookup to the city of Bozeman's sanitary sewage system. ln this case, a Montana Pollutant
Discharge Elimination System (MPDES) individual surface water permit for the discharge of domestic,
process, or non-process wastewater(s) generated by the future facility may not be required. Please
check with the city of Bozeman to see if there are any additional requirements from the City including
but not limited to local limits required as part of the pretreatment program at their wastewater
treatment plant.
However, there are a number of general MPDES permits issued by DEQ that may be required before,
during, and after construction activities at the site. I am enclosing a Water Protection Bureau Fact Sheet
that will allow you to plan permit needs according to the scope of the project and
project site
conditions. lf you determine that the project requires further consultation with Water Protection Bureau
staff after looking at this fact sheet, please contact the Water Protection Bureau at (406) 444-3080.
Director's Office
(406) 444-L760
REF# 16-074
Enclosure
Steve Bullock, Govemor I Tom Livers, Director I P.O. Box 200901 I Helena, MT 5962O.0901 I (406) 444-2544 I w\,vw.deq.mt.gov
Regulatory
111
TM Designs
February 29,2016
U.S. Army Corps of Engineers
10 West 15th Street, Suite 2200
Helena, MT 59626
RE: Proposed Commercial Subdivision, PermittingRequirements
Glen Lake Commercial Subdivision
Dear US ACOE:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montan4 near Glen Lake Park, nofth of Griffin Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I am writing to request your review of the
proposed project and to identiff any known issues or permitting requirements that the U.S. Army
Corps of Engineers may foresee.
The subject property is currently vacant land located aoross Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that I am aware of. Would
you please provide, in writing, any comments you may have, or any known permitting
requirements that you foresee for this project.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406.570-9121 or via e-mail at tmdesignsmt@outlook.com.
31 Saler Steet I Belgtade, L{ontana 5971.4 I ft06) 574-9D1
112
DEPARTMENT OF THE ARMY
CORPS OF ENGINEERS, OMAHA DISTRICT
HELENA REGULATORY OFFICE
1O WEST 15TH STREET, SUITE 22OO
HELENA, MONTANA 59626
REPLY TO
ATTENTION OF
March 29,2016
Regulatory Branch
Montana State Program
Corps No. NWO-201 6-00660-MTH
Subject: Glen Lake Holdings, LLC (TM Designs) - Commercial Subdivision - Glen Lake
(Gallatin County)
Todd Mitchell
TM Designs
31 Saler Street
Belgrade, Montana 59714
Dear Mr. Mitchell.
We are responding to your request for comments regarding the above-referenced
project. Specifically, you are proposing development of a commercial subdivision. The project
is located within Section 31, Township 1 S, Range 6 E, Principal Meridian, Latitude
45.7018311776653', Longitude -111.038862565916', Gallatin County, Montana.
The mission of the U.S. Army Corps of Engineers (Corps) Regulatory Program is to
protect the Nation's aquatic resources while allowing reasonable development through fair,
flexible and balanced permit decisions. ln particular, under Section 404 of the Clean Water Act,
we work to protect the biological, physical, and chemical integrity of the Nation's aquatic
resources. Projects are evaluated on a case-by-case basis to determine the potential benefits
and detrimentsthat mayoccuras a resultof the proposal. ln allcases an applicant mustavoid
and minimize impacts to aquatic resources to the greatest extent practicable.
Under the authority of Section 404 of the Clean Water Act (CWA), DA permits are
required forthe discharge of fill material into waters of the U.S. Waters of the U.S. include the
area below the ordinary high water mark of stream channels and lakes or ponds connected to
the tributary system, and wetlands adjacent to these waters. lsolated waters and wetlands, as
well as man-made channels, may be waters of the U.S. in certain circumstances, which must be
determined on a case-by-case basis.
Based on the information provided, it appears that no fill or dredged material will be
placed either temporarily or permanently in a water of the United States (WUS). Therefore, at
this time no DA permit will be required for this project. lf, however, your final design prescribes
the placement of fill or dredged material in any jurisdictional areas, you
must submit an
application form prior to doing any work. The Montana joint application can be found at
http://www.nwo.usace.armv.mil/Missions/RequlatorvProqram/Montana.aspx.
This determination does not eliminate the requirement to obtain other applicable federal,
state, tribal and local permits.
erinteo onlS Recycled Paper
113
TMDesigns
February 29,2016
Montana Department of Natural Resources and Conservation
1625 Eieventh Avenue
Helena, MT 59601
RE: Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Dear DNRC:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montana, near Glen Lake Park, north of Griffin Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I am writing to request your review of the
proposed project and to identifu any known issues or permitting requirements that the
Department of Natural Resources and Conservation may foresee.
The subject property is currently vacant land located across Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that I am aware of. Would
you please provide, in writing, any comments you may have, or any known permitting
requirements that you foresee for this project.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 4A6.570.972I or via e-mail at tmdesignsmt@outlook.corn.
TM Designs
31 Salcr Street I
Belgade, h{ontana 59714 I
(406) 570-9121
ToddS. Mitchell,
114
DEPARTMENT OF NATURAL
RESOURCES AND CONSERVATION
HELENA WATER RESOURCES REGIONAL OFFICE
-
STATE OF MONTANA
PHONE: (4061 444-6999
TELEFAX NUMBER: 1406) 444-9377
April 8. 2016
Mr. I'odd Mitchell. t'.E.
'l'lv1 Designs
I625 llleventli Avenue
I lclcna. M l' 59601
I{B: Pro.iect ltcvicw & Conrment -
(ilen Lake Comrnercial Subdivision.
Dcar Mr. Mitchell:
Pcr your rccprest, thc IINItC Iielena Regional Office has conrpleted a cursory rcvicw of thc
proposed Glen Lake Cornmercial Subdivision pro.iect locatccl in Boz.enran. Montana. Our review
fbcusccl solcly on the projects' potential impacts to flood risk and thc regulatory llooclplain
requirenrents. Additional impacts relating to \yater rights, rvetlands, etc. are beyond tlre scope
and purviclvof tliis review, and shor,rld be sought fiorr the appropriatc agcncy progranls.
I{cvicrv of thc Ef1'cctive t'EMn Flood Insurance ltatc Maps (FIItMs), lrfl-cctivc IVIap Panel
30031C0808D. inclicates the proposed Gien Lake Conrniercial Subdivision project is not locatecl
in a Zonc A spccial flood hazard arca. We rccomrnend you contact the City of l]ozemart
Floodplain Adnrinistrator to cliscuss the project and confirm the permitting requirements. In
solrlo crlscs, cornmuuiiics rcgulatc to fioclclplairr bor,rnclrrries beyoucl tliose shown on the FIllviA
IrlRMs. Therefore, it is alu,ays sclrnd practice to discuss projects with the local offlcials, if you
have"n't already,
Prior to beginning rvork on the proposed project. all applicable eounty, state. and lecleral perntits
shoLrld be obtainecl. It is the responsibility ol'the applicant to detcrrnine which pcrmits arc
required lbr the proposed project.
Please contact nre at 4A(t.444.9724 directly if you r.vould like to discuss thcse cornments or havc
additional questions.
Sirrcerely',
John Connors, P.E., C'FM
Ilelena Regional Ol'flce lingineer
Montana DNItC. Water ltcsourccs Division
1,T24 9TH AVENUE
PO BOX 201501
HELENA, MT 59520.1601
115
File Search Request Form
Todd Mitchell, PE
TM D".ig*
31 Saler Street
ContactMontanHisatorv Name: Big* Sky. Big Land. Big
Organization:
Address:
City:
State:
Telephone:
Ern"ilt
Belgrade
MT
406-570-9121
Zip code:l 59714
Montana State Historic Preservation Office
1410 8th Ave, PO Box2AL2A2
Helena MT 59620
SEND TO:
tmdesignsmt@outlook. com DamonMurdo dmurdo@mt.gov (4051444-7767
Project Name: Glen Lake Commercial Subdivision
Proposed major subdivision of 5.49 acres of currently vacant land into 16 lots
project Description; within the City of Bozeman, under Light lndustrial Zoning. This is an infill
development project in an area of Bozeman consisting of primarily commercial and
industrial properlies.
Land use: Vacant property, proposed subdivision County: Gallatin
Agency lnvolved:
(Private,FWP,BLM)
Private owner
Land
Ownership:
Glen Lake Holdings, LLC
Project Area Location lnformation
Township(N/S) Range (ElW) Section(s)
Township 1 South, Range 6 East, SW 1/4 of Section 31.
See attached maps for project vicinity, proposed
development and USGS quad map. Please complete this form ond ottach o
copy of the appropriate quad map showing
the project location. Feel free to ottach
additionol project information if available.
Allfields must be completed in order to
process your request.
All sections must be added up and entered
in to the box below before o file seorch will
take place.
An invoice will be sent with your file search
results.
Total Sections to be
searched: 1-
Total amount to be paid
to SHPO: Szs
Ver.2013
File Search Fee Structure
1-3 Sections (525)
4-300 Sections tSS/Section)
> 300 Sections (Sl0/Section)
116
T]SGS MAP
-x2"'
{A
EXHIBIT A
GLEN LAKE COMMERCIAL SUBDTVISION
ilr\\tr' .'.{) .
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117
PREPARE,D F{)II:
PREPARED BY'
FIBRUAR\' 20I 6
GLEN LAKE COMMERCIAL SUBDIVISIOI{
EXHIBIT A - PROJECT LOCATION
Gltn Lakc floldings, !-LC
TM Designs
llinor Subtlivision 154 A. Lot 1-4., located in the S\\'j Scction 31, T' I S'. R' 6 E"
P.Nf .M., CitY of Bozcman, Gallatin Count--!' \Iontana
o*.€f#,:
m zofue
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VICINITY \BOZEMAN MAP -
\
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t11l;r}f
118
Todd Mitchell
From:
Sent:
To:
Subject:
Attachments:
lYlorrtana Ilir' 5kr. llig L;rrrrl. liil l I tstun.
Murdo, Damon <dmurdo@mt.gov>
Monday, March 28,2016 2:46 PM
Todd Mitchell
RE: data request
201 6032807.pdf; CRReS.pdf; CRlS.pdf
Todd Mitchell
TM Designs
31 Saler Street
Belgrade MT 59714
RE: GLEN LAKE COMMERCIAL SUBDIVISION, BOZEMAN. SHPO Project #:201,6032807
Dear Mr. Mitchell:
I have conducted a cultural resource file search for the above-cited project located in Section 31,, T1S R6E. According to
our records there have been a few previously recorded sites within the designated search locale. ln addition to the sites
therehavebeenafewpreviouslyconductedcultural resourceinventoriesdoneintheareas. l'veattachedalistofthese
sites and reports. lf you would like any further information regarding these sites or reports you may contact me at the
number listed below.
It is SHPO's position that any structure over fifty years of age is considered historic and is potentially eligible for listing
on the National Register of Historic Places. lf any structures are to be altered and are over fifty years old we would
recommend that they be recorded and a determination of their eligibility be made.
As long as there will be no disturbance or alteration to structures over fifty years of age we feel that there is a low
likelihood cultural properties will be impacted. We, therefore, feel that a recommendation for a cultural resource
inventory is unwarranted at this time. However, should structures need to be altered or if cultural materials be
inadvertently discovered during this project we would ask that our office be contacted and the site investigated.
lf you have any further questions or comments you may contact me at (406)
444-7767 or by e-mail at. I have attached
an invoice for the file search. Thank you for consulting with us.
Sincerely,
Damon Murdo
Cultural Records Manager
State Historic Preservation Office
File: LOCAL/SU BDIVISIONS/2016
March 28,20L6
119
ylorrtd;igSk,v. BigLantl.B, ffl srArE HISTuRIC nRESERVATIuN uFFIC
Cultural Resource Annototed Bibliography System
CRABS Township, Range, Section Report Report Dr
03/28/2t
wnship: 1 S
HUFSTETLER
3 2006
Range: 6 E Section:31
:RABS Document Number: GA 4 28442 Agency Document Number:
SCOTT
CULTURAL RESOURCES TNIE'NTORY AND EVALUATION OE THE STORY MILL CENTER
:RABS Document Number: GA 6 29445 Agency Document Number:
Range: 6 E Section:31
SHANE S
TRILEAE: VISUAL LMPACT ASSESSMENT FOR A CELLULAR COMMUNICATION TOWER IN BOZEMAN,
GALLATIN COUNTY, MONTATIA
:RABS Document Number: GA 5 33553 Agency Document Number:
lilARK A!{D MITZI ROSSILLON
CULTURAL RESOURCE^S INVE,NTORY OF NORTH ROUSE AVENUE, GALLATIN COWTY, T,TONTATIA
wnship:1 S Range: 6E Section:31
CARPENTER
4 2001
wn-ship: t S
HOPE
20L2
120
site # Twp
24c,1r589 I S
Rng Sec Qs Site Tlpe1
dlsiora. Ha11ro;d
Site
Nu Ll
T14pe 2 Time Period
Hlsioric More Than One
Owner
Private
NR Status
Unresolrred
24GL11 36 1S 6E Historic Residence Nufl
Historic More Than one P rivat e IneI igib le
2 AGA}?'7 2 1S 5E 31 Historic Residence Nul I Historic
More Than 0ne Private undetermi ned
24CAr1 42 5E 31 Historic Residence Nu.I.I
Historic More fhan One Privat e Ineliglble
24cAl11 4 1S 6E Historic Residence N"u11 Historic More Than One Private undetermined
24GA1096 1S 5E Historlc Rai-lroad Nu1 I Historic More Than One Private
/OFFICIg Sky. [ontana Big Land. Big History. STATE Cultural HISTORIC Re source PRESERVATION Information Sy stems
CRIS Township, Range, Section Report Report Di
03 /28 /2
_ na^:da
3] SE
121
February 29,2016
Gallatin Conservation District
PO Box 569
Manhattan,MT 59741
RE: Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Dear Gallatin Conservation District:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montana, near Glen Lake Park, north of Griffin Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I am uriting to request your review of the
proposed project and to identifu any known issues or permiuing requirements that the Gallatin
Conservation District may identifu .
The subject property is currently vacant land located across Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that I am aware of. Would
you please provide, in writing, any comments you may have, or any known permitting
requirements that you foresee for this project.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406.57A.9121 or via e-mail at tmdesignsmt@outlook.com.
Thank you,
Todd s. Mitchell, PE
TM Desisns
31 Saler Street i
Belgtade, Nfontana 59714 |
(406) 570-9121
122
TMDesigns
February 29,2016
Montana Department of Fish, Wildlife and Parks
Fisheries Division
P.O. Box 200701
Helena, MT 59620-0701
RE,: Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Dear Fisheries Division, FWP:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montana, near Glen Lake Park, north of Griffrn Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I am writing to request your review of the
proposed project and to identifr any known issues or permining requirements that the Fish,
Wildlife and Parks may foresee.
The subject property is currently vacant land located across Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that I am aware of. Would
you please provide us any comments you may have in writing, or any known permitting
requirements that you foresee for this project.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406.570.9121 or via e-mail at tmdesignsmt,.g,ioutlook.com.
31 Saler Street I Belgrade, Montana 597"14 I
(406) 570-91,27
TM Designs
123
TMDesigns
February 29,2016
City of Bozeman, Engineering Department
Attn: Rick Hixson
PO Box 1230
Bozeman, MT 59771-1234
RE: Proposed Commercial Subdivision, Permitting Requirements
Glen Lake Commercial Subdivision
Dear Mr. Hixson:
Glen Lake Holdings, LLC is preparing a preliminary plat application for a commercial
development located in Bozeman, Montana, near Glen Lake Park, north of Griffin Drive on the
west side of Manley Road. I have enclosed a map of the proposed development location
showing in the vicinity of the project and the proposed subdivision layout. In accordance with
Bozeman Municipal Code for projects of this nature, I arn writing to request your review of the
proposed project and to identil) any known issues or permitting requirements that the
Engineering Department may identify.
The subject property is currently vacant land located across Manley Road from Glen Lake Park.
The development should have no impact on Glen Lake or any habitat that i am aware of. The
project is also not located in a floodplain according to the current floodplain mapping in the
vicinity of the project. I have enclosed a copy of a Firmette created for the project using the
current DFIRM available from FEMA. Would you please provide, in writing, any comments
you may have, or any known permitting requirements that you foresee for this project.
If you have any questions or need any additional information, please do not hesitate to contact
me directly at 406-570.9121 or via e-mail at tmdesignsmtr?or-rtiook.com.
31 Saler Street I Belgrade, N{ontana 59714 I
(406) 570-9121
124
Appendix D
Utility Service Providers
125
lToffiEneryv031' Form No. 2927
llellrcrlng a 8/|ght Futrrc
lesidential (new):
)ommercial (new):
iubdivision (new):
Jtility Relocation:
lervice Removal:
iervice Conversion:
-ighting:
rrigation:
[emporary Electric:
Application for New Servict
Natural Gas
Natural Gas
Natural Gas
Natural Gas
Natural Gas
Glen Lake Holdinos. LLC
Electric
X Electric
X Electric
Electric
Electric
x
0ustomer lnformation
)ustomer/Company Name (Billing Name):
,lew Service Address: 93 East Griffin Drive
)id you have a previous service with NorthWestern Energy at another address? _ Yes
If yes, Address:
j-mail Address: tmdesionsmi6or rtlook com
)rimary Phone: &06\ 570-9121
iecondary Phone:
)urrent Billing Address: 145 ,leana Lei Corrrt
Building lnformation:
Residential
_ House
_ Mobile Home
_ Garage
_ Multiplex Housing
(# of units _)
Residential Load lnformation:
Voltage
_120t24O
-
Other
Panel size: _(Amps)
Gommercial/lrrigation Load lnformation:
City: Bozeman
City: BOZEMAN
State: MT
State: MT
XNo
Zip: 59715
Zip: 59715
Panelsize. (Amps)
H.P.:_(lrrigation)
Square Footage: _ sq.ft.
Commercial
_ Office
_ Retail
I\ortlilWbstern
E
Delivering o Bright "ryy Future
August 9, 2016
Todd Mitchell
Glen Lake Holdings, LLC
145 Jeana Lei Court
Bozeman, MT 59715
Dear Todd Mitchell,
NorthWestern Energy received a letter and preliminary plat map for Glen Lake Commerce, 16 commercial lots.
At this time, NorthWestern Energy has no comments related to this project. Power and gas shall need to be
supplied from the north west corner of the development, please ensure that all easements have been acquired to
meet this need. There is the potential to be within Manley Road right-of-way, but this needs to be verified by the
developer. Please contact NorthWestern Energy in the future if you require a Will-Serve letter. I have provided a
preliminary map of the placement of our facilities. Please review and comment as needed.
Sincerely,
Cammy Dooley
Engineer
cam my.dooley@northwestern.com
o 406-582-4680
F 406-585-9634
N orthWestern E nergy.com
127
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Construction Notes:
The purpose for a utility culvefi, as shown in these standards, is to provide for a sleeve under a roadway
for future utility facilities. Often roads and approaches are constructed well in advance of the utilities.
In these cases, a utility culvert can be installed to avoid having to open cut or bore under the roadway in
order to install the utilities at alater date. For growth related extensions the cost of the installed utility
culvert(s) will be born by the developer.
The intent of this standard is for NWE to provide the customer with the appropriate utility culverl
drawing, together with additional notes to tailor the design drawing for the specific application.
These utility culvert drawings are not necessarily approved by any other utility. Get all other utilities
approval prior to installing a utility culvert for them.
These drawings are general in nature. Location specific details are not included. Do not install any utility
culvert(s) without flrst getting speciflc design and location approval from the local NWE Operations Field
Engineer, and also any other utility that may be expected to use the culverl(s).
Specific design details include, but are not limited to: (1) Culvert diameter, (2) culvert length, (3) culvert
orientation with respect to each other and other facilities, (4) culvert location, etc.
A culvert intended for natural gas can only be used for a natural gas line. No other type of facility will be
allowed in it.
A culveft intended for electric supply may under some circumstances share the space with
communications facilities. If space cannot be shared r.vith communications, then install two separate
culverts, one for electric supply and one for communications. See Standard 30-C-2 for rules governing
Deliberate Separation and Random Separation between electric supply and communications facilities.
Separation between, and burial depths of, utility culverts is important and must be followed as per these
drawings and/or any modiflcations by the appropriate utility representatives.
Utility culverts must be installed so that they are straight and that there is a line of sight through them.
Cap the ends of each culvert and mark each end with a durable above ground marker. Also, take good field
notes that tie each end to a known landmark.
Backfill material and compaction requirements must meet the specifications of the road design. It is the
culvert installers responsibility to obtain and meet these specifications.
NorthiWeste,m
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Electric Construction Standnrds - Distributiax Linderground
TRENCH SPECIFICATIONS & TRENCH EXAI}TPLES
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:4Charter
08l2e/16
RE: Glen Lake Commerce Subdivision
Dear Todd Mitchell,
I am writing in reply to the preliminary plat for the Glen Lake Commerce Subdivision along the North
side of Griffin and West side of Manley Rd. Charter Communications intends to analyze this project
and determine whether services can be delivered to this t6 lot area. There are many factors that aid
in this decision and will be evaluated as the project progress'. Thank you for submitting the
preliminary plat so ure can begin this process.
Sincerely,
Andy Molenda
Technical Service Supervisor
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City Planning Board and Zoning
Commission
Tuesday, February 7, 2017 6:00 PM
City Commission Chamber – 121 N. Rouse Avenue
A. 06:03:05 PM (00:00:05) Call meeting to order
Present were:
Zoning Commission
Erik Garberg, Chair
Jordan Zignego
George Thompson
Chris Mehl, Commissioner Liaison
Planning Board
Paul Neubauer, Chair
Jordan Zignego
Jerry Pape, Jr.
George Thompson
Paul Spitler
Henry Happel
Brianne Dugan
Lauren Waterton
Chris Mehl
143
B. 06:03:39 PM (00:00:39) Changes to the Agenda. Erik Garberg stated the minutes will not
be acted on.
C. Approve Meeting Minutes from Joint Zoning Commission/Planning Board Meetings on
1/17/2017. The minutes of the December 6, 2016 meeting were not included in the packet.
There were no minutes for the January 17, 2017 meeting since it was cancelled.
D. 06:03:52 PM (00:00:52) Public Comment – Please state your name and address in an
audible tone of voice for the record. This is the time for individuals to comment on matters
falling within the purview of the Committee. There will also be an opportunity in conjunction
with each action item for comments pertaining to that item. Please limit your comments to
three minutes
No comment was received under this agenda item.
E. Action Items
1. 06:04:05 PM (00:01:05) Review & Consideration of Draft Article 5 UDC
update
(Joint Zoning Commission and Planning Board)
Presentation and work session to review the draft Article 5 – Project Design. Site
design includes block frontage standards, site planning and design elements, and
building design. Public hearing on Article 5 is tentatively scheduled for February 21,
2017. (Rogers)
06:04:17 PM (00:01:17) Tom Rogers stated this is a joint meeting of the City Planning Board and Zoning
Commission and characterized this as a work session. He noted staff has presented parts of this code
revision to the Design Review Board and will take the input of the various advisory groups then come
back with a revised draft for consideration.
06:07:16 PM (00:04:16) Responding to Paul Spitler, Tom Rogers stated that many of these changes are
substantive rather than procedural. Paul Spitler asked that the substantive changes be identified during
the presentation.
06:08:05 PM (00:05:05) Tom Rogers reviewed the status of this revision process, noting that the new
code will look significantly different from the current code. The Community Development Director will
make a presentation to the Commission on February 13 to review the adoption process for the new
code. In the meantime, he will be making presentations to boards regarding the revisions.
144
Tom Rogers turned to review of Article 5, noting it combines the development code and the design
objectives plan into one document. He noted it details block frontage, site planning and design
elements, and building design and also identifies when, where, why and how those provisions apply.
Responding to questions, Tom Rogers stated that the design objectives plan has some very simple basic
site planning and design elements that are regulatory in the entryway corridor. Those standards are
now being applied everywhere in the community. He then confirmed that the provisions applying to
franchise architecture will apply throughout the community rather than being limited to the entryway
corridors.
Tom Rogers stated this section does not apply to single-family detached households and two-household
attached units, but does apply to three or more attached dwellings, apartment buildings, commercial
and industrial buildings. He noted that these revisions include provisions for flexibility in design and
development. He stated no changes are being proposed to the neighborhood conservation overlay
district requirements. He turned attention to the major entrances, or gateways, to the community,
noting a 25-foot setback is being required instead of the 25-foot or 50-foot setback currently in place.
This additional setback allows for bicycle and pedestrian paths and the requirements of the Montana
Department of Transportation.
06:18:05 PM (00:15:05) Erik Garberg noted that these revisions have expanded the requirements for
the entryway corridors and historic preservation and applied them to all commercial districts. He noted
this has resulted in additional development standards rather than simplifying them.
06:19:28 PM (00:16:28) Chris Saunders stated the Commission removed an artificial boundary on what
was considered historical and adopted a clearer standard on how to demonstrate something is
historical, but these regulations are not automatically triggered throughout the community.
06:21:09 PM (00:18:09) Erik Garberg noted that eliminating the boundary of the NCOD makes the
application of the historic preservation less simple in its application.
06:22:03 PM (00:19:03) Chris Saunders responded that a generally applicable standard adds some
complexity but simplifies the process by providing consistency in application.
06:25:53 PM (00:22:53) Tom Rogers noted a site plan is required for any commercial building; however,
it is important to balance development and redevelopment of a site. The revisions will allow for
investment in a property without triggering full compliance with the code provisions.
06:29:05 PM (00:26:05) George Thompson asked how these regulations would impact redevelopment
of the current Heeb’s site and the old Greyhound Bus Depot; Tom Rogers responded by identifying the
level of review required for each.
06:32:25 PM (00:29:25) Tom Rogers turned attention to how the provisions apply. He then responded
to questions from Erik Garberg regarding how these provisions apply and how rezoning may trigger
those provisions.
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06:39:49 PM (00:36:49) Tom Rogers discussed various block frontages, including storefront frontage,
landscape frontage, and mixed frontage. He noted that departures are available to various standards,
allowing flexibility in design. Responding to questions, he stated that Boise, Idaho, and Ellensburg,
Washington, have provisions for departures, and both communities have found those provisions work
well.
06:51:19 PM (00:48:19) Responding to Erik Garberg, Tom Rogers stated that departures are not the
same as a variance. He noted that the departure criteria vary for the different block frontages. He
noted that variances are still available for subdivisions and other zoning related pieces.
06:56:45 PM (00:53:45) Jerry Pape asked that staff look at specific items in the existing code, including
how to allow franchise architecture, weather protection, and the two front yard issue. He identified
examples of each of those and how they have impacted past projects. He suggested that the departure
process may help to address some of those issues.
07:02:06 PM (00:59:06) Erik Garberg declared a break of the joint City Planning Board/Zoning
Commission meeting for the scheduled Planning Board meeting.
07:02:22 PM (00:59:22) Paul Neubauer called the Planning Board meeting to order.
E. Action Items
2. 07:02:36 PM (00:59:36) 16533 Glen Lake Commerce Subdivision.
Major Subdivision Preliminary Plat. (WerBell)
Lauren Waterton disclosed that she had worked with the applicants on some early concepts but is no
longer involved in the project.
07:03:09 PM (01:00:09) Mitch WerBell entered his staff report and findings into the record. He noted
this is a major subdivision to subdivide 5.5 acres located northwest of the intersection of Manley Road
and Griffin Drive into fifteen lots for commercial development. He stated it is in compliance with the
land use map. He noted that access will be from Manley Road, which must be upgraded to city
standards in conjunction with this application.
Mitch WerBell reported the City Engineer approved a deviation request for access spacing for the
eastern side but did not approve the request for the proposed location for the northern access. As a
result, that access must be aligned with the Map Brewery access to alleviate vehicular and pedestrian
conflicts. He noted some mitigation for projected transportation impacts prior will be required prior to
final plat approval. He stated improvements to the intersection of Griffin Drive and Manley Road are
scheduled for 2019; and the Director of Public Works has indicated a willingness to grant a waiver from
the requirement to bring that intersection up to Level C standards in conjunction with this application.
146
Mitch WerBell stated that staff has found this subdivision complies with the State law and code
requirements, and has recommended approval subject to conditions and code provisions. He noted no
public comment has been received to date. He concluded by noting there is limited amount of annexed
and undeveloped land for industrial development at this time, and staff has found this application is in
conformance with the adopted growth policy.
07:09:51 PM (01:06:51) Responding to questions from George Thompson, Mitch WerBell stated that
improvements to the intersection of Griffin Drive and Manley Road were identified as a high priority for
the City through the capital improvements program process and are independent of this application. He
noted that the Manley Road improvements will include on-street parking but he is not certain about
bike lanes.
07:11:27 PM (01:08:27) Responding to questions from Henry Happel, Mitch WerBell stated he has seen
some concept drawings of the development in the subdivision, but the view of the subdivision from
Manley Road is not known at this time. He stated that the lots will be subject to plan review process,
but noted it is too early to speculate on whether the buildings on the lots adjacent to Manley Road will
face it or not.
07:13:03 PM (01:10:03) Jerry Pape stated he feels the industrial use is an appropriate use in this area.
He voiced concern about the railroad crossing on Griffin Drive and how it may impact development of
this area. Mitch WerBell responded it is his understanding that the improvements to the intersection
are designed to reduce the vehicle stacking at the railroad crossing.
07:15:14 PM (01:12:14) George Thompson asked if the intersection improvements are to include a
traffic signal. Mitch WerBell responded there will be turn lanes, but he is not certain if it will be
signalized.
07:15:49 PM (01:12:49) George Thompson asked about landscaping and berming along Manley Road,
particularly if parking lots abut the roadway. Mitch WerBell responded that parking will be from the
local street and will be directed toward the rear. He noted that landscaping will be required in
conjunction with site review, and the code will require screening of the parking and upgrading of Manley
Road that includes boulevard landscaping and street trees.
07:18:09 PM (01:15:09) Responding to questions from Paul Spitler, Mitch WerBell stated that if an SID is
approved, the final plat may be approved prior to construction of the improvements; however, if it fails,
Manley Road must be constructed adjacent to that subdivision prior to final plat approval. He briefly
highlighted some of the uses allowed in the M-1 zone, which include industrial uses but limited
commercial and residential uses.
07:20:08 PM (01:17:08) Paul Neubauer stated he is not concerned about the use of SIDs in this instance
since it is an industrial development.
07:21:29 PM (01:18:29) Todd Mitchell, TM Designs on behalf of the applicant, noted this property has
been subject to several different proposals for development. He feels this design meets code
147
requirements as much as possible, given its shape and size. He noted this is an infill project in an area
that has been growing. It is accessed via Manley Road and City services are readily available to the site.
He turned attention to the conceptual site development, noting the lots adjacent to Manley Road will be
accessed from the interior roadway and may or may not have parking lots between the buildings and
the street. He noted the building facades are to be presentable to Manley Road. He turned attention to
the dirt and asphalt that has been previously deposited on the site. He noted some preliminary
environmental evaluations have been completed, and no real concerns about potential issues were
identified. Also, the tank farm across Griffin Drive has some environmental issues; but they are not
impacting this property.
Todd Mitchell turned attention to infrastructure improvements as required by the code. He
acknowledged that the intersection of Manley Road and Griffin Drive does not function well in the
morning but functions better in the afternoon. He noted the intersection is now on the City’s CIP, which
provides some flexibility in timing of those improvements. He noted Manley Road is designated as a
collector but has not been improved to date. He recognizes that it needs to be improved and suggested
it be improved to collector standards all the way to either the northern edge of Gallatin Park or to the
city limits through an SID. He turned attention to the locations of the accesses to the site and potential
safety issues with various locations. He voiced concern that the requirements to improvement Manley
Road have been waived for all other projects along that roadway to date and, while he recognizes this
applicant must participate in those improvements, his preference is that the improvements be
addressed on a broader basis through the SID process. As a result, he has taken on the initial steps in
the process for creation of an SID and has provided the information to City staff.
Todd Mitchell stressed that the intersection of Manley Road and Griffin Drive serves a large portion of
the community and not just this development. He noted the intersection has not been improved for
many years even though traffic volumes have increased, and recognized that it is time to do so. He
asked that the final plat be approved and development be allowed to occur once the SID has been
created so that this project can continue to move forward.
07:38:59 PM (01:35:59) Lauren Waterton noted the right-of-way for Manley Road at the intersection is
55 feet wide instead of the required 90 feet.
07:39:22 PM (01:36:22) Todd Mitchell responded there is an additional 20 foot easement along this
property, although it has not been dedicated. He stated the additional 15 feet would be required from
the Mergenthaler property. He noted parking is not desired at the intersection and suggested that it be
eliminated to the curve so the road improvements can fit within the 75 feet of right of way available.
07:41:44 PM (01:38:44) Responding to Paul Spitler, Todd Mitchell stated it is too early to identify the
types of uses will be developed on this site. He noted that these lots are small, with some of them being
only a quarter acre. He recognized the range of uses in the M-1 zone is pretty broad.
07:42:46 PM (01:39:46) George Thompson voiced appreciation for the renderings. He voiced support
for the SID approach, noting it makes sense to improve the entire roadway. He then noted that
improvements to the access to the East Gallatin Recreation Area could also be beneficial.
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07:45:06 PM (01:42:06) Paul Neubauer opened the public comment portion of the meeting.
07:45:23 PM (01:42:23) Patrick Kainz, owner of MAP Brewing Company, stated he feels the SID is critical
to this entire corridor, and recognized he is part of the parking and traffic issues. He feels those
improvements will benefit people in the community.
07:46:38 PM (01:43:38) Dan Alexander, developer, stated a couple engineering soil labs have shown
interest in this site as well as the Montana Fish Company. He stated these are businesses using space
elsewhere in the community that may not be optimal, and this would allow them to construct the type
of facilities they need. He is willing to work with the City’s Engineering Department in the infrastructure
improvements.
07:48:05 PM (01:45:05) Paul Neubauer closed the public hearing.
07:48:19 PM (01:45:19) It was moved by Jerry Pape, seconded by Chris Mehl, that having reviewed
and considered the application materials, public comment and all the information presented, the
findings presented in the staff report for Application 16533 be adopted and approval of the Glen Lake
Commerce Subdivision preliminary plat with conditions and subject to all applicable code provisions be
recommended.
07:48:51 PM (01:45:51) Jerry Pape stated he is interested in seeing this property developed. He noted
there is not much M-1 zoned property in Bozeman, and it is surrounded by a number of uses and
amenities.
07:50:41 PM (01:47:41) Chris Mehl voiced his agreement with the staff report and findings.
07:51:12 PM (01:48:12) The motion carried unanimously.
07:51:27 PM (01:48:27) Paul Neubauer declared a break.
08:00:59 PM (01:57:59) Paul Neubauer called the joint Planning Board/Zoning Commission back to
order.
F. FYI/Discussion
1. Water Facility Plan status update (Saunders)
2. Fire Facility Plan status update (Saunders)
3. Transportation Plan status update (Saunders)
4. Strategic Plan status update (Saunders)
5. Growth Policy status update (Saunders)
08:03:27 PM (02:00:27) Chris Saunders noted the City has roughly a dozen facility and other plans that
guide different elements of the community, and staff is actively working on updates to five of them. He
noted the strategic plan is a new document, and a public open house is scheduled for February 15 on
149
this document. It has had a substantial amount of public input and has provided an opportunity to work
on a wide range of issues. He noted the City Manager’s office has taken the lead in creating this
document.
Chris Saunders turned attention to the transportation plan, noting the public review document has just
been released. He stated this document has received a substantial amount of public comment, and that
input has been summarized. He noted the document has implemented the Wikimap, which allows for
public comment and ease of adding likes or dislikes. He noted that staff is also considering whether the
same type of process can be used for the growth policy update. He noted the transportation plan was
last updated in 2009, and the public comment is still open on the update.
Chris Saunders addressed the water facility plan, which was last updated in 2006. He noted the update
is approximately 95 percent complete, and it should be ready for public release in about ninety days. He
noted the facility plans set large scale policy issues and where building can occur, but they also get into
many details. He stated several expansions will be needed in the water facilities to support the
community.
Chris Saunders stated the fire facility plan was also last updated in 2006. This plan looks at locations for
fire stations and deficiencies in coverage. He does not anticipate a public draft for roughly six months.
Chris Saunders turned attention to the growth policy update, noting that funding was approved for this
fiscal year. He stated staff plans to draw from public input and data gathered from the other plan
updates. He noted the City has released an RFP to provide assistance in analyzing the data and
determining what land inventory is needed to support the future needs of the community and received
eleven responses back. He stated the dynamics in the valley are changing as Belgrade and Four Corners
develop and with the explosion of e-commerce. He noted that all of these issues impact the land use
inventory for the community. He suggested that the Board members assist in the update process by
looking at the neighborhood plans and determining if they need to be included in the growth policy or if
they need to be eliminated.
Chris Saunders stated he anticipates the strategic plan and transportation plan update adopted by the
Commission within the next three months. He is also working with the consultant on updating the
impact fee schedules for water, sewer, transportation and fire, which will take a significant amount of
his time.
08:17:58 PM (02:14:58) Chris Mehl asked how the Planning Board members can best provide input on
what to include in the growth policy update.
08:18:42 PM (02:15:42) Chris Saunders suggested input can be provided in a formal meeting or in a
committee setting, noting that staff is willing to work in either format. He noted that in the next few
months, there will be a lot of UDC public hearings held, and there are projects to consider. He
suggested some special meetings could be held if the Board so chooses.
150
08:19:59 PM (02:16:59) Paul Neubauer voiced his interest in getting further through the UDC revision
process, but he feels that reviewing the neighborhood plans and their viability would be a good first
step. He noted that it appears the Board’s role in the growth policy update will be greater in the
summer based on Chris Saunders’ presentation.
08:21:06 PM (02:18:06) Chris Mehl noted it would be good to have someone from the Board look at the
eleven responses received. He noted the Board could also influence the RFP for the growth policy
update.
08:21:53 PM (02:18:53) Responding to questions from Jerry Pape, staff confirmed the economic
development plan was approved. Jerry Pape indicated a willingness to serve as Board liaison on the
committee to review the responses for analyzing the economic data, noting he would be a fairly
antagonistic representative.
08:22:49 PM (02:19:49) Paul Neubauer also volunteered to serve on the committee.
08:23:32 PM (02:20:32) Chris Mehl asked how the Board wants to prepare for the growth policy update,
and if it wants to hold additional meetings to begin providing input.
08:24:46 PM (02:21:46) Henry Happel asked about the relationship between the strategic plan and the
community plan update and whether the community plan update process should be started before the
strategic plan is adopted.
08:25:25 PM (02:22:25) Chris Mehl responded he does not believe the community plan update will be
started before the strategic plan is adopted since the RFP process will be the first step.
08:26:27 PM (02:23:27) Chris Saunders noted there are six themes in the strategic plan, and one of
them is a well planned city.
08:27:32 PM (02:24:32) Responding to Henry Happel, Chris Mehl noted the Planning Board provides
recommendations to the Commission. He stated they can be reactive and meet as necessary or can be
proactive. He acknowledged that the Board makes that choice.
08:29:26 PM (02:26:26) Paul Spitler stated he feels the community plan update is the most important
issue for this Board to grapple with, particularly when looking at how much the community has grown.
He is interested in getting in front of the plan update and taking a leadership role.
08:30:54 PM (02:27:54) George Thompson suggested that the Board devote its meeting on either the
first or third week of the month to community planning issues so that it gets updates at least monthly.
He noted this would allow the Board to focus on key topics.
08:32:08 PM (02:29:08) Chris Saunders recognized there are timelines to be met and noted it may be
possible to manage work flow so that projects can be reviewed at one meeting each month.
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08:32:30 PM (02:29:30) Jerry Pape stated it is important to understand how this Board can make a
meaningful contribution to the process and noted they need to understand when, how much material is
to be digested, and who has the time to do it.
08:33:15 PM (02:30:15) Chris Saunders noted that staff could provide a fifteen-minute highlight of each
of the neighborhood plans for Board consideration.
08:34:53 PM (02:31:53) Jerry Pape suggested that the Board get rid of the non-productive paths after
determining what the end product should look like. He then asked staff to identify the five most
significant issues the Board can contribute on.
08:36:09 PM (02:33:09) Chris Saunders confirmed that staff could provide a series of key questions that
they would appreciate a response on.
08:36:34 PM (02:33:34) Lauren Waterton noted the Planning Board has few roles under state statute,
and updating the community plan is one of them. She feels the first step should be understanding what
the statutes require in the plan and what is in there. Structurally, it is important to consider the
neighborhood plans and whether they should be included in the community plan or not. She suggested
the first fundamental question to consider might be whether the Board feels neighborhood plans are a
good idea or not.
08:38:31 PM (02:35:31) Chris Mehl noted staff could send the statutes applicable to the plan to all
Board members and then the Board can discuss whether the plans make sense and how they should be
modified or updated.
08:39:49 PM (02:36:49) Jerry Pape questioned how much time the Board needs to spend responding to
the future and how much time it needs to spend on responding to the past. He suggested that there are
bugs in the system or things that are broken and stressed there is no need to fix those things not
broken. He feels for the Board to be effective, it is important to ensure the neighborhood plans are
appropriate and cover all of the issues they should.
08:41:15 PM (02:38:15) Paul Neubauer noted the Planning Board members are interested in working on
the community plan update, and agreed that the Board should devote any lulls in their workload to that
effort. He noted the first step may be for board members to familiarize themselves with current
statutory requirements and with the current plan. He asked Board members to expect two meetings a
month to begin working on this issue.
08:43:35 PM (02:40:35) Jerry Pape stated he does not want to get buried in state statue, but he does
not want to violate it.
08:43:50 PM (02:40:50) Chris Saunders noted state statute is pretty general but provides latitude for
local control.
152
08:44:05 PM (02:41:05) Paul Spitler noted it is important to identify the big issues that need to be
addressed in the community plan and, in drafting the RFP and selecting consultant, being mindful of the
issues that the consultant should have expertise in.
08:44:57 PM (02:41:57) Paul Neubauer thanked staff for the update.
E. Action Items
1. Review & Consideration of Draft Article 5 UDC update (continued)
(Joint Zoning Commission and Planning Board)
Presentation and work session to review the draft Article 5 – Project Design. Site
design includes block frontage standards, site planning and design elements, and
building design. Public hearing on Article 5 is tentatively scheduled for February 21,
2017. (Rogers)
08:46:33 PM (02:43:33) Tom Rogers noted the next meeting’s agenda includes a continuation of this
review and asked for a two-hour block to do so. He stated work sessions before the Commission are not
yet scheduled because he wants to complete the sessions with advisory boards.
08:50:14 PM (02:47:14) Responding to Paul Neubauer, Tom Rogers stated he had envisioned two
meetings to get through the work session, after which he will continue to refine the document based on
input received. He recognized it is a large, complicated process that will result in a preliminary working
draft of the entire document.
08:52:26 PM (02:49:26) Jerry Pape asked about regular business items for the next meeting, noting it is
important to provide a block of time for this work session rather than breaking it to review specific
projects.
08:52:59 PM (02:49:59) Tom Rogers responded he does not know what notices have been published.
He expressed an interest in working with the public first, then conducting the work session.
08:53:39 PM (02:50:39) Erik Garberg stated Zoning hearings need to be scheduled for 6:00 p.m., noting
that Planning hearings can be scheduled for 7:00 p.m. if necessary. He acknowledged that breaking the
work session is not productive.
08:54:39 PM (02:51:39) Chris Mehl stated that advertising for both the Zoning and Planning hearings
can be for 6:00 p.m., noting that the Planning hearings can then begin immediately after the Zoning
hearings are done. The joint work session can be conducted after the hearings are completed so it is
uninterrupted.
08:55:23 PM (02:52:23) Paul Neubauer stated this work session will be continued to February 21.
153
D. Public Comment – Please state your name and address in an audible tone of voice for
the record. This is the time for individuals to comment on matters falling within the purview of
the Committee. There will also be an opportunity in conjunction with each action item for
comments pertaining to that item. Please limit your comments to three minutes
08:55:35 PM (02:52:35) Susan Riggs, consultant for the Downtown Bozeman Partnership, drew
attention to the provisions for variances, relaxations, deviations and departures. She noted they are
nice for flexibility, but noted they can also be very complicated in the downtown area. She asked if
deviations will be only for historic remodels or will they be available for new construction. She also
raised concerns about the confusion that might arise from looking at the zoning map and frontage map
in the new document, recognizing that the urban design manual will help to address some of that
confusion. She expressed concern about eliminating the historic preservation guidelines, which could
hold important information for single-family and duplex units. She concluded by encouraging everyone
to look at how these plans will work in the downtown area.
2. Review of draft Bozeman Design Manual (Zoning Commission)
**Continued to a future date**
Presentation and comment on the draft Urban Design Manual. (Owens)
F. FYI/Discussion
G. 08:59:20 PM (02:56:20) Adjournment
154
_ Restaurant
-
(Describe:Other _)
Primary Heat Source
_ Electric
_ Natural Gas
_ Other
Voltage (1-phase)
I
Subdivision
_ Residential
X Commercial
(# ol Lots 16 )
Natural Gas Load
btu/hr (total load of all
natural gas appliances)
Voltage (3-phase)
_3
240 I 480
iease Note: Customer load sheets and design information is typically required for commercial electric and natural gas service installations. Load sheets
may bt
'ovided by Northwestern Energy.
)ompleted By: Todd Mitchell Date: 5-26-16
ru
126
plann ing@bozema n. n et
www,bozeman.net
Noticing Materials Page 1 of 1 Revision Date 1-05-16
Required Forms: I
fVf Recommendcd Forms: I Required Forms:
89
Community Development
87
Wetlands
CR J?4.Zone Map Amendment fnon
ZMA
Annexation)
PUDC E ZS. UOC TextAmendment ZTA
PUDP [ 26. Growth Policy Amendment GPA
PUDFP Z Zl . f.noaificarionlPlan MoD
Amendment
ANNX fl 28. Ext"nsion ofApproved Plan EXT
AIA [ 29. Reasonabie Accommodation RA
APA fl 30.othe.,
CCOA
NCOA
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
Development Review Application A1 Page 2 of 3 Revision Date 01'04-16
Required Forms: I
Varies by proiect type Recommended Forms Presentation of submitted plans and specifications
83