HomeMy WebLinkAbout03-19-18 City Commission Packet Materials - A3. Community Food Co-op CUP and Site Plan17493 and 17494, Staff Report for Community Food Co-op Expansion Site Plan Page 1 of 19
and Conditional Use Permit for Food Processing Facility
17493 and 17494, Staff Report for Community Food Co-op Expansion Site Plan and
Conditional Use Permit for Food Processing Facility
Date: City Commission Public Hearing March 19, 2018
Project Description: Site plan and conditional use permit (CUP) applications requesting
approval of a 23,550 square foot expansion and approval to operate a food processing
facility within the B-2M zoning district.
Project Location: The property is described as Story Addition, Block G, Lot 1 & 2, W10' Lot
12 & 60 X 138'W of Lot 13, Lots 8-11, E 20' of Lot 12, & Lots 14-19; Block H Lots 25 & 26,
P.M.M., City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions.
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 applications 17493 and 17494 and move to approve
the conditional use permit and site plan with conditions and subject to all applicable
code provisions.
Report Date: March 7, 2018
Staff Contact: Addi Jadin, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
Site plan application #17493 and conditional use permit (CUP) application #17494
request approval of a 23,550 square foot expansion and approval to operate a food
processing facility within the B-2M community business – mixed zoning district. The
definition of food processing facility in Section 38.42.1150 Bozeman Municipal Code
(BMC) is “a facility in which food is processed or otherwise prepared for eventual
human consumption, but not consumed on the premises.”
Applications were submitted by applicant/owner, The Community Food Co-op, Inc. c/o
Kelly Wiseman, General Manager, 801 W. Main Street, Ste. 3B, Bozeman, MT 59715, and
representative, Comma-Q Architecture, Inc. c/o Ben Lloyd and Laura Landon, 109 N.
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Rouse Ave., Ste. 1, Bozeman, MT 59715. An approved CUP is required for food
processing facilities within the B2-M zoning district. The property is designated in the
community growth policy as Community Commercial, Mixed Use.
The Development Review Committee reviewed the CUP application on October 25 and
December 20, 2017 and recommends approval with staff conditions.
No public comment has been received on the application.
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 CUP criteria contained within the staff report; or
4. Open and continue the public hearing on the application, with specific direction to
Staff or the applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................. 1
Project Summary ............................................................................................................... 1
Alternatives ........................................................................................................................ 2
SECTION 1 – MAP AND FIGURE SERIES........................................................................... 4
SECTION 2 – REQUESTED RELAXATION / DEPARTURES / VARIANCES .................. 8
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8
SECTION 4 – CONDITIONAL USE PERMIT PROVISIONS OF THE BMC...................... 9
SECTION 5 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 10
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS ...................................... 10
SECTION 7 – STAFF ANALYSIS AND FINDINGS .......................................................... 10
Applicable Plan Review Criteria, Section 38.19.100, BMC. .......................................... 10
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC ........... 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 18
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 18
FISCAL EFFECTS ................................................................................................................. 19
ATTACHMENTS ................................................................................................................... 19
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SECTION 1 – MAP AND FIGURE SERIES
FIGURE 1 - ZONING
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FIGURE 2 - FUTURE LAND USE
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FIGURE 3 - SUBJECT SITE PLAN
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FIGURE 3 – APPLICATION ILLUSTRATION 1 – PERSPECTIVE FROM NW CORNER
FIGURE 4 – APPLICATION ILLUSTRATION 2 – PERSPECTIVE SHOWING LOADING
BERTH
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SECTION 2 – REQUESTED RELAXATION / DEPARTURES / VARIANCES
The applicants have requested a departure from the storefront block frontage
requirement for transparency in Section 38.44.010.E.1.c., BMC as described and
illustrated in the application Departure Narrative and Elevation Drawings, sheet SP-3.2.
The application emphasizes the significant pedestrian-scale details provided where
transparency conditions are not met. Staff recommends approval of the departure.
The proposed service area access drive will utilize the existing access located off South
10th Ave, which is 80’ from the intersection of 10th Ave and Main Street. This distance
does not meet the UDC section 38.24.090 which requires 150’ as the minimum distance
of an access located on a local street from an intersection. A modification of property
access was requested in accordance with Section 38.24.090.H. and reviewed by the
DRC. Because of the low amount of traffic expected in the loading berth area,
engineering staff has determined that a modification from the required standards is
justified and recommends approval of the modification. Further information is
provided in the application project narrative and Appendix 1 and within Section 2 of the
staff report.
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions
identified in this report.
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, do not in any way create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state
law.
2. Spot elevations on Sheet C4.1 Grading and Drainage Plan are incorrect. A revised
drawing is required prior to final CUP approval.
3. An encroachment permit must be obtained prior to final CUP approval for the
heated surfacing in the loading area where it encroaches into City of Bozeman right-
of-way.
4. Applicants must submit an executed Sewer and Water Pipeline and Access Easement
prior to final CUP approval.
5. Cash in lieu of water rights must be paid prior to final CUP approval.
6. The amended plat approved in subdivision exemption application 18039 must be
recorded prior to final CUP approval.
7. A lot merger agreement must be recorded prior to final CUP approval.
8. Any expansion of this use or facility is not permitted unless reviewed and approved
as required under the applicable regulations of the Bozeman Municipal Code.
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SECTION 4 – CONDITIONAL USE PERMIT PROVISIONS OF THE BMC
A. Section 38.19.110.F BMC states that the right to a conditional use permit shall be
contingent upon the fulfillment of all general and special conditions imposed by the
Conditional Use Permit procedure. All special conditions and code provisions shall
constitute restrictions running with the land, shall be binding upon the owner of the
land, his successors or assigns, shall be consented to in writing by the applicant
prior to commencement of the use and shall be recorded as such with the Gallatin
County Clerk and Recorder’s Office by the property owner prior to the final site plan
approval or commencement of the use. All of the conditions and code provisions
specifically stated under any conditional use listed in this title shall apply and be
adhered to by the owner of the land, successor or assigns. This is a required final
step in the CUP process. The City will provide the document to record.
B. Sections 38.19.110.I and 38.34.160 BMC describe the process for
termination/revocation of a conditional use permit approval:
1. Conditional use permits are approved based on an analysis of current local
circumstances and regulatory requirements. Over time these things may change
and the use may no longer be appropriate to a location. A conditional use permit
will be considered as terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted on
the site for a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or
conditional use is granted;
c. The use or development of the site is not begun within the time limits of the
final site plan approval in 38.19.120
2. A conditional use which has terminated may be reestablished on a site by either,
the review and approval of a new conditional use permit application, or a
determination by the planning director that the local circumstances and
regulatory requirements are essentially the same as at the time of the original
approval. A denial of renewal by the planning director may not be appealed. If
the planning director determines that the conditional use permit may be
renewed on a site then any conditions of approval of the original conditional use
permit are also renewed.
3. If activity begins for which a conditional use permit has been given final
approval, all activities must comply with any conditions of approval or code
requirements. Should there be a failure to maintain compliance the city may
revoke the approval through the procedures outlined in Section 38.34.160.
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SECTION 5 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
None identified.
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS
Project: Community Food Co-op Expansion Site Plan and Conditional Use Permit for
Food Processing Facility
Application: 17493 and 17494
The Development Review Committee reviewed the CUP application on October 25 and
December 20, 2017. DRC staff found the application to be adequate for review on
February 14, 2018 and recommends approval with staff conditions.
The City Commission will consider the proposal on March 19, 2018. The City
Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the
City Commission room at 6 p.m.
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 in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, do not in any way create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this title, the advisory boards and
City Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The property is zoned B-2M, Community Commercial – Mixed District, which has the
intent “to function as a vibrant mixed-use district that accommodates substantial
growth and enhances the character of the city. This district provides for a range of
commercial uses that serve both the immediate area and the broader trade area and
encourages the integration of multifamily residential uses as a secondary use.”
The property is located in one of the implementing districts for the Community
Commercial Mixed Use land use designation according to the adopted growth policy.
Activities within this land use category are the basic employment and services
necessary for a vibrant community. Establishments located within these categories
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draw from the community as a whole for their employee and customer base and are
sized accordingly. A broad range of functions including retail, education, professional
and personal services, offices, residences, and general service activities typify this
designation.
Adjoining properties are currently commercial in all directions with the exception of
houses at the far side of the existing site and across the street to the south.
The property is within the City’s municipal service area and otherwise complies with
the goals and objectives of the growth policy. No conflicts between the proposed use
and the growth policy have been identified.
For more information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
The project, if approved, will conform to the Bozeman Municipal Code. There are no
documented violations of the BMC for this property.
3. Conformance with all other applicable laws, ordinances, and regulations
Plans will be evaluated for consistency and against the requirements of the
International Building Code (IBC) at the time a building permit application is submitted.
4. Relationship of site plan elements to conditions both on and off the property,
including:
a. Compatibility with, and sensitivity to, the immediate environment of the site
and the adjacent neighborhoods and other approved development relative to
architectural design, building mass and height, neighborhood identity,
landscaping, historical character, orientation of buildings on the site and visual
integration;
The proposed building and site layout contributes to the block frontage requirements of
UDC Article 44 which calls for pedestrian-oriented building design to be placed at the
property edge. The building height relates to the existing Co-op building while new
massing and materials are employed to provide visual interest. At the rear of the
property, the new site plan integrates well with the existing layout. The addition
provides a linear extension of the rear wall that is further carried through the property
with the screening of the loading berth area. The wall reinforces an alley-like layout
separating the building from the parking lot while pedestrian connections and
landscaping features along parking rows integrate well with the existing pedestrian
amenities onsite.
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The location of the building at the far north side of the property mitigates impacts to
adjacent residential properties and is in character with the commercial development
along Main Street.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The application provides ample parking for the existing and proposed uses of the site
and has been reviewed by DRC staff. Further information is detailed in the site plan and
application project narrative.
DRC staff reviewed the traffic impact study and no additional conditions of approval
were recommended. The application proposed to use the Montana Department of
Transportation vision triangle requirements rather than requirements of 38.24.100,
BMC. DRC staff reviewed the proposal and approved the use of MDT requirements as
Main Street is a State highway.
A modification of property access was requested and reviewed by the DRC. Further
information is provided in the application project narrative and Appendix 1 and within
Section 2 of the staff report.
6. Pedestrian and vehicular ingress, egress and circulation
City of Bozeman development standards call for a linkage of various functions and
spaces on site with pedestrian ways to link in a coordinate system. The existing site
provides pedestrian pathways from the public sidewalk and within the site between the
primary building entrance, outdoor seating areas, and the parking lot. Ample bicycle
parking exists on-site.
No change to vehicular ingress and egress is proposed for the Co-op’s customer parking
lot. A new loading area is incorporated into the proposed site expansion with a
separate access off S. 10th
Avenue for small delivery trucks. Large delivery trucks have
been accommodated with an on-street loading area on S. 10th
Avenue.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or
replacement of natural vegetation
The proposed landscaping plan integrates with the existing landscaping plan and meets
code requirements for B-2M zoning with residential adjacency.
8. Open space
Ample open space for Co-op customers is provided within the existing site and creates a
strong buffer from adjacent residential properties.
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9. Building location and height
The primary building height for the expansion is 29’-3”. A 10-foot-tall vegetated roof
feature is set back approximately 11 feet from the Main Street façade and 16 feet from
the 10th
Avenue façade. The roof feature provides mechanical screening, housing for a
solar pv array, and skylight windows.
The maximum building height allowed in the B-2M zoning district is 60 feet.
10. Setbacks
The expansion meets the block frontage requirements of the B-2M zoning district for
frontage along S. 10th
Avenue. A departure is requested for the frontage along Main
Street as described in Section 2 of this report.
Additional parking spaces and the loading area meet setback requirements.
11. Lighting
Lighting proposed with the Site Plan application conforms to code requirements to
protect dark skies and neighborhood character.
12. Provisions for utilities, including efficient public services and facilities
Adequate provisions for utilities were ensured during the DRC site plan review. A
Sewer and Water Pipeline and Access Easement is required as a condition of approval for
utility service and maintenance and to document structures and heating elements proposed
within the loading berth area. A 10-foot easement for electrical service within the site was
provided.
13. Site surface drainage
Engineering reviewed and approved the site surface draining during the DRC review
process.
14. Loading and unloading areas
The loading and unloading area on the west side of the parcel is served by a separate
access drive and is screened along S. 10th
Avenue and from the customer parking lot.
The applicants propose to heat the driveway within the loading area with water from
the facility in order to mitigate for snowfall and to provide a safer working environment
for staff.
15. Grading
A grading and drainage plan was reviewed and approved by the City Engineering
Department during the DRC review process.
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16. Signage
No signage is proposed with this application. The applicant is aware of the requirement
for a sign permit to be reviewed and approved by the City.
17. Screening
Adequate screening is provided for the roof-mounted mechanical equipment and the
loading berth.
18. Overlay district provisions
The property is located within the Neighborhood Conservation Overlay District. In
meeting the requirements of the block frontage requirements and the design objectives
plan, the building facades meet several of the NCOD requirements for commercial
buildings. Street-level transparency, weather protection elements, alignment of the
façade at the sidewalk edge, and first floor height meets the block frontage
requirements with the deviation requested. Due to the use of the building as a food
processing facility, pedestrian entries are not provided along the Main Street façade;
however a recessed area is provided within the eastern portion of the Main Street
façade. The building maintains a clear distinction between the street level and the
upper floor. The first floor is predominantly transparent glass and the upper floor is
predominantly opaque and uses distinct building materials. The primary roofline is flat
and the building emphasizes flat, rectangular forms. Horizontal alignment of second
story windows in the addition with the existing windows integrates the two buildings
while the distinct building materials and design create the effect of two separate
buildings.
19. Other related matters, including relevant comment from affected parties
No public comment was received with regard to this project as of the writing of this
report. If public comment is received prior to the City Commission public hearing, it will
be forwarded to the City Commission members.
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20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming; or
b. The subject of reciprocal and perpetual easements or other agreements to
which the City is a party so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming
A lot aggregation was required and proof of filing the amended plat is required prior to
final CUP approval and building permit application. A lot merger is required so that the
sale of individual lots will not cause one or more elements of the development to
become nonconforming.
21. Compliance with Article 43 of Chapter 38 of the Bozeman Municipal Code
Not applicable.
22. Phasing of development
The application does not include phasing.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading
and landscaping are adequate to properly relate such use with the land and uses
in the vicinity;
Staff finds the site adequate to accommodate the use proposed. Ample parking has
been provided onsite to accommodate the existing and proposed use of the site. The
location of the building and new parking spaces creates a logical extension of the
existing site and does not disrupt the significant landscaping and pedestrian amenities
within the existing site. The separated loading berth area along S. 10th
Avenue will
improve pedestrian and vehicular traffic within the site.
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2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the
burden of proof;
Staff finds the use of the building as a food processing facility will not have any material
adverse effect upon the abutting properties with the recommended conditions of
approval as identified in Section 3. With the Community Development recommended
conditions of approval and required code provisions, the application complies with the
Unified Development Code.
There is adequate parking, pedestrian access, capacity for trash disposal and municipal
service to serve the proposed use.
No public comment has been received as of the completion of the staff report.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may
include, but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the City in
an orderly and efficient manner.
Staff finds the proposed use in conformance to these criteria. Staff has identified,
through the review process, recommended project conditions that are included to
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protect the public health, safety, and general welfare. Please see the
recommended Conditions of Approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional
use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land
use, shall apply and be adhered to by the owner of the land, successors or
assigns, shall be binding upon the owner of the land, his successors or assigns,
shall be consented to in writing, and shall be recorded as such with the County
Clerk and Recorder's Office by the property owner prior to the issuance of any
building permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final
site plan process and will be required prior to approval of the final site plan.
The necessary recording of documents must be addressed prior to final CUP approval. A
document to be recorded will be provided by the City following preliminary
approval. Code Provision A is cited in Section 4 of this report as relates to Conditional
Use Permit approval.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned B-2M (Community
Business - Mixed). The intent and purposes of the commercial zoning districts are to
establish areas within the City that are primarily commercial in character and to set
forth certain minimum standards for development within those areas. The intent of the
B-2M community business district—mixed is to function as a vibrant mixed-use district
that accommodates substantial growth and enhances the character of the city. This
district provides for a range of commercial uses that serve both the immediate area and
the broader trade area and encourages the integration of multifamily residential uses as
a secondary use.
Adopted Growth Policy Designation: The property is designated as “Community
Commercial Mixed Use” in the Bozeman Community Plan. Community Commercial
Mixed Use has several elements with which this project complies due to the proposed
site:
• Integration with significant transportation corridors, including transit and non-
automotive routes, to facilitate efficient travel opportunities;
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• Placed in proximity to significant streets and intersections, an equal emphasis on
vehicle, pedestrian, bicycle, and transit circulation shall be provided; and
• Location on one or two quadrants of intersections of arterials and/or collectors.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description: Applications were submitted to the Department of Community
Development on October 12, 2017. The applications request site plan and conditional
use permit (CUP) approval for a 23,550 square foot expansion to include a food
processing facility within the B-2M zoning district. The proposed location is an
expansion of the existing Co-op West Main building located at 908 West Main Street.
The property is currently described as Story Addition, Block G, Lot 1 & 2, W10' Lot 12 &
60 X 138'W of Lot 13, Lots 8-11, E 20' of Lot 12, & Lots 14-19; Block H Lots 25 & 26,
P.M.M., City of Bozeman, Gallatin County, Montana; however a subdivision exemption
application was submitted and approved for a lot aggregation as required by the
Development Review Committee.
A deviation is requested from the block frontage requirements of Section 38.44.010,
BMC as detailed in this report under Section 2.
The conditions of approval sheet to be provided upon CUP approval must be signed and
recorded and must be submitted to the Department of Community Development prior
to final CUP approval and subsequent building permit application.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property
owners within 200 feet of the exterior boundaries of the property via USPS first class
mail at least 15 and not more than 45 days prior to the expected decision by the City
Commission. Notice was published in the Bozeman Daily Chronicle on February 25,
2018 and March 4, 2018. Notice was posted on site February 23, 2018.
No public comment has been received for this application. If public comment is received
prior to the City Commission public hearing, it will be forwarded to the City
Commission members.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Property Owner and Applicant: The Community Food Co-op, Inc. c/o Kelly Wiseman,
General Manager, 801 W. Main Street, Ste. 3B, Bozeman, MT 59715
Representative: Comma-Q Architecture, Inc. c/o Ben Lloyd and Laura Landon, 109 N.
Rouse Ave., Ste. 1, Bozeman, MT 59715
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Report By: Addi K. Jadin, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application Materials
425
A1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
426
Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
427
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SITE PLAN CHECKLIST NARRATIVE
12/13/2017
General Project Information (SP1 Items 1-7)
1. Project narrative describing the project type, project intent, proposed use scope, size
(dwelling units, building size, total number of and type of buildings, number of total
parking spaces) and phasing discussion, if applicable. The narrative must include a
response to the City’s conceptual or informal review comments. SEE APPLICATION
PACKET ITEM 5 - PROJECT NARRATIVE
2. Name of project/development. SEE SHEET SP-0.1 COVER PAGE
3. Name and mailing address of developer and owner. SEE SHEET SP-0.1 COVER PAGE
4. Name and mailing address of project team: engineer, architect, landscape architect,
planner, etc. SEE SHEET SP-0.1 COVER PAGE
5. Location of project/development by full street address/full legal description. SEE SHEET
SP-0.1 COVER PAGE
6. Location/vicinity map, including area within one-half mile of the site. SEE SHEET SP-0.1
COVER PAGE
7. A construction route map showing how materials and heavy equipment will travel to and
from the site. SEE SHEET ARCHITECTURAL DRAWINGS
SITE PLAN DATA (SP1 Items 8-16)
8. Boundary line of property with dimensions. SEE SITE PLAN
9. Date of plan preparation and changes. SEE TITLE BLOCK ON ALL DRAWINGS.
10. North point indicator. NORTH INDICATED AT ALL PLAN DRAWINGS.
11. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. SEE SCALE
AT ALL DRAWINGS.
12. Parcel size(s) in gross acres and square feet. SEE SP-0.1 COVER PAGE & CICIL
DRAWINGS.
13. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio,
FAR), with a breakdown by land use. SEE SP-0.1 COVER PAGE
14. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures. SEE SP-0.1 COVER PAGE
b. Driveway circulation and parking areas. SEE SP-0.1 COVER PAGE
c. Landscaped areas. SEE SP-0.1 COVER PAGE
d. Private residential open space, provide boundary/ies and dimensions of each
space provided (if residential requirement). Provide a summary total and
calculation including all types of dwelling units identified by number of bedrooms
and total open space required for each and provided for each. N/A
e. City Parkland. N/A
f. Other public lands (school sites, public access greenway corridors, trail corridors,
etc.). N/A
15. Addressing plan for multi-building developments, high density multi-household projects
and/or nontraditional frontage/ access lots or building locations. Addressing plan must be
coordinated with the Engineering Division and the Fire Department prior to application.
N/A
16. Total number, type and density per type of dwelling units, and total new and gross
residential density and density per residential parcel. The density per parcel must be
presented as net residential density per Section 38.42.2020 BMC. N/A
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SITE PLAN DETAILS (SP1 Items 17-48)
17. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
SEE GRADING PLAN.
18. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area
Zoning Jurisdiction, onsite and within 200 feet of the site. N/A
19. Existing zoning onsite and within 200 feet of the site. SEE SP-0.1 COVER PAGE
20. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites
adjacent to major arterial streets where the distances shall be 200 feet. The full width of
the street including curb, gutter, sidewalk, drive approaches, intersections and street
lighting must be shown for both sides of any street. SEE CIVIL DRAWINGS.
21. On site streets and rights of way. Including curb gutter, sidewalks, and street lights. SEE
CIVIL DRAWINGS.
22. Ingress and egress points including access details. SEE CIVIL DRAWINGS.
23. Traffic flow on site. SEE CIVIL DRAWINGS.
24. Traffic flow off site. SEE CIVIL DRAWINGS.
25. Calculation of required parking. Must correlate with the areas shown on the building floor
plans. All proposed reductions or adjustments must be clearly cited to the BMC and
shown in the parking calculation. If part of a larger development with shared parking
demonstrate adequate capacity in common parking area and overall parking calculation.
SEE SP-1.1
26. All parking facilities, including parking spaces, driveway circulation aisles, drive
accesses, covered and uncovered bicycle parking and bicycle rack type and details,
compact spaces, ADA accessible spaces and motorcycle parking, on-street parking
(delineated by a 24’ long under interrupted space(s) directly adjacent to the project site
outside of site vision triangles and hydrant locations), number of employee and non-
employee parking spaces, existing and proposed. SEE SP-1.1 & CIVIL DRAWINGS.
27. Parking facility details including curb, gutter, sidewalk, crosswalks, asphalt, striping,
signage (compact, no parking, employee, electric vehicle, etc.) and fire lanes. Fire lane
curb painting and signage locations and signage details must be clearly shown. SEE
CIVIL DRAWINGS.
28. Required yards and setbacks, building footprint(s) and any proposed encroachments.
Any yard or property line encroachments must be clearly shown and be noted with
encroachment type e.g. awning, cantilever, lighting, eave, etc. SEE SP-1.1 & CIVIL
DRAWINGS.
29. Utilities and utility rights of way and easements onsite and within 50 feet of the site,
including:
a. Electric.
b. Natural gas.
c. Telephone, cable, fiber and similar utilities.
d. Water.
e. Sewer (sanitary, treated effluent and storm).
Plans must show all locations of existing and new services showing the connection to
the source/main, route to the building and the entrance location into the building. SEE
CIVIL DRAWINGS.
30. Locations of ground mounted equipment including HVAC equipment, condensers,
generators or other accessory equipment. Screening details are required under building
design. SEE SP-1.1 & LANDSCAPE DRAWINGS.
31. Surface water onsite and within 150 feet of the site. N/A
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32. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Division, or in compliance
with Section 14 BMC storm drainage ordinance and best management practices manual
adopted by the City. All surface stormwater facilities must demonstrate compliance with
Section 38.23.080 BMC including providing cross sections identifying depth and slopes
for each facility. SEE CIVIL DRAWINGS.
33. If off site common subdivision stormwater facilities are proposed to be used to support
the site development the engineer must provide a capacity analysis to confirm that the
stormwater capacity provided in the subdivision design is adequate to accommodate the
project. SEE CIVIL DESIGN REPORT.
34. Stormwater maintenance plans prepared the designing engineer. SEE STORM WATER
MAINTENANCE PLAN (APPENDIX 2)
35. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs,
etc. which may be incorporated into the storm drainage system for the property shall be
designated:
a. The name of the drainageway (where appropriate).
b. The downstream conditions (developed available drainageways, etc.).
c. Any downstream restrictions. SEE CIVIL DRAWINGS.
36. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features on site and within 50 feet of the site. N/A
37. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical
details and interrelationships with vehicular circulation system, indicating proposed
treatment of points of conflict. SEE CIVIL DRAWINGS.
38. Provision for handicapped accessibility, including but not limited to the designated ADA
accessible route(s) including ramps, parking spaces, handrails and curb cuts, signage
and construction details of each and the applicant’s certification of ADA compliance. A
certification block must be provided on the plan sheets. SEE CIVIL AND
ARCHITECTURAL DRAWINGS. THE ACCESSIBLE ROUTE IS AN EXISTING
ROUTE. DRAWINGS THAT ARE SIGNED AND STAMPED BY A REGISTERED
DESIGN PROFESSIONAL INDICATE AN OBLIGATION MEET ALL APPLICABLE
CODES AND REGULATIONS, THE REQUIREMENT FOR A CERTIFICATION BLOCK
IS INHERENTLY MET.
39. Fences, retaining or freestanding walls, railings and handrails, including typical details.
SEE ARCHITECTURAL DRAWINGS.
40. Permanent trash enclosure and recycling collection areas, including typical details
including plan view, door details and elevations. SEE ARCHITECTURAL DRAWINGS.
41. Construction management plan including construction period material staging, spoils
location and construction trash enclosure location(s). A trash container type must be
provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is
proposed, a timeline for removal must be provided. SEE SHEET ARCHITECTURAL
DRAWINGS
42. Sidewalk, curb, asphalt section and drive approach construction details. SEE CIVIL
DRAWINGS.
43. Location and extent of snow storage areas. SEE CIVIL DRAWINGS.
44. Location and extent of street vision triangles including adjacent street intersections and
all alley and driveway access points. Extend site vision triangles to the center of the
street. SEE CIVIL DRAWINGS.
45. Unique natural features, significant wildlife areas and vegetative cover, including existing
trees and shrubs having a diameter greater than 2.5 inches, by species. SEE CIVIL
DRAWINGS.
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46. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites onsite and within100 feet of the
site. N/A
47. Major public facilities, including schools, parks, shared use pathways, trails, etc. onsite
and within a 200 feet of the site. N/A
PARKLAND AND AFFORDABLE HOUSING (SP1 Items 49-53)
49-53. DOES NOT APPLY
LIGHTING DETAILS (SP1 Items 54-56)
54. Lighting plan and electrical site plan, complete with all structures, parking spaces,
building entrances, traffic areas (both vehicular and pedestrian), vegetation that might
interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by
location and type. SEE ELECTRICAL DRAWINGS.
55. A photometric lighting plan that contains a layout of all proposed fixtures by location and
type and extends the photometric information 10 feet past the property boundaries and
rights of way. For fueling canopies a separate photometric plan is required to specifically
analyze the light output underneath the drip line of the fuel canopy. The property
boundary must be clearly shown on all photometric plans. SEE ELECTRICAL
DRAWINGS.
56. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting
electrical plan and the photometric lighting plan. The detail must demonstrate
compliance with full cut off requirements in Section 38.23.150. SEE ELECTRICAL
DRAWINGS.
BUILDING DESIGN AND SIGNAGE (SP1 Items 57-63)
57. Front, rear and side elevations of all buildings, structures (accessory buildings, trash
enclosures, car ports, etc.), fences and walls that match the topography of the site.
Elevations must include the total height dimensions and roof pitches and be labeled by
direction (N,S,E,W) for all structures. Show utility panels, gas meters, open stairways,
exterior building mounted lighting and weather protection such as awnings and other
projections from the exterior building walls. Building elevations must include all proposed
exterior building materials for all structures depicted accurately and must be keyed to a
color and materials palette. See the PLS form for more information on the color and
material palette requirements. SEE ARCHTEICTURAL DRAWINGS.
58. A section through the building to confirm the floor to ceiling and floor to floor heights on
the ground floor and the overall height of the building. If the building includes a tiered
ground floor provide sections that show the entirety of the building. SEE
ARCHTECTURAL DRAWINGS.
59. Color and material palette keyed to building elevations. Include all exterior siding, trim,
roofing, doors, windows, glazing, awnings, stairs, railings, trash enclosure materials,
mechanical screening, and fencing. SEE MATERIALS BOARD.
60. Building floor plans with areas provided in square feet and proposed use denoted for
each space. SEE ARCHITECTURAL DRAWINGS.
61. Block frontage designation for each street frontage, if applicable. SEE
ARCHTECTURAL DRAWINGS.
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SP1 Checklist Narrative Co-op West Main Expansion Page | 5
62. Provide elevations and details of all ground mounted accessory equipment screening
and rooftop mechanical screening. SEE ARCHITECTURAL DRAWINGS.
63. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign
area calculation, provide sign dimensions and square footage of each. Note – The
review of signs in conjunction with this application is only review for sign area
compliance with Section 38.28 BMC. A sign permit must be obtained from the Building
Division prior to installation of any and all signs, addition design guidelines apply for
signs within zoning overlay districts. SEE ARCHTECTURAL DRAWINGS.
LANDSCAPE PLAN (SP1 Items 64-85)
64. Project name, street address, and lot and block description. SEE LANDSCAPE
DRAWINGS.
65. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan. Plan preparer shall be a state
registered landscape architect; an individual with a degree in landscape design and two
years of professional design experience in the state; or an individual with a degree in a
related field (horticulture, botany, plant science, etc.) and at least five years of
professional landscape design experience, of which two years have been in the state.
SEE LANDSCAPE DRAWINGS.
66. Location of existing boundary lines and dimensions of the lot. SEE LANDSCAPE
DRAWINGS.
67. Existing and proposed grade that complies with maximum allowable slope and grade.
SEE LANDSCAPE DRAWINGS.
68. Retaining wall locations and details, if applicable. N/A
69. Approximate centerlines of existing watercourses, required watercourse setbacks, and
the location of any 100-year floodplain; the approximate location of drainage features. If
a watercourse setback is present on the lot it must be shown with both zone 1 and zone
2 as described in Section 38.23.100 BMC. N/A
70. Location and size of existing and proposed streets and alleys, utility easements, utility
lines (private shallow utilities and water and sewer), driveways and all sidewalks on the
lot and/or adjacent to the lot. Landscape plans must demonstrate a ten foot separation
between all trees and utility mains. SEE LANDSCAPE DRAWINGS.
71. Location of all pavement, curbs, sidewalks and gutters. SEE LANDSCAPE DRAWINGS.
72. Show location of existing and/or proposed stormwater drainage facilities which are to be
used for drainage control including proposed landscaping and seeding as required by
Section 38.23.080.H BMC. Landscape planting details and cross section must be
provided for each facility. SEE LANDSCAPE DRAWINGS.
73. Location and extent of snow storage areas. SEE LANDSCAPE DRAWINGS.
74. Location and extent of street vision triangles. Vision triangles must extend to the center
of adjacent streets. SEE LANDSCAPE DRAWINGS.
75. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing and identification of
drought tolerant and/or native and adapted species. The location and type of all existing
trees on the lot over 6 inches in caliper must be specifically indicated. SEE
LANDSCAPE DRAWINGS.
76. Size of planting at the time of installation and at maturity. SEE LANDSCAPE
DRAWINGS.
77. Complete illustration of landscaping and screening to be provided in or near off-street
parking and loading areas, including information as to the amount (in square feet) of
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SP1 Checklist Narrative Co-op West Main Expansion Page | 6
landscape area to be provided internal to parking areas and the number and location of
required off-street parking and loading spaces. SEE LANDSCAPE DRAWINGS.
78. Street frontage landscaping. SEE LANDSCAPE DRAWINGS.
79. Locations and dimensions of proposed landscape buffer strips, including watercourse
buffer zones (must designate zones 1 and 2) demonstrating compliance with
watercourse setback planting plan requirements per Section 38.23.100 BMC unless
previously provided during subdivision review landscape plan. SEE LANDSCAPE
DRAWINGS.
80. Location, height and material of proposed landscape screening and fencing (with berms
to be delineated by one foot contours). SEE LANDSCAPE DRAWINGS.
81. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction. Construction protection/mitigation details are required. N/A
82. Size, height, location and material of proposed seating, lighting, planters, sculptures, and
water features. N/A
83. A description of proposed watering methods including any use of high efficiency
irrigation technologies and best practice, source of irrigation water and estimated
amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees)
and total estimated water consumption. SEE LANDSCAPE DRAWINGS.
84. Areas to be irrigated and type of proposed irrigation and the irrigation system design
plan. SEE LANDSCAPE DRAWINGS.
85. Tabulation of performance points earned by the plan per Section 38.26.060 BMC. SEE
LANDSCAPE DRAWINGS.
STREETS AND TRAFFIC (SP1 Item 86)
86. Traffic study. Street, traffic, and access information required in Section 38.41.060.A.12
BMC or that the requirement is waived in writing by the Engineering Division prior to
application submittal. Provide a copy of the waiver if granted. A REQUEST FOR A
WAIVER HAS BEEN MADE. THE WAIVER WILL BE SUBMITTED WHEN
OBTAINED.
PAYBACK DISTRICTS, WATER AND WATER RIGHTS (SP1 Items 87-89)
87. The applicant must confirm if any payback districts are present on the site. If paybacks
are present the applicant must provide the name of the payback district and the payment
amount due prior to application submittal and present that amount for approval. Payment
may be made prior to final approval. N/A
88. Water rights information. If cash in lieu is proposed, a cash in lieu of water rights
calculation and payment amount certified by the Engineering Division must be provided.
Payment may be made prior to final approval. A CASH IN LIEU OF WATER RIGHTS
REQUEST HAS BEEN MADE. SEE APPLICATION PACKET ITEM 9.
89. If water wells are proposed, a letter from the Department of Natural Resources
confirming their intent to issue a permit or exemption. N/A
CONCURRENT CONSTRUCTION (SP1 Items 90-91)
90-91. DOES NOT APPLY
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DEVIATIONS (SP1 Items 92-95)
92-95. DOES NOT APPLY
DEPARTURES (SP1 Item 96)
96. For departures, a departure narrative must be provided stating which Section (s) of the
Bozeman Municipal Code are proposed for departure, the scope and extent of the plan
proposed for departure and a response to the required departure criteria. If more than
one departure, a summary and response to the criteria must be provided for each
departure. SEE APPLICATION PACKET ITEM 6.
435
CUP
Conditional Use Permit Required Materials CUP Page 1 of 2 Revision Date 1-05-16
Required Forms: A1, N1, SP and SP1 (if new
construction)
Recommended Forms: Required Forms:
CONDITIONAL USE PERMIT REQUIRED MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets
Complete and signed development review application form A1
Plan sets that include all conditional use permit checklist items below unless otherwise provided in another
application type
Only If new building construction, plan sets that include all required items listed on the site plan checklist
forms SP and SP1
Standard application sets required
plan sizes:
2 sets that include full size 24 x
36 inch plans 1set that include 11 x 17 inch plans
2-digital versions of all materials (JPEG or PDF) on separate CD-ROMs or USB drives. Individual files must be
provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ 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 will be used, they
must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound
into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1and materials
APPLICATION FEE
Base fee $1,508
Additional application fees may apply if new construction. Application types and fees are cumulative.
CONDITIONAL USE PERMIT CHECKLIST
1. Project Narrative providing a thorough description of what uses are being proposed and how they will function
on the site and including detailed responses to the following:
a. Response to the requirement that requires that the site for the proposed use is adequate in size and
topography to accommodate such use, and all yards, spaces walls and fences, parking loading and landscaping
are adequate to property relate such use with the land and uses in the vicinity;
b. Response to the requirement that the proposed use will have not materials adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden of proof; and
c. Response to the requirement of any special conditions of approval necessary to protect the public health,
safety and general welfare
2. Location/vicinity map, including area within one-half mile of the site
3. Site plan with north arrow showing property dimensions, location of buildings, parking, driveways, off street
loading, landscaping, location of utilities, access, pedestrian facilities, and use location. Suggested scale of 1
inch to 20 feet, but not less than 1 inch to 100 feet.
4. Floor plans showing floor layout including square footage and proposed use for each room and area within the
building. Suggested scale of ¼ to one foot.
5. For alcohol production sales and serving and gaming uses the floor plan shall show complete floor layout of
restaurant with production/manufacturing/kitchen uses, gaming area and restaurant serving areas (seating) by
location and square footage
6. Parking calculations for all uses, including detailed calculations of deductions, if proposed
436
Conditional Use Permit Required Materials CUP Page 2 of 2 Revision Date 1-05-16
Required Forms: A1, N1, SP and SP1 (if new
construction)
Recommended Forms: Required Forms:
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
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CUP Checklist Narrative Co-op West Main Expansion Page | 1
CONDITIONAL USE PERMIT CHECKLIST NARRATIVE
12/13/2017
CONDITIONAL USE PERMIT CHECKLIST (CUP Items 1-6)
1. Project Narrative providing a thorough description of what uses are being proposed and
how they will function on the site and including detailed responses to the following:
a. Response to the requirement that requires that the site for the proposed use is
adequate in size and topography to accommodate such use, and all yards,
spaces walls and fences, parking loading and landscaping are adequate to
property relate such use with the land and uses in the vicinity;
b. Response to the requirement that the proposed use will have not materials
adverse effect upon the abutting property. Persons objecting to the
recommendations of review bodies carry the burden of proof; and
c. Response to the requirement of any special conditions of approval necessary to
protect the public health, safety and general welfare.
SEE APPLICATION PACKET ITEM 5 - PROJECT NARRATIVE
2. Location/vicinity map, including area within one-half mile of the site. SEE SP-0.1 COVER
PAGE
3. Site plan with north arrow showing property dimensions, location of buildings, parking,
driveways, off street loading, landscaping, location of utilities, access, pedestrian
facilities, and use location. Suggested scale of 1 inch to 20 feet, but not less than 1 inch
to 100 feet. SEE ARCHITECTURAL AND CIVIL DRAWINGS
4. Floor plans showing floor layout including square footage and proposed use for each
room and area within the building. Suggested scale of ¼ to one foot. SEE
ARCHITECTURAL DRAWINGS
5. For alcohol production sales and serving and gaming uses the floor plan shall show
complete floor layout of restaurant with production/manufacturing/kitchen uses, gaming
area and restaurant serving areas (seating) by location and square footage. N/A
6. Parking calculations for all uses, including detailed calculations of deductions, if
proposed. SEE ARCHITECTURAL DRAWINGS
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Project Narrative Co-op West Main Expansion Page | 1
PROJECT NARRATIVE
12/13/2017
Illustration 1 – Perspective View from Northwest Corner
BACKGROUND:
The Community Food Co-op, whose main store is located at 908 West Main, acquired the
adjoining property, 920 West Main, in 2014. The Co-op is planning to expand their
current W. Main Store onto this property, allowing the Co-op to consolidate most of their
operations onto this site. In association with the addition, limited renovations are planned
occur in the existing building.
No renovations are planned at the existing building located at 901 W. Babcock (aka: the
clubhouse), also owned by the Co-op.
Planned site work for this project includes the following: 16 new parking spaces and
associated parking lot work, new dumpster enclosure, loading dock, and landscaping.
The Community Food Co-op West Main property is in the B2M Zoning District. Block
frontage on all four sides is designated as Mixed. The Community Plan Future Land Use
Designation is Community Commercial Mixed Use. The property is in the Neighborhood
Conservation Overly District and the boundaries of the Cooper Park Neighborhood
Association.
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Project Narrative Co-op West Main Expansion Page | 2
EXISTING & PROPOSED USES:
The zoning use of the existing Co-op W. Main Store is classified as Retail with Office and
Restaurant (a small café) areas as accessory uses. The existing building located at 901
West Babcock currently houses Office uses. Per UDC Table 38.10.020, Retail, Office,
and Restaurant are approved primary uses in the B2M Zoning district.
Use classifications at the existing W Main Store will remain as existing. A portion of the
existing grocery warehousing area (Retail classification) will be renovated to function as a
grocery pick-up facility (also retail classification). At this portion of the building, customers
will pick up pre-assembled boxes of groceries, ordered and purchased on line.
The proposed addition to the West Main Store will house approximately 900sf of new
retail area and a production kitchen on Level 1. Also on Level 1 is a receiving and
warehousing area that serves both the retail area and the production kitchen. Level 2 will
house offices. The production kitchen is classified as a Food Processing Facility, a
Conditionally Permitted Use is the B2M Zoning District per UDC Table 38.10.020. A
Conditional Use Permit is requested as part of this application.
Most offices located at the 901 W. Babcock building will move to the new addition and
this building will primarily be used for storage.
CONDITIONAL USE PERMIT CRITERIA:
The proposed production kitchen is classified as a Food Processing Facility, a
Conditionally Permitted Use in the B2M Zoning District per UDC Table 38.10.020. The
Co-op currently operates a similar facility at 711 West Main Street, also located in the
B2M zoning district. The proposed new facility will replace the current facility.
As proposed, the production kitchen includes areas for bread baking, pastry baking, meal
preparation and cooking, meat cutting, and food packaging as well as areas for support
functions such as dishwashing and storage. The facility will produce bread, pastries, and
prepared foods for sale at the existing Co-op Main Store and the Co-op’s satellite store,
the Co-op Downtown. It is anticipated that the facility could serve up to two future Co-op
satellite store locations (anticipated to be similar in size and character to the Co-op
Downtown).
The use intensity of the existing Co-op Main Store is similar to that of the proposed
production kitchen, the hours of use and delivery truck traffic will remain generally
consistent. The production kitchen is planned to operate from approximately 5:00am to
10:00pm daily; the existing Main Store currently operates on this same schedule. It is
anticipated that the production kitchen will add approximately 18 employees to the site
during the maximum shift, 6:00am to 1:00pm.
Most trucks that will deliver product to the production kitchen currently deliver to the Co-
op Main Store; the production kitchen is anticipated to add only 1-2 semi-truck deliveries
per week and 1-2 box truck or smaller deliveries per day. Twice daily a truck will pick-up
product from the production kitchen to deliver to the Co-op’s satellite store, the Co-op
Downtown. If, in the future, two additional satellite stores were to be served by the
production kitchen, the number of pick-ups could increase by 2-4 daily. The building is
currently served by the Bozeman Solid Waste Division on an every other day schedule.
Additional dumpsters will address additional solid waste demand, while maintaining the
current pick up schedule.
The project is immediately adjacent to Main Street and, as such, there is substantial
street noise at the site during most hours of the day. Proposed exhaust hoods and other
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Project Narrative Co-op West Main Expansion Page | 3
mechanical items are on the roof and are not anticipated to increase noise levels at the
site.
The proposed site is adequate in size and topography to accommodate the proposed use
as shown on the site plan documents. Because it is adjacent to West Main Street, the
proposed facility will have good access to transportation routes without disruption to
adjoining properties.
PARKING:
The existing parking lot contains 62 parking spaces. The proposed Site Plan includes
the addition of 16 parking spaces resulting in a total of 78 parking spaces.
The Minimum Required Parking calculation, based on gross floor areas and UDC Table
38.25.040-7, shows that a minimum of 69 parking spaces are required for the proposed
building and uses. The Maximum Allowed Parking Calculation, based on gross floor
areas minus areas listed in UDC 38.25.010.1.a (1)-(9) and UDC Table 38.25.040-3,
shows that 107 parking spaces are allowed for the proposed building and uses.
Per requirements of the B2M zoning district, parking to accommodate 33 bikes is
required. There are bike racks accommodating 58 bikes existing on the site.
LOADING BERTH:
Per UDC Section 38.23.140.A, an off-street loading berth is required for the proposed
building and uses.
A primary goal of the Community Food Co-op Expansion Project is to provide a safer
parking lot for motorists, pedestrians, and customers. Currently, support activities such as
food delivery, storage, garbage, and recycling pickup occur in the main access route
directly adjacent to the primary store entrance. This arrangement results in a congested
and unsafe condition where delivery trucks, passenger vehicles, pedestrians and
bicyclists are navigating the same 24‘ drive aisle. Any on-site delivery, without utilizing
adjacent public streets, does not alleviate this condition.
The proposed Site Plan depicts a service area that meets UDC off-street loading birth
requirements dock on the west side on the property. Because backing into the property is
not permitted, semi-trucks making deliveries will not use the off-street loading berth; semi-
trucks will be unloaded while parked adjacent to the property on 10th Avenue. It is
requested that a loading zone, with no parking allowed, be created on 10th Avenue as
indicated on the Site Plan.
The proposed service area access drive will utilize the existing access located off South
10th Ave, which is 80’ from the intersection of 10th Ave and Main Street. This distance
does not meet the UDC section 38.24.090 which requires 150’ as the minimum distance
of an access located on a local street from an intersection. A ‘modification of property
access standard’ is requested. Please see the following civil engineer’s report describing
how the proposed design meet the criteria of UDC section 38.24.090.H.3.a-f.
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Illustration 2 – Perspective View from Southwest Corner showing loading berth.
BLOCK FRONTAGE:
All four sides of the block occupied by the Community Food Co-op West Main property
are identified as ‘Mixed’ per UDC Figure 38.44.010. The new addition has frontage on
W. Main Street and 10th Avenue. On Main Street, the new addition, like the existing
building will be placed at the sidewalk edge, 1’-3” min. from the property line. Per UDC
Section 38.44.010,E,2,c, this building placement is allowed on streets designated as
‘Mixed’ if the building meets the standards for ‘Storefront’ frontage.
Building Entrances:
- Requirement per UDC Section 38.44.010,E,1,c: Must face the street. For
corner buildings, entrances may face the street corner.
- Proposed Building: An existing entry faces Main Street at the north-east
corner of the building.
- No Departure Required.
Façade Transparency:
- Requirement per UDC Section 38.44.010,E,1,c: Transparency at 60% of the
building façade.
- Proposed Addition: Transparency at 49% of the new façade fronting West
Main Street
- Departure Requested; please see Departure Narrative for further discussion.
Weather Protection:
- Requirement per UDC Section 38.44.010,E,1,c: Weather Protection at 60%
of the building façade.
- Proposed Addition: Weather Protection at 60% of the new façade fronting
West Main Street
- No Departure Required.
Parking & Driveways:
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Project Narrative Co-op West Main Expansion Page | 5
- Requirement per UDC Section 38.44.010,E,1,c: New surface and structured
parking areas (ground floor) shall be placed to the side or rear of structures
and are limited to 60' of street frontage.
- Proposed Site Plan: No parking is located on the portion of the property
facing W. Main Street
- No Departure Required.
Sidewalk Width:
- Requirement per UDC Section 38.44.010,E,1,c: 12 feet minimum between
curb edge and storefront.
- Proposed Site Plan: 11’-8” – 14’-0” foot sidewalk proposed.
- No Departure Required.
On 10th Avenue, the new addition placed 5’-6” back from the edge of the sidewalk at
grade, the second floor will project 2’-3” beyond the Level 1 face of building. Per UDC
Section 38.44.010,E,2,c, this building placement is allowed on streets designated as
‘Mixed’ if the building meets the standards for ‘Storefront’ frontage. Because the building
is not placed directly adjacent to the sidewalk, the standards are modified per UDC
Section 38.44.010,E,2,c.
Building Entrances:
- Requirement per UDC Section 38.44.010,E,2,c: Building entrances shall be
visible and directly accessible from the street.
- Proposed Addition: A new entry faces 10th Avenue.
- No Departure Required.
Façade Transparency:
- Requirement per UDC Section 38.44.010,E,2,c: Buildings designed with non-
residential uses on the ground floor within 10' of sidewalk, at least 40% of the
ground floor between 4'-8' above the ground level surface
- Proposed Addition: Transparency at 42% of the new façade fronting West
Main Street.
- No Departure Required.
Weather Protection:
- Requirement per UDC Section 38.44.010,E,2,c: provide weather protection at
least 3' deep over primary business and residential entries.
- Proposed Addition: No primary business or residential entries exist on this
façade; no weather protection provided.
- No Departure Required.
Parking & Driveways:
- Requirement per UDC Section 38.44.010,E,2,c: New surface and structured
parking areas (ground floor) shall be placed to the side or rear of structures
and are limited to no more than 50% of the street frontage. Provide a 10'
minimum buffer of landscaping between the street and off-street parking
areas meeting the performance standards of Article 26 of this chapter.
- Proposed Site Plan: Existing and new parking and driveways account for
42% of street frontage on 10th Avenue.
- No Departure Required.
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Sidewalk Width:
- Requirement per UDC Section 38.44.010,E,2,c: 6' minimum sidewalks are
required adjacent to arterial streets and public parks and 5' minimum width in
other areas.
- Proposed Site Plan: 10’-4” minimum width sidewalk proposed.
- No Departure Required.
STREET VISION TRIANGLE:
Per UDC 38.324.100, at corner lots on arterial streets in all districts, no fence, wall or planting in
excess of 30 inches above the street centerline grade shall be permitted within a triangular area
defined as follows: beginning at the intersection of the projected curb lines of the two
intersection streets, thence 50 feet along one curb line, thence diagonally to the point 50 feet
from the point of beginning on the other curb lines, then to the point of beginning.
The UDC vision triangle requirements require the building be set back a minimum of 20’ from
10th Avenue at the corner of 10th Avenue and Main Street. This requirement is not conducive to
the building forms described in UDC section 38.44.010 (38.500 UDC update), which allow
reduced setbacks to encourage that buildings create a ‘street wall’.
We request that the project be allowed to use the Montana Department of Transportation vision
triangle requirements. These requirements consider site specific information and traffic speeds
and are appropriate considering Main Street is a State highway. The proposed street vision
triangle, shown on the plans, has been approved by the Montana Department of Transportation.
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Vicinity Map Co-op West Main Expansion
DEPARTURE NARRATIVE
12/13/2017
DEPARTURE 1: STOREFRONT BLOCK FRONTAGE FAÇADE TRANSPARENCY
Façade Transparency:
- Requirement per UDC Section 38.44.010,E,1,c: Transparency at 60% of the
building façade.
- Proposed Addition: Transparency at 49% of the new façade fronting West
Main Street
- Departure Criteria: UDC Section 38.44.010,E,1,d(2) “Façade
transparency: The proposed alternative design treatment of façade area
between ground level windows provides visual interest to the pedestrian
and mitigates impacts of any blank wall areas. No less than 40 percent of
the façade between 30 inches and ten feet above the sidewalk may be
approved with a departure.”
Design Justification:
The proposed alternative design treatment of the façade area between ground
level windows will provide visual interest to the pedestrian.
- At column locations between windows, oversized glu-laminated columns will
be exposed to the exterior between windows. See Illustration 1 in Project
Narrative.
- At wall areas below windows and directly adjacent to windows, ¼” black
corrugated metal will be installed in-plane with the windows such that it reads
as an extension of the window area. See Illustrations 1 & 3.
- At areas of solid wall, full dimension 2x lumber will be stacked in a manner
that is similar to historic granaries in the Gallatin Valley. See Illustration 3.
- Landscaping will be used to further mitigate blank walls. See Illustration 3.
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Departure Narrative Co-op West Main Expansion Page | 1
Illustration 3 – Perspective View from at North at transition between existing building and addition.
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