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A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) 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 signature(s) below, the applicant(s) and property owner(s) 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 the City of Bozeman shall be in conformance with the requirements of 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 certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation 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 Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
MICHAEL NOLI Digitally signed by MICHAEL NOLI
Date: 2019.02.08 10:36:14 -06'00'
Michael Noli
CUP
Conditional Use Permit Required Materials CUP Page 1 of 2 Revision Date 1-8-19 Required Forms: A1, N1, SP and SP1 (if new construction) Other Requirement Forms: PLS
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 N1 and materials APPLICATION FEE Base fee $1,594 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 no material 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.
Conditional Use Permit Required Materials CUP Page 2 of 2 Revision Date 1-8-19 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
SP
Site Plan Required Materials SP Page 1 of 1 Revision Date 1-8-19
Required Forms: A1, SP1, N1 Recommended Forms: Presentation of submitted plans and specifications
SITE PLAN REQUIRED MATERIALS
APPLICATION SETS
2 total sets of application documents that include a copy of each item listed 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 required items listed on the site plan checklist form SP1.
If demolition, checklist items in form DEM
Standard sizes and number of
plan sets required:
2 sets that include full size
24 x 36 inch plans
1 set 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 (See PLS Form)**
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 N1 and materials.
APPLICATION FEE
Base fee $2,278
If includes dwellings
add: $118 per dwelling unit
If includes
nonresidential uses add:
$542 per 1000 square feet of nonresidential gross building
area up to 30,000 square feet.
$255 per 1000 square feet of non residential gross building
area over initial 30,000 square feet unless proposed
building is four or more stories.
If the proposed building is four or more stories in height,
use $102 per 1000 square feet of nonresidential gross
building area over initial 30,000 square feet.
If deviation add: $234 per deviation
Application types and fees are cumulative.
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
SP1
SITE PLAN CHECKLIST
SITE PLAN REQUIREMENTS
ALL INFORMATION AND ITEMS BELOW MUST BE ON SITE PLAN SHEETS AND NOT PRESENTED ON SEPARATE ATTACHMENTS EXCEPT 1, 47, 77, 78, 79, 82, 83 AND STORMWATER, SEWER,
WATER AND WETLAND REPORTS, IF PROVIDED.
GENERAL INFORMATION
1. Project narrative describing the project type, proposed use scope, size (dwellings, building size(s), building height(s), number of
buildings, number of total parking spaces) intent, and phasing, if applicable. The narrative must include a response to the City’s
conceptual review comments.
2. Name of project/development.
3. Name and mailing address of developer and owner.
4. Name and mailing address of engineer, architect, landscape architect, planner, etc.
5. Location of project/development by street address/legal description.
6. Location/vicinity map, including area within one-half mile of the site.
7. A construction route map showing how materials and heavy equipment will travel to and from the site.
8. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures.
b. Driveway circulation and parking areas.
c. Landscaped areas.
d. Private open space, provide boundary/ies and dimensions of each space provided (if residential requirement) on plans or
separate exhibit. Provide a summary total types of dwelling units and total open space required and provided.
e. City Parks.
f. Other public lands (school sites, public access greenway corridors, trail corridors).
SITE PLAN GENERAL
9. Boundary line of property with dimensions.
10. Date of plan preparation and changes.
11. North point indicator.
12. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet.
13. Parcel size(s) in gross acres and square feet.
14. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use.
15. Total number (with number of bedrooms), type and density per type of dwellings, 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 38.700.130 BMC.
Site Plan Checklist SP1 Page 1 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
SITE PLAN DETAILS
THE LOCATION, IDENTIFICATION AND DIMENSIONS OF THE FOLLOWING EXISTING AND
PROPOSED DATA, ONSITE AND TO A DISTANCE OF 100 FEET (200 FEET FOR PUD’S) OUTSIDE THE SITE BOUNDARY, EXCLUSIVE OF PUBLIC RIGHTS-OF-WAY UNLESS OTHERWISE STATED.
16. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
17. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near
the development.
18. Existing zoning within 200 feet of the site.
19. 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 the street.
20. Block frontages.
21. On site streets and rights-of-way. Including curb gutter, sidewalks, and street lights.
22. Ingress and egress points.
23. Traffic flow on site.
24. Traffic flow off site.
25. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking and bicycle rack type
and detail, 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, and total square footage of each.
26. Setbacks, building footprint and any proposed encroachments. Any setback or property line encroachments must be clearly
shown and be noted with encroachment type e.g. awning, weather protection, cantilever, lighting, eave, etc.
27. Utilities and utility rights of way and easements existing and proposed, including:
a. Electric.
b. Natural Gas.
c. Telephone, cable and similar utilities.
d. Water.
e. Sewer (sanitary, treated effluent and storm).
28. Surface water, including:
a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District;
note classification of each feature on plans).
b. Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District,
Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans).
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year
floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis.
d. A floodplain analysis report in compliance with Article.
29. 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 B.M.C. Section 14 storm drainage ordinance and best
management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with
Section 38.410.080 BMC including providing cross sections for each facility.
Site Plan Checklist SP1 Page 2 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
30. 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.
31. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features.
32. Sidewalks, walkways, driveways, crosswalks, loading areas and docks, bikeways, including typical details and
interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict.
33. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts,
including signage and construction details and the applicant’s certification of ADA compliance. A certification block must be
provided on the plan sheets.
34. Fences, walls, railings and handrails, including typical details.
35. Permanent trash enclosure and refuse collection areas, including typical details and elevations.
36. Construction management plan include exterior 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.
37. Curb, asphalt section and drive approach construction details.
38. Location and extent of snow storage areas.
39. Location and extent of street vision triangles extended to center of right of way including adjacent street intersections and
all alley and driveway access points.
40. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter
greater than 2.5 inches, by species.
41. Historic, cultural and archaeological resources, describe and map any designated historic structures or districts,
and archaeological or cultural sites.
42. Major public facilities, including schools, parks, shared use pathways, trails, etc. within a distance of 200 feet.
PARKLAND AND AFFORDABLE HOUSING
43. If residential, provide the required parkland for the development, including calculations per Section 38.420 BMC (Park and
Recreation Requirements) in a table format, see table format in the PLS document.
44. If cash in lieu is proposed, a thorough calculation including the base requirement and any net based upon maximum density,
narrative addressing the findings the City must make to grant cash in lieu, and the appraisal must be provided to make
the request per Section 38.420.030 BMC, unless using city valuation.
45. If parkland is proposed a park plan shall be submitted consistent with Section 38.220.060.A.16 BMC.
46. Source and amount of parkland credit to be used if previously provided. If from a subdivision confirm amount provided and
detailed phase information as required in table format outlined in the PLS document.
47. Describe how the site plan will satisfy any requirements of Section 38.380, BMC (Affordable Housing) which have either been
established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a
site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to the
section’s compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable.
If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 8.
48. If affordable housing is provided, or cash in lieu is proposed use form AH.
Site Plan Checklist SP1 Page 3 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 4 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
LIGHTING DETAILS
49. 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.
50. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric
information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to
specifically analyze the light output underneath the drip line of the fuel canopy.
51. 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 38.570 BMC and be located
on the lighting plan sheets.
BUILDING DESIGN AND SIGNAGE
52. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches.
Show open stairways, exterior lighting, weather protection, awnings and other projections from exterior building walls.
Building elevations must include proposed exterior building materials, windows and doors including a color and material
palette for all proposed features keyed to the building elevations.
53. Provide transparency calculations for any elevation that faces a street and is a block frontage. Provide minimum and maximum
height of transparency from grade. Provide area of transparency and percentage in relation to total facade.
54. Provide elevations and details of all ground mounted and rooftop mechanical screening.
55. Floorplans that include all floors and roof plan. Annotate/designate uses for all rooms and areas. Seating/serving area
layout required for all restaurants.
56. 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 38.560 BMC (Signs). A sign permit must be obtained from the Building Division prior to
erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts.
LANDSCAPE PLAN
A SEPARATE LANDSCAPE PLAN SHALL BE SUBMITTED AS PART OF THE SITE PLAN
APPLICATION UNLESS THE REQUIRED LANDSCAPE INFORMATION CAN BE INCLUDED IN A
CLEAR AND UNCLUTTERED MANNER ON A SITE PLAN WITH A SCALE WHERE ONE INCH EQUALS 20 FEET. ALL INFORMATION MUST BE ON PLAN SHEETS.
57. Project name, street address, and lot and block description.
58. 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.
59. Location of existing boundary lines and dimensions of the lot.
60. Existing and proposed grade that complies with maximum allowable slope and grade.
61. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain;
the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys,
utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot.
62. Location of all pavement, curbs, sidewalks and gutters.
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 5 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
63. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed
landscaping and seeding as required by Section 38.410.080.H BMC.
64. Location and extent of snow storage areas.
65. Location and extent of street vision triangles, extended to the center of right of way.
66. 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.
67. Size of planting at the time of installation and at maturity.
68. 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 landscape area to be provided internal to parking areas and the number and
location of required off-street parking and loading spaces.
69. Street frontage landscaping, including boulevard details and tree grate details as applicable based upon block frontage.
70. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance
with watercourse setback planting plan requirements per Section 38.410.100.A.2.F BMC unless previously provided during
subdivision review.
71. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours).
72. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction.
73. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features.
74. 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.
75. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan.
76. Tabulation of performance points earned by the plan per Section 38.550.060 BMC.
STREETS AND TRAFFIC
77. Traffic study. Street, traffic, and access information required in Section 38.220.060.A.12 BMC or that the requirement
is waived in writing by the Engineering Division prior to application submittal.
WATER AND WATER RIGHTS
78. 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.
79. If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit
or exemption.
DEVIATIONS
80. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site
requirements such as yards/setbacks, lot coverage, parking or other applicable standards.
81. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to
building construction such as height, second story additions, or other applicable standards.
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 6 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
82. For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided stating which Section(s)
of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following:
a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined
in Section 38.340.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character
of the community.
If more than one deviation, a response to the criteria shall be provided for each deviation.
DEPARTURES
83. 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.
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
February 12, 2019
Adjoining Property Owners List for the
West Bozeman ASC & MOB
Adjoiners (Not Contiguous):
1. MOUNT BALDY CONDOMINIUMS, LLC
1443 PLEASANT LAKE RD
ANNAPOLIS, MO 21409
2. WEPPLER, LANCE L AND REBECCA CRENER
12844 PROTNELL RD
BOZEMAN, MT 59718-7362
3. CITY OF BOZEMAN
PO BOX 1230
BOZEMAN, MT 59771
4. FIRST SECURITY BANK
PO BOX 910 COS PARCEL
BOZEMAN, MT 59771-0910
5. JC BILLON AUTO PLAZA PROPERTY OWNER ASSOCIATION, INC
270 AUTOMOTIVE AVE.
BOZEMAN, MT 59718
6. MAJOR BRANDS DISTRIBUTING CO INC
PO BOX 6000
BUTTE, MT 59702-6000
7. WALLACE, ROBERT H AND MARRY M
4801 ALPHA DR
BOZEMAN, MT 59718-9272
8. PHASE 2 LLC
10813 LOCKMEADE CT
GREAT FALLS, VA 22066
9. SEVEN OX SEVEN LLC
2149 DURSTON RD #31
BOZEMAN, MT 59718-27040
February 12, 2019
10. PARK STREET HOLDINGS LLC
600 S MAIN ST
BUTTE, MT 59701-2534
11. SONNICHSEN, MATTHEW S. AND JENIFER S.
4818 GOLDEN GATE AVE
BOZEMAN, MT 59718-9273
12. GOLDEN GATE PROPERTIES LLC
2149 W DURSTON RD #31
BOZEMAN, MT 59718
WR
Wetland Review Application WR Page 1 of 1 Revision Date 4-20-17 Required Forms: A1 Recommended Forms: Required Forms:
WETLAND REVIEW REQUIRED MATERIALS APPLICATION SETS One set is required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets if the wetland review is independent of another review. If the wetland review is part of another type of application, such as a subdivision or site plan review, provide the number of sets and copies required by the primary application checklist. Complete and signed development review application form A1. Only if independent of another review. Plan sets that include all required items listed on the wetland checklist listed below. Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. STATUTE The following information must be submitted for all activities proposed in or adjacent to regulated wetland areas. Section 38.30 BMC includes the wetlands regulations for the City of Bozeman. The regulations provide specific guidelines and methods to identify whether an area is a wetland and to determine the boundary between wetlands and uplands. The city’s wetlands regulations apply to both wetlands with a direct hydrologic connections to “waters of the U.S.” and to isolated wetlands with no direct connection to a water of the U.S. and that exhibit positive wetland indicators for all three wetland parameters. APPLICATION FEE No fee required WETLAND REVIEW CHECKLIST 1. A description of the proposed activity. 2. A description of why avoidance and less damaging alternatives have been rejected, if applicable. 3. Wetland delineation report complying with the requirements of Section 38.30 BMC. 3. A site plan which shows the delineated wetland boundary, the property boundary, all existing and proposed structures, streets and hardscape including sidewalks and pathways, watercourses and drainage ways on and within 100 feet of the property. Include the date of preparation and any revisions and north point indicator. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. The wetland boundary must be keyed to a wetland delineation report. 4. The exact locations and specifications for all proposed regulated activities and the direct and indirect impact of such activities. 5. The source, type and method of transport and disposal of any fill materials to be used, and certification that he placement of fill material will not violate any applicable state or federal statutes and regulations. 6. Copies of any Section 404 wetland permits submitted or already obtained for the site. 7. Any historical information regarding wetland permitting or mitigation on the site. 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
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 1
Owner: Joint venture between Bozeman Health (Property Owner) and United Surgical Partners
International (USPI)
Architect/Engineer: CTA, Inc.
411 East Main St., Suite 101, Bozeman, MT 59715
Project Location: West Bozeman, S Cottonwood & Huffine
5031 S Cottonwood Rd., Bozeman, MT 59718
CTA responses to City’s March Comments are in red text from 4/23/19, and CTA’s responses to
City’s May Comments are in purple text from 6/3/19
Forms & Applications:
CUP Conditional Use Permit Required Materials Form
1. A1 application form completed and included
2. CUP checklist items included
3. Project is new construction, forms SP & SP1 included
4. N1 form included
5. Application base fee of $1,594
6. CUP is being applied for due to proposed building height
a. Three stories are need to fit the approximately 63,000sf building on the three
aggregated lots and allow for setbacks/easements, parking, snow, storm, and
other site amenities.
b. The building is three stories to accent the high visibility corner with a larger
building to respond to the scale of the intersection. The taller building is pushed
to the northeast corner of the site to accent the street corner vs. located more
centrally in the site with more access to parking.
c. Residential buildings further west on Huffine in the Loyal Garden’s subdivision are
three stories and separated from this site with a park and creek. This proposed
building and site will help buffer the residential area from the busy intersection
and commercial properties. Town Pump visibility from Huffine is minimally
affected due to building setbacks and easements, and a three story building does
not affect visibility more as compared to a two story building.
d. First floor of the proposed building is 15’-4” to allow for system clearance above
the Operating Rooms on 1st floor, and to give the building a prominent scale on 1st
floor. Upper two floors are 14’ each since they do not require as much ceiling
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clearance and better relates to an office space scale. These story heights push the
building height above the maximum 38’ without a CUP.
e. Allowable building height with a CUP= 38’ x 1.3 = 49.4’ max allowable building
height with CUP. (15’-4” 1st flr) + (14’ 2nd flr) + (14’ 3rd flr) = top of proposed roof
is 43’-4” above grade. Refer to North Elevation 1 on Sheet A200S in the drawing
set showing building heights
7. The project use is an Ambulatory Surgery suite for outpatient surgeries, with the rest of
the building medical office space. Most of 2nd and 3rd floors are shelled for now while
Tenants are acquired.
a. With aggregating lots 1, 2, & 3, the site is adequate for this building, use, parking,
storm, generator/dumpster yard, landscaping, yards, screen walls, and other site
amenities. Topography gently slopes to the north.
b. The use will not have material adverse effect upon abutting property. The design
is being submitted to the Loyal Garden Design Review Board per the subdivisions
covenants.
c. The project is designed to protect the public health, safety & general welfare
8. No alcohol production sales , serving, gaming, nor kitchen are included in this project
A1 Development Review Application
1. Building 1st floor foot print is 21,411sf + 2nd floor 20,484sf = 3rd floor 21,023sf = total
building area of 62,918sf
2. A Site Plan and CUP are being submitted. CUP is submitted for proposed 43’-4” building
height. A CONR has previously been submitted for this project.
3. Parking calculations are shown on the drawing cover page
4. Project is not in an overlay district, not in an Urban Renewal District, and does not contain
residential units
SP Form
1. Application sets are being submitted per CUP form
2. N1 form completed and included
3. DEM form not included. Project includes demolition of an existing metal building
warehouse, but form DEM lists required in Neighborhood Conservation Overlay District
and Entryway Corridor Overlay District – which this project is not located in. Neither
NCOA or CCOA are being applied for. The existing metal building is to be removed,
foundations and paving demolished, and to re reclaimed per the new site plan design.
4. Application Fee is calculated below, no dwelling units included, building is 3 stories:
a. $542 x 30 for initial 30,000sf = $16,260
b. $255 x 32.918 for additional 32,918sf = $8,394.09
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c. No Deviations (although (1) departure)
d. CUP base fee = $1,594
e. Total for both SP & CUP = $26,248.09
SP1 Site Plan Checklist
1. General Information – Project narrative includes City CONR review comments/responses.
Project to be one phase, with future tenant improvements on 2nd & 3rd stories.
14. FAR expressed as ratio on cover.
15. No dwelling units, beds, nor overnight patient say are included in this use.
19. Huffine Line width, curb, gutter, sidewalk, drive approaches, intersections and street
lighting shown on C100.
25. Parking facilities including bicycle rack called out on C100
26. Setback and encroachments shown and called out on C100 and L101.
28. Setback zone extents show on C100 and L101.
28.d. The existing plat calls out a flood plain for the culvert under Huffine Ln. This project
does not affect that flood plain. CTA has not found any jurisdictions that acknowledge this as
a flood plain.
29. Revised grading and drainage plan and cross sections shown on C200 C201 and C207.
31. No significant rock outcroppings or significant topographic features exist on the site
36. Construction management plan attached in Appendix. Spoils to be promptly removed
from site legally. Staging to take over most of the site – except within wetlands setbacks.
Staging to be phased to take over paved areas for phase 2 staging once paved, and then pave
the phase 1 staging area. 40yd roll off dumpsters to be provided for each phase within
construction fencing.
38. Location and extent of snow storage shown and called out on C100 and L101.
39. Location and extent of street vision triangles shown and called out on C100 and L101.
41. No historic, cultural, nor archaeological resources are known to exist on the site.
43. Parkland and Affordable Housing Not Applicable, project is not residential
49. Lighting plan and fixture cut sheets provided in full size drawings.
52. Revised 4-22-19: Exterior lighting on the building is added to building exterior elevations,
is shown on photometric plan E101S, and cut sheets shown on sheet E103S. Pole mounted
site lighting is included in Electrical Drawings. Gas and water meters are to the west end of
the north façade, and screened with landscaping. Electrical meter to be on the inside of the
generator/dumpster CMU screen walls, and not visible from the streets. Screening and meter
locations called out on L302.
53. Response added 2-19-19: Transparency percentage in relation to total façade added to
exterior elevation drawings.
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56. Response added 2-19-19: This was requested in intake corrections list, Owner is
providing all exterior building signage. Original CUP/Site Plan narrative text: All Building
exterior signage not included in this project, nor applied for in this submittal. All new exterior
signage will be handled via separate designer and separate City submittal.
61. Response added 2-19-19: Zone 1 & 2 are called out on L101.
70. Response added 2-19-19: Zone 1 & 2 are called out on L101.
72. Response added 2-19-19: Protection of existing healthy trees called on in L101 note 1.
74. Response added 2-19-19: Irrigation methods and total estimated water consumption
are including in L101 note 8 and on L301 landscape legend.
75. Response added 2-19-19: Irrigation areas and irrigation system design plan is to be a
performance design. Contractor to finalized design per notes called out on L101 note 8 and
on L301 landscape legend.
77. A TIS is included in the appendix
78. Response revised 4-23-19: Brian Heaston sent Ted Conover the email below regarding
the proposed building water usage being within the existing subdivision water allocation –
and no CIL of Water Rights required for this project.
From: Brian Heaston <bheaston@BOZEMAN.NET>
Sent: Tuesday, April 16, 2019 3:12 PM
To: Ted Conover <tedc@ctagroup.com>
Subject: RE: CILWR for West Bzn ASC/MOB @ Cottonwood & Huffine
Hi Ted – At long last replying to this message with the CILWR determination for West Bozeman
ASC/MOB. CILWR were provided when Loyal Garden Ph 1 was platted. The original fee calculation sheet
is attached along with the zoning map representing zoning at loyal garden when it was paid.
The ASC/MOB project rests upon the entirety what was R-O zoned land when Phase 1 was platted.
CILWR are required when the anticipated annual water demand is 1 acre-foot or more beyond the
demand for which CILWR were already provided. This places the threshold for payment of CILWR at 6.43
AF + 1 AF = 7.43 AF.
A detailed CILWR analysis was conducted for MOB 5 at BDH. That building anticipated demand was 6
AF/yr. It’s as comparable a facility as we have in the City, so I’m using it as a comp. Because the
threshold for payment of CILWR for West Bzn ASC/MOB is above the anticipated demand for the bldg (6
AF/yr), no additional CILWR are required for the project.
If you have any questions let me know. Please provide this email to Planning as confirmation that the
CILWR code provision is satisfied.
Best,
Brian
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83. One departure is being requested for >50% parking on the Cottonwood Frontage. A
narrative is included for this departure
WR Wetland Review Required Materials
1. Plan sets are included per CUP form requirements
2. A Wetlands Report is included in the appendix. Wetland areas are shown on the survey
Project Summary
This project consists of a new Ambulatory Surgery Center and Medical Office Building located at southwest
corner of Huffine Ln & S. Cottonwood Rd in west Bozeman. United Surgical Partners International (USPI)
has partnered with Bozeman Health (BH) as the Owner of this project. Bozeman Health owns the land
used for this building site. Proposed building is total of 60,000sf on (3) stories, with separate medical
office tenant spaces including an Ambulatory Surgery Center (ASC) on east end of 1st floor. The ASC is an
outpatient surgery center with no overnight stays in the building, nor does the building provide emergency
services. The use of the building is Medical Office Building, and classified as Business occupancy per IBC
2012. Building site/core/shell will be completed in one phase planned to start construction in late Spring
of 2019 with future tenant improvements following.
- Geotechnical Report completed by Allied Engineering - is attached
- Traffic Impact Study (TIS) completed by Sanderson Stewart - is attached
- Wetlands Delineation completed by Hyalite Environmental, LLP - is attached
- Site Survey completed by CTA, Inc. - included with Drawings
- The project is also under review of the Loyal Garden Design Review Board
Existing Conditions
The existing site contains a metal building on Lot 1 used as a roofing supply warehouse, and being
demolished. This building, foundation, parking, fencing, and other site features to be demolished to allow
for the new building and site layout. Existing Lots 2 & 3 are vacant. There are existing pathways along
Cottonwood and Huffine to facilitate pedestrian traffic. The pathway along Huffine includes a wooden
bridge over Baxter Creek to provide a connection to the pathway, west of the site. A paved access drive
between Lots 2 & 3 with a right-in, right-out only off of Cottonwood, provides access to Winnow Circle.
Topographic Survey
CTA Architects Engineers completed a topographic survey of Lots 1-3. Survey is based on City of Bozeman
Datum NAVD88-19.4’. A note is attached to the survey stating the basis of the survey.
Flood Plain
A 100-year flood plain was delineated along Baxter Creek on the Loyal Gardens plat by TD&H, dated April
26, 2007. This information was incorporated into the site plan along with the established setbacks from
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the creek. After review of jurisdictions, this flood plain was not found. It is for the culvert under Huffine,
and the flood plain is not to be modified in this project
Building Codes
This project will be designed for 2012 IBC for the City & 2012 NFPA, 101 LSC for the State DPHHS.
2012 IBC: Occupancy is Business Group B, and the ASC is a sub-group Ambulatory Care Facilities.
2012 NFPA 101 LSC: New Ambulatory Health Care Occupancy ASC and Business Occupancy MOB with 1hr
separation. Type II(000) Construction
The whole building is to be fire sprinkled and full fire alarm system. Generator to be provided for ASC
tenant areas.
Site
Legal Property Description: Loyal Garden Subdivision Phase 1A, S16, T02 S, R05 E, Blocks 1, 2,&3. Lots 1,
2, & 3 are in the process of being aggregated together for this project due to building placement and
parking needs. Lot aggregation documents are in to the City for signatures, and are included in this
submittal. All three lots are designated B-2 zoning. Property Address 5031 Cottonwood Rd, Bozeman,
MT, 59718.
Site layout is based on aggregating all three lots, and placing the building in the northeast corner to accent
Huffine & Cottonwood intersection, and to place parking on opposite side of the building from Huffine.
This building siting pulls if further away from southern parking, but helps define street frontage. This
project has Gateway frontage on Huffine, and Mixed Block Frontage on Cottonwood, Alpha, and Winnow
Circle. This poses a challenge of not having a rear to the building. Property setbacks and easements push
the building back from property lines and sidewalks. The main entry is facing south for sunlight snow melt
and adjacency to parking for safe patient access. Pedestrian traffic along Huffine is not expected to drive
a main entrance on the north face of the building away from parking. An electrical yard to be located
west of the building to house a generator, CT cans, transformers, meters, and trash dumpster. Electrical
yard to be screened to match architecture of the building and also helps to screen parking from Huffine.
Full cut off site lighting cut sheet has been included in the drawings.
Sewerage System
Wastewater from the building will be treated by the existing off-site wastewater treatment system. No
improvements to the existing off-site wastewater treatment system are proposed and it is assumed that
the treatment facilities have adequate capacity. Wastewater from the building will be collected and
conveyed to an existing gravity sewer main. The wastewater will be conveyed to the existing Loyal
Gardens Subdivision lift station. A meeting was held with the City of Bozeman on July 24, 2018, regarding
sewer capacity for the site. The City determined that the capacity in the Loyal Gardens Subdivision lift
station includes allocation from these three lots. Peak sewage flow of 244 gallons is calculated if all
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fixtures are used at the same time. This is based on estimated future TI fixture counts to be located in
current shelled spaces on 2nd & 3rd floors.
Water
An existing public water main is located along the south side of Huffine Lane, adjacent to the proposed
building. Domestic water and fire service lines will tap into the water main. Sizing of the lines will be
determined per water demands for the building and the fire code.
Storm
Existing Development: Runoff from the southern portion of the site, south of the access drive, flows in a
northwest corner of the lot. Due to the configuration of the lot, the runoff collects to a depth of
approximately 6 inches before over topping and flowing into the existing storm water conveyance system.
The northern portion of the site currently incorporates an existing building, a large paved parking area,
storm water conveyance system and detention pond. Storm water generated by the building and
associated parking area was collected with a series of catch basins and piping to convey the runoff to the
detention pond. A control structure meters the release of the collected storm water into Baxter Creek.
Post Development: Runoff from the southern lot is designed to flow to the west, into a detention pond.
Runoff from the northern portion of the site, is collected in multiple catch basins which flow to a series of
detention ponds. The ponds are linked together with storm water piping to convey the flows toward the
northwest corner of the site. All of the storm water systems including piping will be sized as required by
the City of Bozeman regulations.
The site will be designed and graded to provide positive drainage away from the building and mechanical
yard. The building downspouts will release runoff across the south and north sides of the site. A series of
catch basins located on the south side of the building will collected the runoff. A swale on the north side
of the building will collect the runoff and convey it to the existing detention pond.
Site Circulation
An existing paved access road currently incorporates a right-in/right-out turning movement at
Cottonwood Road. After utilizing a vehicle turning modeling program with a semi-truck and a 53-foot
trailer (WB-67), it was determined that the right-in turn required additional widening. The raised medial
separator will be removed and replaced to allow access for the semi-truck. The intersection will remain a
right-in and right-out. The final design will be in compliance with the City of Bozeman requirements.
Fire Access
The site is configured to accommodate a fire truck including driveway accesses and curb radii.
Site Amenities
Two outdoor seating areas are proposed with this project. A plaza space located at the building corner
near the intersection of Cottonwood Road and Huffine Land will feature outdoor seating, enhanced
pavement, sculpture and planters. The second outdoor seating is at the drop-off area and will consist of
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snow melted sidewalks, seating and waste receptacles. Bicycle parking is provided per city code
requirements and located at access points.
Landscape
The on-site landscape will be designed with regard to the surrounding landscape, street visibility,
gathering areas, snow and storm water, and adjacent wetlands. The areas adjacent to the building and
peripheral roadways will have a more manicured landscaped with trees, planters and lawn. Plantings will
screen the parking areas from the streets. Views from building windows will be maintained by appropriate
height plant material, while providing public interest. Plantings will include more drought tolerant and
native perennials, shrubs, and trees. Weed barrier fabric and rock mulch and are proposed in shrub
planters. Perennial planters will have organic mulch. Large open areas will be lawn to accommodate any
group activities. Moving away from the roadways and building areas, the landscape will transition to a
swath of meadow areas that will encompass storm water and snow storage areas and be planted with
appropriate grass and forbs in amended soils to accommodate proper drainage requirements. Areas
further to the west will transition to natural native grasses. This transitioning provides context, reduces
maintenance requirements (mowing/weeding/watering), and provides pedestrians a diverse landscape
experiences. Areas within the watercourse setback will be planted with appropriate plantings as
designated in the city’s code. Deciduous street trees and lawn area are proposed in the existing lawn
boulevards where none currently exists.
Irrigation
The more manicured landscaping (trees, planters, meadow, and lawn) will have a permanent underground
irrigation system. The water source will be domestic extending from the building and metered. Planters
and tree will be watered using drip irrigation tubing and emitters. Lawn areas will be watered using
‘match-precipitation-rate’ pop-up spray or gear-driven rotors, depending upon size of area. Design of the
system will prevent overspray onto buildings and paved surfaces. The re-vegetated natural native grasses
will not be irrigated except for establishment. The controller will be located internal of the building in a
common maintenance/utility room, connected to a small weather station with wind and rain sensors.
Building Design/Zoning/UDC
First story to be 15’-4” floor to floor with the ORs, with upper stories 14’ floor to floor for medical office
space. Two stretcher size elevators to be provided at the main lobby. A service and utility entrance is
planned for the west end of the building with an adjacent screened mechanical yard. A covered drive up
canopy to be provided at the main public entry. Roofs to be low slope with parapets. The project consists
of a core/shell/site submittal, with future tenant improvements.
Zoning of the site is B-2. UDC Table 38.310.040.B lists Medical Offices as Primary/Special uses in B-2
zoning.
Table 38.320-050:
1. 100% lot coverage
2. 38’ max building height with roof <3:12 pitch.
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3. Note 7-b allows building increase of maximum 30% with approval of CUP. 38’ x 1.3 = 49.4’ max
allowable building height with CUP. Top of roof is 43’-4” above grade, and top of tallest parapet
is 48’ above grade.
4. 38.700.030 Building height defined as distance between grade and parapet wall. 38.350.050.D.2
exempts parapets <4’, elevator & stair penthouses.
Sec. 38.510.030 Block Frontage Standards
Subsection C.3 Departure Criteria states Block frontages facing arterial streets and limited pedestrian
traffic may warrant some flexibility with this standard.
This project has Gateway frontage on Huffine, and Mixed Block Frontage on Cottonwood, Alpha, and
Winnow Circle. The main public/patient entry with canopy over drive up is located on the south of the
building for safe access to patient parking, south facing for snowmelt, and limited pedestrian traffic on
Huffine. A publically accessible vestibule with north covered door is provided at the northeast corner of
the building with direct access to the stairs to upper floors and to the publically accessible plaza with direct
access to the intersection of Huffine and Cottonwood. This vestibule is visible from both Huffine and
Cottonwood.
Façade transparency - Due to setbacks and easements, this non-residential ground floor is >20’ from
sidewalks. Minimum 25% of ground floor to have transparency between 4’ & 8’. Windows are provided
on all habitable stories. 1st floor window sills are 2’-8” above grade, and window heads are 8’-8” above
grade.
Section 38.510.030.A: Block frontage standards
Design Response: For Mixed frontages, ‘Landscape’ block frontage selected. Both table components are
shown below.
Section 38.510.030.C: Landscape block frontages (Cottonwood Rd, Alpha Dr, & Willow Cir.)
Design Response: See Design Response in Table below
Table 38.510.030.G
‘Landscape’ block frontage standards
Design Responses
Element Standard
(⇒ refers to departure opportunities,
see subsection 38.510.030 below)
Design Responses
Ground floor land use See Tables 38.310.030-.040 for
permitted use details
Use is permitted per code.
Building entrances Building entrances must be visible and
directly accessible from the street.⇒
For uses that front on multiple mixed
designated block frontages, an entry
Entries are provided visible and
accessible from these streets
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along both streets is encouraged, but
not required.
Weather protection Provide weather protection at least 3'
deep over primary business and
residential entries.
Min. 3’ overhang is provided at
main entry canopy, and NE corner.
Parking location (see also
38.540
Parking must be placed to the side, rear,
below or above uses. For multi-building
developments, surface and structured
parking areas (ground floor) are limited
to no more than 50% of the street
frontage. ⇒
Private or shared garage entries must
occupy no more than 50% of façade
width.
Provide 10’ minimum buffer of
landscaping between the street and off
street parking areas meeting the
performance standards of division 38.55
of this chapter. ⇒
New parking structures must feature
landscaped setbacks at least 10’ in
width. ⇒
See departure Request Below.
Landscaping (see also 38.550) The area between the street and
building must be landscaped and/or
private porch or patio space.
For setbacks adjacent to buildings with
windows, provide low level landscaping
that maintains views between the
building and the street.
Also provide plant materials that screen
any blank walls and add visual interest
at both the pedestrian scale and
motorist scale. For extended wall areas,
provide for a diversity of plant materials
and textures to maintain visual interest
from a pedestrian scale.
Landscaping complies and
compliments building windows.
Sidewalk width 6’ minimum sidewalks are required
adjacent to arterial streets and public
parks and 5' minimum width in other
areas, except the review authority may
require wider sidewalks in special areas
where called for in adopted plans or
where significant pedestrian traffic is
anticipated.
Sidewalks widths comply.
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*DEPARTURE REQUEST*
Section 38.510.030.D (38.510.030.C.3.c.): Landscape frontage @ Cottonwood Rd.
“Parking location. There must be an acceptable tradeoff in terms of the amount and quality of
storefront area that is integrated with the development and the applicable parking location
departure. Plus, the alternative must include design features to successfully mitigate the visual
impact of additional parking areas along designated landscaped streets.”
This project is located with 4 sides of the property abutting designated Block frontages; Gateway block
frontage to the north along Huffine Ln and Mixed block frontages to the west, south and east to include
Cottonwood Rd. The city has designated a hierarchy of block designations where a property fronts on
multiple streets with Gateway with the highest. The intersection of Huffine Ln and Cottonwood has also
been designated a High Visibility Intersection, requiring the building to be pushed up to the intersection
as close as possible. Because of these designations and because Huffine Ln is the dominant road, the
longest building side is along Huffine Ln and not Cottonwood Rd, leaving more parking frontage than
typical along this remaining street length. To mitigate this, an additional 10’ of landscaping has been
provided along the required 10’ setback of landscaping. Enhanced planting density of 4’ height plants to
screen the parking lot has also been provided along this frontage to soften.
A vestibule has been added to the northeast corner of the building for public entry and with direct
access to the stairs to upper floors. The vestibule door faces north towards Huffine with a 3’ roof
overhang. This vestibule increases storefront area with vision glass between 4’ and 8’ above grade to
37% with a total transparency of the east façade facing Cottonwood of 19%, both above the minimum
requirements. Transparency calculations are shown on the elevation drawings.
Section 38.510.030.D: Mixed block frontages (Cottonwood Rd, Alpha Dr, & Winnow Cir.)
Design Response: See Design Response in Table below
Table 38.510.030.D
‘Mixed’ block frontage standards
Design Responses
Element Standards
(⇒ refers to departure opportunities,
see subsection 38.510.030 below)
Design Responses
Building placement Buildings may be placed up to the
sidewalk edge provided they meet
storefront standards set forth above.
10' minimum front setback for other
buildings, except where greater
setbacks are specified in the district per
division 38.220 ⇒.
Buildings are located as close as
possible to the High Visibility
Intersection outside of easements
(Huffine & Cottonwood)
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Façade transparency Any storefront buildings on theses block
frontages must meet the storefront
block frontage transparency standard
above.
Other 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. ⇒.
Other buildings designed with non-
residential uses on the ground floor
within 20'of the sidewalk, at least 25%
of the ground floor between 4'-8' above
the ground level surface. ⇒.
Residential buildings at least 15% of the
entire façade (all vertical surfaces
generally facing the street) ⇒
Windows must be provided on all
habitable floors of the façade.
Nonresidential building >20’ from
sidewalk with min. 25%
transparency between 4’ & 8’:
Calculations are shown on the
drawing elevations
Section 38.510.030.E: Gateway block frontages (Huffine Ln)
Design Response: See Design Response in Table below
Table 38.510.030.E
‘Gateway’ block frontage standards
Design Responses
Element Standard
(⇒ refers to departure opportunities,
see subsection 38.510.030 below)
Design Responses
Ground floor land use See Tables 38.310.030-.040 for
permitted use details
Use is permitted per code.
Building placement Where allowed in the applicable zoning
district, buildings may be placed up to
the sidewalk edge provided block
frontage standards herein are met
(except where otherwise noted herein).
10' minimum front setback for other
buildings, except where greater
setbacks are specified in the district per
division 38.320. ⇒
See section38.510.030.J for special
design provisions associated with
Buildings are located as close as
possible to the High Visibility
Intersection outside of easements
(Huffine & Cottonwood)
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ground level residential used adjacent
to the sidewalk.
Building entrances Building entrances facing the street are
encouraged. At least one building entry
visible and directly accessible from the
street is required.⇒ Where buildings
are set back from the street, pedestrian
connections are required from the
sidewalk.
Building Entrance vestibule is
provided at the northeast corner
of the building and accented with
an entry roof overhang that wraps
around the building corner. This
entry is connected to the corner
plaza and pedestrian traffic
Façade transparency For storefronts, at least 60% of ground
floor between 30" and 10' above the
sidewalk is required. ⇒
Other buildings designed with non-
residential uses on the ground floor
within 10' of sidewalk, at least 30% of
the ground floor between 4'-8' above
the sidewalk. ⇒
Other buildings, at least 10% of the
entire façade (all vertical surfaces
generally facing the street). ⇒.
Window area that is glazed over or
covered in any manner that obscures
visibility into the storefront space must
not count as transparent window area.
Nonresidential building >20’ from
sidewalk with min. 10%
transparency of entire façade
facing Huffine:
Calculations are shown on drawing
elevations
Weather protection At least 3' deep over primary business
and residential entries.
3’ roof overhang is provided at the
NE corner vestibule entry
Parking location (see also
38.540
There are no parking lot location
restrictions, except that a 10' buffer of
landscaping between the street and off
street parking areas meeting the
performance standards of division
38.550 of this division is required. ⇒
A 10’ min. landscape buffer is
provided.
Landscaping (see also 38.550) The area between the street and
building must be landscaped and/or
private porch or patio space.
For setbacks adjacent to buildings with
windows, provide low level landscaping
that maintains views between the
building and the street.
Also provide plant materials that screen
any blank walls and add visual interest
at both the pedestrian scale and
motorist scale. For extended wall areas,
provide for a diversity of plant materials
Landscaping complies and screens
any blank walls and compliments
building windows.
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 14
and textures to maintain visual interest
from a pedestrian scale.
Sidewalk width Where storefront buildings are
proposed, sidewalks must meet
storefront block frontage standards
above. Otherwise, 6' minimum
sidewalks are required adjacent to
arterial streets and public parks and 5'
minimum width in other areas, except
the review authority may require wider
sidewalks in special areas where called
for in adopted plans or where significant
pedestrian traffic is anticipated.
Sidewalks widths comply.
Section 38.520.060: Usable commercial open space. New developments with non-residential uses must
open space equal to at least two percent of the development envelope.
Design Response: During Concept Review, it was requested and accepted that the usable open space be
calculated excluding the wetland setbacks from the development envelope. The identified usable open
space is located on the L101.
The usable commercial open space provided does not differentiate a ‘pedestrian oriented’ open space
and just uses opens space. The location and amount of the usable commercial open space is comprised of
generally 2 areas; the northeast plaza and the lawn just south of the building footprint. The northeast
plaza consists of decorative pavement, seating and adjacent enhanced landscaping that engages the
pedestrian users to the street intersection. The lawn south of the footprint consists of benches and lawn
to engage pedestrians from the southern vehicular areas. Two benches are at the entrance doors and the
third at the discharge exit. The benches encourage use of the entry plaza and activate the adjacent lawn
areas for pedestrian use. No planters or required setbacks were included in the tabulation for this area.
*DEPARTURE REQUEST*
Section 38.520.070: Location and design of service areas and mechanical equipment.
Design Response: Service areas and mechanical equipment have been located and tucked within the site
away from exterior views with screen walls and additional landscaping. It was determined in Concept
Review that a cover is not required.
Per C.2 of this section: ‘The sides and rear of service enclosures must be screened with landscaping at least
five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening
element and add visual interest..’ The sides and rear of the service enclosure have been screened using
landscaping 5’ wide on the north, south and west. The departure request is for the east side of the
enclosure. The sidewalk services only mechanical and service entrances of the building and serves more
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 15
as a visually portal connection through to Huffine Ln. Pedestrians are encouraged to use the northeast
entrance at the intersection for access into the building.
Section 38.530.040.B: Building massing and articulation - must include a minimum of three of the
following articulation features every 60 feet (maximum) to create a human scaled façade pattern.
Design Response: Three façade articulations are provided in 60’ wall length intervals with: Windows,
doors, entry weather protection roof overhangs, metal siding orientation/color, aluminum panel cladding
at NE corner, 12” parapet height changes, and wall bump outs
Section 38.530.040.E: Maximum façade width.
Design Response: The building’s façade facing Huffine Ln is 182’. Wall bump outs are included with taller
parapets, darker siding with different orientation, and deeper window insets. In addition to these wall
accents, the northeast corner utilizes aluminum panel, storefront, and eyebrow entry roof overhang while
the northwest corner utilizes accent CMU walls with smaller size and varying colors.
Section 38.530.040.F: Roof modulation if needed to qualify as a façade articulation feature in
subsections B, C, and E above.
Design Response: Flat roofs are used, and roof parapets modulate around the building by >1’
Section 38.530.050 Building Details
Design Response:
B. Window Design – windows are provided with a minimum 2” recess into the exterior wall.
C. The intersections at Huffine Ln and Cottonwood is designated as high visibility street corners because
they are where arterial and collector streets intersect. Setbacks and easements push the building more
than 20’ from the street corner, so a corner plaza is provided with accenting the building corner. The
high visibility building corner is articulated with storefront, aluminum panel cladding, entry roof
overhang, parapet offsets, wall bump outs, and a landscape plaza. Plaza elements and seating are
provided in the site plan to accent the corner for pedestrians. CTA sees this meeting UDC requirements,
but let us know if the City sees this as a departure
E. Entries are articulated with roof overhangs and a canopy
Section 38.530.060 Building Materials
Design Response: Exterior wall veneer to consist of burnished faced CMU at 1st story with a mixture of
min. 24 ga. tan and dark metal siding with varying orientation on 2nd & 3rd stories with trimmed edges.
Aluminum panel cladding to be used at NE corner to accent the high visibility corner. Windows to be black
aluminum storefront with spandrel glass at floor levels.
Two air handlers and exhaust fans are to be located on the main roof with screen walls using architectural
language of the building walls. A 6’ tall CMU screen wall to be provided around generator and dumpster
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 16
to the west of the building. This CMU screen wall to match CMU of the building with a metal siding gate
to match building siding.
Section 38.530.070 Blank Wall Treatments
Design Response: Walls are broken up with windows with vision glass.
The exterior facades are intended to comply with the City of Bozeman Requirements and are not
considered Blank Walls per the definitions in UDC 38.530.070. To specifically address the blank wall
criteria, the West Bozeman building facades are broken up into separate smaller walls so as not to be
viewed as blank walls. Facades are broken up into separate walls with windows < 15’. These separate
walls are articulated with changes in material, color, siding orientation, windows, wall bump outs,
parapet height changes >12”, and landscape.
The wall articulations are are critical in that they are utilized to break up façade areas into separate
walls with windows so as not to be blank walls.
The exterior CMU base course of the first floor changes to low maintenance metal panel at the second
floor level. Windows are included in each area of wall on each building façade. Areas of wall that
protrude from the main exterior wall of the building extend slightly above the roof for visual interest and
also have windows. These protruding areas are intended to break up the plane of the exterior wall and
provide visual interest with wall depth as well as color change. These wall areas are fairly large and are
proportionately consistent with the overall scale of the building. Some of these larger areas will have
trees placed in front of them, not to block the view from the windows, but to serve as visual breaks for
the larger scaled wall areas.
Note the provided exterior renderings which show the material changes, color changes, wall height,
window placement, and wall depth variations. All of these design elements are intended to provide
significant visual interest in this building by providing more human scale on a reasonably sized
healthcare facility that will be an aesthetically pleasing, positive addition to the west corridor of
Bozeman.
Section 38.550.E Street frontage landscaping.
Design Response: Street trees are provided along Huffine Ln, Cottonwood Rd, Alpha Dr and Willow Cir.
Because of existing access & utility easements along Huffine the new trees are located outside of any
existing boulevard strips and located on the back side of the existing shared use path. This will provide a
pedestrian-oriented shaded path for traveling pedestrians. On Cottonwood Rd, there is an existing
boulevard strip between the shared use path and the curb. The owner is working with NWE to relocate
the light pole power lines to accommodate tree plantings. Alpha Dr and Willow Cir have existing street
trees.
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 17
Concept Review Questions & Answers
Responses to Concept Review Applicant Questions (paraphrased):
1) Building Height: Does regional commercial and services growth policy land use designation exist for this site
to allow 50% height increase?
This area is designated for Community Commercial Mixed Use. A conditional use permit could be
requested to increase the height to approximately 49’-4” *(30% increase over 38’). Parapet walls extending
no more than four feet above the limiting height of the building are exempt from height limitations (Sec.
38.350.050.D.2.a.)
a. CTA Response – A CUP is being applied for to increase allowable height to 38’x1.3 = 49.4’
2) Sidewalks: do existing asphalt paths along Huffine and Cottonwood satisfy sidewalk requirements?
Yes
3) Sidewalks: Is a sidewalk required along the east side of Winnow Circle or can the parking lot path serve
both purposes?
No, but parking lot can be tied to the sidewalk
4) Does Trail/Park frontage apply to the Loyal Garden open space with trail along west property boundary?
No.
5) May the wetland setback and access easements be netted out of the site area for the commercial open
space requirement ?
Yes – wetland; no – access easements
6) Is cover required for the electric yard screening?
No.
7) Does the proposed design meet high visibility intersection standards?
The current design does not meet high visibility intersection standards. The building is not designed with
any architectural elements responding to the intersection and the plaza area is not incorporated into the
building configuration.
a. CTA Response – The building is redesigned with architectural accent at the corner (different metal
panel cladding, vertical offset parapets, storefront and exterior door on 1st floor with entry ‘eyebrow’ roof
overhang to accent the corner entry, and accented storefront windows above the corner entry. This
eyebrow entry roof overhang at the NE corner also balances out with the entry at the SW corner, with
both of these entry roof overhangs visible from Huffine. Site plan includes a plaza at this NE corner.
CTA does not see this as a departure, but let us know if City Planning does.
8) Street frontage landscaping along Cottonwood where overhead power lines exist. How to accommodate
street trees – ok outside of the ROW but within easement with a 10-foot utility offset?
The proposal is acceptable.
Planning Division Contact; Addi Jadin; ajadin@bozeman.net; 406-582-2261
1. A Site Plan application is required meeting the plan review criteria of Sec. 38.230.100.A.
a. Response: A CUP (for building height increase) and Site Plan are being submitted
2. Applicants shall address and submit a narrative response to all Conceptual Review comments along with the
future Site Plan application.
a. Response: Comments are responded to herein this narrative
3. Lot aggregation/relocation is required where buildings straddle lot lines.
a. Response: Lot aggregation documents have been developed and submitted to the City for signatures
to aggregate Lots 1, 2, & 3 into a single lot. Aggregation documents are included in this sbmittal
4. A physical materials board is not required (materials details may be in the form of printed materials).
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 18
a. Response: Material and color images are provided with this submittal
5. Any departures requested must be identified in the narrative, provide supplemental illustration and require an
additional review fee upon submittal per the Fee Schedule at time of submittal.
a. Response: No Deviations are being applied for.
6. Entries facing frontages should be designed as primary building entrances and meet Sec.
38.530.050.E.Articulated building entries.
a. Response: NE entry has been revised with 3’ roof overhang eyebrow articulation, the
patient entry has a drive up canopy, and the SW corner tenant entry has a vestibule and
roof overhang articulation.
7. See Sec. 38.530.060.C.1 regarding the requirements for CMU as a primary cladding material.
a. Response: CMU is to have a burnished finish, and accent CMU is to be used at North
corners of the building with varying color pattern.
Engineering Division; Anna Russell, Engineer II, arussell@bozeman.net
1. Include the original Traffic Impact Study with the Site Plan Submittal to verify that Building M is in
conformance with the PUD plan.
a. The full Traffic Impact Study is included in Appendix of this CUP submittal
Solid Waste Division; Russ Ward, rward@bozeman.net
1. Must have 50 feet of straight approach to front of enclosure.
a. Response: 50’ straight approach is provided at the dumpster, in line with the parking drive aisle.
Dumpster is to be located west of the building within the screened yard.
2. Need a detailed plan for refuse enclosure.
a. Response: Refuse enclosure is a CMU wall with precast cap to match the building, and has a
metal siding gate swinging 180 degrees. Elevations and details included in Drawing Sheet A300
General Comments:
1. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee program is
contained in Chapter 3.24, Bozeman Municipal Code. Future building permit applications will require payment of
the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact
fee schedule in place at the time of building permit issuance. An estimate can be supplied through our office.
Contact Chris Saunders, Planning and Policy Manger, at 406-582-2267 for further information. This requirement
is paid at building permit issuance.
a. Response: Bozeman Health will pay impact fees prior to issuance of Building Permit
2. The City of Bozeman requires a payment for cash in lieu of water rights for further development of property where
cash in lieu has not been paid. As the property has previously been subdivided there may or may not be
outstanding requirements for this location. The City will recognize any previously provided water rights or cash-in-
lieu for this property as applying towards future development of this site. Contact Brian Heaston, Engineer at 406-
582-2280 for further information. This requirement is paid at plan review with a formal application. An
estimate of required fees and payment is required with plan application submittal.
a. Response: CTA will coordinate with Brian Heaston for if any CIL of Water Rights are due for this project,
and Bozeman Health will pay CIL of Water Rights due prior to City Building Plans Review.
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 19
Note: The comments and advice contained in this DRC and Staff letter are intended to assist the applicant in
preparing the development application based on the limited information submitted as part of the informal plan
submittal. However, further comments and/or recommendations on matters not discussed during the
conceptual plan review may arise based on the information and supplemental data provided with the formal
application and applicable comments provided by local and state agencies.
CR ENGINEERING COMMENTS:
1. As noted in the application narrative, the proposed development will be served by the
Loyal Garden Subdivision Lift Station, the proposed project may not exceed the
original flows allocated with in the design report to the properties under review. The
applicant must provide an estimate of the peak-hour sanitary sewer demand and verify
that the estimated demand does not exceed the flows noted with in the lift station report.
a. Response: Peak sewage flow of 244 gallons is calculated if all fixtures are used
at the same time. This is based on estimated future TI fixture counts to be
located in current shelled spaces on 2nd & 3rd floors.
2. If they do not already exist City standard ten foot public utility easements must be
provided along the property frontages (Alpha Drive, Cottonwood Road, Huffine Lane,
and Winnow Circle) as per Unified Development Code (UDC) Section
38.410.060.B.2.a.
a. Existing utility easements exist, and easements are shown on the Lot
Aggregation Plat. 10’ utility easements are called out alon Winnow Circle,
Alpha Dr, & S Cottonwood Rd. 30’ utility easement along Huffine Ln.
3. The applicant must contact the City Engineering Department (Brian Heaston) for an
analysis of cash-in-lieu (CIL) of water rights for the proposed project. CIL of water
rights must be paid prior to site plan approval.
a. Response: CTA will work with Brian Heaston to verify water demand during
site plan review process, and Bozeman Health will pay CIL of water rights prior
to site plan approval
4. Any trenching within Cottonwood Road and Huffine Lane will require flowable fill the
entire depth of the trench.
a. Response: Flowable fill to be used at those locations if trenching is needed
5. All public infrastructure mains must be located with right-of-way (ROW) or public
utility easement. Easements must be provide by the property owner for any existing or
propose mains not located within existing ROW or easement. The applicant should
contact the City’s Engineering Department (Griffin Nielsen) to receive a copy of the
City’s standard easement.
a. No new public infrastructure mains are included in this project. Existing public
infrastructure mains are within utility easements
6. The applicant must demonstrate that the proposed sanitary sewer service can meet
minimum slope and cover.
a. Response: This has been addressed
7. Water services may not exceed 150 ft, if an extension of the onsite water system is
required the extension must be loop.
a. Response: New water service lines are less than 150’
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 20
8. Water services not utilized by the development must be abandon per the City’s Water
and Sewer Department standards.
a. Response: Existing water line that serves existing building (building is to be
demolished) is to be removed per demo plan note 21 on sheet C002.
9. A stormwater drainage/treatment grading plan and maintenance plan for a system
designed to treat the first 0.5 inch of stormwater for the remove solids, silt, oils, grease,
and other pollutants must be provided to and approved with the site plan application.
The plan must demonstrate adequate site drainage (including sufficient spot
elevations), storm water detention/retention basin details (including basin sizing and
discharge calculations, and discharge structure details), storm water discharge
destination, and a storm water maintenance plan. The approved stormwater
maintenance plan must be incorporated into the Owners Association Documents and
submit a copy prior to site plan approval.
a. Response: This is provided
10. The applicant must verify the season high groundwater elevation and ensure that the
proposed stormwater system will meet or exceed all drainage standards during the
season high.
a. Response: This is verified
11. A grease interceptor, conforming to the latest adopted edition of the Uniform Plumbing
Code shall be installed with any development responsible for food preparation. In
accordance with Municipal Code, on-site maintenance and interceptor service records
shall be kept on a regular basis and made available to the City upon request. The grease
interceptor must be install in a location that will allow for reasonable regular access.
a. Response: No food preparation is to be done in this building, nor on this site.
Building use is medical office building, with no over night stays.
12. If not already filed for the subject site, 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 (SID’s) for the following:
a. Street improvements to Cottonwood Road including paving, curb/gutter, sidewalk,
and storm drainage
b. Street improvements to Huffine Lane including paving, curb/gutter, sidewalk, and
storm drainage
c. Street improvements to Gooch Hill Road including paving, curb/gutter, sidewalk,
and storm drainage
d. Street improvements to Stucky Road including paving, curb/gutter, sidewalk, and
storm drainage
e. Intersection improvements to the Cottonwood Road and Huffine Lane
f. Intersection improvements to the Cottonwood Road and Stucky Road
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. The
applicant must provide a copy of the filed SID waiver prior to site plan approval.
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 21
a. Response: Bozeman health will provide and file these prior to site plan
approval
13. Fire service lines will be required for the proposed project. The applicant must prepare
plans and specifications for any fire service line in accordance with the City’s Fire
Service Line Policy. The plans must be prepared by a Professional Engineer and be
provided to and approved by the City Engineer prior to initiation of construction of the
fire service or fire protection system. The applicant must also provide Professional
Engineering services for construction inspection, post-construction certification and
preparation of mylar record drawings. Fire service plans, and domestic services 4” or
larger, must be a standalone submittal, separate from the site plan submittal. City of
Bozeman applications for service must be completed by the applicant.
a. Response: This will be provided by Applicate for City approval prior to
Building Permit for the new fire service line
14. The applicant must submit plans and specifications for water and sewer main
extensions, streets, and storm water improvements, prepared and signed by a
professional engineer (PE) registered in the State of Montana, which must be provided
to and approved by the City Engineer. Water and sewer plans must also be approved
by the Montana Department of Environmental Quality. The applicant must 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.
a. Response: Only private services are used in this project, and taping into public
infrastructure. No public infrastructure improvements are incorporated.
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.C of the Bozeman
Municipal Code are met to allow for concurrent construction.
a. Response: this requirement is acknowledged.
CR APPLICANT QUESTIONS:
Questions 2. 38.400.080 Sidewalks: Does existing asphalt path satisfy the intent of
sidewalks along Huffine and Cottonwood.
Response: Yes provide both paths are 10 feet in width and are be located with public right-
of-way or a City standard public access easement. The property owner is responsible for
maintaining the paths.
a. CTA Response: Property Owner will maintain the paths
Questions 3. 38.400.080 Sidewalks: There is an existing street sidewalk along the west
side of Winnow Cir. to bring pedestrians to the adjacent opens space and to this parcel.
This parcel (under aggregation) is the end-destination parcel. Is a sidewalk required along
the east side of Winnow Circle? A sidewalk that services and collects parking areas is
provided in the same area extending to the existing street sidewalk network.
West Bozeman ASC & MOB
City Planning Conditional Use Permit and Site Plan Narrative with Departure Request
Revised for 19073 City Comments 04-23-2019
Conditional Use Permit Narrative - 22
Response: A public sidewalk is required along the east side of Winnow Cir, the proposed
internal sidewalk may not be used in lieu.
a. CTA Response: a new sidewalk is shown at the east side of Winnow Cir. in site
plans included in this submittal.
RC
Revision and Correction RC Page 1 of 2 Revision Date 3‐20‐18
Required Forms: PLS
REVISION AND CORRECTION SUBMITTAL FORM
ADDITIONAL OR REVISED PLANS OR DOCUMENTS FOR AN ACTIVE PROJECT WILL NOT BE
ACCEPTED UNLESS ACCOMPANIED BY THIS COMPLETED FORM. MAILED RE‐SUBMITTALS
THAT DO NOT INCLUDE THIS FORM OR THAT DO NOT CONTAIN THE CORRECT NUMBER OF
COPIES WILL NOT BE PROCESSED. FEES ARE REQUIRED FOR THIRD AND SUBSEQUENT
REVISIONS.
SUBMITTAL REQUIREMENTS
All revisions / correction submittals must contain the following:
A completed RC revision/correction submittal form.
The same number of copies and sizes and formats (including digital) as required for the initial
application. Plans and documents, including digital files must meet plans, specifications and naming
protocols. See form PLS.
Revised drawings must be updated with a new current date on each revised sheet.Title sheet table of
contents/plan schedule must be updated with new dates for each sheet modified. If complete plans sets
are updated, retain the original date on sheets that have not been updated or revised.
A written narrative that shows an itemized summary of your submittal and description of each change or
revision in detail or document. Changes to plans sheets must include sheet and detail numbers.
All changes must be clouded or highlighted on each plan set.
Legal documents, studies, letters or other documentation must have a clear date of revision on the front
page.
Fees are required for a third and subsequent submittal of revised/corrected materials. The fee is ¼ of the
total original application fee.
Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets
will be accepted.
RC form must be the first item in all resubmitted sets.
INFORMATION
Application
file #: ______________________________
Application
type: ______________________________
Project Name:
Contact Name:
Phone:
Email:
Revision and Correction RC Page 2 of 2 Revision Date 3‐20‐18
Required Forms: PLS
SUBMITTAL TYPE
NEW CHANGE: A revision or change that the applicant has made to a plan that is currently under review
that is new and has not been reviewed before.
CORRECTION: A correction to the plans that is an applicant response to a correction letter written by the
City to the applicant.
If both types are being submitted, the written narrative required above listing itemized changes must clearly
differentiate between changes and corrections and each must be clearly labeled. Changes to preliminarily
approved plans or approved plans are processed under the modification application process, use form MOD
for those changes.
Re‐submittal of plans must be complete plan sets if individual sheets are modified. No individual sheets
will be accepted.
CITY USE ONLY
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
Date
received: Checked and received by:
Number of
sets
submitted:
Includes digital
copy Y/N::
Superion
updated?
Y/N:
Planner/Engineer:
DRC
Required?
Y/N:
Date routed to
Engineer:
If no DRC, date comments due to
planner. 10 working days from
submittal date typical:
West Bozeman ASC & MOB
Application 19073 DRC & Engineering Comments Response
Revised 06-03-2019
19073 DRC & Engineering Response - 1
These Comments Responses pertain to DRC Memorandum dated March 27, 2019 (revised May
17, 2019) and Engineering comments dated March 28, 2019 (revised May 15, 2019) for West
Bozeman ASC & MOB Site Plan Review Application Number 19073. CTA 4/23/19 responses to
the City’s March comments are in blue text and CTA 6/03/19 responses to the City’s May
comments are in purple text
PLANNING COMMENTS:
Conditional Use Permit
1. Cup Checklist Item #1 – Staff is initially supportive of this conditional use for additional
height. Expand the project narrative for the CUP to include a detailed response to this
checklist item. Why is the additional height necessary? How does the building form and
general design relate to adjacent uses? Why will the proposed additional height not have
a negative effect on the abutting property? Provide a stated height and calculation above
38’ in this narrative. This additional detail will aid staff analysis and recommendation to
the City Commission. A visual diagram or drawing showing the maximum height and
additional 30% as it relates to the building would also be helpful
Response: The project narrative is revised to include an explanation of why the additional height
is necessary and how it relates to adjacent property. The north exterior elevation on sheet A200S
of the drawing set is revised to show the allowable & actual building heights
Departures:
1. SP1 Checklist Item #83 - Black wall departure – A departure narrative must be provided
detailing the scope and extent of the plan proposed for departure and a response to the
required departure criteria. Highlight the areas on your elevation that require this
departure request. Provide additional detail in your departure narrative and include what
departure criteria are being addressed? It was mentioned that this area of the building
would contain signage, provide location and area of proposed signs. NOT ADDRESSED. Blank
walls still present on all elevations.
Response: Windows are added to where the blank wall was shown between grids 2 & 4 on the
north elevation on revised drawing sheet A200S. With these added windows, it is not a blank
wall and the departure request has been removed from the narrative. Owner is hiring a separate
signage designer, and will submit to City separately for a sign permit – a sign might go along the
top of this wall above the added windows between grids 2 & 4.
West Bozeman ASC & MOB
Application 19073 DRC & Engineering Comments Response
Revised 06-03-2019
19073 DRC & Engineering Response - 2
6/3/19 Response: Project narrative is been revised on page 16 to address breaking up each façade
into separately articulated walls with windows to not be blank walls.
A new departure is being applied for regarding mixed block frontage on Cottonwood Rd. since
parking area is more than 50% of the aggregated lots facing Cottonwood Rd. The project
narrative is revised regarding this departure.
Block Frontage:
1. Section 38.510.030.E Gateway – Huffine Lane:
a. Building Entrances - At least one (publically accessible for commercial buildings)
building entrance must be visible and directly accessible from the street. Only a
secondary entrance is being provided along Huffine that accesses a corridor used
for operating rooms, waste and storage and does not meet this standard.
PARTIALLY ADDRESSED. Provide a visual amenity within the newly created publically
accessible vestibule storefront such as art, a mural, or creative signage to add interest to
the shallow area of transparency and signal public accessibility.
Response: A publically accessible entrance and vestibule have been added to the northeast
corner of the building. The stair has been flipped to serve this vestibule, and provide access from
this high visibility corner to upper floors.
6/3/19 Response: Bozeman Health has been working with the ‘Compassion Project’
(http://www.montana.edu/thecompassionproject/ ) for installations of the art pieces in Bozeman
Health facilities. This new NE vestibule is a great opportunity to display some of the thousands
of pieces from the Compassion Project. Bozeman Health is also looking into donor opportunities
and rotating public art displays to enhance the public nature of this vestibule at this high profile
street intersection.
a. Transparency - Window area that is glazed over or covered in any manner that
obscures visibility into the storefront space shall not count as transparent window
area. Provide an exhibit that shades the areas used for transparency calculations
on the north and east elevations. Identify spandrel glass on elevations. No
windows with spandrel glass may be used for transparency.
Response: Vision windows are shown white in the elevations, and spandrel windows are shown
shaded. The white vision windows are what are used in the transparency calculations, spandrel
windows are not used to achieve the transparency requirements.
b. Weather Protection – Provide weather protection at least 3' deep over primary
business and residential entries. No weather protection is provided over the
Huffine Entrances
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Response: Weather protection – the added NE vestibule’s door opens to the north towards
Huffine under a 3’ roof overhang. The other entrances towards Huffine are secondary. This new
vestibule entrance and the covered drive up entrance are visible from Cottonwood, although
doors are not oriented directly towards Cottonwood. This new vestibule also ties the building to
the NE plaza at Cottonwood & Huffine. The remaining stair exit discharge door on the east façade
facing Cottonwood does not have weather protection since it is an exit, but the stair does directly
access the new vestibule with covered entry door to the north.
2. Section 38.510.030. D Mixed - Landscaped – Cottonwood Road:
a. Parking Location – Parking areas are limited to 50% of the street frontage. Staff
recommends the application request a departure from this standard.
i. Departure criteria state: There must be an acceptable tradeoff in terms of
the amount and quality of storefront area that is integrated with the
development and the applicable parking location departure. Plus, the
alternative must include design features to successfully mitigate the visual
impact of additional parking areas along designated landscaped streets.
Response: A new departure is being requested for parking areas more than 50% of the
Cottonwood Rd. mixed block frontage on the aggregated lots. The Project Narrative has been
updated, and a departure narrative has been added pertaining to this new departure request.
b. Transparency - Window area that is glazed over or covered in any count as
transparent window area. Provide an exhibit that shades the areas used for
transparency calculations on the north and east elevations. Identify spandrel glass
on elevations. No windows with spandrel glass may be used for transparency.
Response: Window area calculations do not include any covered or spandrel glazing, they only
include vision glass per the materials sample board.
c. Weather Protection – Provide weather protection at least 3' deep over primary
business and residential entries. No weather protection is provided over the
Cottonwood entrances. The narrative and elevations are not in sync (see elevation
example below)
Response: A vestibule is added to the northeast corner of the building that is visible from
Cottonwood. This vestibule has a door that swings open to the north with a 3’ roof overhang.
3. Staff suggests providing the primary entrances for both the Cottonwood and Huffine
frontages at the northeast corner plaza. This will help tie the plaza into the building
activity and further activate the space. (See also high visibility street corner comments
below.)
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Response: A primary entrance for both Cottonwood and Huffine is provided with the added
vestibule at northeast corner, and ties to the corner plaza.
4. Section 38.510.030. D Mixed – Landscaped – Alpha Drive & Winnow Cir.:
a. With compliant Huffine and Cottonwood block frontages, those building frontage
can be prioritized over Alpha and Winnow, as long as these frontages contain a
10-foot landscape buffer with a 4-foot wide and 4-foot high parking lot screening
elements per section. See landscaping comments below.
Response: A 10’ landscape buffer is provided along both Alpha Dr. and Winnow Cir. The 4’ wide
plantings have been simplified with only 4’ ht plants to screen the parking lot.
Site Design:
1. Section 38.520.060.C Usable commercial open space. The open space may be in the form
of pedestrian-oriented open space per subsection D below, garden, play area or other
open space feature that serves both as a visual amenity and a place for human activity.
Remove open space areas from the drawing and the calculation that are over planting
beds, this open space must be usable. The shading on the landscaping drawing does not
provide a clear picture of open space locations, provide a separate exhibit.
a. Staff suggests revising the proposal to provide two areas of pedestrian oriented
opens space, one at the primary parking lot entrance and one at the NE corner
plaza. The open space at the NE corner will benefit users entering and exiting the
building, through the required covered entrances, and users on the perimeter
pathways. The open space at the primary parking lot entrance will benefit
customers using the lobby and waiting rooms. Pedestrian oriented open space
must meet the criteria in 38.520.060.D. NOT ADDRESSED
b. NEW: Demonstrate that the pedestrian oriented open space at the plazas meets the
criteria of this section specifically the seating requirements. Delineate with a border and
annotate the area in square feet around each pedestrian oriented space.
c. NEW: The lawn included in the open space calculation does not meet the minimum
requirements as an activated space for human activity. Provide amenities directly
adjacent to the east of the south entrance so that they can be easily accessed by people
entering and exiting the facility.
Response: Usable commercial open space is provided and shown in hatch on L101. This area is
located along the south and wraps to the east side of the building up to and including the plaza
at the intersection of Huffine Ln and Cottonwood Rd. The open space is all smooth lawn (also see
L302) or plaza pavement and can be accessed by pedestrians from the northeast intersection
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entering/exiting the building, adjacent pathway, or the main drop-off area. The calculations can
also be found on L101 with plaza enlargements on L102 & L303.
6/3/19 Response: The usable commercial open space provided does not differentiate a
‘pedestrian oriented’ open space and just uses opens space. The location and amount of the
usable commercial open space is comprised of generally 2 areas; the northeast plaza and the
lawn just south of the building footprint. The northeast plaza consists of decorative pavement,
seating and adjacent enhanced landscaping that engages the pedestrian users to the street
intersection. The lawn south of the footprint consists of benches and lawn to engage
pedestrians from the southern vehicular areas. Two benches are at the entrance doors and the
third at the discharge exit. The benches encourage use of the entry plaza and activate the
adjacent lawn areas for pedestrian use. No planters or required setbacks were included in the
tabulation for this area. See L101 for clearer delineations and tabulations of these areas.
2. Section 38.520.070.C Screening of ground related service areas and mechanical
equipment.
a. The sides and rear of service enclosures must be screened with landscaping at
least five feet wide in locations visible from the street, parking lots, and pathways
to soften views of the screening element and add visual interest. PARTIALLY
ADDRESSED. A departure must be requested from this standard. Staff supports a
departure.
Response: The sides and rear of the service enclosure have been screened using landscaping 5’
wide on the north south and west. On the east of the enclosure, the sidewalk services only
mechanical and service entrances of the building and serves more as a visually portal connection
through to Huffine Ln. Pedestrians are encouraged to use the northeast entrance at the
intersection for access into the building.
6/3/19 Response: A departure requested is included in the revised project narrative on page 14.
b. All utility meters, electrical conduit and other service utility areas must be
screened by non-deciduous coniferous or evergreen plant materials
Response: All utility meters, etc. are screened per code. The code does not require screenings to
be non-deciduous coniferous or evergreen plant materials, however the plantings in front of the
meter are as requested.
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Building Design:
1. Section 38.530.050.C - High visibility street corner and gateway sites. All High visibility
street corner and gateway sites. All development proposals located at designated high
visibility street corners and gateway sites must locate a building or structure within 20
feet of the street corner and include design features that accentuate the street corner.
Alternatively, the building could be configured with a corner plaza. Corner design features
could include a cropped building corner with an entry feature, decorative use of building
materials at the corner, distinctive façade articulation, a sculptural architectural element,
or other elements that meet the intent of the standards.
a. Civil and landscaping plans are not depicting the same pedestrian walkways on the
northeast corner.
Response: Civil drawings revised to depict same pedestrian area in northeast corner of building.
b. Provide detail for the sculpture.
Response: with adding the northeast corner vestibule, the sculpture has been deleted
c. Provide bollard lighting in the plaza for safety, and to accentuate the street corner.
Response: With the inclusion of an entrance at the northeast intersection and reconfiguration
of the plaza, a bollard is not required or even possible and therefore not provided. The new
entrance includes building lighting to illuminate and accentuate and bring focus in this area. The
only place a bollard could occur is within a utility easement, however per engineering comment
#1 below, that is not be acceptable by city engineering.
d. The “Storefront” provided is spandrel glass looking into an equipment storage
room; explain in your narrative how this will enhance the street corner design.
Response: Storefront at the added NE corner vestibule is vision glass, not spandrel. Spandrel
glass is shown shaded in the exterior elevations
e. Staff suggests revising the floor plan and providing the primary entrances for both
the Cottonwood and Huffine frontages at the northeast corner plaza under the 3-
foot eyebrow. This will satisfy the entrance requirements for the block frontages
and help tie the plaza into the building activity and further activate the space.
Response: Floor Plan is revised with an added entry vestibule at NE corner
2. Section 38.530.050.E Articulated building entries. Primary building entrance(s) must be
clearly defined and scaled proportionally to the building. None of the entrances provided
on the north or east elevations are meeting this standard. See suggestion above.
Response: A new publically accessible vestibule entrance with covered entry door has been
added to the northeast corner that is visible from both Cottonwood & Huffine. Since setbacks
and easements push the building more than 20’ from the street corner, the building is configured
with a corner plaza. The building corner is accented with aluminum panel wall bump outs with
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larger storefront areas, an eyebrow roof overhang, and added entry vestibule to distinguish this
corner from the other building corners. A CUP is being applied for to increase building height for
three stories to make this a prominent street corner.
3. Section 38.530.060 Building materials. SP Checklist Item #52, provide a color and
materials palette for all proposed features keyed to the building elevations. Color
perspectives do not satisfy the color and material palette requirements, see the Plans and
Specifications (PLS) form for requirements
Response: A color and materials palette has been created
Landscaping & Watercourse/Wetlands:
1. Section 38.550.050.C.2.a Parking lot screening required. It is unclear from the planting
plan whether a continuous 4-foot high landscape-screening element will be maintained
along Alpha, Winnow, Cottonwood and the residential adjacency as some of the plants
meet the 4-foot requirement, but many do not. Provide clarification on the planting plans
and in the narrative.
Response: Parking lot screening is provided and plantings have been simplified to include 4’ high
or taller plantings for ease of review. See L301-L302 sheets.
2. Section 38.410.100.2.f Watercourse setback planting plan. Zone 1 must be planted with
a minimum of one shrub for every ten linear feet and one tree for every 30 linear feet of
the watercourse is required along each side of the watercourse. Grouping or clumping of
trees and shrubs as appropriate in a riparian area is encouraged. There do not appear to
be enough trees in the zone 1 setback, show locations of existing trees on plan that are
reference by callouts
Response: Planting have been increased in zone 1 to comply. See L302 for proposed and existing
planting locations and L301 Plant Schedule.
Lighting:
1. SP1 Checklist Item #51 The details for the proposed light fixtures are not keyed to the
photometric plan.
Response: Photometric plan revised with details keyed for proposed light fixtures:
2. SP1 Checklist Item #52 It was indicated at intake that there will be no lighting mounted to
the exterior of the building, but the lighting cut sheets show architectural wall sconces.
Revise elevations to include all lighting.
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Response: Exterior building lighting: Building mounted lights are added to exterior elevations.
Narrative revised for SP1 checklist item 52 – corrected to include exterior lighting on the building.
1. Future Impact Fees - Please note that future building permit applications will require
payment of the required transportation, water, sewer and fire impact fees according to
the City of Bozeman adopted impact fee schedule in place at the time of building permit
issuance. If you desire an estimate of the required impact fees according to current rates
please contact the Department of Community Development and/or visit
www.bozeman.net.
Response: Future Impact Fees to be paid prior to Building Permit
ENGINEERING COMMENTS:
6/3/19 Response: CTA Civil Engineer is out of the office and not back until after the DRB meeting
on June 5th. Most of these City Engineering Comments from May will be responded to in a
subsequent RC form and response upon CTA’s Civil Engineer’s return to office and submit mid-
June.
1. Bozeman Unified Development Code Section 38.410.060:
a. Private street lighting may not be placed in the public utility easement with
encroachment approval from the utility companies occupying the easement. In
addition the electrical service routing must be shown on the site plan.
b. NEW: Please provide the executed original public access easement proposed along
Cottonwood to the engineering department (Griffin Nielsen). Attached is a copy of the
City standard public access easement.
Response: Site lighting has been relocated out of utility easements by deleting two parking stalls
and enlarging two islands in revised drawing.
6/3/19 Response: Ted Conover dropped off the public access easement documents along
Cottonwood at the Engineering Department for Griffin Nielsen on June 3rd, 2019. The easements
were signed by Bozeman Health, and notarized.
2. Bozeman Unified Development Code Section 38.410.070:
a. The applicant must provide an estimate of the peak-hour sanitary sewer demand
and verify that the estimated demand does not exceed the flows noted with in the
lift station report. The estimate must be provided and stamped by a professional
engineering registered in the state of Montana and include supporting calculation
including the referenced sections from the original Loyal Gardens Lift Station
report which defines the flow allocation to the subject property. The listed flow
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rate was is unclear (244gpm, 244gph, or 244gpd)? Please provide the peaking factor
the reference to the allocated capacity defined within the original lift station design
report. Based on the previous review the project demand is likely less than the allocated
capacity. 5/15/19 GMN
Response: See stamped memo below.
6/3/19 Response: CTA will clarify peaking factor with upcoming RC form and responses to
Stormwater redesign.
b. For clarity the applicant must provide an overall utility plans showing existing and
proposed utility lines and services, existing and proposed easements, and all
structures and hardscaping.
Response: A new sheet is included to clarify overall utilities C300s & L101
c. The proposed sanitary sewer service is within 10ft of the prosed landscaping trees,
10ft of separation is required.
Response: The tree conflicting with sanitary sewer service has been removed in revised drawing.
d. Unutilized existing water and sewer services must be abandoned per the Water
and Sewer Department requirements. The water service lines in the drive aisle
connection to Cottonwood must be abandoned at the main rather than capped at
curb stop. The abandonment and area of disturbance must be shown on the site
plan prior to approval.
Response: Drawing has been changed to remove abandoned service lines See C002.
e. The proposed water service may not be routed beneath the proposed culvert.
Response: The water service has been moved so that it is not under the proposed culvert in
revised drawing
f. NEW: With the changes to the alignment for the water services, tracer wire must be install
In order to locate the bends. 5/15/19 GMN
6/3/19 Response: CTA will be revising documents to include tracer wires in the upcoming RC
form with revised Stormwater design responses in items below.
3. Bozeman Unified Development Code Section 38.410.080:
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a. The stormwater ponds and be excavated down to the native sand/gravel strata
and backfilled with a free draining material to ensure the ponds will infiltrate. –
Retention ponds need infiltrate in order to satisfy DSSP II.A.4. 5/15/19 GMN
Response: Storm ponds are not designed for infiltrating
b. The referenced stormwater infrastructure features shown on Sheet C403 are not
always applicable for the locations indicated on the plan sheets. The applicant
must reviewed the references and ensure the correct infrastructure is noted. –
Note 19 calls for a curb inlet in the drive aisle.
Response: Referenced stormwater infrastructure features are corrected. New storm structures
shown on new sheet C404
6/3/19 Response: CTA is revising the Storm system for infiltration and curb inlets for items 3a &
3b above, and will be submitting a subsequent RC form to respond to these items.
c. A separate maintenance plan must submitted and approved, the approved plan
must be signed by the owner prior to site plan approval.
Response: The storm maintenance plan from the storm report has been signed by Owner and
attached as an appendix
d. The elevations noted on Sheet C207 are inconsistent with the grading plans, the
elevations must be reviewed and correct noted prior to site plan approval.
(example Pond 4 PB: 4820, Pond 4 grading contours : 4815).
Response: Sheet C207 elevations have been revised per grading plans
e. Sheet C201: The grading plans appear to indicate ponding will occur on the
western side of the central parking area.
Response: Sheet C201 – refer to C101 & C102 for infrastructure to mitigate ponding
f. Sheet C202: The grading plans appear to indicate ponding will occur in the
southwest corner for the parking area just north of the parking end island.
Response: Sheet 202 – refer to revised sheet to mitigate ponding
g. The post-developed sub-basins and pipe sizes should be shown on the Post-
developed Grading Exhibit provided in the stormwater design report.
Response: Infrastructure and stormwater report have been coordinated
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4. Bozeman Unified Development Code Section 38.410.130:
a. The applicant must contact the City Engineering Department (Brian Heaston) for
an analysis of cash-in-lieu (CIL) of water rights for the proposed project. CIL of
water rights must be paid prior to site plan approval.
Response: Ted Conover has contacted Brian Heaston via email, the proposed building water
usage is within the allocated water rights provided for the lots in the original subdivision. The
email has been added to the project narrative
Conditions of Approval:
5. If not already filed for the subject site, 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 (SID’s) for the following:
a. Street improvements to Cottonwood Road including paving, curb/gutter,
sidewalk, and storm drainage
b. Street improvements to Huffine Lane including paving, curb/gutter, sidewalk, and
storm drainage
c. Street improvements to Gooch Hill Road including paving, curb/gutter, sidewalk,
and storm drainage
d. Street improvements to Stucky Road including paving, curb/gutter, sidewalk, and
storm drainage
e. Intersection improvements to the Cottonwood Road and Huffine Lane
f. Intersection improvements to the Cottonwood Road and Stucky Road
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. The applicant must provide a copy of the filed SID waiver
prior to site plan approval.
Response: SID waivers attached as Appendix H. Sanderson Stewart has had this recorded with
County Clerk and Recorder.
REVISED DRAWING CHANGES
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Since the Site Plan submittal, below is a description of changes in the drawings independent from City
Comment Responses:
General
CVR:
1. Revised sheets have been noted under the sheet index.
2. Changed open space square foot and remove of pedestrian oriented open space.
3. Parking number and Calculations increasing.
Civil
Landscape
L101
1. Parking count updated and open space updated Site development standards.
2. Tree protection on northern and western trees.
L102
1. Northern and southern building planters have been reduced.
2. Concrete pavement entry design change.
3. Add stepping stones under drop off overhang.
4. Moving one bike parking from northern parking to southern parking.
5. Equipment yard layout redesign.
6. Storm pond redesign to accommodate planters
L201
1. Metal retaining wall detail edited to show structural elements.
2. Splash block, mow edge and stair and handrail details added.
L301
1. Plant Schedule counts update to new planting design.
2. Parking lot Landscaping trees provide have been reduce.
3. Street Frontage Landscape reduced along Huffine Lane.
4. Drought tolerant plants calculation updated.
5. Foundation Plantings liner foot reduced.
6. Large canopy trees around parking reduced.
L302
1. Redesign plantings in parking lots and around structures.
2. Planting number and design changed in north east plaza.
L303
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1. Redesign plantings in parking lot and surrounding areas
2. Planting and platers have be redesigned to the north eastern plaza.
3. Added grass mix to storm pond.
L401
1. Added Tree Protection and Planting in Compacted Soils details.
Architectural
1. Roof top mechanical equipment has been revised, and subsequently, roof top mechanical
screens have been enlarged to screen it in the exterior elevations and roof plan.
Electrical
1. No changes to the drawings, only corrections per City Comments.