HomeMy WebLinkAbout004 L18 NarrativePLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg1
SITE PLAN APPLICATION NARRATIVE | 2.22.2022
Lot 18, Royal Wolf Way
Owner: Vista LLC - Rex Leipheimer
Proposed Site: Lot 18, Royal Wolf Way
Legal: LOT 18 OF NELSON MEADOWS SUBDIVISION LOCATED IN SE 1/4 SECTION 22,
TOWNSHIP 1 SOUTH, RANGE 5 EAST, BLOCK 4 PRINCIPAL MERIDIAN MONTANA, GALLATIN
COUNTY, MONTANA
Table of Contents
1.Project Summary
2.Site Programming and design elements
3.Responses to Concept Review
4.Adjoiners Lists
Project Summary
Plum Architecture is seeking initial review of site and building planning for a new building
approximately 9,772 sf in size and to be located in Nelson Meadows Subdivision. The site,
Lot 18 has a reasonable amount of slope toward a natural drainage system reinforced within
the subdivision design. The Lot slopes southwest to northeast consistent with the
subdivision drainage plan. A proposed building is to be located offset from Royal Wolf Way.
Landscape Design elements are proposed to address the east street frontage per unified
development code standards. The building will provide office and administrative spaces in
the front portion to the southwest, and a warehouse area with a loading area in the rear of
the building to the northeast.
[Enlarged area of Plat Map]
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Property Vicinity Map
Site Program
Planning:
M-1 Zoning
“Other” Block Frontage per UDC 38.320.050
Office / Warehouse
Setbacks: (utility easement per plat)
o Front: 10’ (20’ utility easement)
o Side: 10’ (10’ utility easement)
o Rear: 10’ (10’ utility easement)
o Maximum building height allowed is 45’
o Proposed maximum building height is 24’
Parking:
10’ landscape buffer per table 38.510.030.G
Pathways to building are separated by minimum 3’ planting buffer.
5’ wide minimum sidewalks at local streets.
7’ wide minimum sidewalks adjacent to parking spaces.
7’ wide sidewalk access to primary entrance.
Service areas are screened.
Warehouse calculations (S-1):
1 per 1000 (85% of gross floor area)
4871*0.85= 4141 4141/1000= 5
5 spaces required
5 spaces provided (3 inside fenced area)
Office and administrative area calculations (B):
1 per 350 (85% of gross floor area)
4676*0.85= 3,975 3975/350= 11
11 spaces required
11 spaces provided outside fenced area
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16 total parking spaces are required.
16 total off-street parking spaces are provided.
Bicycle Parking Requirements:
Required Bicycle Parking Spaces = 10% of parking = 2
3 Bicycle parking spaces proposed
Parking Lot Screening Requirements:
Greater than 15 parking spaces requires minimum of 20 square feet of landscaped area
within the parking lot for each off-street parking space.
16 off-street parking spaces * 20 sf = 320 sf landscaped area required.
430 sf of landscaped area provided
Proposed Building:
● B / S-1 Occupancy proposed
● 1 building on lot 18
● Shared parking
The building will consist of the following programmatic concept:
● Approximately 4,676 sf footprint of office/administrative space and
● Approximately 4,871 sf footprint of warehouse space
● 2 bathrooms
● 1 overhead door for receiving/loading access
● Shared parking for staff personnel beyond fenced area
● Shared parking for customers and visitors
● 1 covered trash dumpster enclosure with a minimum 10’ wide gate opening
Lot / Building Square Footage Summary:
Lot 18: 41,382 sf (0.95 ac)
Total estimated square feet of finished area is 9,770 sf
Lot Coverage: 23.61% (100% allowed in M-1)
Responses to Concept Review
PLANNING CONCEPT REVIEW REFERENCE COMMENTS BY NUMBER WITH RESPONSE IN BLUE:
1.Site Plan Submittal: The scale is incorrect on at least one submittal, A1.0SitePlan_20210910.
Please ensure all future submittals have correct scale on the submittals.
The provided site plan is now at 1” = 20’ scale, per BMC Sec. 38.220.080.A.2.d.
2.BMC 38.310.040.A – Permitted general sales uses in commercial, mixed-use, and industrial
zoning districts. Retail in the M-1 is not to exceed 20 percent of gross floor area or 10,000
square feet, whichever is less. Retail establishments as a primary use are conditionally
permitted.
The proposed uses for this building are Warehouse on one end and Office and Administrative areas
on the other end. No spaces are intended as retail.
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3. BMC.38.350.060.G.1 All utility substations, wells, storage facilities or other utilities must be
screened from view by a wall, fence, hedge or landscape screen. On future submittals, show
where these activities are proposed and how they are screened.
Please see Landscape Plan L1.1 and Site Plan (A1.0) for locations of mechanical equipment and
utility screening. We chose to utilize landscape vegetation as our screening option.
4. BMC 38.350.060.G.2. All storage for commercial operations must be conducted within a
completed enclosed building or within an area completely enclosed, except for access
points, by a wall, fence, hedge or landscape screen at least six feet in height. It appears your
project is meeting this, however note this provision moving forward as you continue
designing your site.
A note has been added to the Site Plan (A1.0):
“ALL STORAGE FOR COMMERCIAL OPERATIONS TO BE TO BE ENCLOSED WITHIN WAREHOUSE AREA“
5. 38.420 Park and Recreation Requirements – Not required for industrial developments.
Understood.
6. 38.510.030G.
a. Front setback – note that the front setback is only required to be 10’, your plan notes it
at 20’.
Current proposed front setback is now 10’.
b. Façade transparency – At least 10% of the entire façade (all vertical surfaces generally
facing the street), are required to be transparent. On future submittals, please note the
square footage area of glazing versus façade on the elevations. This will apply to the
southwest elevation facing Royal Wolf.
This is now noted on the Site Plan (A1.0) in the Front Façade Transparency calculations table.
c. Per 38.320.050 and Block Frontage ‘ other’ this project has no minimum floor to floor
height requirements.
Understood.
7. 38.510.030.H. Block frontages in the industrial zone are subject to the standards for “other”
streets as set forth in subsection G above except: (1) Planting areas between the sidewalk
and the building, outdoor storage, or parking areas must be at least ten feet in depth and
are encouraged to meet the landscaping standards of division 38.550. Currently the site plan
shows snow storage area between the sidewalk and the parking and no landscaping
between the building and the sidewalk. Please adjust on future applications to show
landscaping meeting this provision.
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Two large canopy trees and one small canopy tree are proposed between the local street sidewalk
and the parking lot. The distance between the sidewalk and parking lot is 28.5’.
8. 38.520.040.D.1. All internal pathways must have a minimum five-foot wide unobstructed
surface. The proposed 4’ access from the sidewalk to the building is not adequate. Please
revise to provide at least 5’.
All sidewalks are now a minimum of 5’ wide.
a. The 7’ wide pedestrian pathway on the west side of the parking lot (see below image) is
not required. There is nothing prohibiting you from providing it, however it could be
removed to provide additional landscaping and remove unnecessary impervious
surfaces.
The 7’ wide pedestrian pathway on the west side of the parking lot has been removed from our
proposal.
9. BMC 38.520.060C. Open space is not required for developments within the industrial zones.
Understood.
10. Section 38.520.070 Location and design of service areas and mechanical equipment.
Please review this section and show how you are meeting the provisions on future
submittals, including, but not limited to the following provisions:
C Screening of ground related service areas and mechanical equipment
C.2. The sides and rear of service enclosures must be screening 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.
D.1. Utility meters, electrical conduit, and other service utility apparatus. These elements
must be located and/or designed to minimize their visibility to the public. Project designers
are strongly encouraged to coordinate with applicable service providers early in the design
process to determine the best approach in meeting these standards. If such elements are
mounted in a location visible from the street, pedestrian pathway, shared open space, or
shared auto courtyards, they must be screened with vegetation and/or integrated into the
building’s architecture.
E. Location and screening of roof mounted mechanical equipment.
Please see Landscape Plan L1.1 and Site Plan (A1.0) for locations of mechanical equipment and
utility screening. We chose to utilize landscape vegetation as our screening option.
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11. 38.530.060.C.2 Metal siding. Defer to these provisions to ensure your metal siding is
meeting the standards including being a minimum 24 gauge thickness. Ensure future
materials submittals call out required specifications.
A note was added to the Building Elevation sheet (A3.1):
07 4213 - METAL BOX RIB SIDING (24 GA.), VERTICAL
12. 38.530.070 Blank wall treatments. A blank wall is any wall over ten feet in height with a
horizontal length greater than 15 feet and are prohibited when visible from a public street.
Based on these definitions, the below image calls out a blank wall that will need to be
treated. In future submittals, show how the design is treating these blank walls.
Three windows were added to the blank wall on the southwest mezzanine wall. Please advise if this is
adequate.
13. 38.540.050.A.2.b. Maximum parking. Provision of parking spaces in excess of 125 percent
of the minimum number of spaces required for the net floor area in this subsection 2 is not
permitted. You have indicated that 14 spaces are required for your proposed building. 125
percent of 14 would be 18 spaces, thus the maximum number of spaces allowed is 18.
16 total parking spaces are required.
16 total off-street parking spaces are provided.
14. 38.540.050.A.4 Bicycle Parking required. All site development is required to provide bicycle
parking. The number of spaces must be at least ten percent of the number of automobile
parking (1.4) but must in no case be less than two. Thus at least 2 bicycle spaces are
required for your site proposal. Defer to the bicycle parking standards found within
38.540.050.A.5 to ensure proposed racks, location and spacing meet the requirements.
Required Bicycle Parking Spaces = 10% of parking = 2
3 Bicycle parking spaces proposed
15. 38.550 Mandatory landscaping provisions – Future landscaping submittals will need to
meet the requirements found within Division 38.550, including but not limited to:
38.550.050.A. For all uses in all districts. . . , all front side and rear setbacks, and those
areas. . . must be landscaped as defined in this chapter. All landscaped areas must be
perpetually maintained in a healthy condition.
38.550.050.B. Drought tolerant species required. A landscape plan must provide 75
percent or greater of the proposed trees and shrubs as drought tolerant species. . . Please
ensure your landscaping legend indicates drought tolerant species.
We have indicated drought tolerant species on the Landscape plan (L1.1) in the Plant Legend. We
have provided 75 drought tolerant plants/shrubs out of 80 total = 93.75%.
16. 38.550.050.C Parking lot screening.
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2.a(3) The screening required [between parking lot and street] must be continuous and not
less than four feet in width unless a different width is specified. And (4) screening must be
maintained at a height of four to six feed except as otherwise restricted by fence and
hedge height limits within required front setbacks and street vision triangles.
Two large canopy trees and one small canopy tree are proposed between the local street sidewalk
and the parking lot. The distance between the sidewalk and parking lot is 28.5’.
2.b. In response to your question, it appears you have adequately met the intent of this
provision with your proposed trees. When you provide the specifications with the future
landscaping plans, ensure they are meeting the minimum caliber or height stated in
38.550.050.G.3.
The large canopy trees referred to are listed our Plant Legend (L1.1) as having 1-1/2” caliber and the
small canopy trees as 1” caliber meeting the criteria of 38.550.050.G.3.
2.e. Additionally, any parking lot providing 15 or more parking spaces must have a
minimum of 20 square feet of landscape area within the parking lot for each off-street
parking space in the lot provided as follows: Once you have determined the final number of
parking you are proposing to provide, that will guide the required square footage of
landscaping. On your future landscaping plans, show the amount of square footage
provided in each landscaping area or island. Note the landscaping is to be provided within
the parking lot, thus it is intended this area is within the perimeter of the parking lot, not
outside of it. See code provisions for additional requirements of parking lot landscaping.
16 off-street parking spaces * 20 sf = 320 sf landscaped area required.
430 sf of landscaped area provided
17. 38.550.050.E.1. Except in R-S districts, all street rights-of-way contiguous to or within the
proposed development site. . . must include on large canopy tree for each 50 feet of total
street frontage rounded to the nearest whole number. . . It appears you have approximately
175’ lineal feet of frontage, thus 4 street trees would be required along Royal Wolf Road.
Required: (176’ / 50 ft per tree) = 3.5 = 4 large canopy trees.
4 large canopy trees provide along Royal Wolf Way boulevard.
18. 38.560 Signs – Future signs will require a sign permit.
38.560 – Signage Calculations:
M-1
250 maximum sf per lot
2 sf per linear foot for first 25’ frontage
1.5 sf per linear foot for frontage past first 25’
175 linear feet of building frontage facing Royal Wolf Way
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25 linear feet * 2 = 50
150 linear feet * 1.5 = 225
Summary: 50 + 225 = 275 – Maximum allowed per zone for this project is 250 sf total.
Proposed sign area is unknown. It is understood that a sign permit is required prior to construction.
19. 38.570 Lighting – Please submit photometric lighting plans showing the extend of the foot
candles on the entirety of the site, to all property lines. Also submit cut sheets showing the
specifications of all proposed lighting. In addition note the requirement that poles
supporting lighting that are located directly behind parking spaces must be placed a
minimum of five feet outside the paved area or on concrete pedestals at least 30 inches
above the pavement.
Please see Photometric plan (PM) for lighting locations. This sheet contains lighting specification
sheets as well as IES reports.
Advisory Comments
1. The USPS has recently made the City of aware of their policy for Mail Carriers to not leave
their vehicles to deliver mail to interior mail rooms. There is an appeal process to this
decision. Contact Jenny Connelley, jconnelley@bozeman.net with any questions.
Thank you. Understood.
Engineering Division, Mikaela Schultz, mshultz@bozeman.net, 405-582-2388
1. See separate memo.
NorthWestern Energy; Dustin Collings, dustin.collins@contractor.northwestern.com
There is a 2” gas main and three phase electric primary along Royal Wolf Road. There is an
existing three phase junction can located in the southeast corner of the proposed site lot 18.
Both the gas and electric will need to originate from this location to the proposed gas and
electric meter location.
• With the location of the three phase junction can the gas & electric meters will need to
be located along the southeast wall outside of the 6’ fence.
The gas and electrical meter are outside the fence. We located both as close to the front of the
building as possible without having to alter window placement. As you can see on the Building
Elevations (4/A3.1), the window closest to the southeast corner is a low window. Therefor this
would not be an excepted meter location as it would be within 3’ of a window.
• Electric primary will need to be extended to a point where the transformer will be
located.
• Utility extension & utility easements. Any extension of gas main or electric primary will
need to be installed within an easement. A minimum of a 10-foot easement is required.
To establish the needed internal utility easement locations the NWE project engineer
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will help to establish these locations. If an easement shall need to cross property other
than the applicants, negotiations and costs between other landowners for such
easements is entirely the applicant’s responsibility.
• Applicant needs to show proposed location of gas and electric meters.
We have the gas and electric meter location noted on the Site plan (A1.0).
• Service & Meter Location. The electric meter & or CT cabinet will need to be installed in
the same general location within 10-feet of the gas meter. NorthWestern Energy
reserves the right to specify the location of our meters. All meters are to be located
outdoors on the corner or in a location on the building closest to the transformer or
secondary junction can serving the building unit. Meter locations will need to be
approved by NWE. NWE policy is to maintain a minimum 30-inches wide by 3-feet clear
accessible zone between the front of the meter and landscape screening or wall
screening for self-contained meter bases and 48-inches for installations requiring
cabinets. When using a screening wall most commercial applications require the 48-inch
clear zone between the front of the meter and the wall. Location of the meter(s) shall
allow easy access to the meters for operation and maintenance. This can be determined
through the design process after an application is submitted through NWE and the area
project engineer will work through allowable shrubs and plants for screening and to
determine adequate clearances for access to our meters.
• Gas meters. The gas regulator cannot be placed under a window or within 3’ of the
operable portion of the window. It can be placed under a window/deck on the second
story, provided the “open/operable” portion has at least 6’ of clearance from the
regulator. Ensure that there is 10’ of separation from any mechanical air intake,
including air conditioning units. The regulator will need to be 3’ from the closest corner
of any portion of the electric meter base.
• Applicant needs to show proposed meter screening methods for the NWE engineer to
review. If using a screening wall a drawing of the screening wall need to be reviewed
and approved by NWE for underground utility installation under the wall and access for
operation and maintenance lines and equipment.
Understood.
Screening Walls.
o Gas service cannot penetrate foundation walls that are attached to the building
foundation per the International Fuel Code. Gas riser need to penetrate the
building above ground. However, if the foundation is not attached to the
building i.e. the foundation wall is isolated from the building for just supporting
the wall, this is acceptable.
Understood.
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o If this is a free standing foundation wall, a knock-out must be provided that is a
min of 2’x2’ but may be required that the knockout be larger on the electric
service depending on the meter base amperage. Consult NWE for proper sizing
of knock-out
o Contact NWE for placement of knock-out to insure that it lines up properly with
the termination location to prevent bends in the gas or electric services.
o Screening must meet the clear zone requirement of NWE Electric Service
Requirements which typically for commercial application is 48” from the face of
the electric meter. See meter location comment.
o Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are required to
be open to access the meters.
NWE will need to review building elevation plans for the proposed building for the
meter locations as well as final grading plans for all utility installation locations.
• Transformer location to a structure. If the building will be requiring 3 phase power a
transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad.
For oil filled transformers a 2-foot clearance is required to non-combustible walls and
surfaces that do not have any openings such as doors, windows, air intake, and fire
escapes routes and meets current NEC or NFPA requirements for non-combustible
material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required and 10-
feet of clearance is required on the front side of the pad, where the transformer doors
are located. For any combustible surface, not meeting current NEC or NFPA
requirements for non-combustible material, a minimum of a 10-foot clearance is
required between the building or any combustible surface and the transformer. All
distances are referenced to the edge of the pad. For planting of bushes or shrubs a
Minimum Working Space for a Pad-Mounted Transformer, is 4-feet on the sides and
back portion of the concrete pad and 10-feet of clearance on the front side of the pad
where the transformer doors are located. Note, all distances are referenced to the edge
of the pad. Due to COVID-19 there has been an impact on receiving larger three phase
and single phase transformers and a longer timeline may be needed to receive the
needed equipment for such services. It is important to submit an application to NWE
and provide the calculated loads as soon as possible to avoid any delays. The NWE
project engineer will help to determine the appropriate location for the transformer.
• Landscaping Plan. Applicant needs to show a proposed landscaping plan for NWE
review. NWE does not allow large, deep rooted trees within the 10-foot utility
easement. All other approved landscaping will be placed so as not to damage, prevent
or hinder operation and maintenance of NWE utilities. Landscaping around and in front
of the meters has to meet NWE standards.
Understood.
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• Submit an application online to have the NWE project engineer work with the applicant.
Go to www.northwesternenergy.com/construction to apply online Montana
Construction Application, and access Montana New Service Guide to provide
information on electric and gas service requirements. Once an application is submitted
the NWE project engineer will be in contact with the applicant. Electrical and gas loads
will be required for the NWE engineer to size the services needed.
Solid Waste Division; Russ Ward, rward@bozeman.net 406-582-3235
1. Need a minimum of 50 foot straight approach to front of refuse enclosure, (no parking is
allowed within the 50 foot approach)
The parking lot has been redesigned to accommodate a 50’ straight approach directly in front of the
refuge enclosure. Please see Site plan (A1.0).
2. Enclosure opening needs to be at street grade with no curbs.
There are no curbs in front of the refuge enclosure. Please see Site plan (A1.0).
3. Need a detailed plan for refuse enclosure.
Please see refuge enclosure details on Site plan (2, 3, and 4/A1.0).
Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386
• Site drive access is greater than 150 feet, thus requiring an emergency vehicle
turnaround. Fencing restricting possible public access does not constitute
an exception from a turnaround.
The parking lot has been shortened to 150’. Please see Site plan (A1.0).
• Fire flow requirements are associated with height and type of storage proposed in
warehouse.
• See attachment
ENGINEERING CONCEPT REVIEW REFERENCE COMMENTS BY NUMBER:
APPLICANT ENGINEERING ITEMS:
1. Access from Royal Wolf Way with proposed fire truck access as indicated on site plan. –
See Scott Muller BFD response.
Please see comment above.
2. Water Main in Royal Wolf = Assume 10” dia. We assume this is adequate. Please
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confirm. – Not confirmed. The water main in Royal wolf is 8” diameter- See Water and
Wastewater comment #1 for further directive.
Please see Utilities plan (C1.2).
3. Waste Line Main in Royal Wolf = 8” Dia. We assume this is adequate. Please confirm. –
Correct, the waste line main in royal wolf is 8” diameter – See Water and Wastewater
comment #1 for further directive.
Please see Utilities plan (C1.2).
4. We would like to waive the requirement for curb and gutter at the parking areas and
provide a center drain for storm water. – BMC. 38.200.010 (D) – Include a short
narrative/letter, certified by a professional engineer, to the city engineer requesting the
proposed exception and its implications on site storm water.
Please see Grading plan (C1.3).
5. Snow storage and water retention areas are proposed on the site plan at each end of
the parking area on the South/West and North. Full calculations will be provided via
preliminary site plan application in future progress of the project. All storm water will be
retained on site. – Noted.
Please see Grading plan (C1.3).
6. All pedestrian lighting will be provided from the building illuminating the sidewalk
access. – See Special Improvements Districts comment #2 and Engineering Advisory
comment #1.
Please see Photometric plan (PM).
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ADJOINERS NOT CONTIGUOUS
Lot 1 – BT-OH, LLC, 55 Glenlake Parkway Northeast, Atlanta, GA 30328,
attn: Stephen Thompson
Lot 2 – ADR Investments LLC, 3375 Tumbleweed Dr, Bozeman MT 59715, attn: Andrew D
Russell
Lot 3 – ADR Investments LLC, 3375 Tumbleweed Dr, Bozeman MT 59715, attn: Andrew D
Russell
Lot 4 – Summit Properties LLC, C/O David Schult, McMokn MNGT Co., 2 Sunset Plaza,
Kalispell, MT 59901, attn: David Schult
Lot 5 – Stella Fria, LLC, 701 Gold Ave., Bozeman, MT 59715, attn: Susan B. Swimley
Lot 6 – Stella Fria, LLC, 701 Gold Ave., Bozeman, MT 59715, attn: Susan B. Swimley
Lot 7 – Ambient Air Solutions, Inc., 2304 N. 7th Ave., Suite C4, Bozeman, MT 59715, attn: Kami
Gillispie
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Lot 8 – David Wallin, 2057 Triple Tree Rd., Bozeman, MT 59715, attn: David Wallin
Lot 9 – Val Holdings, LLC., 41 Sundance Trail, Bozeman, MT 59718, attn: Vala Lint
Lot 10 – Oh My Gord LLC, 1283 N. 14th Ave. Suite 103, Bozeman, MT 59715, attn: Shawn
Syverson
Lot 14 – McGee Michael P. Jr. & Salal Huber, 332 Church Ave., Bozeman, MT 59715, attn:
Michael McGee
Lot 15 – Sawmill Gulch Properties LLC, 701 Gold, Ave., Bozeman MT 59715, attn: Cheryl
Jorgensen
Lot 24 – Barnard Construction Company, Inc., 701 Gold, Ave., Bozeman MT 59715, attn: Cheryl
Jorgensen
Lot 25 – Barnard Construction Company, Inc., 701 Gold, Ave., Bozeman MT 59715, attn: Cheryl
Jorgensen
Lot 26 – Barnard Construction Company, Inc., 701 Gold, Ave., Bozeman MT 59715, attn: Cheryl
Jorgensen
Lot 27 - BT-OH, LLC, 55 Glenlake Parkway Northeast, Atlanta, GA 30328
attn: Stephen Thompson
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ADJOINERS CONTIGUOUS
Lot 16 – D P & J LLC, 716 Doane Rd, Bozeman, MT 59718, attn: Patrick Donnelly
Lot 17 – DGB Development LLC, 244 Cirque Dr., Bozeman, MT 59718, attn: Logan J. Carter
Lot 19 – Lions Gate Developers LLC, 1925 S. 51st Ave, Omaha, NE 68106, attn: Jacob Green