HomeMy WebLinkAboutRE Lot 2, Block 3 Ferg. Farm ParkingFrom: Nakeisha Lyon <nlyon@BOZEMAN.NET>
Sent: Thursday, November 10, 2022 10:44 AM
To: Greg Matthews
Cc: Tyler Stahnke
Subject: RE: Lot 2, Block 3 Ferg. Farm Parking
Attachments: ATT00001.txt; ATT00002.htm
Hi Greg,
To follow up from our phone call earlier I wanted to provide an update from my original interpretation
of the application of the joint use agreement and the alternative/net factor for parking.
Though the joint use agreement utilizes the 85% factor for their management, this is to create a baseline
per say for what they need to provide for parking overall based on the uses proposed in the subdivision.
The joint use agreement provides Lot 2, Block 3 with 19 parking spaces which exist on the Block.
You may utilize the net factor calculations previously proposed to be more creative about your
calculations in order to meet the threshold of parking you’ve been granted by the agreement.
The storage and mechanical rooms can be accessory to the office use and therefore, subtracted out per
the alternative factor and in addition to the other areas called out by BMC 38.540.010.A.1.a.
I don’t think a modification is required to further clarify.
There are some elements of this that don’t add up so if at a later date the property owner or someone
else was required to update the modification, we can capture those then.
Please provide a copy of this email during your conceptual submittal and I can work with the Planner
assigned, if not me, if they have any questions,
Thank you,
Nakeisha Lyon, AICP | Associate Planner | Community Development
Pronouns: she, her, hers
City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771
P: 406.582.2963 | E: nlyon@bozeman.net | W: www.bozeman.net/planning
The City has enhanced our project intake process and will now be receiving all project submittals - New
and Revisions, through ProjectDox. As a result of this transition in process, response times to inquiries
may be delayed. We understand the impacts any delay may create for your site development and we will
make every effort to provide you with the highest level of customer service in a timely manner. We
encourage you to review our Development Center webpage and become familiar with the new intake
process. Your patience during this transition is greatly appreciated.
From: Nakeisha Lyon
Sent: Tuesday, November 8, 2022 8:35 PM
To: Greg Matthews <greg@gregmatthewsstudio.com>
Cc: Tyler Stahnke <tyler@gregmatthewsstudio.com>
Subject: RE: Lot 2, Block 3 Ferg. Farm Parking
Hi Greg,
Each use is calculated separately so the office is 1 space per 250 sf and storage is 1 space per 1,000
square feet of floor area devoted to storage of goods per the BMC.
You’d only need 4 or 5 spaces additional spaces for the storage use. This can easily get reduced out with
the application of the overall reduction from the joint use parking agreement or shown to be provided
by other spaces.
Mechanical room would be included in the storage use or office use and essentially get reduced out with
the 85% factor.
With the additional storage area, a modification would be required to the Master Site Plan to reflect the
square footage change for the building.
Thank you,
Nakeisha Lyon, AICP | Associate Planner | Community Development
Pronouns: she, her, hers
City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771
P: 406.582.2963 | E: nlyon@bozeman.net | W: www.bozeman.net/planning
The City has enhanced our project intake process and will now be receiving all project submittals - New
and Revisions, through ProjectDox. As a result of this transition in process, response times to inquiries
may be delayed. We understand the impacts any delay may create for your site development and we will
make every effort to provide you with the highest level of customer service in a timely manner. We
encourage you to review our Development Center webpage and become familiar with the new intake
process. Your patience during this transition is greatly appreciated.
From: Greg Matthews <greg@gregmatthewsstudio.com>
Sent: Tuesday, November 8, 2022 5:59 PM
To: Nakeisha Lyon <nlyon@BOZEMAN.NET>
Cc: Tyler Stahnke <tyler@gregmatthewsstudio.com>
Subject: RE: Lot 2, Block 3 Ferg. Farm Parking
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless
you recognize the sender and know the content is safe.
Hi Nakeisha,
Thanks for getting back to me so quickly. Understood on keeping the square footage reduction approach
consistent across the joint parking mechanism. We obviously have some work to do with IMEG to clarify
and coordinate the correct number of parking spaces allocated to this property and overall block,
however the larger concern of mine is how we can execute the full height basement walls without
doubling the off-street parking requirement.
Long story short, the pad site is currently a 7’ deep hole and I’d rather spend $100K pouring tall concrete
walls and have space we can use as storage/ mechanical space as opposed to spending $80K to bring in
structural fill and pour a slab on grade!
In concept the storage/ mechanical is an incidental use to the functional 6,320 s.f. of Office, but with the
standard 85% calc of the “gross floor area”, the additional 4,520 s.f. of storage and 900 s.f. of
mechanical would put us at a gross floor area of 11,740 s.f., requiring 39 off street parking spaces, 18
more than what is realistically needed!
Is this correct, or is there another way to approach this, i.e. creating another use type like Warehouse/
storage, etc.? What would the use type of the mechanical space be?
Anyhow, I’m hoping there is a logical approach that we can take which capitalizes on the existing
condition without artificially inflating the required parking. Thoughts?
Best,
GREG MATTHEWS, AIA, LEED PROFESSIONAL
PRINCIPAL
GREG MATTHEWS STUDIO
P.O. BOX 11355
BOZEMAN, MT 59719
M: 406.580.1152
From: Nakeisha Lyon <nlyon@BOZEMAN.NET>
Sent: Tuesday, November 8, 2022 11:31 AM
To: Greg Matthews <greg@gregmatthewsstudio.com>
Cc: Tyler Stahnke <tyler@gregmatthewsstudio.com>
Subject: RE: Lot 2, Block 3 Ferg. Farm Parking
Hi Greg,
It’s possibly an error, or the fact that there’s the overall reduction and maybe they are deducing 3
spaces but not showing it.
This is a mechanism the property management company or property owner is supposed to regulate
outside of the City’s review.
I didn’t do the review on the most recent change but I do think that more information should have been
included to make this more clear.
It’s not clearly showing where the spaces are being reduced and applied from the overall reduction. And
there looks like there are other errors on this as well.
Essentially, I would recommend an update in the mechanism that showed where the spaces were
actually being reduced per block and lot, not just overall. And fix any issues with the mechanism overall.
For example, Block 3 denotes that 171 parking spaces are required to serve the uses and lots in this
block.
The top chart says 102 parking spaces of that 171 are already provided.
Yet the total from the lots/use in blue that represent what’s already approved or constructed denotes
111 parking spaces existing or are constructed.
The chart for Block 3 would suggest that the remaining required spaces still need to be developed to
meet the 171 parking spaces required.
Yet the reductions at the top suggest (which is what we discussed) that enough parking has been
constructed and no more is needed.
So this leads me to believe that, your 22 spaces are available, you’d have to show me where they are
provided and how there is no overlap in your operating hours versus the other uses that may use those
spaces.
It appears that’s not the case (please correct me if I am wrong).
Unfortunately, you cannot individually take the alternative calculation to parking because the joint
parking mechanism does not take that alternative approach but uses the 85% factor.
If there wasn’t a joint parking mechanism, you could do the alternative calculation. But because this
regulates the entire subdivision, any factors applied to this must be applied consistently on all lots and
blocks.
If the parking mechanism is updated, you could show that there are 22 spaces required based on the
square footage of the use and the 85% factor application.
With the additional overall reductions (30%), if more clearly applied to each lot and block, 19 spaces will
be required and provided in this area.
OR you can reduce to 16 spaces will be required and provided as long as the reduction is accounted for
overall and you aren’t taking spaces from others sites.
Essentially, though you cannot approach this with a different reduction/alternative factor as proposed,
you may reduce your parking spaces need based on the overall reduction that is applied to the overall
subdivision.
I think I may bring this up to my manager to take a 2nd look. There are definitely some errors here that
I’m not sure how or why this got approved the way it did.
Thank you,
Nakeisha Lyon, AICP | Associate Planner | Community Development
Pronouns: she, her, hers
City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771
P: 406.582.2963 | E: nlyon@bozeman.net | W: www.bozeman.net/planning
The City has enhanced our project intake process and will now be receiving all project submittals - New
and Revisions, through ProjectDox. As a result of this transition in process, response times to inquiries
may be delayed. We understand the impacts any delay may create for your site development and we will
make every effort to provide you with the highest level of customer service in a timely manner. We
encourage you to review our Development Center webpage and become familiar with the new intake
process. Your patience during this transition is greatly appreciated.
From: Greg Matthews <greg@gregmatthewsstudio.com>
Sent: Monday, November 7, 2022 6:26 PM
To: Nakeisha Lyon <nlyon@BOZEMAN.NET>
Cc: Tyler Stahnke <tyler@gregmatthewsstudio.com>
Subject: Lot 2, Block 3 Ferg. Farm Parking
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless
you recognize the sender and know the content is safe.
Hi Nakeisha,
I’ve been racking my brain trying to figure out how the joint parking mechanism has the subject
property approved for 6,560 gross square feet of Office and only 19 off street parking spaces. However,
I just recently noticed that Lot 1, Block 3, has 22 spaces allocated for a very similar 6,548 gross s.f. of
Office, which aligns with my calculation (85% of floor area/ 250)! Is this simply an error by IMEG who
accidentally calculated 85% of the “floor area” instead of 85% of the “gross floor area”, i.e. effectively
determining parking on 85% of 85% of the gross preapproved floor area!?!?
I’m still trying to wrap my head around the joint parking mechanism and Ryan at IMEG is trying to do the
same thing after having this fall in his lap with Drew no longer working there.
Anyhow, I’ve put together a conceptual design for the lot that I have under contract which is effectively
6,320 s.f. of Office, see attached pdf, and am looking for your review and/ or endorsement on the
parking approach. The approach I would like to take is the itemized area reduction per Sec. 38.540.010,
which effectively reduces the 6,320 s.f. of Office floor area to 4,120, see area calc breakdown and red
shaded areas of the floor plans for the itemized reduced square footage on the attached pdf. Long story
short, I would like your review/ endorsement to determine if this is an acceptable approach for the
parking calculation? If so, I imagine a reduction to the 19 (or 22?) parking spaces is much easier than
going the reverse direction and needing to request additional spaces.
More than happy to jump on a quick Zoom to discuss further or meet up with you at your office. Let me
know what your initial thoughts are so I can proceed accordingly with the close of the property under
contract.
P.S.- I already have approval from Ferguson Farm Architectural Review Board, so this is the last box I
need to check before diving into developing permit doc’s.
Best,
GREG MATTHEWS, AIA, LEED PROFESSIONAL
PRINCIPAL
GREG MATTHEWS STUDIO
P.O. BOX 11355
BOZEMAN, MT 59719
M: 406.580.1152