HomeMy WebLinkAbout002 - SP Project Narrative (Signed)
February 25, 2025
City of Bozeman
Attn: Community Development
20 East Olive Street
Bozeman, MT 59771
RE: PROJECT NARRATIVE FOR C.O.B. PLANNINGN APP. NO. 25010 – STITES OFFICE BUILDING SP
To Whom it May Concern,
The project known from here on as “Stites Office Building” is proposed to be located on the current lot
configuration of Lots 4-6, Block 20, Baxter Meadows Subdivision, Phase 2A. The subject location is
currently zoned B-2, “Community Business District”, and there is no desire to pursue a zone map
amendment. The project proposes constructing a 5,100 SF (square foot) office building that will consist
of 2 units that will be pursued as condominiums during construction. Due to the proposed size of the
building, the developer is pursuing an amended plat through C.O.B. Planning App. No. 25039 to
reconfigure the 3 existing lots into 2 lots, as well as amending the existing subdivision parking
entitlement. Once the amended plat is approved, the proposed Stites Office Building will be constructed
on the lot furthest east, Lot 5A. The new lot to the west, Lot 4A, will remain undeveloped at this time to
provide flexibility in future construction designs or real estate sales.
The anticipated start date of construction is late spring of 2025. The proposed development will utilize
the current sanitary sewer main located in the alley to the south by performing a “live tap.” The City of
Bozeman will perform the “live tap.” The newly installed sanitary sewer service will be the same size and
type as indicated on the record drawings (4” SDR-35 PVC). The proposed development will be utilizing
the existing water services off Trakker Trail, with the assumed understanding they are 2" Type K Copper
services stubs. These stubs will be reduced to a 3/4" Type K copper line at the curb stop and then ran to
the mechanical rooms of each unit. Additionally, with this development, there is no identifiable need
for additional parking development due to the creation of a parking entitlement consisting of on-street
parking and a shared parking lot, Lot 3 (Doc. No. 2156020). The number of parking spaces reallocated
due to the amended plat provides 25 spaces to Lot 5A, exceeding the required 20 spaces. Due to the size
of this project, there is no desire to pursue any site plan phasing. A formal response to the conceptual
review comments provided on 12/24/2024 are provided below.
*City comments are italicized and IMEG responses are bold*
1. It appears that this building would be built on Lot 6 with the parking lot on Lot 5, Block 20 of
Baxter Meadows Subdivision, Ph 2A. These lots are currently addressed for assessment purposes
and those addresses would remain the same. If additional rental or condos are proposed, then
those can be addressed at the time of building permit submittal.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 2 of 7
Understood. A subdivision exemption application has been applied for amending the existing
3 lots into 2 lots, showing the proposed development to be built on proposed lot 5A.
2. SLD Waste - tip pad will need to be heated.
Understood. The proposed development is pursuing standard trash receptacles and not a
dumpster. As a result, a graded gravel pad will be placed on the south side of the building.
3. Forestry Changemark note #01 - Recommend 4' x 4' cast iron grates (ADA compliant openings)
and matching 5' vertical trunk guards for all trees planted in pits/wells. Each street tree should
have dedicated drip/bubbler irrigation (20-40 gallons per tree per week, May-Sep). The City of
Bozeman Forestry Division is not responsible for trees on Privately Maintained Streets so these
comments are advisory only.
Understood.
4. Forestry Changemark note #02 - Species planted in bed must be maintained under 30" in height
for vision clearance within Street Vision Triangle.
Understood.
5. Commercial project with no residential component. No park and recreation requirements.
Understood.
6. BMC 38.540.050.A: Provide bicycle parking for the proposed building development per the
requirements in this section.
Understood. A bike rack has been provided near the entrance of the building.
7. Under the Design Report Addendum for Baxter Meadows Phase 2A
(https://weblink.bozeman.net/WebLink/DocView.aspx?id=168697&dbid=0&repo=BOZEMAN&se
archid=6ec1a95f-7161-45fd-96b1-826a4d80edc6&cr=1), half of this building lot will potentially
drain toward a stormwater detention facility with known issues with street flooding and
inundation (Facility ID DP.K01.00037, west of Vaquero Pky and Trakker Trail). Stormwater flow,
from the SW portion of this site should be retained on site or flow northeasterly.
Understood. Stormwater management has been designed to retain all stormwater on site.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 3 of 7
8. W/S Sewer Service - The sewer service in this case doesn't exist to this lot in the back there. You
will need to extend it all the way from the sewer main to the building.
Understood. The drawings have been updated to reflect this need.
9. DSSP II.B.1 A Storm Drainage Plan shall include a map or plat showing building site(s), open
areas, drainage ways, ditches, culverts, bridges, storm sewers, inlets, storage ponds, roads,
streets, and any other drainage improvements. The map shall also include identification and
square foot coverage of the various ground surfaces (i.e. vegetation, gravel, pavement,
structures).
Understood. This is included with this submission.
10. DSSP Section II A. 4. - The applicant must include a storm drainage plan with post-construction
storm water management controls that are designed to infiltrate, evapotranspire, and/or
capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from
a 24-hour storm preceded by 48 hours of no measurable precipitation.
Understood. A stormwater design report is included with this submission.
11. DSSP II - confirm stormwater metrics for the site match the metrics in approved master site plan
storm water design report.
Understood.
12. Montana Post Construction Storm Water BMP Design Manual - The proposed project is located
in an area that is known to have seasonally high groundwater. The applicant must demonstrate
that seasonal high groundwater will not impact the function or maintenance of the proposed
facilities. Industry guidance recommends a three-foot minimum separation from the bottom of
the proposed facility to the underlying groundwater table. The applicant must provide local
seasonal high groundwater elevations to support the proposed design.
Understood. A copy of the geotechnical report is included with this submission certifying the
evidence of seasonal high groundwater.
13. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to
predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm
intensity.
Understood. The site is designed to be in retention and sized accordingly.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 4 of 7
14. BMC 38.410.130. Water Adequacy: The development will need to satisfy the water adequacy
code requirement prior to a future site plan approval. If sufficient water rights cant be provided
to offsets the development's annual demand then a cash-in-lieu of water rights (CILWR) payment
will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. The fee
determination will take place during the site plan review, however if there are any questions or if
a preliminary review is desired please contact Griffin Nielsen with the Engineering/Utilities
Department directly at gnielsen@bozeman.net or (406) 582-2279. The City encourages the use
of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee.
Applicant must obtain a pre-determination from the DNRC demonstrating that a well
groundwater well may be permitted under Montanas exempt appropriation or that provide the
water right documentation if existing prior to finalization of the CILWR fee determination.
Finally, the City would like to make the owner aware of an available CILWR rebate of
approximately 20% for residential units if high-efficiency fixtures (toilets, washers, and shower
heads) meeting the City Water Conservation Division standards are installed. The rebate would
be released at occupancy and requires an agreement defining the terms and amount rebate be
finalized and executed prior to final plan approval. If the owner is interested or has any questions
please reach out to Griffin Nielsen.
Understood. IMEG has reached out to Griffin to determine if water rights have been
addressed through the underlying subdivision. At this time, the anticipated water demand is
calculated in the provided demand report.
15. BMC 38.220.080 A. 2.g. - The applicant must submit a peak hour trip generation value to the City
to determine whether a traffic impact study is required.
Understood. This information is included with this submission.
16. BMC 38.270.020 - Construction Routes: A construction route map must be provided showing how
materials and heavy equipment will travel to and from the site.
Understood.
17. DSSP Section V. B. - Sanitary Sewer And Water System Design Criteria: The applicant must
provide an estimate of the peak-hour sanitary sewer demand and water demand certified by a
professional engineer for the proposed project prior to site plan approval. The engineer must
confirm the demands are within the original subdivision infrastructure report parameters.
Understood. This is summarized in the provided water and sewer demand report.
18. ENG Street Lighting - Bozeman DSSP Lighting Standards. Street lighting must be installed in
accordance with the DSSP Lighting standard.
Understood. Per the SILD agreement 685, the power company is responsible for installing the
street lighting from the original subdivision.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 5 of 7
19. ENG Ped Ramps - The streets adjoining the proposed development are privately maintained
streets. The applicant must confirm that the pedestrian ramps meet ADA requirement and are in
good condition. If they are not, the applicant shall replace the ramps and adjoining sidewalk to
meet ADA requirements.
Understood. The submitted plans reflect this field investigation.
20. ENG Sidewalk - The applicant shows the adjoining sidewalk being constructed. The applicant is
highly encourage to complete this sidewalk with the proposed development for pedestrian
connectivity.
Understood. Only the sidewalk that abuts the developers’ properties will be developed.
21. BMC 38.240.300 Subdivision Exemptions. Lot aggregation and boundary realignment is required
as the current building is proposed to be constructed over a lot line without azero-lot line
condition. A subdivision exemption may be applied for concurrently at the time of site plan
review.
Understood. A subdivision exemption has been applied for under planning app no. 25039
Baxter Meadows SE.
22. BMC 38.320.020.E. – Minimum setbacks. Building is placed on current property lines which
makes it impossible to adhere to minimum setbacks per the B-2 district found in BMC Table
38.320.050. All proposed structures must be located out of setbacks prior to site plan approval.
Understood. A subdivision exemption has been applied under planning app no. 25039 Baxter
Meadows SE. This provides the proposed development to be located outside the required
setbacks. The provided drawings reflect the specific code sections for compliance.
23. BMC 38.350.050.A. Permitted encroachments into setbacks. Trash pad is considered a structure
and is situated in the public Right of Way. Trash pad must be located on the property prior to site
plan adequacy.
Understood. The proposed development is pursuing standard trash receptacles and not a
dumpster. As a result, a graded gravel pad will be placed on the south side of the building.
24. BMC 38.510.020.F.4 – block frontage at intersections. All buildings on a corner at the
intersection of two streets must be placed adjacent to and present a front and primary façade to
both street block frontages. North elevation does not appear to be a front and primary façade.
This must be corrected prior to site plan adequacy.
Understood. Updated to the building have been made for this submission.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 6 of 7
25. BMC 38.510.030.C – Façade Transparency. Transparency for landscaped block frontage
standards applies to the frontages along Caballo Avenue and Trakker Trail Street. For buildings
designed with ground level non-residential uses, at least 25% of the ground floor between 4'-8'
above the sidewalk. For residential uses, 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.
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. Please provide transparency
calculations that demonstrate these criteria are being met prior to site plan adequacy.
Understood. This information is provided on the submitted architectural drawings.
26. BMC 38.510.030.C Weather protection. Although weather protection appears to be provided and
illustrated on the elevations, it must be at least 3 deep over primary business entries. The
elevations lack dimensions, and we cannot verify if the proposed weather protection meets the
standards. Please include dimensions on the elevations prior to site plan adequacy.
Understood.
27. BMC 38.520.070.E Location and screening of roof mounted mechanical equipment. No
mechanical equipment was shown on the plans. If it is to be mounted on the roof, please abide
by this code section.
Understood. No roof-mounted equipment is proposed. The proposed ground mounted
equipment is designed to be screeded with a fence.
28. BMC 38.540.050 Number of Parking spaces required. This subject property is part of the Baxter
Meadows Phase 2 Planned Unit Development (PUD). Per the parking agreement recorded at the
County (document number 2156020), lots 4, 5, and 6 are allotted 16, 16, and 15 parking spaces
each respectively. Changing the lot boundaries may affect the parking allotted each lot. Please
provide this information of how the parking allotment will be amended and parking calculations
in the site plan application prior to site plan adequacy.
Understood. A parking amendment is being submitted with the SE application. Exhibit A of
this amendment is provided with this submittal to demonstrate the amended parking
allocations and parking requirements.
29. BMC 38.560.080 - Comprehensive sign plan (CSP). A CSP plan must be submitted for all
commercial, office, industrial and civic uses consisting of two or more tenant or occupant spaces
on a lot, or two or more lots subject to a common development permit or plan. This must be
submitted prior to any sign building permits.
Understood.
30. BMC 38.570. Lighting. Proposed building is close to the adjacent property. A detailed
photometric plan will be required with measurements in footcandles. Please demonstrate that
light from all features is compliant with this chapter prior to site plan adequacy.
Understood.
TO: City of Bozeman IMEG # 24006341.00
DATE: February 25, 2025 Page 7 of 7
31. Landscape and sidewalk plans per PUD. Please provide any PUD plans pertinent to landscaping
requirements, sidewalks, and tree pits, etc. as applicable.
Understood. The developer has coordinated with the HOA/PUD and has received approval for
the proposed development. No HOA/PUD plans have been made available at this time.
If you have any questions or require additional information, please contact me at (406) 587-1115.
Sincerely,
Matthew J. Holbrook, E.I.