HomeMy WebLinkAbout02 BSF HQ Narrativep. 1 city of bozeman modification | bridger ski foundation HQ | 4/8/2025
Narrative
1606 Gold Ave, located in North Bozeman's M-1 Light Manufacturing zoning district, has been the home of a Construction and Drilling
business since the early 1980's. The existing property includes a 40' x 60' main building (containing a workshop and offices), a con-
crete access apron off of Gold Avenue, four out-buildings, and a gravel parking area. Bozeman Creek cuts through the eastern portion
of the site.
Local non-profit Bridger Ski Foundation is purchasing the property for their new home and will make modest site improvements qualify-
ing as Level 1 Improvements and impacting less than 20% of the site. Improvements include:
1. Reconfigure the existing gravel parking area as an asphalt parking pad that connects to the existing approach
concrete apron and
2. Provide an ADA compliant parking space adjacent to the building entry;
3. Add a concrete pedestrian path connecting the building's entry to Gold Avenue;
4. Add a canopy at the building entry to provide weather protection and delineate entry;
5. Remove the four non-code-compliant outbuildings;
6. Replace the existing windows and doors for closer alignment with current energy codes;
7. Review condition of existing siding and paint and/or replace with new metal siding where needed.
No modifications to the existing building footprint are proposed and existing openings will be re-used.
Modification 38.230.160 - Reuse, Change in Use or Further Development of Site
• C.2. Changes proposed for the site, singly or cumulatively, do not increase lot coverage by buildings, storage areas, parking areas or im-
pervious surfaces and/or do not result in an increase in intensity of use as measured by parking requirements, traffic generation or other
measurable off-site impacts;a. By more than 20 percent for developments not meeting one or more of the criteria of section 38.230.040.C
The proposed modifications remain less than 20% of the site and do not meet any of the criteria of section 38.230.040.. As such, a
Site Plan Review is non required, only a site Modification.
Watercourse Setback 38.410.100
Setback for developments granted preliminary plan or plat approval prior to July 10, 2002. These provisions apply to all developments granted
preliminary plan or plat approval prior to July 10, 2002, including applicable subdivision exemptions
A minimum 35-foot setback must be provided along both sides of all other watercourses.
No improvements are proposed within the Bozeman Creek 35' Watercourse Setback, see drawings.
In addition, drawings reflect a creek setback deriving from the site's plat map. This setback was established from the centerline of
Bozeman Creek, which at the time was along the property line. Both the 35' Watercourse setback and the original 60' creek setback
are shown on the site plan. No improvements are proposed in either setback.
COB Modification Request
1606 Gold Ave, Bozeman, MT
p. 2 city of bozeman modification | bridger ski foundation HQ | 4/8/2025
Wetlands & Floodplains
• Per Bozeman GIS Mapping, USGS Inventory, no Wetlands are located on the proposed site.
• While there are floodplain zones located on site, proposed improvements do not encroach on these areas.
• Floodplains on site include Zone AE Regulatory Floodway, Zone AE Areas w/ Base Flood Elevation, and Zone A
Areas without Base Flood Elevation.
Zone AE - RF
Zone AE - BFEZone A
Applicability and Compliance 38.500.020.B.1
• Level I Improvements include all exterior remodels, building additions, and/or site improvements commenced within a three-year period
(based on the date of permit issuance) that affect the exterior appearance of the building/site and/or increase the building's area by up
to 20 percent. The requirement for such improvements is that the proposed improvements meet the standards and do not lead to further
non-conformance with the standards. For example, if a property owner decides to replace a building facade's siding, then the siding must
meet the applicable exterior building material standards, but elements such as building articulation (see section 38.530.040) would not be
required.
p. 3 city of bozeman modification | bridger ski foundation HQ | 4/8/2025
Block Frontage 38.510.030.G
The site is categorized under "other" for block frontage, and while the modifications utilize an existing building the ordinance is still
honored where applicable:
Land use per Table 38.310.030.040
• M-1, Offices/Business Permitted
Building Placement
10' minimum front setback for buildings
• NA, existing building
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 is existing, no additions; however, the main entry is visible and a pedestrian connection is provided.
Facade Transparency
• NA, Using existing openings only.
Weather Protection
At least 3' deep over primary business -
• Awning greater than 3' proposed at entry
Parking Location
There are no parking lot location restrictions, except that a 10' buffer of landscaping
• Proposed off-street parking utilizes the existing access apron and provides a 10' buffer of landscaping.
Landscaping
38.500.020 Level I Improvements "landscaping improvements are encouraged, but not required"
• See Landscape Drawings for proposed landscape
Sidewalk Width
Sidewalks...5' minimum width in other areas
• Public Sidewalk provided, See Drawings