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HomeMy WebLinkAbout24482 Staff Report FINAL Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 1 of 20 Application No. 24482 Type Site Plan Project Name Missouri Heights SP Summary A site plan for the construction of a mixed-use development containing commercial and residential uses located at 703 W Mendenhall Street. The proposed building will be five stories, approximately 21,375 square feet, with 13 residential units and 2 commercial units. The building will also include a courtyard, rooftop deck, and 9 covered parking spaces. The site is located within the Midtown Urban Renewal District which does not require a minimum number of parking spaces to be provided within the development per BMC 38.540.050.A.6.d. The applicant is requesting a departure from BMC 38.400.100.E Street Vision Triangle regarding the building location in relation to the street corner and a departure from BMC 38.510.030.B.2 Storefront block frontage standards regarding the sidewalk width along W Mendenhall Street. Vehicle access to the site is provided from the existing alley located along the Western rear property line. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. Zoning B-2M Growth Policy Community Commercial Mixed Use Parcel Size 0.137 Acres (5,967 sf) Overlay District(s) None Location 703 W Mendenhall Street; in the northwest corner of the intersection of W Mendenhall Street and N 7th Avenue Legal Description Lot 11 & 12, Block 8 of Springbrook Addition, in Section 12, Township 2 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana Owner Missouri Heights, c/o Steffanie Haring, 4600 Sourdough Lane, Bozeman, MT 59715 Applicant Atelier Mey, c/o Shawna Meyer, 3642 Willian Avenue, Miami, FL 33133 Representative Atelier Mey, c/o Shawna Meyer, 3642 Willian Avenue, Miami, FL 33133 Staff Planner Bailey Minnich Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 5/19/2025 – 6/10/2025 5/16/2025 5/16/2025 N/A Advisory Boards Board Date Recommendation Development Review Committee 5/13/2025 Adequate for further review with applicable conditions and code provisions. Recommendation The application is sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or her designees Date: 7/9/2025 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access located online in the City’s Laserfiche Repository for Application 24482 Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 2 of 20 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comments was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to permit the construction of a mixed-use development containing commercial and residential uses located at 703 W Mendenhall Street. The proposed building will be five stories, approximately 21,375 square feet, with 13 residential units and 2 commercial units. The building will also include a courtyard, rooftop deck, and 9 covered parking spaces. The site is located within the Midtown Urban Renewal District which does not require a minimum number of parking spaces to be provided within the development per BMC 38.540.050.A.6.d. The applicant is requesting a departure from BMC 38.400.100.E Street Vision Triangle regarding the building location in relation to the street corner and a departure from BMC 38.510.030.B.2 Storefront block frontage standards regarding the sidewalk width along W Mendenhall Street. Vehicle access to the site is provided from the existing alley located along the Western rear property line. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. The site is zoned B-2M, Community Business District-Mixed, and the proposed use is consistent with the allowable uses in the B-2M zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director finds that the proposed Site Plan complies with the requirements of the BMC if certain conditions are imposed. Therefore, being fully advised of all information comprising the record of review regarding this application, the Director makes the following decision. C) The Site Plan meets the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title, as noted in the Code Provisions section of this document. The evidence contained in the submittal materials, advisory body review, public comment, and this report justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations and all applicable criteria of Ch. 38, BMC. On this _12_day of __August____, 2025, Erin George, Director of Community Development, or her designee, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Department of Community Development for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT OR HER DESIGNEE Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 3 of 20 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. CODE PROVISIONS 1. BMC 38.240.310.A.6. Aggregation. The building is located over existing lot lines. Based on this condition, the building would not meet the existing setbacks along this lot line. A subdivision exemption to aggregate the underlying lots must be reviewed, approved, and recorded with the Gallatin County Clerk and Recorder’s Office prior to final site plan approval. No building permit(s) may be issued until such time that the lot lines are aggregated in compliance with local and state requirements and that places the proposed structure in compliance with all zoning regulations. 2. BMC 38.410.130. Water Rights. The final determination of cash-in-lieu of water rights (CILWR) for this site is $8,285. The applicant must provide CILWR fee payment and the receipt to the Review Engineer to demonstrate compliance with water adequacy provisions prior to final site plan approval. 3. BMC 38.420.030. Cash donation in-lieu of land dedication. The finalized cash donation in-lieu of land dedication (CILP) has been determined as $5,771.70 and must be paid prior to final site plan approval. 4. BMC 38.520.070.E. An updated rooftop plan or elevations documenting the required screening for all rooftop mechanical equipment must be submitted prior to final site plan approval. 5. BMC 38.530.070.C. An updated elevation plan documenting compliance with the blank wall standards for the area along W Mendenhall Street in the southwest corner of the building must be submitted prior to final site plan approval. 6. BMC 38.560.020 – A sign permit is required prior to the installation of any signs on the subject site. Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 4 of 20 Figure 1: Current Zoning Map Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 5 of 20 Figure 2: Growth Policy Designation Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 6 of 20 Figure 3: Site Plan N Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 7 of 20 Figure 4: Landscaping Plan Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 8 of 20 Figure 5: North and West Elevations Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 9 of 20 Figure 6: South and East Elevations Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 10 of 20 Figure 7: Building Renderings Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 11 of 20 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively, this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy (38.100.040.D) Meets Code? Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-2M, Community Business District-Mixed Yes Comments: The Bozeman Community Plan 2020, on page 73, discusses how zoning regulations are made in accordance with a growth policy. “The City must balance many issues in approving urban development. Therefore, it is not unusual if there is some tension between competing priorities, even if there is no explicit contradiction in policy.” The adopted regulations in Chapter 38, the Uniform Development Code (UDC), are the result of the Commission considering and balancing a wide range of issues, and the regulations provide an overall compliance basis of evaluation of the specific development application to the aims and aspirations of the growth policy. This balancing in crafting regulations means that individual goals or objectives are not maximized to the exclusion of other priorities, and evaluation occurs against the whole of the growth policy. Applications consistent with the adopted regulations are in accordance with the overall growth policy. B-2M is an implementing district of the 2020 Community Plan designation of Community Commercial Mixed Use and is supported by the following goals: - Goal N-1: Support well-planned, walkable neighborhoods. Staff Comment: This project is located at the intersection of N 7th Avenue and W Mendenhall Street, and within 1 block of amenities along Main Street and 3 blocks from the downtown core area. Both N 7th Avenue and W Mendenhall Street include public sidewalks and multiple public transit stop locations. - Goal N-1.1: Promote housing diversity, including missing middle housing. Staff Comment: This project proposes a total of 13 market-rate residential dwelling units in a single apartment building. The number of proposed units will provide diversity in the housing types available within the City of Bozeman. - Goal N-1.11: Enable a gradual and predictable increase in density in developed areas over time. Staff Comment: The subject property is located in an area of higher density zoning districts near the intersection of N 7th Avenue and W Mendenhall Street. N 7th Avenue contains a corridor of commercial zoning to the north and south of the subject property. The area transitions to higher density zoning districts such as R-4 (residential high-density district) and R-5 (residential mixed-use high-density district) towards the northwest of the proposed development, further down W Mendenhall Street. The location of the proposed site directly off N 7th Avenue and W Mendenhall Street creates a predictable increase in density by establishing a transition between full commercial uses and standard single household residential properties further to the west. Additionally, the proposed development fits the character of the area as the subject property is surrounded by existing multi-household mixed-use developments of similar scale. - Goal DCD-1: Support urban development within the City. Staff Comment: This project is a redevelopment of one infill lot providing higher-density residential units within close proximity to commercial uses. The proposed site is located adjacent to N 7th Avenue, which is designated as a Principal Arterial classification and W Mendenhall Street, which is designated as a Minor Arterial, both anticipated for the higher level of density and city services. Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 12 of 20 - Goal DCD-1.1: Evaluate alternatives for more intensive development in proximity to high visibility corners, services, and parks. Staff Comment: This project is located at the intersection of N 7th Avenue and W Mendenhall Street, which is designated as a high-visibility street corner. N 7th Avenue is classified as a Principal Arterial, and W Mendenhall Street is classified as a Minor Arterial. Additionally, there is a Streamline bus stop located at the intersection of N 7th Avenue and W Mendenhall, which serves both the Blueline and Purpleline. Due to the site’s proximity to these city services, it provides a higher level of potential for more intense redevelopment. - Goal DCD-1.9: Promote mixed-use developments with access to parks, open space, and transit options. Staff Comment: This project provides a mixed-use development with access to multiple transit options along both N 7th Avenue and W Mendenhall Street. Cooper City Park is located to the south approximately 0.36 miles from the subject property, and West Lake City Park is located to the northeast approximately 0.6 miles from the subject property. - Goal DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. Staff Comment: This project is a mixed-use development with higher-density housing adjacent to existing public transportation routes along N 7th Avenue and W Mendenhall Street. Streamline bus service has an existing Blueline route stop located at the intersection of N 7th Avenue and W Mendenhall, as well as an existing Purpleline route stop at the same location. Both routes are directly across N 7th Avenue from the proposed development. Growth Policy – Community Commercial Mixed Use: “The Community Commercial Mixed Use category promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. The urban character expected in this designation includes urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities. High density residential areas are expected in close proximity.” “Developments in this land use area should be located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes. Due to past development patterns, there are also areas along major streets where this category is organized as a corridor rather than a center. Although a broad range of uses may be appropriate in both types of locations, the size and scale is to be smaller within the local service areas. Building and site designs made to support easy reuse of the building and site over time is important. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single use. Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections. Building height or other methods of transition may be required for compatibility with adjacent development.” Staff Comment: As described through the above goals and strategies, the proposed project conforms to the Bozeman Community Plan 2020 designation of Community Commercial Mixed Use by providing urban density homes within city limits in proximity to existing and developing parks, commercial nodes, centers of employment, retail, and schools. The Apartment use as denoted within the site plan submittal is allowed within the B-2M zoning district, and the project conforms to the requirements of the B-2M zoning district. The property is within the City’s municipal service area and complies with the goals and objectives of the growth policy and other supporting city plans. No conflicts between the proposed use, zoning compliance, and the growth policy are identified. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership Yes Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 13 of 20 Comments: The applicant has indicated that the proposed mixed-use development will eventually be converted into condominium units. The proposed condominiums will be reviewed through a separate process after approval of the current site plan application. The proposed use of the site is consistent with the allowed uses in the B-2M zoning district. As detailed in this report, the application conforms with all relevant provisions of the UDC and other City regulations. Additional steps will be required, including but not limited to building permits and infrastructure plans. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None N/A Comments: There are no current violations on the property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Yes Comments: The application meets all the site plan submittal material requirements with the inclusion of applicable conditions of approval and code provisions, which must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or code provision. The site plan is not proposed to be a phased project. The applicant will not be seeking phased occupancy for the development and plans to develop the entire project in one phase. Any additional development, such as an expansion, may require an amendment to this approved site plan or a new site plan applicable to that area based on the met thresholds of applicability denoted in Sec. 38.230.040. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartments/apartment building; Office; Restaurant Yes Form and intensity standards 38.320 Zoning: B-2M Setbacks Structures Parking / Loading Yes, with code provision Front Block Frontage – Mixed/Storefront Block Frontage – Mixed/Storefront Rear 10-feet 5-feet Side 5-feet 5-feet Side or Rear adjacent to Alley 5-feet Comments: Apartments and apartment buildings are permitted uses within the B-2M zoning district. The proposed structure complies with all B-2M zoning district setbacks, with one code provision. The subject property is comprised of two lots, and the applicant must aggregate the lots together prior to final site plan approval. The applicant has submitted subdivision exemption #25305 to aggregate the two lots, but it has not been approved or recorded at this time. Code provision #1 requires the aggregation to be approved and recorded with the Gallatin County Clerk and Recorder's Office prior to final site plan approval in order to demonstrate compliance. Additionally, no building permits may be issued by the City until the lot lines are relocated in compliance with all zoning regulations. Mixed-use buildings are subject to block Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 14 of 20 frontage standards. The block frontage designation is Mixed along both N 7th Avenue and W Mendenhall Street. BMC 38.510.030.D.2 requires the applicant to choose either Storefront or Landscaped block frontage standards for conformance. The applicant has chosen to comply with the Storefront block frontage standards for both N 7th Avenue and W Mendenhall Street. The Storefront standards permit the building placement to be located at the front property line or the back edge of the sidewalk. Lot coverage 72% Allowed 100% Yes Building height 60-feet Allowed 5 stories or 60 feet Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. The B-2M zoning district permits a maximum building height of 5 stories or 60 feet for buildings, which includes the parapet wall. According to the submitted building elevations, the proposed building will include 5 stories and is a maximum of 60 feet to the top of the parapet. A proposed elevator shaft extends above the maximum height of the building; however, these are exempt from the height limitation of the zoning district per BMC 38.350.050.D.2.c. The proposed building is compliant with the maximum building height. Maximum lot coverage is listed as 100% for the B-2M zoning district. The proposed development would have a building lot coverage of approximately 72%. Applicable zone specific or overlay standards 38.330-40 N/A Comments: The project is not within an overlay district and does not have any zone-specific standards. General land use standards and requirements 38.350 Yes Comments: A proposed elevator shaft extends above the maximum height of the building; however, these are exempt from the height limitation of the zoning district per BMC 38.350.050.D.2.c. The applicant has chosen to comply with the Storefront block frontage standards for both N 7th Avenue and W Mendenhall Street. The Storefront standards permit the building placement to be located at the front property line or the back edge of the sidewalk. Additionally, weather protection at least 5-feet in average depth along at least 60% of the building facade is required by the Storefront block frontage and is also exempt from the front setback requirements. The proposed elevator shaft and awnings comply with the setback and height exemptions of this code section. Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Comments: There are no additional supplemental use criteria requirements applicable to this proposed project. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A Affordable housing plan N/A Comments: The project is not proposing any affordable housing units. All residential units are proposed at market rate. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 N/A Access easements N/A Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Adjacent streets exist to serve the site and no additional dedication is needed. Vehicle access to the site will be from the adjacent alley off W Mendenhall Street. A traffic impact study was waived by the Engineering Division. City staff reviewed the proposed trip generation and found that the projected traffic volumes are within acceptable limits based on current standards, and also considered nearby conditions, including available parking and access. N 7th Avenue is a Montana Department of Transportation controlled National Highway System Route. MDT may require a review process which could impact the proposed development layout. In the event MDT requires changes, a modification or resubmittal of the Site Plan will be required. Additionally, all work within the MDT right-of-way must meet MDT standards and specifications. Sidewalks 38.400.080 Yes, with the Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 15 of 20 requested departure Comments: Sidewalks currently exist along N 7th Avenue and W Mendenhall Street. The block frontage designation is Mixed along both N 7th Avenue and W Mendenhall Street. BMC 38.510.030.D.2 requires the applicant to choose either Storefront or Landscaped block frontage standards for conformance. The applicant has chosen to comply with the Storefront block frontage standards for both N 7th Avenue and W Mendenhall Street. The Storefront block frontage requires a minimum 12-foot-wide sidewalk between the curb edge and the proposed storefront. The site plan application proposes the sidewalk on N 7th Avenue to be the required 12-foot width in front of the development. The applicant is requesting a departure from the minimum sidewalk width along W Mendenhall Street. Departure criteria under BMC 38.510.030.B.3.e permit alternative designs if the design can accommodate safe and comfortable pedestrian traffic for the full block development. The sidewalk along W Mendenhall would be a minimum of 10 feet, 9 inches. However, the proposed building includes a courtyard entry, which increases the overall sidewalk area along W Mendenhall Street and permits a design that can accommodate the pedestrian traffic. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage, and striping Yes Comments: Vehicular access to the site will be provided from the existing alley which connects onto W Mendenhall Street. The development proposes a total of 9 parking spots on-site within the building. One space will be reserved for ADA parking and the remaining 8 spaces will be provided through a Combilift 543 mechanical parking system. Mechanical auto lifts are permitted under BMC 38.540.020.Q if they are fully enclosed within the structure. Engineering evaluated the drive accesses for compliance with design standards. Fire lanes, curbing, striping, signage, and gutters have also been reviewed and approved by the Fire Department and Engineering Department. Street vision triangle 38.400.100 Yes, with the requested departure Transportation pathways 38.400.110 N/A Pedestrian access easements for shared use pathways and similar transportation facilities N/A Public transportation 38.400.120 Yes Comments: N 7th Avenue is classified as a Principal Arterial and W Mendenhall Street is classified as a Minor Arterial. No new pedestrian easements are proposed with this project. The applicant is requesting a departure from BMC 38.400.100.A, regarding the street vision triangle in the southeast corner of the proposed building at the intersection of N 7th Avenue and W Mendenhall Street. A departure is permitted for intersections with traffic signals, intersections on one-way streets, or streets classified as an urban route by MDT. The intersection of N 7th Avenue and W Mendenhall is controlled with traffic signals and W Mendenhall is a west-bound one-way street classified as an MDT urban route. The applicant is proposing a curb bulb to be installed at the corner of W Mendenhall and N 7th Avenue to enhance pedestrian visibility and safety around the street vision triangle encroachment. The departure was reviewed and approved by the Engineering Department. Additionally, this project is a mixed-use development with residential housing adjacent to an existing public transportation route along N 7th Avenue and W Mendenhall Street. Streamline bus service has an existing Blueline and Purpleline route stop located in the northeast corner of the intersection of N 7th Avenue and W Mendenhall, across N 7th Avenue from the subject property. No improvements are required or proposed to the existing route stop. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 N/A Comments: There is no proposed neighborhood center applicable to this SP application. Lot and block standards 38.410.030-040 N/A Midblock crossing: rights of way for pedestrians alternative block delineation N/A Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 16 of 20 Comments: Requirements of BMC 38.410, such as lot and block standards, were previously reviewed for conformance and satisfied, if necessary, as part of the applicable platting process associated with the original creation of the lots. Public streets and sidewalks surround the subject property, providing adequate pedestrian connectivity. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area N/A Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. The site is not adjacent to any existing or approved public parks. Applicable cash in lieu of water rights was determined formally by the Engineering Department and must be paid to the City of Bozeman prior to the approval of this SP per code provision #2. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Requirements for grading and drainage, design standards for stormwater facilities, stormwater maintenance and landscaping for said facilities have been reviewed for conformance to the City’s standards by the Engineering Department. Watercourse setback 38.410.100 N/A Watercourse setback planting plan 38.410.100.2.f N/A Comments: Watercourse setbacks and an associated planting plan are not applicable to this proposed development. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu N/A Comments: A total of 0.05 acres of equivalent cash donation in lieu of parklands (CILP) is required for this project. When the net residential density of a project is known, 0.03 acres per dwelling unit of land must be provided per BMC 38.420.020.A.1. Additionally, when the project proposes more than 8 dwelling units per acre, the dedication for the density above the 8 dwellings per acre must be met with a cash donation in lieu of the additional land. This project is proposing 13 dwelling units over 0.14 net acres for a net density of 64 units per acre. Because of the cap on the parkland requirement, the CILP does not take into account the total net density and instead is based on the maximum 12 units per acre for an equivalent. With a total of 0.05 acres owed for CILP, at an appraisal land value of $2.65 per square foot, the applicant owes $5,771.70 to provide the necessary cash donation for their proportionate share of parkland contribution as determined by the City Parks Department. Per code provision #3, CILP must be paid prior to final site plan approval. Park Frontage 38.420.060 N/A Park development 38.420.080 N/A Recreation pathways 38.420.110 N/A Park/Recreational area design N/A Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 17 of 20 Comments: This site plan application is for a residential development and does trigger parkland dedication. Please see the above comments regarding CILP applicable to this development. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed – Storefront Yes, with requested departure Departure criteria Yes Yes Multi-household buildings are subject to block frontage standards. The block frontage designation is Mixed along both N 7th Avenue and W Mendenhall Street, which requires the applicant to choose to comply with either Storefront or Landscaped block frontage standards. The applicant has chosen to comply with the Storefront block frontage standards along both street frontages. The proposed building will comply with all Storefront standards, including building entrances, façade transparency, weather protection, and parking location, with one departure for the proposed sidewalk along W Mendenhall Street. As discussed in Section 6a of this report, the Storefront block frontage requires a minimum 12-foot-wide sidewalk between the curb edge and the proposed storefront. The site plan application proposes the sidewalk on N 7th Avenue to be the required 12-foot width in front of the development. The applicant is requesting a departure from the minimum sidewalk width along W Mendenhall Street. Departure criteria under BMC 38.510.030.B.3.e permit alternative designs if the design can accommodate safe and comfortable pedestrian traffic for the full block development. The sidewalk along W Mendenhall would be a minimum of 10 feet, 9 inches. However, the proposed building includes a courtyard entry, which increases the overall sidewalk area along W Mendenhall Street and permits a design that can accommodate the pedestrian traffic. The proposed building features demonstrate compliance with the intent of the Storefront block frontage standards, in addition to the requested departure for the sidewalk along W Mendenhall Street. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: As discussed in Section 6a, the proposed sidewalk along N 7th Avenue will be a minimum of 12 feet wide. The sidewalk along W Mendenhall would be a minimum of 10 feet, 9 inches, with the requested departure from the Storefront block frontage standards as discussed in Section 7a. The proposed development does not include any ground-floor residential units. The 2nd through 5th floor residential units will access the building from the front courtyard area connected to the W Mendenhall Street sidewalk or the private residential entrance along the rear of the building, adjacent to the proposed parking spaces off the rear alley. The only residential units with proposed balconies are located along the front of the building frontages. No balconies are proposed along the side or rear of the building. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D N/A Comments: Requirements of BMC 38.520, such as the design of vehicular circulation systems, have been met. The internal roadway design is not applicable as there are no proposed internal roadways. Pedestrian pathways are provided connecting the residences and parking areas. On-site open space 38.520.060 Total required 1,650 sf Yes Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 18 of 20 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 N/A Yes Parking requirements residential 38.540.050.A.6 0 required per Midtown Urban Renewal District Reductions residential 38.540.050.A.6.c N/A Parking requirements nonresidential 38.540.050.A.6 N/A Total provided 2,324 sf Yes Comments: Multi-household developments must provide a minimum usable open space equal to 100 square feet per dwelling unit for studio and one-bedroom units, and 150 square feet per dwelling unit for two or more-bedroom units. Based on the number and type of proposed units in the submitted application, the proposed development must provide a minimum of 1,650 square feet of on-site open space. For multi-household developments, 100% of the required open space may be in the form of shared open space available to all residents, such as roof decks and courtyards. Up to 50% of the required open space may be in the form of private balconies or common indoor recreation areas. The development proposes a mixture of private balconies, a shared rooftop deck, and a shared courtyard to meet the requirements. The shared open space will include a ground-floor courtyard area, approximately 303 square feet, with tables, chairs, and landscaped planters, and a rooftop deck on the 5th floor, approximately 604 square feet, with grills, seating, and landscaped planters. The proposed private balconies include a total of 6 balconies, each 8 feet wide by 10 feet long, for a total of 480 square feet. The single unit on the 5th floor includes a private terrace approximately 937 square feet. The overall combined on-site open space provided by the development is 2,324 square feet, which exceeds the minimum open space requirements. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The proposed building identifies areas of roof-mounted mechanical equipment on the submitted roof plan, but no screening is shown on either the roof plan or the submitted elevations. BMC 38.520.070.E requires all rooftop mechanical equipment to be fully screened from public view, both at grade and from higher buildings. Code provision #4 requires the applicant to provide documentation of the required screening of all rooftop mechanical equipment prior to final site plan approval. Electrical utility meters are proposed within the building along the southern wall adjacent to the parking area. Solid waste will be collected in a shared trash enclosure located in the northwest corner of the site, adjacent to the alley. Screening of the trash enclosure is not required since it is located adjacent to the existing alley. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The proposed building is generally compliant with the building design standards of this section, including articulation and proposed materials. The placement of windows, use of structural expression, change in building materials, and articulation of colors are used for compliance with the storefront façade articulation standards. Primary building materials include metal siding in multiple colors, painted Hardie Board, and painted block walls. The proposed building is approximately 100 feet long and therefore is less than the maximum façade width under BMC 38.530.040.E. The proposed building includes areas meeting the definition of a blank wall in BMC 38.530.070.B. The northern property line is proposed to be built at the zero-lot line which limits the options for mitigation as no windows or doors are permitted due to fire and building codes. The applicant is proposing a mixture of building materials along this side of the proposed building, with variation in siding color along the ground floor to provide visual interest at the pedestrian scale. One other area meeting the definition of blank wall is located along W Mendenhall Street in the southwest corner of the building. The elevation plans show this area is approximately 21 feet long and over 10 feet in height, and therefore must also be mitigated for blank walls. Code provision #5 requires the applicant to provide an updated elevation plan documenting compliance with the blank wall standards for this area prior to final site plan approval. Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 19 of 20 Reductions nonresidential 38.540.050.A.6.c N/A Provided off-street 9 spaces Provided on-street 2 on-street available Bicycle parking 38.540.050.A.4 15 required; 15 provided Yes Comments: The subject property is located within the Midtown Urban Renewal District in the B-2M zoning district. BMC 38.540.050.A.6.d states that the minimum parking requirements do not apply within the Midtown Urban Renewal District. However, all other requirements of this section, including bicycle parking and standards where parking is provided, are applicable. The applicant is proposing to provide 9 parking spaces on-site and 2 parking spaces on-street located along W Mendenhall Street. Each stall provided off-street meeting the stall, aisle, and driveway design requirements of Section 38.540.020. A total of 15 bicycle parking spaces are required for the residential units and commercial spaces according to the standards in BMC 38.540.050.A.6. The applicant is proposing a total of 8 bicycle spaces located around the outside of the proposed building adjacent to the alley along W Mendenhall Street and the commercial business entrance along N 7th Avenue. The proposed bicycle racks outside would be an inverted U-style rack. The applicant proposes the remaining 7 bicycle spaces to be located within the basement of the structure and will include a hanging bike system. All proposed bicycle parking areas meet the length and width dimensions for each stall and utilize the adjacent sidewalks to meet circulation requirements. The proposed vehicle parking and bicycle parking spaces to serve this site are in conformance with the standards of Sec. 38.540. Loading and unloading area requirements 38.540.080 N/A First berth – minimum 70 feet length, 12 feet in width, 14 feet in height N/A Additional berth – minimum 45 feet length N/A Comments: The proposed development has no proposed off-street loading berths. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Parking lot landscaping N/A Additional screening N/A Street frontage Yes Street median island N/A Acceptable landscape materials Yes Protection of landscape areas N/A Irrigation: plan, water source, system type Yes Residential adjacency N/A Comments: The subject property is zoned B-2M, Community Business District-Mixed, and is considered a commercial zoning district. The surrounding adjacent properties are also zoned B-2M and include commercial uses. The site is proposed to be fully covered by either building or impervious area, leaving very little space for any additional landscaping. Parking lot landscaping is not required as all proposed parking spaces will be located within the building along the alley. The subject property is located adjacent to street frontage along both N 7th Avenue and W Mendenhall, requiring street frontage landscaping. An existing boulevard tree is located along the N 7th Avenue street frontage, and the applicant is proposing one Greenspire Littleleaf Linden along the W Mendenhall frontage to meet the requirements. An additional landscaped area will also be located along W Mendenhall Street, containing Gold Dew Tufted Hair Grass. Proposed tree species and locations along the street frontages have been reviewed by the City’s Forestry Department. The submitted landscaping plan was reviewed by the Water Conservation Division for conformance with the Bozeman Landscape and Irrigation Performance and Design Manual. The provided landscaping plan conforms to the required landscaping standards. Landscaping of public lands 38.550.070 Yes Comments: Landscaping will be provided along all adjacent street rights-of-way compliant with BMC 38.550.070. Maintenance of landscaping installed within the boulevard portion of the right-of-way is the responsibility of the adjacent property owner. N 7th Avenue is a Montana Department of Transportation controlled National Highway System Route. MDT may require a review process which could impact the proposed development layout. In the event MDT requires Staff Report Missouri Heights Site Plan Application No. 24482 July 9, 2025 Page 20 of 20 changes, a modification to the site plan may be required. Additionally, all work within the MDT right-of-way must meet MDT standards and specifications. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 N/A N/A Proposed SF/building N/A N/A Comments: No signage is approved with this application. Sign permits must first be obtained prior to the installation of any proposed signs per code provision #6. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Site lighting is proposed at all building entrances and adjacent to the building. All lighting conforms to cutoff and intensity standards. Footcandles do not exceed maximums at the property lines for public street adjacency, and the proposed illuminance for each building entrance averages 5.0 maintained footcandles. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 for floodplain regulations and 38.610 for wetland regulations are not applicable to this development. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period was conducted, meeting the requirements of this section and detailed on page 1 of this report. No public comments were received during the public notice period. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements N/A Comments: The subject property contains 2 underlying lots of record and must be aggregated for the proposed building to be constructed. A separate application for a subdivision exemption is required to aggregate the lots. Without the approved subdivision exemption, the proposed structure would not comply with the B-2M zoning setbacks, as an interior lot line would run through the middle of the building. The applicant has submitted a subdivision exemption for the required aggregation (#25305), and code provision #1 requires the subdivision exemption to be approved and recorded with the Gallatin County Clerk and Recorder's Office prior to final site plan approval in order to demonstrate compliance. Additionally, no building permits may be issued by the City until the lot lines are relocated in compliance with all zoning regulations. Required easements have been reviewed and addressed by the Engineering Department, Northwestern Energy, and the Water/Sewer Division. Any required easements have been included as application conditions or code provisions.