HomeMy WebLinkAbout001 - NARRATIVEBOUTIQUE HOTEL MENDENHALL
CCOA/SITE PLAN APPLICATION
MOD 24-147
AUGUST 2026
TABLE OF CONTENTS
1. Amendment to an Approved Plan Form & Checklists
2. Project Team
3. Site Plan Narrative
a. Project Overview
b. Mod Checklist responses
1. Site Plan Modification Application Information, Forms &
Checklists
The Site Plan Modification form has been included per City requirements, and the applicant will
submit the required fee once the application has been deemed adequate for review. Please see
the estimated site plan fee amount below:
Component Fee Quantity Total
Base $435 $435
Total $435
2. Project Team
OWNER / APPLICANT PAINE GROUP
(Attn: Matt Paine)
Matt@painegroup.com
402 East Main Street, Suite 3
Bozeman, Montana 59715
p. 406.577.8301
PROJECT CONSULTANTS
ARCHITECT/PLANNER Intrinsik Architecture
(Attn. Tyler Steinway)
tsteinway@intrinsikarchitecture.com
106 East Babcock, Suite 1A
Bozeman, Montana 59715
p. 406.582.8988
CIVIL ENGINEER TD&H Engineering
(Attn: Cody Croskey)
Cody.Croskey@tdhengineering.com
234 East Babcock Street, Suite 3
Bozeman, Montana 59715
p. 406.586.0277
LANDSCAPE Design 5 Landscape Architecture
ARCHITECT (Attn: Nate Beck)
nate@design5la.com
111 North Tracy Avenue
Bozeman, Montana 59715
p. 406.587.4873
3. Site Plan Narrative
The applicant is requesting modifications to the approved Site Plan/Commercial Certificate of
Appropriateness (CCOA), number 24-147. The proposed changes stem from ongoing project
analysis, planning, and coordination with contractors. The changes do not exceed the 20%
threshold allowed, and the detailed drawings and accompanying documentation demonstrate
the project remains in substantial compliance with the original application.
The modifications include:
• Level 6 was completely reconfigured to be 17 guest rooms
• Level 7 was added to the project, which adds a restaurant and 6 guest rooms
B. MOD Checklist Items
1. Project narrative providing a thorough description of what is being proposed,
including a list of all amendments/changes proposed to the plan(s). Narrative must
include an analysis of whether or not the proposed amended plans do not exceed the
following thresholds:
Response: As mentioned above in the narrative, This MOD reconfigures the Level 6 to
contain only guest rooms and Level 7 was added to the project which adds guest rooms and
restaurant.
2. The proposed use is allowed under the same zoning district use classification as the
previous use;
Response: The hotel use, allowed in B3 zoning district, was approved with the site plan
application and is not changing with this application.
3. Changes proposed for the site, singly or cumulatively, do not increase by more than
20% any of the following: lot coverage by buildings, storage areas, parking areas, or
impervious surfaces, and/or do not result in an increase in intensity of use as
measured by traffic generation, stormwater discharge, or other measurable off-site
impacts;
Response: The project remains in substantial compliance with the original application.
The overall site design remains the same with this MOD. The building footprint and outdoor
areas remain the same. As such, the lot coverage does not change. Furthermore, because
the building footprint and impervious areas are not changing the stormwater calculations
also do not change (stormwater will be routed from the roof drains to the underground
Stormtech systems).
The addition of one story does not increase lot coverage, storage areas, or impervious
surfaces.
Note: again, Level 6 was completely redesigned, and Level 7 was added to the project.
The project site does not provide on-site parking; therefore, there is no physical increase in
parking areas. The updated parking calculations (see below).
It should be mentioned that during the preparation of this MOD application it was discovered
that there was an error in the original restaurant (Level 6) area calculation. This is remedied
in this application and further demonstrates that original application was still in compliance
with the provided parking.
The parking in this MOD is derived from a redesigned Level 6, now 17 guest rooms, and a
new Level 7 containing 6 guest rooms and a restaurant. The updated parking calculations,
prepared following the four-step method set out in staff’s comments, are provided in
response to item 14 below and demonstrate that required parking does not increase by
more than 20 percent.
Other off-site impacts this application considered were access to light, air and the view
shed. The Bozeman Unified Development Code outlines provisions for what is adequate
access to light and air. As such the community decided that 90’ was an acceptable height to
maintain access to light and air.
The proposed hotel project with one additional story will be 78’ (to the top of the roof
surface), significantly less than the allowed 90’ height limit.
From a water and wastewater system perspective, the infrastructure was originally designed
to accommodate more uses. As documented in the design report, the increase from 71 to
91 rooms represents a negligible impact on both systems.
The projected water demand increase is approximately 2.5 GPM on a maximum day and 3.4
GPM during peak hour conditions, while the corresponding wastewater increase is
approximately 1,600 GPD with a peak hour flow of 4.56 GPM. These increases remain well
within the available capacity of the existing infrastructure and are not anticipated to
adversely affect system performance.
From a solid waste perspective, the project is designed with daily dumpster pickup to
accommodate operational needs. The primary sources of waste generation are the ground-
level event space and restaurant, both of which remain unchanged under this application.
Guest rooms contribute comparatively minimal waste on a per-room basis; therefore, the
addition of 20 rooms is not expected to result in a meaningful increase in overall waste
volume. As such, the addition of a seventh story (including the relocated roof-top restaurant)
will not materially impact the existing waste management system, and the current daily
pickup schedule provides sufficient capacity to address any incremental increases.
Section 38.740.120.B.2 BMC evaluates whether changes to an approved plan, singly or
cumulatively, increase specified site conditions or measurable off-site impacts by more than
20 percent. Because this standard determines whether an amended plan remains in
substantial compliance with the originally approved plan, the appropriate baseline for
measuring any increase is the development intensity established by the original entitlement.
For traffic generation, that baseline is the approved 71-room hotel and its associated traffic
generation of 756.39 daily trips, including valet.
The 68 unchanged rooms are not a new baseline. Rather, they are one component of the
proposed project that must be carried forward from the original entitlement when calculating
the new traffic generation of the amended plan. Note: Establishing the 68 unchanged rooms
as the baseline would remove the three rooms and associated uses on the originally
approved Level 6 from the starting point, even though those improvements were part of the
original entitlement. It would therefore compare the proposed project against only a portion
of the originally approved plan rather than measuring the cumulative change from the
original approval as required by Section 38.740.120.B.2 BMC. Additionally, lot coverage by
buildings, storage areas, parking areas, and impervious surfaces are listed in the same
provision and are each measured against the site as approved, and the same approach
applies to traffic generation
Consistent with the City’s direction, the traffic calculation distinguishes between the
unchanged and changed portions of the project. The 68 rooms on Levels 2 through 5 remain
unchanged and retain the trip generation calculated under the 11th Edition of the ITE
(Institute of Transportation Engineers) Trip Generation Manual. Level 6 has been completely
reconfigured, and Level 7 is newly proposed. Therefore, all 23 rooms within Levels 6 and 7
are calculated using the current 12th Edition ITE rate. The 23-room figure represents the
rooms located within the changed portions of the building, not the net increase in rooms.
The project increases from 71 to 91 rooms, resulting in a net increase of 20 rooms.
Under this methodology, the proposed amended project generates 903.50 daily trips
compared with the original approved total of 756.39 daily trips. This represents a 19.45
percent increase from the original entitlement and remains below the maximum permitted
under Section 38.740.120.B.2 BMC. The proposed traffic generation therefore does not
exceed the 20 percent threshold.
APPROVED TRANSPORTATION INTENSITY & 20% INCREASE THRESHOLD
Calculation Item
Original
Approved
71 Rooms
20% Increase 120% Cap
ITE Land Use 310 Rate (per room) 7.99 - -
Gross Hotel Guest Trips 567.29 113.46 680.75
Estimated Valet Trips 189.10 37.82 226.91
Total Project Trips 756.39 151.28 907.67
COMBINED ITE CODES PER CITY DIRECTION
Calculation Item
68 Unchanged
Rooms
(STEP A)
23 Changed
Rooms
(STEP B)
Combined
Total
(STEP C)
ITE Land Use 310 Rate (per room) 7.99 5.84 -
Gross Hotel Guest Trips 543.32 134.32 677.64
Estimated Valet Trips 181.11 44.77 225.86
Total Project Trips 724.43 179.09 903.52
SECTION 38.740.120.B.2 THRESHOLD TEST (STEP D)
Threshold Comparison Result
Original Approved Project Trips 756.39
Maximum Permitted Total at 120% 907.67
Proposed Combined Project Trips 903.52
Percent Change from Original Entitlement 19.45%
As additional context, the project’s transportation engineer also evaluated the full 91-room
project using the current 12th Edition ITE rate. Under that calculation, the complete project
would generate approximately 708.59 daily trips, which is approximately 6.32 percent fewer
trips than the originally approved project. Although the City-directed combined calculation is
used above to demonstrate compliance, the current ITE calculation confirms that the
proposed project is not expected to generate more traffic than the original approval when
evaluated entirely under the current trip generation methodology
12TH EDITION ITE TRIP GENERATION MANUAL
91 Rooms
ITE Land Use 310 Rate (Per Room) 5.84
Gross total trips 531.44
Estimated Valet Trips 177.15
Total Trips 708.59
4. The proposed use does not continue any unsafe or hazardous conditions previously
existing on the site or associated with the proposed use of the property.
Response: The property is currently fenced off and vacant. The site will be properly secured
for construction activities so no hazardous conditions exist. The building has been reviewed
and approved by all city departments through both the site plan and building permit process.
Upon completion of significant improvements, there will be no hazardous conditions on site.
5. Project file number associated with the plan to be modified.
Response: The previously approved Site Plan/CCOA is file #24-147.
6. For all plans annotate common dimensions for: easements, setbacks, drive aisles,
streets, alleys, parking spaces, trails, pathways, sidewalks, crosswalks, parking lot
landscape areas, open space areas, encroachments, site vision triangles, boulevard
widths, building height, ground floor height, cross sections, bike parking areas and
spacing, etc.
Response: This information is on the updated drawing package.
7. Site plan of existing conditions with north arrow, property boundary and dimensions,
setbacks, existing easements, access points, vehicular and pedestrian circulation,
parking, buildings, natural features, and topography.*
Response: This information is on the updated drawing package. Please note there are no
changes to the site plan with this application.
8. Site plan of proposed changes with north arrow, property boundary and dimensions,
location of buildings, parking, driveways/access points, landscaping, setbacks,
easement locations, vehicular and pedestrian circulation, natural features, and
topography.
Response: This information is on the updated drawing package. Please note there are no
changes to the site plan with this application.
9. Front, rear, and side elevations of all buildings, structures, fences, and walls with
height dimensions and roof pitches if new construction or changes to elevations are
proposed. Show existing and proposed changes.
Response: This information is on the updated drawing package. The elevations have been
updated to show one additional story.
10. Building elevations shall include proposed exterior building materials, windows, and
doors, including a color and building material palette for all proposed features keyed
to the building elevations if material changes are proposed.
Response: This information is on the elevation sheets. Please note no materials are
proposed to change with this MOD. The elevations have been updated to show one
additional story.
11. For minor changes, include pictures, specifications, and other information that will
clearly express the proposed changes or alterations to the approved plan.
Response: The proposed plan set documents the changes to the building. As mentioned
above, this MOD application only adds one story to the building and reconfigures the top
level.
12. Cutsheets for proposed windows, doors, exterior lighting, or other detailed
modifications if building elevations are not detailed enough to depict features
accurately.
Response: There are no changes to the doors, windows, exterior lighting or other related
details. No new cutsheets have been uploaded.
13. Floor plans showing floor layout, including square footage and proposed use for
each room and area. Suggested scale is 1/4:1 foot.
Response: This information is included in the updated drawing package.
14. Parking plan and calculations for all uses if proposed changes to the approved plan
require review of parking requirements.
Response: This project has an approved Off-Site Parking Agreement to meet the original
demand for parking. This agreement will continue to be used for the parking requirements.
Additionally, the new Unified Development Code changed the parking metrics for project.
The original parking calculations have been included for reference and updated parking
calculations are provided below.
24-147 (Originally) Approved Parking Calculations
The Applicant secured two off-site parking agreements to satisfy the parking requirements
for the project. Both are existing parking lots directly adjacent to the project site. The
Agreement to Satisfy Code Requirement between the project owner and the City is provided
as Appendix J.
These agreements were approved under the original site plan application and provide 57
parking spaces, more than was required by the initial application and more than is required
under this modification.
During the preparation of this MOD application, it was discovered that there was an error in
the rooftop restaurant square footage. The correction is made here, and it confirms the
original approval remained compliant with the parking provided.
Staff's comments outline the proper path to determining the parking requirements. Their first
step directs that the parking calculation from the original entitlement is not recalculated and
will remain for the unchanged portions of the development. Levels 1 through 5 are
unchanged and are carried forward without recalculation, accounting for the ground-level
restaurant, event space, and 68 guest rooms.
Levels 6 and 7 are not unchanged portions. The approved Level 6 contained three guest
rooms (1,870 SF), a restaurant and bar (2,689 SF), and a restaurant patio (2,048 SF). The
proposed Level 6 contains seventeen guest rooms and no other program. The restaurant
and patio are removed from the level entirely. Level 7 did not exist under the approved plan.
No portion of either level carries forward unchanged in use, configuration, or area.
Under staff's second step, the guest rooms and accessory uses on these levels are
therefore calculated per the 2025 UDC. Table 38.530.040-5 requires 0.6 spaces per room in
the B-3 district and includes accessory uses within that factor where accessory area does
not exceed 20 percent of building area. The rooftop restaurant and patio total 3,160 SF
against 67,109 SF of building area, well within that limit.
The tables below demonstrate that the change in parking does not exceed the 20
percent threshold and that adequate parking is still provided. The items highlighted in
yellow identify the areas that changed from the original approved calculations.
APPROVED SITE PLAN CALCULATIONS
Approved Original Site Plan - Parking Calculations Table
Level Program Square Footage
3,000 SF Exempt (B-3)
Square
Footage
After
Reduction
Number
of Rooms
Number of
Employees
/ Number of
Seats
Parking Factor Required Number of Spaces
Blanket
Reductions
Required
Parking
after
reduction
Baseme
nt
Mechanical &
Tenant Storage
(Exempt)
6,471 0 0 0 0 N/A N/A N/A N/A
Ground Restaurant/Bar 2,144 2,144 0 0 60 0 50% 0
Ground Event Space 1,305 0 1,305 0 87 1 space per 5 seats (17.4), with reduction of 1 space per every 4 guests rooms (21.75)
0 30% 0
Level 2 Hotel Rooms 8,873 0 8,873 17 10 1.1 28 30% 19
Level 3 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 4 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 5 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 6 Hotel Rooms 1,870 0 1,870 3 0 1.1 3 30% 2
Level 6 Restaurant/Bar 1,549 856 693 0 0 60 11 50% 5
Level 6 Restaurant/Bar
Patio
1,400 0 1,400 0 0 120 11 50% 5
TOTAL 3,000 71 10 employees 87 Seats
67
Other Reductions
Section 38.540.050.C.(4) - Within 800’ of Structured Parking – 15% 10
Section 38.540.050.C.(6).a - Bike Parking - 10% 6
Section 38.540.050.C.(3) -Transit Stop within 800' (10%) 6
TOTAL REQUIRED 45
TOTAL PROVIDED ONSITE 0
TOTAL PROVIDED IN OFF SITE PARKING AGREEMENT 57
APPROVED SITE PLAN CALCULATIONS (with Error Corrected)
Approved Original Site Plan - Parking Calculations Table
Level Program Square Footage
3,000 SF Exempt (B-3)
Square
Footage
After
Reduction
Number
of Rooms
Number of
Employees
/ Number of
Seats
Parking Factor Required Number of Spaces
Blanket
Reductions
Required
Parking
after
reduction
Basement Mechanical & Tenant Storage (Exempt)
6,471 0 0 0 0 N/A N/A N/A N/A
Ground Restaurant/Bar 2,144 2,144 0 0 60 0 50% 0
Ground Event Space 1,305 0 1,305 0 87 1 space per 5 seats
(17.4), with reduction of 1 space per every 4 guests rooms (21.75)
0 30% 0
Level 2 Hotel Rooms 8,873 0 8,873 17 10 1.1 28 30% 19
Level 3 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12 Level 4 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 5 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 6 Hotel Rooms 1,870 0 1,870 3 0 1.1 3 30% 2
Level 6 Restaurant/Bar 2,689 856 693 0 0 60 30 50% 15
Level 6 Restaurant/Bar Patio 2,048 0 1,400 0 0 120 17 50% 8
TOTAL 3,000 71 10 employees 87 Seats
80
Other Reductions
Section 38.540.050.C.(4) - Within 800’ of Structured Parking – 15% 12
Section 38.540.050.C.(6).a - Bike Parking - 10% 8
Section 38.540.050.C.(3) -Transit Stop within 800' (10%) 8
TOTAL REQUIRED 52
TOTAL PROVIDED ONSITE 0
TOTAL PROVIDED IN OFF SITE PARKING AGREEMENT 57
MOD PARKING CALCULATIONS
6 space increase from original approved site plan with error (13.3% increase)
1 space decrease from original approved site plan with error corrected (1.9% decrease)
STEP A – UNCHANGED PORTIONS OF THE BUILDING
Level Program Square Footage
3,000 SF Exempt (B-3)
Square Footage After
Reduction
Number of Rooms
Number of Employees / Number of
Seats
Parking Factor Required Number of Spaces
Blanket Reductions
Required Parking after
reduction
Basement Mechanical & Tenant Storage (Exempt)
6,471 0 0 0 0 N/A N/A N/A N/A
Ground Restaurant/Bar 2,144 2,144 0 0 60 0 50% 0
Ground Event Space 1,305 0 1,305 0 87 1 space per 5 seats
(17.4), with reduction
of 1 space per every
4 guests rooms (21.75)
0 30% 0
Level 2 Hotel Rooms 8,873 0 8,873 17 10 1.1 28 30% 19
Level 3 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 4 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
Level 5 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12
TOTAL 3,000 91 10 employees 87 Seats
69
Other Reductions
Section 38.540.050.C.(4) - Within 800’ of Structured Parking – 15% 8
Section 38.540.050.C.(6).a - Bike Parking - 10% 5
Section 38.540.050.C.(3) -Transit Stop within 800' (10%) 5
STEP A - TOTAL REQUIRED 37
STEP B – CHANGED PORTIONS OF THE BUILDING (NEW UDC)
Level Program Square
Footage
3,000 SF Exempt (B-3)
Square
Footage
After
Reduction
Number
of Rooms
Number of
Employees
/ Number of
Seats
Parking Factor Required Number of Spaces
Blanket
Reductions
Required
Parking
after
reduction
Level 6 Hotel Rooms 8,873 0 0 17 0 0.6 Per Room 10 N/A 10 Level 7 Hotel Rooms 5,924 0 0 6 0 0.6 Per Room 4 N/A 4
Level 7
Restaurant
Restaurant/Bar 1,701 856 845 0 0 NA (less than 20%
included in hotel
room calc)
0 0
Level 7 Restaurant
Patio
Restaurant/Bar Patio 1,459 0 1,459 0 0 NA (less than 20% included in hotel
room calc)
0 0
TOTAL 14,937 856 23 0 14
STEP B - TOTAL REQUIRED 14
STEP C – COMBINE STEP A & B
STEP A - TOTAL REQUIRED 37
STEP B – TOTAL REQUIRED 14
TOTAL 51
TOTAL PROVIDED 57
STEP D – PERCENT CHANGE
ORIGINAL APPLICATION REQUIRED NUMBER OF SPACES 45
20% CHANGE 9
120% MOD THRESHOLD 54
STEP C TOTAL 51
PERCENT CHANGE 13.3%
PROVIDED NUMBER OF SPACES 57
The 51 spaces required under this calculation are provided within the approved leased
parking areas documented in Appendix J, which supply 57 spaces. The project maintains a
surplus of 6 spaces.
These parking calculations demonstrate that when you recalculate the top floor
restaurant decrease in square footage with the added guest rooms, the change in
parking demand does not exceed the 20% threshold.
The below bike parking calculations demonstrate that the total number of required bike
parking spaces was increased with this application but the total number of provided with the
original application is enough to cover the updated requirement.
24-147 (Originally) Approved Bike Parking Calculations
Original Approved Bike Parking
Calculations
Required Bike Parking 7
Required Bike Parking in Addition for Reduction 12
TOTAL Required 19
Provided
Provided in ROW 10
Provided Onsite (Covered) 12
TOTAL PROVIDED 22
Updated Bike Parking Calculations
Original Approved Bike Parking
Calculations
MOD Bike Parking
Calculations
TOTAL COMBINED
Required Bike Parking 7 3 10
Required Bike Parking in Addition for Reduction 12 0 12
TOTAL Required 19 3 22
Provided
Provided in ROW 10 0 10
Provided Onsite (Covered) 12 0 12
TOTAL PROVIDED 22 0 22
15. Photometric plan, exterior lighting cutsheets, and specifications of proposed
modifications to approved lighting plans.
Response: There are no changes to the exterior lighting with this application. The original
approved photometric plans are still accurate. This information has not been included in the
MOD application.
16. Landscape plan for proposed modification to approved landscaping.
Response: There are no changes to the landscaping with this application. The original
approved Landscape plans are still accurate. This information has not been included in the
MOD application.
17. Irrigation plan if proposed modification to approved irrigation.
Response: There are no changes to the irrigation with this application. This information has
not been included in the MOD application.
18. Any areas proposed for departure or relief; detailing locations, sizing, and
percentages requested.
Response: The applicant is not aware of any new departures or relief required. The
applicant has an approved deviation request to allow improvements to encroach into the
watercourse setback.
19. Other information as applicable to assist the City in a decision on the proposed
modification.
Response: The applicant is unaware of any additional information that is required.
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