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HomeMy WebLinkAbout26411 705 Bridger Dr SP_Initial Determination Project ReportProject Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 1 of 18 Article 1 – Project Summary Application No. 26411 Type Site Plan Project Name 705 Bridger Dr SP Summary An application requesting to construct an addition onto an existing wireless facility. The proposed tower addition is approximately 20-feet which exceeds the Modification allowance. Therefore, the proposed project must be reviewed under a site plan application. Zoning M-1 Growth Policy Industrial Parcel Size Approx. 1,400 sqft leased area Overlay District(s) N/A Street Address 705 Bridger Drive Legal Description Parcel E-1 of COS 1623 in Section 31, Township 1 South, Range 6 East, P.M.M., City of Bozeman, Gallatin County, Montana Owner D & F Industries Inc., 3012 Teslow Drive, Bozeman, MT 59715 Applicant TEP, 19100 Von Karman, Suite 450, Irvine, CA 92612 Representative Same as Applicant Concept Review File 26265 Noticing Public Comment Period Site Posted Date Required Mail Mailed 10/13/2026-11/4/2026 10/8/2026 N/A N/A Initial Determination Review Authority Date Determinations City of Bozeman, Director of Community Development 10/1/2026 The application contains all information and materials necessary to complete the review of the application as set forth Chapter 38, Bozeman Municipal Code, and Title 76, Chapter 25, Montana Code Annotated. City of Bozeman, Director of Community Development 10/9/2026 The application is in substantial compliance with all applicable regulations and the zoning map. All impacts resulting from the proposed development have previously been analyzed and made available for public review during adoption, amendment, or update of the land use plan, subdivision and zoning regulation, or zoning map Full application/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 26411 Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 2 of 18 Article 2 – Conditions and Code Provisions CONDITIONS OF APPROVAL 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. (Staff Report Section 4.b.3.) CODE PROVISIONS None. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 3 of 18 Article 3 – Figures Figure 1: Current Zoning Map Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 4 of 18 Figure 2: Site Plan Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 5 of 18 Figure 3: Elevation Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 6 of 18 Plan Review determination and record 38.750.090, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development Review Committee reviewed the application against the following standards. The applicable review authority for subdivisions is the Director of Community Development in their role as planning administrator. Each City Division listed here under is a member of the Development Review Committee (DRC). This Committee reviews development applications for all criteria relevant to their respective division. Each division is assigned a 2 to 4 letter code, shown to the left of the division name. Throughout the staff report, these codes will indicate which division led the review of the given criterion. Please note that while an one or a couple divisions may lead review of a given criterion, the entire DRC plays a role in each determination. DRC Development Review Committee PZ Planning and Zoning ENG Engineering/Transportation/Utilities PARK Parks and Recreation CH Community Housing WTR Water Adequacy FIRE Fire BLD Building WC Water Conservation FOR Forestry Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 7 of 18 Article 4 Findings PLAN REVIEW DETERMINATION AND RECORD 38.740.090.B, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development The City of Bozeman adopted the Bozeman Community Plan (the Future Land Use Plan) including the Future Land Use Map on October 28th, 2025, by Resolution Number 2025-71. The Bozeman Community Plan was made available for public review and comment prior to adoption and identified and analyzed impacts of development. Notice was provided that the Bozeman Community Plan is the basis for implementing land use regulations as required in 76-25-106, MCA. Issue plans including but not limited to the Transportation Master Plan, the Parks, Recreation, and Active Transportation Plan, the Sewer Facility Plan, Water Facility Plan, Stormwater Facility Plan, and Fire Protection Master Plan were all considered and incorporated by reference in adoption of the Bozeman Community Plan. The Unified Development Code, contained in Chapter 38 of the Municipal Code, is the primary implementing regulation for the Bozeman Community Plan and was adopted on December 16, 2025 through Ordinance 2025-12/2151. The Bozeman Community Plan and supporting issue plans were utilized in consideration and adoption of the Unified Development Code. The City Commission found that the Unified Development Code was in substantial compliance with the Bozeman Community Plan. The Unified Development Code provides specific zoning and subdivision regulations as well as the zoning designation which determined the allowable criteria for review of the site plan for development of the subject property. During adoption of the Unified Development Code, issue plans and the Bozeman Community Plan were utilized to anticipate impacts of potential development. As such, city wide impacts resulting from the proposed development were previously analyzed and made available for public review and comment during the adoption of the land use plan including all issue plans, and adoption of zoning regulations, subdivision regulations, and all subsequent amendments to the identified documents. Zoning designations throughout the city were implemented to ensure that individual impacts to a given site from a proposed development will fit into the framework of the previously considered city wide impacts. Site Plan review ensures that site-specific impacts have been addressed with the materials submitted with this application and are available for public review. Any development which conforms with the standards of Montana Code Annotated and Bozeman Municipal Code has addressed all site-specific impacts. The following report reviews the subject application for compliance with the criteria and regulations adopted by the State of Montana and the City of Bozeman. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 8 of 18 1. Conformance with Article 2, including the cessation of any current violations (38.200.160) 1. Cessation of any current violations (38.200.160) Meets Code? Current Violations None PZ Yes Comments: There are no current violations on the property. 2. Conformance with all other applicable laws, ordinances and regulations 2. Conformance with all other applicable laws, ordinances and regulations Meets Code? Submittal requirements 38.710.070 PZ/ENG Yes Phasing of development 38.230.020.B None Yes Comments: This Site Plan has no associated phasing. Concurrent Construction N/A ENG N/A Comments: No public infrastructure is involved with this application. 3. Conformance with Zoning District Standards Article 2 3.a. Lot Standards (38.210-.260) 3.a.1. Lot Size PZ Meets Code? Minimum Width Required: N/A N/A Provided: N/A Comments: There are no changes proposed to the lot shape associated with this Site Plan application. 3.a.2. Density PZ Meets Code? Dwelling Units per Acre: du/a Required N/A N/A Provided N/A Comments: No dwellings are proposed to be added or removed with this Site Plan. 3.a.3. Coverage: PZ Meets Code? Building coverage Allowed 100% Yes Provided N/A Amenity/Open Space Required N/A N/A Provided N/A Comments: The site is in compliance with minimum standards for building coverage and amenity space is not required for commercial uses in the M-1 zoning district. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 9 of 18 3.a.4. Streetscape PZ/ENG Meets Code? Sidewalk Width 5’ Yes Boulevard Width 5’ Yes Type Landscape Yes Tree spacing 35’ average on center Yes Comments: Sidewalks meeting the minimum streetscape standards exist along Bridger Drive. No changes to the existing streetscape are required with this proposal. 3.a.5. Setbacks PZ Meets Code? Setbacks (feet) Minimum Maximum Provided Yes Primary Street 10-feet N/A 207 feet Side Street 10-feet N/A N/A Street Facing Garage N/A N/A N/A Side 3-feet N/A 90 feet and 120 feet Rear 3-feet N/A 54 feet Alley 5-feet N/A N/A Comments: The existing structures comply with minimum setback requirements of the M-1 zone. 3.a.6. Transitions PZ Meets Code? Subject Lot Zoning M-1 N/A Abutting Lot Zoning R-B Type 1.b Comments: No buildings are proposed with this application. Applicable screening is required under Division 38.330 Wireless Facilities. 3.a.7. Frontage- Build to PZ Meets Code? Primary Street Required N/A N/A Provided N/A Side Street Required N/A N/A Provided N/A Comments: The M-1 zone does not have any frontage requirements. 3.a.8. Parking Location PZ Meets Code? Parking between building and street Allowed – limited to 50% of street frontage. N/A Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 10 of 18 Setbacks (feet) Minimum Provided Primary Street N/A N/A Side Street N/A N/A Street Facing Garage N/A N/A Side N/A N/A Rear N/A N/A Alley N/A N/A Comments: No structures are proposed with this application. All existing structures comply with minimum parking location standards of the M-1 zone. 3.b. Building Standards (38.210-.260) 3.b.1. Vertical Massing PZ Meets Code? Building Height Allowed 60 feet Yes Provided 85 feet- 9 inches Wall Plate Height Allowed N/A N/A Provided N/A Comments: The existing tower is currently 65 feet 9 inches. The proposed application is for the construction of a 20-feet addition onto the tower. Wireless facilities are permitted to exceed the maximum height of the zoning district per BMC 38.330.040.B.3. The proposed project will comply with all height requirements within Division 38.330 Wireless Facilities. 3.b.2. Horizontal Massing PZ Meets Code? Dwelling units per building Allowed N/A N/A Provided N/A Building width- primary street Allowed N/A N/A Provided N/A Building width- side street Allowed N/A N/A Provided N/A Comments: Horizontal massing requirements are not applicable to this proposal. 3.b.3. Activation PZ Meets Code? Residential Active depth Required N/A N/A Provided N/A Non-residential Active depth Required N/A N/A Provided N/A Comments: There are no activation requirements within the M-1 zoning district. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 11 of 18 3.b.4. Floor Height PZ Meets Code? Residential Ground Story Height Required N/A N/A Provided N/A Non-residential Ground Story Height Required N/A N/A Provided N/A Ground Floor Elevation Required N/A N/A Provided N/A Comments: There are no floor height or ground floor elevation requirements within the M-1 zoning district. 3.b.5. Windows PZ Meets Code? Windows Primary Street Provided Side Street Provided N/A Residential Ground Floor minimum N/A N/A N/A N/A Non-residential Ground Floor minimum 30% N/A 30% N/A Upper Story minimum N/A N/A N/A N/A Blank Wall maximum N/A N/A N/A N/A N/A Comments: There are no structures proposed within this application requiring the installation of windows. 3.b.6. Entrances PZ Meets Code? Maximum Street Facing entry spacing Primary Street Provided Side Street Provided N/A Residential N/A N/A N/A N/A Non-residential 200 feet N/A N/A N/A Entry Feature Required N/A N/A N/A Yes Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided N/A N/A N/A Comments: There are no structures proposed within this application requiring an entrance. 3.c. Neighborhood Conservation Overlay District (NCOD) Meets Code? Neighborhood/Commercial Certificate of Approval N/A Neighborhood (NCOA) required? N/A N/A Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 12 of 18 Commercial (CCOA) required? N/A PZ N/A Demolition of historic Structure N/A N/A Demolition of non-historic structure N/A N/A Comments: This site is not located within the Neighborhood Conservation Overlay District. As such, no NCOD standards are applicable to this proposal. 4. Conformance with Land Use Standards of Article 3 4.a. Allowed Uses (38.300) 4.a.1. Allowed Use Meets Code? Proposed Use(s) Large-scale wireless facility PZ Yes Comments: A large-scale wireless facility is an allowed use within the M-1 zoning district according to Table 38.330.030-1 within Division 38.330 Wireless Facilities. 4.b. General Use Standards 4.b.1. Agricultural Water User Facilities (38.310.010.) Meets Code? Ag Water User Facilities Present? No ENG N/A Comments: There are no agricultural water user facilities on site or in the vicinity which would be affected by this proposal. 4.b.2. Condominiums (38.310.020.) Meets Code? Condominiums Proposed? No PZ N/A Comments: This application is not proposing to utilize the Declaration of Unit Ownership Act at this time or in relation to this project. 4.b.3. Specific Use Standards (38.320) Meets Code? Specific Use Standards Applicable? N/A PZ N/A Comment: There are no specific use standards applicable to this project. 4.b.4. Wireless Facilities (38.330) Meets Code? Wireless Facilities Proposed? Yes PZ Yes Comments: The application is for an extension onto an existing large-scale wireless facility. The proposed extension would be 20 feet in height, which exceeds the allowed threshold for review under a Modification. Large-scale facilities are permitted within the M-1 zoning district per Table 38.330.030-1. With the proposed extension, the tower will be 85 feet 9 inches in total height. BMC 38.330.040.B.6 requires special setbacks for large-scale wireless facilities located within non-residential zones, but adjacent to a residential zone or residentially developed areas. The proposed tower must maintain a minimum setback from residential zoning or property boundaries of at least 50 percent of facility height. Based on the proposed new height of the tower, the minimum setback required from the Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 13 of 18 northern property line is 42 feet. The existing tower is currently located 54 feet from the northern property line, and therefore compliant with the special setbacks. Additionally, BMC 38.330.040.B.1.e requires screening where a facility is located within a non-residential area but visible from a residential area. The required screening can be made of landscape materials or compliant fencing. The existing leased area and tower are surrounded by an existing fence, approximately 6 feet in height. Additional application materials were submitted in compliance with BMC 38.710.160, Submittal materials for telecommunications. With the included conditions of approval and code provisions, the submitted application for the proposed extension is compliant with the required standards of Division 38.330. 4.b.5. Affordable Rental Housing (38.340) Meets Code? Affordable Housing Proposed? N/A CH N/A Comments: There is no affordable housing proposed with or applicable to this application. 5. Conformance with Community Design Standards of Article 4 5.a. Transportation Facilities and Access (Division 38.400) Streets and Rights-of-way Meets Code? Streets (38.400.010) ENG Yes Street and road dedication (38.400.020 ) N/A Intersections (38.400.030) N/A Street Names (38.400.040) N/A Street and road Construction Standards (38.400.050) N/A Street Improvement Standards (38.400.060) N/A Comments: N/A Street Lighting (38.400.070) ENG N/A Comments: N/A Sidewalks (38.400.080 ) ENG Yes Comments: There is an existing sidewalk along Bridger Drive for the whole width of the property which complies with the minimum sidewalk standards. Drive access (38.400.090) ENG N/A Comments: No drive access is proposed or required for the proposed wireless facility. Street vision triangle (38.400.100) ENG N/A Transportation pathways (38.400.110 ) N/A Public transportation (38.400.120) N/A Comments: No alterations are proposed or required to ensure adequate site vision triangles. Public transportation is not required or applicable to this application. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 14 of 18 5.b. Community Design and Elements (38.410) Meets Code? General Standards- Preserves natural terrain, drainage, topsoil, trees, and other vegetation to the maximum extent possible (38.410.010.B) PZ Yes Comments: This project is located within an existing leased area and no expansion is proposed outside of the existing boundary. Therefore, the project preserves the existing surrounding natural terrain. Community Focal Point (38.410.020) PZ N/A Comments: This project is less than 10 acres and thus not subject to standards for community focal points. Lot and block standards (38.410.030-040) ENG/PZ N/A Rights-of-way for pedestrians (38.410.040.D.) N/A 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 provide required access to the subject property and provide adequate pedestrian connectivity. Provisions for utilities including efficient public services and utilities 38.410.050-060 ENG Yes Other utilities (electric, natural gas, communications) 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 at the time of building permit review. No additional easements are required, and existing utilities are capable of serving the proposed use. Municipal infrastructure requirements (38.410.070) ENG N/A Comments: No municipal water, sanitary sewer, and storm sewer systems are proposed with this project. Grading & drainage (38.410.080) ENG/PZ 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 the facilities are reviewed at the time of building permit and conform to the City’s standards. Fire Protection Requirements (38.410.090) FIRE Yes Comments: Requirements for fire protection are reviewed at the time of building permit and conform to the City’s standards. Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 15 of 18 Mail Delivery (38.410.100) PZ N/A Comments: No alterations to mail delivery facilities are required with this proposal. Water Adequacy (38.410.110) WTR Yes Comments: This proposal is not anticipated to increase water use beyond what is existing for the site. Cash-in-lieu of water rights (CILWR) does not apply to this proposal. 5.c. Park and Recreation Requirements (38.420) Meets Code? Parkland requirements (38.420.020) PARK N/A Cash donation in lieu of Parkland (CILP) (38.420.030) N/A Improvements in-lieu N/A Comments: There are no new residential lots or residential dwelling units being created as a part of this proposal, so no park land is applicable to this request. Park/Recreational area design and location (38.420.040-050) PARK N/A Park Frontage (38.420.060) N/A Liner Parks (38.420.070) N/A Park development (38.420.080) N/A Waiver of Required Dedication N/A Recreation pathways (38.420.110 ) N/A Comments: No parks are proposed or required with this application. 6. Conformance with Project Design Standards of Article 5 (38.510) 6.a. Site Planning and Design Elements (Division 38.510) Meets Code? Relationship to Adjacent Properties (38.510.030) PZ N/A Non-Motorized Circulation and Design (38.510.040) N/A Comments: The proposed site does not contain any residential use; therefore, these sections do not apply to this project. Vehicular Circulation and Parking (38.510.050) PZ N/A Internal Roadway Design (38.510.050.D) N/A Comments: Requirements of BMC 38.520, such as design of vehicular circulation systems, have been met with the existing access onto Bridger Drive. Pedestrian pathways are provided along the street frontage. Location and design of service areas and mechanical equipment (38.510.060) PZ N/A Comments: No service or mechanical areas are proposed or required with this application. 6.b. Building Design (38.520) Meets Code? Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 16 of 18 Building Character (38.520.030) PZ N/A Building Massing and articulation (38.520.040) N/A Building details and materials (38.520.050-.060) N/A Comments: No buildings are proposed with this application. Special Residential Frontages (38.520.070) PZ N/A Comments: There are no special residential frontages proposed or required with this application. Structured Parking Facilities (38.520.080) PZ N/A Comments: There are no structured parking facilities proposed or required with this application. 6.c. Parking (38.540) Meets Code? Stall, aisle and Driveway Design (38.530.020) PZ N/A Maintenance of Parking Areas (38.520.030) N/A Number of vehicle spaces required (38.520.040) N/A Residential (38.530.040.B.2.a) Required N/A Reductions N/A Non-residential (38.530.040.B.2.b) Required N/A Reductions N/A Total Required N/A Max Allowed N/A Total provided Total N/A On street N/A Off street N/A Joint Use of Parking facilities (38.530.050) PZ N/A Off-site parking (38.530.060) N/A Comments: The proposed use is an extension onto an existing monopole wireless facility within an existing leased area. No structures are proposed which would require additional parking spaces. Number of Bicycle parking spaces required (38.520.070) PZ/ENG N/A Residential N/A Short-term Required Provided N/A N/A N/A Long Term Required Provided N/A N/A N/A Total Residential Required N/A Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 17 of 18 Total Residential provided N/A Non-residential N/A Short-term Required Provided N/A N/A N/A Long Term Required Provided N/A N/A N/A Total Non-residential Required N/A Total Non-residential provided N/A Comments: No bike parking is required or proposed for this application. Off-street loading berth requirements (38.530.080) PZ N/A Comments: N/A 6.d. Landscaping (38.540) Meets Code? Mandatory landscaping requirements (38.540.050-060) PZ N/A Parking lot landscaping N/A PZ/WC Additional screening N/A Street frontage N/A Street median island N/A Acceptable landscape materials N/A Protection of landscape areas N/A Irrigation: plan, water source, system type N/A Residential adjacency N/A Comments: There are no alterations to the existing landscaping required or proposed with this application. Fences, walls, and hedges (38.550.070) PZ N/A Comments: No fences, walls, or hedges are proposed to be added or altered with this application. Landscaping of public lands (38.550.080) FOR N/A Comments: Existing boulevard landscaping complies with minimum standards. Maintenance of landscaping installed within the boulevard portion of the right-of-way is the responsibility of the property owner. 6.e. Signs (38.550) Meets Code? Is signage proposed with the application? No PZ N/A Project Report 705 Bridger Dr SP Application No. 26411 October 9, 2026 Page 18 of 18 Comments: No signage is proposed with this application. Sign permits must first be obtained prior to the installation of any applicable signs. 6.f. Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 PZ N/A Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B N/A Comments: No site lighting is proposed or required for this application. 7. Conformance with Natural Resource Protection Standards of Article 6 7. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 ENG 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 request. Watercourse Setbacks 38.620 ENG/PZ N/A Comments: Requirements of BMC 38.620 are not applicable to this request. 8. Conformance with Article 7- Permits Legislative Actions and Procedures 8. Conformance with Article 7- Permits Legislative Actions and Procedures Meets Code? Public Comment (38.730) PZ TBD Comments: This is the initial project decision. Public notice will occur from 10/13/2026-11/4/2026. This section will be updated after the noticing period. Special Use Permit (38.740.100) PZ N/A Comments: The proposed application does not include a Special Use Permit. Subdivisions (38.750) PZ N/A Subdivision exemptions (38.750.140) N/A Required easements N/A Comments: No lot lines are proposed to be relocated, nor are any required. No easements are required for the proposed development. Deviations Departures and Variances (38.760) PZ N/A Comments: There are no deviations, departures, or variances requested with this application.