HomeMy WebLinkAbout3-24-08_Lee James, LLC Site Improvements Site Plan
Report compiled on March 19, 2008
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger
SUBJECT: Lee James, LLC SP/COA/DEV #Z-08008
MEETING DATE: Monday, March 24, 2008 at 6:00 PM.
RECOMMENDATION: That the City Commission approve the Lee James, LLC Site Plan and
Certificate of Appropriateness application with deviations (#Z-08008) with the conditions and
code provisions outlined in the staff report.
BACKGROUND: Property owner and applicant Lee James, LLC submitted a Site Plan and
Certificate of Appropriateness application with deviations, to allow site improvements at 411 W.
Mendenhall.
Four Deviations are being requested with this application, from Section 18.18.050.A2 of the
Bozeman Unified Development Ordinance “Yards,” to allow the parking and loading areas to
encroach two feet into the required 8-foot side yard setbacks and 10 feet into the required 10-foot
rear yard setback. Section 18.48.050.C2 of the Bozeman Unified Development Ordinance
“Parking Lot Screening,” to allow a fence to provide screening on the west property line instead
of landscaping features. Section 18.46.040 of the Bozeman Unified Development Ordinance
“Number of Parking Spaces Required,” to allow a reduction in the required parking spaces.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues
for the proposed development at this time.
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the
proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Brian Krueger at bkrueger@bozeman.net if you have any
questions prior to the public hearing.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
57
CITY COMMISSION STAFF REPORT
LEE JAMES, LLC SITE IMPROVEMENTS
SP/COA/DEV FILE #Z-08008
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 1
Item: Zoning Application #Z-08008, a Site Plan and Certificate of
Appropriateness application with deviations, to allow site
improvements at 411 W. Mendenhall. The subject property is
zoned as B-2 (Community Business District) and is located
within the Neighborhood Conservation Overlay District.
Property Owner/
Applicant: Lee James, LLC
c/o Misty Carey
1316 Bear Canyon Road
Bozeman, MT 59715
Date & Time: City Commission Public Hearing: Monday, March 24, 2008 @
6 pm, in the Community Room, Gallatin County Courthouse,
311 West Main Street, Bozeman, MT 59715
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located on the north side of the 400 block of W. Mendenhall Street and is
legally described as Lots 16 and 17, Block O, Tracy’s Second Addition, Gallatin County,
Montana. The property is approximately 7,840 square feet in lot area, is zoned as B-2
(Community Business District) and is located within the Neighborhood Conservation Overlay
District.
Please refer to the vicinity map on the following page.
58
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 2
PROPOSAL & BACKGROUND
Property owner and applicant Lee James, LLC. submitted a Site Plan and Certificate of
Appropriateness application with deviations, to allow site improvements at 411 W. Mendenhall.
The initial application was submitted on January 14, 2008 and on June 23, 2008 was deemed
acceptable for initial review. The Development Review Committee deemed the application
inadequate for continued review on February 13, 2008. A revised site plan was submitted on
February 29, 2008.
An existing two-story, office/retail building exists on the 7,840-square foot lot. The structure
was originally built as a single household residence and has been modified multiple times to
accommodate residences, office and retail uses. This application is for site improvements only.
The proposed improvements include an asphalt parking lot, trash enclosure, a screen fence,
retention pond and signage.
Four Deviations are being requested with this application, from Section 18.18.050.A2 of the
Bozeman Unified Development Ordinance “Yards,” to allow the parking and loading areas to
encroach two feet into the required 8-foot side yard setbacks and 10 feet into the required 10-foot
rear yard setback. Section 18.48.050.C2 of the Bozeman Unified Development Ordinance
“Parking Lot Screening,” to allow a fence to provide screening on the west property line instead
of landscaping features. Section 18.46.040 of the Bozeman Unified Development Ordinance
“Number of Parking Spaces Required,” to allow a reduction in the required parking spaces.
The Development Review Committee (DRC) conducted their final review of the project proposal
on March 12, 2008, and unanimously recommended approval of the project as conditioned by
staff.
59
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 3
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis, Administrative Design Review Staff and the Development
Review Committee find that this Site Plan and Certificate of Appropriateness application with
deviations is in general compliance with the adopted Growth Policy and the Unified
Development Ordinance. The following conditions of approval are recommended:
Conditions of Approval
1. An architectural screen a maximum of four feet high shall be provided along the alleyway
adjacent to the parking stalls.
2. The proposed corrugated metal siding material shall provide a non-glare surface (e.g.
brushed, patina, or matte finish).
3. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system
designed to remove solids, silt, oils, grease, and other pollutants must be provided to and
approved by the City Engineer. The plan must demonstrate adequate site drainage (including
sufficient spot elevations), storm water detention/retention basin details (including basin
sizing and discharge calculations, and discharge structure details), storm water discharge
destination, and a storm water maintenance plan.
4. Typical curb details (i.e. raised and/or drop curbs) and typical asphalt paving section detail
shall be provided to and approved by the City Engineer. Concrete curbing shall be provided
around the entire new parking lot and/or access perimeter and be adequately identified (i.e.
drop vs. spill curb) on the FSP.
5. Any damaged sidewalk panels along the property frontage shall be replaced.
6. This project shall be constructed as approved and conditioned in the Certificate of
Appropriateness application. Any modifications to the submitted and approved drawing
shall invalidate the project’s approval unless the applicant submits the proposed
modifications for review and approval by the Department of Planning prior to undertaking
said modifications, as required by Section 18.62.040 of the Bozeman Municipal Code.
ZONING DESIGNATION & LAND USES
The subject property is zoned B-2 (Community Business District). As stated in the Bozeman
Municipal Code, the intent of the B-2 community business district is to provide for a broad range
of mutually supportive retail and service functions located in clustered areas bordered on one or
more sides by limited access arterial streets.
The following land uses and zoning are adjacent to the subject property:
North: Single-Household Residence, zoned as R-4;
South: Office, zoned as B-2;
East: Commercial/Retail, zoned as B-2;
West: Office, zoned as B-2.
60
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 4
ADOPTED GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the “Community Commercial” land use designation. This classification designates places where
the primary activities are basic employment and services necessary for a vibrant community.
Establishments located within these categories draw from the community as a whole for their
employee and customer base and are sized accordingly. A broad range of functions including
retail education, professional and personal services, offices, residences, and general services
activities typify this designation.
REVIEW CRITERIA & STAFF FINDINGS
Section 18.28.050 “Standards for Certificates of Appropriateness”
A. All work performed in completion of an approved Certificate of Appropriateness
shall be in conformance with the most recent edition of the Secretary of Interior’s
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995),
published by U.S. Department of the Interior, National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services,
Washington, D.C. (available for review at the Department of Planning).
The project complies with the Building Site section of the Secretary’s Standards. The
front streetscape of the existing office will not change. The pattern of parking off the
alley access will continue. The alley will continue to be gravel and “rustic” in nature as
recommended in the Guidelines. ADR staff is conditioning the project to provide a four-
foot fence or architectural screen along the alleyway to screen parking from adjacent
residential uses. This fence/screen will be consistent with the guideline to “Maintain the
traditional scale and character of the alley by locating buildings and fences along the
alley edges to maintain the alley edge.”
B. Architectural appearance design guidelines used to consider the appropriateness
and compatibility of proposed alterations with original design features of subject
structures or properties, and with neighboring structures and properties, shall focus
upon the following:
These standards are not applicable, as this project consists of site improvements only. No
changes to the building are proposed.
C. Contemporary, nonperiod and innovative design of new structures and additions to
existing structures shall be encouraged when such new construction or additions do
not destroy significant historical, cultural or architectural structures, or their
components, and when such design is compatible with the foregoing elements of the
structure and the surrounding structures.
As described above and below, ADR Staff finds the design of the proposed construction,
with the conditions of approval, as compatible with the foregoing elements of the
surrounding neighborhood.
61
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 5
D. When applying the standards of subsections A-C, the review authority shall be
guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference. When reviewing a
contemporary, non-period, or innovative design of new structures, or addition to
existing structure, the review authority shall be guided by the Design Guidelines for
the Neighborhood Conservation Overlay District to determine whether the proposal
is compatible with any existing or surrounding structures.
The Introduction, Chapters 2, 3, and 4 and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project, as the project is new
additional construction in the Neighborhood Conservation Overlay.
Chapter 2: Street and Alley Patterns: Guideline 1: Respect historic settlement patterns.
The front streetscape of the existing office will not change. The pattern of parking off the
alley access will continue. The alley will continue to be gravel and “rustic” in nature as
recommended in the Guidelines. ADR staff is conditioning the project to provide a four-
foot fence or architectural screen along the alleyway to screen parking from adjacent
residential uses. This fence/screen will be consistent with the guideline to “Maintain the
traditional scale and character of the alley by locating buildings and fences along the
alley edges to maintain the alley edge.”
Chapter 2: Parking: Guideline 1: Minimize the visual impact of surface parking in
residential neighborhoods.
The parking is located to the rear of the site and uses an alley access to locate parking
behind the building. ADR staff is conditioning the project to provide a four-foot fence or
architectural screen along the alleyway to screen parking from adjacent residential uses.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
Section 18.28.070 specifies the required criteria for granting deviations from the underlying
zoning requirements. In the discussion below, ADR Staff has evaluated the applicant's request in
light of these criteria.
A. Modifications shall be historically appropriate for the building and site in question
and the adjacent properties;
ADR Staff finds the orientation of the parking to the rear of the building and the side loaded
parking appropriate for the building and site in question. The existing pattern along W.
Mendenhall is generally single household residences that have been converted to
business/office uses. Parking for the area is provided from the alley access and on street
parking on Mendenhall. Allowing parking to encroach into the parking sideyard and rear
yard setbacks is appropriate for this area and is consistent with existing and historical parking
patterns on the block. The addition of side loaded parking improves the current conditions
on site by eliminating the need to back into an alleyway to leave the site.
ADR staff is conditioning the project to provide a minimum four-foot fence or architectural
screen along the alleyway to screen parking from adjacent residential uses. This fence/screen
will maintain the traditional scale and character of the alley by maintaining the alley edge.
62
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 6
It is the determination of the ADR Staff that, with conditions of approval, the project meets
Criteria A of Section 18.28.070 “Deviations from Underlying Zoning Requirements,” of the
Bozeman Unified Development Ordinance.
B. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof;
The required parking for the project is eight standard parking spaces, plus one accessible
parking space and aisle. The applicant requests a deviation of three parking spaces. The site
as planned is the most efficient use of space on site. Five parking standard parking spaces
and one accessible space are provided on site. No public comment has been received that
parking is an issue in the immediate area.
Staff finds that a four foot fence or architectural screen will adequately buffer the parking
along the alleyway from adjacent residential properties. The adjacent residential properties
directly across the alleyway from the office already contain a six foot high stockade fence
and detached garage that will entirely block any view of the parking lot.
The sideyard and rear yard parking encroachments will have no adverse effect on abutting
properties. All abutting properties to the Lee James, LLC site office park vehicles across the
entire rear and rear sideyard areas of their property along the alleyway. This is the historical
pattern along this section of W. Mendenhall Street.
It is the determination of the ADR Staff that, with conditions of approval, the project meets
Criteria B of Section 18.28.070 “Deviations from Underlying Zoning Requirements,” of the
Bozeman Unified Development Ordinance.
C. Modifications shall assure the protection of the public health, safety and general
welfare.
The proposed parking layout for the site increases the safety of the alleyway by providing
backing space on site for those vehicles leaving the property. The conditioned four foot high
fence and architectural screen will not obscure the site vision triangle for alleyway access
from the parking lot.
It is the determination of the ADR Staff that, with conditions of approval, the project
generally meets Criteria C of Section 18.28.070 “Deviations from
Underlying Zoning Requirements,” of the Bozeman Unified Development Ordinance.
Section 18.34 “Site Plan and Master Site Plan Review Criteria”
In considering applications for site plan approval under this title, the Planning Director, City
Commission, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the
following:
A. Conformance to and consistency with the City’s adopted growth policy;
The development proposal is in conformance with the Bozeman 2020 Community Plan
including the “Community Commercial” land use designation. This classification
63
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 7
designates places where the primary activities are basic employment and services
necessary for a vibrant community. Establishments located within these categories draw
from the community as a whole for their employee and customer base and are sized
accordingly. A broad range of functions including retail education, professional and
personal services, offices, residences, and general services activities typify this
designation.
B. Conformance to this title, including the cessation of any current violations;
The application is in general compliance with the requirements set forth in the Bozeman
Unified Development Ordinance. Any areas not addressed in the applicant’s proposal
have been identified as code provisions that must be addressed on the Final Site Plan
(FSP).
a. Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan
within 6 months of preliminary approval containing all of the conditions, corrections and
modifications to be reviewed and approved by the Planning Office.
· If occupancy of any structure is to occur prior to the installation of all required
on-site improvements, the Improvements Agreement must be secured by a
method of security equal to one and one-half times the amount of the estimated
cost of the scheduled improvements not yet installed. Said method of security
shall be valid for a period of not less than twelve (12) months; however, the
applicant shall complete all on-site improvements within nine (9) months of
occupancy to avoid default on the method of security.
b. Per Section 18.34.130, upon submitting the Final Site Plan for approval by the Planning
Director, and prior to the issuance of a building permit, applicant shall also submit a
written narrative outlining how each of the above conditions of approval and code
provisions have been satisfied or met.
c. Section 18.42.130 requires all fences to be maintained with the finished side out. All
fence details shall be noted in the final site plan.
d. Section 18.42.170 requires the size of the trash receptacle to be appropriately sized for
the use and approved by the City Sanitation Department. Accommodations for
recyclables must also be considered. All receptacles shall be located inside of an
approved trash enclosure. A copy of the site plan, indicating the location of the trash
enclosure, dimensions of the receptacle and enclosure and details of the materials used,
shall be sent to and approved in writing by the City Sanitation Division (phone: 582-
3238) prior to final site plan approval.
e. Section 18.44.090.C.2.b requires a minimum of 24 feet for a two way drive access.
f. Section 18.46.040.D states that disabled accessible spaces shall be located as near as
practical to a primary entrance. Parking spaces and access aisles shall be level with slopes
not exceeding 1:50 in all directions. Raised signs shall be located at a distance no greater
than five feet from the front of each accessible space and shall state “Permit Required
$100 Fine”. One of the disabled accessible spaces shall also be signed “Van Accessible”.
The “Van Accessible” space shall be 8 feet wide with an 8 foot wide striped unloading
aisle/ramp.
g. Section 18.52.060 outlines the amount of permitted signage for the property. A Sign
Permit shall be reviewed and approved by the Planning Office prior to the construction
and installation of any additional on-site signage.
h. Per Section 18.52.070, “Comprehensive Sign Plan,” a comprehensive sign plan shall be
submitted for all commercial, office, industrial and civic uses consisting of two or more
64
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 8
tenant or occupant spaces on a lot, or two or more lots, subject to a common
development permit or plan.
i. Per Section 18.52.080, “Multitenant Complexes with Less Than 100,000 Square Feet of
Ground Floor Area,” any signage associate with the development must meet the
requirements of this section.
C. Conformance with all other applicable laws, ordinances, and regulations;
Please reference the “Standards for a Certificate of Appropriateness” and “Deviations
from Underlying Zoning Requirements” sections of this report, as they address
conformance with other applicable regulations.
D. Relationship of site plan elements to conditions both on and off the property;
With the conditions outlined by the DRC and ADR Staff, the elements of the site plan
including the, landscaping, circulation, and screening is compatible with the surrounding
neighborhood and arranged in an appropriate manner for lots within B-2 zoning and the
Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
All vehicular access for the office will occur from the alleyway. The current parking that
exists on site is head in parking from the alleyway. The proposed parking layout will
increase the safety along the alleyway by removing the need to back into the alleyway.
F. Pedestrian and vehicular ingress and egress;
The primary pedestrian and vehicular ingress and egress will occur at both the front and
rear of the office. On street parking is available on W. Mendenhall and in the rear
parking lot. Pedestrians may enter from the front sidewalk or from the rear parking lot.
The pedestrian is emphasized with the front porch oriented toward the street and
sidewalks adjacent to the rear parking lot.
G. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of
natural vegetation;
A landscape plan that meets the requirement of the Bozeman Municipal Code is required
upon FSP submittal.
H. Open space;
Not applicable to this site plan.
I. Building location and height;
As described in the “Standards for a Certificate of Appropriateness” section of this report,
this standard is not applicable, as this project consists of site improvements only. No
changes to the building are proposed.
65
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 9
J. Setbacks;
As described in the “Deviations from Underlying Zoning Requirements” section of this
report, the deviation for the encroachments into the required parking side and rear yards
are justified by the historic pattern of parking along the alleyway and by providing the
best use of the B-2 properties along W. Mendenhall.
K. Lighting;
No lighting is proposed.
L. Provisions for utilities, including efficient public services and facilities;
The location of existing water and sewer mains, as well as nearby fire hydrants, shall be
properly depicted on the FSP materials.
M. Site surface drainage;
Site surface drainage will be reviewed by the Engineering Department upon FSP
submittal.
N. Loading and unloading areas;
The loading and unloading areas will likely occur at interface of the rear parking lot and
sidewalk areas.
O. Grading;
Grading proposed for the new construction will be reviewed by the Engineering
Department upon FSP submittal.
P. Signage;
The proposed signage location is generally aceeptable. A comprehensive signage plan is
required with final site plan as the building is proposed to be multi-tenant.
Q. Screening;
Staff finds that a four foot fence or architectural screen will adequately buffer the parking
along the alleyway from adjacent residential properties. The adjacent residential
properties directly across the alleyway from the office already contain a six foot high
stockade fence and detached garage that will entirely block any view of the parking lot.
R. Overlay district provisions;
The site falls within the Neighborhood Conservation Overlay District. Therefore, the
project is subject to review under the “Standards for a Certificate of Appropriateness,” as
defined in Chapter 18.28 of the Bozeman Municipal Code.
66
#Z-08008 Lee James, LLC Site Improvements SP/COA/DEV Staff Report 10
S. Other related matters, including relevant comment from affected parties;
Not applicable. No public comment received.
T. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to
which the City is a party so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming.
Not applicable.
PUBLIC COMMENT
The Department of Planning did not receive public comment in regards to this project.
CONCLUSION
Administrative Design Review Staff and the Development Review Committee reviewed the Lee
James, LLC Site Plan and Certificate of Appropriateness application with deviations, and as a
result recommend to the City Commission conditional approval of said application with the
conditions and code provisions outlined above.
Attachments: Applicant’s Submittal Materials
Report Sent To: Lee James, LLC, c/o Misty Carey, 1316 Bear Canyon Road, Bozeman,
MT 59715
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
**Revised 2/28/08
Lee James, LLC
Misty Carey & Bernie Buelow
411 West Mendenhall St.
Bozeman, MT 59715
SITE PLAN CHECKLIST
A. Design Review Board (DRB) Site Plan Review Thresholds
1 thru 5 None are included in plan
B. General Information
1 In Town location
3 Access to lot from alley off N. 5th, ½ block north of Mendenhall
11 No dwelling units included
13 No subdivision
14 In town location; beyond scope of plan
15a Existing building; no addition
15b Not in floodway
15c Existing building; no addition
16 No temporary facilities required.
17 In town location; beyond scope of plan
18 No supplementary documents
C. Site Plan Information
1 In town location. No significant topography.
6 In town location; beyond scope of plan.
8b City Lot – no watercourses, etc.
8c No floodplains
8d No floodplains
10 No drainage ways
11 No significant topographical features
15 Freestanding sign
18 Industry standard asphalt and typical concrete curb and gutter
22 No boundaries within or near our city lot
23 Zoning – B2, B3, R4
24 No historic structures
25 No major public facilities
D. Landscape Plan
8 As shown on plan
9 Want to save existing pine trees
11 Irrigation system to be installed for proposed east landscaping
12 None on lot
13 Beyond scope of landscape plan
18 Beyond scope of landscape plan
20 No water course buffers
88
**Revised 2/28/08
Lee James, LLC
Misty Carey & Bernie Buelow
411 West Mendenhall St.
Bozeman, MT 59715
CERTIFICATE OF APPROPRIATENESS CHECKLIST2
A. Neighborhood Conservation Overlay District Information
2. No historical information included.
6. None suggested.
7. Four (4) Deviations requested:
a) Section 18.18.050.A2 Minimum 8-foot side yard from parking in
B2 district. The current gravel parking is two spaces off the alley
and one space off Mendenhall. The two spaces off the alley have
cars parking perpendicular to the alley and backing into the alley. .
The one space off Mendenhall Street has a car parking
perpendicular to the street and backing into the street. We propose
to abandon the front parking area and devote our entire back and
side yards into parking to maximize the number of spaces. This
would also eliminate the danger of backing into both the street and
the alley. In order to fit the required 18-foot parking space and 26-
foot backing space, we are left with two 6-foot side yard setbacks
for parking on our 56-foot wide lot.
b) Section 18.18.050.A2 Minimum 10-foot rear yard from parking in
B2 district. In order to create five (5) 9-foot parking spaces, the
one (1) 8’ ADA van space, and the 8-foot wide ADA aisle, our
parking area needs to completely occupy the 10-foot rear yard
parking and loading setback. This is consistent with the current use
of O.S.M. Management next door and in the rest of the alley.
c) Section 18.48.050.C2 Parking lot screening required. Our parking
space requirements, mentioned in (b) above, will not allow room
for a 4-foot wide screen from the adjacent residential zoning.
Existing fence will provide screening on the west property line in
the back yard. Existing and newly-planted landscaping will
provide screening on the east property line. A small fence, to
match that of O.S.M. Management next door, will screen the
parking lot from the alley on the north. In addition, the existing
landscaping, fencing and accessory structures on the lots to the
north screen the parking area well from the existing residences.
89
**Revised 2/28/08
d) Section 18.46.010 Number of parking spaces.required for B2
zoning. Our parking plan utilizes the entire back and most of the
side yard for parking. Our best configuration created five (5) 9-foot
parking spaces, one (1) 8’ ADA van space, and the 8-foot wide
ADA aisle for a total of Five (5) spaces plus H/C accommodations.
This is three (3) short of our required Eight (8) spaces + H/C. Our
site cannot accommodate more parking than that.
90
**Revised 2/28/08
Lee James, LLC
Misty Carey & Bernie Buelow
Re: 411 West Mendenhall St.
Square foot calculations of current building to determine parking requirements according
to the Bozeman Unified Development Ordinance.
Taken from plans dated 2/28/08
This building is subdivided into three separate office/retails areas.
UNIT A: “retail” – the Mendenhall street-addition, formerly occupied by Rikshots Photo
Studio.
UNIT B: “main house” – Most of the original 1890 house, including a large master suite
on the second floor.
701 sq ft
UNIT C: “apartment” – The converted upstairs apartment, accessed by exterior stairs.
Allowable deductions are according to 18.46.1.010
UNIT A: “retail”
Gross Square Feet, 962
Bathrooms 30
Corridors/stairways 226
Storage 196
Subtotal Deductions 452
Net floor area, UNIT A: “retail” 510
UNIT B: “Main House”
Gross Square Feet 1421
Bathrooms 82
Corridors/stairways 231
Storage 152
Subtotal Deductions 463
Net floor area, UNIT B: “Main House” 958
91
**Revised 2/28/08
UNIT C: “Apartment”
Gross Square Feet, 588
Bathrooms 40
Corridors/stairways 21
Storage 28
Subtotal Deductions = 89
Net floor area, UNIT C: “Apartment” 499
Required Spaces
Retail – One (1) space per 300 sq ft of floor area
Office A “retail” = 510/300 = 2 spaces
Office – One (1) space per 250 sq ft of floor area
Offices B + C “Main House & Apartment” = 1457/250 = 8 spaces
Required spaces 8 spaces + HC
92
1316 Bear Canyon Road
Bozeman, MT 59715
February 28, 2008
Mr. Brian Krueger
City of Bozeman Planning Dept.
20 East Olive Street
P.O. Box 1230
Bozeman, MT 59771
Re: #Z-08008
Dear Brian:
This letter is in response to your letter of February 13, 2008 regarding the
Preliminary PS/COA/DEV application for 411 West Mendenhall Street.
#1. New site plan includes continuous concrete curbing. The parking spaces have
been reduced to 18’ in length. This decreases the amount of the deviation requested by
two (2) feet in the side yards.
#2. The parking area has been redesigned to provide adequate backup space for
the ADA parking space. The design no longer requires backing into the public alley.
#3. The ADA parking space has been redesigned to be an 8-foot wide space with
an 8-foot wide aisle for van accessibility.
#4. Parking calculations have been linked to the floor plans. Calculations have
been revised and are attached.
#5. I confirm that no exterior changes to the building are occurring with this
application. All exterior changes have been previously approved and permitted.
#6. A bicycle parking area has been added adjacent to the front porch.
If you have further questions on this matter, please contact me at 406-581-4915.
Thank you.
Sincerely,
Misty Carey
Lee James, LLC
93
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112