HomeMy WebLinkAboutAuto Stop Conditional Use Permit and Certificate o_9.pdf
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
Tim McHarg, Planning Director
SUBJECT: Auto Stop Conditional Use Permit and Certificate of Appropriateness
Application #Z-12043
MEETING DATE: May 14, 2012
AGENDA ITEM TYPE: Action-Quasi Judicial
RECOMMENDATION: That the City Commission approves the Conditional Use Permit and
Certificate of Appropriateness Application for the Auto Stop #Z-12043with the conditions and
code provisions and findings within the staff report.
RECOMMENDED MOTION: “Having reviewed the application materials, considered public comment, and considered all of the information presented, I hereby adopt the findings presented in the staff report for application #Z-12043 and move to approve the
conditional use permit and certificate of appropriateness with conditions and subject to all
applicable code provisions”
BACKGROUND: Property owner Randy Wild, represented by Kirk Michels Architects has submitted a conditional use permit certificate of appropriateness application requesting to allow
the construction of a 7,700 square foot commercial building addition with site improvements for
automobile repair uses at 1401 East Main Street. Existing square footage and areas for auto
repair and auto sales would remain. A conditional use permit is required for any Auto Repair Uses in the B-2 zoning district. The site lies within the Class II Entryway Corridor Overlay District; a Certificate of Appropriateness is required for any alterations and new construction
within the corridor.
This application was reclaimed by the City Commission at the April 9, 2012 meeting.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: 1. Approve the application with the Staff conditions;
2. Approve the application with modifications to the Staff conditions;
3. Deny the application based on a finding of non-compliance with
applicable criteria; 4. Open and continue the public hearing on the application, with specific
direction to Staff or the applicant to supply additional information.
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FISCAL EFFECTS: No significant fiscal effect has been identified.
Attachments: Staff Report, Applicant’s submittal materials, Administrative Design Review Memo
Report compiled on: April 26, 2012
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City Commission Staff Report for the Auto Stop CUP/COA File #Z-12
Item: A Conditional Use Permit with Certificate of Appropriateness Application to allow a 7,700 square
foot commercial building addition with site improvements for automobile repair uses at 1401 East Main
Street, commonly known as the Auto Stop.
Owner/Applicant: Randy Wild
1401 East Main Street
Bozeman, MT 59715
Representative: Kirk Michels Architects
409 Callender Street
Livingston, MT 59407
Date: City Commission Meeting May 14, 2012 at 6:00 p.m., in the City Commission Meeting Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
Recommended Motion: “Having reviewed the application materials, considered public comment, and
considered all of the information presented, I hereby adopt the findings presented in the staff report for
application #Z-12043 and move to approve the conditional use permit and certificate of appropriateness with conditions and subject to all applicable code provisions” ______________________________________________________________________________
Project Location
The property is located at 1401 East Main Street and is legally described as the Northern Pacific Addition, S8, T2S, R6E, Part of Block 17 and 25 and Part of Block 5 Granite Addition and Part of SE1/4
NW1/4 Plat C-23-G City of Bozeman, Gallatin County, Montana. The zoning designation for said
property is B-2 (Community Business District). The site lies within the Class II East Main Street
Entryway Corridor Overlay District.
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Proposal
The proposal includes the construction of a 7,700 square foot commercial building addition with site
improvements for automobile repair uses. Existing square footage and areas for auto repair and auto
sales would remain. A conditional use permit is required for any Auto Repair Uses in the B-2 zoning district. The site lies within the Class II East Main Street Entryway Corridor Overlay District; a Certificate of Appropriateness is required for any alterations and new construction within the corridor.
The existing building and site were constructed prior to the implementation of modern zoning in the
City. The proposal would provide asphalt surfacing, curbing, landscaping, and stormwater control on the site for the first time.
On April 18, 2012 the Development Review Committee recommended conditional approval of this
CUP/COA application and their recommended conditions, code citations and comments are included in
this report. Recommended Conditions of Approval
Based on the subsequent analysis, the DRC and Staff find that the application, with conditions and code
provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified Development Ordinance. The following conditions of approval are recommended. Please note that these conditions are in addition to the required code provisions beginning on page 5 of this report.
Planning Department Recommended Conditions:
1. All lots and portions of lots shall be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable subdivision review process to accommodate the project prior to
final plan approval.
2. Any expansion of this use or facility is not permitted unless reviewed and approved as required under
the applicable regulations of the Bozeman Municipal Code. 3. Automobile salvage or reduction as defined in 38.42.280 and 38.42.290 Bozeman Municipal Code is not allowed on site.
4. No outdoor storage of automobile parts, accessories, materials, lubricants, components is allowed
unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal
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Code.
5. A one way circulation signage plan shall be submitted for review and approval with the final plan
application. At a minimum, the plan shall include signs at the entrance and exit of the one way aisles
and at every corner of the north side of the building. 6. There shall be no tenant use of the buildings, including public access, equipment or parts stocking or
on site sales, employee interviews, training, or orientations, prior to the issuance of a certificate of
occupancy for the individual buildings. Upon approval of the Building Division and Fire Department,
the City will allow the installation of racks, shelving, and other display fixtures prior to occupancy.
7. A color palette for the building that includes actual material samples and color chips shall be submitted for review and approval by the Planning Office prior to Final Site Plan approval. The
materials/color palette shall be presented on a board no larger than 24” x36” and contain all the primary
materials to be utilized on the building including window/storefront frames and doors (garage and
service) and in any proposed fencing or screening. All final building elevations and details shall be
keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval.
Engineering Department Recommended Conditions:
8. The site accesses onto Main Street shall be approved by the Montana Department of Transportation prior to Final Site Plan approval.
9. A utility occupancy permit shall be approved by the Montana Department of Transportation prior to
Final Site Plan approval for any new utility service lines proposed in Main Street.
Conclusion/Recommendation
The DRC and Staff have reviewed the Auto Stop Conditional Use Permit and recommends to the City
Commission approval of said application with the conditions and code provisions outlined in this Staff
Report. Staff has identified various code provisions that are currently not met by this application. Some
or all of these items are listed in the findings of this Staff Report. The applicant must comply with all provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to
receiving Final Plan approval. 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.
Zoning Designation & Land Uses
The subject property is zoned “B-2” (Community Business District). The intent of the “B-2” 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: Undeveloped, zoned “B-2” (Community Business District) and “M-1” (Light Manufacturing
District) South: Across East Main Street, Retail uses, vacant property, zoned “B-2”
East: Undeveloped, Montana Department of Transportation ROW zoned “M-1” (Light Manufacturing
District)
West: Retail and Personal Convenience Services, zoned “B-2”
Adopted Growth Policy Designation
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The Future Land Use Map of the recently updated Bozeman Community Plan designates the subject
property to develop as “Community Commercial Mixed Use”. Activities within the Community
Commercial Mixed Use category are the 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 service activities typify
this designation…The Community Commercial Mixed Use category is distributed at two different scales
to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and
are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile
radius. Smaller Community Commercial areas are usually in the 10- 15 acre size range and are intended
to provide primarily local service to an area of approximately one-half mile radius. These commercial
centers support and help give identity to individual neighborhoods by providing a visible and distinctive
focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. 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 placements. Mixed use areas should be developed in an
integrated, pedestrian friendly manner and should not be overly dominated by any single land use.
Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to
significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development.
Review Criteria & Staff findings
Section 38.19.110.E Consideration and Findings for Conditional Use Permits
In addition to the review criteria below, the City Commission shall, in approving a conditional use
permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly
relate such use with the land and uses in the vicinity.
Staff finds that the parcel is adequate in size and topography to accommodate the auto repair use with the proposed expansion. The proposed site improvements with the conditions of approval will bring the
site further into conformance with the zoning regulations by providing landscaped yards, parking and
loading areas, and a safe and functional vehicular circulation pattern. The proposed building addition
includes significant indoor storage area for parts, lubricants, and components related to the auto repair use that are currently stored outdoors. The additional bays will allowed the auto repair business to keep
more vehicles indoors increasing the efficiency of the business while reducing the impact of vehicles
parked on site.
The site is located directly adjacent to the Montana Department of Transportation right of way for Interstate 90. It is located on an arterial street and well sited as a location to provide access to vehicles
for auto repair. There are limited residential uses in the vicinity and the potential for conflicts between
auto repair uses and residential uses is low.
The project as conditioned is found to be in conformance with the Design Objectives Plan for Entryway Corridors, 2005 and will contribute to the enhancement of this entryway to the City.
2. That the proposed use will have no material adverse effect upon the abutting property. Persons
objecting to the recommendations of review bodies carry the burden of proof.
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Auto Stop is in a unique location. It is the last business on the north side of East Main Street prior to the
Montana Department of Transportation right of way for Interstate 90. It is located at the top of a
“plateau” of sorts and is physically separated by a substantial slope from the undeveloped parcel to the north. This unique physical arrangement allows the auto repair business to function properly in relation
to the uses and land in vicinity of the project site.
Staff has not received any public comment as of the writing of this report. Any public comment received
after the completion of the agenda packets will be distributed to the Commission at the public hearing.
Following review of the proposed application with the inclusion of the recommended conditions, staff
finds that the proposed use will have no material adverse effect upon abutting properties unless evidence
presented at the public hearing proves otherwise.
3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: regulation of use; special yards, spaces and buffers; special fences, solid fences and walls;
surfacing of parking areas; requiring street, service road or alley dedications and improvements
or appropriate bonds; regulation of points of vehicular ingress and egress; regulation of signs; requiring maintenance of the grounds; regulation of noise, vibrations and odors; regulation of hours for certain activities; time period within which the proposed use shall be developed; duration of use; requiring the dedication of access rights; other such conditions as will make
possible the development of the City in an orderly and efficient manner.
Staff has identified, through the review process, recommended project conditions that are included to
protect the public health, safety, and general welfare. Please see the recommended conditions of
approval and findings within this report.
Section 38.19.100 Plan Review Criteria
In considering applications for site plan approval under this title, the Planning Director, City
Commission, Development Review Committee, and when appropriate, the Administrative Design
Review Staff, the Design Review Board or Wetlands Review Board shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal is in conformance with the Bozeman Community Plan including the Community Commercial Mixed Use land use designation. The use is located on an arterial street and will be connected to the City’s pedestrian network with this application. The site will be brought further
into conformance with the zoning regulations and as condition complies with entry corridor guidelines.
The use provides services and employment for local residents and visitors to the community. Based
upon the review of this specific site and context, the proposed use and building are in conformance with the Community Commercial Mixed Use land use classification.
2. Conformance to this title, including the cessation of any current violations
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. The following code provisions must be
addressed prior to final plan approval:
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a. Section 38.19.110.F states that the right to a conditional use permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. All
special conditions and code provisions shall constitute restrictions running with the land, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County
Clerk and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated under any
conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or
assigns.
b. Section 38.19.110.I Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances and
regulatory requirements. Over time these things may change and the use may no longer be appropriate to
a location. A conditional use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period
of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is granted;
c. The use or development of the site is not begun within the time limits of the final site plan approval
in Section 18.34.130, BMC. 2. A conditional use which has terminated may be reestablished on a site by either, the review and
approval of a new conditional use permit application, or a determination by the Planning Director that
the local circumstances and regulatory requirements are essentially the same as at the time of the
original approval. A denial of renewal by the Planning Director may not be appealed. If the Planning
Director determines that the conditional use permit may be renewed on a site then any conditions of approval of the original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all activities must
comply with any conditions of approval or code requirements. Should there be a failure to maintain
compliance the City may revoke the approval through the procedures outlined in Section 18.64.160,
BMC.
c. Section 38.19.120 requires the applicant to submit eight (8) copies a Final Plan within 6 months of
preliminary approval containing all of the conditions, corrections and modifications to be reviewed and
approved by the Planning Office.
d. Section 38.19.120 requires that the final plan shall contain the materials required in
39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities and utility rights-of-way or
easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4)Water;
and (5) Sewer (sanitary, treated effluent and storm).
e. Section 38.19.160 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Plan approval. Building Permits will not be issued until the Final Site
Plan is approved.
f. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be
incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a notation
g. Section 38.23.150 requires a lighting plan for all on-site lighting including all-mounted lights on the
building and must be included in the final site plan submittal. 38.23.150.D.7.e states that the maximum
that “No ground
mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units,
transformers, or meters shall encroach into the required yard setbacks and will be properly screened with
an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be
incorporated into the roof form or screened in an approved rooftop enclosure.”
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illumination measured in foot candles at the property line shall not exceed 0.3 onto adjacent residential
properties and 1.0 onto adjacent commercial properties and public rights-of-way.
h. Section 38.23.150.D requires that all site lighting other than pathway intersection lighting and security
lighting all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions shall be granted to those businesses which operate during these hours; such lighting may remain illuminated only while the
establishment is actually open for business. A security lighting plan should be included with the final
plan submittal.
i. Section 38.23.170 discusses trash enclosures. Temporary storage of garbage, refuse and other waste
materials shall be provided for every use, other than single-household dwellings, duplexes, individually owned town house or condo units, in every zoning district, except where a property is entirely
surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers
inside the garage in which case an explanation of how trash is dealt with shall be provided in the written
narrative accompanying your final site plan. The size of the trash receptacle shall 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 by the City Sanitation Division (phone: 582-
3238) prior to site plan approval. (e.g. written approval from local waste services for the removal of
solid waste and/or provisions for screening of collection areas shall be provided with the final site plan).
j. Section 38.25.010.A.5 No parking permitted in required front or side yards. Required parking spaces
shall not be located in any required front or side yard, except that detached single-household dwellings
and townhouses, and duplexes with physically separated individual driveways, may have one space
located within a driveway area in the required front yard for each parking space located directly in front
of the driveway area and outside of the required front yard.
k. Section 38.25.020.L Pedestrian facilities in parking lots. Concrete sidewalks a minimum of three feet
in width shall be provided between any existing or proposed building and adjacent parking lot. Where
sidewalk curbs serve as wheel stops, an additional two feet of sidewalk width is required.
l. Section 38.25.040.A.5 requires dedicated bicycle parking areas, a bike rack detail must be noted on the
formal applications. The bike racks shall be a model as recommended in the Greater Bozeman Area Transportation Plan. The number of bicycle parking spaces shall be at least ten percent of the number of
automobile parking stalls required by Tables 24-2 and 24-4 before the use of any special exception or
modification but shall in no case be less than two.
m. Section 38.28.060 outlines the amount of permitted signage for the building. A Sign Permit shall be
reviewed and approved by the Planning Office prior to the construction and installation of any on-site signage. All final building elevations and site plans shall show the signage allowed in compliance with
this section.
n. Section 38.34.100 states that a building permit shall be obtained within one year of final approval, or
said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an
extension of one additional year from the Planning Director.
o. Section 38.39.030 requires that the applicant shall provide for private improvements certification by
the architect, landscape architect, engineer and other applicable professionals that all improvement
including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or
other requirement elements were installed in accordance with the approved site plan, plans and
specifications.
p. A construction management plan should be submitted with the formal submittal including a
Construction trash enclosure. For applications other than those classified as sketch plan reviews per
Section 38.19.050, the applicant shall designate a temporary enclosed refuse storage area on the site
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plan, including a typical detail with dimensions and type of materials, for the storage and collection of
building material debris during the construction phase of the project, and that said debris area is shown
accordingly on the final plan.
q. Plans and specifications for any fire service line (and domestic services 4” or larger) must be prepared in accordance with the City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection
system. The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification and preparation of mylar record drawings.
Fire service plans (and domestic services 4” or larger) shall be a standalone submittal, separate from the infrastructure plans and final site plan.
r. 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.
s. A Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer
prior to Final Site Plan approval. The SMP requires submittals of an application form and a Storm
Water Management Plan in compliance with the City of Bozeman’s Storm Water Management
Ordinance #1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan (SWPPP) if required for this development.
t. The new sidewalk on Main Street shall be constructed 6’ wide and be 6” thick.
u. A Street Cut Permit shall be obtained from the Engineering Department prior to cutting any publicly
maintained street.
v. Site accesses shall be constructed in accordance with City Standard Drawing 02529-13.
w. If used, floor drains in the shop shall be plumbed through a sand/oil/water separator prior to
connecting to the sanitary sewer service.
x. 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.
y. The FSP shall be adequately dimensioned and labeled with a legend of linetypes and symbols used
provided.
z. The location of existing and proposed water/sewer mains and services shall be properly depicted, as well as nearby fire hydrants and proposed hydrants. Proposed utilities shall be distinguishable from existing. City of Bozeman applications for service shall be completed by the applicant. Any unused
water services existing on the property shall be abandoned at the main.
aa. Easements and R/W located on and adjacent to the site shall be depicted and labeled appropriately.
Distinction between proposed and existing easements shall be made. Any proposed easements shall be provided prior to FSP approval.
bb. Proposed water/sewer mains, services and hydrants shall be depicted on the landscape plan and
maintain a minimum horizontal separation of 10’ to proposed landscape trees and lot lighting
improvements.
cc. Street vision triangles shall be depicted in accordance with section 38.24.100 Unified Development Code and no plantings or other obstructions shall be located in the vision triangle in excess of 30” in
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height above the street centerline grade.
dd. All construction activities shall comply with section 38.39.020.A.2 of the Unified Development
Code. This shall include routine cleaning/sweeping of material that is dragged to adjacent streets. The
City may require a guarantee as allowed for under this section at any time during the construction to ensure any damages or cleaning that are required are complete. The developer shall be responsible to
reimburse the City for all costs associated with the work if it becomes necessary for the City to correct
any problems that are identified.
3. Conformance with all other applicable laws, ordinances, and regulations
The Final Plan will be reviewed to ensure compliance with this section. The plans will be further
evaluated against the requirements of the International Building Code at the time application is made for
a Building Permit if required.
4. Relationship of site plan elements to conditions both on and off the property
Existing- The subject property is developed with one building. The building is located along the East
Main Street frontage. Garage doors provide access to the existing auto repair bays. Site access is from
two access points along East Main Street. The property contains significant amounts of outdoor vehicle
storage, both operable and inoperable vehicles. Behind the building are miscellaneous trailers and parts storage. The site has gravel surfacing and there are no real parking areas or circulation control. A fence
was installed at the northwest corner of the property to screen vehicles parked on site.
Proposed- The proposal includes constructing a 7,700 square foot addition for auto repair uses to the
existing building, repairing and refinishing the existing building while retaining space for auto repair and auto sales, and providing site improvements including: curb and gutter, asphalt surfacing,
landscaping. A boulevard sidewalk will be provided along the frontage of the site providing a
connection to the City sidewalk system.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The minimum parking requirements for the auto repair uses, which is calculated based upon repair bays,
is 22 parking spaces. Three parking spaces are required for the automobile sales uses. The site plan
proposes to construct 24 regular off street parking spaces including one accessible space and 7 spaces
allocated for automobile sales for a total onsite parking space count of 31 spaces.
Engineering staff did not require a traffic study with the proposal as traffic was estimate to not
substantially increase over the existing counts. The street and signals in the vicinity of the project site
are under the jurisdiction of the Montana Department of Transportation. The applicant has already
acquired approval from MDT for the approach permit for the project which confirms final design of the accesses and permits work within the right-of-way to construct improvements.
The access to the site will be improved with one full access and one partial access from East Main
Street. The access locations will generally be maintained in their existing locations, but will be
improved to modern standards as approved by MDT.
6. Pedestrian and vehicular ingress and egress
Pedestrian access is provided by a new boulevard sidewalk along the frontage of East Main Street and
two pedestrian crosswalks across the one way drive aisle in front of the building. The access to the site will be improved with one full access and one partial access from East Main Street. The access
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locations will generally be maintained in their existing locations, but will be improved to modern
standards as approved by MDT. A condition that requires a one way circulation signage plan is
recommended to assure safe functioning of the circulation system once on site.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation
The landscape design is required to meet the standard of 15 points. The landscape plan provides the
required yard landscaping, parking area screening, street trees, and parking area landscaping as required.
8. Open space
As a commercial project, there is no open space or parkland dedication components required of this
project. However, the landscaped setback areas and landscaped stormwater retention/detention facilities, and slope to the north of the site provide relief in the hardscape and allow open areas for light
and air circulation.
9. Building location and height
The existing building lies within the required 25 foot setback area, but is sited appropriately along the
street frontage. The building is 18’ 7” in height and is within the height requirement of 38 feet for a roof
with a pitch of 3:12 or greater. The location and building height of the existing building will remain
unchanged. The proposed addition is located out of yard setback areas and is sited appropriately behind
the existing building to maximize efficient use of irregularly shaped lot and the restrictions of the site topography. The proposed addition is planned at 24’ 6” and is within the height requirements of the
zone.
10. Setbacks
The existing building lies within the required 25 foot setback area. This building is not planned to be
intensified or significantly altered and as such, may remain in its current location. The proposed
addition is outside of any setback areas. The parking and loading zones on site are outside of the
required front yard, side, and rear yard setbacks. All setbacks other than the existing legal
nonconforming building and one way drive aisle along East Main Street are in conformance on the proposed site plan.
11. Lighting
Site and building mounted lighting is proposed. The fixtures shown generally comply with requirements if installed as described. Final cut sheets for all fixtures and photometrics will be required with the final
plan materials per code provisions. A security lighting plan will also be required with the final plan to
confirm that all site lighting other than pathway intersection lighting and security lighting all lighting
shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions shall be granted to those businesses
which operate during these hours; such lighting may remain illuminated only while the establishment is actually open for business.
12. Provisions for utilities, including efficient public services and facilities
No changes to the sewer and water connections or private utilities are proposed. Water and sewer is provided directly to the building from sewer and water lines that exist within East Main Street. The site
does not have natural gas service at this time. The applicant is exploring the possibility of extending
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natural gas service to the building. In the interim, a propane tank is proposed to remain on site, but in a
new and underground location. The existing overhead electrical service will be removed and placed
underground from the property line into the building.
13. Site surface drainage
The stormwater system is proposed to sheet flow across the site from southwest to the northeast
following the natural slope of the land. A retention/detention pond is proposed at the low point of the lot
at the northeast side of the site. A final grading and drainage plan will be reviewed by the Engineering Department including final stormwater runoff calculations and any necessary grading for stormwater
must be provided.
14. Loading and unloading areas
The circulation pattern will largely remain unchanged. It will be upgraded to comply with current
surface and curbing requirements. A condition that requires a one way circulation signage plan is
recommended to assure safe functioning of the circulation system. No formal loading or unloading
areas are required with a building and use of this size.
15. Grading
Minimal grading is anticipated on the site to bring the site up in elevation and to prepare the site for
efficient functioning of the storm water system. All areas affected are proposed to be completed with
site improvements or landscaping.
16. Signage
No signage is requested as part of this application. Conceptual locations are shown on the existing
building and proposed addition.
17. Screening
Staff also notes a code provision that requires that the final site plan shall contain a notation that “No
ground mounted mechanical equipment, including, but not limited to utilities, air exchange conditioning units, transformers, and meters shall encroach into the required yard setbacks and will be properly
screened with an opaque solid wall and adequate landscape features. All rooftop mechanical equipment
shall be incorporated into the roof form or screened in an approved rooftop enclosure.”
Staff notes that parking lot screening has been provided per standards.
18. Overlay district provisions
Please reference the findings within the Administrative Design Review Staff memorandum dated April
25, 2012 for the staff findings herby incorporated by reference.
19. Other related matters, including relevant comment from affected parties
No public comment has been received as of the writing of this report. Any comment received following
the issuance of the staff report, will be forwarded to the Commission as it is received.
20. If the development includes multiple lots that are interdependent for circulation or other
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#Z-12043 Auto Stop CUP/COA Staff Report 12
means of addressing requirement of this title, whether the lots are either:
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 or
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.
The project is proposed on multiple lots that will be required to be aggregated prior to final plan
approval per staff conditions. A subdivision exemption process shall be utilized to accommodate the
aggregation.
Attachments: Administrative Design Review memorandum.
Applicant’s Submittal Materials
Updated/revised site plan
Report Sent to:
Randy Wild
1401 East Main Street
Bozeman, MT 59715
Kirk Michels Architects
409 Callender Street
Livingston, MT 59407
136
planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood
coordination
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPME
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM TO: CITY COMMISSION, FILE
FROM: BRIAN KRUEGER, ASSOCIATE PLANNER
RE: AUTO STOP CUP/COA APPLICATION- #Z12043 ADR REVIEW DATE: MAY 1, 2012
---------------------------------------------------------------------------------------------------------------------------
Please find below the Administrative Design Review Staff (ADR) review, findings, and comments on
the Auto Stop Conditional Use Permit and Certificate of Appropriateness application, 1401 East Main
Street in the East Main Street Class II Entryway Corridor Overlay.
DESIGN OBJECTIVES PLAN -DOP 1. Neighborhood Design (pages 9-14 of the Design Objectives Plan)
A. Green Space: There are existing mature trees and shrubs on or directly adjacent the site along the north and east sides of the site. The applicant plans to retain them and leave the slopes on site unaltered except for additional landscaping. The frontage and yard setback landscaping and
screening will enhance the green space on site.
B. Auto Connections: The access to the site will be improved with curb, gutter, sidewalks, and landscaping. Due to the limitations of the site topography there are few opportunities for
adjacent automobile connections to adjacent properties.
C. Pedestrian & Bicycle Connections: Pedestrian access will be from the new boulevard sidewalk
to be installed along the East Main Street frontage. This will connect the property to the City’s pedestrian circulation system for the first time. Two crosswalks are provided across the one way
drive aisle connecting to the primary building entrances. Bicycles may access the site from East
Main Street. There are no direct connections to regional trails in the vicinity. A bicycle parking
area is located along the south façade of the building adjacent to the outdoor plaza area.
D. Street Character: Street trees, lighting, sidewalks/paths, and outdoor furniture can all provide
continuity and sense of place at a pedestrian scale. The proposal includes a simple palette of
furnishings to provide waiting customers access to outdoor seating. Final cutsheets of all
furniture will be required with the final site plan as conditioned. The street frontage landscaping
and parking lot screening along the streetscapes include diverse seasonal plantings and planting beds.
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2. Site Design (pages 15-36) A. Natural Features: The site does not contain any existing significant natural features except for
the steep slopes along the north and east sides of the property. The project will minimize
impacts to these slopes.
B. Views: This project meets the height and other site requirements required in the B-2 District.
This is a developing urban area and little impact is anticipated to potential viewsheds. The
proposed top of the highest parapet for the existing building is approximately 18’ 7” and the top
of the building addition is proposed at 24’6”. There are other taller and more intensive buildings
already constructed in the vicinity. C. Cultural Resources: The site is fully developed, buildings exist on site and the site has been
disturbed in the past from development and use. No cultural resources are anticipated on site.
D. Topography: The site slopes down from west to east. Fill will be required to place the buildings in the location proposed and to accommodate efficient stormwater flow and collection. In
general the site has been designed to follow the natural slope of the land in the vicinity. The
steep slopes on site will not be impacted by this project.
E. Site Drainage: The site utilizes sheet flow and surface stormwater pond for stormwater control. The existing site is covered with asphalt, gravel, pit run, buildings, and concrete. The City
requirement is to not exceed the predevelopment conditions and results in a requirement for
additional onsite stormwater retention or treatment. The site storm control being provided is
appropriate in design and integrated into the landscape plan.
F. Building Placement: The existing building lies within the required 25 foot setback area, but is
sited appropriately along the street frontage. The location and building height of the existing
building will remain unchanged. The proposed addition is located out of yard setback areas and
is sited appropriately behind the existing building to maximize efficient use of irregularly shaped
lot and the restrictions of the site topography. A primary entrance to the building remains with enhancement along the East Main Street frontage. The public edges of the site include visual
interest for pedestrian with windows, simple vernacular architectural building features, building
mounted lighting, landscape features, pedestrian amenities, and seating.
G. Outdoor Public Spaces: A small outdoor plaza seating area is proposed at the west end of the existing building. Benches, trash container, and bicycle parking will be provided in this area.
These areas are anticipated to be actively used and will connect to major building activities.
H. Pedestrian & Bicycle Circulation Systems: As stated in 1.C. above pedestrian access to the
site is from the boulevard sidewalk along East Main Street. Two crosswalk connections are provided to the site for pedestrians. Decorative surfacing is proposed for the crosswalks. These
define the key pedestrian entrances to the building. Sidewalks are provided between parking
areas and the building as required by code. Bicycle access is from East Main Street. A bicycle
parking area is located along the west façade of the building adjacent to the outdoor seating area.
I. Internal Automobile Circulation Systems: The site plan provides a coordinated and
continuous system of driveways to provide traffic follow as depicted. The proposal does not
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eliminate any curb cuts. The widths of the internal driveways have been generally minimized for
this type of use and vehicles that will utilized the site. J. Parking Lots: The minimum parking requirements for the site are met. The parking proposed
does not exceed the 100% maximum recommended within the DOP. The site includes the
required landscape screening to minimize the visual impact of cars on site. Many parking areas
are provided to the sides and rear of the building as suggested in the guidelines. The parking areas are divided and separated across the site limiting the visual impacts.
K. Site Lighting: The site lighting for the site will be required to meet the standards in Section
38.23.150 which requires full cutoff lighting and limited lighting output at property lines, rights-
of-way and underneath the fuel pump island. A final lighting plan will be required with the final site plan application. The light poles and luminaries proposed for site lighting appear to meet
cut-off standards and are of a design that will complement the building architecture. The lighting
provided is scaled for both automobiles and pedestrians.
L. Utilities & Service Areas: A trash enclosure is appropriately sited to the rear of the building and away from the East Main corridor. Landscaping is proposed on the north side of the structure in
order to help soften the building appearance from the I-90 corridor.
M. Landscape Design: As stated in 1.A above the grassland slopes and mature trees and shrubs
located along the north and east sides of the property will remain. New planting will augment the existing vegetation. The landscape plan depicts the landscaping required by the Design
Objectives Plan within the 25 foot setback along East Main Street. The stormwater system is
planned to include a retention/detention pond feature along the east side of the site and is
proposed to be enhanced as a site landscape feature to maximize this natural asset of the site. The
plan meets the minimum 15 performance points required within the B-2 District. Staff recommends conditions related to the screening of parking spaces along the Baxter Lane
frontage and the perimeter landscaping along the east and north boundaries of the proposed
circulation areas in order to comply with the Design Objectives Plan guidelines.
N. Buffers: A code provision requires all mechanical equipment locations and screening methods to be shown on the final plans and buildings elevations, and that they be properly screened with
physical/opaque screening and/or be integrated into the building. This includes all air exchange
systems, telephone, electric panels/meters, gas meters, irrigation controllers, and storm water
facilities. Ground mounted mechanical equipment, including air exchange equipment and
irrigation wells, are not permitted in the required yard setbacks must be noted on the site plan and landscape plan if proposed. Adequate buffers are shown within the existing landscape plan
to shield the uses and parking on site.
3. Building Design (pages 37-48):
A. Building & Topography- The building does follow the general lay of the land as suggested.
B. Building Character- The guidelines for building character for “All Corridors” strongly
discourages franchise architecture. The submittal does not present franchise architecture, but
honors the community’s simple vernacular design traditions. The building materials are of good quality and are consistent with the general character of the Entryway Corridor in that location.
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The site will complement and enhance existing and future development in the East Main Street
corridor. C. Primary Building Entrance- The building includes two primary entrances from both the south
and west elevations of the existing building. The west entrance opens onto a waiting/seating area
that is adjacent to the entrance. The primary building entrances are clearly identifiable.
D. Street Level Interest- The buildings include interesting details and high quality materials. They do not present a “backside” to neighboring properties and no large expanse of blank walls are
proposed.
E. Building Mass & Scale- The proposed building addition is approximately 110’ by 70’ in foot print and is approximately 25’ in height. The maximum height in the B-2 district is 38’ for the roof pitch provided. The guidelines state that in general a primary façade plane should not
exceed 100 feet in length, and if it does it should be divided into subordinate elements. The
facades are divided into separate elements by small jogs in the façade plane and articulation in
materials. The building does change materials and colors with each building module and conforms to the requirement. The existing building is smaller in foot print and height. This provides an appropriate subordinate configuration within the building complex. The existing
building will receive a new finish material and a metal wainscot will be provided to bring
materials from the building addition onto the existing building. The site harkens back to the
City’s industrial and agricultural roots. F. Roof Form- The primary roof form is a gabled roof including slight articulation and offset of
roof planes. The roof forms includes slopes, offsets and materials chances to provide variety and
interest while reducing the perceived scale of the building.
G. Building Materials- The materials proposed include a simple combination of steel siding and roofing, asphalt roofing, steel awnings, EFIS, and storefront window and door systems. As
proposed, the palette of materials is generally consistent with the DOP and acceptable in this
location. Staff recommends a condition that requires a final materials palette prior to final plan
approval. H. Building Complex- The two buildings proposed are coordinated in design, materials, and
detailing.
I. Service Canopies- Not applicable to this application. J. Color- The guidelines recommend muted earth tones with bolder colors used primarily for
accent only. The color palette is generally acceptable.
K. Utilities & Mechanical Equipment- The UDC and the DOP require all mechanical equipment to be screened from view. Wall mounted utility service entrances are not identified in size or with any screening details. These details are required to be shown on the final plan and final
elevations with any applicable screening details and materials proposed.
4. Sign Design (pages 49-56)
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No specific signage information other than generalized locations on the building was provided. The
final design will be reviewed with the required sign permit. A certificate of appropriateness is required for all signage in the Entryway Corridors.
5. Corridor Specific Guidelines
East Main Street (Pages 94-97):
• Establish a definite sense of entering the City, as soon as possible after the freeway off ramp.
• Continue the “green edge” condition that has started ner the Western Heritage Inn. Expand this approach to both sides of the street.
• Sidewalks shall be provided along the street on both sides.
• Convey a commercial character of the street with uses visible from the highway.
• Enhance sense of green corridor.
• Invite the pedestrian and bicyclist to use the corridor, encourage the development of buffered
detached sidewalk.
• Improve the view shed from the Interstate.
• Consider properties that face the Interstate in a more general way. For example, some of the
guidelines in Chapter 3 that address architectural character and building details may be less
relevant.
• Page 97—See illustration.
Staff finds that these guidelines are generally met with this proposal.
RECOMMENDED CONDITIONS OF APPROVAL
1. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Planning Office prior to Final Site Plan approval. The
materials/color palette shall be presented on a board no larger than 24” x36” and contain all the primary materials to be utilized on the building including window/storefront frames and doors (garage and service) and in any proposed fencing or screening. All final building elevations and details shall be
keyed to the color palette to delineate where each individual building material and color is specified.
The palette shall be returned to the applicant following approval.
CONCLUSION/RECOMMENDATION
Staff recommends conditional approval of the requested Auto Stop CUP/COA application #Z-12043 to
the City Commission. The applicant must comply will all applicable conditions of approval as
recommended by the Administrative Design Review Staff (ADR) and Development Review Committee (DRC). The applicant must comply with all other provisions of the Bozeman Unified Development Code, which are applicable to this project prior to receiving Final Plan or Building Permit approval. 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.
NOTE: The recommendations of the Administrative Design Review Staff and Development Review Committee will be forwarded to the City Commission who will make the final decision
regarding this project.
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Encl: Applicant’s submittal materials Sent To:
Randy Wild 1401 East Main Street Bozeman, MT 59715
Kirk Michels Architects
409 Callender Street Livingston, MT 59407
142
AUTO STOP
FORMAL APPLICATION
MARCH, 2012
TABLE OF CONTENTS
DEVELOPMENT REVIEW APPLICATION 1-2
CERTIFICATE OF APPROPRIATENESS CHECKLIST 1 3-5
SITE PLAN CHECKLIST 6-9
NEIGHBORHOOD CERTIFICATE 10
ADJOINER’S CERTIFICATE 11
ADJACENT PROPERTY OWNERS LIST 12-14
NARRATIVE TO ACCOMPANY APPLICATION 15-16
BUILDING RENDERING 17
SOIL MAP 18-20
SOIL INFORMATION 21-22
BIKE RACK CUT SHEET 23
TRASH CONTAINER CUT SHEET 24
BENCH CUT SHEET 25
PROOF OF AUTO SALES 26
EXTERIOR WALL MOUNTED LIGHT FIXTURE 27
EXTERIOR POLE MOUNTED LIGHT FIXTURE 28
EXTERIOR LIGHT FIXTURE FINISH OPTIONS 29
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AUTO STOP
LIST OF NAMES AND ADDRESSES OF ADJACENT PROPERTY OWNERS
1. ADDRESS OF PROPERTY:
N/A
LEGAL DESCRIPTION:
S08, T02 S, R06 E, TR IN W2 SEC 8 2S 6E BEING PT OF GRANITE ADD
BOZ 42.835 AC
NAME AND ADDRESS OF OWNER:
STATE OF MONTANA
2701 PROSPECT AVE
HELENA, MT 59601-9746
155
2. ADDRESS OF PROPERTY:
N/A
LEGAL DESCRIPTION:
S08, T02 S, R06 E, C.O.S. 68, PARCEL TRACT D
NAME AND ADDRESS OF OWNER:
VILLAGE INVESTMENT GROUP INC 50%
DELANEY MICHAEL W & INDRELAND ILEANA 50%
101MAIN ST STE 101
BOZEMAN, MT 59715-4795
3. ADDRESS OF PROPERTY:
KC PROPERTIES LLC
1325 E MAIN ST
BOZEMAN, MT 59715-3850
LEGAL DESCRIPTION:
NORTHERN PACIFIC ADD, S08, T02 S, R06 E, BLOCK 25, PT LOTS 4 &
5 & 15-19 PLUS VAC ST & ALLEY
NAME AND ADDRESS OF OWNER:
KC PROPERTIES LLC
1325 E MAIN ST
BOZEMAN, MT 59715-3850
4. ADDRESS OF PROPERTY:
1315 E MAIN ST
BOZEMAN, MT 59715
LEGAL DESCRIPTION:
NORTHERN PACIFIC ADD, S08, T02 S, R06 E, BLOCK 25, PT LOTS 2-4
& LOTS 19-21 PLUS VAC ALLEY COS 610
NAME AND ADDRESS OF OWNER:
REGION IV FAMILY OUTREACH INC
1236 HELENA AVE
HELENA, MT 59601-2948
5. ADDRESS OF PROPERTY:
N/A
LEGAL DESCRIPTION:
NORTHERN PACIFIC ADD, S08, T02 S, R06 E, BLOCK 25, TRACT B
PLAT C-23-B
NAME AND ADDRESS OF OWNER:
STORY DISTRIBUTING INC
PO BOX 1201
BOZEMAN, MT 59771-1201
156
6. ADDRESS OF PROPERTY:
N/A
LEGAL DESCRIPTION:
NORTHERN PACIFIC ADD, S08, T02 S, R06 E, BLOCK 1, Lot 1, ACRES
0.284, MINOR SUB C-23-A8
NAME AND ADDRESS OF OWNER:
BISSEL FAMILY TRUST
1207 EAST MAIN ST.
BOZEMAN, MT 59715-3849
7. ADDRESS OF PROPERTY:
1324 E MAIN
BOZEMAN, MT 59715
LEGAL DESCRIPTION:
ELKS CLUB PROP REARR, S08, T02 S, R06 E, ACRES 2.309, TRACT 5C
IN SW4, PLAT H-29-D
NAME AND ADDRESS OF OWNER:
MOUNTAIN WEST BANK NA
P.O. BOX 6013
HELENA, MT 59604
8. ADDRESS OF PROPERTY:
1322 E MAIN
BOZEMAN, MT 59715
LEGAL DESCRIPTION:
ELKS CLUB PROP REARR, S08, T02 S, R06 E, ACRES 0.888, TRACT 5D
IN SW4, PLAT H-29-D
NAME AND ADDRESS OF OWNER:
EAST MAIN STREET BOZEMAN LLC
101 E MAIN ST STE D
BOZEMAN, MT 59715-4596
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Soil Map—Gallatin County Area, MontanaNatural ResourcesNatural ResourcesNatural ResourcesNatural ResourcesConservation ServiceConservation ServiceConservation ServiceConservation ServiceWeb Soil SurveyNational Cooperative Soil Survey2/24/2012Page 1 of 3161
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Addendum A
Formal application for Auto Stop Addition submitted March, 2012:
Date: April, 2012
Contents:
Sheets Description
A1-4 Storm water Calculations from Gaston Engineering
A5 Montana Department of Transportation – Driveway Approach Approval
A6 Comments from Landscape Designer on boulevard trees
A7 Notes on NWE gas line
180
April 11, 2012
W.O. #11-558
Kirk Michels Architects
Attn: Lucas
409 E. Callender St.
Livingston, MT 59047
RE: Storm Water Calculations
Auto Stop, Bozeman, MT
Dear Lucas,
Please find the stormwater calcuations requested for the Auto Stop project in Bozeman, MT. Attached
to this letter you will find calculations for pre-development and post-development runoff. The
requirement from the city is that the post-developed runoff rate cannot exceed the pre-developed
runoff rate. The following is a summary of the attached calculations and exhibits.
PRE-DEVELOPMENT
The total lot size is 1.65 acres. We have identified the undeveloped portion as blue, the existing gravel
as grey and the roof as black, (however half of the existing roof is yellow, as it drains to Watershed 1).
The weighted runoff coefficient (C) for the entire lot is 0.58.
Watershed 1
We further broke down the existing development into two different sub-watersheds (Watershed 1 and
2). Watershed 1 is 0.19 acres in size, and collects half the existing roof (south half) along with the
entryway near the highway and the water runs onto the highway or collects in the southeast corner of
the lot. The C value for Watershed 1 is 0.82, which results in a pre-developed runoff rate of 0.064 CFS
using the rational method with an intensity of 0.41 in/hr for a 10-year 2-hour storm.
Watershed 2
The second watershed is 1.46 acres in size (the rest of the lot) and has a combined runoff coefficient of
0.55. This corresponds to a runoff rate of 0.329 CFS with the same duration and intensity storm as listed
above.
POST-DEVELOPMENT
Watershed 1
The impact to Watershed 1 from the development is characterized by converting gravel parking to
asphalt, while adding landscaping to a portion of the gravel parking area. The coefficient of runoff for
gravel is 0.8, whereas for asphalt is 0.9. This increase in runoff is offset greatly by the addition of 0.045
ADDENDUM A 1181
acres of landscaping, having a C of 0.1. As a result, the runoff coefficient for Watershed 1 is reduced
post-development to 0.71, which means no detention is required within this watershed.
Watershed 2
This watershed is also characterized as replacing gravel with asphalt, adding landscaping and
constructing another building, thereby replacing gravel area with roof area. The result in this watershed
is that the post-developed runoff coefficient increases to 0.61, which corresponds to a runoff rate of
0.365 CFS. Comparing this runoff rate to the pre-developed runoff rate for Watershed 2, there is a
0.036 CFS increase (0.365 ʹ 0.329). Rounding up to 0.04 CFS and taking this increase for 2 hours (7,200
seconds), the total increased volume of runoff is 288 cubic feet. Therefore, a total volume of 288 cubic
feet of stormwater runoff needs to be detained within Watershed 2, to comply with the discharge
increase requirements.
Conclusions
A sub-section of Watershed 2 including part of the roof area of the existing building and proposed
building, along with a portion of the asphalt drive is intended to drain to a detention pond proposed on
the east side of Watershed 2 (see post-developed calcs and exhibit). The cross-hatched area depicted is
of the exact size (0.16 acres) necessary to generate 288 cubic feet of runoff in the 10-year 2-hour storm.
The detention pond has a total storage volume of 366 cubic feet, which is approximately 27% larger than
the 10-year 2-hour storm event. The remainder of Watershed 2 will continue to sheet flow off-site the
same as it does at this stage of pre-development.
Any questions about this summary can be directed to myself at (406) 586-0588. Thank you.
Sincerely,
GASTON ENGINEERING & SURVEYING, P.C.
By: Jeremy Olson, P.E.
ADDENDUM A 2182
ADDENDUM A 3183
ADDENDUM A 4184
Montana Department of Transportation Timothy W.Reardon,Director
Brian Schweitzer,Governor
April 12, 2012
11"80 liED
Randy Wild
1401 East Main St.
Bozeman. Mt.54715
Subject:Approach Application and Permit for P 50,MP 90,4 and authorizing you to begin work
on MDT R/W
Please read the permit carefully to assure compliance with all conditions stated on the permit and
attachments.
1) PERMITIEE SHALL SUBMIT AN APPROVED DETAILED TRAFFIC CONTROL PLAN THAT MEETS
MDT AND MUTCD REQUIREMENTS.
2) PERMITTEE SHALL FOLLOW THE APPROVED TRAFFIC CONTROL PLAN.
3) PERMITIEE SHALL PROVIDE MDT A 24-HOUR EMERGENCY CALL LIST.
4) PERMITIEE SHALL NOT DELAY TRAFFIC MORE THAN 10 MINUTES
5) PERMITIEE SHALL REPAIR ANY DAMAGE DONE TO MDT'S RIGHT OF WAY, CURBS AND/OR
ROADWAY AS A RESULT ALL REPAIRS WILL BE DONE IN-KIND AND WILL BE DONE
IMMEDIATELY.
6) PERMITIEE SHALL ACCEPT ALL RESPONSIBILITY AND LIABILITY OF ANY FAILURE OF THE
APPROACH.
7) PERMITIEE SHALL INSTALL THE APPROACH TO MEET CITY STANDARDS.
8) PERMITIEE IS INFORMED THAT ANY APPROACH ELIMINATED WILL NOT BE REPLACED.
9) PERMITIEE SHALL CALL ONE DAY PRIOR TO WORK. TO Paul McCauley
406-556-4719
If you have any questions, please contact this office at (406) 556-4700
Kyle DeMars
Bozeman Maintenance Chief
C:Sectionman
Area File
An Equal Opportunity Employer
ADDENDUM A 5185
Comments from Landscape Designer on boulevard trees
This was received from Chad Rempfer, Landscape Designer on Sunday 4-15-12
“Lucas,
Is this coming from the city forester or just a comment from planning? All trees should be
no closer than 10' to any sewer or water line. Looks like this meets the minimum set back
from the sewer line. Not really sure if they are worried about the Norway Maple that much over another species... We could switch both over to Skyline Honey Locusts but I'm skeptical on well they would do up there. We could turn them to Patmore Green Ash
but then all the street trees would be Green Ash and I know the City forester likes
diversity in the street trees... Happy to talk to you about this
Chad”
ADDENDUM A 6186
Notes on North Western Energy Gas Service
Here is an email from Andrea Buffington explaining the nearest pipe to the property at 1401 East Main:
“Lucas,
Gas service is currently provided to 1325 East Main St through a 0.75” steel gas line. The nearest
gas main is a 4” steel gas main in front 1201 East Main St. Gas service can be provided to 1401
East Main St, but we will need the gas load of the new building to properly evaluate the capacity
of the existing service line. Please complete a New Service Application so we can determine the
scope and cost of the project. The following is a link to the online New Service Application.
http://www.northwesternenergy.com/OurCustomers/Shared/NewConstruction/NewConstructi
onForm.aspx?State=MT&City=Bozeman
Please let me know if you need anything further.
Thanks,
Ande Buffington, PE
NorthWestern Energy
121 East Griffin Drive
PO Box 490
Bozeman, MT 59771‐0490
Phone: 406‐582‐4631
Fax: 406‐585‐9634”
The application has been filled out and was submitted 4/16/12. We are waiting on a quote from
North Western to determine the feasibility of natural gas versus propane.
ADDENDUM A 7187
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