HomeMy WebLinkAboutPreliminary Site Plan and Variance hearing, 102 N. Broadway, Z13162 & P13003
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson Brekke, Neighborhood Planner
Wendy Thomas, Director of Community Development
SUBJECT: A Preliminary Site Plan application requesting the new construction of a two-story office building with an onsite parking lot and related site improvements at 102 North Broadway Avenue; in conjunction with a
Zoning Variance application requesting two zoning variances to allow the
proposed office building and parking lot at 102 North Broadway Avenue
to encroach into the required 20-foot front yard setback along North Broadway Avenue and to eliminate the requirement of intersection improvements, due to a deficient Level of Service, to the North Broadway
Avenue and East Main Street intersection, Applications Z13162 and
C13003.
MEETING DATE: September 9, 2013
AGENDA ITEM TYPE: Action – Quasi-Judicial
RECOMMENDATION: Approval with conditions.
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 Z13162 and C13003 and move to approve the preliminary site plan and zoning variance applications with conditions and subject to all applicable code provisions.”
Staff Report page references: conditions of approval (Section 2 – page 4), review criteria
(Section 6 – page 6), code provisions (Section 3 – page 5). BACKGROUND: Property owner Larry Pearson and applicant Pearson Design Group, c/o
Joshua Barr, submitted preliminary site plan and zoning variance applications requesting the new
construction of a two-story office building with an onsite parking lot and related site
improvements at 102 North Broadway Avenue. A portion of the parking lot access will be occupying the right-of-way of East Lamme Street, which isn’t improved to any current City standard. The railroad right-of-way is adjacent along the east perimeter of this property.
The property is currently vacant. There are some foundation walls from a previous structure and
some mature vegetation which will be removed to allow room for the new construction.
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The property is located east of the Neighborhood Conservation Overlay District and therefore,
does not require a Certificate of Appropriateness for the work proposed.
The Development Review Committee (DRC) held three meetings on July 31, 2013 and August 7 and 14, 2013 to consider the preliminary site plan and zoning variance applications. The DRC
found the applications as sufficient for review and makes a recommendation of conditional
approval to the City Commission.
No public comment on this application has been received to date.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: 1. Approve the application with the recommended Staff conditions;
2. Approve the application with modifications to the recommended
Staff conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable site plan and zoning variance
criteria contained within the staff report;
4. Open and continue the public hearing on the application, with
specific direction to Staff or the applicant to supply additional information or to address specific items.
FISCAL EFFECTS: None identified.
Attachments: Staff Report, Applicant’s submittal materials
The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street.
Report compiled on: September 3, 2013
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Page 1 of 17
Applications Z13161 and C13003, Staff Report for the 102 North Broadway Avenue Site Plan and Zoning Variance
Date: CITY COMMISSION public hearing and meeting is on September 9, 2013
Project Description: A Preliminary Site Plan application requesting the construction of a
two-story office building with an onsite parking lot and related site improvements at
102 North Broadway Avenue; in conjunction with a Zoning Variance application
requesting two zoning variances to allow the proposed office building and parking lot at 102 North Broadway Avenue to encroach into the required 20-foot front yard
setback along North Broadway Avenue and to eliminate the requirement of
intersection improvements, due to a deficient Level of Service, to the North
Broadway Avenue and East Main Street intersection.
Project Location: 102 North Broadway Avenue. It is legally described as Track 1, Block 33, North Pacific Addition, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions.
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 Z13162 and C13003 and move to approve the preliminary site plan and zoning variance applications with
conditions and subject to all applicable code provisions.”
Report Date: Tuesday, September 03, 2013
TABLE OF CONTENTS
SECTION 1 - MAP SERIES .................................................................................................... 2
SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL ....................................... 4
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 5
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 5
SECTION 5 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 5
SECTION6 - STAFF ANALYSIS............................................................................................ 6
Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 6
Zoning Variance Review Criteria – Section 38.35.060 ...................................................... 9
APPENDIX A –ADVISORY CODE CITATIONS ............................................................... 12
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 14
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 15
APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 16
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF ............................ 17
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SECTION 1 - MAP SERIES
102 N. Broadway Avenue Zoning - Map 1
Surrounding Zoning and Land Uses
North: Single detached homes: zoned R-2, Residential Two-Household, Medium Density
South: Gas station and office commercial: zoned B-2, Community Business
East: Single attached homes: zoned R-O, Residential Office
West: Single and two-household detached homes and tire shop: zoned M-1, Light
Manufacturing
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102 N. Broadway Avenue Surrounding Land Use - Map 2
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SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the development.
Recommended Conditions of Approval
Planning
1. The existing fence within the East Lamme Street right-of-way shall be removed prior to construction.
2. The proposed landscape wall along North Broadway Avenue shall not exceed four feet in
height and shall include some landscaped/greenery materials. 3. No species of Ash trees are permitted to be planted within the boulevard area. All
proposed Ash trees in the boulevard must be replaced with another City of Bozeman
Forestry Division approved boulevard tree and shown on a revised landscape plan.
4. There shall be no tenant use of the building, including public access, furniture stocking or on site employee interviews, training, or orientations, prior to the issuance of a certificate
of occupancy for the building. 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.
5. 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.
6. That the applicant upon submitting the final plan for approval by the Community
Development Director and prior to issuance of a building permit, will also submit a written narrative outlining how each of the condition of approval and code provision have been satisfied.
Engineering
7. An encroachment permit shall be obtained prior to final site plan to permit the proposed
improvements located within the right-of-way of East Lamme Street adjoining the subject
property on its north boundary. 8. Existing water services stubbed to the property that are not used for connection shall be
abandoned by capping at the main.
9. The proposed landscaping wall along North Broadway Avenue shall not be located closer than 5’ to the proposed water curb stop.
10. Any existing damaged sidewalk panels or trip hazards fronting the property shall be
replaced and removed prior to occupancy of the site.
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SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
a. 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 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.” This notation is required for any mechanical equipment that may be
installed during construction that was not anticipated in the preliminary plan review.
b. Section 38.23.150 explains the maximum footcandles permitted with residential
adjacency. A lighting plan showing the proposed footcandle measurements shall be
included with the site plan application. Staff does not have adequate information to
determine if the proposed architectural and site lighting conforms to the requirements.
c. Section 38.26.050 outlines the mandatory landscaping provisions including the required screening for parking lots and residential adjacency. The landscape plan shall show how
these provisions are met.
d. Section 38.26.060 outlines the minimum number of points for M-1 zoning with
residential adjacency. The landscape plan shall show how these provisions are met.
e. Section 38.28.060.A.1 outlines the maximum amount of permitted signage allowed for the building in the M-1 District. All future signage requires the submittal of a sign
permit and fee.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: 102 North Broadway Avenue Site Plan and Zoning Variance Applications
Files: Z13162 and C13003
The Development Review Committee (DRC) held three meetings on July 31, 2013 and August 7 and 14, 2013 to consider the preliminary site plan and zoning variance applications.
The DRC found the applications as sufficient for review and makes a recommendation of
conditional approval to the City Commission
The City Commission will consider the proposal on September 9, 2013. The City
Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 6:00 p.m.
SECTION 5 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
Zoning variances have been requested from Chapter 38 of the Bozeman Municipal Code
(BMC):
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1) Section 38.12.050, to allow the proposed office building and parking lot to encroach
into the required 20-foot front yard setback along North Broadway Avenue.
2) Section 38.24.060.B.4, to eliminate the requirement of intersection improvements,
due to a deficient Level of Service, to the North Broadway Avenue and East Main Street intersection.
SECTION6 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The underlying growth policy land use designation is “Community Commercial Mixed Use.”
The office building proposal is appropriate for this land use category.
2. Conformance to this chapter, 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. Staff has
cited the following code provisions that require plan corrections for the final master site plan
application in Section 3 (page 5) of this report.
3. Conformance with all other applicable laws, ordinances, and regulations
Following final site plan approval, the plans will be further evaluated against the requirements of the International Building Code at the time application is made for a building
permit for the facility. Conditions of approval address coordination with other regulating
agencies.
4. Relationship of site plan elements to conditions both on and off the property
The two-story building proposed on the site is uniquely shaped to encompass the triangular shaped lot. The building is located in the south end of the property so that it is closer to the
adjacent commercial uses to the south, rather than the residential uses to the north. Parking is
supplied to the north of the proposed building helping to provide a buffer between the
building and the residential uses to the north. A couple of large metal window systems are provided on the street frontage. The building façade along North Broadway is stepped in areas which help to visually lower the building impact along North Broadway. These areas
will not only emphasize the entry but will also serve as landscaped zones along the N.
Broadway frontage. The main entry to the building is located off of North Broadway, in lieu
of the parking area, to encourage and support pedestrian street front access/interaction. The building materials include a combination of reclaimed horizontal planks of wood, metal panels and board-formed concrete.
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5. The impact of the proposal on the existing and anticipated traffic and parking conditions
Impacts to existing and anticipated traffic are expected to be minimal as there is no
appreciable shift in current traffic patterns or volumes for the project as the applicant’s existing office use, located at 777 E. Main Street and accessed from Broadway Avenue, is
one block south of the proposed development site. Adequate parking is provided on the
proposed site in conformance with the Unified Development Code (UDC).
6. Pedestrian and vehicular ingress and egress
A City standard sidewalk exists in the North Broadway Avenue public right-of-way and panels that are damaged will be repaired with the new construction. Pedestrian access is
provided with a private sidewalk on both the north and west building elevations. Vehicular
ingress and egress is provided with the East Lamme Street right-of-way that exists
immediately to the north of the property and will be used to access the proposed parking lot
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
A unique landscape wall is proposed along the front and rear property lines. As conditioned
per Condition #2, the proposed landscape wall along North Broadway Avenue shall not exceed four feet in height and shall include some landscaped/greenery materials. Additional
code provisions requiring plan corrections are also included with staff’s recommendations to
ensure adequate parking lot screening is provided for the adjacent residential lots.
8. Open space
Not applicable as there is no residential component in the project.
9. Building location and height
The building is approximately 25.5 feet in height and will include two full stories. The
building will have a flat shaped roof form which coordinates with the commercial
architecture to the south and west. The two-story building proposed on the site is uniquely
shaped to encompass the triangular shaped property lot. The building is located in the south end of the property so that it is closer to the adjacent commercial uses to the south, rather
than the residential uses to the north.
10. Setbacks
With exception to the front yard setback, all minimum yard setbacks are provided with the
new construction. See the “Zoning Variance Review Criteria – Section 38.35.060” on page 9 for the variance discussion about an encroachment into the required front yard setback.
11. Lighting
Exterior building lighting is proposed. Staff is advising the applicant about the footcandle
maximum permitted by the Unified Development Code and will be reviewing additional
information during the final site plan review.
12. Provisions for utilities, including efficient public services and facilities
Existing public and private utilities are located adjacent to the project site providing for
relative ease of service connections.
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13. Site surface drainage
The proposed site will limit post-development stormwater discharge to the pre-development
condition.
14. Loading and unloading areas
Not applicable.
15. Grading
A grading plan has been prepared for the proposed site to ensure adequate surface drainage to
stormwater treatment facilities sized per City of Bozeman Design Standards.
16. Signage
No signage is proposed with the preliminary application. All future signage requires the
submittal of a sign permit and fee.
17. Screening
Code provisions were included to ensure screening is provided for both mechanical
equipment (both building and ground mounted) and to ensure screening of the parking lot from the residential adjacency.
18. Overlay district provisions
Not applicable.
19. Other related matters, including relevant comment from affected parties
Public noticing for the applications occurred the week of August 12, 2013 and included a notice posted on site, sent to property owners within 200 feet of the property and inclusion in
the Bozeman Daily Chronicle.
20. 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:
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.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code,
Workforce Housing.
Not applicable.
22. Phasing of development
No phasing is proposed.
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Zoning Variance Review Criteria – Section 38.35.060
In acting on an application for a variance, the review authority shall designate such lawful
conditions as will secure substantial protection for the public health, safety and general
welfare, and shall issue written decisions setting forth factual evidence that the variance meets the standards of MCA 76-2-323 summarized below.
The applicant has provided justification for each of these criteria which is attached to this
staff report for review.
Variance Request #1: From Section 38.12.050, to allow the proposed office building and
parking lot encroach into the required 20-foot front yard setback along North Broadway Avenue.
1. Will not be contrary to and will serve the public interest;
In an attempt to efficiently utilize the unique shape and constraints of the building lot, as well
as integrating and respecting the surrounding character of Bozeman’s Northeast
Neighborhood, the building footprint is located to the South of the lot and parking to the North. This naturally creates a separation between commercial/office use of the M-1 zoning
and the surrounding residential area. The intent is consistent with the Bozeman Community
Plan’s land use designation “Community Commercial Mixed Use” and to engage and support
the East Main Street commercial district by physically and visually improving a vacant lot.
The building façade along N. Broadway is stepped in areas which help to visually lower the building impact along North Broadway. These areas will not only emphasize pedestrian entry
and serve the public interest traveling along North Broadway, but also provide landscaped
zones along the North Broadway frontage. The main entry to the building is located off of
North Broadway to encourage and support pedestrian street front access/interaction.
Staff does find the variance request to serve the best interest of the public.
2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal meaning of this chapter:
a. Hardship does not include difficulties arising from actions, or otherwise be self-
imposed, by the applicant or previous predecessors in interest, or potential for greater financial returns; and
b. Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on
previously lawful lots, and governmental actions outside of the owners control;
The property is uniquely shaped as a triangle, creating unique conditions that challenge any redevelopment of the property. The current buildable area of the uniquely shaped lot with
the M-1 zoning required front yard setback of 20’‐0” (including the required side and rear
yard setbacks) is 7372 square feet which is 56% of lot. The buildable area with the 7’‐0” Front Yard Setback variance request is 10,310 sq. ft. (including the required side and rear
yard setbacks) which is 78% of the lot. This is a 22% increase in the buildable area which
allows for the required parking (as minimal parking reductions exist for this property).
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Staff does find the variance request as necessary owing to the uniquely shaped property and
to avoid an unnecessary hardship.
3. Will observe the spirit of this chapter, including the adopted growth policy, and
do substantial justice;
The office building proposal is following the goals of the property’s “Community
Commercial Mixed Use” land use designation. The proposal will engage and support the East
Main Street commercial district by visually improving a vacant lot with an urban infill
project.
Variance Request #2: From Section 38.24.060.B.4, to eliminate the requirement of intersection improvements, due to a deficient Level of Service, to the North Broadway Avenue and East Main Street intersection.
1. Will not be contrary to and will serve the public interest;
2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary
hardship which would unavoidably result from the enforcement of the literal meaning of this chapter:
a. Hardship does not include difficulties arising from actions, or otherwise be self-imposed, by the applicant or previous predecessors in interest, or potential for greater
financial returns; and
b. Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on previously lawful lots, and governmental actions outside of the owners control;
3. Will observe the spirit of this chapter, including the adopted growth policy, and
do substantial justice;
As a whole staff finds merit in supporting the variance for this application. The applicant points out that the current office of 14 employees is housed within the 777 Building, located
across Broadway from the proposed location of this facility and closer to the intersection of
Broadway and Main Street. A project of this size typically would not trigger a traffic study
to gauge the impacts of the surrounding street network because a project of this size does not
generate enough traffic to make a significant impact. The only reason this application has triggered this level of service variance request is because of its close proximity to the
intersection and its timing in which a Town Pump gas station has recently applied for an
expansion of their facility at the intersection.
A condition of approval for the Town Pump required that the level of service for Broadway and Main be improved to an acceptable level prior to occupancy. This condition has not
been a point of contention and the applicant for Town Pump acknowledges that for their site
to operate safely they will need that signal to be installed.
If the variance for the level of service is granted for the applicant for 102 N. Broadway Avenue, a condition of approval will include a waiver of right to protest for the creation of
special improvements district (SID) for that intersection. This will assure that although the
applicant for 102 N. Broadway will not be saddled with the entire cost of improving the
intersection, depending the funding mechanism(s) used for designing and constructing those
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intersection improvements, the applicant may still participate in the improvements to the
intersection if necessary.
At this time it is staff's opinion that the issue of improving the intersection of Broadway and Main Street has found a solution through the application of the Town Pump in partnership
with the Montana Department of Transportation (MDT), and the City of Bozeman. It is clear
to all parties involved that the intersection of Broadway and Main is a top priority but at this
time it does not appear to serve the public or this applicant to require the level of service
issues to be mitigated prior to occupancy of this development.
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APPENDIX A –ADVISORY CODE CITATIONS
The following code provisions are identified for informational purposes as the project moves
forward. These will need to be addressed as part of the final site plan application or other
process step.
a. Section 38.19.120 requires the applicant to submit seven (7) 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 Community Development Department.
b. 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.
c. Section 38.19.120 requires that the final site 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).
d. Section 38.19.160 states that a building permit must be obtained prior to construction.
Building permits will not be issued until the final plan is approved.
e. 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.
f. Fire service plans (and domestic services 4” or larger) shall be a standalone submittal,
separate from the infrastructure plans and final site plan.
g. 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. Post-development
discharges leaving the site shall be limited to the pre-development discharge rate for each proposed drainage area.
h. A Stormwater Management Permit (SMP) must be submitted and approved by the City
Engineer prior to final site plan approval. The SMP requires submittal of an application
form, a stormwater management plan, and payment of fees in compliance with the city’s
stormwater management ordinance #1763. The SMP is independent of any other stormwater permitting required from the state of Montana and does not fulfill the requirement to obtain a general permit for stormwater discharges associated with
construction activity if required under state rules.
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i. 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 Final Site Plan (FSP).
j. The access approach onto Broadway Avenue shall be constructed in accordance with city
standards contained in the City of Bozeman Modifications to Montana Public Works
Standard Specifications, current revision.
k. Site vision triangles shall be depicted in accordance with Sec. 38.24.100 BMC.
l. The FSP shall be adequately dimensioned and labeled with a legend of linetypes and symbols used provided.
m. 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.
n. 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.
o. 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.
p. Areas proposed for snow storage shall be depicted on the FSP.
q. 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.
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APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned M-1 (Light Manufacturing District). The intent of the M-1
District “is to provide for the community's needs for wholesale trade, storage and
warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may
be necessary.”
Adopted Growth Policy Designation:
The property is designated as “Community Commercial Mixed Use” in the Bozeman Community Plan. The Plan indicates that “activities within this land 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.”
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APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
Property owner Larry Pearson and applicant Pearson Design Group, c/o Joshua Barr,
submitted preliminary site plan and zoning variance applications requesting the construction
of a two-story office building with an onsite parking lot and related site improvements at 102
North Broadway Avenue. A portion of the parking lot access will be occupying the right-of-way of East Lamme Street, which isn’t improved to any current City standard. The railroad
right-of-way is adjacent along the east perimeter of this property.
The property is currently vacant. There are some foundation walls from a previous structure
and some mature vegetation which will be removed to allow room for the new construction.
The property is located east of the Neighborhood Conservation Overlay District and therefore, does not require a Certificate of Appropriateness for the work proposed.
Project Background
The property owner and applicant went through an informal application review process with
the Department of Community Development in April 2013. Many of the UDC items and
staff recommendations made during the informal review were addressed with the current application.
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APPENDIX D – NOTICING AND PUBLIC COMMENT
Posted notice on site and notice to property owners within 200 feet of the site occurred on
August 15, 2013. Notice was also provided in the Bozeman Daily Chronicle on Sundays,
August 18 and 25, 2013. Both public notices were provided at least 15 and not more than 45
days prior to the scheduled public hearing on September 9, 2013.
No public comment on this application has been received at the time of this staff report.
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APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF
Property Owner: Larry Pearson, c/o The Rookery, LLC, PO Box 3666, Bozeman, MT 59715
Representative: Pearson Design Group, c/o Joshua Barr, 777 East Main Street, Ste. 203,
Bozeman, MT 59715
Report By: Allyson B. Brekke, Neighborhood Planner
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102 N BROADWAY
PRELIMINARY SITE PLAN REVIEW
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TABLE OF CONTENTS
Project Narrative 1
Development Review Application 2
Site Plan Checklist 4
Certificate of Adjoining Property Owners List 8
List of Vacinity Property Owners 9
Neighborhood Recognition Ordinance Compliance Certificate 10
Vicinity Map 11
City of Bozeman GIS Mapping 12
Existing Site Views 20
Proposed Site Views 21
Material Composition 22
Exterior Lighting 23
Site Element Cut-Sheets 27
City of Bozeman Standard Civil Details 34
Geotech Report 52
Floodway Designation Report 80
Storm Water Drainage Report 90
Drawing Set 94
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777 E. Main St., Ste. 203, Bozeman, MT 59715 (406) 587.1997 Fax (406) 587.0311
Preliminary Site Plan
102 North Broadway Avenue
Bozeman, MT 59715
Project Narrative:
102 North Broadway is a proposed new office building, for a small local architectural firm, that takes its
cues from regional materials, simple contemporary aesthetic, and unique site constraints. 102 North
Broadway will help to enhance the expanding development along East Main Street and North Bozeman by
providing visual and contextual interest along North Broadway.
The property is located at 102 North Broadway Avenue with a linear street front property line running
North to South along North Broadway. The intersection of Lamme St. and North Broadway and the
existing 60’‐0” Lamme St. ROW is to the North. A Montana Rail Link rail line is located to the South and
East as well as the access to the Village Downtown via Village Downtown Boulevard intersection with
North Broadway to the South. The site constraints are driven by the unique shape of the property as well
as the yard setbacks per U.D.O. 18.20.050 for the M1 and M2 zoning designations – which adds to the
complexity of providing the maximum amount of parking needed to create a feasible and successful
project.
This Preliminary Site Plan (PSP) application proposes a single two story office building and related site
improvements including landscaping and adequate parking for building use. There are (2) variances to be
considered:
(1) 7’‐0” Front Yard Setback (B1‐B2 designation) from the existing 20’‐0” front yard setback
(M1 designation) – parking within 2’‐0” of the 7’‐0” Front Yard Setback
(2) Removal of the requirement to improve the intersection of North Broadway and Main
Street due to the deficient Level Of Service (as indicated by the City of Bozeman
Engineering Department staff)
During multiple discussions with the Department of Planning staff it was discussed and is proposed to
locate the site access within the existing 60’‐0” Lamme St. ROW, directly inline and across from Lamme as
it intersects with North Broadway Avenue to the North of the property. Any and all improvements located
within the Lamme Street ROW will be restricted to the South 30’‐0”.
Due to the unique shape of the property, locating the building to the South would not only maximize
parking but also create a buffer between the existing residential area to the North of the property and the
new office building. The stepped building footprint and facade along North Broadway Avenue not only
helps delineate access but creates visual interest along the street front. Solid side walls contain and define
the building and allow transparency along the linear North to South orientation.
End of Project Narrative
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SITE PLAN CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1. 20 or more dwelling units in a multiple household structure or structures
2. 30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3. 20,000 or more square feet of exterior storage of materials or goods
4. Parking for more than 90 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes No N/A
1. Location map, including area within one-half mile of the site
2. List of names and addresses of property owners according to Chapter 38.40, BMC (Noticing)
3. A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4. Boundary line of property with dimensions
5. Date of plan preparation and changes
6. North point indicator
7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8. Parcel size(s) in gross acres and square feet
9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, covered and
uncovered bicycle parking, compact spaces, handicapped spaces and motorcycle parking, on-
street parking, number of employee and non-employee parking spaces, existing and proposed,
and total square footage of each
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(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11) 4
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General Information, continued Yes No N/A
13. The information required by Section 38.41.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 38.41.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC
(Supplementary Documents)
19. Stormwater Management Permit Application required
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes No N/A
1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3. On-site streets and rights-of-way
4. Ingress and egress points
5. Traffic flow on-site
6. Traffic flow off-site
7. Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8. Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Site Plan Information, continued Yes No N/A
9. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with B.M.C. Chapter 40 Article 4 storm drainage ordinance and best management practices
manual adopted by the City
10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15. Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 38.28, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Permanent and construction period exterior refuse collection areas, including typical details
17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 38.41.060.18, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 38.41.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26. The information necessary to complete the determination of density change and parkland
provision required by Chapter 38.27, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 38.41.060.16, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC
(Affordable Housing) which have either been established for that lot(s) through the
subdivision process or if no subdivision has previously occurred are applicable to a site plan.
The description shall be of adequate detail to clearly identify those lots and dwellings
designated as subject to Article 8 Section 10, BMC compliance requirements and to make the
obligations placed on the affected lots and dwellings readily understandable.
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D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes No N/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 38.26.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 38.23.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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July 9, 2013
z Page 2
Philip & Nelle Devitt
109 N Broadway Ave
Bozeman, MT 59715‐3802
Drysdale Family LLC
1547 Hunters Way Apt 338
Bozeman, MT 59718‐6176
Paul N & Ann L Bockus
202 N Broadway Ave
Bozeman, MT 59715‐3804
John F & Bonnie Chepulis
2 Dovetail Ln
Columbus, MT 59019‐7476
Katherine A Kinser
201 N Broadway Ave
Bozeman, MT 59715‐3803
R Brooke Amini
300 N Willson Ave Ste 3004
Bozeman, MT 59715‐3551
Charles R Boyer & Valerie K Silrum
206 N Broadway Ave
Bozeman, MT 59715‐3804
Greggory W Switzer
209 N Broadway Ave
Bozeman, MT 59715‐3803
Juliette M Vail
P.O. Box 1762
Bozeman, MT 59771‐1762
The Village Downtown Homeowners Association
101 East Main Street
Bozeman, MT 59715
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Josh Barr
To:Marcie Murnion
Subject:RE: waterway classification - 102 North Broadway, Bozeman - Pearson Design Group
From: Marcie Murnion [mailto:Marcie@gallatincd.org]
Sent: Friday, May 31, 2013 10:24 AM
To: Josh Barr
Subject: RE: waterway classification - 102 North Broadway, Bozeman - Pearson Design Group
Josh,
Thank you for contacting the CD regarding the classification of Mill Ditch and for providing the map. The Gallatin
Conservation District does not assert jurisdiction over ditches and the Mill Ditch does not require a 310 permit
according to the Natural Streambed and Land Preservation Act.
This email is an official response to your request and should anyone have a question or comment they may contact me
directly.
Sincerely,
Marcie Murnion
District Administrator
Gallatin Conservation District
406‐282‐4350 x1
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The information contained in this message may be CONFIDENTIAL and LEGALLY PRIVILEGED and
is for the intended addressee ONLY. Any electronic files that are transmitted are for your use and
information only and are not intended as official documents issued by PEARSON DESIGN GROUP,
INC. The recipient user bears the responsibility to check these files against the corresponding signed
and sealed drawings and specifications (if applicable). Any unauthorized use, dissemination of the information, or copying of this message is prohibited. If you are not the intended addressee, please
notify the sender immediately and delete this message.
182
May 30, 2013
Josh Barr
777 East Main Street, Suite 203
Bozeman, MT 59715 jbarr@pearsondesigngroup.com
RE: Mill Ditch Diversion Floodplain Mapping
102 North Broadway, Bozeman, Montana
Dear Mr. Barr:
The purpose of this letter is to describe the procedure used to establish detailed flood inundation
mapping for the property at 102 North Broadway in Bozeman. The detailed mapping covers an
area of about 1.4 acres. The site is located at latitude 45.681053° and longitude -111.025040°. Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map Panel 0817D
(attached) from the 2011 FEMA Flood Insurance Study (FIS) covers the site location. The
Effective Map Panel shows the Mill Creek Diversion floodplain at the site location to be in Zone
AE – Areas of 100-year flood; base flood elevations have been determined through a detailed study. The FEMA panel indicates that Mill Ditch Diversion cross-sections P through R cover the
area of interest. To refine the 100-year flood inundation extents shown on the FEMA maps we
surveyed the site to a 1-foot contour accuracy and then adjusted the flood boundaries to match
the detailed topographic survey.
The following procedure outlines how we produced the detailed flood mapping:
1. Established a horizontal datum of Montana State Plane, NAD 83, International Feet.
2. Performed detailed field run, 1-foot contour topographic survey of the project area using survey-grade GPS.
3. Created a digital terrain model (DTM) of our topographic survey.
4. Overlaid the published Digital Flood Insurance Rate Map (DFIRM) onto our survey within ArcMap.
5. Created a DTM of the published flood water surface.
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May 30th, 2013 Project: 13-061
Page 3
enc: Figure 1 – Vicinity Map Figure 2 - Flood Inundation Map
Effective Map Panel 817D
Excerpts from FEMA FIS Dated September, 2011
FIS Cross-Section Interpolations
P:\2013\13-061 102 North Broadway Site Plan Assistance\5 Design\H & H\Letter - Flood Inundation Map.doc
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FIS CROSS-SECTIONS
Project # 13-061
Staff PJS, JJ
Date May 30, 2013
FIS Source Gallatin County FIS, 2011
Map Panel #0817D
Stream Bozeman Creek
Info from Flood Frequency Elevation Data Table
User Input
Cross FIS AESI*BFE
Section Station Station Elevation Description
P 5,525 4798.0
Bridge 5,560 Lamme St.
Q 5,635 4799.2
Inflection 5,675 4801.1 Inflection - Read from Profile
Bridge 5,685 Railroad Culvert
Inflection 5,955 4801.3 Inflection - Read from profile
R 5,980 4801.5
Bridge 6,020 Village Downtown
*THE STATIONING REFERENCES THE BRIDGES SHOWN ON THE FIS PROFILE
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Pearson Arch Bldg 7/13/2013 102 N. Broadway
Storm Water Drainage Plan 1 of 2
Storm Water Drainage Plan
A. Site & Drainage Plan with Topographic Contours
A Storm Water Drainage Plan (Sheet C1.0) is included with this submittal. This plan
shows all proposed site developments including the proposed drainage structures. Spot elevations, and existing and proposed one-foot interval contours are provided.
B. Description
All on-site storm water drainage shall be retained in the following two (2) retention
structures:
1) Retention Pond – A retention pond is proposed at the northeast corner of the
property within the 30-ft wide (south half) Lamme Street right-of-way as allowed by the City of Bozeman project engineer in a letter dated April 10, 2013. This
pond is designed to retain all of the runoff from the driveway and parking lot area.
The pond shall be constructed with 4:1 side slopes and a total depth of 1.5 feet. The pond shall be vegetated with grass. The proposed driveway and parking lot
will be graded with slopes ranging from approximately 1% to 3% to divert runoff
into the pond.
2) Underground Retention Chamber – Due to the limited space available for
surface retention of the building and patio areas, underground retention is proposed. Four (4) SC-740 Stormtech Chambers will be installed to provide the
necessary storage. The roof of the building slopes to the central portion of the building. A gutter will divert runoff into an inlet for the chamber. The inlet/catch
basin shall have an 18” sump to trap debris for removal. The chamber will be
installed under a grassy landscaped area and sidewalk along the west side of the building as shown on the site plan.
There is a native well-graded gravel layer approximately 8-ft below the surface at the location of the proposed chambers. The silt and clay layers above this gravel
will be over-excavated and replaced with pit-run. The bottom of the chamber
system will sit above the building and landscape wall footings. Therefore, all soils below the chamber will consist of well-draining gravels to facilitate drainage
from the chambers. Due to the well-draining base system, a chamber outlet pipe
is not necessary or proposed. See the retention chamber cross section provided on the detail sheet.
C. Retention & Sizing Calculations
Retention calculations are provided on the attached sheet titled Stormwater Retention Calculations. This sheet shows the calculations as required by the City of
Bozeman Design Standards. In addition, it contains sizing calculations for both the
retention pond and underground retention chambers.
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Pearson Arch Bldg 7/13/2013 102 N. Broadway
Storm Water Drainage Plan 2 of 2
D. Maintenance Plan
Maintenance of the retention structures will be the responsibility of the owner. For
the retention pond, it will consist of periodic cleaning of debris as necessary and regular mowing or trimming of the vegetation. Weeds will be treated as needed.
The inlet(s) of the underground retention chambers will be periodically inspected and
cleaned as required to prevent any obstruction of flow or the entry of debris.
E. Details & Specifications Included with the Storm Water Drainage Plan is a Storm Water Detail sheet which
contains details and specifications of both the retention pond and underground chambers.
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Project:PDG - Broadway Lot
Date:7/10/2013
Engineer:M. Dyba, Bridger Engineers
STORMWATER RETENTION CALCULATIONS
RETENTION POND (Portion of Lot w/ Future Parking/Drive Areas)
C:0.80 (per COB Design Standards, Commercial Downtown)
I (Intensity):0.41 in/hr (per COB Design Standards, 10-yr 2-hr storm)
Area:7885 sf 0.181 acres
Q (CIA):0.059 cfs Runoff Rate
V (Qx7200):427 cf Required Storage Volume
Pond Sizing:
Total Surface Area:519 sf (see drainage plan for pond dimensions & elevations)
Surface Area @ midpoint of 4:1 side slope:285 sf
Total Depth:1.5 ft
Storage Volume:428 cf (surface area @ midpoint of slope x total depth)
UNDERGROUND STORAGE (Portion of Lot w/ Future Building & Patio Areas)
C:0.80 (per COB Design Standards, Commercial Downtown)
I (Intensity):0.41 in/hr (per COB Design Standards, 10-yr 2-hr storm)
Area:5500 sf 0.126 acres
Q (CIA):0.041 cfs Runoff Rate
V (Qx7200):298 cf Required Storage Volume
Stormtech Chamber SC-740:
Height:30 in 2.5 ft
Width:51 in 4.25 ft
Length: (per chamber)90.7 in 7.6 ft
Length: (installed)85.4 in 7.1 ft
Storage/chamber*:74.9 cf
Req'd # of chambers:4.0 (Required storage volume / storage/chamber)
Total Length of chambers: (installed)28.3 ft (Req'd # of chambers x length per chamber installed)
*Value provided by manufacturer assuming 6" stone above, below & between chambers & 40% stone porosity.
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A. INTRODUCTION
A.1 GENERAL AND PROJECT DESCRIPTION
This report presents the results of a geotechnical investigation at the location for
a proposed office building at 102 North Broadway Street in Bozeman, MT. The
building is being designed by Pearson Design Group, Inc. of Bozeman, Montana.
The structure is anticipated to be a two story building with a slab-on-grade
concrete floor and wood construction.
A.2 SCOPE OF SERVICE
Pioneer Technical Services (PTS) was contracted by Bridger Engineers, Inc. to conduct field and laboratory investigations necessary to provide general site
conditions, evaluate geotechnical data, and provide recommendations for the
foundation design of the proposed structure. Foundation recommendations are
based on observations made in three shallow test pits that were excavated in the
general location of the proposed structure. These findings apply only to the generalized building envelope location proposed at the time of the investigation.
The Gallatin Valley and surrounding area is an area of relatively high seismic
activity and is located on the edge of the Intermountain Seismic Belt. Foundation
designs must consider the effect of seismic shaking on the proposed structure. At this preliminary stage we do not anticipate that construction of this structure
would be problematic provided the recommendations presented herein are
followed. Recommendations for utilities, parking areas, roads, drainage and
surface water conveyance were not within the scope of work outlined for this
project.
The field investigation included the excavation of three test pits in the general
location of the building envelope. Mr. Steve Conard of S&B Bobcat was
subcontracted to provide the excavation services.
We strongly recommend that the foundation be designed in close consultation
with the structural engineer, architect, and geotechnical engineer. Consultation
prevents the potential for installation of footings that act in combination or alone
to produce undesirable effects. In addition, final footing excavation and
placement locations in the field should be closely monitored by a competent geotechnical engineer to verify that unsuitable soil conditions are not detected
that would alter the conclusions presented in this report. Observation of
excavations is critical to the evaluation of the site in case actual conditions do not
match expected soil or groundwater conditions.
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excavations is critical to the evaluation of the site in case actual conditions do not match expected soil or groundwater conditions.
B. SITE INVESTIGATIONS
B1. TEST PITS
Three Test Pits were excavated on June 20, 2013 by Mr. Steve Conard of S & B
Bobcat Services using a Takeuchi track-mounted mini-excavator. The locations
of these Test Pits were field determined by Patrick Redmond, senior
geotechnical engineer of Pioneer Technical Services prior to excavating. Every
attempt was made to situate the Test Pits in locations that would provide subsurface information over the anticipated extent of the structure yet be away
from potential footing locations and existing utilities. However, the limited space
available on this location made this difficult due to the long, narrow profile of the
lot and proposed building. The Test Pits should be located to verify that
structural components are not placed directly over the Test Pits. The Test Pits were backfilled but were not compacted. Test Pits were excavated to a maximum
depth of approximately 9.5 feet where caving gravels were encountered. If
footings are contemplated over the Test Pit locations and the footings are above
the bottom of the Test Pit, the soil between the bottom of the footing and the bottom of the Test Pit must be removed and recompacted as specified in this report.
Sampling was accomplished either at prescribed intervals or at specific depths,
as requested by the geotechnical engineer. The fine-grained soils were sampled with both thin-walled tubes and as grab samples from the walls of the Test Pit. Samples obtained by the grab, or bulk, method were disturbed samples suitable
only for classification purposes.
Patrick Redmond of PTS logged the Test Pits. Field logs were prepared that recorded the observations of the field personnel. Each sample was carefully observed as it was recovered. The soil classification, moisture condition, and the
presence of organic or other notable features were recorded in the field logs.
Observations concerning density or consistency were derived from the action of
the excavation equipment, observations of the geologist or engineer, and laboratory data. Disturbed samples were sealed in thick plastic bags and transported to our laboratory for testing and further classification. Undisturbed
samples were sampled in thin-walled tubes (Shelby tubes), sealed in the field
and transported to our laboratory for testing. Field and laboratory observations
are presented on the Logs of Test Pits in Appendix A. Groundwater was observed in all three test pits while excavating. Groundwater
observations while excavating were based solely on field observations of soil
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moisture conditions or the presence of free water in the soil. It is possible that groundwater elevations will be highest following snowmelt and during the spring
runoff. June is typically a time of high groundwater. However, groundwater
elevations will change with the season and also vary yearly depending on natural
or man-induced changes in groundwater. All soils were classified in accordance with the Unified Soils Classification
System and texturally in accordance with ASTM Test Method D-2487-93. The
stratification lines shown on the Test Pit logs represent the approximate
boundary between soil types as observed within the Test Pits. The actual in-situ transition may be either gradual or abrupt and was observed to be variable within the limits of the Test Pit. Due to the nature and depositional characteristics of
natural soils in floodplain environments, care should be taken when interpolating
subsurface conditions beyond the location of the Test Pits locations. In addition,
this area suggests human induced changes, buried objects, unfilled holes, etc.
are possible. These changes, if they occurred, will only be discovered when the site is excavated during construction. In addition, naturally deposited soil
conditions can change rapidly in both the lateral and vertical directions as a result
of changes in the stream course or flood deposits as the deposits were being laid
down. Groundwater conditions shown on the logs are only for the date of the
exploration and may vary at differing times of the year.
C. LABORATORY INVESTIGATIONS
Samples obtained during the field investigation were taken to our laboratory
where they were visually classified in accordance with ASTM Test Method D-
2487-93, which is based on the Unified Soils Classification System. Laboratory
testing included Moisture Content (ASTM D2216), Unconfined Compressive Strength (ASTM D2166), and One Dimensional Consolidation Testing (ASTM D2434). Results are included in the appendices.
The soil samples stored in our laboratory will be discarded after 30 days from the
date this report is submitted unless we receive a specific request to retain them. D. SITE CONDITIONS
D.1 SITE DESCRIPTION
At the time of our field investigation, the site consisted of an undeveloped lot with
an existing concrete footing or foundation in the central portion of the lot west of TP-2. The remainder of the lot appears to have been used as some type of
storage, staging, or parking area since a layer of gravel consistent with a parking
area was observed in all three test pits. The site is generally flat with scattered
trees and shrubs.
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D.2 GEOLOGIC AND SEISMIC HAZARDS
This general area has been geologically mapped on previous occasions by Albert E. Roberts, 1964, of the US Geological Survey. The Seismic Zone map of the
United States in the now superseded Uniform Building Code indicates that this
area has a Seismic Zone Hazard of 3. This is the second highest level of seismic
danger listed in the UBC. The UBC has now been superceded by the International Building Code (IBC).
The seismic zone map for Montana indicates that Modified Mercalli Indicies of IX
are possible for sites on bedrock in this location based on historical earthquake
activity and the distribution of active faults. Mercalli intensities of this level can cause considerable damage to even well designed structures. Well designed frame structures would be thrown out of plumb with damage to substantial
structures and possibly partial collapse. The ground surface would be badly
cracked and underground pipes may be broken (Stickney and Musselman,
1993). Qamar and Stickney (1983) suggest that the Three Forks Region of Montana
should experience a Magnitude 5 earthquake once every 11 years, a magnitude
6 earthquake once every 73 years, and a magnitude 7 earthquake once every
472 years. The Three Forks Region of Montana is defined as the area between
latitude 45.5 to 46.25 and longitude 111.0 to 112.0 . The site is located at 45.68° latitude and 111.02° longitude which fall just within the Three Forks
region. When all of western Montana is included in the database, the recurrence
interval for the magnitude 5, 6, and 7 earthquakes is increased to once every 1.4,
10, and 77 years respectively. A magnitude 6.75 earthquake occurred in 1925 in the Clarkston area that produced significant damage in Manhattan and collapsed a portion of the school.
The USGS and MBMG compiled data on quaternary faults in western Montana.
The faults were classified as Class A, Class B, Class C, and Class D. Class A faults are classified as faults with at least one large-magnitude earthquake during the Quaternary, which is the last two million years. Class B faults are faults that
are thought of as not deep enough for a large-magnitude earthquake to occur or
the evidence of a Quaternary earthquake is too weak to consider it as a Class A
fault. Class C faults were previously identified as Quaternary faults, but the evidence now does not support that claim. Most likely, the latest movement on
these faults was before the Quaternary. Class D faults are probably not faults at
all, but other geomorphic or geologic features (Haller, K.).
There are four active faults within the Gallatin Valley. All of these faults have had displacement or suspected displacement within the last 1.6 million years. The
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Bridger Fault, a class A fault, is a normal fault and runs along the west flank of the Bridger Mountain Range, striking generally north-south. The length of this
fault is approximately 25 miles. This fault is about 2 miles from the site to the
east. The Gallatin Range Fault, a class A fault, is a normal fault that strikes
northeast-southwest and bounds the north side of the Gallatin Mountain Range. This fault is about 6 miles south of the site. Another fault in the Gallatin Valley is the Elk Creek Fault, a class A fault. This normal fault strikes generally southeast-
northwest and is about 19 miles southwest of the site. The Central Park Fault, a
class A fault, is a nearly vertical normal fault that runs through the middle of the
Gallatin Valley, striking east-northeast-west-southwest. This fault is mapped about 13 miles northwest from the site. The Emigrant Fault, a class A fault, is a mapped active fault located approximately 28 miles southeast of this location
along the west flank of the Absaroka Mountain Range, which is the western
boundary of the Beartooth uplift. This fault has short, discontinuous fault scarps.
It is a normal fault with a length of 32 miles. Although this fault is distant from the
site, it has the potential to produce large and damaging earthquakes and large movements on this fault would be strongly felt in the project area.
Seismic Risk Conclusions
No site-specific earthquake accelerations or spectral response for the ground was determined for this site.
All of southwest Montana lies within a zone of relatively high seismicity and
earthquakes are quite common. The vast majority of all earthquakes are small in
magnitude and rarely felt except near the epicenter. Due to the UBC zone classification, the probability that the proposed structure will be subjected to
earthquake imposed stresses caused by seismic events must be considered
high. A foundation and structural configuration designed to withstand seismic
horizontal accelerations is required by the International Building Code.
The USGS earthquake hazard program suggests that the site will experience
peak ground accelerations of .1520 and .3065 for the 10% and 2% probability of
exceedance in a 50 year period. These correspond to earthquakes that would be
felt once approximately every 500 and 2500 years respectively. These
accelerations are for locations on bedrock and must be modified to reflect the soils that overly the bedrock. The site is considered Site Class D in accordance
with the IBC. This assumes the structure is founded either on structural fill
placed over the alluvial gravel encountered at a depth of approximately 8-feet or
on foundations placed on piles placed through the soft surficial soils into the
same alluvial gravels.
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D.3 SUBSURFACE CONDITIONS
Geology at the Proposed Building Site
The geology in the in the Gallatin Valley in this general area was mapped by
Albert E. Roberts (1964) as consisting of Quaternary aged gravels adjacent to
Bozeman Creek. The Bridger Fault and the Gallatin Fault are two active faults that are located near the building site. The Quaternary gravels encountered at a
depth of 8-feet at the site typically tend to be sub-rounded to well rounded stream
deposited gravels that are medium dense to dense. They tend to be clean with
few fines and act as high capacity aquifers. It is our experience that they tend to
respond quickly to changes in the regional groundwater or in response to changes in the elevation of water surfaces in a stream. Clasts in the alluvium
are dominantly matrix supported, and dominantly poorly sorted, although
sediment deposited in distributary channels can be moderately to well sorted and
clast supported. Larger clasts are subrounded to rounded. The alluvial gravel
offers excellent bearing soil for foundations. The soft silts, sands, and clays above the gravel layer are unsuitable for foundations due to their low bearing
capacity and potential for settlement. Foundations should be placed into the
gravels or onto compacted structural fill placed above the gravels.
Soils at the Proposed Building Site.
The site consists mainly of interbedded loose to very loose silty fine sands (SP
and SM) and soft to very soft silts (ML) and lean clays (CL) overlying Well
Graded Gravel with Sand (GW). These gravel soils are deposited as alluvial
deposits in the floodplain of Bozeman Creek and/or Rocky Creek. The sands, silts and clays are deposited as overbank, or flood deposits, adjacent to the
stream and are deposited in a loose condition. All alluvial gravel deposits should
be expected to be laterally discontinuous with interbedded sand deposits. The
sand deposits would be expected to be generally lense shaped with frequent
pinchouts of the strata into gravel. This gravel deposit is generally expansive throughout this end of Bozeman and offers excellent bearing capacity. Specific
soils observed in test pits are described as:
Organic Silt and Organic Clay, OL
Organic Silt and Clay, OL, was found in all topsoil layers for all Test Pits in the
upper 1 to 2 feet. These soils are black and contain numerous roots and fine
organics throughout the layer. They were observed to be moist and of generally
low plasticity. Organic soils are highly compressible and can be erratic in
thickness in floodplain deposits. They are unsuitable for placement of foundations and should be removed from beneath all slabs and footings supporting structural loads.
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Sandy Silt, ML
Moist, low plasticity Sandy Silt, ML was observed in TP-2 from 12” to 40”. These
silts were observed to be soft to very soft and would be compressible under the
weight of a foundation load imposed by isolated or strip footings. They can be left under slabs provided they are not organic and the upper surface is compacted and overlying fill is placed on a geogrid reinforced surface above the
silt.
Silty Sand, SM
Fine to very fine-grained saturated Silty Sand was sampled from Test Pit 1 and
Test Pit 2 from 6.25’-8.25’. It was non-plastic, and loose to very loose, with
interbedded layers of Poorly Graded Sand, SP. Silty Sand, SM was also
observed in TP-3 from 4.5’ to 7.5’. Testing of these sands indicate dry densities
of 84.7 to 89.7 pcf and coefficient of consolidation of 0.14 to 0.22. Dry densities such as these are often associated with collapse prone soils if they have not
been saturated previously. Since these are saturated they could be prone to
liquefaction during earthquake shaking. Unconfined compressive strengths of
400 to 500 psf are indicative of weak soils that could settle under footing loads
placed below frost depth for heated footings of approximately 4-feet.
Well Graded Gravel with Sand, GW
Saturated non-plastic, medium dense to dense well graded gravels with sand,
GW, were observed in all three test pits below a depth of approximately 8.5 to 9.5’. This material contained 3-inch to 6-inch minus subrounded cobbles and was
generally medium dense to dense in compactness. It was not possible to
excavate into these soils since they caved readily. They produced considerable
groundwater as they were excavated.
General Conditions
The site is underlain by interbedded floodplain overbank deposits of sand, silt
and clay that are very loose or very soft and unsuitable for the placement of
foundations directly on them. Dense saturated gravels underlie the fine grained interbedded overbank deposits and are suitable for placement of foundations or
of foundations placed on compacted structural fill placed directly on the native
gravels. Groundwater should be expected when excavating to intercept the top
of the gravels.
Groundwater Conditions
Groundwater was observed in all three test pits while excavating. Groundwater
observations while excavating were based solely on field observations of the soil
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moisture condition. We would expect the highest groundwater during the spring runoff and possibly following precipitation events that lead to infiltration of large
amounts of water. Excavation to the top of the gravel can be expected to
intercept groundwater and pumping of the excavation will be necessary. Caving
of the saturated sands immediately above the gravels should be expected while excavating.
E. ENGINEERING ANALYSIS AND RECOMMENDATIONS
The following sections present a discussion of earthwork, foundations, and
geotechnical related requirements for different aspects of the project. Specific
design recommendations are presented at the end of each section.
E.1 GENERAL
Based on the results of the field and laboratory investigations, it is our opinion
that the foundations can be placed on conventional spread footings founded
either directly on or within a properly compacted, well graded, 4-inch minus gravel pad placed directly over properly prepared native alluvial gravel (Silty Gravel with Sand, GM). Spread footing foundations or fill for structural
components should not be placed on the fine-grained sands, silts, and clays that
were observed above the gravel. The site soils for the project site consist of
unconsolidated alluvial deposits that are deposited loose (silts, clays, and sands) to medium dense to dense (alluvial gravels at depth). The fine-grained deposits are likely be interbedded and can be expected to be laterally discontinuous. The
gravel deposits are likely continuous and in our experience are typically medium
dense to dense and approximately 20-feet thick.
E.2 SITE GRADING AND EARTHWORK
Within the areas to be graded, all existing vegetation, duff, and debris should be
removed. In addition, all organic silt or organic clay should be removed from
beneath all structural fills for slab-on-grade or structural slabs. Two options exist
for structural support of the building.
1. Excavate all sands, silts, and clays to the top of the saturated well graded
gravel and backfill the excavation with compacted structural fill to the
bottom of the footings or,
2. Place deep foundations such as helical piles or micropiles into the gravels
and support the structure on these elements through grade beams or columns.
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If option 1 is selected the compacted gravel pad should be constructed directly on the native alluvial gravel. The native alluvial gravel will be saturated so the
gravel surface should be carefully excavated with a smooth bucket on the
excavator to minimize disturbance. If a smooth bucket cannot be used the
surface should be proof-rolled to a firm and unyielding uniform surface before the compacted structural fill is placed. Geogrid is needed unless it is required to establish a firm surface prior to placement of the structural fill. This can be
evaluated in the field. Because the native gravels are anticipated to be
saturated an engineer approved geotextile separation fabric and groundwater
pumping will be required to achieve compaction. The native gravel should be lightly compacted before placement of the fabric and subsequent structural fill. It must not be compacted so hard that pumping of the soil occurs. The native
gravel is saturated and must not be over-compacted to the point that it begins to
pump. If pumping of the ground occurs while being compacted cease
compaction and continue to pump the excavation dry until the pore pressure in
the pumping area has dissipated. If compacted, the native Gravel with sand soils will provide a strong foundation that will not settle over time. The compacted
gravel pad can be constructed on top separation geotextile which is placed over
the prepared surface of the native gravel. The gravel pad will support both
footings and slabs.
Excavation to the gravel will expose loose soils and potentially running sands just
above the gravel. The excavation contractor will have to consider slope support
if OSHA sloping requirements cannot be met due to space constraints.
All structural fill should be compacted to a minimum of 97% of the maximum dry unit weight as obtained by ASTM Test Method D-698 (Standard Proctor). When
loose or disturbed native soil depth is greater than one foot, removal and
stockpiling of the upper loose soils may be required to achieve the required
compaction of all loose or disturbed soils within the footing excavations. A
minimum of 4 feet of fill should be placed over the bottom of the footing on the exterior side of the footing for frost protection if the building is continuously
heated.
General recommendations for earthwork suitability, placement, and compaction
procedures are provided below. All organic material, soft silt or clay, loose sand, undocumented fill, and debris should be removed from the proposed gravel pad
location. The compacted gravel fill pad will make an excellent foundation
subgrade if properly prepared.
The following general recommendations should be considered.
1. Development of the site should be conducted carefully due to the
presence of interbedded overbank deposits of clay, silt, and sand that are
very soft or loose. Foundations must be carried to the dense alluvial silty
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gravel with sand deposits observed approximately 8.5-feet below existing ground. Compaction of the alluvium below footings and the compacted
gravel pad is necessary to be assured that the foundation will not settle.
Structural fill should consist of imported 4-inch minus, non-plastic, natural
aggregate with a classification of GW such as might be found at the gravel pits in Belgrade. Other sources are available locally that may offer the same high strength. All potential imported fill must be approved by our
office. All structural fill requires heavy vibratory compactive effort to be
assured the fill will not settle over time.
2. The footings can be placed on fill that has been compacted above compacted native soils or placed directly on compacted native soils Silty
Gravel with Sand alluvial soils if longer stem walls are used. Clay, silt,
sand, and organic soils must be removed as specified previously.
Properly compacted structural fill will provide high bearing capacity with
little settlement potential for either footings or the floor slab.
3. Earthquake activity would be the most probable cause of foundation
failure at this site. Structures should be designed according to applicable
construction requirements, rules and laws.
4. The sides of excavations will contain loose material so they should be
monitored by workmen and loose material should be removed. All
excavations should be to OSHA approved slopes.
5. If stepped foundations are required for placement of foundations, the steps that are cut into the soil should be horizontal. The material placed to
level the excavation for foundations or slabs should be compacted in
accordance with the recommendations for structural fill.
6. The subgrade in all areas to receive fill should be compacted to at least 97% of the maximum laboratory dry density as determined by ASTM D-
698. This requirement may be waved by the geotechnical engineer if
excessive compaction would lead to pumping of the native soils.
7. The native well graded gravel with sand, GW, soils present on the site will provide adequate bearing capacity only if they are well compacted as
structural fill or if they are carefully excavated with a smooth bucket
excavator. The soils must be compacted to a minimum of 97% of the
maximum laboratory dry unit weight as determined by ASTM Test Method
D-698 unless otherwise approved by a geotechnical engineer. If fills are required beneath footings, the excavation should extend beyond the edge
of the footing a distance equal to the depth of the fill placed below the
footing. For instance, if the fill extends 4 feet below the bottom of the
footing it must extend 4-feet outward beyond the outer edge of the footing.
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The bearing surfaces of all native soils must be lightly compacted with vibratory equipment before placing footings.
8. Structural fill, if necessary, should be placed in controlled layers no thicker
than 12-inches of loose thickness. If light compaction equipment is used thinner lifts may be necessary to achieve compaction. The fill should be moisture conditioned to within 2% of optimum moisture content and
compacted to 97% of the maximum laboratory dry unit weight as
determined by ASTM Test Method D-698.
9. Fill materials should not be placed, spread, or compacted while the ground is frozen or during unfavorable weather conditions. The excavation must
be kept free of standing water at all times. Fill materials should be at the
proper moisture content prior to compaction and should contain no frozen
soil. When site grading is interrupted by heavy precipitation, filling
operations should not resume until a geotechnical engineer approves the moisture and density conditions of the previously placed fill.
10. Over-excavations and utility trenches should be laid back to safe slopes or
properly shored. Excavations and shoring operations should be
conducted in accordance with the most recent versions of the OSHA Construction Standards for Excavations, Part 1926, Subpart P and
Montana Public Works Standard Specifications (MPWSS). Safety of
construction personnel is the responsibility of the contractor. Excavations
for utilities shall be shored if the proper slope cannot be maintained.
11. The proposed footing configuration should be checked by Pioneer
Technical Services to verify that the footing/soil interaction and loading on
the new footings complies with the recommendations presented herein.
12. During earthwork phases of the project, a qualified geotechnical engineer should be present to observe exposed native soils and fill materials for
suitability and consistency. A documented testing program should be
conducted to determine that soil compaction is in accordance with
requirements.
13. All backfill in existing utility trenches present within the proposed footprint
of the building should be removed and replaced in accordance with
requirements for structural fill to prevent future settlement. In addition,
utility contractors should be contacted to verify that no abandoned lines
traverse the site or are present within the building footprint. Abandoned lines should be removed and replaced with properly placed structural
backfill. If structures are proposed over the test pit excavation locations,
the backfill for the test pit should be removed and compacted into place in
accordance with compaction requirements for structural fill.
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E.3 DEEP FOUNDATIONS
Deep foundations such as helical piles, micropiles, or cast-in-place concrete piles
can be considered if space constraints prevent excavation and placement of a
gravel pad. Most any of these can be designed to accept working loads of 50 to
100 kips per pile. However, the site would have to be drilled to determine the
suitability of the bearing strata for the deep foundation. All piles would have to be evaluated for axial and lateral load bearing capacity and the foundation soils
would have to be evaluated to determine the design soil parameters. The break-
even point for helical pile foundations vs. excavation and gravel pad replacement
typically occurs at a depth of 7 to 9 feet depending on conditions and site
constraints.
E.4 SHALLOW FOUNDATIONS AND SLABS-ON-GRADE
All portions of the building location are expected to be suitable for placement of
shallow foundations provided the native well graded gravel with sand soils are
properly compacted in accordance with recommendations presented herein and
no structural fill or foundation elements are placed on the soft or loose sands,
silts, clays, or organic soils. All surfaces to receive fill or footings should be excavated flat before placement of any structural fill and the structural fill should
be placed in horizontal layers and compacted in accordance with
recommendations for structural fill.
1. The proposed structure can be supported on conventional spread footings placed on compacted structural fill constructed in accordance with the
recommendations provided in this report provided every care is taken to
properly compact the subgrade and structural fills. Net allowable bearing
capacities of 3500 psf can be accepted for structural fills and compacted
native gravels if the soils beneath the footings are compacted as described above. If footings are placed directly on the native well graded
gravel with sand, GW soils a net allowable bearing capacity of 2500 psf
can be used and continuous footings should be a minimum of 2-feet wide.
A maximum width of 4 feet was assumed for continuous footings and four
feet for square footings. Minimum footing width for continuous footings should not be less than 16-inches if placed in a compacted gravel pad.
Minimum footing width for square footings should not be less than 24-
inches if placed in the compacted gravel pad and 30-inches if placed in
the native well graded gravel with sand, GW. Native sand, silt, clay, and
organic soils are loose to soft and could settle over time. No footings or structural fills should be placed on or over these soils. These soils must
be completely removed and replaced by structural fill below footings. If a
floor slab is used these loose soils should be removed if they are organic.
If inorganic they should be separated from the structural fill with an
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engineer approved geogrid and separation fabric. These can be provided once the design is known. The replacement structural fill should be
placed in accordance with recommendations presented previously. A
documented testing program should be conducted to verify that
compaction requirements were achieved. The net allowable soil pressure includes dead load plus maximum live load.
These calculations assume a minimum depth of burial of the footing of 4
feet for frost protection.
2. A one-third increase in allowable bearing capacity may be used for short duration loads such as wind or seismic.
3. Lateral loads may be resisted by friction between the footing base and
supporting soil, and lateral bearing pressure against the sides of the
footings. For design purposes, a coefficient of friction of 0.58 and a lateral passive bearing pressure of 390 psf per foot of depth, excluding the upper
foot of that depth, are appropriate for design if the soils are properly
compacted during construction. This does not include seismic lateral
forces which should be calculated for each specific wall. Lateral
pressures for retaining walls should be determined based on specific locations and elevations of the proposed walls. Loads on retaining walls
are also highly dependent on the type of backfill and drainage that is used.
This office should be contacted to provide specific lateral soil pressures.
Designs for each wall should be specifically prepared.
4. Groundwater was observed at this site and it will affect excavations to the
top of the alluvial gravel. Explorations took place at a time of year when
groundwater elevations would be relatively high. Foundation drains are
not required if the gravel pad is constructed according to these
recommendations. A sump may be necessary if a crawl space is desired instead of a slab.
5. Backfill against the exterior of the foundation above the footings can be
native soil if settlement can be tolerated. Otherwise compacted structural
fill should be used. Care should be exercised when compacted behind the walls to prevent inducing high stresses against the wall that could crack or
overturn the walls.
6. Water must not be allowed to pond in excavations. Pumping of the
abutment excavations will be necessary if placed below groundwater. If placed above groundwater, frost protection of the footing will be necessary
if the fill over the footing is less that 6-feet if the structure is unheated and
4-feet if the structure is heated.
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7. A competent geotechnical engineer must observe excavation and backfilling to assure compliance with this report.
8. The surface of the excavation should be observed to detect pockets of soft
or loose soil, which, if encountered, should be removed and backfilled in accordance with the recommendations for structural fill. The bottom of the excavation should be probed to verify all deleterious materials or loose
soils have been removed.
E.5 MOISTURE PROTECTION AND SURFACE DRAINAGE
1. Excavations for the footings are expected to encounter groundwater in the excavation. Explorations were conducted at a time of year when
groundwater would be expected to be relatively high and groundwater was
encountered in the gravels. Springtime and early summer excavations
should expect that pumping of the excavation will be necessary.
Excavation late in the summer will minimize the potential for high groundwater but likely will not eliminate it.
2. All utility trenches within or extending 5 feet beyond the structural footings
should be backfilled with structural fill compacted to a relative compaction
of at least 95% of the maximum dry unit weight as obtained by ASTM Test Method D-698. Test Pits have not been compacted when they were
backfilled. If they are located in areas where the loose soils could affect
the footings they should be reopened, the loose soils removed, and
backfilled in one-foot thick lifts.
E.6 FOUNDATION DESIGN, REVIEW AND OBSERVATION
This report has been prepared to aid the evaluation of this site and to assist in
the design of this project. This office should be provided the opportunity to
review changes to the structural design drawings, grading plans, and
specifications as they are prepared in order to determine whether the assumptions and recommendations presented in this report are valid and have been implemented. Review of the final grading plan, design drawings, and
specifications should be noted in writing and become a supplement to this report.
Variations in soil conditions may be encountered during construction of the
project. In order to permit correlation between the field conditions encountered in this investigation and the actual conditions encountered during construction, and
to confirm recommendations presented herein, this office should be retained to
perform sufficient review during construction of this project. Observation and
testing should be performed during construction to confirm that suitable fill soils
are placed upon competent materials and properly compacted, and that foundation elements are founded on the recommended soils.
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F. CLOSURE
The recommendations presented in this report are based on the results of field
and laboratory investigations, combined with interpolation of subsurface
conditions between Test Pits locations. The nature and extent of variations
between the Test Pits may not become evident until construction. If variations are then exposed, it will be necessary to re-evaluate the recommendations of this
report.
If changes in the nature, design, or location of the facility are planned, the
recommendations contained in this report shall not be considered valid unless the changes are reviewed and the recommendations of this report modified or
verified in writing. It is critical that structural loads be properly communicated to
the geotechnical engineer to verify that the imposed loading conditions on the
proposed foundation configuration do not exceed those recommended in this
report.
This report is not intended for use as a bid document. Any person using this
report for bidding or construction purposes should perform such independent
investigations as he deems necessary to satisfy himself as to the surface and
subsurface conditions to be encountered, and the procedures to be used in the performance of work on this project. If conditions are encountered during
construction that is different than indicated by this report, this office should be
notified immediately.
It has been our pleasure to assist you on this project. If you have questions, please contact this office at 406-388-8578.
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Bibliography
Hackett, O.M., Visher, F.N., McMurtrey, R.G., Steinhilber, W.L., Stermitz, F.,
Boner, F.C., Krieger, R.A., 1960, Geology and Ground-Water Resources of the
Gallatin Valley, Gallatin County, Montana, Geological Survey Water-Supply Paper 1482
Haller, Kathleen; Dart, Richard L.; Machette, Michael N.; and Stickney, Michael
C., Data for Quaternary faults in western Montana,
http://mbmgquake.mtech.edu/fault-data.pdf Qamar, Anthony I., and Stickney, Michael, C., 1983: Montana Earthquakes,
1869-1979, Historical Seismicity and Earthquake Hazard. Montana Bureau of
Mines and Geology Memoir 51.
Stickney, Michael, C., and Musselman, Robert 1993: Earthquakes, History and Seismic Safety in Montana. Montana Bureau of Mines and Geology, Information
Packet No. 2.
Stickney, Michael, C.; Haller, Kathleen, M.; and Machette, Michael N.; 2000:
Quaternary Faults and Seismicity in Western Montana. Montana Bureau of Mines and Geology Special Publication No. 114.
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APPENDIX A
SITE MAPS
LOGS OF TEST PITS
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74219
75220
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78223
79224
102 N BROADWAY
ZONING VARIANCE:
FRONT YARD SETBACK
225
102 N. Broadway Ave.
Front Yard Setback Variance Request
Description of requested variance:
This variance request is to allow the Structure and Parking to encroach into the Front Yard Setback. The
existing Front Yard Setback (Structure) is 20’‐0” (M1 zoning district – Sec. 38.12.050). The existing Front
Yard Setback (Parking) is 20’‐0” (M1 zoning district – Sec. 38.12.050). This Variance request is to adjust
the Front Yard Setback to 7’‐0” (Structure) which is consistent with the B‐1 and B‐2 zoning district, and
encroach into the 7’‐0” Front Yard Setback by 2’‐0” for Parking.
Below is an overview of our response to section 38.35.060.C Zoning Variance.
C.1. Will not be contrary to and will serve the public interest
In an attempt to efficiently utilize the unique shape and constraints of the building lot, as well as
integrating and respecting the surrounding character of Bozeman’s Northeast Neighborhood, the
building footprint is located to the South of the lot and parking to the North. This naturally creates a
separation between commercial/office use of the M1 zoning and the surrounding residential area. The
intent is in keeping consistent with the Bozeman Community Plan, to engage and support the East Main
Street/North Bozeman Community by physically and visually improving an empty lot. Maintaining and
beautifying street frontage through the use of the built environment and integrated landscaping.
“Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space
and park amenities are anticipated, appropriately designed for an urban character.
Placed in proximity to significant streets and intersections, an equal emphasis on
vehicle, pedestrian, bicycle, and transit circulation shall be provided.”
Bozeman Community Plan – Commercial Mixed Use Land Use Designation
The building façade along N. Broadway is stepped in areas which help to visually lower the building
impact along N. Broadway. These areas will not only emphasize entry but also be landscaped zones
along the N. Broadway frontage. The main entry to the building is located off of N. Broadway vs. off of
the parking area to encourage and support pedestrian street front access/interaction. Although a
screening element is not required along the West of the parking lot along North Broadway Ave., (UDC
38.26.050 C.2.a.(2)) one would be utilized to help visually and aesthetically soften the encroachment of
the parking lot to N. Broadway Ave. There would be screening elements along the East side of the
parking lot facing The Village development as required (UDC 38.26.50 C.2.a.(1)). The screening element
would force the parking spaces along the rear yard, from a setback of zero feet (UDC 38.12.050 2.b), into
the property by 2’‐0”, forcing the parking Front Yard setback along the west property line to be 5’‐0” in
order to maintain the 26’‐0” turning radius dimension at the narrow end of the parking lot (UDC
38.25.020a).
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C.2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which
would unavoidably result from the enforcement of the literal meaning of this chapter
The current buildable area of the uniquely shaped lot with the M1 zoning Front Yard Setback at 20’‐0”
(including Side and Rear Yard setbacks) is 7372 sq. ft. which is 56% of lot. The buildable area with the 7’‐
0” Front Yard Setback variance request is 10,310 sq. ft. (including Side and Rear Yard setbacks) which is
78% of the lot; this is a 22% increase in the buildable area which would maximize development potential
of the lot and allow for the required parking ‐ 63% of the 20’‐0” Front Yard Setback would be used to
achieve the 7’‐0” Front Yard Setback.
C.3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial
justice
The intent is to keep consistent with the Bozeman Community Plan, to engage and support the East
Main Street/North Bozeman Community by utilizing urban an urban infill project to physically and
visually improve a vacant lot.
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Page 3
(Zoning Variance and Appeal Checklist – Prepared 11/26/03; revised 9/22/04)
ZONING VARIANCE AND ADMINISTRATIVE APPEAL CHECKLIST
The appropriate checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not
applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Zoning Variances. An application for a variance shall be accompanied by a development plan showing such
information as the Planning Director may reasonably require for purposes of this title. The plans shall contain
sufficient information for the Commission to make a proper decision on the matter. The request shall state
the exceptional physical conditions and the peculiar and practical difficulties claimed as a basis for a variance.
In all cases, the application shall include, and shall not be deemed filed until, all of the following is submitted
Zoning Variance Information Yes No N/A
1. A site plan drawn to scale showing the property dimensions, grading, landscaping and
location of utilities, as applicable
2. Location of all existing and proposed buildings
3. Drive accesses, driveways, access roads, parking spaces, off-street loading areas and
sidewalks as applicable
4. A clear description of the variance requested and the reasons for the request
5. Justification, in writing of the following:
a. Will not be contrary to and will serve the public interest
b. Is necessary, owing to conditions unique to the property, to avoid an
unnecessary hardship which would unavoidably result from the enforcement of
the literal meaning of this title
c. Will observe the spirit of this title, including the adopted growth policy, and do
substantial justice
6. Evidence satisfactory to the City Commission of the ability and intention of the
applicant to proceed with actual construction work in accordance with said plans
within six months after issuance of permit
B. Administrative Project Decision Appeals. All appeals of Administrative Project Decisions shall include:
Administrative Project Decision Appeal Information Yes No N/A
1. A description of the project that is the subject of the appeal
2. Evidence that the appellant is an aggrieved person as defined in Chapter 18.80
(Definitions), BMC
3. The specific grounds and allegations for the appeal, and evidence necessary to support
and justify a decision other than as determined by the Planning Director
C. Administrative Interpretation Appeals. All appeals of administrative interpretations shall include:
Administrative Interpretation Appeal Information Yes No N/A
1. A description of the property, if any, that is the subject of the interpretation appeal including:
a. A site plan drawn to scale showing the property dimensions, grading,
landscaping and location of utilities, as applicable
b. Location of all existing and proposed buildings
c. Drive accesses, driveways, access roads, parking spaces, off-street loading areas
and sidewalks as applicable
2. The names and addresses of the owners of the property and any other persons having a
legal interest therein
3. Evidence to prove that the decision or action of the official for which an appeal is
made was incorrect or in violation of the terms of this title
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July 9, 2013
z Page 2
Philip & Nelle Devitt
109 N Broadway Ave
Bozeman, MT 59715‐3802
Drysdale Family LLC
1547 Hunters Way Apt 338
Bozeman, MT 59718‐6176
Paul N & Ann L Bockus
202 N Broadway Ave
Bozeman, MT 59715‐3804
John F & Bonnie Chepulis
2 Dovetail Ln
Columbus, MT 59019‐7476
Katherine A Kinser
201 N Broadway Ave
Bozeman, MT 59715‐3803
R Brooke Amini
300 N Willson Ave Ste 3004
Bozeman, MT 59715‐3551
Charles R Boyer & Valerie K Silrum
206 N Broadway Ave
Bozeman, MT 59715‐3804
Greggory W Switzer
209 N Broadway Ave
Bozeman, MT 59715‐3803
Juliette M Vail
P.O. Box 1762
Bozeman, MT 59771‐1762
The Village Downtown Homeowners Association
101 East Main Street
Bozeman, MT 59715
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102 N BROADWAY
ZONING VARIANCE:
LEVEL OF SERVICE DEFICIENCY AT INTERSECTION OF N BROADWAY AND MAIN
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102 N. Broadway Ave.
Deficient Level Of Service Zoning Variance Request
Description of requested variance:
During multiple discussions with Bozeman City Planning Staff as well as the City of Bozeman Engineering
Department it was indicated that the intersection of North Broadway and Main Street currently
operates at a deficient Level of Service.
This Variance request is to eliminate the requirement for the intersection of North Broadway and Main
Street to be improved prior to any occupancy of the site.
Pearson Design Group has occupied space and has become an integrated member of the Northeast
Bozeman Community for a number of years and we hope to continue this by developing the site for our
own office use. The lot is located one and one half blocks off of the intersection of N. Broadway and
Main St. This development is for a small business which use will not significantly impact the traffic flow
at the intersection of N. Broadway and Main St. compared to the current continuing development taking
place at the Village Downtown which adds significantly more daily traffic load.
Below is an overview of our response to section 38.35.060.C Zoning Variance.
C.1. Will not be contrary to and will serve the public interest
The location if the building lot, along North Broadway Ave., serves to encourage alternate methods of
public and local transportation for those occupants that are situated within the Bozeman City limits. The
Greater Bozeman Area Transportation Plan indicates a Designated Bike Route traveling along Lamme St.
and terminating at the intersection of Lamme St. and N. Broadway which is in conjunction with the
property location. There are two (Yellow and Red) Streamline Bus Routes which have stops at Wallace
and Main which is within a two city block walking distance. All these serve to reinforce this infill project
as being consistent with the Bozeman Community Plan.
“In the “center‐based” land use pattern, Community Commercial Mixed Use areas are
integrated with significant transportation corridors, including transit and non‐
automotive routes, to facilitate efficient travel opportunities. The density of
development is expected to be higher than currently seen in most commercial areas in
Bozeman and should include multi‐story buildings.”
Bozeman Community Plan – Commercial Mixed Use Land Use Designation
C.2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which
would unavoidably result from the enforcement of the literal meaning of this chapter
Size of proposed project (office w/ 14 seats) will not place any further undue burden on the intersection
of N. Broadway and Main St. The Architectural office staff that will be occupying the building is
currently located within one city block from the proposed property. The majority of traffic flow, along N.
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Broadway to the lot – from both the North and South, will be concentrated during the morning hours
and early evening – typical work week hours. With the staff “relocating” from 777 East Main St. to one
block North along Broadway the overall impact to Broadway should be negligible.
C.3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial
justice.
102 North Broadway is a proposed new office building, for a small local architectural firm, that takes its
cues from regional materials combined with a simple contemporary aesthetic and the unique site
constraints which will help to enhance the expanding development along East Main Street and North
Bozeman by providing visual and contextual interest along N. Broadway Ave.
“Activities within this land 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.”
Bozeman Community Plan – Commercial Mixed Use Land Use Designation
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Page 3
(Zoning Variance and Appeal Checklist – Prepared 11/26/03; revised 9/22/04)
ZONING VARIANCE AND ADMINISTRATIVE APPEAL CHECKLIST
The appropriate checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not
applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Zoning Variances. An application for a variance shall be accompanied by a development plan showing such
information as the Planning Director may reasonably require for purposes of this title. The plans shall contain
sufficient information for the Commission to make a proper decision on the matter. The request shall state
the exceptional physical conditions and the peculiar and practical difficulties claimed as a basis for a variance.
In all cases, the application shall include, and shall not be deemed filed until, all of the following is submitted
Zoning Variance Information Yes No N/A
1. A site plan drawn to scale showing the property dimensions, grading, landscaping and
location of utilities, as applicable
2. Location of all existing and proposed buildings
3. Drive accesses, driveways, access roads, parking spaces, off-street loading areas and
sidewalks as applicable
4. A clear description of the variance requested and the reasons for the request
5. Justification, in writing of the following:
a. Will not be contrary to and will serve the public interest
b. Is necessary, owing to conditions unique to the property, to avoid an
unnecessary hardship which would unavoidably result from the enforcement of
the literal meaning of this title
c. Will observe the spirit of this title, including the adopted growth policy, and do
substantial justice
6. Evidence satisfactory to the City Commission of the ability and intention of the
applicant to proceed with actual construction work in accordance with said plans
within six months after issuance of permit
B. Administrative Project Decision Appeals. All appeals of Administrative Project Decisions shall include:
Administrative Project Decision Appeal Information Yes No N/A
1. A description of the project that is the subject of the appeal
2. Evidence that the appellant is an aggrieved person as defined in Chapter 18.80
(Definitions), BMC
3. The specific grounds and allegations for the appeal, and evidence necessary to support
and justify a decision other than as determined by the Planning Director
C. Administrative Interpretation Appeals. All appeals of administrative interpretations shall include:
Administrative Interpretation Appeal Information Yes No N/A
1. A description of the property, if any, that is the subject of the interpretation appeal including:
a. A site plan drawn to scale showing the property dimensions, grading,
landscaping and location of utilities, as applicable
b. Location of all existing and proposed buildings
c. Drive accesses, driveways, access roads, parking spaces, off-street loading areas
and sidewalks as applicable
2. The names and addresses of the owners of the property and any other persons having a
legal interest therein
3. Evidence to prove that the decision or action of the official for which an appeal is
made was incorrect or in violation of the terms of this title
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4
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July 9, 2013
z Page 2
Philip & Nelle Devitt
109 N Broadway Ave
Bozeman, MT 59715‐3802
Drysdale Family LLC
1547 Hunters Way Apt 338
Bozeman, MT 59718‐6176
Paul N & Ann L Bockus
202 N Broadway Ave
Bozeman, MT 59715‐3804
John F & Bonnie Chepulis
2 Dovetail Ln
Columbus, MT 59019‐7476
Katherine A Kinser
201 N Broadway Ave
Bozeman, MT 59715‐3803
R Brooke Amini
300 N Willson Ave Ste 3004
Bozeman, MT 59715‐3551
Charles R Boyer & Valerie K Silrum
206 N Broadway Ave
Bozeman, MT 59715‐3804
Greggory W Switzer
209 N Broadway Ave
Bozeman, MT 59715‐3803
Juliette M Vail
P.O. Box 1762
Bozeman, MT 59771‐1762
The Village Downtown Homeowners Association
101 East Main Street
Bozeman, MT 59715
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