HomeMy WebLinkAboutA1 Site Plan Remington15433 Staff Report for the Remington Apartments Site Plan, Conditional Use
Permit and Parkland Dedication Request
Date: City Commission Public Hearing November 2, 2015
Project Description: A Site Plan and Conditional Use Permit (CUP) with parkland dedication
and improvements in-lieu request application to allow the construction of two apartment
buildings with a total of 48 dwelling units with associated parking and site improvements.
The conditional uses proposed include: establishment of a residential use on the ground floor
and proposed buildings height increase of 10% above the base maximum building height in
the B-2 zoning district.
Project Location: 2220 Remington Way, located at the southwest corner of the intersection
of Remington Way and South 22nd Avenue. The property is zoned B-2 (Community Business)
and is legally described as Lot 3, Block 2, Kagy Crossroads Subdivision, City of Bozeman,
Gallatin County, Montana.
Recommendation: Approval of CUP with conditions and code provisions.
Recommended Motions:
Parkland Dedication: Having considered the information provided by staff, considered public
comment, and considered all of the information presented, I hereby adopt the findings included in
the staff report for application 15433 and move to approve the Remington Apartments Park Plan,
and accept the provision of improvements in-lieu parkland dedication as meeting the required
parkland dedication.
Site Plan and Conditional Use: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings presented in
the staff report for application 15433 and move to approve Remington Apartments Site Plan
and Conditional Use Permit to allow residential uses on the ground floor, and to allow a
proposed building height increase to a maximum of 48.4 feet with recommended conditions
and subject to all applicable code provisions.
Report Date: Thursday, October 22, 2015
Staff Contact: Heather Davis, Associate Planner
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
A Conditional Use Permit (CUP) application was submitted to the Community Development
Department for two apartment buildings located at 2220 Remington Way within the Community
Business (B-2) zoning district. The CUP application is requesting approval for the following
conditional uses: establishment of a residential use on the ground floor and proposed buildings
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height increase of 10% above the base maximum building height in the B-2 zoning district (base
maximum is 44 feet, 10% to 48.4 feet maximum height). The code allows an increase of up to
30% of the maximum height allowance in B-2 through a conditional use permit.
The Remington Apartments project proposes multi-story apartment buildings with convertible
ground floor units, providing the option for mixed-use buildings in the future. The applicant
designed the building’s ground floor units to be easily retrofitted to commercial uses with the
incorporation of commercial building code standards in the construction; such as a ground floor
floor-to-ceiling height of 12 feet, a one hour fire separation between the ground floor and second
floor residential, and an upgraded sprinkler system. Visually, the ground floor units adjacent to the
public streets are designed with larger windows to address the public nature of the street.
At their October 14, 2015 meeting, the Development Review Committee meeting voted
unanimously to recommend conditional approval of the CUP application with the recommended
conditions and code provisions identified in this report.
The application requests parkland dedication and improvements in-lieu of parkland dedication to
satisfy the required parkland for the 48 dwelling units. The lots proposed for this development
were platted with the Kagy Crossroads Subdivision as commercial use lots. No parkland was
dedicated with the subdivision for commercial lots, as parkland is only required for residential uses
and lots. It is the expressed preference of the developer to provide 12,654 square feet of parkland
and the remainder of the requirement as improvements in-lieu of parkland dedication. The required
parkland dedication for the project is equal to 0.449 acres (19,558.44 sq. ft.) of parkland and cash-
in-lieu of parkland for units over 8 du/acre is equal to 0.224 acres (9,775 sq. ft.) based upon the 48
dwelling units.
Parkland requirements are proposed to be met through a combination of land, park improvements,
and cash in-lieu of parkland dedication. A complete parkland discussion can be found in Section
5, #8 Open Space site plan review criteria of this report. The applicant proposes making physical
improvements above the minimum requirements to the proposed parkland with the value of the
improvements constructed equaling or exceeding the required cash-in-lieu payment. Those
improvements include landscaping beyond the minimum, picnic tables, grills and sport court.
At their October 2, 2015 meeting, the Recreation and Parks Advisory Board Subdivision
Committee reviewed the parkland request and recommended approval. They endorsed the idea of
physical parkland and improvements as cash in lieu of parkland, finding that physical parkland
and the improvements on the ground benefit the community more than a cash balance to be
expended on future improvements.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable 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.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 11
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 12
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 13
SECTION 5 - STAFF ANALYSIS ......................................................................................... 14
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 14
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 21
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 25
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 25
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 26
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ........................... 26
FISCAL EFFECTS ................................................................................................................. 26
ATTACHMENTS ................................................................................................................... 26
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SECTION 1 - MAP SERIES
123
Current Land Use Map
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Bozeman Community Plan
Future Land Use Map
125
Remington Apartments Site Plan 126
15433 Remington Apartments CUP Page 8 of 26 Ground Floor Commercial Space minimum floor to ceiling height of 12’ Remington Apartments Elevations Commercial window detail toward Remington Way and South 22nd Avenue 127
15433 Remington Apartments CUP Page 9 of 26 Remington Apartments Park Plan 128
15433 Remington Apartments CUP Page 10 of 26 Remington Apartments Park Plan Elevation Detail 129
15433 Remington Apartments CUP Page 11 of 26
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Community Development Conditions:
1. The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or state law.
2. A public park easement shall be recorded for that portion of Lot 3 reserved for the park
and shall be recorded and executed at the Gallatin County Clerk and Recorder’s Office
prior to final plan approval.
3. The proposed public park shall meet Americans with Disabilities Act (ADA) standards
including: 1) At least one position of the picnic tables shall be barrier-free (i.e., no seat);
2. Adequate turning movement and passing zones shall be designed for all walkways and
all recreational equipment.
4. Residential parkland requirement shall be satisfied through utilization of parkland, cash-
in-lieu, or other approved process by the City Commission, per Section 38.27.030 BMC.
Whichever course of action is chosen, the terms of Section 38.27 Parkland Requirement
shall be completed and approved by the City Commission prior to final site plan approval.
Documentation of compliance with the parkland dedication requirements of Section
38.27.020, BMC shall be provided with the final plan materials.
5. Park improvements in-lieu of parkland dedication shall be a minimum of $34,891.00 based
on the fair market value of improvements and labor costs as shown on the park plan in
excess of minimum standards under Section 38.27.080, BMC. The final plan submittal
shall include independent cost estimates for installed requirement and associated labor
cost. Any modifications from the approved park plan and cash-in-lieu summary may
require Commission review and approval.
6. The applicant shall submit a written narrative outlining how each of the conditions of approval
and code provisions has been satisfied with the final plan application.
Engineering Conditions:
7. A stormwater maintenance plan shall be submitted prior to FSP approval.
8. Low impact development practices must be used that infiltrate, evapotranspire, or capture for
reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded
by 48 hours of no measurable precipitation. The proposed detention and retention facilities
will serve this purpose; however, the 0.5-inch rainfall requirement must be calculated by the
applicant’s engineer and compared to the post-development runoff calculations to determine
which scenario controls sizing of the proposed ponds.
9. Plans and specifications for any fire service line must be prepared in accordance with the City’s
Fire Service Line Policy by a Professional Engineer and be provided to and approved by the
City Engineer prior to initiation of construction of the fire service or fire protection system.
The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification and preparation of mylar record drawings. Fire service plans
(and domestic services 4” or larger) shall be a standalone submittal, separate from the FSP.
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Fire services shall be shown, with sizes labeled, on the FSP from main to building and approved
by the Water/Sewer Superintendent. City of Bozeman applications for service shall be
completed by the applicant.
10. The applicant must check the proposed 2-inch water services sizing against the requirements
as outlined in the City of Bozeman Design Standards and Specifications Policy prior to FSP
approval. When calculated by the Fixture Unit Method, as specified in the Uniform Plumbing
Code, the velocity in the service lines shall not exceed 10 feet-per-second.
11. A locking lid shall be placed on the proposed stormwater drywell to allow access only to
maintenance personnel, and manhole steps shall be included in the drywell such that if
someone were to accidentally fall into the drywell, they can safely egress.
12. A mutual access easement is required for the southern, joint access with the property to the
south to allow legal use of that access. A copy of the mutual access easement shall be
submitted with the final submittal materials. Easements and R/W located on and adjacent
to the site shall be depicted and labeled appropriately.
13. The previous traffic impact study (TIS) prepared for the underlying subdivision was completed
in 1997. The TIS needs to be updated to define the impact of traffic from the proposed
development and any necessary mitigation measures on the surrounding transportation system.
This is a condition of FSP approval.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
a. Section 38.19.120 BMC requires that the final plan shall contain the materials required in
39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities and utility rights-of-
way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services;
(4) Water; and (5) Sewer (sanitary, treated effluent and storm). The final plan submitted shall
show the most recent version of public and private utility locations.
b. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent
upon the fulfillment of all general and special conditions imposed by the Conditional Use
Permit procedure. All special conditions and code provisions shall constitute restrictions
running with the land, shall be binding upon the owner of the land, his successors or assigns,
shall be consented to in writing by the applicant prior to commencement of the use and shall
be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property
owner prior to the final site plan approval or commencement of the use. All of the conditions
and code provisions specifically stated under any conditional use listed in this title shall apply
and be adhered to by the owner of the land, successor or assigns.
c. Section 38.19.110.I BMC Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances
and regulatory requirements. Over time these things may change and the use may no longer
be appropriate to a location. A conditional use permit will be considered as terminated and
of no further effect if:
a. After having been commenced, the approved use is not actively conducted on the site
for a period of two continuous calendar years;
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b. Final zoning approval to reuse the property for another principal or conditional use is
granted;
c. The use or development of the site is not begun within the time limits of the final site
plan approval in Section 38.19.130 BMC.
2. A conditional use which has terminated may be reestablished on a site by either, the review
and approval of a new conditional use permit application, or a determination by the
Planning Director that the local circumstances and regulatory requirements are essentially
the same as at the time of the original approval. A denial of renewal by the Planning
Director may not be appealed. If the Planning Director determines that the conditional use
permit may be renewed on a site then any conditions of approval of the original conditional
use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all
activities must comply with any conditions of approval or code requirements. Should there
be a failure to maintain compliance the City may revoke the approval through the
procedures outlined in Section 38.34.160, BMC.
d. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in
accordance with Section 38.23.180 BMC prior to final site plan (FSP) approval.
e. Section 38.23.070 BMC requires that the cutting of any city street be done in compliance
with the City’s Street Cut Policy. The required form and information can be found on the
City’s website at www.bozeman.net.
f. The Gallatin County Conservation District, Montana Department of Environmental Quality,
and U.S. Army Corps of Engineers shall be contacted regarding the proposed project and any
required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained and provided
prior to FSP approval.
g. An erosion and sediment control plan shall be prepared for the project and approved by the
City’s Stormwater Program Coordinator prior to FSP approval.
h. Prior to building permit approval, an erosion and sediment control permit shall be obtained
from the City’s Stormwater Program Coordinator. The erosion and sediment control plan
approved with the final site plan shall be utilized to obtain the erosion and sediment control
permit.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Remington Apartments Conditional Use Permit, Application 15433
The Development Review Committee (DRC) considered the Conditional Use Permit application
to allow establishment of a residential use on the ground floor and proposed buildings height
increase of 10% above the base maximum building height in the B-2 zoning district, located at
2220 Remington Way. The DRC recommended conditional approval at the October 14, 2015
meeting.
At their October 2, 2015 meeting the Recreation and Parks Advisory Board Subdivision
Committee reviewed the parkland request and recommended approval. They endorsed the idea of
a public park with parkland improvements as cash in lieu of parkland, finding that physical
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parkland improvements on the ground benefit the community more than a cash balance to be
expended on future improvements.
The City Commission is scheduled to hold a public hearing and review the application at their
November 2, 2015 meeting.
SECTION 5 - 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 in this
report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed application as conditioned is
in compliance with this criterion. The
Future Land Use designation is “Community
Commercial Mixed Use” in the Bozeman
Community Plan. The subject property is
also within a defined Commercial Node
(northwest of the intersection of Stucky
Road and South 19th Avenue, see figure 1).
A broad range of functions including retail,
education, professional and personal
services, offices, residences, and general
service activities typify this designation. The
subject property proposes two three-story
residential apartment buildings. The
apartment buildings are designed to
accommodate the future conversion to
commercial use on the ground floor. The
proposed project meets the commercial
ground floor building requirement floor-to-
ceiling height of 12 feet. The ground floor units adjacent to the public streets are designed with
larger windows to address the public nature of the street. The Growth Policy states that the density
of development within these Commercial Nodes are expected to be higher than currently seen in
most commercial areas in Bozeman and should include multi-story buildings and that it is desirable
to allow residences on upper floors, in appropriate circumstances. The Growth Policy provides
flexibility in the placement and design of new developments and redevelopment to anticipate
changes in the marketplace. The Remington Apartments project proposes multi-story buildings
with convertible ground floor units, providing the option for a mixed-use building in the future.
Commercial Nodes are to include urban streetscapes, plazas, outdoor seating, public art, and
hardscaped open space and park amenities. The applicant is proposing a 12,654 square foot urban
Figure 1 Growth Policy Future Land Use designation (Commercial
Node)
Project Location
Identified
Commercial Node
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park with outdoor seating and park amenities. High density residential areas are expected in close
proximity to Montana State University and the Commercial Node. Including residential units on
sites within this category, typically on upper floors, will facilitate the provision of services and
opportunities to persons without requiring the use of an automobile. The project is located on the
edge of the Commercial Node and will provide an appropriate transition to the high density
residential development to the north. The property is within the City’s municipal service area and
otherwise complies with the goals and objectives of the growth policy. No conflicts between the
proposed zoning, proposed uses and the growth policy have been identified.
For more detailed information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
There are no current violations existing on the subject property. 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.
3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Some additional steps are required such as application for final
site plan and building permit which will be addressed as appropriate in the future. The plans will
be further evaluated against the requirements of the International Building Code at the time
application is made for a building permit. Condition 1 requires full compliance with all applicable
code requirements. Code provisions address coordination with other regulating agencies if
necessary.
4. Relationship of site plan elements to conditions both on and off the property
The proposed site plan application is consistent with the conditions on and off the property. The
building configuration, building architecture, building presentation to the streets, open space
layout, landscape design, pedestrian and vehicle circulation and parking comply with code
requirements.
The development is compatible with and sensitive to the immediate environment of the site and
the adjacent neighborhoods and other approved development relative to architectural design,
building mass and height, neighborhood identity, landscaping, orientation of buildings on the site
and visual integration.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
Parking is provided per code requirements. Condition of Approval 14 requires the applicant to
complete a Traffic Impact Study prior to final site plan approval. The previous traffic impact study
(TIS) prepared for the underlying subdivision was completed in 1997. The TIS needs to be updated
to define the impact of traffic from the proposed development and any necessary mitigation
measures on the surrounding transportation system.
6. Pedestrian and vehicular ingress and egress
Two accesses are proposed from the adjacent streets to provide vehicular ingress and egress, which
are connected via the internal parking area. An additional access is proposed from a private drive
along the southern property line. Condition of Approval 2 requires a mutual access easement for
the joint access with the property to the south to allow legal use of that access. Pedestrian access
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is via boulevard sidewalks adjacent to Remington Way and S. 22nd Avenue. Internal sidewalks
connect the proposed buildings to the sidewalks and also to the public park on-site.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The landscape plan meets minimum mandatory requirements and fulfills performance point
requirements. Open space areas are landscaped per requirements.
8. Open space
The application requests parkland dedication (12,654 square feet park) and improvements in-lieu
of parkland dedication to satisfy the required parkland for the 48 dwelling units. The lots proposed
for this development were platted with the Kagy Crossroads Subdivision as commercial use lots.
No parkland was dedicated with the subdivision for commercial lots, as parkland is only required
for residential uses and lots. It is the expressed preference of the developer to provide 12,654
square feet of parkland and the remainder of the requirement as improvements in-lieu of parkland
dedication. The required parkland dedication for the project is equal to 0.449 acres (19558.44 sq.
ft.) of parkland and cash-in-lieu of parkland for units over 8 du/acre is equal to 0.224 acres (9,775
sq. ft.) based upon the 48 dwelling units (see Parkland Summary chart on page 18).
The applicant proposes making physical improvements above the minimum requirements to the
proposed parkland with the value of the improvements constructed equaling or exceeding the
required cash-in-lieu payment. Those improvements include landscaping beyond the minimum,
picnic tables, grills and sport court.
Figure 2: Proposed Park Plan
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Parkland Discussion –
The application proposes the creation of 48 apartment dwelling units on 1.868 net acres of land
which equates to 25.70 dwelling units per acre.
The parkland dedication for an initial site plan when net density is known at the time of the
proposal of 0.03 acre per dwelling unit of land shall be provided. However, Section
38.27.020.A.1(a), BMC states that when the net residential density of development is known and
net residential density is in excess of eight dwellings per acre, the requirement for dedication for
that density above eight dwellings per acre shall be met with a cash donation in-lieu of the
additional land unless specifically determined otherwise by the review authority. This
application’s net density of 25.70 dwellings per acre exceeds the default of 8 dwellings per acre.
Therefore, the following formula applies to determine the amount of minimum expected land
dedication:
Typical Total Parkland Area or its equivalent dedication required:
Lot size x Max Density Cap x Park Dedication Factor = Total Parkland (Land and Cash)
1.87 acres x 12 units per acre x 0.03 acres = 0.6732 acres
Parkland to be provided due to site plan density cap:
(1.87 acres x 8 units/acre x .03 parkland requirement) = 0.4488 acres (19,550 sf)
Cash-in-lieu for density above 8 units/acre:
1.87 acres x 12 units per acre = 22.44 dwelling units x 0.03 acres = 0.6732 acres
0.6732 acres – 0.4488 acres (provided per the 8/du density cap) = 0.2244 acres (9,774 sq ft)
The applicant proposed a hybrid of parkland dedication of 0.29 acres (12,654 square feet), and
improvements in-lieu of parkland to meet minimum parkland requirements to meet Section 38.27,
BMC. The proposed site plan includes 48 apartment units requiring .4488 acres (19,550 square
feet) of parkland dedication. In addition, the specific preference of the developer (Section
38.27.030.A.2, BMC) is to improve the dedicated parkland above minimum standards to offset the
requirements of Section 38.27.080, BMC. Minimum park development standards include leveling
the ground, amending the soil, planting and establishing ground cover, and installation of irrigation
which includes a water supply well.
Section 38.27.060, BMC details park frontage requirements. The City requires dedicated parkland
to have frontage along 100 percent of its perimeter on public or private streets or roads. The city
may consider and approve the installation of streets along less than 100 percent, but not less than
50 percent, of the perimeter when:
1. Necessary due to topography, the presence of critical lands, or similar site constraints;
and
2. When direct pedestrian access is provided to the perimeters without street frontage; and
3. When additional land area is provided in the park to accommodate the off-street parking
which would have otherwise been provided by the additional length of perimeter streets
and the additional land is developed as a parking area; or
4. When additional land area is provided in the park to accommodate the off-street parking
which would have been provided by the additional length of perimeter streets and, in lieu
of the constructed parking area, an equivalent dollar value of non-parking improvements
within the park are provided according to the individual park plan.
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The proposed park has 50 percent frontage. The City of Bozeman on-street parking design
standards requires 24 linear feet of curb per parking space. Excluding vision triangles and adding
the park frontage factor, seven vehicular parking spaces are lost due to the 50% park frontage
condition. Therefore, the required cash-in-lieu of street frontage for seven parking spaces is
$8,162, based on the estimated constructed costs of the parking spaces.
Dollar Value of Cash-in-lieu
Pursuant to Section 38.27.030.C, BMC, cash-in-lieu of parkland shall be equal to the fair market
value of the amount of land that would have been dedicated and is calculated by assessing the fair
market value is the value of the un-subdivided, unimproved land after it has been annexed and
given an urban zoning designation. The assessment is done by a certified real estate appraiser.
Pursuant to Section 38.27.030.C, BMC, the Applicant provided the necessary appraisal
documentation to establish the fair market value for the equivalent land dedication. The required
appraisal shows the equivalent land cost at $0.80 per square foot, which is in line with other recent
cash-in-lieu appraisals.
Remington Apartments Parkland Summary
Parkland Requirements Acres
Parkland to be provided (8/du
density cap)
1.87 acres x 8 units/acre x .03 parkland
requirement 0.449
Cash-in-lieu of parkland for units
btw 8-12 du/acre 0.224
Total standard parkland dedication
& equivalent 1.87 acres x 12 units per acre x 0.03 acres 0.673
Parkland Provided 0.290
Dedication or equivalent remaining Proposed as Cash-in-lieu 0.159
Estimated Land Value and Cash-in-lieu Dollar Value
Section 38.27.030.C ($0.80) $0.80 x 0.159 acres $5,533.86
Cash-in-lieu in excess of 8 DU $0.80 x 0.2244 acres $7,819.89
Foregone Parking Improvements
Parking asphalt, curb, gutter (@
$1,166 / space) 7 spaces x $1,166 $8,162.00
Total Cash-in-lieu $21,515.75
Improvements-in-Lieu Dollar Value
Applicant's Proposed Park
Development Value 0.29 acres (12,654 sq ft) public park $34,891.00
Improvement value in excess of cash-in-lieu $13,375.25
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The review authority may determine whether the park dedication must be a land dedication, cash
donation (as improvements) in-lieu of land dedication or a combination of both. When making this
determination, the review authority shall consider the following:
1. The desirability and suitability of land for parks and playgrounds based on size,
topography, shape, location or other circumstances; and
2. The expressed preference of the developer.
The ability to provide additional parkland within the site is quite limited and would substantially
alter the project. It would be difficult to design a larger park that would comply with the City’s
requirements for frontage and provide for an efficient building and/or parking area for the type of
building and uses proposed in this application. The applicant proposes making physical
improvements above the minimum requirements to the proposed parkland with the value of the
improvements constructed equaling or exceeding the required cash-in-lieu payment. Those
improvements include landscaping beyond the minimum, picnic tables, grills and sport court.
Park staff, RPAB, and Planning staff find the proposed package of improvements consistent with
the Park Recreation Open Space and Trails plan, the letter and intent of Article 38.27, BMC.
Detailed comments from the RPAB can be found in the Recreation and Parks Advisory Board
Subdivision Committee Memorandum attached. Per the required conditions of approval and code
provisions, the requirements for improvements in-lieu of dedication shall be satisfied prior to final
plan approval if approved by the Commission. Private open space requirements for the residential
units are met with 2,343 square feet provided.
9. Building location and height
The building is sited at the minimum setbacks and includes direct building frontage on Remington
Way and South 22nd Avenue. The parking is located to the side and rear of the buildings. A
request to increase the building height by 10 percent to allow for the structure to have a maximum
height of 48.4 feet is considered as part of the conditional use review. As proposed, the elevation
for both buildings at their maximum is 47 feet. The requested height increase is to allow for
commercial ground floor 12’ height and is found to meet the conditional use permit criteria.
10. Setbacks
The proposed project meets the requirements for all yard setbacks.
11. Lighting
The proposed site lighting meets the standards of Bozeman’s Unified Development Code for
lighting.
12. Provisions for utilities, including efficient public services and facilities
Adequate water and sewer capacity exists to serve this development. Per the required code
provisions, plan corrections are required to show the locations of all existing and proposed utilities
on the final plan. Water and Sewer mains are located in the adjacent streets. Engineering
conditions require minor corrections to the proposed services to meet City standards. Per Condition
of Approval 10, the applicant must check the proposed 2-inch water services sizing against the
requirements as outlined in the City of Bozeman Design Standards and Specifications Policy prior
to FSP approval. When calculated by the Fixture Unit Method, as specified in the Uniform
Plumbing Code, the velocity in the service lines shall not exceed 10 feet-per-second.
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14. Loading and unloading areas
Not applicable as no loading or unloading areas are proposed.
15. Grading
The site is relatively flat. Grading is proposed on the site to construct the parking accesses and
infrastructure and to assure the proper functioning of the storm water system.
16. Signage
No signage is proposed. If any new signage is proposed, it must be in compliance with the
Bozeman Unified Development Code and will require a sign permit prior to construction.
17. Screening
The primary mechanical units for the building are proposed to be on the roof and screened. Any
mechanical equipment not shown on the preliminary plan materials that may be proposed later
must be screened per the municipal code.
18. Overlay district provisions
The property is not located within and overlay district.
19. Other related matters, including relevant comment from affected parties
Two public comment letters in opposing to the project were received in regards to this project.
Concerns included the project’s high density, the large amounts of trash generated by apartments,
the traffic impact to Remington Way and 22nd Avenue, and the concern of allowing residential on
the ground floor within B-2 zoning. Staff has analyzed the project and finds that the project’s
location is an appropriate location for high-density housing and that while Remington Way and S
22nd Avenue are currently quiet, dead-end streets, the area is planned to be a major commercial
center for the City. As for the trash generation by the project, the City’s Solid Waste
Superintendent has approved the trash enclosure and the dumpster size as appropriate for the type
of use. Permitting residential on the ground floor through the conditional use permit process is not
a violation of zoning. A conditional use permit allows the City to consider uses which may be
essential or desirable, but which are not allowed as a matter of right within a zoning district. A
conditional use permit can provide flexibility within a zoning ordinance. However, the City must
review the proposed conditional use with the applicable conditional use permit review criteria as
described in Section 38.19.110 of the Bozeman Municipal Code.
If additional public comment is received prior to the City Commission public hearing, it will be
forwarded to the City Commission members.
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15433 Remington Apartments CUP Page 21 of 26
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.
The project is located on one lot. Two accesses are proposed from the adjacent streets to provide
vehicular ingress and egress, which are connected via the internal parking area. An additional
access is proposed from a private drive along the southern property line. Condition of Approval 2
requires a mutual access easement for the joint access with the property to the south to allow legal
use of that access.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in approving a
conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate
such use, and all yards, spaces, walls and fences, parking, loading and landscaping are
adequate to properly relate such use with the land and uses in the vicinity;
The application proposes two apartments buildings, a public park, parking, and associated site
improvements. The site as design is adequate in size and topography to accommodate the use and
the project properly relates to the uses and future land uses in the vicinity. Staff incorporates the
plan review findings presented above in Section 38.19.100 as supporting evidence.
Staff finds the project’s size, location, and design unique and beneficial to the Commercial Node
and recommends that it be conditionally permitted as proposed. The project is small in scale within
the overall future commercial node and provides for a diversity of building types in the area. The
project is located on the edge of the node adjacent to existing R-4 residential uses, providing a
transition between the B-2 and the R-4 zoning. The project is in close proximity to the Montana
State University where high density housing is encouraged.
The project proposes multi-story apartment buildings with convertible ground floor units,
providing the option for vertical mixed-use buildings in the future. The applicant designed the
building’s ground floor units to be easily retrofitted to commercial use through the incorporation
of commercial building code standards in the construction, such as a ground level floor-to-ceiling
height of 12 feet, a one hour fire separation between the ground floor and second floor residential,
and an upgraded sprinkler system. Visually, the ground floor units adjacent to the public streets
are designed with larger windows to address the public nature of the street.
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15433 Remington Apartments CUP Page 22 of 26
The request to allow for an increase in building height of 10 percent, or up to 48.4 feet is to allow
for the 12’ floor-to-ceiling height on the ground floor of the buildings while providing high density
housing. The Growth Policy states that the density of development within these Commercial Nodes
are expected to be higher than currently seen in most commercial areas in Bozeman and should
include multi-story buildings and that it is desirable to allow residences on upper floors, in
appropriate circumstances. Staff finds the site adequate in size and topography to accommodate
and increase in building height to up to 48.4 feet and that the project properly relates to the uses
and future land uses in the vicinity.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden
of proof;
With the recommended conditions of approval and required code provisions on page 11, the site
design will comply with the Unified Development Code. The large lot area, proposed three story
buildings and unified site design can accommodate the residential and future commercial uses.
Staff finds that the proposed residential use will have no material adverse effect upon the abutting
properties.
The request to allow for an increase in building height of 10 percent, or up to 48.4 feet is to allow
for the 12’ floor-to-ceiling height on the ground floor of the buildings while providing high density
housing. The abutting residential property to the north, zoned R-4, High Density Residential,
allows a maximum height of 44 feet and the existing Kagy Village apartments to the north are 39’
10” in height. The property to the south is a one story commercial development. To the east and
west the land is currently vacant. The additional 4.4 foot allowance proposed in this application
will have no material adverse effect upon the abutting properties. The Growth Policy states that
the density of development within these Commercial Nodes are expected to be higher than
currently seen in most commercial areas in Bozeman and should include multi-story buildings and
that it is desirable to allow residences on upper floors, in appropriate circumstances. The Growth
Policy provides flexibility in the placement and design of new developments and redevelopment
to anticipate changes in the marketplace.
Two public comment letters in opposing to the project were received in regards to this project.
Concerns included the project’s high density, the large amounts of trash generated by apartments,
the traffic impact to Remington Way and 22nd Avenue, and the concern of allowing residential on
the ground floor within B-2 zoning. Staff has analyzed the project and finds that the project’s
location is an appropriate location for high-density housing and that while Remington Way and S
22nd Avenue are currently quiet, dead-end streets, the area is planned to be a major commercial
center for the City. As for the trash generation by the project, the City’s Solid Waste
Superintendent has approved the trash enclosure and the dumpster size as appropriate for the type
of use. Permitting residential on the ground floor through the conditional use permit process is not
a violation of zoning. A conditional use permit allows the City to consider uses which may be
essential or desirable, but which are not allowed as a matter of right within a zoning district. A
conditional use permit can provide flexibility within a zoning ordinance. The City must review the
proposed conditional use with the applicable conditional use permit review criteria as described in
Section 38.19.110 of the Bozeman Municipal Code and is part of this staff report. Any public
comment received after the completion of the Commission packets will be distributed to the
Commission members at the public hearing.
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15433 Remington Apartments CUP Page 23 of 26
Following review of the proposed application with the inclusion of the recommended conditions
and correction of the identified code provisions, staff finds that the proposed uses will have no
material adverse effect upon abutting properties unless evidence presented at the public hearing
proves otherwise and finds that the application generally complies with the Unified Development
Code as conditioned.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include, but
are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate
bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly
and efficient manner.
Staff has identified, through the review process, recommended project conditions that are
included to protect the public health, safety, and general welfare. Please see the recommended
conditions of approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to every
conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment
of all general and special conditions imposed by the conditional use permit procedure;
and
2. That all of the conditions shall constitute restrictions running with the land use, shall
apply and be adhered to by the owner of the land, successors or assigns, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the county clerk and recorder's office by the
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15433 Remington Apartments CUP Page 24 of 26
property owner prior to the issuance of any building permits, final plan approval or
commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and will
be required prior to approval of the final plan. Community Development cited code provision b
applies to this issue. A document to be recorded will be provided by the City following preliminary
approval.
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15433 Remington Apartments CUP Page 25 of 26
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The lot addressed as 2220 Remington Way is zoned as “B-
2” (Community Business District). The intent of the B-2 community business district is to provide
for a broad range of mutually supportive retail and service functions located in clustered areas
bordered on one or more sides by limited access arterial streets.
Adopted Growth Policy Designation: The lot addressed as 2220 Remington Way is designated
as Community Commercial Mixed Use in the Bozeman Community Plan. The intent of the
community commercial designation is to provide for activities that include basic employment and
services necessary for the community. Uses includes a broad range of uses including retail,
education, professional and personal services, residences and other general services. It is the intent
of this district to encourage higher density than seen in other commercial areas, and include multi-
story buildings. There should be equal emphasis on vehicle, pedestrian, bicycle, and transit
circulation.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
A Conditional Use Permit (CUP) application was submitted to the Community Development
Department for two proposed apartment buildings located at 2220 Remington Way, which is
located within the Community Business (B-2) zoning district. The CUP application is requesting
approval for the following conditional uses: establishment of a residential use on the ground floor
and proposed buildings height increase of 10% above the base maximum building height in the B-
2 zoning district (base maximum is 44 feet, 48.4 feet maximum height). The code allows an
increase of up to 30% of the maximum height allowance in B-2 through a conditional use permit.
The Remington Apartments project proposes multi-story buildings with convertible ground floor
units, providing the option for mixed-use buildings in the future. The applicant is designing the
building’s ground floor units to be easily retrofitted to commercial space with the following
features: 1) Separate the 2nd floor residential from the main level with one hour fire barrier
separation; 2) Upgrading the sprinkler system to prepare the building to accommodate commercial
uses; 3) Prepare concealed spaces within the building for future sprinklers and construct some
concealed spaces like floors & ceilings to eliminate these spaces needing to be sprinkled when
retrofitted; 4) Preparing shaft walls with the appropriate fire rating for commercial use, and 5) fully
accessible ground floor; 6) Each building will be designed to accommodate a future elevator which
will increase the percentage of accessible residential units available if main level becomes
commercial. In addition, these potential accessible units will be constructed as a Type B accessible
units which makes them easily retrofitted to a fully accessible residence. Visually, the ground floor
units adjacent to the public streets are designed with larger windows to address the public nature
of the street.
At their October 14, 2015 meeting, the Development Review Committee meeting voted
unanimously to recommend conditional approval of the CUP application with the recommended
conditions and code provisions identified in this report.
The application requests parkland dedication (12,654 square feet park) and improvements in-lieu
of parkland dedication to satisfy the required parkland for the 48 dwelling units. The lots proposed
for this development were platted with the Kagy Crossroads Subdivision as commercial use lots.
No parkland was dedicated with the subdivision for commercial lots, as parkland is only required
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15433 Remington Apartments CUP Page 26 of 26
for residential uses and lots. It is the expressed preference of the developer to provide 12,654
square feet of parkland and the remainder of the requirement as improvements in-lieu of parkland
dedication. The required parkland dedication for the project is equal to 0.449 acres (19558.44 sq.
ft.) of parkland and cash-in-lieu of parkland for units over 8 du/acre is equal to 0.224 acres (9,775
sq. ft.) based upon the 48 dwelling units.
Parkland requirements are proposed to be met through a combination of land, park improvements,
and cash in-lieu of parkland dedication. A complete parkland discussion can be found in Section
5, #8 Open Space site plan review criteria of this report. The applicant proposes making physical
improvements above the minimum requirements to the proposed parkland with the value of the
improvements constructed equaling or exceeding the required cash-in-lieu payment. Those
improvements include landscaping beyond the minimum, picnic tables, grills and sport court.
At their October 2, 2015 meeting the Recreation and Parks Advisory Board Subdivision
Committee reviewed the parkland request and recommended approval. They endorsed the idea of
physical parkland and improvements as cash in lieu of parkland, finding that physical parkland
and the improvements on the ground benefit the community more than a cash balance to be
expended on future improvements.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners
within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and
not more than 45 days prior to the expected decision by the City Commission. Notice was
published in the Bozeman Daily Chronicle on October 11 and 18, 2015. Two letters of public
comment were received in regards to this project. If additional public comment is received prior
to the City Commission public hearing, it will be forwarded to the City Commission members.
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: Anderson Development, LLC, 3424 E US Highway 12, Helena,
MT 59601
Representative: Locati Architects, 1007 E Main, Suite 202, Bozeman, MT 59715
Report By: Heather Davis, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
Recreation and Parks Advisory Board Subdivision Committee Memorandum
Letters of Public Comment
145
Development Review Application A1 Page 1 of 3 Revision Date 4-27-15
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
CITY OF BOZEMAN
DEPARTMENT OF COMMUNITY DEVELOPMENT
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
A1
Remington Apartments
Apartments w/ ground level convertible to commercial
Locati Architects - Laura Dornberger
1007 E Main St
406-587-1139
ldornberger@locatiarchitects.com
2220 Remington Way
Kagy Crossroads Sub, S14, T02 S, R05 E, Block 2, Lot 3, acres 1.868, Plat J-328
B-2
Vacant
Community Commercial
Anderson Development LLC
3424 E US Highway 12, Helena, MT 59601
406-441-3539 (Mark Esponda)
mesponda@daconstruction.com
Locati Architects - Laura Dornberger
1007 E Main St
406-587-1139
ldornberger@locatiarchitects.com
146
Development Review Application A1 Page 2 of 3 Revision Date 5-19-15
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross
Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable
Accommodation
RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
B. Applications received by a rolling deadline of Wednesday at 5pm will be reviewed to determine
if they are acceptable within five working days of the application deadline. Applications deemed
acceptable for review will begin staff review immediately or be scheduled for Development
Review Committee review in ten working days from the application deadline.
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149
150
151
152
153
154
155
156
157
158
Site 2220 Remington Way, Bozeman MT
Property owners within 200 ft.
Kagy Crossroads LLC
PO Box 10504
Bozeman, MT 59719‐0504
Kagy Village Condo PH 1 Master (See note below)
General Delivery
Bozeman, MT 59718‐9999
Note: Owners and Property are as follows
Runners LLC
PO Box 5005 Bozeman, MT 59717
Montana Movement Arts Center LLC
PO Box 786 Bozeman, MT 59718
DJ Woody Properties LLC
PO Box 10842 Bozeman, MT 59719
Robert Ostrum
2023 Stadium Dr Suite 2B Bozeman, MT 59715
Robert Ostrum
Unit B1, B2 & B3 2023 Stadium Dr Suite 2B
Bozeman, MT 59718
Daniel or Eva Wendell
Unit C1 2251 W Kagy Blvd Suite C1
Bozeman, MT 59718
Zoe Care
Unit C2 2251 W Kagy #2 Bozeman, MT 59718
400 Marion Inc
Unit D1 PO Box 206 Bozeman, MT 59771
Karen Kropp
Unit F1 & F2 PO Box 6429 Bozeman MT 59771
D & S Amela Properties Inc
4300 S Fletcher Ave
Amelia Island, FL 32034‐4318
Evangelical Church of Bozeman
1701 S 19th Ave
Bozeman, MT 59718‐5439
159
Out of the Blue Condo Master (See note below)
1745 S 19th Ave
Bozeman, MT 59718
Note: Owners are BioScience Laboratories,
Dick Stefani c/o Bozeman Brokers
and Trisha Zowada c/o Stockman Bank
BioScience Laboratories
1745 S 19th Ave
Bozeman, MT 59718
Dick Stefani c/o Bozeman Broker Group
1745 S 19th Ave
Bozeman, MT 59718
Trisha Zowada c/o Stockman Bank
1815 S 19th Ave
Bozeman, MT 59718
Paulson Enterprise LLC
605 Park PL
Bozeman, MT 59715‐7155
Stockman Bank of Montana
PO Box 250
Miles City, MT 59301‐0250
19th Capital Group LLC
19 Lariat Loop
Bozeman, MT 59715‐9200
Ralph K & Steven R Aaker
1461 Monroe PL
Louisville, CO 80027‐1560
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Remington Apartments (Aug 24, 2015)
2220 Remington Way, Bozeman, MT
Legal description: Kagy Crossroads Sub, S14, T02 S, R05 E, Block 2,
Lot 3, Plat J-328
Zoning B-2
Owner
Anderson Development LLC
c/o Mark Esponda
3424 E US Highway 12
Helena, MT 59601
406-441-3539
mesponda@daconstruction.com
Architect
Locati Architects
c/o Laura Dornberger
1007 E Main Street
406-587-1139
ldornberger@locatiarchitects.com
Civil Engineer
C&H Engineering
c/o Matt Hausauer
1091 Stoneridge Dr
Bozeman, MT 59718
406-587-1115
mhausauer@chengineers.com
Landscape Designer
Custom Earth Designs
Chad Rempfer
406-539-7030
chad@customearthdesign.com
161
| 2
Project Narrative
Anderson Development plans to develop the site located at 2220 Remington
Way with (2) three story buildings, each approx. 26,500 sq. ft., containing 24
apartments each (12 one bedroom units plus 12 two bedroom units) for a
total of 48 units. The site is located in the community commercial
designation area and zoned B-2. Apartments are a permitted use on floors
other than main level and conditionally allowed on the main level.
The buildings are currently designed to have residential uses on the main level, however the
buildings will be designed so the main level represents a more commercial appearance on the
ends of the buildings that face the streets and constructed with a higher second floor level floor
so in the future these buildings could house commercial uses on the main level.
The site has proposed a park on the north east corner of the site. This park would be smaller
than the typically required 1 acre minimum. However, we feel this amenity to the site would be
greatly used by the tenants because there is not another park in the area. In lieu of paying
required cash in-lieu (see calculation sheet), we propose to add improvements to the park in
excess of the cash in-lieu value. See site plan for proposed improvements. The type of
improvements proposed on the park are focused toward tenant uses.
We are excited about continued growth within the Bozeman community and look forward to
providing a site that both the City of Bozeman and owners can be proud of.
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| 3
Setbacks
Structures Setback
Front Yard 7’
Rear 10’
Side Yards 5’
Parking & Loading Setback
Front Yard 25’
Rear 10’
Side Yards 8’
Building Height 44’ max for gable roof or 38’ for flat roof. Main Level to have minimum
12’ ceilings & retrofittable to accommodate commercial uses.
We are requesting to increase the maximum building height by 10%. The
pitched roof is currently slightly higher than the code stated maximum height due
to the increased ceiling height on the main level of both buildings to allow for
future commercial uses.
Use Type
Apartments and Apartment buildings
Permitted on floors other than main level
Conditional use on main level
Parking Provided:
1 bedroom = 1.5 spaces
2 bedroom = 2 spaces
Building A & B each
(12) 1 bedroom x 1.5 spaces = 18 spaces x 2 buildings = 36 spaces
(12) 2 bedroom x 2 spaces = 24 spaces x 2 buildings = 48 spaces
` Total Parking Required = 84 spaces Total Parking on Site Provided = 84 spaces Total on Street Parking = 13 spaces
Bike parking Required = 9 spaces (16 provided)
*for bike rack detail see material board
Open Space Required:
150 sf open space x (24) 2 bedroom units = 3,600 sf
100 sf open space x (24) 1 bedroom units = 2,400 sf
Total Open Space = 5,000 sf
Subtract units with private ground level 8’ patio (w 18” min. masonry wall)
59 sf patio x (16) units = 944 sf
Subtract units with private 6’x6’ balcony
57 sf patio x (32) units = 1,824 sf
Open Space Required = 2,232 sf (2343 sf provided)
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| 1
Remington Apartments (Oct 7, 2015)
2220 Remington Way, Bozeman, MT
Legal description: Kagy Crossroads Sub, S14, T02 S, R05 E, Block 2,
Building Height
Building Height 44’ max for gable roof or 38’ for flat roof
Main Level to have minimum 12’ ceilings & retrofittable to accommodate
commercial uses.
We are requesting to increase the maximum building height by 10%. The pitched roof
is currently slightly higher than the code stated maximum height due to the increased
ceiling height on the main level of both buildings to allow for future commercial uses.
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| 4
Parkland Calculations:
1.87 acres x 8 units per acre = 14.96 dwelling units x 0.03 acres =
0.4488 acres required (19,550 sf) Required Parkland = 0.449 ac (19,550 sf) (12,654 sf provided)
Cash in-lieu for density above 8 units/ac = (1.87 acres x 12 units per
acre = 22.44 dwelling units x 0.03 acres = 0.6732 acres required
(29,325 sf) – 0.449 acres) = 0.224 acres (9774 sf) Required Cash in-lieu = 0.224 acres (9774 sf)
Parkland Proposal: (See Park Value Clac)
Parkland to be Dedicated = 0.290 ac (12,654 sf) (Includes level area, amended soil,
seeded and irrigated.
Remaining Dedicated Parkland Required to be substituted with Park Improvements
with a value equal to 0.159 ac (6,896 sf).
Cash in-lieu value for park land not provided = 0.159 AC x $35,000 /AC ($0.80/SF) = $5533.86
Cash in-lieu for density above 8 units/ac = 0.2244 ac (9774 sf)
Cash in-lieu value = 0.224 x $35,000 /AC ($0.80/SF) = $7819.89
Parking for only providing park with 50% street frontage = to the value of 7 on street
parking spaces.
Area for parking spaces not provided (7 spaces x 7ft x 24 ft) = 1,176 SF
Value of 7 spaces x $1166/ space = $8,162
Total Cash In-Lieu Due = $21,515.75
We propose adding improvements to the park as shown on the site plan in-lieu of paying stated dollar amount. The contractor’s estimated price for the
Remington Park Improvements above and beyond the minimum park
requirements is $34,891.00*. See contractor’s breakdown.
*This value does not include the minimum park improvements required of level area,
amended soil, seeding and irrigation.
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3424 HIGHWAY 12 EAST, HELENA, MONTANA 59601 406-443-3225 FAX 406-443-1537
4610 TRI-HILL FRONTAGE ROAD, GREAT FALLS, MONTANA 59404 406-761-8707 FAX 406-761-3134
4498 JACKRABBIT LANE, BOZEMAN, MONTANA 59718 406-586-0889 FAX 406-388-4263
PO BOX 31511, BILLINGS, MONTANA 59107 406-248-3700
DICK ANDERSON CONSTRUCTION, INC.
October 21, 2015
Locati Architects
Attention: Laura Dornberger
1007 East Main, Ste. 202
Bozeman, MT 59715
Subject: Remington Apartments Park Improvements
Laura,
Dick Anderson Construction is pleased to present an estimate of $34,891.00 (thirty-four thousand
eight hundred and ninety-one dollars and no cents) for the park improvements for the Remington Apartments
project located in Bozeman, MT. The breakdown of this estimate is as follows:
DIVISION DESCRIPTION ESTIMATED COST
Division 1 General Requirements $5,154.00
Division 3 Concrete & Rebar $16,678.00
Division 4 Landscaping Boulders $3,087.00
Division 6 Fasteners for Forming Concrete $221.00
Division 13 Bball Hoop, Grills & Picnic Tables $9,751.00
Total Estimate $34,891.00
This cost estimate assumes the work will be done during the construction of the apartment buildings and
during a time when no heat and cover will be required for the concrete. This estimate excludes any
landscaping but does include $3,087.00 for landscaping boulders around the patio/picnic area. The drawings
used for this cost estimate were supplied by Locati Architects on October 21, 2015.
Thank you for the opportunity to quote this project. Please contact me if you have any questions 406-441-
3528. Dick Anderson Construction looks forward to working with you on this project.
Sincerely,
Daniel Wiegand
Project Engineer
Dick Anderson Construction Inc.
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