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#22226 – LIONS GATE DEVELOPMENT SITE PLAN
We are designing seven buildings in the Nelson Meadows subdivision, located on Royal Wolf Way, lot 19
with 1.27 acres. The survey was done by Morrison Maierle, and the design standards and guidelines
were created by Locati Architects. We have received preliminary approval from the Architectural Review
Committee (ARC) and the comments on the Concept Review by the Bozeman Planning Department.
Our client wants to have a cluster of industrial and residential work condominiums. The buildings will
have three floors with balconies and loggia. The footprint of one unit is 1,120 SF. The total square
footage, including garage, shop, living space, circulation and utility spaces is approximately 2,638 SF. The
ratio of industrial to residential is 51:49.
The program of the three floors is as follows: Ground floor – a two-car garage, office, stairs, utilities and
powder room; Second floor – stairs, living room and kitchen, one bedroom, one office and two baths,
plus access to two balconies from the living room and office; Third floor – stairs, master bedroom suite
with loggia and a large outdoor open deck with jacuzzi.
The configuration of the three building clusters creates an interior yard with all entrances and garage
doors facing each other across the open interior space. The other facades consist of a more residential
aspect, facing Royal Wolf Way on the south (following BMC) and a view of the Bridger Mountains on the
north, with balconies and outdoor decks. The major architecture element is a shed metal roof with
cantilevers above the entry and third floor deck. The top of the shed roof is 42’ above grade.
All seven units are architecturally consistent, using primarily vertical siding with a combination of wood
and glass to create a modern, technical look. All units are connected by a five-foot-wide ADA-compliant
sidewalk, within the public right-of-way and connected to planned pedestrian routes.
For parking, every unit has a two-car garage and in front of the garage there is space for two vehicles,
20’ x 10’ each. We also provide visitor parking: two spaces on the property and nine spaces on the
street. All fire department requirements and waste management requirements were personally vetted
and approved by these departments. This includes the location and size of trash enclosures.
The design follows the established architecture guidelines of the ARC. The location and footprint follow
all required setbacks, including a 50’ watercourse setback and 25’ public trail easement, respecting
utility easements, and gas and meter services screens. We are not requesting any variances. We are in
the City of Bozeman M-1 zone.
The client wants to build all the units at the same time and wants to start as soon as possible in 2022.
Once approved, we expect the development to be completed in eighteen months.
Concept Review Comments The narrative responds to all comments of the concept review.
Ref #1: Info only
Ref #2: Info only
Ref #3: Resolved
Ref #4: Resolved
Ref #5: Resolved
Ref #6: SLD Waste – Approved by waste management
Ref #7: Parkland tracking table included on cover sheet
Ref #8: Cash-in-lieu of parkland will be required for this project for the residential component. The size
of this project does not facilitate a functional parkland within the project boundaries. Regional parkland
facilities proposed, and existing, south of the Frontage Road are logical locations for the application of
funding. These existing parks will better serve the small number of residents in Nelson Meadows and
the greater community.
Ref #9: See revised General Civil and Utility Plan C1.0
Ref #10: See revised General Civil and Utility Plan C1.0
Ref #11: See site plan and landscape plan for meter screening
Ref #12: See site plan and landscape plan for gas screening
Ref #13: Industrial to residential ratio = 51%:49%
Ref #14: The Waivers of Right to Protest were recorded with Nelson Meadows Subdivision and
applied to this lot. Copies of the recorded waivers are included with the site plan submittal documents
for your records.
Ref #15: Cash in lieu of water rights will be paid, if required, prior to site plan approval.
Ref #16: All on site storm water will be diverted to the proposed retention pond outside watercourse
setback. The construction management plan calls for silt fence along the stream-ditch to protect it from
debris during construction.
Ref #17: Included in the submittal is a design report with a calculation showing the proposed retention
pond will handle the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no
measurable precipitation.
Ref #18: There are no release rates because the proposed stormwater pond is a retention pond.
Included in the submittal is a design report with a calculation showing the proposed retention pond was
sized based on a 10-year, 2-hour storm intensity.
Ref #19: Included in the submittal is a figure from the original stormwater design for the entire Nelson
Meadows Subdivision which shows groundwater levels are deeper than 3-feet.
Ref #20: Included in the submittal is a figure from the original stormwater design for the entire Nelson
Meadows Subdivision which shows groundwater levels are deeper than 3-feet.
Ref #21: Included in the submittal is a design report with calculations showing maximum daily water
demand plus fire flow and the peak hour demand.
Ref #22: Peak-hour sanitary sewer demand estimate of 278.79 gallons per hour
Ref #23: The proposed pond has been relocated outside the watercourse setback and outside the 25-
foot trail easement. However, the underground stormwater pipe and manhole are within the 25-foot
trail easement. Please advise if an encroachment permit is a necessary requirement.
Ref #24: The total anticipated average daily trips are 101 trips per day and 12 peak p.m. hour trips. See
attached traffic letter.
Ref #25: Acknowledged
Ref #26: All easements are shown, no new easements are necessary.
Ref #27: See 003 Site Plan, 031, 032 – updated design
Ref #28: See 003 Site Plan, 019, ,022, 027, and 032
Ref #29: See 003 Site Plan – Consultation/approval by Fire Department
Ref #30: See 003 Site Plan, 032 – updated design
Ref #31: See 003 Site Plan, 031, 032 – updated design
Ref #32: See 003 Site Plan, 031, 032 – updated design
Ref #33: See 003 Site Plan, 031, 032 – updated design
Ref #34: See 003
Ref #35: See 003 Site Plan, 031, 032 – updated design
Ref #36: See 003 Site Plan, 031, 032 – updated design
Ref #37: All changemarks have been addressed
Ref #38: All changemarks have been addressed