HomeMy WebLinkAbout2 Project NarrativeTHRULINE PARTNERS DESIGN TO BUILD
September 08,2023
LSP -Little Spanish Preschool
130 Flanders Mill Road,Bozeman MT 59718
REVISED PROJECT NARRATIVE
The Little Spanish Preschool (LSP)is located at 130 Flanders Mill Road in Bozeman Montana.
The project will convert the approximately 2,800 SF two story single family home built in 2003
into a main level residence that will run a group home daycare and a lower level commercial day
care center.The house will be separated into two units with two occupancy classifications,R-3
on the main level and Group E on the lower level,to allow the operation of the two separate
child care facilities.
The group home daycare will operate out of the main level private residence and is defined by
the State to allow care of up to 15 kids with 4 overlapping kids.By keeping the main level a
residence the owner will be able to provide employee housing for one teacher.This portion of
the building will comply with the 2021 International Residential Building Code (IRC)and City and
State regulations for group home daycares that care for up to 19 kids,including the four
overlapping.There will be 2 full time and 1 part time staff person running the group home
daycare.
The lower level will be converted to commercial Group E occupancy and comply with the IBC
and City and State regulations for daycare centers.The State definition of a daycare center is
an out-of-home place in which day care is provided to 16 or more children on a regular or
irregular basis.The fire and occupancy separation between the main level and lower level
occupancies will comply with the 2021 International Building Code (IBC)and the ICC
A117.1-2017 Standard for Accessible and Usable Buildings and Facilities.The day care center
will be separated into two groups by age with 2 full time teachers for each classroom,and a part
time teacher shared between the two groups for a total of 5 adults.Per the 35 SF requirement
for each child,Classroom 1 will have a 15 child maximum capacity and Classroom 2 will have a
16 child maximum capacity.See Table 1 below.
The daycares will operate Monday-Friday from 8am-4 pm with an hour between 8-9am allowed
for drop off and an hour between 3-4pm allowed for pick up.Both the group home day care and
the child care center also have half-day,6 hours,7 hours,and 8 hours of care options,so drop
off and pick up times will be distributed throughout the day.This,as well as the already
completed improvements to Flanders Mill Road will minimize the traffic impacts to the
surrounding neighborhood.The Traffic Study Waiver Request completed by Juliene Sinclair,PE
with Alpine Surveying and Engineering further describes the low traffic impact of the project,and
the TIS requirement was waived by the City.See accompanying documents.
THRULINE PARTNERS ||212 S.WALLACE AVE.STE.301 BOZEMAN MT 59715 ||(406)414-7744
thrulinepartners.com
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THRULINE PARTNERS DESIGN TO BUILD
OCCUPANCY
TABLE
Number of Staff /
Adults
Number of Children Square Footage of
care spaces
Main Level Group
Home Daycare
2 full time
1 part-time
15 full time
4 overlap
N/A
Main Level
Residence
1 resident teacher N/A N/A
Lower Level Daycare
Classroom 1
2 full time
1 part-time (shared)
15 full time 529 SF
Lower Level Daycare
Classroom 2
2 full time
1 part-time (shared)
16 full time 580 SF
Totals 8 46 w/4 overlap 1,109 SF Lower Level
Table 1:Allowable occupancy numbers for children under care per MT ARM 37.95.610
The civil site plan and parking assessment were also completed by Juliene Sinclair,PE with
Alpine Surveying and Engineering.We initially thought we needed to obtain the parking spaces
required for the project through an off-site parking agreement between The Little Spanish
Preschool and Christ the King Lutheran Church,which is the owner of the adjacent property to
the south.However,working with the City through our Site Plan permitting process,we were
able to reduce the number of parking spaces needed to 8 total and provide the needed parking
on-site.See Table 2.below,which also included on sheet G000 of our drawings.The notarized
agreement previously submitted with our application should be considered void.
DESIGNATION #OF SPACES LOCATION
RESIDENTIAL 2 ON-SITE GARAGE
DAYCARE (1 PER 15)3.33 ON-SITE PARKING PER PLAN
STAFF 8 ON-SITE PARKING PER PLAN &OFF-SITE
PARKING
TOTAL REQUIRED 13.33
PARKING REDUCTIONS:-1.33 BIKE PARKING IN LIEU OF PARKING
THRULINE PARTNERS ||212 S.WALLACE AVE.STE.301 BOZEMAN MT 59715 ||(406)414-7744
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THRULINE PARTNERS DESIGN TO BUILD
-1.33 LANDSCAPING IN LIEU OF PARKING
-1 ON-STREET RESIDENTIAL PARKING
SPACE
-1 MIXED USE PARKING
TOTAL 8.67 BMC SECTION 38.540.050 ALLOWS
REMOVAL OF FRACTIONAL SPACES
TOTAL REQUIRED 8
Table 2:Revised parking assessment
An earlier phase of the Project annexing the property into City limits was completed July 2022
and recorded under Resolution 5425.The annexation established a R-3 zoning designation and
both group home daycares in private residences and commercial day care centers are allowable
by right in this zoning.The terms of the annexation also stated that the residence must be
connected to City water and sewer utilities constructed in accordance with City approved design
and specifications.All well and septic systems currently servicing the residence must be
abandoned,with the well allowed to remain for irrigation purposes only.The Sewer,Water,and
Stormwater Report completed by Juliene Sinclair,PE with Alpine Surveying and Engineering
describes the planned sewer,water,and stormwater designs which comply with the terms of the
Annexation.See accompanying documents.
The annexation also required a cash-in-lieu payment for water rights at the time of annexation.
The annexation has been filed and closed,but we were not able to obtain a record of the
payment from the City at the time of this application.A payment of $2,122 for Annexation Fees
(Initial ZMA)was paid.Additionally,$12,019.12 of sewer and water impact fees under Building
Permit #22-33460 were paid through a City of Bozeman Relief Fund Grant Agreement entered
into on July 26,2022.This permit is obsolete as it was for a water and sewer connection that
doesn’t align with the current intended use.However,the balance of $885.65 for plan check,
permit,water meter,and planning review fees were paid the time the permit was issued by the
owner.Additional information on the annexation,grant,and payments are included with the Site
Plan Application documents.
Lastly,as an annexation of a single parcel where the development of the parcel does not
increase the residential density,the City’s Parkland Dedication Requirement does not apply to
this Project.
Overall,this Project will provide much needed child care facilities for our community with little
impact or change to the character of the surrounding neighborhood.
THRULINE PARTNERS ||212 S.WALLACE AVE.STE.301 BOZEMAN MT 59715 ||(406)414-7744
thrulinepartners.com
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