HomeMy WebLinkAbout17181 Costco Addition PUD Application17181 Design Review Board Staff Report for the Costco Addition Planned Unit
Development (PUD) Concept Plan
Date: Design Review Board (DRB) Meeting of May 24, 2017, at 5:30 pm in the
Commission Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana
Project Description: A Planned Unit Development (PUD) concept plan review for a 24,000sf expansion of the existing 126,000sf Costco warehouse facility and related site improvements for additional parking, access and open space through the establishment of a PUD. The site is located on 18.41 acres zoned B-2 and within the Class 1 I-90 entryway corridor.
Project Location: 2505 Catron Street with current status as two separate properties with
annexation and aggregation pending for the expanded area. The parcels are legally described
Lot 1 Minor Subdivision No. 210, Bozeman, Montana, and Tract E-1 Certificate of Survey
1827, located in the Northeast ¼ of S35, T01 S, R05 E, P.M.M., Gallatin County, Montana.
Recommendation: That the DRB review and provide comments on the PUD concept plan.
Report Date: May 19, 2017
Staff Contact: Rebecca Owens, Associate Planner
Shawn Kohtz, Engineering
TABLE OF CONTENTS SECTION 1 - MAP SERIES........................................................................................................ 2 SECTION 2—PROJECT BACKGROUND .................................................................................. 5 SECTION 3 –REQUESTED RELAXATIONS/DEVIATIONS/VARIANCES ............................... 6 SECTION 3 – STAFF COMMENTS AND ANALYSIS ................................................................ 7 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ......................................... 19 APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF .................................... 21 APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT .................................................. 21 ATTACHMENTS ..................................................................................................................... 22
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SECTION 1 - MAP SERIES
Zoning
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Growth policy designation
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Proposed layout with modifications
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SECTION 2—PROJECT BACKGROUND The subject proposal is for the conceptual review of the Costco Addition Planned Unit Development with a site plan for a 24,000sf addition to the northern back side of the existing Costco grocery and retail warehouse building and related site improvements. The existing 126,000sf Costco building and site were developed in 1997 on 13.731 acres located at 2505 Catron Street. The building addition, new parking, storm pond improvements and watercourse location are proposed on a currently vacant 4.68-acre property adjacent to the north of the existing development. The existing operation and proposed 180 additional parking spaces along Catamount would be 738 spaces in total. The total PUD area would be approximately 18.41 acres with 150,297sf of building area. The properties are bound by the partially completed/future Catamount Street (north), East Valley Common Drive which is an I-90 frontage road (far north and east), Catron Street (south) and undeveloped parcels with frontage on N 27th (west). Vehicular access to the site would be provided by two existing drive accesses along Catron Street and a new drive access from the north along Catamount Street, which the applicant also proposes to complete the extension of. The northern parcel has initial approval for and the existing adjacent facility is already zoned as B-2 (community business). The sites are in the Class 1 entryway corridor overlay district for the I-90 entryway corridor. The Community Plan future land use designation for existing Costco property is Regional Commercial and Services and the proposed annexation area that will include most of the expanded facility is Community Commercial Mixed Use. B-2 zoning is an implement district for both designations and no growth policy amendment is needed. The application proposes to establish a PUD through a Conditional Use Permit (CUP) in conjunction with a lot aggregation and a site plan in order to come into current development code compliance with the City’s large-scale retail requirements and to support common access and parking facilities for the existing property and the adjacent parcel to the north proposed for expansion. The PUD is contingent upon pending and future execution of annexation, zoning, and subdivision exemption for lot aggregation agreements. The subject property is not currently located within the corporate limits of the City of Bozeman and the City is processing the ZMA concurrently with the annexation petition. The applicant is in the process of completing the annexation agreement for the parcel, following City Commission approval of the associated application on April 10, 2017. Related files include: Conditional Use Permit and Certificate of Appropriateness, Application Z-07012; Informal Application 16405; and Annexation and Zone Map Amendment (ZMA), Application, 17067.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 6 of 22 The PUD would consist of a single retail use and members-only automobile fuel sales facility on a single parcel under common ownership. The PUD would support continued entitlement to operation of the retail fueling facility, a conditional use in the B-2 zone, which was approved in 2007. With the exception of the existing CUP and proposed relaxations to standards identified in this report, the base requirements of the Unified Development Code remain in effect. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City. The applicants can request relaxations from the UDO in exchange for a higher quality of design. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default B-2 district. The outcome will be a large-scale retail operation designed to: relate to the local community; be supportive of nearby neighborhood development scales, service and amenity needs, and connectivity requirements; and demonstrate innovative, high quality features. In addition, the project is subject to design review for conformance with the adopted Design Objectives Plan (DOP). Upon completion of the subject addition, landscaping and open space provisions, and related existing design refresh, where warranted, the project will be an aesthetically pleasing development in one of the most prominent commercial areas within the I-90 entryway corridor and more contextually, for residents in adjacent neighborhoods. The Development Review Committee (DRC) met on May 10, 2017, to evaluate the CPUD application. No formal recommendation is generated by a concept review. Based on the preliminary information provided with the application, DRC staff provided the applicant with responses for code provisions and advisory recommendations that have been integrated with this report. DRC may identify additional requirements upon further, formal application review.
SECTION 3 –REQUESTED RELAXATIONS/DEVIATIONS/VARIANCES Planned Unit Development Relaxations are requested with this application. The altered standards must be depicted by lot and described in text in the future PUD Design Manual, to be included in the PPUD submittal. Explanatory notes are attached to each section of the municipal code proposed to be altered. The applicant has identified potential relaxations to the following standards:
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Code Section Summary of Section 1) 38.22.180 Limitations on size of retail stores 2) 38.25.040.2.b Maximum parking. 3) 38.24.090.3 Access spacing
SECTION 3 – STAFF COMMENTS AND ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for the DRB’s consideration.
Relaxations: The subject application requests three relaxations for the PPUD, which are deviations from current development code standards. Two of the relaxations are recommended for the PPUD. The third, as relates to the northern drive access location, is not required for the project per City Engineering review. Since the proposed access onto Catamount is aligned with the drive access across Catamount, an access deviation request is not required for the proposed project. As relates to the relaxation requested for Sec.38.22.180.B.1 – Large-scale retail, limitations on size of retail stores, the requirement is that no retail building, utilized by a single tenant, shall exceed 75,000 square feet. This relaxation request is appropriate however the conceptual proposal does not fully address the requirements, as explained under the Large-scale retail comments provided in the prior section. With the proposed addition, the existing structure must address current code and DOP conformance. Refer to the Building Design and Large-scale retail sections below. This relaxation will be considered by the review authority. As relates to the relaxation requested for exceeding maximum allowable parking provisions, staff recommends that additional outdoor public amenities and green space be provided in lieu of parking on site. In addition, parking area landscaping design must be into conformance with current code and DOP requirements, such that the current and proposed configurations may not accommodate the quantity of stalls identified in the CPUD. Refer to the Parking section below. This relaxation will be considered by the review authority.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 8 of 22 The two relevant requested relaxations are generally found to be acceptable as proposed in the application materials, and upon demonstration in the PPUD that all requirements are met, including satisfaction of the code corrections and advisory comments provided in this staff report and ensuing reviews. Final decision is the purview of the review authority.
Performance Points: With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property based on its location in the I-90 entryway corridor. The CPUD narrative identifies another corridor that would require 30 points and the PPUD must correct the information. Points can be met using any combination of on-site and off-site open space or other options listed in the code. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. This PUD proposes to meet the performance point requirement through combination of the following elements:
• Additional open space;
• Inclusion of a low impact development plan;
• Integrated and coordinated way-finding measures;
• Streetscape improvements;
• Sustainable design and construction; and
• On-site recycling transfer station. The proposed PUD performance elements must be designed to meet code requirements and be consistent with the Design Objectives Plan. The Preliminary PUD must specify details for how the performance points are being met.
Building Design: Architectural quality will be an important element of PUD submittal. The PUD is subject to the Design Objectives Plan for Entryway Corridors (DOP). The applicants should review the development proposal against relevant sections of the DOP. The conceptual plan as proposed does not provide enough information to demonstrate conformance to the guidelines in regards to architectural design and diversity. City standards strictly discourage corporate identity architecture. The community has several examples of franchises which have successfully met corporate brand standards while also providing a diversity of designs within the city through variation in site- and neighborhood-context oriented details related to height, form, materials, landscaping, and
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 9 of 22 compatibility with the architecture of nearby developments. Staff is supportive of the additional massing with the condition that it must demonstrate higher quality design. Examples of opportunities to meet this requirement include:
- Roof form. To offset the existing flat roof design, provide articulation of the roof form and details, and high quality roofing material.
- Innovation. Consider utilization of roof space for a photovoltaic or green roof installation.
- Massing. Provide vertical and horizontal modulation of the addition’s bulk to reduce the perceived mass and address large-scale retail requirements.
- Transparency. Provide upper-level windows on the addition and as a retrofit to the existing entrance area.
- Building details and materials. Incorporate a diversity of colors, material types, and textural details on the exterior walls that demonstrate compatibility with the local context. While existing primary use of EIFS for the exterior is acceptable, higher quality accent finishes are strongly encouraged and a new, contrasting material may be appropriate for the building addition, including for the purpose of reducing perceived massing. For example Costco has experience with brick, masonry, and wood and recycled metal material external skins.
- Frontage and entrances. Strongly recommended to include fenestration features along the second story for street-level interest as well as interior daylighting. The subject site should meet double frontage design guidelines; while the primary frontage and building access will continue to face Catron Street, with the addition and completion of Catamount Street, the ‘rear’ side of the building creates frontage along the I-90 entryway corridor. Where within allowable height standards, the applicant should consider designs for the addition and for remodeling of the existing primary entrance at the southeastern front of the building that blend the new and existing elements with coordinated design. As the attached examples illustrate, potential opportunities for enhanced design quality include: pitched roof elements; columns or masonry canopy supports; a raised second story retrofit with windows above the existing building entrance; and a common-theme link between the front and rear of the building such as via open post and beam steel supports with accent lighting extending along the eastern elevation of the building between the two corners,
- Screening. All mechanical equipment locations and screening methods and specification details must be shown on the final plans and elevations. Overall, the PPUD application should demonstrate employment of high quality and/or natural materials, apply innovative and sustainable design techniques that exceed code requirements and current Costco prototype design, and establish a relationship between
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 10 of 22 the main Costco building, Costco addition and other buildings in the area. A final material samples and color board will be required.
Large-scale retail: The applicant requests relaxation of standards for large-scale retail size. While this request may be considered by the review authority, other aspects of large-scale development code must still demonstrate conformance in the PPUD. Code provisions identified during DRC review and related to report sections on building design and connectivity include: 1. Sec.38.22.180. – Large-scale retail. A requires large scale retail developments to ensure compatibility of uses; to prevent urban blight and decay; and to enhance the health, safety and general welfare of the residents living within the city. The subject proposal is a compatible use for its zoning and growth policy designation. The PPUD must clearly demonstrate that community design quality and values, well-being and function will be enhanced through the expansion of a large-scale retail building by addressing staff comments in this memo and the attached staff report, particularly as relates to: accessibility and connectivity; landscaping, open space and amenity provisions that offset the expanded building and parking scale, create buffering from adjacent uses, and support public health and social interactions; reinforcing and establishing a strong and attractive double frontage presence toward both the Catron and Catamount/I-90 pedestrian and vehicular traffic areas; and innovations for durability, efficiency, and on-site water management. 2. Sec.38.22.180. – Large-scale retail. C.5 requires such a project to meet the City’s design criteria and development standards contained in Article 17 of Chapter 38, as relates to entryway corridor overlay district locations, and including the general design objectives and guidelines contained in the City’s Design Objectives Plan. Said design criteria and development standards shall be exceeded through design practices such as additional architectural detailing, exceptional landscape design, improved public
spaces, use of renewable energy and/or recycled construction materials, and provisions
for alternative modes of transportation. The review authority shall determine whether established design criteria and development standards have been exceeded based on a recommendation from the Design Review Board. 3. Sec.38.22.180. – Large-scale retail. C.6 requires adaptability for reuse/compartmentalization for future multi-tenant reuse, compartmentalized building systems, adaptable facades, multiple entrances, site design that complements multiple entrances, and modulation or division of the exterior and interior designs to define separate future uses. The PPUD should show how this requirement will be met. 4. Sec.28.22.180. A rehabilitation or redevelopment plan must be provided and approved by the review authority.
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Public Areas and Open Space: The DOP encourages additional green space and open space on site, and additional open space is proposed by the applicant as an element of required PUD performance. The current proposal does not provide a landscaping plan or clearly identity open space/public plaza areas and associated amenities. Green space must be highly landscaped, employ indigenous species and establish a sense of visual continuity in the site landscape design. Consideration should be given to identifying a general theme for the entrances to the buildings and open spaces with site furniture (seating, etc.) integrated into the landscape, landscape features, public art, and lighting. Consideration should be given to shade structures or shade casting elements within the open space areas. Accenting key pedestrian crossings and connections is an important element of these public areas. Landscape features, outdoor furniture, lighting, seating areas, and outdoor waiting areas should also be integral elements of these areas. For project-specific recommendations: 1. The applicant is strongly encouraged to design an outdoor seating/dining area located near a primary entrance or natural area that would support the tendency for people, whether employees or patrons, to want to congregate and be outside during nice weather and as an extension of the existing indoor dining area. Specifically, there is an opportunity for open space activation in the northeast area of the northern parcel. This location should be connected with a parking area pedestrian facility from the northeast corner of the building and the shared use path to support both parking area and open space/trail access. 2. As also relates to connectivity requirements, the eastern elevation of the existing and new structure lacks pedestrian facilities. The area adjacent to the eastern foundation should be designed for ground-level activation, including: a sidewalk; tree grate(s); bench(es); articulation of the wall area through the addition of cantilevered trusses or similar building details that enhance ground-level interest and which may provide weather protection; and planted containers. 3. The existing open space plaza area along the primary entrance currently exists of hardscape that would benefit from features that soften the transition between the parking and building areas and which welcome members with a ‘front porch’ aesthetic similar to some newer Costco designs, like the facility in New Orleans. 4. The existing employee break area to the west of the building should also be considered for improvements.
Parking: Adequate parking appears to be provided however the applicant would like to add 180 new parking stalls, for a total of 738 stalls on site, which exceeds the City’s maximum provisions allowed by over 230 spaces if based upon the approximately 150,000 net square footage of usable building space proposed for the PUD. This is in direct conflict
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 12 of 22 with the DOP guideline page 30 J.1 to “Minimize the number of cars parked on site”, and the parking design in general does not meet DOP guidelines for parking lot landscaping design. Staff recommends that additional outdoor public and green space be provided in lieu of parking on site or that proposed outdoor spaces and other PUD performance features offset the additional parking provisions through superior design quality. A parking calculation approach was not provided with the CPUD and it is unclear it Table 38.25.040 was applied using both the retail and warehouse or only the retail service establishment requirements. A detailed calculation approach that affirms the necessity of the requested parking provision relaxation is required with the PPUD. In terms of the proposed PUD parking configuration, handicap accessible parking is required. An accessible path to an accessible building entrance from the parking areas must be provided. The addition of new parking requires commensurate provision of ADA parking stalls. Design of such stalls in the existing lot does not appear to meet current code. The applicant is recommended to consult with the Building Division to establish requirements for updating existing conditions and meeting accessible space minimums for the project on the whole. In addition, the PPUD must eliminate compact parking spaces that are dispersed, as such spaces are required to be adjoined. As relates to comments concerning site circulation, all parking facilities must be supported with pedestrian crosswalks and pathways that achieve the path of least resistance in accessing the building entrance from each parking area. New pedestrian amenities provided from the main entrance of the warehouse building into the parking areas must be designed to slow traffic and create a safe pedestrian environment. Examples of the types of appropriate improvements anticipated are: pigmented and scored concrete crosswalks, colored and scored concrete plaza, bollards, additional pedestrian scale lighting, seating areas, raised landscaping beds, and other improvement that would make the main building entrance more friendly and safe for pedestrians. Bicycle racks are required and should be numerous based on the location’s proximity to fast-growing residential neighborhoods. Racks must be placed near key building entrances or open spaces. Covered bicycle parking is highly recommended in key locations.
Connectivity: The vehicular circulation and access system is acceptable as proposed. The proposed completion of the street network provides for connectivity and continuity of streets. Vehicular access will be from the existing western and eastern corner drive
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 13 of 22 accesses along Catron and a new access in the northeast area, from Catamount. The new access will help to alleviate current congestion issues with traffic at the Catron accesses. The applicant must provide a street easement to the City for the necessary Catamount Street improvements. The easement must extend from E. Valley Center Road to the current western property boundary of Costco. The easement must extend 50-feet from the centerline of Catamount Street consistent with a minor arterial street standard, and be provided as a condition of annexation. Internal site circulation for multimodal connectivity is not acceptable as proposed. Pedestrian ingress and egress will is currently proposed to be provided by to the site by the existing sidewalks along Catron Street, trail systems along the western and eastern site boundaries, and new sidewalk along Catamount Street. Requirements and recommended improvements to the proposed design are as follows. 1. In general. The PUD must provide dedicated hard surface connectivity for pedestrians, such as elevated sidewalks with curbs, and including ADA accessibility, throughout the property. Link all parking areas to the primary entrance and ensure accessibility to open spaces and pathways both on- and off-property. 2. In general. Paths must be designed in accordance with the City’s Transportation and PROST Plans. A snapshot image of existing plan delineations is provided below. 3. In general. Pedestrian facilities should be integrated into parking lot landscaping; this is preferred to facilities that are curbed next to the landscaping. 4. In general. Surfacing of shared use pathways cannot be asphalt. They must be pervious pavers or moved out of water course (wc) setbacks. Such paths cannot be in zone 1 of a WC setback no matter what. 5. In general. The PPUD must provide ADA-compliant ramps and distinct pedestrian crossings at grade, such as with the material currently installed in front of the primary building entrance, across areas where raised sidewalks are not feasible (e.g., in front of the tire center) and across drive aisles where connections are established as follows. 6. Northwest section. The PPUD must continue the shared-use path to Catamount, which is shown in the CPUD. The application must address Parks Division comments provided with DRC review regarding the location of a shared use path on the northwest portion of the site in addition to or in lieu of completing the western path to Catamount and identify the location for the proposed pedestrian facility in this location. 7. East: Continue the gravel trail to Catamount. North and East. A continuous hardscape sidewalk between the building and parking is required along the entire northern and eastern elevations of the structure to facilitate access for pedestrians circulating from each parking section and pedestrian facility connection in the northern portion of the
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 14 of 22 site to the building entrance in the southeast. At minimum, the sidewalk design must connect to: a. the northwest corner of the site via the shared use path connection, which also must be extended to Catamount Street; b. the north access sidewalk along Catamount; and c. the northeast corner of the site via the shared use path connection (aligned to use the shortest distance between them). 8. North. The pedestrian facility provided at the new northern vehicle entrance should be detached from the curb and provide a boulevard planting strip with associated landscaping. 9. South. A continuous hardscape path must be provided directly between the building’s entrance area and connect with the sidewalk adjacent to the southern portion of the site. In addition to providing connectivity, this requirement relates to the COA requirement to reduce the massing of parking fields. 10. Note that while 6b and 8 in the above comments are shown on the CPUD, their design should be adjusted to address other comments in this memo.
Water Resources and Drainage: The stormwater design should localize the treatment and conveyance of stormwater. Staff recommends Low Impact Development (LID) principles for best practices for integrating stormwater design into the landscape as an amenity.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 15 of 22 This proposal will utilize the existing stormwater system on site as well as inclusion of an LID plan to support PUD performance points. As related components, the CPUD proposes to replace the existing storm pond with a two-cell storm pond with a natural edge and LID features. The CPUD also states that significant vegetation will be installed throughout the northern extents of the property to accommodate the building addition, parking lot, storm ponds and wetland enhancements .Wetland impacts will be mitigated by participating in a wetland mitigation bank located in the upper Missouri watershed, permitted and in compliance with the US Army Corp of Engineers. The existing watercourse on the north side of the existing warehouse will be realigned and permitted by the Corp of Engineers and Gallatin Conservation District. The realignment will consist of constructing 490 linear feet of new, naturally-meandering channel which will be revegetated with desirable wetland and upland plant species. Per the Design Objectives Plan, surface water and natural area elements should be designed as a site amenity integrated with accessible green space and landscaping. In addition, Costco has experience designing and installing bioswales, rain gardens and similar on-site natural systems and is encouraged to utilize related techniques for this project. Refer to the attached samples. Additional code provisions and corrections associated with water resources and stormwater management are as follows: 1. The project is located within the Bozeman Solvent Site, and groundwater under the project is contaminated with perchloroethylene (PCE). The existing irrigation well on the property must be removed from service and irrigation water must be provided from the City’s potable water system. 2. Per Sec.38.23.010.C. – General Standards, code allows a 4:1 maximum slope for all areas on site. This requirement and stormwater drainage and retention needs on the east side of the new parking area, specifically, may not be met by the proposed design. 3. Per Sec.38.23.100.A.2. Setback planting, a watercourse setback planting plan is required to be shown on the landscaping plan, and plantings must support trail construction requirements for bank stability, etc. per Sec.38.23.100 and related Engineering requirements. 4. As the watercourse along the northern project boundary will be relocated, the applicant must provide a flood hazard evaluation per Bozeman Municipal Code (BMC) 38.39.010. The applicant is advised to contact the City’s Floodplain Administrator to discuss evaluation requirements. 5. Per Sec.38.23.100. – Watercourse setback, Zone 1 and Zone 2 watercourse setbacks must be delineated. No structures, fill material (other than that required for exempt uses), parking lot or other impervious surfaces or similar improvements can be located
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 16 of 22 within required WC setbacks. See Exceptions, under (e) to determine what is allowed in the setback area. 6. Sec.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department for an analysis of CIL of water rights and pay CIL of water rights due prior to final PUD approval. 7. Stormwater detention or retention pond volume may only include volume above the seasonal high groundwater level to meet the City of Bozeman Design Standards and Specifications Policy Requirements. 8. The applicant’s geotechnical report recommended the use of building perimeter drains and radial pavement drains. These drains may not be routed to the proposed stormwater facilities unless capacity is designed in those facilities for the drains. 9. Sec.38.25.020.M, BMC states: Snow removal storage areas shall be provided sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. Adequate snow storage areas must
be designated outside the sight triangle but on the subject property (unless a snow storage
easement is obtained for a location off the property and filed with the County Clerk and
Recorder's office).
Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Each landscaping provision type and associated requirement it contributes to must be readily distinguished in the PPUD application and design guidelines, if established. The existing and proposed conditions must cumulatively demonstrate superior conformance and performance for landscaping provisions. The landscape plan should provide at least 23 performance points, as based on residential adjacency. Key code provisions including those identified with DRC review include: 1. A watercourse setback planting plan is required. 2. Stormwater facilities are encouraged to be integrated with landscaping as site amenities. 3. Street trees in the right-of-way boulevard strip are required along Catamount Street. 4. Landscaping adjacent to pedestrian walks through the parking area should retain a minimum 8 foot wide planting area to accommodate the planting and protection of trees within the parking areas. 5. A minimum or two trees should be included in every landscape island in the parking area.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 17 of 22 6. Additional trees should be provided along the perimeter of the parking areas and along open spaces on a regular spacing of one every fifty feet. 7. Per Chapter 2.J. – Parking (page 31), DOP, a large parking area must be divided into a series of smaller lots to reduce the visual impacts. Landscape buffers that separate parking lots should be 15’ minimum width with a sidewalk and 12’ minimum width without a sidewalk. The proposed update to the existing parking field to the south an improvement to existing conditions and connectivity but must be designed to meet this requirement. A second location for parking aisle landscape buffering is recommended in the eastern or northern parking area; staff supports locating this element directly to the east of the proposed addition’s northeastern corner, where pedestrian circulation can connect the building to the shared use path along Valley Center Road and serve as safe pedestrian circulation from the parking spaces located farthest from the building’s entrance. 8. Per Sec. 38.26.050.C.2.e, BMC –Parking lot landscaping. Any parking lot providing 15 or more parking spaces shall have a minimum of 20 square feet of landscape area within the parking lot for each off-street parking space in the lot provided as follows: (1) The interior parking lot landscaping shall be designed to facilitate, control and denote proper vehicular circulation patterns; (2) Internal parking lot landscaping provided shall be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot; and (3) The minimum width and/or length of any parking lot landscaped area shall be eight feet. The proposed parking aisle immediately north of the addition does not comply with (2). The Preliminary Plan should exhibit commonalities of theme and design. The Preliminary PUD must include a master landscape plan for the development along with finer detail plans for plazas or other planting areas where additional densities of plantings should be provided: at the primary vehicular and pedestrian access locations and the plaza/open space areas. The landscape plan should focus on trees as noted above related to the parking areas and to assist in placemaking around the areas where customers and visitors are most likely to pass through or congregate: plazas, building entrances, and primary pedestrian routes. Landscaped roof area may contribute to PUD performance or mandatory landscaping performance points. In addition, there are opportunities for non-vegetative features to contribute to performance; for example, up to five points pursuant to Sec.38.26.060 may be proposed for each one percent increment of lot area covered by publicly accessible special pedestrian facilities and features such as plazas, courtyards, covered walkways, fountains, ponds, seating areas, and outdoor recreation facilities. A strong common site furniture and
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 18 of 22 outdoor plaza design for the PUD should be established. Public art is highly recommended in all plaza areas, edges of open spaces and near building entrances.
Lighting: As with landscape features and site furniture, lighting of open space and major entrances into the development and individual buildings should implement a common theme that supports the concept of the PUD. A unified high quality lighting design is demonstrated by the Gig Harbor Costco in the attached examples. Sections 18.42.150 requires a lighting plan for all on-site lighting including the parking lot, service canopy, building exterior, signage (if applicable), and wayfinding. All existing and proposed lighting must conform to code requirements and be full cut-off. Conforming existing lighting does not require replacement. Cut sheets for all existing and new fixtures are required. The DOP indicates that a warm light similar to daylight is appropriate; best practice in Bozeman for site lighting is a color temperature no greater than 30,000. Costco actively pursues high-efficiency LED lighting fixtures and LED lighting is highly recommended in all areas. The parking lot should be properly illuminated, but not become an intrusive element in the neighborhood during the evening hours. A hierarchy of lighting types are recommended to direct pedestrians in the evening hours. A security lighting plan should be developed to provide an adequate level of light after business hours without lighting the entire development. The applicant is strongly encouraged to provide site-wide ground-level nighttime or lighting sensor-based lighting accents, such as shielded bollard fixtures, along pedestrian connections and entrance points. The DOP on page 55 D.1 states that indirect lighting is preferred for signage. Staff recommends that the applicant use gooseneck style or another type of indirect light.
Signage: Because this project contains additional square footage of frontage area, the Preliminary PUD should include an update of the signage plan which is required by code, especially if new signage will accompany the addition and/or the primary sign over the southeast entrance is updated in form or height in conjunction with remodeling. Signs should be an integral part of the overall architectural design. Section 18.52.060 outlines the amount of permitted signage for the property. Costco received a variance with the original construction of the store to exceed the required signage allowed on site. The applicant may not increase the amount of signage on site. A Sign Permit shall be reviewed and approved by the Planning Office prior to the installation of any replacement signage. Way-finding measures are proposed to meet PUD performance points and must meet associated code requirements for signage, where applicable.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 19 of 22
Utilities and service areas: The concept plan did not include clear trash enclosure equipment specifications or equipment screening details. Trash enclosures need to demonstrate current code conformance and affirm that the existing locations on the site are organized in a manner to assist garbage pickup. An on-site recycling transfer station is proposed to meet PUD performance points. All rooftop, ground, and wall-mounted mechanical equipment must be screened. Also, all trash and recycling dumpsters require an enclosure with the location subject to review and approval by the City Sanitation Division. Existing trash enclosure design for the development should be updated to a more robust and architectural element. Loading and unloading for this use are currently active from the Catron street frontage and along the western side of the building. Underground fueling facility storage tanks and associated concrete curbing and enclosures must be identified in the PPUD plans and shown to be located outside of landscaping areas, existing or proposed. The applicant will need to provide any utility easements for service lines that cross this property if any in order to ensure efficient public services and facilities. Current utilities and services are provided to the site and will be extended to the building addition.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is zoned B-2 (community business). 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 arterials. Please note that this lot is not part of the Gallatin Center Development (Target, Ross, Bob Ward’s, etc.) The following land uses and zoning are adjacent to the subject site: North: Comfort Suites hotel, zoned B-2 (Community Business District) South: Gallatin Center PUD, zoned B-2 (Community Business District) East: Holiday Inn Express, zoned B-2 (Community Business District) West: Vacant land, primarily Cattail Creek Subdivision, zoned R-O (Residential Office District).
Adopted Growth Policy Designation: The Future Land Use map of the Bozeman 2020 Community Plan identifies two designations for the subject area. The existing Costco property is designated as “Regional Commercial and Services.” This classification provides opportunities for activities that serve a multi county region, such as retail, education, health services, public administration, and tourism.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 20 of 22 The proposed area to be annexed to the existing property is designated as “Community Commercial Mixed Use”. This classification states 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. 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. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. 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. High density residential areas are expected in close proximity. 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 Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development.
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 21 of 22 The properties located directly north, south, and east are designated as “Community Commercial Mixed Use”, and “Regional Commercial and Services”. The vacant land to the west is designated as “Residential.”
APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF
Owners: Cutthroat Partners, LLC, 300 East Griffin Drive, Bozeman, MT 59715 and Costco Wholesale Corporation, 999 Lake Drive, Issaquah, WA 98029
Applicant: Peter Kahn, Costco Wholesale Corporation, 999 Lake Drive, Issaquah, WA 98029
Representatives: Steve Bullock, MG2, 1101 2nd Avenue, Seattle, WA 98101 and Clint Little, DOWL, 2090 Stadium Drive, Bozeman, MT 59715
Report By: Rebecca Owens, Associate Planner
APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand;
17181 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Page 22 of 22 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040
ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
Design examples addendum
1
Design Guidelines and Examples – Supplement to the DRB Staff Report
May 19, 2017
GENERAL GUIDELINES
LOCAL CONTEXT
1. While also conveying consistent corporate identity, corporate /large-scale retail
design must meet architectural character guidelines by responding to regional
cultural context, such as agricultural and mountain town heritage, by incorporating
complementary and relatable forms, colors and materials into the design.
ACTIVATION
1. Corporate /large-scale retail design with innovative elements that minimize the
impacts of the development’s dimensions, while still supporting brand identity and
practicality. Innovation can be achieved through exemplary design in materials,
form, scale, activation of exterior spaces, LID, sustainability, technology etc.
2. Use interesting materials with substantial and diverse glazing approaches.
3. Highlight key features by providing design details that stimulate interest and
support wayfinding for both vehicular and pedestrian traffic, especially at the
groundfloor level. For example, provide a well-defined entrance, and use finely
textured details or patterns in active pedestrian areas.
4. Incorporate a variety of unique features such as artwork, functional greenery, and
amenities into building details and both vegetated and hardscape landscaping. For
example:
a. provide custom designed weather protection or shade shelters, traditional
site furniture like outdoor tables and seating for patrons and/or employees,
or raised plant/tree boxes or walls with built-in seating near primary
entrance/plaza areas and transit stops;
b. integrate a cultural reference such as a historical preserved item, sculpture
or contemporary non-commercial mural into the site or building detail
design;
c. capture roof runoff into a rain garden or utilize a vertical trellis, flat roof, or
pergola for shading and/or greenery;
d. design a drinking water fountain/refill feature or similar complimentary
pedestrian service station; or
e. design a flexible space for rotating or temporary seasonal uses, such as for
local partner displays or outdoor dining.
2
FORM/MASS
1. Corporate /large-scale retail design with a diversity of building form, achieved by
breaking the massing into modules and incorporating additional glazing on the
front of the building for transparency and interest at the ground level. This reduces
the perceived mass of a large-scale building.
2. Use varying materials, color palettes, textures and forms to break up the mass of
a building and enable it to blend with nearby natural elements.
3. Angularity/modulation in roof form
REMODELS
1. Corporate /large-scale retail design remodel project that adds a new module with
incorporation of existing materials and refreshes the existing building form.
ACCESSIBILITY AND FRONTAGE
1. Clear entrance located at corner of building
1. Provide convenient connections from parking areas to buildings on the site.
2. Corporate /large-scale retail design must address the site and building’s
relationship to the community along frontage areas.
PARKING AND CIRCULATION
1. Provide clear accesses for each mobility type, including development of crossings
enhanced by the material, pattern design, curbing, low-level lighting bollards or
planters and similar identifying features.
SITE DESIGN
1. Integrate functions, including landscaping, parking, and stormwater management.
2. Provide a buffer of landscaping such as native plants, tree rows, pedestrian
facilities, low masonry walls, etc. to break up the massing of parking fields, reduce
and soften the view of parking area from off-site, accentuate property edges and
transitions to the public realm, and create defined as well as safe dedicated
pedestrian spaces.
3. Use a coordinated landscape design, especially along the street edge, to establish
an identity for the area.
4. Enhance views from the public way to scenic natural or built environment features,
landmarks and viewsheds.
5. Add open space, greenery, and public spaces that enhance the site as a place for
pedestrians, encourage social interactions and support active use and enjoyment of
the site both visually and functionally. Open spaces may be shared with adjoining
properties. For example, create a walkway connection with seating along the way or
at each end between a natural area and the building.
3
EXISTING SITE - BOZEMAN, MT
4
EXAMPLES OF PROJECTS THAT ADDRESS DESIGN GUIDELINES
Costco, Gig Harbor, WA – Parking lot landscaping, unified site element design with lighting,
site furniture, building accents that match furniture, plaza
Costco, Gig Harbor, WA – Excellent example of roof form modulation with fenestration
provided for interior daylighting and street-level architectural interest. This would be an
apt design to adapt to the existing Bozeman Costco’s primary entrance to complete a
refresh, support covered plaza space, elevate signage, and support higher quality materials.
5
Costco, Gig Harbor, WA - Side elevation articulation and unified design across elevations
Costco, Gig Harbor, WA – Dedicated pedestrian crosswalk, landscaped open space with
seating and shade structure, building details including fenestrations on side elevation
6
Costco, Gig Harbor, WA – High quality lighting, landscaping, parking lot ped connection
Costco, Gig Harbor, WA – Tree grate, building modulation with small open space for
landscaping and seating, building articulation details, additional signage.
7
Costco, New Orleans, LA - Covered seating area/plaza, clear primary entrance, shade
structure, masonry material, parking lot landscaping
Costco, New Orleans, LA – Excellent example of roof form modulation, plaza seating
8
Costco, New Orleans, LA
Application of masonry and column elements with wood soffit
9
Costco, Issaquah, WA – Site connectivity in parking area and adjacent green space, rooftop
skylights for daylighting
Landscaped pedestrian connection through parking lot
10
Costco – Innovative stormwater management, rainwater garden
Costco 2015 Sustainability Report - Innovative stormwater management at Issaquah, WA
store
11
Costco 2015 Sustainability Report - Innovative stormwater management
Costco 2015 Sustainability Report - Innovative stormwater management
12
Costco 2015 Sustainability Report - Innovative stormwater management
Costco – Sustainable design, one of over 90 Costco buildings with photovoltaic installations
13
ADDITIONAL INFORMATION
https://www.costco.com/sustainability-buildings.html
http://americanbuildersquarterly.com/2012/big-buildings-small-footprints/
https://materials.proxyvote.com/Approved/22160K/20091123/AR_49545/PDF/costco-
ar2009_0015.pdf
http://www.ecofriend.com/costco-switches-to-solar-panels-for-energy-supply.html
http://www.usgbc.org/projects/costco-wholesale-pacoima
https://mg2.com/insights/more-than-just-a-box/
PUDC
Planned Unit Development Concept PUDC Page 1 of 1 Revision Date 2-19-16
Required Forms: A1 Recommended Forms:
PUD CONCEPT PLAN REQUIRED MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14
sets.
Complete and signed development review application form A1.
Plan sets that include all the required items listed in the master plan checklist below.
Standard application sets
required plan sizes:
2 sets that include full size
24 x 36 inch plans 1 set that include 11 x 17 inch plans
2-digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drives. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans
that are rolled or not bound into sets will not be accepted.
APPLICATION FEE
Base fee $1,406
PUD CONCEPT PLAN CHECKLIST
A Planned United Development (PUD) Concept Plan review is the first step in the PUD entitlement process.
When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be
coordinated with the zoning review and a subdivision pre-application plan application shall also be
submitted.
1. Project Narrative providing a thorough description of the overall project including design intent,
project goals, project timeframe, proposed uses, site improvements and buildings. If phasing is
proposed include a description of each individual phase as related to the overall improvements.
2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the
relaxation.
3. Data regarding site conditions, land characteristics, available community facilities and utilities and
other related general information about adjacent land uses and the uses of land within one-half mile of
the subject parcel of land.
4. Conceptual (sketch) drawings showing the proposed location of the uses of land, major streets and
other significant features on the site and within one-half mile of the site.
5. A computation table showing the site’s proposed land use allocations by location and as a percent of
total site area
6. If phasing is proposed a phasing plan with phase clearly identified.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
406-586-8834 ■ 800-865-9847 (fax) ■ 2090 Stadium Drive ■ Bozeman, Montana 59715 ■ www.dowl.com
Alaska ■ Arizona ■ Colorado ■ Montana ■ North Dakota ■ Oregon ■ Washington ■ Wyoming
April 11, 2017
Rec. No. 4522.11841.01
Mayana Rice, AICP
Planning Office
City of Bozeman
P.O. Box 1230
Bozeman, MT 59771
RE: Costco Addition – Concept Planned Unit Development
Dear Ms. Rice:
On behalf of Costco Wholesale, Inc., DOWL and MG2 are pleased to submit the attached concept
planned unit development for Lot 1 Minor Subdivision No. 210 and Tract E-1 Certificate of Survey
1827, located in the Northeast ¼ of Section 35, T1S, R5E, P.M.M., Gallatin County, Montana.
This application has been prepared per the PUD Concept Plan Checklist ‘PUDC’.
If you have any questions or require additional information please feel free to contact our office.
Sincerely,
DOWL
_______________________________________
Clint Litle, P.E.
Senior Project Manager
Attachment(s): As stated
c: Steve Bullock (MG2)
Peter Kahn (Costco)
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Section 1 - Project Narrative
Costco is a long-standing member of the Bozeman community, with the existing warehouse
serving the community since September 1997. Costco is proud of the service and value they
provide their 35,000 members at the at the Bozeman warehouse. Over the years the Bozeman
Costco has grown into a regional draw -- servicing all of southwestern Montana and portions of
Wyoming and Idaho. Many Costco members make hour plus long trips to shop at Costco. This
coupled with the fact that the greater Bozeman area is growing at an incredible rate, are some of
the reasons Costco desires to perform an addition to their facility.
From a practical and operational standpoint, Costco’s current 126,000 sf warehouse in Bozeman
is not large enough to hold the inventory that is needed to service our members. Along with that,
the smaller warehouse doesn’t have the space to provide some of the additional services we
typically like to provide like multiple hearing and optical booths. All these things limit us from
providing our members with all the benefits their Costco Membership should provide them.
The following is a list of comments from the area managers as to why the building and parking
additions are need:
· Current warehouse size limits ability to provide members with all the benefits of their
Costco membership;
· Sales growth and inventory holding capabilities are significantly limited by current
warehouse size;
· Current parking is inadequate to service expanding member base and current shopping
trends;
· Current pharmacy design limits customer experience;
· Hearing aid facilities are inadequate to service an expanding membership demographic;
· As employee count continues to grow the existing breakroom and office facilities are
inadequate;
· Adding an exterior armor car pick-up area will significantly increases safety for our
employees, members, and armored employees; and
· Need to enlarge chicken rotisserie area and separating the skewering process to add
safety and efficiency to this process.
As a means of comparison, when Costco constructs a new warehouse, it is typically between
150,000-160,000 sf. Many of Costco’s warehouses in Montana, Idaho and Utah are in this same
range.
Costco’s desire in Bozeman is to construct a 24,000 sf addition on the back of the existing
building which would bring the warehouse to 150,000 sf. The inside of the facility would be
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DOWL, Bozeman MT MG2, Seattle WA
upgraded with new energy efficient lights, coolers and freezers. New or expanded facilities
would be added throughout the facility to bring added value to the members while also making
the facility more efficient and cost effective to run and operate.
In the long run, Costco wants to continue to be a valued member and partner in the Bozeman
community. They are proud of the fact that they provide around 300 well-paying jobs while at
the same time offering high quality products for an exceptional value to our members.
Project specifics:
· Costco purchases the 4.68 acre property north of the existing warehouse and annexes it
into the City.
· 24,000 sf addition to an existing 126,000 sf warehouse for a new total square footage of
150,000 sf.
· 180 new parking stalls are added to the site.
· Catamount Street is improved.
· The public trail on the west side of the Costco property is extended to Catamount Street.
· A trail along Valley Center Road is installed.
· Pedestrian connectivity is provided in both the new parking area and the existing parking
area.
· The existing storm pond will be replaced by a two cell storm pond with a natural edge
and Low Impact Development features.
· Significant vegetation will be installed throughout the northern extents of the property to
accommodate the building addition, parking lot, storm ponds and wetland enhancements.
· Wetland impacts will be mitigated by participating in a wetland mitigation bank located
in the upper Missouri watershed, permitted and in compliance with the US Army Corp of
Engineers.
· The existing watercourse on the north side of the existing warehouse will be realigned
and permitted by the Corp of Engineers and Gallatin Conservation District. The
realignment will consist of constructing 490 linear feet of new, naturally-meandering
channel which will be revegetated with desirable wetland and upland plant species.
· At the current time, Costco hopes to use the summer and fall of 2017 to gain approval of
the City required land use permits. Winter of 2017-2018 will be used to gain approval of
our construction permits. Construction is currently proposed for summer of 2018. No
phasing is proposed.
Bozeman Municipal Code Compliance:
Sec 38.10 Commercial Zoning Districts
We have reviewed the proposed site development plan for compliance with this section of
Bozeman Unified Development Code (UDC) from both a use perspective and a development
standards perspective.
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· Large Scale Retail is an allowed Principle use.
· The existing building and the proposed addition will comply with the required
minimum yards/setbacks.
· The existing building and the proposed addition comply with the maximum allowed
height.
Sec 38.17 Entry Corridor Overlay
The current Costco property is located in the 19th Ave entryway corridor and the new parcel
is as well. Costco understands that they will have to work with the Design Review Board to
ensure compliance with the Entryway Corridor development standards. Particularly as they
address, parking and landscaping standards.
Section 2 - Proposed Relaxations
The following is a listing of proposed relaxations from the Bozeman Unified Development Code
(UBC) that are requested by the PUD.
Relaxation No. 1 - Sec. 38.22.180.B. Limitations on size of retail stores
Relaxation - The existing Costco warehouse building is approximately 126,297 sf in
size, and was constructed prior to March 21, 2003. Therefore, per Sec. 38.22.180.B.3. of
the UBC, the existing warehouse is considered a “development nonconformity”. The
new building addition will add 24,000 sf to the warehouse for a total building size of
150,297 sf. Sec. 38.22.180.B., states, “No retail building, utilized by a single tenant,
shall exceed 75,000 square feet”.
Reason for Relaxation – As mentioned previously, Costco has a longstanding relationship
in the community and currently operates from a building that predates the current code.
As such, it has a legal, but non-conforming building that is 126,000 sf. The fact that the
region is experiencing high growth is, in turn, putting pressure on Costco. They have
outgrown their current facility and need to add on to it or build a new one so they can
efficiently serve their members.
Relaxation No. 2 - Sec. 38.25.040.2.b. Maximum parking
Relaxation - The proposed number of parking stalls, including the new parking adjacent
to Catamount Street is 738 parking stalls. Sec. 38.25.040.2.b., specifies that a project
cannot provide spaces in excess of 125 percent of the minimum number. Based on Table
38.25.040-3, a minimum of 492 spaces are required, or a maximum of 615 spaces.
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Reason for Relaxation – Costco is a unique commercial business in terms of the nature of
their product (bulk) and customers. Customer visits are frequently of a longer duration
compared to many other smaller retailers. Customers are often in the store for over an
hour. This cycle time means that parking stalls are not turning over a quickly as they do
for other retailers like a typical grocery store. Costco Wholesale is committed to
providing sufficient parking on site to meet the development’s needs for several key
reasons:
· To maintain successful business operations;
· To provide a high level of customer service for their members;
· To maintain safe and efficient on-site operations and circulation;
· To be a good neighbor and not negatively impact operations of adjacent
businesses and on-street parking in residential areas; and
· To ensure that congestion, circulation, or parking constraints on their site do
not negatively impact operations or safety on the surrounding transportation
system.
For these reasons, the Costco development team has developed the proposed site plan
with a recommended vehicle parking supply that will meet the expected needs for this
site. While the proposed vehicle parking supply exceeds the City’s parking requirements
of 3.3 parking stalls per 1,000 square-feet, it is in the City’s and Costco’s best interest to
deviate from those guidelines, in this case so that safety and efficiency can maintained
both on and off site. As can be seen from the proposed development site plan, a total of
180 new parking stalls are being added, which results in a total of 738 parking stalls. This
equates to a 4.91 stalls per 1,000 square feet of building area. The parking supply for the
proposed Costco expansion and new driveway on Catamount Street improve on-site
circulation and support Costco’s long standing experience with operational needs for
their sites.
The existing Billings, Bozeman , Helena, Kalispell, and Missoula Costco sites all have
parking stall per 1,000 square feet ratios ranging from 4.16 to 4.93. Therefore, the
proposed increase in parking stalls on-site with the Costco expansion is reasonable and
consistent with their other Montana warehouses.
Relaxation No. 3 – Table 38.24.090-3 Access Spacing
Relaxation - Per the UBC, developments approved after July 10, 2002 with full accesses
located on collector streets are required to provide 330 feet, measured between the right-
of-way line for public access and the nearest edges of the private access (Costco
driveway).
Reason for Relaxation - The existing driveways meet all of the City requirements for
access spacing. However, the proposed driveway on Catamount Drive is located
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approximately 240 feet from Valley Center Drive, so a variance is requested from the
City of Bozeman. To support the variance request, the following items have been
highlighted for approving the proposed driveway:
· The intersection operates at Level of Service (LOS) C or better with a low volume-to-
capacity ratio (0.08 and 0.09) during the weekday p.m. and Saturday midday peak
hours;
· Improves traffic operations at the two existing driveways on Catron Street, as 35
percent of the Costco trips are anticipated to use this new driveway on Catamount
Street;
· Improves on-site circulation and access to parking areas, maintains adequate
intersection sight distance to the west and east on Catamount Street;
· Provides an additional emergency access to the site; and
· Aligns with the existing Comfort Inn and Suites driveway, eliminating conflicting
traffic movements and the potential for an offset driveway.
Based on the above items, the proposed driveway meets the City’s requirements for LOS
and intersection sight distance, and will provide benefits to the overall site circulation for
customers traveling to and from Costco. Therefore, the variance request should be
approved by the City.
Section 3 – PUD Performance Points
Sec. 38.20.090(E.)(2.)(a.)(7) Performance. – requires nonresidential developments within the
North 19th Avenue/Oak Street corridor to generate 30 PUD performance points. This PUD
proposes to meet the performance point requirement through the combination of the following
elements.
· Additional open space;
· Inclusion of a low impact development plan;
· Integrated and coordinated way-finding measures;
· Streetscape improvements;
· Sustainable Design; and
· Recycling.
The exact combination of elements to be used and points generated by each will be detailed
in the Preliminary PUD application.
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Section 4 – Site Data
Land Use
The proposed PUD is comprised on two parcels (see Figure #2):
· South Parcel – Lot 1 Minor Subdivision No. 210 – 13.731 acres - Existing Costco
warehouse with associated parking and landscaping improves which were constructed in
1997.
· North Parcel – Tract E-1 Certificate of Survey 1827 – 4.68 acres - Currently a vacant
parcel with no building or site improvements. The parcel is mowed for weed
management, with no other agricultural use. This parcel will be developed with
additional parking, storm pond and watercourse relocation improvements.
LAND USE MAPFIGURE 2
ZONING MAP
NOT TO SCALE FIGURE 3
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The adjoining / surrounding land use is primarily commercial in nature and defined as follows.
· North -- Motel
· East – (3) Motels and a restaurant
· South – Large retail commercial
· West – Multi-Family apartment (residential)
Zoning
The Costco PUD is zoned B-2 Community Business District (See Figure #3) and is in
conformance with the City’s growth policy which has identified the property as Community
Commercial Mixed Use.
The area surrounding the Costco site is zoned B-1 neighborhood business district, B-2
community business district and R-O residential-office district.
Topography
See Figure #4 for off-site topography, see site plan for on-site topography.
Topography within the project area is relatively flat, with elevations averaging 4,762 feet above
mean sea level. The project area is bisected by an altered drainage course, flowing from south to
north along the western boundary of the Costco store before turning northeast, and then
discharging off site to the north near Catamount Street. The prominent wetland community in the
project area (discussed below) is associated with this drainage and an adjacent storm water pond.
One smaller wetland area exists in the field east of the drainage course.
Vegetation
The project area is within the Townsend Basin ecoregion of the Middle Rockies. This ecoregion
is dominated by cropland, rangeland, and urban-suburban industrial activity. It is characterized
by a broad, semiarid, nearly treeless, intermontane valley with floodplains, stream terraces,
alluvial fans, and areas of treeless hills. The quaternary alluvium, alluvial fans, and Tertiary
valley fill sediments support a foothills prairie ecosystem with a grama-needlegrass-wheatgrass
vegetative community. Mean annual precipitation ranges from 10-19 inches per year, with an
average of 90 to 140 frost-free days per year (EPA, 2012).
COSTCO
BOZEMAN, MONTANA
406-586-8834 USGS TOPO MAP FIGURE 4
NOT TO SCALE
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DOWL, Bozeman MT MG2, Seattle WA
Wetlands
See Figure #5 for wetland delineation; see Figure #6 for existing water features.
DOWL conducted an on-site delineation of wetlands, drainages, and ditches within the area
proposed for construction. The delineation was conducted according to the U.S. Army Corps of
Engineers Regulatory Guidance Letter No. 05-05: Ordinary High Water Mark Identification;
U.S. Army Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987);
the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region (USACE 2010); and Field Indicators of Hydric Soils in
the United States Version 7.0 (NRCS, 2010).
Vegetation types within the project area are comprised of upland and wetland communities.
Upland vegetation is more prominent in the field just south of Catamount Street. Hydrophytic
vegetation dominated the plant communities along flowing water, ponded water, and in
depressional areas. At the time of the field investigation, identification of upland vegetation was
difficult due to recent mowing. Upland areas within the project area were primarily dominated
by smooth brome (Bromus inermis, UPL), crested wheatgrass (Agropyron cristatum, NL),
Canadian thistle (Cirsium arvense, FACU), common dandelion (Taraxacum officinale, FACU),
and unidentified grass species (Poa sp.). Ornamental shrub and tree species comprised the
landscaped area immediately adjacent to the Costco parking lot. Dominant hydrophytic
vegetation within the project area included reed canary grass (Phalaris arundinacea, FACW),
broad-leaf cattail (Typha latifolia, OBL), creeping meadow-foxtail (Alopercus arundinaceus,
FAC) Baltic rush (Juncus balticus, FACW), spearmint (Mentha arvensis, FACW), sedge species
(Carex sp.), climbing nightshade (Solanum dulcamara, FAC), and sandbar willow (Salix
interior, FACW).
The project proposes to fill approximately 1.17 acres of jurisdictional wetland and realign the
existing watercourse just north of the existing warehouse. The permitting of the wetland
alteration will be through a 404 permit with the U.S. Army Corps of Engineers. The wetland
mitigation will be achieved by purchasing wetland bank credits through Eco-Asset Management,
LLC at their Upper Missouri Mitigation Bank.
The existing watercourse will be realigned and permitted under the aforementioned 404 permit
and 310 permit with the Gallatin Conservation District. The realignment will consist of
constructing 490 linear feet of new natural meandering channel which will be revegetated with
desirable wetland and upland plant species.
COSTCO
BOZEMAN, MONTANA
406-586-8834 WETLAND DELINEATION FIGURE 5
EXISTING WATER FEATURESFIGURE 6
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DOWL, Bozeman MT MG2, Seattle WA
Soils
The NRCS Web Soil Survey for Gallatin County (NRCS, 2016) maps three units within the
project area. Soil map units for the project area are illustrated on Figure 7 and 7A.
· Blackdog silt loam, 0 to 4 percent slopes (50B)
· Turner loam, 0 to 4 percent slopes (57B)
· Blossberg loam, 0 to 2 percent slopes (542A)
Blackdog silt loam, 0 to 4 percent slopes (50B)
Blackdog silt loam, 0 to 4 percent slopes (50B) is primarily comprised of Blackdog and
similar soils with minor components of Meagher, Bowery, and Quagle soils. This unit is
comprised of well-drained soils that typically occur on stream terraces. Depth to the
water table is typically more than 80 inches, with a moderately high capability to transmit
groundwater (0.20 to 0.57 in/hr). A typical profile is silt loam from 0 to 10 inches, silty
clay loam from 10 to 19 inches, and silt loam from 19 to 60 inches. This unit is not
classified as a hydric soil.
Turner loam, 0 to 4 percent slopes (57B)
Turner loam, 0 to 4 percent slopes (57B) is primarily comprised of Turner and similar
soils, with minor components of Beaverton, Martinsdale, and Corbly soils. This unit is
comprised of welldrained soils that typically occur on stream terraces. Depth to the water
table is typically more than 80 inches, with a moderately high capability to transmit
groundwater (0.57 to 1.98 in/hr). A typical profile is loam from 0 to 6 inches, clay loam
from 6 to 26 inches, and very gravelly loamy sand from 26 to 60 inches. This unit is not
classified as a hydric soil.
Blossberg loam, 0 to 2 percent slopes (542A)
Blossberg loam, 0 to 2 percent slopes (542A) are comprised mostly of Blossberg and
similar soils with minor components of Bonebasin and Meadowcreek soils. This unit is
comprised of poorly drained soils that typically occur on stream terraces. Depth to the
water table is 12 to 24 inches, with a moderately high to high capability to transmit
groundwater (0.20 to 1.98 in/hr). A typical profile is loam from 0 to 15 inches, sandy clay
loam from 15 to 24 inches, and extremely gravelly loamy coarse sand from 24 to 60
inches. This unit is classified as a hydric soil.
SOIL SURVEY MAPFIGURE 7
COSTCO
BOZEMAN, MONTANA
406-586-8834 SOIL SURVEY TABLE FIGURE 7A
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DOWL, Bozeman MT MG2, Seattle WA
Kleinfelder Inc. completed a field exploration program at the site in three phases in August,
September, and October 2016. See appendix A for mapping and soil logs. The field exploration
consisted of 14 borings located within the proposed parking lot and warehouse addition footprint
and 6 hand auger excavations and 18 hand probes using a steel rod in and around the existing
wetland and storm pond areas. Subsurface conditions encountered at the site generally consist of
three soil layers:
· Topsoil / Sod: Boring 1 and borings 9 through 14 encountered a 6- to 8-inch thick topsoil
/ sod layer.
· Wetland Muck / Organics: Hand borings and probes advanced in the wetland and storm
pond areas encountered about 1½ to 4½ feet of material consisting of organic matter and
soft, wet silt and clay.
· Sandy Lean Clay / Clayey Sand: Borings 9 through 14, located in the undeveloped area
NE of the existing parking lot, encountered soft to firm, sandy lean clay / clayey sand
underlying the topsoil / sod. These soils extended to a depth of about 4.5 feet below
ground surface (bgs).
· Braid Plain Alluvium: All borings at the site encountered native braid plain alluvium
either immediately below existing pavement sections, or below the topsoil or sandy clay
layer. The alluvium ranged from gravelly sand to sandy gravel, with variable fines
content. Uncorrected N-values in this layer mostly ranged between 20 and 50 blows per
foot, suggesting a medium dense to dense material, though blow counts may be
somewhat overstated due to high gravel content. All proposed new foundations at the site
are expected to be founded on this unit.
Groundwater
Groundwater was observed in the borings at depths ranging from 6 to 11.5 feet below ground
surface during drilling, which represents a late summer condition. On October 18, 2016,
groundwater was observed at a depth of 5.5 feet below the ground surface in MW-1 and at a
depth of 4.2 feet below pavement in MW-2. These depths roughly corresponded to the water
level in the wetland and stormwater retention ponds at that time. The groundwater has been
reported by local DOWL engineers and in prior geotechnical reports to be as shallow as 3 feet at
times.
Section 5 – Community Facilities and Utilities
The proposed Costco Addition project is an in-fill project that is well serviced by existing
community facilities and municipal utilities. The project is surrounded by existing City of
Bozeman municipal infrastructure, Northwestern Energy electrical and natural gas, and various
telecommunication facilities. The project will not require off-site utility extensions.
OFF- SITE UTILITIESFIGURE 8
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DOWL, Bozeman MT MG2, Seattle WA
Water
As shown on Figure 8, the existing Costco warehouse is serviced by a looped 8” diameter water
main providing potable and fire sprinkle service to the warehouse. The looped water main
connects into 12” diameter water mains in Catron Street and along the east boundary of the site.
The existing and proposed site has excellent connectivity to the City of Bozeman municipal
water system which will provide a redundant, highly dependable water source for the project.
No off-site water main extensions are proposed by the project. Water main improvements will
be limited to the relocation of a portion of the existing 8” diameter looped water main on the
north side of the existing warehouse. The water main will be relocated to be outside the building
footprint of the proposed addition.
Sanitary Sewer
The existing Costco warehouse is serviced by an 8” diameter gravity sanitary sewer main. The
gravity main connects into 10” diameter main along the east boundary of the site.
No on-site or off-site sanitary sewer main extensions are proposed by the project. Sewer service
connections to existing building are proposed to remain “as is” with no alterations.
Storm Water
The existing Costco warehouse is currently serviced by a gravity storm water collection system.
The system collects and conveys roof and parking lot storm water into a storm water pond
located just to the north of the existing warehouse.
The storm water system will be modified to collect the additional roof and parking areas. A new
multi-cell storm pond will be installed to provide storm water treatment and detention. In
association with the project an existing watercourse along the north side of the existing
warehouse will be realigned and a culvert along the south edge of Catamount Street will be
installed.
Transportation
The current Costco warehouse is accessed by Catron Street along the south boundary of the site.
Catron provides direct access to the collector / arterial street system with connection to Valley
Center Road, North 19th Avenue and Interstate 90 to the east and North 27th Avenue to the west.
It is anticipated that the project will be required to make the following transportation
improvements:
· Complete the south half of Catamount Street along the north boundary of the project.
The Catamount Street improvements will be either constructed by the project or funded
by the project through payment of the projects “local share” of the City road project.
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DOWL, Bozeman MT MG2, Seattle WA
· Install curb and gutter on Valley Center road along the project frontage.
· Extend existing pedestrian trails along Valley Center Road and the west boundary of the
PUD, within the project limits.
Kittelson & Associates prepared a Transportation Impact Analysis for the project which is
included in Appendix B of this application. Kittelson found that the Bozeman Costco expansion
can be constructed and maintain acceptable operations at all of the study intersections and
driveways. The additional trips generated by the expansion are minimal (e.g. less than 60 trips
during the weekday p.m. peak hour) and have a minimal impact on the traffic operations at the
off-site study intersections. Additionally, a new driveway is proposed with the expansion on
Catamount Street that will enhance the on-site circulation and traffic operations at the Costco
driveways on Catron Street.
The proposed driveway on Catamount Street is anticipated to redistribute some of the site-
generated trips away from the two driveways on Catron Drive. This redistribution of trips is
projected to improve the traffic operations (less delay and lower volume-to-capacity ratio for
southbound approach) at the Max Avenue/Catron Street intersection from background traffic
conditions during the weekday p.m. and Saturday midday peak hours, respectively. As customers
learn more about the new connection to Catamount Street, it is anticipated that usage at this
driveway will increase over time and continue to reduce the number of southbound left-turns at
the Catron Drive/Max Avenue (East Costco Driveway) intersection.
Additionally, the eastern parking area is being enhanced to improve on-site circulation with the
connection to Catamount Street and to add 180 parking spaces to the overall site plan. These on-
site improvements and new driveway at Catamount Street will provide a better experience for
customers and ease some of the congestion issues at the existing Max Avenue/Catron Street
intersection.
No other transportation mitigation is needed for this expansion. Our analysis methodology,
pertinent findings, and recommendations are documented herein to support the above
conclusions.
Section 6 – Conclusions and Recommendations
Costco management and their design team greatly appreciate the opportunity to make this
application for a building and parking lot addition to the existing Bozeman Costco warehouse.
As a long-standing member of the Bozeman community, Costco has always taken pride in
providing their members with the highest quality shopping experience while providing their
employees with an efficient and safe work environment. With the existing warehouse
approaching its 20th anniversary of operations combined with the rapid population growth of the
service area, the proposed addition is timely and appropriate. The improvements will make for
an enhanced shopping experience for the members, a more productive and safe work
environment for employees and improve the energy efficiency of the facility.
ccccccccccccccccVALLEY CENTER ROADccc
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ccc ccCATAMOUNT STREETCOMPACTORRECEIVINGBALERccccccccccccCATRON STREETVICINITY MAP SITEPROJECTCLIENT:PROJECT ADDRESS:ZONING:EXISTING COSTCOSITE AREA:JURISDICTION:SETBACKS:25'-0" FRONT / 10'-0" REAR8'-0" SIDE / 35'-0" FROM HIGHWATERLINE OF WATERWAY50'-0" ALONG VALLEY CENTER RDBOZEMAN CITY - COUNTYPLANNING OFFICE13.72 ACRES (597,687 SF)B-2 COMMUNITY BUSINESSDISTRICT2505 CATRON ST.BOZEMAN, MT 59718COSTCO WHOLESALE999 LAKE DRIVEISSAQUAH, WA 98027PROJECT DATATHIS PLAN HAS BEEN PREPAREDUSING A SITE PLAN PROVIDED BYMULVANNY G2 ARCHITECTUREDATED 2/07/2000BOUNDARIESINFORMATION:LAND USE CALCULATIONS:SITE AREA100% MG2. All rights reserved. No part of this document may be reproduced inany form or by any means without permission in writing from MG2.COSTCO WHOLESALECONCEPT SITE PLANB O Z E M A N, M O N T A N AA P R I L 5 , 2 0 1 72505 CATRON ST.BOZEMAN, MT 5971896-0900-12APRIL 5, 2017PRELIMINARYSITE PLANDD11-010 20' 40' 80'1" = 40'-0"BOZEMAN# 96PROPOSED COSTCOSITE AREA:18.39 ACRES (800,854 SF)PROPOSED PURCHASESITE AREA:4.66 ACRES (203,167 SF)800,854 SFWAREHOUSE~ 18%150,297 SFFUEL FACILITY~ 4%24,350 SFBUFFERS/STREAMS/WETLANDS/WALKWAYS/STORM PONDS~ 26%206,133 SFPARKING ANDASSOCIATEDLANDSCAPING~ 52%420,074 SF
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COSTCOWAREHOUSEON-SITEDESIGNDEVELOPMENT999LAKEDRIVEISSAQUAH,WA98027TEL:(425)313-8100COSTCOWHOLESALECORPORATIONEXISTINGON-SITEUTILITIES4
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VICINITYMAPFIGURE1NOT TO SCALE
LANDUSEMAPFIGURE2
ZONINGMAPNOT TO SCALE FIGURE3
COSTCO
BOZEMAN, MONTANA
406-586-8834 USGS TOPO MAP FIGURE 4
NOT TO SCALE
COSTCO
BOZEMAN, MONTANA
406-586-8834 WETLAND DELINEATION FIGURE 5
EXISTINGWATERFEATURESFIGURE6
SOILSURVEYMAPFIGURE7
COSTCO
BOZEMAN, MONTANA
406-586-8834 SOIL SURVEY TABLE FIGURE 7A
OFF-SITEUTILITIESFIGURE8