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Home My WebLink About17412 Application Materials & Plans COSTCO BOZEMAN ADDITION PRELIMINARY PLANNED UNIT DEVELOPMENT CW #16-0115 Applicant: Costco Wholesale Corporation 999 Lake Drive Issaquah, WA 98027 TEL: (425) 313-8100 Prepared for: City of Bozeman PO Box 1230 Bozeman, MT 59771 Prepared by: 2090 Stadium Drive 1101 Second Ave. Ste. 100 Bozeman, MT 59715 Seattle, WA 98101 August 15, 2017 406-586-8834 ■800-865-9847 (fax)■2090 Stadium Drive ■Bozeman, Montana 59715 ■www.dowl.com August 15, 2017 Rec. No. 4522.11841.01 Ms. Rebecca OwensPlanning OfficeCity of BozemanP.O. Box 1230Bozeman, MT 59771 RE: Costco Bozeman Addition – Preliminary Planned Unit Development (PUDC #17181) Dear Ms. Owens: On behalf of Costco Wholesale, Inc., DOWL and MG2 are pleased to submit the attached preliminary planned unit development for Lot 1 Minor Subdivision No. 210 and Tract E-1 Certificate of Survey 1827, located in the Northeast 1/4 of Section 35, T1S, R5E, P.M.M., Gallatin County, Montana. This application has been prepared per the PUD Preliminary Plan Checklist ‘PUDP’. If you have any questions or require additional information please feel free to contact our office. Sincerely,DOWL Zach Lowe, P.E. Senior Project Manager enclosure(s): As stated c:Steve Bullock (MG2)Peter Kahn (Costco) VICINITY MAPFIGURE 1 NOT TO SCALE PUDP Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: PUD PRELIMINARY 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. Complete materials required by the SP1 checklist. Materials and plans that include all the required items listed in the preliminary PUD 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. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1and materials APPLICATION FEE Base fee $1,616 If includes dwellings add: $94 per dwelling unit If includes nonresidential uses add: $292 per 1000 square feet of nonresidential gross building space. PUD PRELIMINARY PLAN CHECKLIST A Planned United Development (PUD) Preliminary Plan review is the second 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 preliminary plat application shall also be submitted concurrent with this application. 1. Overall project narrative providing a thorough and extensive description of the overall project including design intent, project goals, project timefra me, proposed uses, site improvements and buildings. 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. 3. Name, mailing address and full contact information for project team including: owner, developer, architect, civil engineer, landscape architect/designer and electrical engineer. 4. A title report for subdivision or proposed subdivision guarantee with all current property ownership. 5. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about proposed uses, adjacent land uses and the uses of land within one-half mile of the subject parcel of land both existing and proposed. This shall be in narrative and/or table formats. Provide the following supporting maps: exis ting land use map, See chapters 1,2 & 3 for required narrative. See chapter 1 for a list of the proposed relaxations. See chapter 1 for a listingof the project team contact information. See appendix A for title report. Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: community plan land use designation map, city zoning map, neighborhood and entryway overlay map for property showing conditions within 200 feet of the project boundaries. 6. Overall land use ratios for: a. existing footprints of existing buildings and structures b. proposed buildings and structures c. driveways and parking areas d. streets, roads and alleys with areas of rights of way identified separately e. private open spaces for residential uses f. landscape areas g. city parkland 7. Overall project floor area ratio (FAR) and net residential density. 8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping. 9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries including detailed limits of construction and approaches to mitigate any conflicts with phase boundaries and site safety and function. 10. Phasing table that shows phase area and data for each phase including: area in acres and square feet, lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right of way, common opens space, landscaped area, PUD open space square feet and percentage of total , PUD performance points by type and parking space requirements. 11. Table of proposed buildings include phase information, footprint, gross square footage, stories, whether building is existing or proposed, and building use designations by building floor. 12. Colored aerial vicinity map within one-half mile of the site with project site and other significant community facilities, streets, trails, watercourses, railways, highways and other applicable features identified by name. 13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation including vehicular, bike, and pedestrian facilities. 14. Statements of objectives and conformance to city policy and plans: a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD; b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to future ownership of all or portions of the PUD; c. Estimate of number of employees for business, commercial, and industrial uses; d. Description of rational behind the assumptions and choices made by the applicant; e. The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section; any variance from the criterion shall be described; f. Detailed description of how conflicts between land uses are being avoided or mitigated; g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste recycling). 15. If not provided by subdivision application materials, physiographic data and summaries for: landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If the project is a brown field site, provide site history, data and copies of any environmental site See chapters 2,4 & 5 for requested information. NA NA NA See Site Plan See Site Plan See Site Plan See chapter 2 See chapter 2, project is not proposed to be a phased project. NA, not a phased project. NA, not a phased project. See Architectural Site Plan. See Figure 1 - Vicinity Map See appendix B for color site illustration. See chapter 3 See chapter 3 See chapter 3 See Chapter 3 See chapter 3 See chapter 3 See chapter 3 See Landscape Plan in appendix C Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: assessments that have been completed. An approved noxious weed management plan must be submitted. 16. Narrative descriptions of site access and overall utilities including an overview, parking, existing and proposed condition of the streets providing access to the site, proposed accesses to the site and utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise facilities. 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. 18. Comprehensive Signage Plan, if applicable. 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 See chapter 4 for physical site conditions. Appendix D for Weed Management Plan. See chapter 5 NA, not a phased PUD See appendix C for sign plan. SP1 Site Plan Checklist SP1 Page 1 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands) Other Forms: PLS (plans, specifications and naming protocols) SITE PLAN CHECKLIST PLAN REQUIREMENTS ALL INFORMATION AND ITEMS BELOW MUST BE ON THE SITE PLAN SHEETS AND NOT PRESENTED AS SEPARATE ATTACHMENTS, EXCEPT NARRATIVES, LEGAL DOCUMENTS, TRAFFIC STUDIES, STORMWATER, SEWER, WATER AND WETLAND REPORTS, IF PROVIDED. GENERAL PROJECT INFORMATION 1. Project narrative describing the project type, project intent, proposed use scope, size (dwelling units, building size, total number of and type of buildings, number of total parking spaces) and phasing discussion, if applicable. The narrative must include a response to the City’s conceptual or informal review comments. 2. Name of project/development. 3. Name and mailing address of developer and owner. 4. Name and mailing address of project team: engineer, architect, landscape architect, planner, etc. 5. Location of project/development by full street address/full legal description. 6. Location/vicinity map, including area within one-half mile of the site. 7. A construction route map showing how materials and heavy equipment will travel to and from the site. SITE PLAN DATA 8. Boundary line of property with dimensions. 9. Date of plan preparation and changes. 10. North point indicator. 11. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 12. Parcel size(s) in gross acres and square feet. 13. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. 14. Location, percentage of parcel(s) and total site, and square footage of the following: a. Existing and proposed buildings and structures. b. Driveway circulation and parking areas. c. Landscaped areas. d. Private residential open space, provide boundary/ies and dimensions of each space provided (if residential requirement). Provide a summary total and calculation including all types of dwelling units identified by number of bedrooms and total open space required for each and provided for each. e. City Parkland. f. Other public lands (school sites, public access greenway corridors, trail corridors, etc.). See Chapter 1 of PUD. See Architectural Site Plan. See Chapter 1 of PUD. See Chapter 1of PUD. See Architectural Site Plan. See Architectural Site Plan and Figure 1 - Vicinity Map in PUD. See Civil Site Plan. See sheet 2 of the Civil Site Plans. See Architectural and Civil Site Plans. See Site Plans. See sheet 2 of the Civil Site Plans. See Architectural Site Plan. See Architectural Site Plan. See Architectural Site Plan. See Architectural Site Plan. NA NA NA Site Plan Checklist SP1 Page 2 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 15. Addressing plan for multi-building developments, high density multi-household projects and/or nontraditional frontage/ access lots or building locations. Addressing plan must be coordinated with the Engineering Division and the Fire Department prior to application. 16. Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel. The density per parcel must be presented as net residential density per Section 38.42.2020 BMC. SITE PLAN DETAILS The location, identification and dimensions of the following existing and proposed data, onsite and to a distance outside the site boundary as specifically stated, exclusive of public rights-of-way. 17. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. 18. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, onsite and within 200 feet of the site. 19. Existing zoning onsite and within 200 feet of the site. 20. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. The full width of the street including curb, gutter, sidewalk, drive approaches, intersections and street lighting must be shown for both sides of any street. 21. On site streets and rights of way. Including curb gutter, sidewalks, and street lights. 22. Ingress and egress points including access details. 23. Traffic flow on site. 24. Traffic flow off site. 25. Calculation of required parking. Must correlate with the areas shown on the building floor plans. All proposed reductions or adjustments must be clearly cited to the BMC and shown in the parking calculation. If part of a larger development with shared parking demonstrate adequate capacity in common parking area and overall parking calculation. Joint use and offsite parking require additional analysis and materials, see Sections 38.25.050 and 38.25.060 BMC. 26. All parking facilities, including parking spaces, driveway circulation aisles, drive accesses, covered and uncovered bicycle parking and bicycle rack type and details, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking (delineated by a 24’ long under interrupted space(s) directly adjacent to the project site outside of site vision triangles and hydrant locations), number of employee and non-employee parking spaces, existing and proposed. 27. Parking facility details including curb, gutter, sidewalk, crosswalks, asphalt, striping, signage (compact, no parking, employee, electric vehicle, etc.) and fire lanes. Fire lane curb painting and signage locations and signage details must be clearly shown. 28. Required yards and setbacks, building footprint(s) and any proposed encroachments. Any yard or property line encroachments must be clearly shown and be noted with encroachment type e.g. awning, cantilever, lighting, eave, etc. 29. Utilities and utility rights of way and easements onsite and within 50 feet of the site, including: a. Electric. b. Natural gas. c. Telephone, cable, fiber and similar utilities. d. Water. e. Sewer (sanitary, treated effluent and storm). Plans must show all locations of existing and new services showing the connection to the source/main, route to the building and the entrance location into the building. NA NA NA See Topography Survey and Civil Site Plan. See Figure 4 - Zoning Map. See Topography Survey. See Boundary Information Map, Topography Survey Map and Civil Site Plan. See Site Plans. See Architectural and Civil Site Plans for access and parking configuration. See chapter 5 of the narrative for discussion and figures of off site traffic flow. See Architectural Site Plan. See Architectural and Civil Site Plans. See Civil Site Plan. See Architectural Site Plan. See Boundary Information Map and Civil Site Plan. Site Plan Checklist SP1 Page 3 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 30. Locations of ground mounted equipment including HVAC equipment, condensers, generators or other accessory equipment. Screening details are required under building design. 31. Surface water onsite and within 150 feet of the site, including: a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). b Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or wetland delineation report; note classification of each feature on plans). Provide wetland delineation report to support boundary location. Wetland delineations must be in compliance with Section 38.30 BMC. c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis. d. A floodplain analysis report in compliance with Section 38.31 BMC. 32. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Division, or in compliance with Section 14 BMC storm drainage ordinance and best management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with Section 38.23.080 BMC including providing cross sections identifying depth and slopes for each facility. 33. If off site common subdivision stormwater facilities are proposed to be used to support the site development the engineer must provide a capacity analysis to confirm that the stormwater capacity provided in the subdivision design is adequate to accommodate the project. 34. Stormwater maintenance plans prepared the designing engineer. 35. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate). b. The downstream conditions (developed available drainageways, etc.). c. Any downstream restrictions. 36. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features on site and within 50 feet of the site. 37. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict. 38. Provision for handicapped accessibility, including but not limited to the designated ADA accessible route(s) including ramps, parking spaces, handrails and curb cuts, signage and construction details of each and the applicant’s certification of ADA compliance. A certification block must be provided on the plan sheets. 39. Fences, retaining or freestanding walls, railings and handrails, including typical details. 40. Permanent trash enclosure and recycling collection areas, including typical details including plan view, door details and elevations. 42. Construction management plan including construction period material staging, spoils location and construction trash enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is proposed, a timeline for removal must be provided. 43. Sidewalk, curb, asphalt section and drive approach construction details. 44. Location and extent of snow storage areas. 45. Location and extent of street vision triangles including adjacent street intersections and all alley and driveway access points. Extend site vision triangles to the center of the street. See Architectural Site Plan. See Topography Survey, Civil Site Plan, and Wetland Delineation Plan. NA, no floodplain in vicinity See appendix H - Flood Hazard Analysis See Grading Plan and Drainage Plan. See Figure 8 - Existing Water Features. NA See Appendix G - Storm Water Management Plan See Appendix H - Flood Hazard Analysis NA See Architectural Site Plan. See Architectural Site Plan. See Architectural Site Plan. See Architectural Site Plan. See Construction Management Plan in appendix C. See Civil Site Details See Architectural Site Plan See Civil Site Plan. Site Plan Checklist SP1 Page 4 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 46. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. 47. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites onsite and within100 feet of the site. 48. Major public facilities, including schools, parks, shared use pathways, trails, etc. onsite and within a 200 feet of the site. PARKLAND AND AFFORDABLE HOUSING 49. If residential units are proposed, provide the required parkland for the development, including the parkland calculation per Chapter 38, Article 27 BMC (Park and Recreation Requirements) in a table format, see table format in the PLS form. 50. If cash in lieu is proposed provide the following:, a through calculation including the base parkland requirement and any net based upon maximum density; narrative addressing the findings the Commission must make to grant cash in lieu, and the appraisal per Section 38.27.030 BMC. If approved by the Commission payment may be made prior to final approval. 51. If parkland is proposed on or offsite a park plan must be submitted consistent with Section 38.41.060.A.16 BMC. 52. Source and amount of parkland credit to be used if previously provided. If parkland credit source is from a subdivision confirm the amount provided and provide detailed phase information as required in table format outlined in the PLS document. 53. Describe how the site plan will satisfy any affordable housing requirements of Section 38.43, BMC which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to the Section 38.43, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 14. LIGHTING DETAILS 54. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. 55. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information 10 feet past the property boundaries and rights of way. For fueling canopies a separate photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. The property boundary must be clearly shown on all photometric plans. 56. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. The detail must demonstrate compliance with full cut off requirements in Section 38.23.150. BUILDING DESIGN AND SIGNAGE 57. Front, rear and side elevations of all buildings, structures (accessory buildings, trash enclosures, car ports, etc.), fences and walls that match the topography of the site. Elevations must include the total height dimensions and roof pitches and be labeled by direction (N,S,E,W) for all structures. Show utility panels, gas meters, open stairways, exterior building mounted lighting and weather protection such as awnings and other projections from the exterior building walls. Building elevations must include all proposed exterior building materials for all structures depicted accurately and must be keyed to a color and materials palette. See the PLS form for more information on the color and material palette requirements. See Wetland Delineation Plan. See Appendix K - Montana Historical Society. NA NA NA NA NA See Lighting Plans in Architectural Plan set See Architectural Plan set. Site Plan Checklist SP1 Page 5 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 58. A section through the building to confirm the floor to ceiling and floor to floor heights on the ground floor and the overall height of the building. If the building includes a tiered ground floor provide sections that show the entirety of the building. 59. Color and material palette keyed to building elevations. Include all exterior siding, trim, roofing, doors, windows, glazing, awnings, stairs, railings, trash enclosure materials, mechanical screening, and fencing. 60. Building floor plans with areas provided in square feet and proposed use denoted for each space. 61. Block frontage designation for each street frontage, if applicable. 62. Provide elevations and details of all ground mounted accessory equipment screening and rooftop mechanical screening. 63. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note – The review of signs in conjunction with this application is only review for sign area compliance with Section 38.28 BMC. A sign permit must be obtained from the Building Division prior to installtion of any and all signs, addition design guidelines apply for signs within zoning overlay districts. LANDSCAPE PLAN A separate landscape plan shall be submitted as part of the site plan application unless the required landscape information can be included in a clear and uncluttered manner on a site plan with a scale where one inch equals 20 feet. ALL ITEMS REQUIRED IN THIS SECTION ARE REQUIRED TO BE ON THE LANDSCAPE PLAN EVEN IF PROVIDED ELSEWHERE IN THE APPLICATION. LANDSCAPE PLAN INFORMATION MUST MATCH CIVIL AND ARCHITECTURAL DRAWINGS. 64. Project name, street address, and lot and block description. 65. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany, plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state. 66. Location of existing boundary lines and dimensions of the lot. 67. Existing and proposed grade that complies with maximum allowable slope and grade. 68. Retaining wall locations and details, if applicable. 69. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of drainage features. If a watercourse setback is present on the lot it must be shown with both zone 1 and zone 2 as described in Section 38.23.100 BMC. 70. Location and size of existing and proposed streets and alleys, utility easements, utility lines (private shallow utilities and water and sewer), driveways and all sidewalks on the lot and/or adjacent to the lot. Landscape plans must demonstrate a ten foot separation between all trees and utility mains. 71. Location of all pavement, curbs, sidewalks and gutters. 72. Show location of existing and/or proposed stormwater drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.23.080.H BMC. Landscape planting details and cross section must be provided for each facility. 73. Location and extent of snow storage areas. 74. Location and extent of street vision triangles. Vision triangles must extend to the center of adjacent streets. See Landscape Plans in appendix C Site Plan Checklist SP1 Page 6 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 75. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot over 6 inches in caliper must be specifically indicated. 76. Size of planting at the time of installation and at maturity. 77. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off-street parking and loading spaces. 78. Street frontage landscaping. 79. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones (must designate zones 1 and 2) demonstrating compliance with watercourse setback planting plan requirements per Section 38.23.100 BMC unless previously provided during subdivision review landscape plan. 80. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). 81. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. Construction protection/mitigation details are required. 82. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. 83. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees) and total estimated water consumption. 84. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. 85. Tabulation of performance points earned by the plan per Section 38.26.060 BMC. STREETS AND TRAFFIC 86. Traffic study. Street, traffic, and access information required in Section 38.41.060.A.12 BMC or that the requirement is waived in writing by the Engineering Division prior to application submittal. Provide a copy of the waiver if granted. PAYBACK DISTRICTS, WATER AND WATER RIGHTS 87. The applicant must confirm if any payback districts are present on the site. If paybacks are present the applicant must provide the name of the payback district and the payment amount due prior to application submittal and present that amount for approval. Payment may be made prior to final approval. 88. Water rights information. If cash in lieu is proposed, a cash in lieu of water rights calculation and payment amount certified by the Engineering Division must be provided. Payment may be made prior to final approval. 89. If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit or exemption. CONCURRENT CONSTRUCTION 90. For eligible projects only, a separate written request to the Development Review Committee for site plan concurrent construction, if concurrent construction of on site or directly adjacent public infrastructure is proposed per Section 38.39.030.C.1 BMC. See Appendix F - Traffic Study. NA, based on City GIS mapping no payback districts located within project. See Appendix A for CIL calculation, no suitable water rights availible for transfer to City. NA See Appendix A. Site Plan Checklist SP1 Page 7 of 7 Revision Date 5-31-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 91. The concurrent construction request must be accompanied by a response to the items required in Section 38.39.030.C.1.c (1-4) BMC and a statement that the owner and developer agree that no occupancy, either temporary or final, may be issued until all on-site and off-site water, sewer and street or drive improvements are installed and accepted and approved as applicable by the City. Written approval from the Fire Department is required with the response to code items noted above. DEVIATIONS If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application must be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 92. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. 93. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. 94. For deviations in the Neighborhood Conservation Overlay a deviation narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of Chapter 38, BMC; b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation a response to the criteria must be provided for each deviation. 95. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards; b. How the deviation will be consistent with the intent and purpose of Article 17, Chapter 38 BMC; and c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design Objectives Plan, 2005) for the particular entryway corridor If more than one deviation, a response to the criteria must be provided for each deviation. DEPARTURES 96. For departures, a departure narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria. If more than one departure, a summary and response to the criteria must be provided for each departure. 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 NA NA NA NA NA WR Wetland Review Application WR Page 1 of 1 Revision Date 4-20-17 Required Forms: A1 Recommended Forms: Required Forms: WETLAND REVIEW REQUIRED MATERIALS APPLICATION SETS One set is required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets if the wetland review is independent of another review. If the wetland review is part of another type of application, such as a subdivision or site plan review, provide the number of sets and copies required by the primary application checklist. Complete and signed development review application form A1. Only if independent of another review. Plan sets that include all required items listed on the wetland checklist listed below. Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. STATUTE The following information must be submitted for all activities proposed in or adjacent to regulated wetland areas. Section 38.30 BMC includes the wetlands regulations for the City of Bozeman. The regulations provide specific guidelines and methods to identify whether an area is a wetland and to determine the boundary between wetlands and uplands. The city’s wetlands regulations apply to both wetlands with a direct hydrologic connections to “waters of the U.S.” and to isolated wetlands with no direct connection to a water of the U.S. and that exhibit positive wetland indicators for all three wetland parameters. APPLICATION FEE No fee required WETLAND REVIEW CHECKLIST 1. A description of the proposed activity. 2. A description of why avoidance and less damaging alternatives have been rejected, if applicable. 3. Wetland delineation report complying with the requirements of Section 38.30 BMC. 3. A site plan which shows the delineated wetland boundary, the property boundary, all existing and proposed structures, streets and hardscape including sidewalks and pathways, watercourses and drainage ways on and within 100 feet of the property. Include the date of preparation and any revisions and north point indicator. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. The wetland boundary must be keyed to a wetland delineation report. 4. The exact locations and specifications for all proposed regulated activities and the direct and indirect impact of such activities. 5. The source, type and method of transport and disposal of any fill materials to be used, and certification that he placement of fill material will not violate any applicable state or federal statutes and regulations. 6. Copies of any Section 404 wetland permits submitted or already obtained for the site. 7. Any historical information regarding wetland permitting or mitigation on the site. 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 X X X See Appendix I - Wetlands for response to items 1 - 7 below. 1 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 6 DOWL, Bozeman MT MG2, Seattle WA Chapter 1 - Introduction Legal Description Lot 1 Minor Subdivision No. 210; and Tract E-1 Certificate of Survey 1827. Location The Costco Bozeman Addition PUD is located in Bozeman, Montana within Lot 1 Minor Subdivision No. 210 and Tract E-1 Certificate of Survey 1827, in the East ½ of Section 35, and the Southeast ¼ of Section 26, Township 1 South, Range 5 East, P.M.M., Gallatin County, Montana. The property is physically identified as the 18.41-acre parcel bounded by Catron Street (south), Catamount Street (north), Lot 2 Minor Subdivision No. 210 and Valley Center Road (east), and Cattail Creek Subdivision (west). 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 and the fact that Costco would like all their members in SW Montana to have the same benefits and services Costco provides in other newer markets and facilities, are some of the reasons Costco desires to perform an addition to their Bozeman warehouse. 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 their members. Along with that, the smaller warehouse does not have the space to provide some of the additional services that are typically provided, such as, multiple hearing and optical booths. All these things limit Costco from providing their members with all the benefits that a Costco Membership should provide. 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; Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 7 DOWL, Bozeman MT MG2, Seattle WA · 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 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 150,000-166,000 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 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 their 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. · 150 new parking stalls are added to the site. · Catamount Street is improved. · A new driveway is provided for the site that connects to Catamount Street and aligns with the existing driveway for Comfort Inn and Suites. · The public trail on the west side of the Costco property is extended to Catamount Street. · A trail along Valley Center Road and the neighboring stream is installed across the portion of property that Costco will own. · Pedestrian connectivity is provided in the new parking area and enhanced in 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. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 8 DOWL, Bozeman MT MG2, Seattle WA · 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. 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 Costco’s warehouse functions as a regional facility and the region is experiencing high growth is driving the need for a larger warehouse. 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 throughout the Bozeman/SW Montana area. 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 712 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 (Retail Store - 1 stall/300 sf of building), a minimum of 501 spaces are required, or a maximum of 626 spaces. Reason for Relaxation – Costco is a unique commercial business in terms of the nature of their product (bulk) and duration of their customer’s visits. Customer visits are frequently of a longer duration compared to many other smaller retailers, with customers often staying in the store for over an hour at a time. This cycle time means that parking stalls are not turning over as quickly as they do for other retailers like a typical grocery store. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 9 DOWL, Bozeman MT MG2, Seattle WA Although Costco could complete the project with 625 parking stalls and be compliant with code and save themselves development costs, they truly believe that more parking stalls are needed. Even if it costs them more money and they have to subject themselves to the more rigorous test of gaining approval of a code relaxation. Costco Wholesale is committed to providing sufficient parking on site to meet the development’s needs for several key reasons: · 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; · To ensure that congestion, circulation, or parking constraints on their site do not negatively impact operations or safety on the surrounding transportation system. · To provide a high level of customer service for their members; and · To maintain successful business operations; 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 1 parking stall per every 300 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 150 new parking stalls are being added, which results in a total of 712 parking stalls. This equates to 4.75 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 in general and this site in particular. The existing Billings, Bozeman , Helena, Kalispell, and Missoula Costco sites all have on site parking ratios that equate to 4.16 to 4.93/1,000 sf. Therefore, the proposed increase in parking stalls on-site with the Costco expansion is reasonable and consistent with their other Montana warehouses. Response to Conceptual Review Comments See Appendix A for responses to City's Design Review Board (DRB) and Development Review Committee (DRC) comments. Applicants of the Planned Unit Development Owner 1, Costco Wholesale for existing Costco parcel, Peter Kahn, VP Real Estate Development 999 Lake Drive Owner 2, Cutthroat Partners LLC for northern 4 acre parcel Costco is in the process of purchasing. Cutthroat Partners LLC Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 10 DOWL, Bozeman MT MG2, Seattle WA Issaquah, WA 98027 425-313-6052 pkahn@costco.com 300 E Griffin Drive Bozeman, MT 59715 406-587-0702 dana@storydist.com Developer, Costco Wholesale, same as above Architect, MG2, (Architect) Steve Bullock 1101 2nd Ave, Seattle, WA 98101 206-962-6614 steve.bullock@mg2.com Civil Engineer, DOWL, (Civil Engineer) Clint Litle, PE 2090 Stadium Dr, Bozeman, MT 59715 406-586-8834 clitle@dowl.com Landscape Architect Weisman Design Group (WDG, Landscape Architect) Dan Harvey 2329 E Madison St Seattle, WA 98112 206-322-1732 dan@wdginc.com Electrical Engineer TEI(Electrical Engineer) Hardy Widjaja 830 N Riverside Dr #200 Renton, WA 98057 425-970-3753 hwidjaja@tei-engineering.com Title Report See appendix A for a copy of the project title report. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 11 DOWL, Bozeman MT MG2, Seattle WA Chapter 2 – Site Conditions 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. Ultimately it will be combined with the southern Costco property to form one 18.4 acre parcel. LAND USE MAPFIGURE 2 COMMUNITY PLAN NOT TO SCALE FIGURE 3 ZONING MAPFIGURE 4 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 15 DOWL, Bozeman MT MG2, Seattle WA 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 current Costco parcel is zoned B-2 Community Business District (See Figure #4) 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. The 4.66 acre northern parcel, which Costco is in the process of purchasing, is located in the County. Costco initiated the annexation process and concurrent zoning and the City Commissioners have approved the annexation and established B-2 as the appropriate zoning. Further, they allowed Costco six months before recording the annexation and rezone to ensure that the results of the PUD would allow them to do what they intend to do with the property. Interstate 90 Entryway Corridor The Costco project is located within the Interstate 90 Entryway Corridor, as defined by the Bozeman Design Objectives Plan, February 14, 2005. The Costco PUD responds to the entryway objectives and guidelines as follows: Design Objectives Neighborhood · Consideration should be given to improvements that would either direct attention to the north or screen foreground views toward the south. Response: The proposed building addition will not direct attention to the north or block/screen views to the south. Because the addition just extends the building to the north and maintains its east/west extent it does not block any views to the south. Further, as I-90 wraps around Costco on the north and then the east, it is still over 1,250 feet away from Costco at its nearest point and there are six buildings located between the highway and Costco’s warehouse making it extremely difficult to see and diminishing any views from or to the highway. From the NW, which is the only place Motel to north of Costco on Catamount Street Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 16 DOWL, Bozeman MT MG2, Seattle WA that currently has any unobstructed views between I-90 and Costco, the distance is 2,000 feet or greater minimizing any view impacts. Site · The various industrial/storage yards on the south side of this corridor should be buffered. Response: Costco is not proposing any exterior storage yards · The city should have the State Highway Department add-City Center" signs to exit signs at North 7th and East Main. Response: This does not apply to Costco. Buildings · Because of the dramatic views of mountains, any buildings constructed should use muted color schemes. Response: The proposed building design is intended to raise the quality of design for the warehouse in an understated way. Our intent is to continue to use the muted natural color palette already use on the building · Consider properties that face the interstate in a more general way. For example. some of the guidelines in Chapter 3 that address architectural character and building details may be less relevant. Response: We are bringing the current legally established building more into compliance with the current Bozeman Design Objectives Plan particularly as it pertains to Building Character and Primary Building Entrance. Guidelines for Interstate 90 1. The highway edge should be primarily "natural" in character with native trees and related plantings at interchanges. Response: Costco’s property does not share an edge with the highway. 2. Provide site and building improvements to the side of the buildings that face the Interstate. · Buffer parking and service areas from the interstate. Response: Significant landscaping is proposed to buffer parking from adjacent roads and the interstate. · Consider providing an entrance feature on the sides of buildings that face the interstate. Response: One of Costco’s wall mounted sign faces the interstate providing wayfinding queues for potential customers that are not familiar with the site. · Screen mechanical equipment that can be viewed from above. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 17 DOWL, Bozeman MT MG2, Seattle WA Response: No new mechanical equipment can be viewed from above. 3. Reduce the visual impact of industrial operations. · Provide landscape buffers in areas of equipment and product storage. Response: There will be no external product or equipment storage. · Service areas that involve the transfer of goods should also be screened from view. Response: Costco’s receiving area is completely screened from the highway. Further, the receiving area is not an element of the existing building that is proposed to be changed with this addition. ENTRYWAY CORRIDORFIGURE 5 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 19 DOWL, Bozeman MT MG2, Seattle WA Overall Project Floor Area Ratio Site Area = 800,854 square feet, Building Area = 150,297 square feet, FAR 1:5.33 Development Schedule The Costco PUD is a single phase project. Construction of improvements are proposed for April through November 2018. Overall Site Illustration See Appendix B for color illustration of the project site. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 20 DOWL, Bozeman MT MG2, Seattle WA Chapter 3– Statement and Conformance to City and Plans Applicable City land use policies and objectives achieved by the proposed plan To maintain consistency with adjacent commercial land uses, the proposed building addition, parking lot and landscaping will be designed to maintain the existing commercial form and character of the Interstate 90 Entryway Corridor. The PUD shall also development pedestrian features to enhance connectively to the adjoining businesses utilizing internal sidewalks and boundary trails routed through private common space. Private open space will also be provided to address a watercourse relocation and low impact storm water treatment facilities. The Following is a summary of how PUD addresses the applicable Bozeman Community Plan Land Use Goals and Objectives Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. Response: The Costco PUD is part of a regional service center in the Interstate 90 Entryway Corridor. The PUD will be developed consistent with the existing uses and the entryway plan maintaining and enhancing the existing sense of place of the corridor. Objective LU-1.1: The land use map and attendant policies shall be the official guide for the development of the City and shall be implemented through zoning regulations, capital improvements, subdivision regulations, coordination with other governmental entities, and other implementation strategies. Response: The land use and zoning within the proposed Costco PUD is in compliance with the adopted growth policy and the Bozeman Community Plan. This was also verified and validated with the Annexation and Rezone process. Objective LU-1.2: Review and revise regulatory standards and City policies to ensure that develop advances the vision, goals, and objectives of this plan, and sprawl, as defined in Appendix K, is discouraged. Response: The PUD is being permitted in compliance with current City, State and Federal requirements. Objective LU-1.3: Encourage positive citizen involvement in their neighborhood and community. Response: All PUD public hearings will be noticed per City standards. Objective LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. Response: The Costco PUD is an infill project. The proposed building addition and added parking utilize an existing vacant parcel that is surrounded by Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 21 DOWL, Bozeman MT MG2, Seattle WA commercial and apartment style development. This parcel has several existing features that would make it difficult to develop as a standalone project. Such as, a 12” Northwestern Energy gas pipeline that bisects the property, wetlands and two watercourses. The proposed PUD will develop this vacate parcel to its highest and best use. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options. Response: The Costco PUD is part of a regional service center comprised of large commercial enterprises which are not of a scale and nature appropriate for a neighborhood commercial area. By being a part of a large regional service center the PUD still provides transportation and infrastructure efficiency, while minimizing impacts on residential areas. Objective LU-2.1: Locate high density community scale service centers on a one mile radius, and neighborhood service centers on a one-half mile radius, to facilitate the efficient use of transportation and public services in providing employment, residential, and other essential uses. Response: See response to LU-2 above. Objective LU-2.2: Provide for a limited number of carefully sited regional service centers which are appropriately sized and serviced by adequate infrastructure. Response: As mentioned above the Costco PUD is part of a regional service center comprised of large commercial enterprises. The area has excellent transportation facilities with direct access to the North 19th Avenue and I-90 interchange. The area is also well serviced by public and private municipal facilities. Goal LU-4: Sustainability, Natural Environment and Aesthetics – Ensure adequate review of individual and cumulative environmental and aesthetic effects of development to preserve the viewsheds, natural functions, and beauty which are a fundamental element of Bozeman’s character. Design and development in a quantifiably sustainable manner are desirable. Response: The Costco PUD will be reviewed and permitted in compliance with current City, State (MDEQ), Corp of Engineers and Conservation District requirements. Objective LU-4.1: Protect important wildlife habitats, and natural areas which provide for beneficial functions, such as floodplains. Response: Any impacts to environmentally sensitive areas within the PUD such as watercourse and wetlands will be permitted through the Army Corp of Engineers, MDEQ and the Conservation District. The northwest corner of the site will be a private common open space to facilitate a watercourse relocation and associated setback along with storm water treatment ponds. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 22 DOWL, Bozeman MT MG2, Seattle WA Objective LU-4.2: Protect the viewshed, including ridgelines, surrounding and within Bozeman to preserve the natural character and mountain setting which helps to make Bozeman unique. Response: The proposed building addition is similar in height to the adjacent motels, commercial buildings and apartment buildings and will not encroach into the view shed to any extent greater than the surrounding buildings. Objective LU-4.4: Review and revise the City’s regulations to encourage and support sustainability in new construction and rehabilitation or redevelopment of existing areas. Response: With the construction of their proposed addition Costco intends to use sustainable approaches for both their own benefit and for the community. Recycled steel will be used for the structure and much of the updated building envelope. Mechanical systems in the building and lighting on the site will be upgraded to low energy fixtures and incorporate energy monitoring and recovery to further conserve energy and meet this objective. Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including streets, alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Shared use, underground, or other structured parking is recommended to reduce surface parking area. Response: The Costco PUD is located within an area with an established grid transportation system. Objective LU-4.7: Stormwater systems should be designed using Low Impact Development principles. Response: The proposed PUD stormwater treatment system has implemented Low Impact Development features such as a multi-cell pond with a fore bay to retain the initial 0.5-inch of runoff and a mechanical device which will remove 80% of suspended solids (Contech CDS treatment unit or equal) to be located below the orifice structure at the pond discharge. This configuration will provide Existing motel to east of Costco of similar height and scale Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 23 DOWL, Bozeman MT MG2, Seattle WA superior treatment to a pond alone with solids removal in the pond and floatables and oil removal in the mechanical treatment unit. Objective LU-4.8: Promote the efficient use of water, energy, land, human resources, and natural resources and protect water supply quantity and quality. Response: As mentioned on LU 4.4 Costco intends on upgrading equipment in their building that allows for energy monitoring and heat recovery to minimize their use/waste of energy. Further, any upgraded equipment that uses water will use low flow technology minimize the use of water as a natural resource. Goal C-5: Public Landscaping and Architecture— Enhance the urban appearance and environment through the use of architectural excellence, landscaping, trees and open space. Objective C-5.1: Provide street trees in all public rights of way to establish a human scale to transportation corridors. Response: The existing portions of the PUD are fully landscaped with established mature street trees, shrubs and lawn areas. Any new streetscape areas will be landscaped consistent with the Interstate 90 Entryway Corridor standards. Objective C-5.4: Continue to develop the design guidelines to provide direction to naturalizing stormwater systems and integrating them into the landscape as an amenity Response: The PUD will relocate an existing watercourse located in the northwest corner of the project. The relocation has been designed to be curve linear with natural stream meanders. The relocation will be permitted through a 310 permit by the Conservation District. Goal ED-1: Promote and encourage the continued development of Bozeman as a vital economic center. Objective ED-1.1: Support business creation, retention, and expansion. Emphasize small businesses, ‘green’ businesses, and e-businesses. Response: The Costco PUD is the expansion of an existing business. The existing Costco warehouse was opened for business in 1997. Typical existing landscape island Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 24 DOWL, Bozeman MT MG2, Seattle WA 45 Statement of Proposed Ownership. The Costco PUD is being developed by Costco Wholesale Corporation. The property within the PUD will remain under sole ownership of the Costco Wholesale Corporation. It is the intent of the entity to improve the site as proposed in the Planned Unit Development. In conjunction with the development of the site Costco proposes to consolidate the two parcels of record through an exempt certificate of survey The private open space within the PUD will also remain under the sole ownership of Costco. The private open space within the PUD will be the pedestrian trails corridors along the west and east property lines of the property and the 1.6 acre watercourse / storm water area located at the northwest corner of the site. Costco will maintain the aforementioned trail corridors and water course areas. Estimate of Number of Employees Costco will employ between 300-350 employees with the completion of this project. Description of rationale behind the assumptions and choices made by the applicant The assumptions and choices of the Costco P.U.D. are to create a place that is consistent with the Interstate 90 Entryway Corridor, specific to the landscape and commercial character of the area. Since its inception the Interstate 90 Entryway Corridor and associated businesses (including Costco) has developed into an important regional service center that attracts thousands of business patrons to the Bozeman area every year, patrons that not only frequent the North 19th Avenue businesses but the entire Bozeman business community. Because of this, the North 19th Avenue area has become a critical regional service center consistent with Objective LU-2.2 of the Bozeman Community Plan, which states “Provide for a limited number of carefully sited regional service centers which are appropriately sized and serviced by adequate infrastructure. Design Objectives and Criteria Section 38.20.090.E UDC E. Design objectives and PUD review criteria. 1. The city will determine compatibility of a project based upon the evidence presented during evaluation of the community design objectives and criteria of this chapter. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 25 DOWL, Bozeman MT MG2, Seattle WA Response: It is the intent of this PUD to comply with all city design standards, requirements and specifications with the exception of the two requested relaxations listed in Chapter 1 of this application. (2) Does the project preserve or replace existing natural vegetation? Response: Yes, the project will provide extensive landscaping and watercourse improvements. The current stream resembles more of a straight line irrigation ditch. Our proposal reestablishes the stream as a naturally meandering stream bed with associated native vegetation and wetland features. (3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Response: This PUD includes the existing Costco warehouse, circulation, parking, open space and landscape improvements. The PUD proposes improvements to these elements that will improve the efficiency, functionality, organization and cohesiveness of the site. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? Response: As mentioned above, this PUD includes the existing Costco warehouse and associated improvements. The project will improve energy efficiency by up-dating refrigeration and lighting facilities. (5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? Response: N/A Existing watercourse to be realigned Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 26 DOWL, Bozeman MT MG2, Seattle WA (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. Response: N/A (7) Performance. All PUDs shall earn at least 20 performance points. Nonresidential developments within the North 19th Avenue/Oak Street corridor shall earn 30 points. Points may be earned in any combination of the following. The applicant shall select the combination of methods but the city may require documentation of performance, modifications to the configuration of open space, or other assurances that the options selected shall perform adequately. (b) Additional open space. (i) One point for each percent of the project area that is provided as non-public open space; or 1¼ points for each percent of the project area that is provided as publicly accessible open space. Response: The Costco PUD provides 2.8 acres of usable open space (excludes setbacks) located along the west property line, northwest and northeast corners of the property. The open space is access by public trails. The 2.8 acres of open space equals 15.90% of the net project area, generating 15.90 PUD performance points. (f) Inclusion of a low impact development plan (6 points) that includes the following: (i) On-site stormwater treatment systems that exceed the requirements of chapter 40, article 4, Stormwater, including but not limited to: incorporating drainage methods and technologies that treat, detain and/or infiltrate stormwater as close as possible to the source of run- off and the use of natural drainage systems across sites, rather than underground closed-pipe systems to the extent feasible. Natural drainage systems reduce the negative impacts of stormwater runoff by Existing open space along west property line Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 27 DOWL, Bozeman MT MG2, Seattle WA redesigning residential streets to take advantage of plants, trees, and soils to clean runoff and manage stormwater flows. Vegetated swales, stormwater cascades, and small wetland ponds allow soils to absorb water, slowing flows and filtering out many contaminants. Response: The storm system is designed to discharge directly into storm water treatment ponds located on the site adjacent to the building addition to minimize pipe flow and have storm water flow enter the natural system has quickly as possible. To enhance the storm water treatment characteristics of the natural system a mechanical device (Contech CDS treatment unit or equal) will be installed at the outlet from the storm ponds. The proposed system will remove 80% of the contaminates and will provide superior treatment. The combined pond / mechanical device system will provide for solids, floatables and oil removal. (ii) The low impact development plan shall be integrated with the snow storage and management plan. Response: Snow storage is proposed within and directly adjacent to the aforementioned storm water ponds. Providing for an integrated snow storage / drainage system. (iii) At least 75 percent of new planting should be chosen from the list of Drought Tolerant Plants & Xeriscaping in Montana (2010), produced by the Montana Nursery & Landscape Association, or approved/updated equivalent list approved by the City of Bozeman. Any species listed as noxious or invasive in the state shall be avoided. Response: Provided, see Landscape Plan for detailed design. (iv) Inclusion of weather-based irrigation controllers. Response: Provided, see Landscape Plan for detailed design. (v) Limitations in the covenants or design guidelines on the amount and type of sod permitted. Response: Provided, (no sod proposed) see Landscape Plan for detailed design. (g) Sustainable design and construction. (6 points) How do we document how many of these 6 points we get? (i) Covenants or design guidelines that include a commitment to design the majority of buildings to meet LEED certification requirements or approved equivalent certification approved by the City of Bozeman. Equivalent certification programs will also be considered during preliminary PUD review. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 28 DOWL, Bozeman MT MG2, Seattle WA Response: Being that the project is a building addition it is not practical to achieve LEED certification.. (ii) Energy use reduction. Residential covenants or design guidelines shall include a commitment to build third party certified homes, which meet guidelines that make them at least 20 percent more efficient than standard homes. Nonresidential covenants and design guidelines shall include a commitment to build and certify buildings that meet the EPA's Energy Star challenge or approved equivalent program. Equivalent programs will also be considered during Preliminary PUD review. Response: Because Costco is building the proposed addition and upgrading their existing warehouse for their own use they do not see the value in spending several hundred thousand dollars to officially certify or otherwise commission the building. However, they do agree that many components of LEED or other sustainable approaches are excellent business and development best practices. In most cases, when Costco builds a new building, that building can qualify as a LEED Certified or LEED Silver building because of the different systems, design approaches and construction practices that Costco employs. In this case, an addition to an existing warehouse, Costco intends to replace much of the older less energy efficient equipment with new energy star rated equipment. Another signature element of their energy reduction strategy are skylights and LED lighting fixtures. Due to the nature of the proposed building addition Costco will utilize a combination of skylights and LED fixtures to minimize their energy usage for lighting. Their overall building and energy management system will control the number of fixtures that are on based on the amount of light that is entering the warehouse through the skylights. The warehouse energy management system also monitors other equipment used throughout the warehouse to determine heating and cooling needs along with unusual usage patterns. (iii) Water use reduction. Covenants or design guidelines shall include a commitment to use EPA's WaterSense certified products for all kitchen, bathroom and irrigation hardware. Equivalent programs will also be considered during preliminary PUD review. Response: With the same approach as identified above, Costco is committed to installing systems and using products that reduce their water usage and overall cost to operate and maintain their facility. For this project Costco intends to implement a number of measures related to monitoring and reducing water use. First, they will install a water use and leak detection system called Apana. This system, which includes a number of flow meters installed around the site, allows Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 29 DOWL, Bozeman MT MG2, Seattle WA Costco to monitor the water usage, and be able to identify when and where atypical usage or leaks are occurring for both the warehouse and landscaping irrigation. Further, all newly installed equipment that uses water, including a new drip irrigation system, will be low flow/low use equipment. (iv) Provision of solar, wind or other alternative energy sources or participation in an approved cash-in-lieu program. A coordinated and detailed plan on how the development will address this component shall be submitted. Response: No solar or other alternate energy sources proposed. (h) Integrated and coordinated way-finding measures beyond minimum requirements within the overall project. (4 points) Response: The up-dated parking / pedestrian circulation plan (see Site Plans) significantly improves pedestrian way-finding with the use of pedestrian sidewalks and crosswalks. (i) On-site recycling transfer station. (4 points) Response: No public on-site recycling proposed. However, Costco currently and will continue with the addition to recycle cardboard and biofuel by products. (j) Public transportation bus station or enhanced covered bus stop. (1 point per station or enhanced stop) Response: No public transportation proposed. (k) Streetscape improvements (6 points): Streetscape design features that exceed the minimum street standards including street furniture, pedestrian lighting, low-impact development techniques, on-street parking standards, crosswalks, landscape and planting, way- finding, public art or other design elements. Such elements must be installed as part of the street infrastructure. Existing Street Furniture in open space area Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 30 DOWL, Bozeman MT MG2, Seattle WA Response: The existing and proposed streetscape improvements exceed the minimum street standards. See Landscape and Architectural Site Plans for existing and proposed landscaping, street furniture, sidewalks and crosswalks. (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated "pad" to adjoining development? Response: Yes, the project is an infill project integrated into existing development. Based on the PUD performance point narrative provided above, Table 3.1 below provides a summary of performance points earned by the Costco PUD Table 3.1 - Performance Points Given: PUD Point Calculation: Points Required =20 Points 20 Points Calculate Number of Points Earned: Gross Area of PUD =18.41 Acres Less Area Dedicated (Road & Utility Catamount) =0.81 Acres Net Area (See Note #1) = 17.60 Acres Area of Open Space (see Note #2) West and NW Corner Open Space =2.47 Acres NE Corner Open Space =0.60 Acres Miscellaneous Open space Areas = 0.22 Acres Less Storm Water Ponds 0.49 Acres Total Open Space 2.80 Acres Open Space Percent of Net Area =15.90% Points Earned = 15.90 Points Section 38.20.090.E.7 Design Objectives and Criteria, subsection (7) Performance requires "All PUDs shall earn at least 20 performance points." To fulfill this requirement the Costco PUD shall use the combination of the following items: (b) Additional open space. (i) One point for each percent of the project area that is provided as non-public open space. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 31 DOWL, Bozeman MT MG2, Seattle WA Table 3.1 - Performance Points (Continued) c. Commercial. Planned unit developments in commercial areas (B-1, B-2, B-3 and UMU zoning districts) may include either commercial or multi-household development, however adequate but controlled access to arterial streets is essential. Activities would include a broad range of retail and service establishments designed to serve consumer demands of the city area. (1) If the project contains any use intended to provide adult amusement or entertainment, does it meet the requirements for adult businesses? Response: N/A (2) Is the project contiguous to an arterial street, and has adequate but controlled access been provided? (f) Inclusion of a low impact development. Points Earned = 2.00 Points Points Earned = 1.00 Points Points Earned = 1.00 Points Points Earned = 1.00 Points Points Earned = 1.00 Points Points Earned = 4.00 Points Points Earned = 1.00 Points Points Earned = 4.00 Points Total Points Earned =30.90 Points (k) Streetscape improvements: Streetscape design features that exceed the minimum street standards including (g) Sustainable design and construction. (i) On-site storm water treatment systems that exceed the requirements of chapter 40, article 4, Storm water, including but not limited to: incorporating drainage methods and technologies that treat, detain and/or infiltrate storm water as close as possible to the source of run-off and the use of natural drainage systems across sites, rather than underground closed-pipe systems to the extent feasible. (ii) The low impact development plan shall be integrated with the snow storage and management plan. (iii) At least 75 percent of new planting should be chosen from the list of Drought Tolerant Plants & Xeriscaping in Montana (2010), produced by the Montana Nursery & Landscape Association, or approved/updated equivalent list approved by the City of Bozeman. Any species listed as noxious or invasive in the state shall be avoided. (iv) Inclusion of weather-based irrigation controllers. (ii) Energy use reduction. (iii) Water use reduction. (v) Limitations in the covenants or design guidelines on the amount and type of sod permitted. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 32 DOWL, Bozeman MT MG2, Seattle WA Response: Direct access to Catron Street (local) and Catamount Street (collector) are provided which then provide access to East Valley Center Dr. and 19th (arterials). (3) Is the project on at least two acres of land? Response: Yes, 18.41 acres. (4) If the project contains two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation), do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, etc.? Response: N/A, single use. (5) Is it compatible with and does it reflect the unique character of the surrounding area? Response: Yes, compatible with adjoining commercial and RO uses. (6) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Response: Yes, proposed site improvements (access, sidewalk & trail) will enhance vehicle and pedestrian connectively to adjoining land uses. (7) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Response: Yes, The building addition is an infill project.. (8) Does the project provide for outdoor recreational areas (such as additional landscaped areas, open spaces, trails or picnic areas) for the use and enjoyment of those living in, working in or visiting the development? Response: Yes, The project will provide for the extension of two existing pedestrian trails (along east and west property lines) and will create an open space at the northwest corner of the property. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 33 DOWL, Bozeman MT MG2, Seattle WA Discussion of Land Use Conflicts The Costco PUD is an infill project that is zoned B-2, Community Business District (See Figure #4) and is in conformance with the City’s growth policy which has identified the property as Community Commercial Mixed Use. 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) Of these adjoining land uses the multi-family to the west is the only non-commercial use. To mitigate and or transition the land use from commercial to multi-family a densely landscaped (mature vegetation) open space is in place. This open space was created with the original warehouse construction in 1997. In addition, the multi-family units are off-set from the Costco PUD with the residential garages backing to the west property line of the PUD. Statement of Design Method to Reduce Energy Consumption Costco intends to incorporate several approaches into the proposed warehouse expansion to reduce their energy consumption. First, from a site improvement perspective, all the new light fixtures for the new parking area will be LED fixtures controlled by daylight sensors minimizing the amount of time site lighting is in use as well as the amount of energy needed to provide the required amount of coverage. Site lighting is also programed to provide a reduced level of “Security” lighting during non-business hours. This further reduces their energy needs. For the building, besides the extra space Costco needs to provide for the needs of their members, they have a significant need to update their mechanical systems within their building. New refrigeration equipment will be installed that represents the current technology for heat recovery, energy monitoring and equipment control. This equipment significantly reduces the energy consumption and need of a Costco warehouse. Apartments to west of PUD Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 34 DOWL, Bozeman MT MG2, Seattle WA Chapter 4– Physical Site Conditions Topography / Landforms See Figure #6 – USGS Topography Map for off-site topography, see site plan in Appendix C 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). Noxious Weeds A Noxious Weed Management plan has been prepared in conjunction with the Gallatin County Weed Department. The findings and recommended weed control measures are provided in Appendix D of this application. COSTCO PUD BOZEMAN, MONTANA 406-586-8834 NOT TO SCALE USGS TOPO MAP FIGURE 6 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 36 DOWL, Bozeman MT MG2, Seattle WA Wetlands See Figure #7 – Wetland Delineation for on-site wetland areas; see Figure #8 for existing adjacent off-site 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 PUD BOZEMAN, MONTANA 406-586-8834 WETLAND DELINEATION FIGURE 7 EXISTING WATER FEATURESFIGURE 8 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 39 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 9 COSTCO PUD BOZEMAN, MONTANA 406-586-8834 SOIL SURVEY TABLE FIGURE 9A Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 42 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 E 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. Geology According to mapping completed by Vuke and others (2014) the Costco site is underlain by Braid Plain Alluvium, which consists of varying amounts of sand, gravels, and cobbles. According to Hill & Bartholomew (1999), the southwestern portion of Montana has the state’s highest degree of tectonism and the earthquake hazard map (Bartholomew and others 1988) designates the greatest hazard rating in the state of Montana to this region. However, it should be noted there has been very little seismic activity. Seismic design parameters for the site should be in accordance with the requirements of the 2012 edition of the International Building Code (IBC). Based on information obtained from the filed explorations, published geologic literature and maps, this site is classified as Site Class D, Stiff Soil, according to Section 1613.3.2 of 2012 IBC and Table 20.3-1 of ASCE 7-5. 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. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 43 DOWL, Bozeman MT MG2, Seattle WA Wildlife Species. Both mule and white-tailed deer (Odocoileus hemionus and virginianus, respectively) have been observed within the vicinity of the project. Ring-necked pheasants (Phasianus colchicus) have been observed within the central scrub-shrub drainage area. Migratory bird use, particularly warblers, Pine Siskins (Carduelis pinus), American Robins (Turdus migratorius), and other short-distance migrants such as Downy and Hairy Woodpeckers (Picoides pubescens and villosus, respectively) and Northern Common Flicker (Colaptes auratus), are likely high given the concentration of shrubs. There are no long-term fisheries within the property boundaries. It is possible that individual fish may swim up the watercourse from the Gallatin during the irrigation season, but leave the system as water is gradually decreased in the fall. Protective Measures. The shrub community at the northwest corner of the project will be partially displaced by the building addition and the added parking. The wetlands displaced will be mitigated by participating in a wetland bank. Two new storm water ponds will be constructed in the area and the watercourse will be realigned. In conjunction with the watercourse realignment a “watercourse planting plan” will be prepared per City and Conservation District requirements. View shed The Costco PUD will have minimal impacts on view shed because of proposed land use, existing topography and existing surrounding structures. Land Use – The proposed land use for the PUD is commercial. The proposed building addition is similar in height to the existing warehouse and adjacent motels, commercial buildings and apartment buildings and will not encroach into the view shed to any extent greater than the surrounding buildings. Topography – The Costco PUD planning area and the surrounding area for several miles is essentially flat. The PUD is not located on a prominent ridge or land feature. These facts, combined with the existing mature landscaping within the site will provide natural view shed breaks and should effectively mitigate any view shed issue created by the project. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 44 DOWL, Bozeman MT MG2, Seattle WA Chapter 5– Infrastructure The Costco PUD is located within the City Limits of Bozeman, Montana. The project proposes to utilize City of Bozeman and other public utility infrastructure to provide required services. Below is a brief summary of the service suppliers and availability; detailed evaluation of infrastructure is provided in subsequent chapters of this application. The Costco PUD 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. Water As shown on Figure 10, 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. COSTCO PUD BOZEMAN, MT 406-586-8834 EXISTING UTILITIES FIGURE 10 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 46 DOWL, Bozeman MT MG2, Seattle WA Roads & Parking 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 (See Figure 10 – 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. · 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. Catron Street along south boundary of PUD South half of Catamount Street to be constructed Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 47 DOWL, Bozeman MT MG2, Seattle WA 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 150 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. Additional Traffic Supportive Figures Through the team’s discussion with the City and Design Review Board, it was determined that additional discussion should be provided on the new driveway on Catamount Street and how it will be used and what changes in travel patterns are anticipated with the new driveway in place via on-site circulation and usage at the existing two driveways on Catron Street. Additionally, an enhanced discussion on the proposed pedestrian facilities and activity level on-site was also requested. This section provides a summary discussion and supportive graphics on these items based on the findings from the Transportation Impact Study and assessment of the proposed site plan for Costco. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 48 DOWL, Bozeman MT MG2, Seattle WA · The proposed site provides a new driveway on Catamount Street, which is anticipated to reroute a significant number of trips to/from the other two existing driveways resulting in improved operations at the two existing driveways. Currently, 60% of the trips to/from Costco occur via the Catron Street and Max Avenue intersection. With the new driveway on Catamount Street, the Catron Street and Max Avenue intersection is projected to only have 37% of the trips use this intersection to access Costco. On the supportive graphic, the change in trip distribution patterns and resultant trip estimate is shown at the three driveways. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 49 DOWL, Bozeman MT MG2, Seattle WA · With the proposed expansion, Costco plans to increase its parking supply by 150 spaces, which includes an additional 130 spaces in the northeast area of the site. This northeast area of the site has a direct connection from the new driveway on Catamount Street, which will help with better utilization of this parking area. Additionally, the site near the main driveway and warehouse entrance is modified to encourage customers to parking the in the northeast and southeast areas of the site. These changes support the anticipated redistribution of trips to the new driveway on Catamount Street. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 50 DOWL, Bozeman MT MG2, Seattle WA · Customers at the main driveway on Catron Street are anticipated to experience long delay during the weekday PM peak hour. The long delay is mostly associated with the significant increase in traffic volumes on Catron Street and Max Avenue from other approved developments (e.g. Cattail Creek Phases 1, 2, 3, and the Gallatin Center) in the area. However, the vehicle delay at the new driveway on Catamount Street is anticipated to operate at LOS B or better during the weekday PM peak hour. The low delay and ease of entering/exiting the site via the new driveway on Catamount Street supports the anticipated redistribution of trips to this new driveway from the other two existing driveways.. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 51 DOWL, Bozeman MT MG2, Seattle WA · Customers at the main driveway on Catron Street are anticipated to experience long delay during the Saturday midday peak hour. The long delay is mostly associated with the significant increase in traffic volumes on Catron Street and Max Avenue from other approved developments (e.g. Cattail Creek Phases 1, 2, 3, and the Gallatin Center) in the area. However, the vehicle delay at the new driveway on Catamount Street is anticipated to operate at LOS B or better during the Saturday midday peak hour. The low delay and ease of entering/exiting the site via the new driveway on Catamount Street supports the anticipated redistribution of trips to this new driveway from the other two existing driveways. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 52 DOWL, Bozeman MT MG2, Seattle WA · As shown in the graphic, the 95th percentile vehicle queue at the main driveway on Catron Street is projected to be less (175 feet) than under the existing (200 feet) and background (425 feet) conditions. As noted above, the long 95th percentile queue length under background conditions is mostly due the significant increase in traffic volumes on Catron Street and Max Avenue from other approved developments (e.g. Cattail Creek Phases 1, 2, 3, and the Gallatin Center) in the area. The 95th percentile vehicle queue length can be accommodated within the existing storage length. Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 53 DOWL, Bozeman MT MG2, Seattle WA · The proposed site plan for the Bozeman Costco expansion provides improved pedestrian facilities and more direct access between public pedestrian routes (e.g. sidewalks and public trail) and the warehouse. These improvements include: o Extensions and new crosswalk striping are added to the areas connecting to the public trails along the western edge of the site and the northeast edge of the site. o New sidewalk is added along the site frontage near the proposed new northern Costco driveway on Catamount Street. This sidewalk provides access from Catamount Street to the site. o A marked pedestrian crosswalk is added to the east Costco driveway and Catron Street on the western approach of the intersection. This crossing provides a connection between the Costco site and the Gallatin Center to the south of the site. o Reconfigured parking area in the southeast corner of the site reduces vehicle and pedestrian conflicts. o Modified main entrance area reduces conflicts between vehicles and pedestrians Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 54 DOWL, Bozeman MT MG2, Seattle WA o Moderate level of pedestrian activity occurs in front of the tire center, which has been enhanced with a wider sidewalk and new striping. Additionally, a Costco employee is stationed outside of the tire center to direct vehicles and pedestrians, so that conflicts are reduced in this pedestrian activity area. o There are several on-site crossing areas for pedestrians that will include marked crossings in the pavement to provide a visual cue to pedestrians to/from the public trail, parking areas, and Costco entrance. The combination of additional and improved pedestrian facilities and connections and reconfigured drive aisles within the site provide a safer and more enjoyable pedestrian experience, while providing a more functional and efficient network for vehicles to enter, exit and finding parking in the site. COSTCO PUD BOZEMAN, MT 406-586-8834 TRANSPORTATION IMPROVEMENT FIGURE 11 Bozeman Costco Addition – Preliminary Planned Unit Development CW#16-0115 July 25, 2017 Page | 56 DOWL, Bozeman MT MG2, Seattle WA No other transportation mitigation is needed for this expansion. Our analysis methodology, pertinent findings, and recommendations are documented herein to support the above conclusions. Telephone Service Telephone service to the existing Costco warehouse is provided by CenturyLink. Local contact for CenturyLink is Paul Fendley: paul.fendley1@centurylink.com 406-585-2353 Electrical Service Electrical and natural gas service to the existing Costco warehouse is provided by Northwestern Energy. Local contact for CenturyLink is Cammy Dooley: cammy.dooley@northwestern.com 406-582-4680 VALLEY CENTER ROADCATAMOUNT STREETCOMPACTORRECEIVINGBALERVICINITY 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:EXISTING PARCEL100%0 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)13.72 ACRES(597,687 SF)EXISTING WAREHOUSE~ 21.1%126,297 SFEXISTING FUEL FACILITY~ 4.1%24,350 SF 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 WHOLESALELAND USE PLANB O Z E M A N, M O N T A N AD E C E M B E R 2 0 , 2 0 1 72505 CATRON ST. BOZEMAN, MT5971896-0900-12DECEMBER 20, 2017LAND USE PLANDD11-09aPROPOSED PARCEL100%800,854 SFWAREHOUSE w/ADDITION~ 18.8%150,297 SFFUEL FACILITY~ 3%24,350 SFBUFFERS/STREAMS/WETLANDS/WALKWAYS/STORM PONDS~ 24.1%193,068 SFPARKING ANDASSOCIATEDLANDSCAPING~ 54.1%433,139 SFTOTAL PROPOSEDSTRUCTURES~ 21.8%174,647 SFTOTAL EXISTINGSTRUCTURES~ 25.2%150,647 SF