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July 22nd, 2021
City of Bozeman
The Planning Division of Community Development
20 East Olive Street
Bozeman, MT 59715
C/O
Diane Tolhurst - Development Review Coordinator
Ross Knapper - Development Review Coordinator
David Fine - Urban Renewal Program Manager
RE: INDUSTRY Bozeman, MT
Dear City of Bozeman Planning Staff -
On behalf of Q Factor and the development team of INDUSTRY Bozeman, please accept this project narrative and
accompanying package for a proposed modern office project located on Technology Way in Bozeman, MT on the
Montana State University Innovation Campus.
Project Summary
The site is zoned ‘Business park district (BP)’ and is an existing greenfield. The proposed development is located on
a larger lot owned by Montana State University, spanning 41.9 acre on W College Street known as the MSU
Innovation Campus. Plans for the campus include more than half a dozen potential buildings, including specialized
labs, research offices, and manufacturing spaces. The goal of the campus is to “support the research, technology
transfer, entrepreneurial, and economic development activities of the university, the region, and the state.”
INDUSTRY Bozeman will occupy the northernmost section of the MSU Innovation Campus, bordering W College St
and the future frontage of Technology Way. INDUSTRY Bozeman is proposed to include +/-80,000 gross square
feet of modern office space, providing a curated, workspace ecosystem to a variety of organizations ranging from
established companies to startups. INDUSTRY Bozeman will include a variety of amenities including a training
room, event center, shared conference rooms, huddle rooms, and a large shared kitchen space with a mix of
beverages on tap and available to tenants.
Q Factor has been engaged to develop the subject parcel based on a land lease arrangement held with the master
developer, Charter Realty. An ALTA / NSPS Land Title Survey has been provided in the sheet set in lieu of the
typical parcel boundary, as the formal delineation that defines the project site.
Lease-Hold Interest Legal Description
A parcel of land being a portion of Tract C-1A of the Amended Plat of West College Minor Subdivision No. 195B,
located in the NW 1/4 and the NE 1/4 of Section 14, Township 2 South, Range 5 East, P.M.M., City of Bozeman,
Gallatin County, Montana, according to the official plat thereof on file and of record in the office of the County
Clerk and Recorder of Gallatin County, Montana
Project Goals
To design, entitle, and build the first ground-up INDUSTRY that will satisfy the need for a modern office building as
part of the master plan for the Innovation Campus. While brand new, INDUSTRY Bozeman’s design will give a nod
to the previous adaptive reuse INDUSTRY projects by using authentic exterior and interior finishes that preserve
the grit of the INDUSTRY brand, and its appropriate home in Bozeman, Montana.
INDUSTRY Bozeman is expected to be built in a single phase; however, Q Factor is working diligently with Charter
Realty, the master developer, to ensure proper integration of the offsite infrastructure associated to the greater
Campus inclusive of Technology Blvd and the corresponding utilities. Vertical improvements are anticipated to
begin in Spring of 2022 and INDUSTRY Bozeman has an expected delivery date of Q2 2023 for the core and shell
components.
Vehicular Access and Parking
Vehicular access to the project is proposed at one location along Technology Blvd. Based on 80,000 SF of general
office, INDUSTRY Bozeman will generate more than the 500 daily trips threshold set by the City of Bozeman and a
Traffic Impact Study has been provided in the submittal package as supplemental information.
On-site parking is provided through a paved surface lot inclusive of +/- 274 parking stalls compared to code
requirement of 272 stalls, after certain parking reductions are achieved. The project provides the code minimum
for ADA stalls at 7. Additionally, there will be 4 electric vehicle parking stalls that will include charging stations for
use by tenants, one of which is reserved for handicapped parkers. The surface lot is located east of the main
entrance and front elevation, as depicted in the site plan provided.
Q Factor would like to formally request a reduction in required parking stalls based on the inclusion of additional
covered bike spaces. Due to the site’s adjacency to W College Ave and a shared-use path, it is expected that a
considerable amount of building occupants will commute by bicycle. This project will incorporate a total of 32 bike
spaces, comprising of 24 covered bicycle parking spaces, as compared to 29 uncovered bicycle spaces necessary to
meet the minimum code requirement. To supplement bicycle parking the project will provide 2 separate shower
facilities that can be utilized by tenants.
Site Improvements
Site Utilities, Grading, Drainage systems, and structures are provided as described on the attached drawings.
As per our land lease arrangement, the landlord and master developer are responsible for all off-site improvements
and infrastructure work and Q Factor is responsible for on-site improvements.
While the MSU Innovation Campus is largely a greenfield site slated for urban development, it is Q Factor’s intent
to utilize various pedestrian friendly design elements to enhance the pedestrian experience. This includes, but is
not limited to, the planting of trees in the parking lot islands and along the site’s perimeter, enhanced integration
of the adjacent wetlands and accompanying walking paths included in the Innovation Campus plan, thoughtfully
placed patios, and a building location that will serve as a weather-block during the colder months while maximizing
outdoor use during the summer.
Design Intent
The proposed development includes a +/- 80,000 SF of new office space, incorporating a two-story office structure
at a 38’ maximum height. The project team has designed for an appropriate ratio of leasable office square footage,
common area amenities, and public gathering and event space based on historical asset performance and data.
The building shall be constructed as Type II-B construction; enclosure to include pre-cast insulated concrete
sandwich panel and glass storefront wall systems with steel beam, metal deck, and concrete second level infill.
Roof system is identified as a steel-framed, bar joist and insulated metal deck. Facade materiality continues to
evolve, but in addition to exposed concrete, a blend of brick and metal panels may be utilized throughout the
project.
Interior floors shall be cast in place, polished, concrete slab and the second level floors will be framed of structural
steel decking. The interior program incorporates modern shared amenity spaces; including a public entry area, +/-
100 seat event center, grab and go cafe, an assortment of conference and huddle rooms, restroom, and shower
facilities, as well as private office suites ranging from 300 SF to 30,000 SF.
In order to keep suites properly conditioned, the building will be heated and cooled through a mix of variable air
volume (VAV) and constant volume (CV) units. The VAV units will be utilized for conference rooms and various
other small pockets in the building that require more temperature control. The CV units will serve most areas of
the building and will carefully serve specific zones that are determined based on a number of factors including
proximity to windows and size of the space.
The project will utilize a mix of different lighting fixtures including but not limited to recessed can lights, linear
lights and pendent lights scattered throughout the corridors, office suites and amenities. Office spaces will be
framed through a combination of Teknion glazing and drywall. These systems are easily movable and can be
adjusted based on tenant office space needs. This allows tenants the ability to grow or contract within their space
and the spatial adjustments can be made overnight or over the weekend to limit business interruptions. Common
areas and office suites will be outfitted with Teknion furniture providing sleek and modern office fixtures
throughout the building. The project will utilize a variety of local and non-local artists to curate art elements
throughout the building including, paintings, murals, and other exhibits.
What is INDUSTRY?
A cultivator of possibility.
Modern and moving. Classic and grounded. A recipe for something extraordinary. More than co-working, it’s an
ecosystem of constant evolution, where people, place, ideas, and invention converge. It begins with a foundation.
At the heart of its nexus, the evolution of a new generation -- reimagining the workforce. A force that works
together. A force that welcomes a progressive approach to lifestyle. A force fueled by the people. We honor the
tradition of ingenuity and celebrate the heritage of place.
Revitalizing spaces once forgotten with thoughtful design, engineered for the future.
It’s the very best of the American spirit realized -- where anything is doable. Done. And by rolling up our sleeves
and taking a seat at the table, we believe intelligence is as great, as our hands are capable. Promising to rethink
what is known, to create what can be better.
INDUSTRY is a force that works. The opportunity to deliver INDUSTRY Bozeman in the Montana market will change
the way “the office” is perceived.
For more information on the other award-winning INDUSTRY projects, please visit:
https://www.industryoffice.com
The attached package describes the proposed building in greater detail, we look forward to discussing this project
with the city in a Project Review meeting in the near future.
Respectfully,
Q Factor
Vinny English
Chief Development Officer