HomeMy WebLinkAbout002_Narrative June 2024 Project No. 21363.01 SITE PLAN APPLICATION SIMKINS-HALLIN NORTH PARK TRACT 3-B BOZEMAN, MONTANA APPLICATION NARRATIVE Introduction On behalf of Simkins-Hallin, Sanderson Stewart is submitting this Site Plan (SP) Application for Tract 3-B Site for the development of the future Millwork and Mechanic Buildings south of Wheat Drive in the North Park industrial park. Site Location The project is located on Tract 3-B of C.O.S. 2153A. The legal description for the lot is S36, T01 S, R05 E, C.O.S. 2153A, Parcel Tract 3-B, Acres 8.39. The development site is located on the south and west side of Wheat Drive and east of Mandeville Creek in Bozeman, Montana. Existing Conditions The project area is currently undeveloped. The current zoning for the project site is designated M-2, Manufacturing and Industrial District. The properties south and west of the site are zoned M-1, Light Manufacturing, and their current land uses are undeveloped land. There are existing municipal utilities located adjacent to the project site. The nearest municipal water main is located north of the site within the Wheat Drive ROW. The nearest sewer main
is also located north of the site within the Wheat Drive ROW. There is one major underground private utility facility bordering the north property boundary. The private utility Phillips 66 ‘Yellowstone’ gas line runs parallel to the existing and future extension of Wheat Drive. Mandeville Creek establishes the western boundary of the subject property and project site.
P:21363_01_Simkins_Tract 3B_Narrative 2 (01/31/2024) CS/rpe Project Goals, Development Plan, & Design Intent The goal of the project is to design, entitle, and construct the private improvements necessary to construct the Millwork and Mechanic Buildings for Simkins-Hallin. The design is driven by the function of these buildings and corresponding site as industrial facilities. Project Timeline The intent is to receive Site Plan approval for the proposed private improvements in the spring of 2024 so that construction can take place in the spring/summer of 2024 and be completed within approximately 18 months. Proposed Uses The proposed site is intended to be used solely for the Millwork and Mechanic Buildings and associated parking lot. These “Principal” uses in M-2 zoning districts. Block Frontage For the purposes of this Site Plan submittal, Wheat Drive will be designated as “Other” Block Frontage. Wheat Drive will be treated as the primary frontage for the development. The City of Bozeman Community Development GIS Viewer designates Wheat Drive as “Other” Block Frontage. This was discussed and supported by staff during the Pre-Application meetings. Block Length The proposed block dimensions approximately range between 275’ and 675’ in length. These dimensions “accommodate the special needs” of the industrial use proposed as allowed in the UDC. The proposed industrial use of the site is not conducive to, nor does it necessitate multimodal connectivity through the site. Wheat Drive will be constructed with sidewalks, providing pedestrian access to the site. Pedestrian routes will be provided via sidewalks or concrete surfacing adjacent to paved surfaces between the buildings and the public right-of-way to provide a visible and safe designated route for employees. A shared use path will extend from Wheat Drive south along the western edge of the property. The proposed block lengths and pedestrian access was discussed and supported by staff during the Pre-Application meetings.
P:21363_01_Simkins_Tract 3B_Narrative 3 (01/31/2024) CS/rpe Building Concept The site will host two (2) pre-engineered metal buildings (PEMB). One will serve as a warehouse for the client’s millwork and window operation. The second will serve as a mechanical shop to service and repair the client’s owned and operated vehicles. Both buildings will only be accessed by Simkin’s personnel and will not be accessed by the public. In addition to the main function of the buildings, both will have restrooms and 1- 2 private offices. The buildings will be clad in three (3) different profiles of metal paneling. The profiles and finishes will be as follows. • MP1 – Corrugated Metal Siding, 24 Ga. Finish = Pre-weathered Galvalume • MP2 – Ribbed Metal Siding, 24 Ga. Finish = Pre-weathered Galvalume • MP3 – Wide profile metal siding, 24 Ga. Finish = Matte Black In addition to the metal siding, each building will have a large Kalwall section that fronts Wheat Drive. Additional clearstory windows will ring the perimeter of both buildings. Building signage will be added to the exterior of each building. The building signage is anticipated to consist of the following elements. • “Simkins Lumber” Signage will meet the code prescribed size guidelines. • Building function identification signage (i.e. Millwork, Mechanical) Signage will meet the code prescribed size guidelines. • Building Address • Operational signage for identifying loading doors. Please see the attached plans, elevations, and rendered perspectives for additional information. Site Improvements Onsite (private) improvements will generally include a series of connected asphalt parking lots, landscaped boulevards, sidewalks, water and sewer services, stormwater retention facilities and associated storm drain piping. We are proposing to relocate the existing, 25-foot trail easement on the west side of the parcel to align the shared use path outside of the Zone 2 watercourse setback. No offsite improvements within the public ROW are proposed besides two (2) vehicle accesses and tying in the water main with the water main in Wheat Drive. A sewer main has already been extended into the property and we are proposing to utilize the stub for the proposed buildings. The majority of the public infrastructure (roads, bike/ped, water, sewer, stormwater) servicing this project has been constructed per the approved North Park Master Site Plan dated February 11, 2012, and subsequent MSP modifications as approved by the City of Bozeman. The North Park Master Site Plan will be revised by Allied Engineering, Inc. (Allied) to extend Wheat
P:21363_01_Simkins_Tract 3B_Narrative 4 (01/31/2024) CS/rpe Drive to the east side of Mandeville Creek to fully service this development. This extension was supported by staff during the Informal Review meeting. Allied will prepare the infrastructure plans necessary for the extension of Wheat Drive and associated public utilities. The intent is to construct this extension concurrently with the onsite site private improvements. Trip Generation Transportation impacts and system recommendations for the full North Park Subdivision area were previously evaluated in the North Park Master Site Plan Traffic Impact Study (copy can be provided upon request) completed by Sanderson Stewart in June 2023. That trip generation analysis assumed uses related to the Simkins-Hallin site on Tracts 2-B, 3-B, and 4-B, including a truss shop, warehousing space, the main retail store, and accounted for truck deliveries. The trip projections for the total Simkins-Hallin site from that study were 682 daily trips on an average weekday. It is assumed that the proposed Tract 3-B uses would be mainly warehousing, with a total square footage of 53,207 SF, which is approximately 90% of what was assumed in the TIS. One of the uses on Tract 3-B is a small mechanic shop adjacent to the warehousing building, which would be privately operated and only service Simkins-Hallin vehicles and would remain empty or used as storage when vehicles are not being serviced. Using the warehousing land use, trip projections for Tract 3-B are 91 average weekday daily trips, which is 90% of the warehousing trips calculated in the TIS. A total of 9 trips are projected for the AM peak hour, with 10 trips projected during the PM peak hour. The TIS recommended monitoring of the North 7th Avenue/Cultivar Street intersection with continued development on the North Park site to determine when a traffic signal may become warranted. PHASING The intent is to entitle and construct all the improvements in one phase. Wetlands The project site has Mandeville Creek, and the associated wetlands, bordering the western edge of the property. The wetlands have been determined to be jurisdictional. Both are delineated on the site plan drawings. A full wetland delineation report for the entire 275-acre North Park development was prepared by Weston Solutions in 2023 and has been provided with the Site Plan application. We do not plan on impacting wetlands and may need to encroach in Zone 2 of the watercourse setback with final grading on the west side of the proposed public asphalt paved shared use path.
P:21363_01_Simkins_Tract 3B_Narrative 5 (01/31/2024) CS/rpe Landscape Landscape improvements within the project shall incorporate new boulevards, street trees, parking lot landscaping, and landscaping around the proposed buildings and entries. Quantities for these improvements include: • Parking lot landscaping including 11 parking lot trees, 2,740 square feet of internal parking lot landscaping, and 7,800 square feet of landscaping to screen the parking lot from public rights-of-way. Although required by Section 38.550.050.C.e.(5) in the Bozeman Municipal Code, the landscape plans do not include trees in the landscape areas located within the Phillips 66 oil pipeline easement (TSD-3501 Phillips 66 Encroachment Guidelines Sec. 1.7. “trees or deep-rooted plants are not permitted on the ROW”) Despite parking lot trees not being included in these parking lot islands, the requirement for total number of parking lot trees is still satisfied. • Street frontage landscaping including 11,830 square feet of boulevard, 20 large canopy street trees along Wheat Drive. • Additional landscaping includes about 7,000 square feet of building frontage landscaping and an additional 18 deciduous and coniferous trees. FORMAL DEPARTURE REQUESTS 1. 38.530.040.E Maximum Façade Width – Departure a. Code identified max. length = 150’ b. Max. Length as proposed. i. Millwork Building = 180’ facing Wheat Drive. c. Reason for Departure – Due to the client’s intended industrial use of the building, maximizing the uninterrupted floor space is a key programmatic and functional requirement for the building’s operation. The additional 30’ allows them to meet their operational needs. 2. 38.530.040.E.2.b – Departure a. Code Requirement – The building is modulated vertically from the rest of the facade by an average of six inches. b. Reason for Departure – Due to the nature of pre-fabricated metal building system multiple articulations in the façade are not feasible or structurally recommend by the manufacture. Additionally, façade articulations disrupt the internal functionality of the client’s intended use of the facility. The proposed designs utilize a variation of metal panel cladding, windows and Kalwall panels that create a dynamic and engaging façade that aid in reducing the appearance of the building’s overall massing while allowing the buildings to adhere to the manufacture’s structural requirements and the client’s programmatic goals.
P:21363_01_Simkins_Tract 3B_Narrative 6 (01/31/2024) CS/rpe 3. 38.530.070 Blank Wall Treatments – Departure a. Reason for Departure – Due to the industrial use and functions of the building, the treatments identified in the code are not able to be applied to this building. However, in order to address this, we have developed overall building elevations that utilize the building’s cladding to break the overall building scale, provide façade articulation, and create visual interest from Wheat Dr. Please see the included building elevations and renderings. 4. Division 38.510 Block Frontage Standards – “Other” Block Frontage Standards – Façade Transparency. – Departure a. Code required transparency = 10% b. Amount proposed i. Millwork = 6.7% ii. Mechanic = 8.9% c. Reason for Departure – Due to the industrial function of the buildings solid exterior walls are needed to support the internal operations and to ensure the safety and security of the items within the buildings. However, both buildings have a large Kalwall opening at the building corner that directly faces Wheat Dr. and multiple clearstory window have been added to allow daylight into the buildings and to create visual interest while not impeding the building’s interior functionality. RESPONSES TO INFORMAL COMMENTS The responses to the City of Bozeman’s Informal Comments dated 06/28/2023 have been addressed in blue font below. The Informal Comments included Tracts 2-B, 3-B, and 4-B. Comments specific to Tract 3-B are included in this submittal. We will respond to comments for Tracts 2-B and 4-B in a separate future site plan application for those lots. 1. Outdoor Watering: Best practices for Water Efficiency Recommendations: 1. Hydrozoning: Landscaped areas should be on separate irrigation zones (valves) based on the vegetation’s water demand. Grouping plants with similar watering needs in the same irrigation zone will reduce over or under watering of the vegetation. a. Acknowledged. Trees are separated on their own zone throughout the site. Drip areas are zoned by environmental locations. 2. Drought Tolerant Landscaping: Drought tolerant and water-wise landscaping requires approximately 75% less water than turfgrass. Maximizing the installation of drought tolerant landscaping, especially within areas surrounded by pavement is recommended to improve aesthetics and maximize water efficiency. a. Acknowledged. No turfgrass is included.
P:21363_01_Simkins_Tract 3B_Narrative 7 (01/31/2024) CS/rpe 3. Topsoil: A topsoil depth of 4”-6” (after grading) should be installed in seeded and sodded areas. This will support proper root depth growth and assist with plant and turfgrass resiliency. a. Acknowledged. See landscape planting notes. 4. Drip irrigation: Perennials, shrubs, and trees should be irrigated using low flow drip irrigation technology that will directly target the roots. a. Acknowledged. All plants are irrigated with point source drip irrigation. 5. MSMT (Rotary) Nozzles: Multi-stream, multi-trajectory (MSMT) rotary nozzles can reduce water loss from evaporation and wind drift by up to 50% and allow more time for water to infiltrate into the soil, reducing runoff. MSMT “rotary nozzles” should be installed where overhead irrigation is to be used. a. Acknowledged. No rotary nozzles utilized. 6. Weather-based Irrigation Controllers: When programmed properly, weather-based irrigation controllers can reduce outdoor water use by 25%. A weather-based irrigation controller that can automatically adjust the watering schedule according to local weather events should be installed. a. Acknowledged. Weather based controller utilized. 7. Narrow Landscaped Area Irrigation: Utilizing overhead spray irrigation in narrow landscaped areas (< 8’) can result in large amounts of overspray onto pavement and other surrounding areas. Low volume drip or subsurface drip irrigation should be installed in these areas to eliminate overspray. Alternatively, consider plantings that will not require irrigation beyond the establishment period to avoid wasting water in these narrow-landscaped areas. a. Acknowledged. 8. Pressure Regulation: To ensure uniform coverage of turf areas, the use of pressure regulating sprinkler bodies is encouraged. These sprinkler bodies can help avoid inconsistent spray patterns within one zone, in which certain heads may result in misting while other heads cannot achieve the needed throw distance. a. Acknowledged. All individual drip zones utilize pressure regulating valves. A
P:21363_01_Simkins_Tract 3B_Narrative 8 (01/31/2024) CS/rpe pressure regulator is proposed at POC. 9. Turgrass Installation: In order to conserve water, the installation of turf should be limited to no more than 35% of landscaped areas for single households and 20% for multi-household, mixed-use, and commercial projects. a. Acknowledged. No turfgrass included. See landscape plan. 10. Rain Sensors: Rain sensors can reduce outdoor water use by approximately 10%. A rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen, should be installed. a. Acknowledged. No rain sensor included due to the entire system being drip irrigation. 11. Irrigation Head Spacing: Overhead sprinkler heads should be installed upright in the ground and 2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. a. Acknowledged. No overhead sprinkler heads used. 12. Irrigation Sleeving: When irrigation lines need to be routed under hardscape areas, sleeving should be installed to protect the irrigation lines from breaking and allow for ease of maintenance. Sleeving should be 1” larger in diameter than the irrigation line that is being sleeved. a. Acknowledged. See irrigation for sleeving locations. 13. Post-Installation Head Adjustments: After installation, sprinkler heads should be adjusted to throw the proper distance and direction to minimize water waste via run-off and achieve head-to-head coverage. Requirements: 13.1. Irrigation Water Source: The water source that will supply the irrigation (a well or city water connection) must be denoted on the landscape plan. a. Acknowledged. See irrigation plan.
P:21363_01_Simkins_Tract 3B_Narrative 9 (01/31/2024) CS/rpe 13.2. Backflow Prevention: To ensure proper protection of Bozeman’s drinking water supply, the installation of a backflow preventer that is approved by the Uniform Plumbing Code for use on irrigation systems is required. a. Acknowledged. See irrigation plan. 2. Changemark SLD Waste
What is the plan for refuse disposal? Need to identify location for refuse enclosure. Need detailed plan for enclosure. a. A 40-yard roll off dumpster is proposed. It is currently proposed to sit near the southwest side of the Millwork Building. 3. Comment As proposed in retail building, riser room on second level will not be supported. Must be on ground level. All riser rooms in all proposed buildings shall have an exterior access door. Site layout and utilities are acceptable. a. Riser rooms will all be on ground level and have an exterior access door provided. 4. Comment In order to address this project, I’ll need to know what street the access will actually be off of. It may be Wheat Drive, but maybe not as other streets are platted. Separate buildings will need separate addresses for 911 emergency purposes. a. Access will be off Wheat Drive for Tract 3-B as well as future development of Tracts 2-B and 4-B. Each building will have its own address. 5. Changemark W/S Water and Sewer Easement. You will not be able to have structures or trees in our easement to access and maintain the water and sewer mains. Also, these existing mains cannot be in a privately gated locked area as we will need to be able to access our manholes and valves at any hour of the day in emergency situations. a. No trees or structures will be within the easements for the water and sewer mains. Gate access will be provided to the City of Bozeman for access 24/7 for fire or water/sewer utility needs. 10. Changemark W/S Water Services There is allowed one water service per building or property. I’m guess the mechanic shop and millwork building are separate, but if they are not, you only get one domestic water
P:21363_01_Simkins_Tract 3B_Narrative 10 (01/31/2024) CS/rpe service and meter. Also, it’s the City of Bozeman preference to have some logical arrangement of valving at the main where services for each building have grouped valving rather than alternating (and services crossing one another) a. Acknowledged. Service and water main layout have been revised. 11. Changemark BLDG – Adopted Codes https://www.bozeman.net/departments/community-development/building/bozeman-design-criteria a. Acknowledged. 12. Changemark BLDG – Design Criteria https://www.bozeman.net/departments/community-development/building/adopted-codes a. Acknowledged. 14. Changemark NWE
Please continue working with NWE engineer, Alec, on electric/gas design. a. Acknowledged, we will set up a new project request with NWE. 15. Comment Prior to issuance of building permits for the proposed development, the MDT access permit for the Cultivar Street and 7th Avenue intersection must be acquired and the installed intersection must be approved and accepted by MDT unless concurrent construction is approved. a. Acknowledged. 16. Comment The subject property is located within the Solvent Site Payback District boundary for water main improvements. The subject property did not participate in the original cost of construction of improvements and will be accessed a payback charge prior to site plan review and approval. Reference Commission Resolution No. 3519. a. Acknowledged. 17. Library Comment DSSP Section II A.4. – The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects
P:21363_01_Simkins_Tract 3B_Narrative 11 (01/31/2024) CS/rpe that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. a. Acknowledged. See drainage plan sheets and drainage report. 18. Library Comment Montana Post Construction Storm Water BMP Design Manual – The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. a. Acknowledged. See drainage report and groundwater monitoring data. 19. Library Comment DSSP Section II C – The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. a. Acknowledged. See drainage report. 20. Comment BMC 38.230.100.A.6.a – An estimate for the developments peak-hour trips as well as the assumed peak-hour trips for this development from the master site plans traffic impact study must be provided. If the development will exceed the original assumed trip estimate, the assumptions and conclusions presented in the traffic impact study must be reviewed to determine if any additional mitigation is required. The review must be performed by a professional engineer registered in the state of Montana. a. Acknowledged. An estimated peak-hour trips has been included in the narrative and the proposed development is in-line with the assumptions made in the North Park Master Traffic Impact Study. 21. Comment Wheat Drive and the utilities in Wheat Drive through and adjacent to the proposed development must be installed and accepted prior to building permits for the proposed development. a. Acknowledged.
P:21363_01_Simkins_Tract 3B_Narrative 12 (01/31/2024) CS/rpe 22. Comment DSSP Section (V) (A) – A water design must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. a. Acknowledged. Water distribution system is designed to meet the maximum day demand plus fire flow and the peak hour demand. 23. Comment The applicant is advised that due to the known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected with future infrastructure submittal. Acceptable protection methods include zinc coated ductile iron or V-bio enhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing/evaluation procedures and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development. a. Acknowledged. Corrosion protection will be provided and will be noted on the plan sheets. (V-bio enhanced polyethylene encasement) 24. Comment DSSP Section (V) (B) – A sewer design report prepared by a professional engineer licensed in the State of Montana demonstrating compliance with the City of Bozeman Design Standards and Specifications policy must be submitted for the proposed development. a. Acknowledged. Sewer design report has been provided. 25. Changemark ENG – Services Perpendicular to the Main Water and sewer services must be installed perpendicular to the main from the main to the easement boundary. a. Acknowledged. Layout has been revised. 26. Changemark ENG – Fire Service Length BMC 38.410.070.B – The length of service lines from the main to the structure may not exceed 150 feet in length, unless approved in writing by the city.
P:21363_01_Simkins_Tract 3B_Narrative 13 (01/31/2024) CS/rpe a. Acknowledged. All proposed services are less than 150 feet. 27. Changemark ENG – Lay Down and Material Storage The laydown and material storage cannot be within the public water and sewer easement. a. Acknowledged. Laydown and material storage will not be within the public water and sewer easements. 28. Changemark ENG – Fire Hydrant Protection Fire hydrants in open lots must be protected by barrier posts installed according to City of Bozeman Standard Drawing 2660-8. a. Acknowledged. Barrier posts will be provided according to City of Bozeman Standard Drawing 2660-8 when hydrants are in open lots. 30. Comment BMC 38.410.130 Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to a future site plan approval. If sufficient water rights can’t be provided to offset the developments annual demand, then a cash-in-lieu of water rights (CILWR) payment will be required. The City as sesses the CILWR fee at a rate of $6,000 per acre-foot. The fee determination will take place during the site plan review, however if there are any questions or if a preliminary review is desired please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406-582-2279. The City encourages the use of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee. Applicant must obtain a pre-determination from the DNRC demonstrating that a groundwater well may be permitted under Montana’s exempt appropriation or provide the water right documentation if existing prior to finalization of the CILWR fee determination. Finally, the City would like to make the owner aware of an available CILWR rebate of approximately 20% for residential units if high efficiency fixtures (toilets, washers, and shower heads) meeting the City Water Conservation Division standards are installed. The rebate would be released at occupancy and requires an agreement defining the terms and amount rebate be finalized and executed prior to final plan approval. If the owner is interested or has any questions please reach out to Griffin Nielsen. a. Acknowledged. CILWR payment will be provided prior to final site plan approval. 31. Comment The applicant is advised that the Mandeville Creek flood hazard evaluation, dated 12/09/2016 by Allied Engineering (the FHE), will need to be updated and provided with future site plan applications for tracts adjacent to Mandeville Creek. The FHE update must reevaluate the existing flood hazard to reflect existing ground topography on both sides of Mandeville Creek since substantial regrading has occurred within MRL right of way after
P:21363_01_Simkins_Tract 3B_Narrative 14 (01/31/2024) CS/rpe completion of the FHE on file. The updated FHEs proposed conditions model plan and flood hazard boundary must be closely coordinated with future site plan development occurring on the west side of Mandeville Creek. Any proposed flood hazard mitigation improvements proposed with a future site plan must not increase the existing flood hazard. a. Acknowledged. A copy of the revised Mandeville Creek Flood Hazard Evaluation, dated 6/20/2023, has been included in this site plan submittal package. 32. Comment Identification of the existing flood hazard (by the updated FHE), and review/approval of any proposed flood hazard mitigation improvements and any associated watercourse setback variances or relaxations, will occur with future site plan applications. a. Acknowledged. 33. Comment Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping. All snow removal storage areas must be located and designed such that the resultant stormwater runoff is directed into landscaped retention/detention and water quality improvement facilities. a. Acknowledged. See landscape plans showing proposed snow removal storage areas. 34. Comment The applicant is advised that the proposed project falls within the Bozeman Solvent Site boundary. The property is underlain by an aquifer contaminated with perchloroethylene (PCE). No irrigation wells may be installed on this property and any excavation and dewatering will require additional construction oversite. The applicant must abide by institutional controls defined by the City of Bozeman agreement with Montana DEQ and the associated permitting for work within the boundaries of the contamination. Please contact the City’s solvent site consultant, Jim Sullivan, the Principal Engineer at Tasman Geosciences, Inc. and the DEQ project manager, Kate Frye for additional information on construction requirements within the solvent site. a. Acknowledged. No irrigation wells are proposed. We will coordinate with Jim Sullivan to discuss specific permitting needs. 35. Comment The applicant must provide and file with the County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard form for the following: a. Street improvements to Frontage Road between Reeves Road and Griffin Drive including lighting, signalization, paving, curb/gutter, sidewalk, and
P:21363_01_Simkins_Tract 3B_Narrative 15 (01/31/2024) CS/rpe storm drainage. b. Street improvements to Mandeville Lane between Wheat Drive and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements at Wheat Drive and Mandeville Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements at Mandeville Lane and 7th Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. a. Acknowledged. See draft Waiver of Right to Protest included in this Site Plan submittal. 36. Changemark ENG – Utility Easement Width The applicant must provide the standard 30-foot-wide easement for the water main. a. Acknowledged. 30-foot-wide easement for the water main has been proposed. 37. Changemark ENG – Stormwater Pond Depth A stormwater pond deeper than two and a half feet must be fenced. The applicant is advised that the bottom of the pond must be above the seasonal high groundwater level. a. Acknowledged. The proposed surface pond has a 2.5’ depth so we are not proposing to fence the pond. The bottom of the pond will be above the seasonal high groundwater level. 38. Changemark ENG – Access Curb Radii The City will allow a larger radius for the access to accommodate truck turning movements. a. Acknowledged. 39. Comment The applicant has proposed gravel as an alternative surface for storage areas on Tracts 2-B and 3-B. The applicant must submit a maintenance plan for the areas detailing how the areas will be maintained to mitigate dust and tracing into the public right-of-way. In addition, the applicant must demonstrate how stormwater will be managed in these areas and the effect on the development’s stormwater facilities. Design of the stormwater facilities must take into account the increase sediment loading from the gravel storage areas. a. Acknowledged. See drainage report and gravel maintenance plan documents.
P:21363_01_Simkins_Tract 3B_Narrative 16 (01/31/2024) CS/rpe 40. Comment The project timeline in the narrative indicates that this project will seek formal entitlement in the first quarter of 2024. The Unified Development Code (UDC) is being extensively updated and the new code is currently scheduled to be adopted late 2023/early 2024. A draft of the new code was released this week and can be found at https://engage.bozeman.net/udc. Staff has not had a chance to review against both codes, but recommends the applicant take a look at the changes to see how the project may be impacted. Depending on scheduling, the applicant may be able to be reviewed under the existing code if the project is deemed adequate or sufficient prior to the new code being adopted. Or conversely, the applicant may benefit from waiting to submit until the new code is close to adoption. Long range planning is working on a cutoff date for existing applications to utilize the current code. a. Acknowledged. The intent is Tract 3-B will adhere to the current UDC. Tracts 2-B and 4-B will be submitted for Site Plan review once the draft UDC is adopted. 41. Comment BMC 38.310.040 – Authorized uses M-2 zoning. The applicant has indicated 5 uses that are proposed for the new site. Mechanic Shop (automobile service/repair, warehousing, manufacturing, retail sales, outdoor sales, and offices. -Automobile repair has supplemental use criteria in BMC 38.360.080. The applicant will need to respond to those criteria in the formal submittal. -Manufacturing has 3 different categories, light, moderate, or heavy, Based on the definitions in BMC 38.700.120, staff is reviewing this application as heavy manufacturing. If the applicant disagrees with this determination, they can provide that information with the formal submittal. -Retail sales are either accessory or special uses depending on size and percentage of gross floor area. Retail sales of goods produced or warehoused on site and related products are required to not exceed 20 percent of gross floor area or 10,000 square feet, whichever is less. Provide this calculation in the formal submittal. If the portion of the site devoted to retail sales exceeds these thresholds the applicant will need to submit a Special Use Permit (SUP) with their Site Plan submittal. -Outdoor sales has supplemental use criteria in BMC 38.360.020. The applicant will need to respond to those criteria in the formal submittal. -Warehousing and offices are principal uses in M-2 zoning, no special criteria are required. a. Acknowledged. For Tract 3-B, there is a Millwork and Mechanic building proposed. The Millwork building will primarily be utilized as a warehouse and the Mechanic building will fall under automobile/service/repair, but will not be opened to the public and is for Simkins-Hallin to maintain their private fleet vehicles. 42. Comment BMC 38.360.080 – has supplemental use criteria for automobile repair. Criteria numbers 2, 4, 5, 6, and 7 are applicable to this application. Respond to this section in the formal submittal.
P:21363_01_Simkins_Tract 3B_Narrative 17 (01/31/2024) CS/rpe a. Acknowledged. The mechanic shop is not open to the public and will be utilized to maintain Simkin-Hallin’s private fleet vehicles. All maintenance activities will occur within the proposed building. An oil/water separator will be provided. See architectural plans for renderings and additional details. 44. Comment Provide a phasing plan if the application is proposed to be constructed in phases. Occupancy of one structure within a site plan may not be granted without an approved phasing plan until the other structures and site are completed. BMC 38.230.090 a. The intent is to entitle and construct all the improvements in one phase for Tract 3-B. 45. Comment Provide statistics for form and intensity standards located in BMC 38.320.050, as well as for parking, and other required information listed in the site plan checklist and associated zoning standards. a. Acknowledged. See cover sheet and architectural plans. 46. Comment Annotate height from grade to the tallest part of the roof for each building. BMC 38.320.050. a. Please see the building elevations for the building heights. 47. Comment No setback issues identified per BMC 38.320.050. Annotate setbacks for all property lines with formal submittal. Provide a copy of the lease from BNSF allowing the encroachment into the railroad ROW. a. Acknowledged. We have not provided a copy of the lease from BNSF since that is specific to Tracts 2-B and 4-B. 48. Comment BMC 38.410.100.F – Provide a watercourse setback planting plan with formal submittal that meets the criteria of this section. The schematic landscaping plan has the correct criteria listed, but more detail must be provided with formal submittal per the landscaping checklist for site plans and it must be certified by a landscape architect or individual with similar experience per BMC 38.220.100. a. Acknowledged. Watercourse setback plantings exceed requirements. All disturbed areas will meet watercourse setback plantings.
P:21363_01_Simkins_Tract 3B_Narrative 18 (01/31/2024) CS/rpe 49. Comment BMC 38.410.080H – Provide cross-sections and a planting plan for all surface stormwater retention/detention ponds that meets the criteria in this section. a. Acknowledged. 50. Comment The application is currently meeting the Other block frontage requirements of BMC 38.510.030.G including building placement, building entrances, and parking location. Provide full details with the formal submittal to demonstrate compliance with façade transparency, weather protection, and landscaping where block frontage is required (north and south of Wheat Drive). Annotate the width of landscape screening beds, and provide plants with a mature height that meet the parking lot screening requirements in BMC 38.550.050.C. a. Acknowledged. Parking lot screening plantings are provided in a shrub rows within the Phillips 66 easement. 51. Comment BMC 38.520.040.C for sites with multiple buildings, pedestrian paths or walkways connecting businesses and residential entries on the same development site must be provided. Routes that minimize walking distances must be utilized to the extent practical. Departures will be allowed where steep slopes prevent a direct connection or where an indirect route would enhance the design and/or use of a common usable open space. Per BMC 38.520.020 the review authority may waive or relax these provisions in the industrial zones depending on the type of use, number of anticipated employees and customers and the sites physical context. A greater number of employees and/or customers and higher visibility levels warrant a greater application of building design standards. As long as the pedestrian connections provided along both sides of the Wheat Drive frontage and parking lots meet the standards in BMC 38.520.040.C.3 and D staff supports a relaxation of this standard as currently designed. a. Acknowledged. 52. Comment BMC 38.520.070. Staff recommends providing narrative details and drawings that show all ground level, wall, and roof mounted mechanical equipment, utility meters, and service areas as being adequately screened from public view. Where these equipment and areas are located in a fence area, and the fence serves as the screening additional screening is not required. a. Acknowledged. See civil, landscape architectural, and architectural plans. The site has a proposed fence enclosing the entire Tract 3-B. 53. Comment
P:21363_01_Simkins_Tract 3B_Narrative 19 (01/31/2024) CS/rpe Buildings in the M-2 district are exempt from the façade articulation. Staff supports the use of materials and colors to provide vertical modulation to mitigate maximum façade width per BMC 38.530.040.E.2.a. Since materials are listed in this section, but not different colors of the same material staff suggest requesting a departure with the formal submittal to allow this type of modulation due to the other block frontage and industrial nature of the uses. a. Acknowledged. See formal departure request in above section. 54. Comment BMC 38.530.060 Metal siding must be a minimum 24-gauge thickness. Provide details in the formal submittal. Currently staff is not supportive of using primarily galvanized metal siding for the majority of the buildings without seeing a physical sample. Staff recommends providing physical samples to the reviewing planner, including window samples to demonstrate transparency where necessary, with the formal submittal. a. Acknowledged. See revised material palette. Additional physical samples can be provided upon request. 55. Comment BMC 38.530.070 – Identify any blank walls visible from a public street or pedestrian pathway (including those adjacent to the site) and provide treatments that meet the criteria of this section with formal submittal. a. Acknowledged. See formal departure request in above section. 57. Comment All outdoor lighting must be designed and located such that the maximum illumination measured in footcandles at the property line may not 1.0 on to adjacent commercial properties and public rights-of-way. Illuminance for building entrances (including commercial, industrial, institutional, and municipal) must average 5.0 maintained footcandles. All outdoor lighting fixtures must be shielded in such a manner that no light is emitted above a horizontal plan passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. BMC 38.570.040. Provide a photometric plan with formal submittal that is keyed to and contains cut sheets for individual light fixtures. a. Acknowledged. See photometric plans. 58. Comment BMC 38.560.060 – Sign area is limited to 250 square feet per lot in M-2 zoning. This must be shared between all buildings and signs (freestanding or wall mounted) within each lot where the signs will be visible from the public ROW. Signs that are internal only are exempt from the counting towards the calculation. The new sign code with the UDC update
P:21363_01_Simkins_Tract 3B_Narrative 20 (01/31/2024) CS/rpe changes this to 250 per building, which frees up each building’s frontage calculation to be capped individually. Wherever the word “Simkins” is place on a building and visible by the public it must be included within the total sign area. a. Acknowledged. Building signage will be added to the exterior of each building. The building signage is anticipated to consist of the following elements. • “Simkins Lumber” Signage will meet the code prescribed size guidelines. • Building function identification signage (i.e. Millwork, Mechanical) Signage will meet the code prescribed size guidelines. • Building Address • Operational signage for identifying loading doors. 59. Comment Applicant question #4 – Where a development is crossed by or is adjacent to a watercourse, the developer must mitigate the impacts of the development on the watercourse. This is not limited to those portions of the watercourse located on the subject property, but the applicant may propose a setback planting plan for the east side of the watercourse that mitigates the impacts and disturbances to the watercourse and enhances the watercourse within reason. North of Wheat Dr. the watercourse setback is largely within the subject property and must be landscaped, along with the stormwater pond located partially within the setback. South of Wheat Dr. the applicant can propose what they think is reasonable for staff review with formal submittal. Staff supports the clusters of plantings as currently depicted, but more detail will be needed. a. Acknowledged. See landscape architecture plans. 60. Comment Applicant question #5 – Staff is not aware of any mitigation requirements that would require additional landscaping to make up for the lost landscaping for the rail spur and access road according to the watercourse setback planting standards as long as bank stabilization, nutrient and pollution removal, and flood control is accounted for. However, wetland mitigation may be necessary. The applicant is required to provide a wetland delineation and floodplain delineation with formal submittal. Watercourse setbacks are required to include the boundaries of those areas. a. Acknowledged. Will be addressed in future site plan submittal for Tracts 2-B & 4-B. 61. Comment Applicant question #6 – Not that staff is aware of, but perhaps we could discuss further during the informal review meeting? The applicant is encouraged to plant as many trees as possible to reduce views into the lumber yard and warehousing areas. a. Acknowledged. Will be addressed in future site plan submittal for Tracts 2-B &
P:21363_01_Simkins_Tract 3B_Narrative 21 (01/31/2024) CS/rpe 4-B.