HomeMy WebLinkAbout002_Simkins_Tract 2B_4B_Narrative
August 2024
Project No. 21363.01
SITE PLAN APPLICATION
SIMKINS-HALLIN NORTH PARK TRACTS 2-B & 4-B
BOZEMAN, MONTANA
APPLICATION NARRATIVE
Introduction
On behalf of Simkins-Hallin, Sanderson Stewart is submitting this Site Plan (SP) Application for
Tracts 2-B & 4-B for the development of the future Sheetrock Warehouse, Drive-thru,
Retail/Office, and Truss Manufacturing Buildings north of Wheat Drive in the North Park
industrial park.
Site Location
The project will be located on Tract 2-B and 4-B C.O.S. 2153A. The legal description for the lot
is: S36, T01 S, R05 E, C.O.S. 2153A, Parcel Tract 2-B, Acres 14.63, Parcel Tract 4-B, Acres 9.49.
The development site is located on the north 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 (water, sewer, storm) located on the project site
extending north from Wheat Drive along the common boundary for Tracts 2-B and 4-B.
The development site is bounded by the south by Wheat Drive, to the north by MRL railway,
and to the west by Mandeville Creek. A private communications tower is located on Tract 4-B
with a long-term lease agreement. Northwestern Energy owns and operates a natural gas pump
station southeast of Tract 4-B. Both facilities require that access be maintained throughout
construction and in perpetuity.
P:21363_01_Simkins_Tract 2B_4B_Narrative 2 (08/20/2024) 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 Sheetrock Warehouse, Drive-thru, Retail/Office, and Truss Manufacturing
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 SP approval for the proposed private infrastructure in the winter of
2024 so that construction can take place in the spring/summer of 2025 and be completed
within approximately 18-24 months.
Proposed Uses
The proposed site is intended to be used solely for the Sheetrock Warehouse, Drive-thru,
Retail/Office, and Truss Manufacturing Buildings and associated parking lot. These are
“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 2B_4B_Narrative 3 (08/20/2024) CS/rpe
Building Concept
On Tracks 2b and 4b multiple buildings and storage racks will be constructed. Of these
buildings, three (3) will likely need to meet the frontage requirements along Wheat Drive. The
buildings anticipated to meet these requirements are the Truss building, Drive-through building
and the Office / Retail building. The truss and drive-through building will be pre-engineered
metal buildings (PEMB), while the Office / Retail building will be pre-cast concrete panels.
PEMBs
The truss building is essential to the operations of Simkins Lumber. In this will contain
specialized saws and assembly beds for the manufacturing of trusses. The building has been
highly designed to accommodate their custom process. This building will not be accessible to
the public.
The drive-through building will host racks of products and goods for customers making large
bulk purchases. It will be managed at all times by Simkins’ employees. It is anticipated that this
building will be accessed by the public for a short amount of time.
The PEMB 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. 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.
Office / Retail Building
The Office / Retail Building will serve as the new headquarters for Simkins Lumber.
Additionally, the building hosts their retail store, customer design center, and product
showroom. This building will be accessible to the public.
P:21363_01_Simkins_Tract 2B_4B_Narrative 4 (08/20/2024) CS/rpe
The buildings form is inspired by the “barn” typology with two aisles flanking a large center
spine. The central spine rises above the two side aisles creating a barn like form and allows for
large clearstory windows on the north and south elevations. Customers will enter through a
large “carved-out” wood and glazed entrance from the adjacent parking lot. The entrance will
provide the required building relief required by the frontage requirements and provide a unique
material transition allowing the main entry to be understood and identified quickly. The building
inset will also provide weather protection and serve as a transition to the interior of the
building.
The structure and main elevations of the building will be formed by pre-cast concrete panels.
The main field of the panels will be finished with natural concrete coloring and sanded smooth.
On the main south elevation (directly facing Wheat) the façade will be articulated with
storefront windows. These windows will then be used as the spring point for wood accent
paneling over the pre-cast panel. The resulting pattern creates a unique and engaging façade that
activates and contrasts with the raw material of the concrete panels. The dark storefront
window framing also adds a unique element that contrasts with both the wood and the
concrete. On the east and west elevations, the wood cladding is removed and replaced with a
wood texture form liner that is cast into the concrete panels. This maintains the overall
building aesthetic while helping reduce costs. The roofing will be a dark standing seam metal
roof system matching the storefront window frames.
Please see the attached plans, elevations, and rendered perspectives for additional information.
Site Improvements
On-site (private) improvements will generally include a series of connected asphalt parking lots
and drive-aisles, landscaped boulevards, sidewalks, water and sewer mains and services,
stormwater retention and detention facilities and associated storm drain piping. No off-site
improvements within the public ROW are proposed besides two (2) accesses and tying in the
water main with the water main in Wheat Drive. A sewer stub has already been extended into
the 4B and will be utilized to service the truss shop building. A new sewer main extension will
service the retail building via gravity and the sheetrock warehouse via lift station.
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 has been revised by Allied Engineering, Inc. (Allied) to extend
Wheat 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 has prepared the
infrastructure plans necessary for the extension of Wheat Drive and associated public utilities
and is currently under city review. The intent is to construct this extension prior
to/concurrently with the onsite site private improvements.
P:21363_01_Simkins_Tract 2B_4B_Narrative 5 (08/20/2024) CS/rpe
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, including Tract 3-B, from that study were 682
daily trips on an average weekday.
It is assumed that the proposed Tract 2-B and Tract 4-B uses would be the main store, truss
shop, and truck deliveries. The main store has a total square footage of 42,703 square-feet,
which is approximately 177-percent of what was assumed in the TIS. The truss shop includes a
layout size of 54,082 square-feet, which is 265-percent of what was assumed in the TIS. One of
the buildings on Tract 2-B is a drive-thru building adjacent to the retail/office building, which
would be mainly used for picking up orders made in the main building and was not included in
the trip generation calculations. Truck trips were previously determined based on information
provided by Simkins-Hallin and have not changed.
Trip projections to the main retail store are 728 average weekday daily trips, which is 177-
percent of the original projected trips calculated in the TIS. A total of 68 trips are projected for
the AM peak hour, with 96 trips projected during the PM peak hour.
Trip projections to the truss shop are 257 average weekday daily trips, which is 265-percent of
the original projected trips calculated in the TIS. A total of 37 trips are projected for the AM
peak hour, with 40 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. Traffic volumes should also be checked yearly once Cultivar Street is built.
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 6 (08/20/2024) CS/rpe
Landscape
Landscape improvements within the project shall incorporate new boulevards, street trees,
parking lot landscaping, watercourse setback landscaping, and landscaping around the proposed
buildings and entries. Quantities for these improvements include:
• Watercourse setback landscaping including 21 trees, 63 shrubs, 12,750 square feet of
native riparian seeding, and 14,200 square feet of native grass seeding.
• Street frontage landscaping including 11,200 square feet of boulevard, and 20 large
canopy street trees along Wheat Drive.
• Parking lot landscaping including 12 parking lot trees, 4,880 square feet of internal
parking lot landscaping, and 8,700 square feet of landscaping to screen the parking lot
from public rights-of-way. Where underground utilities and lighting are present, parking
lot trees are not located in these landscape islands. Despite parking lot trees not being
included in these parking lot islands, the requirement for total number of parking lot
trees is still satisfied.
• Additional landscaping includes about 7,150 square feet of building frontage landscaping
and an additional 82 deciduous and coniferous trees to comply with the City of
Bozeman Landscape and Irrigation Performance and Design Standards Manual.
FORMAL DEPARTURE REQUESTS
1. 38.530.040.E Maximum Façade Width – Departure
a. Code identified max. length = 150’
b. Max. Length as proposed.
i. Office / Retail Building = 180’ facing Wheat Drive.
c. Reason for Departure – Due to the client’s intended 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 and simplifies the construction and installation of the
pre-cast panels.
2. 38.530.070 Blank Wall Treatments – Departure
a. Reason for Departure – Truss and Drive Through buildings - Due to the
industrial use and highly specialized 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
P:21363_01_Simkins_Tract 2B_4B_Narrative 7 (08/20/2024) CS/rpe
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.
3. Division 38.510 Block Frontage Standards – “Other” Block Frontage Standards – Façade
Transparency. – Departure
a. Code required transparency = 10%
b. Amount proposed
i. Truss Building = 3%
ii. Drive Through = 1%
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.
4. Division 38.410.070.B.2 Service Length – Departure
a. Code maximum length = 150’
b. Amount proposed = 390’
c. Reason for Departure – Due to the site constraints with vehicle routing within
the proposed industrial development, the proposed truss shop building is placed
in a location further away from the existing water main bisecting Tracts 2B & 4B.
Our team requests a departure from the UDC’s maximum service line length
from the water main to the structure. The total service length for the fire and
domestic service lines are both approximately 390-feet. The pressure provided
by the existing water main is approximately 113 psi. The pressure loss through
the approximately 390 feet of new fire service and domestic service is
approximately 10 psi, resulting in an expected pressure available at the proposed
truss shop building of 103 psi. As proposed, from a hydraulic capacity standpoint,
the expected pressure at the building is adequate to service the fire and
domestic water service line. Refer to the Water and Sewer Design report for
additional information.
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 2-B and 4-B are included in this submittal. We have responded to
comments for Tracts 3-B in a separate site plan application for that lot.
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
P:21363_01_Simkins_Tract 2B_4B_Narrative 8 (08/20/2024) CS/rpe
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.
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
P:21363_01_Simkins_Tract 2B_4B_Narrative 9 (08/20/2024) CS/rpe
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
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 10 (08/20/2024) CS/rpe
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.
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. Multiple 40-yard roll off dumpsters are proposed in-lieu of trash enclosures.
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. 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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 11 (08/20/2024) CS/rpe
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.
6. Changemark
W/S Access to Storm Drain
We will need an all weather access road to all manholes in greenspace to maintain the
storm system. I’m assuming that those are easement lines around the storm drain for City
of Bozeman maintenance.
a. A gravel access road has been provided in greenspace to access all public storm
manholes. A 30’ utility easement is provided for access.
7. Changemark
W/S Sewer Service
There is water service but no sewer to these buildings.
a. There is only a fire service to the drive-thru building, no general water service,
so sewer has not been provided.
8. Changemark
W/S Hydrant leg location
This hydrant should be perpendicular to the water main without the bends.
a. There hydrant alignment has been revised.
9. Changemark
W/S Fire hydrants/proximity
Are two hydrants necessary? They look awfully close together.
a. We have removed one of the proposed hydrants in this area.
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 12 (08/20/2024) CS/rpe
13. Changemark
Storm - Access
Additional access info, grades, and surfaces would be required to show this design would
support use by a vac truck Consider eliminating the final bend and moving the separator
upstream to a more easily accessible location.
a. The hydrodynamic separator has been proposed within an asphalt area for ease
of access/maintenance.
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
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
P:21363_01_Simkins_Tract 2B_4B_Narrative 13 (08/20/2024) CS/rpe
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.
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 14 (08/20/2024) CS/rpe
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.
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 15 (08/20/2024) CS/rpe
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.
29. Changemark
ENG-Fire Proximity
These two fire hydrants are relatively close together. The applicant must demonstrate the
need for the hydrants to be in such close proximity to one another.
a. One hydrant has been removed.
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 assesses 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
P:21363_01_Simkins_Tract 2B_4B_Narrative 16 (08/20/2024) CS/rpe
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
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, however we are coordinating
with Kate Frye and Jim Sullivan to confirm irrigation wells are not allowed. We
are currently proposing to connect to the system water for irrigation purposes,
but if it is feasible to use an existing well for irrigation purposes, we will adjust
the point of connection.
P:21363_01_Simkins_Tract 2B_4B_Narrative 17 (08/20/2024) CS/rpe
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
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. A 20-foot-wide easement for the water main has been proposed
when it is a stand-alone utility, but is 30-feet-wide where we have water and
sewer in the same easement. We are requesting a departure from the code
regarding the 20-foot-wide easement request.
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 pond is within a fenced area not accessible to the
general public. The pond bottom is 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
P:21363_01_Simkins_Tract 2B_4B_Narrative 18 (08/20/2024) CS/rpe
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.
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. Due to the delay in the code adoption, the intent is for Tracts 2-
B and 4-B will adhere to the current UDC.
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 2-B & 4-B, there are a Sheetrock Warehouse, Drive-
thru, Retail/Office, and Truss Manufacturing Buildings proposed. The Drive-thru
and Retail/Office buildings will be open to the public, but the other buildings will
not. The Drive-thru is only open to the public once a purchase has been made at
P:21363_01_Simkins_Tract 2B_4B_Narrative 19 (08/20/2024) CS/rpe
the retail building.
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.
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.
43. Comment
BMC 38.360.200 – has supplemental use criteria for outdoor sales. Respond to this section
in the formal submittal. Staff is not sure if the sales will be conducted outside or entirely
within the retail sales building. If no outdoor sales take place then this section is not
applicable.
a. Acknowledged. No outdoor sales are proposed.
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
Tracts 2-B & 4-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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 20 (08/20/2024) CS/rpe
a. Acknowledged. We have provided a copy of the lease with MRL.
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.
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.
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.
P:21363_01_Simkins_Tract 2B_4B_Narrative 21 (08/20/2024) CS/rpe
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 for Tracts 2-B & 4-B along the southern boundaries and
north of the proposed retail building.
53. Comment
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
P:21363_01_Simkins_Tract 2B_4B_Narrative 22 (08/20/2024) CS/rpe
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
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. Truss Shop, Sheetrock, Drive-
through) 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
P:21363_01_Simkins_Tract 2B_4B_Narrative 23 (08/20/2024) CS/rpe
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. See landscape plans for proposed tree plantings.