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HomeMy WebLinkAbout001 - Ferguson Farm Block 2 Lot 3 Narrative Ferguson Farm Block 2 Lot 3 Site Plan Application February 2026 TABLE OF CONTENTS 1. Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland d. Landscaping e. Site Lighting f. Traffic g. Water Rights h. Site Plan Checklist Appendices Appendix A.1 – Vicinity Map Appendix A.2 – FLUM Map Appendix A.3 – Existing Zoning Map Appendix A.4 – New Zoning Map Appendix B – Recorded Plat Appendix C – Share Use Parking Agreement Appendix D –Engineers Design Report Appendix E – Geotech Report Appendix F – Soils Report Appendix G – Traffic estimates Appendix H – Engineer Letter certifying there are no wetlands Appendix I – Cut Sheets (Windows, Doors, & Lights) 1. Application Information, Forms & Checklists The Site Plan Application has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: Component Fee Quantity Total Base $4,180 1 $4,180 $530 per 1,000 SF $530 14 (14,470 SF) $7,420 Total $11,600 2. Project Team OWNER / APPLICANT One West Partners LLC (Attn: Aaron Odegard) Aodegard@1stwestinsurance.com 1905 Stadium Drive, Bozeman, MT 59715 PROJECT CONSULTANTS ARCHITECT Intrinsik Architecture & PLANNING (Attn: Tyler Steinway) tsteinway@intrinsikarchitecture.com 106 East Babcock Street Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEER Hyalite Engineering (Attn: Brett Megaard) bmegaard@hyaliteeng.com 161 W Haley Springs Road Ste. 101 Bozeman, Montana 59715 p. 406.587-2781 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.587.4873 3. Site Plan Narrative A. General site information The applicant is proposing to create an office building on an existing pad site located in Ferguson Farm neighborhood. The Applicant understands the current state of the New Unified Development Code and would like the project to be reviewed under this new code, as there is no chance it will reach adequacy prior to the effective date of the ordinance. The project site is located on Block 2, Lot 3 of the Ferguson Farm Neighborhood. The goal of the project is to construct an office building. No residential uses are proposed as part of this development. As noted above, the subject property—Block 2, Lot 3 of Ferguson Farm—is the westernmost lot along Huffine Lane, which serves as the project’s sole and primary street frontage. A portion of the site currently contains an existing parking lot that operates under a joint-use agreement shared by all businesses within the Ferguson Farm neighborhood. The portion of the parking lot located on this parcel includes 49 spaces, consistent with the number allocated to this lot. The site has already been graded to establish a building pad, and stormwater facilities and snow-storage areas were installed as part of the overall development. As a result, this project will require minimal improvements outside of the building pad area. The subject property is approximately 1.09 acres and will be zoned B-2M through the Unified Development Code (UDC) update process. Please note that the following analysis of the project site is based on the new UDC. B. Site Considerations 1. Setbacks & Utilities Setbacks The project site is unique in that it encompasses a large area that has already been developed with a parking lot serving the subdivision. This parking lot spans several parcels and is located within a common access easement and a joint-use parking agreement. The required front yard setback for the B-2M district is a minimum of 1 foot and a maximum of 20 feet. The project site is unable to meet this requirement due to existing public park and trail easements, as well as public utility easements, located along the front of the property. As directed by City Staff, the application is requesting relief from this requirement, as the site is unable to meet the letter of the code related to building placement and tree spacing based on prior subdivision approvals. The applicant is requesting that the frontage requirement begin at the back of the trail/park easement, with which the proposed building does conform. The applicant is also proposing a sidewalk connection to the trail and a series of trees along the frontage to enhance the streetscape. The applicant believes the intent of the code is still met through the proposed sidewalk and landscaping. This property allows zero-lot-line conditions along both the side and rear yards. The applicant is proposing the building be located a minimum of 5 feet from the side property line to allow for a common walkway to be placed along the shared property boundary. Infrastructure New water and fire line services will be extended from existing main in the parking lot. The new sewer service lines and will be installed per the City of Bozeman Design Standards. Stormwater mitigation will be provided on the south side of the site via a retention pond that was installed with the common subdivision improvements. The proposed stormwater retention system is provided to retain stormwater from the roof and hardscape areas. 2. Frontage This project’s primary street frontage is along Huffine Lane. This project is a little unique in that it is not able to meet the primary setback maximum due to existing utility easement. That said the primary entrance to the building is facing Huffine and meets the required 70% build to requirements. The building entry is recessed 3’ and is 11’ wide meeting the entry way standards. The building entry is located in the center of the building so that it complies with the entry feature every 60’. The front façade also complies with the transparency requirements. The design of the building conforms with the articulation and massing requirements. The applicant is proposing to enhance the entry feature to break the building down two volumes. This entry features a recess and change in roof line to help with the articulation. The building is broken down into volumes of less than 60’ on all sides. The applicant is also using the windows and change of materials to help break down the scale of the building. The building also complies with the Build-to requirements. For B-2M the required build to length is 70%. The entire front of the building is located within the build to zone which is 133’ long. 96% of the building is in the build-to zone and conforms with the requirements. It should be noted that the building to frontage is being measured from the back of the Trail easement and the relief requested in the setback section above. Site elements such as plant material, site furnishings, and signage will be consistent with the elements provided throughout this area. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. 3. Building Design The proposed building will be located on the south side of an existing onsite parking lot, separated from the multi-use path along Huffine by a landscaped buffer that includes an existing retention pond. The two-story building will have its primary entrance facing Huffine Lane. The two-story building will consist of office space spanning both floors. The floor plan anticipates that people will access the site from many directions, balancing the need for privacy within the office areas. Because the building will be visible from all sides, the design incorporates aesthetically pleasing architectural treatments on each elevation. All mechanical equipment is proposed to be located on the roof and fully screened. Should this configuration change in the future, or if additional exterior mechanical equipment is added, the applicant understands that screening will be required. Exterior metering will be screened either through landscaping or integrated architectural features. Weather protection is provided at all primary entrances through recessed entries, awnings, or overhangs. Several awnings on the south façade, facing Huffine, extend over more than 60% of the street frontage and project at least 5 feet, meeting UDC requirements. The proposed glazing along the south elevation also meets UDC transparency standards, as shown in the architectural elevations. Additionally, the design meets the commercial open- space requirements through multiple seating areas located around the eastside of the site, as illustrated in the architectural site plan. The building massing is intended to be timeless and complementary to the surrounding development. Architectural massing and features highlight welcoming entry points on multiple sides, acknowledging that the building will be approached and viewed from several directions. The building will primarily be clad in brick, accented with painted metal panels and awnings—durable, long-lasting, and visually pleasing materials. 4. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides two (2) accessible parking spaces across the whole site. All building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 5. Parking Parking for this site is proposed in a surface parking lot located behind the building. The parking area was developed with a prior application and subjected this site to a shared parking agreement (Appendix C). This agreement shows that there are 49 parking spaces allocated to this lot. This application proposes moving the dumpster location to the center of the parking which results in a few less parking spaces. In total there are 46 parking spaces onsite. Please see the parking calculations below demonstrating that the proposed building is in compliance with the New Parking Requirements. Use/ Building Square Footage Parking Ratio Number of Spaces Required Office Space 14,277 SF 2 Per 1,000 SF 29 Total 29 TOTAL PROVIDED ON SITE 46 ** 4 Compact Spaces (14% of 29 required) 6. Bike Parking Please see the bike parking calculations below. There are short term bike parking spaces proposed adjacent to all buildings which total 12 spaces (6 racks). The long-term bike parking (4 spaces) is provided in a covered area adjacent to the dumpster area. Use/ Building Square Footage Bike Parking Ratio Number of Spaces Required Long Term 25% Short Term 75% Office Space 14,277 SF 1 Per 1,000 SF 14 4 10 Total 14 4 10 TOTAL PROVIDED ON SITE 14 4 10 7. Recycling & Garbage The minimize visual and other impacts, recycling and garbage facilities are located on the ground level in the parking areas behind an enclosure. This area was designated on the approved preliminary plat as well as previous site plan applications. Please refer to Sheet SP100 for location and access. 8. Open Space The total lot area for this project is over an acre and requires the project to provide commercial open space. This open space takes the shape of common plaza located on the south side of the building. Please see the required open space calculations below. Additionally, please see the Landscape plan and the Architectural Site Plan sheet SP100 for location and dimension of this open space. PROGRAM SITE AREA 2% OF SITE AREA REQUIRED OPEN SPACE PROVIDED OPEN SPACE Lot Size 1.09 AC (47,480.4 SF) 2% 949.6 SF 988 SF TOTAL 949.6 SF 988 SF 9. Snow Storage The snow storage for this project was allocated when the shared parking lot was constructed. The Snow storage is on the west side of the site located off the back of the parking lot. Because this area has already been constructed there are no additional areas proposed. 10. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 30-CY dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed in the existing parking lot to allow for easy pick up. C. Parkland This project is entirely commercial and therefore is exempt from the parkland requirements. D. Landscaping The project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. Onsite there is a comprehensive landscaping plan that enhances and ties together all the public spaces. Additionally, there is a comprehensive landscaping approach separating the public and private spaces that front along a street. All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. E. Site Lighting The building entrance as well as the outdoor area will have exterior lighting. This lighting will help accent the building and enhance the overall exterior space. Lighting Plans are included in this submittal to document compliance with all required lighting standards. F. Traffic A Traffic Study was reviewed and approved with the overall subdivision application. All identified impacts were addressed through that process. The applicant has provide peak hour demand to demonstrate it is within the original TIS and that a new Traffic Impact Study is required. G. Water Rights The applicant does not have any water right associated with this project and intends to pay CILWR for their appropriate water usage. This amount will be confirmed through the site plan review process. H. Site Plan Checklist The following information is required whenever the requested information pertains to zoning or other regulatory requirements of this chapter, existing conditions on-site or conditions on- site which would result from the proposed development: 1. Boundary line of property with dimensions; Response: This information is shown on the Architectural Site Plan as well as the Civil and Landscape Site Plans. 2. Date of plan preparation and changes; Response: This information is on all drawings and is specifically called out on the coversheet. 3. North point indicator; Response: This information is on all drawings. 4. Suggested scale of one inch to 20 feet, but not less than one inch to 100 feet; Response: Understood, All drawings are to a scale that fits on the page and inline with this requirement. 5. Parcel and site coverage information: 1. a. Parcel size in gross acres and square feet; 2. b. Estimated total floor area with a breakdown by land use; 3. c. Location, percentage of parcel and total site, and square footage for the following: 1. Existing and proposed buildings and structures; 2. Driveway and parking; 3. Areas to remain undisturbed, 4. Landscaped areas, with and without irrigation, 5. Recreational uses areas, parks, school sites, etc., and 6. Public street right-of-way; Response: This information is on the coversheet as well as the Architectural and Civil Site Plans. 6. Total number, type and density per type of dwelling, and total net and gross residential density and density per residential parcel; Response: There are no dwelling units proposed with this application. 7. Location, identification and dimension of the following existing and proposed data, on-site and to a distance of 100 feet outside site plan boundary, exclusive of public rights-of-way, unless otherwise stated: 1. a. Topographic contours at a minimum interval of one foot, or as determined by the review authority; 2. b. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances must be 200 feet; 3. c. On-site streets and rights-of-way; 4. d. Ingress and egress points; 5. e. Traffic flow on-site; 6. f. Traffic flow off-site; 7. g. Utilities and utility rights-of-way or easements including but not limited to: 1. Electric; 2. Natural gas; 3. Telephone, cable TV, optic fiber, and similar utilities; 4. Water; 5. Sewer (sanitary, treated effluent and storm); 8. h. Surface water and groundwater, including: 1. Holding ponds, streams and irrigation ditches; 2. Watercourses, water bodies and wetlands: 1. a. If wetlands information was provided with a prior subdivision, provide delineation of on-site wetlands per the subdivision work on the site plan. The developer must provide recertification from a wetlands professional per 38.610 that site wetlands mapped with the subdivision are still accurate or provide new delineation. 2. b. If no wetlands delineation was done with a prior subdivision, the developer must complete such delineation of on-site wetlands consistent with the process in 38.610. 3. Floodplains as designated on the effective federal insurance rate map and delineated per requirements of 38.600 or that may otherwise be identified as lying within a 100-year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis; 4. A floodplain hazard evaluation report in compliance with article 6 of this chapter if not previously provided with subdivision review; 5. Agricultural water user facilities and easements and contact requirements per 38.310.010 unless: 1. a. Such information was previously provided through a subdivision review process; or 2. b. The provision of such information was waived in writing during subdivision review of the land to be developed; 6. Depth to the high water table must be determined from tests taken during the period of major concern; 9. i. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as detailed in a Stormwater Drainage Plan: 1. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc., which may be incorporated into the storm drainage system for the property must be designated: 1. a. The name of the drainageway (where appropriate); 2. b. The downstream conditions (developed, available drainageways, etc.); 3. c. Any downstream restrictions; 10. j. Slopes of greater than 15% or other significant topographic features; 11. k. Sidewalks, walkways, drive aisles, loading areas and docks, bicycle facilities, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict, a statement requiring lot accesses to be built to the standard contained in this section, the City of Bozeman Design and Construction Standards, and the City of Bozeman Modifications to Montana Public Works Standard Specifications; 12. l. Provision for site accessibility, including, but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance; 13. m. Fences and walls, including typical details; 14. n. Exterior signs; 15. o. Exterior refuse, recycling, and composting collection areas, including typical details; 16. p. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. The materials required in 38.710.050.A.18, if not previously provided; 17. q. Curb, asphalt section and drive approach construction details; 18. r. Landscaping and irrigation (detailed plan showing plantings, irrigation layout, and other relevant information as required in 38.710.090); 19. s. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than two and one-half inches, by species; 20. t. Snow storage areas. All parking facilities containing five (5) or more parking spaces shall provide a snow management plan. The plan shall contain the following: 1. Locations for snow storage, which may include on-site landscaped areas, and other open space for at least 15% of the total area of the site used for parking, access drives, walkways and other paved surfaces; 2. Snow storage is prohibited: 1. a. Within the public right-of-way; 2. b. Where it would obstruct line of sight or vision triangle; 3. c. In a location where it blocks fire hydrants, emergency vehicle access or access to other properties; 4. d. Where it will cause unmanageable freeze/thaw and icing of sidewalks, pathways and other paved surfaces; 5. e. Where it obstructs on-site amenities, including but not limited to points of egress, mailboxes, storage areas, and trash enclosures; 6. f. Within any access easement; 7. g. Where placed in a manner which violates the Clean Water Act (CWA) and/or the Montana Pollutant Discharge Elimination System (MPDES), and/or any other federal, state or local law or statute. 8. h. Where it will cause damage to trees located in the public right-of-way; 21. u. Location of city limit boundaries if within 200 feet of the development; 22. v. Historic, cultural and archaeological resources, describe and map any designated historic structures or districts, and archaeological or cultural sites; 23. w. Public facilities, including schools, parks, trails, etc.; Response: This information is shown in the drawing set. Primarily the Architectural, Civil and Landscape Site Plans but information is included throughout the drawing set. 8. Detailed plan of all parking facilities, including circulation aisles, access drives, bicycle racks, compact spaces, accessible spaces and motorcycle parking, on-street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each. 1. a. If electronic vehicle chargers are included or expected for future use identify location, path of electrical service, and layout for chargers and transformers; Response: The parking facility for this project was constructed under the subdivision improvements. The applicant is proposing minor improvement to this parking facility. All improvements are depicted on the site plan drawing sheets. The only change is to change the location of the trash facilities. This results in a few less parking spaces and additional sidewalks. 9. The information related to transportation capacity required by 38.710.050.A.11, subject to the following exceptions: 1. a. Such information was previously provided through a subdivision review process and the proposed development does not generate more trips than estimated during the subdivision review; or 2. b. The provision of such information was waived in writing during subdivision review of the land to be developed; or 3. c. The provision of such information is waived in writing by the DRC prior to submittal of a site plan application; or 4. d. The application for site plan approval involves the redevelopment of property located within the in the city's established neighborhood conservation overlay district. In such cases, the city may require the property owner to sign a waiver of right to protest creation of a special improvement district, or other form of agreement, assuring participation, on a fair share, pro-rata basis, in future improvements to intersections in the vicinity of the development proposal; or 5. e. The application for site plan approval involves the adaptive reuse of an existing building, regardless of its location within the city, or the redevelopment of a property located within one of the city's urban renewal districts. In cases where an existing building or complex of buildings is to be torn down and replaced with a larger building or complex of buildings, the city engineer may require the information described in 38.710.050.A.11 to evaluate the additional traffic impacts resulting from development of the larger building or complex of buildings; or 6. f. Unless waived by the DRC, updated information will be required if previous approvals or waivers are more than five (5) years old. Response: As requested in the CONR application, the applicant is providing a peak demand calculation to determine if this application is in compliance with the originally approved (Ferguson Farm – Subdivision) application. The applicant would like to have the requirement to provide a new full TIS waived if possible. 10. Building design information (on-site): 1. a. Building heights and elevations of all exterior walls of the building or structure; 2. b. Height above mean sea level of the elevation of the lowest floor and location of lot outfall when the structure is proposed to be located in a floodway or floodplain area; 3. c. Floor plans depicting location and dimensions of all proposed uses and activities; 4. d. All on-site utilities and mechanical equipment; Response: This information is shown on the architectural plan set. 11. Description and mapping of soils existing on the site, accompanied by analysis as to the suitability of such soils for the intended construction. Soil in proposed landscaping areas must comply with requirements outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Response: Please see the attached Geotechnical report for this information. The Landscape design has been prepared with these requirements in mind. 12. Temporary facilities plan showing the location of all temporary model homes, sales offices and/or construction facilities, including temporary signs and parking facilities; Response: There are no temporary facilities onsite. The contractor may place a job trailer and other construction related items onsite during construction. Because a contractor has not been selected for this project these specific items have not been provided. 13. Unless already provided through a previous subdivision review, a noxious weed control plan complying with 38.710.050.A.5.c; Response: This lot was created through a subdivision review. As such there are POA covenants that establish who is responsible for taking care of any noxious weeds. 14. Drafts of applicable supplementary documents as set forth in 38.720; Response: Supplemental documents are provided as appendices in this application. 15. The information necessary to complete the determination of density change and parkland provision required by 38.420.020.B, unless such information was previously determined by the city to be inapplicable and written confirmation is provided to the applicant prior to submittal of a preliminary site plan application. If a new park will be created by the development the park plan materials of 38.710.050.A.14 must be provided; Response: This project is entirely commercial and therefore there are no park requirements. 16. Affordable housing. If the application includes requests for incentives provided in 38.340, describe how the site plan will satisfy any requirements of 38.340 which have either been established for that lot through the subdivision process or, if no subdivision has previously occurred, are applicable to a site plan. The description must be of adequate detail to clearly identify those lots and dwellings designated as subject to 38.340 compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable; Response: This project is entirely commercial and therefore there is no affordable housing proposed. 17. Phased site plans: 1. a. A phasing plan showing the location of phase boundaries and that each phase will be fully functional if subsequent phases are not completed; 2. b. A utilities plan showing that each phase will be able to be fully functional if subsequent phases are not completed; 3. c. A revegetation and grading plan showing how disturbed areas will be revegetated to control weeds and site grading and drainage control will be maintained as phased construction proceeds; 4. d. If the applicant intends for multiple phases to be under construction simultaneously, evidence of financial commitment from the project lender for the completion of all phases to be undertaken at once. Evidence of financial commitment may be provided at the time the building permits for the multiple phases are sought. Response: This project will be completed in one phase. 18. When 38.420.020 requires parkland dedication in association with a site plan, and cash-in-lieu of parkland will not be provided, the materials required by 38.710.050.A.14. Response: This project is entirely commercial and therefore there are no park requirements. 19. The information related to water adequacy required by 38.710.050.A.19, unless the information was previously provided through a subdivision review process and the proposed development does not generate more demand than addressed during the subdivision review. 1. a. At the discretion of the Director of Utilities, updated information will be required if previous approvals or determination of no impact are more than 5 years old. Response: It is our understanding that there are no water rights or water rights credits for this property. The applicant intends to pay CILWR for the water usage. Preliminary water calculations are provided in the water demand report. Please advise what the CILWR amount will be. The applicant intends to pay this fee prior to final site plan approval.