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HomeMy WebLinkAbout26136 Ursus Major SP Project ReportProject Report Ursus Major SP Application No. 26136 June 23, 2026 Page 1 of 27 Application No. 26136 Type Site Plan (SP) Project Name Ursus Major SP Summary Site plan application to construct an approximately 80,000 square foot manufacturing, research, and office facility on two lots in Nelson Meadows Subdivision with associated site improvements, parking, landscaping, and lighting. Relief and relaxations from Bozeman Municipal Code (BMC) standards may be provided by the review authority for Chapter 38 based on zoning district, rules of interpretation, and relevant criteria located in individual code sections. The application requested relief or relaxations from the following code sections: • BMC 38.230.030.B.5 provides window transparency standards for the ground story of M-1 zoned projects. The applicant has requested relief from the side street window requirements on the west elevation per BMC 38.260.140.B.4.b. See section 3.b.5 of the project report. • BMC 38.520.020.D allows the review authority to relax building design standards in industrial zones depending on the type of use, number of anticipated employees and customers, and the site’s physical context. Building massing and articulation standards are located under BMC 38.520.040. See section 6.b of the project report. Zoning M-1 Growth Policy Industrial Parcel Size 4.866 acres (211,963 square feet) Overlay District(s) None Street Address 3565 Prince Lane Legal Description Nelson Meadows Subdivision, Block 5, Lots 2-3, Section 22, Township 01 S, Range 05 E, Plat J-680, City of Bozeman, Gallatin County, Montana Owner Lattice Materials, 516 E. Tamarack Street, Bozeman, MT 59715 Applicant Cushing Terrell, 411 E. Main Street, Bozeman, MT 59715 Representative Cushman Wakefield, 1401 Lawrence Street 1100, Denver, CO 80202 Concept Review File 26056 Noticing Public Comment Period Site Posted Date Required Mail Mailed 7/6/2026-7/27/2026 7/2/2026 None NA Initial Determination Review Authority Date Determinations City of Bozeman, Director of Community Development 6/23/26 The application contains all information and materials necessary to complete the review of the application as set forth Chapter 38, Bozeman Municipal Code, and Title 76, Chapter 25, Montana Code Annotated. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 2 of 27 City of Bozeman, Director of Community Development 6/30/26 The application is in substantial compliance with all applicable regulations and the zoning map. All impacts resulting from the proposed development have previously been analyzed and made available for public review during adoption, amendment, or update of the land use plan, subdivision and zoning regulation, or zoning map. Full application/file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access located online in the City’s Document Repository for Application 26136 Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 3 of 27 CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. (Staff Report Section 4.b.3.) CODE PROVISIONS 1. BMC 38.410.130 – Water adequacy. The applicant must provide supporting data demonstrating that the proposed equipment changes will generate the approximately 35% reduction in water usage (e.g. product specs sheets for the old and new equipment with efficiency metrics) between the existing facility and this new facility. If quantitative water usage data cannot be provided, then a water adequacy agreement will be required to accept the demand estimate. The water adequacy agreement will require that the CILWR fee ($32,970) for the estimated demand be paid now but that actual water usage will also be measured after the project is complete and in use to verify the demand. If the actual use exceeds that of the original estimate, then a second CILWR fee for the difference will be required. Water adequacy must be satisfied prior to final plan approval. 2. BMC 38.540.060 – Landscape and irrigation performance and design standards. a. City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.3.1, Irrigation Design Standards. The make, model, and size of backflow prevention device must be included on the irrigation plan and irrigation schedule to receive final plan approval. b. City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.3.3, Irrigation Design Plan Requirements. Provide a City of Bozeman water budget calculator prior to final plan approval. c. City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.3.3, Irrigation Design Plan Requirements. Irrigation valves must be labelled to indicate flow in gallons per minute, station number, whether the zone is temporary, and the zone number. Update the irrigation plans prior to final plan approval. 3. BMC 38.230.030 – M-1 zoning requirements. The applicant must receive application approval for the 3565 Prince Lane subdivision exemption application (25752) and record the amended plat prior to final plan approval. ADVISORY COMMENTS 1. The applicant is advised that lot aggregations fall under exemption 76-25-402(1)(m), which falls under exemption 76-4-125(1)(d)(iii) and requires an Municipal Facilities Exemption (MFE) from Montana DEQ. However, the applicant is advised that the Nelson Meadows lift station serving the development is privately owned and operated. Given this specific detail, the city cannot sign an MFE for any lot within the Nelson Meadows Subdivision. City staff met with DEQ to discuss the new land use and planning act provisions. Since the lift station is private and not under the control of the city review authority a new Certificate of Subdivision Approval (COSA) is required for this subdivision exemption. The applicant will need to coordinate with DEQ on the COSA process. Prior to signing and recording the amended plat the City will require DEQ approval and the updated COSA. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 4 of 27 2. City of Bozeman Design and Construction Standards Chapter 1.4 - Plans, specifications, and submittals for fire service lines and water service lines 4-inches and larger must be submitted by the professional engineer to the City Engineering Department through the engineering Project Dox Portal for infrastructure/fire service line review. The site plan application must reach a determination of substantial compliance according to the review engineer prior to initial infrastructure submittal. The infrastructure/fire service line review must be approved prior to the issuance of a building permit. Please see the infrastructure review fee schedule on the City Engineering website. 3. Refer to the New Service Guide and Electric Service Requirements & Guidelines on Northwestern Energy’s website for meter clearance requirements (https://www.northwesternenergy.com/account- services/for-business/construction-services). 4. A signed copy of the Building Permit Landscape & Irrigation Self-Certification Form (Appendix E) is necessary to receive a building permit. See the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual - 3.1.2. 5. The final grade of landscape design elements such as rock and wood mulch must be below the top of curb to prevent mulch from migrating into the curb line and sidewalk. See the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.2.3, Landscape Requirements for Boulevards and Street Medians, Collector, Arterial, and Local Street Boulevards. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 5 of 27 Figure 1: Current Zoning Map Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 6 of 27 Figure 2: Overall Site Plan Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 7 of 27 Figure 3: North Site Plan Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 8 of 27 Figure 4: South Site Plan Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 9 of 27 Figure 5: Planting Plan Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 10 of 27 Figure 6: North and South Elevations Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 11 of 27 Figure 7: East and West Elevations Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 12 of 27 Plan Review determination and record 38.740.090, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development Review Committee reviewed the application against the following standards. The applicable review authority for site plans is the Director of Community Development in their role as planning administrator. Each City Division listed here under is a member of the Development Review Committee (DRC). This Committee reviews development applications for all criteria relevant to their respective division. Each division is assigned a 2 to 4 letter code, shown to the left of the division name. Throughout the staff report, these codes will indicate which division led the review of the given criterion. Please note that while one or a couple divisions may lead review of a given criterion, the entire DRC plays a role in each determination. DRC Development Review Committee PZ Planning and Zoning ENG Engineering/Transportation/Utilities PARK Parks and Recreation CH Community Housing WTR Water Adequacy FIRE Fire BLD Building WC Water Conservation FOR Forestry Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 13 of 27 PLAN REVIEW DETERMINATION AND RECORD 38.740.090.B, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development The City of Bozeman adopted the Bozeman Community Plan (the Future Land Use Plan) including the Future Land Use Map on October 28th, 2025, by Resolution Number 2025-71. The Bozeman Community Plan was made available for public review and comment prior to adoption and identified and analyzed impacts of development. Notice was provided that the Bozeman Community Plan is the basis for implementing land use regulations as required in 76-25-106, MCA. Issue plans including but not limited to the Transportation Master Plan, the Parks, Recreation, and Active Transportation Plan, the Sewer Facility Plan, Water Facility Plan, Stormwater Facility Plan, and Fire Protection Master Plan were all considered and incorporated by reference in adoption of the Bozeman Community Plan. The Unified Development Code, contained in Chapter 38 of the Municipal Code, is the primary implementing regulation for the Bozeman Community Plan and was adopted on December 16, 2025 through Ordinance 2025-12/2151. The Bozeman Community Plan and supporting issue plans were utilized in consideration and adoption of the Unified Development Code. The City Commission found that the Unified Development Code was in substantial compliance with the Bozeman Community Plan. The Unified Development Code provides specific zoning and subdivision regulations as well as the zoning designation which determined the allowable criteria for review of the site plan for development of the subject property. During adoption of the Unified Development Code, issue plans and the Bozeman Community Plan were utilized to anticipate impacts of potential development. As such, city wide impacts resulting from the proposed development were previously analyzed and made available for public review and comment during the adoption of the land use plan including all issue plans, and adoption of zoning regulations, subdivision regulations, and all subsequent amendments to the identified documents. Zoning designations throughout the city were implemented to ensure that individual impacts to a given site from a proposed development will fit into the framework of the previously considered city wide impacts. Site Plan review ensures that site-specific impacts have been addressed with the materials submitted with this application and are available for public review. Any development which conforms with the standards of Montana Code Annotated and Bozeman Municipal Code has addressed all site-specific impacts. The following report reviews the subject application for compliance with the criteria and regulations adopted by the State of Montana and the City of Bozeman. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 14 of 27 1. Conformance with Article 2, including the cessation of any current violations (38.200.160) 1. Cessation of any current violations (38.200.160) Meets Code? Current Violations None PZ Yes Comments: There are no current violations on the property. 2. Conformance with all other applicable laws, ordinances and regulations 2. Conformance with all other applicable laws, ordinances and regulations Meets Code? Submittal requirements 38.710.070 PZ/ENG Yes Concurrent Construction Requested? No Yes Phasing of development 38.230.020.B None Yes Comments: This application is proposed to be completed in one phase. Concurrent construction is not applicable to this application since no extension of public infrastructure is proposed. 3. Conformance with Zoning District Standards Article 2 3.a. Lot Standards (38.210-.260) 3.a.1. Lot Size PZ Meets Code? Minimum Width Required: 75 feet Yes Provided: 470 feet Comments: The subject property contains two platted lots in Nelson Meadows Subdivision. A subdivision exemption is currently being reviewed to aggregate those lots and is required to be approved and recorded (application 25752) prior to final plan approval. Lot width meets standards before and after aggregation. 3.a.2. Density PZ Meets Code? Dwelling Units per Acre: du/a Required NA NA Provided NA Comments: No residential uses are proposed. 3.a.3. Coverage: PZ Meets Code? Building coverage Allowed 100% Yes Provided 30.38% Amenity Space Required NA NA Provided NA Comments: The site complies with standards for building coverage. No amenity space is required since there are no residential uses proposed. Commercial open space is not required in M-1 zoning. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 15 of 27 3.a.4. Streetscape PZ/ENG Meets Code? Sidewalk Width 5’ Yes Boulevard Width 6.5’ Yes Type Landscape Yes Tree spacing 35’ average on center Yes Comments: The site complies with minimum standards for streetscapes within the M-1 zone. 5-foot sidewalks and 6.5-foot wide boulevards are proposed. Adequate public tree landscaping is provided at an average space of 35-feet between trees. 3.a.5. Setbacks PZ Meets Code? Setbacks (feet) Minimum Maximum Provided Yes Primary Street 10-feet NA 40-80 feet Side Street 10-feet NA 20-feet Street Facing Garage NA NA NA Side 3-feet NA 50-100 feet Rear 3-feet NA 3-10 feet Alley 5-feet NA NA Comments: The site design exceeds minimum standards for setbacks within the M-1 zone. The primary street setback is along Prince Lane on the south property line; the side street setback is along Royal Wolf Way on the west property line. 20-foot utility easements are present along both street frontages. The building is situated at an angle between 40-feet and 80-feet from the primary street lot line and 20-feet from the side street lot line. Parking areas along the north property line are setback between 3-10 feet depending on location. A 25-foot public trail easements is present along the east side property line and follows Cattail Creek located within a separate open space lot to the east of the subject property. The access, parking, and circulation areas to the east of the proposed building range from 50-100 feet from the property line and are outside of the trail easement and any watercourse setbacks. 3.a.6. Transitions PZ Meets Code? Subject Lot Zoning M-1 NA Abutting Lot Zoning M-1 Type NA Comments: There are no adjacent or abutting lower intensity zoning districts. 3.a.7. Frontage- Build to PZ Meets Code? Primary Street Required NA NA Provided NA Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 16 of 27 Side Street Required NA NA Provided NA Comments: The M-1 zone does not have any frontage requirements. 3.a.8. Parking Location PZ Meets Code? Parking between building and street Allowed – limited to 50% street frontage Yes Setbacks (feet) Minimum Maximum Provided Primary Street 10-feet NA 40-80 feet Side Street 10-feet NA 20-feet Street Facing Garage NA NA NA Side 3-feet NA 50-100 feet Rear 3-feet NA 3-10 feet Alley 5-feet NA NA Comments: No parking is proposed between the building and the street. 3.b. Building Standards (38.210-.260) 3.b.1. Vertical Massing PZ Meets Code? Building Height Allowed 60 feet Yes Provided 49 feet- 10 inches Wall Plate Height Allowed NA NA Provided NA Comments: The proposed structure does not exceed maximum building height allowed in M-1. Wall plate massing standards are not applicable in this zoning district. 3.b.2. Horizontal Massing PZ Meets Code? Dwelling units per building Allowed NA NA Provided NA Building width- primary street Allowed NA NA Provided NA Building width- side street Allowed NA NA Provided NA Comments: Horizontal massing requirements are not applicable in the M-1 zoning district. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 17 of 27 3.b.3. Activation PZ Meets Code? Residential Active depth Required NA NA Provided NA Non-residential Active depth Required NA NA Provided NA Comments: Activation requirements are not applicable in the M-1 zoning district. 3.b.4. Floor Height PZ Meets Code? Residential Ground Story Height Required NA NA Provided NA Non-residential Ground Story Height Required NA NA Provided NA Ground Floor Elevation Required NA NA Provided NA Comments: Floor height requirements are not applicable in the M-1 zoning district. 3.b.5. Windows PZ Meets Code? Windows Primary Street Provided Side Street Provided Yes, with requested relief Residential Ground Floor minimum NA NA NA NA Non-residential Ground Floor minimum 30% Approx. 45% 30% Approx. 12% Upper Story minimum NA NA NA NA Blank Wall maximum NA NA NA NA N/A Comments: The building is generally a single story with portions containing a mezzanine on the east side of the building and extra roof height needed on the west side of the building for the manufacturing process. The majority of the primary street facing façade is located further than 50- feet from the primary street lot line and is exempt from window requirements per BMC 38.260.010.C.2. However, transparent windows are located across at least 45% of the primary façade. Where transparent glazing is proposed, drawing 032 contains a product cutsheet for storefront glazing with an overall VLT of 62% and exterior reflectance of 10%. The applicant has requested relief from the side street window requirements on the west elevation per BMC 38.260.140.B.4.b – Public or utility facilities where windows may compromise safe operations or security may be granted relief from the window transparency and the window and door opening requirements of this section. Page 7 of the application narrative located under application document 003 requests relief and states the following “The growth space housing Lattice materials is designed Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 18 of 27 as a highly controlled and secure environment, reflecting both the proprietary nature of the manufacturing processes and the sensitivity of the materials being produced. Due to the advanced and confidential designs of the growers, visual access into this area must be strictly limited to prevent the inadvertent disclosure of intellectual property. Transparent windows are therefore not permitted, as they would compromise the physical and visual security of the operation. Additionally, many of the end users of these materials (including clients within the Department of Defense) require strict confidentiality regarding the components and systems being fabricated. As such, preventing public visibility into the growth space is essential to maintaining compliance with security protocols, protecting client relationships, and safeguarding critical technologies. A limited area of translucent panels has been incorporated for daylight, but views are prohibited.” Staff supports this relief due to the sensitive nature of the manufacturing process and materials. The west elevation is located along a local street with no current through access or transportation paths to the north, making it a very low traffic street. Furthermore, the applicant is providing adequate building articulation, and translucent panels in lieu of windows to soften views along the west elevation from the street. 3.b.6. Entrances PZ Meets Code? Maximum Street Facing entry spacing Primary Street Provided Side Street Provided Yes Residential NA NA NA NA Non-residential 200 feet 120-130 feet NA NA Entry Feature Required No Required No NA Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided NA NA NA Comments: Entrances are required along the primary street at a maximum of 200 feet. The primary street facing façade for the proposed building has a main entrance at the southeast corner off of Prince Lane, and two additional entrances spaced at 120-130 feet from each other. Entry features are not required, but the main public entrance does contain weather protection and an entry plaza. 3.c. Neighborhood Conservation Overlay District (NCOD) Meets Code? Neighborhood/Commercial Certificate of Approval NA Neighborhood (NCOA) required? No PZ NA Commercial (CCOA) required? No NA Demolition of historic Structure No NA Demolition of non-historic structure No NA Comments: This site is not within the Neighborhood Conservation Overlay District. 4. Conformance with Land Use Standards of Article 3 4.a. Allowed Uses (38.300) Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 19 of 27 4.a.1. Allowed Use Meets Code? Proposed Use(s) Moderate Manufacturing PZ Yes Comments: Moderate manufacturing is a principal use within the M-1 zoning district. 4.b. General Use Standards 4.b.1. Agricultural Water User Facilities (38.310.010.) Meets Code? Ag Water User Facilities Present? Yes ENG Yes Comments: There are agricultural water user facilities in Baxter Creek within the open space lot to the east. These facilities are not located within the subject property and were properly noticed with an earlier project approval for the underlying Nelson Meadows Subdivision. No additional noticing is required for this application, and no impacts are proposed to the existing facilities. See application document 012 – Agricultural Water User Facilities – Notice Checklist and attached correspondence. 4.b.2. Condominiums (38.310.020.) Meets Code? Condominiums Proposed? No PZ NA Comments: This application is not proposing to utilize the Declaration of Unit Ownership Act at this time or in relation to this project. Further Condominium Review would be required for this site if condominiums were desired in the future. 4.b.3. Specific Use Standards (38.320) Meets Code? Specific Use Standards Applicable? None PZ NA Comments: No specific use standards are triggered with this application. 4.b.4. Wireless Facilities (38.330) Meets Code? Wireless Facilities Proposed? No PZ NA Comments: There are no wireless facilities proposed with or applicable to this application. 4.b.5. Affordable Rental Housing (38.340) Meets Code? Affordable Housing Proposed? No CH NA Comments: There is no affordable housing proposed with or applicable to this application. 5. Conformance with Community Design Standards of Article 4 5.a. Transportation Facilities and Access (Division 38.400) Streets and Rights-of-way Meets Code? Streets (38.400.010) ENG Yes Street and road dedication (38.400.020 ) N/A Intersections (38.400.030) N/A Street Names (38.400.040) N/A Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 20 of 27 Street and road Construction Standards (38.400.050) Yes Street Improvement Standards (38.400.060) Yes Comments: Adjacent streets exist to serve the site and no additional dedication is needed. The site is located off Prince Lane (local) and Royal Wolf Way (local). The applicant provided a traffic memo under application document 006. This memo was certified by a professional engineer and compared the trip generation numbers from the original 2018 subdivision traffic impact study (TIS) with the estimated trip generation numbers for the proposed project. When comparing the 2018 TIS with the updated trip generation numbers for the proposed project, the total average weekday trips decreased by 18 trips, the AM peak hour trips increased by 13 trips, and the PM peak hour trips increased by 16 trips. The intersection of Nelson Road and the Frontage Road is the nearest collector-arterial intersection, and the intersection met signal warrants prior to the submittal of this site plan application. A traffic signal was installed and activated by the Montana Department of Transportation in 2026. The applicant is proposing to install stop signs and crosswalk striping for the north and southbound legs at the intersection of Prince Lane and Royal Wolf Way. Street Lighting (38.400.070) ENG NA Comments: Street lighting was installed with the subdivision. Sidewalks (38.400.080 ) ENG Yes Comments: The applicant is proposing to install City standard 5-foot sidewalks adjacent to this project. Drive access (38.400.090) ENG Yes Comments: Two drive accesses are proposed with this project. The drive accesses comply with the access spacing standards in this section of the Bozeman Municipal Code. Street vision triangle (38.400.100) ENG Yes Transportation pathways (38.400.110 ) NA Public transportation (38.400.120) NA Comments: There is no public transportation available near the subject property. No new transportation pathways are proposed or triggered by this application. 5.b. Community Design and Elements (38.410) Meets Code? General Standards- Preserves natural terrain, drainage, topsoil, trees, and other vegetation to the maximum extent possible (38.410.010.B) PZ Yes Comments: The applicant has to the maximum extent possible met this standard by conforming the proposed drainage patterns to follow existing grading. No impacts to the existing shared trail corridor, or existing trees and landscaping are proposed on the east side of the property. Per the applicant’s narrative located under application document 003 “existing topsoil that is stripped from the site will be reused as well to the extent possible to minimize the import and export [of materials].” Community Focal Point (38.410.020) PZ NA Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 21 of 27 Comments: This project is not residential and is less than 10 acres and thus not subject to standards for community focal points. Lot and block standards (38.410.030-040) ENG/PZ NA Rights-of-way for pedestrians (38.410.040.D.) NA Comments: This project does not trigger lot and block standards. The existing lot shapes will be aggregated and utilized as existing within the platted subdivision. Block length is already mitigated via the existing 25-feet public trail easement along Baxter Creek on the east side of the subject property. Provisions for utilities including efficient public services and utilities 38.410.050-060 ENG Yes Other utilities (electric, natural gas, communications) Yes Comments: Drawing 014 contains the overall utility plan for the development. Utility easements are existing along all lot lines. Primary electric, gas, water, sewer, and fire service is proposed to connect from the west property line to a fenced utility yard and water room on the north side of the building. Municipal infrastructure requirements (38.410.070) ENG Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project were reviewed by engineering. Drawing 013 contains the stormwater plan, and document 007 contains the stormwater report. The storm drainage was designed in accordance with the City of Bozeman Design and Construction Standards October 2024. Stormwater will be infiltrated in subsurface storm chamber systems sized to manage the Major Storm event (100-year). Grading & drainage (38.410.080) ENG/PZ Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: No above ground stormwater facilities are proposed. The stormwater maintenance plan meets the requirements in the City of Bozeman Design and Construction Standards October 2024. Fire Protection Requirements (38.410.090) FIRE Yes Comments: The Fire Department reviewed the application during initial DRC review per the standards in this section, and no corrections were provided. Additional review will be conducted during the building permit process and inspections will be required prior to occupancy of the structure. Mail Delivery (38.410.100) PZ Yes Comments: No alterations to mail delivery facilities are required with this proposal. Water Adequacy (38.410.110) WTR Yes, with code provisions Comments: Based on the meter water usage records from the applicant’s existing facility currently being served with municipal water, water demands average 7.5 AF/yr, which is higher than the 4.9AF/yr water use estimate. It is understood that the new facility will include higher efficiency equipment, Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 22 of 27 including a process water filtration and recirculation system. Per code provision 1, to verify water demand, the applicant must provide supporting data and/or information demonstrating that the equipment changes will generate the claimed approximately 35% reduction in water usage (e.g. product specs sheets for the old and new equipment with efficiency metrics). If quantitative water usage data cannot be provided, then a water adequacy agreement will be required to accept the demand estimate. The water adequacy agreement will require that the CILWR fee ($32,970) for the estimated demand be paid now but that actual water usage will also be measured after the project is complete and in use to verify the demand. If the actual use exceeds that of the original estimate, then a second CILWR fee for the difference will be required. Water adequacy must be satisfied prior to final plan approval. 5.c. Park and Recreation Requirements (38.420) Meets Code? Parkland requirements (38.420.020) PARK NA Cash donation in lieu of Parkland (CILP) (38.420.030) NA Improvements in-lieu NA Comments: There are no new residential units being created as a part of this proposal, so no park land is required. Park/Recreational area design and location (38.420.040-050) PARK NA Park Frontage (38.420.060) NA Liner Parks (38.420.070) NA Park development (38.420.080) NA Waiver of Required Dedication NA Recreation pathways (38.420.110 ) NA Comments: No parks are proposed or required with this application. 6. Conformance with Project Design Standards of Article 5 (38.510) 6.a. Site Planning and Design Elements (Division 38.510) Meets Code? Relationship to Adjacent Properties (38.510.030) PZ NA Non-Motorized Circulation and Design (38.510.040) Yes Comments: This application is meeting the pedestrian circulation standards in this section. Adequate internal circulation is provided. A primary sidewalk connection from Prince Lane to the front facing entrance is provided at the southeast corner of the site where an entry plaza is located. Walkways from this plaza, meeting the pathway width requirements of this section, wrap the building to the west and to the north. Crosswalks, meeting the pathway material requirements of this section, further connect this walkway system to the existing public trail on the east side of the lot and to the parking areas to the north. Vehicular Circulation and Parking (38.510.050) PZ Yes Internal Roadway Design (38.510.050.D) NA Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 23 of 27 Comments: The proposed vehicular circulation and parking accesses meet the requirements of this section. Two drive accesses are proposed, one at the north end of the subject property from Royal Wolf Way and one at the east end from Prince Lane. Driveway widths meet minimum and maximum standards located in Article 4. No inter-site connectivity is possible or desired at this location. No internal roadways are proposed. Location and design of service areas and mechanical equipment (38.510.060) PZ Yes Comments: Ground mounted mechanical equipment will be exclusively located within a mechanical yard located at the north end of the building, away from adjacent properties and the public ROW. Chemical storage, cooling towers, and backup generators will be screened by a 20-foot tall, corrugated metal fence to minimize impact and provide security. Electrical switch gears and meters are also located within this architecturally screened area. Solid waste will be collected nearby and will be enclosed as required by this code section. See drawings 034 and 035 for architectural details. 6.b. Building Design (38.520) Meets Code? Building Character (38.520.030) PZ Yes Building Massing and articulation (38.520.040) Yes, with relaxation Building details and materials (38.520.050-.060) Yes Comments: This application meets articulation standards for an industrial zoned building. This section requires a change in roofline modulation as well as two of the listed articulation features for non-residential buildings, however only one articulation feature is required in the M-1 district. Drawings 032 and 033 provide details for proposed exterior materials and elevation drawings. The primary frontage for the lot is represented by the south elevation. Detail A201 on this sheet shows a rendering of the southeast corner where the building’s public facing entrance, lobby and pedestrian circulation is located. This building corner meets the requirements for an articulated entry scaled proportionally to the building. The design of the building utilizes roofline variation, window patterns, and change in building materials to create a human scaled façade pattern. While not proposed every 60-feet, significant roofline changes between the east and the west sides of the façade, as well as from the front to the back of the building meet the standards for a change in roofline as required by this section. BMC 38.520.020.D allows the review authority to relax building design standards in industrial zones depending on the type of use, number of anticipated employees and customers, and the site’s physical context. Staff support the proposed design with a relaxation for the frequency of roofline changes. Staff support this due to the applicant providing several building mass steps both horizontally and vertically across the width of the primary façade, the scale and prominence of the public facing office side of the manufacturing building, and the high level of transparency provided in non-sensitive areas. The building is anticipated to have a low level of foot traffic and primarily be utilized for internal manufacturing and office uses, access to parking areas is limited by a security gate. Building materials are primarily metal, wood, and stone cladding. Three types of windows are provided with transparent glazing, spandrel glazing, and Kalwall panels. The metal siding product is provided in 20 or 22 gauge, and is not factory finished, but is purposefully designed to weather naturally. No galvanized or highly reflective metal finishes are proposed. Special Residential Frontages (38.520.070) PZ NA Comments: There are no special residential frontages proposed or required with this application. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 24 of 27 Structured Parking Facilities (38.520.080) PZ NA Comments: There are no structured parking facilities proposed or required with this application. 6.c. Parking (38.540) Meets Code? Stall, aisle and Driveway Design (38.530.020) PZ Yes Maintenance of Parking Areas (38.520.030) NA Number of vehicle spaces required (38.520.040) Yes Residential (38.530.040.B.2.a) Required NA Reductions NA Non-residential (38.530.040.B.2.b) Required 154 Reductions None Total Required 154 Max Allowed 314 Total provided Total 157 On street 22 Off street 135 Joint Use of Parking facilities (38.530.050) PZ NA Off-site parking (38.530.056) NA Comments: Adequate parking is provided per this code section with a combination of on and off-street spaces utilized. Number of Bicycle parking spaces required (38.520.070) PZ/ENG Yes Residential NA Short-term NA Required Provided 0 0 Long Term NA Required Provided 0 0 Total Residential Required 0 Total Residential provided 0 Non-residential Yes Short-term 25% Required Provided 2.75 4 Long Term 75% Required Provided 8.25 8 Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 25 of 27 Total Non-residential Required 11 Total Non-residential provided 12 Comments: Adequate bicycle parking is provided. 2 staple-style racks are located adjacent to the parking lot entrance to the office side of the facility to provide short-term parking, see drawing 022 for placement and 025 for spacing. Long-term parking is provided within a bike storage area adjacent to the employee break room. Eight wall mounted Dero bike hangers with wheel stops are provided, see details in drawing 029 – A101 First Floor Plan. Off-street loading berth requirements (38.530.080) PZ Yes Comments: One 19-foot-wide loading berth is provided at the north side of the building near the mechanical equipment yard and solid waste enclosure and meets the requirements in this section. 6.d. Landscaping (38.550) Meets Code? Mandatory landscaping requirements (38.550.050-060) PZ Yes Parking lot landscaping Yes PZ/WC Additional screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: Drawing 023 contains the planting plan and drawing 022.2 contains the landscaping calculations. The application exceeds the parking lot landscaping square footage requirement and adequate trees are provided within each parking area. A tree protection fence will also be provided for preservation of the existing trail corridor trees on the east side of the lot during construction. Parking lot screening is achieved by approximately 5-foot-wide planting beds located along the south and west sides of the lot. There are no street medians or residential adjacency to consider. Street trees, grass seeding, and irrigation are provided in both street boulevards. Irrigation is to be provided via a municipal water connection located in the water room at the northwest corner of the building. Drip irrigation for trees is to be provided in accordance with the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, and overall irrigation consumption, plantings, and soil plans were reviewed by the Water Conservation Division and found tyo be in compliance with the current version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Code provision 2 and two advisory comments were provided to ensure ongoing compliance with water efficient landscaping standards. Fences, walls, and hedges (38.550.070) PZ NA Comments: No fences, walls, or hedges are proposed per this code section. Gates are proposed at vehicle access points to the site, but no corresponding fences are proposed. Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 26 of 27 Landscaping of public lands (38.550.080) FOR NA Comments: This code section is only for landscaping of arterial and collector streets. Forestry reviewed the landscaping plans for the local street frontage landscaping during the DRC review period. The applicant is required to obtain Forestry permits prior to installation of street trees. 6.e. Signs (38.550) Meets Code? Is signage proposed with the application? No PZ NA Comments: No signage is proposed with this. Signs permits must first be obtained prior to the installation of any signs. 6.f. Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 PZ Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B-G Yes Comments: Site fixture cutsheets, an electrical site plan, and the site photometric plan are located under drawings 036-038. All site lighting, including building mounted lighting conforms to this code section. Wall mounted, recessed, pole mounted, and bollard mounted lighting is proposed with this application, drawings 036.1 and 036.2 provide cutsheets for each luminaire type. All are full cutoff compliant. A photometric plan is provided under drawing 038 and the footcandles at the property line are well below the maximum of 1.0 for adjacent commercial property and rights-of-way. 7. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 ENG NA Wetland regulations 38.610 NA Comments: Requirements of BMC 38.600 for floodplain regulations and 38.610 for wetland regulations are not applicable to this request. The applicant provided a certification letter from a wetland professional stating, “there are no wetlands on Lots 2 and 3 of Block 5 of Nelson Meadows Subdivision.” Watercourse and wetland requirements for the open space lot to the east were reviewed with creation of the subdivision and appropriate mitigation provided at that time. Watercourse Setbacks 38.620 ENG/PZ N/A Comments: Baxter Creek is contained within the open space lot to the east and the 50-foot watercourse setback shown on the Nelson Meadows Subdivision Final Plat encroaches into the existing 25-foot public trail easement along the east side of the subject property. No impacts are proposed to the watercourse setback with this application. 8. Conformance with Article 7- Permits Legislative Actions and Procedures Meets Code? Public Comment (38.730) PZ TBD Comments: This is the initial project decision. Public notice will occur from 7/6/2026-6/1/2026. This section will be updated after the notice period. Special Use Permit (38.740.100) PZ NA Project Report Ursus Major SP Application No. 26136 June 23, 2026 Page 27 of 27 Comments: No special use permits are requested with this application. Subdivisions (38.750) ENG/PZ NA Subdivision exemptions (38.750.140) Yes Required easements Yes Comments: No additional easements are required for the proposed development. A subdivision exemption to aggregate the two lots that make up the site area is currently in review with the city. Per code provision 3, this application must be approved and the amended plat recorded prior to final site plan approval. Deviations Departures and Variances (38.760) PZ NA Comments: There are no deviations, departures, or variances requested with this application.