HomeMy WebLinkAbout001-cover letter
1105 REEVES RD. W. STE 6
BOZEMAN, MT 59718
406-581-5730
www.headwatersmt.net
Page 1 of 6
January 22, 2026
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59771
Re: BCPC Facility
Site Plan Submittal
350 Gallatin Park Drive
COB #25755
Dear Planner,
Please find attached a Site Plan Submittal for the BCPC Facility Site on Lot 12 of the J-300C Plat of Gallatin
Park Subdivision The applicant proposes development of a 18,605 SF indoor/outdoor recreation facility
specializing in pickleball and padel and a standalone 2,603 SF office building, located on a parcel of
commercial/industrial land owned by the applicant within Bozeman city limits. The property is zoned M-1
(Light Manufacturing), which allows recreation, industrial, warehouse, office, and retail uses. The intended
use is fully allowed and consistent with surrounding development.
Project Type, Use, and Scope
• Use: Indoor and outdoor commercial recreation (pickleball + padel)
• Indoor Building Size:18,605 SF clear-span recreation building
• Outdoor Facilities: Four (4) outdoor pickleball courts
• 2,603 SF Office Building
Building Height: Max building height is 39’ for the recreational facility and 26’ for office (within M-1 limits)
Total Parking: 44 stalls, plus 2 required ADA spaces, as well as 17 outdoor bike parking spaces and 5 indoor
bike parking spaces.
USPS : Since the site only needs two mail boxes, the plan is to utilize two boxes in the cluster mailboxes on
the corner of Manley Road and Gallatin Park Drive.
Intent
The project delivers a modern, year-round indoor recreation amenity for the community while preserving
long-term flexibility for industrial or warehouse use—consistent with M-1 zoning and the applicant’s broader
business plan. The building and site have been designed for efficient operations, low traffic impact, and
compatibility with surrounding commercial and light industrial neighbors.
Phasing
The site is proposed to be constructed in two phases, both of which are to be started prior to the expiration
of the site plan approval. All of the site improvements are proposed with Phase 1, leaving only the office
building and adjacent sidewalks & landscaping in Phase 2.
1105 Reeves Rd W. Ste 6, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 2 of 6
• Phase 1: Full construction of the indoor building, outdoor courts, parking, utilities, stormwater,
lighting, ADA access, and landscaping.
• Phase 2: Construction of standalone office building, permitted separately and not affecting Phase 1
circulation or utilities. Phase to include building adjacent sidewalks and landscaping as shown on
sheet C2.0 & the landscape plan.
Response to Preapplication Meeting Comments
• City review items have been addressed through updated civil and architectural plans:
• Parking methodology resolved; parking interpretation formally approved under old UDC.
• Stormwater retention redesigned to meet City criteria and keep structures outside of existing utility
easements.
• Wetland setbacks confirmed compliant based on updated delineation (no wetlands on-site).
• Exterior lighting revised to full cutoff/dark-sky compliant fixtures.
• Driveway alignment adjusted to protect easements and ensure Fire access compliance.
• Trip generation reviewed; use does not exceed thresholds requiring a Traffic Impact Study. Traffic
waiver request sent to Engineering.
• The City granted a Concept Review Waiver based on project readiness and alignment with code.
o Approved by Planning (Zachary Moon)
o Approved by Engineering (Lance Lehigh)
Below we address each item of the Site Plan Checklist (SP):
4. Signed A-1 Form: Attached
5. Project narrative : See above.
6. The noticing certificate and adjoiners list are included.
7. No departures are requested.
8. Information is provided regarding traffic count in comparison to the subdivision traffic. A traffic
waiver request was submitted to Taylor Lonsdale with City on December 7th. Since the proposed
traffic counts are in alignment with anticipated traffic counts as analyzed by the subdivision, no
traffic study is expected.
9. Cash-in-lieu of water rights calculations are included. The calculations were sent to Engineering on
December 23rd for review.
10. No water wells are proposed with the BCPC Facility project.
11. A full stormwater design report and grading plan is included.
12. Digital copies of the current plat are attached. Additional public utility easements are likely
necessary for the power and gas lines. The proposed utility easement will be filed at the Gallatin
County Clerk and Recorder’s office prior to final site plan approval. There is an existing public
pipeline easement in the center of the property which is proposed to be abandoned. This easement
was recently added for a previous site plan submittal to extend water & sewer mains into the
property. Since the layout has changed, this easement is no longer needed.
13. Concurrent Construction is not requested at this time. We would like to request concurrent building
permit review once the site plan has reached adequacy.
14. The property is not located within the NCOD.
PLAN SHEETS
15. Scale of plans are 1” = 25’, or as denoted on the plans.
1105 Reeves Rd W. Ste 6, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 3 of 6
16. No disclaimers are included on the plans.
17. The Civil Sheets include dimensioned property lines.
18. Applicable titles are included on each sheet.
19. A legend is shown in sheets C1.1, C1.2 & C2.0 for clarity.
20. A north arrow is included on all civil sheets.
21. Building locations are shown on the civil, architectural and landscape plans
22. Ingress and Egress points are shown on the civil and/or architectural sheets.
23. No watercourses exist adjacent to the property other than the regional storm pond. The regional
storm pond is shown on the civil sheets.
24. See #9 above.
25. Existing streets, easements, utility lines and infrastructure are shown on all civil sheets.
26. Street vision triangles are shown on all civil sheets and landscape plans.
27. Snow storage areas are denoted on civil sheet C2.0.
28. No fire lanes are shown.
29. The proposed trash enclosure is shown on all civil sheets. The details for the enclosure are included
on the architectural sheets.
30. For clarity, Phase lines are shown on sheet C2.0 & the Landscape Plan.
Cover Sheet
31. The name of the project is included on sheet C-0.0.
32. The name and mailing address of owner/developer are on sheet C-0.0.
33. Name and addresses of the project team are included on sheet C-0.0.
34. The address and legal description of the subject property are included on sheet C-0.0.
35. A vicinity map including zoning is shown on sheet C-0.0.
36. A legal description of the property is shown on sheet C-0.0.
37. Table of Contents with dates is shown on sheet C-0.0.
38. Parcel and site coverage data is on Sheet C-0.0.
39. Zoning, community plan designation are shown on sheet C-0.0.
40. Parcel size is shown on sheet C-0.0.
41. Parking table is shown on sheet C-0.0.
42. Open space calculations are not applicable for this project.
43. Parkland calculations table is shown on sheet C-0.0.
44. The density and floor area ratio are shown on sheet C-0.0.
45. Location and area of existing & proposed structures are shown on C-0.0.
46. Existing and Proposed Building & Structure Areas are shown on C-0.0.
47. Driveway circulation and parking areas are shown on C-0.0.
48. Landscape areas are shown on C-0.0, no recreation lands or open spaces are proposed.
49. No public street right of way is proposed within the subject area.
50. Location of city limits and zoning districts are shown on sheet C-0.0.
51. The ADA certification block is included on sheet C-0.0.
Civil Plan / Site Plan
52. No contours are shown on Sheet C1.1 and the plan is stamped by PE.
53. The proposed retention pond is shown on Sheet C.1.1.
54. The site lighting only exists on the building. No free-standing parking lot lights or street lights exist.
Separate building lighting plans are included.
55. Adjacent streets are shown to 150’ away.
1105 Reeves Rd W. Ste 6, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 4 of 6
56. Traffic flow is shown onsite and offsite using arrows.
57. The construction traffic is shown on Sheet C0.0 and described on sheet C4.0.
58. A construction management plan for each phase, see Sheets C4.0 & C4.1.
Utility Plan
59. The existing easements are shown and noted on Sheet C1.1. Existing and proposed electric, gas,
communications, water, sewer and storm are also shown on sheet C1.1.
60. No existing utilities are proposed to be abandoned.
61. The offsite fire hydrant locations are shown and labeled.
62. Water & Sewer pipes are denoted with size and material type.
63. The proposed water meter sizes and locations are shown.
64. Power transformers are shown on sheet C1.1.
65. No grease or sand/oil separators are proposed.
66. Gas and electric meters are shown on sheet C1.1. See architectural drawings for additional detail.
67. Mechanical Rooms are shown & dimensioned on Sheet C1.1.
Grading and Drainage Plan
68. Existing contours at 0.5’ intervals, slope arrows, and spot elevations are shown sheet C1.2.
69. The existing and proposed storm ponds are shown. Pond details are also shown on sheet C3.0.
70. Curb and asphalt elevations are shown in overflow areas.
71. The proposed storm pond is shown on sheet C1.2, C3.0 and the landscape plan. The proposed pond
is a retention pond and therefore does not have a discharge, keeping all sediments within the pond.
72. A cross section of the retention pond is shown on sheet C3.0. The proposed storm pond complies w/
BMC Sec 38.410.080.
73. No significant outcroppings existing.
74. The adjacent regional storm pond and the newly constructed Manley Ditch are the only water
entities in the area. Flow directions are shown using arrows.
75. Surface water.
a. No surface water exists on the site.
b. No wetlands exist onsite per letter from Power Engineers, wetlands adjacent to the site and
setbacks are shown on Sheet C2.0.
c. No mapped floodplains exist onsite or adjacent to the site.
d. No floodplain analysis report was required for this site.
Site Plan
76. Existing facilities within 100 feet are shown on Sheet C2.0.
77. Block frontage is shown on sheet C2.0.
78. Setbacks are labeled on sheet C2.0.
79. Sidewalks and crosswalks are shown on sheet C2.0.
80. Parking facilities are shown on C2.0, along with dimensions.
81. No historic resources exist onsite.
82. The nearby public gravel trail is shown along with connections from the site.
83. No open space is proposed.
84. No onsite mailbox is proposed, the facility will use the existing cluster mailbox on the corner of
Gallatin Park Drive and Manley Road.
Building Design and Signage
1105 Reeves Rd W. Ste 6, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 5 of 6
85. The elevation drawings include building heights, roof pitches, weather protection, exterior lighting,
mechanical equipment and material information.
86. Transparency calculations are shown on the building elevations for buildings fronting the street or
trail.
87. Mechanical and meters are shown on the elevation drawings.
88. Floor plans are included in the architectural drawing set.
89. A color & material palette for the exterior building materials is attached.
90. A signage plan is shown within the Architectural sheets.
Landscape Plan
91. The landscape standards have been addressed on the provided landscape plans.
92. The landscape plan was prepared & stamped by Lessa Millard with inContour Landscape
Architecture.
93. The final grade contours are included on the landscape plan showing compliance with max grade.
94. Parking lot screening is shown.
95. No street frontage landscaping is proposed.
96. No landscape buffer strips are proposed.
97. No landscape berms are proposed. The outdoor court fencing is shown and detailed in the
architectural drawings.
98. No trees currently exist onsite.
99. No raised planters, sculptures or water features are proposed.
Lighting Plan and Details
100. The exterior lighting plan is included. All lights are proposed to be attached to the building and no
tree interference is expected.
101. A photometric plan for the exterior lights is also included.
102. Details for exterior fixtures are shown with the exterior lighting plan.
103. Building elevations with illumination is shown in 3D on the lighting plan. The average footcandles
for exterior building lighting is shown on the photometric plan.
104. No accent lighting is proposed at this time.
Detail Sheet Requirements
105. A utility trench, water service and retention pond are included on sheets C3.0, C3.1 & C3.2.
106. The bike rack details are shown on sheet C3.1.
107. Wheelchair ramps and ADA signs are shown on sheets C3.1 & C3.2. The ADA compliance
certificate is on sheet C0.0.
108. Fence details are shown on the architectural drawings.
109. The trash enclosure details are shown on the architectural drawings.
110. The curb, asphalt and sidewalk details and shown on sheets C3.1 & C3.2.
111. The connector trail detail is shown on sheet C3.2.
Parkland Requirements
112. No parkland is proposed.
113. No parkland is proposed.
114. A parkland dedication tracking table is shown on sheet C0.0.
115. No parkland credit is proposed.
1105 Reeves Rd W. Ste 6, Bozeman, MT 59718 (406) 581-5730 www.headwatersmt.net Page 6 of 6
116. No improvements in-lieu of parkland is proposed.
Required forms
A N1 notice form is attached. No CCOA, DEM, WR, CCOFF or CCON forms are attached as they are not
applicable for this project.
If you have any questions or comments, please contact me at 406-581-5730.
Sincerely,
________________
Jeremy May, P.E.
Headwaters Engineering, Inc.
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