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HomeMy WebLinkAbout005 - Narrative Description6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM November 2025 SENT VIA EMAIL City of Bozeman – Community Development Planning Department Alfred M. Stiff Professional Building 20 East Olive Street planning@bozeman.net (406)-582-2260 Subject: Discount Tire – Bozeman, MT 5889 E Valley Center Rd, Bozeman, MT 59718 Site Plan/Special Use Permit Review Narrative Description and Conceptual Review Comment Responses The proposal for this site is to construct a tire sales and minor maintenance facility, which is classified as “Automotive Repair” per the City of Bozeman code. The site is within the city limits, located on E. Valley Center Road in a Community Business District (B-2) designated land use zone. The sites proposed use will require a Special Use Permit. To the south is currently the Country Inn & Suites by Radisson, a commercial use, to the north is My Place Hotel, to the east is Interstate-90 and an associated off ramp (our site’s rear property border), to the west is a city right of way, E. Center Valley Road, (our site frontage). The proposed site for development is currently vacant and unused. There is a visible hydrant on the site and per the GIS a water main across the site. The building is proposed to be approximately 24 feet tall and 8,200 square feet. Our improvements will include parking, utility connections, pedestrian pathways, stormwater management facilities, frontage improvements, and landscaping. The proposed number of parking stalls will reflect the maximum allowable number of stalls permitted by the code. All proposed parking demands will be met on-site, calculations shown at the end of this narrative. The utility connections are proposed to be accessed from E. Center Valley Road. The proposed site plan offers 2 points of access, both from the access road leading through our site and shared with the adjacent parcels. It is expected that in the efforts of construction, the fire hydrant will need to be relocated. Construction will also include the pedestrian connection along the frontage between the abutting parcels. It is expected that obtaining permits, personnel, and preparing to break ground may take a year. Construction is expected to start sometime between March 2026 and August 2026. Due to a lack of a structure, demolition of existing structure will not be required, therefore preparing the site for construction should only require clearing of the low-lying plants and grass. It is expected that there will need to be some coordination and timing involved with some permit processes requiring the attention of Montana Department of Environmental Quality and Montana Department of Transportation. PARKING CALCULATIONS (BMC TABLE 38.540.050-3): Automobile service and/or repair station = 2 spaces per service stall 6 service stalls => 12 parking spaces Retail store = 1 space per 300 SF of floor area 5,235 SF => 17.5 spaces Total spaces (min) = 29.5 (29 spaces) (=12+17.5) Total spaces (max) = 36.8 (37 spaces) (=29.5 + (125% X 29.5)) 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM The following comment response letter addresses comments made by the City of Bozeman regarding the Conceptual Review submittal for the development at 5889 E Valley Center Road in Bozeman, Montana, received October 14, 2025. 1. Comment: Please provide street vision triangles for the site. Response: Site vision triangles have been provided. 2. Inquiry: There are site vision triangles from the north driveway. Is something like that acceptable and where else do you expect to see them? Both the other driveway and the entrance onto the site from E Center Valley or just the other driveway? Response: No action needed – City confirmed site vision triangles shown are adequate. 3. Changemark: This lot has an address of 5889 which was assigned for assessment purposes. This address can be used for this main structure. Any additional buildings or units would need to be addressed separately. Response: Plans/reports updated to reflect the assigned address. 4. Changemark: SLD Waste need 50 foot straight approach to front of refuse container no raised curbing in the straight approach. need detailed plan for refuse enclosure Response: There has been a hatch shown to declare the trash enclosure approach area. Area shows no raised curbing in the straight approach area. Please see representation on sheet C-1.0 Site Plan. A detailed plan of the proposed trash enclosure has been included and shown on sheet C-8.1. 5. Comment: The Shared Use Path along Valley Center Road should be 8-feet in width and should match the existing path to the north and south. This is a transportation facility and as such should be in alignment with the adjacent road and not meander excessively. Response: The proposed path has been shown meandering as confined by the existing easement but adjusted to an 8’ width. Per email correspondence with Candace Mastel, Transportation Demand Management Coordinator, the meandering path alignment is accepted with widening to 8’ to match the path of the neighboring development’s pathway. 6. Comment: Coordinate all plans, including building floor plans, with civil plans, clearly delineating entrances to building. Response: Building entrances (pedestrian and vehicular) have been coordinated and are identified on sheet C-1.0. 7. Changemark: Please be prepared to discuss the maintenance approach to the stormwater facilities, given the large volume of plantings surrounding them. DCS 6.4.3 Response: Stormwater facility maintenance requirements will be addressed in the storm drainage report, to be provided with the Site Plan Submittal. 8. Comment: Proposed knox box location on South building face should be relocated to fire riser room door on East building face. Choose one location for FDC. Utility Plan shows one outside fire riser room and then a yard FDC near fire hydrant. Fire would prefer consistency with the building mounted FDC. Fire does support relocation of existing fire hydrant as proposed. Response: Yard FDC removed and wall-mounted FDC added as directed. 9. Changemark: Please reference the response from Fire Department representative with concern to this question as well. DSSP 1.5.1. - Easements - The existing fire hydrant easement should be provided if a fire hydrant is installed/moved as shown, or outside of the existing easement. A minimum 20' Sewer and Water Pipeline Access easement must be created around the new hydrant outside of the existing easement. Please find the City standard water and sewer and water pipeline access easement document template in the City documents file for your use. Easements must be filed using the template with City standard language and an exhibit from a PLS. All easements must be 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM submitted, reviewed, approved and filed with the county clerk and recorder as a condition of final site plan approval. Response: There is a proposed 20’ easement shown around the proposed fire hydrant. Easement Documentation has been started and is to be complete by final approval. 10. Changemark: DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements including fire hydrants, fire lines, and domestic lines over 4" in diameter must be submitted to the City Engineering Department through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for separate infrastructure review. Details about the City infrastructure review process can be found here: https://www.bozeman.net/departments/transportation-engineering/engineering/development- center/infrastructure-review Response: An Infrastructure Review application will be submitted as required. 11. Changemark: BMC 38.410.080.D,E. - Grading and Drainage - Stormwater ponds serving multiple lots in separate ownership must not be located on private lots or public rights-of-way. Stormwater retention or detention ponds must be maintained by the property owners' association. The applicant must establish easements or other perpetual control agreements to prevent encroachment or disruption of existing drainageways or facilities. Please see the stormwater division comments for additional information concerning overall stormwater conveyance in the subdivision and existing sewer easement concerns. The referenced existing stormwater swale on the property receiving runoff from the neighboring lot must be included in a stormwater easement because it is a facility accepting runoff from multiple lots on a private lot. Response: Easement documentation is understood as required and will be completed and executed as required. 12. Changemark: The proposed system seems feasible. The City asks that the applicant provide a stormwater design report for review prior to determination of design adequacy. DSSP 3.2.3 - Stormwater Drainage Report - The applicant must provide a storm drainage plan with the Site Plan Submittal. The purpose of the Stormwater Drainage Plan report is to describe existing drainage conditions and the plan for control of stormwater runoff from the proposed project. The plan should provide a detailed description of the stormwater management strategy along with a grading and drainage Plan, details, calculations, sizing, and locations for all proposed drainage facilities. The plan shall include a narrative describing in detail how the drainage features will function for the Water Quality Storm, the Minor storm, and the Major storm events. The written narrative shall provide sufficient information and details such that the reader has a clear understanding of how the project’s stormwater system will function for each storm event. The level of detail presented in the report shall be commensurate with the level of complexity of the stormwater drainage plan. Insufficient report content will be grounds for rejection of the submittal. Additional details of the required Stormwater Drainage Plan are provided in Chapter 6 of these Design Standards. Response: Storm report has been included with the resubmitted materials. 13. Comment: DSSP 1.5.1.D. - Easements - No permanent structures shall be placed within a utility easement unless an encroachment permit has been obtained. The applicant has proposed curb, gutter, sidewalk and paved access/parking facilities over the existing water main easement and sewer main easement on the property. These encroachments must be permitted, or a separate agreement concerning characteristics of the encroachment including damages, maintenance and access must be completed and executed, prior to site plan approval. Response: Encroachment permit is understood as required and will be completed and executed as required. 14. Comment: The applicant must provide secondary access to the subject site via 23' mutual access easement south through the drive aisle of the adjacent property to the south to provide secondary access to the property from Valley Center Road. The City standard mutual access easement template has been uploaded to the city documents file. The mutual access easement must be submitted for review, approved and filed with the County Clerk and Recorder, prior to final site plan approval. 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM BMC 38.400.010.A.8- Secondary Access - Second or emergency access. To facilitate traffic movement, the provision of emergency services and the placement of utility easements, all developments must be provided with a second means of access. Response: A 30’ Joint Access Easement is already in place that provides secondary vehicular access from the adjacent parcel to the south. The document number for the easement is #2175409. 15. Comment: DSSP 3.2.1- Water Design Report Submittal - A water design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information required by Section 1.1 of Circular DEQ-1 and fire and domestic flow requirements of the proposed project. The Design engineer shall calculate and provide the average day demand, the max day demand, and the required fire flow. Refer to the current Water Facility Plan for design data (https://www.bozeman.net/home/showpublisheddocument/4977/636420174896170000). Response: Water design report has been submitted with the resubmitted materials. 16. Changemark: DSSP 4.2.9.VI. - Water System- Meters - Meter pits shall not be used unless specifically approved by the Water Superintendent. The proposed meter pit (I) will not be allowed by the City Water Superintendent. Response: Irrigation meter and backflow to be shown inside of the building. 17. Changemark: The applicant must provide at least 20' width access through the discount tire site to the existing Sanitary Sewer Manhole at the North East corner of the site. The manhole is currently located within the existing 20' utility easement. Access to the manhole is not provided on the site plan as currently proposed. This access should be guaranteed through means of an access easement. Please find the city standard Mutual Access Easement template in the City Documents file. Response: 20’ wide access is shown on the plans as requested. Mutual Access Easement permit is understood as required and will be completed and executed as required. 18. Comment: DSSP 3.2.2. - Sewer Design Submittal - A sewer design report must be prepared by a professional engineer licensed in the state of Montana which addresses applicable information required by Section 11.1 of Circular DEQ-2 and sewer flows at full build out of the development and shall be submitted to the City. An overall plan of the development, including all areas outside of the study are which would naturally be served through the study area shall be included. Average daily flows, peak hour criteria, wastewater flow rates by zoning areas, peaking factors, and other applicable design criteria shall be used as defined in the current Sanitary Sewer Facility Plan (https://www.bozeman.net/home/showpublisheddocument/14618/638765942609500000). Response: Sewer design report has been submitted with the resubmitted materials. 19. Comment: BMC 38.410.130/38.220.060.A.9.a.-Water Rights and Water Adequacy. Prior to the site plan application being deemed adequate for review, the applicant must describe how it intends to satisfy water adequacy requirements in BMC 38.410.130 and meet requirements of BMC 38.220.060.A.9.a. The information provided should be compiled into a preliminary water adequacy compliance report containing the following: a)A description of water rights associated with the property or otherwise available to the applicant, and a description of whether each respective water right is appurtenant to the property or has been severed from the land title. b)A description of the proposed lots for which a payment of cash in lieu of water rights will be provided and the proposed lots for which deferred compliance of BMC 38.410.130 will be sought. c)A description of the proposed lots for which non-potable irrigation systems will be provided; the anticipated irrigation water demand of each lot; and the water source proposed to supply the non-potable irrigation systems. i)If exempt wells are proposed for irrigation supply, then the applicant must obtain DNRC approval of Form No. 602I Notice of Intent to Appropriate Groundwater prior to adequacy. ii)If exempt wells authorized by DNRC under an approved notice of intent to appropriate groundwater are inadequate to meet the anticipated irrigation demands and existing irrigation water rights are associated with the property or otherwise available to the applicant , then the applicant must: (1)Evaluate the legal elements of the water rights to determine if a DNRC change authorization is required to use the rights as proposed. (2)Confirm that the flowrate and volume of the water rights 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM are adequate to meet the anticipated irrigation water demands. (3)Confirm that existing water conveyance facilities can deliver the water rights from their point of diversion to the proposed place of use. If existing conveyance facilities are inadequate, then provide a description of improvements needed to deliver the water rights to the proposed place of use. d)Provide a copy of the following documents as attachments to the report: i)DNRC-approved notice of intent to appropriate groundwater. ii)Abstracts of water rights associated with the property or otherwise available to the applicant. iii)Copies of any share certificates from a canal company, ditch company, or water users association that are held by the applicant. iv)The annexation agreement for the property. v)Any existing water adequacy agreements pertinent to the property or development. Response: A water adequacy report has been submitted for preliminary review. 20. Changemark: The plat describes shared drainage facilities in the subdivision to an open space lot at the north. Please be prepared to address the existing topography, maintenance, and qualify and quantify any alterations to the historical drainage path, storage capacity, and overlapping issues with stormwater maintenance and the sanitary sewer easement. Response: The relocation of the existing storm facility does not change the path of the existing downstream flow nor does it retain more runoff than it previously did. The development of the Discount Tire will manage all the runoff that was previously contributed to the system from the site therefore the existing capacity should continue to be sufficient. Previously the storm bed extended along the length of the existing sewer pipe which provided more conflict between the maintenance of the two separate facilities. The proposed layout reduces the amount of sewer pipe within the boundary of the storm bed. The proposed restructuring of the pond is intended to retain the same or greater volume. 21. Changemark: Please be prepared to address the potential for stormwater infiltration to the sanitary sewer system from the emergency overflow system of the on-site detention feature. Response: The discharge location of the emergency overflow system has been relocated so that it is down grade of the sewer manhole. 22. Changemark: There are two water lines shown in the drawing. There is only one water main in the middle of the 20' easement. Response: There is now one water line showing as requested. 23. Changemark: There needs to be all weather driveable access to this manhole at the northern side of the property. Response: 20’ wide access is shown on the plans as requested. 24. Changemark: There aren't allowed any private structures in the easement to maintain the water main. The irrigation meter pit must be moved out of the easement. There is a good meter pit detail in the City of Bozeman Modifications to Montana Public Works Standards to handle this. Response: The irrigation meter pit has been relocated to be inside of the building. The internal location is shown on the Irrigation plans. 25. Changemark: The building including any aerial overhang needs to be at least 10' away from the edge of the water main in the easement. Response: The building has been shifted so that any building foundation is 5’ from the edge of the easement. It is expected that there will not be any encroachment from the building in the easement. 26. Comment: BMC 38.220.060.A.11. - Traffic Impact Analysis (TIS)- The subject site proposes use of an uncontrolled access onto Valley Center Road at the intersection of Valley Center Road (a Principal Arterial) and Honor Lane. The applicant must provide an evaluation of the proposed access with specific TIS characteristics as defined in the TIS scoping letter from the City Transportation engineer, in the City documents file. Response: Please see the submitted Traffic impact Study for review. 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM 27. Comment: Montana Department of Transportation (MDT) - East Valley Center Road is in under the jurisdiction of the Montana Department of Transportation. The applicant must work with this agency to complete a Systems Impact Action Process (SIAP) to determine which permits will be required for access improvements to the right of way at East Valley Center Road. Please contact Kristina Kilts, Butte District Traffic Engineer (kkilts@mt.gov) and Josh Ritchie, Bozeman Area Maintenance Chief (jritchie@mt.gov) to start this process. The status of the primary access to the subject site must be determined to be acceptable to MDT and the City of Bozeman as a condition of site plan approval. Response: Communication has been established with the two suggested points of contact. Efforts to comply with MDT are being made. 28. Changemark: "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 1.4 - "Previously Established City Project Specific Conflicting Condition" AND 3.3.5 - "Collector, Arterial, and Local Street Boulevards" - Item 1). The boulevard area conflicts with several manual requirements, such as overhead spray irrigation being prohibited in areas less than eight feet wide. This space is also adjacent to Montana Department of Transportation ROW, which is maintained by the state. It is recommended to file a departure for this area to match the adjacent landscape, pathway, and irrigation design, specifically between Valley Center Road and the shared use pathway. This area would then be exempt from the landscaped area coverage and overhead irrigation requirements. The other side of the shared use pathway would still be required to follow this manual's requirements. Since this area is adjacent to MDT ROW, it is recommended to move all trees to the other side of the shared use pathway. MDT has previously removed all trees on the Valley Center Rd side of the shared use pathway. Response: Per email conversation with Candace Mastel, Transportation Demand Management Coordinator, the design should continue with the original SUP alignment as it is a pre-determined alignment. A departure narrative will be included in the next submittal. 29. Comment: "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - Appendix A - "Landscaped Area" definition. Landscaped Area is not clearly labeled. Maximum allowable lawn area is 20% of the Landscaped Area. Clearly label the landscaped area and recalculate the maximum allowable lawn area. If proposed lawn area exceeds the maximum allowable lawn after this new calculation, a departure may be filed for the area between valley center road and the shared use pathway under 1.4 Previously Established City Project Specific Conflicting Condition. This area would then be exempt from the landscaped area coverage and could match the adjacent property's shared use pathway and lawn. See reference #28 for more information. Another option that may allow for more sod/turf is using the performance method if the drought tolerant fescue blend is low water use. Response: Please see the landscape plans in addition to the calculations provided in the plan set. 30. Comment: "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.2.2 - "Required Elements of the Landscape Design Plan for Final Plat and Site Plan" - Item 5). Turf hydroseed mix composition is missing and must be included. Response: Please see the mix composition on sheet L1.01 of the Landscape plans. 31. Comment: "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" 3.3 - "Irrigation Design Requirements". Irrigation design plans will need to be submitted. Response: Please see the submitted irrigation design plans. 32. Comment: BMC Section 38.510.030.2. Requires that buildings with non-residential use on the ground floor show 25% facade transparency between 4-8 feet above the sidewalk. Please ensure that this standard is met and provide calculations showing that the standard has been met in any formal application. Response: Please see the updated architectural plans. 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM 33. Comment: Please be aware that the City of Bozeman is currently updating its zoning regulations, commonly referred to as the Unified Development Code or UDC. Many planning staff comments outlined in this Concept Review Application may be altered by the forthcoming text amendment. There is no guaranteed date where the UDC may be adopted and in full effect by, but it is likely that any formal application would achieve adequacy under the new regulations and will need to comply with the new standards therein. Planning staff highly recommends reading through the draft development code and considering the alterations which may be needed in order to achieve a site design which complies with all applicable zoning criteria. The Draft UDC can be found at this link: Draft UDC And the UDC update project can be followed at this website: UDC Engage Bozeman Response: This comment is understood and has been taken into design consideration. 34. Comment: The main entrance along the western facade must meet the 3-foot weather protection requirements outlined in Table 38.510.030.C. Please design a compliant weather protection feature into the building in any formal application. Response: Please see the updated architectural plans depicting this change. 35. Comment: BMC Section 38.520.060.2.C. for projects on sites with an area greater than 1 acre, open space equal to 2% of the site area must be dedicated as open space. Please determine and show calculations for site area as it is defined in subsection 1 and designate an area of open space of at least 2% to show compliance with this standard in any formal submittal. Response: Per this comment an open space requirement of 2,181 SF is to be provided. Open-space area is shown south of ADA parking area as a paved general gathering area and two areas across the shared access area, the combined areas area total of 2,199 SF. 36. Comment: Planning understands that there have been extensive discussions regarding the maximum parking allowed for the site. It is worth noting that the Draft UDC as mentioned in REF #33 allows a path for applicants to request alternative to the minimum standards for parking counts. To ensure that adequate parking is achieved for the use, it may be beneficial to take advantage of this standard to show that parking for this specific use will likely exceed typical parking counts for the broad use categories. Response: This comment is understood and has been taken into design consideration. 37. Comment: If adequate additional parking could be achieved in relation to Ref #36, planning would support continuing the trend along the frontage road of adding parking spaces along the frontage road to ensure that adequate parking is achieved for the site. Response: This comment is understood and has been taken into design consideration. 38. Comment: In relation to Question #5, planning supports the pedestrian connectivity shown to the Shared Use Path. Response: The proposed path has been shown meandering as confined by the existing easement. Per email correspondence with Candace Mastel, Transportation Demand Management Coordinator, the meandering path alignment is accepted. 39. Comment: Per BMC Table 38.310.040.A., Auto-Repair is a special use in the B-2 zoning district. A Special Use Permit (SUP) Application must be submitted and run concurrently with any site plan application. Please see the SUP Application Checklist as well as BMC Section 38.230.120. regarding the required review criteria for Special Use Permits. Any formal submittal for a Site Plan must include a separate application for a Special Use Permit. Response: Submittal of the Special Use Permit application is included with the resubmitted materials. 6814 GREENWOOD AVE N T 206.522.9510 SEATTLE, WA 98103 WWW.PACLAND.COM If you have questions or comments regarding this narrative or comment response letter, please feel free to contact us at (206) 522-9510 or via email at dmurray@pacland.com. Sincerely, Darian Murray, E.I.T.