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HomeMy WebLinkAbout25723 Initial Project ReportProject Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 1 of 25 Article 1 – Project Summary Application No. 25723 Type Site Plan and Special Use Permit (SUP) Project Name Discount Tire Site Plan/SUP Summary An application for a Special Use Permit and Site Plan to construct a 7,320 square foot automobile repair service building at a site zoned B-2, including associated site improvements, parking, landscaping, and lighting. Per BMC Section 38.300.020., an automobile repair shop is a special use in the B-2 zoning district. Review of the Special Use criteria relating to this request is contained in Article 4 of this report. Zoning B-2 Growth Policy Regional Commercial and Services Parcel Size 2.50 acres (109,019 sqft) Overlay District(s) none Street Address 5889 East Valley Center Drive Legal Description Lot 1 of Minor Subdivision No. 358B, located in the Southeast Quarter of Section 26, Township 1 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County, Montana Owner Intermountain Developers, Inc. 32300 E Frontage Road, Bozeman, MT 59715 Applicant Pacland – Seattle, P.C. 6814 Greenwood Avenue North, Seattle, WA 98109 Representative Same as Applicant Concept Review File 25528 Noticing Public Comment d Site Posted Date Required Mail Mailed 8/10/2026-8/31/2026 8/7/2026 200 feet 8/7/2026 Initial Determination Review Authority Date Determinations City of Bozeman, Director of Community Development 7/22/2026 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. City of Bozeman, Director of Community Development 8/5/2026 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 Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 2 of 25 Full application/file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access located online in the City’s Laserfiche Repository for Application 25723 Article 2 – Conditions and Code Provisions 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.) 2. The subject property is located within the Solvent Site Payback district boundary. If the subject property did not participate in the original cost of construction of improvements, or previously pay the payback fees, the subject property will be accessed the payback charges prior to final site plan approval. Reference document: https://weblink.bozeman.net/weblink/0/doc/181705/Electronic.aspx (Staff report, Article 4, Section 5.b.) CODE PROVISIONS 1. BMC 38.410.080 – Stormwater Drainage Plan. City of Bozeman Design and Construction Standards (DCS) Chapter 6.4.4 – Prior to final site plan approval, the applicant must provide a copy of the acknowledgement of stormwater facilities maintenance requirements signed by the property owner. (Staff report, Article 4, Section 5.b.) 2. BMC 38.410.060 – Required Easements. All easements indicated below must be approved through the City’s Legal Department and include an exhibit. Signed hard copies of the easements by the landowner must be submitted to the Engineering Division prior to final site plan approval. Easements must be filed with the County Clerk and Recorders office. The applicant may contact the review engineer to receive the template. (Staff report, Article 4, Section 5.b.) a. The applicant must release a portion of the existing 20-foot-wide water pipeline easement for the existing fire hydrant to accommodate the building layout and grant a new 20-foot-wide water pipeline easement for the relocated fire hydrant on the subject property. b. The applicant must release a portion of the existing 12-foot pedestrian access easement and grant a new 25-foot-wide trail corridor easement for the proposed shared use path on the subject property as required per BMC 38.400.110. 3. BMC 38.410.080 – Drainage Easements. Prior to final site plan approval, the applicant must provide a recorded copy of a drainage easement to accommodate existing drainage from the southern property. (Staff report, Article 4, Section 5.b.) 4. BMC 38.410.110. Water Adequacy: Including the irrigation demand, the project's average annual municipal demand is 0.97 acre-feet (AF), which must be offset prior to final site plan approval. The applicant has indicated they will pay cash-in-lieu of water rights (CILWR). At the City's current cash-in- Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 3 of 25 lieu of water rights fee rate of $6,000 per AF the CILWR fee is $5,794. (Staff report, Article 4, Section 5.b.) 5. BMC Section 38.740.100.D states that the right to a special use permit is contingent upon the fulfillment of all special conditions imposed through the special use permit procedure and that all of the conditions constitute restrictions running with the land use, apply and must be adhered to by the owner of the land, successors or assigns, are binding upon the owner of the land, their successors or assigns, must be consented to in writing, and must be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of Final Special Use Permit approval. (Staff report Article 4, Section 4.b.3.) 6. BMC Section 38.740.100.F. Special use permits are approved based on an analysis of current local circumstances and regulatory requirements. Over time these things may change and the use may no longer be appropriate to a location. A special use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years; b. Final zoning approval to reuse the property for another use is granted; c. The use or development of the site is not begun within the time limits of the final plan approval in 38.740.110. 2. A special use which has terminated may be reestablished on a site by either, the review and approval of a new special use permit application, or a determination by the community development director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the review authority may not be appealed. If the review authority determines that the special use permit may be renewed on a site then any conditions of approval of the original special use permit are also renewed. 3. If activity begins for which a special use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the city may revoke the approval through the procedures outlined in 38.700.160. (Staff report Article 4, Section 4.b.3.) 7. BMC Section 38.740.100.C.3.f. Any expansion of this use or facility is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code. (Staff report Article 4, Section 4.b.3.) 8. BMC 38.780.030.C – Concurrent Construction. The Fire Marshal has determined the proposed fire hydrant relocation is not eligible for concurrent construction. The existing city water main will not meet the fire hydrant spacing requirement per the City of Bozeman Design and Construction Standards Chapter 4.2 when the existing fire hydrant is removed. The fire hydrant must be relocated and accepted by the City prior to building permit issuance. (Staff report, Article 4, Section 2.) 9. BMC Section 38.260.040.C.3.d.(1) Prior to final plan approval, the applicant must provide an updated landscaping sheet which meets the minimum standards by providing all required pedestrian-oriented open space features. (Staff report Article 4, Section 3.a.3.) Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 4 of 25 Article 3 – Figures Figure 1: Current Zoning Map Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 5 of 25 Figure 2: Site Plan Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 6 of 25 Figure 3: Floor Plan Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 7 of 25 Figure 4: Building Elevations Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 8 of 25 Figure 5: Landscape Plan Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 9 of 25 Figure 6: Photometric Plan Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 10 of 25 Plan Review determination and record 38.750.090, 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 subdivisions 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 an 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 Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 11 of 25 Article 4 Findings 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 Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 12 of 25 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 Phasing of development 38.230.020.B None Yes Comments: This Site Plan and Special Use Permit has no associated phasing. Concurrent Construction No ENG N/A Comments: The Fire Marshal has determined the proposed fire hydrant relocation is not eligible for concurrent construction. The existing city water main will not meet the fire hydrant spacing requirement per the City of Bozeman Design and Construction Standards Chapter 4.2 when the existing fire hydrant is removed. The fire hydrant must be relocated and accepted by the City prior to building permit issuance. (Code Provision #8) 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: 25 feet Yes Provided: approx. 362 feet Comments: There are no changes proposed to the lot shape associated with this Site Plan Special Use Permit application. 3.a.2. Density PZ Meets Code? Dwelling Units per Acre: du/a Required n/a N/A Provided n/a Comments: No residential use is proposed with this Site Plan and Special Use Permit. No density calculations were provided or required due to the commercial use of the site. 3.a.3. Coverage: PZ Meets Code? Building coverage Allowed 100% Yes Provided 6.7% Required 2,181 square feet Yes Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 13 of 25 Amenity/Open Space Provided 2,249 square feet Comments: The site is in compliance with minimum standards for building coverage. The site provides an area of open space of 2,249 square feet, however the open space does not serve as a place for human activity as required by BMC Section 38.260.040.C.3.b. and .d. Prior to final plan approval, the applicant must provide an updated landscaping sheet which meets the minimum standards listed in BMC Section 38.260.040.C.3.d.(1), providing all required pedestrian-oriented open space features. (Code Provision #9) 3.a.4. Streetscape PZ/ENG Meets Code? Sidewalk Width 6’ Yes Boulevard Width 6’ Yes Type Mixed Yes Tree spacing 25-30’ average on center Yes Comments: The site complies with minimum standards for streetscapes within the B-2 zone. 3.a.5. Setbacks PZ Meets Code? Setbacks (feet) Minimum Maximum Provided Yes Primary Street 1-feet 20-feet 11 feet Side Street 10-feet N/A N/A Street Facing Garage 20-feet N/A N/A Side 0-feet N/A N/A Rear 0-feet N/A N/A Alley 5-feet N/A 10 feet Comments: The structures comply with minimum setback requirements of the B-2 zone. 3.a.6. Transitions PZ Meets Code? Subject Lot Zoning B-2 Yes Abutting Lot Zoning B-2 Type n/a Comments: The lot is commercially zoned and wholly surrounded by other commercially zoned lots. No transitions apply to this application. 3.a.7. Frontage- Build to PZ Meets Code? Primary Street Required 70% Yes Provided 100% Side Street Required N/A N/A Provided N/A Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 14 of 25 Comments: The proposed structure meets minimum frontage requirements for the B-2 zone. 3.a.8. Parking Location PZ Meets Code? Parking between building and street Not allowed Yes Setbacks (feet) Minimum Provided Primary Street 10-feet 51-feet Side Street N/A N/A Street Facing Garage N/A N/A Side 0-feet N/A Rear 0-feet N/A Alley N/A N/A Comments: The proposed parking location meets minimum requirements of the B-2 zone. 3.b. Building Standards (38.210-.260) 3.b.1. Vertical Massing PZ Meets Code? Building Height Allowed 60 feet Yes Provided 26 feet- 0 inches Wall Plate Height Allowed N/A N/A Provided N/A Comments: The proposed structure conforms to maximum building height requirements of the B-2 zone. 3.b.2. Horizontal Massing PZ Meets Code? Dwelling units per building Allowed N/A N/A Provided N/A Building width- primary street Allowed 250 feet Yes Provided 60 feet Building width- side street Allowed N/A N/A Provided N/A Comments: The proposed structure conforms with the maximum building width standards of the B-2 zone. There are no applicable side streets nor are residential dwelling units proposed. 3.b.3. Activation PZ Meets Code? Residential Active depth Required N/A N/A Provided N/A Required 20 feet Yes Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 15 of 25 Non-residential Active depth Provided 20 feet Comments: The proposed structure includes an active area of 20 feet meeting activation requirements for the B-2 zone. 3.b.4. Floor Height PZ Meets Code? Residential Ground Story Height Required N/A N/A Provided N/A Non-residential Ground Story Height Required 12 feet Yes Provided 12 feet Ground Floor Elevation Required -2’/5’ N/A Provided 10 inches Comments: The proposed building meets floor height requirements for the B-2 zoning district. 3.b.5. Windows PZ Meets Code? Windows Primary Street Provided Side Street Provided Yes Residential Ground Floor minimum N/A N/A N/A N/A Non-residential Ground Floor minimum 60% 70% N/A N/A Upper Story minimum N/A N/A N/A N/A Blank Wall maximum 15 feet N/A 20 feet N/A N/A Comments: The windows provided on the front façade meet the minimum standards for windows of the B-2 zone. There are no blank walls on the proposed structure. 3.b.6. Entrances PZ Meets Code? Maximum Street Facing entry spacing Primary Street Provided Side Street Provided Yes Residential 60 feet yes 100 feet N/A Non-residential N/A N/A N/A N/A Entry Feature Required Yes Required N/A Yes Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided n/a n/a n/a Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 16 of 25 Comments: The proposed structure has entries as required by the B-2 zone. 3.c. Neighborhood Conservation Overlay District (NCOD) Meets Code? Neighborhood/Commercial Certificate of Approval N/A Neighborhood (NCOA) required? no PZ N/A Commercial (CCOA) required? no N/A Demolition of historic Structure no N/A Demolition of non-historic structure no N/A Comments: This site is not within the Neighborhood Conservation Overlay District. No NCOD standards are applicable to this proposal. 4. Conformance with Land Use Standards of Article 3 4.a. Allowed Uses (38.300) 4.a.1. Allowed Use Meets Code? Proposed Use(s) General Retail- Automobile repair PZ Yes- with SUP Comments: An auto repair shop is a Special Use within the B-2 zone. If the application is found to conform with all specific use standards of Article 3 of BMC, the Special Use Permit will be granted. See application analysis of Specific Use Standards in Section 4.3.b and Special Use Standards Section 8 of this project report. 4.b. General Use Standards 4.b.1. Agricultural Water User Facilities (38.310.010.) Meets Code? Ag Water User Facilities Present? no ENG N/A Comments: There are no agricultural water user facilities on site or in the vicinity which would be affected by this proposal. 4.b.2. Condominiums (38.310.020.) Meets Code? Condominiums Proposed? no PZ N/A 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? BMC Section 38.320.090.B. Automobile fuel sales/repair PZ Yes Comments: The following is an analysis of the special use standards for Automobile Repair. Standards are italicized and staff response is not. Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 17 of 25 (1) Gas pump and pump island canopies must be located not closer than 10 feet to any side or rear property line. Design of the canopy must architecturally match the design of the main building. All lighting must meet the lighting standards of 38.560. The maximum height of the canopy must not exceed 18 feet. All signs must conform to the sign regulations of 38.550; Comment: There are no gas pumps associated with the automobile repair shop. The proposal complies with this standard. (2) All on-site activities, except those normally performed at the fuel pumps, must be performed within a completely enclosed building; Comment: All activities are proposed to occur within the dedicated tire repair service bays. The proposal complies with this standard. (3) Where towing service is to be provided, a parking bay for the towing vehicle must be provided. Vehicles that are either under repair or vehicles that have been repaired may be stored on a temporary basis, not to exceed seven days, and designated parking bays must be provided for each vehicle awaiting repairs. Vehicle storage areas are subject to the same screening requirements as parking lots; Comment: The applicant is not proposing a towing service. The applicant expects vehicles to be collected and removed from site at the completion of service. The proposal complies with this standard. (4) All structures approved under these standards must be of a design character that is appropriate to the area in which they are to be constructed. Color renderings of buildings must accompany each application and construction must be in conformity thereto. Architectural detailing must be consistent on all four sides of the building; Comment: Color renderings were submitted with this application. The building is designed of a character appropriate to the area with consistent architectural detailing. The proposal complies with this standard. (5) Parking space for each service stall in the station must be provided. Pump islands must not be considered as service bays. Standing areas at pump islands and interior circulation areas must not be used as parking areas in calculating required parking spaces; Comment: No pump islands are proposed. There are parking spaces provided for each service stall. The proposal complies with this standard. (6) No outside storage of, and no sale, lease or rental of trailers, trucks or similar equipment is permitted except as may be specifically allowed in that zone; Comment: The applicant is not proposing any outdoor storage or sale operations. The proposal complies with this standard. (7) Automotive repair facilities. (a) All repairs or painting must be performed within a building; (b) No site plan will be approved which exposes unassembled vehicles, auto repair activities or auto parts to any street or residential district; (c) Any facility must be designed to contain and minimize noise and odors; and (d) All facilities must have a water quality facility (oil/water separator) as part of the water quality design for stormwater runoff, and must conform to 38.410.080 Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 18 of 25 Comment: The applicant proposes to perform all service within the building, which would preclude exposing unassembled vehicles, auto parts, or other repairs to the street. The building will store all tires inside, which will minimize odors. The applicant shows an oil/water separator on their plans. The lot complies with this standard. Code provision 5, 6, and 7 ensure that this site will comply with all standards of Bozeman Municipal Code in implementing the Auto Repair use. 4.b.4. Wireless Facilities (38.330) Meets Code? Wireless Facilities Proposed? no PZ N/A 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 N/A 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 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. Access to the site is via a shared access onto East Valley Center Road (arterial) across from Honor Lane (local). East Valley Center Road is under the jurisdiction of the Montana Department of Transportation (MDT). The applicant provided a traffic memo, certified by a professional engineer, under application document 008. This traffic memo identifies 15 AM peak hour trips, 21 PM peak hour trips and 157 total average weekday trips. A signal warrant analysis was conducted at the intersection of East Valley Center Road and Honor Lane and the memo concluded the intersection doesn’t meet signal warrants. Street Lighting (38.400.070) ENG N/A Comments: East Valley Center Road is under the jurisdiction of the Montana Department of Transportation (MDT) and has existing continuous street lighting adjacent to the subject property. Sidewalks (38.400.080 ) ENG N/A Comments: The East Valley Center Road corridor has shared use path on both sides. The applicant is proposing to install shared use path adjacent to the subject property and fill in the missing gap. Drive access (38.400.090) ENG N/A Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 19 of 25 Comments: Access to the site is via an existing shared access onto East Valley Center Road. East Valley Center Road is under the jurisdiction of the Montana Department of Transportation (MDT). No new accesses are proposed. Street vision triangle (38.400.100) ENG N/A Transportation pathways (38.400.110 ) Yes Public transportation (38.400.120) N/A Comments: No alterations are proposed or required to ensure adequate site vision triangles. The applicant is proposing to install shared use path adjacent to the subject property and provide a 25-foot-wide trail easement. Public transportation is not required or applicable to 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: There are no trees on site. Existing vegetation is limited to grasses and weeds. There is an existing stormwater pond on site used in the development of the rest of the subdivision. The applicant has met this standard by conforming the proposed drainage patterns to follow existing grading to the maximum extent possible. Community Focal Point (38.410.020) PZ Yes Comments: This project 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 N/A Rights-of-way for pedestrians (38.410.040.D.) N/A Comments: Requirements of BMC 38.410 such as lot and block standards were previously reviewed for conformance and satisfied, if necessary, as part of the applicable platting process associated with the original creation of the lots. Public streets and sidewalks provide required access the subject property and provide adequate pedestrian connectivity. Provisions for utilities including efficient public services and utilities 38.410.050-060 ENG Yes, with code provisions Other utilities (electric, natural gas, communications) Yes Comments: Drawing 024 contains the overall utility plan for the development. There are existing utility easements across the property for the existing water and sewer mains. There are existing utility easements along the front and rear property lines. The applicant is proposing to release a portion of the existing 20-foot-wide water pipeline easement for the existing fire hydrant to accommodate the building layout and grant a new 20-foot-wide water pipeline easement for the relocated fire hydrant. (Code Provision #2) 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. The building will connect to the existing water and sewer mains with the proposed water service, fire service, sewer service and oil/water separator. Based on the information Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 20 of 25 provided in the water, sewer and deviation request memos, the City Engineer approved the applicant’s Engineering Standards Administrative Waiver Request for the water service line and fire service line greater than 150 feet in length. 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 Yes Comments: Drawing 023 contains the grading and drainage plan, and document 011 contains the stormwater report. The storm drainage was designed in accordance with the City of Bozeman Design and Construction Standards, October 2024. The project will utilize an infiltration basin sized to manage the 100-year runoff with 2 feet of separation to groundwater and a drain-down time of less than 72 hours. The stormwater maintenance plan in Appendix E of the stormwater report meets the requirements in the City of Bozeman Design and Construction Standards, October 2024. Prior to final site plan approval, the applicant must provide a copy of the acknowledgement of stormwater facilities maintenance requirements signed by the property owner. (Code Provision #1) Prior to final site plan approval, the applicant must provide a recorded copy of a drainage easement to accommodate existing drainage from the southern property. (Code Provision #3) 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 N/A Comments: No alterations to mail delivery facilities are proposed or required with this proposal. Water Adequacy (38.410.110) WTR Yes, with code provisions Comments: Including the irrigation demand, the project's average annual municipal demand is 0.97 acre-feet (AF), which must be offset prior to final site plan approval. The applicant has indicated they will pay cash-in-lieu of water rights (CILWR). At the City's current cash-in-lieu of water rights fee rate of $6,000 per AF the CILWR fee is $5,794 (Code Provision #4). The subject property is located within the Solvent Site Payback district boundary. If the subject property did not participate in the original cost of construction of improvements, or previously pay the payback fees, the subject property will be accessed the payback charges prior to final site plan approval. (Condition of Approval #2) 5.c. Park and Recreation Requirements (38.420) Meets Code? Parkland requirements (38.420.020) PARK N/A Cash donation in lieu of Parkland (CILP) (38.420.030) N/A Improvements in-lieu N/A Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 21 of 25 Comments: There are no new residential lots being created as a part of this proposal, so no park land is applicable to this request. Park/Recreational area design and location (38.420.040-050) PARK N/A Park Frontage (38.420.060) N/A Liner Parks (38.420.070) N/A Park development (38.420.080) N/A Waiver of Required Dedication N/A Recreation pathways (38.420.110 ) N/A 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 Yes Non-Motorized Circulation and Design (38.510.040) Yes Comments: Adequate internal circulation is provided. There is a pedestrian connection from the public sidewalk along East Valley Center Road to the pedestrian entrances. A crosswalk, meeting the pathway material requirements of this section, provides a connection through the internal drive aisle. This application meets the pedestrian circulation standards in this section. Vehicular Circulation and Parking (38.510.050) PZ Yes Internal Roadway Design (38.510.050.D) Yes Comments: There is an existing drive access taken from East Valley Center Road which passes through the lot. Drive access was created when the lot was platted in 2015 as a part of Minor Subdivision #358-B. The application builds on this existing facility by providing parking similar to the other lots along the access. Driveway widths meet minimum and maximum standards located in Article 4. The proposed vehicular circulation and parking accesses meet the requirements of this section. Location and design of service areas and mechanical equipment (38.510.060) PZ Yes Comments: The applicant shows a 5-foot landscaping buffer around the trash enclosure in order to meet the screening requirements of this section. Other service areas are not visible from a public right-of-way or adjacent property. This application meets the requirements for location and design of service areas and mechanical equipment. 6.b. Building Design (38.520) Meets Code? Building Character (38.520.030) PZ Yes Building Massing and articulation (38.520.040) Yes Building details and materials (38.520.050-.060) Yes Comments: To meet Building Massing and Articulation standards for the B-2 zone, a building must have 3 articulation features, one of which must be a roofline modulation per BMC Sec. Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 22 of 25 38.520.040.B.1. The applicant has demonstrated compliance with this standard by altering the roofline at least every 60 feet on all facades, while also utilizing windows and changing materials to provide the 3 require articulation features. All building materials used comply with minimum standards for this section. Special Residential Frontages (38.520.070) PZ N/A Comments: There are no special residential frontages proposed or required with this application. Structured Parking Facilities (38.520.080) PZ N/A 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) Yes Number of vehicle spaces required (38.520.040) Yes Residential (38.530.040.B.2.a) Required None Reductions None Non-residential (38.530.040.B.2.b) Required 25 Reductions none Total Required 25 Max Allowed 31.25 Total provided Total 31 On street None Off street 31 Joint Use of Parking facilities (38.530.050) PZ N/A Off-site parking (38.530.060) N/A Comments: The application provides the maximum allowed number of parking spaces in order to minimize known parking impacts which occur at tire repair shops especially during seasonal tire changes. The applicant has also provided additional parking along the shared access drive to ensure adequate parking for the site. Number of Bicycle parking spaces required (38.520.070) PZ/ENG Yes Residential N/A Short-term Required Provided 0% 0 0 Long Term Required Provided 0% 0 0 Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 23 of 25 Total Residential Required 0 Total Residential provided 0 Non-residential Yes Short-term Required Provided 75% 6 6 Long Term Required Provided 25% 2 2 Total Non-residential Required 8 Total Non-residential provided 8 Comments: The application provides compliant bicycle parking. Off-street loading berth requirements (38.530.080) PZ N/A Comments: N/A 6.d. Landscaping (38.540) Meets Code? Mandatory landscaping requirements (38.540.050-060) PZ Yes Parking lot landscaping Yes PZ/WC Yes Additional screening Yes Yes Street frontage Yes Yes Street median island n/a N/A Acceptable landscape materials Yes Yes Protection of landscape areas Yes Yes Irrigation: plan, water source, system type Yes Yes, with departure Residential adjacency n/a N/A Comments: The application exceeds the parking lot landscaping square footage requirement and adequate trees are provided within each parking area. 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 to be in compliance with the current version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Fences, walls, and hedges (38.550.070) PZ N/A Comments: No fences, walls, or hedges are proposed to be added with this application. Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 24 of 25 Landscaping of public lands (38.550.080) FOR Yes Comments: Proposed boulevard landscaping complies with minimum standards. Maintenance of landscaping installed within the boulevard portion of the right-of-way is the responsibility of the property owner. 6.e. Signs (38.550) Meets Code? Is signage proposed with the application? No PZ N/A Comments: No signage is proposed with this application or required for residential use. Signs permits must first be obtained prior to the installation of any residential identification 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 Yes Comments: All lighting fixtures meet full cutoff standards and there is no lighting in excess of 1.0 footcandles at the property line. The proposed lighting complies with this section. 7. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 ENG N/A Wetland regulations 38.610 N/A 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, “the Discount Tire project area does not contain any wetlands.” Watercourse Setbacks 38.620 ENG/PZ N/A Comments: Requirements of BMC 38.620 are not applicable to this request. 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 5/10/2026-6/1/2026. This section will be updated after the noticing period. Special Use Permit (38.740.100) PZ Yes Comments: Per BMC Section 38.740.100.C. “In addition to the review criteria of 38.740.090, the review authority must, in approving a special use permit, determine favorably as follows:” 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all setbacks, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; Comments: This report details compliance with all such standards of the B-2 zoning district. Additional parking was applied in order to ensure that the parking demand does not impact adjacent properties during high volume service times, like seasonal tire changes. Beyond parking, this automobile repair Project Report Discount Tire Site Plan/SUP Application No. 25723 August 5, 2026 Page 25 of 25 service does not require additional standards be applied as the zoning standards for the B-2 zone ensure that this use has adequate setbacks, spaces, walls and fences, loading and landscaping for the proposed use. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; Comments: Adverse impacts are not anticipated with this application. The site was designed in conformance with all standards of the B-2 zone and additional parking was applied in order to ensure that the parking demand does not impact adjacent properties during high volume service times, like seasonal tire changes. 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Special setbacks, screening, and buffers; b. Special fences, solid fences, and walls; c. Regulation of noise, vibrations, lighting, and odors; d. Regulation of hours for certain activities; e. Time period within which the proposed use must be developed; f. Location of use; g. Other such conditions as will make possible the development of the city in an orderly and efficient manner consistent with the requirements of 38.100.050 and 38.100.070. Comments: Additional conditions are not required with this application. The site was designed in conformance with all standards of the B-2 zone, and additional parking was applied in order to ensure that the parking demand does not impact adjacent properties during high-volume service times, like seasonal tire changes. Subdivisions (38.750) PZ/ENG N/A Subdivision exemptions (38.750.140) N/A Required easements Yes Comments: No lot lines are proposed to be relocated, nor are any required. Currently there is a pedestrian easement along the southwest property line which will be released and reconveyed in order to provide a better alignment for the shared use path required by the Transportation Division of the Engineering Department. Deviations Departures and Variances (38.760) PZ N/A Comments: There are no deviations, departures, or variances requested with this application.