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HomeMy WebLinkAbout26278 Final DecisionFinal Decision Bikefill SP Application No. 26278 October 28, 2026 Page 1 of 22 Article 1 – Project Summary Application No. 26278 Type Site Plan Project Name Bikefill SP Summary An application requesting to develop a City owned parcel with a bike park including a parking lot and pavilion area. Zoning PLI Growth Policy Public Institutions Parcel Size 201.22 acres Overlay District(s) none Street Address 2143 Story Mill Road Legal Description A tract of the Southeast Quarter of the Southwest Quarter East of the county road of Section 30, Township 01 South, Range 06 East, P.M.M., City of Bozeman, Gallatin County, Montana Owner City of Bozeman, PO Box 1230, Bozeman, MT 59771-1230 Applicant Sanbell, 106 E Babcock St Suite L1, Bozeman, MT 59715 Representative Same as Applicant Concept Review File waived Noticing Public Comment Site Posted Date Required Mail Mailed 9/14/2026-10/5/2026 9/10/2026 Ditch owners 9/10/2026 Initial Determination Review Authority Date Determinations City of Bozeman, Director of Community Development 8/27/2026 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 9/10/2026 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 Final Determination- Findings of Fact, Decision, and Appeal Provisions Findings of Fact, Decision, and Appeal Provisions A. PURSUANT to Chapter 38, Division 740, BMC, and other applicable sections of Chapter 38, BMC, and Title 76 Chapter 25 MCA, a review of the Site Plan described in these findings of fact was conducted. The Director of Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 2 of 22 Community Development acting as the Planning Administrator, determined that the proposed development substantially complies with applicable zoning regulations. B. The Director further found that the impacts of the proposed development were previously analyzed and made available for public review and comment in the adoption, amendment, or update of the land use plan, zoning regulations, and subdivision regulation; or were addressed with the submitted application materials. C. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and other purposes identified in Chapter 38, BMC; to evaluate the proposal against the criteria and standards of Chapter 38 BMC and other applicable regulations; and to determine whether the development should be approved, conditionally approved, or denied. D. Notice of the Director’s determination of substantial compliance was provided as required in 38.730 BMC and opportunity provided for submittal of written public comment. a. All submitted written comments have been archived, reviewed, and made available for public review. A response to applicable written comments is provided in Article 4, Section 8 of this final determination. E. The Director finds this Site Plan meets all applicable regulations, and is therefore approved, subject to the conditions listed in Article 3 of this report and the correction of any elements not in conformance with the standards of Chapter 38, Bozeman Municipal Code including those identified in Article 3 of this report. The evidence contained in the administrative record as a whole, including but not limited to submittal materials, submitted written comment, and these findings, justify the conditions imposed on this development to ensure that the final plan complies with all applicable regulations and mitigates the impacts of the development actions proposed in the application. F. The preliminary approval of this application shall be effective for 6 months from the date of the signed Findings of Fact and Order. Approval expires on April 30th, 2027. Prior to the end of this period the City may, at the written request of the developer, grant an extension to its approval by the Community Development Director for a 6 month extension. The landowner is responsible to submit any timely request for extension. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 3 of 22 G. Action by other agencies or separate review processes may be necessary to complete construction of the development, including but not limited to those imposed by other governmental agencies and private agreements. H. This decision and findings of fact are made available to the applicant through the ProjectDox application review portal and to the public through posting in the Laserfiche project folder linked to the Community Development Viewer Map. I. This order may be appealed within 15 business days after date of approval, by following the procedures of Section 76-25-503, MCA and 38.160.030, BMC. APPROVED this ___30th _____ day of _October_, 2026__ Erin George, Planning Administrator Signature: 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 26278 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.) CODE PROVISIONS 1. BMC 38.410.060.B. Prior to final site plan approval, the applicant must provide a signed copy of the utility easement for onsite electric. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 4 of 22 Article 3 – Figures Figure 1: Current Zoning Map Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 5 of 22 Figure 2: Site Plan Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 6 of 22 Figure 3: Site Plan West Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 7 of 22 Figure 4: Site Plan East Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 8 of 22 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 Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 9 of 22 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. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 10 of 22 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 has no associated phasing. Concurrent Construction None ENG N/A Comments: No public infrastructure improvements are proposed with this development. 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: N/A N/A Provided: N/A Comments: There are no changes proposed to the lot shape associated with this Site Plan application. 3.a.2. Density PZ Meets Code? Dwelling Units per Acre: du/a Required N/A N/A Provided N/A Comments: No dwellings are proposed to be added or removed with this and PLI has no density standards. 3.a.3. Coverage: PZ Meets Code? Building coverage Allowed N/A N/A Provided N/A Amenity/Open Space Required N/A N/A Provided N/A Comments: The PLI zone does not have any standards for lot coverage. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 11 of 22 3.a.4. Streetscape PZ/ENG Meets Code? Sidewalk Width N/A N/A Boulevard Width N/A N/A Type N/A N/A Tree spacing N/A N/A Comments: The PLI zone does not have any standards for streetscape. 3.a.5. Setbacks PZ Meets Code? Setbacks (feet) Minimum Maximum Provided N/A Primary Street N/A N/A N/A Side Street N/A N/A N/A Street Facing Garage N/A N/A N/A Side N/A N/A N/A Rear N/A N/A N/A Alley N/A N/A N/A Comments: The PLI zone requires setbacks based off of the adjacent zoning district. The adjacent zoning district is PLI so no setbacks are applicable. 3.a.6. Transitions PZ Meets Code? Subject Lot Zoning N/A N/A Abutting Lot Zoning N/A Type N/A Comments: The PLI zone does not have any standards for transitions. 3.a.7. Frontage- Build to PZ Meets Code? Primary Street Required N/A N/A Provided N/A Side Street Required N/A N/A Provided N/A Comments: The PLI zone does not have any standards for frontage. 3.a.8. Parking Location PZ Meets Code? Parking between building and street N/A N/A Setbacks (feet) Minimum Provided Primary Street N/A N/A Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 12 of 22 Side Street N/A N/A Street Facing Garage N/A N/A Side N/A N/A Rear N/A N/A Alley N/A N/A Comments: The PLI zone does not have any standards for parking location. 3.b. Building Standards (38.210-.260) 3.b.1. Vertical Massing PZ Meets Code? Building Height Allowed N/A N/A Provided N/A Wall Plate Height Allowed N/A N/A Provided N/A Comments: The PLI zone does not have any standards for vertical massing. 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 N/A N/A Provided N/A Building width- side street Allowed N/A N/A Provided N/A Comments: The PLI zone does not have any standards for horizontal massing. 3.b.3. Activation PZ Meets Code? Residential Active depth Required N/A N/A Provided N/A Non-residential Active depth Required N/A N/A Provided N/A Comments: The PLI zone does not have any standards for activation. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 13 of 22 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 N/A N/A Provided N/A Ground Floor Elevation Required N/A N/A Provided N/A Comments: The PLI zone does not have any standards for floor height. 3.b.5. Windows PZ Meets Code? Windows Primary Street Provided Side Street Provided N/A Residential Ground Floor minimum N/A N/A N/A N/A Non-residential Ground Floor minimum N/A N/A N/A N/A Upper Story minimum N/A N/A N/A N/A Blank Wall maximum N/A N/A N/A N/A N/A Comments: The PLI zone does not have any standards for parking location. 3.b.6. Entrances PZ Meets Code? Maximum Street Facing entry spacing Primary Street Provided Side Street Provided N/A Residential N/A N/A N/A N/A Non-residential N/A N/A N/A N/A Entry Feature Required N/A Required N/A N/A Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided N/A N/A N/A Comments: The PLI zone does not have any standards for entrances. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 14 of 22 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) Public Park PZ Yes Comments: A public park is an allowed use within the PLI 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: Two agricultural water user facilities exist on site. Notice of activities has been provided to the water users according to 38.310.010. Documentation has been provided demonstrating the quantity and quality of water conveyed in the facilities will not change with the project. 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? no PZ N/A Comments: No special use standards are applicable to this request. 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. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 15 of 22 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) N/A Street Improvement Standards (38.400.060) N/A Comments: The existing adjacent street, Mcllhattan Road, is being improved to an approved City street section under City capital project A&C029. Once completed, Mcllhattan Road will adequately serve the site and meet the standards of BMC 38.400.050. No additional street dedication or improvements are needed. A traffic impact study (TIS) waiver was granted by the Director of Transportation and Engineering based on the trip use. Street Lighting (38.400.070) ENG N/A Comments: The development is located on a collector street. Per the City’s Design and Construction Standards, street lighting is required along collector streets; however, given the rural character of the area, the street lighting requirement was waived. Sidewalks (38.400.080 ) ENG Yes Comments: The applicant will be installing a 10-foot-wide path along the east side of Mcllhattan Road from the northern boundary of the Bridger Creek Phase 3 Subdivision to the southern boundary of the Snowfill Dog Park site in lieu of a sidewalk. Drive access (38.400.090) ENG Yes Comments: The applicant has proposed a 24-foot-wide drive access that is in compliance with the dimensional and spacing standards of this code section. Street vision triangle (38.400.100) ENG Yes Transportation pathways (38.400.110 ) Yes Public transportation (38.400.120) N/A Comments: The applicant has a design that provides a compliant street vision triangle. A 10-foot pathway was designed along the east side of Mcllhattan Road from the northern boundary of the Bridger Creek Phase 3 Subdivision to the southern boundary of the Snowfill Dog Park site. Public transportation is neither proposed nor required for this development. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 16 of 22 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: This project proposes bike trails generally following the natural grade of the site. Minimal impervious surfacing is applied to the site other than the parking lot and pavilion area. The natural terrain, drainage, topsoil, trees and other vegetation has been preserved to the maximum extent possible. Community Focal Point (38.410.020) PZ N/A Comments: This project is a public park. These standards are not applicable. 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 do not apply to this development due to the topography of the site, watercourses present on the site and the existing facility use. Public streets and sidewalks provide required access to the subject property and provide adequate pedestrian connectivity. Provisions for utilities including efficient public services and utilities 38.410.050-060 ENG Yes Other utilities (electric, natural gas, communications) Yes Comments: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Division, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. A private utility easement must be provided per Code Provision 1 for the onsite electric line to the well. No water or sewer mains are proposed with this development. Municipal infrastructure requirements (38.410.070) ENG N/A Comments: No municipal water, sanitary sewer, or storm sewer system facilities are proposed with this development. 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: The applicant proposes to construct six stormwater ponds within the parking lot islands. Two of the ponds are designed to retain the 100-year storm event from their respective drainage basins. The remaining four ponds are designed to detain the 100-year storm event from their respective drainage basins and discharge at the pre-development rates. Drainage from the access road is proposed to discharge to the stormwater management facilities in Mcllhattan Road. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 17 of 22 Fire Protection Requirements (38.410.090) FIRE Yes Comments: Requirements for fire protection will be reviewed at the time of building permit and conform to the City’s standards. Mail Delivery (38.410.100) PZ N/A Comments: No alterations to mail delivery facilities are required with this proposal. Water Adequacy (38.410.110) WTR Yes Comments: The project’s estimated annual municipal water demand is 0.0 acre-feet. As such, no cash-in-lieu of water rights payment is required. 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 Comments: There are no new residential lots being created as a part of this proposal, so no park land dedication is applicable to this request. Park/Recreational area design and location (38.420.040-050) PARK Yes Park Frontage (38.420.060) Yes Liner Parks (38.420.070) N/A Park development (38.420.080) Yes Waiver of Required Dedication N/A Recreation pathways (38.420.110 ) Yes Comments: This proposal is a city park on land owned by the City and meets minimum standards for park and recreation facilities. 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 N/A Non-Motorized Circulation and Design (38.510.040) Yes Comments: The site complies with non-motorized circulation and design. Vehicular Circulation and Parking (38.510.050) PZ Yes Internal Roadway Design (38.510.050.D) N/A Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems have been met. Pedestrian pathways are provided through the parking lot. Location and design of service areas and mechanical equipment (38.510.060) PZ N/A Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 18 of 22 Comments: No service or mechanical areas are proposed or required with this application. 6.b. Building Design (38.520) Meets Code? Building Character (38.520.030) PZ N/A Building Massing and articulation (38.520.040) N/A Building details and materials (38.520.050-.060) Yes Comments: All building materials used meet minimum standards of Article 5. 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) N/A Number of vehicle spaces required (38.520.040) N/A Residential (38.530.040.B.2.a) Required N/A Reductions N/A Non-residential (38.530.040.B.2.b) Required N/A Reductions N/A Total Required N/A Max Allowed N/A Total provided Total N/A On street N/A Off street N/A Joint Use of Parking facilities (38.530.050) PZ N/A Off-site parking (38.530.060) N/A Comments: Parking counts are based on the floor area of buildings on site. This application does not contemplate any buildings aside from a pavilion and restroom facilities. Neither has any applicable floor area for parking counts. No parking is required; however, 85 spaces have been provided in the parking lot. Stall, aisle, and driveway design meet minimum standards required by Bozeman Municipal Code. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 19 of 22 Number of Bicycle parking spaces required (38.520.070) PZ/ENG N/A Residential N/A Short-term Required Provided 25% 0 0 Long Term Required Provided 75% 0 0 Total Residential Required 0 Total Residential provided 0 Non-residential N/A Short-term Required Provided n/a n/a n/a Long Term Required Provided n/a n/a n/a Total Non-residential Required n/a Total Non-residential provided n/a Comments: No bike parking is required for this application; however, bike racks have been provided given the cycling-oriented use. 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 Additional screening n/a Street frontage n/a Street median island n/a Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type n/a Residential adjacency n/a Comments: Parking lot landscaping complies with the requirements of municipal code. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 20 of 22 Fences, walls, and hedges (38.550.070) PZ N/A Comments: No fences, walls, or hedges are required with this application. A fence is shown separating the bike path from the adjacent parking lot. Landscaping of public lands (38.550.080) FOR N/A Comments: This site complies with landscaping of public lands. 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 park use. 6.f. Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 PZ N/A Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B N/A Comments: No site lighting is proposed or required for this application. 7. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 ENG Yes Wetland regulations 38.610 Yes Comments: The Bikefill site contains two watercourses; Churn Creek and an unnamed watercourse. Neither watercourse has mapped FEMA floodplains (Zone X). The channels for each of these watercourses are concise and surrounded by steep topography. The applicant mapped the watercourse setbacks as defined in BMC 38.620 and evaluated the 100-year flood elevations per BMC 38.600. The only development elements proposed near these watercourses are trail crossings. The applicant’s professional engineer certified that base flood discharges would not adversely affect the proposed trail crossings because the crossings were designed to span the 100-year flood area and be at least 1 foot above the 100-year flood elevation, which is acceptable given the use. Any future development adjacent to the watercourse setback may require further flood hazard evaluation. The applicant provided a wetland delineation per the requirements of BMC 38.610. The delineated wetlands surround the watercourses onsite. There are no proposed impacts to wetlands because the trail crossings have been designed to span the delineated wetland areas and cross perpendicular to the watercourse. Watercourse Setbacks 38.620 ENG/PZ Yes Comments: Watercourse setbacks were mapped per BMC 38.620. Development within and surrounding the setbacks are compliant with this section. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 21 of 22 8. Conformance with Article 7- Permits Legislative Actions and Procedures Meets Code? Public Comment (38.730) PZ Yes Comments: Public notice occurred from 9/14/2026-10/5/2026. During the comment period, 4 comments were submitted and are summarized below. The summary includes staff response and findings. The public comments submitted discussed concerns regarding the following topics: whether adequate pedestrian and bicycle access is provided to the site due to the lack of pedestrian and bike facilities along Mcllhattan Road south of St Andrews Drive, that the City supported a waiver to submitting a traffic impact study, and questions about the noticing procedure. Sidewalks/Bike Facilities along McIlhattan: Public comments questioned whether the site provides adequate pedestrian and bicycle access due to the lack of pedestrian and bike facilities along McIlhattan Road south of St Andrews Drive. BMC Section 38.740.090.B.5.a.(2)(c) requires adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments. A trail exists along Mcllhattan Road from the northern Bridger Creek Phase 3 Subdivision boundary to the southern St Andrews Drive intersection with Mcllhattan Road. The City project to improve McIlhattan Road includes a trail along Mcllhattan Road from the Bikefill development to the existing trail in the adjacent development, Bridger Creek Phase 3 Subdivision. The City Engineer and Director of Transportation and Engineering determined the street grid and access acceptable to support the development. Traffic Impact Study: Public comments questioned the decision to waive the traffic impact study requirement based on projected trip generation for the development, per BMC Section 38.710.050.A.11.g(1) and the Institute of Transportation Engineers (ITE) Multimodal Transportation Impact Analysis for Site Development. The projected trip generation numbers for the development are 11 trips for weekday PM peak hour and 58 trips for Saturday peak hour. BMC Section 38.710.050.A.11.g(1) defines the thresholds for requiring a traffic impact study, and based on the projected trips generated by the development and as determined by the Director of Transportation and Engineering, a traffic impact study is not required. Noticing: A public comment questions whether proper noticing procedures were followed for this application. BMC Section 38.730.020-1 requires an on-site posting and notice mailed to ag water user facilities present pursuant to BMC Section 38.310.010. Further, BMC Section 38.730.020.A.3 requires a minimum of 15 business days for public comment. The public comment began on 9/14/2026 and lasted through 10/5/2026, which meets the minimum 15 business day requirement. Notice boards were posted on site in visible locations accessible to the public. Locations include the parking lot entrance to Snowfill, along a fence set at the edge of the public right of way along Story Mill Road, and at the southwest corner of the property at the edge of the property near the end of the existing walking path bordering McIlhattan Road. The commenter alleges that signs were inaccessible behind no trespassing signs, however, staff is unaware of any signs placed in such a location, as there are 3 signs in highly trafficked and accessible areas on the property. All public notice procedures required by local and state statute were observed in review of this application. Finding: The proposed Site Plan is in substantial compliance with all applicable standards of the Unified Development Code which comprise the applicable zoning regulations and zoning map. Three public comments were received within the allowed timeframe for public comment which submitted concerns. Final Decision Bikefill SP Application No. 26278 October 28, 2026 Page 22 of 22 The comments submitted do not provide evidence that the proposed development fails to meet the requirements of BMC Section 38.740.080.C.4. Special Use Permit (38.740.100) PZ N/A Comments: No Special Use Standards are applicable to this request. Subdivisions (38.750) PZ N/A Subdivision exemptions (38.750.140) N/A Required easements N/A Comments: No lot lines are proposed to be relocated, nor are any required. No easements are required for the proposed development. Deviations Departures and Variances (38.760) PZ N/A Comments: There are no deviations, departures, or variances requested with this application.