HomeMy WebLinkAboutCity Council Packet 03.10.2026
AGENDA
CITY OF LAUREL
CITY COUNCIL MEETING
TUESDAY, MARCH 10, 2026
6:30 PM
COUNCIL CHAMBERS
WELCOME . . . By your presence in the City Council Chambers, you are participating in the process of representative
government. To encourage that participation, the City Council has specified times for citizen comments on its agenda -- once
following the Consent Agenda, at which time citizens may address the Council concerning any brief community announcement
not to exceed one minute in duration for any speaker; and again following Items Removed from the Consent Agenda, at which
time citizens may address the Council on any matter of City business that is not on tonight’s agenda. Each speaker will be
limited to three minutes, unless the time limit is extended by the Mayor with the consent of the Council. Citizens may also
comment on any item removed from the consent agenda prior to council action, with each speaker limited to three minutes,
unless the time limit is extended by the Mayor with the consent of the Council. If a citizen would like to comment on an age nda
item, we ask that you wait until the agenda item is presented to the Council by the Mayor and the public is asked to comment
by the Mayor.
Any person who has any question concerning any agenda item may call the City Clerk -Treasurer's office to make an inquiry
concerning the nature of the item described on the agenda. Your City government welcomes your interest and hopes you will
attend the Laurel City Council meetings often.
Pledge of Allegiance
Roll Call of the Council
Approval of Minutes
Correspondence
1. Police Monthly Report - February 2026
2. BOI Livestream Information
3. Letters from Council Member Klose to both BOI and DPHHS
4. Letter from Senator Ricci and Representative Deming
5. Public Comments on Proposed Mental Health Facility
Council Disclosure of Ex Parte Communications
Public Hearing
Consent Items
NOTICE TO THE PUBLIC
The Consent Calendar adopting the printed Recommended Council Action will be enacted with one vote. The Mayor will
first ask the Council members if any Council member wishes to remove any item from the Consent Calendar for
discussion and consideration. The matters removed from the Consent Calendar will be considered individually at the end of
this Agenda under "Items Removed from the Consent Calendar." (See Section 12.) The entire Consent Calendar, with the
exception of items removed to be discussed under "Items Removed from the Consent Calendar," is then voted upon by roll
call under one motion.
6. Claims entered through March 6, 2026.
7. Approval of Payroll Register for PPE 3/1/2026 totaling $277,678.02.
Ceremonial Calendar
Reports of Boards and Commissions
8. Budget/Finance Committee Minutes of February 10, 2026.
9. Budget/Finance Committee Minutes of February 24, 2026.
10. City/County Planning Board January 21, 2026.
11. City/County Planning Board Minutes of February 18, 2026.
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12. Emergency Services Committee Minutes of February 23, 2026.
13. Laurel Urban Renewal Agency Minutes of January 12, 2026.
14. Laurel Urban Renewal Agency January 26, 2026.
15. Laurel Urban Renewal Agency Minutes of February 9, 2026.
16. Laurel Urban Renewal Agency Minutes of February 23, 2026.
17. Laurel Airport Authority Minutes of February 18, 2026.
18. Public Works Committee Minutes of February 9, 2026.
19. Tree/Park Board Minutes of February 5, 2026.
Audience Participation (Three-Minute Limit)
Citizens may address the Council regarding any item of City business that is not on tonight’s agenda. Comments regarding
tonight’s agenda items will be accepted under Scheduled Matters. The duration for an individual speaking under Audience
Participation is limited to three minutes. While all comments are welcome, the Council will n ot take action on any item not
on the agenda.
Scheduled Matters
20. Resolution No. R26-07: Resolution Of City Council Approving Conditional Approval Of The
Preliminary Plat Of Laurel Industrial Park 2nd Filing Subdivision.
Items Removed From the Consent Agenda
Community Announcements (One-Minute Limit)
This portion of the meeting is to provide an opportunity for citizens to address the Council regarding community
announcements. The duration for an individual speaking under Community Announcements is limited to one minute. While
all comments are welcome, the Council will not take action on any item not on the agenda.
Council Discussion
Council members may give the City Council a brief report regarding committees or groups in which they are involved.
Mayor Updates
Unscheduled Matters
Adjournment
The City makes reasonable accommodations for any known disability that may interfere with a person’s ability to participate
in this meeting. Persons needing accommodation must notify the City Clerk’s Office to make needed arrangements. To make
your request known, please call 406-628-7431, Ext. 2, or write to City Clerk, PO Box 10, Laurel, MT 59044, or present your
request at City Hall, 115 West First Street, Laurel, Montana.
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File Attachments for Item:
1. Police Monthly Report - February 2026
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Page 1 of 5
Total Calls City Council Printed on March 1, 2026
[CFS Date/Time] is between '2026-02-01 00:00:00' and '2026-02-28 23:59:59' and
[Primary Incident Code->Code : Description] All
Code : Description
Totals
10-15 : With Prisoner 1 1
: Abandoned Vehicle 16 16
: Agency Assist 41 41
: Alarm - Burglary 9 9
: Alarm - Fire 3 3
AMB : Ambulance 83 83
: Animal Complaint 3 3
: Area Check 10 10
: Assault 2 2
: Bad Checks 0 0
: Barking Dog 1 1
: Bomb Threat 0 0
: Burglary 0 0
: Child Abuse/Neglect 1 1
: Civil Complaint 6 6
: Code Enforcment Violation 6 6
: Community Integrated Health 0 0
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Page 2 of 5
Code : Description
Totals
: Counterfeiting 0 0
: Criminal Mischief 10 10
: Criminal Trespass 9 9
: Cruelty to Animals 4 4
: Curfew Violation 3 3
: Discharge Firearm 1 1
: Disorderly Conduct 8 8
: Dog at Large 17 17
: Dog Bite 2 2
DUI : DUI Driver 7 7
: Duplicate Call 2 2
: Escape 0 0
: Family Disturbance 11 11
: Fight 1 1
FIRE : Fire or Smoke 21 21
: Fireworks 0 0
: Forgery 0 0
: Found Property 8 8
: Fraud 2 2
: Harassment 3 3
: Hit & Run 4 4
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Page 3 of 5
Code : Description
Totals
: ICAC 0 0
: Identity Theft 2 2
: Indecent Exposure 0 0
: Insecure Premises 2 2
: Intoxicated Pedestrian 0 0
: Kidnapping 0 0
: Littering 0 0
: Loitering 0 0
: Lost or Stray Animal 10 10
: Lost Property 4 4
: Mental Health 8 8
: Missing Person 2 2
: Noise Complaint 3 3
: Open Container 0 0
: Order of Protection Violation 1 1
: Parking Complaint 9 9
: Possession of Alcohol 0 0
: Possession of Drugs 2 2
: Possession of Tobacco 1 1
: Privacy in Communications 0 0
: Prowler 0 0
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Page 4 of 5
Code : Description
Totals
: Public Assist 30 30
: Public Safety Complaint 8 8
: Public Works Call 6 6
: Report Not Needed 6 6
: Robbery 0 0
: Runaway Juvenile 4 4
: Sexual Assault 1 1
: Suicide 0 0
: Suicide - Attempt 0 0
: Suicide - Threat 1 1
: Suspicious Activity 50 50
: Suspicious Person 9 9
: Theft 30 30
: Threats 9 9
: Tow Call 5 5
: Traffic Accident 22 22
: Traffic Hazard 7 7
: Traffic Incident 12 12
: TRO Violation 0 0
: Truancy 0 0
T/S : Traffic Stop 132 132
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Page 5 of 5
Code : Description
Totals
: Unattended Death 3 3
: Unknown - Converted 0 0
: Unlawful Transactions w/Minors 0 0
: Unlawful Use of Motor Vehicle 0 0
: Vicious Dog 1 1
: Warrant 11 11
: Welfare Check 15 15
Totals 701 701
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File Attachments for Item:
2. BOI Livestream Information
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File Attachments for Item:
3. Letters from Council Member Klose to both BOI and DPHHS
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File Attachments for Item:
4. Letter from Senator Ricci and Representative Deming
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File Attachments for Item:
5. Public Comments on Proposed Mental Health Facility
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File Attachments for Item:
8. Budget/Finance Committee Minutes of February 10, 2026.
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File Attachments for Item:
9. Budget/Finance Committee Minutes of February 24, 2026.
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File Attachments for Item:
10. City/County Planning Board January 21, 2026.
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File Attachments for Item:
11. City/County Planning Board Minutes of February 18, 2026.
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File Attachments for Item:
12. Emergency Services Committee Minutes of February 23, 2026.
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File Attachments for Item:
13. Laurel Urban Renewal Agency Minutes of January 12, 2026.
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File Attachments for Item:
14. Laurel Urban Renewal Agency January 26, 2026.
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File Attachments for Item:
15. Laurel Urban Renewal Agency Minutes of February 9, 2026.
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File Attachments for Item:
16. Laurel Urban Renewal Agency Minutes of February 23, 2026.
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File Attachments for Item:
17. Laurel Airport Authority Minutes of February 18, 2026.
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Meeting Minutes - February 18, 2026
Roll Call: Doug Myers (Present), Jim Wise (Present), Gary Blain (Absent), Joe Mutchler (Present), Randy
Hand (Present)
Members of the public Present: Fred Lee, Brad Sinclair, Reef Hogan
Approval of Minutes from previous meeting 01/20/2026: Approved by unanimous consent. (Jim / Randy)
Financial Update: Claims: Reviewed/Approved
Codi has paid these bills as of 2/16. We need to sign and mail them off.
• Doug Myers - $74.95 (Rural Broadband Internet)
• Jim Wise - $2,272.83 (Mead Lumber Co …. SRE building garage door openers).
• Yellowstone Valley Coop - $448.00 (Electric)
• Local Government Service - $80.00 (Late fee for State Report)
• Century Link - $88.67 (Quonset Hut Phone Line)
• Cotter’s Sewer - $74.00 (Porta Potty Rental)
• MacKenzie Disposal - $117.48 (Trash Service)
• DNRC - $2,998.05 (Ag Grazing Bureau)
• Power Plan - $1,212.57 (Snow Plow Blades)
Discussion: We are a “For Tax” operation (albeit generating minimal revenue) but acct office still needs
to file tax returns for us.
Public Comment on Non-Agenda Items: Please limit to 3 minutes
Doug Myers – We need to develop an approach re non-compliant hangars at the airport (those not
containing any aircraft in violation of FAA FARs).
Joe Mutchler – We need to get hangar owner list from Acct office … he will call her.
Randy Hand – There is no room on City Server for LAA info. Brock Williams is still hosting the server
used for our website. Randy will approach John Roberts to see if he could coordinate with Brock and
upgrade our website to allow additional information (hangar build site availability, hangar rentals
available, Event postings, general comments etc.).
Public Comment on Agenda Items: Please limit to 3 minutes
No comments on agenda items.
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Reports: KLJ Engineering-Master Plan and Construction Report
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Cory Lot Lease Updates / Status:
• Fred Lee: Lease signed, lease fee paid, utilities setup paid.
• Chase Moore: Verbal intent to lease but has done nothing yet. He has been provided with lease and costs
info. He’s been given until Wed 2/25 to respond or we’ll go to Bill Austin then Chuck Duke.
• Brad Sinclair: Lease signed, lease fee paid, utilities setup paid. He has submitted a building plan.
• Jerry Nelson: Verbal intent to lease but has done nothing yet. He has been provided with lease and costs
info. His office says that they’ll have all lease and payments to us by end of this week.
KLJ Site survey has been completed for all lots. We are waiting for FAA form 7460 to be completed for Fred
Lee’s lot.
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Maintenance Report:
a. SRE building garage door openers … Jim Wise has purchased three openers from Mead Lumber and will
install them with help from a friend Ben Krause
b. Airport entry gate operational concerns … On March 4th (Wed at 8 am) we will have a visit by the gate
maintenance company. Perhaps he can should us how to fully shut down the gate for high wind events.
New Business:
a. SAM Registration … Joe Mutchler has been updating our information within the organization.
b. Cory lots update with building requirements …Cory lot builders need to be made familiar with our
“Minimum Standards”. A plan needs to be developed for allowable (according to codes) placement of
septic and cistern tankage for those wanting bathrooms in their hangars.
c. Runway 9-27 deactivation … may be considered to eliminate runway zone protection issues, and thus
allow building on the strip of land immediately north of the current hail hangar building.
d. Montana State Report … has been signed and sent off to the state.
Old Business:
a. Abandoned aircraft on the parking ramp … can be declared derelict and the sheriff can declare them as
abandoned and have them towed away (would likely require destruction). Current owners need to be
encouraged to sell or move aircraft left indefinitely on the ramp. Maybe LAA Board should contact him and
require he pays rent, moves airplane, gets it airworthy (unlikely) and flies it away, or removes it himself.
Bret McKenney and Joe Mutchler will discuss.
b. High wind event/Perimeter damaged … Heath Olson’s crews cleaned up hangar rood debris the day after
the event very promptly. However, the damage his panels caused the perimeter fence has not been repaired.
Jim Wise will call him.
c. AWOS intermittent wind info … is still an issue. Joe Mutchler will call AWI and get them involved.
d. FAA compliance … we are in hopes that the FAA will soon approve what we believe to be the final edits
that have been made to our minimum standards documents.
Laurel Airport Authority
P.O. Box 242 Laurel, MT 59044
406-628-0172
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File Attachments for Item:
18. Public Works Committee Minutes of February 9, 2026.
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File Attachments for Item:
19. Tree/Park Board Minutes of February 5, 2026.
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File Attachments for Item:
20. Resolution No. R26-07: Resolution Of City Council Approving Conditional Approval Of
The Preliminary Plat Of Laurel Industrial Park 2nd Filing Subdivision.
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R26-07 Approval Conditional Approval of Preliminary Plat of Laurel Industrial Park 2 nd Filing Subdivision
RESOLUTION NO. R26-07
RESOLUTION OF CITY COUNCIL APPROVING CONDITIONAL APPROVAL OF
THE PRELIMINARY PLAT OF LAUREL INDUSTRIAL PARK 2ND FILING
SUBDIVISION.
WHEREAS, on December 4, 2026, Sanbell submitted a preliminary plat application for
the Laurel Industrial Park Subdivision 2nd Filing;
WHEREAS, the property description is as follows:
General Location: Intersection East Railroad Street and South Washington
Avenue. The property is located within the City of Laurel.
Legal Description: Lot -1 Block 1 Laurel Industrial Park NE¼ Section 16,
Township 2 South, Range 24 East, P.M.M.
WHEREAS, the proposed subdivision would create four new lots within the Laurel
Highway Commercial Zoning District;
WHEREAS, the property is currently vacant and is located on the southwest corner of
the intersection of East Railroad Street and South Washington Avenue;
WHEREAS, the project is being reviewed as a First Minor Subdivision because the
parent tract existed on or before 2003, and the lot sizes and proposed use of the property post
subdivision are consistent with the prevailing city zoning regulations;
WHEREAS, on September 10, 2025, a pre-application meeting was held to discuss the
proposal;
WHEREAS, the preliminary plat application was submitted on December 5, 2025;
WHEREAS, Element Review was completed on December 12, 2025 and Sufficiency
review was completed on January 6, 2026;
WHEREAS, the developer granted a 30-day extension to the review time on January 8,
2026;
WHEREAS, the preliminary plat review timeline expires on March 25, 2026;
WHEREAS, this matter was heard by the Laurel-Yellowstone Planning Board on
February 18, 2026;
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R26-07 Approval Conditional Approval of Preliminary Plat of Laurel Industrial Park 2 nd Filing Subdivision
WHEREAS, the Planning Board made the following recommendations on Conditions
of Approval:
1. To provide for the installation of private utilities, prior to final plat
approval the applicant will coordinate with private utility providers for any
needed easements and show them on the final plat as requested by the private
utility companies.
2. To provide for proper addressing, prior to final plat approval the
applicant will secure an address for each lot in the subdivision at the time of
development.
3. That the extension of water, sewer, and storm water for each lot in the
subdivision be reviewed and approved by the Montana Department of
Environmental Quality.
4. Minor changes may be made to the SIA final documents, as requested
by the Planning, Legal or Public Works Departments to clarify the documents
and bring them into the standard acceptable format.
5. That the proposed alley be dedicated as a public right-of-way and
constructed to the standards of the Public Works Standards of the City of Laurel.
6. That a professional engineer designs a sidewalk section along East
Railroad Street that conforms to the City of Laurel Public Works Standards. The
SIA shall require that when a lot in the subdivision is developed the sidewalk
shall be installed in accordance with the approved design.
7. The final plat shall comply with all requirements of the Laurel –
Yellowstone County Subdivision Regulations, the changes recommended by the
various City and County Departments, and the laws and Administrative Rules
of the State of Montana.
WHEREAS, Staff recommends that the City Council grant conditional approval of the
preliminary plat of Laurel Industrial Park 2nd Filing Subdivision and adopt the Findings of
Fact as presented in the staff report, consistent with the Planning Board’s recommendations.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Laurel,
Montana, as follows:
1. Conditional approval of the of the preliminary plat of Laurel Industrial Park 2nd
Filing Subdivision is hereby granted, and the Findings of Fact as presented in
the staff report are hereby adopted, consistent with the Planning Board’s
recommendations.
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R26-07 Approval Conditional Approval of Preliminary Plat of Laurel Industrial Park 2 nd Filing Subdivision
2. That the Conditions of Conditional Approval are as follows:
a. To provide for the installation of private utilities, prior to final plat approval
the applicant will coordinate with private utility providers for any needed
easements and show them on the final plat as requested by the private utility
companies.
b. To provide for proper addressing, prior to final plat approval the applicant
will secure an address for each lot in the subdivision at the time of
development.
c. That the extension of water, sewer, and storm water for each lot in the
subdivision be reviewed and approved by the Montana Department of
Environmental Quality.
d. Minor changes may be made to the SIA final documents, as requested by
the Planning, Legal or Public Works Departments to clarify the documents
and bring them into the standard acceptable format.
e. That the proposed alley be dedicated as a public right-of-way and
constructed to the standards of the Public Works Standards of the City of
Laurel.
f. That a professional engineer designs a sidewalk section along East Railroad
Street that conforms to the City of Laurel Public Works Standards. The SIA
shall require that when a lot in the subdivision is developed the sidewalk
shall be installed in accordance with the approved design.
g. The final plat shall comply with all requirements of the Laurel –
Yellowstone County Subdivision Regulations, the changes recommended
by the various City and County Departments, and the laws and
Administrative Rules of the State of Montana.
Introduced at a regular meeting of the City Council on the 10th day of March, 2026, by
Council Member ________________.
PASSED and APPROVED by the City Council of the City of Laurel the 10th day of
March, 2026.
APPROVED by the Mayor the 10th day of March, 2026.
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R26-07 Approval Conditional Approval of Preliminary Plat of Laurel Industrial Park 2 nd Filing Subdivision
CITY OF LAUREL
___________________________
Dave Waggoner, Mayor
ATTEST:
_______________________________
Kelly Strecker, Clerk-Treasurer
APPROVED AS TO FORM:
______________________________
Michele L. Braukmann, Civil City Attorney
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Signed:
Connor Scoles, EI
L E T T E R O F T R A N S M I T T A L
To: City of Laurel Date: 12-04-25
Attn. Planning & Public Works Depts. Project No: 04028.12
115 W 1st St Project: Laurel Industrial Park Sub. 2nd Filing
Laurel, MT 59044 Reference: Preliminary Plat Application
☒ By Mail ☒ By Email ☐ Delivered By Hand ☐ To Pick Up
Attachments:
☐ SID Pre-Creation Exhibits ☐ Contract Documents ☐ Prints
☐ Plans/Specifications ☐ Change Order ☒ Plat Submittal
☐ Shop Drawings ☐ Estimate ☐ Other
MESSAGES:
Enclosed is the preliminary plat application for a proposed first minor subdivision within
Laurel Industrial Park Subdivision. Two paper copies and one electronic copy have been
provided. Please reach out to me if additional paper copies are needed, and they will be
provided ASAP.
Please feel free to reach out to me at cscoles@sanbell.com or 406-869-3373 as needed.
Thank you,
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LAUREL INDUSTRIAL PARK SUBDIVISION,
2 ND FILING
Project #04028.12
Location – Laurel Montana
NOVEMBER 2025
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Title 16 - SUBDIVISIONS
APPENDIX E
Laurel, Montana, Code of Ordinances Created: 2025-10-24 14:51:44 [EST]
(Supp. No. 23)
Page 1 of 3
APPENDIX E
Preliminary Plat Application
Subdivision Name: Laurel Industrial Park Subdivision, 2nd Filing
Date of Preapplication Meeting: 09/10/2025
Type: Major ______ First Minor __X__ Subsequent Minor _______
Tax Code: B02311
Location: Laurel, Montana
Legal Description: Lot 1, Block 1, Laurel Industrial Park Subdivision
¼ Section: NE ¼ Sec 16, Township: 02 South, Range: 24 East
General Location: Southwest of intersection of South Washington Avenue and East Railroad Street
Subdivider Information:
Name: Solberg Enterprises, LLC
Officers include Steve Solberg
Address: 500 SE 4th St. Laurel, MT 59044-3308
Telephone: 406-860-4004 E-mail: steves@laurelford.net
Owner Information:
Name: Steve Solberg
Address: 500 SE 4th St. Laurel, MT 59044-3308
Telephone: 406-860-4004 E-mail: steves@laurelford.net
Plat Data:
Gross Area: 1.99 Acres
Net Area: 1.64 Acres
Number of Lots: 4
Maximum Lot Size: 0.43 Acres
Minimum Lot Size: 0.42 Acres
Linear Feet of Streets: 0 feet (600 feet of alley)
Existing Zoning: Highway Commercial
Surrounding Zoning:
North: Heavy Industrial
South: Highway Commercial
East: Light Industrial
West: Light Industrial
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Title 16 - SUBDIVISIONS
APPENDIX E
Laurel, Montana, Code of Ordinances Created: 2025-10-24 14:51:44 [EST]
(Supp. No. 23)
Page 2 of 3
Existing Land Use: Undeveloped
Proposed Land Use: Highway Commercial
Parkland Requirement:
Land: ___0_____ Acres: ____0_____
Cash: ___0_____ Cash: $ ____0____
No Parkland Requirements per MCA 76-3-621 and City of Laurel Code of Ordinances 16.10.070: “park land
dedication may not be required” when “subdivision for parcels that are all nonresidential”.
Variances Requested (list and attach Variance Request):
1.
2.
3.
Service Providers for Proposed Subdivision
Gas: Montana Dakota Utilities
Electric: Yellowstone Valley Electric Cooperative
Telephone: CenturyLink and Spectrum
School (Elementary, Middle, High): Laurel Elementary School, Laurel Intermediate School, Laurel Middle
School, Laurel High School.
Irrigation District: Big Ditch
Cable Television: CenturyLink and Spectrum
List of Materials Submitted with Application
1. Preliminary Plat
2. Draft Subdivision Improvement Agreement
4. Fema Firmette Floodplain Map
5. A Geotechnical report
Agent Information
Name: Sanbell
Address: 1300 Transtech Way
Telephone: 406-869-3373
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Title 16 - SUBDIVISIONS
APPENDIX E
Laurel, Montana, Code of Ordinances Created: 2025-10-24 14:51:44 [EST]
(Supp. No. 23)
Page 3 of 3
I declare that I am the owner of record of the above-described property, and have examined all
statements and information contained herein, and all attached exhibits, and to the best of my
knowledge and belief, are true and correct.
Owner of Record Date
Owner Under Contract Date
The submission of a preliminary plat application constitutes a grant of permission by the subdivider
to enter the subject property.
(Ord. 07-01 (part), 2007)
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LAUREL INDUSTRIAL PARK SUBDIVISION, 2 ND FILING
Project #04028.12
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LAUREL INDUSTRIAL PARK SUBDIVISION, 2ND FILING
SITE
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LAUREL INDUSTRIAL PARK SUBDIVISION, 2 ND FILING
Project #04028.12
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Subdivision Improvements Agreement
Laurel Industrial Park Subdivision, 2nd Filing
Table of Contents
I. VARIANCES ................................................................................................................................... 2
II. CONDITIONS THAT RUN WITH THE LAND ........................................................................... 2
III. TRANSPORTATION ...................................................................................................................... 2
IV. EMERGENCY SERVICE .............................................................................................................. 4
V. STORM DRAINAGE ..................................................................................................................... 4
VI. UTILITIES ....................................................................................................................................... 5
VII. PARKS/OPEN SPACE ................................................................................................................. 6
VIII. IRRIGATION ................................................................................................................................... 6
IX. SOILS/GEOTECHNICAL STUDY ............................................................................................... 6
X. FINANCIAL GUARANTEES ........................................................................................................ 7
XI. LEGAL PROVISIONS.................................................................................................................... 7
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1
Return to:
Sanbell
1300 North Transtech Way
Billings, MT 59102
Subdivision Improvements Agreement
This agreement is made and entered into this _______ day of ____________, 202___,
by and between Solberg Enterprises, L.L.C., whose address for the purpose of this
agreement is 500 SE 4th Street Laurel, MT 59044, hereinafter referred to as
"Subdivider," and the CITY OF LAUREL or COUNTY OF YELLOWSTONE, Montana,
hereinafter referred to as "City/County."
WITNESSETH:
WHEREAS, at a regular meeting conducted on _______ day of ______________, 202___,
the City-County Planning Board recommended conditional approval of a preliminary
plat of Laurel Industrial Park Subdivision, 2nd Filing; and
WHEREAS, at a regular meeting conducted on _______ day of ______________, 202___,
the City Council/County Commissioners conditionally approved a preliminary plat of
Laurel Industrial Park Subdivision, 2nd Filing; and
WHEREAS, a Subdivision Improvements Agreement is required by the City/County
prior to the approval of the final plat.
WHEREAS, the provisions of this agreement shall be effective and applicable to
Laurel Industrial Park Subdivision, 2nd Filing upon the filing of the final plat thereof in
the Office of the Clerk and Recorder of Yellowstone County, Montana. The Subdivision
shall comply with all requirements of the City of Laurel Subdivision Regulations, the
rules, regulations, policies, and resolutions of the City of Laurel, Yellowstone County,
and the laws and administrative rules of the State of Montana.
THEREFORE, THE PARTIES TO THIS AGREEMENT, for and in consideration of the
mutual promises herein contained and for other good and valuable consideration, do
hereby agree as follows:
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2
I. VARIANCES
A. Subdivider has requested, and the City/County hereby grants, the
following variances from the strict interpretation of these Subdivision
Regulations:
1. None Requested
II. CONDITIONS THAT RUN WITH THE LAND
A. Lot owners will be required to construct that segment of the required
sidewalk that fronts their property at the time of lot development.
Sidewalk is to meet construction standards outlined by City of Laurel
Standards for Public Works Improvements, 2024.
B. Lot owners should be aware that a geotechnical study has been
completed for the property.
C. No water rights have been transferred to the lot owners. No rights to
waters from irrigation ditches exist for the property.
D. There is attached hereto a Waiver waiving the right to protest the
creation of the special improvement district or districts, which by this
reference is expressly incorporated herein and made as much a part
hereof as though fully and completely set forth herein at this point. The
Waiver will be filed with the plat, shall run with the land, and shall
constitute the guarantee by the Subdivider and property owner or
owners of the developments described herein. Said Waiver is effective
upon filing and is not conditioned on the completion of the conditions
set forth in this Agreement. The Subdivider and owner specifically agree
that they are waiving valuable rights and do so voluntarily.
III. TRANSPORTATION
A. Streets
The subdivision fronts the existing East Railroad Street and South
Washington Avenue. East Railroad Street has an existing 80-foot-wide
right-of-way dedication along the subdivision frontage and is
constructed to a paved width of 24 feet. South Washington Avenue has
an existing 60-foot-wide right of way dedication and is constructed to a
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paved width of 52 feet with curb and gutter along the subdivision
frontage.
No further streets are proposed. A new alley is proposed.
• Proposed rights-of-way widths:
No changes to proposed East Railroad Street or South
Washington Avenue right-of-way widths.
Alley right of way will have 20-foot width
• Proposed pavement widths and surface types:
East Railroad Street pavement will be widened to 22 feet from
centerline of right of way to new back of curb along the
subdivision frontage. No changes proposed to the existing width
of South Washington Avenue along the subdivision frontage.
Alley to have a 15-foot-wide gravel surfacing. Alley to meet alley
construction standards set by City of Laurel Standards for Public
Works Improvements, 2024. All approaches to the alley from other
rights of way to meet the construction standards set by the
Montana Public Works Standard Specifications, 7th Edition.
• Curb and gutter design:
Curb and gutter is to be added to the pavement edge of East
Railroad Street and South Washington Avenue that fronts the
property in all locations where existing full curb and gutter is not
already in place.
B. Sidewalks
Types of required sidewalk:
Lot owners will be required to construct that segment of the required
sidewalk that fronts their property at the time of lot development.
Sidewalk is to meet construction standards outlined by City of Laurel
Standards for Public Works Improvements, 2024.
Location of required sidewalks:
Sidewalk is to be placed adjacent to the back of curb in South
Washington Avenue, except for the north 45 feet of frontage in South
Washington Avenue, where sidewalk is to transition to a boulevard walk
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with a 6.5 feet boulevard to bypass an existing fire hydrant and
electrical utilities.
Sidewalk is to be placed adjacent to a 5-foot-wide boulevard along the
south side of East Railroad Street.
Widths and surface:
Sidewalks are to be 5 feet wide.
Other required sidewalk improvements:
Sidewalks shall be ADA compliant. Any detectable warning plates shall
be cast iron truncated domes.
C. Street Lighting
• No Street Lighting is to be installed.
D. Traffic Control Devices
• No changes to existing traffic control devices are proposed.
E. Access
• Access locations are to be determined at the time of future lot
development.
• No restrictions are proposed to access.
F. Bike or Pedestrian Trail Plans
• No trails are proposed.
G. Public Transit
• No public transit services are proposed.
IV. EMERGENCY SERVICE
• Emergency access to be provided by the existing East Railroad Street
and South Washington Avenue rights of way, and the proposed alley
with widths and construction requirements described in section III of
this agreement.
• Urban Wildland Interface Code requirements do not apply to the
property.
V. STORM DRAINAGE
All drainage improvements shall comply with the provisions of the City of
Laurel Standards for Public Works 2024, and a storm water management plan
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shall be submitted to and approved by the City of Laurel Public Works
Department.
• No existing stormwater detention facilities are on site. One six-inch
storm sewer service shall be provided to each site from the existing 60-
inch diameter existing storm drain main in East Railroad Street.
• Upon development, each lot owner shall construct stormwater
improvements in compliance with Part 8 of the City of Laurel Standards
for Public Works, 2024.
VI. UTILITIES
The SIA does not constitute an approval for extension of, or connection to,
water mains and sanitary sewers. The property owner shall make application
for extension/connection of water mains and sanitary sewers to the Public
Works Department. The extension/connection of/to water mains and sanitary
sewers is subject to the approval of the applications and the conditions of
approval. Applications shall be submitted for processing prior to the start of
any construction and prior to review and approval of any project plans and
specifications. The appropriate water and wastewater hookup fees in effect
shall be submitted with the applications.
Fees shall be paid for the lots as applied for in the extension application and
as per the first paragraph above. The Developer/Owner acknowledges that the
subdivision shall be subject to the applicable System Development Fees in
effect at the time new water and/or sanitary sewer service connections are
made. The design/installation of sanitary sewers and appurtenances, and
water mains and appurtenances (fire hydrants, etc.) shall be in accordance
with design standards, specifications, rules, regulations of and as approved by
the City of Laurel Public Works Department, Fire Department, and the Montana
Department of Environmental Quality.
A. Water
One new fire hydrant apparatus shall connect to the existing 8-inch
water main in East Railroad Street. Four 4-inch diameter water services
(one for each lot) are to connect to the existing 8-inch water main in
East Railroad Street. A shutoff valve is to be constructed for each service
where the service crosses the property line. All water improvements are
to meet the City of Laurel Standards for Public Works Improvements,
2024.
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B. Sanitary Sewer
Approximately 380 linear feet of 8-inch diameter sanitary sewer main
shall be constructed in the new alley. Four new 6-inch diameter sanitary
sewer services will be constructed from the main stubbed to the
property line, one to each lot. All sanitary sewer improvements are to
meet the City of Laurel Standards for Public Works Improvements, 2024.
C. Power, Telephone, Gas, and Cable Television
• Existing overhead power is in place within the property boundary
along the north and east property lines.
• 8-foot-wide utility easements are provided along the north and
east boundaries of the subdivision for existing and future
utilities.
VII. PARKS/OPEN SPACE
• No Parkland Requirements per MCA 76-3-621 and City of Laurel Code of
Ordinances 16.10.070: “park land dedication may not be required” when
“subdivision for parcels that are all nonresidential”.
• No park improvements to be constructed.
• No park maintenance district to be formed.
VIII. IRRIGATION
• The development is in the Big Ditch irrigation district.
• No irrigation ditches are located on or adjacent to the property, so no
mitigation efforts are required to protect irrigation ditches.
• There are no existing or proposed easements for irrigation ditches on
the property.
IX. SOILS/GEOTECHNICAL STUDY
• A geotechnical study was completed for the site by Geoscience, PLLP on
June 17, 2014.
• Specific foundation construction details and pavement sections are
recommended in the geotechnical study.
• See the geotechnical study for details on recommended construction
practices on site.
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X. FINANCIAL GUARANTEES
Except as otherwise provided, Subdivider shall install and construct said required
improvements with cash or by utilizing the mechanics of a special improvement
district or private contracts secured by letters of credit or a letter of commitment to
lend funds from a commercial lender. All engineering and legal work in connection
with such improvements shall be paid by the contracting parties pursuant to said
special improvement district or private contract, and the improvements shall be
installed as approved by the Public Works and Public Utilities Department.
XI. LEGAL PROVISIONS
A. Subdivider agrees to guarantee all public improvements for a period of
one year from the date of final acceptance by the AGB.
B. The owners of the properties involved in this proposed Subdivision by
signature subscribed herein below agree, consent, and shall be bound
by the provisions of this Agreement.
C. The covenants, agreements, and all statements in this Agreement apply
to and shall be binding on the heirs, personal representatives,
successors and assigns of the respective parties.
D. In the event it becomes necessary for either party to this Agreement to
retain an attorney to enforce any of the terms or conditions of this
Agreement or to give any notice required herein, then the prevailing
party or the party giving notice shall be entitled to reasonable attorney
fees and costs.
E. Any amendments or modifications of this Agreement or any provisions
herein shall be made in writing and executed in the same manner as
this original document and shall after execution become a part of this
Agreement.
F. Subdivider shall comply with all applicable federal, state, and local
statutes, ordinances, and administrative regulations during the
performance and discharge of its obligations. Subdivider acknowledges
and agrees that nothing contained herein shall relieve or exempt it from
such compliance.
IN WITNESS WHEREOF, the parties hereto have set their hands and official seals on
the date first above written.
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"SUBDIVIDER" Solberg Enterprises, L.L.C.
By: ______________________________________
Its: ______________________________________
STATE OF MONTANA)
: ss
County of Yellowstone)
On this day of, 2025, before me, a Notary Public in and for the State of Montana,
personally appeared, Steve Solberg, officer of Solberg Enterprises, L.L.C., known to me
to be the subdivider who executed the foregoing instrument and acknowledged to me
that he/she executed the same.
_______________________________________
Notary Public in and for the State of Montana
Printed Name: ______________________________
Residing at: ________________________________
My commission expires: _____________________
This agreement is hereby approved and accepted by the City/County, this _____ day of
_________________, 202___.
"CITY"
CITY OF LAUREL, MONTANA
By: _______________________________________
Mayor
Attest: ____________________________________
City Clerk
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WAIVER OF RIGHT TO PROTEST
FOR VALUABLE CONSIDERATION, the undersigned, being the Subdivider and all of the
owners of the hereinafter described real property, do hereby waive the right to protest
the formation of one or more special improvement district(s) for street light
maintenance and energy, and for the construction of streets, street widening,
sidewalks, survey monuments, street name signs, curb and gutter, street lights,
driveways, traffic signals, and traffic control devices, parks and park maintenance,
trails, sanitary sewer lines, water lines, storm drains (either within or outside the
area), and other improvements incident to the above which the City of Laurel or
Yellowstone County may require.
This Waiver and Agreement is independent from all other agreements and is
supported by sufficient independent consideration to which the undersigned are
parties and shall run with the land and shall be binding upon the undersigned, their
successors and assigns, and the same shall be recorded in the office of the County
Clerk and Recorder of Yellowstone County, Montana.
The real property hereinabove mentioned is more particularly described as follows:
Laurel Industrial Park Subdivision, 2nd Filing
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Signed and dated this _______ day of _______________, 202___.
Subdivider/Owner
By: _____________
Its: Officer for Solberg Enterprises, L.L.C.
STATE OF MONTANA)
: ss
County of Yellowstone)
On this _______ day of ______________, 2025, before me, a Notary Public in
and for the State of Montana, personally appeared Steve Solberg, known to me to be
Officer for Solberg Enterprises, L.L.C., the person who executed the foregoing
instrument and acknowledged to me that he/she executed the same.
IN WITNESS WHEROF, I have hereunto set my hand and affixed my Notarial Seal the
day and year hereinabove written.
__________________________________________
Notary Public in and for the State of Montana
Printed name: _____________________________
Residing in ________________________________
My commission expires: ____________________
110
LAUREL INDUSTRIAL PARK SUBDIVISION, 2 ND FILING
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National Flood Hazard Layer FIRMette
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SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 11/12/2025 at 9:52 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
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The pin displayed on the map is an approximate
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an authoritative property location.
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108°46'9"W 45°40'17"N
108°45'32"W 45°39'52"N
Basemap Imagery Source: USGS National Map 2023
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GEOSCIENCE, PLLP
2728 Gregory Drive North
Billings, Montana 59102
406.656.5028
www.geoscienceinc.net
D:\Geoscience\Projects\Haar\L23B4 B1 Laurel Ind Park GT Rpt.docx
June 17, 2014
JKS, LLP
Attn: Mr. Jim Haar
1201 Fourth Ave. N.
Billings, MT 59101
RE: GEOTECHNICAL STUDY; PROPOSED COMMERCIAL DEVELOPMENT,
LOTS 2, 3B, & 4 LAUREL INDUSTRIAL PARK SUBDIVISION, LAUREL,
MT
Dear Mr. Haar:
We are pleased to present this geotechnical site investigation report for the proposed
development on Lots 2, 3B, and 4 of Laurel Industrial Park Subdivision in Laurel, Montana. The
report describes site conditions and presents conclusions and recommendations to support design
and construction of foundation elements.
As building plans and design elevations are developed, we are available to discuss our
recommendations and possible. If you have any questions about this report, or if we may
provide other services, please contact us.
Best Regards,
GEOSCIENCE, PLLP
Greg S. Vick, PG Jordan L. Grover, PE
Enc: Report
114
GEOTECHNICAL INVESTIGATION REPORT
LOTS 2, 3B, & 4
LAUREL INDUSTRIAL PARK SUBDIVISION
LAUREL, MONTANA
Prepared for:
JKS, LLP
1201 Fourth Ave. N.
Billings, MT 59101
Prepared by:
GEOSCIENCE, PLLP
Geotechnical Engineering & Geology
2728 Gregory Drive North
Billings, Montana 59102
June 17, 2014
115
TABLE OF CONTENTS
Page
1.0 SUMMARY .........................................................................................................................1
2.0 PROPOSED CONSTRUCTION .........................................................................................2
3.0 INVESTIGATION PROCEDURE ......................................................................................3
3.1 Field Investigation ...................................................................................................3
4.0 SITE CONDITIONS ............................................................................................................3
4.1 Soils and Material Testing .......................................................................................3
4.2 Bedrock ....................................................................................................................4
4.3 Groundwater ............................................................................................................4
4.4 Earthquakes and Seismicity .....................................................................................4
5.0 ENGINEERING ANALYSES AND RECOMMENDATIONS .........................................5
5.1 Foundations ..............................................................................................................5
5.2 Over-Excavation and Engineered Fill ......................................................................6
5.3 Lateral Loads on Basement Walls ...........................................................................6
5.3.1 Soil Friction Factor ......................................................................................7
5.4 Earthwork .................................................................................................................7
5.4.1 Site Clearing and Subgrade Preparation ......................................................7
5.4.2 Excavation....................................................................................................7
5.4.3 Fill Materials ................................................................................................8
5.4.4 Fill Placement and Compaction ...................................................................8
5.5 Site Grading and Surface Water Control .................................................................9
5.6 Foundation Drains ....................................................................................................9
5.7 Interior Slabs-On-Grade.........................................................................................10
5.8 Exterior Slabs-On-Grade .......................................................................................10
5.9 Other Considerations .............................................................................................10
5.10 Winter Construction ...............................................................................................11
5.11 Construction Observations .....................................................................................11
6.0 PAVEMENT RECOMMENDATIONS ............................................................................11
6.1.1 Roadway Site Clearing and Subgrade Preparation ....................................12
6.1.2 Roadway Fill Materials ..............................................................................13
6.1.3 Roadway Fill Placement and Compaction .................................................13
6.1.4 High Traffic Areas .....................................................................................14
6.1.5 Hot Mix Bituminous Asphalt .....................................................................14
7.0 LIMITATIONS ..................................................................................................................14
8.0 REFERENCES ..................................................................................................................15
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LIST OF TABLES
Table 1 Lateral Loads ..................................................................................................................... 7
Table 2 Granular Fill Recommendations ........................................................................................ 8
Table 3 Flexible Pavement and Aggregate Design Options ......................................................... 12
Table 4 Crushed Aggregate Base Specification............................................................................ 13
LIST OF APPENDICES
Appendix A Figures
Appendix B Borehole Logs
Appendix C Laboratory Test Results
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1.0 SUMMARY
GEOSCIENCE conducted a geotechnical site investigation for the proposed commercial
development on Lots 2, 3B, and 4 of Laurel Industrial Park Subdivision in Laurel , Montana (the
site).
The scope of services included subsurface exploration, field observations, material property
testing, engineering analyses, and furnishing this geotechnical report. The purposes were to
investigate soil, rock and groundwater conditions, evaluate soil-engineering properties, and
provide recommendations to support design and construction of foundation elements.
The site is underlain by fine-grained alluvial soils (clay with lesser silt and fine sand), coarse-
grained sandy gravel with cobble at depths of about 7 to 11 feet, and then shale bedrock at depth.
Groundwater was encountered at about 8 to 9 feet during drilling. The upper clay soils appear
relatively low in density and of moderate to high plasticity indicating the potential for
shrink/swell and subsequent differential movement under foundations and slabs-on-grade.
Provided the structures are lightly loaded (2 klf or less for perimeter wall loads) and some
differential movement is acceptable, foundation subgrade improvement consisting of over-
excavation of 24 inches of native soil and placement of compacted structural fill may be used to
help reduce the potential for differential movement. A woven fabric such as Propex 315ST or
equivalent shall be placed at the native soil/structural fill interface.
Other options of foundation support may be considered based on foundation loading, required
performance, and economics. If the anticipated foundation loads are increased or the tolerance of
movement becomes less, the deeper sandy gravel with cobble or shale bedrock may be targeted
for bearing. An economical comparison may be considered to compare excavation/replacement
costs versus supporting the structures within the sandy gravel with cobble for low to moderate
loads and shale for higher loads. This office is available to discuss options.
At grade flooring systems and slabs shall consider the potential for subgrade shrink/swell
associated with moderately to highly plastic clay soils, such as encountered at the site. Slab
design alternatives may include subgrade improvement by partial over-excavation and
replacement, subgrade stabilization by cement or lime treatment, or designing floor systems as
structural elements.
Final surface grading and building elevations shall be planned to maintain positive drainage
around the structures and to help prevent surface water infiltration near foundations and slabs.
Surface runoff from adjacent properties, particularly from the west, shall be controlled and
directed away from structures.
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Infiltration basins, if required, shall be located as far as practical away from building
foundations. We suggest targeting the deeper sandy gravel with cobble for infiltration. Site
constraints may limit the location of detention basins. Site designers should use their discretion
in siting detention basins, but shall accept the risk to slabs, pavement, or foundations caused by
infiltration and saturation of subgrade soils.
Control of water including landscape irrigation, rain gutter downspouts, buried water lines, and
surface runoff is critical. Based on our experience, the following critical points regarding
foundation construction and water management are emphasized. This report should be passed on
to design professionals, building contractors, property managers, and future property owners so
that they will be alerted to potential hazards discussed herein.
If soils in the foundation excavations become wet or frozen during construction, the wet
or frozen material must be removed.
Excessive wetting during construction is a common cause of foundation distress.
Excavated soils should be placed around the excavation to prevent storm runoff or other
surface water from flowing into the excavation during construction.
Exterior backfills must be compacted and sloped to drain away from structures. Runoff
should be discharged away from the proposed and adjacent structures.
Irrigation is strongly discouraged within 10 feet of the building. Over irrigation must be
avoided. Underground irrigation systems should be pressure tested when installed and
checked periodically for leaks.
Runoff discharge detention basins are not recommended adjacent to or upgradient from
foundations. A minimum separation of 50 feet is suggested between detention basins and
foundations. Site constraints may limit the location of detention basins. Site designers
should use their discretion in siting detention basins, but shall accept the risk of
settlement caused by infiltration and saturation of soils below foundations.
Buried rain gutter downspouts or buried extensions are not recommended unless the
owner assures maintenance and performance of the buried pipes.
If site grading fill exceeds 3 feet in height, this office shall be notified to re-evaluate our
recommendations.
This report, including engineering analyses, recommendations, figures, and design details are
exclusive to the above referenced site. Under no circumstances shall the figures be separated
from the text and used independently. Recommendations in this report are not applicable to
other construction sites. The above summary shall be considered an overview and does not
constitute the entire report.
2.0 PROPOSED CONSTRUCTION
Preliminary plans indicate light duty commercial units will be constructed. Anticipated
foundation loads are considered unknown at this time, but are likely on the order of 2 klf for
continuous perimeter wall loads and 15 kips for isolated column loads. No basement or
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habitable space below grade is planned. Paved parking areas are planned around the perimeter of
the buildings. At the time of this report, excavation for foundations had not begun.
3.0 INVESTIGATION PROCEDURE
3.1 Field Investigation
Fieldwork consisted of site reconnaissance and drilling and sampling ten geotechnical soil
borings. Approximate borehole locations are shown on Figure 1 in Appendix A. Subsurface logs
are attached in Appendix B.
Soil type, thickness, consistency, and relative moisture content were observed and documented
by an Engineering Geologist and Professional Engineer. Site conditions may be variable and
actual soil conditions encountered in the foundation excavations may differ from those
represented on the borehole logs.
4.0 SITE CONDITIONS
Soil, bedrock, and groundwater conditions are described below.
4.1 Soils and Material Testing
In general, the site is underlain by fine-grained alluvial soils (clay with lesser silt and fine sand),
coarse-grained sandy gravel with coble at depths of about 7 to 11 feet, and then shale bedrock at
depth.
The fine-grained alluvium mostly consists of stratified deposits of lean to fat clay (CL, CH), with
thin lenses of clayey to silty sand (SC, SM). The fine-grained soils are generally described as
soft to medium stiff, brown, dry becoming moist or saturated, low to high plasticity, stratified,
and moisture sensitive. Laboratory testing indicates Liquid Limits range from 37 to 4 6, Plastic
Index of 21 to 31, with 90 to 100% passing the No. 200 sieve. Consolidation testing indicates
the fine-grained soils are compressible under the anticipated foundation loads with moderate
swell potential under lightly loaded footings and floor slabs. Laboratory test results are included
in Appendix C.
Coarse-grained alluvium underlies the site at depths of about 7 to 11 feet below the ground
surface. The coarse-grained alluvium consists of stratified deposits of poorly graded gravel and
cobble with sand, classifying as GP under the USCS. The sandy gravel is generally gray, wet,
medium dense to dense, and stratified.
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4.2 Bedrock
Based on published geologic maps by Lopez, 2002, and Ross et al, 1965 the project site is
underlain by bedrock of the Niobrara Shale formation. The shale is generally described as gray
to dark gray, dry to slightly moist, weak, thinly bedded to laminated, and slightly to moderately
weathered.
4.3 Groundwater
Groundwater was observed at depths of about 8 to 9 feet during the field investigation. Soil
moisture conditions and groundwater levels, however, likely vary seasonally. Local flood
irrigation and irrigation ditches near the site likely significantly influences groundwater levels.
Temporary piezometers were installed and may be monitored as time allows.
Soil moisture conditions will likely fluctuate in response to seasonal precipitation, runoff,
snowmelt, and irrigation. Additionally, concrete slab construction blocks air/soil moisture
transfer in arid climates and subsequently increases soil moisture. Controlling moisture change
of soils below structures is considered by some to be the most critical factor affecting foundation
performance in the area.
Seasonal groundwater level variation has not been established by this office through long-term
monitoring. Consequently, the client and owner should use caution when planning final
elevations. Habitable space below grade is not recommended.
4.4 Earthquakes and Seismicity
The City of Laurel and vicinity are in an area of low seismic activity. Site ground accelerations
from seismic activity were obtained from the U.S. Geological Survey 2008 data for probabilistic
ground motions with a uniform likelihood of exceedance of 2% in 50 years. The ground motion
values, in percent of gravity, for a “firm rock” site are:
Peak Ground Acceleration (PGA) 5.5%g
0.2 Second Period Spectral Acceleration (SS) 12%g
1.0 Second Period Spectral Acceleration (S1) 4.5%g
Site ground motion accelerations and a design response spectrum were derived in accordance
with the general procedure defined in the 2009 International Building Code (IBC) and ASCE 7 –
Minimum Design Loads for Buildings and Other Structures. The provisions of the building
codes are intended to provide uniform levels of performance for structures, depending on their
occupancy and use and the risk inherent to their failure.
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The approach adopted in the building codes is intended to provide a uniform margin of safety
against collapse at the design ground motion. The design earthquake ground motion is selected
at a ground shaking level that is 2/3 of the maximum considered earthquake (MCE) ground
motion. The MCE ground motion is defined with a uniform likelihood of exceedance of 2
percent in 50 years (a return period of about 2,500 years). The Site Ground Motion parameters
are presented below and the Design Seismic Response Spectrum is shown on Figure 2 in
Appendix A.
Earthquake Loads – Site Ground Motion and Design Response Spectrum 2009 International
Building Code (IBC) Section 1613/ASCE 7 Section 9.0.
Mapped Maximum Considered Earthquake (MCE) Spectral Response Acceleration Parameters,
Site Class B:
0.2-Sec Period (Ss) = 0.143 1-Sec Period (S1) = 0.055
Site Class Definition for Project: D – Stiff Soil – Site Class Definition
Site Coefficients and Adjusted MCE Spectral Response Acceleration Parameters:
SMS = 0.228 (Fa = 1.6) SM1 = 0.132 (FV = 2.4)
Design Spectral Response Acceleration Parameters:
SDS = 0.152 (Site Class D)
SD1 = 0.088 (Site Class D)
5.0 ENGINEERING ANALYSES AND RECOMMENDATIONS
5.1 Foundations
Provided the structures are lightly loaded (2 klf or less for perimeter wall loads) and some
differential movement is acceptable, foundation subgrade improvement consisting of over-
excavation of 24 inches of native soil and placement of compacted structural fill may be used to
help reduce the potential for differential movement. A woven fabric such as Propex 315ST or
equivalent shall be placed at the native soil/structural fill interface.
Other options of foundation support may be considered based on foundation loading, required
performance, and economics. If the anticipated foundation loads are increased or the tolerance of
movement becomes less, the deeper sandy gravel with cobble or shale bedrock may be targeted
for bearing. An economical comparison may be considered to compare excavation/replacement
costs versus supporting the structures within the sandy gravel with cobble for low to moderate
loads and shale for higher loads. This office is available to discuss options.
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At grade flooring systems and slabs shall consider the potential for subgrade shrink/swell
associated with moderately to highly plastic clay soils, such as encountered at the site. Slab
design alternatives may include subgrade improvement by partial over-excavation and
replacement, subgrade stabilization by cement or lime treatment, or designing floor systems as
structural elements.
Final surface grading and building elevations shall be planned to maintain positive drainage
around the structures and to help prevent surface water infiltration near foundations and slabs.
Surface runoff from adjacent properties, particularly from the west, shall be controlled and
directed away from structures.
Over the life of the structure, minor cracks in the foundation walls, floors, and sheetrock are
normal and should not be a cause for concern. Foundation footings should be placed at or below
the frost depth recommended by local codes (typically 42 inches). Also, wet or frozen material
should be removed from beneath the footings and floor slabs prior to pouring concrete.
This office should observe the excavations and exposed subgrade prior to placement of footings
or structural fill to verify our assumptions.
5.2 Over-Excavation and Engineered Fill
Shallow foundation loads up to 2,000 psf may be supported by over-excavating the in-place,
native clay soil to a depth of 24-inches and then placing compacted granular structural fill back
up to footing elevations.
Engineered fill may consist of compacted imported granular material, typically 1½-inch minus
road-mix material. Structural fill shall be placed in lifts and compacted to foundation elevation.
Suitable structural fill materials shall follow the recommendations in the Earthwork/Fill
Materials Section of this report.
Construction observation and field density testing are required to verify fill placement and
compaction. Site preparation and placement and compaction of structural fill should conform to
the recommendations in the Earthwork/Compaction Section of this report.
5.3 Lateral Loads on Basement Walls
Lateral pressures were calculated for active, passive, and at-rest conditions assuming level soil
backfill adjacent to the foundation (Bowles, 1996).
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Table 1
Lateral Loads
K (equivalent fluid pressure)
Static Condition
Level Backfill
At Rest - 52 pcf
Active - 40 pcf
Passive - 275 pcf
5.3.1 Soil Friction Factor
Terzaghi, et al (1996), suggest a maximum value of 30 degrees for the friction angle along a
concrete base in granular soils. Accordingly, a friction value of 0.58, which is the tangent of 30
degrees, is suggested. A friction factor of 0.50 is suggested to calculate soil friction for design of
retaining walls in contact with any fine-grained soils in the subgrade. The friction value may be
combined with the passive pressure to resist horizontal loads.
5.4 Earthwork
5.4.1 Site Clearing and Subgrade Preparation
All sod, topsoil, and loose debris shall be removed from the entire building footprint as well as
the planned paved parking area. All exposed subgrade surfaces should be free of mounds and
depressions which could prevent uniform compaction. If unexpected fills, organics, or
obstructions are encountered during site clearing or excavation, such features should be removed
and the excavation thoroughly cleaned prior to backfill placement and/or construction.
Subgrade surfaces beneath building foundations shall be scarified, moisture-conditioned to near
optimum moisture content, and recompacted to at least 98% of maximum dry density as
measured by ASTM D 698. If density tests indicate compaction is not being achieved, soil
should be scarified or removed, moisture-conditioned to within ±2 percent of optimum moisture
content, and re-compacted and re-tested. A minimum 5 ton roller is required for preparation of
subgrade surfaces. Field density testing is required.
Fill, footings or slabs should not be placed on frozen or wet subgrade. Organics should be
removed and replaced with structural fill. All excavations shall be inspected prior to fill or
concrete placement. This office is available to inspect excavations. Adequate notice is
appreciated.
5.4.2 Excavation
Based on the soil conditions encountered, conventional earthmoving equipment should be
capable of excavating site soils. All excavations should be approved by a representative of
GEOSCIENCE prior to backfill placement.
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All excavations must conform to OSHA Standards for Excavations, 29 CFR Part 1926.652
Appendix B to Subpart P. Based on field observations, the soils at the site are classified as Type
C using OSHA classification system. Type C soils require excavation slope angles not to exceed
1½ H: 1 V (horizontal to vertical) for excavations exceeding 5 feet in depth.
5.4.3 Fill Materials
Structural fill from an offsite source should conform to the following requirements or be
approved by the project Geotechnical Engineer. Generally, 1 ½-inch minus, crushed aggregate
base meets the following specification.
Table 2
Granular Fill Recommendations
Gradation Percent finer by weight
3-inch 100
No. 4 Sieve 40-80
No. 200 Sieve 15 Maximum
Liquid Limit and Plastic Index = Non-plastic
5.4.4 Fill Placement and Compaction
Structural fill placed beneath building foundations and floor slabs should be placed in maximum
9-inch loose lifts, moisture-conditioned to near optimum moisture content, and compacted to at
least 98% of maximum dry density as measured by ASTM D 698. If density tests taken in the
fill indicate compaction is not being achieved, fill should be scarified or removed, moisture-
conditioned to within ±2 percent of optimum moisture content, and re-compacted and re-tested.
No fill should be placed over frozen ground or in a frozen condition.
Field density testing is required for structural fill. Structural fill density testing is required
at half of the structural fill height and at finished structural fill elevation.
Exterior foundation backfill and backfill below concrete slabs, driveways, sidewalks, and all
other paving shall be compacted to a minimum 95% of maximum dry density as measured by
ASTM D 698. It is important to keep all fills free of construction debris, organics, frozen lumps,
and other deleterious materials. Fills should be observed during placement.
Additionally, exterior backfill should be over-constructed to maintain required grading if minor
settlement/consolidation of the fill occurs. Care should be taken adjacent to “green” foundation
concrete. Over compaction adjacent to “green” concrete may lead to foundation damage and
cracking. Under no circumstances shall fill be placed using “hydro”-compaction methods.
Excessive water may damage foundation elements.
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5.5 Site Grading and Surface Water Control
Surface water should not be allowed to accumulate and infiltrate the soil near foundations. It
must be controlled and directed away from the structures. Final surface grading and building
elevations shall be planned to maintain positive drainage around the structure and to help prevent
surface water infiltration near foundations and slabs.
Site grading is critical. A simple means of reducing moisture changes is to prevent surface water
infiltration by sloping the ground away from the foundation. The recommended minimum slope
within 10 feet of the building is 1 inch vertical for 1 foot horizontal. The sloped ground should
be initially constructed at a greater slope to account for settlement/consolidation of exterior
backfill. Within ten feet of the foundation, the upper 12 to 18 inches of backfill should consist of
less permeable, compacted fine-grained soil (silts and clays). The area around the foundation
should be inspected regularly by the property owner– particularly after a rainstorm – to
determine if proper drainage away from the structure has been maintained.
Changes in site grading by landscapers or property owners have been a persistent and
damaging problem. It is the property owner’s responsibility to control water and maintain
the site to prevent infiltration near foundations. Additionally, it is the property owner’s
responsibility to maintain rain gutter downspouts and buried sprinklers system conduits.
Roof drainage should include gutters, downspouts, extensions, and splash blocks. The
downspouts should discharge at least 6 feet away from foundation walls and beyond an y backfill
zones.
Sprinklers should not spray closer than 10 feet from foundations and beyond backfill zones.
Plantings near foundations should not trap surface runoff. Additionally, sidewalks or low-water
consumption groundcover are recommended to further reduce the risk of water infiltration near
the foundation walls.
Buried rain gutter discharge pipes are not recommended because of persistent, often undetected,
seepage problems caused by clogging, crushing, and adverse grading of the pipes. Similarly,
infiltration basins are not recommended adjacent to or upgradient of the structure or adjacent
structures. If detention is required by statute, infiltration basins should be located down gradient
and at least 50 feet from foundations. Site constraints may limit the location of detention basins.
Site designers should use their discretion in siting detention basins, but shall accept the risk of
settlement caused by infiltration and saturation of soils below foundations.
5.6 Foundation Drains
Habitable space below grade is not planned; as such, footing drains are not required by code.
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5.7 Interior Slabs-On-Grade
A structural engineer should design interior slabs based on anticipated long-term and
construction phase loading. Cracking and movement of slabs-on-grade is difficult to control and
should be expected to occur with time. Cracking and movement may be the result of many
factors such as concrete shrinkage and daily and seasonal variability in temperature and moisture
and not necessarily the result of soil activity.
At grade flooring systems and slabs shall consider the potential for subgrade shrink/swell
associated with moderately to highly plastic clay soils such as encountered at the site. Slab
design alternatives may include subgrade improvement by partial over-excavation and
replacement with granular fill, subgrade stabilization by cement or lime treatment, or designing
the floor system as structural elements.
If floor coverings or coatings less permeable than the concrete slab will be used, or if moisture is
a concern, we recommend a vapor retarder be placed beneath the slab. Some coverings, coatings
or situations may require a vapor barrier, i.e., a membrane with a permeance less than 0.3 perms.
Flooring installation should be consistent with the flooring manufacturer’s recommendations for
subsoil and slab construction and moisture testing prior to installation. A durable membrane
such as Stego Wrap (Stego Industries, LLC) may be used. Such products should be installed
according to the manufactures recommendations. Installation of a vapor barrier/retarder may
increase the tendency for slab curling.
5.8 Exterior Slabs-On-Grade
Exterior concrete flatwork often moves in response to changes in temperature and soil moisture,
or freeze/thaw cycles. Over-excavation and replacement of 12 inches of subgrade soil with
granular fill may reduce the tendency of the slabs to move. Granular materials placed below
slabs should be graded to drain. Steel reinforcement requirements shall be designed by the
structural engineer based on anticipated long-term and construction phase loading as well as
subgrade variability and curling tolerances.
Exterior columns should not bear on exterior slabs or un-compacted fill to help reduce slab
movement being transferred to the structure.
5.9 Other Considerations
Footings, slabs, and foundation and retaining walls should be reinforced to resist differential
movement. A structural engineer should specify reinforcement.
Water, sewer, and sprinkler lines should be pressure tested before backfilling and periodically
after installation.
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Type II Portland Cement with maximum water to cement ratio of 0.45 is recommended for all
project concrete. All foundations and wall concrete should be designed and reinforced according
the recommendations of the project Structural Engineer.
5.10 Winter Construction
Subgrade soils and fill should be protected against frost. No concrete or structural fill shall be
placed against frozen ground or contain froze materials such as snow or ice. It is the contactor’s
responsibility to take adequate precautions to prevent damage from frost heave or frozen
subgrade. Insulating or warming blankets are recommended to protect subgrade soils when
temperatures are near or below freezing.
5.11 Construction Observations
A representative of this office should observe the foundation excavation and placement and
compaction of structural fill recommended in this report. Recommendations in this report are
contingent upon our involvement. If any unexpected soils or conditions are revealed during
construction, this office should be notified immediately to survey the conditions and make
necessary modifications.
6.0 PAVEMENT RECOMMENDATIONS
Design criteria are based on test hole observations and field classification of soil types. Design
methodologies are consistent with methods suggested in Chapter 4 Low-Volume Road Design of
the AASHTO Guide for Design of Pavement Structures, (1993).
No traffic level data is available. Traffic levels are assumed to be low as inferred from the type
and size of commercial buildings (assisted living facility) and city streets.
In general, subgrade soils encountered at the site include silty sand, sandy silt, sandy clay soils.
Sod and uncontrolled fill encountered in the boreholes appears to be on the order of 0.5 to 1.5
feet thick. Fill thicknesses may vary across the site.
These soils are generally considered to be poor subgrade materials. California Bearing Ratio
(CBR) values are estimated to be on the order of about 2 to 3. This value is considered to be
poor strength for pavement subgrade.
The pavement section was developed based on the following design assumptions and our
experience with similar projects and soil conditions. Projections for 18 -kip equivalent single
axle loads (ESAL) were not provided by the client. If the proposed project, traffic loading or
design parameters differ from that assumed, this office shall be notified to re-evaluate our
recommendations.
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US Climate Region – VI
Reliability – 75 %
Traffic Level – Low
Performance Period – 20 years
Subgrade Quality – Poor (Estimated CBR = 3)
Pavement sections are based on an estimated structural number of 2.9.
Recommended pavement section is presented in the following table:
Table 3
Flexible Pavement and Aggregate Design Options
Road Surface Asphalt Concrete
Thickness (inches)
Aggregate Base
Course (inches)
Total Section
Thickness (inches)
Low Volume
Flexible Pavement
3 12 15
6.1.1 Roadway Site Clearing and Subgrade Preparation
Site preparation should consist of stripping the existing asphalt, concrete, vegetation, loose
surficial materials, and debris from the proposed parking areas. All exposed subgrade surfaces
should be free of mounds and depressions which could prevent uniform compaction. If man -
placed fills or obstructions are encountered during site clearing or grading, such features should
be removed and the excavation thoroughly cleaned prior to placement fill.
All exposed soils that will receive crushed aggregate base materials should be scarified to a
minimum depth of 9 inches, conditioned to near optimum moisture content, and re-compacted to
at least 95% of maximum dry density, as determined by ASTM D 698. Recompacted subgrade
surfaces shall then be proof-rolled with a loaded tandem-axle haul truck. A representative of this
office shall observe and approve proof-rolling.
Areas that are observed to show excessive rutting, pumping, or are otherwise considered unstable
during proof-rolling shall be excavated to a depth determined in the field and replaced with
compacted gravel. Exceedingly soft or failed areas of subgrade may require placement of a
geogrid or woven geotextile in addition to the clean compacted gravel to stabilize the subgrade.
Crushed aggregate base may then be placed on the approved subgrade surface.
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Subgrade and crushed aggregate base should be graded to drain. Saturation of base materials
will substantially reduce the pavement life expectancy. Additionally, a collection system with
proper grading should be incorporated into roadway design to collect and convey surface water
and prevent accumulation and ponding.
6.1.2 Roadway Fill Materials
Untreated crushed aggregate base should conform to the following grading requirements or be
approved by the project Geotechnical Engineer:
Table 4
Crushed Aggregate Base Specification
Sieve Size (inch) Percent finer by weight
1-1/2 95-100
3/4 70-89
3/8 50-70
No. 4 35-58
No. 40 9-30
No. 200 0-8
Liquid Limit/Plasticity
Index
Non-Plastic
The crushed aggregate base course material should not contain more than 30% recycled asphalt
pavement (RAP).
6.1.3 Roadway Fill Placement and Compaction
Fill material should be moisture-conditioned to near optimum moisture content and compacted to
at least 95% of maximum dry density, as measured by ASTM D 698. If density tests taken in the
fill indicate compaction is not being achieved, fill should be scarified or removed, moisture-
conditioned to within ±2 percent of optimum moisture content, and re-compacted and re-tested.
No fill should be placed over frozen ground.
Additional work such as over-excavation and replacement with compacted gravel or placement
of geogrid/geotextile resulting from poor construction practices, failure to control surface water,
or excessive or repeated use of heavy construction equipment are not the responsibility of
Owner/Client or GEOSCIENCE. Haul routes and heavy vehicle traffic shall be spread out across
the site to help prevent “failed” subgrade areas. It is the contractor’s responsibility to maintain
site drainage during construction.
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6.1.4 High Traffic Areas
In areas subject to heavy repetitive vehicle loading, such as loading/delivery docks, approaches,
or dumpster loading sites, a Portland Cement Concrete (PCC) pavement is recommended. The
section should consist of a minimum of 6-inches of crushed base and a 6-inch thick PCC
pavement.
Portland cement concrete mix design and material specifications should be in accordance with,
or equivalent to, requirements of the AASHTO Guide Specifications for Highway Construction
and the Standard Specifications for Transportation Materials.
6.1.5 Hot Mix Bituminous Asphalt
Asphalt concrete should conform to approved mix designs and meet MPW and the City of
Billings Modifications for placement and compaction.
7.0 LIMITATIONS
The conclusions and recommendations presented in this report assume that site conditions are
not substantially different than those exposed by the test holes. If subsurface conditions different
from those encountered in the test holes are observed or appear to be present during construction,
GEOSCIENCE, PLLP should be advised so that we can review those conditions and reconsider
our recommendations where necessary. In addition, we should review any foundation plans for
the project to determine if the recommendations presented have been followed.
If there is a substantial lapse of time between submission of this report and the start of work at
the site (two years from the date of issuance) and/or conditions have changed due to natural
causes or construction operations at or near the site, it is recommended that this report be
reviewed to determine the applicability of the conclusions and recommendations.
This report was prepared for use by the client and their representatives. It should be made
available to prospective contractors for information on factual data only and not as a warranty of
subsurface conditions. This report should be passed on to design professionals, contractors, and
future property owners to alert them to the risks associated with water and other hazards.
It is customary for the consultant that provides design recommendations to be retained to provide
observation and related services during construction. If GEOSCIENCE, PLLP is not retained to
provide continuing services, you agree to hold harmless from all claims, loses, and expenses
arising out of any interpretation, clarifications, substitutions, or modifications of our work
provided to you or others. If GEOSCIENCE, PLLP is retained to provide observations and related
services during construction, our services will not in any way have any right to control the work,
stop the job, supervise or coordinate subcontractors, direct the contractor’s means, methods,
techniques, sequences or procedures of construction, and safety precautions and programs.
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This report has been prepared for the exclusive use of our client, as referenced in the cover letter
and cover page of this report. All information contained in this report as well as any future
written documents, that may address comments or questions regarding this report, constitute the
"entire report". GEOSCIENCE, PLLP's opinions, conclusions, and recommendations are based on
the entire report. This report may be insufficient for other applications or other clients, other
than those described herein. The entire report shall not be transferred to other clients or used for
other purposes without the written consent and permission of GEOSCIENCE, PLLP.
Long term monitoring of groundwater levels was not included as part of this scope of services.
Groundwater levels may change due to seasonal precipitation, irrigations, changes in land use
and other factors. Evaluation of these influences or prediction of future groundwater levels is
outside of this scope of services.
These services have been performed in a manner consistent with the level of care and skill
ordinarily exercised by members of the profession currently practicing in this area under similar
conditions. No warranty is made or implied.
This report, including engineering analyses, recommendations, figures, and design details are
exclusive to the above referenced site. Under no circumstances shall the figures be separated
from the text and used independently. Recommendations in this report are not applicable to
other construction sites.
8.0 REFERENCES
Bowles, J.E., 1996, Foundation Analysis and Design, 5th Ed.: McGraw-Hill.
Lopez, D. A., 2002, Geologic Map of the Billings Area, Yellowstone County Montana; Montana
Bureau of Mines and Geology, Geologic Map Series No. 61-A.
Terzaghi, K., Peck, R.B., and Mesri, G., 1996, Soil Mechanics in Engineering Practice, 3rd
Edition, John Wiley and Sons, Inc.
132
APPENDIX A
Figures
133
134
135
APPENDIX B
Borehole Logs
136
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
plasticity, massive [Fine- Grained Alluvium]
2.5
CLAY (CL,CH); brown, slightly moist to moist, very
stiff, medium to high plasticity, massive [Fine-Grained
Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
7.5
Sandy Lean CLAY (CL); brown, moist to very moist,
stiff, low plasticity, stratified with thin sand layers
[Fine- Grained Alluvium]
9.0
Poorly Graded SAND (SP); brown, wet, very loose,
stratified [Fine-Grained Alluvium]
10.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
3
7
12
push
3
4
5
1
9
12
19
9
21
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-1
LOCATION:Northwest Portion Lot 1 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:8.5 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
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Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
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PAGE 1 of 1
137
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, moist, soft, medium plasticity,
massive [Fine- Grained Alluvium]
2.5
Sandy CLAY (CL); brown, moist, soft, low to medium
plasticity, massive [Fine-Grained Alluvium]
5.0
Sandy CLAY (CL); brown, moist, soft to medium stiff,
low to medium plasticity, massive, [Fine-Grained
Alluvium]
8.0
Organic SILT (OL); very dark brown to black, very
moist to wet, soft [Fine- Grained Alluvium]
9.0
Poorly Graded SAND (SP); brown, wet, loose,
stratified [Fine-Grained Alluvium]
10.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
2
2
2
push
2
4
2
5
11
11
4
6
22
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-2
LOCATION:Southwest Portion Lot 4 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:8 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
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Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
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PAGE 1 of 1
138
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14
CLAY (CL,CH); brown, slightly moist, stiff, medium
to high plasticity, massive [Fine- Grained Alluvium]
2.5
CLAY (CL,CH); brown, slightly moist, very stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive, [Fine-Grained
Alluvium]
8.5
Poorly Graded SAND (SP); brown, wet, very loose,
stratified [Fine-Grained Alluvium]
9.0
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
4
7
8
push
3
6
6
9
15
13
15
12
28
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-3
LOCATION:Northeast Portion Lot 3B ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:9 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
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Fi
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l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
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l
y
t
o
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h
i
s
b
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i
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g
a
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d
s
h
o
u
l
d
n
o
t
b
e
i
n
t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
n
d
i
c
i
t
i
v
e
o
f
t
h
e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
139
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
to high plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive, [Fine-Grained
Alluvium]
8.5
Poorly Graded SAND (SP); brown, wet, very loose,
stratified [Fine-Grained Alluvium]
9.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
4
7
7
11
16
17
14
33
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-4
LOCATION:Northeast Portion Lot 4 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:9 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
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)
El
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i
o
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(
f
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t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
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l
y
t
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h
i
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b
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i
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g
a
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d
s
h
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d
n
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b
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i
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t
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r
p
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t
e
d
a
s
b
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i
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g
i
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d
i
c
i
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i
v
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o
f
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h
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e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
140
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
to high plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, moist, medium stiff to stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
8.5
Poorly Graded SAND (SP); brown, wet, loose,
stratified [Fine-Grained Alluvium]
10.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
3
4
4
4
9
15
8
24
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-5
LOCATION:Southeast Portion Lot 4 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:9 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
o
r
i
n
g
a
n
d
s
h
o
u
l
d
n
o
t
b
e
i
n
t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
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d
i
c
i
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i
v
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o
f
t
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e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
141
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
to high plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, moist, stiff, medium to high
plasticity, massive, [Fine-Grained Alluvium]
7.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, moist becoming wet, medium dense to
dense, stratified, rounded gravel and cobble to 6-inch
diameter [Coarse-Grained Alluvium]
12.0
Bottom of Boring
3
4
6
8
17
15
10
32
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-6
LOCATION:Northwest Portion Lot 4 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:8 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
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r
i
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g
a
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d
s
h
o
u
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d
n
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b
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i
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t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
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d
i
c
i
t
i
v
e
o
f
t
h
e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
142
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
to high plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, moist, stiff, medium to high
plasticity, massive, [Fine-Grained Alluvium]
6.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, moist becoming wet, medium dense to
dense, stratified, rounded gravel and cobble to 6-inch
diameter [Coarse-Grained Alluvium]
12.0
Bottom of Boring
4
4
5
10
12
19
9
31
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-7
LOCATION:Southwest Portion Lot 3B ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:8.5 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
o
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i
n
g
a
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d
s
h
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u
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d
n
o
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b
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i
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t
e
r
p
r
e
t
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d
a
s
b
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i
n
g
i
n
d
i
c
i
t
i
v
e
o
f
t
h
e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
143
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
7.5
Sandy Lean CLAY (CL); brown, moist to very moist,
stiff, low plasticity, stratified with thin sand layers
[Fine- Grained Alluvium]
9.5
Poorly Graded SAND (SP); brown, wet, very loose,
stratified [Fine-Grained Alluvium]
10.0
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
12.0
Bottom of Boring
4
5
6
8
20
14
11
34
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-8
LOCATION:Northeast Portion Lot 1 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:8.5 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
o
r
i
n
g
a
n
d
s
h
o
u
l
d
n
o
t
b
e
i
n
t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
n
d
i
c
i
t
i
v
e
o
f
t
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e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
144
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
8.0
Sandy Lean CLAY (CL); brown, moist to very moist,
stiff, low plasticity, stratified with thin sand layers
[Fine- Grained Alluvium]
10.0
Poorly Graded SAND with Gravel (SP); brown, wet,
loose, stratified [Fine-Grained Alluvium]
12.0
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
14.0
Bottom of Boring
3
6
7
4
4
5
13
9
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-9
LOCATION:East Portion Lot 2 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:9.0 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
o
r
i
n
g
a
n
d
s
h
o
u
l
d
n
o
t
b
e
i
n
t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
n
d
i
c
i
t
i
v
e
o
f
t
h
e
e
n
t
i
r
e
s
i
t
e
.
PAGE 1 of 1
145
0
2
4
6
8
10
12
14
CLAY (CL,CH); brown, slightly moist, stiff, medium
plasticity, massive [Fine- Grained Alluvium]
5.0
CLAY (CL,CH); brown, slightly moist to moist, stiff,
medium to high plasticity, massive [Fine-Grained
Alluvium]
9.0
Sandy Lean CLAY (CL); brown, moist to very moist,
stiff, low plasticity, stratified with thin sand layers
[Fine- Grained Alluvium]
10.0
Poorly Graded SAND with Gravel (SP); brown, wet,
loose, stratified [Fine-Grained Alluvium]
12.5
Sandy GRAVEL with Cobble (GP); poorly graded,
brownish gray, wet, medium dense to dense, stratified,
rounded gravel and cobble to 6-inch diameter [Coarse-
Grained Alluvium]
14.0
Bottom of Boring
4
5
7
5
5
6
12
11
BOREHOLE LOG PROJECT:Lots 1, 2, 3B, & 4, Block 1 Laurel Industrial Park STRUCTURE:Commercial
CLIENT:Harr/Solberg DATE:5/22/2014
LOG NO. B-10
LOCATION:West Portion Lot 2 ELEVATION:nm
DRILLER:jlg LOGGED BY:gsv
DRILLING METHOD:Geoscience Simco - Hollow Stem Augers
File: Laurel Ind Park Logs DEPTH TO - WATER> INITIAL:9.0 AFTER 24 HOURS:CAVING>
Stratigraphy Based On Field Observations And Geologic Mapping
De
p
t
h
(
f
e
e
t
)
El
e
v
a
t
i
o
n
(
f
e
e
t
)
Description So
i
l
Ty
p
e
SP
T
Bl
o
w
s
P
e
r
6
"
Fi
e
l
d
N
-
v
a
l
u
e
Sa
m
p
l
e
r
s
Test Results
TEST RESULTS
10 20 30 40 50
Penetration -
Water Content -
Plastic Limit Liquid Limit
Monitor Well
Installation
Details
GEOSCIENCE
Billings, Montana
Th
i
s
i
n
f
o
r
m
a
t
i
o
n
p
e
r
t
a
i
n
s
o
n
l
y
t
o
t
h
i
s
b
o
r
i
n
g
a
n
d
s
h
o
u
l
d
n
o
t
b
e
i
n
t
e
r
p
r
e
t
e
d
a
s
b
e
i
n
g
i
n
d
i
c
i
t
i
v
e
o
f
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e
e
n
t
i
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e
s
i
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e
.
PAGE 1 of 1
146
APPENDIX C
Laboratory Test Results
147
0
10
20
30
40
50
60
70
80
90
100
0.1110
#40 #100 #200
31
#20
99
#40
6/5/14
coarse
99
Plasticity Index:
Pe
r
c
e
n
t
P
a
s
s
i
n
g
1 1/2"3/4"
Project Number: 09-2511
#80
Liquid Limit:
Plastic Limit:
3/8"
Classification:
Moisture Content:
Percent Silt + Clay:
3.0
46
15
Percent Passing U.S. Standard Sieve Size
Depth:
Sample No.:
Sieve Analysis
#103/8"#100
99
#4
Laurel
Percent Gravel:0.0
#10
#4
100
Boring No.:
fine
99
#200
#203/4"
fine
Percent Sand:
ASTM Group Name:
AASHTO Group Name:
97.0
3"1.5"
Sand
medium
Particle Size in Millimeters
Sieve Size
3"
100
Gravel
20.8%
coarse
1.0' - 4.0'
Date Received:05/23/2014
B-46789
Bucket
Lean Clay
A-7-6
CL
97
2511 Holman Avenue
P. O. Box 80190
Billings, MT 59108-0190
Phone: 406.652.3930
Fax: 406.652.3944
148
%Gr.Moist.Sat.
eoSwell Press.CcPcOverburdenSp.PILLDry Dens.Natural
Project:
Remarks:Client:Project No.
AASHTOUSCSMATERIAL DESCRIPTION
CONSOLIDATION TEST REPORT
10 20 50 100 200 500 1000 2000 50006.00
5.25
4.50
3.75
3.00
2.25
1.50
0.75
0.00
-0.75
-1.50
Pe
r
c
e
n
t
S
t
r
a
i
n
WATER ADDED
Applied Pressure - psf
(psf)(psf)(psf)(pcf)
SwellCr
GeoScience
A-7-6CLCL: Lean Clay
0.5991.423580.1223868072.652541103.519.5 %86.4 %
Figure
CONSOLIDATION TEST REPORT
SK GEOTECHNICAL CORP.
Location: Laurel B-2 Depth: 5.0 - 6.5 ft
149
%Gr.Moist.Sat.
eoSwell Press.CcPcOverburdenSp.PILLDry Dens.Natural
Project:
Remarks:Client:Project No.
AASHTOUSCSMATERIAL DESCRIPTION
CONSOLIDATION TEST REPORT
10 20 50 100 200 500 1000 2000 500013.5
12.0
10.5
9.0
7.5
6.0
4.5
3.0
1.5
0.0
-1.5
Pe
r
c
e
n
t
S
t
r
a
i
n
WATER ADDED
Applied Pressure - psf
(psf)(psf)(psf)(pcf)
SwellCr
GeoScience
A-6CL tr SCL: Lean Clay trace Sand
0.6700.26900.2118297572.65213799.118.6 %73.5 %
Figure
CONSOLIDATION TEST REPORT
SK GEOTECHNICAL CORP.
Location: Laurel B-1 Depth: 5.0 - 6.5 ft
150
0
20
40
60
80
100
0 20 40 60 80 100 120
Liquid Limit (LL)
6/5/14
CL
37
41
46
16
16
15
Atterberg Limits' Tests
18.6%
19.5%
20.8%
ML-CL
Project Number: 09-2511
Shelby
Shelby
Bucket
5.0' - 6.5'
5.0' - 6.5'
1.0' - 4.0'
LL MC ClassificationBoring
CL
ML or OL
Legend Depth PL PI P 200
MH or OH
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Laurel
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2511 Holman Avenue
P. O. Box 80190
Billings, MT 59108-0190
Phone: 406.652.3930
Fax: 406.652.3944
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CITY HALL
115 W. 1ST ST.
PUB. WORKS: 628-4796
WATER OFC.: 628-7431
COURT: 628-1964
FAX 628-2241
City Of Laurel
P.O. Box 10
Laurel, Montana 59044
Planning Office
PLANNING BOARD RECOMMENDATION
Laurel Industrial Park 2nd Filing
February 19, 2026
INTRODUCTION
On December 4, 2025, Sanbell submitted a preliminary plat application for the Laurel Industrial Park
Subdivision 2nd Filing. The proposed subdivision would create four new lots within the Laurel Highway
Commercial Zoning District. The property is currently vacant and is located on the southwest corner of
the intersection of East Railroad Street and South Washington Avenue. The project is being reviewed as
a First Minor Subdivision because the parent tract existed on or before 2003, the lot sizes and proposed
use of the property post subdivision are consistent with the prevailing city zoning regulations. The project
will be presented to the Laurel – Yellowstone City County Planning Board on February 18, 2026, with the
decision being made by the Laurel City Council.
RECOMMENDATION
Staff recommends that the Planning Board recommend that the City Council grant conditional approval
of the preliminary plat of Laurel Industrial Park 2nd Filing Subdivision and adopt the Findings of Fact as
presented in the staff report.
PROPOSED CONDITIONS OF APPROVAL
1. To provide for the installation of private utilities, prior to final plat approval the applicant will
coordinate with private utility providers for any needed easements and show them on the final
plat as requested by the private utility companies.
2. To provide for proper addressing, prior to final plat approval the applicant will secure an address
for each lot in the subdivision at the time of development.
3. That the extension of water, sewer, and storm water for each lot in the subdivision be reviewed
and approved by the Montana Department of Environmental Quality.
4. Minor changes may be made to the SIA final documents, as requested by the Planning, Legal or
Public Works Departments to clarify the documents and bring them into the standard acceptable
format.
5. That the proposed alley be dedicated as a public right-of-way and constructed to the standards of
the Public Works Standards of the City of Laurel.
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6. That a professional engineer designs a sidewalk section along East Railroad Street that conforms
to the City of Laurel Public Works Standards. The SIA shall require that when the first lot in the
subdivision is developed that all of the sidewalk shall be installed in accordance with the approved
design.
7. The final plat shall comply with all requirements of the Laurel – Yellowstone County Subdivision
Regulations, the changes recommended by the various City and County Departments, and the
laws and Administrative Rules of the State of Montana.
VARIANCES REQUESTED
N/A. None Requested.
PROCEEDURAL HISTORY
On September 10, 2025, a pre-application meeting was held to discuss the proposal.
The preliminary plat application was submitted on December 5, 2025.
Element Review was completed on December 12, 2025.
Sufficiency review was completed on January 6, 2026
The matter is scheduled for the Laurel-Yellowstone Planning Board on February 18, 2026.
The developer granted a 30-day extension to the review time on January 8, 2026.
The preliminary plat review timeline expires on March 25, 2026.
PLAT INFORMATION
General Location: Intersection East Railroad Street and South Washington Avenue.
The property is located within the City of Laurel.
Legal Description: Lot -1 Block 1 Laurel Industrial Park NE¼ Section 16, Township 2
South, Range 24 East, P.M.M.
Engineer and Surveyor: Sanbell
Existing Zoning: None
Existing Land Use: Vacant
Proposed Land Use: Industrial/Mini Storage
Gross and Net Area: 1.99/1.64
Proposed Number of Lots: 4 New Lots
Lot Size: 0.42 – 0.43
Parkland Requirements: N/A Exempt to Parkland Dedication.
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FEMA FIRMette Areas of Minimal Flooding FIRM #30111C1420E Attached
Attachments
Findings of Fact
Proposed Plat
Draft SIA
FEMA FIRMette
Geotechnical Report
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FINDINGS OF FACT
The Planning staff has prepared the following Findings of Fact for the preliminary plat of Lot-1 Block-1,
Laurel Industrial Park 2nd Filing. These findings are based on the preliminary plat application and
supplemental documents and addresses the review criteria required by the Montana Subdivision and
Platting Act (76-3-608 M.C.A.) and the Laurel – Yellowstone Subdivision Regulations.
A. Primary Review Criteria 76-3-608 MCA.
1. Effect on Agriculture and Agricultural Water Users Facilities
a. The parent tract was created via subdivision prior to 2003 as an industrial park.
b. The parent tract is located within the City of Laurel and is, and has been zoned, for
industrial uses for over 20 years.
c. The parent tract consists of approximately 1.99 acres and has no real Agricultural value.
d. The water rights for the irrigated property will continue to run with the property.
e. The irrigation systems will not be altered by this subdivision.
There are not any anticipated adverse effects on agriculture or agricultural water users facilities.
2. Effect on Local Services
a. The parcel being created is currently served by existing facilities. As such, the extension
of public utilities is not necessary.
b. The addition of three new lots will not have an adverse impact on local services such as
solid waste streets, emergency services, schools, or mail delivery.
c. The proposal is to extend sewer services along the rear of each lot. Public utilities need
to be in public rights-of-way.
d. The subdivision is exempt from the provision of park land as it is not for residential
purposes.
The effect on local services is minimal.
3. Effect on the Natural Environment
a. The lot addition of three new tracts will not have a measurable impact on the natural
environment.
b. The property is located within the incorporated limits of the City of Laurel.
c. The property surrounding the parcel being created has and continues to be used for
commercial and industrial purposes.
The effect on the Natural Environment is insignificant.
4. Effect on Wildlife and Wildlife Habitat
a. There are no known endangered or threatened species on the property.
b. The property is not frequented by wildlife and is wholly surrounded by commercial and
industrial uses. A Sage Grouse consultation is not required where the property is
located within the city limits.
This subdivision should have a minimal effect on wildlife and wildlife habitat.
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5. Effect on the Public Health, Safety, and Welfare
a. There are no known natural or man-made hazards on the property.
b. The property is not located within a 100-year flood hazard area per FIRM
#30111C1420E.
c. The water and sewer main extensions will need to be designed by a professional
engineer and reviewed and approved by MDEQ.
d. The property is in the Laurel Fire District and is served by the Laurel Police Department.
The effect on public health, safety and welfare is insignificant.
B. Was an Environmental Assessment Required?
Minor Subdivisions are exempt from the requirements of preparing an Environmental Assessment.
76-3-609(2)(d)(i) M.C.A.
C. Does the subdivision conform to the City of Laurel Growth Policy?
a. Preservation of prime agricultural lands. The lot being created is not located on the
irrigated agricultural lands.
b. The Laurel Growth Policy designates this property as Industrial on the future land use
map. Industrial uses are important to the local economy as they provide job opportunities
and significant additions to the local taxable valuation.
c. Land Use Plan relationship to Housing. Industrial development provides for good jobs that
support a strong housing demand which supports schools, parks and services meeting needs
of people and families.
D. Does the subdivision conform to the Montana Subdivision and Platting Act and to local
subdivision regulations?
The proposed subdivision is in conformance with the Laurel – Yellowstone Subdivision Regulations.
The developer and the local government have complied with the subdivision review and approval
processes prescribed in the local regulations and the MSPA.
E. Does the proposed subdivision conform to all requirements of the zoning in effect?
The proposed division and the intended future use is consistent with the prevailing zoning on the
property.
F. Does the proposed plat provide easements for the location and installation of any utilities?
The necessary public and private easements exist.
G. Does the proposed plat provide legal and physical access to each parcel within the subdivision and
the notation of that access on the plat?
Each lot in the subdivision has the ability to install an approach to East Railroad Street and via the
proposed alley to South Washington Ave.
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CONCLUSIONS OF FINDINGS OF FACT
The preliminary plat of Laurel Industrial Park 2nd Filing does not create any adverse impacts that
warrant denial of the subdivision.
The proposed subdivision conforms to several goals and objectives of the City of Laurel Growth
Management Plan.
The proposed subdivision complies with state and local subdivision regulations, sanitary
requirements, has legal and physical access, and is consistent with the prevailing zoning.
Any potential adverse impacts of the subdivision can be adequately mitigated by the imposition
of conditions of approval.
RECOMMENDATION
The Laurel – Yellowstone City County Planning Board recommends that the Laurel City Council grant
conditional approval of the preliminary plat of Laurel Industrial Park 2nd Filing and adopt the Findings of
Fact presented in the Planning Board Recommendation.
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