HomeMy WebLinkAbout000.02 - Response to City CONR CommentsPlan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
1 1 Fire Department
Shane Brandhorst
12/31/25 10:20 AM
Comment
Can you provide a detail showing fire hydrants in and around the subdivision
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2 1 Forestry Division
Alex Nordquest
1/14/26 10:48 AM
Changemark
Tree Species Recommendations
To minimize trees adding to litter/maintenance concerns near athletic fields,
recommend the use of evergreens (they don't shed leaves) and species with
compound leaves (honeylocust, black locust, kentucky coffeetree,
yellowwood). Compound leaves are smaller so leaf litter is reduced.
003 - C-3_NORTH SITE PLAN.pdf Info Only
3 1 Addressing
Jenny Connelley
1/16/26 9:39 AM
Comment
The paved alleys will need to be named so that structures can be addressed
off of them. Street names will need to be approved through Gallatin County
GIS as they have the master road name list for Gallatin County.
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4 1 Addressing
Jenny Connelley
1/16/26 9:40 AM
Comment
On the north side, there will be one address for the parcel, and then any
buildings that require a building permit will need to be assigned an address.
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5 1 Water and Sewer
Division
Nick Pericich
1/16/26 3:15 PM
Changemark
W/S Water Service Material
HDPE is not an acceptable water service material. In this case, we would
allow a service that is copper to a meter pit just inside the property. Then you
could install HDPE into the buildings. You could configure this for one
service and meter pit or two if necessary.
003 - C-3_NORTH SITE PLAN.pdf Info Only
6 1 Water and Sewer
Division
Nick Pericich
1/16/26 3:15 PM
Changemark
W/S Pressure zones
The pressure directly to the east at a fire hydrant in Northwest crossing is
close to 100 psi. That puts this area on the boundary of needing a pressure
reducing valve (110 psi). It will need to be analyzed to see if one is needed in
this area.
003 - C-3_NORTH SITE PLAN.pdf Info Only
REVIEW COMMENTS
Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
7 1 Stormwater
Division
Russ Smith
1/20/26 8:20 AM
Comment
BMC. 38.220.080.2.g(9) Site plan submittals must include a grading and
drainage plan with provisions for on-site retention/detention and water
quality improvement facilities.
BMC. 38.220.080.g. Site plan submittal requirements. Location, identification,
and dimension of the following existing and proposed data, on-site and to a
distance of 100 feet (1) Contours min 2 ft; (8) Surface Water (9) Grading and
Drainage plan (18) Landscaping (20) Snow Storage-
DCS. 6.9.1 requires infiltration of the 0.5" water quality storm to the extent
practical, or designed to remove 80% TSS if not. Detention can also be
designed to “stack” on top of Wet Ponds in elevated water tables (see Wet
Detention Basin in Montana Post-Construction Storm Water BMP Design
Guidance Manual - bozeman.net) where temporarily stored runoff will drain
down to the original wet pond water surface elevation at a controlled
outflow rate, after the storm passes. Further details of permanent water
quality BMPs are provided in Section 6.9
BMC. 38.220.080.2.g(9) Site plan submittals must include a grading and
drainage plan with provisions for on-site retention/detention and water
quality improvement facilities
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8 1 Northwestern
Energy
David Fuentes
1/21/26 11:39 AM
Comment
Show proposed 10' wide utility easement locations for electric. Easements
are preferred in landscaped areas with no permanent structures. Variations
will require coordination with and approval from NWE’s Construction
Engineering Department.
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9 1 Northwestern
Energy
David Fuentes
1/21/26 11:40 AM
Comment
Show proposed 10' wide utility easement locations for electric. Easements
are preferred in landscaped areas with no permanent structures. Variations
will require coordination with and approval from NWE’s Construction
Engineering Department.
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10 1 Water Conservation
Division
Eric Neustrup
1/22/26 12:49 PM
Comment
If this project is submitted as a private development project, it will need to
apply for the Open Space Recreation Area Departure from the City of
Bozeman Landscaping and Irrigation Performance and Design Standards
Manual. See Section 1.4 Departures.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
11 1 Water Conservation
Division
Eric Neustrup
1/22/26 12:58 PM
Comment
On June 15th, 2024, Ordinance 2155 and Resolution 5586 were adopted by
the Bozeman City Commission as well as the associated City of Bozeman
Landscape and Irrigation Performance and Design Standards Manual.
Projects not deemed "adequate” by June 15, 2024 are now subject to these
new code requirements. To familiarize yourself with these requirements
please visit https://www.bozeman.net/departments/utilities/water-
conservation/new-development-standards-3620.
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12 1 Transportation
Candace Mastel
1/23/26 12:17 PM
Comment
Applicant should utilize the PRAT Wayfinding Plan, the Design and
Construction Standards document, and staff guidance to install active
transportation-based signage for the Shared Use Paths along Baxter Lane,
east and west sides of Laurel Parkway and Harvest Parkway. These signs can
be combined with other recreational based signs where appropriate, like at
trail crossings, as necessary and required by Parks and Recreation.
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13 1 Transportation
Candace Mastel
1/23/26 2:12 PM
Changemark
Candace Mastel Item 2
Provide a crossing for the Shared Use Path across Laurel Parkway
003 - C-3_NORTH SITE PLAN.pdf Info Only
14 1 Building Division
Ben Abbey
1/28/26 11:19 AM
Changemark
2021 IBC Chapter 11 Accessible Route
2021 IBC Chapter 11
1111.4 Recreational facilities. - Recreational facilities shall be accessible and
shall be on an accessible route to the extent specified in this section.
1111.4.2 Team or player seating. - At least one wheelchair space shall be
provided in team or player seating areas serving areas of sport activity.
2017 ICC A117.1 with Supplement 1 Accessible and Usable Buildings and
Facilities
1001.2.2 Area of sport activity. - Areas of sport activity shall be served by an
accessible route and shall not be required to be accessible except as
provided in this chapter. Within areas of sports activity exempted in this
chapter, the floor and ground surfaces shall not be required to comply with
Section 302. Within areas of sports activity exempted in this chapter, changes
in level shall not be required to comply with Section 303.
003 - C-3_NORTH SITE PLAN.pdf Info Only
Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
15 1 Planning
Zachary Moon
1/28/26 12:44 PM
Comment
Planning response to questions (note that questions applicable to other
departments will be left to those departments):
1. Please provide a robust phasing plan with any formal submittal clearly
delineating timing. There are concerns with the existing proposal in relation
to the onsite wetlands, and minimum connectivity required to host games. I
believe that other departments will provide more in-depth clarification, but
some issues with the existing phasing include construction of fields prior to
wetland delineation, providing incomplete streets during a phase where
games are proposed to be played, and a lack of clarity on when/if these
improvements remain private or if they are dedicated to public and which
portions are dedicated to parks.
2. The new UDC does not utilize 'adequacy' anymore. The closest equivalent
to adequacy is completeness, or when an application has all required
materials to determine substantial compliance. A Master Site Plan application
must be determined to be substantially compliant before subsequent
applications may be submitted, and must receive final approval before
subsequent site plans may be determined to be substantially compliant
themselves. The subdivision application will need to meet minimum parkland
dedication requirements. A phasing plan for the Master Site Plan which
explicitly delineates how and when elements will be transferred to City Parks
will be critical to determine how a subdivision may proceed.
3. Parks
4. Engineering
5. We are looking into this matter.
6. Engineering
7. Engineering
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16 1 Planning
Zachary Moon
1/28/26 12:47 PM
Comment
Please note that in a formal submittal, a critical part of any narrative for this
lot will be indicating how the proposal complies with Bozeman Municipal
Code, Section 38.410.010.B. which requires that natural terrain, drainage,
topsoil, trees, and other natural features be preserved to the maximum
extent possible. Please include a robust response to this criteria in any formal
submittal.
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17 1 Planning
Zachary Moon
1/28/26 12:57 PM
Comment
Pursuant to planning's responses to questions, please ensure that a phasing
plan delineates how, when, and if any portions of the site will be dedicated
as parklands. If there are elements which will remain private, these portions
will likely require subdivision review to remain on a separate private lot.
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19 1 Planning
Zachary Moon
1/28/26 1:10 PM
Comment
This parcel is split zoned R-C/R-D. In a formal submittal please provide an
exhibit which shows where proposed improvements will occur in relation to
the respective zoning districts.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
20 1 Planning
Zachary Moon
1/28/26 1:14 PM
Comment
There were not density calculations provided for the southern portion of the
proposed subdivision. Please provide calculations as delineated in BMC
Section 38.260.030.A.4. in a formal submittal.
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21 1 Planning
Zachary Moon
1/28/26 1:15 PM
Comment
The parcel is split zoned R-C/R-D. In any formal submittal, please ensure
that, if residential lots are proposed, that the proposed density complies with
the minimum density requirements of Section 38.240.040.A.2. and 050.A.2.
for each respective district.
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22 1 Planning
Zachary Moon
1/28/26 1:22 PM
Comment
In addition to ensuring that minimum densities are met for any residential
lots created, in a formal submittal, if mixed use development is desired,
please indicate the proposed uses for large sites on the southeastern portion
of the site. This is critical to ensure that both required densities are met and
that all uses comply with the respective R-C and/or R-D district that the lot is
proposed within.
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23 1 Planning
Zachary Moon
1/28/26 1:26 PM
Comment
The existing layout of the residential subdivision is not compliant with BMC
Section 38.410.030.I. as the western most lots do not have a legal frontage as
they only have frontage along an alley. In order to have minimum legal
access, a lot would be required to have frontage along an alley and
approved street or along an alley and an approved greenway/ trail corridor
or shared use path meeting all code standards. In a formal submittal, if you
show subdivision lots, please ensure that all lots depicted conform to all
standards of Bozeman Municipal Code.
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24 1 Planning
Zachary Moon
1/28/26 1:29 PM
Comment
In the proposed design there are many elements which do not comply with
zoning elements. Please be aware that, in order to approve a Master Site
Plan, a formal submittal must comply with any underlying zoning districts. As
it has been indicated that time is a critical component for this proposal. It
may be possible to provide less detail in an initial formal submittal, however
there may be additional Modifications required in the future to clarify the
desired improvements.
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25 1 Planning
Zachary Moon
1/28/26 1:34 PM
Comment
The application indicates that there is an intent to achieve a Zone Map
Amendment at some point for this application. As previously stated, all
elements of a Master Site Plan must comply with the applicable zoning in
order to achieve preliminary and ultimately final plan approval. It may be
possible to achieve a ZMA in the future, but it is worth noting that the City
cannot approve plans based on a potential future zone map amendment. If a
zone map amendment is required for a desired development path, this
would likely be the first step required in a formal application process.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
26 1 Transportation
Candace Mastel
1/28/26 1:48 PM
Comment
BMC 38.530.070 "Number of bicycle parking spaces required" (new UDC,
February 1, 2026): Provide bicycle parking for the project. It would be
prudent to spread out the bicycle parking to locations where users will want
to access the multiple buildings or ballfields vs. one singular location.
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27 1 Engineering
Simon Lindley
1/28/26 2:38 PM
Comment
Phasing Plan: Please break out the phasing in the engineering design reports
(water, sewer, stormwater and traffic impact study) to show how each phase
will function separately and at full buildout.
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28 1 Engineering
Simon Lindley
1/28/26 2:39 PM
Comment
Concurrent Construction: Updated UDC 38.780.030 All public infrastructure
improvements must be installed prior to the issuance of a building permit,
except when concurrent construction is an identified purpose of the initial
project review and approved pursuant to the criteria.
The applicant has not indicated whether they intend to apply for concurrent
construction with this project. Keep in mind future development lots must
trigger a site plan review to be eligible to apply for concurrent construction.
Bonding may be required through the infrastructure review process or
concurrent construction requirements for certain larger public infrastructure
items.
If the applicant intends to apply for concurrent construction, please reference
the latest concurrent construction checklists on the planning website and
submit a request with the relevant information with the master site plan.
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29 1 Engineering
Simon Lindley
1/28/26 2:42 PM
Comment
Ditch Noticing Checklist: Updated UDC 38.310.010
The applicant must fill out the Ditch Noticing Checklist found on the
planning website and provide the relevant documentation with the
subsequent applications. As of June 18, 2025, the checklist is required with
all concept reviews, site plans, master site plans, subdivision pre-applications,
subdivision preliminary plats, and PDZs.
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30 1 Engineering
Simon Lindley
1/28/26 2:44 PM
Comment
City of Bozeman Design and Construction Standards Chapter 1.4 - Plans,
specifications, and submittals for public infrastructure and fire service lines
must be submitted by the professional engineer to the City Engineering
Department through the engineering Project Dox Portal for
infrastructure/fire service line review. The site plan or preliminary plat
application must reach adequacy according to the review engineer prior to
initial infrastructure submittal. Please see the infrastructure review fee
schedule on the City Engineering website.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
31 1 Engineering
Simon Lindley
1/28/26 2:54 PM
Comment
Engineering Design Reports:
(1) City of Bozeman Design and Construction Standards Chapter 3.2 Design
Reports: The applicant must submit water and sewer design reports with the
master site plan, site plans and preliminary plat applications. Please reference
the requirements in this chapter.
(2) City of Bozeman Design and Construction Standards - Storm Drainage
Design The applicant must provide a stormwater report with the master site
plan, site plans and preliminary plat applications. Please reference the
stormwater drainage report and maintenance plan requirements in chapter
6.4 and attachment B.
(3) The applicant must submit a transportation impact study (TIS) with the
master site plan. Please reference the updated UDC requirements in
38.710.050.A.11.g. The TIS must identify when mitigation measures are
required in relation to the proposed phasing.
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32 1 Engineering
Simon Lindley
1/28/26 2:55 PM
Comment
Updated UDC 38.530.020.L - Snow removal storage areas: Please review the
code section and provide the following information with the site plan. Snow
storage areas are not shown on the concept site plan.
All parking facilities containing 5 or more parking spaces must provide a
snow management plan. The plan must contain the following:
1. Locations for snow storage, which may include on-site landscaped areas,
and other open space for at least 15 % of the total area of the site used for
parking, access drives, walkways and other paved surfaces;
2. Snow storage is not allowed:
a. In the public right-of-way;
b. Where it would obstruct line of sight or vision triangle;
c. In a location where it blocks fire hydrants, emergency vehicle access or
access to other properties;
d. Where it will cause unmanageable freeze/thaw and icing of sidewalks,
pathways and other paved surfaces;
e. Where it obstructs on-site amenities, including but not limited to points of
egress, mailboxes, storage areas, and trash enclosures;
f. Within any access easement;
g. Where placed in a manner which violates the Clean Water Act (CWA)
and/or the Montana Pollutant Discharge Elimination System (MPDES), and/or
any other federal, state or local law or statute; or
h. Where it will cause damage to trees located in the public right-of-way.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
33 1 Engineering
Simon Lindley
1/28/26 2:55 PM
Comment
BMC 38.410.070.B - The length of water services lines from the main to the
structure may not exceed 150 feet in length unless approved in writing by
the city. When the city's municipal water main is extended, the length of a
dead-end water main typically may not exceed 500 feet in length, unless
approved in writing by the city.
The applicant may request an administrative waiver in chapter 1.9 of the City
of Bozeman Design and Construction Standards during the master site plan
review. Please note the city doesn't have a standard form. The request
should be submitted in the form of a certified memo, and address the
requirements in chapter 1.9.2 and evaluate the water pressures during each
phase of development. Please reference chapter 4.2 for the design criteria.
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34 1 Engineering
Simon Lindley
1/28/26 2:56 PM
Comment
City of Bozeman Design and Construction Standards – Chapter 4.2.9 – Water
service pipe shall be type “K” copper for sizes less than 4-inch, and ductile
iron for services 4-inch and larger. HDPE pipe shown on the concept plan is
not allowed. Please revise the pipe material with subsequent submittals.
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35 1 Engineering
Simon Lindley
1/28/26 2:58 PM
Comment
Water Main Sizing:
1) The 2015 Water Facility Plan identifies a 12-inch water main in Laurel
Parkway from Oak to Baxter. Please change the water main size from 10 to
12. This improvement is eligible for oversizing reimbursement, however the
applicant must submit the request prior to the pre-construction meeting.
2) The 2015 Water Facility Plan identifies a transmission main in Baxter Lane.
The applicant must install a 12-inch water main adjacent to the development
when the Baxter Lane street section is constructed. This improvement is
eligible for oversizing reimbursement, however the applicant must submit
the request prior to the pre-construction meeting.
3) It is unclear why the applicant is proposing a 10-inch water main in
Harvest Parkway. This is not identified in the Water Facility Plan. The
applicant is advised to look at the water pressures during each phase of
development.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
36 1 Engineering
Simon Lindley
1/28/26 3:00 PM
Comment
The 2024 Wastewater Facility Plan identifies the 21-inch Aajker Basin
Diversion Interceptor through the subject development. The 21-inch
interceptor must convey a peak flow rate of 1,650 gpm (3.68 cfs) and meet
the 75% depth over diameter requirement. As presented, the city is in
general agreement with the layout, however a detailed review of the profile
and layout will be completed with the master site plan. The applicant must
provide a provide a plan view and vertical profile with the master site plan.
This improvement is eligible for oversizing reimbursement, however the
applicant must submit the request prior to the pre-construction meeting.
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37 1 Engineering
Simon Lindley
1/28/26 3:04 PM
Comment
The applicant did not provide a proposed stormwater design with the
concept review for engineering to review and provide comments. The
applicant will need to follow the latest City of Bozeman Design and
Construction Standards and provide stormwater treatment for the proposed
public roads and development areas. Please reference the stormwater
drainage report and maintenance plan requirements in chapter 6.4 and
attachment B.
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38 1 Engineering
Simon Lindley
1/28/26 3:05 PM
Comment
Pursuant to BMC 38.410.080.C, stormwater systems serving multiple lots in
separate ownership (the phase 2 subdivision) must not be located on private
lots or public rights-of-way. Stormwater retention or detention ponds must
be maintained by the property owners' association.
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39 1 Engineering
Simon Lindley
1/28/26 3:09 PM
Comment
Updated UDC 38.710.070.C.7.h - The developer must complete a wetland
delineation of on-site wetlands consistent with the process in 38.610. Please
submit the WETLAND REVIEW CHECKLIST with the master site plan and
preliminary plat. The checklist can be found on the planning website. Please
reference the concept comments from the citys wetland consultant which
have been uploaded to the city documents folder. Please address the
wetland consultant comments with subsequent submittals.
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40 1 Engineering
Simon Lindley
1/28/26 3:11 PM
Comment
Updated UDC 38.620.D.2c.(3) - The city recognizes the applicant’s intent to
avoid the existing natural resources as much as possible while balancing the
need for public infrastructure. The city believes there is still opportunity to
optimize the design of Laurel Parkway to further minimize impacts to natural
resources. The applicant is proposing to construct the northern section of
Laurel Parkway along the alignment of the identified irrigation ditch and
wetlands. The street alignment for Laurel Parkway may need to shift to the
west. The City prioritizes as listed the avoidance, minimization and mitigation
of impacts for natural resources.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
41 1 Engineering
Simon Lindley
1/28/26 3:12 PM
Comment
City of Bozeman Design and Construction Standards (DCS) Table 7.1.1 -
Local streets shall have a minimum face-of-curb to face-of-curb width of 35’
where on-street parking is allowed and where off-street parking is reduced.
Harvest Parkway and Forestglen Drive do not meet the required 35-foot
width. Please revise the street section with subsequent submittals.
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42 1 Engineering
Simon Lindley
1/28/26 3:16 PM
Comment
The Engineering Division does not support the 22-foot wide Laurel Parkway
street section during phase 1B. The full 40-foot wide Laurel Parkway street
section from Oak to Baxter must be constructed with the applicable phase. A
half street will not be accepted as shown during phase 1B. Key concerns
include the lack of curbing adjacent to the ditch/wetlands, and the high
likelihood for illegal parking during baseball games.
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43 1 Engineering
Simon Lindley
1/28/26 3:19 PM
Comment
The applicant is advised that when Oak Street is widened adjacent to the
subject development, Oak Street must also be widened to the east of this
project to connect to the existing street section. The applicant is advised to
coordinate with the Northwest Crossing Subdivision.
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44 1 Engineering
Simon Lindley
1/28/26 3:20 PM
Comment
BMC Table 38.400.090-1 – The access spacing on Harvest Parkway between
Forestglen Drive and the east entrance to the west parking lot for the
baseball fields does not meet the minimum separation.
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45 1 Engineering
Simon Lindley
1/28/26 3:22 PM
Comment
The Laurel Parkway and Baxter Lane street sections shown with the concept
review are missing 10-foot shared use path on both sides of the street.
Please see the street section table in the city documents folder and revise the
plans with subsequent submittals.
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46 1 Engineering
Simon Lindley
1/28/26 3:23 PM
Comment
Applicant Question 4: Please reference section 38.620 in the updated UDC
for the latest watercourse setback requirements. There are several figures at
the end of this section which illustrate how the watercourse setback is
determined.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
47 1 Engineering
Simon Lindley
1/28/26 3:27 PM
Comment
Applicant Question 6: In general, if the applicant is proposing to avoid
impacts to the wetlands and watercourses to the maximum extent possible,
the city would allow the applicant to submit with phasing. If there are
impacts with the phasing, then the necessary permits would be required with
the applicable phase. A wetland delineation report will be required with the
master site plan, however the required streambed, streambank or wetlands
permits will not be required until construction of the applicable phase which
shows impacts to natural resources.
With the concept review the applicant is showing wetland impacts with the
initial phase (phase 1A). If the applicant intends to pursue an early grading
site plan to start work as soon as possible, the phasing plan should show an
initial phase with no wetland and watercourse impacts. It's the applicants job
to provide all the necessary supporting documentation and exhibits that can
help support city staff in making determinations for each phase.
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48 1 Engineering
Simon Lindley
1/28/26 4:04 PM
Comment
Applicant Question 7: Updated UDC 38.620.D.2.c - Paved trails must
generally be located outside of zone 2 of the watercourse setback unless the
trail connection is necessary for the purpose of protecting public health and
safety, or the trail is an active transportation pathway. Please reference
comment 14 from the building department for accessibility requirements
with this project.
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49 1 Engineering
Simon Lindley
1/28/26 4:05 PM
Comment
Exempt Wells:
The applicant is advised that for the proposed use of exempt irrigation wells,
an approved Notice of Intent to Appropriate Groundwater (Form No. 602I)
must be obtained from MT DNRC. Respective site plan applications for
master site plan phases in which an exempt irrigation well provides irrigation
water supply will not be considered complete until a DNRC-approved 602I is
provided. The applicant is encouraged to obtain a 602I approval prior to
master site plan approval to avoid a master site plan amendment in the
event DNRC denies the 602I.
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Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
50 1 Engineering
Simon Lindley
1/28/26 4:06 PM
Comment
Irrigation Water Rights:
The applicant is advised that it will be required to use existing irrigation
water rights on the property to irrigate field turf and other publicly accessible
irrigated landscaped areas of the master site plan, including city parkland.
Access to the City’s municipal water system to provide irrigation water
supply for these areas will only be considered for supplemental or backup
uses. The applicant is advised that city-owned and -maintained irrigation
systems must be discrete and separate from privately owned and maintained
systems. The applicant should consider the implications of this requirement
in its irrigation master plan and infrastructure planning to avoid future
system retrofits or potential water right changes with MT DNRC.
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51 1 Engineering
Simon Lindley
1/28/26 4:06 PM
Comment
Irrigation Water Rights:
The applicant is advised that the master site plan application must contain
information describing the proposed approach to using the existing
irrigation water rights on the property. The legal elements of the water rights
must be evaluated to determine the quantity of water available to meet the
irrigation water requirement for field turf, and other publicly accessible
irrigated areas of the master site plan, including parkland. Water right
conveyance from the source of supply to the place of use must be evaluated
and identify any conveyance improvements, conveyance agreements, or
easements that are necessary. The legal elements of the water rights must be
evaluated to determine whether any water right changes are needed with
MT DNRC. The ownership elements of the water rights must be evaluated to
determine whether any water right ownership splits are necessary.
Info Only
52 1 Engineering
Simon Lindley
1/28/26 4:54 PM
Comment
Private Utility Easements: Front setback utility easements must be 10 feet
wide, and must always be provided unless written confirmation is submitted
to the community development department from all utility companies
providing service indicating that front setback easements are not needed.
The concept review doesn't show the 10-foot private utility easements.
Please coordinate with Northwestern Energy and other utility providers.
Please show the 10 foot private utility easement along all street frontage
with subsequent submittals.
Info Only
Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
53 1 Parks Department
Ross Knapper
1/30/26 11:47 AM
Changemark
Parks
The Parks and Recreation Department in principal supports the approach of
future public dedication of the privately constructed baseball facility to meet
parkland dedication requirements associated with subsequent residential
development. To qualify as parkland dedication at time of subsequent
residential development, the baseball facility and improvements will need to
meet all applicable Parks and Recreation requirements and subdivision
requirements in effect at that time including but not limited to the following:
1) BMC Sec. 38.420. – Parks and recreation requirements;
2) BMC Sec. 38.710.050.A.14. – Parks and recreation facilities;
3) BMC Sec. 38.710.090. – Submittal requirements for landscape and
irrigation plans;
4) BMC Sec. 38.780.030. – Completion of improvements;
5) BMC Sec. 38.780.050. – Acceptance of improvements;
6) BMC Sec. 38.780.100. – Warranty;
7) Current Park Design Manual;
000 - Diamond 8 Narrative.pdf Info Only
54 1 Parks Department
Ross Knapper
1/30/26 11:48 AM
Changemark
Parks
Applicant is highly encouraged to consult with the Parks and Recreation
Department prior to any subsequent site development submittals to ensure
final project designs will meet park design standards, completion and
acceptance standards, water adequacy requirements, and overall department
needs.
000 - Diamond 8 Narrative.pdf Info Only
55 1 Parks Department
Ross Knapper
1/30/26 11:49 AM
Changemark
Parks
An executed MOU between applicant and Parks and Recreation Department
detailing the future parkland dedication proposal, agreement on facility
designs and features, clarity of ownership, and long-term operation and
maintenance agreement will be required prior to final site plan approval, if
applicant wishes to propose baseball facility as future parkland dedication.
000 - Diamond 8 Narrative.pdf Info Only
56 1 Parks Department
Ross Knapper
1/30/26 11:59 AM
Changemark
Parks
MSP application must include a detailed narrative describing the proposal
for future dedication of the private baseball facility to meet anticipated park
and recreation requirements. Proposal must include a map showing the
anticipated residential development(s) subject to future parkland dedication,
along with an preliminary parkland tracking table listing anticipated park and
recreation requirements, and a draft improvements-in-lieu package with
preliminary improvement costs.
000 - Diamond 8 Narrative.pdf Info Only
Created in ProjectDox version 9.4.9.931
Plan Review - Review Comments Report
Project Name: 25784 Diamond 8 CONR
Workflow Started: 12/29/2025 1:54:10 PM
Report Generated: 02/05/2026 09:45 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
57 1 Planning
Zachary Moon
2/2/26 11:15 AM
Comment
Per Section 38.510.040.B. all proposed buildings must provide pedestrian
connections to a sidewalk. Please ensure that in any formal phasing plan,
pedestrian connectivity is shown to all baseball fields and buildings prior to
these facilities being utilized.
Info Only
58 1 Planning
Zachary Moon
2/2/26 11:22 AM
Comment
Per BMC Section 38.410.040.B-D. the block lengths between Baxter Lane and
Harvest Parkway is approximately 1,650ft. Block length and width requires
that blocks must not be longer than 1,320. Subsection D allows that
pedestrian rights of way may be utilized in lieu of vehicular rights of way in
order to mitigate block lengths in excess of the allowed maximum. In a
formal submittal, please provide a compliant pedestrian right-of-way which
aligns with Touchstone Lane in order to comply with this standard.
Info Only
Created in ProjectDox version 9.4.9.931