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HomeMy WebLinkAbout000.03 - ENG Response to Conceptual Review Comment 1105 REEVES RD. WEST, SUITE 6 BOZEMAN, MT 59718 406-581-5730 www.headwatersmt.net Page 1 of 9 March 6, 2026 City of Bozeman Planning Department 121 N. Rouse Ave. Bozeman, MT 59715 Email: planningtech@bozeman.net Re: City of Bozeman Concept Review Response Diamond 8 Baseball Complex Dear Planning Staff, Introduction Headwaters Engineering appreciates the City of Bozeman’s review of the Diamond 8 Concept Review application and the detailed comments provided by Planning, Engineering, and other reviewing departments. The responses below address the comments related to planning and engineering considerations and describe how the project team intends to incorporate staff guidance into the Master Site Plan (MSP), and prepare for subsequent site plan applications. The applicant team has reviewed the updated Unified Development Code (UDC) adopted by the City of Bozeman and intends to demonstrate compliance with applicable provisions through the Master Site Plan process. Several comments relate to details that will be fully resolved during subsequent design of site plan phases; however, the responses below clarify the applicant’s design intent and the approach that will be taken moving forward. Planning/Fire Comment 1 – Fire Hydrant Coverage Staff requested confirmation that the proposed development will provide adequate fire hydrant coverage consistent with City standards. A fire hydrant coverage exhibit has been added to the submittal demonstrating that hydrant spacing and coverage meet the requirements of the City of Bozeman Design and Construction Standards and the International Fire Code as adopted by the City. The hydrant layout was reviewed and coordinated with the Bozeman Fire Department, and the applicant has discussed the proposed coverage with the Fire Marshal who shared that his major concern was the lack of hydrants shown in the area south of Harvest Parkway. Mr. Brandhorst stated that if we remove that section from the Master Site plan submittal, that he was good with the hydrant plan provided The exhibit illustrates existing and proposed hydrant locations and confirms that the baseball fields, parking areas, and future development blocks fall within the required service radius. Water and Sewer Division Comment 5 – Water Service Material Staff noted that HDPE is not an acceptable water service material and that water service lines must be constructed of copper to the meter pit. The infrastructure drawings have been revised so that water service materials comply with the City of Bozeman Design and Construction Standards. Water service lines will be constructed of Type K copper from the municipal main to the meter pit. Downstream of the meter pit, service materials internal to the development may transition to HDPE where permitted for private systems. Page 2 of 9 Water and Sewer Division Comment 6 – Pressure Zones Staff indicated that pressures in the adjacent system may approach 100 psi and that pressure reducing valves may be required depending on system conditions. A hydraulic evaluation of the water distribution system has been performed as part of the water system design report prepared for the Master Site Plan submittal. The analysis evaluates pressures during both phased and full buildout conditions. Pressure reducing valves will be used as required for building services or irrigation systems. Stormwater Division Comment 7 – Grading and Drainage Plan Staff noted that site plan submittals must include a grading and drainage plan with provisions for stormwater detention and water quality treatment pursuant to BMC 38.220.080 and the City Design and Construction Standards. A conceptual stormwater management strategy is included with the Master Site Plan, demonstrating compliance with the City of Bozeman Design and Construction Standards. Subsequent engineering design with the Site Plan submittals will include a grading and drainage plan identifying drainage patterns, detention facilities, and water quality best management practices designed to treat the required water quality storm and remove total suspended solids consistent with City stormwater standards. Stormwater infrastructure will be designed to serve both the public street system and private development areas while minimizing impacts to existing drainage patterns and wetlands. Storm ponds for the street systems will be kept separate from the private areas and will be within public storm easements. Northwestern Energy Comment 8 and Comment 9 – Utility Easements Northwestern Energy requested that ten-foot utility easements be shown for electrical infrastructure. Utility easements will be coordinated with Northwestern Energy and other utility providers during subsequent design phases. Ten-foot front setback utility easements are currently shown along street frontages on the provided Easement Exhibit. These 10’ public utility easements are required unless written confirmation is provided by utility providers indicating that such easements are not required. The final location of utility easements will be coordinated with landscape areas and development envelopes to ensure that utilities can be installed and maintained without conflict with permanent structures. Water Conservation Division Comment 10 – Open Space Recreation Area Departure Staff indicated that if the project proceeds as a private development project it may need to apply for an Open Space Recreation Area departure under the Landscape and Irrigation Performance and Design Standards. The project is planned to be constructed privately, but dedicated to the City of Bozeman, so an Open Space Recreation Area departure is not anticipated. Water Conservation Division Comment 11 – Updated Landscape and Irrigation Standards Staff noted that the City adopted updated Landscape and Irrigation Performance and Design Standards in June 2024. Page 3 of 9 Landscape and irrigation design associated with the baseball complex and future development areas will comply with the City of Bozeman Landscape and Irrigation Performance and Design Standards adopted in June 2024. Detailed landscape and irrigation plans will be provided with subsequent site plan and subdivision applications. Transportation Comment 12 – PRAT Wayfinding Plan Staff indicated that the project should incorporate wayfinding signage consistent with the PRAT Wayfinding Plan along shared use paths adjacent to Baxter Lane, Laurel Parkway, and Harvest Parkway. The applicant acknowledges the importance of providing clear wayfinding within the shared use path network. Wayfinding signage consistent with the PRAT Wayfinding Plan will be incorporated into the design of the shared use path system and coordinated with Parks and Recreation and Transportation staff during detailed design. Hopefully D5 has a response for this one. Transportation Comment 13 – Shared Use Path Crossing of Laurel Parkway Staff requested that a crossing be provided for the shared use path across Laurel Parkway. The shared use path network will include safe and accessible crossings of Laurel Parkway and other internal streets. Crossing locations will be coordinated with City Transportation staff during detailed design to ensure appropriate visibility, safety, and connectivity with the broader trail system. Subsequent discussions were had with the City Engineering Department regarding this mid-block crossing. Mr. Ross stated that he did not want the cross walk installed at this time since there is nowhere to connect to on the east side of Laurel Parkway. Mr. Ross said to plan sidewalk ramps at the cross walk location at this time. Building Division Comment 14 – Accessible Routes to Recreational Facilities Staff cited accessibility requirements under the International Building Code and ICC A117.1 requiring accessible routes to recreational facilities and spectator areas. Accessible routes have been incorporated into the site design to provide access to all baseball fields, buildings, and spectator areas consistent with IBC Chapter 11 and ICC A117.1 accessibility standards. These routes will be integrated into the pedestrian circulation network connecting parking areas, shared use paths, and facility entrances. Planning Comment 15 – Phasing Plan and Master Site Plan Relationship A detailed phasing plan is included with the formal Master Site Plan submittal. The phasing plan identifies the sequence of infrastructure construction, field construction, and future development blocks. The phasing plan addresses the concerns raised in the concept review. A wetland delineation has been completed. Public streets and utilities required to serve a phase will be constructed prior to the operation of facilities associated with that phase unless concurrent construction is approved pursuant to UDC Section 38.780.030. The phasing plan also identifies which improvements are intended to remain privately owned and which improvements may ultimately be dedicated to the City. The applicant anticipates constructing the baseball complex privately and dedicating the facility to the City in the future to satisfy parkland dedication requirements associated with subsequent residential development phases. Page 4 of 9 Planning Comment 16 – Preservation of Natural Features (BMC 38.410.010.B) The formal Master Site Plan narrative includes a detailed discussion of how the proposal preserves natural terrain, drainage patterns, wetlands, irrigation features, and other natural resources to the maximum extent practicable. The site layout intentionally preserves the existing irrigation ditch and wetland corridor located through the central portion of the property. Field locations and roadway alignments have been arranged to avoid or minimize disturbance within these areas where feasible. A formal wetland delineation report is included with the Master Site Plan, consistent with UDC Section 38.710.070.C.7.h. The delineation will allow the project team to refine infrastructure alignments and confirm avoidance and minimization strategies consistent with the mitigation hierarchy described in UDC Section 38.620. Planning Comment 17 – Phasing and Parkland Dedication The Master Site Plan includes a phasing exhibit identifying when and how portions of the baseball complex could be dedicated to the City of Bozeman as parkland. The applicant intends to construct the baseball complex privately in early phases and potentially dedicate the facilities to the City at a later date in coordination with future residential development. All components of the park are planned to be dedicated to the City of Bozeman. Details of the dedication are currently being mapped out with the Parks Department as part of the Memorandum of Understanding that is being prepared. Planning Comment 19 – Split Zoning Exhibit An exhibit is included in the Master Site Plan submittal illustrating the boundaries of the R-C and R-D zoning districts and the relationship of proposed improvements to each district. The exhibit identifies proposed athletic facilities, street alignments, and shared use path corridors to demonstrate that the plan is compatible with the underlying zoning districts. It is our understanding that the park will be rezoned to PLI once it is dedicated to the City. Planning Comment 20 – Density Calculations Density calculations for the southern portion of the property will be provided in a future subdivision submittal in accordance with BMC Section 38.260.030.A.4. Because the southern portion of the site will develop in later phases and may be influenced by future planning discussions, the initial Master Site Plan will only illustrate conceptual development blocks.. In a follow-up meeting with City Engineering and City Planning, all parties decided that removing the development area south of Harvest Parkway from the Master Site Plan submittal would eliminate several review hurdles. Planning Comment 21 – Minimum Density Compliance Any residential development within the R-C and R-D districts will comply with the minimum density requirements contained in UDC Sections 38.240.040 and 38.240.050. The conceptual development blocks illustrated on the concept plan demonstrate that the site can accommodate the required density while maintaining the recreational facilities and open space shown in the concept layout. Planning Comment 22 – Proposed Uses for Southeastern Portion of Site The southeastern portion of the property is currently illustrated conceptually to allow flexibility for future development scenarios. The Master Site Plan identifies potential use categories that are Page 5 of 9 permitted within the applicable zoning districts. Detailed site planning for these areas will occur with a subsequent subdivision application. Planning Comment 23 – Lot Frontage Requirements Staff noted that several conceptual lots appear to front only on an alley. The concept plan includes a greenway corridor and shared use path connection intended to function as a publicly accessible active transportation corridor connecting residential areas to the baseball complex and the broader trail network. As mentioned in our response above, in a follow-up meeting with City Engineering and City Planning, all parties decided that removing the development area south of Harvest Parkway from the Master Site Plan submittal would eliminate several review hurdles, including this one. Planning Comment 24 – Zoning Compliance The concept plan was intended to illustrate general development potential and infrastructure layout. The Master Site Plan demonstrates compliance with applicable zoning standards, including setbacks, circulation, and lot configuration. Lot configuration will be included in subsequent subdivision submittals. Planning Comment 25 – Zone Map Amendment The applicant acknowledges that the City cannot approve development plans based on potential future zoning changes. In a followup meeting with City Engineering and City Planning, all parties decided that removing the development area south of Harvest Parkway from the Master Site Plan submittal would eliminate several review hurdles including this one. Any future development south of Harvest Parkway will occur with a subdivision application. Planning Comment 57 – Pedestrian Connectivity A pedestrian connectivity exhibit is included which displays the pedestrian connections from parking areas and buildings to the baseball fields and recreational facilities in each phase of the development. Pedestrian circulation will comply with BMC Section 38.510.040 by providing connections between parking areas, shared use paths, sidewalks, and active recreational facilities. Planning Comment 58 – Block Length Staff noted that the distance between Baxter Lane and Harvest Parkway exceeds the maximum permitted block length. The Master Site Plan incorporates a pedestrian right-of-way aligned with the Touchstone Lane corridor. This connection will provide mid-block pedestrian permeability and reduce effective block length, consistent with the intent of BMC Section 38.410.040. Engineering Comment 27 – Phasing in Engineering Design Reports Engineering design reports prepared for water, wastewater, stormwater, and the Transportation Impact Study include phasing analysis demonstrating how each phase functions independently and at full buildout. Engineering Comment 28 – Concurrent Construction The applicant intends to pursue a request for concurrent construction for certain infrastructure improvements. A concurrent construction request is included with the Master Site Plan in accordance with UDC Section 38.780.030. Page 6 of 9 Engineering Comment 29 – Ditch Noticing Checklist The applicant has completed the Ditch Noticing Checklist required under UDC Section 38.310.010 and included documentation with the Master Site Plan. Engineering Comment 31 – Engineering Design Reports The Master Site Plan submittal includes engineering design reports consistent with City standards, including water, wastewater, stormwater, and transportation analyses. Engineering Comment 32 – Snow Storage The formal site plan will identify designated snow storage areas consistent with UDC Section 38.530.020.L. The included Master Site Plan depicts snow storage areas meeting this section. Snow storage within the south parking lot will be within the parking lot. The use contemplated within the parking calculations are for when the outdoor fields are in use. These fields will not be in use if there is snow on the ground, and therefore the majority of the parking lot will be unused at that time. Some parking will be required for use of the hitting facility or other buildings. The snow can be pushed to the east side of the parking lot as shown on Sheet C-7, still leaving over 70% of the parking spaces available. This snow storage location drains directly into the storm pond. The snow storage within the north parking lot will also be within the parking lot. Due to the lack of winter access needed in this location, it is unlikely that this parking lot will be plowed in the winter. If snow plowing does occur, it can be stored in the location depicted on sheet C-7. This area provides the 15% snow storage required and leaves 70% of the parking useable. Engineering Comment 33 – Water Service Length and Dead-End Mains Water system design will comply with BMC Section 38.410.070.B. Any water services exceeding 150 feet or dead-end mains exceeding 500 feet will be evaluated and an administrative waiver will be requested if necessary. Engineering Comment 34 – Water Service Materials Water service materials will be revised to comply with the City’s Design and Construction Standards. Engineering Comment 35 – Water Main Sizing The Laurel Parkway water main will be revised to 12 inches, consistent with the City’s Water Facility Plan. The applicant requests reimbursement for oversizing this main, as well as the oversizing of sewer mains in Touchstone Drive, Laurel Parkway and Harvest Parkway per City of Bozeman guidance. Engineering Comment 36 – Wastewater Interceptor The alignment of the Aajker Basin Diversion Interceptor is shown with plan and profile drawings demonstrating hydraulic capacity. Engineering Comment 37 – Stormwater Design A stormwater design memo consistent with the City’s Design and Construction Standards is included with the Master Site Plan. A comprehensive stormwater design report will be prepared and submitted with subsequent site plans. Page 7 of 9 Engineering Comment 38 – Stormwater Ownership Stormwater facilities serving multiple lots will be evaluated with subsequent site plans, and will be located within common tracts or easements and maintained by a property owners’ association. Stormwater facilities serving public rights of way will be within public easements. Engineering Comment 39 – Wetland Delineation A wetland delineation report and Wetland Review Checklist is included with the Master Site Plan, consistent with UDC requirements. Engineering Comment 40 – Laurel Parkway Alignment Staff noted that the alignment of Laurel Parkway should prioritize avoidance and minimization of impacts to wetlands and natural resources pursuant to UDC Section 38.620. The applicant has carefully evaluated the Laurel Parkway alignment during the concept planning process and does not anticipate relocating the roadway alignment. The alignment shown on the concept plan is consistent with the planned transportation network established by adjacent master site plans and provides an important north–south connection between Baxter Lane, Harvest Parkway, and surrounding developing areas. This alignment has also been coordinated with the circulation framework identified in adjacent master site plans and development approvals in the area, which anticipate Laurel Parkway in this general location as part of the long-term north–south transportation network. Maintaining this alignment is important for long-term circulation, emergency access, and coordination with the street network planned in adjacent developments. The proposed Laurel Parkway alignment connects the existing Laurel Parkway exhibit with the planned Laurel Parkway location north of Baxter Lane. Northwest Crossing Subdivision has already dedicated half of the right of way for Laurel Parkway in the proposed location and the SD Baxter Annexation shows easements along this alignment, north of Baxter Lane. These connections and existing easements do not allow for significant movement of Laurel Parkway for avoidance. In addition to maintaining consistency with the planned street network, the alignment was intentionally established to maintain appropriate separation between Laurel Parkway and the baseball fields. Significant care was taken during the layout of the baseball complex to ensure that adequate setback distances are provided between active fields and adjacent roadways in order to minimize potential conflicts between foul balls, vehicles, and pedestrians. Moving Laurel Parkway closer to the fields would materially reduce these safety buffers and would compromise the functionality of the baseball complex. The configuration of the fields was specifically designed with these safety considerations in mind. The two northernmost fields are intended primarily for younger players who typically generate shorter ball flight distances, which further reduces the potential for conflicts with the adjacent roadway. This arrangement allows the facility to function safely while maintaining appropriate roadway setbacks. While the applicant remains committed to minimizing impacts to wetlands and natural resources, the roadway alignment shown on the concept plan reflects a balanced design solution that accounts for transportation connectivity, recreation facility safety, and site constraints. The alignment will therefore remain generally as proposed. Subsequent engineering design will focus on minimizing disturbance within the established corridor and refining grading and drainage design to protect adjacent natural features consistent with UDC Section 38.620. Page 8 of 9 Engineering Comment 41 – Street Width Street sections have been revised to meet the minimum face-of-curb width requirements established in the Design and Construction Standards where on-street parking is permitted. Engineering Comment 42 – Laurel Parkway Street Section Staff expressed concerns regarding the proposed interim street section for Laurel Parkway. The applicant acknowledges these concerns and has revised the phasing plans to include construction of the full street section during the applicable phase to address safety considerations associated with event- related traffic and parking. Engineering Comment 43 – Oak Street Coordination Future improvements to Oak Street will be coordinated with adjacent development to ensure consistent roadway width and alignment. Engineering Comment 44 – Access Spacing Access spacing along Harvest Parkway has been reviewed and revised to comply with BMC Table 38.400.090-1. Engineering Comment 45 – Shared Use Paths Street sections for Laurel Parkway and Baxter Lane have incorporated shared use paths consistent with City active transportation standards. Engineering Comment 46 – Watercourse Setbacks Watercourse setbacks are identified and illustrated on the Master Site Plan drawing submittals, consistent with UDC Section 38.620. Engineering Comment 47 – Wetland Phasing The phasing plan has made every effort to initiate early phases of development without wetland impacts where feasible. Phase 1A does not impact any wetlands or watercourses. Any impacts associated with later phases will be addressed through the appropriate permitting and mitigation processes. Engineering Comment 48 – Trail Location within Watercourse Setbacks Proposed paved paths will generally be located outside Zone 2 watercourse setbacks, unless required for active transportation connectivity consistent with UDC provisions. Engineering Comment 49 – Exempt Wells An approved Notice of Intent from DNRC is included for the proposed irrigation well. Engineering Comments 50 and 51 – Irrigation Water Rights The Master Site Plan submittal includes a preliminary evaluation of irrigation water rights associated with the property and how those rights may be used to supply irrigation for athletic fields and landscaped areas. Engineering Comment 52 – Utility Easements Utility easements are shown along street frontages and coordinated with Northwestern Energy and other utility providers. The included Easement Exhibit attempts to display all existing and proposed easements for the site. Page 9 of 9 Conclusion The applicant appreciates the City’s detailed review and constructive feedback. The Diamond 8 project represents a significant recreational amenity for the Bozeman community, and the project team remains committed to working collaboratively with City staff to refine the design through the Master Site Plan and subdivision review processes. Please contact us with any questions. Sincerely, Garrett Schultz, P.E. Headwaters Engineering, Inc. www.headwatersmt.net H:\2128\002\DOCS\SITEPLAN\MASTER SITE PLAN\Response to Conceptual Review Comments_MSP.docx