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HomeMy WebLinkAbout26161_Initial Project ReportProject Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 1 of 26 Article 1 – Project Summary Application No. 26161 Type Master Site Plan (MSP) Project Name Diamond 8 MSP Summary A Master Site Plan application designed to coordinate the intent to develop 8 baseball diamonds on a site with associated site improvements such as parking, landscaping, and utilities. And with offsite improvements including utility and road connections/improvements to access the lot. Zoning R-C/R-D Growth Policy Urban Neighborhood Parcel Size 79.77 acres (3,474,781 sqft) Overlay District(s) none Street Address None assigned Legal Description Parcel 4 of Certificate of Survey 2552, located in the North Half of Section 4, and the East Half and Northeast Quarter of Section 5, Township 2 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County, Montana Owner 4 Bozeman, LLC, 1627 West Main Street PMB 213, Bozeman, MT 59715 Applicant Intrinsik Architecture, 106 E Babcock Suite 1A, Bozeman, MT 59715 Representative Same as Applicant Concept Review File 25784 Diamond 8 CONR Noticing Public Comment Site Posted Date Required Mail Mailed 9/14/2026-10/5/2026 9/10/2026 Ditch owners 9/10/2026 Initial Determination Review Authority Date Determinations City of Bozeman, Director of Community Development 8/10/2026 The application contains all information and materials necessary to complete the review of the application as set forth Chapter 38, Bozeman Municipal Code, and Title 76, Chapter 25, Montana Code Annotated. City of Bozeman, Director of Community Development 9/10/2026 The application is in substantial compliance with all applicable regulations and the zoning map. All impacts resulting from the proposed development have previously been analyzed and made available for public review during adoption, amendment, or update of the land use plan, subdivision and zoning regulation, or zoning map Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 2 of 26 Full application/file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access located online in the City’s Laserfiche Repository for Application 26161 Article 2 – Conditions and Code Provisions CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. (Staff Report Section 4.b.3.) 2. The submitted draft park master plan is considered conceptual until the applicant and Parks Department enter into a Memorandum of Understanding agreement outlining the agreed upon and approved parkland amenities and capital improvements. The MOU agreement must clarify when the fields will be dedicated to the City along with funding, phasing, and operations responsibilities between various partners. The Memorandum of Understanding must be executed prior to submitting Phase 1B. An application for Phase 1B will not be deemed complete until such time that the MOU has been executed. (Staff Report Article 4, Section 5.c.) CODE PROVISIONS 1. BMC 38.310.010 – Agricultural Water User Facilities. (Staff Report Article 4, Section 4.b.1) a. Alterations to agricultural water user facilities must be approved by all owners of the facility as required under MCA 70-17-112. Prior to City infrastructure approval, written approval must be provided from the facility owners for the alterations of agricultural water user facilities. b. With the infrastructure submittal, the party responsible for the maintenance of the culvert must be identified and a maintenance plan for the pipe must be provided. If an entity other than the Owner/POA will be responsible, written approval for the design and maintenance plan must be provided prior to scheduling of the pre-construction conference. c. Prior to infrastructure approval, the developers professional engineer must provide a certification that the water entering and exiting the realigned or relocated agricultural water user facility is the same quality and amount of water that entered or exited the facility prior to realignment or relocation. 2. BMC 38.400.070 – Street Lighting. Public street lighting must be included in a special improvement lighting district (SILD) prior to final infrastructure acceptance and occupancy. (Staff Report Article 4, Section 5.a) 3. BMC 38.410.060 – Easements. All easements indicated below must be provided on city standard easement templates with an exhibit. Drafts must be prepared for review and approval by the city. Signed hard copies of the easements by the landowner must be submitted to the Engineering Division as specified below. Easements must be filed with the County Clerk and Recorders office. a. Laurel Parkway is classified as a Collector in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way width of 90 feet. Prior to final master site plan approval, the applicant must provide a public street and utility easement for the remaining portion necessary to construct Laurel Parkway from Oak to Baxter, 45 feet. (Staff Report Article 4, Section 5.a) Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 3 of 26 b. Baxter Lane is classified as an Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way width of 100 feet. Prior to final master site plan approval, the applicant must provide a public street and utility easement for the remaining portion necessary to construct Baxter to an Arterial standard in the future from Laurel Parkway to the western property boundary (50 feet). The city anticipates a future roundabout at the intersection with Laurel Parkway and requires a triangular easement at the corner to accommodate a roundabout. (Staff Report Article 4, Section 5.a) c. Oak Street is classified as an Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way width of 125 feet. Prior to final master site plan approval, the applicant must provide a public street and utility easement for the remaining portion necessary to construct Oak Street to an Arterial standard in the future from Laurel Parkway to the western property boundary. (Staff Report Article 4, Section 5.a) d. Prior to final master site plan approval, the applicant must provide a 70-foot wide public street and utility easement for Harvest Parkway, from Laurel Parkway to the western property boundary. (Staff Report Article 4, Section 5.a) e. Prior to final site plan approval and/or the public infrastructure pre-construction meeting, whichever is sooner, for project phases or project components that include public utilities, the applicant must provide a water pipeline and access easement and agreement. (Staff Report Article 4, Section 5.b) f. Prior to final site plan approval and/or the public infrastructure pre-construction meeting, whichever is sooner, for project phases or project components that include stormwater ponds serving a public street, the applicant must provide a drainage easement for each stormwater pond located outside the public right-of-way. (Staff Report Article 4, Section 5.b) g. Prior to final master site plan approval, the applicant must provide a 10-foot public utility easement along Laurel Parkway, Harvest Parkway, Oak Street and Baxter Lane, adjacent to the subject property. (Staff Report Article 4, Section 5.b) 4. BMC 38.410.060.A – Irrigation Easements and Agreements. (Staff Report Article 4, Section 5.b) a. The conveyance agreement with Farmers Canal, allowing for the delivery of the Gallatin River water right to the project site must be obtained prior to Phase 1B final approval. b. An easement allowing for the delivery of the Baxter Creek water right to the project site must be obtained from the adjacent property owners prior to Phase 1B final approval. 5. BMC 38.410.060.D – Easements for Agricultural Water User Facilities. An agricultural water users easement meeting the requirement of 38.410.060.D.1 must be recorded with a notice stating that the easements are subject to the requirements of Section 70-17-112, MCA restricting interference with canal or ditch easements and that irrigation works are subject to Section 85-7-2211 and 85-7-2212, MCA regarding duties and liability, per 38.410.060.D.5. The notice must include language to assure the duties are binding upon all successors in interest and remain in effect until such time that the agricultural water user facility is abandoned in accordance with the requirements of Montana Law or alternative requirements are agreed to in writing by all applicable parties. An agricultural water user facility easement must be recorded prior to final phase 1B site plan approval and/or prior to the public infrastructure pre-construction meeting, whichever is sooner, for any work impacting the Niebel-Baxter Ditch along the Laurel Parkway alignment. (Staff Report Article 4, Section 5.b) Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 4 of 26 6. BMC 38.410.080 – Grading and Drainage. With the phase 1A site plan, the applicant must submit a stormwater drainage report with an operations, inspection and maintenance plan which meets the requirements of chapter 6 of the City of Bozeman Design and Construction Standards. The stormwater drainage report, and operations, inspection and maintenance plan must be updated with each subsequent phase site plan as additional design details and impervious areas are added to the project. (Staff Report Article 4, Section 5.b) 7. BMC 38.600.150 – Future Crossing Compliance. Prior to infrastructure approval of any future utility or roadway crossing of Baxter Creek or Baxter Ditch, the applicant shall submit final engineered hydrologic and hydraulic designs demonstrating 100 year flow conveyance without roadway inundation. Upon completion, the applicant shall provide certification that all crossings were built as proposed, including Baxter Creek restoration, minimum four foot sewer main separation with concrete encasement, and proper culvert sizing. If drainage conditions of Baxter Creek or Baxter Ditch change, an updated analysis must be submitted confirming continued compliance. (Staff Report Article 4, Section 7) 8. BMC 38.600.150 – Flood Hazard Evaluation Required for Phase 1B. With the Phase 1B site plan, the applicant shall submit a flood hazard evaluation for the unnamed watercourse pursuant to BMC 38.600.150. The evaluation must demonstrate that proposed channel grading safely conveys the 100 year flows without increasing flood hazards or roadway inundation. If the evaluation identifies changes in watercourse characteristics affecting watercourse setbacks or flood hazard boundaries, the applicant shall modify the design accordingly to remain in compliance with BMC 38.600 and 38.620. (Staff Report Article 4, Section 7) 9. BMC 38.710.020 & 38.710.120.A.2.A.(2) - Streambed, streambank and/or wetland permits. Prior to the start of construction and/or infrastructure approval for project phases or project components that include encroachments and impacts to streambed, streambank or wetlands, the developer must provide the community development department with a copy of all required streambed, streambank or wetlands permits, including any applicable USACE Section 404 authorizations, consistent with BMC Sections 38.610.040 and 38.610.070. (Staff Report Article 4, Section 7) 10. BMC 38.610.100 – Wetland Mitigation Bank Selection. If a USACE authorized wetland mitigation bank within the East Gallatin River watershed becomes available prior to the acquisition of mitigation credits, the applicant shall purchase mitigation credits from a wetland bank authorized by the USACE located within the East Gallatin River watershed. If an authorized wetland bank is not available in the East Gallatin watershed when available when mitigation credits are required, the applicant may obtain credits from a USACE authorized wetland mitigation bank in accordance with the mitigation priority sequence outlined in BMC Section 38.610.100. (Staff Report Article 4, Section 7) 11. BMC 38.610.080 & BMC 38.610.090 – Wetland Setback Planting and Revegetation. Prior to site plan approval or infrastructure approval for project phases or project components that include encroachments and impacts to wetlands, the applicant shall submit wetland setback planting and revegetation plans for all areas where regulated wetlands or wetland buffers will be disturbed. Plans must use native species and meet the wetland function and protective vegetation requirements of BMC Sections 38.610.080 and 38.610.090. (Staff Report Article 4, Section 7) 12. BMC 38.420.080.A.2 – Park development irrigation. A municipal irrigation water service connection may be allowed for the parkland irrigation system to provide a supplemental or backup irrigation water Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 5 of 26 supply. The irrigation service design must be approved by the City prior to construction and include a secure meter vault, a backflow preventer, and an operating plan. The design and operating plan must ensure no cross-connections exist between the non-potable water source and municipal water source when the municipal supply is in use. (Staff Report Article 4, Section5.c.) 13. BMC 38.620.D.2.d – Watercourse setback planting plan. The application is proposing to disturb areas within Zone 2 of the watercourse setbacks. Prior to Final Master Site Plan approval, the applicant must provide a setback planting plan in accordance with Section 38.620.D.2.d. (Staff Report Article 4, Section 7) 14. BMC Section 38.710.070.C.17. Prior to final Master Site Plan approval, please provide a revegetation and grading plan showing how disturbed areas will be revegetated to control weeds and site grading and drainage control will be maintained as phased construction proceeds. (Staff Report Article 4, Section 7) ADVISORY COMMENTS 1. The applicant is notified that conditions of approval may be placed upon future site plan applications for project phases in which the permanent parkland irrigation system is proposed to ensure water rights associated with the property are physically and legally adequate to meet the operational demands of the parkland irrigation system. The applicant is advised that the following items must be addressed prior to the City accepting ownership of the Diamond 8 parkland and its appurtenant irrigation system and irrigation water rights: a. Written authorization from DNRC that the proposed Baxter Creek irrigation water right (41H 30159830) point of diversion - as shown on the Master Site Plan, Drawing No. C-3, revision date 5/14/26 – is a legal primary point of diversion to supply the parkland irrigation system. In the alternative, the applicant may provide a legal analysis subject to City review and concurrence that clearly substantiates the asserted legal authority at MCA 85-7-1912 - as contained in master site plan application Document 025 - is valid and provides an existing primary point of diversion for water right 41H 30159830. Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 6 of 26 Article 3 – Figures Figure 1: Current Zoning Map Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 7 of 26 Figure 2: North Site Plan Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 8 of 26 Figure 3: South Site Plan Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 9 of 26 Figure 4: Phasing Plan Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 10 of 26 Plan Review determination and record 38.750.090, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development Review Committee reviewed the application against the following standards. The applicable review authority for subdivisions is the Director of Community Development in their role as planning administrator. Each City Division listed here under is a member of the Development Review Committee (DRC). This Committee reviews development applications for all criteria relevant to their respective division. Each division is assigned a 2 to 4 letter code, shown to the left of the division name. Throughout the staff report, these codes will indicate which division led the review of the given criterion. Please note that while an one or a couple divisions may lead review of a given criterion, the entire DRC plays a role in each determination. DRC Development Review Committee PZ Planning and Zoning ENG Engineering/Transportation/Utilities PARK Parks and Recreation CH Community Housing WTR Water Adequacy FIRE Fire BLD Building WC Water Conservation FOR Forestry Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 11 of 26 Article 4 Findings PLAN REVIEW DETERMINATION AND RECORD 38.740.090.B, BMC This analysis and its resulting findings are based on the entirety of the application materials, the Bozeman Municipal Code and associated standards, plans, and all other materials available during the initial review period. Collectively, this information is the record of the review. In establishing the record of review, the Director of Community Development and the Development The City of Bozeman adopted the Bozeman Community Plan (the Future Land Use Plan) including the Future Land Use Map on October 28th, 2025, by Resolution Number 2025-71. The Bozeman Community Plan was made available for public review and comment prior to adoption and identified and analyzed impacts of development. Notice was provided that the Bozeman Community Plan is the basis for implementing land use regulations as required in 76-25-106, MCA. Issue plans including but not limited to the Transportation Master Plan, the Parks, Recreation, and Active Transportation Plan, the Sewer Facility Plan, Water Facility Plan, Stormwater Facility Plan, and Fire Protection Master Plan were all considered and incorporated by reference in adoption of the Bozeman Community Plan. The Unified Development Code, contained in Chapter 38 of the Municipal Code, is the primary implementing regulation for the Bozeman Community Plan and was adopted on December 16, 2025 through Ordinance 2025-12/2151. The Bozeman Community Plan and supporting issue plans were utilized in consideration and adoption of the Unified Development Code. The City Commission found that the Unified Development Code was in substantial compliance with the Bozeman Community Plan. The Unified Development Code provides specific zoning and subdivision regulations as well as the zoning designation which determined the allowable criteria for review of the site plan for development of the subject property. During adoption of the Unified Development Code, issue plans and the Bozeman Community Plan were utilized to anticipate impacts of potential development. As such, city wide impacts resulting from the proposed development were previously analyzed and made available for public review and comment during the adoption of the land use plan including all issue plans, and adoption of zoning regulations, subdivision regulations, and all subsequent amendments to the identified documents. Zoning designations throughout the city were implemented to ensure that individual impacts to a given site from a proposed development will fit into the framework of the previously considered city wide impacts. Site Plan review ensures that site-specific impacts have been addressed with the materials submitted with this application and are available for public review. Any development which conforms with the standards of Montana Code Annotated and Bozeman Municipal Code has addressed all site-specific impacts. The following report reviews the subject application for compliance with the criteria and regulations adopted by the State of Montana and the City of Bozeman. Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 12 of 26 1. Conformance with Article 2, including the cessation of any current violations (38.200.160) 1. Cessation of any current violations (38.200.160) Meets Code? Current Violations None PZ Yes Comments: There are no current violations on the property. 2. Conformance with all other applicable laws, ordinances and regulations 2. Conformance with all other applicable laws, ordinances and regulations Meets Code? Submittal requirements 38.710.070 PZ/ENG Yes Phasing of development 38.230.020.B 3 Phases Yes Comments: There are 3 phases proposed with this project (phase 1A, phase 1B and phase 1C). The first phase (phase 1A) is intended to allow site grading and construction access via gravel access roads. Phase 1A does not have any wetland impacts, public infrastructure or building permits. The necessary infrastructure to support the baseball fields will be constructed with subsequent phases. Concurrent Construction Proposed ENG Yes Comments: Off-site concurrent construction is proposed to allow buildings in phase 1C to begin construction prior to the acceptance of the public infrastructure in phase 1B. 3. Conformance with Zoning District Standards Article 2 3.a. Lot Standards (38.210-.260) 3.a.1. Lot Size PZ Meets Code? Minimum Width Required: 25 feet Yes Provided: 1332.34 feet Comments: There are no changes proposed to the lot shape associated with this Master Site Plan application. 3.a.2. Density PZ Meets Code? Dwelling Units per Acre: du/a Required R-C: 10 du/a; R-D: 14 du/a N/A Provided n/a Comments: No dwellings are proposed to be added or removed with this Master Site Plan. No calculations were provided or required for density standards. 3.a.3. Coverage: PZ Meets Code? Building coverage Allowed R-C: 60%; R-D: 100% N/A Provided n/a Required 0 square feet N/A Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 13 of 26 Amenity/Open Space Provided n/a Comments: The application proposes to install 8 baseball diamonds with associated infrastructure and small accessory buildings. The application contains a Memorandum of Understanding that states the lot will be dedicated to the City of Bozeman upon future subdivision. There is negligible building coverage associated with this request. As the lot is proposed as parkland, no open/amenity space is required with this proposal. The site complies with standards for coverage and open space. 3.a.4. Streetscape PZ/ENG Meets Code? Sidewalk Width R-C: 5’ R-D: 6’ Yes Boulevard Width R-C: 5’ R-D: 6’ Yes Type Landscape Yes Tree spacing 25-30’ average on center Yes Comments: The minimum standard for residential districts requires a minimum sidewalk width of 6 feet and boulevard width of the same. The site is proposed to be dedicated to the Bozeman Parks Department. Due to the park use, the applicant is showing a 10-foot shared use path surrounding the park us. The site complies with minimum standards for streetscapes. 3.a.5. Setbacks PZ Meets Code? Setbacks (feet) Minimum Maximum Provided Yes Primary Street 10-feet 15- feet N/A Side Street 10-feet 15- feet N/A Street Facing Garage 20-feet N/A N/A Side 5-feet N/A N/A Rear 10-feet N/A N/A Alley 5-feet N/A N/A Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. The park uses proposed meet minimum setbacks. 3.a.6. Transitions PZ Meets Code? Subject Lot Zoning R-C/R-D N/A Abutting Lot Zoning R-B, R-C, and REMU Type n/a Comments: The lot is residentially zoned and wholly surrounded by other residentially zoned lots. The R-D portion of the lot abuts an area zoned R-C. No transitions apply to this application. 3.a.7. Frontage- Build to PZ Meets Code? Primary Street Required n/a N/A Provided n/a Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 14 of 26 Side Street Required n/a N/A Provided n/a Comments: There are limited accessory structures associated with this request. No frontage standards apply. 3.a.8. Parking Location PZ Meets Code? Parking between building and street Not allowed N/A Setbacks (feet) Minimum Provided Primary Street 10-feet n/a Side Street 10-feet n/a Street Facing Garage 20-feet n/a Side 5-feet n/a Rear 10-feet n/a Alley 5-feet n/a Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. Parking is provided in locations which will support the utilization of the baseball fields. No parking location standards apply. 3.b. Building Standards (38.210-.260) 3.b.1. Vertical Massing PZ Meets Code? Building Height Allowed R-C: 50’; R-D: 60’ N/A Provided n/a Wall Plate Height Allowed n/a N/A Provided n/a Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No vertical massing standards apply. 3.b.2. Horizontal Massing PZ Meets Code? Dwelling units per building Allowed R-C: 24 max; R-D: n/a N/A Provided n/a Building width- primary street Allowed R-C: 150’; R-D: 250’ N/A Provided n/a Building width- side street Allowed R-C: 150’; R-D: 250’ N/A Provided n/a Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 15 of 26 Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No vertical massing standards apply. 3.b.3. Activation PZ Meets Code? Residential Active depth Required 9 feet N/A Provided n/a Non-residential Active depth Required 15 feet N/A Provided n/a Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No activation standards apply. 3.b.4. Floor Height PZ Meets Code? Residential Ground Story Height Required 9 feet Yes Provided n/a Non-residential Ground Story Height Required 12 feet N/A Provided n/a Ground Floor Elevation Required -2’/5’ N/A Provided n/a Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No floor height standards apply. 3.b.5. Windows PZ Meets Code? Windows Primary Street Provided Side Street Provided N/A Residential Ground Floor minimum N/A N/A N/A N/A Non-residential Ground Floor minimum N/A N/A N/A N/A Upper Story minimum N/A N/A N/A N/A Blank Wall maximum N/A N/A N/A N/A N/A Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No window standards apply. 3.b.6. Entrances PZ Meets Code? Maximum Street Facing entry spacing Primary Street Provided Side Street Provided N/A Residential 40 feet yes 60 feet n/a Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 16 of 26 Non-residential n/a n/a n/a n/a Entry Feature Required no Required no N/A Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided N/A n/a n/a Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No entrance standards apply. 3.c. Neighborhood Conservation Overlay District (NCOD) Meets Code? Neighborhood/Commercial Certificate of Approval N/A Neighborhood (NCOA) required? no PZ N/A Commercial (CCOA) required? no N/A Demolition of historic Structure no N/A Demolition of non-historic structure no N/A Comments: This site is not within the Neighborhood Conservation Overlay District. No NCOD standards are applicable to this proposal. 4. Conformance with Land Use Standards of Article 3 4.a. Allowed Uses (38.300) 4.a.1. Allowed Use Meets Code? Proposed Use(s) Public Park PZ Yes Comments: A public park is an allowed use within the R-C and R-D zones. Currently the site has not been dedicated to the City as public parkland. In order to ensure that parkland dedication occurs, the applicant and Parks Department will enter into a Memorandum of Understanding agreement. The MOU will outline the agreed upon and approved parkland amenities and capital improvements and clarify when the fields will be dedicated to the City along with delineating funding, phasing, and operations responsibilities between various partners. The Memorandum of Understanding must be executed prior to submitting Phase 1B and stated in Condition of Approval #2. An application for Phase 1B will not be deemed complete until such time that the MOU has been executed. 4.b. General Use Standards 4.b.1. Agricultural Water User Facilities (38.310.010.) Meets Code? Ag Water User Facilities Present? Yes ENG Yes Comments: The Niebel-Baxter Ditch is an agricultural water user facility which runs along the northeast corner of the subject property and within 100 feet of the project boundary. The ditch will be piped and a new headgate structure on Baxter Creek will be installed when Laurel Parkway is constructed. The applicant provided the applicable ditch noticing to parties of the agricultural water facility. The ditch alterations must be approved in writing from the ditch facility owners prior to any City approval of Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 17 of 26 public infrastructure plan containing these alterations. Code provisions 1a, 1b and 1c have been added to meet this section. 4.b.2. Condominiums (38.310.020.) Meets Code? Condominiums Proposed? no PZ N/A Comments: This application is not proposing to utilize the Declaration of Unit Ownership Act at this time or in relation to this project. Further Condominium Review would be required for this site if condominiums were desired in the future. 4.b.3. Specific Use Standards (38.320) Meets Code? Specific Use Standards Applicable? No PZ N/A Comments: There are no specific use standards applicable to this request. 4.b.4. Wireless Facilities (38.330) Meets Code? Wireless Facilities Proposed? no PZ N/A Comments: There are no wireless facilities proposed with or applicable to this application. 4.b.5. Affordable Rental Housing (38.340) Meets Code? Affordable Housing Proposed? no CH N/A Comments: There is no affordable housing proposed with or applicable to this application. 5. Conformance with Community Design Standards of Article 4 5.a. Transportation Facilities and Access (Division 38.400) Streets and Rights-of-way Meets Code? Streets (38.400.010) ENG Yes Street and road dedication (38.400.020 ) Yes Intersections (38.400.030) Yes Street Names (38.400.040) N/A Street and road Construction Standards (38.400.050) Yes Street Improvement Standards (38.400.060) Yes Comments: Public street and utility easements are required per code provisions 3.a, 3.b, 3.c and 3.d for Oak Street (arterial), Baxter Lane (arterial), Laurel Parkway (collector) and Harvest Parkway (local). Access to the site is via Oak Street, Laurel Parkway and Baxter Lane. Laurel Parkway will be constructed to a collector standard from Oak Street to Baxter Lane. Harvest Parkway will be constructed to a local plus from Laurel Parkway to the edge of the wetland and watercourse setback with 70 feet of right-of-way to accommodate shared use path. Final crosswalk treatments along Laurel Parkway will be determined with future site plan submittals and infrastructure review. Given the nature of the existing arterial street sections on Oak Street and Baxter Lane, as well as the trip generation from the initial baseball phase, it was determined the adjacent arterial streets (Oak Street and Baxter Lane) are adequate for the initial baseball phase of the project. As depicted in the phasing plan, the Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 18 of 26 future phase 2 application for the development will include the final buildout of Oak Street and Baxter Lane. The applicant provided a traffic impact study (TIS), certified by a professional engineer. The TIS identifies 131 PM weekday peak hour trips and 571 total average weekday trips. Weekend trip generation rates will be higher during baseball tournaments with 300 peak hour trips and 3,239 average day trips. All intersections included in the TIS will function at LOS D or better through full buildout of the project in 2031 and will meet the requirements of BMC 38.400.060. Based on the conclusions in the TIS, no intersection mitigation is required. Street Lighting (38.400.070) ENG Yes Comments: Public street lighting will be installed per the City of Bozeman Standard Specifications for Lighting with the construction of the public streets. Public street lighting must be included in a special improvement lighting district (SILD) per code provision 2. Sidewalks (38.400.080 ) ENG Yes Comments: Ten foot wide shared use paths will be constructed along Laurel Parkway and Harvest Parkway with the project. Drive access (38.400.090) ENG Yes Comments: There are two driveway accesses proposed on Harvest Parkway and one driveway access onto Baxter Lane. The drive accesses comply with the access spacing standards in this section of the Bozeman Municipal Code. Street vision triangle (38.400.100) ENG Yes Transportation pathways (38.400.110 ) Yes Public transportation (38.400.120) N/A Comments: Ten-foot-wide shared use paths will be constructed along Laurel Parkway and Harvest Parkway with the project. With future phases, ten-foot shared use paths will be constructed along Oak Street and Baxter Lane. The developer is in discussions with Streamline regarding a future bus stop along Oak Street. 5.b. Community Design and Elements (38.410) Meets Code? General Standards- Preserves natural terrain, drainage, topsoil, trees, and other vegetation to the maximum extent possible (38.410.010.B) PZ Yes Comments: This application was designed with the intent to preserve wetlands on site. An initial application was submitted requesting a residential subdivision, but given the environmental constraints, consideration was given to creating a baseball complex. On Page 12 of the application's narrative, they state, "this site has several wetlands onsite and rather than fill them in to create a more efficient site layout the applicant has worked around the wetlands. There is very little impact on the wetlands with this project. The impacts are limited to road and utility crossings.” Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 19 of 26 Community Focal Point (38.410.020) PZ N/A Comments: This project was designed with the intent that the baseball complex will be dedicated to the city. This site may function as a community focal point in the future; however, no community focal point standards are triggered by this request. Lot and block standards (38.410.030-040) ENG/PZ Yes Rights-of-way for pedestrians (38.410.040.D.) Yes Comments: The application will extend Laurel Parkway through the lot, connecting Oak Street and Baxter Lane, providing a north-south connection. Additionally, the applicant will grant an easement for the continuation of Harvest Parkway through the lot meeting block length to the south. Due to wetland constraints and the function of the park, the application is proposing to utilize a pedestrian right-of-way to meet the block length to the north, which will align with Touchstone Lane. Public streets and sidewalks provide required access to the subject property and provide adequate pedestrian connectivity. Provisions for utilities including efficient public services and utilities 38.410.050-060 ENG Yes Other utilities (electric, natural gas, communications) Yes Comments: Utility and drainage easements are required per code provisions 3.e, 3.f and 3.g. Irrigation easements and agreements are required per code provisions 4.a and 4.b. An agricultural water user facility easement is required per code provision 5. Municipal infrastructure requirements (38.410.070) ENG Yes Comments: Water and sewer mains will be extended within Laurel Parkway and Harvest Parkway as they are constructed. The 21-inch Aajker Basin Diversion shown in the 2024 Wastewater Facility Plan will be constructed from its current location in Touchstone Lane (west boundary of Northwest Crossing phase 2.3) to the west end of the proposed Harvest Parkway street construction at the edge of the wetland and watercourse setback. Water mains will be installed per the Water Facility Plan. Grading & drainage (38.410.080) ENG/PZ Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: The storm drainage was designed in accordance with the City of Bozeman Design and Construction Standards, October 2024. Wet detention ponds will be utilized in areas of high ground water which don’t meet the 2-foot separation between the bottom of the pond and high ground water. Post-development runoff rates will be controlled to pre-development discharge rates. The design will continue to be refined with subsequent site plans per code provision 6. Fire Protection Requirements (38.410.090) FIRE Yes Comments: Requirements for fire protection were reviewed at the time of building permit and conform to the City’s standards. Mail Delivery (38.410.100) PZ N/A Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 20 of 26 Comments: No alterations to mail delivery facilities are required with this proposal. Water Adequacy (38.410.110) WTR Yes Comments: The applicant has identified two irrigation water rights associated with the site, 41H-30159830 & 41H-30159834, as well as a potential share in Farmers Canal Company, which also provides for irrigation use. These water rights will be utilized to provide irrigation water for the fields and landscaping for the site. Water rights ownership transfers will occur prior to the City accepting ownership of the future Diamond 8 parkland. See Advisory Comment above for more detail. The applicant intends to use CILWR for domestic water usage, and the amount will be confirmed through subsequent site plan applications. Furthermore, if the site’s water rights are inadequate to meet the irrigation demand for subsequent site plans, then a supplemental connection to the municipal system will be provided subject to payment of CILWR for the supplemental volume needed. 5.c. Park and Recreation Requirements (38.420) Meets Code? Parkland requirements (38.420.020) PARK Yes Cash donation in lieu of Parkland (CILP) (38.420.030) N/A Improvements in-lieu N/A Comments: There are no new residential lots being created as a part of this proposal, so no parkland dedication is required with this request. However, elements such as allowed use and irrigation are dependent on the baseball fields being dedicated to the city. In order to ensure that parkland dedication occurs, the applicant and Parks Department will enter into a Memorandum of Understanding agreement (MOU). The MOU will outline the agreed upon and approved parkland amenities and capital improvements and clarify when the fields will be dedicated to the City along with delineating funding, phasing, and operations responsibilities between various partners. The Memorandum of Understanding must be executed prior to submitting Phase 1B and stated in Condition of Approval #2. An application for Phase 1B will not be deemed complete until such time that the MOU has been executed. Park/Recreational area design and location (38.420.040-050) PARK Yes Park Frontage (38.420.060) N/A Linear Parks (38.420.070) N/A Park development (38.420.080) Yes Waiver of Required Dedication N/A Recreation pathways (38.420.110 ) N/A Comments: This project was designed with the intent for the baseball complex to be dedicated to the city. This site may function as a park in the future, however no park standards are triggered by this request. A municipal irrigation water service connection may be allowed for the parkland irrigation system to provide a supplemental or backup irrigation water supply. The irrigation service design must be approved by the City prior to construction and include a secure meter vault, a backflow preventer, and an operating plan. The design and operating plan must ensure no cross-connections exist between the non-potable water source and municipal water source when the municipal supply is in use. (Code Provision #12) Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 21 of 26 6. Conformance with Project Design Standards of Article 5 (38.510) 6.a. Site Planning and Design Elements (Division 38.510) Meets Code? Relationship to Adjacent Properties (38.510.030) PZ N/A Non-Motorized Circulation and Design (38.510.040) Yes Comments: The site is designed with 10-foot public sidewalks surrounding the baseball facilities and provides pedestrian access through the site and from key locations like parking lots to all ball fields and to the location of the accessory buildings. The plans designate general parking areas, however site specific parking lot design will be reviewed during Site Plan. The site complies with non- motorized circulation and design. Vehicular Circulation and Parking (38.510.050) PZ Yes Internal Roadway Design (38.510.050.D) Yes Comments: Requirements of BMC 38.510 such as design of vehicular circulation systems will be reviewed during future phases of site plans. The general areas of parking are shown. Pedestrian pathways are provided connecting the drop-off area and temporary parking area. Location and design of service areas and mechanical equipment (38.510.060) PZ N/A Comments: No service or mechanical areas are proposed or required with this application. 6.b. Building Design (38.520) Meets Code? Building Character (38.520.030) PZ N/A Building Massing and articulation (38.520.040) N/A Building details and materials (38.520.050-.060) N/A Comments: This application describes the general location where small accessory buildings may occur, but none are proposed with this application. No building design standards will be assessed upon future Site Plan application and review for conformance with Building Design standards of Bozeman Municipal Code. Special Residential Frontages (38.520.070) PZ N/A Comments: There are no special residential frontages proposed or required with this application. Structured Parking Facilities (38.520.080) PZ N/A Comments: There are no structured parking facilities proposed or required with this application. 6.c. Parking (38.540) Meets Code? Stall, aisle and Driveway Design (38.530.020) PZ Yes Maintenance of Parking Areas (38.520.030) N/A Number of vehicle spaces required (38.520.040) Yes, with relief Residential (38.530.040.B.2.a) Required N/A Reductions N/A Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 22 of 26 Non-residential (38.530.040.B.2.b) Required Relief requested Reductions Relief requested Total Required Relief requested Max Allowed Relief requested Total provided Total 440 On street 374 Off street 66 Joint Use of Parking facilities (38.530.050) PZ N/A Off-site parking (38.530.060) Yes Comments: Baseball facilities do not fit within the parking use categories delineated in Section 38.530.040.B.3, since these counts are based on building area, and limited accessory structures are proposed with this application. The applicant has utilized the allowed relief in subsection 6 in order to provide adequate parking counts for the proposed use. They provided documentation, data, analysis, and methodology as required by subsection 6 in ‘Document 012- Appendix L- Parking Memo’. Within the memo, the applicants utilize the Institute of Transportation Engineers Parking Generation Manual, 5th edition, as well as the National Recreation and Park Association guidance, and conclude that approximate demand would result in 430 vehicle spaces to adequately support the baseball facility use on site. With this, the application shows approximately 374 off-street parking spaces and 66 on-street parking spaces which together appear adequate to support the proposed use. Further review of the design of the parking areas will be completed upon further site plan review. Number of Bicycle parking spaces required (38.520.070) PZ/ENG N/A Residential N/A Short-term Required Provided N/A N/A N/A Long Term Required Provided N/A N/A N/A Total Residential Required N/A Total Residential provided N/A Non-residential N/A Short-term Required Provided N/A N/A N/A Long Term Required Provided N/A N/A N/A Total Non-residential Required N/A Total Non-residential provided N/A Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 23 of 26 Comments: This application proposes to utilize a portion of the lot for baseball facilities. All calculations for use depend on the area of buildings. The submitted application proposes limited accessory structures designed to support the primary use of the baseball facility. In order to provide reasonable bike parking counts, the applicant has provided bike parking at a rate of 15% of the total required vehicular parking spaces. The Transportation Division has accepted the proposed bike parking counts totaling 68 bike parking spaces for the use. Off-street loading berth requirements (38.530.080) PZ N/A Comments: N/A 6.d. Landscaping (38.540) Meets Code? Mandatory landscaping requirements (38.540.050-060) PZ N/A Parking lot landscaping N/A PZ/WC Additional screening N/A Street frontage N/A Street median island N/A Acceptable landscape materials N/A Protection of landscape areas N/A Irrigation: plan, water source, system type N/A Residential adjacency N/A Comments: This application proposes to grade the site and grow grass for the purposes of creating baseball fields. Limited information was submitted relating to the specific design of landscaping elements. Future site plans will need to provide landscaping for the site and the parking areas which show compliance with all landscaping standards. Fences, walls, and hedges (38.550.070) PZ N/A Comments: No fences, walls, or hedges are proposed to be added or altered with this application. Landscaping of public lands (38.550.080) FOR Yes Comments: Proposed boulevard landscaping complies with minimum standards. 6.e. Signs (38.550) Meets Code? Is signage proposed with the application? No PZ N/A Comments: No signage is proposed with this application or required for residential use. Signs permits must first be obtained prior to the installation of any residential identification signs. 6.f. Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 PZ N/A Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 24 of 26 Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B N/A Comments: No site lighting is proposed or required for this application. 7. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 ENG Yes Wetland regulations 38.610 Yes Comments: Floodplain regulations 38.600 The applicant’s professional engineer has demonstrated in Flood Exhibit FLD 1 that no portion of the Diamond 8 development lies within the 100 year floodplain of Baxter Creek or Baxter Ditch. Information was utilized and provided from the September 2019 Morrison Maierle flood hazard evaluation, which was completed in accordance with Section 38.600.150 and submitted with the Northwest Crossing Preliminary Plat application. It should be noted that the applicant intends to extend future City utilities across the planned Touchstone Lane right of way, which is located in the Northwest Crossing Subdivision, to serve the Diamond 8 development at a future phase. These proposed utility extensions will require crossing of the Baxter Creek and Baxter Ditch flood hazard areas. The applicant intends to restore the Baxter Creek crossing to preconstruction condition after installing the water and sewer mains, and the proposed sewer main will maintain over four feet of vertical separation from the creek bottom and be encased in concrete for additional protection. The Baxter Ditch crossing will include a culvert sized to pass the 100 year flood flows and provide maintenance access for City operators to sewer infrastructure. The onsite unnamed watercourse within the Diamond 8 development originates from upstream stormwater features and drains a smaller localized basin. The applicant has applied the City’s watercourse setbacks as defined in Section 38.620 for “other watercourses” and included the delineated boundary of wetlands, thereby providing the required watercourse setback for the waterway with incorporation of the wetlands directly adjacent to the channel, resulting in a minimum 50 foot setback on both sides. Code provisions 7 and 8 have been added requiring final hydrologic and hydraulic design for the Touchstone Lane culvert demonstrating 100-year conveyance, certification that utility crossings are constructed as proposed, documentation confirming Baxter Creek restoration to preconstruction condition, and an updated watercourse setback if the drainage characteristics of the unnamed watercourse change or if the flood hazard evaluation indicates adjustments are necessary. Based on the submitted engineering information provided with the master site plan, the project satisfies the requirements of BMC Division 38.600. Wetland regulations 38.610 A wetland delineation report prepared on November 5, 2025, and within the last five years by a Professional Wetland Scientist in accordance with Section 38.610.030, and includes two on site field investigations completed on June 30, 2025 and October 30, 2025. The delineation documented approximately 14.40 acres of aquatic habitat across the 80 acre tract, including four waterways and six wetlands, all of which are anticipated to be federally jurisdictional under U.S. Army Corps of Engineers (USACE) oversight and consistent with Section 38.610.040(A) and (B). The applicant’s avoidance and minimization narrative, along with their master site plan materials, demonstrates that Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 25 of 26 wetland impacts were avoided to the maximum extent feasible as required by Section 38.610.030(D), with the ballfield layout intentionally designed around delineated wetlands and no project related wetland impacts proposed except for approximately 300 square feet associated with an access road crossing Wetland #6 needed to reach the northwest parking area and provide emergency access. The remaining wetland impacts result from City standard public street and utility extensions, including Laurel Parkway and Touchstone Lane. The northward continuation of Laurel Parkway from Oak Street to Baxter Lane has been identified in the city’s 2017 Transportation Master plan as a Collector route. The wetland impacts are unavoidable due to the need for adequate transportation and utility infrastructure for public health and safety of the surrounding area. The applicant has demonstrated to the City that relocation of this section of Laurel Parkway to the east or west of the master planned alignment would only induce additional impact to adjacent wetlands and watercourses in the area. Further, failure to build this portion of Laurel Parkway would induce a 1.5- mile detour that would significantly increase vehicle miles travelled and subsequent emissions while burdening streets adjacent to the Bozeman Sports Park and Gallatin High School with additional traffic impacts. Because these roadway and utility impacts are unavoidable and not attributable to project specific design discretion, they meet the avoidance and minimization requirements of Section 38.610.080(A)(4). The applicant analyzed the City’s mitigation preferences; however, onsite mitigation was not feasible due to the large portion of the site remaining as protected wetlands and the lack of suitable area for establishing new mitigation wetlands without reducing developable area. As a result, the applicant proposes mitigation through purchase of credits from a USACE authorized wetland mitigation bank, consistent with the mitigation hierarchy in Section 38.610.100, which allows bank credits when onsite mitigation is not suitable and when USACE permitting preferences apply. Based on the materials submitted with the master site plan, the project demonstrates compliance with the wetland avoidance, minimization, and mitigation requirements of BMC Section 38.610, including adherence to the mitigation hierarchy described in Section 38.610.100. To ensure compliance during construction and future phases of the development, code provision 9 requires that all streambed, streambank, and wetland permits be provided prior to the start of construction for any project components involving encroachments into regulated areas, and that setback planting and revegetation plans be submitted to restore vegetation in disturbed buffer areas per code provision 11 and 14. Additionally, because the mitigation hierarchy in Section 38.610.100 prioritizes mitigation within the East Gallatin River watershed this requires the applicant to utilize an established USACE authorized wetland mitigation bank within that watershed if one becomes available prior to the acquisition of mitigation credits per code provision 10. Watercourse Setbacks 38.620 ENG/PZ Yes Comments: The applicant has demonstrated compliance with BMC Section 38.620 by properly depicting the required 50‑foot setback for ‘other watercourses’ along both sides of the onsite watercourse and extending it to the delineated boundary of adjacent wetlands as required by BMC 38.620.D.2.a(3)–(4)(b). The setback has been accurately divided into Zone 1 and Zone 2, and the applicant has identified future improvements within these zones that are allowable under Section 38.620.D.2.c. These improvements include planned street and pathway crossings and utility extensions that have been minimized to the greatest extent feasible while still meeting required transportation network Project Report Diamond 8 MSP Application No. 26161 September 10, 2026 Page 26 of 26 connections, block length standards, and utility routing needs as required by Section 38.620.D.2.c(3)(a)–(c). The applicant is also proposing on-site stormwater treatment facilities within Zone 2, which are an allowed use under Section 38.620.D.2.c(1), and trail improvements that conform to the standards in Section 38.620.D.2.c(2). Based on the materials provided with the master site plan, the project demonstrates compliance with the watercourse setback, dimensional, and encroachment standards of BMC Division 38.620. To ensure compliance during construction and future phases of the development, code provision 13 requires a watercourse setback planting and revegetation plan. 8. Conformance with Article 7- Permits Legislative Actions and Procedures Meets Code? Public Comment (38.730) PZ TBD Comments: This is the initial project decision. Public notice will occur from 9/14/2026-10/5/2026. This section will be updated after the noticing period. Special Use Permit (38.740.100) PZ N/A Comments: No special uses are proposed with this development. Subdivisions (38.750) PZ/ENG N/A Subdivision exemptions (38.750.140) N/A Comments: No lot lines are proposed to be relocated, nor are any required for the proposed development. Deviations Departures and Variances (38.760) PZ N/A Comments: There are no deviations, departures, or variances requested with this application.