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HomeMy WebLinkAbout000 - Phase 1A - Diamond 8 Narrative Diamond 8 Phase 1A Site Plan Application April 2026 TABLE OF CONTENTS 1. Forms & Checklists 2. Project Team Executive Summary 3. Narrative a. General Site Information b. Site Plan Checklist Appendices / Reference Information Appendix A - Green Plan Appendix B - Vicinity Map Appendix C - Future Land Use Map Appendix D - Existing Zoning Appendix E – Parks Master Plan Appendix F – Existing COS 2552B Appendix G – Traffic Study Appendix H – Streamline Memo Appendix I – Stormwater Design Report Appendix J – Groundwater Monitoring Appendix K – Flood Analysis Memo Appendix L – Ditch Notification Appendix M – Aquatic Delineation Report Appendix N – Wetland Application Package Appendix O – DNRC NOI Approval Appendix P – CILWR Memo Appendix Q – Adjacent Property Easements Appendix R.1 – Onsite Easement Exhibit Appendix R.2 – Baxter Street & Utility Easement Draft Appendix R.3 – Harvest Parkway Street & Utility Easement Draft Appendix R.4 – Oak Street & Utility Easement Draft Appendix S – Weed Management Appendix T – Neighboring Plats Appendix U – Baxter 80 Annexation Agreement Appendix U.2 – Baxter 80 Annexation Resolution Appendix V – Geotechnical Report 1. Application Information, Forms & Checklists The Site Plan Application has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: Component Fee Quantity Total Base $ 4,180 1 $ 4,180 Total $ 4,180 2. Project Team OWNER / APPLICANT 4 Bozeman, LLC (Attn: David Hargrove) David@4rland.com PROJECT CONSULTANTS PLANNING & Intrinsik Architecture ARCHITECTURE (Attn: Tyler Steinway) tsteinway@intrinsikarchitecture.com 106 East Babcock Street Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEERING Headwaters Engineering (Attn: Garrett Schultz) gschultz@headwatersmt.net 1105 Reeves Road West, Suite 6 Bozeman, Montana 59718 p. 406.570-3676 LANDSCAPE Design 5 ARCHITECTURE (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.587.4873 SPORTS DESIGN Ampere (Attn: Andy Huss) Andy.huss@ampyourdesign.com 1617 Walnut Street Kansas City, Missouri 64108 p. 573.823.4405 Executive Summary This unique 80-acre parcel will be transformed into a park forward addition to the city and is intended to stand as a model facility in the region. In order to create something extraordinary for the community we will need to approach and process this project in unique ways. While otherwise following the code, we hope to have overlapping reviews that will allow us to begin building the baseball park while rest of the projects trail. In the end, the landscape intensive park is completed as significant roads are later finished, and the neighborhood plat is finalized. This Site Plan Application is for the first phase of the project which will allow for rough grading and fields to start to be installed. 3. Site Plan Narrative A. General Site Information The applicant is proposing to develop a portion of the 80-acre parcel that was recently annexed as “Baxter 80”. The overall goal of the project is to create a state-of-the-art baseball park/complex (Diamond 8) on a majority of the site. Time is of the essence to create this extraordinary and unique park project for the community. This Site Plan is considered the first phase or Phase 1A and the intention with this application is to get approval as quickly as possible to allow grading and some site improvements to occur while the rest of the Diamond 8 facility is being permitted. Grading and grass growing is a key component to when the facility will be able to open and thus this phase has been submitted ahead of the rest of the project. The project site is located west of the Northwest Crossing neighborhood and north of the Laurel Glen neighborhood. The site is bounded by Oak Street to the south, Baxter Lane to the north, and Laurel Parkway (unbuilt) to the east. The primary entrance into the project will be off Laurel Parkway through the extension of Harvest Parkway. This road will be extended down the middle of the site and will be the backbone of the transportation network. For Diamond 8, the main parking lot will be located off this road. Phase 1A centers on establishing primary access and logistical support through the preliminary development of temporary construction access, parking lots, grading, and stormwater management infrastructure. This initial stage includes the development of temporary construction access along Laurel Parkway from Oak Street to Harvest Parkway and alongside the extension of Harvest Parkway from that junction to the western edge of the parking lot. Beyond access, the site will undergo significant earthworks to prepare for future structural phases. Comprehensive site grading, subbase installation, and drainage work will be completed from Harvest Parkway through to Baxter Lane. This infrastructure will be accompanied by the installation of dedicated site storm ponds and preliminary stabilizations for future building foundations. One well will be installed to provide temporary irrigation across the site during construction. Importantly, the scope of this phase is designed to have low impact, with no proposed changes or disturbances to existing wetlands or watercourses. Furthermore, construction activities remain localized; there is no work planned for Oak Street, Baxter Lane, or Touchstone Drive at this time. B. Site Considerations Setbacks This phase does not include any vertical construction other than initial preparation and stabilization for the future installation of building foundations for the Hub, Lodge and Maintenance buildings. The setbacks applied to this project will be unique for the northern portion of the site. The project site is currently zoned R-C and R-D, but the northern portion will be developed as a public park. This area will eventually be dedicated to the city and potentially rezoned to PLI. PLI setbacks are based on the adjacent zoning districts, which are a mix of REMU, R-A, and R-B. There are necessary buildings for the function and success of the baseball facility that will not be able to meet the maximum setback standards in those zoning districts. These buildings are strategically placed near the central spine access. It is counterproductive for the baseball facility to concentrate the buildings on one side, as walking distances would be too long for the average pedestrian and would feel disconnected from the fields and viewing experience. Infrastructure Phase 1A only includes major grading efforts, installation of the site storm ponds, and temporary construction access . Due to the project not being ready to install city infrastructure (sewer), official road construction is deferred to Phase 1B. There are no impacts to the wetlands proposed as part of this site plan. The site has been designed to minimize wetland impacts. Wetland impacts associated with City required infrastructure will be included within Site Plan 2. Therefore most of that information has not been included in this application. Streets The development of the road network in Phase 1A focuses on establishing site access through temporary construction access, as city infrastructure is not yet ready to be installed under future permanent roads. This phase includes the primary construction of temporary construction access for Laurel Parkway, extending from Oak Street to Harvest Parkway, and Harvest Parkway from its junction with Laurel Parkway to the western terminus of the future parking lot. To support these access routes and ensure long-term stability, the scope incorporates comprehensive site grading, subbase preparation, and drainage infrastructure extending from Harvest Parkway toward Baxter Lane. This stage also involves the creation of gravel staging areas, located specifically within the footprint of the future permanent parking lot, to facilitate construction logistics. The legal framework for this infrastructure will be solidified through the dedication of easements for all main roadways. While these new connections are being established, the existing surrounding infrastructure will remain undisturbed, as no work is currently planned for Oak Street, Baxter Lane, or Touchstone Drive with this application. Building Design The Phase 1A portion of the project does not propose any vertical construction but rather is the initial preparation and stabilization for the future three primary buildings located on site. While the final architectural designs for these structures are still being refined, this initial phase focuses on rough stabilization. This involves targeted site grading and the installation of a compacted subbase. By performing this heavy earthwork now, the project ensures that the conceptual footprints for each building are leveled and reinforced, preventing future settling and providing a clear transition for the subsequent vertical construction permits. Accessible Provision (ADA) This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides several accessible parking spaces across the three planned parking areas. All building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which follows the requirements for an accessible route. Parking Parking construction in Phase 1A focuses on site preparation and logistical support. Because the park and associated building will not be open with the completion of this phase technically no parking is required. That said, a central component of this phase is the construction of gravel staging areas located specifically within the footprint of the future permanent parking lots. This approach allows the area to serve current construction needs while establishing the subgrade for a parking supply that has been intentionally moderated to minimize impervious surfaces near adjacent wetlands. These staging areas will help to facilitate the broader site grading, subbase installation, and drainage work extending from Harvest Parkway to Baxter Lane. Neighborhood Center The neighborhood center for this property is the Diamond 8 baseball complex. This park is intended to be a destination for all of Bozeman. The center of the site appears to be right around where the Lodge building will be located. This is perfectly situated at the front door of the park. This first phase of construction is primarily centered around the grading effort. This park/neighborhood center won’t open until the completion of the later phases. This Site Plan kicks off the construction effort to establish this neighborhood center. Signs During Phase 1A no signs will be proposed. Any future signage will be reviewed and approved under a comprehensive sign permit and subsequent sign permit applications. These applications will conform with the rules in place at the time of submittal. Parkland Phase 1A represents the initial activation of the Diamond 8 parkland, a state-of-the-art baseball facility. This phase focuses on the foundational work required to navigate Montana's limited growing seasons and expedite the construction timeline. Essential infrastructure improvements includes the temporary construction access for Laurel Parkway and Harvest Parkway, providing the necessary access for the park’s future amenities. Additionally, the installation of an on-site well for temporary irrigation is a critical early step, ensuring that the project can begin establishing the grass which is essential to the park’s success. To support the significant community investment this parkland represents, Phase 1A executes heavy civil work intended to stabilize the site for long-term use. This involves extensive site grading, subbase installation, and drainage from Harvest Parkway to Baxter Lane, along with the installation of dedicated site storm ponds to manage runoff without impacting adjacent wetlands. By dedicating roadway easements and preparing the stabilizing the site the applicant is laying the groundwork for a seamless, continuous construction process. These early investments in public infrastructure and parkland readiness are designed to facilitate concurrent entitlements and justify the pursuit of Park CIL (Cash-in-Lieu) credits for the facility’s substantial contributions to the Bozeman community. Landscaping During Phase 1A, landscaping efforts focus on preliminary site preparation to establish the foundation for a cohesive and high-quality streetscape. This initial work includes extensive site grading and drainage improvements from Harvest Parkway to Baxter Lane, alongside the installation of site storm ponds that will eventually be integrated into the broader plan. The final installation of permanent irrigation, street frontage plantings, and the screening of utility equipment will occur at later stages. This phase ensures that all preliminary grading and utility coordination are in place to support a comfortable pedestrian experience and long-term visual interest across the site’s public spaces. Please note given that there are no plantings or permanent irrigation included in this phase there are no landscape plans included in this application. That information is anticipated in the Phase 1B Site Plan. Water Rights Phase 1A initiates the project's long-term water management strategy through the installation of an onsite well, which will provide temporary irrigation during the earliest stages of development. This well is supported by a DNRC-approved Notice of Intent and functions as a critical backup source for the state-of-the-art baseball facility's future needs. By establishing this infrastructure now, alongside the installation of site storm ponds and comprehensive grading, the project prepares for the future utilization of water rights 41H- 30159830 and 41H-30159834. This broader irrigation plan, which involves diverting water from Baxter Creek and potentially incorporating Farmers Canal shares, is designed to sustain the parkland without immediate impact on the city's domestic supply. While the domestic water requirements for the Lodge and other facilities will be addressed via the Cash-In-Lieu of Water Rights (CILWR) process in subsequent site plan reviews, Phase 1A secures the necessary infrastructure to protect the grounds throughout the initial construction period. Irrigation The irrigation strategy for Phase 1A is anchored by the installation of one onsite well, which provides the immediate and reliable water source necessary for temporary irrigation and dust control as the site transitions from grading to development. This well represents the first operational component of a larger, redundant water system designed to sustain the state-of- the-art baseball fields and professional-grade landscaping throughout the Diamond 8 complex. While subsequent phases will integrate the diversion of water from Baxter Creek and the utilization of potential Farmers Canal shares, the Phase 1A well ensures the project remains self-sufficient during its initial construction and growing seasons. Site Lighting Phase 1A focuses on the foundational civil work and easement dedication required to support the future Diamond 8 lighting network. While the comprehensive lighting plan, which may feature specialized field lighting to extend playing times, as well as illumination for intersections, parking lots, and pedestrian ways, is currently being designed to meet all Bozeman UDC photometric standards, the physical installation of these fixtures is reserved for later development stages. This initial phase establishes the essential utility corridors through the dedication of easements for Laurel Parkway and Harvest Parkway, ensuring that the necessary infrastructure for future mid-block crossings and street lighting is seamlessly integrated into the site’s core access. Detailed lighting specifications and formal photometric plans will be submitted alongside the subsequent Site Plan Application, allowing the project to proceed with its primary grading and infrastructure while the technical lighting designs are finalized. Traffic In Phase 1A, traffic-related improvements focus on establishing the primary circulation skeleton through temporary construction access. To ensure long-term transportation upgrades can be implemented in subsequent phases as identified in the Traffic Study, Phase 1A includes the dedication of easements for all main roadways, securing the necessary right-of-way for future full-width paving and pedestrian infrastructure, such as the planned crosswalk at the Laurel and Harvest intersection. By utilizing temporary construction access it will allow for underground infrastructure to be installed before the full road width is constructed ion Phase 1B. Phasing Phase 1A serves as the critical initial step in a coordinated, multi-phase delivery strategy designed to expedite the construction of the Diamond 8 baseball facility. Recognizing that timing is the project's most vital factor, particularly regarding the need to establish grass within Montana’s limited growing seasons, this phase focuses on high-impact civil work while concurrent entitlements are pursued. By establishing temporary construction access for Laurel Parkway and Harvest Parkway and dedicating the necessary roadway easements, Phase 1A secures the essential ingress and EMS access required for site operations. These paths will be paved for pedestrian use once construction access is no longer required and official roads are completed in later phases. These efforts, combined with early site grading, subbase installation, and the commissioning of an onsite irrigation well, provide the foundational infrastructure needed to ensure that once construction begins, it can proceed without interruption. Response to 38.410.010.B (Natural Environment) The applicant is to the maximum extent possible (and consistent with other requirements) preserving the natural terrain, natural drainage, existing topsoil, trees and other existing vegetation. For example, 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. There are no impacts in this phase of the project. The site will have to be graded to ensure the fields are usable and the walkways and gathering areas around the site meet accessibility requirements. While the site is being graded, the topsoil will be screened and redistributed across the site where possible. There are very few trees onsite due to this land being primarily agricultural but the few trees that do exist onsite appear to be within the wetland and watercourse setback areas. These areas are not proposed to be impacted with this application and as such the vegetation will largely remain intact. Concurrent Construction In Phase 1A, the project initiates the concurrent construction plan outlined in the Master Site Plan. This strategy is used to address the complex logistical and timing requirements of the Diamond 8 development. This approach allows essential on-site preparation, specifically site grading, subbase installation, and the preliminary stabilization for future foundations for the Lodge, Maintenance, and Hub buildings, to proceed in tandem with the establishment of temporary construction access. B. Site Plan Checklist 1. Boundary line of property with dimensions; Response: This information is shown on Civil Site Plans. 2. Date of plan preparation and changes; Response: This information is in all drawings and is specifically called out on the coversheet. 3. North point indicator; Response: This information is on all drawings. 4. Suggested scale of one inch to 20 feet, but not less than one inch to 100 feet; Response: Understood. All drawings are to a scale that fits on the page and is in line with this requirement. 5. Parcel and site coverage information: 1. a. Parcel size in gross acres and square feet; 2. b. Estimated total floor area with a breakdown by land use; 3. c. Location, percentage of parcel and total site, and square footage for the following: 1. Existing and proposed buildings and structures; 2. Driveway and parking; 3. Areas to remain undisturbed, 4. Landscaped areas, with and without irrigation, 5. Recreational uses areas, parks, school sites, etc., and 6. Public street right-of-way; Response: This information is on the coversheet, the civil plans, and throughout several parts of the narrative and other exhibits. 6. Total number, type and density per type of dwelling, and total net and gross residential density and density per residential parcel; Response: There are no dwelling units proposed within the Diamond 8 Project. The phase 1A application focuses exclusively on establishing the initial infrastructure and phasing for the Diamond 8 baseball complex. 7. Location, identification and dimension of the following existing and proposed data, on-site and to a distance of 100 feet outside site plan boundary, exclusive of public rights-of-way, unless otherwise stated: 1. a. Topographic contours at a minimum interval of one foot, or as determined by the review authority; 2. b. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances must be 200 feet; 3. c. On-site streets and rights-of-way; 4. d. Ingress and egress points; 5. e. Traffic flow on-site; 6. f. Traffic flow off-site; 7. g. Utilities and utility rights-of-way or easements including but not limited to: 1. Electric; 2. Natural gas; 3. Telephone, cable TV, optic fiber, and similar utilities; 4. Water; 5. Sewer (sanitary, treated effluent and storm); 8. h. Surface water and groundwater, including: 1. Holding ponds, streams and irrigation ditches; 2. Watercourses, water bodies and wetlands: 1. a. If wetlands information was provided with a prior subdivision, provide delineation of on-site wetlands per the subdivision work on the site plan. The developer must provide recertification from a wetlands professional per 38.610 that site wetlands mapped with the subdivision are still accurate or provide new delineation. 2. b. If no wetlands delineation was done with a prior subdivision, the developer must complete such delineation of on-site wetlands consistent with the process in 38.610. 3. Floodplains as designated on the effective federal insurance rate map and delineated per requirements of 38.600 or that may otherwise be identified as lying within a 100-year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis; 4. A floodplain hazard evaluation report in compliance with article 6 of this chapter if not previously provided with subdivision review; 5. Agricultural water user facilities and easements and contact requirements per 38.310.010 unless: 1. a. Such information was previously provided through a subdivision review process; or 2. b. The provision of such information was waived in writing during subdivision review of the land to be developed; 6. Depth to the high water table must be determined from tests taken during the period of major concern; 9. i. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as detailed in a Stormwater Drainage Plan: 1. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc., which may be incorporated into the storm drainage system for the property must be designated: 1. a. The name of the drainageway (where appropriate); 2. b. The downstream conditions (developed, available drainageways, etc.); 3. c. Any downstream restrictions; 10. j. Slopes of greater than 15% or other significant topographic features; 11. k. Sidewalks, walkways, drive aisles, loading areas and docks, bicycle facilities, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict, a statement requiring lot accesses to be built to the standard contained in this section, the City of Bozeman Design and Construction Standards, and the City of Bozeman Modifications to Montana Public Works Standard Specifications; 12. l. Provision for site accessibility, including, but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance; 13. m. Fences and walls, including typical details; 14. n. Exterior signs; 15. o. Exterior refuse, recycling, and composting collection areas, including typical details; 16. p. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. The materials required in 38.710.050.A.18, if not previously provided; 17. q. Curb, asphalt section and drive approach construction details; 18. r. Landscaping and irrigation (detailed plan showing plantings, irrigation layout, and other relevant information as required in 38.710.090); 19. s. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than two and one-half inches, by species; 20. t. Snow storage areas. All parking facilities containing five (5) or more parking spaces shall provide a snow management plan. The plan shall 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 prohibited: 1. a. Within the public right-of-way; 2. b. Where it would obstruct line of sight or vision triangle; 3. c. In a location where it blocks fire hydrants, emergency vehicle access or access to other properties; 4. d. Where it will cause unmanageable freeze/thaw and icing of sidewalks, pathways and other paved surfaces; 5. e. Where it obstructs on-site amenities, including but not limited to points of egress, mailboxes, storage areas, and trash enclosures; 6. f. Within any access easement; 7. 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. 8. h. Where it will cause damage to trees located in the public right-of-way; 21. u. Location of city limit boundaries if within 200 feet of the development; 22. v. Historic, cultural and archaeological resources, describe and map any designated historic structures or districts, and archaeological or cultural sites; 23. w. Public facilities, including schools, parks, trails, etc.; Response: This information is shown in the drawing set—primarily the civil site plans— though information is included throughout the drawings. Please note the only Engineering design report included in this application is the stormwater design report. There is no Water or Sewer infrastructure included in this application and therefore is not included. 8. Detailed plan of all parking facilities, including circulation aisles, access drives, bicycle racks, compact spaces, accessible spaces and motorcycle parking, on-street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each. 1. a. If electronic vehicle chargers are included or expected for future use identify location, path of electrical service, and layout for chargers and transformers; Response: Phase 1A involves the construction of gravel staging areas within the footprints of the future permanent parking lots to facilitate construction access and staging. The location of these lots is shown in the Civil drawing set. The Northern parking lot will be accessed from the existing Baxter Lane. The southern lot will be accessed from Oak Street through the construction of a temporary construction access along Laurel Parkway and Harvest Parkway to temporary construction access. Because this phase does not complete out the park, there is no public traffic generated with this application. A TIS is included for reference though. 9. The information related to transportation capacity required by 38.710.050.A.11, subject to the following exceptions: 1. a. Such information was previously provided through a subdivision review process and the proposed development does not generate more trips than estimated during the subdivision review; or 2. b. The provision of such information was waived in writing during subdivision review of the land to be developed; or 3. c. The provision of such information is waived in writing by the DRC prior to submittal of a site plan application; or 4. d. The application for site plan approval involves the redevelopment of property located within the in the city's established neighborhood conservation overlay district. In such cases, the city may require the property owner to sign a waiver of right to protest creation of a special improvement district, or other form of agreement, assuring participation, on a fair share, pro-rata basis, in future improvements to intersections in the vicinity of the development proposal; or 5. e. The application for site plan approval involves the adaptive reuse of an existing building, regardless of its location within the city, or the redevelopment of a property located within one of the city's urban renewal districts. In cases where an existing building or complex of buildings is to be torn down and replaced with a larger building or complex of buildings, the city engineer may require the information described in 38.710.050.A.11 to evaluate the additional traffic impacts resulting from development of the larger building or complex of buildings; or 6. f. Unless waived by the DRC, updated information will be required if previous approvals or waivers are more than five (5) years old. Response: A Traffic Impact Study is included as Appendix G to evaluate the proposed phased transportation upgrades and the connectivity provided by the new Laurel and Harvest Parkways. 10. Building design information (on-site): 1. a. Building heights and elevations of all exterior walls of the building or structure; 2. b. Height above mean sea level of the elevation of the lowest floor and location of lot outfall when the structure is proposed to be located in a floodway or floodplain area; 3. c. Floor plans depicting location and dimensions of all proposed uses and activities; 4. d. All on-site utilities and mechanical equipment; Response: This phase is limited to primarily grading. There are not buildings proposed with this application. 11. Description and mapping of soils existing on the site, accompanied by analysis as to the suitability of such soils for the intended construction. Soil in proposed landscaping areas must comply with requirements outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Response: A Geotechnical investigation was conducted by IMEG engineering. Their findings are included in this application as Appendix V. 12. Temporary facilities plan showing the location of all temporary model homes, sales offices and/or construction facilities, including temporary signs and parking facilities; Response: No permanent sales offices or model homes are proposed for this phase; however, a contractor's job trailer and construction-related items may be placed on-site within the designated gravel staging areas during construction. Because a contractor has not been selected for this project, the specific items required for construction have not been provided. 13. Unless already provided through a previous subdivision review, a noxious weed control plan complying with 38.710.050.A.5.c; Response: The property owner is currently maintaining the site per the weed management plan provided in Appendix S, a responsibility that will continue until the parkland is formally transferred to the City of Bozeman. 14. Drafts of applicable supplementary documents as set forth in 38.720; Response: Because Phase 1A is focused on the construction of a public park facility and does not include residential components, covenants and bylaws are not provided; the Parks Master Plan serves as the primary design regulation for the park construction. 15. The information necessary to complete the determination of density change and parkland provision required by 38.420.020.B, unless such information was previously determined by the city to be inapplicable and written confirmation is provided to the applicant prior to submittal of a preliminary site plan application. If a new park will be created by the development the park plan materials of 38.710.050.A.14 must be provided; Response: Requirements for the creation of the new park are outlined in the project narrative and further detailed within the provided Parks Master Plan. 16. Affordable housing. If the application includes requests for incentives provided in 38.340, describe how the site plan will satisfy any requirements of 38.340 which have either been established for that lot through the subdivision process or, if no subdivision has previously occurred, are applicable to a site plan. The description must be of adequate detail to clearly identify those lots and dwellings designated as subject to 38.340 compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable; Response: This project is not contemplating the residential component at this time. Affordable housing may be considered in the future with a subdivision application. 17. Phased site plans: 1. a. A phasing plan showing the location of phase boundaries and that each phase will be fully functional if subsequent phases are not completed; 2. b. A utilities plan showing that each phase will be able to be fully functional if subsequent phases are not completed; 3. c. 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; 4. d. If the applicant intends for multiple phases to be under construction simultaneously, evidence of financial commitment from the project lender for the completion of all phases to be undertaken at once. Evidence of financial commitment may be provided at the time the building permits for the multiple phases are sought. Response: Phasing is established through the Master Site Plan Application. This application is to enact the first subphase (Phase 1A). 18. When 38.420.020 requires parkland dedication in association with a site plan, and cash-in-lieu of parkland will not be provided, the materials required by 38.710.050.A.14. Response: There are no dwelling units proposed with this application. The Master Site Plan Application will set the direction for any development or possible park credits. 19. The information related to water adequacy required by 38.710.050.A.19, unless the information was previously provided through a subdivision review process and the proposed development does not generate more demand than addressed during the subdivision review. At the discretion of the Director of Utilities, updated information will be required if previous approvals or determination of no impact are more than 5 years old. Response: The applicant has two surface water rights—one from Baxter Creek and the other from the Gallatin River. The applicant intends to use these surface water rights in addition to the Farmers Canal Ditch Shares for irrigation purposes. The applicant intends to pay CILWR for any water usage above their allocated water rights. More information is included in the CILWR Memo (Appendix P).