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HomeMy WebLinkAbout26282_Initial Project ReportProject Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 1 of 20 Article 1 – Project Summary Application No. 26282 Type Site Plan (SP) Project Name Diamond 8 Phase 1A SP Summary A Site Plan application requesting to implement the first phase of the associated Master Site Plan (MSP 26161; Diamond 8) with 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. This phase proposes to grade the site with staging areas, access roads, and provide stormwater facilities. 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 d 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 Phase 1A SP Application No. 26282 September 10, 2026 Page 2 of 20 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 26282 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.) Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 3 of 20 Article 3 – Figures Figure 1: Current Zoning Map Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 4 of 20 Figure 2: North Site Plan Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 5 of 20 Figure 3: South Site Plan Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 6 of 20 Figure 4: Phasing Plan Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 7 of 20 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 Phase 1A SP Application No. 26282 September 10, 2026 Page 8 of 20 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 Phase 1A SP Application No. 26282 September 10, 2026 Page 9 of 20 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: This application is for the first phase (Phase 1A) of the Master Site Plan. 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 phase site plan applications. Concurrent Construction No ENG N/A Comments: Off-site concurrent construction was requested with the associated Master Site Plan, however phase 1A does not have any public infrastructure or building permits. Concurrent construction is not applicable to phase 1A. 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 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 Phase 1A SP Application No. 26282 September 10, 2026 Page 10 of 20 Amenity/Open Space Provided n/a Comments: The application proposes to grade the site and install stormwater infrastructure. The application contains a Memorandum of Understanding that states the lot will be dedicated to the City of Bozeman upon future subdivision. There are no buildings 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: There are no structures associated with this phase. 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 Phase 1A SP Application No. 26282 September 10, 2026 Page 11 of 20 Side Street Required n/a N/A Provided n/a Comments: There no 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: No structures 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: No structures are proposed with this application. No vertical massing standards apply. 3.b.2. Horizontal Massing PZ Meets Code? Dwelling units per building Allowed N/A N/A Provided N/A Building width- primary street Allowed N/A N/A Provided N/A Building width- side street Allowed N/A N/A Provided N/A Comments: No structures are proposed with this application. No horizontal massing standards apply. 3.b.3. Activation PZ Meets Code? Required N/A N/A Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 12 of 20 Residential Active depth Provided N/A Non-residential Active depth Required N/A N/A Provided N/A Comments: No structures are proposed with this application. No activation standards apply. 3.b.4. Floor Height PZ Meets Code? Residential Ground Story Height Required N/A N/A Provided N/A Non-residential Ground Story Height Required N/A N/A Provided N/A Ground Floor Elevation Required N/A N/A Provided N/A Comments: No structures 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: No structures 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 N/A N/A N/A N/A Non-residential N/A N/A N/A N/A Entry Feature Required N/A Required N/A N/A Entry Feature Type: Porch/Covered Entry/Recessed Entry Type Provided Type Provided N/A N/A N/A Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 13 of 20 Comments: No structures 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. 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 notice process was completed with the Master Site Plan and there are no impacts to agricultural water user facilities with phase 1A. 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 not 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. Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 14 of 20 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 ) N/A Intersections (38.400.030) N/A Street Names (38.400.040) N/A Street and road Construction Standards (38.400.050) Yes Street Improvement Standards (38.400.060) Yes Comments: A Traffic Impact Study was provided with the Master Site Plan, however phase 1A doesn’t have any public traffic generation because there is no occupancy component. Street easements were provided with the Master Site Plan and no additional dedication is needed. Adjacent streets (Oak Street – arterial and Baxter Lane – arterial) exist to provide temporary construction access to the site. A temporary gravel construction access road will be constructed along the Laurel Parkway alignment to provide construction access from Oak Street to the area of disturbance north of future Harvest Parkway. Street Lighting (38.400.070) ENG N/A Comments: No public streets or street lighting are proposed with phase 1A. Phase 1A doesn’t have any public traffic generation because there is no occupancy component. Sidewalks (38.400.080 ) ENG N/A Comments: No sidewalks are proposed with phase 1A. Phase 1A doesn’t have any public traffic generation because there is no occupancy component. Drive access (38.400.090) ENG Yes Comments: Temporary construction access to the site is via the intersection of Oak Street (arterial) and Laurel Parkway (collector), or via the existing access near the intersection of Baxter Lane (arterial) and Laurel Parkway (collector). Track pads will be used at temporary construction access points to existing streets. Street vision triangle (38.400.100) ENG N/A Transportation pathways (38.400.110 ) N/A Public transportation (38.400.120) N/A Comments: No alterations are proposed or required to ensure adequate site vision triangles. Public transportation is not required or applicable to Phase 1A. Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 15 of 20 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 applications 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. This is very little impact on the wetlands with this project. The impacts are limited to road and utility crossings.” Community Focal Point (38.410.020) PZ Yes Comments: This project is for a public park which may be utilized as a community focal point for further development on this lot. Lot and block standards (38.410.030-040) ENG/PZ Yes Rights-of-way for pedestrians (38.410.040.D.) 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 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: A 10-foot private utility easement was provided with the Master Site Plan. Additional utility easements will be provided with subsequent phases when utilities are installed. There are no water, sewer or private utility improvements associated with phase 1A. Site storm ponds and storm pipes will be installed with phase 1A. Municipal infrastructure requirements (38.410.070) ENG Yes Comments: There are no water and sewer improvements associated with phase 1A. Site storm ponds and storm pipes will be installed with phase 1A. 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. Phase 1A includes site grading, athletic field construction, shallow athletic field underdrains, private storm piping, and excavation of the primary stormwater Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 16 of 20 ponds. The sizing of the primary stormwater ponds anticipates full buildout, however the design will continue to be refined with subsequent site plans when impervious improvements are installed. 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. Fire Protection Requirements (38.410.090) FIRE Yes Comments: This application requests to re-grade the lots. No fire impacts are anticipated or required to be mitigated. Mail Delivery (38.410.100) PZ N/A Comments: No alterations to mail delivery facilities are required with this proposal. Water Adequacy (38.410.110) WTR Yes Comments: Phase 1A does not have a municipal water demand so no offset (CILWR fee) is required. An on-site well will provide irrigation water during phase 1A and is supported by a DNRC-approved Notice of Intent. 5.c. Park and Recreation Requirements (38.420) Meets Code? Parkland requirements (38.420.020) PARK N/A 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 park land is applicable to this request. Park/Recreational area design and location (38.420.040-050) PARK N/A Park Frontage (38.420.060) N/A Liner Parks (38.420.070) N/A Park development (38.420.080) N/A 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. 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 accessory structure contains a sidewalk providing patrons access to the structure for drop off. The site complies with non-motorized circulation and design. Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 17 of 20 Vehicular Circulation and Parking (38.510.050) PZ Yes Internal Roadway Design (38.510.050.D) N/A Comments: This request includes grading and stormwater facilities. No roadways or vehicular circulation are applicable to this request. 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: No buildings are proposed with this application. Building design standards are no applicable. 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 N/A Maintenance of Parking Areas (38.520.030) N/A Number of vehicle spaces required (38.520.040) N/A Residential (38.530.040.B.2.a) Required N/A Reductions N/A Non-residential (38.530.040.B.2.b) Required N/A Reductions N/A Total Required N/A Max Allowed N/A Total provided Total N/A On street N/A Off street N/A Joint Use of Parking facilities (38.530.050) PZ N/A Off-site parking (38.530.060) N/A Comments: This application requests to re-grade the site. No parking is required for this application. Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 18 of 20 Number of Bicycle parking spaces required (38.520.070) PZ/ENG N/A Residential N/A Short-term Required Provided 25% 0 0 Long Term Required Provided 75% 0 0 Total Residential Required 0 Total Residential provided 0 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 Comments: No bike parking is required nor proposed for this application. 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: There are no alterations to the existing landscaping required or proposed with this application. Fences, walls, and hedges (38.550.070) PZ N/A Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 19 of 20 Comments: No fences, walls, or hedges are proposed to be added or altered with this application. Landscaping of public lands (38.550.080) FOR N/A Comments: No improvements to landscaping of public lands is required with this application. 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 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 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 for floodplain regulations are not applicable to phase 1A. The project is located outside of mapped FEMA floodplains (Zone X). The Diamond 8 development lies within the 100 year floodplain of Baxter Creek or Baxter Ditch as show on the Master Site Plan. There are no encroachments to Baxter Creek or Baxter Ditch with Phase 1A. As noted in the Master Site Plan code provisions, Phase 1B will require a flood hazard evaluation for the unnamed watercourse. Phase 1A is intended to allow site grading and construction access via gravel access roads. Phase 1A does not have any infrastructure improvements, building permits, or an occupancy component so a flood hazard evaluation is not required with this phase. Requirements of 38.610 for wetland regulations are not applicable to Phase 1A. A wetland delineation report was provided with the Master Site Plan. As stated in the applicant’s phase 1A narrative, there are no impacts to wetlands with phase 1A. As noted in the Master Site Plan code provisions, wetland permits and a wetland setback planting plan and revegetation plan are required when project phases or project components impact the wetlands. 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 improvements within these zones that are allowable under Section 38.620.D.2.c. The applicant is proposing on-site stormwater treatment facilities within Zone 2, which are an allowed use under Section 38.620.D.2.c(1). Based on the materials provided with the phase 1A site plan, the project demonstrates compliance with the watercourse setback, dimensional, and encroachment standards of BMC Division 38.620. As noted in the Master Site plan code provisions, a Project Report Diamond 8 Phase 1A SP Application No. 26282 September 10, 2026 Page 20 of 20 watercourse setback planting and revegetation plan is required to ensure compliance during construction and future phases of the development. 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 specific or special use standards are applicable to this request. Subdivisions (38.750) PZ/ENG N/A Subdivision exemptions (38.750.140) N/A Required easements N/A Comments: No lot lines are proposed to be relocated, nor are any required. No easements are 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.