HomeMy WebLinkAbout006 Autumn Grove Condos Concept Review Comments Response Narrative
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Autumn Grove Condominiums
Concept Review Comments Narrative
Application 21273
(ME) – Madison Engineering (PA) – PROOF Architecture (RB) – Red Barn
Planning Division
1. Original PUD documents – This site was part of the original West Winds PUD
Conditional Use Permit with multiple subsequent modifications. The application will
be reviewed against these documents. Please ensure you have adequately reviewed
these documents and show how you are meeting any specific requirements. Staff has
done an initial review of them and is noting the below items for the applicant,
however please note, this was not an exhaustive research into the previously recorded
documents and that will be expected of the applicant.
• Recorded document 2298713 – 05/01/2008
4. The Covenants and Design Guidelines must state the means in which
building orientation will be mitigated along the arterial and collector
streets. The lots shall provide a front porch or false façade, a sidewalk
connection to each building, and the covenants shall prohibit the
construction of fences unless constructed less than 4 feet tall with a
coordinated design for all of the lots backing up to Oak Street, Baxter
Lane, 27th Avenue and Davis Lane.
Response: (PA) Refer to Page 1 of the PROOF Architectural Narrative and
Departure Request Letter attached to the end of this document.
• 11. The storm water detention ponds shall be designed in a more organic
form and landscaped as a water feature with 6” river rock and wet root
tolerant plant types.
Response: (ME) The storm water design was modified to utilize underground ADS
Stormtech chambers. Refer to sheet C1.3 – Drainage Plan
• 34. A density cap shall be applied to the build out of the subdivision.
The cap will be based on the total number of acres of dedicated
parkland provided.
Response: (ME) Parkland is not being proposed. CIL of parkland is proposed
and is shown on sheet C0.0 – Cover.
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2. Process
• BMC 38.220.080, 38.230.100 Site plan submittal requirements, A site
plan application is required for City review of this proposal with the
appropriate submittal materials and fees. Any allowed and requested
departures must be submitted with a narrative describing how the
departure positively addresses the applicable review criteria and must be
accompanied by the applicable review fees for each departure. The
departure request letter would be submitted with the Site Plan. Per
Section 38.230.100, include the appropriate information for your
submittal along with other site plan checklist items. (If you intend to
construct this in phases, or believe it will take more than two years, a
Master Site Plan will be required)
Response: (PA) Refer to Page 3 of the PROOF Architectural Narrative and
Departure Request Letter attached to the end of this document.
• BMC 38.220.100 Submittal requirements for landscape plans. Ensure
your formal application addressed the submittal requirements for
landscape plans.
Response: (RB) The landscape, plan has been prepared per the City of Bozeman
requirements.
3. Site Plan Comments
• BMC 38.360.250. Townhouse and rowhouse dwellings. The application
will need to be found consistent with this section. While the entire section
will need to be found consistent, staff found the following not met with the
concept proposal.
i. C. For rowhouses where the primary pedestrian access to the
dwelling is from an alley or private internal vehicular access,
buildings must emphasize individual pedestrian entrances over
individual garages by using both of the following measures: (refer
to code)
Response: (PA) Refer to Page 2 of the PROOF Architectural Narrative and
Departure Request Letter attached to the end of this document.
ii. E. Usable open space. Townhouse and rowhouse dwellings must
provide open space at least equal to ten percent of the building
living space, not counting automobile storage. The required open
space may be provided by one or more of the following ways: (1)
Usable private open space directly adjacent and accessible to
dwelling units. Such space must have minimum dimensions of at
least 12 feet on all sides and by configured to accommodate human
activity such as outdoor eating, gardening, toddler play,e tc. Front
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setbacks may be used to meet this standard, provided they are
defined with a fence meeting the standards of section 38.350.060.
(2) Balconies, roof decks and/or front porches.
Response: (PA) Refer to Page 2 of the PROOF Architectural Narrative and
Departure Request Letter attached to the end of this document.
• BMC 38.410.040.D. Rights-of-way for pedestrians. Rights-of-way not
less than ten feet wide for pedestrian walks are required where deemed
necessary to provide circulation or access to parks, open space, schools,
playgrounds. . . The pedestrian pathway that is proposed running north
south satisfies this provision and as proposed is of adequate width (greater
than 30 feet). However it will need to be built to city standards per
38.410.040.D.3 which includes street trees. In addition, per
38.410.040.D.1 the setbacks from the pedestrian easement will be
required. A pedestrian access easement will be required per 38.410.060.
Response: (ME) - Acknowledged. A 30’ wide easement is proposed and shown on
the site plan.
(RB) – Due to the sewer line running parallel to the curb. Trees need to
have 10’ separation from water/sewer lines. Currently trees are being
showed on the East side of sidewalk that could satisfy this requirement.
• BMC 38.510.020.F.(1 & 2) When a building or buildings is located
such that it faces and is adjacent to multiple street block frontages, the
orientation of the front of the building must be sited and placed on the
property in the following order of precedence: (1) Gateway. The
buildings whose ends are facing Davis Lane (Building E & I) will need
to be designed such that the façade facing Davis presents and functions
as a front facing façade including the sidewalk connecting north of the
4-Plex (just south of the proposed stormwater pond).
Response: (PA) Refer to Page 3 of the PROOF Architectural Narrative and
Departure Request Letter.
• BMC 38.510.030.C. The internal drives will need to be designed
to the landscape block frontage with.
i. Ensure you provide façade transparency calculations on the
elevations for the buildings in future submittals.
ii. Landscaping – The area between the street and building must be
landscaped, private porch or patio space, and/or pedestrian-
oriented space. For setbacks adjacent to buildings with windows,
provide low level landscaping that maintains views between the
building and the street. Also provide plant materials that screen
any blank walls and add visual interest at both the pedestrian scale
and motorist scale. For extended wall areas, provide for a
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diversity of plant materials and textures to maintain visual interest
from a pedestrian scale. Ensure these provisions are met on future
submittals.
Response: (PA) Refer to Page 3 of the PROOF Architectural Narrative and
Departure Request Letter.
• BMC 38.510.030.J. Special residential block frontage standards along
sidewalks and internal pathways. Project will need to meet this section
for buildings that face a sidewalk or pedestrian path.
Response: (ME) The project has been designed per BMC 38.510.030.J.
• BMC 38.540.020. Stall, aisles, and driveway design: Dimensions of
parking spaces and modules. Show the actual dimensions for your
parking stalls. Note the dimension requirements in 38.540.020 (18’ x
9’) except in residential garages which required 20’x9’ (note an
additional one foot is required on all exterior sides of the stall).
Response: (ME) Parking stalls and aisles dimensions are called out on sheet C1.1
Dimension plan.
• BMC 38.540.020.D. Backing requirements. All required parking
must have adequate back-up maneuverability as specified in Table
38.540.020.
Response: (PA) Refer to Page 3 of the PROOF Architectural Narrative and
Departure Request Letter.
4. Landscaping Comments
• BMC 38.550.050 Mandatory landscaping provisions. Application must
meet the appropriate landscaping provisions including but not limited to:
i. Setback landscaping required. For all uses in all districts, unless
otherwise provided by specific approval through design review
procedures, all front, side and rear setbacks, and those areas
subject to section 38.550.050.E, exclusive of permitted access
drives, parking areas and accessory structures, must be landscaped
as defined in this chapter.
ii. Drought tolerant species required. A landscape plan must provide
75% or greater of the proposed trees and shrubs as drought tolerant
species as defined in the latest edition of the Montana Nursery and
Landscape Association’s Drought Tolerant Plants for the Montana
Landscape or on a list adopted by the city of drought tolerant
species for purposes of this section.
Response: (RB) The landscape plan has been prepared per the City of Bozeman
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requirements.
• BMC 38.550.050.J. Required use of trees with residential adjacency.
All landscape plans must include, for each setback with a residential
adjacency, at least one canopy or non-canopy tree for each 50 lineal feet
of the adjacent areas. This will need to be met for internal streets as well.
Response: (RB) Trees have been added to the boulevard strip on the South side of
buildings 6 & 7, however the other internal street on the North side is
all driveways, so I am unable to add street trees. We are showing 3-4
trees here where there is plant beds or lawn but will need 7 total to meet
the 50 LF requirement.
Parks Department
• A parkland calculation table is required to determine parkland, or CILP
• See Sec. 38.700.130 for calculating Net Residential Density:
• Cash-in-lieu of Parkland (CILP) appraisal value is currently $2.07 PSF
(effective June 22, 2021).
• Provide written justification for CILP request, per Resolution 4784
• All CILP requests are reviewed by the Rec and Park Advisory Board
or its Subdivision Review Committee upon formal Site Plan submittal.
Final CILP approval is granted by Parks and Rec Director.
• See sections 38.700.130 and our general 38.420.010 for more information.
Response: (ME) The parkland calculation table is located on sheet C0.0 – Cover.
References above have been reviewed
Northwestern Energy
• Will the new buildings require gas in addition to electric services?
Response: (ME) Yes gas is proposed in addition to electrical service
• Applicant will need to work with NWE engineer to determine the best
path for bringing utilities into the project for best use of transformer
locations to minimize utility equipment.
• Transformer location to Building. Plans do not show proposed transformer
locations. Location of the transformer will need to be installed where large
line trucks can access the transformer location for installation and service
or repair. If the building should require 3 phase power a transformer pad
site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. For
oil filled transformers a 2-foot clearance is required to non- combustible
walls and surfaces that do not have any openings such as doors, windows,
air intake, and fire escapes routes, and meets current NEC or NFPA
requirements for non-combustible material. For transformers 750kVA &
larger a 3-foot 6-inch clearance is required. For both locations, 10-feet of
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clearance is required on the front side of the pad where the transformer
doors are located. Note, all distances are referenced to the edge of the pad.
For any combustible surface, not meeting current NEC or NFPA
requirements for non-combustible material, a minimum of a 10-foot
clearance is required. For planting of bushes or shrubs a Minimum
Working Space for a Pad-Mounted Transformer, is 4-feet on the sides and
back portion of the concrete pad and 10-feet of clearance on the front side
of the pad where the transformer doors are located. Note, all distances are
referenced to the edge of the pad. The NWE project engineer will help to
determine the appropriate location for the transformer. Due to COVID-19
there has been an impact on receiving larger three phase and single phase
transformers and a longer timeline may be needed to receive the needed
equipment for these services.
• Service & Meter Location. NWE will need to review proposed location
of gas and electric meters. The electric meter & or CT cabinet will need
to be installed in the same general location within 10-feet of the gas
meter. NorthWestern Energy reserves the right to specify the location of
our meters. All meters are to be located outdoors on the corner or in a
location on the building closest to the transformer or secondary junction
can serving the building unit. On new construction, electric meter
locations must be within 10 feet of the gas meter if NorthWestern Energy
will be providing both electric and gas service. Meter locations will need
to be approved by NWE. NWE policy is to maintain a minimum 30-
inches wide by 3-feet clear zone between the front of the meter and
landscape screening or wall screening for self-contained meter bases and
48- inches for installations requiring cabinets. Location of the meter(s)
shall allow easy access to the meters for operation and maintenance. Gas
meters. The following applies to all buildings in regards to the gas
regulator. The gas regulator cannot be placed under a window or within
3’ of the operable portion of the window. It can be placed under a
window/deck on the second story, provided the “open/operable” portion
has at least 6’ of clearance from the regulator. Ensure that there is 10’ of
separation from any mechanical air intake, including air conditioning
units. The regulator will need to be 3’ from the closest corner of any
portion of the electric meter base.
• Where multiple units are proposed there will be a need to install multiple
meters within the same location. With multiple meters, adequate wall
space will be needed to install the number of electric and gas meters, and
electric gear. For gas meters, NWE will only stack gas meters 2 high and
therefore the needed wall space for gas meters will require a longer wall
space. The two areas for gas and electric meters will need to occupy the
same wall space, unless otherwise approved by a NWE project engineer,
with the needed separation between gas and electric meters.
• When there are multiple units with multiple meters NWE requires that the
meters have a permanent placard for each meter. For multiple metering
each location or premise must have its address and unit numbers
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permanently attached by means of a placard to the meter bases and the
individual apartment /unit breaker boxes before the meter is set. These
identifying placards must match the unit information as displayed on the
unit’s entry door.
• Applicant needs to show proposed meter screening methods for the NWE
engineer to review. If using a screening wall a drawing of the screening
wall need to be reviewed and approved by NWE for underground utility
installation under the wall and access for operation and maintenance lines
and equipment.
Response: (ME) The comments above are acknowledged.
Screening Wall criteria.
• Gas service cannot penetrate foundation walls that are attached to the
building foundation per the International Fuel Code. Gas riser need to
penetrate the building above ground. However, if the foundation is not
attached to the building i.e. the foundation wall is isolated from the
building for just supporting the wall, this is acceptable.
• If this is a free standing foundation wall, a knock-out must be provided
that is a min of 2’x2’ but may be required that the knockout be larger on
the electric service depending on the meter base amperage. Consult NWE
for proper sizing of knock-out
• Contact NWE for placement of knock-out to insure that it lines up
properly with the termination location to prevent bends in the gas or
electric services.
• Screening must meet the clear zone requirement of NWE Electric Service
Requirements which typically for commercial application is 48” from the
face of the electric meter. See meter location comment.
• Gas meter cannot be located in recessed location where it is not
open atmosphere above the meter without approval from NWE.
• Screening cannot consist of rolling doors or other devices that are
required to be open to access the meters.
• Utility easement. Any extension of gas main or electric primary will need
to be installed within an easement. To establish the needed utility
easement locations the NWE project engineer and Northwester Energy’s
real estate representative will help to establish these locations.
• Landscaping. No large, deep rooted trees or bushes will be allowed
within the 10-foot utility easement. No large trees reaching heights of
15-feet or taller will be allowed under any overhead distribution lines.
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All other approved landscaping will be placed so as not to damage,
prevent or hinder operation and maintenance of NWE utilities.
• Submit an application online to have the project engineer work with the
applicant through NWE engineering standards and processes. Go to
www.northwesternenergy.com/construction to apply online Montana
Construction Application, and access Montana New Service Guide to
provide information on electric and gas service requirements
Response: (ME) The comments above are acknowledged
Solid Waste Division
1. With the use of residential totes, Solid Waste is ok with the plan.
Response: (ME) Acknowledged.
Fire Department
• Replace noted fire hydrant at western end of southern most internal
road with blow off. Fire hydrant not of much purposeful use for fire
operations due to location.
Response: (ME) Hydrant on Western end of Southern most internal road has been
changed to a blowoff assembly.
• Recommend “Fire Lane” signage and red curb painting along North
side internal road fronting buildings F & G.
Response: (ME) Acknowledged.
• Otherwise site layout and other proposed fire hydrant location is acceptable.
Response: (ME) Acknowledged.
Water and Sewer Division
Response: No Comments Received
Engineering Comments
Easements
1. Easement must be provided using the City standard language and be provided for
review and approval. The applicant may contact the Engineering Department to
receive a copy of easement templates.
Response: (ME) Proposed easements are shown and labeled on the Site Plan
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2. DSSP V.D.5.b - Utility easements will be required for all fire hydrants maintained
by the City of Bozeman.
Response: (ME) Acknowledged.
3. BMC 38.410.060.C.1 - The applicant must provide a thirty (30) foot public
utility easement to accommodate both water and sewer.
Response: (ME) Acknowledged. Included in this submittal is the public utility
easement draft language. The utility easement exhibit will be provided
with final approval due to potential layout changes.
a. The water main extension south of BLDG E must be inside the proposed 30
foot easement.
Response: (ME) The water main extension South of Bldg E is currently within a 30-
foot wide easement.
4. BMC 38.410.060 - Drainage easements are required for drainage paths
and infrastructure across lot lines.
Response: (ME) No proposed drainage paths cross lot lines.
Payback
1. The subject property is located within the N 19th and Baxter intersection Payback
boundary for traffic signal improvements. Please contact Marcy Yeykal at
myeykal@bozeman.net for a determination of the amount.
Response: (ME) Included in this submittal is the City traffic signal improvements
correspondence with Marcy Yeykal.
Water and Wastewater
1. BMC 38.410.070 and DSSP V.A and V.B - Prior to a determination of adequacy
the applicant must provide an estimate of the peak-hour sanitary sewer demand as
well as the average and max day demands of domestic water usage for the proposed
site development. The estimates must be certified by a professional engineer.
Response: (ME) Residential Wastewater usage and peak hour document is
included.
2. DSSP V.A.5 - All dead end 8" mains shall end with a fire hydrant or 2" blowoff.
Larger diameter dead end mains shall end with a fire hydrant. Permanent dead-end
mains shall not exceed 500-feet long.
Response: (ME) All dead end 8” main end with a 2” blowoff.
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a. The proposed fire hydrant at the south west corner of BLDG E is not
necessary, a blow off is recommended in this scenario.
Response: (ME) The hydrant on the Southwest end of the project was changed to a
blowoff per City recommendation.
3. DSSP V.A.6.f - All service connections shall be uniform size from the service line
tap to the building structure or structures unless otherwise approved or required by
the Water Superintendent. The minimum diameter of a service is 4-inch. Services
shall connect to the main with in-line gasketed wyes. The service line stub, from the
main to the property line or easement line, shall be installed with a maximum slope of
1h-inch per foot. The minimum slope of a 4-inch service line stub is 1/4-inch per
foot. The minimum slope of a 6-inch service line stub is 1/8-inch per foot.
Response: (ME) Acknowledged.
4. The applicant is advised that due to the known high groundwater and soil conditions
within the proposed area of development an increased rate of corrosion has been
observed with ductile iron water mains, thus decreasing the longevity of publicly
owned and maintained infrastructure. The applicant must provide corrosion
protection for all future water mains within the development and identify how the
mains will be protected with future infrastructure submittal. Acceptable protection
methods include zinc coated ductile iron or v-bio enhanced polyethylene encasement
of the main.
Response: (ME) All ductile iron are proposed with v-bio wrap will be stated on the
infrastructure improvement plans.
5. DSSP Fire Service Line Standard - The applicant must prepare plans and
specifications for any fire service line in accordance with the City’s Fire Service
Line Policy. The plans must be prepared by a Professional Engineer and be provided
to and approved by the City Engineer prior to initiation of construction of the fire
service or fire protection system. The applicant must also provide Professional
Engineering services for construction inspection, post-construction certification and
preparation of mylar record drawings. Fire service plans, and domestic services 4” or
larger, must be a standalone submittal, separate from the site plan submittal. City of
Bozeman applications for service must be completed by the applicant.
Response: (ME) Acknowledged.
Water Rights
1. BMC 38.410.130.A.1 - Water rights: The applicant must contact Griffin Nielsen with
the City Engineering Department to obtain a determination of cash-in-lieu of water
rights (CILWR). CILWR must be paid prior to site plan approval.
Response: (ME) Included in this submittal is the City CILWR correspondence.
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Stormwater
1. BMC 38.540.020.M - Snow removal storage areas must be sufficient to store
snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the
parking areas, shall not cause snow to be deposited on public rights-of-way, shall
not include areas provided for required parking access and spaces, and shall not be
placed in such a manner as to damage landscaping.
Response: (ME) Accumulation of snow will be plowed to snow storage areas called
out on C1.0 – Site Plan. If snow storage areas are at capacity, additional
snow will be hauled off-site.
2. DSSP Section II.A.4 - Water Quality: The applicant must include a drainage plan
with post-construction stormwater management controls that are designed to infiltrate,
evapotranspire, and/or capture for reuse the post-construction runoff generated from
the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no
measurable precipitation. For projects that cannot meet 100% of the runoff reduction
requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be
either: a. Treated onsite using post-construction storm water management control(s)
expected to remove 80 percent total suspended solids (TSS); b. Managed offsite
within the same sub-watershed using post-construction storm water management
control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c.
Treated offsite within the same subwatershed using post-construction storm water
management control(s) expected to remove 80 percent TSS.
Response: (ME) Included in this submittal is a storm water report per COB standards.
3. DSSP Section II.C - Water Quantity: The applicant must provide on-site detention
with release rates limited to predevelopment runoff rates. Retention ponds must be
sized based on a 10-year, 2-hour storm intensity.
Response: (ME) Stormwater report includes a retention sizing based on 10-year, 2-
hour storm intensity.
4. The applicant is advised that the seasonal high groundwater elevation must be
determined and the engineer responsible for the design drainage must certify that the
proposed infrastructure can meet or exceed the City’s drainage requirements during
the seasonal high groundwater.
Response: (ME) Included in the stormwater report is the seasonal high
groundwater documents.
Transportation
1. BMC 38.220.080.A.2.g - Traffic Generation: The applicant must submit a peak hour trip
generation value to the City to determine whether a traffic impact study is required
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Response: (ME) Included in this submittal is the City TIS Waiver Email
Correspondence.
Conditions of Approval
1. If not already filed for the subject site, the applicant must provide and file with
the County Clerk and Recorder's office executed Waivers of Right to Protest
Creation of Special Improvement Districts (SID’s) for the following:
a. Street improvements to W. Oak Street including paving, curb/gutter,
sidewalk, and storm drainage.
b. Street improvements to Davis Lane including paving, curb/gutter, sidewalk,
and storm drainage.
c. Street improvements to Baxter Lane including paving, curb/gutter, sidewalk,
and storm drainage.
d. Intersection improvements to the intersection of Davis Lane and Baxter Lane.
e. Intersection improvements to the intersection of W. Oak Street and N.
27th Avenue.
f. Intersection improvements to the intersection of W. Oak Street and
Ferguson Avenue.
The document filed must specify that in the event an SID is not utilized for the
completion of these improvements, the developer agrees to participate in an alternate
financing method for the completion of said improvements on a fair share,
proportionate basis as determined by square footage of property, taxable valuation of
the property, traffic contribution from the development, or a combination thereof.
The applicant must provide a copy of the filed SID waiver prior to Site Plan
approval.
Water Conservation Comments
Autumn Grove Condominiums – Landscape and Irrigation Conceptual Plan Advisory Comments
The Water Conservation Division strives to promote outdoor water-use efficiency and best
practice of landscape and irrigation installations. The following best practice recommendations to
the Autumn Grove Condominiums conceptual plan are provided to guide the project towards
maximizing landscape health and resiliency while minimizing outdoor water consumption.
Adhering to these recommendations is not required to receive plan approval.
1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped
area of all turf grass areas.
2. Each hydrozone should be on a separate irrigation zone based on the vegetation’s water
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demand. Grouping plants with similar watering needs will reduce over or under watering the
vegetation.
3. Drought tolerant and water-wise landscaping can use approximately 75% less irrigation
water than turf grass. The plant schedule should maximize the installation of drought tolerant
landscaping and minimize the use of Kentucky bluegrass, especially within areas surrounded
by pavement and/or parking spaces. It is recommended to install native seed mix and/or
drought tolerant plants/shrubs in these areas.
4. Landscape plans should include topsoil depth specification of 4”- 6” (after grading) to
allow for proper root depth growth and assist with plant and turf grass resiliency.
5. Specify that perennials, shrubs, and trees will be irrigated using low flow drip irrigation
technology that will directly target the roots. Drip irrigation uses approximately 75% less
water when compared to overhead spray irrigation.
6. Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and
wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-
spray, multi-trajectory nozzles or rotary nozzles’) if overhead irrigation is to be used within
turf grass lawn areas. To save money and water - check out the City’s sprinkler nozzle
rebates for new construction!
7. When programmed properly, weather based irrigation controllers can reduce outdoor water
use by 25%. Specify the installation of a weather based irrigation controller that can
automatically adjust the watering schedule according to local weather events. To save
money and water - check out the City’s WaterSense® weather based irrigation controller
rebates for new construction!
8. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation
of a rain/freeze sensor, which overrides and turns off the irrigation system when a certain
amount of rain has fallen. When the sensor dries, it opens the connection to allow the
system to resume normal operations. To save money and water - check out the City’s rain
sensor rebates for new construction!
9. Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any
paved surface, especially curbs, to minimize sprinkler head damage from snowplows and
lawn care equipment. This will also help to minimize future pavement obstruction of the
sprinkler head which can occur as the ground settles over time.
10. After installation, sprinkler heads should be adjusted to throw the proper distance and
direction in order to minimize water waste via run-off and achieve head-to-head coverage.
Response: The landscape, plan has been prepared per the City of Bozeman requirements.
END OF NARRATIVE