HomeMy WebLinkAbout003_Nahorniak Commons CONR Letter Response 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com
Civil/Structural Engineering and Surveying
November 17, 2021
Nakeisha Lyon City of Bozeman Planning Department
20 E. Olive Street Bozeman, MT 59715 RE: Response to Concept Comments; Nahorniak Commons Site Plan
Dear Nakeisha, This letter is to provide a narrative response to the concept application comments received on the Nahorniak Commons Concept Application. Answers to the city comments are provided in bold.
Planning Division; Nakeisha Lyon, nlyon@bozeman.net 406-582-2963 Required Code Corrections
1. BMC 38.220.080. Site plan submittal requirements.
a. The application must meet the SP form requirements.
• This is understood.
b. Please ensure the COVID-19 Acknowledgement of Application Processing Delays
Form during the formal submittal.
• This form is no longer a requirement. 2. BMC 38.310. Permitted uses.
a. Please revise language and comments in narrative and/or plan set which includes these dwelling units as “townhouses” and/or “rowhouses”. These dwelling units do not meet the definition of either unit type, and are considered a four household dwelling.
• The above comment has been addressed in the attached plan sets
b. Please revise language and comments in narrative and/plan set which include a maximum width and maximum grouping requirements. These provisions are only applicable to the R-3 zoning district if the proposal was for townhouses and/or rowhouses.
• This is understood
3. BMC 38.320. Form and intensity standards. a. Please provide minimum lot area calculations accordingly during the formal submittal. This should include the required additional square footage for the proposed attached
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accessory dwelling units (ADU).
• ADU is not proposed with this application. Area calculations are provided. b. Please ensure the provided lot size is accurate during the formal submittal (i.e. the denoted lot acreage does not match the legal description).
• Montana Cadastral is wrong. The lot size is correct on the site plan. The reason why Cadastral is wrong is that is showing the old lot area from before a 45-foot section of the property was dedicated to the City for the purpose of Durston Road Right-of-Way. c. Please ensure the provided the minimum floor area is accurate during the formal
submittal (i.e the denoted minimum floor area does not match Staff’s calculations).
• See updated plan set. d. Please denote the correct front, side and rear setbacks for the proposed four-plexes
during the formal submittal as denoted below and per BMC requirements:
i. Functional Side Setback/Front Sideback (North): 1. The setback from the property line to the proposed four-plex is 15 feet. a. Please demonstrate compliance with this setback accordingly.
• The front setback is shown as 15 feet on the site plan submitted herein.
ii. Functional Front Setback and Functional Rear Setback/ Side Setback (West and East): 1. The setback from the western property line to the proposed four-plex is
20 feet The BMC stipulates that when a lot has one or more principal
buildings which are oriented to place the functional rear of a building adjacent to a side lot line, a setback from the property line equal to that for a rear setback must be provided.
• The west setback is shown as 20 feet on the site plan submitted herein.
2. The setback from the eastern property line to the proposed four-plex is
5 feet. a. Please demonstrate compliance with this setback accordingly.
• The east setback is shown as 5 feet on the site plan submitted herein.
iii. Functional Side Setback/Rear Setback (South): 1. The setback from the southern property line to the proposed four-plex is 20 feet. a. Please demonstrate compliance with this setback accordingly.
• Based on communication with Nakeisha Lyon and Marty Matsen, it was determined that the southern setback would be viewed as a side setback and was required to be shown as 5 feet. See site plan submitted herein.
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4. Sec. 38.350.050. - Setback and height encroachments, limitations and exceptions. a. Please ensure any changes in required setbacks also complies with this Section of the BMC.
• The only setback encroachments are the stairs in the rear 20-foot western setback that encroach by approximately 1.5 feet. Steps are allowed per code to encroach the rear setback by 5 feet. 5. BMC 38.350.060. – Fences, walls, and hedges.
a. Please ensure elevations and perspectives regarding all proposed fencing is consistent
during the formal submittal (i.e. fences are shown in the rear yards in the elevations, however, not depicted on plan sheets consistently). b. Provide fencing details during formal submittal (i.e. material, color, civil details, etc).
• The plans call out fencing where applicable. The architectural drawings contain fence details. 6. BMC 38.360.030. Accessory buildings, uses, and equipment. a. Please ensure compliance with this section of the BMC.
• No accessory buildings are proposed. 7. BMC 38.360.040. ADU use table in residential zoning districts. a. In reference to the submitted question #2, ground floor ADUs require alley access. Please revise the proposal accordingly during the formal submittal.
b. Please denote the required one paved off-street parking for the exclusive use of the ADU accordingly during the formal submittal. c. Please demonstrate through calculations that the proposed ADUs do not exceed one-third of the total area of the principal structure.
• ADUs are no longer proposed with this application. 8. BMC 38.360.220. Single, two, three, and four household dwellings. a. Clear and obvious pedestrian access between the sidewalk and a building entry that faces the street is required for new dwellings (the driveway may be used to help meet
this requirement). Please demonstrate compliance with this provision during the formal submittal.
• A sidewalk is now shown that connects all units to the Durston sidewalk.
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b. All new dwellings must provide a covered pedestrian entry with minimum weather protection of three feet by three feet. Please demonstrate compliance with this provision
during the formal submittal.
• The entrances now show a 3-foot covering. 9. BMC 38.410.120. Mail delivery. a. Please ensure compliance with the provisions of this section of the BMC.
• Sent email to USPS on 10-27 10. BMC 38.540. Parking. a. Please provide detailed calculations for vehicular and bicycle parking in conformance
with Sec. 38.540.050 during the formal submittal.
• Two buildings, each with four dwelling units are proposed. Each dwelling unit has three bedrooms. Three parking spaces are required for each dwelling unit per code. Therefore, a total of 24 parking spaces are required. Two spaces per
dwelling unit are contained in the garages. The remaining 8 spaces are located across the drive aisle from the buildings in the form of four parallel parking stalls. b. Please ensure conformance with individual residential garage standards for stall width and additional space on the exterior of each stall as denoted in Sec. 38.540.020 during
the formal submittal.
• Garages are of sufficient size to accommodate two cars (21 feet wide by 23 feet deep) per Table 38.540.020.
11. BMC 38.550. Landscaping.
a. Please provide a detailed landscaping plan in accordance with this section of the BMC and Sec. 38.220.100 during the formal submittal.
• Tim stefan to provide.
b. Please ensure compliance with Sec. 38.550.050.E during the formal submittal.
• Tim to review this section and complete. 12. BMC 38.570. Lighting.
a. Please provide a detailed lighting plan in accordance with this section of the BMC if
applicable.
• No street lights are proposed, see lighting analysis attached herein.
13. General Comment.
a. Staff noticed an overall lack of pedestrian connectivity on the subject property and highly encourages enhancing the connections for residents to the existing sidewalk off Durston Avenue as well as internal pathways to trash enclosures, parallel parking spaces, and landscaping areas which may be designed as outdoor space amenities.
• The dumpster enclosure going to have a pedestrian door Engineering Division, Lance Lehigh, llehigh@bozeman.net, 406-582-2284
Civil/Structural Engineering and Surveying
1. 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 if they do not already exist: a. Street improvements to Durston Road between Fowler Ave and 19th Ave including
lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage.
b. Intersection improvements at Durston Road and Fowler Ave including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. c. Intersection improvements at Durston Road and 19th Ave including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage.
d. Intersection improvements at Durston Road and North 27th Ave including lighting,
signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The applicant can obtain a copy of the template SID waiver from the City Engineering Department (Lance Lehigh). The SID wavier filed must specify that in the event a SID is not utilized for the completion of these improvements, the applicant 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 SID waiver filed with the County Clerk and Recorder prior to site plan approval. It was unclear if the SID wavier was filed with Annexation of the property. Please provide
documentation that the SID has been filed or file the SID along with the site plan application.
• An SID waiver was not filed with annexation. It is understood that we must file one prior to site plan approval. Easements
1. BMC 38.410.060 (C) (1) Easements - The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer. An additional ten feet of width is required for each additional main that occupies the easement.
• This utility easement is shown on the site plan. An official utility easement will be provided prior to site plan approval. 2. DSSP V.D.5.c. – Extend the public utility easement to allow for a 10 foot easement around the hydrant.
• The easement has been extended around the hydrant. 3. The applicant is advised to move the proposed dry utilities (i.e. gas, communication, and power) a minimum of 10 feet from water and sewer services.
• Dry utilities are located at least 10 feet from all other services. 4. The proposed curb stops need to be located within the easement and located in asphalt.
• The curb stops are within concrete or asphalt paved areas and within the easement.
5. BMC 38.410.060 (C) (1) Easements – Durston Road is classified as a Minor Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way ROW width of
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(100) feet. The applicant must provide their respective Durston ROW (50) feet from the centerline of the existing ROW as a public street and utility easement where Fowler is adjacent to the property
prior to site plan approval.
a. The applicant must show the platted ROW on the site plan documents and provide any remaining ROW prior to site plan approval. b. The applicant must show the 10-foot utility easement #2672409 on the site plan.
• It was determined on 12-2-21 by City engineering that is not going to be required with this project.
Water Rights 1. Bozeman Municipal Code (BMC) 38.410.130 – The applicant must contact Griffin Nielsen with
the City Engineering Department to obtain a determination of cash-in-lieu water rights (CILWR).
CILWR must be paid upon future development.
• A credit of $1,414 toward CILWR has been paid with annexation. Any additional CILWR will be paid at the time of site plan approval.
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Paybacks 1. The subject property is located within the Meadow Creek Subdivision payback district boundary for sewer improvements. The subject property did not participate in the original cost of construction of improvements and will be accessed a payback charge prior to subdivision or site
plan review and approval.
• The Meadow Creek Subdivision sewer payback district was paid in the amount of $225.77 in January 2020 when the subject property was annexed. See verification from the City below.
2. The subject property is located within the SID 684 payback district boundary for Durston North
19th to Fowler improvements. The subject property did not participate in the original cost of construction of improvements and will be accessed a payback charge prior to subdivision or site plan review and approval.
• SID payback district was paid in the amount of $8,352.59 in January 2020 when the
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subject property was annexed. See verification from the City above.
Stormwater
1. DSSP Section (A) (4) – The applicant must include a drainage plan with post-construction storm water 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.
• The half inch requirement is satisfied with the proposed site plan. See stormwater report for more details.
2. DSSP Section (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.
• One retention pond is proposed and was designed for the 10-year 2-hour storm intensity.
3. 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 was monitored at two groundwater monitoring wells on site between 4/23/21 and 7/30/21. No water was detected in the wells during this time period. See stormwater report for more information. 4. The location of the proposed retention facility cannot be accessed for routine maintenance. The
applicant is advised that stormwater facilities require a maintenance plan and most likely will need to be accessed at some point to ensure they continue to function as designed.
• The dumpster has been moved to the opposite side of the site and is no longer in front of the pond. The pond has easy access for future maintenance.
Wastewater 1. Annexation Agreement – The existing structure’s septic system shall be abandoned upon future development per the annexation agreement.
• This is understood. The plan is to abandon the septic system during Phase 2. During Phase 1, the existing house and septic system will remain online. Water 1. Annexation Agreement – The existing structures water well shall be abandoned upon future
development per the annexation agreement.
• This is understood. The plan is to abandon the well during Phase 1. The existing house potable water system will be connected to the new water service for the Phase 2 building.
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Then, upon the start of Phase 2, the house will be torn down and the water service curb stop turned off until it is connected to the new 4-plex in Phase 2.
Traffic Impact Study & Transportation 1. BMC 38.400.090 and 38.540.020.F – Access shall be built to the City Standard. This includes asphalt pavement. Alternatives, such as grass pavers, may be requested per BMC 38.400.090.H. a. Grass pave will not be permitted as an alternative surface due to the heavy vehicular
traffic associated with trash removal as well as emergency access.
• This is understood. No grass pave is proposed. 2. BMC 38.400.080.A – The sidewalk along Durston Road must be relocated and constructed in
accordance with COB Standards for arterial streets (6-inch thick, 6-foot wide).
• This matter was discussed during a meeting with Lance Lehigh in April 2021 and he agreed that it makes sense to leave the sidewalk as-is for the 150’ of lot frontage with Durston. Otherwise, it will put a jog in the sidewalk for a short stretch and require the neighbor to come back in the future to correct the jog.
3. BMC 38.540.020.J – All off street parking must install perimeter curbing. Curb must be place along phase lines such that this condition is meet with each individual phase.
• Curbing is proposed with each phase.
Lighting 1. BMC 38.400.070 – City standard streetlights are required along the frontage of Durston Road, per the arterial spacing requirements. The street lighting must be shown on the site plan. Infrastructure plans for the construction for the streetlights must be submitted to the City Engineering
Department per the Design Standards and Specifications Policy Manual. The streetlights must be part of an SILD prior to occupancy of the proposed project. a. The applicant must confirm that the existing street lights within the proposed development satisfy engineering design standards. It is unclear if an additional street light is needed along the development’s frontage.
• The lighting along Durston in this particular area does not meet the current City standards in that it is too bright. The addition of another light in front of the subject property will not alleviate the current over-lit area and is therefore not proposed. See information below from Northern Rockies. They ran a full analysis
of the lighting in Durston and determined an additional light on the Nahorniak property would not bring the area closer toward the current lighting standards. Therefore, no lighting ROW is proposed with this project.
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Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2353 1. Pertinent to the request to utilize grass pavers, the Fire Department will not be in support of the
area as proposed. With regular weekly traffic by Solid Waste and will historically not grass pavers
are best if only for emergency use. So, if re-design may lend itself to utilization of pavers, other considerations are permanent markers defining the paver area, proper signs, designed strength to support minimum 75,000-pound vehicle, and ensuring snow removal during snow season.
• No grass pavers are proposed.
2. Even though the project is phased, each four-plex as proposed are three stories and thus requiring per State of Montana amendment/Building Code fire sprinklers and fire alarm systems. In conjunction with the fire protection systems, fire riser/water rooms shall meet City standards for size and also have direct access with sidewalk to public way/parking lot.
• Fire suppression is proposed with this site plan application. The fire risers are located in the units. Northwestern Energy, Daniel Wussow, Daniel.wussow@northwestern.com, 406-582-4602
1. Has an application to Northwestern Energy (NWE) been submitted? Applicant will need to submit an application online to have the NWE project engineer work with the applicant and applicants engineer and architect. 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. Once an application is submitted the NWE project engineer
will be in contact with the applicant.
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• Yes. An application with Northwestern Energy has been submitted.
2. With the demolition of the existing structure in phase 2, the applicant needs to, weeks in advance of the scheduled demolition, contact NorthWestern Energy for a disconnect of the electric and gas services.
• This is understood.
3. Utility extension & utility easements. Any extension of gas main or electric primary will need to be installed within an easement. A minimum of a 10-foot easement is required. Where the applicant is showing the proposed dry utilities such an easement will be needed along this route. This alignment should be set back at least two feet from back of curb and cannot be constructed through
a retention or detention pond. To establish the needed utility easement locations the NWE project engineer will help to establish these locations. If any such easement shall need to cross property other than the applicants, negotiations and costs between other landowners for such easements is entirely the applicant’s responsibility.
• Due to site limitations, it is not possible to keep the easement 2 feet from a curb. The proposed utilities run under the future curb line. The owner is aware that any future maintenance will require the replacement of the curbing at the owner’s expense. 4. Stormwater ponds within the utility easements. Northwestern Energy prefers to not have storm
water detention or retention ponds within the utility easement and every means possibly should be
attempted to avoid it. If this is not possible best engineering practices should be used to try and minimize the encroachment of retention or detention ponds within the utility easement and must be approved by NWE. NWE will work with the applicant to assure the location does not hinder or impact the installation or future maintenance of gas and electric utilities. NWE project engineer
will need a site grading plan showing the finish grade of ponds to allow design and installation of
gas and electric utilities to meet the required depth and cover over NWE utilities.
• The dry utilities are no longer shown in the retention pond.
5. Service & Meter Location. 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. This can be determined through the design process after
an application is submitted through NWE and the area project engineer will work through
allowable shrubs and plants for screening and to determine adequate clearances for access to our meters.
• There is three feet between the exterior building wall where the meters will be placed and
the screening fence. Gas and electric meters are located adjacent to each other on the same wall.
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6. 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.
• The gas meters is at least 3 feet from the nearest window. 7. Buildings with multiple units will need multiple meters which will need to be installed 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.
• This is understood.
8. 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 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.
• This is understood. 9. Utility easements. Any extension of gas main or electric primary will need to be installed within an easement. Normally a 10-foot easement is required. To establish the needed utility easement
locations the NWE project engineer and/or Northwestern Energy’s real estate representative will
help to establish these locations. If an easement shall need to cross property other than the applicants, negotiations and costs between other landowners for such easements is entirely the applicant’s responsibility.
• A ten foot utility easement is shown in the location of new dry utilities.
10. 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.
a. Screening Walls. i. 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. ii. 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
iii. Contact NWE for placement of knock-out to ensure that it lines up properly
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with the termination location to prevent bends in the service iv. 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. v. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. vi. Screening cannot consist of rolling doors or other devices that are required to
be open to access the meters.
• Meter screening details are shown on the architectural drawings. 11. Transformer location to a structure. One single phase transformer should be sufficient to service both buildings. Placing the transformer at a location between the two buildings the phase1 the 4-
plex can be connected. From the transformer install electric conduit stubs and a gas stub five feet north of the turnaround for the phase 2 building. If the buildings 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 and 10-feet of clearance is required on the front side of the pad, where the transformer doors are located. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required between the building or any combustible surface and the transformer. All distances are referenced
to the edge of the pad. 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. 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 such services. It is important to submit an application to NWE and provide the calculated loads as soon as possible to avoid any delays. The NWE project engineer will help to determine the appropriate location for the transformer.
• We have started initial conversations with Jacob Farewell at Northwestern to determine the location of the transformer. See sheet C3.0 utility plan. 12. 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. All other approved landscaping will be placed so as not to damage, prevent or
hinder operation and maintenance of NWE utilities.
• Tim stefan to keep this in mind for landscaping along Durston. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
1. Need detailed plan for refuse enclosure.
• Comment has been addressed, see landscaping plan attached herein
2. Refuse enclosure will need to be covered.
• Comment has been addressed, see landscaping plan attached herein
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• No parking allowed in the 50-foot approach to front of refuse enclosure.
• There is no parking proposed in front of the refuse container. Water Conservation Division, Chelsey Trevino, ctrevino@bozeman.net, 406.582.2266 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 Nahorniak Commons 4-Plex conceptual plan are provided to guide the project towards maximizing
landscape health and resiliency while minimizing outdoor water consumption.
• The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of each hydrozone (ft2) - designated by grouping plants with similar water needs.
• Comment has been addressed, see landscaping plan attached herein
• Each hydrozone should be on a separate irrigation zone based on the vegetation’s water demand.
Grouping plants with similar watering needs will reduce over or under watering the vegetation.
• Comment has been addressed, see landscaping plan attached herein
• 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.
• Comment has been addressed, see landscaping plan attached herein
• 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.
• Comment has been addressed, see landscaping plan attached herein
• 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.
• Comment has been addressed, see landscaping plan attached herein
• 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!
• Comment has been addressed, see landscaping plan attached herein
• 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!
• Comment has been addressed, see landscaping plan attached herein
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• 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!
• Comment has been addressed, see landscaping plan attached herein
• 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.
• Comment has been addressed, see landscaping plan attached herein
• 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.
• Comment has been addressed, see landscaping plan attached herein Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. Applicants shall provide evidence of prior parkland contribution and/or Cash-in-lieu of Parkland
Application addressing the criteria of Resolution 4784 and requirements in 38.420.
• The applicant proposes Cash-in-lieu of Parkland Dedication. 2. Parkland tracking table including number of units and net lot area as defined in 38.700.130 must be included on the cover sheet, if applicable.
• The above comment has been addressed in the civil plan set attached herein.
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