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HomeMy WebLinkAbout16-432 Black Olive DRB Materials 03-08-17Page 1 of 18 16432 Black Olive Site Plan Staff Report Date: Design Review Board, March 8, 2017. Project Description: A site plan and certificate of appropriateness application for the demolition of the existing office building and the construction of a 56 unit apartment building and related site improvements that includes: 16 studio apartments, 24 one bedroom apartments, 16 two bedroom apartments, 37 parking spaces, 4 carshare vehicles. 800 square feet of commercial space is proposed on the ground floor. Project Location: The site is located at 202 South Black Avenue. The legal description is attached to the staff report due to size. The lots combined contain a total of .4407 acres. Recommendation: Conditional approval. Site Plan and Certificate of Appropriateness: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 16432 and move to recommend approval of the Black Olive Site Plan and Certificate of Appropriateness application subject to conditions and all applicable code provisions. Report Date: March 1, 2017 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The Design Review Board reviewed the Black Olive project at their November 9, 2016 meeting and voted to recommend denial of the project to the City Commission. The applicant submitted a revised design for the project. The revised design must be considered by the Design Review Board and a new recommendation must be forwarded to the City Commission. The following changes to the project are related to the Design Review Board consideration of the application: 1. The building’s exterior design related to overall height, articulation, architectural elements, awnings, and garage access. 2. The building’s exterior design including new materials: brick, ground face CMU, perforated balcony panels, decorative screen for the parking garage with a continued use of storefront windows, steel siding, wood accents. 16432 Black Olive Site Plan Staff Report Page 2 of 18 3. Increase in the ground floor height of the building to a 14’ floor to ceiling and 15’ floor to floor height. 4. Integration of the trash enclosure into the building. 5. The removal of the street facing garages on the Black Avenue elevation and replacement with an outdoor seating area. 6. Retention of all existing street trees on the street frontages. 7. A design narrative was provided. 8. The clarification of sustainable methods utilized for the site and building including the building’s exterior insulation envelope, mechanical systems, density, carshare, drought tolerant plantings, and stormwater storage for irrigation. The following guidelines topics noted as not being in compliance with the initial design have been addressed to comply with guidelines: building mass and scale (floor to floor heights, architectural order and composition, design narrative), building quality (building permanence, sustainable methods and techniques), site design (connections to sub districts/transparency on South Black Ave.), parking facilities (parking garage locations on the exterior of the façade) and utilities and services areas(trash enclosure location). We find the project in general conformance to code requirements and design guidelines as described in Section 5 of this report. There are four items related to the design of the building that we would like to highlight for the Board’s consideration. 1. The code requires the parking garage to be wrapped with a commercial or residential use on the street frontages aside from the garage entrance. The design complies with the language of the code, but we question whether the the design solutions proposed for the removal of the carshare garages complies with the intent of the section. The project includes commercial and residential storefront windows over the majority of the parking garage elevations on the ground floor. The revised design proposes outdoor retail seating along the Black Avenue elevation to comply with the standard with high level storefront windows that open directly into the parking garage. There is no guarantee a tenant in the proposed commercial space will utilize outdoor seating. The seating is proposed as portable and may be removed from the project over time. The resulting condition of the façade would appear as a blank wall and not be pedestrian friendly or provided interest along the ground floor in that location. No conditions are proposed related to this item; staff requests Board input. 2. The proposed areas of transition between the brick veneer and the ground face CMU are not well defined. It appears that the transitions between the 16432 Black Olive Site Plan Staff Report Page 3 of 18 two materials will occur at a corner of the building and not at a transition provided by an architectural element. This type of transition at the corner emphasizes the use of the brick as a veneer and not as an integrated functional element of the building design. No conditions are proposed related to this item; staff requests Board input. 3. The individual balconies are proposed to be enclosed with a perforated metal infill panel. The panels are proposed to be painted or powdercoated a grey color. The solid to void ratio of the panels is such that the panels will appear mostly solid and will not appear as shown in the building elevations and perspectives. While the more solid balcony panels will screen items on the balconies and screen views into the dwelling units, it will limit the ability for residents to have eyes on the street and add to the bulk and scale of the building. No conditions are proposed related to this item; staff requests Board input. 4. The color and material palette provided for the building is limited in the size and scope of the samples provided. We recommend conditions of approval to require that three material samples be provided prior to building permit approval to verify conformance with the color and material palette and the building elevations. First, a full size vinyl residential window must be provided to confirm the final design and glass transparency. Second, a minimum 12” by 12” sample of the true and full section of storefront glass to be used must be provided to confirm the glass transparency. Finally, a materials sample of the decorative grill to enclose the parking garage must be provided. The final appearance of the building can change dramatically based upon final material selection. The conditions are recommended related to the COA approval in order to confirm important design elements as the project moves to a finalized design and construction documents. The conditions are included in Section 3 of the report. Alternatives 1. Recommend Approval of the application with the recommended conditions with modifications to the recommended conditions and report findings; 2. Recommend Approval of the application with modifications to the recommended conditions and modifications to the report findings; 3. Recommend Denial the application based on the Design Review Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 16432 Black Olive Site Plan Staff Report Page 4 of 18 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS Executive Summary .................................................................................................................................. 1 Alternatives .................................................................................................................................................. 3 SECTION 1 - MAP SERIES............................................................................................................................... 5 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................................... 8 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ......................................................... 8 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS .................................. 9 SECTION 5 - STAFF ANALYSIS AND FINDINGS .................................................................................... 9 Applicable Plan Review Criteria, Section 38.19.100, BMC. ...................................................... 9 Applicable Design Standards and Guidelines, Section 38.16.050, BMC .......................... 15 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY .................................................. 16 APPENDIX B - NOTICING AND PUBLIC COMMENT ......................................................................... 17 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................................ 18 ATTACHMENTS ............................................................................................................................................... 18 16432 Black Olive Site Plan Staff Report Page 5 of 18 SECTION 1 - MAP SERIES 16432 Black Olive Site Plan Staff Report Page 6 of 18 16432 Black Olive Site Plan Staff Report Page 7 of 18 16432 Black Olive Site Plan Staff Report Page 8 of 18 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES 1. None. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Recommended 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. 2. Prior to building permit approval the applicant must provide one full size residential window proposed for the building to confirm conformance with the color and materials palette. 3. Prior to building permit approval the applicant must provide one minimum 12” by 12” sample of the full section of storefront glass proposed for the building to confirm conformance with the color and materials palette. 4. Prior to building permit approval the applicant must provide a sample of the decorative metal screen proposed for the parking garage to confirm conformance with the final building elevations. 16432 Black Olive Site Plan Staff Report Page 9 of 18 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. None. SECTION 5 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy The project site has a future land use designation of Community Core and a zoning designation of B-3, central business district. The property is served by municipal services. This project is a proposed infill project to add residential housing to support the downtown core of the City. The project is in conformance to and consistent with the City’s adopted growth policy and complies with the adopted subarea plan for this area. The site is located within the limits of the study are of the Downtown Improvement Plan, an adopted subarea plan of the Bozeman Community Plan. The proposed project is located in the South Village area of the downtown plan, which is designated for Commercial and Mixed Uses including residential uses. The plan states “The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price points, both rental and for-sale… The very future of downtown is dependent upon the successful development of housing – both for people in the community who wish to stay but downsize, as well as for newcomers.” The Black Olive project supports dense housing and provides a variety of smaller sized apartments that do not exist in the downtown housing market. The Downtown Improvement Plan indicates that the Downtown District must meet a higher level of design. It states, “Design standards and guidelines should supplement these basic standards and are best written in a way that offers choices and allows for projects that are innovative, creative, and of superior design as individual buildings while also contributing to a cohesive Downtown District.” The project complies with this and the other guiding principles in the Downtown Improvement Plan. In May of 2015 the City Commission approved new design guidelines for the halo of B-3 zoned properties outside of the B-3 core area that apply to this site in the South Village. The 16432 Black Olive Site Plan Staff Report Page 10 of 18 project complies with the guidelines for all properties and those guidelines for B-3 commercial character areas outside of the downtown core area and historic district. The findings in the Section 5 analysis for the Plan Review criteria and the Applicable Design Standards and Guidelines related to Section 38.16.050 below are incorporated by reference into this criterion analysis. DOWNTOWN IMPROVEMENT PLAN SOUTH VILLAGE N 2. Conformance to this chapter, including the cessation of any current violations There are no current violations existing on the subject property. 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 (BMC) or state law. The project conforms to the chapter referenced in the BMC, Chapter 38. 3. Conformance with all other applicable laws, ordinances, and regulations The proposed uses of the site are consistent with the allowed uses of the B-3 district. No specific conflicts have been identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, final payment for cash in lieu of parkland, recordation of the amended plat for the reconfiguration of the property, recordation of the utility easements, construction of offsite sewer infrastructure, final implementation and approval of the car share plan, final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Project Location 16432 Black Olive Site Plan Staff Report Page 11 of 18 Code for compliance at the time of application. Condition of approval 1 requires full compliance with all applicable code requirements. 4. Relationship of site plan elements to conditions both on and off the property The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site. The building complies with permanence in building materials, building quality, architectural integration, neighborhood identity, and orientation of service areas. The findings in the section analysis for the Applicable Design Standards and Guidelines, Section 38.16.050 below are incorporated by reference into this criterion analysis. The building front is orientated to East Olive Street and South Black Avenue and the building is placed near the minimum setback line. Access to the building is from the adjacent local streets and street fronting sidewalks. The parking is internal to the building and is screened from public view. A mix of uses is provided including residential and commercial. For this plan review criterion the guidelines for all properties and the guidelines for All Properties and the B-3 Commercial Areas within the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District provide more granular standards for site plan and building design in this location. Staff finds that the project meets the guidelines for street patterns, streetscape, landscape design, building form solid to void ration, materials, architectural character, parking location, buffers and site lighting. The project is within the zoning envelope for setbacks and height, exceeding yard requirements along the south property line with a ten foot setback provided. The guidelines for the B-3 Commercial Areas within the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District do not have requirements for transitions in height for projects wholly within the area of the B-3 zoning district nor do they require an analysis or guidelines regarding the built environment directly around the project site if within the B-3 district and not abutting another residential zoning district. This project is within the limits of the B-3 district, outside of the historic core and does not directly border a residential zoning district. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions A traffic study was required by the Engineering Division for this project due to its proposed uses and the increase in trip generation anticipated. The study analyzed the adequacy of the existing street network to accommodate the increased traffic generation. No offsite improvements to the existing network were identified. 16432 Black Olive Site Plan Staff Report Page 12 of 18 Onsite parking is provided for 37 parking spaces. Four of those are carshare vehicle parking spaces, each proposed to satisfy the requirement for five parking spaces. Three parking spaces are proposed on street. The parking complies with standards as configured. The total amount of carshare spaces proposed in lieu of twenty parking spaces and the proposed carshare plan will be considered by the City Commission during the final review and decision of the project. A majority of the public comments note a concern with the project not providing adequate off street parking. 6. Pedestrian and vehicular ingress and egress Pedestrian access is provided by multiple access locations on both South Black Avenue and East Olive Street. The proposed street frontage sidewalks conform to code requirements. One vehicular access location is proposed to the parking garage from East Olive Street. The vehicular access complies with code requirements. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The yards are landscaped per code requirements. Foundation landscaping is provided along the front elevation along South Black Avenue. The ten foot yard provided between the building and south property line is landscaped in conformance to requirements. Street frontage landscaping complies with requirements. Tree protection is proposed during construction. All existing street trees are proposed to be retained. Four trees interior to the lot are proposed for removal. Irrigation for new plantings is proposed, in part, to be provided by collected stormwater on site. 8. Open space. Residential open space is provided per code requirements. The application proposes to utilize individual balconies for each unit to satisfy requirements. 6250 square feet of open space is required, 6250 square feet is provided. Cash in lieu of dedication is proposed for the parkland requirement. Based upon maximum density of 12 units to the acre: .1587 acres or 6, 912 square feet of parkland is required. The payment of the cash in lieu is required prior to final plan approval. 9. Building location and height In the B-3 district in this location there are no yard requirements. The application proposes a varying setback at or close to the property line along East Olive Street and South Black Avenue. A five foot setback is proposed along the east property line to accommodate a pedestrian egress and a five foot utility easement for underground private utilities and communications. A ten foot landscaped yard is proposed along the 16432 Black Olive Site Plan Staff Report Page 13 of 18 south property boundary to accommodate landscaping and a ten foot utility easement for an underground gas line. The building is proposed with a flat roof with a parapet. The building is proposed with a maximum parapet height of 62’ 2”. An architectural element on the front of the building in one location is proposed at a maximum height of 68’2”’. The project complies with height requirements. The commercial ground floor of a building in the B-3 District is required to be 12’ in height from floor to ceiling. The proposed ground floor is proposed at 14’ floor to ceiling and 15’ floor to floor and complies with standards. 10. Setbacks The project complies with all setbacks. 11. Lighting Wall mounted lighting is proposed. Lighting complies with code requirements. 12. Provisions for utilities, including efficient public services and facilities New water and sewer connections are proposed. A water service and fire line service are proposed from a main in East Olive Street. A new sewer connection is proposed at South Black Avenue. Adequate water capacity exists to serve the building. The Engineering Division noted during DRC review that additional sewer capacity is needed to serve the project. Off site sewer upgrades are required prior to building permit issuance. NorthWestern Energy can provide services to accommodate the project and a connection to the existing utility grid for both gas and electric connections. Two new transformers are required. The existing overhead electrical service on the site must be reconfigured underground to accommodate the project. Adequate easements have been provided to accommodate utilities per code requirements. 13. Site surface drainage The site surface drainage has been reviewed and approved by Engineering Division. Stormwater storage is proposed in an underground cistern within the parking facility. The project complies with Engineering Division standards. 14. Loading and unloading areas No loading area is proposed or required. 15. Grading Minor site grading is proposed to allow the proper functioning of the stormwater facilities. The site grading for the project conforms to code requirements. 16432 Black Olive Site Plan Staff Report Page 14 of 18 16. Signage Building identification signage is shown. No new commercial signage is proposed at this time. Based upon the building frontage dimensions of the building, the allowable maximum signage amount for the building is 250 square feet. Future sign locations are identified on the building elevations for the commercial space in accordance with code requirements. 17. Screening Mechanical screening is provided on the rooftop to screen mechanical units. The building architecture screens the interior structured parking. A shrub landscape buffer is proposed along the south foundation of the building. 18. Overlay district provisions The site lies within the Neighborhood Conservation Overlay District. The criteria are met with the revised design. See the findings in the following review criteria section. 19. Other related matters, including relevant comment from affected parties 112 public comments have been received to date on the application. 108 public comments were received in 2016, 4 comments have been received to date in 2017. The majority of the 112 public comments were received prior to the redesign of the site plan and the building. The public comments recommending to not approve the project focus on the following major topic areas: 1. Mass, bulk and scale of the building in relation to the current adjacent buildings. 2. The aesthetics of the building in relation to historic districts and downtown development. 3. Inadequate parking, lack of the availability of the proposed on street parking. 4. Questions the viability of the car share proposal. 5. Impact on the immediate neighborhood during construction. 6. Impact on traffic flows along Olive Street. 7. Loss of privacy due to views from the building overlooking adjacent properties. 8. Light trespass from the building on adjacent properties. 9. Shading by the building on adjacent streets and properties. 16432 Black Olive Site Plan Staff Report Page 15 of 18 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. The site includes multiple parcels, lots, easements and utilities. A subdivision exemption application is required to consolidate or otherwise adjust the site to accommodate the project. The subdivision exemption application has been approved and signed documents have been received by the City. Final recording of the amended plat is required prior to final plan approval. 21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code The application states that no affordable housing is proposed. 22. Phasing of development No phasing is proposed. Applicable Design Standards and Guidelines, Section 38.16.050, BMC The property under consideration is located within an area designated as the Neighborhood Conservation Overlay District. Administrative Design Review staff has reviewed the application against Section 38.16.050 and the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District and find that the plan is in compliance with the requirements and guidelines. The project is in conformance with the following required guidelines: Introduction, Subchapter 2 Guidelines for All Properties and Subchapter 4-B Guidelines for the B-3 Commercial Character Area, and Appendix. Three conditions are recommended related to the COA approval in order to confirm important design elements as the project moves to a full design and construction documents: Staff recommends the following conditions: 16432 Black Olive Site Plan Staff Report Page 16 of 18 1. Prior to building permit approval the applicant must provide one full size residential window proposed for the building to confirm conformance with the color and materials palette. 2. Prior to building permit approval the applicant must provide one minimum 12” by 12” sample of the full section of storefront glass proposed for the building to confirm conformance with the color and materials palette. 3. Prior to building permit approval the applicant must provide a sample of the decorative metal screen proposed for the parking garage to confirm conformance with the final building elevations. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District is to provide a central area for the community's business, government services and cultural activities. Uses within this district should be appropriate to such a focal center, with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. Adopted Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. This area is described as “The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” 16432 Black Olive Site Plan Staff Report Page 17 of 18 This property is located within the boundaries of the Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. See number 1 in Section 5 of this report. APPENDIX B - NOTICING AND PUBLIC COMMENT Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail October 13, 2016, at least 15 and not more than 45 days prior to the expected decision. The public comment period was initially noticed to close on November 14, 2016. Notice in the Bozeman Daily Chronicle is not required. Notice was posted on site on October 14, 2016. A second notice was provided February 28, 2017 to adjoining property owners and posted on site and is open until the scheduled City Commission decision on April 3, 2017. Public comment is being received in regard to this project. See item number19 in Section 5 of this report. The City Commission voted to reclaim review authority jurisdiction of this project from the Director of Community Development on October 24, 2016. The public comment period will remain open until the Commission acts on the application on April 3, 2017. Subject Property 16432 Black Olive Site Plan Staff Report Page 18 of 18 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owner: Olive and Black, LLC 20 N. Tracy Ave, Bozeman, MT 59715 Applicant/Representative: Andy Holloran 20 N. Tracy Ave, Bozeman, MT 59715 Report By: Brian Krueger, Development Review Manager ATTACHMENTS Application Materials Public Comment via Laserfiche link The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. OWNER Phone:Contact: CONTRACTOR CIVIL ENGINEER ELECTRICAL ENGINEERS INTERIORS JOHNSON NATHAN STROHE PROJECT TEAM PRINTED ONPhone:Contact: Phone:Contact: Phone:Contact: LANDSCAPE ARCHITECT Phone:Contact: ARCHITECT Phone:Contact: STRUCTURAL ENGINEER Phone:Contact: MECHANICAL & PLUMBING ENGINEERS Phone:Contact: L. KEELEY CONSTRUCTION 500 S. EWING AVE., SUITE GST. LOUIS, MO 63103 Phone:Contact:RYAN PERRYMAN314.421.5933 1/24/2017 3:17:52 PM1611BLACK OLIVESITE PLAN (SP1) REV 3JANUARY 24, 2017SITE PLAN (SP1) REV 3 JANUARY 24, 2017 BLACK & OLIVE, LLC BLACK OLIVE 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 BLACK & OLIVE, LLC20 N. TRACY AVE., BOZEMAN, MT 59715 406.404.1788ANDY HOLLORAN FRONT RANGE ELECTRICAL ENGINEERING 303.985.0548JACOB BENNEFIELD 3333 S. WADSWORTH BLVD., SUITED210 LAKEWOOD, CO 80227 JOHNSON NATHAN STROHE 303.892.7062BLAIRE WEISER 1600 WYNKOOP ST., SUITE 100, DENVER, CO 80202 851 BRIDGER DRIVE, SUITE 1, BOZEMAN, MT 59715 STAHLY ENGINEERING & ASSOCIATES, INC. 406.522.9526CORDELL POOL DESIGN 5 406.587.4873HAMPTON UZZELLE 37 EAST MAIN, SUITE 10, BOZEMAN, MT 59715 JOHNSON NATHAN STROHE 303.892.7062KEVIN WHITE 1600 WYNKOOP ST., SUITE 100, DENVER, CO 80202 DCI ENGINEERS 206.332.1900COLBY LITZENBERGER 707 W. 2ND AVENUE, SPOKANE, WA 99201 THOMPSON ENGINEERING 303.991.0991DUSTIN LINDQUIST 1615 CALIFORNIA ST., SUITE 301, DENVER, CO 80202 REVISIONS Date Description 10/04/2016 SITE PLAN 11/30/2016 SITE PLAN - REV 1 01/04/2017 REV 2 01/24/2017 REV 3 SHEET INDEX - SITE PLAN (SP1) CIVIL C0.1 CIVIL SPECIFICATIONS C1.0 EXISTING CONDITIONS C1.1 CIVIL DEMO PLAN C1.2 CIVIL SITE PLAN C1.3 GRADING PLAN C1.4 CIVIL SITE DETAILS C1.5 CIVIL DRAINAGE DETAILS LANDSCAPE L01.01 LANDSCAPE PLAN L02.01 IRRIGATION PLAN - GROUND LEVEL L03.01 LANDSCAPE AD IRRIGATION DETAILS ARCHITECTURE A00.40 ACCESSIBILITY CODE REQUIREMENTS & PLANS A00.41 ACCESSIBILITY ANALYSIS AND DETAILS A00.42 ACCESSIBILITY DETAILS A00.43 ACCESSIBILITY DETAILS A00.44 ACCESSIBILITY DETAILS A00.90 VICINITY MAP A01.00 ARCHITECTURAL SITE PLAN A01.01 LEVEL 1 PLAN A01.02 LEVEL 2 PLAN A01.03 LEVEL 3 PLAN A01.04 LEVEL 4 PLAN A01.05 LEVEL 5 PLAN A02.01 ROOF LEVEL PLAN A03.01 NORTH & WEST ELEVATION A03.02 SOUTH & EAST ELEVATION A04.01 BUILDING SECTION ELECTRICAL E01.01 LIGHTING PHOTOMETRIC E02.01 LIGHTING DETAILS REVISED REVISED REVISED REVISED REVISED REVISED REVISED REVISED REVISED BLACK OLIVE 110 E. OLIVE STREET BOZEMAN, MT 59715 Black & Olive, LLC Bozeman, MT SITE PLAN (SP1) REV 3 24 JANUARY 2017 PROJECT NARRATIVE Downtowns are evolving and after years of moving away from city centers, residents are returning in a pattern seen throughout the country. Our approved Downtown Improvements Plan accurately predicts this migration and prescribes ways to accommodate this evolution for the benefit of this community. Redevelopment is and will take place in many forms. Whole block projects are the exception, as smaller parcels are more likely to be the norm and will require forward thinking to assess the overall influence of each project towards the wider goals, plans and evolving urban patterns for downtown. This project site (202 S. Black Ave.) is located on the south east corner of S. Black Ave & E. Olive St., two blocks south of Main St. The property is designated “Community Core” in the growth policy and falls within the “South Village” Designation in the Downtown Improvement Plan. The site is zoned B-3 (Central Business District) which allows a mix of commercial and/or higher density (five or more attached units) residential apartments. This application proposes the redevelopment of the existing property into a 5 story building. 1st floor, parking garage, commercial space and residential lobby with floors 2-5 residential apartment. The building respectfully fits within the adjacent existing building mass with the 4 story apartment building across the street and the 80’ tall federal building caddy corner. The first floor sidewalks on Black Ave. & Olive St engage the street with tall expansive storefront windows giving transparency in and out of the building. With no setbacks required next to the adjacent B-3 zoned properties, setbacks are provided along the east and south sides. To be respectful to the south B- 3 zoned site, although it is not required, BLACK OLIVE is stepped back 45 degrees at 44’-0” above level 1 as required for B-3 properties adjacent to a residential zone. The South Village currently has a wide mix of conforming and non-conforming residential and commercial uses. The Downtown improvement plan states: “Numerous larger underutilized parcels in this area can be infilled with primary housing redevelopment… identified potential accommodations of as many as 500 units over five to fifteen years. An informal application was reviewed by the DRC on May 20, 2016. Comments from this review have been addressed and responded to within this (SP1) – REV 3, 01.24.2017 resubmittal. Comments have all been addressed to compliance within the code in this zoning district. Please refer to the following application material for more detailed discussions as well as the attached exhibits and drawing set for additional information. “The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing…” - Development Improvement Plan, Page 16 DOWNTOWN MAP Site VICINITY MAP Subject Property DOWNTOWN IMPROVEMENT PLAN MAP Subject Property DESIGN All streets and sidewalks in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing… The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density… Housing – for all income levels – should be encouraged by a variety of methods… - Downtown Bozeman Improvement Plan, Pages 12-13 Black Olive’s design reflects its context, between the high density community core district with natural, strong materials and the lower density neighborhoods to the south with warmer materials respecting the buildings’ residential aspects with a human touch. The material palette provides connectivity and respectful contrast, between the different neighborhoods in Bozeman. The geometry of the building incorporates solids and voids, evoking a subtle abstraction of geological and other natural forms along the building facades. Mountains, rock formations and urban influences inspire a contrast-full, timeless color palette that reflects its setting. The prominent tall, flat roof draws a connection to the setting, in both the natural and urban context along Main St. Lightness and contrast of the finishes breaks the scale, while the glazed ground floor spaces engage the sidewalk in a pedestrian friendly manner connecting the exterior and interior. View from E. Olive Ave DESIGN GUIDELINES, SUBCHAPTER 4-B – GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA “Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply to properties zoned B-3 (Central Business District) that serves as a transition between the Main Street Historic District and residentially zoned neighborhoods. Underdevelopment of this transitional zone is a major concern. The downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties. Housing – for all income levels – should be encouraged by a variety of methods to support the continued economic viability of the Downtown Bozeman business district, which is broadly recognized as one of Bozeman’s strongest assets.” - NCOD Design Guidelines, Chapter 4-B A. Mass & Scale 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan: With 56 total apartment units on .4407 acres, Black Olive has a FAR ratio of 3.55. As a mixed use building, the floor to floor height is 15’-0” with large storefront windows to engage the sidewalks. 2. Innovative development and diversity of design is encouraged: Black Olive incorporates a varied material palette of brick, panelized composite corrugated metal and wood siding to relate and contrast to the high density Community Core, B-3 zone and respect the lower density residential zones of Bozeman. The brick coursing reflects Bozeman’s Main Street history, while the wood siding gives the residential units a warm feel similar to the residential neighborhoods close to the site. The corrugated metal transitions between the dense urban area and lower density areas within Bozeman and blends well with the vernacular of the area. 3. A new building should exhibit clear order and comprehensive composite on all elevations: Black Olive’s hierarchy is composed with a strong, pedestrian friendly base and vertical elements that reflects the surrounding urban districts massing and scale. Secondary materials of metal/wood in combination with private unit balconies, provide solids and voids along the façade to break up the building along with providing great open spaces for the residents. 4. Building interface with residential zone properties: Black Olive’s site is not adjacent to residentially zoned properties, but provides a setback along the south and east elevations to provide a nice relief and respect to the adjacent properties. The south elevation steps back again from the 2- 5 floors above the 1st floor step back. RE: Floorplans and elevations. B. Building Quality 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Black Olive’s strong and varied material palette of brick, corrugated metal and wood siding, reflects the urban, high density surroundings of downtown Bozeman. The strong and transparent pedestrian brick base of the building, relates to other strong, engaging buildings along Main Street, while also relating to the softer residential aspects of the community with wood siding to give the building a warm touch. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: i. Insulation: Being in a colder winter climate zone, Black Olive uses continuous exterior rigid insulation to maximize building envelope efficiency. Continuous insulation covers the entire exterior wall and not just the spaces between studs, which fully bridges cold joints and gaps that are usually created in buildings without exterior continuous insulation. This technique provides long-term thermal performance and protection against air infiltration and moisture penetration – all while reducing greenhouse gas emissions. This tight building envelope, reduces the mechanical system energy demand, which reduces greenhouse gas emissions. ii. Mechanical System: The apartment units ‘split system’ is commonly used for multi-family applications. It uses R410A refrigerant which is the most widely used refrigerant because R410A does not contain any chemicals that can damage ozone and less refrigerant is required in the system due to the high heat transfer capabilities of the R410A. Split systems are efficient at cooling, reduce energy usage, and meet the requirements of the International Energy Code. iii. Density: 56 units / .4407 acres allows for many people to live in the “Community Core” which reduces the need and use for cars in the area. iv. Car Share: 4 car share cars are provided which reduce the amount of cars required by residents. This reduces reducing carbon emissions as well as overall car traffic in the area. The car share program will be open to up to 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. v. *(2) A long-term study of City CarShare members found that 30 percent of households that joined sold a car; others delayed purchasing one. Transit use, bicycling, and walking also increased among members.[13] A study of driving behavior of members from major carsharing organizations found an average decline in 27% of annual vehicle kilometres travelled (VKT) vi. 75% of the trees and shrubs will be drought tolerant. vii. Black Olive Building utilizes a storm water detention/irrigation reuse system to mitigate storm water impacts. The storm water detention system consists of a large underground tank located beneath the building that will collect building runoff. This system will reduce peak flows leaving the site as well as provide water for landscape irrigation. The detention tank captures the same volume as a green roof, but its design allows this water to supply landscape irrigation which lowers overall potable water demands of the site. The dual benefits of this system made this the best choice for sustainability. C. Building Roof Form 1. Use flat roof lines as the primary roof form: Black Olive’s flat roof design blends with the other B3 zoned buildings and allows for the mechanical equipment to be located on the roof. 2. Use of other roof forms: The primary vertical brick element, with flat roof extending above the main flat roof, reflects the other building roof forms of Main Street Bozeman. D. Site Design 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: Black Olive’s street presence has at least 50% of the building’s façade located within 3’ of the property line to create a strong pedestrian street level presence and quality public landscaped areas along the buildings north façade. Along S. Black Ave. & E. Olive St., transparent windows make up 50% of the 1st floor façade to fully engage the street. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: The 1st floor northwest corner and west side have been programmed as “retail” with the opportunity for a small coffee shop to use the public plazas, activating the properties corner and street front. This creates a very vibrant area for the community. E. Parking Facilities 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots: Black Olive has an enclosed parking garage, located on the 1st floor, screened from the public with access from Black & Olive. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge: The enclosed parking garage is internal to the building’s 1st floor allowing the retail, leasing and fitness to activate and engage the street edge. The car share program will be open to as many as 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. 3. For residential projects, enclosed parking is preferred to surface parking lots: Enclosed 1st floor parking garage is designed to be screened from E Olive St. & S. Black Ave. F. Signs 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: Black Olive’s main building signage, along E. Black St., provides a clear presence and acknowledgement for the building’s primary entrance. RE: North Elevation. Areas for future commercials signage, also identified on elevations. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The main Black Olive building identification signage prominently adds a sense of place to the building as a point of reference. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience: RE: North elevations for building identification signage. The building’s main identification signage does not over impose on the building or area, while providing a very prominent place recognition for the community. G. Street Patterns 1. Alleys: No alleys on site. 2. Streetscape: Detached street paving sidewalks are maintained to preserve the neighborhood’s design and continuity from adjacent sites, meeting at the corner of S. Black Ave & E. Olive St. 3. Planting strips: Existing planting strips are maintained to keep the existing design of the streetscape. 4. Pattern of street trees: Existing trees within planting strips along S. Black Ave. & E. Olive St. are to be preserved. H. Landscape Design 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment: Existing trees on site will be preserved to maintain the pedestrian feel of the streetscape. i. RE: Sheets L01.01 for landscape design for entire site. 13 points are required for B-3 zoning, while 15 total points will be provided. I. Utilities and service areas 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The waste disposal, trash room is located adjacent to the parking garage entrance so all services are in one area. With no ally on site, the trash room is internal to the building, just off E. Olive St., screened from the publics’ view. 2. Position service areas to minimize conflicts with other abutting uses: Trash room is located next to garage entrance, away from other building uses to limit noise and programming conflicts within building. J. Site Furniture 1. Site furniture should be simple in character: Bike racks and quarried boulder seats are used as site furniture to engage and activate the streetscape. PARKLAND It is very unusual for development within any downtown to be charged a fee for parks. This is for several reasons. First, parkland is most usually needed on the outer edge of a community where families with children are settling. Downtowns do not typically attract that demographic and thus if development is charged such a fee, in a sense it is subsidizing edge development. This is contrary to planning principles involving infill. Second, downtowns usually already have, or are close to, existing parks with sufficient capacity for more use; rarely are entirely new parks needed. Finally, the people who live in, work in, and visit downtowns use public space differently. They tend to use the sidewalks, cafes and coffeehouses for relaxing, passive recreation and socializing. In some ways parks are superfluous. We recommend this fee be specifically dedicated to the downtown district and used as a funding source for the “green” strategies outlined in this plan; improving sidewalks, greening streets and alleys, creating small parks along Bozeman Creek, and creating or improving other public spaces and facilities within the downtown. - Downtown Bozeman Improvement Plan, Page 39 Being a downtown infill residential project in the B3 Zoning district, parkland is proposed to be provided through cash-in-lieu as identified in 38.27.030. See PROJECT MATRIX for further parkland requirement breakdown. 6912 sqft of parkland required. OPEN SPACE Connections between indoor and outdoor spaces are integral to the overall design. Code requirement for open space, Sec. 38.27.020.E, “dwelling units which do not have ground floor access to a landscaped rear yard.” All units in Black Olive have an individual balcony with minimum size of 100 sqft for studios and 1-bedrooms and 150 sqft for all 2-bedrooms. LIGHTING Building entry lights provided at entrances to safely light building access points while limiting excessive light that will negatively impact the neighborhood. RE: Photometric Plan, Lighting details and light cut sheet. Fixture WS: (Lumiere, 303-W1-LEDB2) Wall mounted exterior light, located at building entrances. Fixture SD: (Halo, SLD6128xxWH) Ceiling mounted light, located a parking garage entrance. Fixture WS Fixture SD References: *(1) “Growth in Worldwide Carsharing, An International Comparison.” Susan A. Shaheen and Adam P. Cohen. http://tsrc.berkeley.edu/sites/default/files/Worldwide%20Carsharing%20Growth%20- %20Shaheen.pdf *(2) “The Impact of Carsharing on Household Vehicle Ownership.” Elliot Martin and Susan Shaheen. http://escholarship.org/uc/item/7w58646d?query=Impact%20of%20Carsharing BLACK OLIVE – PROPOSED VS. MAX ENVELOPE CUBIC FT. DATE: January 24, 2017 Maximum envelope cubic ft on site: 1,260,000 cubic ft Propose cubic ft of building: 952,320 cubic ft Proposed building is only 75% Cubic ft of max envelope Cubic ft on site. project sections north-south section east-west section BLACK OLIVE – TABLE OF CONTENTS (SP1) REV 3 DATE: January 24, 2017 Revised and/or new sheets indicated in RED Documentation index 1. Black Olive Site Plan Application 16432 - Comments 2. Black Olive #16-432, General Comments, Solid waste superintendent. 3. Black Olive Site Plan Application 16432 & Solid Waste – Formal Response 4. Project Narrative 5. Proposed building, Project Matrix 6. Proposed building, Signage calculation 7. Draft Lot Aggregation Survey 8. Draft Utility Easement 9. Car share agreement 10. Cash in-lie Appraisal 11. Document #2494829 12. ORDINANCE 896 FM7PG1534 13. Final Traffic Study 14. Traffic Engineers vision triangle response Drawing Index Civil C0.1 CIVIL SPECIFICATIONS C1.0 EXISTING CONDITIONS C1.1 CIVIL DEMO PLAN C1.2 CIVIL SITE PLAN C1.3 CIVIL GRADING PLAN C1.4 CIVIL SITE DETAILS C1.5 CIVIL DRAINAGE DETAILS Landscape L01.01 LANDSCAPE PLAN L02.01 IRRIGATION PLAN – GROUND LEVEL L03.01 LANDSCAPE AND IRRIGATION DETAILS Architecture A00.40 ACCESSIBILITY CODE REQUIREMENTS & PLANS A00.41 ACCESSIBILITY ANALYSIS AND DETAILS A00.42 ACCESSIBILITY DETAILS A00.43 ACCESSIBILITY DETAILS A00.44 ACCESSIBILITY DETAILS A00.90 VICINITY MAP A01.00 SITE PLAN A01.01 LEVEL 1 PLAN A01.02 LEVEL 2 PLAN A01.03 LEVEL 3 PLAN A01.04 LEVEL 4 PLAN A01.05 LEVEL 5 PLAN A02.01 ROOF LEVEL PLAN A03.01 NORTH & WEST ELEVATION A03.02 SOUTH & EAST ELEVATION A04.01 BUILDING SECTIONS Electrical E01.01 LIGHTING PHOTOMETRIC E02.01 LIGHTING DETAILS TO: DEVELOPMENT REVIEW COMMITTEE FROM: BRIAN KRUEGER, DEVELOPMENT REVIEW MANAGER SHAWN KOHTZ, DEVELOPMENT REVIEW ENGINEER RE: BLACK OLIVE SITE PLAN APPLICATION 16432, REVISION 2 DATE: JANUARY 18, 2017 Project Description: A Site plan application for the demolition of the existing office building and the construction of a 56 unit apartment building and related site improvements that includes: 16 studio apartments, 24 one bedroom apartments, 16 two bedroom apartments, 35 parking spaces, 4 carshare vehicles. 1000 square feet of commercial space is proposed on the ground floor. The lots combined contain a total of .4407 acres. The site is located at 202 South Black Avenue. The legal description is as provided in the application and not provided here due to space constraints. Recommendation: Staff finds that the project does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code and is deeming the application inadequate for further review. Code corrections must be satisfied prior to a recommendation for approval. Section 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 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. Section 3 – REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division, Brian Krueger bkrueger@bozeman.net, 582-2259 1. Section 38.10.050. C Yards. Minimum yards required for the B-3 district. The project does not meet yard requirements with the underlying lot configurations. The lots must be aggregated or otherwise configured through the applicable subdivision exemption review process in order to meet requirements. The final signed mylars must be provided to our office to satisfy this code requirement. The amendment plat may be filed following the Commission decision. 2. Sections 38.19.100.A.4,5,6, 7 Plan review criteria. 4. Relationship of plan elements to conditions both on and off the property, including: a. Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration; b. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development; c. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration; and d. If the proposed project is located within a locally designated historical district, or includes a locally designated landmark structure, the project is in conformance with the provisions of article 16 of this chapter; 5. The impact of the proposal on the existing and anticipated traffic and parking conditions; 6. Pedestrian and vehicular ingress, egress and circulation, including: a. Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area; b. Non-automotive transportation and circulation systems design features to enhance convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting; c. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments and general community; and d. Dedication of right-of-way or easements necessary for streets and similar transportation facilities; 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space and pedestrian areas, and the preservation or replacement of natural vegetation. The addition of a second vehicular entrance on South Black Avenue does not comply with these code sections. The second vehicular access does not integrate well with the organizational scheme of the neighborhood. This drive access will increase the amount of pedestrian and vehicular conflicts, will conflict with adjacent and proximal current accesses, will remove mature street trees, and does not increase convenience and safety for pedestrian at an intersection that is predominantly pedestrian oriented other than the mail drop box at the Federal Building. The parking garage can function safely and efficiently with a singular access from Olive Street. 3. Section 38.23.060B Easements. Private utility easements. Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. No signed utility easements are provided to accommodate the utility layout. The final signed utility easement must be provided to our office to satisfy this code requirement. Confirm that the private utility and storm drainage can exist in the same easement. There does not appear to be any consideration of the overhanging shed eave easement in the utility easement. Provide clarification from the easement holders that the two can coexist in the same space. Easements may be filed following the Commission decision. 4. Sec. 38.24.100.C Street Vision triangle. Driveways and Alleys. Driveways and alleys. At the intersection of each driveway or alley with a street, no fence, wall or planting in excess of 30 inches above the street centerline grade shall be permitted within a triangular area where corners are defined by two points on the right-of-way line, 15 feet on each side of the centerline of the driveway or alley and a point on centerline ten feet outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the right-of-way line shall use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. The East Olive Street driveway access vision triangle is shown with one on street parking space encroaching into the site vision triangle. Per Engineering Division comment, traffic engineer must certify a safe vision condition in this location per the traffic study. 5. Sec. 38.25.040.A.1.a(1) Number of parking spaces required. Residential Uses. One parking space for each 24 uninterrupted linear feet of available street frontage usable for on-street parking directly adjacent to a lot may be deducted from the total parking spaces required for a development. The number of on- street spaces calculated shall not exceed the number of dwellings on the lot. The width of drive accesses, designated nonparking areas, vision triangles, and similar circumstances shall not be considered to be available for the purpose of on-street parking space. Traffic engineer must certify the safe vision condition at East Olive Street driveway access. 6. Sec. 38.25.040.A.1.b(3)-Car Sharing. . A car-sharing agreement meeting the criteria established by the planning director may be used to meet the required number of parking spaces. A car sharing agreement meeting the criteria established by the planning director is not provided. See and respond to each criteria in Administrative Policy No. 2016-01. 7. Section 38.25.025 Structured parking facility standards applies to this project as the project includes ground floor structured parking. Section 38.25.025.B.1.b requires that parking garages that front onto streets shall provide a lining of retail, office, or residential use at the street level along the entire street frontage. The South Black Avenue frontage of the parking garage does not provide a lining of retail, office or residential use at the street level along the entire street frontage. 8. Section 38.25.025.B.4 Structured parking facility standards requires that street level openings on parking structures shall be limited to those necessary for retail store entrances, vehicle entrance and exit lanes and pedestrian entrances to stair and elevator lobbies. The vehicular door on the South Black Avenue frontage of the parking garage is not necessary and does not conform to this section. This private parking garage can function safely with a singular entrance from Olive Street. 9. General Comment. Per the Department of Community Development Fee schedule, third and subsequent submissions of revised materials requires that ¼ of the total original application fee be submitted to cover the City’s cost to continue review of the project. The original application fee was $9348.57. A $2,337.14 fee is required with the submittal of a revised application. Engineering Division, Shawn Kohtz, P.E., skohtz@bozeman.net, 582-2288 1. Section 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The City is analyzing downstream sanitary sewer capacity to accommodate the proposed project. We have placed a flow monitor in a sewer manhole at one location in the 6-inch main in Black Avenue. We have also placed a monitor in the sewer main at the intersection of Bozeman Avenue and Main Street. Flow monitoring indicated there is not adequate capacity in the 6-inch main in Black Avenue. The developer must upgrade the 6-inch main from the proposed sanitary sewer service to the intersection of Black and Main to accommodate the proposed project. The new sanitary sewer main size must be an 8-inch main. Flow monitoring in the downstream section of sanitary sewer main in Main Street between Black and Bozeman is inconclusive to date. A significant storm event must occur to determine the existing remaining sewer capacity in Main Street to accommodate the proposed project. Flow monitoring likely will not be conclusive on that section of sanitary sewer main until rain events are observed in the spring. Alternatively, the developer may construct sanitary sewer improvements in Olive Street and in Bozeman Avenue to construct 2-1/2 blocks of 8-inch sanitary sewer and connect the building service to that new main. That sewer must be constructed to the intersection of Main and Bozeman and coordinated with the City’s reconstruction project for Olive Street. Per BMC 38.39.030.C, this improvement must be complete prior to site plan approval. 2. Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. Analysis indicates a payment of $35,640 is due prior to site plan approval. 3. Section 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. The traffic impact study for the project indicated, “It is recommended that garage access be designed to allow sufficient sight distance on Olive Street similar to requirements for mid-block alley approaches.” The traffic engineer that developed that recommendation must provide a statement that the site distance associated with the proposed design meets his recommendation. The applicant must provide this statement prior to site plan approval. 4. Section 38.24.090 Access. Section 38..24.090.D.2 states Standards for development approved after July 10, 2002. This section shall apply to all development receiving preliminary approval after July 10, 2002. These standards apply to the minimum distance between public and/or private accesses and intersections, and the minimum distance between public and/or private accesses and other public and/or private accesses. Table 38.24.090-1 requirements. The minimum required distance of 40-feet between the proposed new access to Black Avenue and the drive access to the Stiff Professional Building across the street is not met. Additionally, there would be left turn conflicting movements from these two accesses. A deviation request to allow the access onto Black Avenue will not be granted. The applicant must remove the proposed access onto Black Avenue from the design prior to site plan approval. General Comments 1. Plans and specifications for any fire service line must be prepared in accordance with the City’s Fire Service Line Policy 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 shall 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, shall be a standalone submittal, separate from the FSP. City of Bozeman applications for service shall be completed by the applicant. 2. Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements unless all provisions set forth in Section 38.39.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. 3. Section 40.03.960 A&B states: The operator of a restaurant or food preparation establishment discharging wastewater containing greater than 25 mg/l of oil and grease or that has a recurrence with grease building or blockage of sewer lines shall immediately install an approved grease trap. All sand and grease traps shall be properly maintained and serviced at the owner's expense. Records of maintenance and service for the sand and grease trap shall be made available to the city upon request by the engineer. The applicant is advised that a grease interceptor, conforming to the latest adopted edition of the Uniform Plumbing Code must be installed with any development responsible for food preparation. It is not clear if the shop in the ground floor of the building will include food preparation. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: DEVELOPMENT REVIEW COMMITTEE FROM: KEVIN HANDELIN, SOLID WASTE SUPERINTENDENT RE: Black Olive (16-432) DATE: December 12, 2016 ------------------------------------------------------------------------------------------------------------ RECOMMENDED CONDITIONS None GENERAL COMMENTS 1. Owner is responsible for placing full trash dumpsters from the bottom of the thrash chute to the street level holding room located at the Olive Street side of the building. Dumpsters in the holding room will then be serviced by the waste provider. 2. There will be a roll-up door to access the trash holding room from the sidewalk off Olive Street. BLACK OLIVE – BLACK OLIVE SITE PLAN APPLICATION 16432 - RESPONSE DATE: January 24, 2017, Comments from: January 18, 2017 Building change overview: - Outdoor retail seating added at west elevation along S. Black Ave. - (1) On street parking stall removed on E. Olive St. - (1) Parking stall added inside parking garage. Required Code Corrections: 1. Section 38.10.050. C Yards. Minimum yards required for the B-3 district. The project does not meet yard requirements with the underlying lot configurations. The lots must be aggregated or otherwise configured through the applicable subdivision exemption review process in order to meet requirements. The final signed mylars must be provided to our office to satisfy this code requirement. The amendment plat may be filed following the Commission decision. a. Response: An executed lot aggregation has been provided to the City separately. It is our understanding that the survey will be filed upon City approval of this application. 2. Section 38.19.100.A.4, 5, 6, 7 Plan Review Criteria. 4. Relationship of plan elements to conditions both on and off the property, including: a. Compatibility with and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhoods density, landscaping, historical character, orientation of buildings on the site and visual integration; b. Design and arrangement of the elements of the plan (eg., buildings, circulation open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood and other approved development and produce an efficient functionally organized and cohesive development; c. Design and arrangement of elements of the plan (eg., building circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation and to contribute to the overall aesthetic quality of the site configuration; and d. If the proposed project is located within a locally designated historical district or includes a locally designated landmark structure, the project is in conformance with the provisions of article 16 of this chapter; 5. The impact of the proposal on the existing and anticipated traffic and parking conditions; 6. Pedestrian and vehicular ingress, egress and circulation, including: a. Design of the pedestrian and vehicular circulation systems to assure that pedestrian and vehicular circulation systems to assure that pedestrian and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area; b. Non-automotive transportation and circulation systems design features to enhance convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting; c. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments and general community; and d. Dedication of right-of-way or easements necessary for streets and similar transportation facilities; 7. Landscaping, including the enhancement of buildings, the appearance of the vehicular use, open space and pedestrian areas, and the preservation or replacement of natural vegetation. The addition of a second vehicular entrance on South Black Avenue does not comply with these code sections. The second vehicular access does not integrate well with the organizational scheme of the neighborhood. This drive access will increase the amount of pedestrian and vehicular conflicts, will conflict with adjacent and proximal current accesses, will remove mature street trees, and does not increase convenience and safety for pedestrian at an intersection that is predominantly pedestrian oriented other than the mail drop box at the Federal Building. The parking garage can function safely and efficiently with a singular access from Olive Street. a. Response: Secondary access point off S. Black Ave. has been removed. Only vehicular access point into parking garage is off E. Olive St. 3. Section 38.23.060B Easements. Private utility easements. Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. No signed utility easements are provided to accommodate the utility layout. The final signed utility easement must be provided to our office to satisfy this code requirement. Confirm that the private utility and storm drainage can exist in the same easement. There does not appear to be any consideration of the overhanging shed eave easement in the utility easement. Provide clarification from the easement holders that the two can coexist in the same space. Easements may be filed following the Commission decision. a. Response: An executed utility easement is included with this application. It is our understanding that this easement will be filed upon City approval of this application. 4. Sec. 38.24.100.C Street Vision triangle. Driveways and Alleys. Driveways and alleys. At the intersection of each driveway or alley with a street, no fence, wall or planting in excess of 30 inches above the street centerline grade shall be permitted within a triangular area where corners are defined by two points on the right-of-way line, 15 feet on each side of the centerline of the driveway or alley and a point on centerline ten feet outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the right-of-way line shall use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. The East Olive Street driveway access vison triangle is shown with one on street parking space encroaching into the site vision triangle. Per Engineering Division comment, traffic engineer must certify a safe vision condition in this location per the traffic study. a. Response: The on-street parking space that was encroaching into vision triangle has been removed. Only (3) on street parking stalls are being counted. No parking signs have been added at the extents of the vision triangle to protect the site distance. 5. Sec. 38.25.040.A.1.a (1) Number of parking spaces required. Residential Uses. One parking space for each 24 uninterrupted linear feet of available street frontage usable for on-street parking directly adjacent to a lot may be deducted from the total parking spaces required for a development. The number of on street spaces calculated shall not exceed the number of dwellings on the lot. The width of drive accesses, designated non parking areas, vision triangles, and similar circumstances shall not be considered to be available for the purpose of on-street parking space. Traffic engineer must certify that safe vision condition at East Olive Street driveway access. a. Response: The traffic engineer has stated that with the removal of the conflicting on-street parking space that adequate site distance is met. Only (3) on street parking stalls are being counted. 6. Sec. 38.25.040.A.1.b (3)-Car Sharing. A car-sharing agreement meeting the criteria established by the planning director may be used to meet the required number of parking spaces. A car sharing agreement meeting the criteria established by the planning director is not provided. See and respond to each criteria in Administrative Policy No. 2016-01. a. Response: Car sharing policy No. 2016-01 and car titles will be provided after acceptance of this application, but prior to CO of the building. Car share signage to indicate parking spots added. RE: A00.44 & A01.01. The car sharing agreement has been previously provided. BLACK OLIVE is working with the City Legal Staff to create a long term agreement that meets the requirements set in the code. 7. Sec. 38.25.025 Structured parking facility standards applies to this project as the project includes ground floor structured parking. Section 38.25.025.B.1.b requires that parking garages that front onto streets shall provide a lining of retail, office, or residential use at the street level along the entire frontage. The South Black Avenue frontage of the parking garage does not provide a lining of retail, office or residential use at the street level along the entire street frontage. a. Response: Outdoor retail seating patio added along S. Black Ave., for retail tenant use. 8. Sec. 38.25.025.B.4 Structured parking facility standards requires that street level opening on parking structures shall be limited to those necessary for retail store entrances, vehicle entrances and exit lanes and pedestrian entrances to stair and elevator lobbies. The vehicular door on the South Black Avenue frontage of the parking garage is not necessary and does not conform to this section. This private parking garage can function safely with a singular entrance from Olive Street. a. Response: Vehicular entrance off S. Black Ave., has been removed. Only access point into parking garage is off E. Olive St. 9. General Comment. Per the Department of Community Development Fee schedule, third and subsequent of revised materials required that ¼ of the total original application fee be submitted to cover the City’s cost to continue review of this project. The original application fee was $9348.57. A $2,337.14 fee is require with the submittal of a revised application. a. Response: Acknowledged. Engineering Division 1. Section 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city’s Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The City is analyzing downstream sanitary sewer capacity to accommodate the proposed project. We have placed a flow monitor in a sewer manhole at one location in the 6-inch main in Black Avenue. We have also placed a monitor in the sewer main at the intersection of Bozeman Avenue and Main Street. Flow monitoring indicated there is not adequate capacity in the 6-inch main in Black Avenue. The developer must upgrade the 6-inch main from the proposed sanitary sewer service to the intersection of Black and Main to accommodate the proposed project. The new sanitary sewer main size must be an 8-inch main. Flow monitoring in the downstream section of sanitary sewer main in Main Street between Black and Bozeman is inconclusive to date. A significant storm event must occur to determine the existing remaining sewer capacity in Main Street to accommodate the proposed project. Flow monitoring likely will not be conclusive on that section of sanitary sewer main until rain events are observed in the spring. Alternatively, the developer may construct sanitary sewer improvements in Olive Street and in Bozeman Avenue to construct 2-1/2 blocks of 8-inch sanitary sewer and connect the building service to that new main. That sewer must be constructed to the intersection of Main and Bozeman and coordinated with the City’s reconstruction project for Olive Street. Per BMC 38.39.030.C, this improvement must be complete prior to site plan approval. a. Response: The developer is continuing to work with Public Works to ensure that adequate sewer capacity exists. It will be best to combine the required improvements with the Olive Street Reconstruction project which will reduce costs and impacts to City residents. 2. Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. Analysis indicates a payment of $35,640 is due prior to site plan approval. a. Response: The CIL payment will be made upon City approval of this application. 3. Section 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. The traffic impact study for the project indicated, “It is recommended that garage access be designed to allow sufficient sight distance on Olive Street similar to requirements for mid-block alley approaches.” The traffic engineer that developed that recommendation must provide a statement that the site distance associated with the proposed design meets his recommendation. The applicant must provide this statement prior to site plan approval. a. Response: A letter from the traffic engineer stating that the currently proposed design meets his recommendation is provided with this application. 4. Section 38.24.090 Access. Section 38.24.090.D.2 states Standards for development approved after July 10, 2002. This section shall apply to all development receiving preliminary approval after July 10, 2002. These standards apply to the minimum distance between public and/or private accesses and intersections, and the minimum distance between public and/or private accesses and other public and/or private accesses. Table 38.24.090-1 requirements. The minimum required distance of 40-feet between the proposed new access to Black Avenue and the drive access to the Stiff Professional Building across the street is not met. Additionally, there would be left turn conflicting movements from these two accesses. A deviation request to allow the access onto Black Avenue will not be granted. The applicant must remove the proposed access onto Black Avenue from the design prior to site plan approval. a. Response: Vehicular entrance off S. Black Ave., has been removed. Only access point into parking garage is off E. Olive St. General Comments: 1. Plans and specifications for any fire service line must be prepared in accordance with the City’s Fire Service Line Policy 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 shall 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, shall be a standalone submittal, separate from the FSP. City of Bozeman applications for service shall be completed by the applicant a. Response: Acknowledged. 2. Plans and Specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide professional engineering services for construction inspection, post-construction certification, and preparation of Mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements unless all provisions set forth in Section 38.39.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. a. Response: Acknowledged. 3. Section 40.03.960 A & B states: The operator of a restaurant or food preparation establishment discharging wastewater containing greater than 25 mg/l of oil and grease or that has a recurrence with grease building or blockage of sewer lines shall immediately install an approved grease trap. All sand and grease traps shall be properly maintained and serviced at the owner's expense. Records of maintenance and service for the sand and grease trap shall be made available to the city upon request by the engineer. The applicant is advised that a grease interceptor, conforming to the latest adopted edition of the Uniform Plumbing Code must be installed with any development responsible for food preparation. It is not clear if the shop in the ground floor of the building will include food preparation. a. Response: Acknowledged. No food preparation will be done in the retail space. Solid Waste recommended Conditions: General comments 1. Owner is responsible for placing full trash dumpster from the bottom of the trash chute to the streel level holding room located at the Olive Street side of the building. Dumpsters in the holding room will then be serviced by the waste provider. a. Response: Acknowledged. 2. There will be a roll-up door to access the trash holding room from the sidewalk off Olive Street. a. Response: Confirmed. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. PROJECT NARRATIVE Downtowns are evolving and after years of moving away from city centers, residents are returning in a pattern seen throughout the country. Our approved Downtown Improvements Plan accurately predicts this migration and prescribes ways to accommodate this evolution for the benefit of this community. Redevelopment is and will take place in many forms. Whole block projects are the exception, as smaller parcels are more likely to be the norm and will require forward thinking to assess the overall influence of each project towards the wider goals, plans and evolving urban patterns for downtown. This project site (202 S. Black Ave.) is located on the south east corner of S. Black Ave & E. Olive St., two blocks south of Main St. The property is designated “Community Core” in the growth policy and falls within the “South Village” Designation in the Downtown Improvement Plan. The site is zoned B-3 (Central Business District) which allows a mix of commercial and/or higher density (five or more attached units) residential apartments. This application proposes the redevelopment of the existing property into a 5 story building. 1st floor, parking garage, commercial space and residential lobby with floors 2-5 residential apartment. The building respectfully fits within the adjacent existing building mass with the 4 story apartment building across the street and the 80’ tall federal building caddy corner. The first floor sidewalks on Black Ave. & Olive St engage the street with tall expansive storefront windows giving transparency in and out of the building. With no setbacks required next to the adjacent B-3 zoned properties, setbacks are provided along the east and south sides. To be respectful to the south B- 3 zoned site, although it is not required, BLACK OLIVE is stepped back 45 degrees at 44’-0” above level 1 as required for B-3 properties adjacent to a residential zone. The South Village currently has a wide mix of conforming and non-conforming residential and commercial uses. The Downtown improvement plan states: “Numerous larger underutilized parcels in this area can be infilled with primary housing redevelopment… identified potential accommodations of as many as 500 units over five to fifteen years. An informal application was reviewed by the DRC on May 20, 2016. Comments from this review have been addressed and responded to within this (SP1) – REV 3, 01.24.2017 resubmittal. Comments have all been addressed to compliance within the code in this zoning district. Please refer to the following application material for more detailed discussions as well as the attached exhibits and drawing set for additional information. “The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing…” - Development Improvement Plan, Page 16 DOWNTOWN MAP Site VICINITY MAP Subject Property DOWNTOWN IMPROVEMENT PLAN MAP Subject Property DESIGN All streets and sidewalks in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing… The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density… Housing – for all income levels – should be encouraged by a variety of methods… - Downtown Bozeman Improvement Plan, Pages 12-13 Black Olive’s design reflects its context, between the high density community core district with natural, strong materials and the lower density neighborhoods to the south with warmer materials respecting the buildings’ residential aspects with a human touch. The material palette provides connectivity and respectful contrast, between the different neighborhoods in Bozeman. The geometry of the building incorporates solids and voids, evoking a subtle abstraction of geological and other natural forms along the building facades. Mountains, rock formations and urban influences inspire a contrast-full, timeless color palette that reflects its setting. The prominent tall, flat roof draws a connection to the setting, in both the natural and urban context along Main St. Lightness and contrast of the finishes breaks the scale, while the glazed ground floor spaces engage the sidewalk in a pedestrian friendly manner connecting the exterior and interior. View from E. Olive Ave DESIGN GUIDELINES, SUBCHAPTER 4-B – GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA “Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply to properties zoned B-3 (Central Business District) that serves as a transition between the Main Street Historic District and residentially zoned neighborhoods. Underdevelopment of this transitional zone is a major concern. The downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties. Housing – for all income levels – should be encouraged by a variety of methods to support the continued economic viability of the Downtown Bozeman business district, which is broadly recognized as one of Bozeman’s strongest assets.” - NCOD Design Guidelines, Chapter 4-B A. Mass & Scale 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan: With 56 total apartment units on .4407 acres, Black Olive has a FAR ratio of 3.55. As a mixed use building, the floor to floor height is 15’-0” with large storefront windows to engage the sidewalks. 2. Innovative development and diversity of design is encouraged: Black Olive incorporates a varied material palette of brick, panelized composite corrugated metal and wood siding to relate and contrast to the high density Community Core, B-3 zone and respect the lower density residential zones of Bozeman. The brick coursing reflects Bozeman’s Main Street history, while the wood siding gives the residential units a warm feel similar to the residential neighborhoods close to the site. The corrugated metal transitions between the dense urban area and lower density areas within Bozeman and blends well with the vernacular of the area. 3. A new building should exhibit clear order and comprehensive composite on all elevations: Black Olive’s hierarchy is composed with a strong, pedestrian friendly base and vertical elements that reflects the surrounding urban districts massing and scale. Secondary materials of metal/wood in combination with private unit balconies, provide solids and voids along the façade to break up the building along with providing great open spaces for the residents. 4. Building interface with residential zone properties: Black Olive’s site is not adjacent to residentially zoned properties, but provides a setback along the south and east elevations to provide a nice relief and respect to the adjacent properties. The south elevation steps back again from the 2- 5 floors above the 1st floor step back. RE: Floorplans and elevations. B. Building Quality 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Black Olive’s strong and varied material palette of brick, corrugated metal and wood siding, reflects the urban, high density surroundings of downtown Bozeman. The strong and transparent pedestrian brick base of the building, relates to other strong, engaging buildings along Main Street, while also relating to the softer residential aspects of the community with wood siding to give the building a warm touch. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: i. Insulation: Being in a colder winter climate zone, Black Olive uses continuous exterior rigid insulation to maximize building envelope efficiency. Continuous insulation covers the entire exterior wall and not just the spaces between studs, which fully bridges cold joints and gaps that are usually created in buildings without exterior continuous insulation. This technique provides long-term thermal performance and protection against air infiltration and moisture penetration – all while reducing greenhouse gas emissions. This tight building envelope, reduces the mechanical system energy demand, which reduces greenhouse gas emissions. ii. Mechanical System: The apartment units ‘split system’ is commonly used for multi-family applications. It uses R410A refrigerant which is the most widely used refrigerant because R410A does not contain any chemicals that can damage ozone and less refrigerant is required in the system due to the high heat transfer capabilities of the R410A. Split systems are efficient at cooling, reduce energy usage, and meet the requirements of the International Energy Code. iii. Density: 56 units / .4407 acres allows for many people to live in the “Community Core” which reduces the need and use for cars in the area. iv. Car Share: 4 car share cars are provided which reduce the amount of cars required by residents. This reduces reducing carbon emissions as well as overall car traffic in the area. The car share program will be open to up to 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. v. *(2) A long-term study of City CarShare members found that 30 percent of households that joined sold a car; others delayed purchasing one. Transit use, bicycling, and walking also increased among members.[13] A study of driving behavior of members from major carsharing organizations found an average decline in 27% of annual vehicle kilometres travelled (VKT) vi. 75% of the trees and shrubs will be drought tolerant. vii. Black Olive Building utilizes a storm water detention/irrigation reuse system to mitigate storm water impacts. The storm water detention system consists of a large underground tank located beneath the building that will collect building runoff. This system will reduce peak flows leaving the site as well as provide water for landscape irrigation. The detention tank captures the same volume as a green roof, but its design allows this water to supply landscape irrigation which lowers overall potable water demands of the site. The dual benefits of this system made this the best choice for sustainability. C. Building Roof Form 1. Use flat roof lines as the primary roof form: Black Olive’s flat roof design blends with the other B3 zoned buildings and allows for the mechanical equipment to be located on the roof. 2. Use of other roof forms: The primary vertical brick element, with flat roof extending above the main flat roof, reflects the other building roof forms of Main Street Bozeman. D. Site Design 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: Black Olive’s street presence has at least 50% of the building’s façade located within 3’ of the property line to create a strong pedestrian street level presence and quality public landscaped areas along the buildings north façade. Along S. Black Ave. & E. Olive St., transparent windows make up 50% of the 1st floor façade to fully engage the street. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: The 1st floor northwest corner and west side have been programmed as “retail” with the opportunity for a small coffee shop to use the public plazas, activating the properties corner and street front. This creates a very vibrant area for the community. E. Parking Facilities 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots: Black Olive has an enclosed parking garage, located on the 1st floor, screened from the public with access from Black & Olive. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge: The enclosed parking garage is internal to the building’s 1st floor allowing the retail, leasing and fitness to activate and engage the street edge. The car share program will be open to as many as 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. 3. For residential projects, enclosed parking is preferred to surface parking lots: Enclosed 1st floor parking garage is designed to be screened from E Olive St. & S. Black Ave. F. Signs 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: Black Olive’s main building signage, along E. Black St., provides a clear presence and acknowledgement for the building’s primary entrance. RE: North Elevation. Areas for future commercials signage, also identified on elevations. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The main Black Olive building identification signage prominently adds a sense of place to the building as a point of reference. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience: RE: North elevations for building identification signage. The building’s main identification signage does not over impose on the building or area, while providing a very prominent place recognition for the community. G. Street Patterns 1. Alleys: No alleys on site. 2. Streetscape: Detached street paving sidewalks are maintained to preserve the neighborhood’s design and continuity from adjacent sites, meeting at the corner of S. Black Ave & E. Olive St. 3. Planting strips: Existing planting strips are maintained to keep the existing design of the streetscape. 4. Pattern of street trees: Existing trees within planting strips along S. Black Ave. & E. Olive St. are to be preserved. H. Landscape Design 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment: Existing trees on site will be preserved to maintain the pedestrian feel of the streetscape. i. RE: Sheets L01.01 for landscape design for entire site. 13 points are required for B-3 zoning, while 15 total points will be provided. I. Utilities and service areas 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The waste disposal, trash room is located adjacent to the parking garage entrance so all services are in one area. With no ally on site, the trash room is internal to the building, just off E. Olive St., screened from the publics’ view. 2. Position service areas to minimize conflicts with other abutting uses: Trash room is located next to garage entrance, away from other building uses to limit noise and programming conflicts within building. J. Site Furniture 1. Site furniture should be simple in character: Bike racks and quarried boulder seats are used as site furniture to engage and activate the streetscape. PARKLAND It is very unusual for development within any downtown to be charged a fee for parks. This is for several reasons. First, parkland is most usually needed on the outer edge of a community where families with children are settling. Downtowns do not typically attract that demographic and thus if development is charged such a fee, in a sense it is subsidizing edge development. This is contrary to planning principles involving infill. Second, downtowns usually already have, or are close to, existing parks with sufficient capacity for more use; rarely are entirely new parks needed. Finally, the people who live in, work in, and visit downtowns use public space differently. They tend to use the sidewalks, cafes and coffeehouses for relaxing, passive recreation and socializing. In some ways parks are superfluous. We recommend this fee be specifically dedicated to the downtown district and used as a funding source for the “green” strategies outlined in this plan; improving sidewalks, greening streets and alleys, creating small parks along Bozeman Creek, and creating or improving other public spaces and facilities within the downtown. - Downtown Bozeman Improvement Plan, Page 39 Being a downtown infill residential project in the B3 Zoning district, parkland is proposed to be provided through cash-in-lieu as identified in 38.27.030. See PROJECT MATRIX for further parkland requirement breakdown. 6912 sqft of parkland required. OPEN SPACE Connections between indoor and outdoor spaces are integral to the overall design. Code requirement for open space, Sec. 38.27.020.E, “dwelling units which do not have ground floor access to a landscaped rear yard.” All units in Black Olive have an individual balcony with minimum size of 100 sqft for studios and 1-bedrooms and 150 sqft for all 2-bedrooms. LIGHTING Building entry lights provided at entrances to safely light building access points while limiting excessive light that will negatively impact the neighborhood. RE: Photometric Plan, Lighting details and light cut sheet. Fixture WS: (Lumiere, 303-W1-LEDB2) Wall mounted exterior light, located at building entrances. Fixture SD: (Halo, SLD6128xxWH) Ceiling mounted light, located a parking garage entrance. Fixture WS Fixture SD References: *(1) “Growth in Worldwide Carsharing, An International Comparison.” Susan A. Shaheen and Adam P. Cohen. http://tsrc.berkeley.edu/sites/default/files/Worldwide%20Carsharing%20Growth%20- %20Shaheen.pdf *(2) “The Impact of Carsharing on Household Vehicle Ownership.” Elliot Martin and Susan Shaheen. http://escholarship.org/uc/item/7w58646d?query=Impact%20of%20Carsharing BLACK OLIVE – PROPOSED VS. MAX ENVELOPE CUBIC FT. DATE: January 24, 2017 Maximum envelope cubic ft on site: 1,260,000 cubic ft Propose cubic ft of building: 952,320 cubic ft Proposed building is only 75% Cubic ft of max envelope Cubic ft on site. project sections north-south section east-west section PROJECT NARRATIVE Downtowns are evolving and after years of moving away from city centers, residents are returning in a pattern seen throughout the country. Our approved Downtown Improvements Plan accurately predicts this migration and prescribes ways to accommodate this evolution for the benefit of this community. Redevelopment is and will take place in many forms. Whole block projects are the exception, as smaller parcels are more likely to be the norm and will require forward thinking to assess the overall influence of each project towards the wider goals, plans and evolving urban patterns for downtown. This project site (202 S. Black Ave.) is located on the south east corner of S. Black Ave & E. Olive St., two blocks south of Main St. The property is designated “Community Core” in the growth policy and falls within the “South Village” Designation in the Downtown Improvement Plan. The site is zoned B-3 (Central Business District) which allows a mix of commercial and/or higher density (five or more attached units) residential apartments. This application proposes the redevelopment of the existing property into a 5 story building. 1st floor, parking garage, commercial space and residential lobby with floors 2-5 residential apartment. The building respectfully fits within the adjacent existing building mass with the 4 story apartment building across the street and the 80’ tall federal building caddy corner. The first floor sidewalks on Black Ave. & Olive St engage the street with tall expansive storefront windows giving transparency in and out of the building. With no setbacks required next to the adjacent B-3 zoned properties, setbacks are provided along the east and south sides. To be respectful to the south B- 3 zoned site, although it is not required, BLACK OLIVE is stepped back 45 degrees at 44’-0” above level 1 as required for B-3 properties adjacent to a residential zone. The South Village currently has a wide mix of conforming and non-conforming residential and commercial uses. The Downtown improvement plan states: “Numerous larger underutilized parcels in this area can be infilled with primary housing redevelopment… identified potential accommodations of as many as 500 units over five to fifteen years. An informal application was reviewed by the DRC on May 20, 2016. Comments from this review have been addressed and responded to within this (SP1) – REV 3, 01.24.2017 resubmittal. Comments have all been addressed to compliance within the code in this zoning district. Please refer to the following application material for more detailed discussions as well as the attached exhibits and drawing set for additional information. “The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing…” - Development Improvement Plan, Page 16 DOWNTOWN MAP Site VICINITY MAP Subject Property DOWNTOWN IMPROVEMENT PLAN MAP Subject Property DESIGN All streets and sidewalks in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing… The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density… Housing – for all income levels – should be encouraged by a variety of methods… - Downtown Bozeman Improvement Plan, Pages 12-13 Black Olive’s design reflects its context, between the high density community core district with natural, strong materials and the lower density neighborhoods to the south with warmer materials respecting the buildings’ residential aspects with a human touch. The material palette provides connectivity and respectful contrast, between the different neighborhoods in Bozeman. The geometry of the building incorporates solids and voids, evoking a subtle abstraction of geological and other natural forms along the building facades. Mountains, rock formations and urban influences inspire a contrast-full, timeless color palette that reflects its setting. The prominent tall, flat roof draws a connection to the setting, in both the natural and urban context along Main St. Lightness and contrast of the finishes breaks the scale, while the glazed ground floor spaces engage the sidewalk in a pedestrian friendly manner connecting the exterior and interior. View from E. Olive Ave DESIGN GUIDELINES, SUBCHAPTER 4-B – GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA “Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply to properties zoned B-3 (Central Business District) that serves as a transition between the Main Street Historic District and residentially zoned neighborhoods. Underdevelopment of this transitional zone is a major concern. The downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties. Housing – for all income levels – should be encouraged by a variety of methods to support the continued economic viability of the Downtown Bozeman business district, which is broadly recognized as one of Bozeman’s strongest assets.” - NCOD Design Guidelines, Chapter 4-B A. Mass & Scale 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan: With 56 total apartment units on .4407 acres, Black Olive has a FAR ratio of 3.55. As a mixed use building, the floor to floor height is 15’-0” with large storefront windows to engage the sidewalks. 2. Innovative development and diversity of design is encouraged: Black Olive incorporates a varied material palette of brick, panelized composite corrugated metal and wood siding to relate and contrast to the high density Community Core, B-3 zone and respect the lower density residential zones of Bozeman. The brick coursing reflects Bozeman’s Main Street history, while the wood siding gives the residential units a warm feel similar to the residential neighborhoods close to the site. The corrugated metal transitions between the dense urban area and lower density areas within Bozeman and blends well with the vernacular of the area. 3. A new building should exhibit clear order and comprehensive composite on all elevations: Black Olive’s hierarchy is composed with a strong, pedestrian friendly base and vertical elements that reflects the surrounding urban districts massing and scale. Secondary materials of metal/wood in combination with private unit balconies, provide solids and voids along the façade to break up the building along with providing great open spaces for the residents. 4. Building interface with residential zone properties: Black Olive’s site is not adjacent to residentially zoned properties, but provides a setback along the south and east elevations to provide a nice relief and respect to the adjacent properties. The south elevation steps back again from the 2- 5 floors above the 1st floor step back. RE: Floorplans and elevations. B. Building Quality 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Black Olive’s strong and varied material palette of brick, corrugated metal and wood siding, reflects the urban, high density surroundings of downtown Bozeman. The strong and transparent pedestrian brick base of the building, relates to other strong, engaging buildings along Main Street, while also relating to the softer residential aspects of the community with wood siding to give the building a warm touch. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: i. Insulation: Being in a colder winter climate zone, Black Olive uses continuous exterior rigid insulation to maximize building envelope efficiency. Continuous insulation covers the entire exterior wall and not just the spaces between studs, which fully bridges cold joints and gaps that are usually created in buildings without exterior continuous insulation. This technique provides long-term thermal performance and protection against air infiltration and moisture penetration – all while reducing greenhouse gas emissions. This tight building envelope, reduces the mechanical system energy demand, which reduces greenhouse gas emissions. ii. Mechanical System: The apartment units ‘split system’ is commonly used for multi-family applications. It uses R410A refrigerant which is the most widely used refrigerant because R410A does not contain any chemicals that can damage ozone and less refrigerant is required in the system due to the high heat transfer capabilities of the R410A. Split systems are efficient at cooling, reduce energy usage, and meet the requirements of the International Energy Code. iii. Density: 56 units / .4407 acres allows for many people to live in the “Community Core” which reduces the need and use for cars in the area. iv. Car Share: 4 car share cars are provided which reduce the amount of cars required by residents. This reduces reducing carbon emissions as well as overall car traffic in the area. The car share program will be open to up to 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. v. *(2) A long-term study of City CarShare members found that 30 percent of households that joined sold a car; others delayed purchasing one. Transit use, bicycling, and walking also increased among members.[13] A study of driving behavior of members from major carsharing organizations found an average decline in 27% of annual vehicle kilometres travelled (VKT) vi. 75% of the trees and shrubs will be drought tolerant. vii. Black Olive Building utilizes a storm water detention/irrigation reuse system to mitigate storm water impacts. The storm water detention system consists of a large underground tank located beneath the building that will collect building runoff. This system will reduce peak flows leaving the site as well as provide water for landscape irrigation. The detention tank captures the same volume as a green roof, but its design allows this water to supply landscape irrigation which lowers overall potable water demands of the site. The dual benefits of this system made this the best choice for sustainability. C. Building Roof Form 1. Use flat roof lines as the primary roof form: Black Olive’s flat roof design blends with the other B3 zoned buildings and allows for the mechanical equipment to be located on the roof. 2. Use of other roof forms: The primary vertical brick element, with flat roof extending above the main flat roof, reflects the other building roof forms of Main Street Bozeman. D. Site Design 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: Black Olive’s street presence has at least 50% of the building’s façade located within 3’ of the property line to create a strong pedestrian street level presence and quality public landscaped areas along the buildings north façade. Along S. Black Ave. & E. Olive St., transparent windows make up 50% of the 1st floor façade to fully engage the street. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: The 1st floor northwest corner and west side have been programmed as “retail” with the opportunity for a small coffee shop to use the public plazas, activating the properties corner and street front. This creates a very vibrant area for the community. E. Parking Facilities 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots: Black Olive has an enclosed parking garage, located on the 1st floor, screened from the public with access from Black & Olive. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge: The enclosed parking garage is internal to the building’s 1st floor allowing the retail, leasing and fitness to activate and engage the street edge. The car share program will be open to as many as 100 neighborhood members. *(1) Data suggests that each car share can accommodate up to 40 members. Each member of the car share program can anticipate to save between $135 - $435 a month as well. 3. For residential projects, enclosed parking is preferred to surface parking lots: Enclosed 1st floor parking garage is designed to be screened from E Olive St. & S. Black Ave. F. Signs 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: Black Olive’s main building signage, along E. Black St., provides a clear presence and acknowledgement for the building’s primary entrance. RE: North Elevation. Areas for future commercials signage, also identified on elevations. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The main Black Olive building identification signage prominently adds a sense of place to the building as a point of reference. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience: RE: North elevations for building identification signage. The building’s main identification signage does not over impose on the building or area, while providing a very prominent place recognition for the community. G. Street Patterns 1. Alleys: No alleys on site. 2. Streetscape: Detached street paving sidewalks are maintained to preserve the neighborhood’s design and continuity from adjacent sites, meeting at the corner of S. Black Ave & E. Olive St. 3. Planting strips: Existing planting strips are maintained to keep the existing design of the streetscape. 4. Pattern of street trees: Existing trees within planting strips along S. Black Ave. & E. Olive St. are to be preserved. H. Landscape Design 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment: Existing trees on site will be preserved to maintain the pedestrian feel of the streetscape. i. RE: Sheets L01.01 for landscape design for entire site. 13 points are required for B-3 zoning, while 15 total points will be provided. I. Utilities and service areas 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The waste disposal, trash room is located adjacent to the parking garage entrance so all services are in one area. With no ally on site, the trash room is internal to the building, just off E. Olive St., screened from the publics’ view. 2. Position service areas to minimize conflicts with other abutting uses: Trash room is located next to garage entrance, away from other building uses to limit noise and programming conflicts within building. J. Site Furniture 1. Site furniture should be simple in character: Bike racks and quarried boulder seats are used as site furniture to engage and activate the streetscape. PARKLAND It is very unusual for development within any downtown to be charged a fee for parks. This is for several reasons. First, parkland is most usually needed on the outer edge of a community where families with children are settling. Downtowns do not typically attract that demographic and thus if development is charged such a fee, in a sense it is subsidizing edge development. This is contrary to planning principles involving infill. Second, downtowns usually already have, or are close to, existing parks with sufficient capacity for more use; rarely are entirely new parks needed. Finally, the people who live in, work in, and visit downtowns use public space differently. They tend to use the sidewalks, cafes and coffeehouses for relaxing, passive recreation and socializing. In some ways parks are superfluous. We recommend this fee be specifically dedicated to the downtown district and used as a funding source for the “green” strategies outlined in this plan; improving sidewalks, greening streets and alleys, creating small parks along Bozeman Creek, and creating or improving other public spaces and facilities within the downtown. - Downtown Bozeman Improvement Plan, Page 39 Being a downtown infill residential project in the B3 Zoning district, parkland is proposed to be provided through cash-in-lieu as identified in 38.27.030. See PROJECT MATRIX for further parkland requirement breakdown. 6912 sqft of parkland required. OPEN SPACE Connections between indoor and outdoor spaces are integral to the overall design. Code requirement for open space, Sec. 38.27.020.E, “dwelling units which do not have ground floor access to a landscaped rear yard.” All units in Black Olive have an individual balcony with minimum size of 100 sqft for studios and 1-bedrooms and 150 sqft for all 2-bedrooms. LIGHTING Building entry lights provided at entrances to safely light building access points while limiting excessive light that will negatively impact the neighborhood. RE: Photometric Plan, Lighting details and light cut sheet. Fixture WS: (Lumiere, 303-W1-LEDB2) Wall mounted exterior light, located at building entrances. Fixture SD: (Halo, SLD6128xxWH) Ceiling mounted light, located a parking garage entrance. Fixture WS Fixture SD References: *(1) “Growth in Worldwide Carsharing, An International Comparison.” Susan A. Shaheen and Adam P. Cohen. http://tsrc.berkeley.edu/sites/default/files/Worldwide%20Carsharing%20Growth%20- %20Shaheen.pdf *(2) “The Impact of Carsharing on Household Vehicle Ownership.” Elliot Martin and Susan Shaheen. http://escholarship.org/uc/item/7w58646d?query=Impact%20of%20Carsharing BLACK OLIVE – PROPOSED VS. MAX ENVELOPE CUBIC FT. DATE: January 24, 2017 Maximum envelope cubic ft on site: 1,260,000 cubic ft Propose cubic ft of building: 952,320 cubic ft Proposed building is only 75% Cubic ft of max envelope Cubic ft on site. project sections north-south section east-west section 625AT625AT625AT625AT16250ADJUSTABLEBENCHUTILITY BENCHGENERAL ACCESSIBILITY NOTES A.THERMOSTATS SHALL BE MOUNTED 48" MAX. A.F.F.MEASURED TO THE HIGHEST OPERABLE PART (NOT TOCENTERLINE OF BOX).B.ELECTRICAL OUTLETS, DATA, VOICE AND CABLE DEVICES SHALL BE MOUNTED 15" MIN. A.F.F MEASURED TO THECENTERLINE OF THE LOWEST DEVICE OUTLET (NOT TOCENTERLINE OF THE OUTLET BOX).C.ALL KITCHEN OUTLETS SHALL BE INSTALLED 46" MAX.A.F.F. MEASURED TO THE CENTERLINE OF THE HIGHESTDEVICE OUTLET (NOT TO THE CENTERLINE OF THE OUTLETBOX). KITCHEN OUTLETS SHALL BE INSTALLED 36" MIN.FROM CORNER COUNTERTOP CONDITIONS.D.GRAB BAR REINFORCING SHALL BE INSTALLED AT ALLTOILET, BATH AND SHOWER LOCATIONS IN ALL UNITTYPES REGARDLESS OF UNIT ACCESSIBILITY TYPE. ACCESSIBLE PATH OF TRAVEL ACCESSIBLE BUILDING ENTRANCE OTHER RESTRICTED BUILDING ENTRANCES ACCESSIBILITY LEGEND TYPE A UNITS ACCESSIBLEPARKING ACCESSIBLETRASH ROOM ACCESSIBLE CARSHARE ACCESSIBLERETAIL ACCESSIBLELEASING ACCESSIBLE ELECTRICAL ACCESSIBLE GARAGEACCESS TO RETAIL ACCESSIBLEMAIL ROOM ACCESSIBLEELEVATOR REFREFREFREF ACCESSIBLEFITNESS 3 CODEA UNIT CODEA UNIT ACCESSIBLETRASH ROOM ACCESSIBLEELEVATOR REFREFREFREF ACCESSIBLETRASH ROOM ACCESSIBLEELEVATOR REFREFREFREF REFREFREFREF PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN2/14/2017 9:15:47 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.40BLACK & OLIVE, LLCBLACK OLIVE #1611 ACCESSIBILITY CODE REQUIREMENTS & PLANS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/16" = 1'-0"1 LEVEL 1 - ACCESSIBILITY PLAN 1/16" = 1'-0"2 LEVEL 2 - ACCESSIBILITY PLAN 1/16" = 1'-0"3 LEVEL 3 - 5 - ACCESSIBILITY PLAN 1/16" = 1'-0"4 ROOF PLAN - ACCESSIBILITY PLAN # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 A."CODE TYPE A" AND "CODE TYPE B" DETAILS APPLY TO ALL RESIDENTIAL UNITS AND ARE BASED ON IBC,ANSI 117.1, AND FHA REQUIREMENTS. B. "PUBLIC" DETAILS APPLY TO PUBLICLY ACCESSIBLE SPACES INCLUDING LEASING, AMENITY, COURTYARD,AND RETAIL SPACES AND ARE BASED ON IBC AND 2010 ADA. Specification AIf Specification A is used it applies to all bathrooms, and all fixtures in those bathrooms must be usable. Specification BIf Specification B is used, it applies to one bathroom, and only one of each type of fixture must be usable; additional bathroomsin the unit are exempt only from maneuvering and clear floor space requirements at fixtures. Usable bathroom specifications include: 1. an accessible route to and into the bathroom with a nominal 32-inch clear door opening (Requirements 3 and 4), 2. switches, outlets, and controls in accessible locations (Requirement 5), 3. reinforced walls to allow for the later installation of grab bars around the toilet, tub, and shower stall; under certain conditionsprovisions for reinforcing must be made in shower stalls to permit the installation of a wall-hung bench seat (Requirement 6), 4. maneuvering space within the bathroom to permit a person using a mobility aid to enter the room, close and reopen the door,and exit (Requirement 7), and5. maneuvering and clear floor space within the bathroom to permit a person using a mobility aid to approach and use fixtures;fixture dimensions and placement are specified only under certain conditions (Requirement 7). Bathroom Requirements for Covered Dwelling Units All bathrooms as defined in the Guidelines must:1. be on an accessible route (Requirement 4),2. have 32-inch nominal clear width doorways (Requirement 3),3. have switches, outlets, and controls in accessible locations (Requirement 5),4. have reinforcing around toilets, tubs, and showers (Requirement 6), and5. meet Requirement 7, Specification A or B: Specification AIf Specification A is used it applies to all bathrooms, and all fixtures in those bathrooms must be usable. Specification BIf Specification B is used, it applies to one bathroom, and only one of each type of fixture must be usable; additionalbathrooms in the unit are exempt only from maneuvering and clear floor space requirements at fixtures. Powder Room Requirements for Covered Dwelling Units Powder rooms must:1. be on an accessible route (Requirement 4),2. have 32-inch nominal clear width doorways (Requirement 3), and3. have switches, outlets, and controls in accessible locations (Requirement 5). ExceptionWhen the powder room is the only toilet facility on the entry level of a multi-story unit in a building with one or moreelevators, it must, in addition to Requirements 3, 4, and 5, meet the reinforcing specifications of Requirement 6 and the maneuvering and clear floor specifications of Requirement 7. Maximum Allowable Height Difference Between Interior Floor Level and Exterior Floor Level level difference at primary entry door: 0'' pervious construction (e.g., wood decking with spaces) 1/2'' impervious construction (e.g., concrete, brick, or flagstone) level difference at secondary door: 1/2'' pervious construction 4'' impervious construction Walks on Accessible RoutesWalks that are part of accessible routes become ramps when their slope exceeds 5% (1 in 20). Handrails are not required onwalks with slopes between 0% and 5%, but they are required on those steeper than 5% and up to 8.33% (1 in 12). Slopessteeper than 8.33% are not usable by most people with disabilities and cannot be considered part of an accessible route.Handrail requirements for walks differ, depending upon which buildings the walks connect. This is addressed in the followingsections. FAUCET CONTROLS SHALLCOMPLY WITH ANSI SEC. 309.4,PROVIDE FORWARD APPROACHWITH REMOVABLE BASECABINET PER ANSI SEC.1003.12.4.1, PROVIDE KNEESPACE COMPLIANT WITH SEC.306, PLUMBING PIPING ANDDISPOSAL ARE NOT PERMITTEDTO ENCROACH ON KNEE SPACE SINK 33 1/2" MAX. A.F.F. TO TOPOF SINK RIM OR COUNTERTOPAND ONE BOWL SHALL HAVE AMAX. DEPTH OF 6 1/2" FROMTOP OF COUNTERTOP REFRIGERATOR SIDE BY SIDECONFIGURATION, SHALLCOMPLY WITH ANSI SEC.1003.12.6.6 WORK SURFACE 34" MAX. A.F.F.WITH REMOVABLE BASECABINET, FINISH WALL, FLOORAND END PANELS OF SIDECABINETS RANGE WITH FRONTACCESSIBLE CONTROLS,RANGE HOOD ABOVE SHALLHAVE CONTROLS FOR LIGHT AND EXHAUST FAN WITHINACCESSIBLE REACH RANGE NOTE: DESIGN BASED ON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: ALL 30"X48" CLEARANCES SHALL BE CENTERED ON THE APPLIANCEFOR PARALLEL APPROACH, UNLESS NOTED OTHERWISE REFRIGERATOR RANGE WITH RANGEHOOD ABOVE 30"X48" 30"X48" 30"X48" 30"X48" 30"X48"40" MIN.54".30" MIN. 30" MIN. SHOWER SPRAY UNITWITH 59" LONG MIN. HOSETHAT CAN BE USED AS AFIXED OR HAND-HELDSHOWER HEAD. THEHAND-HELD PORTIONMUST BE MOUNTED NOHIGHER THAN 48" PER ANSISEC. 607.6 CONTROL LOCATION,EXCLUDINGDRAIN STOPPERS18" MIN.6" MAX.3" MIN.3'-0" MAX.CL 1' - 6"1' - 6" 3' - 0"NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS 3' - 0"2' - 6"6"4' - 0"6"4' - 0"GRAB BAR REINFORCEMENTREQUIRED. REFER TO TUB/SHOWERBLOCKING DETAIL GRAB BAR NOT REQUIREDWHEN REINFORCEMENT ISINSTALLED 30" X 48" CLEARANCE FORPARALLEL APPROACH PER ANSISEC. 1004.11.3.1.3.1 30 "X 48" 30" X 48" REFRIGERATOR DISHWASHER NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: ALL 30 X 48 CLEARANCES SHALL BE CENTERED ON THEAPPLIANCE OR PLUMBING FIXTURE FOR PARALLEL APPROACH 30 "X 48" 30 "X 48"4' - 6"40" MIN. CLR.40" MIN. CLR.GRAB BAR REINFORCEMENTREQUIRED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED LAVATORY COMPLYING WITHANSI SEC. 1003.11.5 AREPERMITTED TO ENCROACHON CLEARANCE GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED TOILET FLUSH CONTROLSBETWEEN 15" AND 36" A.F.F.AND OPERABLE WITH 5 LBS OFPRESSURE OR LESS. LOCATEFLUSH CONTROL ON THE OPENSIDE OF WATER CLOSET PERANSI 117.1 SEC 309 AND 604.6 4'-2"NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH5' - 6"5' - 0"8"4' - 2"3' - 6"1' - 0"3' - 8"2" 3' - 0"6" 1' - 6" MIN.1' - 6" FAUCET CONTROLS SHALLCOMPLY WITH ANSI SEC. 309.4 AT LEAST 1 SINK BOWL SHALLHAVE A MAX. DEPTH OF 6 1/2"FROM TOP OF COUNTERTOP TOP OF COUNTERTOP OR SINKSHALL BE 33 1/2" A.F.F. MAX. EXPOSED PLUMBING PIPESSHALL BE INSULATED ANDCOMPLY WITH ANSI SEC. 306.4 REMOVABLE SINK BASECABINET - AFTER BASE ISREMOVED, REMAINING CABINETSHALL PROVIDE CLEAR KNEESPACE PER ANSI SEC. 306.4 FINISH WALL, END PANELS OFCABINETS AND EXTEND FLOORFINISH BENEATH REMOVABLEBASE CABINET NOTE: DESIGN BASED ON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH3' - 0"2' - 9 1/2" MAX.2' - 3" MIN.33" MIN.6 1/2"30" X 48" CLEARANCE FORPARALLEL APPROACH GRAB BAR NOT REQUIREDWHEN REINFORCEMENT ISINSTALLED GRAB BAR REINFORCEMENTREQUIRED. REFER TOTUB/SHOWER BLOCKINGDETAIL NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS 2' - 8"2' - 6"6"4' - 0"6"2' - 8"4' - 0"TOILET TISSUE DISPENSERSHALL NOT BE WITHIN 1 1/2"OF ANY GRAB BAR OROTHER OBSTRUCTION TOILET, FLUSH CONTROLSBETWEEN 15" AND 36" A.F.F.AND OPERABLE WITH 5 LBS.OF PRESSURE OR LESS.LOCATE FLUSH CONTROLSON THE OPEN SIDE OFWATER CLOSETS PER ANSI 117.1 SEC. 309 AND 604.6 NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS. 7"-9"19" MAX.15" MIN.48" MAX.15" MIN.REMOVABLE BASE CABINET -AFTER CABINET IS REMOVED,REMAINING BASE CABINETSHALL PROVIDE CLEAR KNEESPACE PER ANSI SEC. 306.4 FINISH WALL, END PANELS OFSIDE CABINETS AND EXTENDFLOOR FINISH BENEATHREMOVABLE BASE CABINET TOP OF COUNTER SHALL BE 33 1/2" A.F.F. MAX. NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS.3' - 0"33 1/2" MAX.27" MIN.33" MIN. 30" X WIDTH OF TUB REQUIREDCLEARANCE FOR PARALLELAPPROACH GRAB BAR NOT REQUIREDWHEN REINFORCEMENT ISINSTALLED GRAB BAR REINFORCEMENTREQUIRED. REFER TOTUB/SHOWER BLOCKINGDETAIL NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 2' - 8"2' - 6"6"4' - 0"6"2' - 8"LENGTH OF TUB48" X 60" CLEARANCE FORFORWARD APPROACH PER ANSISEC. 1004.11.3.1.3.2 NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS 3' - 0"5' - 0"6"4' - 0"6"4' - 0"GRAB BAR REINFORCEMENTREQUIRED. REFER TO TUB/SHOWERBLOCKING DETAIL GRAB BAR NOT REQUIREDWHEN REINFORCEMENT ISINSTALLED FAUCET CONTROLS SHALLCOMPLY WITH ANSI SEC. 309.4,PROVIDE FORWARD APPROACHWITH REMOVABLE BASECABINET PER ANSI SEC.1003.12.4.1, PROVIDE KNEESPACE COMPLIANT WITH SEC.306, PLUMBING PIPING ANDDISPOSAL ARE NOT PERMITTEDTO ENCROACH ON KNEE SPACE SINK 33 1/2" MAX. A.F.F. TO TOPOF SINK RIM OR COUNTERTOPAND ONE BOWL SHALL HAVE AMAX. DEPTH OF 6 1/2" FROMTOP OF COUNTERTOP REFRIGERATOR SIDE BY SIDECONFIGURATION, SHALLCOMPLY WITH ANSI SEC.1003.12.6.6 WORK SURFACE 34" MAX. A.F.F.WITH REMOVABLE BASECABINET, FINISH WALL, FLOORAND END PANELS OF SIDECABINETS RANGE WITH FRONTACCESSIBLE CONTROLS,RANGE HOOD ABOVE SHALLHAVE CONTROLS FOR LIGHTAND EXHAUST FAN WITHINACCESSIBLE REACH RANGE NOTE: DESIGN BASED ON 2009 ANSI A117.1 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: ALL 30"X48" CLEARANCES SHALL BE CENTERED ON THE APPLIANCEFOR PARALLEL APPROACH, UNLESS NOTED OTHERWISE 30"X48" 30"X48" 30"X48" 30"X48" 30"X48" 30" MIN.60" MIN. CLR.74".30" MIN. 30"X48" REFRIGERATOR DISHWASHER NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: ALL 30 X 48 CLEARANCES SHALL BE CENTERED ON THEAPPLIANCE OR PLUMBING FIXTURE FOR PARALLEL APPROACH6' - 2"60" MIN. CLR.30"X48" 30"X48" 30"X48" GRAB BAR NOT REQUIREDWHEN REINFORCEMENT ISINSTALLED GRAB BAR REINFORCEMENTREQUIRED. REFER TOTUB/SHOWER BLOCKINGDETAIL NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS6"4' - 0"6"2' - 8"4' - 0"2' - 6"1' - 6"5' - 0" MIN.Accessibility AnalysisBlack & Olive is an apartment building with 5 stories above grade with a parking garage at the 1st floor. The building is equippedwith one elevator providing accessible access to all floors. Of the 56 units, 16 are studio units, 24 are one bedroom units and 16are two bedroom units. Level 1 of the buildng contains accessible parking, leasing office, fitness, mailroom, and 943 SF ofRetail space. Floors two - five each contain 14 residential units each. All required parking will be contained on site in the parkinggarage and on street parking. Applicable Codes2012 International Building Code (Chapter 11)2009 ICC/ANSI A117.1, as referenced by the 2009 IBC1998 Fair Housing Act Design Manual1986 ANSI A117.1, as referenced by the FHA Design Manual2010 ADA Standards for Accessible Design Safe Harbor for ComplianceThe Fair Housing Act Design Manual (1998) Scoping2012 IBC Section 1107.6.2.1.1 requires that 2% of the total unit count be Type A accessible dwelling units. The remaining unitsshall be Type B accessible units. 2% of 56 units = 1.12 units (2 units) Type A dwelling units 6 pts each 6 pts x 2 Type A units = 12 ptsType B dwelling units 4 pts each 4 pts x 54 Type B units =216 ptsTotal points provided 228 pts 2 Type A dwelling units will be provided per 2012 IBC Section 1107.6.2.1.1 Total 1 bedroom Type A units 1 (1 required)Total 2 bedroom Type A units 1 (1 required)Total Type A units 2 Refer to the Accessibility Plans for locations of Type A dwelling units. 2012 IBC Analysis Accessible Route Accessible routes within the site shall be provided from public transportation stops, accessible 1104 parking, accessible passenger loading, and public streets or sidewalks to the accessiblebuilding entrance served. At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements and accessible spaces that are on the same site. An accessible path of travel has been provided throughout the building and site. Refer to the accessibility plans for travel within the building and to Civil drawings for accessible paths of travel throughout the site. Employee Work Areas Common use circulation paths within employee work areas shall be accessible routes. A 36" 1104.3.1 wide accessible path of travel has been provided to all employee work areas.--- Multilevel Buildings At least one accessible route shall connect each accessible level. One accessible elevators have 1104.4 been provided within the building. Accessible Entrances At least 60% of all public entrances shall be accessible. 1105 Accessible Parking Two percent of each type of parking space shall be accessible. Per IBC Table 1106.1, 2 total accessible parking stalls shall be provided including 1 Van parking stall. There are (1) van spaces, (1)accessible space and (1) accessible car share space being provided for a total of (2) accessible spaces provided. Accessible parking is provided at the shortest accessible route to the accessiblebuilding entrances and Type A dwelling units. Refer to Accessibility drawings on A00.40 for quantityand location of accessible parking stalls at each level. Dwelling Units Dwelling units that are required to be accessible Type A or Type B units shall 1107.2 comply with the applicable portions of the ICC/ANSI 117.1. Refer to the scoping information stated earlier in this analysis for quantity and type of accessible units. Storage Facilities Self-service storage facilities shall provide accessible individual self-storage spaces in accordance 1108.3 with Table 1108.3. 41 storage lockers are provided. Per Table 1108.3, 5% of storage spaces are required to be accessible (1 lockers). 1 accessible storage lockers are provided. Public Toilet and Toilet and bathing facilities shall be accessible. At least one of each type of Bathing Facilities fixture, element, control, or dispenser in each accessible toilet room shall be 1109.2 accessible. Water Closet Where water closet compartments are provided, at least one wheelchair Compartment accessible compartment shall be provided. Accessible compartments shall comply 1109.2.2 with ICC/ANSI 117.1. Sinks Where sinks are provided, at least 5% shall comply with ICC/ANSI 117.1. 1109.3 Kitchens Where kitchens are provided in accessible spaces, they shall comply with ICC/ANSI 117.1. 1109.4 Drinking Fountains One drinking fountain shall be provided per exception at wheelchair elevation. 1109.5 Elevators Elevators shall comply with ICC/ANSI 117.1 per Section 3001.3. 1109.7 Lifts Platform (wheelchair) lifts are permitted to be a part of a required accessible route to spaces 1109.8 that are not open to the general public with an occupant load of not more than 5 [residential units]. Storage Where fixed or built-in storage elements are provided, at least one of each type 1109.9 shall comply with ICC/ANSI 117.1. Work Surface Heights Where counters or work surfaces are provided, at least 5% of the seating and 1109.11 standing spaces, but not less than one, shall be accessible. Controls Controls, mechanisms, and hardware intended for operation by the occupant 1109.13 shall be accessible. Exceptions:1.Operable parts intended for use only by maintenance personnel. 2.Electrical or communication receptacles serving a dedicated use.3.Floor electrical receptacles.4.HVAC diffusers. Operable Windows Where operable windows are provided within accessible spaces, at least one 1009.13.1 operable window shall be accessible. Exception: Accessible windows are not required in kitchens or bathrooms. Recreational Fac.Recreational facilities shall be provided with accessible features per Section 1109.15 1109.14.1 through 1109.14.4. Signage Accessible signage shall be provided per Section 1110 and IIC/ANSI 117.1. 1110 Fire Extinguisher Where provided along accessible routes, surface mounted extinguishers / cabinets projecting more Cabinets\than 4" from wall must have bottom of cylinder / cabinet not exceeding maximum 27" AFF or cane detection device must be provided. If cabinets are partially recessed, cabinet must not project morethan 4" from wall or cabinet base must not exceed max. 27" AFF or cane detection device must beprovided. WATER CLOSET FRONT OF LAVATORY AND SINKSHALL BE 34" MAX. ABOVE THEFINISHED FLOOR SURFACEMEASURED TO THE HIGHER OFTHE FIXTURE RIM OR THECOUNTER SURFACE, OPERABLEFAUCET SHALL COMPLY WITHSECTION 309 LAVATORY SHALL COMPLY WITHANSI SEC. 606 AND 306. AREMOVABLE BASE CABINET ISPERMITTED PER ANSI 1003.11.5EXCEPTION 30" X 48" REQUIRED CLEARANCEFOR PARALLEL AND FORWARDAPPROACH WITH KNEE SPACE NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH. NOTE: DESIGN BASED UPON 1998 ANSI REQUIREMENTS. ACCESSIBLE LAVATORIES AND SINKS SHALL COMPLY WITH SECTION 608.4' - 0"2' - 6"1' - 3"1' - 3" 2' - 0"2' - 0" 1'-6" MIN. MIRROR SHALL BE INSTALLED AT40" MAX. ABOVE THE FLOOR TO THEBOTTOM EDGE OF THE REFLECTINGSURFACE PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:52:25 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.41BLACK & OLIVE, LLCBLACK OLIVE #1611 ACCESSIBILITY ANALYSIS AND DETAILS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715ACCESSIBILITY ANALYSIS GENERAL ACCESSIBILITY NOTES 1/2" = 1'-0"2 CODE TYPE A - GALLEY KITCHEN1 1/2" = 1'-0"6 CODE TYPE A - TUB/SHOWER1 1/2" = 1'-0"14 CODE TYPE B / OPTION A - TUB 1/2" = 1'-0"11 CODE TYPE B - GALLEY KITCHEN1 1/2" = 1'-0"7 CODE TYPE A - WATER CLOSET 1/2" = 1'-0"3 CODE TYPE A - KITCHEN SINK1 1/2" = 1'-0"12 CODE TYPE B / OPTION B - TUB 1/2" = 1'-0"8 CODE TYPE A -WATER CLOSET1 1/2" = 1'-0"4 CODE TYPE A - WORK SURFACE1 1/2" = 1'-0"5 CODE TYPE A - TUB 1/2" = 1'-0"13 CODE TYPE B / OPTION A - TUB 1/2" = 1'-0"1 CODE TYPE A - U SHAPED KITCHEN1 1/2" = 1'-0"10 CODE TYPE B - U SHAPED KITCHEN1 1/2" = 1'-0"15 CODE TYPE B / OPTION C - TUB 1/2" = 1'-0"9 CODE TYPE A - LAVATORY1 1/4" = 1'-0"16 IBC STRETCHER COMPLIANCE # Date Description 09/12/2016 100% SCHEMATICDESIGN 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED LAVATORY ARE PERMITTEDTO ENCROACH ON CLEARANCE BATH TUB GRAB BAR REINFORCEMENTREQUIRED NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH4' - 8"4' - 0" 1' - 5" MIN.1' - 6" 3' - 0"6" 3' - 8"2" FRONT OF LAVATORY AND SINKSHALL BE 34" MAX. ABOVE THEFINISHED FLOOR SURFACEMEASURED TO THE HIGHER OFTHE FIXTURE RIM OR THECOUNTER SURFACE LAVATORY, NO KNEESPACE REQUIRED WATER CLOSET 30" X 48" REQUIRED CLEARANCEFOR PARALLEL APPROACH NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH2' - 6"2' - 0"2' - 0" 1' - 5" MIN. HATCHED AREA REPRESENTSMIN. REINFORCED AREA BACK WALL CONTROL AND HEAD WALL NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS, REFER TOSECTION 609.8 FOR BLOCKING DESIGN REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH BASED ON GUIDELINES P.9510FEDERAL REGISTER 3/6/91 PARTOF SAFE HARBOR USING 2003ANSI A117.16"4' - 0"6" 8" 2' - 6"1' - 10"8"2' - 6"3' - 2" MIN.VERTICAL BLOCKING ONLYREQUIRED AT CONTROL WALL 1' - 2"2' - 0" MIN.1' - 2"CL CL HATCHED AREA REPRESENTSMIN. REINFORCED AREA VERTICALBLOCKING REQD. ATPUBLIC AREAS ONLY.(RE:10:A00.33) NOTREQD. IN TYPE AAND B UNITS NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS;REFER TO SECTION 609.8 FOR BLOCKING DESIGN REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH MIN. 1' - 2" MIN. 1' - 2" 2' - 0" MIN.2' - 0" MIN.8"2' - 6"8"2' - 6"8"2' - 6"5' - 0"5' - 0" 3' - 1"8" GRAB BAR REINFORCEMENTREQUIRED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED A SWING UP GRAB BAR SHALLBE INSTALLED PER ANSISECTION 604.5.3 NOTE: DETAIL APPLIES TO SWING UP GRAB BAR AS DEFINED IN ANSI SECTION 604.5.3 AT LOCATIONS WHERE WALL MOUNTED GRAB BARS ARE NOT FEASIBLE NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1' - 3 3/4"1' - 3 3/4" 3' - 10"2' - 4"MIN. 1' - 6"1' - 6" TOILET FLUSH CONTROLS BETWEEN15" AND 36" A.F.F. AND OPERABLEWITH 5 LBS OF PRESSURE OR LESS,LOCATE FLUSH CONTROL ON THEOPEN SIDE OF WATER CLOSET PERANSI 117.1 SECTION 309 AND 604.6 INTERIOR EXTERIOR PATIO SWING DOOR THRESHOLD 1 2 IMPERVIOUS BALCONY MATERIAL IN LINE WITHINTERIOR FINISH FLOORELEVATION. SLOPED AT1/8" / FT. MAX. NOTE: DESIGN BASED UPON 2009 ANSI 117.1 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH1/2" MAX.PROVIDE BEVELEDTRANSITION STRIP WHERETHRESHOLD EXCEED 1/4" INTERIOR EXTERIOR PATIO SWING DOOR THRESHOLD 1 2 IMPERVIOUS BALCONY MATERIAL IN LINEWITH INTERIOR FINISH FLOOR ELEVATION.SLOPED AT 1/8" / FT. MAX. NOTE: DESIGN BASED UPON 2009 ANSI 117.1 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH1/2" MAX.3" MAX.PROVIDE BEVELEDTRANSITION STRIP WHERETHRESHOLD EXCEED 1/4" FLUSH CONTROLS SHALL COMPLY WITH ANSI SEC. 309 MAXIMUM 17" RIM HEIGHT ABOVE FINISH FLOOR 30X48 CLEAR FLOOR SPACE CENTERED ON URINAL URINAL SCREEN OR WALL NOTE: DESIGN BASED UPON 2009 ANSI 117.1 REQUIREMENTS AND 2010 ADA STANDARDS FOR ACCESSIBILITYNOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: IF MORE THAN ONE URINAL IS PROVIDED, A MINIMUM OF ONE URINAL MUST HAVE A 48" MIN.CLEAR FORWARD APPROACH WIDTH. 4' - 0" MIN.2' - 6"13 1/2" MIN.2' - 8" MIN.4' - 0"2' - 6" 6" MAX.8" MIN.27" MIN.29" MIN.34" MAX.TO REFLECTIVE SURFACE40" MAX.LAVATORY 30" X 48" CLEAR FLOOR AREACENTERED ON LAVATORY MIRROR APRON IF NEEDED PROVIDE PIPE WRAPINSULATION IF APRON IS NOTPROVIDED NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS AND 2010 ADA STANDARDS FOR ACCESSIBILITYNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH INCLUDING FINISH FLOOR ELEVATION NOTE: GUARDRAILS OR OTHER BARRIERS SHALL BE PROVIDED WHERE OBJECT PROTRUSION ISBEYOND THE LIMITS ALLOWED BY ANSI SECTION 307.2 AND 307.3 NOTE: INFORMATION BASED UPON ANSI 117.1 2003 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH SECTION 2'-3" MAX.3' - 0"X < 7' - 0" OR 84"GUARDRAILS OR OTHER BARRIERS MUST BE PROVIDEDWHERE VERTICAL CLEARANCES ARE LESS THAN 84" ABOVETHE FLOOR. THE LEADING EDGE OF SUCH GUARDRAILSHALL BE 27" MAX A.F.F. PER ANSI SECTION 307.4 NOTE: INFORMATION BASED UPON 2010 ADA ACCESSIBILITY GUIDELINESAND 2009 ANSI 117.1 REQUIREMENTS NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH6' - 8" MIN. HEADROOM 6' - 8" MAX.2' - 3" MIN.4" MAX. OBJECTS WITH LEADING EDGES STARTINGMORE THAN 27" A.F.F. WITH A HEIGHT NOTMORE THAN 80" MAX. ARE PERMITTED TOPROTRUDE 4" HORIZONTALLY INTO ACIRCULATION PATH PER ANSI 307.2,PROTRUDING OBJECTS CANNOT REDUCETHE CLEAR WIDTH REQUIRED FORACCESSIBLE ROUTES. NOTE: HANDRAILS ARE PERMITTED TOPROTRUDE 4" MAX NOTE: DOOR CLOSERS AND DOOR STOPS AREPERMITTED TO BE 78" MIN. A.F.F. NOTE: GUARDRAILS AND OTHER BARRIERSSHALL BE PROVIDED WHERE OBJECTSPROTRUSION IS BEYOND THE LIMITS ALLOWEDBY ANSI SECTION 307.2 AND 307.3 3'-9" MAX - CL OF HIGHEST DEVICE1'-4" MIN.CL OF LOWEST DEVICEALL ENVIRONMENTAL CONTROLS, ELECTRICAL OUTLETS, LIGHT SWITCHESAND USER CONTROLS FOR SECURITY OR INTERCOM SYSTEMS ARE TO BEPOSITIONED IN ACCESSIBLE LOCATIONS PROVIDE 30" X 48" CLEAR FLOOR SPACE PERPENDICULAR TO WALL FORFORWARD APPROACH PROVIDED BOTTOM OF LOWEST OUTLET OF RECEPTACLE AT MIN. / MAX.DIMENSIONS GIVEN PLACE TOP OF HIGHEST OUTLET OF RECEPTACLE AT MAX. DIMENSIONSGIVEN AT KITCHEN COUNTER OR OTHER OBSTRUCTIONS 20"-25" DEPTH. ALL KITCHEN OUTLETS SHALL BE INSTALLED 45" MAX. A.F.F. MEASURED TOTHE CENTERLINE OF THE HIGHEST DEVICE OUTLET (NOT TO THECENTERLINE OF THE OUTLET BOX). KITCHEN OUTLETS SHALL BEINSTALLED 36" MIN. FROM CORNER COUNTERTOP CONDITIONS. NOTE: AT ANSI TYPE A UNITS REACH RANGES ALSO APPLY TO APPLIANCE CONTROLS,OPERATING HARDWARE FOR OPERABLE WINDOWS AND PLUMBING FIXTURES NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH NOTE: INFORMATION BASED UPON ANSI 117.1 2003 REQUIREMENTS NOTE: AT ANSI TYPE A UNITS REACH RANGES ALSO APPLY TO APPLIANCE CONTROLS,OPERATING HARDWARE FOR OPERABLE WINDOWS AND PLUMBING FIXTURES NOTE: ALL DIMENSIONS ARE TO FACE OF FINISH NOTE: INFORMATION BASED UPON ANSI 117.1 2003 REQUIREMENTS ROOMNAME . .. ... NOTE: TEXT TO BE READ PER APPLICABLE ROOM DESIGNATION NOTE: BRAILLE TO BE READ PER APPLICABLE ROOM DESIGNATION SIGN REPRESENTATIONAL ONLY LOWEST TACTILE CHARACTER4'-0" MIN. TO BASELINE OFHIGHEST BASELINE CHARACTER60" MIN. TO BASELINE OFSIGN NOTES: 1. IDENTIFICATION SIGNS SHALL BE PROVIDEDAS REQUIRED BY 2012 ADA DESIGN GUIDLINESCHAPTER 4. 2. SIGNS CONTAINING TACTILE CHARACTERSSHALL BE LOCATED THAT A CLEAR FLOOR AREA18" MIN. X 18" MIN. CENTERED ON THE TACTILECHARACHTERS, IS PROVIDED BEYOND THE ARCOF ANY DOOR SWING BETWEEN THE CLOSEDPOSITION AND 45 DEGREE OPEN POSITION. 3. TACTILE CHARACTER SHALL BE 5/8" MIN. AND2" MAX. 4. TACTILE CHARACHTERS SHALL BE RAISED1/32", BRAILLE DOTS SHALL BE RAISED 1/40". CL CL CLCL CL CL CL CL CL CL 1 1/2" DIA. GRAB BAR TOILET TISSUE DISPENSER.DISPENSER SHALL NOT BEWITHIN 1 1/2" OF ANY GRABBAR OR OTHER OBSTRUCTION 1 1/2" DIA. GRAB BAR TOILET FLUSH CONTROLSBETWEEN 15" AND 36" A.F.F ANDOPERABLE WITH 5 LBS. OFPRESSURE OR LESS. LOCATEFLUSH CONTROLS ON THE OPENSIDE OF WATER CLOSETS PERANSI SEC. 604.10.6 NOTE: DESIGN BASED UPON ADA ACCESSIBILITYGUIDELINES AND 2009 ANSI 117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1'-0" 6"3' - 0"19" MAX.17" MIN.3' - 0"39" TO 41" 1' - 0"3' - 6"19" MAX.17" MIN.8"19" MIN.33" TO 36"1' - 6" MIN.39" TO 41"1' - 6" HATCHED AREA REPRESENTSMIN. REINFORCED AREA4"4"CL CL CL CL 1 1/2" DIA. GRAB BAR NOTE: DESIGN BASED UPON 2009 ANSI REQUIREMENTSAND ADA STANDARDS FOR ACCESSIBILITYNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1'-6" 2' - 0" MIN. 1' - 0" MIN.4' - 8" MIN.5' - 0" MIN.3' - 6" MIN.1' - 0" MAX.GRAB BAR NOT REQUIRED WHEN REINFORCEMENTIS INSTALLED LAVATORY ARE PERMITTEDTO ENCROACH ON CLEARANCE BATH TUB GRAB BAR REINFORCEMENTREQUIRED NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1' - 5" MIN.1' - 6"5' - 6"4' - 0" 3' - 0"6" 3' - 8"2" GRAB BAR REINFORCEMENTREQUIRED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED LAVATORY ARE PERMITTEDTO ENCROACH ON CLEARANCE 4'-0"5'-6"NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1'-6"1'-5" MIN.3' - 6"1' - 0"8"4' - 2"3' - 0"6" 3' - 8"2" GRAB BAR REINFORCEMENTREQUIRED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED GRAB BAR NOT REQUIREDWHEN REINFORCEMENTIS INSTALLED LAVATORY ARE PERMITTEDTO ENCROACH ON CLEARANCE NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH 1'-6"1'-5" MIN.3' - 6"1' - 0"8"4' - 2"3' - 0"6" 3' - 8"2"4' - 8"4' - 0" NOTE: DESIGN BASED UPON 2003 117.1 ANSI REQUIREMENTSAND 2010 ADA STANDARDS FOR ACCESSIBILITY 32" MIN. CLEAR WIDTH OPENING PROVIDE 9" MIN. TOECLEARANCE BENEATHTOILET PARTITIONS, TYP. 1/2" = 1'-0"5 CODE TYPE B / OPTION A - TUB 1/2" = 1'-0"6 CODE TYPE B - LAVATORY1 1/2" = 1'-0"7 TUB / SHOWER BLOCKING - ALL UNITS 1/2" = 1'-0"8 WATER CLOSET BLOCKING 1/2" = 1'-0"9 CODE TYPE A/B - WATER CLOSET1 3" = 1'-0"10 CODE TYPE A - PATIO DOOR SWING 3" = 1'-0"11 CODE TYPE B - PATIO DOOR SWING1 1/2" = 1'-0"15 PUBLIC URINAL 1/2" = 1'-0"16 PUBLIC LAVATORY 1/2" = 1'-0"17 PUBLIC REDUCED VERTICAL CLEARANCE 1/2" = 1'-0"18 PUBLIC PROTRUDING OBJECTS N.T.S.19 OUTLET / SWITCHES / CONTROLS1 N.T.S.20 ROOM SIGNAGE PUBLIC / CODE TYPE A / CODE TYPE B: PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:52:37 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.42BLACK & OLIVE, LLCBLACK OLIVE #1611 ACCESSIBILITY DETAILS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/2" = 1'-0"14 PUBLIC WATER CLOSET 1/2" = 1'-0"13 PUBLIC WATER CLOSET 1/2" = 1'-0"3 CODE TYPE B - WATER CLOSET 1/2" = 1'-0"2 CODE TYPE B - WATER CLOSET 1/2" = 1'-0"1 CODE TYPE B - WATER CLOSET 1/2" = 1'-0"4 PUBLIC TOILET COMPARTMENT # Date Description 09/12/2016 100% SCHEMATICDESIGN 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 NOTE: DESIGN BASED UPON 2003 117.1 ANSI REQUIREMENTSAND 2010 ADA STANDARDS FOR ACCESSIBILITY NOTE: DESIGN BASED UPON 2003 117.1 ANSI REQUIREMENTSAND 2010 ADA STANDARDS FOR ACCESSIBILITY PAPER TOWER DISPENSERMAX HEIGHT TOALL OPERABLEPARTSTOWEL BAR48"48"ROBE HOOK HAND TOWEL BAR TOILET ROOM ACCESSORY MOUNTING HEIGHTS PER ANSI A117.1-2003 48"COAT HOOK AT RESTROOM STALL DOOR 60" MIN.PARKING SIGNAGE 45" MAX.ACCESSIBLE CONTROLS/ DISPENSERS/ EMERGENCY PHONE CONTROLS/ RESCUE AIDS FIRE EXTINGUISHER CABINET 48" MAX27" MAX.TO CENTEROF HANDLE44" MAX44" MAXTO BOTTOMSHELFMEDICINE CABINET 4' - 8"CABINET ABOVE TOILETS SANITARY NAPKIN DISPENSER FIRE ALARM PULL STATION45"40"SEAT COVER DISPENSER OUTLET ABOVE COUNTER CL OF OUTLET44" MAX TO3' - 4"MIRROR40" MAXTO B.O.REFLECTIVESURFACEOUTLET SWITCH15"41" TYP.48" MAXTO CL OFSWITCHDOG DRYER MUST BEWITHIN48" AFF4' - 0"NOTE: DESIGN BASED UPON 2003 117.1 ANSI REQUIREMENTSAND 2010 ADA STANDARDS FOR ACCESSIBILITY OBSTRUCTED HIGH FORWARD REACH UNOBSTRUCTED FORWARD REACH OBSTRUCTED HIGH SIDE REACH OBSTRUCTED SIDE REACH 90.00°2' - 8" MIN. SLIDING DOOR PASSAGE WIDTH HINDGED DOOR PASSAGE WIDTH 2' - 8" MIN.5' - 0" MIN.1' - 6" MIN. FRONT APPROACH, PULL SIDE FOLDING DOOR PASSAGE WIDTH 2' - 8" MIN. FRONT APPROACH, PUSH SIDE, DOORPROVIDED WITH CLOSER AND LATCH FOLDING DOOR PASSAGE WIDTH 1' - 0" MIN.4' - 0" MIN.4' - 0" MIN.HINGE APPROACH, PULL SIDE HINGE APPROACH, PULL SIDE 3' - 6" MIN.4' - 6" MIN.3' - 0" MIN.5' - 0" MIN.HINGE APPROACH, PUSH SIDE, DOORPROVIDED WITH BOTH CLOSER AND LATCH HINGE APPROACH, PUSH SIDE3' - 6" MIN.1' - 10" MIN.1' - 10" MIN.4' - 0" MIN.LATCH APPROACH, PUSH SIDE, DOORPROVIDED WITH CLOSER LATCH APPROACH, PUSH SIDE4' - 6" MIN.2' - 0" MIN.2' - 0" MIN.4' - 0" MIN.LATCH APPROACH, PUSH SIDE, DOORPROVIDED WITH CLOSER LATCH APPROACH, PUSH SIDE4' - 0" MIN.2' - 0" MIN.3' - 6" MIN.2' - 0" MIN. (A)(B) (C)(D) (E)(F) (G)(H) (I)(J) (K)(L) (M)(N) 2'-8" MIN.CLEAROPENING 2'-8" MIN.CLEAROPENING 2' - 8" MIN.> 2' - 0"2' - 8" MIN. (E) SLIDING DOOR PASSAGE WIDTH (C) CLOSET NO LIMITATION < 2' - 0"3' - 0" MIN.(A) PASSAGE DOOR 3' - 0" MIN.2' - 8" MIN. (B) FRONT APPROACH, PUSH SIDE4' - 0" MIN.1' - 0" MIN. 2'-8" MIN.CLEAROPENING CORRIDORSIDE UNIT SIDE (D) WALK-IN CLOSET 1' - 7"16" CLR ACCESSIBLEFOUNTAIN 24" MAX.9" MAX.27" MAX.19" MAX. 6" MAX9" MIN 36" MAX.VARIES NOTE: DESIGN BASED UPON 2010 ADA STANDARDS FOR ACCESSIBILITY MIN. 30X48 CLEARANCEFOR FORWARDAPPROACH FORACCESSIBLE FOUNTAIN SPOUT HEIGHT SHALLBE MAX. 36" ABOVEFINISHED FLOOR PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:52:46 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.43BLACK & OLIVE, LLCBLACK OLIVE #1611 ACCESSIBILITY DETAILS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715NTS1 PUBLIC, CODE TYPE A, & CODE TYPE B BEVELED CHANGE IN LEVEL 1/2" = 1'-0"2mv PUBLIC / CODE TYPE A KNEE CLEARANCE 1/4" = 1'-0"8 MOUNTING HEIGHTS NTS5 PUBLIC, CODE TYPE A, & CODE TYPE B REACH RANGES 1/2" = 1'-0"14 CORNER OUTLETS IN KITCHEN 3/8" = 1'-0"9 PUBLIC / CODE TYPE A DOOR CLEARANCES 3/8" = 1'-0"15 CODE TYPE B DOOR CLEARANCES 1/2" = 1'-0"13 ACCESSIBLE - DRINKING FOUNTAINS # Date Description 09/12/2016 100% SCHEMATICDESIGN 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 HATCHED AREA REPRESENTSMIN. REINFORCED AREA BACK WALL (OPPOSITE CONTROL WALL) CONTROL AND SIDE WALL NOTE: DESIGN BASED UPON 2009 ANSI A117.1 REQUIREMENTS.NOTE: ALL DIMENSIONS ARE TO FACE OF FINISHNOTE: IF INTEGRAL SURROUND PROVIDED, BLOCKING TO BE TIGHT TO SURROUND. FULL WIDTH 8"2' - 0"6"8"2' - 6"8"5' - 0"FULL WIDTH VERTICAL BLOCKING ONDOOR SIDE OF WALL 17' - 6"5' - 0"8' - 0" NOTES: 1) MAINTAIN 8' - 6" CLEAR FLOOR TOCEILING HEIGHT WITHIN ALLGARAGE DRIVE AISLES TO VANACCESSIBLE STALLS 2) SURFACE OF PARKING SPACE(S)AND ACCESS AISLE(S) NOT TOEXCEED 1:50 GRADIENT (2%) IN ANYDIRECTION 3) WIDTH MEASUREMENTS SHALLBE TAKEN FROM THE CENTERLINEOF THE STALL MARKINGS PER ANSISECTION 502.3 4" TRAFFIC YELLOWOUTLINE STRIPING A00.44 4 A00.44 75' - 0"GARAGE FLOOR WALL BEYOND REFER TO GARAGEPLANS FOR STALLLOCATIONS MIN.A00.44 417' - 6"8' - 0" MIN.8' - 0" MIN. NOTES: 1) MAINTAIN 8' - 2" CLEAR FLOOR TOCEILING HEIGHT WITHIN ALLGARAGE DRIVE AISLES TO VANACCESSIBLE STALLS 2) SURFACE OF PARKING SPACE(S)AND ACCESS AISLE(S) NOT TOEXCEED 1:50 GRADIENT (2%) IN ANYDIRECTION 3) WIDTH MEASUREMENTS SHALL BE TAKEN FROM THE CENTERLINEOF THE STALL MARKINGS PER ANSISEC. 502.3 4) VAN PARKING SPACES AREPERMITTED TO BE 8'-0" WIDEMINIMUM WHERE THE ADJACENTACCESS AISLE IS 8'-0" MINIMUM PERANSI SEC. 502.2 4" TRAFFIC YELLOWOUTLINE STRIPING A00.44 8 SIGN AREA = 70 SQ. IN., MIN. 12"18"INTERNATIONAL SYMBOL OFACCESSIBILITY, WHITE VINYL 3" HIGH LETTERING MINIMUM,WHITE VINYL, TYP. 1" HIGH LETTERING"VAN ACCESSIBLE" SIGN ATTACHEDWHERE REQ., RE: PLANS 80" MIN. AFF IF ADJACENT TO ACCESSIBLEROUTE, OTHERWISE 60" AFF PARKING ONLY VAN ACCESSIBLE BLUE VINYL FACE, ANODIZED ALUMINUM BACKSIDE RADIUS CORNERS, TYP. NOTE: SIGN PROVIDER TOCONFIRM AND COMPLYWITH APPLICABLE CODES.3 1/2"1 1/2" DIA. GRAB BAR AUTOMATIC FLUSH CONTROL (IFMANUAL, CONTROLS TO BEBETWEEN 15" AND 36" A.F.F ANDOPERABLE WITH 5 LBS. OFPRESSURE OR LESS. LOCATE FLUSH CONTROLS ON THEOPEN SIDE OF WATER CLOSETSPER ANSI SEC. 604.10.6) 1' - 6"1' - 6"19" MAX.17" MIN.MIN9"TOILET PARTITION NOTE: DESIGN BASED UPON ADA ACCESSIBILITY GUIDELINES AND 2009 ANSI 117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH HATCHED AREA REPRESENTSMIN. REINFORCED AREA 1 1/2" DIA. GRAB BAR TOILET TISSUE DISPENSER 8"19" MAX.17" MIN.19" MIN.33" TO 36"6"1' - 6" MIN.39" TO 41"TYP.8"6" 1' - 0"3' - 6" 6"6" 39" TO 41" 36" MIN. 17" - 19" MIN.60" MIN.1 1/2" DIA. GRAB BAR NOTE: DESIGN BASED UPON ADA ACCESSIBILITY GUIDELINES AND ANSI A117.1 REQUIREMENTSNOTE: ALL DIMENSIONS ARE TO FACE OF FINISH42" MIN.5' - 0"5' - 0"INTERNATIONALACCESSIBLE SYMBOL BACKGROUND BLUETRAFFIC PAINT -1 COAT BLUE COLORNO. 15000FEDERAL STANDARD 5952 YELLOW FIGURE :2" WIDE STRIPES -TRAFFIC PAINT NOTE:EMBLEM MUST BE LOCATED IN STALL SO THAT IT IS VISIBLE BY ATRAFFIC ENFORCEMENT OFFICER WHEN A VEHICLE IS PROPERLYPARKED IN THE SPACE. (CENTERED AT ENTRANCE OF STALL ISRECOMMENDED) 14"18"3" HIGH LETTERING MINIMUM,WHITE VINYL, TYP. 60" AFF COMPACT PARKING ONLY BLUE VINYL FACE, ANODIZEDALUMINUM BACKSIDE RADIUS CORNERS, TYP. NOTE: SIGN PROVIDER TO CONFIRMAND COMPLY WITH APPLICABLECODES. NOTE: SIGN TO BE PERMANENTLYAFFIXED IMMEDIATELY IN FRONTOF EACH COMPACT PARKINGSPACE. WHERE NECCESARY, PROVIDEA POST TO MOUNT SIGNAGE. 16"18"3" HIGH LETTERING MINIMUM,WHITE VINYL, TYP. 60" AFF CAR SHARE PARKING ONLY BLUE VINYL FACE, ANODIZED ALUMINUM BACKSIDE RADIUS CORNERS, TYP. NOTE: SIGN PROVIDER TO CONFIRMAND COMPLY WITH APPLICABLECODES. NOTE: SIGN TO BE PERMANENTLYAFFIXED IMMEDIATELY IN FRONTOF EACH COMPACT PARKINGSPACE. WHERE NECCESARY, PROVIDEA POST TO MOUNT SIGNAGE. PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:52:54 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.44BLACK & OLIVE, LLCBLACK OLIVE #1611 ACCESSIBILITY DETAILS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/2" = 1'-0"3 SHOWER BLOCKING 1/4" = 1'-0"5 ACCESSIBLE - TYPICAL PARKING STALL 1/2" = 1'-0"7 ACCESSIBLE PARKING STALL SIGN ATTACHED TO WALL 1/4" = 1'-0"6 ACCESSIBLE - TYPICAL VAN PARKING STALL 3" = 1'-0"8 ACCESSIBLE SYMBOL 1/2" = 1'-0"2 AMBULATORY - ELEVATION 1/2" = 1'-0"1 AMBULATORY - PLAN 1/2" = 1'-0"4 ACCESSIBLE - SYMBOL # Date Description 09/12/2016 100% SCHEMATICDESIGN 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 3" = 1'-0"9 COMPACT PARKING ONLY SIGN 3" = 1'-0"10 CAR SHARE SIGN 1/2 MILE RADIUS1/2 MILE RADIUS1/2 MILE RADIUS1/2 MILE RADIUSB-3 R-2 R-2 R-2 R-2 R-1 R-4 R-4 R-4 R-4 B-2M R-3 R-3R-5 R-5 M-1 PL1 R-0 B-2 2.5 2.10 2.9 2.6 2.12 2.7 2.4 2.11 ZONING LEGEND 1" = 200'-0"1 SITE PLAN - VICINITY MAP PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:54:01 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA00.90BLACK & OLIVE, LLCBLACK OLIVE #1611 VICINITY MAP 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715NORTH KEYNOTES 2.4 LONGFELLOW ELEMENTRAY SCHOOL 2.5 BEALL PARK 2.6 LINDLEY PARK 2.7 PEETS HILL / BURKE PARK 2.9 BOZEMAN PUBLIC LIBRARY 2.10 BOZEMAN FIRE DEPARTMENT 2.11 SOUTHSIDE PARK 2.12 BOGART POOL # Date Description 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 RETAIL 101 LEASING 102 STAIR 01 001-01 STAIR 02 001-02 TRASH 108 FITNESS 112 ELEV LOBBY 111 ELECTRICAL ROOM 107 RESTROOM 105 INOUTTELECOMM 103 WATER ENTRY 104 TRASH 220 PARKING 3 PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN2/14/2017 9:00:42 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.00BLACK & OLIVE, LLCBLACK OLIVE #1611 ARCHITECTURAL SITE PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1" = 10'-0"1 ARCHITECTURAL SITE PLAN NORTH KEYNOTES # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 PROJECT MATRIX 625AT625AT625AT625AT16250ADJUSTABLEBENCHUTILITY BENCHA03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 E 9 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 8643 RETAIL 101 STAIR 01 001-01 5 1/2"19' - 0 1/2"12' - 1"15' - 11"1' - 9"7' - 2"19' - 1"14' - 0"14' - 0"19' - 1"8' - 11"7"24' - 1"1' - 4"10' - 9 3/4"8' - 8 1/4"15' - 8" TRASH 108 6' - 6 7/8"23' - 10 1/8"18' - 4"27' - 0"28' - 0"45' - 9"26' - 0"15' - 6"1' - 8" ELEV 01 PROPERTY LINE 192' - 8" FITNESS 112 STAIR 02 001-02ELEV LOBBY 111 INOUTADA ADA 1 E. OLIVE ST.S. BLACK AVEWATER ENTRY 104 ELECTRICAL ROOM 107 8.3211.26 14.6 TYP.3.3 ST 1.4 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" RESTROOM 105 TYP.4.8TYP.3.3 TYP.26.1 TYP.22.4 TYP.22.4 PROPERTY LINETYP.22.4 TYP.13.7 TYP.13.7 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" 3.28 24' - 0"24' - 0"20' - 5"10' - 7 1/2"6 1/2"17' - 8"7' - 2"33' - 1"33' - 1"9' - 5"1"24' - 1"36' - 6" 1' - 1 1/8"5' - 7"1' - 10 7/8"11' - 10"8"9' - 11 1/2"6 1/2"1' - 5 3/8"10' - 0"3' - 2 5/8"3' - 0 1/8"5' - 6"1' - 8 1/8"3' - 0"6' - 0"2' - 7"12' - 2 1/2"9' - 3 1/2"1' - 7 1/8"12' - 8 1/8"1' - 2 7/8"16' - 6"1' - 0 7/8"9' - 5" 1" 19' - 5"4' - 8"17' - 10"18' - 8"5' - 10"34' - 0"6' - 0"34' - 0"5' - 10"34' - 0"6' - 0"29' - 0"5' - 0"2' - 0"5' - 10"7' - 3 3/4"26' - 8 1/4"3' - 2"2' - 10"5 1/8"8"4' - 11 1/2"1' - 4"10' - 0"1' - 6"8' - 4"1' - 9 3/8"5' - 0"2' - 0"34' - 0"6' - 0"34' - 0"5' - 10"4' - 10 1/4"20' - 3 1/2"8' - 10 1/4"6' - 0"21' - 2"5' - 0"7' - 10"79' - 10"TRASH 220 TELECOMM 103 CAR SHARE 242730 34 26 15 14 29 23 4 5 6 10987 11 2 3 25 13 28 36 12 35 33 32 31 16 17 21 20 19 18 22 PARKING 8.32 LEASING 102 TYP.10.22 TYP.10.2 TYP.10.2TYP.10.2 TYP.10.2 10.3 CAR SHARE CAR SHARE CAR SHARE 3 37 ELEC. 200h GENERAL NOTES A. ALL DIMENSIONS SHOWN ON FLOOR PLANS ARE TO FACE OFSTUD, FACE OF CONCRETE OR CENTERLINE OF STRUCTURE. B. "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TOACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. THECONNECTION OF ALIGNED PLANES SHALL BE WITHOUT VISIBLEJOINTS OR SURFACE IRREGULARITIES UNLESS NOTEDOTHERWISE. C. PROVIDE BLOCKING IN PARTITIONS AS REQUIRED FOR ALLITEMS ATTACHED TO WALLS INCLUDING ITEMS PROVIDED BY OWNER. D. ALL GYPSUM BOARD TO BE 5/8" TYPE "X". MOISTURE ANDMILDEW RESISTANT GYP AT ALL BATHROOM WET AREAS, RE:PLANS. E. ALL PENETRATIONS AND JOINT AT DEMISING WALLS, CORRIDORWALLS AND EXTERIOR WALLS SHALL BE ACOUSTICALLY SEALED. F. DETAILS ARE USUALLY KEYED ONLY ONCE THROUGHOUT THESET (ON PLANS OR ELEVATIONS) WHERE THEY OCCUR FIRST ANDARE TYPICAL FOR SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE. G. "TYPICAL" MEANS FOR ALL SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE H. VERIFY ALL CONDITIONS IN FIELD. NOTIFY ARCHITECT OF ANYDISCREPANCIES PRIOR TO PROCEEDING WITH CONSTRUCTION I. DRYWALL SUBCONTRACTOR SHALL BE REQUIRED TO REPAIRAND REFINISH ALL DRYWALL WHICH MAY HAVE BEEN DAMAGED,CUT AWAY, OR REMOVED BY OTHER TRADES INCLUDINGMECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION. J. ALL WORK SHALL BE CONSTRUCTED IN COMFORMANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. K. MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BESUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT. L. ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY. M. CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THE SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONALASSOCIATION (SMACNA). PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN2/8/2017 11:58:02 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.01BLACK & OLIVE, LLCBLACK OLIVE #1611 LEVEL 1 PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715KEYNOTES 1.4 EXISTING TO REMAIN 3.3 CAST-IN-PLACE CONCRETE COLUMN 3.28 CAST-IN-PLACE CONCRETE PAVING, RE: CIVIL 4.8 8" CMU - GROUND FACE ARCHITECTURAL FINISH 8.32 OVERHEAD COILING GRILL WITH MOTORIZED OPERATOR 10.2 'COMPACT CAR PARKING ONLY' SIGN. PERMANENTLY AFFIXEDIN FRONT OF COMPACT PARKING STALLS. PROVIDE POST WHERE APPLICABLE 10.3 'CAR SHARE PARKING ONLY' SIGN. PERMANENTLY AFFIXED INFRONT OF CAR SHARE PARKING STALLS. PROVIDE POSTWHERE APPLICABLE 10.22 MAILBOX (MODEL: FLORENCE 4C10D-18CS), FRONT LOADING 11.26 9'-0" GARAGE HEADACHE BAR; CONFIRM MINIMUM HEIGHT 13.7 BIKE RACK, RE: LANDSCAPE 14.6 HYDRAULIC ELEVATOR; MACHINE ROOM-LESS, STRETCHERCAPABLE 22.4 AREA DRAIN 26.1 TRANSFORMER 1/8" = 1'-0"1 LEVEL 1 PLAN NORTH ARCHITECTURAL ELEVATION 100'-0" = 4819.50', RE:CIVIL # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 A03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 5' - 10"5' - 0"5' - 0"24' - 0"6' - 0"24' - 0"5' - 0"5' - 0"2' - 0"6' - 0"14' - 0"11' - 7"17' - 8"7' - 2"11' - 7"12' - 6"9' - 0"2' - 6"12' - 6"18' - 1"9' - 6"11' - 7"12' - 5"11' - 7"25' - 0" E 9864 6' - 0"14' - 0"11' - 7"12' - 5"5' - 3"6' - 4"10"11' - 7"11' - 7"9' - 11"8' - 0"25' - 1"9' - 6"11' - 7"12' - 5"1"11' - 6"25' - 0" 3 UNIT A-1b 204 UNIT A-1b 206 UNIT S-1a 208 UNIT S-1d 210 UNIT S-1b 212 UNIT A-1b 213 UNIT S-1c 207 UNIT A-1a 203 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" UNIT B-1b 20274' - 0"UNIT B-2b 214 STAIR 2 002-02 STAIR 1 002-01 TRASH 216 ELEV CONTROL 215 5' - 10"5' - 6"28' - 6"6' - 0"28' - 6"5' - 6"5' - 10"74' - 0"31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" ELEV 02 CORRIDOR 200e STORAGE 218ELEC217 220 SF BALCONY 202a 146 SF BALCONY 208a 124 SF BALCONY 204a 126 SF BALCONY 206a 132 SF BALCONY 210a 134 SF BALCONY 212a 133 SF BALCONY 213a 259 SF BALCONY 214a UNIT A-1c 205 UNIT A-2 TYPE A 209 UNIT B-3 TYPE A 211 115' - 0" 115' - 0" PROPERTY LINEPROPERTY LINETYP.14.11 TYP.5.26 TYP.23.12 102 SF BALCONY 203a 100 SF BALCONY 205a 105 SF BALCONY 207a 102 SF BALCONY 209a 151 SF BALCONY 211a 2' - 10"3' - 2"4' - 1 1/2"6' - 2"3' - 8 1/2"5' - 9 1/2"5' - 9 1/2"4' - 10"7' - 7"5' - 0 1/2" 2 1/2" 6' - 4"10"4' - 0"7' - 7"5' - 11"5' - 8"4' - 2"7' - 2"6' - 7"3' - 7"7' - 2"10' - 2"4' - 2"3' - 0"6' - 6"5' - 6 1/2"6' - 0 1/2"7' - 7"4' - 10" 1" 5' - 8"5' - 10"7' - 10"5' - 6"7' - 0"4' - 8" 3' - 0"3' - 0"4' - 1 1/2"5' - 6"4' - 4 1/2"5' - 1"6' - 6"5' - 3"6' - 5"6' - 0"1' - 4"5' - 10"6' - 0"5' - 7"7' - 7"4' - 11"5' - 11"3' - 1"2' - 6"7' - 7"4' - 11"4' - 3 3/4"7' - 8"6' - 1 1/4"9' - 6"6' - 0"5' - 7"7' - 7"4' - 10"5' - 9 1/2"5' - 9 1/2"9' - 10 5/8"4' - 3 1/2"6' - 8"4' - 1 7/8"5' - 10"5' - 0"2' - 6"2' - 6"2' - 8"15' - 7"4' - 6"1' - 3"3' - 0"3' - 0"3' - 6 5/8"5' - 8"11' - 6 3/8"3' - 3"2' - 6"2' - 6"5' - 0"1' - 6"6"3' - 0 3/4"1 1/8"UNIT B-1a 201 152 SF BALCONY 201a A01.03 4 4.8 A01.03 7 4' - 10"1' - 0"5' - 6"7' - 9"5' - 7"14' - 3"11"3' - 0"3' - 0"3' - 5"13' - 8 1/8"8' - 6"2' - 11"5' - 6"1' - 3"8' - 4 7/8"11' - 11 3/8"11' - 7 1/4"8' - 6 7/8"16' - 10 7/8"6' - 2 7/8"8' - 4 7/8"11' - 11 3/8"24' - 9 1/4"6' - 1 1/4"11' - 3 1/4"6' - 2 7/8"19' - 9 1/4" 5' - 8 7/8" GENERAL NOTES A. ALL DIMENSIONS SHOWN ON FLOOR PLANS ARE TO FACE OFSTUD, FACE OF CONCRETE OR CENTERLINE OF STRUCTURE. B. "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TO ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. THECONNECTION OF ALIGNED PLANES SHALL BE WITHOUT VISIBLEJOINTS OR SURFACE IRREGULARITIES UNLESS NOTEDOTHERWISE. C. PROVIDE BLOCKING IN PARTITIONS AS REQUIRED FOR ALLITEMS ATTACHED TO WALLS INCLUDING ITEMS PROVIDED BYOWNER. D. ALL GYPSUM BOARD TO BE 5/8" TYPE "X". MOISTURE ANDMILDEW RESISTANT GYP AT ALL BATHROOM WET AREAS, RE:PLANS. E. ALL PENETRATIONS AND JOINT AT DEMISING WALLS, CORRIDORWALLS AND EXTERIOR WALLS SHALL BE ACOUSTICALLY SEALED. F. DETAILS ARE USUALLY KEYED ONLY ONCE THROUGHOUT THESET (ON PLANS OR ELEVATIONS) WHERE THEY OCCUR FIRST ANDARE TYPICAL FOR SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE. G. "TYPICAL" MEANS FOR ALL SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE H. VERIFY ALL CONDITIONS IN FIELD. NOTIFY ARCHITECT OF ANYDISCREPANCIES PRIOR TO PROCEEDING WITH CONSTRUCTION I. DRYWALL SUBCONTRACTOR SHALL BE REQUIRED TO REPAIRAND REFINISH ALL DRYWALL WHICH MAY HAVE BEEN DAMAGED,CUT AWAY, OR REMOVED BY OTHER TRADES INCLUDINGMECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION. J. ALL WORK SHALL BE CONSTRUCTED IN COMFORMANCE WITHTHE RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. K. MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BESUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT. L. ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY. M. CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THE SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONALASSOCIATION (SMACNA). PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:55:28 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.02BLACK & OLIVE, LLCBLACK OLIVE #1611 LEVEL 2 PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 LEVEL 2 PLAN KEYNOTES 4.8 8" CMU - GROUND FACE ARCHITECTURAL FINISH 5.26 DECORATIVE METAL BRACING 14.11 TRASH CHUTE - 36" 23.12 MECH CHASE NORTH # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 A03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 E 98643 UNIT B-1a 301 UNIT B-1b 302 UNIT A-1b 304 UNIT A-1b 306 UNIT S-1a 308 UNIT S-1d 310 UNIT S-1b 312 UNIT A-1b 313 UNIT B-2b 314 UNIT A-1a 309 UNIT S-1c 307 UNIT A-1c 305UNIT A-1a 303 TRASH 316 TELECOMM 315 TELECOMM317STAIR 2 003-02 STORAGE 318 ELEV 03 CORRIDOR 300 STAIR 1 003-01 UNIT B-2a 311 PROPERTY LINEPROPERTY LINETYP.14.11 TYP.14.6 TYP.23.12 153 SF BALCONY 314a 100 SF BALCONY 313a 102 SF BALCONY 312a157 SF BALCONY 312b 103 SF BALCONY 308a 101 SF BALCONY 310a100 SF BALCONY 306a100 SF BALCONY 304a 152 SF BALCONY 301a 151 SF BALCONY 311a102 SF BALCONY 309a105 SF BALCONY 307a 100 SF BALCONY 305a 102 SF BALCONY 303a 6' - 0"14' - 0"11' - 7"17' - 8"7' - 2"11' - 7"12' - 5"9' - 1"2' - 6"12' - 6"18' - 1"9' - 6"11' - 7"12' - 6"11' - 6"25' - 0" 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6"5' - 10"34' - 0"6' - 0"34' - 0"5' - 10"5' - 6"28' - 6"6' - 0"28' - 6"5' - 6"31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" 6' - 0"14' - 0"11' - 7"12' - 5"5' - 3"6' - 4"10"11' - 7"11' - 6"10' - 0"8' - 0"17' - 4"7' - 9"9' - 6"1"11' - 6"12' - 6"11' - 6"25' - 0"5' - 10"5' - 0"5' - 0"24' - 0"6' - 0"24' - 0"5' - 0"5' - 0"5' - 10"34' - 0"6' - 0"34' - 0"4' - 10"1' - 0"5' - 6"7' - 9"5' - 7"14' - 3"11"3' - 0"3' - 0"3' - 5"13' - 8 1/8"8' - 6"2' - 11"5' - 6"1' - 3"2' - 10"3' - 2"4' - 1 1/2"6' - 2"3' - 8 1/2"5' - 9 1/2"5' - 9 1/2"4' - 10"7' - 7"5' - 0 1/2"2 1/2"6' - 4" 10" 4' - 0"7' - 7"5' - 11"5' - 7"4' - 3"5' - 9"1' - 5"6' - 7"3' - 7"7' - 2"6' - 7"3' - 7"4' - 2"3' - 0"6' - 6"1"5' - 5 1/2"6' - 0 1/2"7' - 7"4' - 11"5' - 8"5' - 10"7' - 10"5' - 6"7' - 0"4' - 8"9' - 8 5/8"5' - 10"5' - 0"2' - 6"2' - 6"24' - 0"3' - 0"3' - 0"24' - 0"5' - 0"5' - 0"2' - 0"A01.032 A01.03 3 A01.03 5 A01.03 6 3' - 0"3' - 0"4' - 1 1/2"5' - 6"4' - 4 1/2"5' - 1"5' - 11 1/2" 6 1/2" 2' - 6"7' - 2"8' - 0" 1' - 4" 5' - 10 1/8" 5 1/2" 5' - 6 1/2"5' - 7"7' - 7"4' - 10"6' - 0"3' - 1"2' - 6"7' - 7"4' - 11"4' - 3"7' - 8"6' - 2"9' - 6"6' - 0"5' - 7"7' - 7"4' - 11"5' - 8 1/2"5' - 9 1/2"9' - 10 5/8"4' - 3 1/2"6' - 11"3' - 10 7/8" 11' - 11 3/8"8' - 4 7/8"11' - 7 1/4"8' - 6 7/8"6' - 2 7/8"16' - 10 7/8" 11' - 11 3/8"8' - 4 3/4"6' - 1 1/4"24' - 9 1/4" 24' - 4 1/4"6' - 3 1/4"8' - 4 7/8"11' - 11 3/8"16' - 8 1/4"6' - 0 7/8"16' - 7"6' - 0 7/8"17' - 0 1/4"6' - 0 7/8"8' - 4 7/8"11' - 11 3/8"11' - 11 3/8"8' - 4 7/8"19' - 4 1/2" 5' - 9 3/8"11' - 4 1/4"6' - 9 1/4"GENERAL NOTES A. ALL DIMENSIONS SHOWN ON FLOOR PLANS ARE TO FACE OF STUD, FACE OF CONCRETE OR CENTERLINE OF STRUCTURE. B. "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TOACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. THECONNECTION OF ALIGNED PLANES SHALL BE WITHOUT VISIBLEJOINTS OR SURFACE IRREGULARITIES UNLESS NOTEDOTHERWISE. C. PROVIDE BLOCKING IN PARTITIONS AS REQUIRED FOR ALLITEMS ATTACHED TO WALLS INCLUDING ITEMS PROVIDED BYOWNER. D. ALL GYPSUM BOARD TO BE 5/8" TYPE "X". MOISTURE AND MILDEW RESISTANT GYP AT ALL BATHROOM WET AREAS, RE:PLANS. E. ALL PENETRATIONS AND JOINT AT DEMISING WALLS, CORRIDORWALLS AND EXTERIOR WALLS SHALL BE ACOUSTICALLY SEALED. F. DETAILS ARE USUALLY KEYED ONLY ONCE THROUGHOUT THESET (ON PLANS OR ELEVATIONS) WHERE THEY OCCUR FIRST ANDARE TYPICAL FOR SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE. G. "TYPICAL" MEANS FOR ALL SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE H. VERIFY ALL CONDITIONS IN FIELD. NOTIFY ARCHITECT OF ANYDISCREPANCIES PRIOR TO PROCEEDING WITH CONSTRUCTION I. DRYWALL SUBCONTRACTOR SHALL BE REQUIRED TO REPAIRAND REFINISH ALL DRYWALL WHICH MAY HAVE BEEN DAMAGED,CUT AWAY, OR REMOVED BY OTHER TRADES INCLUDINGMECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION. J. ALL WORK SHALL BE CONSTRUCTED IN COMFORMANCE WITHTHE RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. K. MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BE SUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT. L. ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY. M. CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THE SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONALASSOCIATION (SMACNA). 152 SF BALCONY 301a 5' - 0 3/8"4' - 11 5/8"1' - 3 1/4"19' - 9 1/4" 5' - 9"14' - 0 3/8" 3 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 2 7/8"11' - 11 3/8"3 7/8" 102 SF BALCONY 303a 3 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________5' - 3 5/8"3' - 1 1/4"8' - 4 7/8"3' - 1 1/4"5' - 3 5/8"2 7/8"11' - 11 3/8"3 7/8" 102 SF BALCONY 209a 3 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________8' - 4 7/8"6' - 0 7/8"102 SF BALCONY 312a 3 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 16' - 8 1/4"3 7/8"4' - 4 5/8"1' - 8 1/4"151 SF BALCONY 211a 24' - 9 1/4" 3 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________6' - 1 1/4"151 SF BALCONY 311a 24' - 9 1/4" 3 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________6' - 1 1/4"PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:55:45 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.03BLACK & OLIVE, LLCBLACK OLIVE #1611 LEVEL 3 PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 LEVEL 3 PLAN KEYNOTES 14.6 HYDRAULIC ELEVATOR; MACHINE ROOM-LESS, STRETCHERCAPABLE 14.11 TRASH CHUTE - 36" 23.12 MECH CHASE NORTH # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 1/4" = 1'-0"2 UNIT B-1 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"3 UNIT A-1 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"4 UNIT A-2 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"5 UNIT S-1 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"7 UNIT B-3 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"6 UNIT B-2 TYP. ENLARGED BALCONY PLAN A03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 E 98643 UNIT A-1b 404 UNIT A-1b 406 UNIT S-1a 408 UNIT B-1a 401 UNIT B-1b 402 UNIT S-1d 410 UNIT S-1b 412 UNIT A-1b 413 UNIT B-2b 414 UNIT B-2a 411 UNIT A-1a 409 UNIT S-1c 407 UNIT A-1c 405 UNIT A-1a 403 6' - 0"14' - 0"11' - 7"17' - 8"7' - 2"11' - 7"12' - 6"9' - 0"2' - 6"12' - 6"18' - 1"9' - 6"11' - 7"12' - 6"11' - 6"25' - 0" 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6"5' - 10"34' - 0"6' - 0"34' - 0"TELECOMM 415 STAIR 1 004-01 ELEC417STAIR 2 004-02 5' - 10"5' - 6"28' - 6"6' - 0"28' - 6"5' - 6"31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" 6' - 0"14' - 0"11' - 7"12' - 5"5' - 3"6' - 4"10"11' - 7"21' - 6"8' - 0"17' - 4"7' - 9"9' - 6"1"11' - 6"12' - 6"11' - 6"25' - 0" STORAGE 418 ELEV 04 4' - 10"1' - 0"5' - 6"7' - 9"5' - 7"14' - 3"11"3' - 0"3' - 0"17' - 1 1/8"8' - 6"2' - 11"5' - 6"1' - 3"CORRIDOR 400 TRASH 416 136' - 4" 136' - 4" 136' - 4" PROPERTY LINEPROPERTY LINETYP.23.12 TYP.14.11 5' - 10"5' - 0"2' - 6"2' - 6"24' - 0"3' - 0"3' - 0"20' - 9"3' - 3"5' - 0"5' - 0"2' - 0"5' - 10"5' - 0"5' - 0"24' - 0"6' - 0"24' - 0"5' - 0"5' - 0"5' - 10"34' - 0"6' - 0"34' - 0"TYP.14.6 152 SF BALCONY 401a 102 SF BALCONY 403a 100 SF BALCONY 405a 105 SF BALCONY 407a 102 SF BALCONY 409a 151 SF BALCONY 411a 153 SF BALCONY 414a 101 SF BALCONY 413a 101 SF BALCONY 412a101 SF BALCONY 410a103 SF BALCONY 408a101 SF BALCONY 406a 102 SF BALCONY 404a 157 SF BALCONY 402a 2' - 10"3' - 2"4' - 1 1/2"6' - 2"3' - 8 1/2"5' - 9 1/2"5' - 9 1/2"4' - 10"7' - 7"5' - 0 1/2"2 1/2"6' - 4"10"4' - 0"7' - 7"5' - 11"9' - 10"5' - 9"1' - 5"6' - 7"3' - 7"7' - 2"6' - 7"3' - 7"4' - 2"3' - 0"6' - 6"1"5' - 10 1/2"5' - 7 1/2"7' - 7"4' - 11"5' - 8"5' - 10"7' - 10"5' - 6"7' - 0"4' - 8" 3' - 0"3' - 0"4' - 1 1/2"5' - 6"4' - 4 1/2"5' - 1"6' - 6"2' - 6"12' - 6 3/4"2' - 7 1/4"4' - 2 1/8"2' - 11 7/8"6' - 0"5' - 7"7' - 7"4' - 11"5' - 11"3' - 1"10' - 1"9' - 2"7' - 8"6' - 2"9' - 6"6' - 0"5' - 7"7' - 7"4' - 11"5' - 8 1/2"5' - 9 1/2"9' - 10 5/8"4' - 3 1/2"6' - 11"3' - 10 7/8" 11' - 11 3/8"8' - 4 7/8"8' - 6 7/8"11' - 7 1/4" 16' - 10 7/8"6' - 2 7/8"11' - 11 3/8"8' - 4 7/8"6' - 1 1/4"24' - 9 1/4" 24' - 4 1/4"6' - 3 1/4"11' - 11 3/8"8' - 4 7/8"16' - 8 1/4"6' - 0 7/8"16' - 7"6' - 0 7/8"17' - 0 1/4"6' - 0 7/8"11' - 11 3/8"8' - 4 7/8"11' - 11 3/8"8' - 4 7/8"6' - 9 3/8"11' - 4 1/2"19' - 4 1/2" 5' - 9 3/8"11' - 3 3/8"6' - 2 7/8"19' - 9 3/8" 5' - 9" GENERAL NOTES A. ALL DIMENSIONS SHOWN ON FLOOR PLANS ARE TO FACE OFSTUD, FACE OF CONCRETE OR CENTERLINE OF STRUCTURE. B. "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TOACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. THECONNECTION OF ALIGNED PLANES SHALL BE WITHOUT VISIBLEJOINTS OR SURFACE IRREGULARITIES UNLESS NOTEDOTHERWISE. C. PROVIDE BLOCKING IN PARTITIONS AS REQUIRED FOR ALLITEMS ATTACHED TO WALLS INCLUDING ITEMS PROVIDED BYOWNER. D. ALL GYPSUM BOARD TO BE 5/8" TYPE "X". MOISTURE ANDMILDEW RESISTANT GYP AT ALL BATHROOM WET AREAS, RE:PLANS. E. ALL PENETRATIONS AND JOINT AT DEMISING WALLS, CORRIDORWALLS AND EXTERIOR WALLS SHALL BE ACOUSTICALLY SEALED. F. DETAILS ARE USUALLY KEYED ONLY ONCE THROUGHOUT THESET (ON PLANS OR ELEVATIONS) WHERE THEY OCCUR FIRST ANDARE TYPICAL FOR SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE. G. "TYPICAL" MEANS FOR ALL SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE H. VERIFY ALL CONDITIONS IN FIELD. NOTIFY ARCHITECT OF ANYDISCREPANCIES PRIOR TO PROCEEDING WITH CONSTRUCTION I. DRYWALL SUBCONTRACTOR SHALL BE REQUIRED TO REPAIRAND REFINISH ALL DRYWALL WHICH MAY HAVE BEEN DAMAGED,CUT AWAY, OR REMOVED BY OTHER TRADES INCLUDINGMECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION. J. ALL WORK SHALL BE CONSTRUCTED IN COMFORMANCE WITHTHE RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. K. MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BESUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT. L. ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY. M. CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THE SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONALASSOCIATION (SMACNA). PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:55:57 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.04BLACK & OLIVE, LLCBLACK OLIVE #1611 LEVEL 4 PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 LEVEL 4 PLAN KEYNOTES 14.6 HYDRAULIC ELEVATOR; MACHINE ROOM-LESS, STRETCHERCAPABLE 14.11 TRASH CHUTE - 36" 23.12 MECH CHASE NORTH # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 A03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 E 9 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 8643 UNIT B-1b 502 UNIT A-1b 504 UNIT A-1b 506 UNIT S-1b 512 UNIT A-1b 513 UNIT B-2b 514 UNIT B-2a 511 UNIT A-1a 509 UNIT S-1c 507 UNIT A-1c 505 UNIT B-1a 501 STAIR 1 005-01 STAIR 2 005-02 TELECOM 515 TRASH 516 TELECOM517STORAGE 518 ELEV 05 UNIT S-1a 508 UNIT S-1d 510 147' - 0" 147' - 0" PROPERTY LINEPROPERTY LINETYP.23.12 TYP.14.11 6' - 0"14' - 0"11' - 7"17' - 8"7' - 2"11' - 7"12' - 6"9' - 0"2' - 6"12' - 6"18' - 1"9' - 6"11' - 7"12' - 6"11' - 6"25' - 0" 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6"5' - 10"34' - 0"6' - 0"34' - 0"5' - 10"5' - 6"28' - 6"6' - 0"28' - 6"5' - 6"31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6"5' - 10"5' - 0"5' - 0"24' - 0"6' - 0"24' - 0"5' - 0"5' - 0"5' - 10"34' - 0"6' - 0"34' - 0"5' - 10"5' - 0"2' - 6"2' - 6"2' - 8"15' - 7"4' - 6"1' - 3"3' - 0"3' - 0"3' - 6 5/8"5' - 8"11' - 6 3/8"3' - 3"2' - 6"2' - 6"5' - 0"4' - 10"1' - 0"5' - 6"7' - 9"5' - 7"14' - 3"11"3' - 0"3' - 0"3' - 5"13' - 8 1/8"8' - 6"2' - 11"5' - 6"1' - 3"TYP.14.6 TYP.8.26152 SF BALCONY 501a UNIT A-1a 503 105 SF BALCONY 509a 151 SF BALCONY 511a 155 SF BALCONY 514a 104 SF BALCONY 508a102 SF BALCONY 506a 102 SF BALCONY 504a 157 SF BALCONY 502a 6' - 0"4' - 1 1/2"5' - 6"4' - 4 1/2"5' - 1"6' - 6"2' - 6"8' - 7 1/2"6' - 6 5/8"1' - 4"5' - 10"6' - 0"5' - 7"7' - 7"4' - 11"5' - 11"3' - 1"10' - 1"4' - 11"4' - 3"7' - 8"6' - 2"9' - 6"6' - 0"5' - 7"7' - 7"4' - 11"5' - 8 1/2"5' - 9 1/2"9' - 11 5/8"4' - 2 1/2"6' - 11 1/8"3' - 10 3/4" 102 SF BALCONY 513a 102 SF BALCONY 512a101 SF BALCONY 510a 100 SF BALCONY 505a 105 SF BALCONY 507a 102 SF BALCONY 503a CORRIDOR 500 6' - 0"25' - 7"12' - 5"5' - 3"6' - 4"10"11' - 7"11' - 6"10' - 0"8' - 0"17' - 4"7' - 9"9' - 6"1"11' - 6"12' - 6"11' - 6"25' - 0" 2' - 10"3' - 2"4' - 1 1/2"6' - 2"9' - 6"5' - 9 1/2"4' - 10"7' - 7"5' - 0 1/2"2 1/2"6' - 4"10"4' - 0"7' - 7"5' - 11"5' - 7"4' - 3"5' - 9"1' - 5"6' - 7"3' - 7"7' - 2"6' - 7"3' - 7"4' - 2"3' - 0"6' - 6"1"5' - 5 1/2"6' - 0 1/2"7' - 7"4' - 11"5' - 8"5' - 10"7' - 10"5' - 6"7' - 0"4' - 8"6' - 1 1/4"16' - 8 1/4"6' - 1 1/4"24' - 9 1/4"8' - 4 7/8"2 7/8"11' - 11 3/8" 16' - 10 7/8"6' - 2 7/8"11' - 7 1/4"11' - 11 3/8"8' - 4 7/8"24' - 9 1/4"6' - 3 1/4"8' - 4 7/8"11' - 11 3/8"17' - 0 1/4"6' - 1 1/4"8' - 4 7/8"8' - 4 7/8"11' - 11 3/8"11' - 11 3/8"8' - 6 7/8"16' - 7"6' - 1 1/4"19' - 9 3/8" 5' - 9 3/8"11' - 4 1/4"6' - 9 3/8"19' - 9 3/8" 5' - 9"11' - 3 3/8"6' - 3"GENERAL NOTES A. ALL DIMENSIONS SHOWN ON FLOOR PLANS ARE TO FACE OFSTUD, FACE OF CONCRETE OR CENTERLINE OF STRUCTURE. B. "ALIGN" AS USED IN THESE DOCUMENTS SHALL MEAN TOACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. THECONNECTION OF ALIGNED PLANES SHALL BE WITHOUT VISIBLEJOINTS OR SURFACE IRREGULARITIES UNLESS NOTEDOTHERWISE. C. PROVIDE BLOCKING IN PARTITIONS AS REQUIRED FOR ALLITEMS ATTACHED TO WALLS INCLUDING ITEMS PROVIDED BYOWNER. D. ALL GYPSUM BOARD TO BE 5/8" TYPE "X". MOISTURE ANDMILDEW RESISTANT GYP AT ALL BATHROOM WET AREAS, RE:PLANS. E. ALL PENETRATIONS AND JOINT AT DEMISING WALLS, CORRIDORWALLS AND EXTERIOR WALLS SHALL BE ACOUSTICALLY SEALED. F. DETAILS ARE USUALLY KEYED ONLY ONCE THROUGHOUT THESET (ON PLANS OR ELEVATIONS) WHERE THEY OCCUR FIRST ANDARE TYPICAL FOR SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE. G. "TYPICAL" MEANS FOR ALL SIMILAR CONDITIONS UNLESS NOTEDOTHERWISE H. VERIFY ALL CONDITIONS IN FIELD. NOTIFY ARCHITECT OF ANYDISCREPANCIES PRIOR TO PROCEEDING WITH CONSTRUCTION I. DRYWALL SUBCONTRACTOR SHALL BE REQUIRED TO REPAIRAND REFINISH ALL DRYWALL WHICH MAY HAVE BEEN DAMAGED,CUT AWAY, OR REMOVED BY OTHER TRADES INCLUDINGMECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION. J. ALL WORK SHALL BE CONSTRUCTED IN COMFORMANCE WITHTHE RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. K. MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BESUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT. L. ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY. M. CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THE SHEETMETAL AND AIR CONDITIONING CONTRACTORS NATIONALASSOCIATION (SMACNA). PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:56:10 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA01.05BLACK & OLIVE, LLCBLACK OLIVE #1611 LEVEL 5 PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 LEVEL 5 PLAN KEYNOTES 8.26 METAL ROOF ALTERNATING TREAD DEVICE 14.6 HYDRAULIC ELEVATOR; MACHINE ROOM-LESS, STRETCHERCAPABLE 14.11 TRASH CHUTE - 36" 23.12 MECH CHASE NORTH # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 A03.021 A03.02 A03.01 A03.01 1 2 2 B C D A 1 2 5 7 E 9 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 8643 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6"5' - 10"34' - 0"6' - 0"34' - 0"5' - 10"34' - 0"6' - 0"34' - 0"31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" TYP.22.10 TYP.22.9 TYP.7.18 156' - 2" PROPERTY LINEPROPERTY LINETYP.7.24 1/4" / 12"TYP.8.23 TYP.23.1 156' - 2"156' - 2"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"SLOPE 1/4" / 12"A.MECHANICAL EQUIPMENT PLACED ON ROOFING SHALL BESUPPORTED ON 8 INCH CURBS OR LEGS, WHICH SHALL BEFLASHED TO THE ROOFING AND MADE WATERTIGHT.B.ALL PROJECTIONS THROUGH THE ROOF SURFACE SHALL BEPROPERLY FLASHED TO PREVENT MOISTURE ENTRY.C.CONTRACTOR SHALL COMPLY WITH THE NATIONAL ROOFING CONTRACTORS ASSOCIATION MANUAL (NRCA), AND THESHEET METAL AND AIR CONDITIONING CONTRACTORSNATIONAL ASSOCIATION (SMACNA).D.COORDINATE LANDSCAPE PAVER TRAYS LAYOUT WITHLANDSCAPE PLANS. GENERAL ROOF NOTES PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:56:18 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA02.01BLACK & OLIVE, LLCBLACK OLIVE #1611 ROOF LEVEL PLAN110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 ROOF PLAN NORTH KEYNOTES 7.18 BLACK TPO, SLOPE 1/4" / 12", TO DRAIN 7.24 2' X 2' ROOF WALKWAY MAT 8.23 ROOF ACCESS HATCH, 48" X 48" WITH INTEGRAL GUARD RAIL 22.9 ROOF DRAIN 22.10 OVERFLOW ROOF DRAIN 23.1 CONDENSER UNIT, LOCATE TO AVOID ROOF PENETRATIONS # Date Description 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" B C DA T.O. PARAPET160' - 2"6' - 2"2' - 0"4' - 0"9' - 2"10' - 8"10' - 8"10' - 8"15' - 0"LEVEL 4136' - 4" LEVEL 5147' - 0" E 34' - 0"6' - 0"34' - 0"5' - 10" 79' - 10"8' - 2"60' - 2"4.12 TYP.5.26 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.10.1 7.22 7.20 4.19 4.12 5.7 7.41 4.19 FUTURE POTENTIAL SIGNAGELOCATION PER SIGNAGECALUCLATIONS, A03.01 7.41 135.00°25' - 0"45 DEGREE ANGLED SETBACK44' - 0" ADJACENT TO RESIDENTIAL ZONING3 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" 1257 T.O. PARAPET160' - 2"15' - 0"10' - 8"10' - 8"10' - 8"9' - 2"4' - 0"2' - 0"6' - 2"LEVEL 4136' - 4" LEVEL 5147' - 0" 9 8 6 4 3 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" 192' - 8"60' - 2"8' - 2"8.32 4.12TYP.11.26 TYP.5.26TYP.13.7 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.3.4 TYP.8.29 A03.01 4 4.12 7.20 8.17 6.35 7.20 4.19 4.19 7.20 5.7 8.7 7.41 6.18 FUTURE POTENTIAL SIGNAGELOCATION PER SIGNAGECALUCLATIONS, A03.01 1' - 10"1' - 10"6' - 7 5/8"9' - 4"AREA CALULATION: 56.33 sqftRE: SIGNAGE CALCULATION, A03.01 10.1 SIGNAGE CALULATION TABLE 38.28.060 KEYNOTES 1.4 EXISTING TO REMAIN 3.4 CAST-IN-PLACE CONCRETE SLAB 4.12 MODULAR BRICK VENEER - BS1 4.19 (2) STACKED, MODULAR BRICK VENEER SOLDIER COURSE 5.7 STEEL BALCONY - GUARDRAIL, PERFORATED METAL INFILL 5.26 DECORATIVE METAL BRACING 6.18 VERTICAL WOOD SIDING 6.35 WOOD SIDING SOFFIT, RUN IN SAME DIRECTION AS WALLBELOW 7.20 PREFINISHED METAL CAP FLASHING, PAINT TO MATCH. 7.22 METAL OVERFLOW SCUPPER 7.41 VERTICAL CORRUGATED METAL M-PANEL 8.7 ALUMINUM FRAMED STOREFRONT SYSTEM GLAZING 8.17 VINYL COMPOSITE WINDOW 8.29 VINYL SLIDING PATIO DOOR 8.32 OVERHEAD COILING GRILL WITH MOTORIZED OPERATOR 10.1 EXTERIOR SIGNAGE, MOUNTED WITH CONCEALEDFASTENERS. WITH INTERNAL LIGHTING. PROVIDE ELECTRICAL 11.26 9'-0" GARAGE HEADACHE BAR; CONFIRM MINIMUM HEIGHT 13.7 BIKE RACK, RE: LANDSCAPE 1/8" = 1'-0"2 WEST ELEVATION 1/8" = 1'-0"1 NORTH ELEVATION PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN2/8/2017 12:04:10 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA03.01BLACK & OLIVE, LLCBLACK OLIVE #1611 NORTH & WEST ELEVATION 110 E. OLIVE STREET, BOZEMAN, MONTANA 597153 NORTH WEST PERSPECTIVE 1/4" = 1'-0"4 BUILDING ADDRESS # Date Description 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 45 ANGLED SET BACK IS SELF IMPOSED, NOT REQUIRED, TORESPECT SOUTHERN PROPERTIES. THE PROPERTY ADJACENT TOTHE SOUTH IS ZONED B-3, NOT REQUIRING THIS SETBACK. LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" 1 2 5 7 T.O. PARAPET160' - 2"4' - 0"9' - 2"10' - 8"10' - 8"10' - 8"15' - 0"LEVEL 4136' - 4" LEVEL 5147' - 0" 98643 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" 192' - 8"60' - 2"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.7.41 TYP.8.17 TYP.4.12 3' - 6"1' - 9 1/2"13' - 2 1/2"6.18 8.29 4.8 7.20 4.19 7.20 7.41 1.4 5.9 5.7 7.20 4.12 4.19 LEVEL 1 100' - 0" LEVEL 2 115' - 0" LEVEL 3 125' - 8" ROOF LEVEL156' - 2" BCD A T.O. PARAPET160' - 2"2' - 0"4' - 0"9' - 2"10' - 8"10' - 8"10' - 8"15' - 0"LEVEL 4 136' - 4" LEVEL 5 147' - 0" E 5' - 10"34' - 0"6' - 0"34' - 0"60' - 2"79' - 10" 7.41 4.12 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.8.17 3' - 6"15' - 0"TYP.7.20 4.12 7.41 TYP.4.20 TYP.4.19 7.20 13.7 4.8 26.9 45 DEGREE ANGLED SETBACK44' - 0" ADJACENT TO RESIDENTIAL ZONING135.00°PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN2/8/2017 11:59:26 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA03.02BLACK & OLIVE, LLCBLACK OLIVE #1611 SOUTH & EAST ELEVATION 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"2 SOUTH ELEVATION KEYNOTES 1.4 EXISTING TO REMAIN 4.8 8" CMU - GROUND FACE ARCHITECTURAL FINISH 4.12 MODULAR BRICK VENEER - BS1 4.19 (2) STACKED, MODULAR BRICK VENEER SOLDIER COURSE 4.20 MODULAR BRICK ROWLOCK 5.7 STEEL BALCONY - GUARDRAIL, PERFORATED METAL INFILL 5.9 DECORATIVE METAL SCREEN 5.26 DECORATIVE METAL BRACING 6.18 VERTICAL WOOD SIDING 7.20 PREFINISHED METAL CAP FLASHING, PAINT TO MATCH. 7.41 VERTICAL CORRUGATED METAL M-PANEL 8.17 VINYL COMPOSITE WINDOW 8.29 VINYL SLIDING PATIO DOOR 13.7 BIKE RACK, RE: LANDSCAPE 26.9 WALL SCONCE; RE: ELEC. ALIGN FIXTURES IN ELEVATION,CENTER HORIZONTALLY ON WALL 1/8" = 1'-0"1 EAST ELEVATION # Date Description 09/12/2016 100% SCHEMATICDESIGN 09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE) 10/04/2016 SITE PLAN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 45 ANGLED SET BACK IS SELF IMPOSED, NOT REQUIRED, TORESPECT SOUTHERN PROPERTIES. THE PROPERTY ADJACENTTO THE SOUTH IS ZONED B-3, NOT REQUIRING THIS SETBACK. LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" 1257 T.O. PARAPET160' - 2" LEVEL 4136' - 4" LEVEL 5147' - 0" 9 15' - 0"10' - 8"10' - 8"10' - 8"9' - 2"4' - 0"3' - 10"2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 8 6 4 3 31' - 7"17' - 8"7' - 2"33' - 1"33' - 1"9' - 6"24' - 1"36' - 6" STAIR 02 001-02 LEASING 102 STAIR 01 001-01 RETAIL 101 UNIT B-2a 411 UNIT B-2a 511 UNIT A-1a 309 UNIT A-1a 409 UNIT A-1a 509 UNIT S-1c 207 UNIT S-1c 307 UNIT S-1c 407 UNIT S-1c 507 STAIR 2 002-02 STAIR 2 003-02 STAIR 2 004-02 STAIR 2 005-02 UNIT A-1c 305 UNIT A-1c 405 UNIT A-1c 505 UNIT A-1a 203 UNIT A-1a 303 UNIT A-1a 403 STAIR 1 002-01 STAIR 1 003-01 STAIR 1 004-01 STAIR 1 005-01 UNIT B-1a 301 UNIT B-1a 401 UNIT B-1a 501 192' - 8"60' - 2"70' - 0" MAX BUILDING HEIGHTFITNESS 112 UNIT B-2a 311 UNIT B-3 TYPE A 211 UNIT A-2 TYPE A 209 UNIT A-1c 205 TYP.3.3 TYP.3.1 14.6 TYP.3.4 TYP.7.41 TYP.8.17 TYP.8.23 TYP.8.26 14' - 0"1' - 0"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b UNIT B-1a 201 UNIT A-1a 503 23.1 4.19 7.20 7.18 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL 156' - 2" BCD A T.O. PARAPET 160' - 2" LEVEL 4136' - 4" LEVEL 5147' - 0" E 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 5' - 10"34' - 0"6' - 0"34' - 0"15' - 0"10' - 8"10' - 8"10' - 8"9' - 2"4' - 0"79' - 10" CORRIDOR 400 CORRIDOR 300 CORRIDOR 200e 60' - 2"TYP.3.3 RC1A TYP.5.26 UNIT B-2b 514 UNIT B-2b 414 UNIT B-2b 314 UNIT B-2b 214 UNIT B-3 TYPE A 211 UNIT B-2a 311 UNIT B-2a 411 UNIT B-2a 511 TYP.8.32 TYP.11.26 CORRIDOR 500 3' - 6"15' - 0"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b 5.9 7.20 1/4" / 12" STEEL BALCONY RAILING WATERPROOFING MEMBRANECONTINUOUS OVER SHEATHING TOPPING CONCRETE SLOPED AT1/4" / FT. OVER DRAINAGE MAT WOOD FRAMING PER STRUCTURAL,JOISTS RIPPED TO SLOPE AT 1/4" / FT. BALCONY DOOR EXTERIOR GYP. SHEATHING WITHSEAMLESS FINISH SPRAY APPLIED CLOSED CELLINSULATION R-20 MIN. WALL FINISH BEYOND FACE OF BUILDING BEYOND RAILING RETURN ATCANTILEVER BALCONY RAILING RETURN AT CANTILEVERBALCONY, INFILL RAILING WITH 4"MAX OPENING VERTICAL BALCONY SUPPORTS,ALIGN WITH BOTTOM OF SOFFIT FACE OF FINISH DEPTH OF BALCONY 3/4" 2" PERFORATED METAL INFILLBETWEEN RAILINGS BALCONY MIN OPEN SPACE SQFTEITHER 100 OR 150 SQFT FROMFACE OF FINISH. PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNS SHEET TITLE ISSUES/REVISIONS STAMP SHEET NUMBER PRINTED ON1600 Wynkoop St., Suite 100 | Denver, CO 80202303.892.7062WWW.JNS.DESIGN1/23/2017 3:58:12 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvtA04.01BLACK & OLIVE, LLCBLACK OLIVE #1611 BUILDING SECTION110 E. OLIVE STREET, BOZEMAN, MONTANA 59715KEYNOTES 3.1 CAST-IN-PLACE CONCRETE WALL 3.3 CAST-IN-PLACE CONCRETE COLUMN 3.4 CAST-IN-PLACE CONCRETE SLAB 4.19 (2) STACKED, MODULAR BRICK VENEER SOLDIER COURSE 5.9 DECORATIVE METAL SCREEN 5.26 DECORATIVE METAL BRACING 7.18 BLACK TPO, SLOPE 1/4" / 12", TO DRAIN 7.20 PREFINISHED METAL CAP FLASHING, PAINT TO MATCH. 7.41 VERTICAL CORRUGATED METAL M-PANEL 8.17 VINYL COMPOSITE WINDOW 8.23 ROOF ACCESS HATCH, 48" X 48" WITH INTEGRAL GUARD RAIL 8.26 METAL ROOF ALTERNATING TREAD DEVICE 8.32 OVERHEAD COILING GRILL WITH MOTORIZED OPERATOR 11.26 9'-0" GARAGE HEADACHE BAR; CONFIRM MINIMUM HEIGHT 13.7 BIKE RACK, RE: LANDSCAPE 14.6 HYDRAULIC ELEVATOR; MACHINE ROOM-LESS, STRETCHERCAPABLE 23.1 CONDENSER UNIT, LOCATE TO AVOID ROOF PENETRATIONS 1/8" = 1'-0"1 LONGITUDINAL SECTION @ GL A/B 1/8" = 1'-0"2 TRANSVERSE @ GL 8 # Date Description 09/12/2016 100% SCHEMATICDESIGN 1 11/30/2016 SITE PLAN - REV 1 2 01/04/2017 REV 2 3 01/24/2017 REV 3 1" = 1'-0"3 BALCONY DETAIL SECTION 625AT 625AT 625AT 625AT E. OLIVE ST.S. BLACK AVE SCALE:1SITE LIGHTING PHOTOMETRIC1" = 10'-0"PHOTOMETRY PLAN GENERAL NOTES:1. VALUES SHOWN ARE MAINTAINED HORIZONTAL ILLUMINANCE VALUES MEASURED AT GRADE.2. SITE LIGHTING DESIGN HAS BEEN COMPLETED TO PRODUCE EVEN ILLUMINATION OF PARKINGAND PAVED AREAS WITH MINIMAL GLARE ONTO ADJACENT PROPERTIES.3. ALL LIGHT FIXTURES SHALL BE FULLY SHIELDED AND DIRECT LIGHT DOWNWARDS.4. THERE WILL BE NO OFF-SITE GLARE ALLOWED.SITE LIGHTING DESIGN HAS BEEN COMPLETED TO CONFORM TO CITY OF BOZEMANLIGHTING REQUIREMENTS.SITE BOUNDARYWSWSWSWSWSWSWSWSWSWSSDSDSD3PROJECTCOPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNSSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 1600 Wynkoop St., Suite 100 | Denver, CO 80202 303.892.7062 WWW.JNS.DESIGN 9/29/2016 11:05:37 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE ST. BOZEMAN, MONTANA 59715# Date Description09/12/2016 100% SCHEMATICDESIGN09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE)10/04/2016 SITE PLAN11/30/2016 SITE PLAN - REV 101/04/2017 SITE PLAN - REV 201/24/2017 SITE PLAN - REV 3E01.01LIGHTINGPHOTOMETRIC LUMINAIRE SCHEDULESymbol LabelLLF WattsCatalog NumberGeneral DescriptionLampMounting/HeightGeneral LocationColorSD1.00DOWNLIGHTPARKING LOT ENTRYWHITETRIMHALOSLD612830WH14.8LED10' AFGWSWS1.00WALL SCONCEENTRIESWALKWAYSBLACKLUMIERE EON303-W1-LEDB1-3000-UNV-T5X-DIM10-BK8.33LED10' AFGSDPROJECTCOPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTENINFORMATION APPEARINGHEREIN SHALL NOT BEMODIFIED, DUPLICATED,DISCLOSED, USED FORANOTHER PROJECT, OROTHERWISE USED WITHOUTTHE WRITTEN CONSENT ANDINDEMNIFICATION OF JNSSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 1600 Wynkoop St., Suite 100 | Denver, CO 80202 303.892.7062 WWW.JNS.DESIGN 9/29/2016 11:05:37 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN.rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE ST. BOZEMAN, MONTANA 59715# Date Description09/12/2016 100% SCHEMATICDESIGN09/22/2016 100% SCHEMATICDESIGN (ARCHUPDATE)10/04/2016 SITE PLAN11/30/2016 SITE PLAN - REV 101/04/2017 SITE PLAN - REV 201/24/2017 SITE PLAN - REV 3E02.01LIGHTINGDETAILS EAST OLIVE STREET(58'-6" -60'-0" R.O.W.)SOUTH BLACK AVENUE(57'-6" R.O.W.)PROPERTY LINE210'BIKE RACKSEX. TREE TOREMAIN, TYP.BOULDER/SEATING,TYP.EDGE OF EX.ASPHALT DRIVEWAYCIP CONCRETERETAINING WALLEX. WOOD PANELFENCE TO REMAINCONCRETESIDEWALKEX. SHED TOREMAINVISION TRIANGLETREE WELLSTEEL EDGINGCONCRETE PAVERS,TYP.PROPERTY LINESCOREJOINT, TYP.SPACE EQUALLY BETWEENBUILDING ENTRANCES.PROVIDE 1' SCOREJOINTBAND TO FRAME CONCRETEPAVERS AT BUILDINGENTRANCES, TYP.5' CONCRETE SIDEWALKTYP., SEE CIVIL PLANSGARAGE ACCESSPROPERTY LINEPROPERTY LINESEATING AREABIKE RACKSVISION TRIANGLEEXISTING TREES IN SITEVISIBILITY TRIANGLESMUST BE LIMBED UP TOA HEIGHT OF 10' ABOVETHE CENTERLINE GRADEOF THE INTERSECTIONEXISTING TREES IN SITEVISIBILITY TRIANGLESMUST BE LIMBED UP TOA HEIGHT OF 10' ABOVETHE CENTERLINE GRADEOF THE INTERSECTIONSEATING AREABUILDINGFACADEBUILDINGFACADE10' UTILITYEASEMENT3TREESSHRUBSSYMB.BOTANICAL NAMESIZETYPESPACING#COMMON NAMEPLANT SCHEDULEACER RUBRUMRED ROCKET MAPLE 2.5" CAL B & BPER PLAN 15 GALPOTPER PLANPERENNIALS & GRASSESACHILLEA MILLEFOLIUM***'MOONSHINE' YARROW1 GALPOTPER PLAN 15JUNIPERUS VIRGINIANA'SKYROCKET' JUNIPER26DESCHAMPSIA CESPITOSA ***TUFTED HAIRGRASS1 GALPOTPER PLAN37ECHINACEA PURPUREA***'MAGNUS' ECHINEACEA 1 GAL POTPER PLAN8RATIBIDA COLUMNIFERA***'MEXICAN HAT' CONEFLOWER1 GAL POTPER PLAN 14OTHERQUARRIED GRANITE BOULDER, Min 3' DIAMETER5FESCUE BLEND SOD2,432sqft*** DROUGHT TOLERANT SPECIESMATUREHEIGHT30'-40'15'-20'2'2'-3'3'2'MATURESPREAD10'-20'2'-3'2'2'-3'1.5'2'EXISTING TREE TO REMAIN1 12" ROCK BARK1,378sqft7CONCRETE PAVERS659sqftEXISTING TREE TO BE REMOVED5LANDSCAPE POINTS - BLACK OLIVE13 REQUIRED LANDSCAPE POINTS - (B-3)POINTS15 TOTAL LANDSCAPE POINTS 5GREATER THAN 75% OF TREES AND SHRUBS ARE DROUGHT TOLERANT 51 POINT AWARDED FOR EACH STONE BOULDER NOT SMALLER THAN 3' INDIAMETER WHICH IS INTEGRATED WITH OTHER LANDSCAPING.5 PROVIDEDSTREET FRONTAGE LANDSCAPINGREQUIRED: ONE LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE .-OLIVE STREET 200'-1" LINEAR FEET OF STREET FRONTAGE, (4 TREES REQUIRED) - 4 PROVIDED-BLACK STREET 95'-0" LINEAR FEET OF STREET FRONTAGE, (2 TREES REQUIRED) - 2 PROVIDEDTOTAL SITE PROVIDED: 8 LARGE CANOPY TREES ( 7 EXISTING + 1 NEW) 5FIVE POINTS ARE AWARDED IF THE COMMERCIAL BUILDING IS LOCATED ON THE SITE SOTHAT 50 PERCENT OR MORE OF THE STREET FACADE OF THE BUILDING IS WITHIN ADISTANCE OF THREE FEET OR LESS FROM THE REQUIRED FRONT BUILDING LINE, I.E.,FRONT YARD SETBACK LINE. 177.67' OF THE 276.6' OF FRONTAGE ARE WITHIN 3' OF THESETBACK LINE. (64% OF THE FRONTAGE IS WITHIN 3' SETBACK LINE.)LANDSCAPE INSTALL NOTES1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECT PRESENT.2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT.4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OF THE LANDSCAPE ARCHITECT. ALLREQUESTS SHOULD BE SUBMITTED TO DESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 ORTROY@DESIGN5LA.COM5. ALL SOD AND SEED AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 12" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ON SITE, AT PREDETERMINED INTERVALS TODISCUSS PROGRESS, QUESTIONS AND PRODUCT PLACEMENT.8. ALL EDGING SHALL BE 316"x4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED IN DETAILS). TAC WELD TO #4 REBARDRIVEN MIN. 18" DEEP.9. ALL PLANTING BEDS SHALL HAVE A WEED BARRIER INSTALLED BETWEEN THE SOIL AND COVERING LAYER OF ROCKOR MULCH PER PLAN.10. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS.11. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BERECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OF LANDSCAPE ARCHITECT.12. PERMANENT UNDERGROUND IRRIGATION SYSTEM TO BE INSTALLED AT TIME OF LANDSCAPE INSTALLATION.IRRIGATION TO BE INSTALLED IN ACCORDANCE WITH ALL STATE AND LOCAL CODES AND ORDINANCES.PROJECT DATA - BLACK OLIVEPROJECT ADDRESSBLACK OLIVE202 South Black AvenueBozeman, MT 59715PROJECT OWNERBLACK & OLIVE, LLC20 North Tracy AvenueBozeman, MT 59715(406) 404 -1788LANDSCAPE ARCHITECTDESIGN 5, LLCTroy Scherer4249 East Cover StreetBozeman, MT 59718(406) 587 -4873EAST OLIVE STREET(58'-6" -60'-0" R.O.W.)SOUTH BLACK AVENUE (57'-6" R.O.W.)PROPERTY LINEF.pennsylvanica,5.5" DBHA.rubrum,15" DBHP. pungens,20" DBHF.pennsylvanica, 9" DBHF.pennsylvanica, 10" DBHF.pennsylvanica, 7" DBHA.rubrum,14" DBHA.rubrum,10" DBHA.rubrum,16" DBHA.rubrum,16" DBHA.rubrum,7" DBHF.pennsylvanica,25" DBH4L01.011/2"=1'Bike Rack1'-8"2'-10"2'-6"2'BIKE RIB 2.0 BYBIKERACK.COM ORAPPROVED EQ. COLOR TO BEBRONZE SEMI GLOSS.INSTALL PERMANUFACTURER'SSPECIFICATIONSFINISH GRADERACKS ARE TO BE PLACED AMIN. 30" ON CENTER.24"MIN.TO NEAREST OBJECT30" MIN TO NEAREST OBJECT3L01.011/2"=1'Tree ProtectionTREE PROTECTION FENCE:GALVANIZED CHAIN LINKFENCING, STEEL POSTSINSTALLED AT 8' O.C.2" X 8' STEEL POSTSOR APPROVED EQUAL.5" THICKLAYER OF MULCH.MAINTAIN EXISTINGGRADE WITH THE TREEPROTECTION FENCEUNLESS OTHERWISEINDICATED ON THE PLANSCROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEETREE PRESERVATION PLAN FOR TREES THAT ARE TO BE PROTECTED.6'KEEP OUTTREEPROTECTIONAREA8.5" X 11" SIGNLAMINATED IN PLASTICSPACED EVERY 50'ALONG THE FENCENOTES:1. SEE SPECIFICATIONS FOR ADDITIONAL TREE PROTECTION REQUIREMENTS.2. IF THERE IS NO EXISTING IRRIGATION, SEE SPECIFICATIONS FOR WATERINGREQUIREMENTS.3. NO PRUNING SHALL BE PERFORMED EXCEPT BY APPROVED ARBORIST.4. NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVE FENCING INCLUDINGDURING FENCE INSTALLATION AND REMOVAL.5. SEE SITE PLAN FOR ANY MODIFICATIONS WITH THE TREE PROTECTION AREA.6. DETAIL COURTESY OF THE URBAN TREE FOUNDATION © 2014105020N1L01.011"=10'-0"Landscape PlanSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERZ:\Clients\Black and Olive\Autocad\01_Sheets BLACK & OLIVE, LLC BLACK OLIVE 110 EAST OLIVE STREET, BOZEMAN, MONTANA 59715NOT FORCONSTRUCTION# Date Description10/04/2016 SITE PLAN# Date Description21/04/2017 SITE PLAN REV 231/24/2017 SITE PLAN REV 3L01.01LANDSCAPEPLAN2L01.011"=20'-0"Tree Protection Plan2010040N EAST OLIVE STREET(58'-6" -60'-0" R.O.W.)SOUTH BLACK AVENUE(57'-6" R.O.W.)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEBUILDING ROOF DRAINDETENTION/ IRRIGATIONSTORAGE CHAMBERSAND/OIL SEPARATOR2233CBFCPIRRIRRIRRIRRIRRIRRIRRIRR IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRW3IRRIGATION SCHEDULEIRRIGATION TYPEANNUALETRATETOTALAREA/QTYTOTALANNUALH2052,588 galTOTAL ANNUAL H20 REQUIRED TOTALACRE FEET PER YEAR0.16 acre feet19,043 gal1,054sqftH.E.SPRAYIRRIG.(SOD)24,842 gal1,375sqftH.E. BLVDSPRAYIRRIG.(SOD)23 gal / week405 gal1TREESH.E. TREEBUBBLER45PLANTSH.E. SHRUBDRIP IRRIG.73PLANTSH.E. PERNDRIP IRRIG.29 in / sqft29 in / sqft338 gal /week6,075 gal146 gal / week2,628 gal SYM DESCRIPTION IRRIGATION LEGENDIRRIGATION POINT OF CONNECTIONNOTE: IRRIGATION LAYOUT TO BEDETERMINED IN FIELD BY IRRIGATIONCONTRACTORIRRIGATION SLEEVE, 4" MIN. SCH. 40 PVCWCBFCPBACKFLOW PREVENTERIRRIGATION CONTROLLERWEATHER STATION3IRRIGATION NOTES AND SPECIFICATIONS1. IRRIGATION WATER TO BE SUPPLIED FROM CITY WATER LINES.2. ALL VALVE BOXES TO BE STANDARD SIZE OR LARGER.3. IRRIGATION MAIN LINE TO BE 1.5" SCH 40 PVC PIPE OR 150 PSI POLY PIPE.4. ALL TREES TO BE IRRIGATED THROUGH DEDICATED BUBBLERS EVENLY DISTRIBUTEDAROUND BASE OF TREE WITH FOUR (4) EVENLY SPACED 1 GPH BUBBLER EMITTERS.5. TREES AND SHRUBS PLACED WITHIN PLANTING BEDS MAY UTILIZE DRIP IRRIGATIONADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS.6. ALL SHRUBS OUTSIDE OF DEDICATED PLANTING BEDS TO HAVE DEDICATED BUBBLERSEVENLY DISTRIBUTED AROUND BASE, WITH TWO (2) EVENLY SPACED 1 GPH EMITTER.7. ALL MIXED SHRUB AND PERENNIAL PLANTINGS TO BE IRRIGATED WITH DEDICATED DRIPTUBING W/ EMITTERS ADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS.8. LAWN AND SEED AREAS TO BE IRRIGATED WITH HUNTER MP ROTATOR NOZZLES ORAPPROVED EQUAL (MSMT NOZZLE WITH A PRECIPITATION RATE OF 0.8"/HOUR OR LESS).9. ALL HEADS MUST ACHIEVE HEAD-TO-HEAD COVERAGE.10. SYSTEM SHALL UTILIZE WEATHER / MOISTURE MONITOR.11. BACKFLOW PREVENTER AND BLOWOUT ASSEMBLY SHALL BE LOCATED IN MECH. ROOM ORAPPROVED EXTERNAL GRADE BOX, AND IS THE RESPONSIBILITY OF THE LANDSCAPECONTRACTOR TO COORDINATE INSTALLATION PER LOCAL CODES AND ORDINANCES, WITHARCHITECTURE. AND WITH ALL OTHER TRADES.12. POWER SOURCE FOR IRRIGATION CONTROLLER TO BE COORDINATED WITH ELECTRICALENGINEERING AND ELECTRICAL CONTRACTOR BY LANDSCAPE CONTRACTOR.13. DO NOT INSTALL IRRIGATION SYSTEM WHEN OBVIOUS OBSTRUCTIONS OR GRADECHANGES ARE PRESENT.14. ALL INFORMATION TO BE FIELD VERIFIED BY CONTRACTOR PRIOR TO INSTALLATION.15. CONTRACTORS RESPONSIBILITY TO CONFIRM WATER SOURCE, VERIFY WATER PRESSURE,AND GPM AVAILABLE. LANDSCAPE ARCHITECT TO BE NOTIFIED OF ANY DISCREPANCIESBETWEEN STATED WATER PRESSURE AND GPM AND ACTUAL.16. THE CONTRACTOR SHALL MAINTAIN AN ACCURATE & CURRENT 'AS-BUILT' IRRIGATION PLANON SITE AT ALL TIMES.105020N1L02.011"=10'-0"Irrigation Plan - Ground FloorSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERZ:\Clients\Black and Olive\Autocad\01_Sheets BLACK & OLIVE, LLC BLACK OLIVE 110 EAST OLIVE STREET, BOZEMAN, MONTANA 59715NOT FORCONSTRUCTION# Date Description10/04/2016 SITE PLAN# Date Description21/04/2017 SITE PLAN REV 231/24/2017 SITE PLAN REV 3L02.01IRRIGATIONPLAN -GROUND FLOOR 2L03.013/4"=1'Shrub Planting DetailPRUNE SHRUB TO REMOVEDEAD OR DAMAGED LEAVESAND BRANCHESELEVATION OF SHRUBCROWN TO BE 3" ABOVEFINISHED GRADE ELEVATIONCIRCULAR SWALE TO RING SHRUB,2' DIAMETER WITH 3" HIGHMOUNDED RING OF SOILALL CONTAINMENT MATERIALSAROUND ROOTS TO BE REMOVEDPRIOR TO INSTALLATION13 NATIVE SOIL WITH 13 SANDY LOAMAND 13 DEBRIS FREE TOPSOIL.EXCAVATE HOLE AS SHOWN,3X DIAMETER OF ROOT BALL1L03.013/8"=1'Ball and Burlap Deciduous Tree Planting DetailPRUNE TREE TO REMOVEDEAD OR DAMAGED LIMBS ANDBRANCHESTREE STAKES AND TIESAS SHOWN. STAKES SHALLBE DRIVEN INTO EXISTING,UNDISTURBED SOIL ANDSHALL NOT PENETRATE THEROOT BALL. STAKES TO BEREMOVED AFTER TWO YEARS.FINISHED ELEVATION OF TREECROWN TO BE MIN 3" ANDMAX 6" ABOVE FINISHED GRADECIRCULAR SWALE TO RING TREE,4' DIAMETER WITH 3" HIGHMOUNDED RING OF SOILBURLAP TO BE REMOVEDFROM TOP 13 OF ROOT BALL.REMOVE WIRE CAGE FOLLOWINGPLANTING.13 NATIVE SOIL WITH 13 SANDY LOAMAND 13 DEBRIS FREE TOPSOIL.EXCAVATE HOLE AS SHOWN,3X DIAMETER OF ROOT BALL3L03.011/2"=1'Perennial Planting DetailX XXYBED EDGING ANDMULCH AS SPECIFIEDTILL NATIVE SOIL TO 12" DEPTH, ADDING ORGANIC SOILAMDENDMENT SO AS TO REACH MIN. 15% ORGANIC CONTENT IN SOIL.X = PLANT SPACING. REFER TO PLANT LEGEND FORSPACINGY = SPACING BETWEEN ROWS. 86% OF XO = PLANT LOCATIONTRIANGULAR SPACING4L03.011/2"=1'Ornamental Grass Planting DetailTRIANGULAR SPACING= PLANT LOCATIONX XXYY = SPACING BETWEEN ROWS, 86% OF X.X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING REQUIREMENTS.TILL NATIVE SOIL TO 12" DEPTH. ADD ORGANICMATERIAL AS NECESSARY TO ACHIEVE 15% ORGANICCONTENT IN SOIL.BED EDGING AND MULCHAS SPECIFIED6L03.013/4"=1'Sod Planting at Pavement EdgePAVEMENT EDGE - SEE PLANSAND PAVING DETAILS FORADDITIONAL INFORMATION.SEE ALSO EDGING DETAILS ASAPPLICABLE.34" MINUS WASHED AGGREGATEBASE MATERIAL UNLESSOTHERWISE NOTED. SEEPAVING DETAILS FOR BASEMATERIAL DEPTHPREPARED SUBGRADE. REMOVEALL STONES OR OTHER DEBRISGREATER THAN 1" DIA. AND TILLEXISTING SOIL MIN. 4" BEFOREADDING TOPSOIL ORAMENDMENTS.1"REVEAL - SEE NOTE 2NOTE:1. SLOPE PLANTED AREAS AWAY FROM PAVED AREAS2. FINISH GRADES AT PAVEMENT EDGES MUST BE AT A LEVEL SUCH THATTHE ESTABLISHED TURF SURFACE WILL BE ONE (1) INCH BELOW TOP OFPAVEMENT FOR A MINIMUM DISTANCE OF SIX (6) FEET FROM THE EDGE.3.CONTRACTOR SHALL PROVIDE A 3" MINIMUM COMPACTED, DEPTH OFTOPSOIL ON ALL LAWN AREAS. TOPSOIL SHALL BE DRUM ROLLED ORTRACK-PACKED AND GRADED SMOOTHLY AND EVENLY.3" MIN. TOPSOIL. SEE NOTE 3SLOPESOD PER PLAN7L03.011"=1'Boulder DetailBOULDER PER PLAN.POSITION BOULDERWITH SMOOTHESTSIDE UP AND LEVELFOR USE AS A BENCHFINISHED GRADECOMPACT AGGREGATEBASE, 3" DEPTHNATIVE SOILMULCH PER PLAN1/2 TO 1/3 OF BOULDERTO BE BURIED BELOWFINISHED GRADE.5L03.011"=1'Edging Detail14" NATURAL STEEL EDGINGMULCH MATERIAL PER PLANMIN 3" DEEP.FINAL ELEVATION MIN 1" BELOWTOP OF STEEL EDGING1" FACE REVEAL#4 REBAR, 24" OC, MIN. 18" DEPTH SPOT WELD ON SITETO STEEL EDGINGWEED FABRIC PER PLAN4" STAPLES, 18" OCINTERIOR OREXTERIOR WALL15 1/2"CONTROLLER MODEL PER PLANMINIMUM CLEARANCEFOR DOOR OPENINGCONTROL WIRE CONDUIT,UP TO 2 1/2" SIZE.3/4" POWER SUPPLY CONDUITJ-BOX INSIDE CONTROLLERCONNECT PER LOCAL CODEADDITIONAL CONTROL WIRECONDUIT, UP TO 2" SIZE.SUPPLEMENTAL GROUND WIREINSTALL PER ASIC GUIDELINES8L03.01NTSIrrigation Controller Detail9L03.01NTSBackflow Preventer(1)FINISHED GRADENOTES1. 1 12" BACKFLOW ASSEMBLY, PER LOCAL CODES AND ORDINANCES2. PRESSURE VACUUM BREAKERS MUST BE INSTALLED AT LEAST 12" ABOVEDOWNSTREAM PIPING3. ALL NIPPLES AND VALVES TO BE COPPER OR BRASSMANUAL BRASS SHUTOFFBALL VALVEMANUAL BRASS SHUTOFFBALL VALVEWINTERIZATION ASSEMBLY TO BEINSTALLED AS CLOSE TO BACKFLOW PREVENTER AS POSSIBLE.1"x4" CEDAR PANEL BACKFLOWENCLOSURENOTE:FOR MOST ACCURATE TEMPERATURESENSING, ROTATE THE MWS SO THAT THETHERMOSTAT PORTION POINTS SOUTH.THE MWS IS DESIGNED TO MOUNT ON A POSTOF 2" PIPE, ANY COMBINATION OF PIPE ANDFITTINGS MAY BE USED.2" PIPEMOUNT TO POST OR WALLWITH CONDUIT CLAMPSMODEL MWS-FR OR SIMILAROPTIMUM MOUNTINGHEIGHT 6' ABOVE GRADERUN LEAD WIRESTO CONTROLLER10L03.01NTSMini Weather Station - Hunter or Equivalent11L03.01NTSQuick CouplerNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THEESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOPOF THE BOX.QUICK COUPLING VALVE:RAINBIRD HQ44-RC OR EQUIVALENT34" ROUND VALVE BOX WITHLOCKING LID3 INCH MINIMUM DEPTH OF34" WASHED GRAVELBRICK (1 OF 2)PVC SCH. 80 NIPPLEPVC 1X1 TXT COUPLING LASCOG132212 SWING JOINTPVC OR POLY MAINLINE PIPEPER PLAN36" #4 REBAR WITH STAINLESSSTEEL GEAR CLAMPSFINISH GRADE.18"12"18"12"18"18"12L03.01NTSTrenching DetailsFINISH GRADELATERALLATERALMAIN LINEBEDDINGLOW VOLTAGE WIRELOW VOLTAGE WIRESECTIONSPLANSSNAKE ALLLATERAL PIPEIN TRENCHTAPE AND BUNDLE ALL WIRING AT 10'INTERVALS. USE 6" WIDE MARKING TAPE 6"ABOVE ALL DIRECT BURIAL WIRING. ALLSPLICES SHALL BE MADE IN VALVE BOXESAND LOCATED ON AS-BUILT PLANS.ALL 120V. WIRING SHALL BE IN CONDUIT WITHMARKER TAPE AS ABOVE. ALL WIRING UNDERPAVEMENT AND THROUGH SLEEVES SHALL BEIN CONDUIT.TIE A LOOSE 20" LOOP IN WIRING AT ALLCHANGES IN DIRECTION GREATER THAN 30DEGREES. UNTIE ALL LOOPS AFTER MAKINGCONNECTIONSFINISH GRADEMARKING TAPETIESLOOPDIRECT BURYSECTIONCONDUITSECTIONDIRECT BURY PLAN CONDUIT PLANFINISH GRADESCH. 40 PVC SLEEVE - 4" MIN. OR 2X THE O.D.OF THE IRRIGATION PIPINGWRAP 12 GAUGE WIRE AROUND EACH ENDOF THE SLEEVE AND EXTEND TO THESURFACEWASHED AND GRADED MORTARSAND BACKFILL IN ROCKY SOIL.PAVEMENT EDGE13L03.01NTSIrrigation SleeveNOTE:1. CAP SLEEVES UNTIL USE.2. 4" MIN. HORIZONTAL SEPARATION REQUIRED BETWEEN SLEEVESIN THE SAME TRENCH.3. IRRIGATION PIPE AND CONTROL WIRES SHALL BE SLEEVEDSEPARATELY.4. SOIL AROUND SLEEVE BACKFILLED AND COMPACTED TO THESAME DENSITY AS THE SURROUNDING SOIL.DEPTH PER TRENCHING DETAILEQ.EQ.14L03.01NTSValve Box LayoutIRRIGATION CONTROLVALVE BOXPROVIDE EQUAL SPACINGBETWEEN BOXESEDGE OF PAVEMENTALIGN BOXES PARALLEL TO THEEDGE OF PAVEMENTPLACE BOXES A MINIMUM OFONE (1) FOOT FROM EDGE OFPAVEMENTNOTE:GROUP SIMILAR BOX TYPES AND SIZES TOGETHER, I.E. PLACERECTANGULAR OR ROUND BOXES TOGETHER.1' MIN.NIBCO T-113 BRONZE GATEVALVE OR EQUIVALENTSCH 40 MALE ADAPTORFINISH GRADE10" VALVE BOX W/LOCKING LIDSCH 40 PVC MAIN LINE15L03.01NTSIsolation ValveNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCHTHAT THE ESTABLISHED TURF OR MULCH SURFACE WILLFLUSH WITH THE TOP OF THE BOX.T CHRISTY ID. TAGREMOTE CONTROL VALVESCH 80 PVC SOLVENT WELDED UNIONSSDR 21 PVC LATERAL PIPE16L03.01NTSIrrigation Control Valve - TURFVALVE BOX WITH LOCKING LIDFINISH GRADE - SEE NOTEWATERPROOF CONNECTIONS (2)18-24" COILED WIRESCH. 80 TOE NIPPLESCH. 40 FITTINGSBRICK SUPPORTS (4)34" MINUS WASHED GRAVELNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THEESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOPOF THE BOX.19L03.01NTSDrip for Trees and Large ShrubsGALVANIZED TIEDOWN STAKE:PRESSURECOMPENSATINGEMITTER MODULE14" VINYLDISTRIBUTION TUBINGDIFFUSER BUG CAPTREEXERI-TUBE 700COMPRESSIONADAPTERPVC FITTING AND RISERPVC LATERAL PIPECOMPRESSION FLUSHTREE PLANDIFFUSER BUG CAP:14" TUBING STAKE:MULCH AS SPECIFIEDWEED CONTROL FABRIC14" VINYL DISTRIBUTIONTUBINGXERI-TUBE 700SINGLE-OUTLET EMITTERTREE SECTIONNOTE:1. DIRECT (2) EMITTERS PER SHRUB AND (3) PERTREE2. EMITTERS SHOULD BE PLACED INSIDE TREEWELL, HALFWAY BETWEEN THE BASE OF THETREE AND EDGE OF ITS CANOPY.3. RUN XERI-TUBE 700 DISTRIBUTION TUBINGNO MORE THAN 250' LENGTH4. RUN 14" VINYL DISTRIBUTION TUBING NOMORE THAN 5' LENGTH20L03.01NTSEmitter on Stake14" TUBING DRIP EMITTERTUBING STAKEAMENDED SOIL 17MM BLANK PLD TUBING14" BARBED CONNECTORSUPER JUMBO VALVE BOXFINISH GRADE -SEE NOTE18-24" COILED WIREWATERPROOF CONNECTORS (2)BRICK SUPPORTS (7)SCH 80 T.O.E. NIPPLEMAIN LINE PIPE & FITTINGS3/4" MINUS WASHED GRAVELDRIP ZONE KITLATERAL PIPE AND FITTINGSPVC SLIP UNIONS (2)17L03.01NTSIrrigation Control Valve - DRIPNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THEESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THEBOX.LATERAL PIPEFINISH GRADELATERAL TEE OR ELLSWING JOINT:HUNTER SJ-506 OR EQUIVALENT18L03.01NTSHunter Pro Spray or EquivalentNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVELSUCH THAT THE ESTABLISHED TURF OR MULCH SURFACEWILL FLUSH WITH THE TOP OF THE BOX.MODEL PROS-04-PRS40-CV OR EQUIVALENTWITH MP ROTATOR NOZZLESHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERZ:\Clients\Black and Olive\Autocad\01_Sheets BLACK & OLIVE, LLC BLACK OLIVE 110 EAST OLIVE STREET, BOZEMAN, MONTANA 59715NOT FORCONSTRUCTION# Date Description10/04/2016 SITE PLAN# Date Description21/04/2017 SITE PLAN REV 231/24/2017 SITE PLAN REV 3L03.01LANDSCAPEAND IRRIGATIONDETAILS