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HomeMy WebLinkAbout17265 Black Olive Application Materials BLACK OLIVE 110 E. OLIVE STREET BOZEMAN, MT 59715 Black & Olive, LLC Bozeman, MT SITE PLAN (SP1) REV. 1 05 JUNE 2017 BLACK OLIVE – TABLE OF CONTENTS (SP1) REV. 1 DATE: June 5, 2017 Documentation index 0. Response to preliminary comments 1. DEM checklist, Response 2. CCOA checklist, Response 3. SP1 checklist, Response. 4. Project Narrative 5. Existing property, title 6. a. Legal Description b. Existing Property, legal description 7. Existing property photographs 8. Proposed building, Project Matrix 9. Proposed building, Signage calculation 10. Draft Lot Aggregation Survey 11. Executed Utility Easement 12. NOT USED – Car share agreement forthcoming 13. Cash in-lie Appraisal 14. Document #2494829 15. ORDINANCE 896 FM7PG1534 16. Construction Route Map 17. Site Staging & Waste Plan 18. Construction Site Management 19. Engineering Report 20. Final Traffic Study 21. Traffic Engineers vision triangle response 22. Noticing Materials checklist 23. Property Adjoiners 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 DETAILS L03.02 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 A00.45 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 ELEVATION A03.02 SOUTH ELEVATION A03.03 EAST & WEST ELEVATIONS A04.01 BUILDING SECTIONS Electrical E01.01 LIGHTING PHOTOMETRIC E02.01 LIGHTING DETAILS BLACK OLIVE – BLACK OLIVE SITE PLAN APPLICATION 17-265 - RESPONSE DATE: Comments from: May 31, 2017 - REV. 1_2017.06.05 Building change overview: - Car share space moved to stall 23. No longer at ADA stall. A01.01 - Rooftop MECH equipment screened. A02.01 - Man doors at 1st floor at North & East elevations, match brick color. A03.01, A03.03 - Wall sconces changed. E2.01 - South elevation garage screens, align with bays above. A03.02. Screen detail added: 2/A03.02 - North garage entry head, raised to align. A03.01 - Railing between units provided. 4/A04.01. Required Code Corrections: 1. Car share document from Nov. 16 remains in the file from the previous project and is not revised or dated. a. Response: Car share document from Nov. 16 removed. Updated car share document will be revised and is forthcoming. 2. Car share agreement and required documentation and information for the single car share space is not included in the application. a. Response: Car share agreement and required documentation and information for single car share space is forthcoming. 3. Car share space may not be one of the required ADA spaces. a. Response: Car share space is at stall 23. Not an ADA space. 4. Garage decorative screen material detail and sample not provided. a. Response: Garage decorative metal screen detail, RE: 2 & 3/A03.02. See material sample for decorative metal screen. 5. Construction details, material detail and sample of balcony partition between units not provided. a. Response: Balcony screen detail, RE: 3 & 4/A04.01. Same screen along front of balcony is also between units. See material board for perforated metal balcony material. 6. Confirm material and paint color of individual ground floor doors that are not storefront. They appear to be industrial steel doors, painted grey. a. Response: Door colors, to match brick. RE: 1/A03.01 & 2/A03.03 7. Confirm no permanent street furniture is proposed on the west elevation in the outdoor commercial space or provide details of furniture if it is proposed as permanent. a. Response: No permanent furniture is proposed. All graphic furniture is not permanent. Non-permanent furniture to be provided by retail tenant. 8. Sheet A04.01 shows mechanical units extending above the parapet wall. Provide screen mechanical screening detail. a. Response: Rooftop mechanical units screened. RE: 2/A02.01 9. Executed utility easement for the new utility easement must be provided. a. Response: An executed utility easement is provided with this response. 10. The signed mylars submitted for the subdivision exemption are no longer valid as the utility easement dimensions have changed. Provide revised materials including signed mylars for the subdivision exemption application. a. Response: Updated signed mylars have been provided for the subdivision exemption separately. 11. N1 property noticing sheet is not signed. a. Respones: N1 property noticing sheet is attached and signed. 12. No list of property adjoiners is provided as required by N1. a. Response: list of property adjoiners is provided. 13. No consolidated legal description was provided based upon the title reports. Provide legal description on one sheet and attached to A1 as required in item 5 on A1. a. Response: See Attached legal description. 14. The appraisal for parkland is more than 90 days old and must be updated per 38.27.030 BMC. Provide updated and current appraisal to confirm parkland CIL amount. a. Response: See updated appraisal and project matrix for parkland CIL. 15. Sheet E01.01 shows light levels near or across property lines exceeding 1.0 footcandles. Confirm light levels at the property lines are 1.0 candle or less per Section 38.23.150.d.7. a. Response: RE: E01.01 & E02.01, wall sconce specification revised to provide no more than 1.0 footcandle at the property line. BLACK OLIVE – DEM (DEMOLITION CHECKLIST) DATE: May 24, 2017 NEIGHBORHOOD CONSERVATION OVERLAY DEMOLITION CHECKLIST: - See SP1 submittal for documents listed below. 1. Black & Olive is a 47 unit, 5 story apartment building with a fitness amenity and small retail component at the northwest corner at the first floor. The project has a 1st floor parking garage along with 1 car share parking stall. The existing building at the northwest corner of S. Black Ave and E. Olive St. is to be demolished. Current power lines running north-south overhead to be re-located underground, see C1.0, C1.1 and C1.2. 2. See attached existing building photographs, Legal Description and Title Commitment – 120 E. Olive. 3. See attached existing building photographs. 4. C1.0, C1.1, C1.2, A01.01, A01.02, A01.03, A01.04, A01.05 and A02.01. 5. See C1.0 and C1.1. Entire existing structure to be demolished. 6. N/A. 7. N/A. BLACK OLIVE – CCOA (COMMERCIAL/NONRESIDENTIAL CERTIFICATE OF APPROPRIATENESS REQUIRED MATERIALS) DATE: May 24, 2017 COMMERCIAL CERTIFICATE OF APPROPRIATENESS CHECKLIST: - See SP1 submittal for documents listed below. 1. Black Olive is a 47 unit, 5 story apartment building with a fitness amenity and small retail component at the northwest corner at the first floor. The project has a 1st floor parking garage with 1 car share parking stall. The existing building at the northwest corner of S. Black Ave and E. Olive St. is to be demolished. 2. See attached existing building photographs, Legal Description and Title Commitment – 120 E. Olive 3. See attached existing building photographs. Entire existing building to be demolished. 4. See C1.2, A01.00, A01.01. 5. See A03.01, A03.02. 6. See A03.01, A03.02 and Material Board. 7. See C1.0 and C1.1. 8. N/A. 9. See C1.0 and C1.1 for the extent of existing building to be demolished/removed. Entire existing building to be removed. 10. See A03.01, A03.02 and lighting cut sheets. 11. See A01.01 - A02.01 and Project Matrix, on all Floor Plans. 12. See A01.00, A01.01 and Project Matrix, for all parking calculations and layouts. 13. N/A. Proposed new building to be built in one continuous phase. SP1 Site Plan Checklist SP1 Page 1 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands) Other Forms: PLS (plans, specifications and naming protocols) SITE PLAN CHECKLIST PLAN REQUIREMENTS ALL INFORMATION AND ITEMS BELOW MUST BE ON THE SITE PLAN SHEETS AND NOT PRESENTED AS SEPARATE ATTACHMENTS, EXCEPT NARRATIVES, LEGAL DOCUMENTS, TRAFFIC STUDIES, STORMWATER, SEWER, WATER AND WETLAND REPORTS, IF PROVIDED. GENERAL PROJECT INFORMATION 1. Project narrative describing the project type, project intent, proposed use scope, size (dwelling units, building size, total number of and type of buildings, number of total parking spaces) and phasing discussion, if applicable. The narrative must include a response to the City’s conceptual or informal review comments. 2. Name of project/development. 3. Name and mailing address of developer and owner. 4. Name and mailing address of project team: engineer, architect, landscape architect, planner, etc. 5. Location of project/development by full street address/full legal description. 6. Location/vicinity map, including area within one-half mile of the site. 7. A construction route map showing how materials and heavy equipment will travel to and from the site. SITE PLAN DATA 8. Boundary line of property with dimensions. 9. Date of plan preparation and changes. 10. North point indicator. 11. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 12. Parcel size(s) in gross acres and square feet. 13. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. 14. Location, percentage of parcel(s) and total site, and square footage of the following: a. Existing and proposed buildings and structures. b. Driveway circulation and parking areas. c. Landscaped areas. d. Private residential open space, provide boundary/ies and dimensions of each space provided (if residential requirement). Provide a summary total types of dwelling units and total open space required and provided. e. City Parks. f. Other public lands (school sites, public access greenway corridors, trail corridors). Site Plan Checklist SP1 Page 2 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 15. Addressing plan for multi-building developments, high density multi-household projects and/or nontraditional frontage/ access lots or building locations. Addressing plan must be coordinated with the Engineering Division and the Fire Department prior to application. 16. Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel. The density per parcel must be presented as net residential density per Section 38.42.2020 BMC. SITE PLAN DETAILS The location, identification and dimensions of the following existing and proposed data, onsite and to a distance of 100 feet outside the site boundary, exclusive of public rights-of-way unless otherwise stated. 17. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. 18. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near the development. 19. Existing zoning within 200 feet of the site. 20. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. The full width of the street including curb, gutter, sidewalk, drive approaches, intersections and street lighting must be shown for both sides of any street. 21. On site streets and rights of way. Including curb gutter, sidewalks, and street lights. 22. Ingress and egress points. 23. Traffic flow on site. 24. Traffic flow off site. 25. Parking calculation. Must correlate with the areas shown on the building floor plans. All proposed reductions or adjustments must be clearly cited to the BMC and shown in the parking calculation. 26. All parking facilities, including parking spaces, driveway circulation aisles, access drives, covered and uncovered bicycle parking and bicycle rack type and detail, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking (delineated by a 24’ long under interrupted space(s) directly adjacent to the project site outside of site vision triangles and hydrant locations), number of employee and non-employee parking spaces, existing and proposed. 27. Parking facility details including curb, gutter, sidewalk, crosswalks, asphalt, signage (compact, no parking, employee, electric vehicle, etc.) and fire lanes. Fire lane curb painting extents and signage locations and signage details must be clearly shown. 28. Yards and setbacks, building footprint and any proposed encroachments. Any yard or property line encroachments must be clearly shown and be noted with encroachment type e.g. awning, cantilever, lighting, eave, etc. 29. Utilities and utility rights of way and easements, including: a. Electric. b. Natural gas. c. Telephone, cable and similar utilities. d. Water. e. Sewer (sanitary, treated effluent and storm). Plans must show all locations of new services showing the connection to the source/main, route to the building and the entrance location into the building. 30. Locations of ground mounted equipment including HVAC equipment, condensers, generators or other accessory equipment. Screening details are required under building design. 31. Surface water, including: Site Plan Checklist SP1 Page 3 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). b Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or wetland delineation report; note classification of each feature on plans). Provide wetland delineation report to support boundary location. Wetland delineations must be in compliance with Section 38.30 BMC. c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis. d. A floodplain analysis report in compliance with Section 38.31 BMC. 32. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Division, or in compliance with Section 14 BMC storm drainage ordinance and best management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with Section 38.23.080 BMC including providing cross sections identifying depth and slopes for each facility. 33. If off site common subdivision stormwater facilities are proposed to be used to support the site development the engineer must provide a capacity analysis to confirm that the stormwater capacity provided in the subdivision design is adequate to accommodate the project. 34. Stormwater maintenance plan prepared the designing engineer. 35. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate). b. The downstream conditions (developed available drainageways, etc.). c. Any downstream restrictions. 36. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features. 37. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict. 38. Provision for handicapped accessibility, including but not limited to the designated ADA accessible route(s) including ramps, parking spaces, handrails and curb cuts, signage and construction details of each and the applicant’s certification of ADA compliance. A certification block must be provided on the plan sheets. 39. Fences, retaining or freestanding walls, railings and handrails, including typical details. 40. Permanent trash enclosure and recycling collection areas, including typical details including plan view, door details and elevations. 42. Construction management plan including construction period material staging, spoils location and construction trash enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is proposed, a timeline for removal must be provided. 43. Sidewalk, curb, asphalt section and drive approach construction details. 44. Location and extent of snow storage areas. 45. Location and extent of street vision triangles including adjacent street intersections and all alley and driveway access points. Extend site vision triangles to the center of the street. 46. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. Site Plan Checklist SP1 Page 4 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 47. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites. 48. Major public facilities, including schools, parks, shared use pathways, trails, etc. within a distance of 200 feet. PARKLAND AND AFFORDABLE HOUSING 49. If residential, provide the required parkland for the development, including calculations per Chapter 38, Article 27 BMC (Park and Recreation Requirements) in a table format, see table format in the PLS form. 50. If cash in lieu is proposed provide the following:, a through calculation including the base parkland requirement and any net based upon maximum density; narrative addressing the findings the Commission must make to grant cash in lieu, and the appraisal must per Section 38.27.030 BMC. If approved by the Commission payment may be made prior to final approval. 51. If parkland is proposed a park plan shall be submitted consistent with Section 38.41.060.A.16 BMC. 52. Source and amount of parkland credit to be used if previously provided. If from a subdivision confirm amount provided and detailed phase information as required in table format outlined in the PLS document. 53. Describe how the site plan will satisfy any requirements of Section 38.43, BMC which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Section 38.43, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 14. LIGHTING DETAILS 54. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. 55. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information 10 feet past the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. The property boundary must be clearly shown on all photometric plans. 56. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. The detail must demonstrate compliance with full cut off requirements in Section 38.23.150. BUILDING DESIGN AND SIGNAGE 57. Front, rear and side elevations of all buildings, structures (accessory buildings, trash enclosures, car ports, etc.), fences and walls that match the topography of the site. Elevations must include the total height dimensions and roof pitches and be labeled by direction (N,S,E,W) for all structures. Show utility panels, gas meters, open stairways, exterior building mounted lighting, weather protection such as awnings and other projections from the exterior building walls. Building elevations must include all proposed exterior building materials for all structures keyed to a color and materials palette. See the PLS form for more information on the color and material palette requirements. 58. A section through the building to confirm the floor to ceiling and floor to floor heights on the ground floor and the overall height of the building. If the building includes a tiered ground floor provide sections that show the entirety of the building. Site Plan Checklist SP1 Page 5 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) 59. Color and material palette keyed to building elevations. Include all exterior siding, trim, roofing, doors, windows, glazing, awnings, stairs, railings, trash enclosure materials, mechanical screening, and fencing. 60. Building floor plans with areas and proposed use denoted for each space. 61. Block frontage designation for each street frontage, if applicable. 62. Provide elevations and details of all ground mounted accessory equipment screening and rooftop mechanical screening. 63. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note – The review of signs in conjunction with this application is only review for sign area compliance with Section 38.28 BMC. A sign permit must be obtained from the Building Division prior to erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts. LANDSCAPE PLAN A separate landscape plan shall be submitted as part of the site plan application unless the required landscape information can be included in a clear and uncluttered manner on a site plan with a scale where one inch equals 20 feet. ALL ITEMS REQUIRED IN THIS SECTION ARE REQUIRED TO BE ON THE LANDSCAPE PLAN EVEN IF PROVIDED ELSEWHERE IN THE APPLICATION. LANDSCAPE PLAN INFORMATION MUST MATCH CIVIL AND ARCHITECTURAL DRAWINGS. 64. Project name, street address, and lot and block description. 65. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany, plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state. 66. Location of existing boundary lines and dimensions of the lot. 67. Existing and proposed grade that complies with maximum allowable slope and grade. 68. Retaining wall locations and details, if applicable. 69. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of drainage features. If a watercourse setback is present on the lot it must be shown with both zone 1 and zone 2 as described in Section 38.23.100 BMC. 70. Location and size of existing and proposed streets and alleys, utility easements, utility lines (private shallow utilities and water and sewer), driveways and all sidewalks on the lot and/or adjacent to the lot. Landscape plans must demonstrate a ten foot separation between all trees and utility mains. 71. Location of all pavement, curbs, sidewalks and gutters. 72. Show location of existing and/or proposed stormwater drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.23.080.H BMC. Landscape planting details and cross section must be provided for each facility. 73. Location and extent of snow storage areas. 74. Location and extent of street vision triangles. Vision triangles must extend to the center of adjacent streets. 75. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing and identification of drought tolerant and/or native Site Plan Checklist SP1 Page 6 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) and adapted species. The location and type of all existing trees on the lot over 6 inches in caliper must be specifically indicated. 76. Size of planting at the time of installation and at maturity. 77. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off-street parking and loading spaces. 78. Street frontage landscaping. 79. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones (must designate zones 1 and 2) demonstrating compliance with watercourse setback planting plan requirements per Section 38.23.100 BMC unless previously provided during subdivision review landscape plan. 80. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). 81. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. Construction protection/mitigation details are required. 82. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. 83. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees) and total estimated water consumption. 84. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. 85. Tabulation of performance points earned by the plan per Section 38.26.060 BMC. STREETS AND TRAFFIC 86. Traffic study. Street, traffic, and access information required in Section 38.41.060.A.12 BMC or that the requirement is waived in writing by the Engineering Division prior to application submittal. Provide a copy of the waiver if granted. PAYBACK DISTRICTS, WATER AND WATER RIGHTS 87. The applicant must confirm if any payback districts are present on the site. If paybacks are present the applicant must provide the name of the payback district and the payment amount due prior to application submittal and present that amount for approval. Payment may be made prior to final approval. 88. Water rights information. If cash in lieu is proposed, a cash in lieu of water rights calculation and payment amount certified by the Engineering Division must be provided. Payment may be made prior to final approval. 89. If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit or exemption. CONCURRENT CONSTRUCTION 90. For eligible projects only, a separate written request to the Development Review Committee for site plan concurrent construction, if concurrent construction of on site or directly adjacent public infrastructure is proposed per Section 38.39.030.C.1 BMC. 91. The concurrent construction request must be accompanied by a response to the items required in Section 38.39.030.C.1.c (1-4) BMC and a statement that the owner and developer agree that no occupancy, either temporary or final, may be issued until all on-site and off-site water, sewer and street or drive improvements are installed and accepted and approved as applicable by the City. Site Plan Checklist SP1 Page 7 of 7 Revision Date 5-1-17 Required Forms: A1, SP, N1, DEM (if demolition), WR (if wetlands Other Forms: PLS (plans, specifications and naming protocols) DEVIATIONS If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application must be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 92. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. 93. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. 94. For deviations in the Neighborhood Conservation Overlay a deviation narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of Chapter 38, BMC; b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation a response to the criteria must be provided for each deviation. 95. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards; b. How the deviation will be consistent with the intent and purpose of Article 17, Chapter 38 BMC; and c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design Objectives Plan, 2005) for the particular entryway corridor If more than one deviation, a response to the criteria must be provided for each deviation. DEPARTURES 96. For departures, a departure narrative must be provided stating which Section (s) of the Bozeman Municipal Code are proposed for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria. If more than one departure, a summary and response to the criteria must be provided for each departure. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net BLACK OLIVE – SP1 (SITE PLAN CHECKLIST) DATE: May 24, 2017 - See SP1 submittal for documents listed below. GENERAL PROJECT INFORMATION: 1. RE: Project narrative, attached. 2. BLACK OLIVE 3. Black & Olive, LLC. 20 North Tracey Avenue, Bozeman, MT 59715 4. Name and mailing address of engineer, architect, landscape architect, planner, etc. a. Architect: Johnson Nathan Strohe i. 1600 Wynkoop St., Suite 100, Denver, CO 80202 b. Landscape Architect: Design 5 i. 37 E. Main Street, Suite 10, Bozeman, MT 59715. c. Civil Engineer: Stahly Engineering & Associates i. 851 Bridger Drive, Suite 1, Bozeman, MT 59715 5. 202 South Black Avenue, Bozeman, MT 59715 6. See A00.90 and A01.00 7. See construction route map provided by L.Keeley Construction. SITE PLAN DATA: 8. See Civil Plans showing boundary line with dimensions. 9. Provided. 10. Provided. 11. Provided. 12. See Civil Plans and Project Matrix on Architectural FLOOR PLANS. 13. See Project matrix on Architectural SITE PLAN. 14. Location, percentage of parcel(s) and total site, and square footage of the following: a. See Project Matrix. b. See Project Matrix. c. See Project Matrix. d. See Project Matrix for open space requirement and breakdown of calculation provided for 47 units. e. Parkland to be provided by cash in-lieu per 38.27.020.A.1. See Project Matrix from parkland requirement calculation for cash in-lieu. f. See A00.90. 15. 110 E. Olive St., Bozeman, Mt 59715 16. See project Matrix. SITE PLAN DETAILS: 17. See Civil Plans. 18. See Civil Plans & A00.90 19. See Civil Plans & A00.90 20. See Civil Plans. 21. See Civil Plans. 22. See Civil Plans and Architectural Site Plan. Ingress and Egress points onto site for pedestrians are from sidewalks along E. Olive St. and S. Black St. Main entrance into residential building is at the north side of the site by Stair 1 and Elevator Vestibule lobby. Main pedestrian entry points for retail are along same sidewalks and onto Northwest corner of the site. 23. See Civil Plans and Architectural Site Plan. Traffic flow on site is through the north off of E. Olive St into the parking garage. There is 1 car share parking stall within the garage. 24. See Civil Plans and Architectural Site Plan. Traffic flow off site is through the north off of E. Olive St into the parking garage. There is 1 car share parking stall within the garage. 25. See Civil Plans and A01.00, A01.01 for parking stall layouts and parking calculation on Project Matrix. 26. See Civil Plans and A01.00, A01.01 for parking stall layouts and parking calculation on Project Matrix 27. See Civil plans & details & A01.01. 28. See Civil, architecture and electrical plans. 29. See Civil plans for proposed utility locations. Additional water and sewer design information is provided in the Engineering Report. 30. Any ground mounted equipment is shown on Civil, landscape and Architectural plans. 31. There are no water courses, wetlands or floodplains on the property. 32. A grading plan is provided in the Civil plans. Additional storm water design information is provided in the Engineering Report. 33. There are no downstream drainage ways that are part of the storm drainage system. 36. There are no rock outcroppings or slopes greater than 15% on the site. 37. The site plan provided with the Civil plans show all sidewalks, driveways and loading areas. Building garage door has been held back 5’ from north sidewalk to reduce pedestrian conflicts. 38. See Civil Plans, A00.40 – A00.45, A01.00, A01.01. 39. See Civil Plans for retaining walls, Architectural Floor Plans/Elevations and Landscape Plans for aesthetic walls/fences, if applicable. 40. Permanent refuse collection will be located at the trash room at the north end of the building off E. Olive St. Allowing trash collection to open and roll out collection bins. Each floor of the building has a trash chute down into the trash termination room at the 1st floor. The trash containers will be put into the trash room for collection, when full. 42. See Construction Route Map for exterior refuse collection during construction. 43. Site details are provided with the Civil plans. 44. The proposed on-site parking is provided on the ground floor of the building and snow plowing will not be required. Therefore, no snow storage is required or proposed. 45. See Civil Plans and A01.00 for Site Vision Triangles. 46. The site has been previously developed no significant natural areas exist. The Civil plans show existing trees to remain, and to be removed. One boulevard street tree will need to be removed, and one street tree will be added. 47. N/A 48. See A00.90. PARKLAND AND AFFORDABLE HOUSING: 49. Parkland to be provided by cash in-lieu per 38.27.020.A.1. See Project Matrix for Parkland requirement calculation for cash in-lieu and attached cash in-lieu documentation. 50. Parkland to be provided by cash in-lieu per 38.27.020.A.1. See Project Matrix for Parkland requirement calculation for cash in-lieu and attached cash in-lieu documentation 51. N/A 53. N/A. This project will not be providing Affordable Housing per 38.43. All units are rental only units. LIGHTING DETAILS: 54. See Electrical Lighting/Photometric Plan. 55. See Electrical Lighting/Photometric Plan. 56. See Electrical Lighting/Photometric Plan and Lighting Details. BUILDING DESIGN AND SIGNAGE: 57. See A03.01, A03.02, A03.03 and Material Board. 58. See A04.01 for building section and ceiling heights. 59. See A03.01, A03.02, A03.03 and Material Board. 60. See A01.01 – A02.01 for all floorplans. 63. See A03.01, A03.02 for signage elevations and maximum area calculation per Table 38.28.060, B-3 Zoning District. LANDSCAPE PLAN: 64. See L01.01. Black Olive. Existing Address: 202 South Black Avenue, Bozeman, MT 59715. New Address: 110 E. Olive Bozeman, MT, 59715. 65. See L01.01. 66. See L01.01. 67. See L01.01 & C1.3. 68. See Civil plans. 69. See Landscape and Civil plans. 70. See Landscape and Civil plans. 71. See Landscape and Civil plans. 72. See Landscape and Civil plans & Civil details. 73. N/A 74. See Civil Site Plan, Architectural Site Plan and L01.01, for street vision triangles. 75. See Landscape plans. 76. See Landscape plans. 77. See Landscape plans. 78. See Landscape plans. 80. See Landscape plans. 81. See Landscape plans. 82. See Landscape plans & electrical plans if applicable. 83. See irrigations plan & details. 84. See irrigations plan & details. 85. See Landscape plans. STREET AND TRAFFIC: 86. See provided traffic report. PAYBACK DISTRICTS, WATER AND WATER RIGHTS: 87. N/A 88. See Engineering Report for all water rights, cash in-lieu information. 89. N/A CONCURRENT CONSTRUCTION: 90. N/A 91. N/A DEVIATIONS: 92. N/A 93. N/A 94. N/A 95. N/A DEPARTURES: 96. N/A 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’s tall expansive storefront windows, give Black Olive an engaging street walk, full of transparency. 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 not required, BLACK OLIVE’S 5TH Level 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. 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 47 total apartment units on .4407 acres, Black Olive has a FAR ratio of 3.77. 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 is stepped back again at levels 2-5 above the 1st floor step back. At the 5th floor the North, South and east elevations are again stepped back to respect the surrounding neighborhoods. 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: 47 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: 1 car share car is being provided to reduce the amount of cars required by residents. This reduces carbon emissions as well as overall car traffic in the area. *(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. *(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 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, 904-6LED-3021-12-BK) Wall mounted exterior light. Fixture WS BLACK OLIVE – PROPOSED VS. MAX ENVELOPE CUBIC FT. DATE: May 24, 2017 Maximum envelope cubic ft on site: 1,260,000 cubic ft Propose cubic ft of building: 946,802 cubic ft Proposed building is only 75% Cubic ft of max envelope Cubic ft on site. project sections north-south section east-west section 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 – DEM (EXISTING BUILDING) DATE: May 24, 2017 1. North Elevation 2. West Elevation 3. South Elevation 4. East Elevation. RETAIL 101 LEASING 102 STAIR 01 001-01 STAIR 02 001-02 TRASH 108 ELEV LOBBY 111 ELECTRICALROOM 107 PARKING LEASING 102 STORAGE 103 WATERENTRY 105 TELECOMM 102t TRASH 104 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 WRITTEN INFORMATION 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.DESIGN6/5/2017 11:04:02 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvtA01.00BLACK & OLIVE, LLCBLACK OLIVE #1611 ARCHITECTURAL SITE PLAN 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1" = 10'-0"1 ARCHITECTURAL SITE PLAN NORTH PROJECT MATRIX # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 1 1 UP A03.032 A03.02 A03.03 A03.01 1 1 2 C D F A 1 2 5 7 G 9 1 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 864 792 SF RETAIL 101 STAIR 01 001-01 5 1/2" 9' - 11 1/2"21' - 1"6' - 11"10' - 10"6' - 3"10' - 11"14' - 9"13' - 3"25' - 2"1' - 10"7' - 8"17' - 4"6' - 9"20' - 9"15' - 9" TRASH 108 ELEV 01 PROPERTY LINE 189' - 8" STAIR 02 001-02ELEV LOBBY 111 INOUTADA ADA E. OLIVE ST.S. BLACK AVEELECTRICALROOM 107 11.26 14.6 ST 1.4 31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" TYP.3.3 TYP.22.4 PROPERTY LINETYP.22.4 TYP.13.7 31' - 6"24' - 0"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" 20' - 5"11' - 1"24' - 0"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" 1' - 1 1/8"4' - 10 7/8"2' - 0"12' - 5"2' - 1 1/4"5' - 11 3/4"3' - 0" 1' - 6 3/8" 10' - 0"3' - 2 5/8"8' - 6"9 1/8"3' - 8 1/4"6' - 0"3' - 8 5/8"11' - 7 1/2"7 5/8"3' - 0 3/8"6' - 0"3' - 8 1/2"13' - 2 3/4"4' - 11 3/8"5' - 6"2' - 0"6' - 6"3' - 0"13' - 4"5' - 6"5' - 3"11" EASEMENT 8' - 10 1/2"8' - 6"6' - 4"28' - 8"6' - 0"28' - 8"8' - 4"8' - 6"4' - 7 3/4"1' - 8 1/4"28' - 8"6' - 0"28' - 8"1' - 4"7' - 0"5' - 0 5/8"8' - 6"4' - 7 3/4"1' - 8 1/4"28' - 2"6"1' - 4"4' - 8"11' - 3"1' - 4"15' - 11"2"1' - 4"7' - 0"8' - 4"28' - 8"6' - 0"28' - 8"6' - 4"8' - 6"37' - 0"6' - 0"5' - 1 1/8"22' - 6 7/8"1' - 0"1' - 2"5' - 2"5' - 4"3' - 2"10' - 2 7/8"86' - 6"TRASH 104 PARKING 961 SF LEASING 102 TYP.10.3 CARSHARE ELEC. 100e WATERENTRY 105 E B 24' - 0" 4 20 19 14 17 3 21 22 15 1 2 18 16 303132333435363738 29 28 27 26 232425 5 6 7 8 9 3940 131211 10 TELECOMM 102t EASEMENT 8' - 0" UTILITY 3 24' - 0" TYP.10.2 TYP.13.7 8.328.324.12 26.1 TYP.13.7 13.7 STORAGE 103 10.22 MAIL 13.7 EASEMENT 8' - 8 1/4"24' - 0"5' - 0 3/8" 0 1 BATH 102a TYP.10.2 1 PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/2/2017 2:16:24 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).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 4.12 MODULAR BRICK VENEER - BS1 8.32 OVERHEAD COILING GRILL WITH MOTORIZED OPERATOR 10.2 'COMPACT CAR PARKING ONLY' SIGN. PERMANENTLY AFFIXEDIN FRONT OF COMPACT PARKING STALLS. PROVIDE POSTWHERE 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 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 A03.032 A03.02 A03.03 A03.01 1 1 1 C D F A 1 2 5 7 G 9 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 864 PROPERTY LINEPROPERTY LINETYP.14.11 TYP.14.6 TYP.23.12 6' - 0"14' - 0"11' - 6"17' - 9"6' - 3"12' - 11"12' - 9"12' - 8 1/4"13' - 4"12' - 4 3/4"9' - 6"11' - 7"12' - 6"12' - 0"24' - 6" 31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6"8' - 6"35' - 0"6' - 0"37' - 0"8' - 6"6' - 4"28' - 8"6' - 0"28' - 8"6' - 4"2' - 0"31' - 6"24' - 0"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" 6' - 0"14' - 0"11' - 6"11' - 6"6' - 3"6' - 3"12' - 6"13' - 2"12' - 10"11' - 2"11' - 6"2' - 11"9' - 6"12' - 7"11' - 6"12' - 0"24' - 6"8' - 6"4' - 2"5' - 6"25' - 4"6' - 0"25' - 4"5' - 6"4' - 2"2' - 0"8' - 6"6' - 4"28' - 8"6' - 0"37' - 0"8' - 6"6' - 4"27' - 9 1/2"10 1/2"3' - 0"3' - 0"5' - 0"9' - 0"12' - 1"2' - 7"6' - 4"2' - 0"8' - 6"4' - 2"2' - 2"7"2' - 9"3' - 3"15' - 3 1/2"3' - 10"2' - 11 1/2"3' - 0"3' - 0"1' - 5"5' - 6"18' - 5"2' - 9"7"2' - 2"4' - 2"2' - 0"A01.04 4 A01.03 2 A01.034 3' - 0"3' - 0"5' - 0"5' - 6"3' - 6"5' - 6 1/4"5' - 11 3/4"2' - 7"7' - 2"8' - 0" 1' - 4" 4' - 11 1/8"6' - 8 1/4"6' - 2 3/4"6' - 1 7/8"6' - 7 1/8"6' - 1 1/2"6' - 6 3/4"6' - 8"6' - 8"6' - 2 3/8"6' - 2 3/8"9' - 6"6' - 0"5' - 7"6' - 2 1/2"6' - 3 1/2"5' - 11 1/2"6' - 0 1/2"11' - 9 5/8"7' - 0"5' - 8 3/8" E B 3 UNIT A-3a 303 UNIT A-1a 307 UNITT B-2a 309 UNIT B-2a 312 UNIT A-1a 311UNIT A-1a 310 UNIT A-1a 308 UNIT A-3b 306UNIT A-1a 304 UNIT B-1a 302 UNIT B-4a 305 UNIT B-1a 301 ELEV STAIR 1 003-01 CORRIDOR 350 CORRIDOR 351 TRASH TELECOMM 155 SF BALCONY 301b 151 SF BALCONY 302b 102 SF BALCONY 304b 102 SF BALCONY 306b 100 SF BALCONY 308b 102 SF BALCONY 310b 103 SF BALCONY 311b 157 SF BALCONY 312b 150 SF BALCONY 309b101 SF BALCONY 307b 150 SF BALCONY 305b 100 SF BALCONY 303b 125' - 8" 125' - 8" STAIR 2 003-02 3' - 0"3' - 0"5' - 0"5' - 6"3' - 6"5' - 9"5' - 9"5' - 9"5' - 9"6' - 3"0"6' - 3"6' - 3"6' - 3"6' - 9 5/8"6' - 4 3/8"6' - 5 5/8"6' - 4 3/8"5' - 7"5' - 7"5' - 9"5' - 9"2' - 11"3' - 4"6' - 2"6' - 4"6' - 3"5' - 9"5' - 9"6' - 0"6' - 0"11' - 9 5/8"7' - 0"5' - 8 3/8" 11' - 10 1/4"8' - 5 1/4"12' - 10 3/8"11' - 8 1/8"11' - 11 3/8"8' - 5 1/4"6' - 2 1/4"24' - 3 1/4" 23' - 10 1/4"6' - 7 1/4"12' - 2 1/4"12' - 2 1/4"8' - 5 1/4"11' - 10 5/8"8' - 5 1/4"12' - 2 1/4"12' - 2 1/4"19' - 4 1/2"6' - 3 3/8"5' - 9 3/8"11' - 4 1/2"11' - 9 3/8"5' - 9 1/4"6' - 3 1/4"20' - 0 1/2" REFREFREF A01.04 2 0 1 4 A04.01 TYP. __________________________________________________________________________________________________________________________________________________________________________________________________ 1 11' - 11 3/8"8' - 5 1/4"101 SF BALCONY 307b 3 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________3 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 184 SF BALCONY 209b 24' - 2 3/8"7' - 7 1/2"3 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 150 SF BALCONY 309b 24' - 3 1/4"6' - 2 1/4"PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/2/2017 3:19:00 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).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 1/4" = 1'-0"2 UNIT A-1 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"3 UNIT B-3 TYP. ENLARGED BALCONY PLAN 1/4" = 1'-0"4 UNIT B-2 TYP. ENLARGED BALCONY PLAN NORTH # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 A03.032 A03.02 A03.03 A03.01 1 1 1 C D F A 1 2 5 7 G 9 1 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 864 31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6"8' - 6"6' - 4"28' - 8"6' - 0"28' - 8"8' - 4"8' - 6"6' - 4"28' - 8"6' - 0"28' - 8"8' - 4"31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" TYP.22.10 TYP.22.9 TYP.7.18 PROPERTY LINEPROPERTY LINETYP.7.24 1/4" / 12"TYP.8.23 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"E B 3 10.1 23.1 4.8 189' - 8" 7.20 0 1 86' - 6"2 A02.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 1 6.18 1 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 ROOFINGCONTRACTORS ASSOCIATION MANUAL (NRCA), AND THESHEET METAL AND AIR CONDITIONING CONTRACTORSNATIONAL ASSOCIATION (SMACNA).D.COORDINATE LANDSCAPE PAVER TRAYS LAYOUT WITHLANDSCAPE PLANS. GENERAL ROOF NOTES 42" TALL MAXIMUM 2X6 WALL WITHEXTERIOR SHEATHING AND FULLY-ADHERED ROOFING MEMBRANECOVERING. VERTICAL WOODSIDING OVER ROOF MEMBRANE CONDENSERUNIT; RE: MECH. ROOF CURB COVERED WITH FULLY-ADHERED ROOFING MEMBRANE SLOPE 1/4"/FT MANUFACTURER'S STANDARDNEOPRENE ACOUSTIC ISOLATION 2X FRAMING AND BRACINGPER STRUCTURAL BLOWN-IN INSULATION,FILL CAVITY MEMBRANE REINFORCING ATOUTSIDE CORNER, TYP. ALL SIDES FULLY-ADHERED ROOFINGMEMBRANE REINFORCING ATINSIDE CORNERS, TYP. ALL SIDES PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/5/2017 9:44:50 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvtA02.01BLACK & OLIVE, LLCBLACK OLIVE #1611 ROOF LEVEL PLAN110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 ROOF PLAN KEYNOTES 4.8 8" CMU - GROUND FACE ARCHITECTURAL FINISH 6.18 VERTICAL WOOD SIDING 7.18 BLACK TPO, SLOPE 1/4" / 12", TO DRAIN 7.20 PREFINISHED METAL CAP FLASHING, PAINT TO MATCH. 7.24 2' X 2' ROOF WALKWAY MAT 8.23 ROOF ACCESS HATCH, 48" X 48" WITH INTEGRAL GUARD RAIL 10.1 EXTERIOR SIGNAGE, MOUNTED WITH CONCEALEDFASTENERS. WITH INTERNAL LIGHTING. PROVIDE ELECTRICAL 22.9 ROOF DRAIN 22.10 OVERFLOW ROOF DRAIN 23.1 CONDENSER UNIT, LOCATE TO AVOID ROOF PENETRATIONS NORTH # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 1" = 1'-0"2 UNIT CONDENSER PAD DETAIL SCREENED 1 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"1' - 0"3' - 2"LEVEL 4136' - 4" LEVEL 5147' - 0" 9 2 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 8 6 4 31' - 6"24' - 0"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" 189' - 8"64' - 4"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.1.4 A03.01 4 FUTURE POTENTIAL SIGNAGELOCATION PER SIGNAGECALUCLATIONS, A03.01 3 45 DEGREE ANGLED SETBACK44'-0" ADJACENT TO RESIDENTIAL ZONING70' - 0" MAX BUILDING HEIGHTPROPERTY LINE4.12 8.7 7.41 5.7 6.18 7.20 8.2926.9 4.12 4.19 7.207.20 10.18.17 8.29 5.26 5.12 4.19 8.328.3211.2613.7135.00°5.9 11 7.20 6.181 1 1 1' - 10"1' - 10"7' - 7 5/8" AREA CALULATION:53 sqftRE: SIGNAGE CALCULATION, A03.01 10.15' - 0"10' - 7" SIGNAGE CALULATION TABLE 38.28.060 KEYNOTES 1.4 EXISTING TO REMAIN 4.12 MODULAR BRICK VENEER - BS1 4.19 (2) STACKED, MODULAR BRICK VENEER SOLDIER COURSE 5.7 STEEL BALCONY - GUARDRAIL, PERFORATED METAL INFILL 5.9 DECORATIVE METAL SCREEN 5.12 DECORATIVE METAL SUNSHADE 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 8.7 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 26.9 WALL SCONCE; RE: ELEC. ALIGN FIXTURES IN ELEVATION,CENTER HORIZONTALLY ON WALL 1/8" = 1'-0"1 NORTH ELEVATION PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/5/2017 9:06:16 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvtA03.01BLACK & OLIVE, LLCBLACK OLIVE #1611 NORTH ELEVATION110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/4" = 1'-0"4 BUILDING ADDRESS 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. # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 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" 9 2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 864 31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"36' - 6" 189' - 8"60' - 2"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b 4.8 TYP.7.20 7.20 1.4 3 70' - 0"135.00°45 DEGREE ANGLED SETBACK44'-0" ADJACENT TO RESIDENTIAL ZONINGPROPERTY LINE4.19 7.41 8.16 5.7 4.12 7.20 TYP.26.9 6.18 4.19 4.20 5.95.95.9 6.18 7.20 1 1 2 A03.02 __________________________________________________________________________________________________________________________________________________________________________________________________1 11 1 3 A03.02__________________________________________________________________________________________________________________________________________________________________________________________________ 1 SLOPED 3/16" STEELPLATE CAP SEALANT ANDBACKER ROD CMU, BOND BEAM EXTERIORGARAGE PANEL GRIP SHOE MOULDINGTO WRAP PERIMETER OFDECORATIVE METAL SCREEN DECORATIVE METAL SCREEN WELD TO PLATE EXTERIOR GARAGE PANEL GRIP SHOEMOULDING TO WRAPPERIMETER OF DECORATIVEMETAL SCREEN DECORATIVE METALSCREEN 3" CMU AT JAMB CMU BELOW PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/5/2017 10:46:45 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvtA03.02BLACK & OLIVE, LLCBLACK OLIVE #1611 SOUTH ELEVATION110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 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 6.18 VERTICAL WOOD SIDING 7.20 PREFINISHED METAL CAP FLASHING, PAINT TO MATCH. 7.41 VERTICAL CORRUGATED METAL M-PANEL 8.16 FIBERGLASS WINDOW 26.9 WALL SCONCE; RE: ELEC. ALIGN FIXTURES IN ELEVATION,CENTER HORIZONTALLY ON WALL 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. # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 3" = 1'-0"2 GARAGE SCREEN ATTACHMENT DETAIL1 3" = 1'-0"3 GARAGE SCREEN ATTACHMENT DETAIL - JAMB 1 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" C D FA T.O. PARAPET160' - 2"1' - 0"4' - 0"9' - 2"10' - 8"10' - 8"10' - 8"15' - 0"LEVEL 4136' - 4" LEVEL 5147' - 0" G 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 37' - 0"6' - 0"35' - 0"8' - 6" 86' - 6"64' - 2"4.12 TYP.5.26 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b TYP.10.1 7.20 4.19 4.12 7.41 FUTURE POTENTIAL SIGNAGELOCATION PER SIGNAGECALUCLATIONS, A03.01 135.00°25' - 0"45 DEGREE ANGLED SETBACK44' - 0" ADJACENT TO RESIDENTIAL ZONINGEB 70' - 0" MAX BUILDING HEIGHTPROPERTY LINE6.18 5.12 8.7 4.19 4.20 7.20 5.7 26.9 7.20 4.19 4.124.19 6.18 7.41 7.20 6.18 11 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" CDF A T.O. PARAPET160' - 2"4' - 0"9' - 2"10' - 8"10' - 8"10' - 8"15' - 0"LEVEL 4136' - 4" LEVEL 5147' - 0" G 1 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ 8' - 6"6' - 4"28' - 8"6' - 0"28' - 8"8' - 4"60' - 2"86' - 6" 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b 25' - 0"45 DEGREE ANGLED SETBACK44' - 0" ADJACENT TO RESIDENTIAL ZONING135.00°E B PROPERTY LINE5.7 7.41 26.9 6.18 4.8 4.19 4.20 4.12 7.204.198.16 7.20 70' - 0"1 7.206.18 11 SIGNAGE CALULATION TABLE 38.28.060 PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/2/2017 2:19:15 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvtA03.03BLACK & OLIVE, LLCBLACK OLIVE #1611 EAST & WEST ELEVATIONS 110 E. OLIVE STREET, BOZEMAN, MONTANA 59715 1/8" = 1'-0"1 WEST ELEVATION 1/8" = 1'-0"2 EAST ELEVATION KEYNOTES 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 5.12 DECORATIVE METAL SUNSHADE 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 8.7 ALUMINUM FRAMED STOREFRONT SYSTEM GLAZING 8.16 FIBERGLASS WINDOW 10.1 EXTERIOR SIGNAGE, MOUNTED WITH CONCEALEDFASTENERS. WITH INTERNAL LIGHTING. PROVIDE ELECTRICAL 26.9 WALL SCONCE; RE: ELEC. ALIGN FIXTURES IN ELEVATION,CENTER HORIZONTALLY ON WALL 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. # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 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"1' - 0"2' - 10"2 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________8 6 4 31' - 6"17' - 9"6' - 3"25' - 8"38' - 5"9' - 6"24' - 1"25' - 2"11' - 4" STAIR 02 001-02 LEASING 102 STAIR 01 001-01 ELEV 01 RETAIL 101 189' - 8"60' - 2"FC3A FC1A TYP.3.3 TYP.3.1 RC1A 14.6 FC3A FC1A RC1B TYP.3.4 TYP.7.41 TYP.8.16 TYP.8.23 TYP.8.26 RC1B RC1B 14' - 0"1' - 0"70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b 7.18 FC1A FC1A 3 FC1A 61' - 2"45 DEGREE ANGLED SETBACK44'-0" ADJACENT TO RESIDENTIAL ZONING135.00°9' - 0"9' - 0"9' - 0"6.18 1 6.181 LEVEL 1100' - 0" LEVEL 2115' - 0" LEVEL 3125' - 8" ROOF LEVEL156' - 2" CDF A T.O. PARAPET160' - 2" LEVEL 4136' - 4" LEVEL 5147' - 0" G 1 A04.01 __________________________________________________________________________________________________________________________________________________________________________________________________ 8' - 6"35' - 0"6' - 0"37' - 0"15' - 0"10' - 8"10' - 8"10' - 8"9' - 2"4' - 0"4' - 2"86' - 6"64' - 4"TYP.3.3 FC3A FC1A RC1A TYP.5.26 FCNA TYP.11.26 70'-0" MAX. BUILDING HEIGHTper 38.10.060A.4.b 7.20 TYP.3.4 TYP.3.4 FC1A E B FC1A UNIT B-3TYPE A 209 UNIT B-2a 212 UNIT B-2a 312 UNIT B-2a 412 UNIT B-1c 512 5.7 5.12 8.32 14' - 0"70' - 0"45 DEGREE ANGLED SETBACK44'-0" ADJACENT TO RESIDENTIAL ZONING135.00°TYP.23.16.181 A02.01 21 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 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" 1 1/2" PERFORATED METAL INFILL BETWEENRAILINGS. RE: MATERIAL BOARD BALCONY MIN OPEN SPACE SQFTEITHER 100 OR 150 SQFT FROMFACE OF FINISH. WOOD SOFFIT OVER 3/4" NAILERS,OVER EXTERIOR GYP SHEATHING CONTINUOUS RIGID INSULATION 4 A04.01__________________________________________________________________________________________________________________________________________________________________________________________________ STEEL BALCONY RAILING WATERPROOFING MEMBRANECONTINUOUS OVER SHEATHING, UNDERDRAINAGE MAT. RUN UP BASE POST TOPPING CONCRETE SLOPED AT1/4" / FT. OVER DRAINAGE MAT WOOD FRAMING PER STRUCTURAL,JOISTS RIPPED TO SLOPE AT 1/4" / FT. RAILING RETURN AT BALCONY,DROPPED ONTO BASE POST RAILING AT FRONT OF BALCONY,INFILL RAILING WITH 4" MAX OPENING TO POSTS 48" MAX 1 1/2" TO POSTS 48" MAX. PERFORATED METAL INFILL BETWEENRAILINGS. RE: MATERIAL BOARD WOOD SOFFIT OVER 3/4" NAILERS,OVER EXTERIOR GYP SHEATHING BASE POST TOPPING CONCRETE SLOPED AT1/4" / FT. OVER DRAINAGE MAT SEALANT AROUND BASE POST PROJECT COPYRIGHT BY JOHNSONNATHAN STROHE (JNS). ALLDRAWN AND WRITTEN INFORMATION 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.DESIGN6/2/2017 2:19:29 PMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).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 5.7 STEEL BALCONY - GUARDRAIL, PERFORATED METAL INFILL 5.12 DECORATIVE METAL SUNSHADE 5.26 DECORATIVE METAL BRACING 6.18 VERTICAL WOOD SIDING 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 8.16 FIBERGLASS 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 1" = 1'-0"3 BALCONY DETAIL SECTION # Date Description 2017.05.24 SITE PLAN 1 2017.06.05 REV. 1 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. 1" = 1'-0"4 BALCONY DETAIL SECTION - BETWEEN UNITS 1 1 EAST OLIVE STREET(58'-6" -60'-0" R.O.W.)SOUTH BLACK AVENUE(57'-6" R.O.W.)PROPERTY LINE5'-4"BIKE RACKSEX. TREE TOREMAIN, TYP.BOULDER/SEATING,TYP.EDGE OF EX.ASPHALT DRIVEWAYEX. WOOD PANELFENCE TO REMAINCONCRETESIDEWALKEX. SHED TOREMAINVISION TRIANGLETREE WELLCONCRETE 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 RACKS (TYP)VISION 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 AREABUILDINGFACADEBUILDINGFACADERETAINING WALLSEE CIVIL PLANS8'TREESSHRUBSSYMB.BOTANICAL NAMESIZE/TYPE#COMMON NAMEPLANT SCHEDULEACER RUBRUMRED ROCKET MAPLE2.5" CALB & B15 GALPOTPERENNIALS & GRASSESACHILLEA MILLEFOLIUM***'MOONSHINE' YARROW1 GALPOT9JUNIPERUS VIRGINIANA'SKYROCKET' JUNIPER25DESCHAMPSIA CESPITOSA ***TUFTED HAIRGRASS1 GALPOT59ECHINACEA PURPUREA***'MAGNUS' ECHINEACEA1 GALPOT8RATIBIDA COLUMNIFERA***'MEXICAN HAT' CONEFLOWER1 GALPOT10OTHERQUARRIED GRANITE BOULDER,Min 3' DIAMETER5FESCUE BLEND SOD1,378sqftNOTES1. SPACE ALL PLANTS PER PLAN2. *** DROUGHT TOLERANT SPECIES3. SEE SHEET L03.01 FOR TREE PRESERVATION PLAN AND DETAILSHT.30'-40'15'-20'2'2'-3'3'2'SPD.10'-20'2'-3'2'2'-3'1.5'2'EXISTING TREETO REMAIN1 12" ROCK BARK1,600sqft7CONCRETE PAVERS722sqftEXISTING TREETO BE REMOVED5MATURELANDSCAPE 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. 222.25' OF THE 278.42' OF FRONTAGE ARE WITHIN 3' OF THESETBACK LINE. (80% 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 -4873105020N1L01.011"=10'-0"Landscape PlanL01.01LANDSCAPEPLANPROJECTSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 5/23/2017 10:12:04 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE STREET, BOZEMAN, MONTANA 59715# Date Description2017.05.24 SITE PLAN 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 SEPARATORIRR IRRIRRIRRIRRIRRIRR IRR IRR IRR IRRW IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRCBFCPIRRIGATION SCHEDULEIRRIGATION TYPEANNUALETRATETOTALAREA/QTYTOTALANNUALH2034,607 galTOTAL ANNUAL H20 REQUIRED TOTALACRE FEET PER YEAR0.11 acre feet24,896 gal1,378sqftH.E. BLVDSPRAYIRRIG.(SOD)180 gal /week3,240 gal8TREESH.E. TREEBUBBLER25PLANTSH.E. SHRUBDRIP IRRIG.86PLANTSH.E. PERNDRIP IRRIG.29 in / sqft188 gal /week3,375 gal172 gal / week3,096 gal SYM DESCRIPTION IRRIGATION LEGENDIRRIGATION POINT OF CONNECTIONNOTE: IRRIGATION LAYOUT TO BEDETERMINED IN FIELD BY IRRIGATIONCONTRACTORIRRIGATION SLEEVE, 4" MIN. SCH. 40 PVCWCBFCPBACKFLOW PREVENTERIRRIGATION CONTROLLERWEATHER STATIONIRRIGATION 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 FloorL02.01IRRIGATIONPLAN -GROUND FLOORPROJECTSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 5/23/2017 10:12:04 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE STREET, BOZEMAN, MONTANA 59715# Date Description2017.05.24 SITE PLAN 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/Ornamental Grass 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 SPACING4L03.013/4"=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 PLAN5L03.011"=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.EAST OLIVE STREET(58'-6" -60'-0" R.O.W.)SOUTH BLACK AVENUE(57'-6" R.O.W.)F.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" DBH6L03.011/2"=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 OBJECT8L03.011/2"=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 © 2014L03.01LANDSCAPEDETAILSPROJECTSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 5/23/2017 10:12:04 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE STREET, BOZEMAN, MONTANA 59715# Date Description2017.05.24 SITE PLAN7L03.011"=20'-0"Tree Protection Plan2010040N INTERIOR 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 GUIDELINES1L03.02NTSIrrigation Controller Detail2L03.02NTSBackflow 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 CONTROLLER3L03.02NTSMini Weather Station - Hunter or Equivalent4L03.02NTSQuick CouplerNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVELSUCH THAT THE ESTABLISHED TURF OR MULCH SURFACEWILL FLUSH WITH THE TOP OF THE BOX.QUICK COUPLING VALVE:RAINBIRD HQ44-RC OR EQ.34" 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"6L03.02NTSTrenching 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 EDGE7L03.02NTSIrrigation 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.8L03.02NTSValve 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 LINE5L03.02NTSIsolation ValveNOTE:FINISH GRADES AT VALVE BOXES MUST BE AT A LEVELSUCH THAT THE ESTABLISHED TURF OR MULCHSURFACE WILL FLUSH WITH THE TOP OF THE BOX.T CHRISTY ID. TAGREMOTE CONTROL VALVESCH 80 PVC SOLVENT WELDED UNIONSSDR 21 PVC LATERAL PIPE9L03.02NTSIrrigation 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.12L03.02NTSDrip 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' LENGTH13L03.02NTSEmitter 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)10L03.02NTSIrrigation 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 EQUIVALENT11L03.02NTSHunter 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 NOZZLEL03.02IRRIGATIONDETAILSPROJECTSHEET TITLEISSUES/REVISIONSSTAMPSHEET NUMBERPRINTED ON 5/23/2017 10:12:04 AMP:\1611\05-Design Drawings\08-Local Workstation\Kevin\1611_Black Olive_KEVIN(UPDATE).rvt BLACK & OLIVE, LLC BLACK OLIVE #1611110 E. OLIVE STREET, BOZEMAN, MONTANA 59715# Date Description2017.05.24 SITE PLAN