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HomeMy WebLinkAbout08-28-17 City Commission Packet Materials - A1. 514 N. Tracy CUP for Home-Based BusinessStaff Report 17284 514 North Tracy Home-Based Business CUP Page 1 of 12 17284 Staff Report for 514 North Tracy Home-Based Business Conditional Use Permit Date: City Commission Public Hearing August 28, 2017 Project Description: A Conditional Use Permit (CUP) requesting permission for the operation of a Home-Based Business (art studio) in the detached garage in the R-2 zoning district. Project Location: 514 North Tracy Avenue. The subject property is legally described as Beall 2nd Addition, S07, T02 S, R06 E, Block F, S ½ of Lot 14 and Lot 15, City Of Bozeman, Gallatin County, Montana Recommendation: Approval with conditions. Recommended Motion: “Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 17284 and move to approve the 514 North Tracy Home-Based Business Conditional Use Permit with conditions and subject to all applicable code provisions.” Report Date: August 28, 2017 Staff Contact: Andrew Boughan, Planner Agenda Item Type: Action (Quasi-Judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues with this application. Project Summary The Department of Community Development received a conditional use permit (CUP) application on June 7, 2017 for a detached garage addressed as 514 West Tracy Avenue. The CUP application requests permission for the operation of a Home-Based Business (art studio) in the detached garage in the R-2 zoning district. The subject property is within the Neighborhood Conservation Overlay District. The application does not propose any changes to the building or site. The application does not propose any zoning variances or deviations. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable CUP criteria contained within the staff report; 4. Continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items. 72 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 2 of 12 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 1 SECTION 1 – MAP SERIES .................................................................................................... 3 SECTION 2 – RECOMMENDED CONDITIONS OF APPROVAL ...................................... 5 SECTION 3 – CONDITIONAL USE PERMIT PROVISIONS OF THE BMC...................... 5 SECTION 4 – RECOMMENDATION AND FUTURE ACTIONS ........................................ 6 SECTION 5 – STAFF ANALYSIS .......................................................................................... 6 Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 6 Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC ................ 8 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 11 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 11 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 11 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 12 FISCAL EFFECTS ................................................................................................................. 12 ATTACHMENTS ................................................................................................................... 12 73 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 3 of 12 SECTION 1 – MAP SERIES 74 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 4 of 12 75 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 5 of 12 SECTION 2 – RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The right to operate the home-based business to is revocable according to the provisions in Bozeman Municipal Code Sections 38.19.110.I and 38.34.160 based on substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s municipal code. 3. Any expansion of this use or facility is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code. SECTION 3 – CONDITIONAL USE PERMIT PROVISIONS OF THE BMC A. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final site plan approval or commencement of the use. All of the conditions and code provisions specifically stated under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns. This is a required final step in the CUP process. The City will provide the applicant with the document to record. B. Section 38.19.110.I BMC describes the process for termination/revocation of a conditional use permit approval: 1. Conditional use permits are approved based on an analysis of current local circumstances and regulatory requirements. Over time, these things may change and the use may no longer be appropriate to a location. A conditional use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years; b. Final zoning approval to reuse the property for another principal or conditional use is granted; c. The use or development of the site is not begun within the time limits of the final site plan approval in 38.19.120. 2. A conditional use which has terminated may be reestablished on a site by either, the review and approval of a new conditional use permit application, or a determination by the planning director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the planning director may not be appealed. If the planning director determines that the conditional use permit may be renewed on a site then any conditions of approval of the original conditional use permit are also renewed. 76 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 6 of 12 3. If activity begins for which a conditional use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the city may revoke the approval through the procedures outlined in section 38.34.160. SECTION 4 – RECOMMENDATION AND FUTURE ACTIONS Project Name: 17284 514 North Tracy Home-Based Business CUP The Development Review Committee (DRC) considered the conditional use permit application for the operation of a Home-Based Business (art studio) in the detached garage at 514 North Tracy Avenue. The DRC recommended conditional approval of the application on July 5, 2017. The City Commission will hold a public hearing and review the application at its August 28, 2017 meeting. SECTION 5 – STAFF ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. In considering applications for plan approval under this chapter, the review authority and advisory bodies shall consider the following criteria. 1. Conformance to and consistency with the City’s adopted growth policy The Future Land Use designation is “Residential” in the Bozeman Community Plan. Staff did not identify any conflicts with the goals and objectives of the Bozeman Community Plan. This use is conditional within the R-2, Residential Two-Household Medium Density Distric. For more detailed information on the growth policy designation, please see Appendix A. 2. Conformance to this chapter, including the cessation of any current violations The project will conform to the Bozeman Municipal Code (BMC). There are no known documented violations with the BMC for the property. 3. Conformance with all other applicable laws, ordinances, and regulations The City previously evaluated plans against the requirements of the International Building Code prior during Certificate of Appropriate application and building permit review. The conditions of approval address coordination with other regulating agencies. The building falls within the Bozeman Police Department service area. 4. Relationship of site plan elements to conditions both on and off the property The application is a detached garage on a single-household lot. The site configuration is compatible with the adjacent residential properties relative to access, parking, circulation, and accessibility. The City reviewed the Certificate of Appropriate application which satisfied parking requirements; and public facilities are adequate to serve the building. 77 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 7 of 12 5. The impact of the proposal on the existing and anticipated traffic and parking conditions This proposal will not alter the use or parking requirement as identified in the Unified Development Code, and therefore will not impact traffic and parking conditions. The site provides two parking stalls on-site, meeting the two-stall requirement. Approval of a conditional use permit for the home-based business will not alter parking requirements. 6. Pedestrian and vehicular ingress and egress The street frontage pedestrian sidewalk along Tracy Avenue provides clear public pedestrian access. The adjacent alleyway allows vehicle access to the rear parking stalls on the east side of the property. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation Not applicable. Landscaping requirements are not required for a Certificate of Appropriateness application. The Certificate of Appropriateness application, Z-14358, addressed any site landscaping changes. 8. Open space Not applicable. Opens space is not require for a Certificate of Appropriateness application. 9. Building location and height Not applicable. The application does not include any changes to the existing building. The Certificate of Appropriateness application, Z-14358, addressed building location and height requirements. 10. Setbacks Not applicable. The application does not include any changes to the existing building. The Certificate of Appropriateness application, Z-14358, addressed setback requirements. 11. Lighting Not applicable. The application does not include any changes to the existing building. The applicant is aware that any future lighting modifications shall be in conformance with the Bozeman Municipal Code. 12. Provisions for utilities, including efficient public services and facilities The application does not propose any changes to the water and sewer services or private utilities. There is adequate water and sewer capacity to allow for the use. The Solid Waste Division collects waste from the building off the alleyway. The Water and Sewer Division tested and approved the building’s backflow prevention system to ensure the safety of the public water supply. 13. Site surface drainage Not applicable. The proposed use will not affect existing drainage to the city stormwater collection system. 14. Loading and unloading areas Not applicable. The proposed use does not require any specific loading areas. 78 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 8 of 12 15. Grading Not applicable. The application does not include any changes to the site. 16. Signage Not applicable. Staff advised the applicant of the requirement of a sign permit with any signage modifications to the building. 17. Screening Not applicable. The application does not propose any mechanical equipment modifications. Any future changes to mechanical equipment and required screening will require a modification application. The applicant is advised that all mechanical equipment must be screen from view from public rights of way. 18. Overlay district provisions The property is located in the Neighborhood Conservation Overlay District, but this conditional use permit application does not propose any exterior modifications. The Certificate of Appropriateness application, Z-14358, addressed overlay district provisions. 19. Other related matters, including relevant comment from affected parties Staff did not receive any public comment in regards to this project as of the writing of this report. Staff will forward any public comment to the City Commission prior to the public hearing. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. 21. Compliance with Article 43 of the Bozeman Municipal Code. Not applicable. Affordable Housing provisions does not apply. 22. Phasing of development Not applicable. Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC E. In addition to the review criteria of Section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 79 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 9 of 12 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The detached garage on a single-household lot at 514 North Tracy Avenue is located within Bozeman’s Northeast Neighborhood Association. The district contains a wide range of uses including office, residential, and manufacturing. The site is an existing single household home and detached garage. Primarily access to the building is by foot travel from the sidewalk along North Tracy Avenue and by vehicle with on-site parking stalls. Staff finds the site adequate in size and topography to accommodate home-based businesses at 514 North Tracy Avenue. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; With the Community Development recommended conditions of approval and required code provisions the application complies with the Unified Development Code. Specifically, Staff included Condition 2 allowing the City of Bozeman to revoke the right to operate based on substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s municipal code. There is adequate parking, pedestrian access, and solid waste and other municipal services to accommodate the proposed use. The proposed use will occur entirely on 514 North Tracy Avenue property. Staff finds home-based business will have no material adverse effects upon abutting properties. 80 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 10 of 12 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise, vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; l. Duration of use; m. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. Staff finds the proposed conditions of approval are necessary to protect the public health, safety, and general welfare and to ensure consistency with the application information as presented for this CUP. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use. Staff will work with the applicant and landowner to address the necessary recording of documents as part of the final processes prior to operation of the home-based business at 514 North Tracy Avenue. Section 3 of this report cites the specific code provisions related to conditional use permit approval. The City will provide the document to the landowner to be recorded following approval by the City Commission. 81 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 11 of 12 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned as R-2, Residential Two-Household Medium Density District. The intent of the R-2 district is “to provide for one- and two-household residential development at urban densities within the city in areas that present few or no development constraints, and for community facilities to serve such development while respecting the residential quality and nature of the area.” Adopted Growth Policy Designation: The subject property is designated as Residential in the Bozeman Community Plan. The plan states “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND On June 7, 2017, the Department of Community Development received an application requesting a conditional use permit (CUP) at 514 Tracy Avenue. The subject property is located on the east side of Tracy Avenue between Peach Street and Short Street. This application proposes the addition of home-based business, limited to the proposed area. The application does not propose any changes to the existing building. No zoning deviations or variances are requested. The applicant intends to operate a home-based business in the detached garage on the single- household lot. For the City Commission to approve the CUP, Staff recommends that the applicant meet all required conditions. The recommended conditions of approval address above-referenced items in this report. At its July 5, 2017 meeting, the Development Review Committee voted unanimously to recommend approval of the CUP application with the recommended conditions identified in this report. Staff advised the applicant of the CUP provisions of the Bozeman Municipal Code, which provide revocability parameters. If the City Commission approves the CUP, Staff will provide the applicant a copy of the conditions of approval and CUP code provisions that shall run with the land and must be signed by the landowner and recorded at the Gallatin County Clerk and Recorder’s Office. APPENDIX C – NOTICING AND PUBLIC COMMENT Staff publicly noticed this conditional use permit application pursuant to Section 38.40.030, BMC. On, August 11, 2017, Staff mailed notice to property owners within 200 feet of the exterior boundaries of the property. Notice will be published in the Bozeman Daily Chronicle on June 20 and June 27, 2017. Staff posted notice on-site on August 11, 2017, at least 15 and not more than 45 days prior to the expected decision by the City Commission. 82 Staff Report 17284 514 North Tracy Home-Based Business CUP Page 12 of 12 If Staff receives any public comment prior to the public hearing, it will be forwarded to the City Commission. APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner: Lisa Easton 514 North Tracy Avenue, Bozeman, MT 59715 Applicant: Lisa Easton 514 North Tracy Avenue, Bozeman, MT 59715 Report By: Andrew Boughan, Planner FISCAL EFFECTS Staff did not identify any unusual fiscal effects. This application will not change any presently budgeted funds. ATTACHMENTS The full application and file of record can be viewed at the Bozeman Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Applicant’s submittal materials 83 84 85 86 87 88 LISA EASTON CUP APPLICATION SURROUNDING PROPERTY OWNERS Property Owner Name Physical Address Mailing Address Paul Katz 509 N Black Ave Bozeman, MT 59715 c/o Management Services 682 Ferguson Ave, Ste 6 Bozeman, MT 59718 Douglas S Sandiland Test Trust 511 N Tracy Ave Bozeman, MT 59715 511 N Tracy Ave Bozeman, MT 59715 Ben Wood 601 N Black Ave Bozeman, MT 59715 601 ½ N Black Ave Bozeman, MT 59715 Charles Champe 517 N Tracy Ave Bozeman, MT 59715 517 N Tracy Ave Bozeman, MT 59715 Margaret Ewing Lloyd 604 N Tracy Ave Bozeman, MT 59715 115 Standish Ave Plymouth, MA 02360-4126 William Timothy Murphy 519 N Tracy Ave Bozeman, MT 59715 519 N Tracy Ave Bozeman, MT 59715 Josh and Samantha Blomquist 9 E Peach St Bozeman, MT 59715 442 N 10th Ave Bozeman, MT 59715 Andrew and Grace Wells 601 N Tracy Ave Bozeman, MT 59715 601 N Tracy Ave Bozeman, MT 59715 George E & Lisa Ann Tita 2 E Peach St Bozeman, MT 59715 1 McClintock Ct Irvine, CA 92617-4046 Seth and Heather Walk 502 N Tracy Ave Bozeman, MT 59715 502 N Tracy Ave Bozeman, MT 59715 Brett and Susan Tallman 513 N Black Bozeman, MT 59715 513 N Black Bozeman, MT 59715 Sally Anona Hannon Trust 506 N Tracy Ave Bozeman, MT 59715 506 N Tracy Ave Bozeman, MT 59715 North Black Trust DTD 519 N Black Ave Bozeman, MT 59715 c/o Spielman, Keonigsberg & Parker LLP 1745 Broadway, 18th Floor New York, NY 10019 Melissa Todd & Clive Nixon 512 N Tracy Ave Bozeman, MT 59715 512 N Tracy Ave Bozeman, MT 59715 Jessie Close 517 N Black Ave Bozeman, MT 59715 517 N Black Ave Bozeman, MT 59715 Peter Sickler 518 N Tracy Ave Bozeman, MT 59715-3531 518 N Tracy Ave Bozeman, MT 59715-3531 Karen Robinson 501 N Tracy Ave Bozeman, MT 59715 501 N Tracy Ave Bozeman, MT 59715 Robert and Barbara Boik 505 N Tracy Ave Bozeman, MT 59715 505 N Tracy Ave Bozeman, MT 59715 89 SSSSSSSSS GGGG GGGGG G GGGGGGGG G G G G G G G G G G GG GGGGGGGGGGGGGGSSSSSSSSSSSSWWWWWWWWWWWWX XXXXXXXXXXXXXXXX C C CCCCCCCCCCCCCCCC W W WWWWWW GGGGW WWWWWWWW EXISTING GARAGE EXISTING HOUSE ALLEY (15' R.O.W.)NORTH TRACY AVENUE (52'R.O.W.)EXISTING SHRUBS EXISTING SHRUBS TO REMAIN DN DN EXISTING DECK PLANTER PLANTER FRONT YARD SETBACK 15' - 0"SIDE YARD SETBACK5' - 0"REAR YARD SETBACK20' - 0"SI DE YARD SETBACK5' - 0"OVERHEAD PROPERTY LINE (144.62') PROPERTY LINE (145.00')PROPERTY LINE (45.53')PROPERTY LINE (45.43')LIMITS OF WORK LIMITS OF WORK LIMITS OF WORK LIMITS OF WORK EXISTING GRAVEL 12' - 0"EXISTING ENCROACHMENT 15' - 0"3' - 0"5' - 0" 5' - 0" PROPOSED HOME BASED BUSINESS LOCATON sheetproject codeaddress© 2015 INTRINSIKrevisions111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\MER\DRAWINGS\REVIT\MER_CENTRAL.rvtA1.2 MER MARCINEKEASTONRESIDENCE PROPOSED HOME BASEDBUSINESS CUP 514 N. TRACY,BOZEMAN, MONTANA CD 2/11/15No. Description Date 1/8" = 1'-0"A1.2 1 PROPOSED HOME BASED BUSINESS CUP N SITE INFORMATION: LOT AREA = 6586 SQ. FT. LOT COVERAGE = 29% REAR LOT COVERAGE = 18% REQ. PARKING = 2 SPACES PROVIDED PARKING = 3 SPACES 90 Lisa Easton 514 North Tracy Avenue Bozeman, MT 59715 lisaeaston406@gmail.com 406.781.2341 May 22, 2017 Conditional Use Permit Application: Project Narrative I am an artist who creates fine art and functional objects. My workspace is an existing, detached garage adjacent to my single-household detached home at 514 North Tracy Avenue. (Sec.38.22.110.C.3.g). I am seeking a Conditional Use Permit (CUP) for a home-based business at this location. The City of Bozeman awarded a Certificate of Appropriateness in November, 2014, for modifications to the property (City of Bozeman Application Z14358 Major COA/ADR). These alterations included relocated doors on the detached garage, construction of an addition at the back of the home, and improvements to the site and landscaping. These approved alterations have been made, no further changes will be made, and none are desired or suggested in relation to my proposed home-based business. My workspace houses materials, tools and equipment necessary for making paintings and functional items. (Please see attached floor plan and layout). These include art supplies, miscellaneous art tools, various hand and power tools, a small welder and fixturing table, layout table, steel storage cabinets/racks and an exhaust fan. In addition to traditional artmaking, I use basic woodworking, welding and fabrication processes. The building, which occupies 18 percent of the total building area on the lot (Sec.38.22.110.C.3.b), is suitably sized and adequate to the scale and scope of my work. The space’s residential fire rating allows for such use, per a review with Michael Popiel, Plans Examiner, City of Bozeman Building Division, on April 28, 2017 (Sec.38.22.110.C.3.c). Safety features such as an exhaust system, appropriate electrical upgrades and code compliant drywall and cement board walls are existing. Sound deadening fiberglass insulation is in place. No further alterations to the building will be made and no increase in use of City operated utilities will occur (Sec.38.22.110.C.3.d). I propose using this space as a studio that would support a small business specializing in art and custom- made artistic furnishings for a local market. Employing other persons would not be necessary (Sec.38.22.110.C.3.a). Used only for the design, creation and assembly of work, the space would disallow sales or display; likewise, it would not function as a conference space for clients or buyers. I would deliver completed works to buyers. No exterior signage would identify the studio. Therefore, it would have no impact on local traffic or parking or on the external appearance of the property; my two- bedroom home has existing parking for three vehicles (Sec.38.22.110.B.3.f). Noise and dust would be contained and/or minimized inside the studio. No vibration, smell, smoke, glare, electrical interference or other hazard would be created by the proposed activities (Sec.38.22.110.C.3.f). No heavy equipment would be used in relation to studio activities or sales. My proposed business model relies on consultation with clients in the production of custom designs. Buyers would select pieces through website images, retail location(s) and consultations with me in their homes. Materials would be stored inside the studio out of sight of neighbors (Sec.38.22.110.C.3.e). I believe my proposed home-based business is allowable according to Bozeman Community Development codes, and it is my intention to operate with strict attention to and compliance with City codes. 91 2,2570.1 Miles This product is for informational purposes and may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. Users of this information should review or consult the primary data and information sources to ascertain the usability of the information. Feet 2630 Legend 131 Location 263 Easton Home Based Business CUP 05/19/2017 Created By: Created For: Date: Project Vicinity Map Street Names 92 93 LISA EASTON STUDIO PROPERTY PHOTOS WEST VIEW NORTH WEST VIEW 94 LISA EASTON STUDIO PROPERTY PHOTOS EAST VIEW EAST VIEW 95 96 97 98 May 24, 2017 To the City of Bozeman, I own a house at 9 E Peach St that I lived at for 13 years before moving to N 10th in 2014. We now have the Peach St house under a long term rental contract. I have known Lisa Easton and her husband Matt for the past two years. I couldn't ask for more responsible, considerate, and helpful neighbors. They have done a fantastic job renovating their property, enhancing the aesthetics and property values in the neighborhood. I fully support and approve of her application for a Conditional Use Permit to operate a home based business at 514 N. Tracy, without any concern or apprehension. Please feel free to contact me with any questions. Regards, Josh Blomquist 442 N 10th Ave Bozeman, MT 59715 406.580.8369 joshblomquist@gmail.com 99 100 101 102