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HomeMy WebLinkAboutYellow House Cider House On Premise Consumption of Alcohol Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Allyson Bristor, Associate Planner Tim McHarg, Planning Director SUBJECT: Yellow House Cider House/On Premise Consumption of Alcohol: A Conditional Use Permit and Certificate of Appropriateness application to allow an existing detached garage at 549 East Babcock Street to become a hard cider restaurant/tasting room business and use, with related site improvements. The conditional use permit is required for the permission of alcohol to be sold for on-premise consumption and the certificate of appropriateness is required for the alterations proposed to the detached garage and site. MEETING DATE: June 18, 2012 AGENDA ITEM TYPE: Action (Quasi-Judicial Hearing) RECOMMENDATION: Staff is recommending conditional approval of the Yellow House Cider House/On Premise Consumption of Alcohol Conditional Use Permit and Certificate of Appropriateness application. The recommended conditions are listed on pages 2 and 3 of the staff report. RECOMMENDED MOTION: I move to approve the Conditional Use Permit and Certificate of Appropriateness application Z-12086 as described in the staff report and subject to the conditions therein, based on a finding of compliance with all applicable criteria. BACKGROUND: An application was submitted to the Department of Planning & Community Development requesting a Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) for the property located at 549 East Babcock Street. An existing two-household residential structure and a detached concrete block garage are located on the property. The CUP/COA application is requesting the remodel of the garage, including a small addition, and a change in use from an accessory garage to a hard apple cider restaurant/tasting room business. The household structure remains and does not change in use or design. The restaurant business will allow customers to taste the hard cider product on-site, as well as permit over the counter sales of the hard cider product for consumption off-site. The garage remodel will maintain the existing building footprint, with exception to a small addition on the east side of the building, and include a new storefront along South Wallace Avenue, a new shed roof, a new exterior staircase and related site improvements. A seasonal outdoor patio with additional seating area for the restaurant/tasting room business will also be added. The CUP is required for the permission of alcohol to be sold for on-premise consumption and the COA is required for the alterations proposed to the detached garage and site. 54 On May 23, 2012, the Development Review Committee recommended conditional approval of this CUP/COA application and their recommended conditions, code citations and comments are included in this report. The applicant is currently in the process of obtaining all the necessary alcohol licenses from the Montana Department of Revenue. The City will require proof of approval from the State prior to the business’ final occupancy of the building. UNRESOLVED ISSUES: There are no unresolved issues at this time. ALTERNATIVES: The City Commission has the following alternative actions available: 1. Approve the application with the Staff recommended conditions; 2. Approve the application with modifications to the Staff recommended conditions; 3. Deny the application based on a finding of non-compliance with applicable criteria; or 4. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information. FISCAL EFFECTS: None identified at this time. Report compiled on: June 7, 2012 Attachments: Staff Report Application materials 55 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 1 City Commission Staff Report for the Yellow House Cider House/On -Premise Consumption of Alcohol CUP/COA File #Z-12086 Item: A Conditional Use Permit and Certificate of Appropriateness application to allow an existing detached garage at 549 East Babcock Street to become a hard cider restaurant/tasting room business and use, with related site improvements. The conditional use permit is required for the permission of alcohol to be sold for on-premise consumption and the certificate of appropriateness is required for the alterations proposed to the detached garage and site. Owner/Applicant: Yellow House LLC, c/o Glen Deal, 16641 E. Helmaur Place, Palmer, AK 99645 Representative: Styxworks, LLC, c/o Thor/Travis, 415 E. Birch Street, Bozeman, MT 59715 Date: City Commission Meeting on Monday, June 18, 2012 at 6:00 p.m., in the City Commission Meeting Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana. Report By: Allyson Bristor, Associate Planner Recommendation: Conditional Approval ____________________________________________________________________________________ Project Location The subject property is addressed as 549 East Babcock Street and is legally described as Lots 15-16, Block B, Rouse 1st Addition, City of Bozeman, Gallatin County, Montana and is within the boundaries of the Neighborhood Conservation Overlay District. The property is zoned B-3 (Central Business District). Please see map below. Proposal An application was submitted to the Department of Planning & Community Development requesting a Conditional Use Permit (CUP) and Certificate of Appropriateness (COA) for the property located at 549 East Babcock Street. An existing two-household residential structure and a detached concrete block garage are located on the property. The CUP/COA application is requesting the remodel of the garage, including a small addition, and a change in use from an accessory garage to a hard apple cider restaurant/tasting room business. The 56 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 2 household structure remains and does not change in use or design. The restaurant business will allow customers to taste the hard cider product on-site, as well as permit over the counter sales of the hard cider product for consumption off-site. The garage remodel will maintain the existing building footprint, with exception to a small addition on the east side of the building, and include a new storefront along South Wallace Avenue, a new shed roof, a new exterior staircase and related site improvements. A seasonal outdoor patio with additional seating area for the restaurant/tasting room business will also be added. The CUP is required for the permission of alcohol to be sold for on-premise consumption and the COA is required for the alterations proposed to the detached garage and site. On May 23, 2012, the Development Review Committee recommended conditional approval of this CUP/COA application and their recommended conditions, code citations and comments are included in this report. The applicant is currently in the process of obtaining all the necessary alcohol licenses from the Montana Department of Revenue. The City will require proof of approval from the State prior to the business’ final occupancy of the building. Recommended Conditions of Approval Based on the subsequent analysis, the Development Review Committee and Planning Staff find that the application, with conditions and code provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified Development Code. The following twenty conditions of approval are recommended. Please note that these conditions are in addition to the required code provisions beginning on page 5 of this report. Recommended Conditions: Planning 1. The applicant shall demonstrate with the final site plan submittal to the Planning Department that the upstairs second unit is lawful. 2. Adequate parking shall be supplied for the existing residential structure and shown on the site plan on Sheet A.1. 3. Parking calculations for the existing residential structure shall be added to the parking calculation table on Sheet A.1. 4. A “No Parking” sign shall be installed on the remaining garage door and shall be shown on the building elevation on Sheet A.1. 5. All notations of “storage” on the Sheet A.1 shall be revised to state “household storage.” 6. All notations of “retail” on Sheet A.1 shall be revised to state “restaurant/tasting room.” 7. The fence location for the exterior patio shall be shown on the site plan on Sheet A.1 (even if it’s seasonal). 8. The landscape plan on Sheet L.1 shall be revised to depict the parking driveways on the site as providing a 5- foot side yard setback. 9. The site plan on Sheet A.1 and landscape plan on Sheet L.1 shall show one large canopy tree as proposed within the new section of boulevard frontage along South Wallace Avenue. 10. The upper level storage shall be the sole use of the household existing on the property. 11. All trailers or vans used in the delivery of supplies to the restaurant/tasting room shall be stored off-site. 57 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 3 12. A copy of the required alcohol licenses from the Montana Department of Revenue for the hard cider tasting room shall be submitted to the Planning Department prior to the sale of alcoholic beverages within the defined tasting room serving area. 13. The right to serve alcohol to patrons is revocable according to the provisions in BMC Sections 18.34.100.F and 18.64.160 based on substantial complaints from the public or from the Police Department regarding violations of the City of Bozeman’s open alcohol container, minor in possession of alcohol, or any other applicable law regarding consumption and/or procession of alcohol. 14. Any expansion of this use or restaurant/tasting room is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code. 15. There shall be no tenant use of the buildings, including public access, equipment or parts stocking or on site sales, employee interviews, training, or orientations, prior to the issuance of a certificate of occupancy for the individual buildings. Upon approval of the Building Division and Fire Department, the City will allow the installation of racks, shelving, and other display fixtures prior to occupancy. 16. A color palette for the building that includes actual material samples and color chips shall be submitted for review and approval by the Planning Department prior to Final Site Plan approval. The materials/color palette shall be presented on a board no larger than 24” x36” and contain all the primary materials to be utilized on the building including window/storefront frames and doors (garage and service) and in any proposed fencing or screening. All final building elevations and details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval. Engineering 17. The project shall adhere to all Montana Department of Environmental Quality (DEQ) requirements pertinent to removal of asbestos ore that may be encountered on the property during development. 18. A city Street Cut Permit shall be obtained prior to beginning work in the right-of-way of Wallace Street and shall adhere to special requirements of the DEQ for the regulatory CMC Asbestos Site. 19. A water service capacity calculation shall be provided for the existing water service to determine if it is adequately sized to handle the combined demand of the proposed business and existing single-family home. In the event a larger service is necessary, the existing service line shall be abandoned at the main and a new service of adequate size shall be constructed. 20. A dedicated sewer service shall be provided to the proposed business. Zoning Designation & Land Uses The property is zoned B-3 (Central Business District). The intent of the B-3 district is to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. The following land uses and zoning are adjacent to the subject property: North: Commercial use (grocery store and pharmacy), zoned “B-3” South: Commercial use (restaurant) and single-household residential structure, zoned “B-3”; East: Light- manufacturing use, zoned “B-2” (Community Business District); West: Residential use (single-household), zoned “B-3”. 58 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 4 Adopted Growth Policy Designation The Future Land Use Map of the updated Bozeman Community Plan designates the subject property to develop as “Community Core.” The area within the Community Core category contains the traditional core of Bozeman, the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street. COA Review Criteria & Staff Findings Section 38.16.050 “Standards for Certificates of Appropriateness” A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at the Department of Planning). The Secretary of the Interior’s Standards do not apply to this application as the detached garage is determined to not hold historic significance due to its age and late addition to the property. The house is considered historically significant, but no alterations are being proposed with this development. B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following: The comments below pertain to the proposed alterations to the detached garage. 1. Height; The change in the garage’s roof form does cause a slight increase in building height. The existing flat roof is currently 16’ 11” tall and the new shed roof will increase the building height to 29’at the highest point of the shed roof, with the majority of the building mass raising to 22’. The proposed new roof height is found to be appropriate for the surrounding commercial area. 2. Proportions of doors and windows; The proposed windows and doors are minimal on the second floor and exaggerated on the first floor to better emphasize the pedestrian access along South Wallace Avenue. 3. Relationship of building masses and spaces; The addition to the garage is supported by Staff as it creates pedestrian interest and access along South Wallace Avenue. The majority of building footprints remain unchanged with the development. The restaurant access is directed toward South Wallace Avenue, which helps to buffer the restaurant use from the adjoining residential uses to the west. 59 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 5 4. Roof shape; A simple, low-sloped shed roof is proposed for the garage. Staff finds this form as appropriate for the commercial area, which demonstrates a collection of different roof shapes (ranging from a peaked gable to a flat roof). 5. Scale; Please see Staff’s comments under “Building Masses and Spaces.” 6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; Please see Staff’s comments under “Building Masses and Spaces.” 7. Architectural details; The architectural details proposed for the modifications to the rear of the existing residence are appropriate for a structure on the National Register of Historic Places. The architectural details for the proposed new accessory building include basic window and door openings with this application. Staff is requiring more information regarding exterior cladding per recommended Condition 13, as part of the Final Site Plan process. 8. Concealment of nonperiod appurtenances, such as mechanical equipment; and Per code provisions, all mechanical equipment shall be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final site plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” 9. Materials and color schemes (any requirements or conditions imposed regarding color schemes shall be limited to the prevention of nuisances upon abutting properties and prevention of degradation of features on the property in question. Color schemes may be considered as primary design elements if a deviation from the underlying zoning is requested). A detailed color palette and material board is being requested to ensure the proposed metal roofing is not proposed in a color that may cause a nuisance due to its color and sheen and to ensure all wood materials are either treated or stained and not unfinished in nature. C. Contemporary, nonperiod and innovative design of new structures and additions to existing structures shall be encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures, or their components, and when such design is compatible with the foregoing elements of the structure and the surrounding structures. None of the new construction is found by Staff to destroy significant historical, cultural or architectural components. D. When applying the standards of subsections A-C, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, non-period, or innovative design of new structures, or addition 60 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 6 to existing structure, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District to determine whether the proposal is compatible with any existing or surrounding structures. The Design Guidelines for the Neighborhood Conservation Overlay District were utilized in the above review of the project design. CUP Review Criteria & Staff Findings The below comments pertain to the site development linked with the garage addition and the proposed hard cider restaurant/tasting room business and use. Section 38.19.100 “Plan Review Criteria” In considering applications for site plan approval under this title, the Planning Director, City Commission, Development Review Committee, and when appropriate, the Administrative Design Review Staff, the Design Review Board or Wetlands Review Board shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy; The development proposal is in conformance with the Bozeman Community Plan including the “Community Core” land use designation. The new addition and storefront along South Wallace Avenue will promote pedestrian activity supported in this land use designation. The proposed serving of alcohol in remodeled garage and the outdoor patio area is in conformance with the “Community Core” land use classification. 2. Conformance to this title, including the cessation of any current violations; 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. The following code provisions must be addressed prior to Final Site Plan approval: Code Provisions: A. Section 38.19.110.F states 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 that all of the conditions shall constitute restrictions running with the land use, shall apply and 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. B. Section 38.19.110.I. Termination/ Revocation of 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 section 38.19.130. 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 61 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 7 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. 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. C. Section 38.19.120 states no later than six months after the date of approval of a preliminary plan, the applicant shall submit to the planning department a final plan with accompanying application form and review fee. The number of copies of the final plan to be submitted shall be established by the planning director (which is currently eight copies). The final plan shall contain the materials required in sections 38.41.080 and 38.71.090 and whatever revisions to the preliminary site plan or master site plan are required to comply with any conditions of approval. D. Section 38.19.120 requires that the final site plan shall contain the materials required in 39.41.080.A.2.g.7. Specifically the final site plan shall show all utilities and utility rights-of-way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4)Water; and (5) Sewer (sanitary, treated effluent and storm). E. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final site plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” F. Sections 38.23.150 requires a lighting plan for all on-site lighting including all building mounted lights and must be included in the final site plan submittal. 38.23.150.D.7.e states that the maximum illumination measured in footcandles at the property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent commercial properties and public rights-of-way. G. Section 38.23.150.D.7.a requires that all outdoor lighting, whether or not required by this section, shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property. H. Section 38.23.150.D.7.b requires that all outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. I. Section 38.23.150.D.7.c requires that all site lighting other than pathway intersection lighting and security lighting all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions shall be granted to those businesses which operate during these hours; such lighting may remain illuminated only while the establishment is actually open for business. J. Section 38.28.060 outlines the amount of permitted signage for the property for both the mixed use building and residential buildings. A Sign Permit shall be reviewed and approved by the Planning Office prior to the construction and installation of any on-site signage. All final building elevations and site plans shall show the signage allowed in compliance with this section. K. Section 38.34.100 states based upon the approved sketch, site plan, certificate of appropriateness, conditional use permit or planned unit development (hereinafter referred to as “plan”), and after any appeals have been resolved, a building permit for the site may be requested an may be granted, provided such building permit is granted within one year of plan approval. 62 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 8 L. Section 38.39.030.A, requires that the applicant shall provide certification by the architect, landscape architect, engineer or other applicable professional that all improvements, including but not limited to, landscaping, ADA accessibility requirements, private infrastructure, or other required elements were installed in accordance with the approved site plan, plans and specifications. M. Section 38.39, requires that if final plat approval, occupancy of buildings or other utilization of an approved development is to occur prior to the installation of all required on-site improvements, an Improvements Agreement must be secured by a method of security equal to one and one-half times the amount of the estimated cost of the scheduled improvements not yet installed. Said method of security shall be valid for a period of not less than twelve (12) months; however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method of security. N. Section 38.41.100, explains the requirements for the landscape plan format and that a landscape professional shall prepare the plan. O. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. P. A Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to Final Site Plan approval. The SMP requires submittals of an application form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water Management Ordinance #1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan (SWPPP) if required for this development. Q. Site accesses shall be constructed in accordance with city standards. Any access location that does not satisfy separation standards of Section 38.24.090 Unified Development Code (UDC) shall submit to the City Engineer for review materials required in Section 38.24.090.H UDC. R. Typical curb details (i.e. raised and/or drop curbs) and typical asphalt paving section detail shall be provided to and approved by the City Engineer. Concrete curbing shall be provided around the entire new parking lot and/or access perimeter and be adequately identified (i.e. drop vs. spill curb) on the FSP. S. The FSP shall be adequately dimensioned and labeled with a legend of linetypes and symbols used provided. T. The location of existing and proposed water/sewer mains and services shall be properly depicted, as well as nearby fire hydrants and proposed hydrants. Proposed utilities shall be distinguishable from existing. City of Bozeman applications for service shall be completed by the applicant. Any unused water services existing on the property shall be abandoned at the main. U. Easements and R/W located on and adjacent to the site shall be depicted and labeled appropriately. Distinction between proposed and existing easements shall be made. Any proposed easements shall be provided prior to FSP approval. V. Proposed water/sewer mains, services and hydrants shall be depicted on the landscape plan and maintain a minimum horizontal separation of 10’ to proposed landscape trees and lot lighting improvements. W. Street vision triangles shall be depicted in accordance with section 38.24.100 Unified Development Code and no plantings or other obstructions shall be located in the vision triangle in excess of 30” in height above the street centerline grade. X. All construction activities shall comply with section 38.39.020.A.2 of the Unified Development Code. This shall include routine cleaning/sweeping of material that is dragged to adjacent streets. The City may require a 63 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 9 guarantee as allowed for under this section at any time during the construction to ensure any damages or cleaning that are required are complete. The developer shall be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified. 3. Conformance with all other applicable laws, ordinances, and regulations; The final site plan review process will ensure compliance with this section. The plans will be further evaluated against the requirements of the International Building Code at the time application is made for a Building Permit. 4. Relationship of site plan elements to conditions both on and off the property; With exception to a small 336-square foot addition on the east side of the garage, no change is occurring to the existing garage footprint or to the existing residential structure footprint. An outdoor patio is added to the site, as well as two surfaced parking driveways (one accessed from E. Babcock Street and one accessed from the rear alley). The South Wallace Avenue curb, boulevard and sidewalk are added in front of the proposed storefront. New landscaping is also proposed to the site. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions; With the property’s location within the B-3 zoning district, there is no parking required for the new restaurant/tasting room use. There is a code provision that allows for the first 3,000 gross square feet of a nonresidential building in the B-3 district to not be required to provide parking. This code provision was implemented with the belief that the downtown area provides adequate parking and pedestrian access to its commercial uses as well as an incentive for smaller businesses, which typically do not create too much demand on the parking supply, to locate downtown. The proposed restaurant/tasting room business is approximately 1,700 gross square feet in size. The existing residential structure on the property is currently a two-household. The main floor unit has two rooms currently being used as bedrooms, though one of those rooms does not have a closet. Depending on how the second room is classified, the main floor unit requires 1 to 2 parking spaces. Both will be able to be provided in the new driveway proposed off E. Babcock Street. The upstairs second unit is a one bedroom/studio unit that requires one parking space. This space is provided in the new driveway area off the rear alley. Planning Staff is conditioning the applicant to demonstrate to the Planning Department that the upstairs second unit was established lawfully. Overall, Staff finds the development to provide adequate parking for all of the uses, existing and proposed, on the property. 6. Pedestrian and vehicular ingress and egress; The primary pedestrian access to the new hard cider restaurant/tasting room business will be directly from South Wallace Avenue, through the new storefront. The delivery access for business will be off the alley, as well as through the garage door facing South Wallace Avenue, both which will be infrequent. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation; The preliminary site plan submittal did include a landscape plan and it appears to meet all of the landscaping requirements. Staff finds it to satisfy the requirements with a mix of planters and landscaped beds. 8. Open space; As no residential uses are being proposed, open space and parkland areas are not required with the development. 64 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 10 9. Building location and height; The residential structure footprint is unchanged with the development. The garage footprint is slightly modified by the small addition on the east side, which improves the pedestrian access to the site. With a new shed roof, the garage height partially modified but is still well below the B-3 maximum height restrictions. 10. Setbacks; No minimum yard setbacks are required in the B-3 zoning district. Therefore, the new addition to the garage can be located directly on the property line along South Wallace Avenue. There are no other changes to the existing building footprints. 11. Lighting; If any new lighting is proposed, it shall meet the code provisions listed in Section 38.23.150 of the Bozeman Municipal Code, namely that it must be full cut-off in design. 12. Provisions for utilities, including efficient public services and facilities; Engineering included a couple of conditions addressing utilities. A water service capacity calculation shall be provided for the existing water service to determine if it is adequately sized to handle the combined demand of the proposed business and existing single-family home. In the event a larger service is necessary, the existing service line shall be abandoned at the main and a new service of adequate size shall be constructed. Additionally, a dedicated sewer service shall be provided to the proposed business. 13. Site surface drainage; As conditioned by Engineering, a Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to Final Site Plan approval. The SMP requires submittals of an application form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water Management Ordinance #1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan (SWPPP) if required for this development. 14. Loading and unloading areas; Two new driveways are added to the property to provide parking for the existing residential structure. A portion of the existing drive access off South Wallace Avenue to the detached garage remains to provide an area for the business for loading/unloading. This will occur infrequently and is not expected to create a disturbance to the traffic on South Wallace Avenue. Staff is also conditioning the addition of “No Parking” signs be installed on the remaining garage door to prevent patrons of the restaurant to park in the driveway area. 15. Grading; The standard Engineering provisions will address the grading issues linked with the new garage addition. 16. Signage; No signage is requested as part of this application. Any new signage will require a separate Certificate of Appropriateness application and a sign permit. The maximum signage for the restaurant/tasting room business will be based on the building’s linear frontage along South Wallace Avenue. 17. Screening; All mechanical equipment shall be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. 65 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 11 As required with code provisions, the final site plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” 18. Overlay district provisions; The COA criteria and staff findings are included in this staff report starting on page 4. 19. Other related matters, including relevant comment from affected parties No public comment has been received to date in regards to this application. Any public comment received after the production of this staff report will be forwarded 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. Section 38.19.110 “Conditional Use Permit” In addition to the review criteria included in Section 38.19.100, the City Commission shall, in approving a Conditional Use Permit, find favorably as follows: 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. Staff has classified the proposed hard cider business as a restaurant use with accessory manufacturing/production areas. Similar to a restaurant that serves food, there are seating areas and accessory kitchen/production areas. The accessory nature of the hard cider production (bottle room, pressing room and tank room) is confirmed with the proposed square footage calculations and proposed floor plan of the restaurant. The garage’s main floor is primarily the restaurant/tasting room’s seating/serving area (greater than 50%). Restaurant use is permitted in B- 3 zoning. The property’s location in B-3 zoning ensures the site is adequate in size and topography to accommodate the hard cider restaurant business. The site is directly adjacent to the core of the downtown area where adequate transportation services (mass transit, parking, etc.) are provided for the future patrons of the hard cider restaurant. 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. The proposed hard cider restaurant use will not create adverse effect to abutting properties. Patrons to the restaurant will be able to utilize the downtown public parking stock, bike to the property and use the provided bike racks, or take the Streamline bus to the property (the Red Line drives right by the property and several of the routes have nearby stops). The outdoor patio area, which is the area that is the most likely to create outdoor noise, 66 #Z-12086 Yellow House Cider House/ On Premise Alcohol Consumption CUP/COA Staff Report 12 is located on the side of the property farthest away from the adjacent residence to the west. It is also buffered by a partition wall on the west side. Staff finds this buffer to be adequate protection for the adjacent residence to the west. 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: regulation of use; special yards, spaces and buffers; special fences, solid fences and walls; surfacing of parking areas; requiring street, service road or alley dedications and improvements or appropriate bonds; regulation of points of vehicular ingress and egress; regulation of signs; requiring maintenance of the grounds; regulation of noise, vibrations and odors; regulation of hours for certain activities; time period within which the proposed use shall be developed; duration of use; requiring the dedication of access rights; other such conditions as will make possible the development of the City in an orderly and efficient manner. Staff has identified, through the review process, recommended project conditions and code provisions that are included to protect the public health, safety, and general welfare. Please see the recommended conditions of approval on pages 2 through 3 of this report and the applicable code provisions on pages 6 through 9 of this report. Conclusion/Recommendation The Development Review Committee and Planning Staff have reviewed the Yellow House Cider House/On Premise Consumption of Alcohol Conditional Use Permit and Certificate of Appropriateness application and recommends to the City Commission approval of said application with the conditions and code provisions outlined in this Staff report. Staff has identified various code provisions that are currently not met by this application. Some or all of these items are listed in the findings of this report. The applicant must comply with all provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to receiving final site plan approval. 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. Attachments: Applicant’s Submittal Materials Report Sent to: Yellow House LLC, c/o Glen Deal, 16641 E. Helmaur Place, Palmer, AK 99645 Styxworks, LLC, c/o Thor/Travis, 415 E. Birch Street, Bozeman, MT 59715 67 68 69 70 71 72 73 74 75 76 77 78 sheet !: revisions: project: project !: date: drawn by: 40 6 . 5 8 2 . 1 4 9 9 t e l Bo z e m a n , M o n t a n a 59 7 1 5 40 6 . 5 8 2 . 7 8 9 4 f a x 41 5 e a s t b i r c h s t . Ci d e r H o u s e 54 9 E a s t B a b c o c k Bo z e m a n , M o n t a n a 5 9 7 1 5 Cl i e n t : Y e l l o w h o u s e L L C ( G l e n D e a l ) ©"# $ " • s t y x w o r k s LL C T.S. 1106 Al l d i m e n s i o n s a n d o n %si t e c o n d i t i o n s a r e t o b e v e r i &ed b y t h e g e n e r a l c o n t r a c t o r ' Cl a r i f y a n y d e s i g n d i s c r e p a n c i e s w i t h t h e A r c h i t e c t • D O N O T S C A L E D R A W I N G S ! Cider House As-Built th o r @ s t y x w o r k s . c o m 4/25/12 AB.1 Th e u s e o f t h e s e p l a n s s h a l l b e r e s t r i c t e d t o t h e o r i g i n a l p r o j e c t si t e f o r w h i c h t h e y w e r e c r e a t e d ( a n d p u b l i c a t i o n t h e r e o f i s ex p r e s s l y l i m i t e d t o s u c h u s e ' R e u s e ( r e p r o d u c t i o n o r p u b l i c a t i o n by a n y m e t h o d ( i n w h o l e o r i n p a r t ( i s p r o h i b i t e d ' T h i s d r a w i n g i s cl a s s i &ed a s p a r t o f a n u n p u b l i s h e d c o l l e c t i o n o f v i s u a l a r t u n d e r th e $) * + c o p y r i g h t a c t ' I t i s a n e x c l u s i v e w o r k o f o r i g i n a l au t h o r s h i p ' N o n e o f t h e p i c t o r i a l g r a p h i c o r t e c h n i c a l c h a r t s o r dr a w i n g s d e p i c t e d o n t h i s s h e e t m a y b e r e p r o d u c e d b y a n y me t h o d ( i n c l u d u n g t r a c i n g ( b y o z a l i d ( o r p h o t o c o p y i n g s t o r e d i n a r e t r i e v a l s y s t e m ( o r t r a n s m i t t e d i n a n y f o r m o r b y m e a n s el e c t r o n i c ( m e c h a n i c a l o r o t h e r w i s e ; n o r m a y t h e y b e u s e d o r re %us e d f o r a n y p u r p o s e w i t h o u t t h e e x p r e s s p r i o r w r i t t e n pe r m i s s i o n ' T i t l e a n d o w n e r s h i p r e m a i n s w i t h t h e a u t h o r w i t h o u t pr e j u d i c e ' V i s u a l c o n t a c t w i t h t h e s e p l a n s s h a l l c o n s t i t u t e pr i m a f a c i e e v i d e n c e o f t h e a c c e p t a n c e o f t h e s e r e s t r i c t i o n s ' AL L R I G H T S R E S E R V E D ' C o p y r i g h t © "# $ " S T Y X W O R K S L L C ' sheet !: revisions: project: project !: date: drawn by: 40 6 . 5 8 2 . 1 4 9 9 t e l Bo z e m a n , M o n t a n a 59 7 1 5 40 6 . 5 8 2 . 7 8 9 4 f a x 41 5 e a s t b i r c h s t . 54 9 E . B a b c o c k 54 9 E a s t B a b c o c k Bo z e m a n , M o n t a n a 5 9 7 1 5 Cl i e n t : G l e n D e a l ©"# $ $ • s t y x w o r k s LL C T.L. 1106 Al l d i m e n s i o n s a n d o n %si t e c o n d i t i o n s a r e t o b e v e r i &ed b y t h e g e n e r a l c o n t r a c t o r ' Cl a r i f y a n y d e s i g n d i s c r e p a n c i e s w i t h t h e A r c h i t e c t • D O N O T S C A L E D R A W I N G S ! 549 E. Babcock Existing Site Plan & Elevations th o r @ s t y x w o r k s . c o m 17 October 2011 - A s - B u i l t D r a w i n g s - 1 Th e u s e o f t h e s e p l a n s s h a l l b e r e s t r i c t e d t o t h e o r i g i n a l p r o j e c t si t e f o r w h i c h t h e y w e r e c r e a t e d ( a n d p u b l i c a t i o n t h e r e o f i s ex p r e s s l y l i m i t e d t o s u c h u s e ' R e u s e ( r e p r o d u c t i o n o r p u b l i c a t i o n by a n y m e t h o d ( i n w h o l e o r i n p a r t ( i s p r o h i b i t e d ' T h i s d r a w i n g i s cl a s s i &ed a s p a r t o f a n u n p u b l i s h e d c o l l e c t i o n o f v i s u a l a r t u n d e r th e $) * + c o p y r i g h t a c t ' I t i s a n e x c l u s i v e w o r k o f o r i g i n a l au t h o r s h i p ' N o n e o f t h e p i c t o r i a l g r a p h i c o r t e c h n i c a l c h a r t s o r dr a w i n g s d e p i c t e d o n t h i s s h e e t m a y b e r e p r o d u c e d b y a n y me t h o d ( i n c l u d u n g t r a c i n g ( b y o z a l i d ( o r p h o t o c o p y i n g s t o r e d i n a r e t r i e v a l s y s t e m ( o r t r a n s m i t t e d i n a n y f o r m o r b y m e a n s el e c t r o n i c ( m e c h a n i c a l o r o t h e r w i s e ; n o r m a y t h e y b e u s e d o r re %us e d f o r a n y p u r p o s e w i t h o u t t h e e x p r e s s p r i o r w r i t t e n pe r m i s s i o n ' T i t l e a n d o w n e r s h i p r e m a i n s w i t h t h e a u t h o r w i t h o u t pr e j u d i c e ' V i s u a l c o n t a c t w i t h t h e s e p l a n s s h a l l c o n s t i t u t e pr i m a f a c i e e v i d e n c e o f t h e a c c e p t a n c e o f t h e s e r e s t r i c t i o n s ' AL L R I G H T S R E S E R V E D ' C o p y r i g h t © "# $ $ S T Y X W O R K S L L C ' req'd. vision triangle = 50' re q ' d . v i s i o n t r i a n g l e = 5 0 ' 10' 15 ' 28 ' - 0 " 14'-10" 25'-4" 39 ' - 4 " exist. overhead power lines exist. utility pole req'd. vision triangle @ alley 549 East Babcock Street Zoning: B-3 * Falls within City of Bozeman Neighborhood Conservation Overlay East Babcock (minor arterial) So u t h W a l l a c e (m i n o r a r t e r i a l ) e x i s t . p r o p e r t y l i n e (a s s u m e d , v e r i f y i n f i e l d ) Alley exist. property line exist. property line e x i s t . p r o p e r t y l i n e Legal Address: ROUSE 1ST ADD, S07, T02 S, R06 E, BLOCK B, Lot 15 - 16 Note: Property boundaries & building locations are according to survey provided by TD & H Engineering (ph. 406.586.0277) unless noted otherwise. ci t y s e w e r ci t y w a t e r conc. sidewalk to neighbor's ex i s t i n g ho u s e Heebs (SE c o r n e r ) assumed sewer location (exist. to remain) assumed water location (exist. to remain) O.H. power FROM garage @ neig h b o r s ex i s t g a r a g e (s o u t h b a y ) ex i s t g a r a g e (no t h b a y s ) 6' - 6 3/ 4 " 11 ' - 4 " 10 ' - 8 " 10 ' - 9 1/ 4 " 39 ' - 4 " 5'-111/2"3'-51/2" 6'-0"6'-31/2"3'-81/2" x 4'-0"5'-11" 25'-4" 8" 16 ' - 6 " 6" 21 ' 8" fin. floor @ North bay100' f.f. @ South Bay = 100'-3" 12 1 10 1 11 1 13 1 3" steel post storage shelf, above conc. slab on grade elevation (positive slope to O.H. doors) 2x10 @ 16" o.c. framing for floor above stairs up 14 1 14 1 open to above 12 1 10 1 11 1 13 1 1' - 4 " 3" steel post storage shelf 2x10 @ 16" o.c. framing for roof above (slope = 1/4" per 12") stairs down 14 1 14 1 open to below 115'-1/2" T.O. fin. floor @ upper level =108'-10" T.O. fin. floor @ north bay = 100' 6' - 2 1/ 2 " 7' - 1 1 1/ 4 " 10 3/ 4 " 6' - 8 5/ 8 " 7' - 0 " 16 ' - 1 1 " assumed fndn. below grade, verify in field 3" tube steel 3" tube steel T.O. plate upper level Garage North bay 2x10 @ 16" o.c. 2x10 @ 16" o.c. 12" 1/4" 8" c . m . u . b l o c k w a l l 8" c . m . u . b l o c k w a l l assumed fndn. below grade, verify in field approx. N SCALE: 1/16" = 1'-0"1 Site Plan 5 view of exist. @ NE 7 view of exist. @ NW 8 view of exist. @ SE 9 view of exist. @ SW 4 view of exist @ E 6 view of exist. @ NE SCALE: 1/4" = 1'-0"2 Main Level Plan SCALE: 1/4" = 1'-0"3 Upper Level Plan SCALE: 1/8" = 1'-0"13 West Elevation SCALE: 1/8" = 1'-0"12 South Elevation SCALE: 1/8" = 1'-0"11 North Elevation SCALE: 1/8" = 1'-0"10 East Elevation SCALE: 1/4" = 1'-0"14 Section @ North Bay - Looking North - f o r P l a n n i n g D e p a r t m e n t R e v i e w - 79 sheet #: revisions: project: project #: date: drawn by: 40 6 . 5 8 2 . 1 4 9 9 t e l Bo z e m a n , M o n t a n a 59 7 1 5 40 6 . 5 8 2 . 7 8 9 4 f a x 41 5 e a s t b i r c h s t . Ci d e r H o u s e 54 9 E a s t B a b c o c k Bo z e m a n , M o n t a n a 5 9 7 1 5 Cl i e n t : Y e l l o w h o u s e L L C ( G l e n D e a l ) ©20 1 2 • s t y x w o r k s LL C T.S. 1106 Al l d i m e n s i o n s a n d o n -si t e c o n d i t i o n s a r e t o b e v e r i fied b y t h e g e n e r a l c o n t r a c t o r . Cl a r i f y a n y d e s i g n d i s c r e p a n c i e s w i t h t h e A r c h i t e c t • D O N O T S C A L E D R A W I N G S ! Cider House Proposed th o r @ s t y x w o r k s . c o m 5/20/12 A.1 Th e u s e o f t h e s e p l a n s s h a l l b e r e s t r i c t e d t o t h e o r i g i n a l p r o j e c t si t e f o r w h i c h t h e y w e r e c r e a t e d , a n d p u b l i c a t i o n t h e r e o f i s ex p r e s s l y l i m i t e d t o s u c h u s e . R e u s e , r e p r o d u c t i o n o r p u b l i c a t i o n by a n y m e t h o d , i n w h o l e o r i n p a r t , i s p r o h i b i t e d . T h i s d r a w i n g i s cl a s s i fied a s p a r t o f a n u n p u b l i s h e d c o l l e c t i o n o f v i s u a l a r t u n d e r th e 19 7 8 c o p y r i g h t a c t . I t i s a n e x c l u s i v e w o r k o f o r i g i n a l au t h o r s h i p . N o n e o f t h e p i c t o r i a l g r a p h i c o r t e c h n i c a l c h a r t s o r dr a w i n g s d e p i c t e d o n t h i s s h e e t m a y b e r e p r o d u c e d b y a n y me t h o d , i n c l u d u n g t r a c i n g , b y o z a l i d , o r p h o t o c o p y i n g s t o r e d i n a r e t r i e v a l s y s t e m , o r t r a n s m i t t e d i n a n y f o r m o r b y m e a n s el e c t r o n i c , m e c h a n i c a l o r o t h e r w i s e ; n o r m a y t h e y b e u s e d o r re -us e d f o r a n y p u r p o s e w i t h o u t t h e e x p r e s s p r i o r w r i t t e n pe r m i s s i o n . T i t l e a n d o w n e r s h i p r e m a i n s w i t h t h e a u t h o r w i t h o u t pr e j u d i c e . V i s u a l c o n t a c t w i t h t h e s e p l a n s s h a l l c o n s t i t u t e pr i m a f a c i e e v i d e n c e o f t h e a c c e p t a n c e o f t h e s e r e s t r i c t i o n s . AL L R I G H T S R E S E R V E D . C o p y r i g h t © 20 1 2 S T Y X W O R K S L L C . UP 2 0 x 7 3 / 1 6 " = 1 2 ' req'd. vision triangle = 50' re q ' d . v i s i o n t r i a n g l e = 5 0 ' 10' 15 ' 28 ' - 1/ 1 6 " 39 ' - 4 " 15'-10"25'-4"14'-10" 25'-4"14'-8" 1' - 1/ 2 " 24 ' 14 ' - 3 1/ 2 " 10 ' - 1 1 11 / 1 6 " 25 ' 5' 5' exist. overhead power lines exist. utility pole req'd. vision triangle @ alley proposed (signed) parking for house proposed new perm. paving for patio proposed parking for house existing bldg. footprint proposed addition for tasting room proposed exterior stair proposed curb to create boulevard proposed parking space for house proposed fence proposed fence proposed gate existing walk proposed bike parking 549 East Babcock Street Zoning: B-3 * Falls within City of Bozeman Neighborhood Conservation Overlay East Babcock (minor arterial) So u t h W a l l a c e (m i n o r a r t e r i a l ) e x i s t . p r o p e r t y l i n e - 1 4 0 ' Alley exist. property line - 56' exist. property line - 56' e x i s t . p r o p e r t y l i n e Legal Address: ROUSE 1ST ADD, S07, T02 S, R06 E, BLOCK B, Lot 15 - 16 Note: Property boundaries & building locations are according to survey provided by TD & H Engineering (ph. 406.586.0277) unless noted otherwise. ci t y s e w e r ci t y w a t e r conc. sidewalk to neighbor's exis t i n g t r e e exis t i n g t r e e exis t i n g t r e e Gross Area Calculation: Proposed Restuarant (tasting room): Main Level = 1,348 sq. ft. Upper Level (storage) = 550 sq. ft. Total - 1,898 sq. ft. Lot Coverage/Floor Area Calculation: Lot Area (gross) = 7,840 sq. ft. Total house footprint = 1,127 sq. ft. proposed restaurant = 1,348 sq. ft. existing garage = 996 sq. ft. SUM total proposed bldg. footprint = 2,475 sq. ft. ex i s t i n g ho u s e Heebs (SE co r n e r ) assumed sewer location (exist. to remain) assumed water location (exist. to remain) tasting r o o m cider pressing bottling tan k / s h o w r o o m bath proposed sewer pr o p o s e d w a t e r su b - f e e d f r o m h o u s e board formed concrete w/ natural finish solar array on roof hori. corrugated bonderized metal siding opaque windows aluminum curtain-wall entrance random new fir, vert. board siding on batten modular steel railing sections for outdoor seating corral flat bonderized steel panels 12 2 random new fir, vert. board siding on batten hori. corrugated bonderized metal siding steel gate support continues to post @ property (see plan) steel railingflat "green" roof w/ native plants sliding steel gate w/ barn door style above vert. corrugated bonderized metal panels standing seam metal roof w/ concealed fastners random new fir, vert. board siding on batten modular steel railing sections for outdoor seating corral solar array on roof hori. corrugated bonderized metal siding steel stairs flat "green" roof w/ native plants 29'-6" max roof ht. solar array on roof hori. corrugated bonderized metal siding random new fir, vert. board siding on batten steel railing and stairs steel columns and deck opaque windows flat bonderized steel panels 12 2 Conveyor Elevator Grinder Scrubber Bin Dumper (on wheels) 72" x 72" 44" x 44" 36"x36" 60" x 24" Press 81 1/2" x 64" UP 2 0 x 7 3 / 1 6 " = 1 2 ' 16'25'-4"14' 1' - 6 " 24 ' 1' - 6 " 12 ' - 9 1/ 2 " 51/ 2 " 17 ' - 2 " 22 ' - 2 " 39 ' - 4 " board form freestanding wall gate into backyard gate fence deck above emergency exit gate for patio Bottler DW (existing block footprint) optional patio (e x i s t i n g b l o c k f o o t p r i n t ) sliding gate Tasting Room A: 548.03 sq ftTank Room A: 170.50 sq ft Bottle Room A: 129.59 sq ft Restroom A: 65.14 sq ft Pressing Room A: 292.50 sq ft Seasonal Patio A: 289.99 sq ft DN 2 0 x 7 3 / 1 6 " = 1 2 ' 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 39 ' - 4 " 8'25'-4" 17 ' - 2 " 10 ' 12 ' - 2 " (e x i s t i n g b l o c k f o o t p r i n t ) (existing block footprint) Household Storage A: 459.08 sq ft Mech. A: 34.12 sq ftDeck A: 74.98 sq ft open to below open to below General Project Information Project Name: Cider House Address: 549 East Babcock Bozeman, Montana 59715 Owner/Client: Yellowhouse LLC (Glen Deal) Sequence of Proposed Site/Bldg. Alterations 1. demolition of existing to-be-removed structure & sitework as indicated 2. construct proposed improvements and addition to building 3. complete all site and landscaping improvements Building Information Occupancy Group: B Construction Type: Type V-B Max. Occupant Load: 43 Net building area (sq.ft.): 1700 Function of Space zone/room name Approx. Area (SQ. FT.) Floor Area in SQ. FT. per occupant Maximum Occupant Load GROSS Accessory areas, mechanical pressing room 293 1 tank room 171 1 upper floor storage 459 300 2 mechanical room 34 1 Subtotal 957 5 Restuarant Area tasting room 548 37 15 Subtotal 548 37 Business Areas bottle room 130 1 100 Subtotal 130 1 Restrooms unisex restroom 1 65 n/a Subtotal 65 n/a TOTAL 1,700 43 OccupancySquare Footage Calculations Main Level press room 293 s.f. bottle/dishwashing room 130 s.f. tank/showroom 170 s.f. tasting room 548 s.f. restroom 65 s.f. walls 191 s.f. TOTAL (gross) 1398 s.f. Upper Level storage 459 s.f. mechanical 34 s.f. walls 101 s.f. TOTAL (gross) 601 s.f. Exterior Patio patio 290 s.f. Building Uses (percentage) Main Level 293 s.f. pressing room 20% 130 s.f. bottle/dishwashing room 9% 170 s.f. tank/showroom 11% 548 s.f. tasting room 37% 65 s.f. restroom 4% 290 s.f. patio 19% 1496 s.f. TOTAL 100% Kitchen/Ferm. space is 40 % of s.f. Retail space is 60 % of s.f. N N SCALE: 1/16" = 1'-0"1 Site Plan SCALE: 1/8" = 1'-0"8 East Elevation SCALE: 1/8" = 1'-0"7 North Elevation SCALE: 1/8" = 1'-0"9 South Elevation SCALE: 1/8" = 1'-0"6 West Elevation SCALE: 1/8" = 1'-0"2 Main Level Plan SCALE: 1/8" = 1'-0"3 Upper Level Plan 4 conceptual perspective looking NW 5 conceptual perspective looking SWMaterial Samples bonderized corrugated metal siding standing seam metal roofing (gray)rough-sawn fir vert. board siding board formed concrete aluminum clad windows & doors (black/bronze anodized) - f o r P l a n n i n g D e p a r t m e n t R e v i e w - bonderized metal garage door 80 sheet #: revisions: project: project #: date: drawn by: 40 6 . 5 8 2 . 1 4 9 9 t e l Bo z e m a n , M o n t a n a 59 7 1 5 40 6 . 5 8 2 . 7 8 9 4 f a x 41 5 e a s t b i r c h s t . Ci d e r H o u s e 54 9 E a s t B a b c o c k Bo z e m a n , M o n t a n a 5 9 7 1 5 Cl i e n t : Y e l l o w h o u s e L L C ( G l e n D e a l ) ©20 1 2 • s t y x w o r k s LL C T.S. 1106 Al l d i m e n s i o n s a n d o n -si t e c o n d i t i o n s a r e t o b e v e r i fied b y t h e g e n e r a l c o n t r a c t o r . Cl a r i f y a n y d e s i g n d i s c r e p a n c i e s w i t h t h e A r c h i t e c t • D O N O T S C A L E D R A W I N G S ! Cider House Landscaping & Fences th o r @ s t y x w o r k s . c o m 5/2/12 L.1 Th e u s e o f t h e s e p l a n s s h a l l b e r e s t r i c t e d t o t h e o r i g i n a l p r o j e c t si t e f o r w h i c h t h e y w e r e c r e a t e d , a n d p u b l i c a t i o n t h e r e o f i s ex p r e s s l y l i m i t e d t o s u c h u s e . R e u s e , r e p r o d u c t i o n o r p u b l i c a t i o n by a n y m e t h o d , i n w h o l e o r i n p a r t , i s p r o h i b i t e d . T h i s d r a w i n g i s cl a s s i fied a s p a r t o f a n u n p u b l i s h e d c o l l e c t i o n o f v i s u a l a r t u n d e r th e 19 7 8 c o p y r i g h t a c t . I t i s a n e x c l u s i v e w o r k o f o r i g i n a l au t h o r s h i p . N o n e o f t h e p i c t o r i a l g r a p h i c o r t e c h n i c a l c h a r t s o r dr a w i n g s d e p i c t e d o n t h i s s h e e t m a y b e r e p r o d u c e d b y a n y me t h o d , i n c l u d u n g t r a c i n g , b y o z a l i d , o r p h o t o c o p y i n g s t o r e d i n a r e t r i e v a l s y s t e m , o r t r a n s m i t t e d i n a n y f o r m o r b y m e a n s el e c t r o n i c , m e c h a n i c a l o r o t h e r w i s e ; n o r m a y t h e y b e u s e d o r re -us e d f o r a n y p u r p o s e w i t h o u t t h e e x p r e s s p r i o r w r i t t e n pe r m i s s i o n . T i t l e a n d o w n e r s h i p r e m a i n s w i t h t h e a u t h o r w i t h o u t pr e j u d i c e . V i s u a l c o n t a c t w i t h t h e s e p l a n s s h a l l c o n s t i t u t e pr i m a f a c i e e v i d e n c e o f t h e a c c e p t a n c e o f t h e s e r e s t r i c t i o n s . AL L R I G H T S R E S E R V E D . C o p y r i g h t © 20 1 2 S T Y X W O R K S L L C . 3" 5' - 9 " 6' - 6 " varied widths 6x6 treated posts2x4 r.s. wood cap 1x6 vertical r.s. fir w/ 1/4" gaps board formed concrete wall 1x6 r.s. fir gate Ci d e r B u i l d i n g Fr o n t H o u s e tasting patio Note: All fences not detailed are to be the same as detailed below with finished "face- out" (rails to inside of yard). Post spacing & panel width varies for each fence segment. 12 ' 8" 14'6" 3" 14'-6" steel C channel w/ sliding door track mounted beneath 3" steel angle frame 3/4" dia. tube steel 4'-10"4'-10"4'-10" 6' 6x6 steel post vert. corrugated bonderized metal panels 2" dia. tube steel sliding hardware concealed inside door track 3" 5' - 9 " 6" 2' - 6 " 2' - 6 " 13/ 4 " 8" 6x6 treated posts2x4 r.s. fir cap 2x4 stringers 1x6 r.s. vert. fir w/ min. 1/4" gap 1' 11 1/ 4 " 1' - 3/ 4 " 13/ 4 " 1' 11 1/ 4 " 11 1/ 4 " 11/ 2 " 10 3/ 1 6 " 10 3/ 1 6 " 6"7'-113/8" 1 1/2" x 3/16" steel angle welded for horizontals on frame 1 1/2" x 3/16" steel angle w/ screws from below into wood cap 3" x 3" x 1/4" tube steel post in corner w/ bolted connections to railing sections 2x6 r.s. fir wood cap 12" tall concrete "curb" @ tasting patio edge sidewalk on Wallace 6" x 8" x 1/4" plate steel cast into concrete 1 1/2" x 3/16" steel angle welded frame bolted connection for railing sections to steel plate 1' 11 1/ 4 " 1' - 3/ 4 " 13/ 4 " 3"7'-91/4"21/4"3'-31/2" 1 1/2" x 3/16" steel angle welded for horizontals on frame 3" x 3" x 1/4" tube steel post in corner w/ bolted connections to railing sections removable 2 1/4" x 2 1/4" x 1/4" tube steel post 2x6 r.s. fir wood cap 12" tall concrete "curb" at edge of patio 1 1/2" x 3/16" steel angle welded gate panel bolted connections behind steel angle hinges attached to steel plate cast in wall board formed concrete entry facade vert. corrugated bonderized metal panel 2 3/4" x 2 3/4" x 1/4" receiver tube for post UP 2 0 x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est Side of Patio Fence SCALE: 1/4" = 1'-0"6 North Gate Detail SCALE: 3/8" = 1'-0"3 Typical Wood Fence Section SCALE: 1/2" = 1'-0"5 South Patio Fence SCALE: 1/2" = 1'-0"4 East Patio Fence & Gate Landscaping Plan DRAFT - f o r P l a n n i n g D e p a r t m e n t R e v i e w - 81