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Home My WebLink AboutMontana Hardwater Distillery Preliminary Conditional Use Permit_12Page 1 of 18 Z14134 Staff Report for the Montana Hardwater Distillery Conditional Use Permit REVISIONS SINCE THE INTIAL STAFF REPORT ARE SHOWN IN RED. Date: City Commission Public Hearing July 14, 2014 Project Description: Montana Hardwater Distillery Preliminary Conditional Use Permit application to allow the reuse of an existing building for manufacturing and retail sales for on-premise consumption of alcohol produced on site, not to exceed 10,000 square feet or 50 percent of the facility, whichever is less, and the construction of associated parking and related site improvements. A zoning variance is requested to Section 38.21.060.1 BMC to allow parking to encroach into a required corner side yard. The project is a conditional use in the M-1, Light Manufacturing zoning district on property at the northeast corner of the intersection of North Broadway Ave. and Fridley St., Application Z14134. Project Location: 428 N. Broadway Ave., Lot 2, Block 49, Northern Pacific Addition, Section 7, T2S, R6E, City of Bozeman, Gallatin County, Montana. Recommendation: Approval of Conditional Use Permit and variance with conditions and code provisions. Recommended Motion for Zoning Variance: Having reviewed and considered the application materials, public comment, and all of the information presented, I hereby adopt the findings presented in the staff report for application Z14134 and move to approve the requested variance to Section 38.21.060.C.1 BMC to allow parking to encroach into a required corner side yard. Recommended Motion for Conditional Use Permit: Having reviewed and considered the application materials, public comment, and all of the information presented, I hereby adopt the findings presented in the staff report for application Z14134 and move to approve the conditional use permit with conditions and subject to all applicable code provisions. Report Date: July 10, 2014 Staff Contact: Brian Krueger, Development Review Manager Dustin Johnson, Development Review Engineer Agenda Item Type: Action (Quasi Judicial) EXECUTIVE SUMMARY Unresolved Issues None Project Summary An application has been made to allow the reuse of an existing building for manufacturing (distilling of alcohol) and retail sales for on-premise consumption of alcohol produced on Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 2 of 18 site. A limitation on area used for serving is imposed by the municipal code. Due to the on- premise consumption of alcohol a conditional use permit is required. The application only applies to a portion of the existing building and site. Page A1.1 of the applicant’s materials clearly shows the boundaries of the application. The site was previously granted variances in 1992 relating to parking and yard encroachments. The applicant’s materials contain correspondence from the City at that time. The Development Review Committee at their June 24, 2014 meeting voted unanimously to recommend approval of the application with the conditions and code provisions identified in this report. No public comments have been received for this application. Additional information was provided on July 10, 2014 regarding the requested variance. A copy of the information is attached. The analysis of Criterion Two of the variance criteria is affected by the new information. 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. Deny the variance and approve the CUP which would have the effect of requiring removal of some of the serving area; 5. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 3 SECTION 2 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 8 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 9 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 9 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 10 SECTION 6 - STAFF ANALYSIS......................................................................................... 11 Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 11 Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 13 Zoning Variance Review Criteria – Section 38.35.060 .................................................... 15 PUBLIC COMMENT ............................................................................................................. 16 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17 Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 3 of 18 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 18 FISCAL EFFECTS ................................................................................................................. 18 ATTACHMENTS ................................................................................................................... 18 SECTION 1 - MAP SERIES Surrounding Zoning and Land Uses North: Mixed Use; zoned M-1 Light Manufacturing District South: Building Materials Sales; zoned M-1 East: Building Materials Sales; zoned M-1 West: Single & Two household Residential; zoned R-2 Residential Two Household Medium Density District Page 4 of 18 Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 5 of 18 Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 6 of 18 Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 7 of 18 Proposed Site Plan Page 8 of 18 SECTION 2 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES A zoning variance is requested to Section 38.21.060.1 BMC to allow parking to encroach into a required corner side yard along Fridley Street. Parking encroachments into corner side yard Page 9 of 18 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the project. Recommended Conditions of Approval: 1. A copy of the Montana Department of Revenue domestic distillery license for the establishment shall be submitted to the Department of Community Development prior to the sale of alcoholic beverages. 2. The right to serve alcohol to patrons 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 open alcohol container, minor in possession of alcohol, or any other applicable law regarding consumption and/or procession of alcohol. 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. 4. The applicant shall submit a written narrative outlining how each of the conditions of approval and code provisions has been satisfied with the final plan application. 5. A Pretreatment Program Sanitary Sewer Survey shall be completed by the Applicant and submitted to the Engineering Department prior to FSP approval. 6. The pedestrian ramp on the northeast quadrant of the intersection of Broadway and Fridley shall be brought up to current ADA standards. 7. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS 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 you with the document to record. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 10 of 18 B. Section 38.23.170 BMC discusses trash enclosures. Temporary storage of garbage, refuse and other waste materials shall be provided for every use, other than single- household dwellings, duplexes, individually owned town house or condo units, in every zoning district, except where a property is entirely surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers inside the garage in which case an explanation of how trash is dealt with shall be provided in the written narrative accompanying your final site plan. The size of the trash receptacle shall be appropriately sized for the use and approved by the City Sanitation Department. Accommodations for recyclables must also be considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the site plan, indicating the location of the trash enclosure, dimensions of the receptacle and enclosure and details of the materials used, shall be sent to and approved by the City Sanitation Division (phone: 582-3238) prior to site plan approval. (e.g. written approval from local waste services for the removal of solid waste and/or provisions for screening of collection areas shall be provided with the final site plan). Final approval of the trash enclosure is required at final plan review. C. Section 38.25.020.L BMC provides the requirements for pedestrian facilities in parking lots. Concrete sidewalks a minimum of three feet in width shall be provided between any existing or proposed building and adjacent parking lot. Where sidewalk curbs serve as wheel stops, an additional two feet of sidewalk width is required. Sidewalks are not provided at the required width where parking spaces use sidewalk curb as wheel stop. D. Section 40.02.750 BMC addresses requirements for protective devices. In Accordance with the BMC Section 40.02.750 the Water/Sewer Superintendent is requiring an inspection of your water service to determine whether the water service has backflow protection and if such protection is installed that the device is appropriate for the level of use for the facility. If the service has been found without backflow protection the applicant will have a preventer and expansion tank installed. If the existing device does not provide adequate protection, the applicant will be required to replace the preventer with a preventer that is designed to provide adequate protection. Please call the Water Department’s Backflow specialist @ 582-3200 to arrange an inspection of the water service. A required provision from the Water and Sewer Department. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Project Name: Montana Hardwater Distillery Sales of Alcohol for On Premises Consumption CUP andVariance File: Z14134 The Development Review Committee (DRC) considered the conditional use permit and variance application on June 11 and 18, 2014 and completed the review with a recommendation of conditional approval on June 25, 2014. The City Commission is scheduled to hold a public hearing and review the application at their July 14, 2014 meeting. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 11 of 18 SECTION 6 - 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. 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. 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 This proposed land use and site design is consistent with the Industrial land use classification identified for this property in the City’s adopted Growth Policy (Figure 3-1: Future Land Use Map). No conflicts with the goals and objectives of the growth policy have been identified. This use is permitted within the M-1 zoning district with the approval of a CUP. See also Appendix B. 2. Conformance to this chapter, including the cessation of any current violations The project is generally conforming to the standards as presented and will comply fully with identified conditions and code requirements. See also Section 3 of this report above for a listing of specific points which need to be addressed to achieve full compliance. 3. Conformance with all other applicable laws, ordinances, and regulations Some additional steps are required to demonstrate compliance as the project moves forward. Applications for final plan(s), building permits, storm water permits, and State permits for access will be made in due time. All permits must be in hand before construction will be approved. 4. Relationship of site plan elements to conditions both on and off the property Site plan elements depicted on the submitted plans appear to be reasonably related to adjacent and on-site conditions. The use is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to access, parking, circulation, and accessibility. The design and arrangement of the elements of the plan (e.g., building, access, circulation, outdoor spaces, and landscaping, etc.) are such that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and they produce an efficient, functionally organized and cohesive development. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions An updated traffic analysis was not required by the Engineering Division for this project due to the nature of the proposed uses. Parking is being provided in accordance with regulations. Improvements to the parking and circulation on site will accommodate the proposed use. A variance to allow parking to encroach in the corner side yard is a part of this application, see the analysis below. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 12 of 18 6. Pedestrian and vehicular ingress and egress The proposed vehicular accesses conform to access spacing as approved by the City Engineer. Pedestrian access is provided from the street frontage pedestrian sidewalks on Broadway Avenue and Fridley Street into the site in multiple places. A code provision requiring correction is noted in Section 4 to require that the internal sidewalks are of adequate width when adjacent to parking spaces. 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 proposed landscaping meets the minimum landscaping standards. 8. Open space As a commercial project, there are no specific open space or parkland requirements. 9. Building location and height No changes to the building height are proposed other than the roof mounted solar photovoltaic panels. All improvement are within the height limit of the M-1 zone. The building is to remain in its existing location. An outdoor patio with pergola is proposed and meets setback requirements. 10. Setbacks No new construction or changes to the site impact setback requirements. 11. Lighting No outdoor lighting details were provided with the application. Lighting details shall be provided with the final plan application/materials if proposed. 12. Provisions for utilities, including efficient public services and facilities No new extensions of infrastructure are required or proposed with this project. 13. Site surface drainage The site drains to the existing perimeter streets. Stormwater retention is proposed for the parking area. The City Engineering Department has reviewed the surface drainage and stormwater provisions for the project. A final grading and drainage plan is required with the final plan application. 14. Loading and unloading areas No designated loading zone is required for the proposed use. An existing loading dock is to be utilized from the easternmost drive access from Fridley Street. Adequate access and backing area is provided. 15. Grading No significant grading is proposed. 16. Signage A comprehensive sign plan was submitted as part of this submittal. A formal sign permit is required before any sign installation. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 13 of 18 17. Screening Any mechanical equipment not shown on the preliminary plan materials that may be proposed later must be screened per the municipal code. Required parking lot screening is provided along Broadway Avenue. 18. Overlay district provisions Not applicable this site is not within an overlay district. 19. Other related matters, including relevant comment from affected parties No public comment has been received at this time. 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. This site is on one lot. 21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code. Not applicable. 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: 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 site is adequate in size and topography to accommodate the use and the project relates to the other land and uses in the vicinity. Staff incorporates the plan review findings presented above in Section 38.19.100 as supporting evidence. 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; Staff has not identified any hazards to the public health and safety and finds that the application generally complies with the Unified Development Code as conditioned. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 14 of 18 Staff has not received any public comment as of the writing of this report. Any public comment received after the completion of the Commission packets will be distributed to the Commission members at the public hearing. Following review of the proposed application with the inclusion of the recommended conditions and correction of the identified code provisions, staff finds that the proposed use will have no material adverse effect upon abutting properties unless evidence presented at the public hearing proves otherwise. 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 has identified, through the review process, recommended project conditions that are included to protect the public health, safety, and general welfare. Please see the recommended conditions of approval and findings within this report. Several of these are standard conditions of approval that the City has consistently applied to alcohol serving establishments and conditional use permits. 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 Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 15 of 18 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. The necessary recording of documents will be addressed as part of the final plan process and will be required prior to approval of the final plan. A document to be recorded will be provided by the City following preliminary approval. Zoning Variance Review Criteria – Section 38.35.060 The location and scope of the requested variance is shown on Page 8 of the staff report and sheet V1.1 of the applicant’s materials. In acting on an application for a variance, the review authority shall designate such lawful conditions as will secure substantial protection for the public health, safety and general welfare, and shall issue written decisions setting forth factual evidence that the variance meets the standards of MCA 76-2-323 in that the variance: 1. Will not be contrary to and will serve the public interest; The variance request from Section 38.21.060.1 BMC to allow parking to encroach into a required corner side yard along Fridley Street will serve the public interest by reconfiguring the existing parking to conform to parking space dimensional sizing, closing the unpermitted access at the north end of the existing parking area, adding stormwater facilities to the parking area, and adding ADA parking and access in a location as close as possible to the primary entrance. Staff finds that this variance will not be contrary to and will serve the public interest. 2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal meaning of this chapter: a. Hardship does not include difficulties arising from actions, or otherwise be self- imposed, by the applicant or previous predecessors in interest, or potential for greater financial returns; and b. Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on previously lawful lots, and governmental actions outside of the owners control; The findings in this section apply to the variance request and are related to hardship and conditions unique to the property. This review criterion strives to eliminate self imposed actions and financial considerations from being the source of variance support. The proposed parking lot improvements improve the overall site circulation, stormwater control, and access. See sheet A1.1 of the application. The proposed parking encroachment into the setback is related to the overall parking demand for the use. The application proposes indoor and outdoor seating areas that could be reduced to lower the parking requirement. If the parking requirement for the site were less all parking spaces could be accommodated outside of the side yard setback. Two parking spaces would need to be removed to make the site compliant with the corner side yard parking setback requirement. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 16 of 18 However, the existing building locations, floor heights, and ground elevation influence the location of the ADA compliant parking space. Space 2 on Sheet A1.1 of the application materials. There are specific requirements which must be met for size of ADA parking areas and how they are sited in relation to the buildings they serve. The new information submitted on July 10th provides support for the assertion that the ADA parking space needs to be located as shown on the plans to comply with applicable ADA parking standards. There is a portion of parking stall 11 which is also affected by the variance request. It is a small portion of the parking stall. Given that the variance is primarily for the ADA space the additional affect is de minimis. Staff finds that this variance is related to conditions unique to the property and unnecessary hardship would result from the enforcement of the literal meaning of the title. 3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial justice; Staff finds that approval of the requested variance will observe the spirit of Chapter 38, the Unified Development Code as well as the adopted growth policy and do substantial justice. If approved, the variance enables the reuse and intensification of a light industrial building for a use consistent with the character of the neighborhood and district. The project is consistent with Bozeman Community Plan goals and objectives including: Land Use Principles: Sense of Place-“The preservation and strengthening of the unique features and building environment which gives a sense of place is important for Bozeman’s individual identity to continue in the future… The sense of place will be strengthened through development which fills in existing gaps in the City and helps to reinforce the compact pattern of historic Bozeman” (Page 3-3) Land Use Principles: Urban Density-“Fundamental to the efficient and cost effective provision of urban services, multimodal transportation oriented development and a compact development pattern is a concentration of persons and activities…Quality site and architectural design will materially affect the success and acceptability of urban density and scale of development.” (page 3-5) Objective LU-2.3 “Encourage redevelopment and intensification, especially with mixed uses, or brownfields and underutilized property within the City consistent with the City’s adopted standards.” Objective C-3.2 “Provide for neighborhood focal points to encourage local identity within the community and provide a place for social interaction. (page 4-5) Objective ED-1.1”Support business creation, retention, and expansion. Emphasize small businesses, “green” businesses, and e-businesses. (page 8-4) With exception of the location of the parking encroachment onto Fridley the proposed use meets all other Municipal Code requirements. Staff finds that this variance will observe the spirit of the Bozeman Municipal Code and the adopted Bozeman Community Plan (growth policy). PUBLIC COMMENT No public comment has been received to date. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 17 of 18 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned M-1, Light Industrial District: “The intent of the M-1 light manufacturing district is to provide for the community's needs for wholesale trade, storage and warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may be necessary.” Adopted Growth Policy Designation: Industrial: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Industrial”. The “Industrial” classification provides areas for the heavy uses which support an urban environment such as manufacturing, warehousing and transportation hubs…Although use in these areas is intensive, these areas are part of the larger community and should meet basic standards for landscaping and other site design issues and be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description Montana Hardwater Distillery Preliminary Conditional Use Permit application to allow the reuse of an existing building for manufacturing and retail sales for on-premise consumption of alcohol produced on site, not to exceed 10,000 square feet or 50 percent of the facility, whichever is less, and the construction of associated parking and related site improvements. A zoning variance is requested to Section 38.21.060.1 BMC to allow parking to encroach into a required corner side yard. This use is allowed in the M-1, Light Manufacturing, zoning district with approval of a CUP by the City Commission as “Retail sales for on-premise consumption of alcohol produced on site, not to exceed 10,000 square feet or 50 percent of the facility, whichever is less.” The applicants propose a total facility size of approximately 2592 square feet including the outdoor patio. The proposed tasting room serving area, bar, and outdoor patio area for retail sales of alcohol use is a total of 781 square feet. Background The site and tenant space in question was built many years ago. Following a fire site approval, including some variances, was granted to rebuild on the existing foundation. The variances addressed parking and landscaping encroachments as well as driveway widths. The application material includes correspondence from the City in 1992 addressing the variance. This application seeks to add the sales of alcohol for on premises consumption in a proposed distillery. Changes to the site are proposed to bring the nonconforming site into greater conformance with code requirements. Z14134, Staff Report for the Montana Hardwater Distillery CUP Page 18 of 18 APPENDIX C – NOTICING AND PUBLIC COMMENT Noticing was provided at least 15 and not more than 45 days prior to the expected decision by the City Commission. No public comment has been received to date. APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner: Polus Family Trust, 428 North Broadway Avenue, Bozeman, MT 59715 Applicant: Montana Hardwater Distillery, LLC 428 North Broadway Avenue, Bozeman, MT 59715 Representative: Intrinsik Architecture, Inc, 111 N. Tracy Avenue, Bozeman, MT 59715 Report By: Brian Krueger, Development Review Manager; Dustin Johnson, Development Review Engineer FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Applicant’s submittal materials MONTANA HARDWATER DISTILLERYMONTANA HARDWATER DISTILLERYMONTANA HARDWATER DISTILLERYMONTANA HARDWATER DISTILLERY CUP ApplicationCUP ApplicationCUP ApplicationCUP Application May 2014May 2014May 2014May 2014 231 Table of ContentsTable of ContentsTable of ContentsTable of Contents Project Narrative Compliance with Variance Review Criteria Development Review Application & Checklists & Certificates EXHIBITS Exhibit A: Aerial Site Map Exhibit B: Aerial Site Image Exhibit C: Zoning & Construction Route Map Exhibit D: Site Photographs Exhibit E: Model Images Exhibit F: Preliminary Comprehensive Sign Plan Drawing Set 232 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N PROJECT NARRATIVEPROJECT NARRATIVEPROJECT NARRATIVEPROJECT NARRATIVE This Conditional Use Permit Application proposes to allow a distillery and tasting room to occupy a portion of the existing building and site located northeast of the intersection of North Broadway Avenue and Fridley Street. Montana Hardwater Distillery (MTHD) is the masterwork of four friends with a passion for Bozeman, the outdoors and handcrafted spirits as evidenced by their mission statement: “We, like other true craft distillers, embrace the grain-to-glass approach using local products, water and people. We strive to produce premium products, to be a good neighbor and community partner and embrace the Montana culture that we cherish.” The design draws inspiration from the processes used to create craft spirits. Wood reclaimed from the aging of alcohol will be repurposed as exterior siding and interior detailing. Large openings throughout the building will not only enhance the connection between interior and exterior spaces, but will also allow for transparency in showcasing the care taken during the crafting of unique and quality spirits. The existing building will painted and prepared for the installation of sustainable systems, such as solar hot water and photovoltaic panels. Overall this project will be a major improvement for the area. The following specific building and site enhancements are proposed: · Parking lot alterations to improve the existing configuration and provide an accessible parking space and ramp to the primary entrance · Significant site landscaping and screening · Major façade improvements and new signage · Extensive interior remodel · New outdoor seating area The portion of the building proposed to be used for the distillery and tasting room was reconstructed in 1992 following a fire. Variances were granted at that time (from the 1992 version of the code, specifically Sections 18.34.050 and 18.50.110.C.2.b) to allow parking to encroach into the required setbacks and to allow wider than typical drive accesses. A slight modification to the encroachment variance (related to Section 38.21.060.C.1 of the current UDC) as well as shifting the existing drive access slightly west are proposed with this application to provide a more functional parking lot with an accessible parking space and ramp. Note that the total amount of impervious surface will decrease and the site landscaping will be significantly enhanced. In terms of the number of parking spaces, the indoor serving area is 450 square feet, the outdoor serving area is 170 square feet and the food processing area is 1,455 square feet which equates to a total of 13 required parking spaces including one disabled accessible space. The hours of operation for the tasting room will be 10am-8pm. The project is located within the M1 District and is designated as “Industrial” in the Bozeman Community Plan. Existing tenants include a variety of businesses classified as manufacturing, warehousing, office, residential and food processing. Note that this application does not include changes to the north portion of the building or site. In terms of schedule, construction is anticipated to start mid-August. Please refer to the attached drawing set for more detailed information. 233 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N COMPLIANCE WITH VARICOMPLIANCE WITH VARICOMPLIANCE WITH VARICOMPLIANCE WITH VARIANCE REVIEW CRITERIAANCE REVIEW CRITERIAANCE REVIEW CRITERIAANCE REVIEW CRITERIA Two variances already exist for the subject property to essentially allow the parking lots to be located within the front and corner side yard setbacks and to allow wider drive accesses. A modification to the setback variance is requested from Section 38.21.060.C.1 of the UDC to allow the reconfigured parking and disabled accessible parking space to encroach into the required 15-foot corner side yard setback. 1.1.1.1. Will not be contrary to and will serve the public interest; Will not be contrary to and will serve the public interest; Will not be contrary to and will serve the public interest; Will not be contrary to and will serve the public interest; Approval of the variance will better serve the public interest by reconfiguring an awkward parking lot and adding a disabled accessible space and ramp. The proposed site improvements including building upgrades and extensive landscaping and parking lot screening will also better serve the public interest. 2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary 2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary 2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary 2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal meaning hardship which would unavoidably result from the enforcement of the literal meaning hardship which would unavoidably result from the enforcement of the literal meaning hardship which would unavoidably result from the enforcement of the literal meaning of this chapter: of this chapter: of this chapter: of this chapter: a.a.a.a. Hardship does not include difficulties arising from actions, or otherwise be selfHardship does not include difficulties arising from actions, or otherwise be selfHardship does not include difficulties arising from actions, or otherwise be selfHardship does not include difficulties arising from actions, or otherwise be self----imposed, by imposed, by imposed, by imposed, by the applicant or previous predecessors in interest, or potential for greater financial returns; the applicant or previous predecessors in interest, or potential for greater financial returns; the applicant or previous predecessors in interest, or potential for greater financial returns; the applicant or previous predecessors in interest, or potential for greater financial returns; andandandand b.b.b.b. Conditions unique to the property may include, but are not limited to, slope, presence of Conditions unique to the property may include, but are not limited to, slope, presence of Conditions unique to the property may include, but are not limited to, slope, presence of Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on previously lawful lots, and watercourses, after the fact imposition of additional regulations on previously lawful lots, and watercourses, after the fact imposition of additional regulations on previously lawful lots, and watercourses, after the fact imposition of additional regulations on previously lawful lots, and governmental actions outside of the owners control;governmental actions outside of the owners control;governmental actions outside of the owners control;governmental actions outside of the owners control; The existing building and parking lot were reconstructed in the early 1990s following a fire. The approved and constructed layout included an awkward, unattractive and inefficient parking lot without any disabled accessible parking spaces. The proposed layout includes elimination of the narrow drive aisle that connected to North Broadway Avenue, an enhanced buffer for the existing parking in the North Broadway Avenue setback, enhanced landscaping at the corner and a new van accessible disabled parking space. This accessible space is proposed at this specific location to allow for enough linear feet to provide an appropriately sloped ramp to the primary building entrance. Overall, approval of the modification to the existing variance will vastly improve the overall site. 3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial 3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial 3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial 3. Will observe the spirit of this chapter, including the adopted growth policy, and do substantial justice; justice; justice; justice; This proposal supports the spirit, goals and objectives of the adopted Community Plan specifically including the following: · Sense of Place— “The preservation and strengthening of the unique features and built environment which give a sense of place is important for Bozeman’s individual identity to continue in the future… The sense of place will be strengthened through development which fills in existing gaps in the City and helps to reinforce the compact pattern of historic Bozeman” (Page 3-3) · “Quality site and architectural design will materially affect the success and acceptability of urban density and scale of development” (Page 3-5). · “Provide for neighborhood focal points to encourage local identity within the community and provide a place for social interaction” (Page 4-5). · “Support business creation, retention, and expansion. Emphasize small businesses…” (Page 8-4). 234 Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN FEE APPLIES- $ DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet: Polus Family Trust Montana Hardwater Distillery CUP Application 428 North Broadway Avenue, Bozeman MT 59715 Montana Hardwater Distillery, LLC Intrinsik Architecture, Inc. 111 North Tracy Avenue, Bozeman MT 59715 406-582-8988 sriggs@intrinsikarchitecture.com 406-582-8911 428 North Broadway Avenue Conditional Use Permit Application to allow distillery and tasting room and related site improvements - see attached narrative M-1 Mixed use (manufacturing, warehousing, food processing, offices, residential) Industrial NORTHERN PACIFIC ADD, S07, T02 S, R06 E, BLOCK 49, Lot 2, PLAT C-23-T 26049 260490.598 0.598 428 North Broadway Avenue, Bozeman MT 59715 brady.wiseman@gmail.com 406-581-1148 235 Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07, revised 11/14/11) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDC section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: x x xvariance?38.21.060.C.1 Corner Side Yard Setback x 236 SITE PLAN CHECKLIST These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following: Design Review Board (DRB) Site Plan Review Thresholds Yes No 1. 20 or more dwelling units in a multiple household structure or structures 2. 30,000 or more square feet of office space, retail commercial space, service commercial space or industrial space 3. 20,000 or more square feet of exterior storage of materials or goods 4. Parking for more than 90 vehicles B. General Information. The following information shall be provided for site plan review: General Information Yes No N/A 1. Location map, including area within one-half mile of the site 2. List of names and addresses of property owners according to Chapter 38.40, BMC (Noticing) 3. A construction route map shall be provided showing how materials and heavy equipment will travel to and from the site. The route shall avoid, where possible, local or minor collector streets or streets where construction traffic would disrupt neighborhood residential character or pose a threat to public health and safety 4. Boundary line of property with dimensions 5. Date of plan preparation and changes 6. North point indicator 7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet 8. Parcel size(s) in gross acres and square feet 9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use 10. Location, percentage of parcel(s) and total site, and square footage for the following: a. Existing and proposed buildings and structures b. Driveway and parking c. Open space and/or landscaped area, recreational use areas, public and semipublic land, parks, school sites, etc. d. Public street right-of-way 11. Total number, type and density per type of dwelling units, and total net and gross residential density and density per residential parcel 12. Detailed plan of all parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking, compact spaces, handicapped spaces and motorcycle parking, on- street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each Page 3 (Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11) x x x x x x x x x x x x x x x x x x x No onsite right-of-way Project does not meet DRB thresholds Existing apartment will be removed by August 15, 2014 237 Page 4 General Information, continued Yes No N/A 13. The information required by Section 38.41.060.L, BMC (Streets, Roads and Alleys), unless such information was previously provided through a subdivision review process, or the provision of such information was waived in writing by the City during subdivision review of the land to be developed, or the provision of such information is waived in writing by the City prior to submittal of a preliminary site plan application 14. Description and mapping of soils existing on the site, accompanied by analysis as to the suitability of such soils for the intended construction and proposed landscaping 15. Building design information (on-site): a. Building heights and elevations of all exterior walls of the building(s) or structure(s) b. Height above mean sea level of the elevation of the lowest floor and location of lot outfall when the structure is proposed to be located in a floodway or floodplain area c. Floor plans depicting location and dimensions of all proposed uses and activities 16. Temporary facilities plan showing the location of all temporary model homes, sales offices and/or construction facilities, including temporary signs and parking facilities 17. Unless already provided through a previous subdivision review, a noxious weed control plan complying with Section 38.41.050.H, BMC (Noxious Weed Management and Revegetation Plan) 18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC (Supplementary Documents) 19. Stormwater Management Permit Application required C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way, unless otherwise stated: Site Plan Information Yes No N/A 1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning Director 2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet 3. On-site streets and rights-of-way 4. Ingress and egress points 5. Traffic flow on-site 6. Traffic flow off-site 7. Utilities and utility rights-of-way or easements: a. Electric b. Natural gas c. Telephone, cable television and similar utilities d. Water e. Sewer (sanitary, treated effluent and storm) 8. Surface water, including: a. Holding ponds, streams and irrigation ditches b. Watercourses, water bodies and wetlands c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100-year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman Floodplain Regulations) if not previously provided with subdivision review x x x x x x x x x x x x x x x x x x x x x x x x Remodel of existing building Remodel of existing building Not in floodplain - remodel of existing building None proposed Remodel of existing building Remodel of existing building Decrease in impervious surfaces No on-site streets or rights-of-way No existing surface water on site 238 Page 5 Site Plan Information, continued Yes No N/A 9. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Chapter 40 Article 4 storm drainage ordinance and best management practices manual adopted by the City 10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate) b. The downstream conditions (developed, available drainageways, etc.) c. Any downstream restrictions 11. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features 12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict 13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance 14. Fences and walls, including typical details 15. Exterior signs. Note – The review of signs in conjunction with this application is only review for compliance with Chapter 38.28, BMC (Signs). A sign permit must be obtained from the Department of Planning and Community Development prior to erection of any and all signs. 16. Permanent and construction period exterior refuse collection areas, including typical details 17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. The materials required in Section 38.41.060.18, BMC (Lighting Plan), if not previously provided 18. Curb, asphalt section and drive approach construction details 19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information as required in Section 38.41.100, BMC (Submittal Requirements for Landscaping Plans). If required, complete section C below 20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species 21. Snow storage areas 22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near the development 23. Existing zoning within 200 feet of the site 24. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites 25. Major public facilities, including schools, parks, trails, etc. 26. The information necessary to complete the determination of density change and parkland provision required by Chapter 38.27, BMC, unless such information was previously determined by the City to be inapplicable and written confirmation is provided to the applicant prior to submittal of a preliminary site plan application. If a new park will be created by the development, the park plan materials of Section 38.41.060.16, BMC shall be provided. 27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC (Affordable Housing) which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Article 8 Section 10, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. x x No such features present on site x x x No such features present on site x x x x x x x x No such features present on site Infill location not near city limits x x x x No known historic data x No residential development proposed; existing apartment to be removed x No residential development proposed & ordinance on hold x xNone in close proximity to site 239 NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) Susan Riggs Montana Hardwater Distillery CUP 5/6/14 240 CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) 428 North Broadway Avenue 5/6/14 Susan Riggs 241 Robert Bernthal 403 N Broadway Ave Bozeman, MT 59715 Edward Spotts 416 W College Bozeman, MT 59715 525 Summer Ridge Rd Bozeman, MT 59715 Travis & Amber Kirkpatrick 407 N Broadway Ave Bozeman, MT 59715 Louisa F Hough 329 N Broadway Ave Bozeman, MT 59715 Westland Enterprises Inc PO BOX 938 Bozeman, MT 59771 Paul Neubaur 411 N Broadway Ave Bozeman, MT 59715 Matthew & Michelle Sebren 325 N Broadway Ave Bozeman, MT 59715 Simkins Properties LLC PO BOX 938 Bozeman, MT 59771 Christine & Robert McLaren 415 N Broadway Ave Bozeman, MT 59715 Kenneth Dykema PO BOX 776 Manhattan, MT 59741 Charles Brodie 931 W Hulbert Rd Bozeman, MT 59718 Leslie Driscoll 317 N Broadway Ave Bozeman, MT 59715 Dallas & Norma Thompson 326 N Plum Ave Bozeman, MT 59715 Paul & Connie Vanderjagt Windmill Properties LLC 1260 Maple Helena, MT 59601 Gaylen & Peggy M Black 1757 Highland Blvd Unit 4 Bozeman, MT 59715 Todd M Saunders PO BOX 3161 Bozeman, MT 59772 Stephen E Angell Jr 307 N Broadway Ave Bozeman, MT 59715 Kenneth & Kristin Van DeWalle 408 N Plum Ave Bozeman, MT 59715 Anna Dingman & Jared Nelson 303 N Broadway Ave Bozeman, MT 59715 Larry Willard P.O. Box 513 Bozeman, MT 59715 Barry Brown 242 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N Area proposed for alterations Aerial Site Map (2012) Image Source: City of Bozeman GIS Department N Exhibit AExhibit AExhibit AExhibit A 243 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N Area proposed for alterations Aerial Site Image (2014) Image Source: Google Earth N Exhibit BExhibit BExhibit BExhibit B 244 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N Site Zoning & Construction Route Map Image Source: City of Bozeman GIS Department N Construction Route Exhibit CExhibit CExhibit CExhibit C 245 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N EXISTING BUILDING & EXISTING BUILDING & EXISTING BUILDING & EXISTING BUILDING & SITE PHOTOGRAPHSSITE PHOTOGRAPHSSITE PHOTOGRAPHSSITE PHOTOGRAPHS Southeast Corner Southwest Corner West Elevation South Elevation (from Fridley) East Elevation Exhibit DExhibit DExhibit DExhibit D 246 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N existing building image proposed building image Exhibit E1Exhibit E1Exhibit E1Exhibit E1 247 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N existing building image proposed building image Exhibit E2Exhibit E2Exhibit E2Exhibit E2 248 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N aerial site model image aerial site model image Exhibit E3Exhibit E3Exhibit E3Exhibit E3 249 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N both screen walls closed Exhibit E4Exhibit E4Exhibit E4Exhibit E4 both screen walls open one screen wall open, one closed 250 4 2 8 E A S T B R O A D W A Y A V E N U E C U P A P P L I C A T I O N COMPREHENSIVE SIGN PLANCOMPREHENSIVE SIGN PLANCOMPREHENSIVE SIGN PLANCOMPREHENSIVE SIGN PLAN The proposed preliminary comprehensive sign plan for the building is below. Additional details will be submitted with the Final Plan set. 428 North Broadway428 North Broadway428 North Broadway428 North Broadway Signage CalculationsSignage CalculationsSignage CalculationsSignage Calculations Frontage Calcula!ons Broadway Building Frontage 201 LF Fridley Building Frontage 41 LF 242 LF Allowable Sign Calcula!ons LF Factor Signage First 25 LF 25 2 50 SF Remaining LF 217 1.5 326 SF TOTAL 376 SF Permi ed Signage 250 SF (Maximum allowed per UDC) Tenant SF (Main Floor ONLY) % Exis!ng Signage to Remain Addi!onal Allowed Signage TOTAL SIGNAGE Tenant 1 (Bozone) 1674 19.6% 0.00 28.00 28.00 Tenant 2 (Strobot/Wood Shop) 1632 19.1% 0.00 28.00 28.00 Tenant 3 (Wookey Packs) 1222 14.3% 7.50 20.50 28.00 Tenant 4 (Vast Studio/Phar North) 1917 22.4% 67.50 0.00 67.50 Tenant 5 (Montana Hardwater Dis7llery) 2105 24.6% 0.00 98.50 98.50 TOTALS 8550 100.0% 75.00 175.00 250.00 NOTES: 1. All signage must receive approval from the building owner prior to submi al to the City. 2. All signage must obtain a city sign permit before they are installed. are erected. 3. All signs must be removed when a business leaves. 4. All signs must be maintained in a working and a rac7ve manner. 5. This comprehensive signage plan may be amended by the building owner. Exhibit FExhibit FExhibit FExhibit F 251 COMPREHENSIVE SIGN PLAN CHECKLIST A comprehensive sign plan shall be submitted for all commercial, office, industrial, and civic uses consisting of two or more tenants or occupant spaces on a lot(s) subject to a common development permit or plan. The purpose of the plan is to coordinate graphics and signs with building design. All signage must be within the permitted square footage as described in Chapter 38.28, of the Bozeman Municipal Code The plan should include a written narrative explaining how the signs coordinate with each other and with the building design. The coordination could be achieved by: 1. Using the same type of sign supports or mounting. 2. Using the same type of design components such as: a. Font b. Color elements c. Materials. 3. Using the same form of illumination, or compatible forms of illumination. 4. Placing the signs in a balanced or appropriate location to reflect the building design. 5. Other types of coordination approved by the Planning Department. In addition the following are required: YES NO N/A 1. The name and address of sign approval authority (landlord developer, property owner, design committee, or no approval necessary.) , 2. The total square footage of signage allowed for the building(s) or development 3. Building elevations showing all proposed buildings and the size and location of existing and proposed signs. 4. Any special rules on temporary signs The plan should also include a statement that the approval authority agrees to the following: 1. Apply for and receive sign permits and/or approval from the City for all signs before they are erected. 2. Remove signs when a business leaves 3. Maintain all signs in a working and attractive manner. _______________________________________ Project Planner or ADR Staff _______________________________________ Director of Planning and Community Development x x x x Wendy Thomas, 252 A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2014 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA0.1NBDMontana HardwaterDistilleryCOVER SHEET428 North BroadwayBozeman, MT 59715SD05.07.2014T.B.D.111 North Tracy AvenueBozeman Montana, 59715Ph. (406) 582-8988 Fx. (406) 582-8911www.intrinsikarchitecture.com428 North Broadway AvenueBozeman, Montana 59715Montana Hardwater Distillery, LLCBozeman, Montana 59715MAY 07, 2014 ISSUED FOR: CUP REVIEWIntrinsik Architecture, INC.Architect428 North BroadwayOwnerMONTANA HARDWATER DISTILLERYContractorDRAWING INDEXA0.1 COVER SHEETC1.0 EXISTING SURVEYA1.1 PROPOSED SITE PLANA2.1 BUILDING FLOOR PLAN (EXISTING)A2.2 PROPOSED FIRST DISTILLERY FLOOR PLANA3.1 PROPOSED ELEVATIONSL1.1 LANDSCAPE PLANL1.2 LANDSCAPE PICTURESL1.3 LANDSCAPE DETAILSARCHITECTURAL253 EXISTINGDESCRIPTIONLEGENDSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:13026T1MONTANA WASHINGTON IDAHO GREAT FALLS-BOZEMAN-KALISPELL BY DATE DESCR LEWISTON SPOKANE REVISIONS Engineering tdhengineering.com BY DATE DESCR BY DATE DESCR 428 NORTH BROADWAY BOZEMAN, MONTANA SITE TOPOGRAPHY OF LOT 2, AMENDED SUB. PLAT C-23-T, IN BLOCK 49, N.P. ADD., LOCATED IN NE 1/4 S. 7, T2S, R6E, P.M.M.B13-02605/09/13164/53.DWGSA254 SSSSSEEEEEGGGGGFSFSFSFSFSWWWWWCCCCCXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEEEECCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSLINE TYPE LEGENDPROPERTY LINESETBACK LINEFENCECOMMUNICATION LINEWATER LINEFIRE SERVICE LINEGAS LINEELECTRICAL LINESEWER LINEASPHALTRAMP UPFRIDLEY STREET (60' R.O.W.)BROADWAY (70' R.O.W.)T.O. MAIN FLOOR 100.00'WOOD DECKFRONT OF CONCRETE DOCKHAS ELEVATION 99.90'T.O. MAIN FLOOR 100.00'DOCKINGAREASTORAGE BUILDINGSTORAGE BUILDINGPROPERTY LINE 90.36' (90.29' RECORD)DOCKING AREAPROPERTY LINE 128.29'PROPERTY LINE 235.62'PROPERTY LINE 106.28' (106.14' RECORD)5 METERS6 METERSMETAL STEPSUNDERGROUNDASPHALTCONCRETE RETAINING WALLUNDERGROUNDPROPERTY LINE 147.59' (147.65' RECORD)BOZONE BREWERYROOF OVERHANGABOVEDNRAMPDNDNBARTASTING ROOM(400 SQ. FT.)OUTDOOR SEATING(170 SQ. FT.)12345678 9 10 111213DISTILLERY(1455 SQ FT)BIKE RACKSOFFICEENTRYLIMITS OF WORKNEW SIDEWALKPLANTER15' - 0"FRONT YARD SETBACK20' - 0"10' - 0"REQUIRED SCREENING,LOW PLANTER W /LANDSCAPING AND SIGNNOT TO EXCEED 30"PROPOSEDPROPOSEDPROPOSED3'X3'CONCRETEPAD SLOPEDTO SWALECORNERSIDEYARDSETBACK18" WIDEDRAINAGECHASELIMITS OF WORKNEWSTORMWATERRETENTIONAREA AND SNOWSTORAGE40' STREET VISION TRIANGLE40' STREET VISION TRIANGLEEXISTING TREETO REMAINEXISTING TREEEXISTING TREETO REMAINEXISTING TREETO REMAINEXISTING TREETO REMAINEXISTING ACCESSTO REMAINEXISTING ACCESS(SHIFTED 10' TOTHE WEST)COMPACTCOMPACTNEW STORMWATER RETENTION AREA ANDSNOW STORAGEPLANTER428 NORTHBROADWAYUNDERGROUNDCOMMUNICATIONLINE TO REMAINAREA TOBEMARKEDA R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2014 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA1.1NBDMontana HardwaterDistilleryPROPOSED SITE PLAN428 North BroadwayBozeman, MT 59715SD05.07.2014NNOTES:LEGAL DESCRIPTION:LOT 2, BLOCK 49, N.D. ADD., NE 1/4 S.7,T2S, R6E, P.M.M.(AMENDED SUB. PLAT C-23-T) 1" = 10'-0"A1.12PROPOSED SITE PLANNOTES:1) VARIANCE REQUESTEDFROM 38.21.060.C.12) ADMINISTRATIVEDEVIATION REQUESTEDFROM 38.24.090.DLOT SIZE: 26056 SQ FTCOVERAGE (BUILDINGS): 9726 SQ FTCOVERAGE (TOTAL IMPERVIOUS): 21380 SQ FTCOVERAGE (TOTAL EXISTING IMPERVIOUS): 21388 SQ FTFAR:255 STORAGEVAST WOODSHOPWOOKEY PACKSWOOD SHOPSTROBOTBOZEMAN PROCESSINGDNDNDNDNRAMPBATHA2.21A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2014 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA2.1NBDMontana HardwaterDistilleryBUILDING FLOOR PLAN(EXISTING)428 North BroadwayBozeman, MT 59715SD05.07.2014 1/8" = 1'-0"A2.11BUILDING FIRST FLOOR PLAN (EXISTING)N256 A3.11A3.12A3.13VASTWOODSHOP11' 10 1/2" CEILING HTDISTILLERYT.O. MAIN FLOOR 100.00'LOADINGDOCKDNRAMPDNDNBARTASTING ROOM450 SQ. FT. (SERVING AREA)OUTDOOR SEATING170 SQ. FT.1455 SQ FTOFFICEENTRYWOMEN'SMEN'SMECHANDISEDNRAMPLIMITS OF WORK8' - 6"6' - 11 1/2"4' - 5 1/2"7' - 7 5/8"8' - 5 7/8"13' - 6 1/2"8' - 7 1/2"18' - 11 1/4"DNHATCH DENOTES SEATING AREAA R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2014 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA2.2NBDMontana HardwaterDistilleryPROPOSED FIRST DISTILLERYFLOOR PLAN428 North BroadwayBozeman, MT 59715SD05.07.2014N 1/4" = 1'-0"A2.21PROPOSED DISTILLERY FIRST FLOOR PLAN257 NEW RECLAIMED WOOD SCREEN WALLNEW TUBE STEEL PERGOLALIMITS OF WORKEXISTING METAL SIDING, PAINTNEW STEEL GUTTEREXISTING ROOFING TO REMAINNEW DARK BRONZE ANODIZED AWNING WINDOWSEXISTING METAL SIDING, PAINTNEW RECLAIMED WOOD SIDINGNEW SLIDING 16 GAUGEPERFORATED STEEL PANELFRAME OVER TUBE STEELNEW STEEL TRACKNEW DARK BRONZEANODIZED STORE FRONTASSEMBLYLIMITS OF WORK10 GAUGE STEEL PLANTERNEW RECLAIMED WOOD SCREEN WALLNEW TUBE STEEL PERGOLANEW CONCRETE RAMPNEW CONCRETE PATIONEW SIGNAGENEW SIGNAGET.O. MAIN FLOOR100' - 0"T.O. PLATE (1)112' - 0"NEW PHOTOVOLTAIC PANELSNEW STEEL AWNINGNEW TUBE STEEL PERGOLANEW OVERHEAD DOORNEW RECLAIMED WOOD TRIMNEW STEEL GUARDRAILS10 GAUGE STEEL PLANTEREXISTING METAL SIDING, PAINTA R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2014 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA3.1NBDMontana HardwaterDistilleryPROPOSED ELEVATIONS428 North BroadwayBozeman, MT 59715SD05.07.2014 1/4" = 1'-0"A3.12EAST ELEVATION 1/4" = 1'-0"A3.11WEST ELEVATION 1/4" = 1'-0"A3.13SOUTH ELEVATION258 CCCCCCCCCCCCW FS S W FSGGGGGGGGGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSS SSSSSS E EEE CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC CCC W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWW S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W FS FS FS FS FS FS FS FS FS FS FS FS FS FS FS FS FS FS FRIDLEY STREET (60' R.O.W.)BROADWAY (70' R.O.W.)1234567810 111213428 NORTHBROADWAY9PLANTING AND SITE NOTES:A. PLACE SHRUBS AND TREES WITH LANDSCAPE ARCH.PRESENT TO GIVE DIRECTION AND MAKEADJUSTMENTS.B. ALL PLANT MATERIAL SHALL CONFORM TO THECURRENT AMERICAN STANDARD FOR NURSERYSTOCK (ANSI Z60.0-1996).C. VERIFY ALL QUANTITIES. THE ILLUSTRATED LOCATIONSHALL DICTATE COUNT.D. COORDINATE PLANTING WITH IRRIGATIONINSTALLATION.E. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUTWRITTEN CONSENT FROM THE LANDSCAPE ARCH.F. PLANTS SHOWN REPRESENT AN AVERAGE OF INSTALLED SIZE AND MATURE/MAINTAINED SIZEG. ALL LANDSCAPE AREAS, PLANTING BEDS, TREES ANDSHRUBS SHALL BE IRRIGATED USING A PERMANENTDRIP IRRIGATION SYSTEM. THOSE AREAS NEEDINGOVERHEAD IRRIGATION (SOD AREAS) SHALL USEWATER EFFICIENT HEADS.H. IRRIGATION PLAN AND LAYOUT SHALL HAVE THEWRITTEN APPROVAL OF DESIGN 5 BEFOREINSTALLATION.I. ALL PLANT MATERIAL SHALL BE WARRANTEDFOR (1) ONE YEAR FROM THE DATE OF INSTALLATION.J. ALL EDGING TO BE 4" NATURAL STEEL EDGING.K. ALL MULCH TO BE 1" RAINBOW ROCK.L. ALL SPRINKLER HEADS TO BE TAMPER PROOF.PLANT LEGENDBOTANICAL NAMECOMMON NAMESYMSIZETYPENOTES#PRUNUS MAACKIIAMUR CHOKECHERRYYUCA GLUACASOAPWEED YUCCACALAMAGROSTIS X ACUTIFLORAKARL FOERSTER GRASSFESTUCA GLUACA 'BLUE SELECT'BLUE FESCUE 'BLUE SELECT'NEPETA X FAASSENII 'WALKERS LOW'WALKERS LOW CATMINTPOA PRATENSISKENTUCKY BLUEGRASS SODPIPESTONE BOULDER GREATERTHAN 3' DIAMETER2" CAL.1 GAL1 GAL1 GAL5 GALB&BPOTPOTPOTPOTSQ.FT.SINGLE STEMPER PLANPER PLANPER PLANPER PLANPLANT 18" O.C.2,773 SQ FT.4183947213HOPS PLANTSBY OWNERHERB GARDEN TO INCLUDE: SAGE, BASIL,CHIVES, MINT, ROSEMARY & TARRAGON.BY OWNEREXISTING TREESLANDSCAPE POINTS23 REQUIRED LANDSCAPE POINTS - (M1 WITH RESIDENTIAL ADJACENCY)POINTSYARDCOLUMN ACOLUMN BLENGTHFRONT106'2 CANOPY TREES REQUIRED52 CANOPY TREESPROVIDED12 EVERGREEN SHRUBS PROVIDED33 BOULDERS GREATER THAN 3' DIAMETER, 3 BOULDERS PROVIDED 575% OR GREATER OF THE NUMBER OF TREES AND SHRUBS ARE DROUGHT TOLERANT SPECIES23 TOTAL LANDSCAPE POINTSPARKING LOT LANDSCAPING13 TOTAL PARKING SPOTS WITH 1 DISABLED ACCESSIBLE PARKING SPOT PROVIDEDREQUIRED: 1 LARGE CANOPY TREE FOR FOR EVERY 9 PARKING SPACES PROVIDEDAND ALL SPACES MUST BE WITHIN 90 FEET FROM THE TRUNK OF A TREEPROVIDED: 1 LARGE CANOPY TREE AND ALL SPACES ARE WITHIN 90 FEET OF A TREE 1012 EVERGREEN SHRUBS REQUIREDREQUIRED: THE PARKING LOT MUST CONTAIN ONE OF THE PLANT GROUPS FROMSUBSECTION B.2 OF THIS SECTION AT AN AVERAGE DENSITY OF ONE GROUP, PLUS ANADDITIONAL LARGE CANOPY TREE WITHIN 20 FEET OF THE PARKING LOT, FOR EACHREQUIRED 16 PARKING SPACES; AND NO REQUIRED PARKING SPACE MAY BE LOCATED MORETHAN 70 FEET FROM THE TRUNK OF A LARGE CANOPY TREE.PROVIDED: IN ADDITION TO THE 1 REQUIRED PARKING LOT TREE, 1 ADDITIONAL CANOPYTREE AND 6 EVERGREEN SHRUBS HAVE BEEN PROVIDED AND NO PARKING SPACE IS LOCATEDMORE THAN 70 FEET FROM THE TRUNK OF A LARGE CANOPY TREE.PROJECT: HARDWATER DISTILLERYARCHITECT: INTRINSIK ARCHITECTURE 111 N TRACY AVE BOZEMAN, MT 59715 406-582-8988LANDSCAPEARCHITECT: DESIGN 5 4249 COVER STREET BOZEMAN, MT 59718 (406) 600-0342LOCATION: BROADWAYZONING: M1HARDWATER DISTILLERY BOZEMAN, MT LANDSCAPE PLAN JMS HWD HWD c://design5/clients CHECKED BY: FILE: DATE: PROJECT: DIR:L1.1LANDSCAPEPLANSCALE 1:1010'020'NORTH5/5/14MAY 2014LANDSCAPE PLAN1L1.0259 TURFPRUNE TREE TO REMOVEDEAD OR DAMAGED LIMBSOR BRANCHESTREE STAKES ADN TIES AS SHOWN.STAKES SHALL NOT PENETRATEROOT BALL. STAKES SHALL BEREMOVED AFTER TWO YEARS.MULCH AND WEED BARRIERFABRIC IN 3FT DIAMETER. PULLMULCH AWAY FROM TRUNK.FINISH GRADEROLL BURLAP BACK ON TOPONE-THIRD OF TREE BALL ANDREMOVE WIRE BASKET.EXCAVATE HOLE AS SHOWNBACKFILL AS SHOWN.NOTES:6" MIN.PRUNE SHRUB TO REMOVEDEAD OR DAMAGED LIMBSOR BRANCHESCREATE SAUCER AROUNDSHRUBMULCH AND WEED FABRICBARRIER AS SPECIFIED. PULLMULCH AWAY FROM STEMREMOVE ROOT CONTAINMENTMATERIALS AS SHOWNBACKFILL AS SHOWNEXCAVATE HOLE ASSHOWNNATIVE SOILALL SHRUBS TO BE PLANTED TO BEAR THE SAME RELATION TOFINISH GRADE AS ORIGINALLY GROWN IN NURSERY.BED EDGING AND MULCHAS SPECIFIEDTILL NATIVE SOIL TO 12" DEPTH. ADD ORGANICMATERIAL AS NECESSARY TO ACHIEVE 15% ORGANICCONTENT IN SOIL.TRIANGULAR SPACINGX = PLANT SPACING. REFER TO PLANT LEGEND FORSPACINGY = SPACING BETWEEN ROWS. 86% OF XO = PLANT LOCATIONBOULDER (TYP.)BURY 1/3 OF BOULDERBELOW FINAL GRADEFINISHED GRADE OR SODCOMPACTED SUBGRADEFINISHED GRADEFINISHED GRADEEDGING AS SHOWN.INSTALL ACCORDING TOMANUFACTURERS SPECS.MULCH AS SPECIFIEDNON WOVEN GEOTEXTILEWEED FABRIC8" STAPLES TO ANCHOR WEEDBARRIER. TRIANGULAR SPACING 3' O.C.AND 1' O.C. LINEAR SPACING AT JOINTSTRIANGULAR SPACING= PLANT LOCATIONY = SPACING BETWEEN ROWS, 86% OF X.X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING REQUIREMENTS.PERENNIAL PLANTING3L1.21L1.2DECIDUOUS TREE PLANTINGNOT TO SCALE2L1.2SHRUB PLANTINGNOT TO SCALENOT TO SCALEORNAMENTAL GRASS PLANTING4L1.2NOT TO SCALE5L1.2BOULDER PLACEMENTNOT TO SCALE6L1.2EDGING, MULCH, AND FABRICNOT TO SCALEBED EDGING ANDMULCH AS SPECIFIEDTILL NATIVE SOIL TO 12" DEPTH, ADDING ORGANIC SOILAMDENDMENT SO AS TO REACH MIN. 15% ORGANIC CONTENT IN SOIL.HARDWATER DISTILLERY BOZEMAN, MT LANDSCAPE DETAILS JMS HWD HWD c://design5/clients CHECKED BY: FILE: DATE: PROJECT: DIR:L1.2LANDSCAPEDETAILS5/5/14MAY 2014260 261