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Z15102 Staff Report for the Bunk House Brewery On-Premises Consumption
Conditional Use Permit
Date: City Commission Public Hearing June 15, 2015
Project Description: A Conditional Use Permit (CUP) application to allow on premise
consumption of alcohol and the reuse of an existing building for artisan manufacturing for craft brewing. The CUP is required for the on premise consumption of alcohol.
Project Location: 1516 West Lincoln Street. The property is zoned B-1 District
(Neighborhood Business) and is legally described as Tract 1 of COS 1128, situated in the
Northeast One-Quarter (NE ¼) of the Southwest One-Quarter (SW ¼) of Section 13, T2S,
R5E, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions and code provisions.
Recommended Motion: “Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in the staff
report for application Z15102 and move to approve the Bunk House Brewery On-Premises
Consumption Conditional Use Permit with conditions and subject to all applicable code provisions.”
Report Date: Friday, June 3, 2015
Staff Contact: Tom Rogers, Senior Planner
Bob Murray, Project Engineer
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
A Conditional Use Permit (CUP) application was submitted to the Community Development Department for the building located at 1516 West Lincoln Street to allow the reuse of an existing building for manufacturing and retail sales for on-premise consumption of alcohol produced on
site. As noted above the subject property is within the B-1 District (Neighborhood Business).
The sale of alcohol for on-premises consumption is a conditional use is conditional use in all
districts.
The brewery falls within the definition of Artisan Manufacturing. Artisan manufacturing is a permitted use in the B-1 District. Pursuant to Section 38.42.1865, BMC Artisan Manufacturing
is defined as the production of goods by the use of hand tools or small-scale, light mechanical
equipment occurring solely within an enclosed building where such production requires no
outdoor operations or storage, and where the production, operations, and storage of materials related to production occupy no more than 3,500 square feet of gross floor area. Typical uses have negligible negative impact on surrounding properties and include woodworking and cabinet
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shops, ceramic studios, jewelry manufacturing and similar types of arts and crafts, production of
alcohol, or food processing
This CUP application is for the proposed change in use and proposed on-premises
consumption of beer on the property. No deviations or variances are requested with this application.
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. 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 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 8
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 9
SECTION 5 - STAFF ANALYSIS........................................................................................... 9
Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 9
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 12
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 14
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 18
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ........................... 18
FISCAL EFFECTS ................................................................................................................. 19
ATTACHMENTS ................................................................................................................... 19
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SECTION 1 - MAP SERIES
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Bunk House
Brewery
LEGEND
Restaurant Beer/Wine
Liquor License
Domestic Brewery
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
1. A copy of the State Revenue Department alcohol license for the establishment shall be submitted to the Department Community Development prior to the sale of alcoholic beverages.
2. 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.
3. 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.
4. 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.
5. 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.
6. Pursuant to Section 40.02.750, BMC an inspection of your water service to determine whether the water service has backflow protection and if such protection installed is appropriate for the level of use for the facility. If the service has been found without
backflow protection or existing device does not provide adequate protection an adequate
protection system determined by the Water/Sewer Superintendent shall be installed prior
to final plan approval.
7. Water rights or cash-in-lieu thereof shall be provided in accordance with Sec. 38.23.180 BMC Prior to final plan approval.
SECTION 3 - 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.
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
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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 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 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Bunk House Brewery On-Premises CUP
File No.: Z15102
The Development Review Committee (DRC) considered the Conditional Use Permit application
to allow a change in use to artisan manufacturing (craft brewery) facility with on-premises
consumption in the building addressed as 1516 West Lincoln Street. The DRC recommended conditional approval at the May 27, 2015 meeting.
The City Commission is scheduled to hold a public hearing and review the application at their
June 15, 2015 meeting.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
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1. Conformance to and consistency with the City’s adopted growth policy
The proposed application as conditioned is in compliance with this criterion. The Future
Land Use designation is “Community Commercial Mixed Use” in the Bozeman Community
Plan. No conflicts with the goals and objectives of the Bozeman Community Plan have been identified.
For more detailed information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
The application will conform to Bozeman Municipal Code (BMC) Chapter 38 “Unified
Development Ordinance.” There are no known documented violations with the BMC for the property.
3. Conformance with all other applicable laws, ordinances, and regulations
Following final plan approval, the plans will be further evaluated against the requirements of
the International Building Code at the time application is made for a building permit for the
interior changes associated with the change in use. Conditions of approval address coordination with other regulating agencies.
4. Relationship of site plan elements to conditions both on and off the property
No change to the existing building and site layout is proposed triggering additional parking
demands, on or off-site improvements. The application proposes modifying the current use
from a restaurant to a small scale micro beer production and consumption on site.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The change in use from a restaurant to a brewery with on site consumption does not trigger
additional parking requirements for the building. There are 14 parking spaces directly
adjacent to the building and an additional six (6) offsite parking spaces that are leased from the west ½ of Lot 1 of the Tai Lane Addition. The requirements of Section 38.25.060.A.2,
BMC, access, were met with a previous development application.
Pursuant to Section 38.25.040, BMC the previous use and proposed use require the same
parking requirements. No additional parking demand is being created by the conversion. In addition, no additional traffic will be generated by the project. However, any additional
changes in use or expansions at 1216 W. Lincoln Street that would trigger more than two (2)
additional parking spaces will require the existing parking area utilized on Lot 1 of the Tai
Lane Addition to be improved to current Municipal Code Standards.
6. Pedestrian and vehicular ingress and egress
The parking lot is directly adjacent to the subject property with internal pedestrian
accommodation including sidewalks and ADA accessibility. The additional six parking
spaces allocated with the offsite parking agreement have reasonable direct pedestrian and
vehicular access to the site meeting the standards of Section 38.25.060.A.2, BMC.
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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
No modifications are proposed triggering additional landscaping improvements.
8. Open space
Not applicable. No residential uses are proposed with the application.
9. Building location and height
Not applicable. No change to the existing building.
10. Setbacks
The improved parking lot abides by all required yard setbacks.
11. Lighting
Not applicable. No change to the existing building.
12. Provisions for utilities, including efficient public services and facilities
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 backflow 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 (Condition 6).
14. Loading and unloading areas
Not applicable. No specific loading area proposed.
15. Grading
Not applicable. No change to the existing building and site plan.
16. Signage
Not applicable. No signage is proposed. The applicant is aware of the requirement of a sign
permit when a new sign is proposed for the building.
17. Screening
Any mechanical equipment not shown on the preliminary plan materials that may be proposed later must be screened per the municipal code.
18. Overlay district provisions
The application does not require a Certificate of Appropriateness because no exterior
alterations are proposed and the property is not within a overlay district.
19. Other related matters, including relevant comment from affected parties
No public comment was received in regards to this project. If public comment is received
prior to the City Commission public hearing, it will be forwarded to the City Commission
members.
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20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of
the development to become nonconforming.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
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 brewery and tap room are located in tenant space 1 of a four (4) tenant space building.
Although there are modifications to the interior of the building to accommodate the various
production and seating areas the modifications the site is adequate in size and topography to
accommodate the use.
A condition of approval requires a copy of the State Revenue Department alcohol license. In addition, state rules require all outside seating area to be properly fenced to limit ingress and
egress to the seating area.
The subject property is bounded by W. Lincoln Street on the north, two parking lots, and
adequate buffer of grade, landscaping and distance between the use and the MSU Foundation
and Alumni Building to the east.
The proposed outside seating area located in the similar location as the previously approved
seating area and is limited to 200 square feet as shown on the site plan.
As shown in the map series, there are three (3) other establishments serving alcohol in the
neighborhood including Bridger Brewing, Storm Castle Café and Spectators Bar and Grill.
Please see the City of Bozeman on Premise Alcohol License map in this report.
Therefore, Staff finds the site adequate in size and topography to accommodate a food
processing facility with accessory restaurant serving beer and wine.
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2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden
of proof;
With the Community Development recommended conditions of approval and required code provisions the application complies with the Unified Development Ordinance. Specifically,
staff included condition of approval 3 allowing the City of Bozeman to revoke the right to
serve alcohol to patrons 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. Additionally, there are adequate parking facilities, circulation, municipal
services, and general improvement of the property. Therefore, Staff finds the brewery and
tap room will have no material adverse effect upon abutting properties.
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.
The hours of operation will be limited by the State Domestic Brewery License. Staff doesn’t
find it necessary to impose additional time limitations to the restaurant business. 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.
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F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment
of all general and special conditions imposed by the conditional use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use.
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.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned as B-1 (Neighborhood
Business District). The intent of the B-1 district is to provide for a broad range of mutually
supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Authorized uses:
Table 38.10.020
Table of Commercial Uses Authorized Uses
B-1 B-2 B-3
Ambulance service — P P
Apartments and apartment buildings6, as defined in this chapter P P1/
C P3
Arts and entertainment center, as defined in this chapter P P P
Automobile fuel sales or repair, as defined in this chapter C C C
Automobile parking lot or garage (public or private) P P P
Automobile washing establishment C P C
Banks and other financial institutions P P P
Business, technical or vocational school — C P3
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Bus terminals — C C
Community centers P P P3
Community residential facilities with eight or fewer residents P P1/C P3
Community residential facilities serving nine or more residents — C —
Convenience uses C P C
Convenience use restaurant P P P
Day care centers P P P
Essential services Type I A A A
Essential services Type II P P P
Essential services Type III C9 P C9
Extended-stay lodgings — P P
Food processing facilities — C —
Frozen food storage and locker rental — P —
Health and exercise establishments P1/C P P
Hospitals — P C
Hotel or motel — P P
Laboratories, research and diagnostic — P P3
Laundry, dry cleaning — C C
Light goods repair, as defined in this chapter — C A
Lodginghouses — C C3
Manufacturing, artisan P P P8
Manufacturing, light — C C3
Manufacturing, light and completely indoors — C —
Mortuary — C C
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Museum — C C
Medical and dental clinics P1/C P P
Meeting hall — P P
Offices, as defined in this chapter P1/C P P3
Other buildings and structures typically accessory to permitted
uses A A A
Parking facilities P P P3
Personal and convenience services, as defined in this chapter P P P
Pet grooming shop P P P
Printing offices and publishing establishments — — C
Private club, fraternity, sorority or lodge — P P
Public buildings P P P
Refuse and recycling containers A A A
Research laboratories — P P
Restaurants P5 P P
Retail uses, as defined in this chapter P2 P2 P2
Retail, large scale — P —
Sales of alcohol for on-premises consumption7 C C C
Sign paint shops (not including neon sign fabrication) — P C
Upholstery shops (excluding on site upholstery service for cars,
boats, trailers, trucks and other motorized vehicles requiring
overnight storage)
— P P3
Veterinary clinic — C —
Wholesale distributors with on-premises retail outlets, providing
warehousing is limited to commodities which are sold on the
premises
— C —
Wholesale establishments that use samples, but do not stock on — P P
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premises
Any use, except adult businesses and casinos approved as part
of a planned unit development subject to the provisions of article 20 of this chapter C C C
Notes:
1 When located on the second or subsequent floor, or basement as defined in article 42 of this chapter.
2 Excluding adult businesses, and large scale retail, as they are defined in article 42 of this chapter.
3 Except on ground floor in the core area as defined in this article.
4 Private arts instruction shall only be on the second or subsequent floor in the core area as defined in this article.
5 Exclusive of drive-ins.
6 May be subject to the provisions of chapter 10, article 8.
7 Also subject to chapter 4, article 2.
8 For uses in the downtown core as described in 38.10.010.A.3.a and located on the ground floor
adjoining Main Street, a high volume, pedestrian-oriented use adjoining the building's entrance on Main Street is required.
9 Only allowed when service may not be provided from an alternative site or a less intensive installation or set of installations.
Adopted Growth Policy Designation: The subject property is designated as “Community
Commercial Mixed Use”. Activities within this land use category are the basic employment and
services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly.
A broad range of functions including retail, education, professional and personal services,
offices, residences, and general service activities typify this designation.
In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate
efficient travel opportunities. The density of development is expected to be higher than currently
seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor
Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in
appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban
character. Placed in proximity to significant streets and intersections, an equal emphasis on
vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential
areas are expected in close proximity. Including residential units on sites within this category,
typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile.
The Community Commercial Mixed Use category is distributed at two different scales to serve
different purposes. Large Community Commercial Mixed Use areas are significant in size and
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are activity centers for an area of several square miles surrounding them. These are intended to
service the larger community as well as adjacent neighborhoods and are typically distributed on a
one mile radius. Smaller Community Commercial areas are usually in the 1015 acre size range
and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by
providing a visible and distinctive focal point.
They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the size
and scale is to be smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not
be overly dominated by any single land use. Higher intensity employment and residential uses
are encouraged in the core of the area or adjacent to significant streets and intersections. As
needed, building height transitions should be provided to be compatible with adjacent development.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
A Conditional Use Permit (CUP) application was submitted to the Community Development
Department for tenant space 1 in a building located at 1216 W. Lincoln Street to change the use
from a restaurant to a brewery and tap room. No change in the total square footage is proposed.
No change in the number of parking spaces is required with the proposal. Artisan manufacturing is a permitted use within the B-1 District.
The requirement of the CUP is triggered solely due to the brewery’s proposal to serve beer
beverages for on-premises consumption.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and
not more than 45 days prior to the expected decision by the City Commission. Notice will be
published in the Bozeman Daily Chronicle on May 31 & June 7, 2015. In addition, notice was
posted on site on June 1, 2015.
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owners: KO Holdings, LLC, 287 Hyalite View Drive, Bozeman, MT 59718
Applicants: Bunk House Brewery, LLC, 1216 W. Lincoln Street, Bozeman, MT 59715
Report By: Tom Rogers, Senior Planner
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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 Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
302
303
304
305
306
307
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.308
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.309
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.310
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.311
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.312
ORIGINAL DOCUMENT MAY HAVE POOR PHOTOGRAPHIC QUALITY
THIS DOCUMENT IS PROVIDED WITHOUT BENEFIT OF A TITLE EXAMINATION. NO LIABILITY IS ASSUMED FOR THE COMPLETENESS THEREOF. PLATS MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED HEREIN. THE COMPANY EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THEM.313
WEST LINCOLN CENTER LINE - 60' R.O.W.166' - 10 13/16"140' - 0"121' - 0"40' - 1"123456789-HC1011121314HC RAMPSIGHT VISION TRIANGLESIGHT VISION TRIANGLE28' - 0"26' - 0"26' - 0"EXISTING TRASHENCLOSUREEXISTING PATIO AREA200 SFNEW PATIO SEATING200 SFRAMPRAMP5' - 0"18' - 0"TENANT SPACE 1- RESTURANT-GROSS SF 1,440EXISTINGTENANT SPACE 2- RESTURANT-GROSS SF 930PROPOSEDTENANT SPACE 3 & 4- OFFICE-GROSS SF 2,430PROPOSEDSITE PLAN NOTES:1. SITE AREA- 23,285 SF2. LOT COVERAGE-BUILDING- 4,800 SF- 21%3. ALL LANDSCAPING SHOWN IN APPROXIMATELOCATIONS & EXSITING IRRIGATED & MAINTAINEDHC SIGN POSTVAN COMPLIANTGAS & ELECTRIC CONNECTIONS5' - 0"10' - 0"5' - 0"25' - 0"FRONT YARD SET BACK -parking-SIDE YARD SET BACKSIDE YARD SET BACKREAR YARD SET BACKEXISTING PAVED PARKING AREAEXISTINGCONCRETE PAD6" CONC. CURB TYP.5' - 0"LOW PROFILE SITE SIGNPROPOSEDEXISTING BIKE RACKAPPROACH FORTRASH ENCL.DRAINAGEDRAINAGEARCHITECT:Thinktank Design Group Inc.33 North Black AveBozeman, MT 59715DRAWN BYISSUE DATECLIENTPROJECT NO.A1.1SITE PLAN6-7-13ENJill & Chris Brown1216 WEST LINCOLN121-2012PERMIT SET 1" = 20'-0"1Site314