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HomeMy WebLinkAboutA3. 624 South Willson CUP15380 Staff Report for the 624 South Willson Extended Stay Conditional Use Permit Date: City Commission Public Hearing September 28, 2015 Project Description: A Conditional Use Permit (CUP) to allow a single household residence to be operated as a vacation home (classified as “Extended Stay Lodging” in the R-1 Zoning District), which would permit the residence to be rented for less than 30 days at a time on property located at 624 South Willson Avenue, Bozeman, MT. The CUP is required for the establishment of extended stay lodging in an R-1 zoning district. Application 15380. Project Location: 624 South Willson Avenue. The property is zoned R-1 (Residential Single-Household, Low Density District) and is legally described as Lots 34-36, north half of lot 33, Block 7, Fairview Addition to Bozeman, 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 15380 and move to approve the 624 S Willson Extended Stay Conditional Use Permit to allow a private residence to be operated as extended stay lodging with conditions and subject to all applicable code provisions. Report Date: Thursday, September 17, 2015 Staff Contact: Heather Davis, Associate Planner Agenda Item Type: Action (Quasi Judicial) EXECUTIVE SUMMARY Unresolved Issues There are no unresolved issues. Project Summary The subject Conditional Use Permit (CUP) application is a request to allow a single household residence to be operated as a vacation home (classified as “Extended Stay Lodging” in the R-1 Zoning District), which would permit the residence to be rented for less than 30 days at a time on property located at 624 South Willson Avenue, Bozeman, MT. A CUP is required for the establishment of extended stay lodging in an R-1 Zoning District. Extended stay lodging is defined within the BMC (Sec. 38.42.1040) as “guest rooms intended or designed to be used, or which are used, rented or hired out to be occupied, or which are occupied for sleeping purposes for guests and contain kitchen facilities for food preparation, including, but not limited to, such facilities as refrigerators, stoves and ovens. 247 15380 Staff Report for 624 S Willson Extended Stay CUP Page 2 of 16 Generally an individual guest will not exceed 30 days stay. This definition includes dwelling units used, rented or hired out for vacation homes.” This proposed use is reviewed against the CUP criteria of Section 38.19.110 as addressed later in this report. The home and site improvements meet all current site development standards for a residential single household dwelling. No modifications to the residence or property are proposed. A Certificate of Appropriateness was approved in 2014 for renovations to the home; updates included new electrical service, lighting, plumbing, heating, insulation and other improvements in keeping with the historic character of the neighborhood. At their September 9, 2015 meeting, the Development Review Committee meeting voted unanimously to recommend conditional approval of the conditional use permit application with the conditions and code provisions identified in this report. No public comment has been received. 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. 248 15380 Staff Report for 624 S Willson Extended Stay CUP Page 3 of 16 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 TABLE OF CONTENTS .......................................................................................................... 3 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 9 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.............. 15 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 15 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 15 FISCAL EFFECTS ................................................................................................................. 16 ATTACHMENTS ................................................................................................................... 16 249 15380 Staff Report for 624 S Willson Extended Stay CUP Page 4 of 16 SECTION 1 - MAP SERIES 250 15380 Staff Report for 624 S Willson Extended Stay CUP Page 5 of 16 Zoning Map 251 15380 Staff Report for 624 S Willson Extended Stay CUP Page 6 of 16 252 15380 Staff Report for 624 S Willson Extended Stay CUP Page 7 of 16 Site Plan Detail 253 15380 Staff Report for 624 S Willson Extended Stay CUP Page 8 of 16 SECTION 2 - 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. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The maximum number of guests shall not exceed 16 per night. 3. All outdoor activities shall cease by 10 p.m. 4. There shall be no outdoor sleeping, campers or tents permitted on the property at any time. 5. The owner shall assure that the occupants and/or guests of the vacation rental do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any provisions of this Conditional Use Permit or state or local laws by notifying occupants of the rules regarding this rental and responding when notified that occupants are violating any laws or rules regarding their occupancy. It is not intended that the owner, local agent, or contact person act as a peace officer or place himself or herself in harm’s way. 6. The owner or agent of the owner shall mail to the party signing any rental agreement or reserving the property a copy of all the vacation home rental rules and regulations, including the above conditions, within ten (10) days of reserving the property. Any rental agreement shall include a written acknowledgment by the renters of compliance with said rules and conditions. The owner or agent shall also prominently display all the rules and regulations within the unit or on/adjacent to the interior of the front door. This information shall also include the following: a. The name of the property management company, agent, local contact person, or owner of the property, and a telephone number at which that party may be reached on a 24-hour basis. b. The trash pick-up day and notification of all rules and regulations regarding trash removal. c. The rules, requirements or provisions for seasonal snow removal. 7. That the applicant upon submitting the final plan for approval by the Community Development Director and prior to issuance of a building permit, will also submit a written narrative outlining how each of the conditions of approval and code provisions have been satisfied. 254 15380 Staff Report for 624 S Willson Extended Stay CUP Page 9 of 16 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. Staff will draft the document that must be recorded at the Gallatin County courthouse. A copy of this recorded document must be submitted with the final plan application. B. Per Section 40.02.750 BMC “Protective Devices”, 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 at 582-3203 to arrange an inspection of the water service. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Project Name: 624 S Willson Extended Stay CUP File: 15380 The Development Review Committee (DRC) considered the Conditional Use Permit on September 2 and 9, 2015 and completed the review with a recommendation of conditional approval on September 9, 2015. The City Commission is scheduled to hold a public hearing and review the application at their September 28, 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. 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. 255 15380 Staff Report for 624 S Willson Extended Stay CUP Page 10 of 16 In considering applications for plan approval under this chapter, the review authority and advisory bodies shall consider the following criteria. 1. Conformance to and consistency with the City’s adopted growth policy The proposed site plan as conditioned is in compliance with this criterion. The Future Land Use designation is “Residential” in the Bozeman Community Plan. This use is permitted within the R-1 zoning district with the approval of a CUP. For more detailed information on the growth policy designation, please see Appendix B. 2. Conformance to this chapter, including the cessation of any current violations No current violations are known to exist on the site. The proposed uses of the site are consistent with the allowed uses of the R-1 district. The proposed site layout conforms to the requirements of the municipal code. 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. Conformance with all other applicable laws, ordinances, and regulations No conflicts have been identified. Additional steps are required such as final site plan and application for business license, which will be addressed as appropriate in the future. In addition, the project is generally conforming to the standards as presented and will comply fully with identified conditions and code requirements. 4. Relationship of site plan elements to conditions both on and off the property The existing home was constructed in 1946. The home has been constructed in the middle of the 16,800 square foot lot. The total living space is 3,362 square feet, including four bedrooms and three bathrooms. The residence includes a two car garage, concrete surface parking for three cars in the rear of the property, and one on-street parking space. A Certificate of Appropriateness was approved in 2014 for renovations to the home, updates included new electrical service, lighting, plumbing, heating, insulation and other improvements in keeping with the historic character of the neighborhood. In consideration of this proposed use, this home is located in relative close proximity to the Historic Bozeman Downtown. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions The proposed site plan as conditioned is in compliance with parking requirements in the Bozeman Municipal Code. No additional parking will be required to meet the City’s minimum standards. Traffic levels may fluctuate based on rentals. In addition, due to periods when the home is not rented, or occupied by the owner, traffic will be minimized. Therefore, overall traffic levels, on average, over time, would generally be considered comparable to similar residential homes. 6. Pedestrian and vehicular ingress and egress Vehicle access is from South Willson Avenue and is not proposed to be modified. There is an existing boulevard sidewalk along South Willson Avenue that ties into the City’s sidewalk system. 256 15380 Staff Report for 624 S Willson Extended Stay CUP Page 11 of 16 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 Mature landscaping is present on site. No changes to the existing landscaping is proposed as part of this application. 8. Open space Not applicable. 9. Building location and height No physical alterations are proposed for the existing building. The building height will remain unchanged. 10. Setbacks The residence complies with all minimum yard setbacks for the R-1 district. No physical alternations are proposed for the existing building. 11. Lighting No changes to lighting, and no additional lighting, are proposed as part of this application. 12. Provisions for utilities, including efficient public services and facilities The site is fully served by public and private utilities. No changes to the sewer and water connections or private utilities are proposed. 13. Site surface drainage No changes to the site surface drainage are proposed. The Engineering Department did not have any concerns regarding drainage as part of this application. 14. Loading and unloading areas Not applicable. 15. Grading No changes to the site grading are proposed as part of this application. 16. Signage No specific signage is requested as part of this application. 17. Screening No screening is specifically required with this application. There are existing mature trees located on the boundaries of the property. 18. Overlay district provisions The site is located within the Neighborhood Conservation Overlay District and within the Bon Ton Historic District. No modifications to the residence are being proposed as part of this application; therefore, overlay district design guideline review is not required with this proposal. 19. Other related matters, including relevant comment from affected parties As of the writing of this report, no public comment has been received in response to the noticing of the project. Any public comments received following this report will be forwarded to the City Commission prior to the public hearing. 257 15380 Staff Report for 624 S Willson Extended Stay CUP Page 12 of 16 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 existing home was constructed in 1946. The home is located in the middle of the 16,800 square foot lot, which is over two and a half times the 5,000 square foot minimum lot size for the R-1 zoning district. The home was constructed in the relative center of the lot with increased setbacks to the property lines from what would normally be required for an R-1 property. Total living space is 3,362 square feet, including four bedrooms and three bathrooms. The residence includes a two car garage, concrete surface parking for three cars in the rear of the property, and one on-street parking space. A Certificate of Appropriateness was approved in 2014 for renovations to the home, updates included new electrical service, lighting, plumbing, heating, insulation and other improvements in keeping with the historic character of the neighborhood. All conditions of approval will be included in the document that is notarized and recorded at the Gallatin Clerk and Recorder’s office and will therefore, be connected to the property so that all future owners are notified about this requirement. Considering all this information, the site is adequate in size and topography to accommodate such a use. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; The required noticing was executed for the project. As of the writing of this report, no public comments have been received in response to the noticing. Any public comments received following this report will be forwarded to the City Commission prior to the public hearing. 258 15380 Staff Report for 624 S Willson Extended Stay CUP Page 13 of 16 Following review of the proposed application with the inclusion of the recommended conditions, staff generally finds that the proposed use can be operated with no material adverse effects upon abutting properties unless evidence presented at the public hearing proves otherwise and warrants any special conditions as deemed necessary by the City Commission. 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 CUP review criteria for the proposed use is reviewed in an effort to determine what may be reasonable conditions for this specific application to assure this use can be operated harmoniously within this neighborhood setting and that also addresses any public health, safety and welfare concerns. Recommended Condition #2 has been included to limit the number of overnight guests on the property at any one time to 16 to limit the intensity of this commercial use on the property. This number also falls within the International Building Code occupancy standard for residential homes of “one person per 200 square feet of floor area”. This is a commercial use but it does not reach the intensity requiring building code standards for hotels. Recommended Condition #3 has been included to require that all outdoor activities cease by 10 p.m. so as not to impact adjacent residential properties due to noise. Recommended Condition #4 indicates that no outdoor sleeping, campers or tents are permitted on the property at any time (again, to limit any potential impacts to adjacent properties and to retain the general residential appearance of the property). 259 15380 Staff Report for 624 S Willson Extended Stay CUP Page 14 of 16 Recommended Conditions #6 and #7 are fairly standard notification protocols for vacation rentals to assure that future renters have been notified of the rules governing their stay, acknowledged these rules, identified contact persons, and requires the posting of the rules within the unit. These conditions will help to assure that renters are aware of the CUP conditions and their obligations to minimize negative impacts to the surrounding area. 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. Item A of the stated code provisions applies to this issue. 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 “R-1” (Residential Single- Household, Low Density District). The intent of the R-1 residential district is “to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.” Adopted Growth Policy Designation: The property is designated as “Residential” in the Bozeman Community Plan. The Plan indicates that, “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features such as floodplains may 260 15380 Staff Report for 624 S Willson Extended Stay CUP Page 15 of 16 cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area.” APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description This Conditional Use Permit (CUP) application is a request to allow a single household residence to be operated as a vacation home (classified as “Extended Stay Lodging” in the R-1 Zoning District), which would permit the residence to be rented for less than 30 days at a time on property located at 624 South Willson Avenue, Bozeman, MT. A CUP is required for the establishment of extended stay lodging in an R-1 Zoning District. Extended stay lodging is defined within the BMC (Sec. 38.42.1040) as “guest rooms intended or designed to be used, or which are used, rented or hired out to be occupied, or which are occupied for sleeping purposes for guests and contain kitchen facilities for food preparation, including, but not limited to, such facilities as refrigerators, stoves and ovens. Generally an individual guest will not exceed 30 days stay. This definition includes dwelling units used, rented or hired out for vacation homes.” In 2014, the property was approved for a renovation with application Z14229 COA. The home and site improvements meet all current site development standards for a residential dwelling. No modifications to the residence or property are proposed. At their September 9, 2015 meeting, the Development Review Committee meeting voted unanimously to recommend conditional approval of the conditional use permit application with the conditions and code provisions identified in this report. 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 and published twice in the Bozeman Daily Chronicle at least 15 and not more than 45 days prior to the expected decision by the City Commission. The notices was published in the Bozeman Daily Chronicle on September 6 and 13, 2015. In addition, notice was posted on site and mailed to surrounding property owners on September 4, 2015. At this time, no public comment was received in regards to this project. APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owners/Applicants: Robert & Amanda Harris, 122 Rosemary Avenue, San Antonio, TX Report By: Heather Davis, Associate Planner 261 15380 Staff Report for 624 S Willson Extended Stay CUP Page 16 of 16 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 262 263 264 265 266 267 268 269 270 271 272 273 Property Owners within 200 feet of 624 S. Willson First Name Last Name Local Address Address Line 1 Address Line 2 City State ZIP Code Carl and Sharon Warren 610 S. Willson 624 Red Oak Trail Athens GA 30606-1365 Robert and Annette Evans 604 S. Willson Bozeman MT 59715-5239 Buck and Kristin Taylor 704 S. Willson Bozeman MT 59715-5241 Mary Bartlo 712 S. Willson Bozeman MT 59715 Sigma Chi Faternity 724 S. Willson P.O. Box 145 Bozeman MT 59771 CDMT Properties 603 S. Willson 430 Autum Ridge Rd Bozeman MT 59715-9392 Ben and Anna Christensen 607 S. Willson Bozeman MT 59715-5238 Carl and Loretta Strong 619 S. Willson Bozeman MT 59715-5238 Mary G.Tucker 613 S. Willson 10 Iris Lane Richmond VA 23226-3204 Chadwick Groth 701 S. Willson Bozeman MT 59715-5240 Steven and Cindy Kelmer 709 S. Willson Bozeman MT 59715-5240 Jane Klockman 713 S. Willson Bozeman MT 59715-5240 Scott Carpenter and Barbara Turner 601 S. Tracy Bozeman MT 59715-5321 Mary Donagy 607 S. Tracy 1604 Briarwood Dr.Jonesboro AR 72401-4631 Kathy Elliot 611 S. Tracy 105 Boisenberry Drive Garland Tx 75044-2650 Paul Meier and Martha Ellis 615 S. Tracy Bozeman MT 59715-5321 Aaron Bond 619 S. Tracy Bozeman MT 59715-5321 Dane and Andrea Evans 705 S. Tracy Bozeman MT 59715-5321 John and Jennifer Worth 709 S. Tracy Bozeman MT 59715-5323 William Rutherford 717 S. Tracy Bozeman MT 59715-5323 Susan Graff 721 S. Tracy 210 East Pearson St.Apt. 4C Chicago IL 60611-7337 274 275 W/DW/D(N89° 11' 26" E) 89° 11' 26" 160.6'(S 89° 12' 27" W) 269° 12' 27" 160.07'(S 0° 00' 35" E) 179° 59' 25" 105.2' (S 0° 00' 18" E) 179° 59' 42" 104.97' SOUTH WILLSON AVENUE ALLEY (20'-0") EXISTING HOUSE EXISTING STOOP(NO WORK)EXISTING CONCRETE DRIVEWAYEXISTING DRIVE (5'-0" SIDE YARD BUILDING SETBACK25'-0" FRONT YARD BUILDING SETBACK WD DECK 8' - 0"20'-0" REAR YARD BUILDING SETBACK 5'-0" SIDE YARD SETBACK10' - 0" 30'-0" R (TYP.) LOT 37LOT 38 LOT 36 LOT 35 LOT 34 LOT 33 LOT 33 LOT 32160'-0" R (TYP.)LOT 08LOT 07 LOT 09 LOT 10 LOT 11 LOT 12 LOT 13 EXISTING WALK7 1/4"7 1/4"P L A N T E D A R E A R E : L A N D S C A P E LAWN EXISTING 7 1/4"RETAINING WALL STONE PAVERS +/- 2' X2'-6" TO 6'-0" (OVERSAND W/ GRASS GAPS) FUTURE BBQ FUTURE F.P. EXISTING STEPS EXISTING TREE EGRESS WELLPLANTERPLANTERGRAVEL GRAVEL CENTER ON WINDOWS10' - 0"CENTER ON WINDOWS10' - 0"EEEEEESSSSSSSSSSSS© 2014 Lake|Flato Architects, Inc.3 1 1 T H I R D S T R E E TS A N A N T O N I O, T E X A S 7 8 2 0 5P 2 1 0. 2 2 7. 3 3 3 5 F 2 1 0. 2 2 4. 9 5 1 5w w w . l a k e f l a t o . c o mDESCRIPTION:DRAWN BY:L/F PROJECT NO.PROJECT ARCHITECT:REFERENCE SHEET(S):C:\Users\jnieves\Desktop\Montana\House_1-8plans.rvt 6/26/2015 8:59:54 AMAuthor624 WILLSON 624 S. WILLSON AVE. BOZEMAN, MONTANA 05/21/14 A100SITE PLAN 1" = 20'-0"01 SITE PLAN VICINITY MAP HOUSE SQ. FT.GARAGE/ MECH.1064 SFBASEMENT LIVING 1088 SFFIRST FLOOR 2274 SF TOTAL LIVING: 3,3362 SF (GROSS) LEGAL DESCRIPTION LOTS 34-36 AWD TITLE NORTH HALF OF LOT 33, BLOCK 7 FAIRVIEW ADDITION TO BOZEMANLOCATED IN SW 1/4 SECTION 7, T. 2., R.6E. OF P.M.M.GALLATIN COUNTY, MONTANA LEGEND PROPERTY LINE SURROUNDING PROPERTY SETBACK LINESANITARY LINEOVERHEAD ELECTRICSET 5/8" REBAR W/ 1 1/4" PLASTIC CAP MRK'D (C&H #9518ES) EXISTING TREES (PROTECT DURING CONSTRUCTION) N NOTE: 01. REPOINT BRICK AS NECESSARYAT WEST FACADE STOOP & FACADE(GROUT TO MATCH EXISTING) E SS GENERAL CONTRACTOR:MARK PRINCE - (406) 539-9483 276 GARAGE001 GARAGESTORAGE 001.1 STORAGE007 BEDROOM 4008 GAME ROOM004 LAUNDRY 006 BEDROOM 3003 UTILITY002 WATER METER4' - 1"EXISTINGRADIATOREXISTINGDRAIN EXISTINGDRAIN EXISTINGCLOTHING ROD EXISTINGSHELVES PLUMBING CUT OFFVALVES EXISTING SINK EXISTING SUBPANEL M.C. EXISTINGPIPES EXISTINGRADIATOR ACCESS PR.TO REMAIN EXISTING RADIATOR UP UP UP EXISTING WOODSTOVE TO REMAIN EXISTING DRAIN LINECLEANOUT FLOOR VENT TOREMAIN D9 CLOSET SHLV REMOVE:-BOILER-WATER HEATER BATH 2 STEP STEP6"D7 © 2014 Lake|Flato Architects, Inc.3 1 1 T H I R D S T R E E TS A N A N T O N I O, T E X A S 7 8 2 0 5P 2 1 0. 2 2 7. 3 3 3 5 F 2 1 0. 2 2 4. 9 5 1 5w w w . l a k e f l a t o . c o mDESCRIPTION:DRAWN BY:L/F PROJECT NO.PROJECT ARCHITECT:REFERENCE SHEET(S):C:\Users\jnieves\Desktop\Montana\House_1-8plans.rvt 6/26/2015 8:59:54 AMAuthor624 WILLSON 624 S. WILLSON AVE. BOZEMAN, MONTANA 04/27/14 A101BASEMENT FLOOR PLAN - DEMO 1/8" = 1'-0"01 DEMO - BASEMENT DEMOLITION NOTES GENERAL NOTES:1) VERIFY ALL DIMENSIONS IN FIELD2) ENSURE PROPER SHORING OF EXISTING STRUCTURE DURING CONSTRUCTION3) SALVAGE & STORE ALL DOORS, WINDOWS SINKS, FAUCETS, HARDWARE, & MILLWORK FOR SALVAFE OR REUSE4) ALL CARPET TO BE LOOSENED BUT TO REMAIN IN PLACE DURING CONSTRUCTION TO PROTECT EXISTING FLOOR FINISH OR REPLACE W/ CRAFT PAPER & CARDBOARD TO PROTECT EXISTING FLOORS.5) REMOVE ALL WALL PAPER & ADHESIVE W/ STEAM REMOVAL METHOD TO ENSURE MINIMAL PLASTER DAMAGE SPECIAL NOTES: D1 - STORE FOR REUSE @ MASTER CLOSET D2 - STORE FOR REUSE @ MASTER BED / STAIR RM. 105 D3 - STORE FOR REUSE @ MASTER BED ENTRY RM. 105 D4 - STORE FOR REUSE @ BEDROOM 3 / HALL RM. 103 D5 - STORE FOR REUSE @ BEDROOM 3 / HALL RM. 103 D6 - STORE FOR REUSE @ LAUNDRY RM. 002 D7 - REMOVE BOILER EQUIP. + WATER HEATER (RESALE / RECYCLE / SCRAP) D8 - REMOVE EAST ADDITION + DECK (SALVAGE WINDOWS, TRIM, + SIDING FOR REUSE D9 - TBD - (EXTENT OF CONC. FLATWORK REMOVAL) D10 - REMOVE PLASTER HOOD (ASSESS VENT FAN) D11 - REMOVE BASE CABINET DOOR + STORE FOR REUSE D12 - REMOVE FLOORING - PROTECT SUBFLOOR TO BE PAINTED D13 - REMOVE WOOD PANELING FOR STORE & REUSE D14 - REMOVE WALL BOARD @ SOUTH WINDOW (SEE ROOM NOTE) D15 - DEMO PER INTERIOR ELEVATION (RE:11/A301) D16 - STORE FOR REUSE 277 DN DISHWASHER BOOKSBOOKSSHELFTILE BOOKS BOOKS 48' - 0"RADIATOR RADIATOR RADIATORRADIATORRADIATOR RADIATORRADIATORRADIATORSTORE FOR REUSE RELOCATED RADIATORDEMO DECK EXISTING RETAININGWALL BELOW D1 D13 D5 D15 D12 D3 D10 D2 D11 D11 D4 RADIATOR RADIATOR D8 RADIATOR D14 D8 RADIATOREXISTINGELEC. PANEL D1 D6 DEN_102 LIVING / DINING_103 MASTER BEDROOM_105 POWDER106 BEDROOM 2 107ENTRY104 KITCHEN101 PAINT RISERS WEIRD DOORD12 D12 1' - 6"1' - 6"D16 4' - 0"© 2014 Lake|Flato Architects, Inc.3 1 1 T H I R D S T R E E TS A N A N T O N I O, T E X A S 7 8 2 0 5P 2 1 0. 2 2 7. 3 3 3 5 F 2 1 0. 2 2 4. 9 5 1 5w w w . l a k e f l a t o . c o mDESCRIPTION:DRAWN BY:L/F PROJECT NO.PROJECT ARCHITECT:REFERENCE SHEET(S):C:\Users\jnieves\Desktop\Montana\House_1-8plans.rvt 6/26/2015 8:59:55 AMAuthor624 WILLSON 624 S. WILLSON AVE. BOZEMAN, MONTANA 07/28/14 A102FIRST FLOOR PLAN - DEMOA: REMOVE FLOORING & PROTECT WOOD UNDERLAY @KITCHEN. B: REMOVE PORTION OF SOUTH DINING WALL FORWINDOWS TO MATCH. -SEE RM 104 A: REMOVE ACC. TILE CEILING A: REMOVE WALLBOARD @ SOUTH WINDOWS - WOOD FLOOR UNDERLAY TO REMAIN - PROTECT EXISTING WOOD FLOORS @EXISTING DINING - INVESTIGATE FLOORING CONDITION. - INVESTIGATE WINDOW INTERIORCONDITION PRIOR TO FULL REMOVAL RM 001GARAGE A. REMOVE BOILER EQUIP. & WATERHEATER (RESALE / REMOVE / SCRAP) NOTE SPECIAL INSTRUCTIONS A. REMOVE PANELINGB. REMOVE ACC. TILE CEILINGC. REMOVE CARPET 002UTILITY 003BEDROOM 3 004RUMPUS ROOM A. REMOVE FLOORING 005DOWNSTAIRS BATH A. REMOVE CARPET & VINYL FLOORINGB. REMOVE TILE CEILING 006EXERCISE 007COOL STORAGE 008BEDROOM 4 - INVESTIGATE EXT. WALL INSULATION. - CEILING FIXTURE & FAN TO REMAIN - FLOOR VENT TO REMAIN ROOM BY ROOM DEMO NOTES 1/8" = 1'-0"1 DEMO - FIRST FLOOR 101KITCHEN 102DEN 103LIVING 104ENTRY 105MASTER BED 106POWDER 107BEDROOM 2278 A2011 A200 01 GARAGE001 GARAGESTORAGE 001.1 STORAGE007 BEDROOM 4008 GAME ROOM004 LAUNDRY006 BEDROOM 3003UTILITY002 18" X 54" DEEP SHELVES 24"X54" SEAT MUD RM. BATH 2 EXISTING RETIANING WALL 4' - 0" W/D W/D DRAIN WH ELECPANEL INSTALL GARAGE DOOROPENERS UP BOILER GRAVEL LIGHT WELLSALVAGE DOORS (V.I.F.) REF.W/ ICE CODE ACCESS DOOROPENER PANEL (OUTSIDE) GARAGE DOOR OPERATION BUTTON EXISTING TO REMAIN FILL MASONRY GAP 2' - 0" 2' - 0" GRAVEL GRAVEL PLANTERPLANTER6"x6" TREATED TIMBER EGRESSWELL WALLS - (FLUSH TO GRADE) EXISTING CABINETS A200 05 © 2014 Lake|Flato Architects, Inc.3 1 1 T H I R D S T R E E TS A N A N T O N I O, T E X A S 7 8 2 0 5P 2 1 0. 2 2 7. 3 3 3 5 F 2 1 0. 2 2 4. 9 5 1 5w w w . l a k e f l a t o . c o mDESCRIPTION:DRAWN BY:L/F PROJECT NO.PROJECT ARCHITECT:REFERENCE SHEET(S):C:\Users\jnieves\Desktop\Montana\House_1-8plans.rvt 6/26/2015 8:59:55 AMAuthor624 WILLSON 624 S. WILLSON AVE. BOZEMAN, MONTANA 05/04/14 A103FLOOR PLANS - NEW 1/8" = 1'-0"01 NEW CONSTRUCTION - BASEMENT 279 DN DISH WASHER RANGE BOOKSBOOKSTILE 48' - 0"1 ROD1 SHELF OVERBASE SHELF SEAT DEN_102 KITCHEN 101 LIVING /DINING_103 MASTERBEDROOM_105 BATH106.2 POWDER106 CLOSET106 BEDROOM 2 107 ENTRY104 4'-0" REF. SEAT BROOM BENCH SEATBENCH SEATMATCH CAB DEPTHFIXED GLASS WINDOW TOMATCH EXISTING SYNTHETIC MARBLETHRESHOLD 1' - 4"3"5' - 8"3"RADIATOR RADIATOR RADIATORRADIATORRADIATOR RADIATORRADIATORRELOCATED RADIATOR1' - 0"D1 RADIATOR 6' - 0"3' - 0"2' - 6" 2' - 6" EXISTINGRADIATOR EXISTING RAIL 1' - 0"7 1/4"RELOCATEDRADIATOR 1' - 0"7 1/4"7 1/4" 6" 3' - 6" EXISTING RETAINING BELOW 9' - 4 1/4"7 1/4" 1/2" DN 8' - 0"1' - 0"6' - 0"1' - 0"(2) 6X6's 1/2" GAP 3" REPOINT BRICK AS NECESSARY AT WEST STOOP &FACADE (GROUT TO MATCH EXISTING) SLOPE DRAIN NOTE - RE:MILLWORKDRWG B.O. EXTEND OFF WOODPANEL EXISTINGELEC. SUBPANEL 1' - 0" NICHE ABOVE BED © 2014 Lake|Flato Architects, Inc.3 1 1 T H I R D S T R E E TS A N A N T O N I O, T E X A S 7 8 2 0 5P 2 1 0. 2 2 7. 3 3 3 5 F 2 1 0. 2 2 4. 9 5 1 5w w w . l a k e f l a t o . c o mDESCRIPTION:DRAWN BY:L/F PROJECT NO.PROJECT ARCHITECT:REFERENCE SHEET(S):C:\Users\jnieves\Desktop\Montana\House_1-8plans.rvt 6/26/2015 8:59:56 AMAuthor624 WILLSON 624 S. WILLSON AVE. BOZEMAN, MONTANA 07/28/14 A104FIRST FLOOR PLAN - NEW 1/8" = 1'-0"1 NEW CONSTRUCTION - FIRST FLOOR 280 281