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A3. Site Plan Lark Hotel
Page 1 of 34 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan & Certificate of Appropriateness Date: Design Review Board (DRB) Meeting February 10, 2016 at 5:30 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana. City Commission meeting is on March 7, 2016 at 6:00 p.m. in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana. Project Description: A Preliminary Site Plan and Certificate of Appropriateness application for the Lark Hotel Addition for the construction of a twenty-eight room hotel and related site improvements. Project Location: Property address is 136 West Main Street, southeast of the intersection of Main Street and Grand Avenue, legally described as the North 120’ of Lots 8 & 9, Block B, Stories Addition to the City of Bozeman, situated in the Southwest One-Quarter (SW ¼), Northwest One-Quarter (NW ¼) of Section 7, Township Two South (T2S), Range Six East (R6E), P.M.M., Gallatin County, Montana. Recommendation: Approval with Conditions. Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 15-583 and move to approve the Site Plan and Certificate of Appropriateness with conditions and subject to all applicable code provisions. Report Date: March 2, 2016 Staff Contact: Tom Rogers, Senior Planner Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None have been identified at this time. Project Summary The Lark Hotel Addition is a Preliminary Site Plan and Certificate of Appropriateness application for the construction of a twenty-eight room hotel, ground floor commercial space, and related site improvements. The building will include public space along Main Street frontage with ground floor commercial space. The building is proposed to be five stories and 55 feet in height, plus allowable architectural and utility encroachments as permitted by City code. 185 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 2 of 34 No onsite parking is being proposed for this phase. Parking will be provided by an approved long-term lease agreement with the City pursuant to Section 38.25.060, BMC. The final agreement will be signed upon approval of the Preliminary Site Plan and Certificate of Appropriateness. A condition of approval is included in Section 3. The subject property is within the B-3 (Central Business District) and the “core area” as defined by Section 38.10.100.A.3(a), BMC. The property is not within the Downtown Historic District but it is within the Neighborhood Conservation Overlay District (NCOD). Through the standard review process, comments on the project were received from solid waste, water/sewer, engineering, Northwest Energy, planning, and the fire departments detailing deficiencies in the original submittal. Revisions and supplementary documentation and information were submitted. A more complete review history is included in Appendix B. The most recent submittal was received on Tuesday, February 23, 2016 and is incorporated into this report as the final version for review. Any material modification, if approved, may require additional review. The original Design Review Board staff report is attached to this report for your consideration, if desired. DRB Summary On February 10, 2016 the Design Review Board (DRB) met at their regularly scheduled meeting to consider the application. Planning staff submitted a staff report for the DRB consideration on February 4, 2016. The staff report detailed six (6) design considerations. Please see the attached DRB report for more information on the design considerations. Through the iterative review process, the identified design considerations were addressed and are no longer potential considerations. As a result of Administrative Design Review report, the applicant presented modified plans for the DRB to evaluate. Changes included building placement, modifications to the entrance of the building from Main Street, an updated landscape plan, building alignment on Grand Avenue, exterior color modifications, modifications of exterior materials, and placement of windows. Seven members of the public provided verbal testimony on the project. Six of those comments were supportive of the project and design; one was concerned about parking. During Board discussion a number of additional comments were made including: The Board was supportive of the proposed design modifications The revised landscape plan more fully integrates the site layout and generally improves the project Revised plans improve pedestrian circulation Post industrial design of the main building The scale of the building in relation to Grand Avenue is big In conclusion, the DRB voted 3:0 with one abstention to recommend that the City Commission approve the Preliminary Site Plan and Certificate of Appropriateness. The abstention was based on the fact that the public, planning staff and the Board did not have 186 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 3 of 34 sufficient time to consider the modifications to the plans. February 10, 2016 Design Review Board video link The DRB meeting minutes are attached to this report. Alternatives 1. Recommend Approval of the application with the recommended conditions; 2. Recommend Approval of the application with modifications to the recommended conditions; 3. Deny the application based on non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review of 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 ......................................................................................................................... 3 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - REQUESTED DEVIATIONS/VARIANCES ................................................. 19 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 19 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 20 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 21 SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 21 Plan Review Criteria, Section 38.19.100, BMC. .............................................................. 21 Neighborhood Conservation Overlay District Review Criteria ........................................ 28 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 30 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND ............. 33 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 34 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 34 FISCAL EFFECTS ................................................................................................................. 34 ATTACHMENTS ................................................................................................................... 34 187 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 4 of 34 SECTION 1 - MAP SERIES 188 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 5 of 34 189 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 6 of 34 190 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 7 of 34 Site Plan 191 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 8 of 34 Landscape Plan (building is not depicted correctly) 192 Page 9 of 34 Northwest Elevation 193 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 10 of 34 West Elevation 194 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 11 of 34 Northeast Elevation 195 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 12 of 34 Northwest Elevation 196 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 13 of 34 197 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 14 of 34 East Elevation 198 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 15 of 34 North Elevation 199 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 16 of 34 Main Floor 200 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 17 of 34 201 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 18 of 34 Existing Lark Hotel Façade 202 Page 19 of 34 SECTION 2 - REQUESTED DEVIATIONS/VARIANCES No deviations are requested or needed with this application. 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 site plan and Certificate of Appropriateness. 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. Prior to final plan approval, minimum separation between the elevated power lines on the east side of South Grand Avenue and the Lark Hotel building must be demonstrated. Written verification of adequate separation must be provided by Northwestern Energy. 3. Multiple lots are involved. Prior to final plan approval, an approved lot aggregation pursuant to the appropriate subdivision exemption claim, lot merger agreement, or approved mutual easements for access, drainage, and other utilities must be completed, if required. Written verification must be provided. 4. Prior to final plan approval a copy of the signed, approved long-term parking agreement between the Lark Hotel and the Bozeman Parking Commission for a minimum of 27 spaces must be provided. 5. The horizontal relief between the windowpane and outer edge of the window casement/sill must remain at a minimum of six inches on all elevations. 6. The applicant must submit a written narrative outlining how each of the conditions of approval and code provisions has been satisfied with the final plan application. 7. Adequate snow storage area must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). 8. A note is included on the demo plan to remove sidewalk in front of the building. Prior to sidewalk demolition, an Application for Sidewalk and/or Driveway and Curb Cut Permit must be submitted to the Engineering Department. The sidewalk that is demolished must be replaced with new sidewalk per the City standard (BMC 38.24.080.A). 9. The applicant must obtain a downtown sidewalk encroachment permit for the proposed upgrades per Bozeman Municipal Code 34.05. 10. Pedestrian safety must be ensured during construction using pedestrian traffic control. Continuous pedestrian access must be ensured unless prior approval is obtained from the City Engineering Department. 11. All construction activities must include routine cleaning/sweeping of material that is dragged to adjacent streets. The City may require a guarantee at any time during construction to 203 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 20 of 34 ensure that repair of damages or required cleaning is complete (BMC 38.39.020.A.2). The developer must be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified. 12. 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. 13. The applicant must provide Professional Engineering services for construction inspection, post construction certification, and preparation of mylar record drawings. 14. The applicant must obtain a COB Stormwater Management Permit from the City’s Stormwater Program Coordinator prior to construction. 15. The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights must be provided in accordance with Bozeman Municipal Code (BMC) section 38.23.180. The applicant must contact Brian Heaston with the City Engineering Department to obtain an analysis of CIL of water rights, which must be paid prior to final plan approval. 16. Proposed water/sewer services and hydrants must be a minimum horizontal separation of 10- feet to landscape trees. 17. Given the location of the proposed project and the impact of construction on vehicular and pedestrian traffic at this critical location, the applicant must demonstrate construction staging and traffic control prior to building permit approval. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. Pursuant to Section 38.23.107 BMC, Construction enclosure. A temporary enclosed refuse storage area must be shown on the site plan, including a typical detail with dimensions and type of materials, for the storage and collection of building material debris during the construction phase of the project, and that said debris area is shown accordingly on the final site plan. Temporary refuse storage area information was not provided with submittal. A detail of the trash enclosure must be provided on the final plan to demonstrate that it complies with the City Sanitation standards. B. Section 38.23.150.D.7 BMC and Application Checklist Item No. 42 requires that all outdoor lighting, whether or not required by this section, must be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property. No site photometric lighting plan containing a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way was provided. 204 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 21 of 34 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for design within entryway corridors, approval with conditions is recommended to the Design Review Board (DRB). The DRB shall forward its recommendation to the City Commission for consideration. The Development Review Committee (DRC) considered the Site Plan and Certificate of Appropriateness applications on January 20, 27 and February 10, 2016. The DRC found that the application is sufficient for continued review. Their recommendation regarding the application will be provided to the City Commission. In addition to the conditions of approval, the DRC identified code provisions that require corrections to the plans. Revisions were submitted on February 12, 2016; the DRC reviewed the modifications on February 24, 2016 and found the changes did not warrant any change to the previously recommended conditions of approval. The City Commission is scheduled to consider the proposal on March 7, 2016. The City Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 6 pm. SECTION 6 - STAFF ANALYSIS AND FINDINGS 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. 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 title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted Growth Policy This project is proposing a 28-room hotel addition adjacent to Lark Hotel. All proposed uses are permitted within the B-3 district. This property is designated as Community Core on Figure 3-1 (Future Land Use Map) of the Bozeman Community Plan. No conflicts between the proposed use, zoning and the growth policy have been identified. 205 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 22 of 34 2. Conformance to this chapter, including the cessation of any current violations The site is currently vacant. Historically and most recently, Farr Automotive utilized the site as an automotive filling station and repair shop station. There are no known violations associated with this site. 3. Conformance with all other applicable laws, ordinances, and regulations No conflicts have been identified. Some additional steps are required, such as application for final site plan and building permit, which will be addressed as appropriate in the future. The plans will be further evaluated against the requirements of the International Building Code at the time application is made for a building permit. Prior to purchasing the subject property the Applicant performed an Environmental Assessment to ensure full remediation of any contaminates caused by previous use. A copy of the report was provided to the Engineering Department. Based on the findings of the EA all contaminated soils have been properly removed. 4. Relationship of site plan elements to conditions both on and off the property Section 38.16.100.A.4, BMC requires all site plans to demonstrate compatibility with the following four criteria: a. Is the proposed development in compatibility with and sensitive to the immediate environment of the site, adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration? The building placement is located on the northwest portion of the block and is set parallel to Grand Avenue in consistent relationship to the City grid; please see the Site Plan in Section 1 above. The proposed configuration supports and continues the existing pattern in the core area (and most of the City) with the addition of a functional plaza in front of the building adjacent to Main Street, which further supports the design guidelines for the neighborhood conservation overlay district. The recently revitalized Lark Phase I, formally the Imperial 400, fronts Main Street perpendicularly and follows building placement similar to the adjacent neighborhood. Building mass and height, while significant, are within allowable standards of the City development code. The B-3 district allows one hundred percent lot coverage and building heights of 55 feet within the defined core area. The Baxter Hotel across the street is considerably higher than the proposed Lark hotel. The First Interstate Bank (FIB) Building to the west is not within the B-3 core area. Although the FIB building is only two stories, areas outside the B-3 core area are permitted to have building heights of 70 feet. 206 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 23 of 34 The visual integration of the project may be challenging for some; others may find the unique style welcome. The Lark has established itself as a prominent feature in the western entrance of the CBD. The additional structure will increase the visual presence of the development. Horizontal and vertical lines are employed to accentuate the building. The scale and character of the Historic core should be protected, but other downtown districts should be able to accommodate contemporary development of greater height and density. The proposed development diverges from the existing development style. However, the incremental modifications to the exterior façades of existing buildings in the vicinity have arguably eroded the historical uniqueness of many of Bozeman’s downtown buildings. Therefore, ADR staff found the proposed building is in conformance with this criterion. Grand & Main looking northeast and southeast One of the NCOD’s goals is to “invite and encourage” contemporary new construction. The building proposes unique construction techniques using Cross Laminate Timber (CLT), allowing for greater efficiencies in the construction process in both materials and time. These efficiencies will reduce the impact construction will have on the community. Grand Avenue is a highly trafficked pedestrian path to and from Main Street. In addition, this is a primary pathway between the Emerson Center for the Arts and Cultural and Main Street. It is a highly visible location. Design modification improved the streetscape by integrating planters on the wall separating the sidewalk and the entrances to ground floor hotel rooms to minimize the impact the formed concrete would have on pedestrians. Paprika Yarrow is the selected plant for these planters. The mature height of this species is 1.5 – 2 feet one point five to two feet. In addition, the wall was extended to obscure the utility connections located on the west 207 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 24 of 34 side of the building on the stairwell. The wall was articulated to increase the width of the pedestrian walkway. As depicted on the site plan, the proposed location of the dumpster is on the southwest corner of the building. Pursuant to Section 38.23.170, BMC, “trash enclosures, surrounding standard steel bins (dumpsters), shall be located on the site for convenient pickup service, and the location shall be shown on required site plans. Trash enclosures shall not be located in required front yards, and shall be situated so that containers can be pulled straight out of the enclosure or so the solid waste truck can back straight into it.” The trash enclosure is in a prominent location. However, the dumpster is screened and is integral to (with) the building’s enclosure and is not within a required yard. Please see the Northeast perspective view in Section 1. b. Is the design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) such that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development, resulting in an efficient, functionally organized and cohesive development? Yes. As described under criterion (a) above, the proposed site and building is taking a unique approach to design and arrangement of the elements of the plan to create integration and an organizational scheme with respect to the community and neighborhood. The functional pedestrian plaza separating the commercial spaces from the public sidewalk furthers the City’s adopted plans and encourages interaction with Main Street. The grade of the site created additional design considerations. The existing Lark Hotel building and semi-private fireplace areas maintain the Main Street edge along the line of the sidewalk. Victory Taco is set back from the street to accommodate steps although the structure is perpendicular to Main Street. Pursuant to Table 38.26.060-1, BMC, no landscape is required for developments within the Core Area of the B-3 District. However, the development proposes landscape amenities to enhance and integrate the development so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development, resulting in an efficient, functionally organized and cohesive development. See Section 2 - Map Series. c. Are the designs and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and watercourses, existing vegetation, and does it contribute to the overall aesthetic quality of the site configuration? 208 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 25 of 34 The lot is anticipated to be developed. The proposed use and basic zoning standards are met. The lot is currently an underutilized parking lot of mostly concrete. There are no water features nor vegetation on site. Google Street View d. If the proposed project is located within a locally designated historical district, or includes a locally designated landmark structure, the project is in conformance with the provisions of article 16 of this chapter. The subject property is not within a designated historical district and there are no designated landmark structures. Any subsequent treatment of the site will need to meet the intent of Article 16. 5. Impact of the proposal on existing and anticipated traffic and parking conditions Additional traffic will be generated by development. A traffic study was not required by the Engineering Department for this project. The site is being served by the existing street network. The Applicant is proposing to utilize the provision found under Section 38.25.060, BMC for off-site parking. As required by this section, the Director of Community Development found the proposed plan meets the minimum standard of this section. Staff has analyzed the project for required parking pursuant to Section 38.25.040.A.2, BMC. Based on the proposed uses and number of hotel rooms and applying the applicable reductions, 27 parking spaces are required. The Applicant will enter into a long-term parking agreement with the City (Condition 4). 209 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 26 of 34 6. Pedestrian and vehicular ingress and egress Vehicular drive access is provided from Main Street through Phases 1 and 2 and exits on Grand Avenue. Seventeen parking spaces were provided with the Lark Phase 1. No additional onsite parking is proposed for Phase 2. All parking will be provided off site through a shared parking agreement. The site is well integrated into the existing sidewalk system for downtown Bozeman. The development will improve the adjacent walkways and curb and gutter. Pedestrian connections into the site are provided and shown on the site plan. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, pedestrian areas, and the preservation or replacement of natural vegetation With the exception of boulevard trees, no landscaping is required in the Core Area of the B-3 district. However, the development proposes numerous landscape amenities to improve the development. Therefore, the proposed landscaping exceeds the standard landscaping requirements of the Bozeman Municipal Code. 8. Open space This is a commercial development, so open space is not a requirement. 9. Building location and height During DRC review the existing Northwest Energy distribution line was identified on the west side of the property. Although the City does not control this requirement is remains a requirement of the National Electric Code. There are minimum separation standards between structures and distribution lines. To accommodate this requirement, the building was nudged in an easterly direction a few feet. To ensure compliance with the requirement that no health and safety issues arise, staff included Condition 2. Building height is within allowable standards of City development code. The corner of the proposed building is located within the street vision triangle at the intersection of Main Street and Grand Avenue. Unless approved by the City Engineer, no fence, wall or planting in excess of 30 inches above the street centerline grade may be permitted on corner lots on arterial streets in all districts within a triangular area, defined as follows: “Beginning at the intersection of the projected curblines of the two intersection streets, thence 50 feet along one curbline, thence diagonally to the point 50 feet from the point of beginning on the other curblines, then to the point of beginning per Bozeman Municipal Code (BMC) 38.24.100.A.” Given the signalized intersection and wider sidewalks at this location, the City Engineering Department is supportive of the proposed encroachment on the street vision triangle. 210 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 27 of 34 10. Setbacks Section 38.10.050, BMC states required setbacks. All proposed structures are within the required front, side and rear yard setbacks. 11. Lighting The proposed walkway, pedestrian paths, and building mounted lights appear to conform to the City’s dark sky requirements. The private lighting is subject to the proposed design guidelines which direct use of LED lighting. Pursuant to Section 38.23.150.D.7, BMC and Application Checklist, Item No. 42 requires that all outdoor lighting, whether or not required by this section, shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property. In order to ensure compliance, a photometric plan is required. (Code Correction B) 12. Provisions for utilities, including efficient public services and facilities No underground utilities are located in this section of Grand Avenue. Unities will be extended from Babcock Street to the site and will be attached to the southwestern corner of the building. Currently there are no requirements for screening of utilities, with the exception of trash enclosures. Due the significance of the Grand Avenue corridor the utilities will be screened and integrated into the design of the buildings. 13. Site surface drainage Due to site constraints, the applicant has proposed and designed underground stormwater galleries to accommodate surface drainage. The City Engineering Department has reviewed and commented on the proposed design. 14. Loading and unloading areas No loading areas are required or proposed. 15. Grading The site generally slopes south to north. No substantial grading is proposed except for that required for the installation of the pedestrian walkways, patios, and site preparation, stormwater system, and building construction. All applicable grading details were submitted with this application and have been reviewed by the City Engineering Department. 16. Signage Signage is shown with the site plan application. A comprehensive sign plan was submitted with the site plan/COA applications. That application is currently being evaluated for conformance with adopted standards. All new signage must be in compliance with the Bozeman Municipal Development Code and will require a sign permit prior to construction. 211 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 28 of 34 17. Screening The dumpster is prominently located. There are practical reasons for the proposed location. The screening is indicated as material type C, a cast in place concrete board similar to what was used on the patio retaining wall for Lark Phase 1 (see north elevation image). The existing parking lot has previously been reviewed and approved. Utilities such as electric meters and gas lines are proposed on the west side of the building, as shown on the northeast perspective in Section 1 above, and have been addressed above. With the exception of trash enclosures, there are no screening requirements in the development code. 18. Overlay district provisions The site is located in the Neighborhood Conservation Overlay district. Analysis of these issues is presented below. 19. Other related matters, including relevant comment from affected parties Public comment has been received on the project and has been forwarded to the Commission for consideration. 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. Utilities may straddle adjacent lots. Therefore staff has suggested Conditions 4 and 16 to ensure all contingencies are addressed. 21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code. Not applicable. 22. Phasing of development The project is proposed for construction in one phase. Neighborhood Conservation Overlay District Review Criteria Applicable Design Review Guidelines, Section 38.16.010, BMC 212 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 29 of 34 The property under consideration is located within the boundary of the Neighborhood Conservation Overlay District. The site is not within a designated historic district; therefore, Chapters 2, 4, and the Appendix apply to this application. Pursuant to Section 38.16.010.C BMC, the intent and purpose of the conservation district designation is to “stimulate the restoration and rehabilitation of structures, and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area. Contemporary design will be encouraged, provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community.” The proposed design contributes to the aesthetic character and function of the existing development patterns of the site and incrementally evolves the traditional development patterns of the immediately adjacent Main Street Historic District to the east. It is furthering the purpose of the conservation district designation to protect and enhance neighborhoods or areas of significant land planning or architectural character, historic landmarks or other built or natural features for the educational, cultural, economic benefit or enjoyment of citizens of the city, Section 38.16.010.F, BMC. Contemporary new construction is “invited and encouraged.” Although the proposed new construction is divergent from the traditionally established land planning and architectural character of traditional Main Street, the pattern for this block was previously established with the renovations and revival of the Imperial Motel (now the renovated Lark Hotel and sister development of this project), the expansion physically addresses Main Street and introduces a pedestrian plaza and an innovative development pattern and architectural style. The Montana Historical and Architectural Inventory form classifies the Imperial 400 structure as a non-historic building. This building was renovated in 2013/2014 though the issuance of a Certificate of Appropriateness/Re-use application to allow a change in use from a currently vacant former motor lodge to a thirty-eight room hotel; façade improvements and rehabilitation of the existing building; site improvements, and detached food vending structure, located at 122 West Main Street (File #Z-13224). The building on site retains the basic form of the original motel, but has undergone significant material alteration and, through recent additions and changes in particular to the motel room circulation configuration, resembles little of its original form. The expansion project includes the construction of a separate multi-story building with hotel rooms, retail spaces, and hotel support areas at the western side of the existing Lark Hotel site. The Design Guidelines recommend review of the site context, the immediately adjacent 213 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 30 of 34 properties and also the surrounding character of the project site. Vital to the development of an appropriate design is an understanding of the desired character of the area. The proposed building design and style may be perceived as challenging, an affront to the character of Bozeman’s Main Street, or even “brutalist,” while others may find it refreshing, innovative, invigorating, or a catalyst for the future. These adjectives are subjective criticisms or support for the development. Administrative Design Review staff has objectively reviewed the submitted application against the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District (Design Guidelines) established on January 17, 2006 and amended May 18, 2015, and finds the plan in general compliance with all applicable criteria. Therefore, no exceptions are listed requiring design modifications of the submitted plans. Staff has included one design-related condition of approval to ensure the most favorable outcome of the finished product. See Condition No. 5. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District is to provide a central area for the community's business, government services and cultural activities. Uses within this district should be appropriate to such a focal center, with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. Adopted Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. This area is described as “The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” 214 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 31 of 34 Downtown Bozeman Improvement Plan This property is located within the boundaries of the Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. Specific to this proposal, the plan states that; “downtown revitalization requires property rehabilitation, new development, and injections of new capital…” The plan also indicates that the project site is denoted for Office/Mixed Use as part of the West Gateway District (see District Map shown below). The West Gateway states; “This district could extend from 5th Avenue to Grand. This is a very important area that now seems somewhat ragged with parking lots, empty parcels, and vacant buildings. This area detracts from the image of downtown and needs major investment—both public and private. In addition, the streetscape should be enhanced with more trees, lighting, furnishings, and seasonal planting, eventually connecting to the North 7th Avenue Connectivity Plan. New buildings should adhere to design standards that do not allow setbacks but place windows and doors on the sidewalk, with parking lots prohibited along the street. There is a “suburban” look to this area that could be dramatically enhanced both in the short term with streetscape and in the longer term with development.” Subject Property 215 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 32 of 34 The Bozeman Community Plan Vision is stated as, “Bozeman’s unique identity, characterized by its natural surroundings, its historic and cultural resources, and its downtown, which is the heart and center of the community, is preserved and enhanced.” “All thriving downtown corridors depend upon a solid presence of residential density in close proximity, ideally within walking distance, resulting a place that everyone can enjoy— existing residents, new residents, shoppers, and visitors. Infill development can be designed sensitively so that the longstanding character, scale and craft of the established townscape can be maintained.” This means applying different criteria than what might be found in typical manuals or regulations. The planning team firmly believes that downtown Bozeman is unique and that its vital importance to the City should be recognized in a deliberate, focused collection of efforts and actions to make it a dynamic and sustainable community center. The City of Bozeman has identified key issues and opportunities outlined in the Downtown Improvement Plan, as well as guiding principles for future construction and public works. It is from this document that the Development Review finds the following issues with the proposed project, listed below. From Page 13 of the Downtown Improvement Plan, “New buildings should be designed to the level of permanence and quality appropriate for a downtown setting.” Currently the proposed design presents some difficulties with regard to the interpretation of the choice of materials. Since the design does not call for it to be constructed from the ‘noble materials’ (steel, glass, concrete, masonry) it is unclear if the materials will withstand the test of time and age accordingly. This is not to discourage the exploration of new materials or the advancement in construction technology, however it remains unclear and argument for the materials chosen should be buttressed by some quantifiable data. As an addition to this, it could be argued that color belongs in a subgroup of this category. As with materials, color should be prudently chosen, especially in regard to this specific area of the city. Therefore, color should be considered as to how it will age (fading, sun, wear, etc.), whether the color is a fad that will be outdated with the next popular color, and whether or not the material allows for color change. The Downtown Improvement Plan also states that buildings should, “Create strong connections between sub-districts, and from Downtown to the surrounding community.” As stated earlier in the report, the building works effectively to bring people onto the site itself and provides a modicum of connection to the adjacent areas. 216 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 33 of 34 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description The Lark Hotel Addition is a Preliminary Site Plan and Certificate of Appropriateness application for the construction of a 28 room hotel and related site improvements. The building will include public space along the Main Street frontage with ground floor commercial space. The building is proposed to be five stories and 55 feet in height plus allowable architectural and utility encroachments as permitted by City code. No onsite parking is being proposed for this phase. Parking will be provided by an approved long-term lease agreement with the City pursuant to Section 38.25.060, BMC. The final agreement will be signed upon approval of the Preliminary Site Plan and Certificate of Appropriateness. A condition of approval is included in Section 3. The subject property is within the B-3 (Central Business District) and the “core area” as defined by Section 38.10.100.A.3(a), BMC. The property is not within the Downtown Historic District, but is within the Neighborhood Conservation Overlay District (NCOD). While not required, the applicant did not submit application for an informal review on the project. The application was submitted on December 21, 2015. The application was reviewed in accordance with the submittal checklists and Section 38.41 of the Bozeman Municipal Code and did not meet the submittal requirements. Therefore, the applications were deemed unacceptable for initial review. On January 6, 2016 an addendum to the submittal was received and deemed acceptable for initial review on January 11, 2016. Revised plans were shown at the Design Review Board meeting in response to staff’s design considerations. As required by code, the final revisions were brought back to the DRC to ensure no unintended consequences are created by this modification. Please refer to the attached DRB report for more information. Revisions and supplementary documentation and information were submitted on: January 4, 2016 (TIS waiver) January 6, 2016 January 11, 2016 (Plan sheet revision 1) January 15, 2016 (Request for Commission review) January 26, 2016 (Dry well maintenance plan) January 27, 2016 (Updated civil drawings) February 3, 2016 (Plan sheet revision 2) 217 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 34 of 34 February 4, 2016 (Trash enclosure, other) February 10, 2016 (Documentation in support of original design) February 12, 2016 (Design changes presented to DRB; only electronic files submitted). February 23, 2016 (Refined elevations, perspectives, and designs. Used for final evaluation for this report) APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the City Commission public hearing. That hearing is scheduled for March 7, 2016. Public comment has been received and has been forwarded to the Commission. APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owners: Bangtail Partners, LLC, 2200 Geng Road, Suite 100, Palo Alto, CA 94303 Applicant: Bangtail Partners, LLC, 2200 Geng Road, Suite 100, Palo Alto, CA 94303 Representative: Thinktank Design Group, Inc., 33 North Black Avenue, Bozeman, MT 59715 Report By: Tom Rogers, Senior Planner FISCAL EFFECTS The proposed application will not affect any scheduled expenditures in the FY2016 budget. Development will generate additional revenue and expenses in amounts not determined at this time. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. DRB Staff Report DRB Meeting Minutes Public Comment 218 219 220 221 Chris Kraus Managing Director CBRE Hotels CBRE, Inc. Valuation & Advisory Services 101 California Street, 44th Floor San Francisco, CA 94111 +1 406 582 8189 Office +1 415 652 4483 Mobile chris.kraus@cbre.com www.cbrehotels.com COMMERCIAL REAL ESTATE SERVICES February 10, 2016 City of Bozeman Design Review Board City of Bozeman Commission 121 N. Rouse Avenue Bozeman, Montana 59715 Re: Lark Hotel Expansion – Bozeman, MT File Number 15-583 To Whom It May Concern: I am writing this letter to provide an objective opinion on the market position of the Lark Hotel and subsequently the importance of maintaining this market position with the planned 29-room expansion building to be located at the southeast corner of W. Main Street and S. Grand Avenue in downtown Bozeman, MT. As a point of background, I am a Managing Director with CBRE Hotels in charge of our Bozeman, Montana and San Francisco, California offices. I have more than 25 years of dedicated advisory and valuation experience in the hospitality industry. Over the last 13 years, I have established a respectable hospitality practice with CBRE Hotels in Bozeman and have evaluated more than 75 hotel projects throughout the state, including more than 15 existing or proposed hotels in Bozeman. Through my work in the state, I closely monitor the performance of not only individual markets such as Bozeman, Billings, and Missoula, but closely track the performance of many individual hotels (this information is held in strict confidence by our firm). In downtown Bozeman, I have worked closely with the development groups behind the proposed Armory Building Hotel (Etha Hotel), the Element Hotel, and the existing Lark Hotel, to name a few. For each of these projects, I provided in-depth financial analysis along with numerous other development services including, but not limited to, facility programming, market position/brand selection, and operator selection. The redevelopment of the former Imperial Inn into the Lark Hotel is a magnificent success story as both a real estate redevelopment project and catalyst for promoting the vibrancy of downtown Bozeman. The Lark Hotel is categorized as an upscale, lifestyle, boutique hotel, a rapidly emerging and popular category of lodging properties that caters to all segments of lodging demand, from baby 222 February City of Bo City of Bo Page 2 boomers wedding Furthermo performin metrics o largely at through t location a in a hote positionin local hote has been by the sig and onlin Lastly, in constructi labor and 100 and rooms, th rooms to profitabili Based on maximizin nature th existing m performa the prope rooms an hotel. Should yo letter, ple 10, 2016 zeman Desig zeman Comm to millennia groups. ore, in its sh ng hotels in of occupancy ttributed to th the thoughtfu at the gatewa el that is tre ng as an ups el market an shared by m gnificant pos ne travel sites the hotel in ion is approx d operations, 150) in whic he Lark Hotel sell. 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Yours si CBRE H _______ Chris K Managi chris.kra ar business t he Lark Hote of Montana ate and reve ique market opment proce the style and nd respectful hotel that ha part of the L professionals een received ccepted that hotels have s to have a m costs and ma gatively impa pansion, the ing demand, inion that th be completed provements. estyle, boutiq mers and subs therefore in oduct consist y professiona incerely, Hotels ___________ raus ing Director aus@cbre.co travelers to f el has quickl in terms of enue per ava position of th ess. While nature of the l of its place as appealed ark Hotel’s i that I have from variou the minimu extremely hi minimum of aximize profi acted due sol Lark Hotel w thus benefiti he proposed d in an upsca Should the que hotel, i sequently ne support of a tent with the l experience ___________ om | 406.58 family vacat ly risen to b f the traditio ailable room he hotel that the hotel en e finished pro e in Bozema to a growin nstant succes referred to th us traditional um room co gh fixed cos 60 rooms (a itability. Wit lely to the lac will be better ing all of dow d expansion ale, lifestyle, b e expansion t could dim gatively impa an expansion current mar or opinions ______ 82.8189 ioners and s be one of th nal hotel rev . This succ has been cr njoys an exc oduct has res an, MT. It i ng segment o ss. This sent he Lark Hote print publica unt for new ts associated and often bet th only 38 ex ck of having r able to max wntown Boze is necessar boutique style deviate from minish the m acting visitati n that delive ket position o s presented i social e top venue ess is reated cellent sulted is this of the timent el and ations hotel d with tween xisting more ximize man. ry for e and m the market ion to ers 29 of the n this 223 224 Hi Cindy, Chris and Jeff I wanted to lend a voice in support of my neighbor’s project, The Lark Addition, that will be coming in front of the Design Review Board this evening and in front of you all on March 7. Feel free to share this with the other members of the commission, but I’m writing you three because I personally know you. I have heard that there is concern that the Lark’s proposal does not fit with the city’s design standards. I’m a big proponent of historic preservation—where it exists. But when it comes to new construction, even in the downtown core, there is literally nothing to preserve. Thus, I believe there needs to be room for more diverse and contemporary design—such as that proposed by the Lark—in city design standards. I realize this is a thorny issue. What once could be viewed as good design—say, the US Bank building—is now likely viewed by most as an eyesore. However, under city standards, it is just as easy for the opposite to occur--false historicism—design that attempts to blend in to the historic core, but results in a very vanilla new building. The First Interstate Bank building as well as the Shirt Works building on opposite corners of Main and Grand would qualify as uninteresting, vanilla, “false historic” buildings in my view. It is one thing to protect the historic Main Street core of communities such as Red Lodge, Livingston or Ennis. It is another to continue to impose such standards on a growing community such as Bozeman. Particularly in this location— this is not the corner of Main and Tracy. There are no other historic buildings adjacent to the Lark’s property. Let the design shine and be a great signal to those entering from the West that this is a progressive community that values creativity and individuality as much as its past. Lastly, you may recall that I had struggles with the previous adjacent landowners so I want to speak on behalf of the values of those behind the Lark project. Since this partnership purchased the current Lark properties, they have been exemplary neighbors, including us both personally and professionally in their vision. I can say without question that each one of them cares deeply about the future of Bozeman and is attempting to do something that is a landmark project for this city. They are champions of localism that would be the envy of any community. I hope you’ll not only approve their addition but consider how to better incorporate excellence in contemporary design as Bozeman continues to grow. Best- Jeff Welch owner of adjacent property at 22 South Grand Avenue JEFF WELCH chief executive officer | MERCURYcsc w 406.922.2282 | c 406-580-9710 | http://mercurycsc.com<http://mercurycsc.com/> –––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––– One of Outside Magazine’s Best Places to Work since 2011 225 JLF & ASSOCIATES, INC.ARCHITECTS & PLANNERSFebruary 12,2016The City of Bozeman Design Review BoardAnd The City of Bozeman CommissionBozeman, MontanaRe: Project File #15-583Dear Design Review Board and Commissbn Members:We are writing this letterin support of ThinkTank's design and planning for the addition tothe Lark at 122 W. Main Street.Bozeman, of late, has garnered national and international attention as one of the "best of"cities in the country. Our erudite and progressive light is shining out from under theproverbial "basket." Our architecture should rise to the occasion. We believe deeply in therestoration and adaptive reuse of Bozeman's finest historic architecture. We also believedeeply in the art of architecture and the power of contemporary design. It is vital we supportboth in our community.Bozeman's design guidelines are written with the opportunity for creativity; thus, the evercontroversial issue of "interpretation." It is important to note that issues of'conformance"with patterns can be as pedantic as dressing all of our downtown buildings in brick. Fauxhistoricism,mimicry,anddisneyesque buildings evolve subtly and are not just the result of theobvious misguided paradigms of style and materials.Contemporary architecture is a powerful contrast that reinforces the character of our historicstructures. 21st Century contemporary design is as important to our future and our communityas Fred Willson was one hundred years ago. He was as visionary then as we need to be now.I urge the staff and commission to provide the service and collaboration this project deserves.The "divergence(s)" staff refers to is the very thing(s) that lends this work its strength andunique qualities. The unintended consequences of misinterpretation are self evident in someof our most recent architectural additions to Bozeman. Good design rarely appeals toeveryone, but architecture "pecked to death by ducks" is a slow and painful death for us all.We urge you to readdress the findings of staff and support and nurture the boldness andcreativity of the Lark design team.PRINCIPALS:Paul BertelliLogan LeachmanAshley SullivanJohn LaumanJake ScottASSOCIATES:Travis GrowneyShawn Lund140 East Main St.Suite ABozeman, MT59715Phone406.587.8888jlfarchitects.com//p~ r^^^n-'ohn LaumanTerry McDonalcT'"-^ Matt OrrantiaY^41—Andy SmithJake Scottr.Alex Dalzelf^Laurel Van EpjrA«y/c-Larissa Hand^h Spadaccini226 Bozeman Design Review Board and Commissioners, I am writing in regards for my support for the continued success at the Lark Bozeman. The community of Bozeman has seen the Lark transform Bozeman’s West side Main Street from a ugly void to a thriving, creative, and lively functioning space. As Jan Gehl a famous architect once noted, ‘Nothing in this world is more simple and more cheap than making cities that provide better for people.’ The Lark has exceeded that for our community and our guests. Considering that the current architectural character of our Main St. contains almost a decade of the visual oddities of vacant holes in the middle of our downtown, I would think that a well funded, sustainable project, with current design and ideas should be embraced to demonstrate the amazing changes and yet grand history of Bozeman. As history will note, Bozeman is stronger, wealthier, and vibrant community than any other time in our past. We should have the architecture that demonstrates that for now and future generations. David Perlstein 579-3500 227 From:Allyson Brekke To:Tom Rogers Subject:FW: Board Meeting Materials Date:Wednesday, February 10, 2016 4:14:57 PM Charley re: meeting tonight and comments on Lark project. Allyson B. Brekke, AICP | Associate Planner City of Bozeman Planning | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: abrekke@bozeman.net | W: www.bozeman.net From: Charley Franklin [mailto:CharleyF@architects-sma.com] Sent: Wednesday, February 10, 2016 4:04 PMTo: Alicia Kennedy; Agenda; Bill Rea; Chris Kukulski; Chris Mehl; Cyndy Andrus; Lessa Racow; MarkHufstetler; Mel Howe; Walter Banziger; Wendy ThomasCc: Allyson BrekkeSubject: RE: Board Meeting Materials DRB members, I am sorry to pull the plug so late in the game, but I was trying to make it through my day, and just can’t. A sickness is going thru my family, and I have fallen victim. I’ll spare you the details, but think of your classic feverish/sinus/cold/aching body, and you get the picture. That said, in my review of the Lark addition, I have significant concerns about the way the building addresses the street on both Main and Grand. Breaking with the established urban street front I think is dangerous for our downtown character. I also am not convinced that ground floor hotel rooms along Grand is a successful idea. I think expanding the retail/office/restaurant potential along Grand street level would be a much more appropriate use. I feel that the alley corner, which addresses Grand, and Mercury, is cold and uninviting from our residential historic neighborhoods. I think that Grand is an important path of travel from Main Street to the Emerson, and Houses beyond. And the blank wall stair tower, does nothing to enhance that elevation. I have concerns with the materials, mainly the vertical wood slat walls, and how that will be maintained, and end up looking over time. I think it is inappropriate for the downtown district. I also have concerns about the yellow panel siding, but think with the right application of color, it could be ok. I am also concerned with the random placement of windows, and what that does to the surrounding urban landscape. It is a break from traditional window treatment, and to me feels forced and “trendy”…..I urge the applicant to evaluate the longevity of such choices in a vibrant downtown area that is historic in its use of materials, and urban fronts. Over all, I don’t mind the massing, although I forsee it causing a cold courtyard area, that ultimately might not be as inviting as intended. The height does not bother me, and I appreciate the use of vertical space, in an environment that possess limited horizontal space. I appreciate the attempt to do something different in the downtown area, but ultimately I think this proposal is not as sensitive as it should be, considering its prominent location. I don’t know if this can be entered into public comment, or as part of the DRB’s minutes, but these are my thoughts on the project. I agree with the staff report on all the design considerations, and if 228 those are part of the conditions for approval, and the applicant can show us how they have been addressed, then I would approve with those conditions. Sorry I can’t make it. This is an important project, and I hope my comment can be heard, even though I am not there. See you next time! Charley. C h a r l e y F r a n k l i n AIA Architect | charleyf@architects-sma.com 508 N. Broadway, Suite A 2625 Winne Avenue, Suite 1 Bozeman, MT 59715 Helena, MT 59601 Phone: 406.219.2216 Fax: 406.219.2217 Phone: 406.442.4933 | Fax: 406-442-4936 www.architects-sma.com From: Alicia Kennedy [mailto:AKennedy@BOZEMAN.NET] Sent: Friday, January 22, 2016 3:11 PM To: Agenda <agenda@BOZEMAN.NET>; Bill Rea <billrea3@gmail.com>; Charley Franklin <CharleyF@architects-sma.com>; Chris Kukulski <CKukulski@BOZEMAN.NET>; Chris Mehl <CMehl@BOZEMAN.NET>; Cyndy Andrus <CAndrus@BOZEMAN.NET>; Lessa Racow <Lessa@incontour.com>; Mark Hufstetler <pitamakan@mac.com>; Mel Howe <melvin.howe@gmail.com>; Walter Banziger <wbanziger@montana.edu>; Wendy Thomas <WThomas@BOZEMAN.NET> Cc: Allyson Brekke <abrekke@bozeman.net> Subject: Board Meeting Materials DRB Members, Please click on the link below to access the materials for next week’s meeting: ftp://ftp.bozeman.net/Planning/Design_Review_Board/ Thank You for your patience, Alicia A Kennedy | Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2261 | E: akennedy@bozeman.net | W: www.bozeman.net City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. 229 II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. 230 VICINITY MAP & CONSTRUCTION ACCESSPROJECT LOCATIONLOCATION MAPSCHEDULE OF DRAWINGSB13-065 PHASE C1.0COVER SHEET .DWGC1.0SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSJ:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C1.0.dwg, 2/17/2016 2:40:38 PM, mmn1 231 1C2.0GENERAL NOTESSANITARY SEWER NOTESWATER NOTESABBREVIATIONSSCALING NOTEB13-065 PHASE C2.0NOTES, LEGEND & ABBREVIATIONS .DWGC2.0EXISTINGDESCRIPTIONLEGENDNEWSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSJ:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C2.0.dwg, 2/17/2016 2:40:45 PM, mmn1 232 DOC. 024561497,333 SF0.1683 ACRESGRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C3.0EXISTING CONDITIONS & DEMOLITION PLAN .DWGC3.0J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C3.0.dwg, 2/17/2016 2:40:58 PM, mmn1 233 GRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYRETAIL SPACENEW BUILDINGRAISED PATIOSTAIR TOWERSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.0SITE PLAN .DWGC4.0J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.0.dwg, 2/17/2016 2:41:11 PM, mmn1 234 VICTORY TACO STANDRETAIL SPACEFF = 4792.65MAIN BUILDINGFF = 4794.39STAIR TOWERFF = 4793.45RAISED PATIOFF = 4794.39SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.1GRADING PLAN .DWGC4.1J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.1.dwg, 2/17/2016 2:41:25 PM, mmn1 235 VICTORY TACO STANDSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.2GRADING PLAN .DWGC4.2J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.2.dwg, 2/17/2016 2:41:39 PM, mmn1 236 GRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYRETAIL SPACENEW BUILDINGRAISED PATIOSTAIR TOWERSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.3SIGNING & STRIPING .DWGC4.3J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.3.dwg, 2/17/2016 2:41:41 PM, mmn1 237 TYPICAL SIDEWALK (EXISTING CURB) DETAIL 3C5.0TYPICAL SIDEWALK (NEW CURB) DETAIL 2C5.0INTEGRAL CONCRETE CURB & GUTTER DETAIL 1C5.0CURB WALK ALLEY APPROACH DETAIL 4C5.0SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C5.0DETAILS .DWGC5.0J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C5.0.dwg, 2/17/2016 2:41:50 PM, mmn1 238 TREE PLANTING DETAIL 3C5.1TYPICAL TREE OPENING DETAIL 4C5.1TREE GRATE SUPPORT DETAIL 5C5.1TYPICAL TOOLING JOINT DETAIL 2C5.1TYPICAL SIDEWALK JOINT SPACING DETAIL 1C5.1TYPICAL BOLLARD DETAIL 6C5.1DRYWELL DETAIL 7C5.1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/161/26/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C5.0DETAILS .DWGC5.1J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C5.0.dwg, 2/17/2016 2:41:51 PM, mmn1 239 240 241 242 243 244 245 246 247 248 249 250 251 252 UP UP B B C C E E F F 1414 1212 1010 88 77 66 55 44 2 1 A2.1 2 A2.2 3 1 A2.3 1 A2.6 281 SFSTORAGE7964 SFREST ROOM80A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A5 112 SFSTAIRS73HALL62 SFMECH/ STORAGE7462 SFELE / MECH7662 SFFIRE SERVICE / MECH7844 SFDOMESTIC HOT WATER72265 SFelevator mech room75281 SFSTORAGE7738 SFSTORAGE85393 SFOFFICE / BRAKE ROOM84HALL111 SFREST ROOM81142 SFCRAWL SPACE8356 SFELEVATOR -BASEMENT7027' - 10"53' - 5"8' - 0"5' - 6"29' - 1"81' - 3"34' - 7"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"9' - 6"6' - 2"-7' - 0"81' - 11 7/16"35' - 2 15/16"5' - 6 7/16"23' - 0"53' - 5"35' - 2 15/16"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"15' - 8"8' - 0"5' - 6"13' - 4"15' - 9"10' - 1 3/4" 8' - 0"34' - 7" 52' - 8 3/4" 5' - 2 13/32"4 7/8"4' - 6"4 7/8"22' - 10 25/32"73a82a75axxxx84a77a79a85a74a76a78a81ai1i1i1F1i3i1i1i7i7i7i7i7F1F1F1F1F1F1i3i3i3i3i3i3i3i3i3i3i3i3i3i3i3F1i1i5i5i7i7i7i7i7i3i5i5i5i5i5i3i3i3i5i5i5i5i5i52' - 3"10' - 10 1/2"9' - 1 15/32"4' - 0 1/32"9' - 1 15/32"4' - 0 1/32"8' - 2 15/32"4' - 11"D 2 A2.5 2 A2.5 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 1 A2.7 4' - 2" A4.4 1 A4.1 1 - - A4.3 1 A4.21 - --- - --- - --- - --- - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:33 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.0LARK ADDITION136 West Main StreetBangtail Partners LLC.BASEMENTChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE253 DN SBGas DN UP UP B B C C E E F F 1414 1212 1010 88 77 66 5 44 22 11 1 A2.1 2 A2.2 33 1 A2.2 1 A2.3 1 A2.6 1 A2.6 183 SFWALK UP SINGLE KING101183 SFWALK UP SINGLE KING102183 SFWALK UP SINGLE KING103190 SFWALK UP DBL KING104190 SFWALK UP DBL KING105PATH TOLARK 1 8' -4"6' - 11"ELE. UTILITY LOCATIONA A 11 11 9 9 13 13GASUTILITYLOCATION22' - 4"8' -0" G - --- - ---19' - 10"5' - 7"10' - 9"6' - 2"9' - 6"13' - 6"13' - 1 1/2"11' - 1 1/2"13' - 1 1/2"13' - 1 1/2"12' - 8 1/2"6' - 10 5/8"6' - 515/32"43 SFREST ROOM120136 SFWALK UP SINGLE QUEEN108136 SFWALK UP SINGLE QUEEN107136 SFWALK UP SINGLE QUEEN106D.1 C.1 G.1 5' -6"13' -4"15' -9" A5 A5 51 SFRESTROOM115153 SFSTAIR TOWER #1 MAIN LEVEL112RedundantRoomSTAIRS TO BASEMENT11357 SFELEVATOR - MAIN LEVEL111840 SFCOMMERICAL SPACE ANY B-3 USE117467 SFHOTEL LOBBY / PROVISION ROOM114267 SFENTRY LOBBY / VALET STATION11065' - 7"15' - 8"36' - 2"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"40 SFBATH101A41 SFBATH106A40 SFBATH107A41 SFBATH102A40 SFBATH108A41 SFBATH103A21 SFBATH104B29 SFWASH ROOM104A29 SFWASH ROOM105A21 SFBATH105B140 SFWALK UP DBL KING105C139 SFWALK UP DBL KING104C165 SFSTAIR TOWER #2 -STREET LEVEL10968 SFtrash1215' -6"13' -4"15' -9"10' -1 3/4" 44' -83/4"5' - 6"7' - 2 1/2"3' - 3 25/32"9' - 9 23/32"2' - 0"11' - 1 1/2"13' - 1 1/2"13' - 6"9' - 6"6' - 2"19' - 10"5' - 7"10' - 9"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"15' - 8"19' - 10"16' - 4"117' - 5"15' - 8"37' - 9"36' - 2"5' - 6"8' -0"34' -7" 42' -7"911112a104d104b104b115a107b147106a107a108a105a104a103a102a101a102b106b101b108b103b105d105b105c121a8' - 10 1/2"3' - 10"9' - 3 1/2"3' - 10"3' - 10"9' - 3 1/2"3' - 10"9' - 3 1/2"3' - 10"9' - 8"7' - 9"3' - 10"9' - 3 1/2"3' - 10"9' - 8"3' - 10"5' -0"2' - 6"13' - 2"i1i1i1i1e2e3e3i3i1i1e3e3i7i7i7i7e2e2i5i6i6i10i3i5i7e3i6i6i6i3i3i3i3i3i3i3i3i3i3i3i3i3i3i3i7i7i7i7e1e1e1i7i3i3i3i3e3i3i1i5i5i5i6i3i6i6i6i6i6i3i6i6i6i6i6i3i6i6i6i10i4i3i3i3i3i5i3i5e3e3D 20.00°2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 A4.4 1 A4.3 1 A4.21 BB BB BB S AA BB BB BB BB BB G S4' - 0"4' - 0"8' - 6"8' - 6"5' - 4"e3 e3 e3 e3 e4 - ---8' - 6"6' - 8"14'-105/16" 9'-0" 7'-8" - --- - --- - --- - --- A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:35 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.1LARK ADDITION136 West Main StreetBangtail Partners LLC.MAIN LEVEL PLANbc2015-037en2-18-16SITE PLAN CCOA - REVISION SET 1PROPOERTY LINEREVISION SCHEDULENO. REV. DATE254 UPDN UP DN B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 2 A2.2 33 1 A2.2 1 A2.2 1 A2.3 1 A2.6 1 A2.6 275 SFKING205277 SFKING20679 SFBATH201A207 SFKING202251 SFKING203177 SFKING204622 SFHALL 2212278 SFDBL QUEEN207280 SFDBL QUEEN208278 SFDBL QUEEN209ROOF OVER EXTERIOR ENTRYFOR ROOMS 106 -108A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 12'-0" 18'-10"G.1 A4 A4 A5 A5 147 SFKING20138 SFBATH202A36 SFBATH203A23 SFBATH204A64 SFBATH205A57 SFELEVATOR -2ND21362 SFBATH206A63 SFBATH207A61 SFBATH208A63 SFBATH209A131 SFSTIAR TOWER #2 - 2ND21131 SFLAUNDRY210156 SFSTAIR TOWER #1 - 2ND214CHASECHASE 18 SFBALCONY202B35 SFBALCONY204Bi1i1i1i1e2i5e4e3i2i3i1i1e3e4e4i2i2e4i7i7i7i7e3i7i7i7i7i4e2i3i6i6i7e3i6i6i10i6i10i6i6i6i10e4e4e4i3i6i6i2i3i3e4i3i3i3i3i3i3i3i3i3i3i3i3i3e1e1e1i3i3e2i1e4e4i6i6i3i3i4i4i6i6i6i6i6i6i4i5e3e4206a214a204a203a202a202b203b211a204c210a201a201b205a207a208a209a5' - 6"22' - 4"37' - 9"15' - 8"36' - 2"8' -0"5' -6"29' -1"10' -13/4" 8' -0"5' -6"29' -1"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"15' - 8"19' - 10"16' - 4"117' - 5"9' - 6"6' - 2"2' - 0"3' - 3 25/32"5' - 6"204b8' -0"44' -83/4" D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 1 A2.7 B B J B D D D D D F F AA S J H E P E E E G F - --- - --- - --- - --- - ---SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:37 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.2LARK ADDITION136 West Main StreetBangtail Partners LLC.SECOND LEVELChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1ROOF OVER ENTRY FOR ROOMS 101 - 105REVISION SCHEDULENO. REV. DATE255 UPDN UP DN B B C C E E F F 1414 1212 1010 88 77 66 55 44 2 1 1 A2.1 1 A2.1 2 A2.2 2 A2.2 3 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 277 SFKING305280 SFDBL QUEEN304277 SFKING303277 SFKING302275 SFKING301604 SFHALL 318157 SFLOUNGE 317ROOF DRAIN24' - 7 3/32"16' -3" 5' -6" 15' -9"13' -4" A A 8' -0"65' - 7"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"9' - 6"29' -1" 15' -9"65' - 7"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"15' - 8"12' - 8 1/2"5' -6" 11 1122' - 4"9 9 13 13 G G6' - 2"4' -57/16"12' - 3 11/32"12' - 3 1/8"5' - 6"7' - 2 1/2"3' - 3 25/32"9' - 9 23/32"2' - 0"11' - 1 1/2"13' - 1 1/2"13' - 6"9' - 6"6' - 2"19' - 10"5' - 7"10' - 9"22' - 4"8' -0"34' -7"65' - 7"15' - 8"81' - 3"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"- --- - --- D.1 C.1 21 G.1 A4 A5 64 SFBATH301A62 SFBATH302A62 SFBATH303A61 SFBATH304A62 SFBATH305A156 SFSTAIR TOWER #1 - 3RD30757 SFELEVATOR - 3RD308CHASECHASE 131 SFSTIAR TOWER #2 -3RD31131 SFLAUDRY306306a307a311a302b302a301b301a303b303a304a304b305b305ai1 i1 i1 i1 e2 i5 i3 i1 i1 i2 e2 e2 i7 i7 i7 i7 i3 i3 e4 i7 i3 i3 i3 i3 i3 i3 i3 i3 i3 i3 i3 i3 i3 e1 e1 e1 i3 i3 e3 e3 e3 i1 i3 i6 i6 i3 i6 i6 i3 i6 i6 i4 i6 i6i4 i3 i6 i6 e4 e381' - 3"42' -7" 8' -0"5' -6" 13' -6"29' -1"12' - 8 1/2"13' - 6"D D 10' -4" 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 - - A4.3 1 A4.21N JMKLJFFDCCASHJEPEEEGF- --- - --- - --- - --- - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:40 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.3LARK ADDITION136 West Main StreetBangtail Partners LLC.THIRD FLOORBC2015-037EN2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE256 DN DN UP DN B B C C E E F F 1414 1212 1010 88 77 66 55 44 1 A2.1 2 A2.2 1 A2.3 1 A2.6 157 SFLOUNGE 4411605 SFHALL 4408275 SFKING401277 SFKING402279 SFDBL QUEEN403280 SFDBL QUEEN404277 SFKING40512' - 3"12' - 3"A A 11 11 9 9 13 13 G G - ---64 SFBATH401A62 SFBATH402A62 SFBATH403A61 SFBATH404A62 SFBATH405A31 SFRoom406131 SFSTAIR TOWER #2- 4TH407156 SFSTAIR TOWER #1- 4TH41057 SFELEVATOR - 4TH409CHASECHASE D D 5' - 6"22' - 4"37' - 9"15' - 8"81' - 3"8' -0" 8' -0"5' -6"10' -4"18' -9" 8' -0"34' -7"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"15' - 8"65' - 7"15' - 8"81' - 3"402a404a410a108172402b403b403a401b401a404b405b405ai1i1i1i1e2i5i3i1i1e2e2i2i7i7i7i7i3i3e4i7i3i3i3i3i3i3i3i3i3i3i3i3i3e1e1e1i3i3e3e3e3i1i3i6i6i4i6i6i4i3i6i6i4i6i6i4i3i6i6i4e498.00°98.00°i2e3 e3 2 A2.5 2 A2.3 1 A2.4 3 A2.5 1 A2.7 A4.3 1 B B C C E E F 77 66 55 44 1 A2.1 1 A2.1 2 A2.2 1 A2.2 1 A2.6 1 A2.6 398 SFCONFERENCE ROOM50257 SFELEVATOR504115 SFHALL50167 SFWC503A A G G - --- - --- D D 15' - 8"502ai1i1i1i1e2e2e2i31 A2.4 1 A2.4 1 A2.7 1 A2.7 114f 503a N D C C A D SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:44 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.4LARK ADDITION136 West Main StreetBangtail Partners LLC.LEVEL 4 &PENTHOUSEBC2015-037EN2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE257 B B C C E E F F 1414 1212 1010 88 77 66 5 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 33 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 9 13 G G - --- - --- D.1 C.1 21 G.1 A5 A5 D D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 A4.3 1 A4.6 1 - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:45 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA1.5LARK ADDITION136 West Main StreetBangtail Partners LLC.ROOF PLANChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE258 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14121087654212A2.22A2.2BASEMENT-7' - 0"31A2.21A2.26' - 2"1A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"2' - 6"14' - 0"10' -8"10' -8"10' -6"8' -2"54' -0"55' -0"11' -6"8' -2"55' -0"13' - 2"7' -0"9' -6"42' -4"9' -6"21' -0"31' -8"42' -4"52' -10"11913----B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"NDDDDCCDCCCCHSSHJSBBBBBBBBBBJPJHEEEPPEEEEEEEEE----T.O.R.55' - 0"FIRST FLOOR100' - 0"UPPER FLOOR109' - 1"T.O.FTG96' - 0"T.O.W.1108' - 1 3/4"T.O.S.100' - 0"T.O.W.5119' - 1 1/2"T.O.W.2117' - 0"B.O. LEDGER117' - 4"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:47 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.1LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE259 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BCEF1A2.11A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AGD1A2.41A2.4B-O1' - 7 9/16"1A2.71A2.7LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BBCCEEFF1A2.11A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AAGGDD1A2.41A2.4B-O1' - 7 9/16"1A2.7T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:49 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.2LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1Section 3 3/16" = 1'-0"2Section 4REVISION SCHEDULENO. REV. DATE260 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BCEF1A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AGB-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"D2A2.52A2.51A2.41A2.4B-O1' - 7 9/16"3A2.53A2.51A2.71A2.7T.O.R.55' - 0"STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BCEF1A2.11A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AGD2A2.52A2.51A2.41A2.4B-O1' - 7 9/16"3A2.53A2.51A2.71A2.7T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:50 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.3LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1Section 7 3/16" = 1'-0"2Section 12REVISION SCHEDULENO. REV. DATE261 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14121087654212A2.22A2.2BASEMENT-7' - 0"31A2.21A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"11913--------B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"9' -99/16"9' - 99/16"9' -8"10' -79/16"2' - 8"2' - 8 13/32"1' -4"1' -4"T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:52 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.4LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1Section 13REVISION SCHEDULENO. REV. DATE262 STREET LEVEL0' - 0"LEVEL 214' - 0"MAIN LEVEL2' - 6"B-O1' - 7 9/16"STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"1210BASEMENT-7' - 0"1A2.3LEVEL 545' - 10 7/16"119132A2.3B-O1' - 7 9/16"STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14BASEMENT-7' - 0"1A2.3LEVEL 545' - 10 7/16"13B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"B-O1' - 7 9/16"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:52 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.5LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE263 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14121087654212A2.22A2.2BASEMENT-7' - 0"31A2.21A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"11913--------B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"----T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:56 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.6LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE264 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14121087654212A2.22A2.2BASEMENT-7' - 0"31A2.21A2.21A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"11913--------B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:58 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA2.7LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGSECTIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE265 B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 33 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A4 A5 A5 D D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.45.125x65.125x65.125x65.125x6 5.125x6 5.125x6 3 A2.5 1 A2.7 1 A2.7 A.F.F.GYP.CEILING FINISH8' -6 7/8" 1' -4" A4.4 1 1' - 8"A4.1 1 - - A4.3 1 A4.21 - --- - --- - --- - --- - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 3:59:59 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.0LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037BC2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE266 B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 1 A2.1 33 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A4 A5 A5 D D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.41'-8"5.125x6 5.125x6 5.125x125.125x125.125x125.125x125.125x125.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x12 5.125x65.125x12 5.125x125.125x125.125x125.125x125.125x12 5.125x6 5.125x65.125x6 3 A2.5 A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBonWd. Stud8' -0" 1 A2.7 A4.4 1 A4.1 1 - - A.F.F.GWBonWd.Stud10' -0" 5.125x12 5.125x12 A.F.F.GWBonWd.Stud10' -0" 5.125x12 A.F.F.exposedCLT10' -79/16" A.F.F.exposedCLT10' -79/16" A4.3 1 A4.21 - --- - --- - --- - --- - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:00 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.1LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE267 B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 33 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A4 A5 A5 D D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 5.125x12 A.F.F.HALLSOFFIT8' -0" A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBonWd.Stud8' -0"A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBonWd. Stud8' -0"5.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x65.125x65.125x65.125x6 5.125x12 A.F.F.GWBon Wd.Stud8' -0" A.F.F.GWBon Wd.Stud8' -0" A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBonWd.Stud8' -0" 5.125x6 5.125x6 A.F.F.GWBonWd. Stud9' -37/16" A.F.F.GWBonWd.Stud9' -37/16" A.F.F.HALLSOFFIT8' -107/16" 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 - - A4.3 1 A4.21 - --- - --- - --- - --- - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:03 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.2LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE268 B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 33 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A4 A5 A5 D D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd. Stud8' -0" AHC+DERIX-100 -Thinktank5 plyCLT R @0' -6 13/32"10 R @0' -6 13/32"10 A.F.F.HALLSOFFIT8' -0" 5.125x65.125x65.125x65.125x65.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x65.125x65.125x65.125x65.125x6e3 5.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x6A.F.F.GWBonWd.Stud9' - 37/16" R @0' -6 13/32"10 R@0' -613/32"10 5plyCLT A.F.F.GWBonWd.Stud9' -37/16" 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 - - A4.3 1 A4.21 - --- A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:05 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.3LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE269 B B C C E E F F 1414 1212 1010 88 77 66 55 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 33 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A A 11 11 9 9 13 13 G G - --- - --- D.1 C.1 21 G.1 A4 A5 A5 D D 477551782274 4133 4133 3092 EQ EQ 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.45.125x65.125x65.125x65.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x6 5.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x65.125x6A.F.F.GWBonWd. Stud8' -0" A.F.F.exposedCLT9' -8" A.F.F.exposedCLT9' -8" A.F.F.exposedCLT9' -8" A.F.F.exposedCLT9' -8" A.F.F.exposedCLT9' -8" A.F.F.GWBonWd. Stud8' -0" A.F.F.GWBon Wd.Stud8' -0" A.F.F.GWBon Wd. Stud8' -0" A.F.F.GWBonWd.Stud8' -0" A.F.F.GWBonWd. Stud8' -0" 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 - - A4.3 1 A4.21 A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:08 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.4LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE270 B C E F 14 12 10 8 7 6 5 4 2 1 1 A2.1 1 A2.1 2 A2.2 2 A2.2 3 1 A2.2 1 A2.2 1 A2.3 1 A2.3 1 A2.6 1 A2.6 A 11 9 13 G - --- - --- D.1 C.1 21 G.1 B4B3B2B1 27 A1 A2 A3 A4 A5 D 2 A2.5 2 A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 3 A2.5 1 A2.7 1 A2.7 A4.4 1 A4.1 1 - - A4.3 1 A4.21 A4.6 1 - - - - A4.5 2 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:09 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA3.5LARK ADDITION136 West Main StreetBangtail Partners LLC.CEILING PLANSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE271 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BCEF1A2.11A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AGB-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"B4B3B2B127A1A2A3D2A2.51A2.41A2.4B-O1' - 7 9/16"3A2.51A2.71A2.7204cNNDDDDDCCDCCCCT.O.R.55' - 0"PARRAPIT3' -4"55' -0"2' -6"11' -6"10' -8"10' -8"10' -67/16"9' - 19/16"3' -4"ELE.HOISTWAY5' -8"29' -2"10' - 2"34' - 7"8' - 0"44' - 9"42' - 7"52' - 9"42' - 7"29' -2"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:12 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA4.1LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1NORTH ELEVATIONREVISION SCHEDULENO. REV. DATE272 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"14121087654212A2.22A2.231A2.21A2.21A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"11913--------B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"911105a104a103a102a101a203cDDDAAAAAAAHSSHJSBBBBBBBBBBJPJHEEEPPEEEEEEEEE43' - 8"32' - 8"23' - 0"17' - 1"42' - 4"31' - 8"21' - 0"12' - 10"53' - 10 7/16"43' - 4"32' - 8"22' - 0"65' - 7"15' - 8"10' -67/16"10' -8"10' -8"11' -6"2' -6"----11' - 7 1/16"12' -2"9' - 9"12' -0"7' - 0"7' -0"2' -0"6' - 0"3' - 7"3' - 0"3' -0"4' - 0"4' -0"8' -0"3' - 0"47' -5"2' -6"56' -57/16"54' -0"3' - 117/16"T.O.R.55' - 0"29' -2"29' -2"36' - 2"117' - 5"8' -2"4' -1"4' - 09/16"9' -0"10' -67/16"10' -8"10' -8"11' -6"10' -6"4' -11"1' -8"2' -6"10' -8"1' -0"12' - 8 1/2"13' - 1 1/2"13' - 1 1/2"13' - 1 1/2"13' - 6"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:19 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA4.2LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1EAST ELEVATIONREVISION SCHEDULENO. REV. DATE273 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"BBCCEEF1A2.11A2.1BASEMENT-7' - 0"1A2.61A2.6LEVEL 545' - 10 7/16"B-654' - 0"AAGB-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"DD2A2.52A2.51A2.41A2.4B-O1' - 7 9/16"3A2.53A2.51A2.71A2.7FFFSGGGGFSFFT.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:20 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA4.3LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1SOUTH ELEVATIONREVISION SCHEDULENO. REV. DATE274 STREET LEVEL0' - 0"LEVEL 214' - 0"LEVEL 324' - 8"LEVEL 435' - 4"B-545' - 0"MAIN LEVEL2' - 6"MAIN LEVEL2' - 6"14121087654212A2.22A2.2BASEMENT-7' - 0"31A2.21A2.31A2.3LEVEL 545' - 10 7/16"B-654' - 0"11913--------B-434' - 5 9/16"B-323' - 9 9/16"B-213' - 1 9/16"2A2.32A2.3B-O1' - 7 9/16"NDNBBBBBBBBJMJKKKBBLJDDQFFF147106a107a108a502c114d8' - 6"8' - 6"6' - 8"4' - 0"8' - 6"4' - 0"9' -9"5' - 4"9' -9"9' -9"3' - 3"5' - 3"3' -3"3' -3"3' -3"----T.O.R.55' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:22 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA4.4LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1 3/16" = 1'-0"1WEST ELEVATIONREVISION SCHEDULENO. REV. DATE275 BCEFAGDSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:25 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA4.5LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE 3/16" = 1'-0"2North Elevation - Lark and Lark Addition276 14051/2"315/16"891331/2"1/2"06 16 00.C307 21 001/2" ParticleboardThermal Insulation140 mm 5 PLY CLT PANEL28-28-28-28-28EXPOSED CLTINTERIORFIRE STOP II - CLASS A -FLAME SPREAD 25 FIRERETARDANTWALL TYPE: E1EXTERIOR WALLFIRE RATING: 2 HOUR RATINGCLADDING: NON COMBUSTIBLE METAL SIDINGPER 602.4.2.3 2015 IBCMIN. INTERIOR FINISH CLASS: CLASS C05 40 00.B17/8" Hat Channel07 26 00.A1CLT LAMELLAS100315/16"891331/2"1/2"06 16 00.C307 21 001/2" ParticleboardThermal Insulation140 mm 5 PLY CLT PANEL26-16-16-16-26EXPOSED CLTINTERIORFIRE STOP II - CLASS A -FLAME SPREAD 25 FIRERETARDANTWALL TYPE: E2EXTERIOR WALLFIRE RATING: 2 HOUR RATINGCLADDING: NON COMBUSTIBLE METAL SIDINGPER 602.4.2.3 2015 IBCMIN. INTERIOR FINISH CLASS: CLASS C05 40 00.B17/8" Hat Channel07 26 00.A1CLT LAMELLAS100315/16"891331/2"1/2"06 16 00.C307 21 001/2" ParticleboardThermal Insulation100 mm 5 PLY CLT PANEL26-16-16-16-26EXPOSED CLTINTERIORFIRE STOP II - CLASS A -FLAME SPREAD 25 FIRERETARDANTWALL TYPE: E3EXTERIOR WALLFIRE RATING: 2 HOUR RATINGCLADDING: NON COMBUSTIBLE METAL SIDINGPER 602.4.2.3 2015 IBCMIN. INTERIOR FINISH CLASS: CLASS CCLT LAMELLAS07 26 00.A1Moisture Barrier07 61 00Sheet Metal Roofing99/32"2363511/4"100 mm 5 PLY CLT PANEL26-16-16-16-26EXPOSED CLTINTERIORFIRE STOP II - CLASS A -FLAME SPREAD 25 FIRERETARDANTCLT LAMELLASWALL TYPE: E406 16 00.C31/2" Particleboard07 26 00.A1Moisture Barrier?06 11 00.K109 29 00.D1205 40 00.B11008931/2"1/2"13931' - 0"1' - 0"EXTERIOR WALLFIRE RATING: 2 HOUR RATINGCLADDING: CLT PROTECTED BY FIRE PROTECTEDWOOD SHEATHINGPER 602.4.2.1 2015 IBCMIN. INTERIOR FINISH CLASS: CLASS C7/8" Hat ChannelEXPOSED CLTINTERIOR (corridor side)WALL TYPE: i2INTERIOR WALLFIRE RATING: 30 MINUTEMIN. INTERIOR FINISH CLASS: CLASS Ctwo layers 5/8" type X gyp. boardFIRE STOP II - CLASS A - FLAMESPREAD 25 FIRE RETARDANT100 mm 5 PLY CLT PANEL26-16-16-16-26CLT LAMELLASCORRIDOR SIDEGUEST ROOM SIDEEXPOSED CLTINTERIOR (corridor side)WALL TYPE: i1INTERIOR WALLFIRE RATING: 2 HOURMIN. INTERIOR FINISH CLASS: CLASS CFIRE STOP II - CLASS A - FLAMESPREAD 25 FIRE RETARDANT28-28-28-28-28CLT LAMELLASCORRIDOR SIDESTAIR WAY SIDEEXPOSED CLTINTERIOR (STAIRWAY SIDE)FIRE STOP II - CLASS A - FLAMESPREAD 25 FIRE RETARDANT140 mm 5 PLY CLT PANELEXTERIORINTERIOREXTERIORINTERIOREXTERIORINTERIOREXTERIORINTERIORWALL TYPE: i3INTERIOR WALLFIRE RATING: 30 MINUTEMIN. INTERIOR FINISH CLASS: CLASS CCORRIDOR SIDEVERTICAL SHAFTSSTOP AT EACH FLOOR ANDCEILING ASSEMBLY.FIRE STOP CAULKING ATEACH PENETRATELOCATION AT EACH FLOOR/CEILING / WALL ASSEMBLY5/8" Type "X" Gypsum Wallboard09 29 00.D1106 11 00.D12x4ELECTRICALPLUMBING - WATER SUPPLYPLUMBING- WASTE/ ROOF DRAINAGEStanding Seam Metal Roof07 61 00.A1Standing Seam Metal Roof07 61 00.A1WALL TYPE: i5INTERIOR PATION WALLFIRE RATING: 60 MIN.MIN. INTERIOR FINISH CLASS: CLASS CINTERIOR SIDEINTERIOR SIDE5/8" Type "X" Gypsum Wallboard2x45/8" Type "X" Gypsum WallboardWALL TYPE: i6INTERIOR PATION WALLFIRE RATING: 60 MIN.MIN. INTERIOR FINISH CLASS: CLASS CINTERIOR SIDESLEEPING AREA SIDE5/8" Type "X" Gypsum Wallboard2x62 Layers 5/8" Type "X" Gypsum BoardWALL TYPE: i7INTERIOR PATION WALLFIRE RATING: 30 MIN.MIN. INTERIOR FINISH CLASS: CLASS C5/8" Type "X" Gypsum Wallboard5/8" Type "X" Gypsum Wallboard30-30-30(2) CLT LAMELLASINTERIOR SIDEINTERIOR SIDE30-30-3090 mm 3 PLY CLT PANEL90 mm 3 PLY CLT PANELAIR GAP.10 3/8"39/16"2"39/16"5/8"5/8"1690519016264Moisture Barrier3x4?231/32"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:25 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA5.1LARK ADDITION136 West Main StreetBangtail Partners LLC.WALL SCHEDULEChecker2015-037Author2-18-16SITE PLAN CCOA - REVISION SET 1REVISION SCHEDULENO. REV. DATE277 UPUPUPDNUPDNUPDNUPDNDNDNUPDNSB UPUPDN3115 SFBASEMENT4645 SF2ND FLOOR HOTELAREABuilding Area Legend2ND FLOOR HOTEL AREA3277 SF3RD FLOOR HOTELAREABuilding Area Legend3RD FLOOR HOTEL AREA3217 SF4TH FLOOR HOTELAREABuilding Area Legend4TH FLOOR HOTEL AREA1255 SFMAIN LEVEL HOTELAREA837 SFRETAIL / COMMERICALSPACE2481 SFMAIN LEVEL HOTELROOMSBuilding Area LegendMAIN LEVEL HOTEL AREAMAIN LEVEL HOTEL ROOMSRETAIL / COMMERICAL SPACE899 SFPENTHOUSE HOTELAREABuilding Area LegendPENTHOUSE HOTEL AREASUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM2/23/2016 4:00:27 AMZ:\GRAND AND MAIN\REVIT\SD 2-22-16_LARK ADDITION.rvtA6.1LARK ADDITION136 West Main StreetBangtail Partners LLC.GROSS AREAPLANSEN2015-037BC2-18-16SITE PLAN CCOA - REVISION SET 1GROSS BUILDING AREALevel Name AreaBASEMENT BASEMENT 3115 SFMAIN LEVEL RETAIL / COMMERICAL SPACE 837 SFMAIN LEVEL MAIN LEVEL HOTEL AREA 1255 SFMAIN LEVEL MAIN LEVEL HOTEL ROOMS 2481 SFLEVEL 2 2ND FLOOR HOTEL AREA 4645 SFLEVEL 3 3RD FLOOR HOTEL AREA 3277 SFLEVEL 4 4TH FLOOR HOTEL AREA 3217 SFLEVEL 5 PENTHOUSE HOTEL AREA 899 SFGrand total: 8 19726 SFGROSS SITE AREASLevel Name AreaSTREET LEVEL LANDSCAPE AREA 1 Redundant AreaSTREET LEVEL DUMPSTER 59 SFSTREET LEVEL UTILITY AREA 88 SFSTREET LEVEL GUEST ROOM PATIO 243 SFSTREET LEVEL MAIN STREET PLAZA 394 SFSTREET LEVEL VICTORY PLAZA 825 SFSTREET LEVEL LARK PLAZA - LANDSCAPE AREA 2 1383 SFGrand total: 7 2992 SFLOT AREA: 7,333 S.F.FAR: 2.7NUMBER OF ROOMS:28NUMBER OF HOTEL EMPLOYEES AT ANY TIME:8GENERAL BUILDING INFORMATION:OUTDOOR SEATING AREA FOR VICTORY TACO:395 S.F.OUTDOOR SEATING AREA FOR COM. TENENT:530 S.F.COMMERICAL TENENT SPACE:1004 S.F.LARK HOTEL ADDITION:18,728 S.F.LANDSCAPE / HARDSCAPE AREAS:2,831 S.F.NUMBER OF FL0ORS:4+ PENTHOUSE (MEZZINENE)BUILDING HEIGHT:55'-0" + 3'-11 PARAPETPROPOERTY ZONING:B-3( REDUCED SIZE TO FIT THE PAGE STORAGEAND UTILITY & MECHANICAL SPACE)112REVISION SCHEDULENO. REV. DATE11/4/201622/3/2016278 design5la.com 406.587.4873 date issue drawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\00_plans\03_sitehardscape\16_0215_the lark_hardscape.dwgThe Lark Addition136 West Main StreetBozeman, MontanaTWOTMSLandscape Plan L 1001 L 100 Scale: NTS Landscape Plan 52.50 10 NCOB DRC Submittal02/08/16 COB DRC Submittal 02/17/16 CONCRETE PAVERS CATMINT PRIVACY WALLS MOONSHINE YARROW STEEL PLANTERS TUFTED HAIRGRASS KARL FOERESTER GRASS PAPRIKA YARROW 279 4795.0 4795.04795.04795.0 4794.04794.04794.04794.04794.04794.04794.04794.0 4794.04794. 0 4793.04793.04793.04793.04793.04793.0 4792.04792.0 4792.0 4792.04792.04792.0 4792.04792.04792.04792.0DN DN UP UP VICTORY TACOEXISTING PARKINGWEST MAIN STREET SOUTH GRAND AVENUE4'3'-834"9'-1014"20'-11"13'-7"4'5'-1012"6'-7"7'-914"7'-614"EXISTING PARKINGASPHALT TO BEREMOVED AND PARKINGPAVED WITH CONCRETETO MATCH PLAZAEXISTING SIDEWALKEXISTING SIDEWALKEXISTING TREE TO BE REMOVEDEXISTING SIDEWALK48" TALL HORIZONTAL WOODSLAT WALL W/ 6" WOOD CAPTO MATCH EXISTING (TYP)CAST IN PLACE PAVERSTO MATCH EXISTINGCAST IN PLACE PAVERSTO MATCH EXISTINGBICYCLEPARKING (TYP)48" TALL HORZONTAL WOODSLAT WALL TO MATCH EXISTING.W/ 12" WOOD CAP.48" TALL HORIZONTAL WOODSLAT WALL W/ 6" WOOD CAPTO MATCH EXISTING (TYP)CONCRETE WALL. SEE ARCH65 sqft SNOW STORAGE200 sqft SNOW STORAGE65 sqft SNOW STORAGEVISION TRIANGLETREE GRATE (TYP)SEE CIVILVICTORY TACO BARCOUNTER (SEE ARCH)RAISED STEEL PLANTERSEE DETAIL 5/L501LEGAL DESCRIPTION:THE NORTH 120 FEET OF LOTS 8 AND 9 IN BLOCK "B" OF STORY'S ADDITIONTO BOZEMAN, MONTANA. ACCORDING TO THE OFFICIAL PLAT THEREOF ONFILE AND OF [DEED REFERENCE: FIL 37, PAGE 1351]CITY LANDSCAPE PERFORMANCE POINTS:NO LANDSCAPE PERFORMANCE POINTS ARE REQUIRED IN THE CORE AREAAS DEFINED IN SECTION 38.10.010.3.aSHEET INDEXL 100 LANDSCAPE PLANL 101 LANDSCAPE SITE PLANL 102 CONCRETE SCORING PLANL103 PLANTING PLANL 501 LANDSCAPE DETAILSL 701 IRRIGATION PLANL 702 IRRIGATION DETAILSdesign5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\00_plans\03_sitehardscape\16_0215_the lark_hardscape.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS LandscapeSite PlanL 1011L 1011"=5'-0"Landscape Site Plan52.5010N COB DRC Submittal02/08/16COB DRC Submittal 02/17/16280 4795.0 4795.04795.04795.0 4794.04794.04794.04794.04794.04794.04794.04794.0 4794.04794. 0 4793.04793.04793.04793.04793.04793.0 4792.04792.0 4792.0 4792.04792.04792.0 4792.04792.04792.04792.0DN DN UP UP 11'-312"ALIGN (TYP)ALIGN (TYP)EQ (TYP)EQ (TYP) EQEQALIGN5' (TYP) 4' (TYP)ALIGN5'-2" (TYP)ALIGN (TYP)ALIGN (TYP)ALIGN (TYP)7'-1034" 6'-1034" 8'-814" 6'-934" 4'-134" (typ_ALIGN (TYP)ALIGN (TYP)EQEQEQEQEQEQALIGN (TYP)ALIGN (TYP)design5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\00_plans\03_sitehardscape\16_0215_the lark_hardscape.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS ConcreteScoringPlanL 1011L 1021"=5'-0"Concrete Scoring Plan52.5010N COB DRC Submittal02/08/16COB DRC Submittal 02/17/16281 4795.0 4795.04795.04794.04794.04794.04794.04794.04794.04794.0 4794.04793.04793.04793.04793.0 4792.0 4792.04792.04792.04792.0DN DN UP UP AMU SPR SPR EXISTING TREE TO BEREMOVEDEXISTING PERENNIAL PLANTINGTO BE REPLACED. TREES TO REMAINDECOMPOSED GRANITEMULCH (TYP)DECOMPOSED GRANITEMULCH (TYP)DECOMPOSED GRANITEMULCH (TYP)DECOMPOSED GRANITEMULCH (TYP)MOONSHINE YARROW (TYP)RAISED STEEL PLANTERSEE DETAIL: 5/L501INTEGRATED STEELPLANTER SEE ARCH.TREESSYMB.BOTANICAL NAMESIZETYPESPACING#COMMON NAMEPLANT SCHEDULEEXISTING TREESEE LARK PHASE ONE PLANNA NA PER PLAN 2PERENNIALS & GRASSESCALAMAGROSTIS BRACHYTRICHAKOREAN FEATHER REED GRASS1 GALPOTPER PLAN42MALUS x 'SPRING SNOWSPRING SNOW CRABAPPLE2.5" CALB & BPER PLAN2DESCHAMPSIA CESPITOSA ***TUFTED HAIRGRASS1 GALPOTPER PLAN14HELICOTRICHON SEMPERVIRENS ***BLUE OAT GRASS1 GAL POTPER PLAN7NEPETA RACEMOSA ***WALKERS LOW CATMINT1 GAL POTPER PLAN22OTHERDECOMPOSED GRANITE MULCH780 sqft*** DROUGHT TOLERANT SPECIESMATUREHEIGHT3'-4'15'-25'2'-3'3'2'MATURESPREAD2'-3'15'-25'2'-3'2'-3'2'-3'AMUSPRMAACKIA AMURENSISAMUR MAACKIA2.5" CAL B & BPER PLAN 1 15'-25' 15'-20'ACHILLEA MILLEFOLIUM ***MOONSHINE YARROW1 GALPOTPER PLAN31 2' 2'AQUILEGIA CHRYSENTHAGOLDEN COLUMBINE1 GALPOTPER PLAN3 2' 2'CAMPANULA ROTUNDIFOLIA ***HAREBELLS1 GALPOTPER PLAN14 1' 1'ECHINACEA PURPUREA ***PURPLE CONEFLOWER1 GAL POTPER PLAN 4 2'-3' 2'PEROVSKIA ATRIPLICIFOLIA ***RUSSIAN SAGE1 GALPOTPER PLAN 7 2'-3' 2'-3'POTENTILLA NEUMANNIANA ***POTENTILLA GROUNDCOVER1 GAL POTPER PLAN16 6"8"-12"THYMUS SERPYLLUMCREEPING THYME4"POTPER PLAN60 6"8"-12"CALAMAGROSTIS ACUTIFLORA***KARL FOERSTER1 GALPOTPER PLAN 42 3'-4' 2'-3'LANDSCAPE INSTALL NOTES1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECTPRESENT.2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICANSTANDARD FOR NURSERY STOCK3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT.4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OFTHE LANDSCAPE ARCHITECT. ALL REQUESTS SHOULD BE SUBMITTED TODESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 ORTROY@DESIGN5LA.COM5. ALL SOD AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 24" OF PREPARED,AMENDED SOIL TO PROMOTE PLANT GROWTH7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ONSITE, AT PREDETERMINED INTERVALS TO DISCUSS PROGRESS, QUESTIONSAND PRODUCT PLACEMENT.8. ALL EDGING SHALL BE 4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED INDETAILS). TAC WELD TO #4 REBAR DRIVEN MIN. 18" DEEP.9. ALL PLANTING BEDS SHALL HAVE A WEED BARRIER INSTALLED BETWEEN THESOIL AND COVERING LAYER OF ROCK OR MULCH. WEED BARRIER SHALL BETYPAR 3201 AS MANUFACTURED BY LINQ INDUSTRIAL FABRICS INC ORAPPROVED EQUAL.10. TREES AND SHRUBS SHALL BE PLANTED IN HOLES THAT ARE MIN. 3X WIDERTHAN ROOT BALL.11. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2YEARS.12. ALL PLANTING BEDS TO BE MULCHED W/ DECOMPOSED GRANITE MULCH, W/A MINIMUM DEPTH OF 3"13. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOTINDICATED ON LANDSCAPE PLAN ARE TO BE RECLAIMED ANDRE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OFLANDSCAPE ARCHITECT.design5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\00_plans\05_siteplanting\16_0215_the lark_plantingplan.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS LandscapePlantingPlanL 1031L 1031"=5'-0"Landscape Planting Plan52.5010N COB DRC Submittal02/08/16COB DRC Submittal 02/17/16282 FINISHED ELEVATION OF TREECROWN TO BE MIN 3" ANDMAX 6" ABOVE FINISHED GRADEBURLAP TO BE REMOVEDFROM TOP 13 OF ROOT BALL.REMOVE WIRE CAGE FOLLOWINGPLANTING.13 NATIVE SOIL WITH 13 SANDY LOAMAND 13 DEBRIS FREE TOPSOIL.EXCAVATE HOLE AS SHOWN,2x-3x DIAMETER OF ROOT BALLTREE GRATE: PER CIVILTREE GAURD: PER CIVIL1L5013/8"=1'Deciduous Street Tree Planting (typ)X XXY3L5011/2"=1'Ornamental Grass Planting DetailBED EDGING AND MULCHAS SPECIFIEDTILL NATIVE SOIL TO 18" DEPTH ADDING ORGANIC SOILAMENDMENTS SO AS TO REACH Min 15% ORGANICCONTENT IN SOIL.TRIANGULAR SPACINGX= PLANT SPACING, REFER TO PLANT LEGEND FOR SPACINGY=SPACING BETWEEN ROWS. 86% OF XO= PLANT LOCATIONX XXY2L5011/2"=1'Perennial Planting DetailBED EDGING ANDMULCH AS SPECIFIEDTILL NATIVE SOIL TO 18" DEPTH ADDING ORGANIC SOILAMENDMENTS SO AS TO REACH Min 15% ORGANICCONTENT IN SOIL.TRIANGULAR SPACINGX= PLANT SPACING, REFER TO PLANT LEGEND FOR SPACINGY=SPACING BETWEEN ROWS. 86% OF XO= PLANT LOCATIONCITY OF BOZEMANTUBE STEEL BIKE RACK.INSTALLED PER CITYOF BOZEMAN STANDARDSSIDEWALK PAVING PER PLAN4L5011/2"=1'Bike Rack (typ)NOTE:- BIKE RACK TO BE INSTALLED PER CITY OF BOZEMAN STANDARDS.- TO BE PLACED PARALLEL TO MAIN STREET PER PLAN AND CENTERED ON PAVING JOINT LINE PER PLAN.5L5011"=1'-0"Raised Steel Planter Edging (typ)14"x6" STEEL EDGING. FINISH TOMATCH EXISTING PLANTER ON SITE.MULCH MATERIAL PER PLAN MIN 3" DEEP.FINAL ELEVATION MIN 1" BELOWTOP OF STEEL EDGING4"#4 REBAR, 24" OC, MIN. 18" DEPTH SPOT WELD ON SITE TO STEEL EDGINGWEED FABRIC PER PLAN4" STAPLES, 18" OCCONCRETE PAVING PER CIVILdesign5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\03_details\16_0203_the lark expansion_alldetails.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS LandscapeDetailsL 501COB DRC Submittal02/08/16COB DRC Submittal 02/17/16283 4795.0 4795.04795.04794.04794.04794.04794.04794.04794.04794.0 4794.04793.04793.04793.04793.0 4792.0 4792.04792.04792.04792.0DN DN UP UP AMU SPR SPR CP1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRR1.5 IRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRD D DDDDDDDDD D D DDDD D D DDDDDDDDDDDDDDDDDDDDDDDDDDDDDIRR IRRZONE 11"8.5ZONE 21".75ZONE 31"2.25MASTER VALVECONNECTION POINT.IRRIGATION TO BECONNECTED TO EXISTINGIRRIGATION SYSTEM.DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDIRRIGATION NOTES AND SPECIFICATIONS1.ALL VALVE BOXES TO BE STANDARD SIZE OR LARGER2.IRRIGATION MAIN LINE TO BE 2" SCH 40 PVC PIPE OR 150 PSI POLY PIPE3.ALL LATERAL LINE SIZING INDICATED PER IRRIGATION PLAN4.ALL SPRAY AND ROTOR IRRIGATION HEADS TO ACHIEVE HEAD TO HEADCOVERAGE.5.ALL TREES TO BE IRRIGATED THROUGH DEDICATED BUBBLERS EVENLYDISTRIBUTED AROUND BASE OF TREE WITH THREE (3) EVENLY SPACED.25 GPM BUBBLER EMITTERS. TREE BUBBLER LATERALS AND VALVES ARETO BE INSTALLED PER IRRIGATION CONTRACTOR DISCRETION ANDVERIFIED BY LA. ALL TREES TO HAVE DEDICATED BUBBLER IRRIGATIONINSTALLED PER IRRIGATION SPECIFICATIONS.6.TREES AND SHRUBS PLACED WITHIN PLANTING BEDS MAY UTILIZE DRIPIRRIGATION ADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS.7.ALL SHRUBS OUTSIDE OF DEDICATED PLANTING BEDS TO HAVEDEDICATED BUBBLERS EVENLY DISTRIBUTED AROUND BASE, WITH TWO(2) EVENLY SPACED .25 GPM EMITTERS.8.ALL MIXED SHRUB AND PERENNIAL PLANTINGS TO BE IRRIGATED WITHDEDICATED DRIP TUBING EMITTERS ADJUSTED PER INDIVIDUAL PLANTREQUIREMENTS. LAWN AND SEED AREAS TO BE IRRIGATED WITH SPRAYOR ROTOR OVERHEAD IRRIGATION AS INDICATED PER PLAN. ALL HEADSMUST ACHIEVE HEAD-TO-HEAD COVERAGE9.SYSTEM SHALL UTILIZE WEATHER / MOISTURE MONITOR.10.BACKFLOW PREVENTOR AND BLOWOUT ASSEMBLY SHALL BE LOCATEDIN MECH ROOM OR APPROVED EXTERNAL GRADEBOX, AND IS THERESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO COORDINATEINSTALLATION PER LOCAL CODES AND ORDINANCES, WITHARCHITECTURE. AND WITH ALL OTHER TRADES.11.POWER SOURCE FOR IRRIGATION CONTROLLER TO BE COORDINATEDWITH ELECTRICAL ENGINEERING AND ELECTRICAL CONTRACTOR BYLANDSCAPE CONTRACTOR.12.DO NOT INSTALL IRRIGATION SYSTEM WHEN OBVIOUS OBSTRUCTIONSOR GRADE CHANGES ARE PRESENT.13.ALL INFORMATION TO BE FIELD VERIFIED BY CONTRACTOR PRIOR TOINSTALLATION.14.CONTRACTORS RESPONSIBILITY TO CONFIRM WATER SOURCE, VERIFYWATER PRESSURE, AND GPM AVAILABLE. LANDSCAPE ARCHITECT TO BENOTIFIED OF ANY DISCREPANCIES BETWEEN STATED WATER PRESSUREAND GPM AND ACTUAL.15.PLAN IS DIAGRAMMATIC FOR PIPING AND VALVE LAYOUT. IRRIGATIONCONTRACTOR MAY ADJUST PIPING AND VALVE LOCATION ASNECESSARY WITH LA APPROVAL, ALL PIPING AND VALVES TO BE INLAWN/GARDEN AREAS.16.THE CONTRACTOR SHALL MAINTAIN AN ACCURATE & CURRENT'AS-BUILT' IRRIGATION PLAN ON SITE AT ALL TIMES.1.5 IRRDIRR1.5" MAINLINE: SCH 40 PVC/150 PSI POLY1" LATERAL LINE, SCH 40 PVC/150PSI POLYDRIP LINE, SOFT WALL DRIP TUBINGCONTROL VALVEQUICK COUPLER VALVE2" SYM DESCRIPTION SIZE DETAIL IRRIGATION LEGEND8, L7022, L702IRRIGATION SLEEVE, 4" Min SCH 40 PVC SEE PLANIRRIGATION CONTROLLERBACKFLOW PREVENTER2"11, L702CONNECTION POINT1, L702DRIP CONTROL VALVE3, L702SEE PLANBOILER DRAIN2"ROTOR IRRIGATION HEAD6, L702SPRAY IRRIGATION HEAD5, L702WWEATHER STATION4, L702BFCCPWIRRIGATION WELL LOCATIONVALVE SIZINGGPMSIZEZONE #IRRIGATION VALVE SCHEDULELOCATION / TYPEZONEEAST PERENNIAL DRIP1VALVE SIZE8.5 GPM1"GPM3.75 GPM1"2.25 GPM1"NOTE:VALVE SIZING BASED ON: 35 GPM AND 50 PSIAT POINT OF CONNECTION W/ 1.5" MAINLINENORTH & EAST DRIPGRAND AVE BUBBLERS1,775 galTOTAL WEEKLY H20 REQUIRED:18 WEEKSTOTAL WATER WEEKS PER YEAR:31,950 galTOTAL ANNUAL H20 REQUIRED:60 MinDURATION60 Min20 Min2 DaysCYCLESPER WEEK2 Days3 Days1020 GalGALLONSPER WEEK90 Gal135 Gal2design5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\07_irrigation\16_0215_the lark expansion_irrigation.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS IrrigationPlanL 7011L 7011"=5'-0"Irrigation Plan52.5010N COB DRC Submittal02/08/16COB DRC Submittal 02/17/16284 INTERIOR OREXTERIOR WALL1L702NTSIrrigation Controller DetailMINIMUM CLEARANCEFOR DOOR OPENINGMODEL IC-600-PLCONDUIT, UP TO 2" SIZE.ADDITIONAL CONDUIT UP TO 1-1/2"SUPPLEMENTAL GROUND WIREINSTALL PER ASIC GUIDELINES34" POWER SUPPLY CONDUITJ-BOX INSIDE CONTROLLERCONNECT PER LOCAL CODE1' 31/2"T CHRISTY ID. TAGREMOTE CONTROL VALVESCH 80 PVC SOLVET WELDED UNIONSSDR 21 PVC LATERAL PIPE2L702NTSIrrigation Control ValveVALVE BOX WITH LOCKING LIDFINISH GRADEWATERPROOF CONNECTIONS (2)18-24" COILED WIRESCH. 80 TOE NIPPLESCH. 40 FITTINGSBRICK SUPPORTS (4)34" MINUS WASHED GRAVEL7L702NTSEmitter on Stake14" TUBING DRIP EMITTERTUBING STAKEAMENDED SOIL 17MM BLANK PLD TUBING14" BARBED CONNECTORRAINBIRD SJ127575 PRE-FAB SWING JOINT OR EQUIVILANTLATERAL PIPELATERAL TEE OR ELLFINISH GRADEMODEL I20-04 ROTOR HEAD OREQUIVILANT6L702NTSRotor DetailMODEL PROS-04 OR EQUIVILANTLATERAL PIPEFINISH GRADELATERAL TEE OR ELLSWING JOINT:RAINBIRD SA125050 OR EQUIVILANT5L702NTSHunter Pro Spray or Equivalent8L702NTSQuick CouplerFINISH GRADE / TOP OF MULCHQUICK COUPLING VALVE:RAINBIRD HQ44-RC OR EQUIVILANT34" ROUND VALVE BOX WITHLOCKING LID3 INCH MINIMUM DEPTH OF34" WASHED GRAVELBRICK (1 OF 2)PVC SCH. 80 NIPPLEPVC 1X1 TXT COUPLING LASCOG132212 SWING JOINTPVC OR POLY MAINLINE PIPEPER PLAN36" #4 REBAR WITH STAINLESSSTEAL GEAR CLAMPSNOTE:FOR MOST ACCURATE TEMPERATURE SENSING, ROTATE THEMWS SO THAT THE THERMOSTAT PORTION POINTS SOUTH.THE MWS IS DESIGNED TO MOUNT ON A POST OF 2" PIPE,ANY COMBINATION OF PIPE AND FITTINGS MAY BE USED.2" PIPEMOUNT TO POST OR WALLWITH CONDUIT CLAMPSMODEL MWS-FR OR SIMILAROPTIMUM MOUNTINGHEIGHT 6' ABOVE GRADERUN LEAD WIRESTO CONTROLLER4L702NTSMini Weather Station - Hunter or EquivalentSUPER JUMBO VALVE BOXFINISH GRADE18-24" COILED WIREWATERPROOF CONNECTORS (2)BRICK SUPPORTS (7)SCH 80 T.O.E. NIPPLEMAIN LINE PIPE & FITTINGS3/4" MINUS WASHED GRAVELDRIP ZONE KITLATERAL PIPE AND FITTINGSPVC SLIP UNIONS (2)3L702NTSIrrigation Drip Control Valve12L702NTSTrenching DetailsFINISH GRADELATERALLATERALMAIN LINEBEDDINGLOW VOLTAGE WIRELOW VOLTAGE WIRESECTIONSPLANSSNAKE ALLLATERAL PIPEIN TRENCHTAPE AND BUNDLE ALL WIRING AT 10'INTERVALS. USE 6" WIDE MARKING TAPE 6"ABOVE ALL DIRECT BURIAL WIRING. ALLSPLICES SHALL BE MADE IN VALVE BOXESAND LOCATED ON AS-BUILT PLANS.ALL 120V. WIRING SHALL BE IN CONDUIT WITHMARKER TAPE AS ABOVE. ALL WIRING UNDERPAVEMENT AND THROUGH SLEEVES SHALL BEIN CONDUIT.TIE A LOOSE 20" LOOP IN WIRING AT ALLCHANGES IN DIRECTION GREATER THAN 30DEGREES. UNTIE ALL LOOPS AFTER MAKINGCONNECTIONSFINISH GRADEMARKING TAPETIESLOOPDIRECT BURYSECTIONCONDUITSECTIONDIRECT BURY PLAN CONDUIT PLANNIBCO T-113 BRONZE GATE VALVE OREQUIVILANTSCH 40 MALE ADAPTORFINISH GRADE10" VALVE BOX W/LOCKING LIDSCH 40 PVC MAIN LINE10L702NTSIsolation Valve11L702NTSBackflow Preventer(1)FINISHED GRADENOTES1. 1 12" BACKFLOW ASSEMBLY, PER LOCAL CODES AND ORDINANCES2. PRESSURE VACUUM BREAKERS MUST BE INSTALLED AT LEAST 12"ABOVE DOWNSTREAM PIPING3. ALL NIPPLES AND VALVES TO BE COPPER OR BRASSMANUAL BRASS SHUTOFFBALL VALVEMANUAL BRASS SHUTOFFBALL VALVEWINTERIZATION ASSEMBLY TO BEINSTALLED AS CLOSE TO BACKFLOW PREVENTER AS POSSIBLE.1"x4" CEDAR PANEL BACKFLOWENCLOSURE7L702NTSTree and Shrub BubblerHUNTER PCB-50 BUBBLERFINISH GRADESWING JOINT:HUNTER 'PRO-FLEX' TUBING 24"-36",HSBE-050 ELBOWS (2), & MARLEXSTREET ELBOW (1)LATERAL TEE OR ELLLATERAL PIPETREE BUBBLERSWING PIPELATERAL PIPETREE LOCATIONLATERAL TEETREE ROOT ZONEPLANSECTIONdesign5la.com406.587.4873dateissuedrawn by:checked by:filename:z:\clients\lark expansion\autocad\16_0215_the lark expansion_cad_structure\07_irrigation\16_0215_the lark expansion_irrigation.dwg The Lark Addition 136 West Main Street Bozeman, Montana TWO TMS IrrigationDetailsL 702COB DRC Submittal02/08/16COB DRC Submittal 02/17/16285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325