HomeMy WebLinkAboutA3. CUP for Marathon Seat CoversMarathon Seat Cover Remodel and Addition Site Plan and CUP – Application No. 16044 Page 1 of 18
Staff Report for the Marathon Seat Covers Remodel and Addition Site Plan
and Conditional Use Permit Application, No. 16044
Date: City Commission Public Hearing on March 28, 2016
Project Description: A Site Plan and Conditional Use Permit (CUP) application to allow a 3,911 square foot addition to the existing building with exterior facade and site improvements at the property addressed as 1624 West Beall Street. The expanded light manufacturing use within the addition is considered a conditional use in the B-2 zoning district.
Project Location: 1624 West Beall Street. Legally described as Lot 3 in Block 3 of Kirk Second Subdivision within Section 12, Township 02 S, Range 05 E, Bozeman, Gallatin County, Montana. The property is located within the B-2, Community Business District.
Recommendation: Approval with conditions and code provisions.
Recommended Motion:
“Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application no. 16044 and move to approve the Marathon Seat Covers Site Plan and Conditional Use Permit to allow the addition of 3,911 square feet with exterior façade and site improvements with recommended conditions and subject to all applicable code provisions.”
Report Date: Thursday, March 17, 2016
Staff Contact: Allyson B. Brekke, Associate Planner
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues The applicant indicated to City Staff that they find the recommended conditions of approval acceptable. Therefore, Staff is not aware of any unresolved issues at the time of writing this report.
Project Summary A Site Plan and Conditional Use Permit (CUP) application proposing a 3,911 square foot addition to the existing building with exterior facade and site improvements. Marathon Seat Covers’ existing facility is 7,504 square feet in total size. Due to business success and expansion, the company has outgrown the current facility and would like to add to the existing facility instead of moving to another location. The addition would include a second cutting room, storage areas and employee offices and bathrooms. With the addition, and the related floor plan rearrangement of the total space, the
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 2 of 18 facility will primarily be classified as a light manufacturing facility with accessory retail and administrative support offices. The proposed addition, 3,911 square feet, is 52 percent of the existing facility’s square footage. Section 38.19.140 of the Unified Development Code (UDC) sets the policy to review additions that are greater than 20 percent of the existing building area as a site plan type application. Light manufacturing is a conditional use in the B-2 zoning district. At their March 2, 2016 meeting, the Development Review Committee voted unanimously to recommend approval of the Site Plan and CUP application with the recommended conditions and code provisions identified in this report. A more detailed zoning analysis can be found in Appendix A. A more detailed project description can be found in Appendix B.
Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable site plan and CUP criteria contained within the staff report; OR 4. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................. 1 Project Summary ............................................................................................................... 1 Alternatives ........................................................................................................................ 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL ..................................... 10
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 11
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 12
SECTION 5 - STAFF ANALYSIS......................................................................................... 12 Applicable Plan Review Criteria, Section 38.19.100, BMC. .......................................... 12 Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC ........... 15
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17 Project Summary ............................................................................................................. 17 Project Background ......................................................................................................... 17
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 18
FISCAL EFFECTS ................................................................................................................. 18
ATTACHMENTS ................................................................................................................... 18
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SECTION 1 - MAP SERIES
Figure 1: Zoning Map
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Figure 2: Future Land Use Map
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Figure 3: Land Use Map (1/1/15)
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Figure 4: New Site Plan
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Figure 5: New Floor Plan
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Figure 6: Colored Schematic
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SECTION 2- RECOMMENDED CONDITIONS OF APPROVAL The applicant must comply with all applicable conditions of approval as recommended by the Development Review Committee and approved by the City Commission. The applicant must comply with all other applicable provisions of the Bozeman Unified Development Code prior to receiving Final Site Plan or Building Permit approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The recommendations of the Development Review Committee are included within this report and forwarded to the City Commission who is responsible to make the final decision regarding this project.
Recommended Conditions of Approval
Planning 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. Any expansion of this use or facility is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code. 3. The applicant shall submit a written narrative outlining how each of the conditions of approval and code provisions has been satisfied with the final plan application.
Engineering 4. The applicant shall obtain a City of Bozeman (COB) Stormwater Management Permit from the Stormwater Program Coordinator prior to building permit approval. 5. A maintenance plan for the retention pond shall be submitted prior to final plan approval. The property owner is responsible for maintenance of the retention pond, and the maintenance plan shall be kept on site. 6. If not already present inside the building, a backflow preventer must be installed near the water meter per the COB Water Inspection Requirements. The applicant shall schedule an inspection with the City’s backflow and cross connection specialist (Jubal Whitlock) to verify this requirement as a condition of final plan approval. If the backflow preventer is not installed, it shall be indicated on the plans for the project as being installed. 7. The application materials indicate a fire service line will not be installed for this building. The applicant shall contact Erin Shane with the City Water Department to obtain a hydrant flow test in the vicinity of the building to check adequacy of available fire flows. Test results shall be submitted with the final plan. 8. If a fire service line is required for the project per the City Building Department, plans and specifications for any fire service line must be prepared in accordance with the
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 11 of 18 City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide professional engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. Section 38.19.110.F BMC states that the rights to a conditional use permit shall be contingent upon the fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final site plan approval or commencement of the use. All of the conditions and code provisions specifically stated under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns. B. Section 38.19.110.I BMC describes the process for termination/revocation of a conditional use permit approval: a. Conditional use permits are approved based on an analysis of current local circumstances and regulatory requirements. Over time these things may change and the use may no longer be appropriate to a location. A conditional use permit will be considered as terminated and of no further effect if: a. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years; b. Final zoning approval to reuse the property for another principal or conditional use is granted; c. The use or development of the site is not begun within the time limits of the final site plan approval in 38.19.120 b. A conditional use which has terminated may be reestablished on a site by either, the review and approval of a new conditional use permit application, or a determination by the planning director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the planning director may not be appealed. If the planning director determines that the conditional use permit may be renewed on a site then any conditions of approval of the original conditional use permit are also renewed. c. If activity begins for which a conditional use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the city may revoke the approval through the procedures outlined in section 38.34.160. Section 38.23.170 requires that the site plan shall have designated an area for temporary trash collection
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 12 of 18 during construction. This area needs to be designated and added to the site plan prior to final plan approval.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Marathon Seat Covers Addition and Remodel Site Plan and CUP
Application No.: 16044
The Development Review Committee (DRC) considered the Site Plan and Conditional Use Permit (CUP) application to allow a 3,911 square foot addition with exterior and site
improvements.
The DRC recommended conditional approval at the March 2, 2016 meeting. The City Commission is scheduled to hold a public hearing and review the application at their March 28, 2016 meeting. SECTION 5 - STAFF ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC. In considering applications for plan approval under this chapter, the review authority and advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy The proposed application as conditioned is in compliance with this criterion. The Future Land Use designation is “Community Commercial Mixed Use” in the Bozeman Community Plan. No conflicts with the goals and objectives of the Bozeman Community Plan have been identified. For more detailed information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations With the recommended conditions of approval, the application request for the light manufacturing use within the B-2 zone district is found to conform to Bozeman Municipal Code (BMC) Chapter 38 “Unified Development Code.” There are no known documented violations with the BMC for the property.
3. Conformance with all other applicable laws, ordinances, and regulations The plans will be evaluated against the requirements of the International Building Code at the time a building permit is obtained.
4. Relationship of site plan elements to conditions both on and off the property As seen in Figure 6 in Section 1: Map Series, the proposed exterior façade improvements include substantial upgrades to the existing portion of the current Marathon building including new paint, lighting, awnings, and building fascia/soffits.
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 13 of 18 The addition will coordinate with the existing facility’s façade improvements but will be slightly more modern in design with steel siding, horizontal wood rain screens and metal awnings. Site improvements include a new concrete apron approach from Beall Street, which will not only help with traffic control but also improves the appearance of the property at the streetscape Recommended condition of approval no. 2 addresses the requirement that all future expansions of the building existing on the property must be further reviewed by the City of Bozeman.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions The proposed addition for the property is 3,911 square feet includes additional area for a cutting room, storage area, employee offices and restrooms. The existing parking area will be improved and restriped to accommodate 17 additional parking spaces for a total of 28 spaces. Two accessible parking spaces are required and provided. The number of required parking spaces calculated per Table 38.25.040-3 of the UDC is a total of 22 spaces (11,415 square feet/ 1,000 square feet + 20 employees/2 = 22). Section 38.25.040.A.2.b limits the maximum number of spaces provided to 125 percent of the required number of spaces. The proposed 28 spaces reaches the maximum permitted. The application materials provided indicate that the addition will allow for more employee work space, thus eliminating the need of the night shift. Traffic for the 20 employees will have minimal impact on the surrounding neighborhood. Truck delivery and retail traffic is anticipated to remain the same, which is generally infrequent.
6. Pedestrian and vehicular ingress and egress Pedestrian access is available via the public sidewalk along Beall Street. An additional pedestrian walkway is proposed to connect the public sidewalk to the private building entrance. Vehicular access will remain in the same location as existing. However, the application is proposing to replace the existing approach with an improved concrete approach to comply with City standards.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or
replacement of natural vegetation
The site improvements proposed with the application include several landscape amenities. A total of 23 landscape points are required, due to the residential adjacency, and are provided.
Additional landscape areas will be introduced to the site along the east, west and south
property lines. Landscaping will be added to the parking lot area to comply with Section
38.26.050.C of the UDC.
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8. Open space Not applicable. No residential uses are proposed with the application; therefore, no private open space is required.
9. Building location and height The proposed addition meets the requirement for building height. The addition is a one-story addition to match the existing building. The proposed addition will have a flat roof to match the existing building and a maximum height of 16 feet. Within the B-2 zone district, the maximum building height for buildings with a roof pitch of less than 3:12 is 38 feet.
10. Setbacks The proposed addition meets the requirements for all yard setbacks.
11. Lighting
The proposed site lighting meets the standards of Bozeman’s Unified Development Code for
lighting.
12. Provisions for utilities, including efficient public services and facilities
Engineering recommended conditions nos. 6-8 speak to provisions for utilities, specifically backflow protection and fire service lines. The required information per these conditions will be reviewed with the final plan review.
14. Loading and unloading areas There is a “No Parking Area” denoted in front of the garage doors in the addition. While this is not an official loading area, it is an area where vehicles will be entering the facility.
15. Grading Engineering recommended conditions 4 and 5 address stormwater and the requirement to submit a maintenance plan for the retention pond prior to final plan approval. The property owner will be responsible for maintenance of the retention pond.
16. Signage There is one existing sign on the north elevation that will remain. One new sign will be proposed on the east side of the building. A sign application will be required to be submitted and reviewed by the City of Bozeman prior to installation of the proposed sign.
17. Screening The mechanical equipment on the building’s roof is shown as adequately screened.
18. Overlay district provisions Not applicable. This property is not located within an overlay district.
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19. Other related matters, including relevant comment from affected parties No public comment was received in regards to this project. If public comment is received prior to the City Commission public hearing, it will be forwarded to the City Commission members.
20. If the development includes multiple lots that are interdependent for
circulation or other means of addressing requirement of this title, whether the
lots are either:
Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable.
21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code. Not applicable.
22. Phasing of development No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC E. In addition to the review criteria of Section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading
and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The proposed expansion of the light manufacturing use is appropriate for this site. The site is adequate in size to accommodate the building expansion while providing for additional areas of landscaping and site improvements to shield the use from the adjacent residential uses to the west. There are adequate parking and loading facilities on the property to accommodate employees for the expanded facility. Therefore, Staff finds the site adequate in size and topography to accommodate the building addition and remodel of a light manufacturing use within the building at 1624 West Beall Street.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the
burden of proof; With the Community Development recommended conditions of approval and required code provisions on pages 8 -10, the application complies with the Unified Development
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 16 of 18 Code. The application has noted that work is currently performed within the Marathon facility for approximately 20 hours per day. The building addition will allow for improved function and increased staff capacity, eliminating the need for the current work night shift. This will reduce potential offsite impacts of additional noise and traffic outside of typical business hours. There are adequate parking facilities and circulation on the property, and municipal services are in close proximity to the property. Therefore, Staff finds the proposed building addition will have no material adverse effect upon abutting properties.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may
include, but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The application has noted that work is currently performed at the site for approximately 20 hours per day. The building addition will allow for improved function and increased staff capacity, eliminating the need for the current work night shift. This will reduce potential offsite impacts of additional noise and traffic outside of typical business hours. Staff doesn’t find it necessary to impose additional time limitations specific to this particular property. Staff has identified, through the review process, recommended project conditions that are included to protect the public health, safety, and general welfare. Please see the recommended conditions of approvals, required code provisions on pages 8-10 of this report.
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F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use
permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land
use, shall apply and be adhered to by the owner of the land, successors or assigns,
shall be binding upon the owner of the land, his successors or assigns, shall be
consented to in writing, and shall be recorded as such with the county clerk and
recorder's office by the property owner prior to the issuance of any building
permits, final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final plan process and will be required prior to approval of the final plan. Cited code provision b applies to this issue. A document to be recorded will be provided by the City following preliminary approval.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The building addressed as 1624 West Beall Street is zoned as “B-2” (Community Business District). The intent of the B-2 district is “to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets.”
Adopted Growth Policy Designation: The building addressed as 1624 West Beall Street is designated as “Community Commercial Mixed Use.” The Plan states, “Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation.”
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Summary A Site Plan and Conditional Use Permit (CUP) application proposing a 3,911 square foot addition to the existing building with exterior facade and site improvements. Marathon Seat Covers’ existing facility is 7,504 square feet in total size. Due to business success and expansion, the company has outgrown the current facility and would like to add to the existing facility instead of moving to another location. The addition would include a second cutting room, storage areas and employee offices and bathrooms. With the addition, and the related floor plan rearrangement of the total space, the facility will primarily be classified as a light manufacturing facility with accessory retail and administrative support offices.
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Marathon Seat Covers Remodel and Addition Site Plan and CUP – Application No. 16044 Page 18 of 18 The proposed addition, 3,911 square feet, is 52 percent of the existing facility’s square footage. Section 38.19.140 of the Unified Development Code (UDC) sets the policy to review additions that are greater than 20 percent of the existing building area as a site plan type application. Light manufacturing is a conditional use in the B-2 zoning district. At their March 2, 2016 meeting, the Development Review Committee voted unanimously to recommend approval of the Site Plan and CUP application with the recommended conditions and code provisions identified in this report. A more detailed zoning analysis can be found in Appendix A.
Project Background The submittal of the Site Plan and CUP application followed a successful informal review process where the property owner and representative requested City Staff feedback on the Marathon facility’s light manufacturing expansion. It was identified at that time the need for a formal site plan review and the need of a CUP due to the conditional use of light manufacturing in B-2 zoning. The proposed expansion exceeded the amounts allowed for artisan manufacturing.
APPENDIX C – NOTICING AND PUBLIC COMMENT Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and not more than 45 days prior to the expected decision by the City Commission. Notice was published in the Bozeman Daily Chronicle on February 21 and 28, 2016. In addition, notice was posted on site on February 18, 2016.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: Pure Property, LLC, 1624 W. Beall St., Bozeman, MT 59715
Applicant: Same as above
Representative: JDS Architects, 719 Mendenhall, Bozeman, MT 59715
Report By: Allyson B. Brekke, Associate Planner
FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application. ATTACHMENTS The full application and file of record can be viewed at the Bozeman Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
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SEWING STATIONWINDOWWINDOWLABLESTHREADVELCROFABRIC RACKWINDOWWINDOWSEWING STATIONWORK BENCHWINDOWWINDOWBENCHWORKFABRIC RACKVELCRO16'-6"X3'-2"BOXESVELCROWINDOWCUTTING #1TABLE6X8 WORKCUTTING #4CUTTING #3NEW STEEL COLUMNTABLE6X8 WORKCUTTING #2FILL IN WINDOWCABINETSBASE AND UPPERWINDOWWINDOWNEW WINDOWNEW WINDOWN 89°16'07" E 180.02'S 00°43'53" E 215.92'N 00°22'37" E 293.08'S 66°43'08" W 201.06'LOT 3BLOCK 346,422 SQ. FT1.0657 ACRESKIRKS 2ND SUBB-2 ZONINGLOT 2BLOCK 2KIRK SECOND SUBR-3 ZONINGW. BEALL STREETN. 17TH ST.ALLEYR-3 ZONINGLOT 1, BLOCK CGRAFS 2ND REARRANGEMENTR-2 ZONINGLOT 32, BLOCK CGRAFS 2ND REARRANGEMENTR-2 ZONINGLOT 18, BLOCK BGRAFS 3RD REARRANGEMENTB-2 ZONINGLOT 1MINOR SUB NO. 35260' R/W
LOT 1BBLOCK 1KIRK SECOND SUBR-3 ZONINGPPPPPPPPLPNEW PARKING SPACESNEW LANDSCAPED AREANEW CONC. CURB & GUTTERNEW PARKING SPACESNEW 5'-0" CONC. PEDESTRIANWALK WAY479247914 7 9 1
47914790479047904790478947894789 478947894 7 8847874787
EXISTING MARATHONSEAT COVERS1624 WEST BEALL STRELOCATED GARBAGEENCLOSURESTRIPED NO PARKINGAREAEXISTING CHAIN LINK FENCE TO REMAINPROPOSEDBUILDINGADDITIONNEW ASPHALT SEALCOATNEW VAN ACCESSIBLEPARKING SPACENEW LANDSCAPE ISLANDW/ TREE & CURBNEW CURB & GUTTERREMOVE EXISTINGCONCRETE PADNEW LANDSCAPE ISLANDW/ TREE & CURBREMOVE ASPHALT& RE-GRADEEXISTING POWER POLETO BE REMOVED ANDLINES RELOCATED(CONTRACTOR TO COORD.)CENTERLINE OFEXISTING IRRIGATIONDITCH (WALTON DITCH)INSTALL NON-RESIDENTIALDRIVEWAY APPROACHPER COB STD DWG NO. 02529-12EXISTING ASPHALTEXISTING ASPHALTCONCRETE PADREMOVE EXISTINGSNOW STORAGELAY DOWN CURB ATSNOW STORAGESNOW STORAGESNOW STORAGEEXISTING 5' WIDE CONCRETE SIDEWALKEXISTING COMMBOX7.80FF ELEV. = 9.157.657.82INSTALL 1' WIDECURB CUT8.288.927.957.477.33PROPOSED STORM WATERRETENTION PONDVOLUME=750 CU FT, DEPTH=1.0'T.O.P. ELEV=7.05, B.O.P. ELEV=6.054:1 SIDE SLOPES8.908.428.438.508.998.659.208.799.088.68STREET VISIONTRIANGLEINSTALL WALLMOUNTED ADAPARKING SIGN(SEE DETAIL 4)INSTALL BUMPERBLOCKS (TYP.)EXISTING ADA SPACEAND LOADING ZONETO REMAINCENTURYLINKU/G COMM LINEFF ELEV. = 9.158.808.929.239.49ASPHALTREMOVALBOUNDARYELEC. & COMMPANELS4788.80GAS METERTHE LOCATION OF THE EXISTINGSANITARY SEWER SERVICELINE BETWEEN THE BUILDINGAND THE MANHOLE IN BEALL ST.IS UNDOCUMENTED. LOCATIONSHOWN IS ASSUMED.GAS & CATVPROPOSEDSTAND UPCURBRETAINING WALL(8.99)(8.93)(9.30)(9.10)(10.03)(9.93)FOUNDATION WALL TOEXTEND 1' ABOVE F.F.(10.03)(9.08)(10.95)(9.15)(9.15)(10.25)(10.83)(10.56)(10.30)(10.54)(10.40)7C1.0LEGENDFOUND MONUMENT AS NOTED(70.00)TVCTEPPLPEXISTING STREET LIGHTUNDERGROUND TELEPHONE LINEUNDERGROUND ELECTRIC POWERSANITARY SEWER MAINSANITARY SEWER SERVICE SANITARY SEWER MANHOLEEXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATIONPROPOSED DRAINAGE DIRECTIONPROPOSED STORM WATER BASINCONCRETE SURFACINGTELEPHONE BOXFIRE HYDRANTOVERHEAD ELECTRIC POWER WATER MAIN4" FIRE SERVICE LINEWATER VALVEELECTRIC POWER BOXWATER SERVICE LINEPOWER POLEUNDERGROUND GASEASEMENT LINEPROPERTY LINEEXISTING FENCE LINEUNDERGROUND CABLE TV LINEUNDERGROUND COMMUNICATIONS LINECOMMUNICATIONS BOXCABLE TV BOXADJOINING PROPERTY LINEEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING CURB AND GUTTERPROPOSED CURB AND GUTTEREXISTING TREE10.72TRAFFIC FLOW DIRECTIONW. BEALL STREET0 20 40SCALE IN FEET#15088CONTOUR INTERVAL = 1 FOOTREV. DATE0 1/15/16SITE GRADING &DRAINAGE PLANwww.caddiseng.comSHEETMatthew B.Cotterman15873ESDESNECILMONTANAROYEVRUS DNAL-REENIGNE .FORP C1.0AT 10' INTERVALS IN CURB & GUTTER5'1. Subgrade or base course compaction shall conform to section 02230 (M.P.W. Specs., 1996 ed.)2. Contraction joints shall be placed at 10' intervals and shall have a minimum depth of 3/4" and minimum width of 1/8".3. 1/2" expansion joint material shall be placed at all P.C.s, P.T.s, curb returns and at not more than 300' intervals. Theexpansion material shall extend through the full depth of the curb and gutter.4. No curb and gutter shall be placed without a final form inspection by the City Engineer or his representative.6. Crushed gravel base shall meet the requirements of Section 02235 (MPW SPECS, 1996 ed.) For curb andgutter replacement projects, washed rock may be used for the gravel base.DROP CURB FOR PEDESTRIAN RAMPSCONCRETE CURB & GUTTER DETAIL3/4" PER 1' SLOPE5. Concrete shall be Class M-4000.3/4" PER 1' SLOPEDROP CURB FOR DRIVEWAYSNOTES:9.5"6"SCALE: NTSC1.029.5"SPILL CURB1/2" PER 1' SLOPEGRADE ESTABLISHED AS 1/4" RISE PER FOOT FROM TOP OF ADJACENT FULL HEIGHT CURB OR MATCH EXISTING SIDEWALK GRADENON RESIDENTIAL DRIVEWAY APPROACHCOMPACTED SUBGRADE5.4" (0.45')MIN. 6" THICKM-4000 CONCRETECOB STD DWG NO. 02529-12EXPANSION JOINT MATERIAL SHALL BE 1/2" THICK PRE-FORMED BITUMINOUS TREATED FIBERBOARD FILLER.ALL CURB REPLACEMENT SHALL BE DONE WITH INTEGRAL CURB AND GUTTER UNLESS OTHERWISE APPROVED.TOPSOIL(TYP.)9"CRUSHED GRAVELSUB-BASE COURSEBASE - 3" MIN.AS REQUIRED1.5"0.5"12"4"3/4"9.5"2"3"R4"R1.5"* OR MATCH EXISTING OR REQUIRED SIDEWALK WIDTHSCALE: NTS1/4" PER FOOT SLOPESIDEWALKPROPERTY LINE3" WASHED ROCKC1.01* 5' TYP.5.5' TYP.(VARIES)DRIVEWAY APRON3/4" PER 1' SLOPE4.5"24"6"7.5"STREET SURFACECURB & GUTTERCONTRACTION JOINTS TO BE SPACEDMAX. THROAT WIDTH35' COMMERCIALSPACED AT 5' INTERVALS - MIN.DEPTH 1". EXPANSION JOINTSSIDEWALK CONTRACTION JOINTS40' INDUSTRIALTO BE PLACED AT 25'INTERVALS.VARIABLE(5.5' TYP.)PROPERTY LINEMAINTAIN PROPER SIDEYARDSETBACK PERREGULATIONSZONINGAROUND SIDEWALK SECTIONFLOW LINEEDGE OF GUTTERCURB & APRON POURED MONOLITHICUNLESS OTHERWISE APPROVEDCONTRACTION JOINTEXPANSION JOINTS AT CURB RETURNSBACK OF CURB5' TRANSITION SECTION FROMEXISTING CURB TO DROP CURB:EXPANSION JOINTS COMPLETELYTYPICAL ASPHALT CROSS SECTIONSCALE: NTSC1.03INSTALL GEOTEXTILE FABRIC AND/OR GEOGRID IF SOFT SUBGRADE CONDITIONS ARE ENCOUNTERED.TYPICAL AT GRADE SIDEWALK DETAIL1. Extend isolation joints the full depth of concrete and fill using 1/2" thick, pre-formed joint filler. Place isolation joints where concrete abuts existing concrete or fixed structure. Form isolation joints around all appurtenances, such as manholes, utility poles, etc. extending into and through the concrete. Place isolation joints at radius points, junctions with existing concrete, and opposite to or at expansion joints in adjacent concrete.2. Install cold joints at unions of consecutive pours. Assure the cold joint is vertical, the full depth of concrete, and tooled to a 1/4-inch radius.3. Divide sidewalk into sections using contraction joints formed by a jointing tool or other approved methods. Extend the contraction joints into the concrete for at least one-fourth its depth and make the joints approximately 1/8-inch wide. Unless otherwise directed, space contraction joints at maximum 10-foot intervals or a distance equal to the sidewalk width, whichever is less. In continuous sidewalk runs, install expansion joints at the location of a regular contraction joint, if the distance between expansion joints does not exceed 25 feet.CONCRETE JOINTING REQUIREMENTS:ASPHALT PAVEMENT(SEE DETAIL 3)SCALE: NTSC1.054"3" MIN. OF BITUMINOUS ASPHALT12" MIN. OF 6" MINUS "IMPORTED" PIT RUN3" MIN. OF 1" MINUS CRUSHED GRAVELCOMPACTED SUBGRADEDRAWING DATE:1/21/16TYPICAL 6" STAND UP CURB DETAILLAWN/LANDSCAPINGC1.04SUB-BASE COURSEAS REQUIREDBASE - 3" MIN.CRUSHED GRAVELSCALE: NTS6"11"6"ASPHALT PAVEMENT(SAWCUT EDGE ATNEW CURB LOCATION)GENERAL NOTES:1. ALL CONSTRUCTION SHALL CONFORM TO THE ACCOMPANYING PLANS AND SPECIFICATIONS.2. THE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL BURIED UTILITIES PRIOR TO THE BEGINNING OF CONSTRUCTION.3. TYPE 1 OR TYPE 2 TRENCH EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR.4. TRENCH BACKFILL SHALL BE TYPE A, FOR ALL AREAS TO BE PAVED.5. THE LOCATION OF THE EXISTING SANITARY SEWER SERVICE LINE BETWEEN THE BUILDING AND THE MANHOLE IN BEALL STREET IS UNDETERMINED.6. CONTRACTOR TO FIELD VERIFY LINE AND GRADE OF EXISTING SEWER AT SERVICE CONNECTION POINT TO VERIFY ADEQUATE FALL FOR SEWER SERVICE.7. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ENSURING THAT THE PROJECT MEETS OSHA AND ALL APPLICABLE SAFETY REQUIREMENTS.8. GROUND MOUNTED MECHANICAL EQUIPMENT, INCLUDING, BUT NO LIMITED TO UTILITIES, AIR EXCHANGE CONDITIONING UNITS, TRANSFORMERS AND METERS SHALL NOT ENCROACH INTO THE REQUIRED YARD SETBACKS AND SHALL BE PROPERLY SCREENED WITH AN OPAQUE SOLID WALL AND ADEQUATE LANDSCAPE FEATURES. ALL ROOFTOP MECHANICAL EQUIPMENT SHALL BE INCORPORATED INTO THE ROOF FORM OR SCREENED IN AN APPROVED ENCLOSURE.MARATHON SEAT COVERS BUILDING ADDITIONLOT 3, REARRANGEMENT OF BLOCK 3 OF THE KIRK SECOND SUBDIVISIONLOCATED IN THE NW 1/4, SECTION 12, T. 2 S., R 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANAMUTCD R7-8C1.0672" FROM BOTTOMHANDICAP PARKING SIGNSCALE: NTSOF SIGN TO GROUND(12"x18")VAN ACCESSIBLEWITHOUT PERMIT$100 FINERESERVEDPARKINGASPHALT REMOVAL AREAS DETAILASPHALT REMOVALAREAS (HATCHED)ASPHALT AREASTO BE REPLACED W/ LANDSCAPINGSLOPE AWAY FROM WALKCONCRETE SIDEWALK WITH CONTRACTION JOINTS SPACED AT 5' INTERVALS AND EXPANSION JOINTS AT 25' INTERVALS.2% MAX. SLOPE 3" MIN. OF COMPACTED 1" MINUSCRUSHED GRAVEL OR WASHED ROCKINSTALL SIDEWALK ABOVEASPHALT 1/4" MAX.33'4H:1V SIDE SLOPES1' DEPTH4H:1V SIDE SLOPESTYPICAL RETENTION POND CROSS SECTIONSCALE: NTSC1.071 1/21/16204
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KIRKS 2ND SUB
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LOT 2
BLOCK 2
KIRK SECOND SUB
R-3 ZONING
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LOT 1, BLOCK C
GRAFS 2ND REARRANGEMENT
R-2 ZONING
LOT 32, BLOCK C
GRAFS 2ND REARRANGEMENT
R-2 ZONING
LOT 18, BLOCK B
GRAFS 3RD REARRANGEMENT
B-2 ZONING
LOT 1
MINOR SUB NO. 352
LOT 1B
BLOCK 1
KIRK SECOND SUB
R-3 ZONING
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EXISTING MARATHON
SEAT COVERS
1624 WEST BEALL ST
PROPOSED
BUILDING
ADDITION
EXISTING POWER POLE
TO BE REMOVED AND
LINES RELOCATED
(CONTRACTOR TO COORD.)
CENTERLINE OF
EXISTING IRRIGATION
DITCH (WALTON DITCH)
INSTALL NON-RESIDENTIAL
DRIVEWAY APPROACH
PER COB STD DWG NO. 02529-12
EXISTING ASPHALT
EXISTING ASPHALT
LAY DOWN CURB AT
SNOW STORAGE
EXISTING COMM
BOX
FF ELEV. = 9.15
INSTALL 1' WIDE
CURB CUT
PROPOSED STORM WATER
RETENTION POND
VOLUME=750 CU FT, DEPTH=1.0'
T.O.P. ELEV=7.05, B.O.P. ELEV=6.05
4:1 SIDE SLOPES
STREET VISION
TRIANGLE
INSTALL WALL
MOUNTED ADA
PARKING SIGN
(SEE DETAIL 4)
INSTALL BUMPER
BLOCKS (TYP.)
EXISTING ADA SPACE
AND LOADING ZONE
TO REMAIN
CENTURYLINK
U/G COMM LINE 8''SS8''SS8''SS8''SSFF ELEV. = 9.15
ELEC. & COMM
PANELS
GAS METER
4''SS
4''SS
THE LOCATION OF THE EXISTING
SANITARY SEWER SERVICE
LINE BETWEEN THE BUILDING
AND THE MANHOLE IN BEALL ST.
IS UNDOCUMENTED. LOCATION
SHOWN IS ASSUMED.
GAS & CATV
RETAINING WALLFOUNDATION WALL TO
EXTEND 1' ABOVE F.F.
7
C1.0
PLANT SCHEDULE
Marathon Building 50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:chad@customearthdesign.comL 1.0Date: 22 Jan 2016Revised: Landscape PlanProject for: 1624 W. Beall St. BozemanChad Rempfer, Landscape DesignerScale 1"=20'-0"
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KIRKS 2ND SUB
B-2 ZONING
LOT 2
BLOCK 2
KIRK SECOND SUB
R-3 ZONING
R-3 ZONING
LOT 1, BLOCK C
GRAFS 2ND REARRANGEMENT
R-2 ZONING
LOT 32, BLOCK C
GRAFS 2ND REARRANGEMENT
R-2 ZONING
LOT 18, BLOCK B
GRAFS 3RD REARRANGEMENT
B-2 ZONING
LOT 1
MINOR SUB NO. 352
LOT 1B
BLOCK 1
KIRK SECOND SUB
R-3 ZONING
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EXISTING MARATHON
SEAT COVERS
1624 WEST BEALL ST
PROPOSED
BUILDING
ADDITION
EXISTING POWER POLE
TO BE REMOVED AND
LINES RELOCATED
(CONTRACTOR TO COORD.)
CENTERLINE OF
EXISTING IRRIGATION
DITCH (WALTON DITCH)
INSTALL NON-RESIDENTIAL
DRIVEWAY APPROACH
PER COB STD DWG NO. 02529-12
EXISTING ASPHALT
EXISTING ASPHALT
LAY DOWN CURB AT
SNOW STORAGE
EXISTING COMM
BOX
FF ELEV. = 9.15
INSTALL 1' WIDE
CURB CUT
PROPOSED STORM WATER
RETENTION POND
VOLUME=750 CU FT, DEPTH=1.0'
T.O.P. ELEV=7.05, B.O.P. ELEV=6.05
4:1 SIDE SLOPES
STREET VISION
TRIANGLE
INSTALL WALL
MOUNTED ADA
PARKING SIGN
(SEE DETAIL 4)
INSTALL BUMPER
BLOCKS (TYP.)
EXISTING ADA SPACE
AND LOADING ZONE
TO REMAIN
CENTURYLINK
U/G COMM LINE 8''SS8''SS8''SSFF ELEV. = 9.15
ELEC. & COMM
PANELS
GAS METER
4''SS
4''SS
THE LOCATION OF THE EXISTING
SANITARY SEWER SERVICE
LINE BETWEEN THE BUILDING
AND THE MANHOLE IN BEALL ST.
IS UNDOCUMENTED. LOCATION
SHOWN IS ASSUMED.
GAS & CATV
RETAINING WALLFOUNDATION WALL TO
EXTEND 1' ABOVE F.F.
7
C1.0
PLANT SCHEDULE
Marathon Building 50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:chad@customearthdesign.comL 1.1Date: 22 Jan 2016Revised: Irrigation PlanProject for: 1624 W. Beall St. BozemanChad Rempfer, Landscape DesignerScale 1"=20'-0"
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