HomeMy WebLinkAboutA2. True Dragon15554 Staff Report for the True Dragon Site Plan, COA and CUP Page 1 of 29
15554, Staff Report for the True Dragon Brewery Site Plan, Certificate of
Appropriateness and Conditional Use Permit Application
Date: City Commission Public Hearing April 25, 2016
Project Description: A combined Site Plan, Certificate of Appropriateness (COA) and
Conditional Use Permit (CUP) application to allow the conversion of an existing industrial building to a brewery; the sales and on-premise consumption of alcohol in a tasting room
and the construction of associated parking and site improvements. The subject property is
located on the southeast corner of the intersection of North Plum Avenue and Avocado
Street. Retail sales for on-premise consumption of alcohol produced on-site is a conditional
use in the M-1, light manufacturing, zoning district.
Project Location: The property is located at 418 & 422 North Plum Avenue and is legally
described as Lots 24-30 and Lot A, Block 53 and Lot B, Block 50, Northern Pacific
Addition to the City of Bozeman, Section Seven, Township Two South, Range Six East,
P.M.M., Gallatin County, Montana.
Recommendation: Approval with conditions and code corrections.
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 15554 and move to approve the True Dragon Brewery Site Plan, Certificate
of Appropriateness and Conditional Use Permit to allow the conversion of an industrial building to a brewery with associated parking, site improvements and retail sales for on-
premise consumption of alcohol produced on-site with the recommended conditions and
subject to all applicable code provisions.”
Report Date: Monday, April 11, 2016
Staff Contact: Mitch L. WerBell, Assistant Planner
Agenda Item Type: Action (Quasi-Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None have been identified.
Project Summary
A combined Site Plan, Certificate of Appropriateness (COA) and Conditional Use Permit (CUP) application was submitted to the Department of Community Development requesting
the conversion of an existing industrial building to a production brewery and tasting room,
with associated parking and site improvements. No expansion of the building footprint is
proposed. The subject property is located at 418 & 422 North Plum Avenue on the southeast corner of the intersection of North Plum Avenue and Avocado Street.
Retail sales for on-premise consumption of alcohol produced on-site is a conditional use in
the M-1 (light manufacturing) zoning district.
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At its March 23, 2016 meeting, the Development Review Committee voted unanimously to
recommend approval of the Site Plan, COA and CUP application with the recommended
conditions, code corrections and Conditional Use Permit 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.
A summary of noticing and public comment can be found in Appendix C.
Staff responses to public comment received can be found in Appendix E.
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 plan review and CUP criteria contained within the staff report;
4. 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 – REQUESTED DEVIATIONS/VARIANCES ................................................ 15
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL .................................... 15
SECTION 4 – CODE REQUIREMENTS NECESSITATING PLAN CORRECTIONS...... 16
CONDITIONAL USE PERMIT PROVISIONS OF THE BOZEMAN MUNICIPAL CODE
................................................................................................................................................. 16
SECTION 5 – RECOMMENDATION AND FUTURE ACTIONS ...................................... 17
SECTION 6 – STAFF ANALYSIS ........................................................................................ 17
Applicable Plan Review Criteria, Section 38.19.100, BMC ............................................. 18
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 22
Standards for Certificates of Appropriateness, Section 38.16.050, BMC ........................ 24
Neighborhood Conservation Overlay District Review Criteria ........................................ 24
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 25
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 25
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 26
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 27
FISCAL EFFECTS ................................................................................................................. 27
APPENDIX E – STAFF RESPONSES TO PUBLIC COMMENT ....................................... 27
ATTACHMENTS ................................................................................................................... 29
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SECTION 1 – MAP SERIES
Figure 1 - Zoning
True Dragon Brewery
Site Plan, COA and CUP
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Figure 2 - Current land use
True Dragon Brewery
Site Plan, COA and CUP
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Figure 3 - Community Plan future land use
True Dragon Brewery
Site Plan, COA and CUP
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Figure 4 - Existing conditions (northeast)
Figure 5 - Existing conditions (southeast)
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Figure 6 - Existing conditions (west)
Figure 7 - Existing conditions (east)
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Figure 8 - Existing conditions
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Figure 9 - Site plan
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Figure 10 - Building elevations (north & east)
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Figure 11 - Building elevations (south & west)
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Figure 12 - Landscape plan
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Figure 13 - Floor plan with serving area
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SECTION 2 – REQUESTED DEVIATIONS/VARIANCES
No deviations or variances are proposed with this application.
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are specific to the development and are in addition to any
required code provisions identified in this report.
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. A copy of the Montana Department of Revenue domestic brewery license for the
establishment must be submitted to the Department of Community Development prior to the
sale of alcoholic beverages.
3. The right to serve alcohol to patrons is revocable according to the provisions in Bozeman Municipal Code Sections 38.19.110.I and 38.34.160 based on substantial complaints from
the public or from the Police Department regarding violations of the City of Bozeman’s
open alcohol container, minor in possession of alcohol or any other applicable law regarding
consumption and/or possession of alcohol.
4. The applicant must aggregate Lots 24-30 and Lot A, Block 53 and Lot B, Block 50 of the Northern Pacific Addition through the subdivision exemption process allowed under MCA
to accommodate the proposed site design. The Amended Plat must be recorded at the
Gallatin County Clerk and Recorder’s Office prior to final plan approval.
5. The applicant must submit a written narrative with the final plan application detailing how each of the conditions of approval and code provisions has been satisfied.
6. Plans and specifications for any fire service line must be prepared in accordance with the
City’s Fire Service Line Policy by a Professional Engineer (PE) and be provided to and
approved by the City Engineer prior to initiation of construction of the fire service or fire
protection system. The applicant must also provide Professional Engineering services for construction inspection, post construction certification, and preparation of mylar record drawings.
7. The applicant must locate the proposed sidewalk along the East Avocado Street property
frontage immediately inside the right-of-way line, so the sidewalk will be located within a
public right-of-way.
8. Sidewalk must be extended along E. Avocado Street to connect North Broadway Avenue and Plum Street, which will allow pedestrian connectivity to the project per Section
38.24.080, BMC.
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9. A design calculation must be provided for stormwater detention for the first 0.5-inch of
rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation per the
City of Bozeman Design Standards and Specifications Policy. Either this requirement or the
previously calculated difference between the pre and post development condition will control sizing of the detention pond.
10. The applicant must contact the City of Bozeman Water Reclamation Facility Superintendent
(Herb Bartle) to determine if any pretreatment of brewery wastes is required to ensure that
the City’s water reclamation process is not detrimentally impacted. Any necessary
mitigation measures must be shown on the final plans. An estimate of the wastewater flow rate and biochemical oxygen demand (BOD) or chemical oxygen demand (COD) is needed
for that review.
11. The applicant must provide an estimate of sewer flows from the proposed project. A
downstream sewer main identified as the Front Street Interceptor in the City of Bozeman
Wastewater Facility Plan has limited available capacity of approximately 280 gallons-per-minute. The available capacity of the downstream sewer main may not be exceeded prior to
upgrade of that main.
12. The applicant indicated a 2-1/2-inch water service; however, this is not a standard size for
the City. The applicant must contact the Water and Sewer Superintendent to determine the
appropriate water service configuration.
13. The proposed storm drain inlet to be located between the pedestrian sidewalk ramps at the
intersection of Plum Avenue and Avocado Street must be located upstream of the pedestrian
ramp on Plum Street.
14. The detention pond slopes are indicated with a 3:1 slope. The detention pond slopes must be
a 4:1 or less per the City of Bozeman Design Standards and Specifications Policy.
SECTION 4 – CODE REQUIREMENTS NECESSITATING PLAN CORRECTIONS
A. Sections 38.24.050, Street and road right-of-way width and construction standards; Section
38.24.080, Sidewalks; and 38.25.020.L, Pedestrian facilities in parking lots. Architectural
drawings must be updated to reflect all pedestrian crosswalk ramps, pervious pavers and
approved public sidewalk location.
CONDITIONAL USE PERMIT PROVISIONS OF THE BOZEMAN
MUNICIPAL CODE
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
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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: 1. 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. 2. 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.
3. 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 5 – RECOMMENDATION AND FUTURE ACTIONS
Project Name: True Dragon Brewery Site Plan, COA and CUP, Application 15554
The Development Review Committee (DRC) considered the Site Plan, Certificate of
Appropriateness and Conditional Use Permit application on property located at 418 and 422
North Plum Avenue. The DRC found that the project with conditions and/or code provisions
complies with the requirements of Chapter 38 of the Bozeman Municipal Code and should not be detrimental to the health, safety and welfare of the community. The DRC recommended
conditional approval at its March 23, 2016 public meeting.
Administrative Design Review (ADR) staff recommends approval based on the findings outlined
in the Neighborhood Conservation Overlay District review criteria.
The City Commission is scheduled to hold a public hearing and review the application at its April 25, 2016 meeting.
SECTION 6 – STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, plans, public comment, and all other materials available during the
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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 development as conditioned is in conformance with the Bozeman Community
Plan. The Future Land Use designation is “Industrial.” The M-1 (light manufacturing) zoning
and proposed uses conform to the Future Land Use designation for this property. 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
There are no known documented violations with the Bozeman Municipal Code (BMC) for the
property. The application will conform to the BMC as conditioned.
3. Conformance with all other applicable laws, ordinances, and regulations;
The plans will be further evaluated against the requirements of the International Building Code at
the time application for a building permit is made. Conditions of approval address coordination
with other regulating agencies. The applicant is required to submit a copy of the domestic
brewery license prior to the sale of alcoholic beverages as recommended in Condition 2.
4. Relationship of site plan elements to conditions both on and off the property;
The subject property is bordered by North Plum Avenue and Avocado Street. Areas to the north
and east are industrial in nature. Residential properties border the site on the west and south.
Light industrial zoned properties in close proximity to downtown are in limited supply. The
proposed development will allow manufacturing and retail activity on an underutilized site in an area consisting of similar uses. An existing brewery and tasting room is located nearby at the corner of Avocado Street and North Broadway Avenue. A proposed distillery at 428 North
Broadway received preliminary approval in 2014 for the reuse of an existing industrial building
for manufacturing and retail sales for on-premise consumption of alcohol produced on-site.
No changes are proposed to the existing building footprint. The northern building will be finished with new exterior metal siding and the southern building will be repainted and retrofitted with soffit and gutters. Partitions between the existing buildings will be removed and
an ADA accessible ramp in the entrance vestibule will be installed. The new floor plan indicates
a 1470 square foot tasting room on the northern portion of the building which will face the
industrial uses to the north and capture sunlight through the storefront windows. The actual indoor serving area is 1090 square feet exclusive of circulation area. No outdoor serving area is proposed in this application. A small kitchen and preparation area is shown on the floor plan.
The majority of the 10,100 square feet of the building will be dedicated to beer manufacturing,
barrel aging and refrigeration.
New parking and circulation areas are shown with this application, covering 47% of the site. Approximately 27% of the lot will be landscaped. Significant improvements to the property are identified in the application to make the proposed use compatible with the surrounding industrial
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and residential neighborhood and to encourage multimodal transportation to and from the
development.
5. Impact of the proposal on the existing and anticipated traffic and parking conditions
Traffic to and from the site is expected to increase with this development. The Engineering Division determined a traffic impact study was not required for this project. The application
details three controlled access locations and the parking lot is designed to control traffic flow on-
site. The application proposes tasting room hours of 2 p.m. to 8 p.m. Traffic to and from the site
would be minimal outside of these hours and primarily associated with employees engaged in
manufacturing, and deliveries.
Seven spaces are required for the manufacturing component of the building. The alcohol service
area requires 21 spaces. All 28 required parking stalls are provided on-site with standard and
compact spaces in addition to the required ADA accessible stalls. Nine covered bicycle parking
spaces are provided.
6. Pedestrian and vehicular ingress and egress
Two-way vehicular ingress and egress for the site is proposed at one access location adjacent to
Avocado Street and two access locations adjacent to North Plum Avenue. A one-way parking
aisle is proposed to the west of the building. A two-way drive access is proposed off of the
northern portion of the alley between Plum Avenue and Broadway Avenue. A two-way shared
drive access with a residential property to the south allows the internal circulation to function in a controlled manner. A reciprocal access easement and agreement is recorded with the Gallatin
County Clerk and Recorder’s Office as document #2541033. This agreement is a perpetual
covenant running with the land.
Pedestrian sidewalks are not installed around the site, nor is this site connected to the City’s
pedestrian sidewalk system. The east-west public sidewalk system ends at the terminus of Peach Street and resumes at North Broadway. A city standard sidewalk will be installed around the site
on North Plum Avenue and Avocado Street. Pedestrian ramps will connect the new sidewalk to
the existing sidewalk on Peach Street. Condition 8 requires the applicant to extend the public
sidewalk along Avocado Street to connect with the existing sidewalk system along North
Broadway Avenue. The sidewalk along the North Plum frontage will allow for connection to any future sidewalks constructed to the south. All internal sidewalks will have ADA accessibility to
the adjacent public sidewalks. Alternatively, this project may be completed jointly with the
Northeast Neighborhood Urban Renewal District (NEURD) to install this sidewalk. The NEURD
is planning to construct improvements to Peach Street. A plan for this sidewalk must be provided
and approved prior to final plan approval. The applicant is strongly encouraged to approach the NEURD regarding this sidewalk improvement.
The applicant executed Waivers of Right to Protest Special Improvement Districts (SIDs) for
street improvements to North Plum Avenue, North Broadway Avenue, Peach Street, and
Avocado Street and Waivers of Right to Protest SIDs for intersection improvements at Peach
Street and North Rouse Avenue and at North Broadway Avenue and Main Street. These waivers are recorded with the Gallatin County Clerk and Recorder’s office as document #2541031.
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7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
A landscape and irrigation plan meeting the mandatory requirements of the code was submitted with this application. Landscape performance standards for a lot with residential adjacency have
been satisfied in the application. Parking lot screening is provided with a blend of shrubs and
grasses.
8. Open space
Not applicable with this application. This is a nonresidential development.
9. Building location and height
No changes to the building height are proposed with this application. The building falls under the
maximum height (45 feet) allowed in the M-1 zoning district.
10. Setbacks
The building, parking and loading areas comply with the required setbacks of the M-1 zoning district.
11. Lighting
The application includes a photometric plan and fixture cut sheets for the proposed wall-mounted
LED lights. The proposed site lighting meets the standards set forth in the code.
12. Provisions for utilities, including efficient public services and facilities
All necessary utility easements are provided. Water and sanitary sewer mains are located along
North Plum Avenue. The proposed water service line does not meet City standards. Condition 12
requires the applicant to confirm the correct water service line size to the building prior to final
plan approval. A fire service line will be installed to the building to serve the sprinkler system.
The standards for installation and certification of this service are outlined as Condition 6. Breweries produce waste products that may negatively impact the City’s water reclamation facility. It is recommended in Condition 10 that the applicant be required to contact the City of
Bozeman Water Reclamation Facility Superintendent to ensure that liquid brewing byproducts
will not negatively impact the City’s water reclamation process. The Engineering Division will
review comments from all involved departments prior to final plan approval.
13. Site surface drainage
Regional surface runoff and flooding issues were identified on-site by the City’s Stormwater
Division. The site collects surface runoff from adjacent properties and water pools at the north
end of the property. The perimeter of the site and proposed internal parking areas will be
constructed with perimeter curb and gutter. Pervious pavers are proposed adjacent to the building to assist with precipitation infiltration at the source. Precipitation captured in landscaped areas
will be directed through swales and a culvert to the detention pond. Surface runoff from the
parking areas and building rooftop will drain to the northwest into the detention pond. The pond
outlet will tie into the new stormwater main leading to an underground detention facility across
Avocado Street. Condition 9 requires the applicant to calculate the detention capacity of the pond and size it accordingly. A larger pond may not feasible on this site. Alternatively, dry wells may
be required to accommodate any additional required storage capacity.
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The City is actively designing a stormwater collection upgrade in the Plum Avenue right-of-way
to the north of the site consisting of a new main, inlets and an underground detention facility.
The curb and gutter proposed along the street frontages will direct off site surface runoff into the
new inlet at the corner of Plum and Avocado. The new storm drain inlet must be located to the south of the pedestrian crossing. This design intends to capture stormwater runoff prior to
crossing the pedestrian ramp area and is recommended as Condition 13. The improvements to
this site will be coordinated with the City’s planned stormwater upgrades to mitigate the current
runoff issues associated with this drainage basin.
14. Loading and unloading areas
Although no formal loading or unloading areas are required with this application, loading areas
are provided on both the east and west elevation of the building. No conflicts with site
circulation were identified.
15. Grading
Minimal grading is expected at the time of construction. The site will be generally graded down to the northwest to allow on-site runoff to drain into the proposed detention pond.
16. Signage
Wall signage is included in the elevation renderings for context. The applicant is aware of the
requirement of a City of Bozeman sign permit with certificate of appropriateness for any future
signage.
17. Screening
Rooftop mechanical equipment screening is provided in the application to meet the requirements
of the code. The parking lot will be screened from residential adjacency as required by code.
18. Overlay district provisions
The subject property falls within the Neighborhood Conservation Overlay District. The applicable COA standards, review criteria and staff findings are included in this report.
19. Other related matters, including relevant comment from affected parties
Two public comments were received in regard to this project as of the writing of this report. If
additional 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.
Existing property boundary lines run through the site and through the proposed building.
Recommended Condition 4 requires the applicant to aggregate the underlying industrial lots into one parcel through the subdivision exemption process allowed under the code. The Amended
Plat must be filed with the Gallatin County Clerk and Recorder’s office prior to final plan
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approval. This condition addresses the plan review criteria and accommodates all uses to occur
with required parking and both pedestrian and vehicular circulation on a single lot. A recorded
shared access easement and agreement allow shared access at the southern access along North
Plum Avenue. The easement perpetually runs with the land. Any subsequent sale or transfer of the resulting industrial lot or the residential lot to the south will not create any new
nonconformity, nor alter the approved configuration or use of the property.
21. Compliance with Article 43 of Chapter 38 of the Bozeman Municipal Code.
No affordable housing is proposed.
22. Phasing of development
Not applicable. The project is proposed to occur as a single phase.
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 application as presented meets City standards for yards, walls, parking, loading and
landscaping. The site includes safe internal circulation for pedestrians and vehicles. Significant
improvements to the public right-of-way adjacent to the site will assist in multimodal transportation and stormwater collection. With the recommended conditions of approval and
Bozeman Municipal Code Conditional Use Permit provisions as included in this report, the site
is found to be adequate in size and topography to accommodate the increase in impervious
surfaces and intensity of use, with adequate parking and on-site and off-site improvements. Staff
incorporates the plan review findings in this report to support this determination.
2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof
Staff received public comment with concerns related to the intersection and safety. Staff
contacted the Bozeman Police Department to gather accident reports for the last three years
related to the intersection of North Plum Avenue and Avocado Street. One accident is on record unrelated to the intersection. The responsible driver fell asleep at the wheel and hit a parked car,
mailbox, fence and landscaping. No other accidents have been reported. Engineering staff
discovered two additional accidents in the past ten years related to ice and snow covered
roadways. Engineering staff reviewed the site design and proposed uses against the Institute of
Transportation Engineers (ITE) Trip Generation Manual and found that the trip generation associated with this application is not significant enough to warrant a traffic impact study
pursuant to the empirical data found in the manual. Additional responses to public comment are
found in Appendix E of this report.
The proposed screening of the parking and circulations areas and the installation of public
sidewalks will create a transition between the adjacent residential neighborhood and this project and will complement the existing variety of industrial uses in the vicinity. The combination of the City’s stormwater upgrades and on-site improvements will control surface runoff and
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eliminate flooding issues currently associated with the area. The project as proposed follows the
industrial land use designation outlined in the Community Plan.
The proposed improvements to accommodate this use will ensure no material adverse effect
upon abutting property. Staff finds that the application generally complies with the Unified Development Code, with the recommended conditions of approval and with the Conditional Use
Permit provisions.
3. That any additional conditions stated in the approval are deemed necessary to protect
the public health, safety and general welfare. Such conditions may include, but are not
limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the City in an orderly and efficient manner.
Staff proposes the recommended project conditions of approval which are included to protect the
public health, safety, and general welfare. The Development Review Committee unanimously
recommended approval of the project with the identified conditions.
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F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of
all general and special conditions imposed by the conditional use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the County Clerk and Recorder's Office by
the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and
will be required prior to approval of the final plan. A document to be recorded will be
provided by the City following preliminary approval.
Standards for Certificates of Appropriateness, Section 38.16.050, BMC
Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness
approval for proposed alterations.
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The site is located within the Neighborhood Conservation Overlay District. Administrative
Design Review (ADR) staff has reviewed the proposal for conformance with the Bozeman
Design Guidelines for the Neighborhood Conservation Overlay District and the findings are
incorporated below.
Neighborhood Conservation Overlay District Review Criteria
Applicable Design Review Guidelines, Section 38.16.010, BMC
All proposed new construction and alterations to structures and sites within the area are
subject to design review by the City of Bozeman Department of Community Development
and are subject to standards set forth in the City of Bozeman Unified Development Code in
addition to the Design Guidelines.
The subject property is located within the boundary of the Neighborhood Conservation
Overlay District but is not located within a historic district. A Montana Historical and
Architectural Inventory form could not be located for the existing buildings on this property.
The inventory completed in 1984 stopped south at 417 North Plum Avenue. The Montana
State Historic Preservation Office confirmed that industrial buildings in the surrounding project area were typically excluded from the inventory at the time of the study.
The existing buildings have been historically used for rental warehousing and refrigerated
dairy storage. The exterior building materials have not been properly maintained. The
southern building, constructed in 1978, is comprised of concrete masonry units (CMU)
proposed to be painted. Gutters and soffit will be replaced to ensure longevity of the building. Four of five existing garage doors will be filled with matching CMU and new
windows. One garage door is proposed to remain intact for service and deliveries. The
northern building at 422 North Plum Avenue was added in 1981 and finished with metal
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siding. New metal siding is shown in this application. An existing garage door is planned to
be substituted with glass and windows covered by a wood awning on the north elevation to
allow light to enter the tasting room.
The project is subject to review under the plan review chapter and the standards outlined in Section 38.16.050, Certificate of Appropriateness. The project was reviewed under the
following chapters in the Design Guidelines: Introduction; Chapter 2: Design Guidelines for
all Properties, and the Appendix. Staff finds that the site fits within the existing fabric of the
neighborhood and complements the character of the surrounding properties and uses.
Landscape screening from the adjacent residential uses is provided.
Administrative Design Review (ADR) staff has reviewed the submitted application against
the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation
Overlay District (Design Guidelines) January 17, 2006 and amended May 18, 2015, and finds
the proposal in general compliance with those guidelines.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Use: The subject property is zoned M-1. The intent of the M-1 (light manufacturing) district is “to provide for the community's needs for wholesale trade,
storage and warehousing, trucking and transportation terminals, light manufacturing and similar
activities. The district should be oriented to major transportation facilities yet arranged to
minimize adverse effects on residential development, therefore, some type of screening may be necessary.”
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community
Plan designates the subject property to develop as “Industrial.” The “Industrial” designation
provides for areas for the uses which support an urban environment such as manufacturing,
warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In order to protect the economic base and necessary services represented by industrial uses, uses which would be detrimentally impacted
by industrial activities are discouraged. Although use in these areas is intensive, these areas are
part of the larger community and shall meet basic standards for landscaping and other site design
issues and be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public
policies to allow these mixed uses to coexist in harmony.
No conflicts with the goals and objectives of the Bozeman Community Plan have been
identified.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Informal review application 15391 was submitted in August 2015 to gather comment from the
Development Review Committee (DRC) on project planning, site layout and permitted uses for
the subject property at 418 & 422 North Plum Avenue on the southeast corner of the intersection
of North Plum Avenue and Avocado Street.
The applicant made design changes addressing the DRC comments and submitted a Site Plan, Certificate of Appropriateness (COA) and Conditional Use Permit (CUP) application to the
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Department of Community Development in January 2016. The application requests the
conversion of an existing industrial building from storage/cold storage into a production brewery
and tasting room with associated parking and site improvements. No expansion of the building
footprint is proposed. Exterior material finish upgrades are proposed and the application is therefore subject to the COA criteria. Retail sales for on-premise consumption of alcohol
produced on-site is a conditional use in the M-1 (light manufacturing) zoning district, requiring a
public hearing and a decision by the City Commission.
The Development Review Committee (DRC) considered the project at two meetings held on
February 24th and March 2nd, 2016. DRC review was paused for three weeks to allow the applicant to address comments and code provisions requiring plan corrections prior to the final week review. Revisions were submitted and the application was deemed adequate for continued
review. The project’s civil engineer attended several meetings with City staff to address on-site
stormwater retention, timing of public stormwater improvements and coordination of the final
required perimeter sidewalk location. The sidewalk location identified in this report will be relocated into the right-of-way with the final plan submittal. Avocado Street is designated as a future collector street in the Transportation Plan. Additional right-of-way is recommended to be
required from the subject property owner to build Avocado Street to the full collector standard.
The City Engineer determined that locating the sidewalk in the current right-of-way and aligning
it with Avocado Street to the intersection with Broadway Avenue is a primary objective to allow for immediate pedestrian connectivity. The timing of full collector reconstruction of Avocado Street is currently unknown and the project is not on any of the current capital planning project
lists. The City’s preferred approach is to improve the street frontage of the project and extend
sidewalks between existing sections to create a functional site for the immediate future. The
installation of the public sidewalk and curb and gutter improvements are required as part of this project’s approval.
At the March 23rd, 2016 meeting, the Development Review Committee voted unanimously to
recommend approval of the Site Plan, COA and CUP application with the recommended
conditions and code provisions identified in this report.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and
not more than 45 days prior to the expected decision by the City Commission. Notice was posted
on-site March 3, 2016. Notice was printed in the legal ads section of the Bozeman Daily
Chronicle on March 27 and April 3, 2016.
On April 1, 2016, it came to the attention of Community Development that the application did not include an accurate list of adjoining property owners; at least one property owner who did
not receive a public notice was identified. The City Commission review was subsequently
continued from the original public hearing date of April 11, 2016 to April 25, 2016 to allow for
adequate re-noticing.
In accordance with Section 38.40.030, BMC, second notice that included the rescheduled City Commission hearing date was posted on April 7, 2016. Public notice was sent to all property
owners of record within 200 feet of the subject property via first class mail on April 7, 2016.
Public notice will be posted in the Bozeman Daily Chronicle on April 10 and 17, 2016.
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As of the writing of this report, two letters of public comment have been received, both
expressing opposition to the application. Staff responses to public comment received as of the
writing of this report are included in Appendix E. Any additional public comment received on
this application prior to the City Commission public hearing will be added to the packet materials and forwarded to City Commission members.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: The Cypress Tree LLC, 2486 Daffodil Street, Unit A, Bozeman, MT 59718
Applicant: The Cypress Tree LLC, 2486 Daffodil Street, Unit A, Bozeman, MT 59718
Representative: Ensitio Design, 627 East Peach Street, Bozeman, MT 59715
Report By: Mitch L. WerBell, Assistant Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
APPENDIX E – STAFF RESPONSES TO PUBLIC COMMENT
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Public Comment List as of the writing of this report:
1. Daniel Haydon submitted a letter dated April 6, 2016 related to concerns of safety,
parking, noise, right-of-way deterioration, fiscal effects and the overconsumption of
alcohol. 2. Laurren Haydon submitted a letter dated April 7, 2016 related to concerns of
neighborhood engagement, alley degradation, increased traffic, pedestrian connectivity
and safety.
Staff Response to Public Comment:
Safety and Parking: Pedestrian safety on and off site is addressed with this proposal. Public
sidewalks will be extended with this project from Peach Street to Broadway along the southern
side of Avocado and along the eastern side of North Plum adjacent to the site. The application
does not propose any encroachments into public rights-of-way.
Engineering Division staff analyzed the increase in traffic to and from the site but found that the increased trip generation was not significant enough to warrant a Traffic Impact Study. Three controlled access points allow safe ingress and egress to the site. The proposed tap room hours
are 2 p.m. to 8 p.m., the likely hours of increased traffic to the site. State law currently requires
those businesses with a domestic brewery license to cease service at 8 p.m. The manufacturing
parking demand is seven stalls. The service area is 1090 square feet, creating demand for 21
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parking stalls. All parking requirements are satisfied on-site with this proposal. The public
sidewalk system and internal ADA accessible sidewalks will safely serve those patrons who
choose to travel to this site on foot or an assisted device.
Staff contacted the Bozeman Police Department to gather accident data for the Plum and
Avocado intersection dating back three years. Only one crash is on record, involving a driver falling asleep at the wheel and hitting a parked car, mailbox and landscaping. The crash was related to the driver falling asleep, not to an intrinsically hazardous intersection.
Alley Conditions: A new drive access off of the alley between Plum Avenue and Broadway
Avenue is proposed with this application. The drive access will be paved to the property line and
will direct the majority of the traffic expected with this project onto the project site. Adequate
grading and asphaltic concrete paving will mitigate the existing poor conditions found along the
western boundary of the alleyway. The Sanitation Superintendent reviewed the refuse container location and approved the configuration for sanitation vehicles to safely remove refuse from the
site. Increased traffic in the public alley is not expected with this application.
Community Engagement: The City of Bozeman publicly noticed the project twice to ensure
proper noticing was provided. All property owners within 200 feet of the subject property
received a public notice via first class mail. Noticing was posted on-site and in the Bozeman Daily Chronicle in accordance with the code. Economic Development staff gave a presentation on the project at the April 5, 2016 meeting of the Northeast Urban Renewal Board. Staff has no knowledge about any engagement between the applicant and surrounding property owners.
Fiscal Effects: This application proposes installation of perimeter curb and gutter, public
sidewalks adjacent to the site on Plum and Avocado, as well as extension of the public sidewalk
past the property boundaries to Broadway. The applicant is financially responsible for these
improvements prior to occupancy of the building. The City has recognized regional stormwater
issues adjacent to the site for some time. The Engineering Division is finalizing the design of a detention facility in the public right-of way which will be maintained by the City. The detention
facility will capture runoff from surrounding properties and the road network. The True Dragon
brewery proposes connection to the stormwater main adjacent to the site. The application could
still be recommended for approval with connection to the existing stormwater infrastructure.
However, staff determined that this is an appropriate time to make public improvements using capital improvements funding to capture runoff for the entire basin and eliminate the existing
flooding that occurs on the site and in the public right-of-way adjacent to Avocado. The
alternative is to create a Special Improvements District to fund the improvements which are on
the priority list for Public Works.
Noise: The application proposes adequate screening. The proposed tap room faces an industrial
site to the north and no outdoor serving area is proposed with this application. A copy of the State Department of Revenue domestic brewery license is required to be submitted to the Planning Division prior to any sales of alcohol for on-premise consumption. The proposed tap
room hours are from 2 p.m. to 8 p.m. and the service of alcohol will occur inside the building.
Manufacturing noise is expected to be minimal with this use.
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Consumption: State law limits the amount of alcohol sold in tasting rooms for on-premise
consumption to 48 ounces per patron. Some customers visit breweries strictly for retail sales of
beer in sealed containers for off-premise consumption. The right to serve alcohol to patrons is
revocable according to the provisions in Bozeman Municipal Code Sections 38.19.110.I and 38.34.160 based on substantial complaints from the public or from the Police Department
regarding violations of the City of Bozeman’s open alcohol container, minor in possession of
alcohol or any other applicable law regarding consumption and/or possession of alcohol.
ATTACHMENTS
Applicant’s submittal materials
Public Comment
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file:///R|/...urrent%20Planning/Zoning/CUP/2015/15554%20True%20Dragon%20CUP-SP/Public%20Comment/15554.dayton.comment.txt[4/14/2016 10:37:22 AM]
From: Chandler Dayton [chandler.dayton@gmail.com]
Sent: Sunday, April 10, 2016 12:21 AMTo: Mitchell WerBell
Cc: Jeanne & Paul Wesley-Wiese; Christopher Nixon; Julie Kleine; dan.ruggles@gmail.com; Jackie Wilson
Subject: Dragon Brewery Concerns
Dear Mitch Werbell,I am the homeowner at 716 E Peach, around the corner from this proposal. As others have
mentioned, Peach and Plum is a very hazardous intersection. What have you proposed to mitigate the problem there? Add alcohol to the mix, and I'm afraid we'll be seeing more collisions w/ cars
and pedestrians and bikers.
There is a grandfathered loading dock for the Bronken warehouses right next to the dangerous intersection. All semi-trucks and delivery trucks operate out of this small area for a very large
volume beer distribution in the valley. There is a 20 year history of requests to have the loading area moved to the rear of the building, but always refused, understandably due to the cost
involved.Much of this activity happens at night, the same hours the Brewery will be operating.
Perhaps now is the time to insist the Peach loading dock move, with the support of city funds. If
the city wants to support the development of the Meadowgold property for a high traffic use, then one effective traffic mitigation will be to build the off street rear loading dock as a
public/private partnership with Bronken. It is time that this improvement is made, as over the last 20 years, the volume of product coming in and out has grown beyond the capacity of this small
street area. This remains my biggest concern.
Other concerns - 2. Noise could become an even bigger issue if the brewery holds outdoor concerts or adds
speakers outdoors. Already this is a noisy block because the workers at Bronkens blast music from the open warehouse doors. Bronken and management have a long history of ignoring
requests to mitigate the loud music from the open warehouse doors. I suggested putting the wifi router that streams music in the rear of the warehouse, instead of right inside the warehouse
doors one time. The worker I spoke with said "that's never gonna happen."
3. Regarding the new development, I do not see sidewalks on the drawing. Perhaps they are in the plan, but nothing is mentioned. That corner property will need sidewalks and curbs for both
Plum and Peach. 4. Another concern is the landscaping. Right now there is a grove of Chokecherry adding some
screening. What is the plan to keep trees or green space along the street?
I will not be able to make any meetings as I am out of town until late June. Please pass on my concerns at relevant meetings and respond via email.
Kind regards,
Chandler Dayton
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file:///R|/...urrent%20Planning/Zoning/CUP/2015/15554%20True%20Dragon%20CUP-SP/Public%20Comment/15554.johnson.comment.txt[4/14/2016 10:38:40 AM]
From: Jed Johnson [jedjohnson406@gmail.com]
Sent: Monday, April 11, 2016 8:25 PMTo: Mitchell WerBell
Subject: True Dragon Brewery SP/COA/CUP (Application #15554)
Hi, Mitchell. I’m the homeowner at 317 N. Wallace. Just wanted to drop you a line regarding this potential development. I’m very supportive of continued quality development in the Northeast
neighborhood. At the same time, I have concerns about the traffic flow around this location. Candidly, I don’t know how to solve that potential issue. But I feel like the traffic calming circles and
other enhancements coming to our neighborhood are terrific and would hate to introduce new traffic risks.
Thanks.
Jed
Jed Johnson
214.674.1670
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file:///R|/...rrent%20Planning/Zoning/CUP/2015/15554%20True%20Dragon%20CUP-SP/Public%20Comment/15554.shanahan.comment.txt[4/14/2016 10:38:53 AM]
From: Erin Shanahan [honeybeemontana@gmail.com]
Sent: Sunday, April 10, 2016 9:13 PMTo: Mitchell WerBell
Subject: True Dragon brewery
Dear Mitch,My husband and I are home owners in the northeast neighborhood within a
stone's throw of the proposed True Dragon brewery. Increased traffic within truly residential streets within the northeast neighborhood are of great
concern for us and others with young children. While we understand the zoning on this particular plot, we are concerned that there will be even more
negative impacts due to increased traffic in the neighborhood. As we have seen with the traffic snarls from patrons of the Wild Crumb (anyone with a side
mirror best bend them in!), the streets within our neighborhood struggle to maintain a safe flow of vehicles at certain times of the day. As the main
arteries become more clogged, drivers will start to strategically dispersed within relatively quiet residential streets throughout the neighborhood. The
intersection at Plum and Peach/Avocado is by far one of the worst intersections in the city. The house on the southwest corner completely blocks
a driver's view from eastbound traffic. Another problem will be overflow parking. As we have seen with the new Map Brewery on Manley Road, there is not
sufficient parking to serve all their customers. Thus cars line the sides of the road creating traffic hazards, increasing impacts on the surrounding
landscape and generating more trash and all the things that come with increased public use. There are 28 parking spaces provided for in the True
Dragon Brewery site plan. We imagine that this will eventually not be enough or be burdensome to gain access to and therefore, cars will ultimately
overflow into the surrounding neighborhood. With a brewery, we imagine that drinking will be the main activity. While we are not opposed to this form of
entertainment, the consequences of drinking increase the potential drunk driving and as drunks are known to do, random urination most likely on those
lawns and in those bushes beside which the overflow cars will be parked. This all makes for a busy, noisy, stinky corner of the neighborhood (the train we
can tune out). Thank you for your time. Erin Shanahan and Marcus Engler
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This project shall comply with federal, state, and local regulations and applicable codes. Any building official, subcontractor, ortradesperson noting discrepancies shall notify the architect immediately upon discovery.Do not scale drawings. Contractor to field verify all dimensions and existing conditions prior to beginning work. Start of workconstitutes acceptance of conditions.Drawings are created from existing drawings provided by the owner. It is the contractors responsibility to verify existingconditions prior to executing work.Notify the architect in writing immediately of any discrepancies or ambiguities on the drawings and/or in the specifications.Changes or deviations from the drawings made without the written consent of the architect and/ or any approved change orderwill be considered unauthorized. Coordinate necessary modifications with the architect prior to executing construction.It is the responsibility of the contractor to provide all components and accessories for a complete and finish installation forproducts specified in the individual specification section or shown on the drawing sheets.The Architect shall not have control over, charge of, or responsibility for the construction means, methods, techniques,sequences or procedures, or for safety precautions and programs in connection with the Work, nor shall the Architect beresponsible for the Contractor’s failure to perform the Work in accordance with the requirements of the Contract Documents. TheArchitect shall be responsible for the Architect’s negligent acts or omissions, but shall not have control over or charge of, andshall not be responsible for, acts or omissions of the Contractor or of any other persons or entities performing portions of thework.Penetrations and recesses occurring in rated construction to be sealed to maintain the integrity of the fire rated assembly.Contractor shall coordinate all required inspections by the city of Bozeman Building and Fire Departments, HUD, FHA, Stateelectrical inspector or other governing authorities, as necessary.All construction debris is to be stockpiled neatly on the site until disposal, which shall be done at the County landfill or recyclingfacility only. No debris is to be disposed of in local waste collection facilities.Contractor shall inform architect of any and all owner request changes or directives following owner/contractor conversations.Contractor shall not proceed with owner request changes or directives without prior review from the architect and written changeorder.Contractor shall provide storage for all building materials in accordance with the manufacturers recommendations.See framing plans for all types and dimensions not shown on architectural plansContractor shall fill out and affix "Energy Efficiency Components" labeling sticker as required by State of Montana - 50-60-803,MCAContractor to maintain a current set of Construction Documents and Specifications and Building Permit at job site for allinspectionsPost street address so it will be clearly visible from the streetProvide blocking at all wall hung componentsI-90CEDAR ST.TRAIN TRACKPEACH ST.ROUSE AVE.MAIN ST.N. BROADWAY AVE.PLUM AVE.N. WALLACE AVE.CONSTRUCTION ROUTEPROJECT SITEPROJECTLOCATIONPLUM AVEAV O CAD O STBROADWAYORANGE STPEACH STM1M1M1M1R-2 R-2R-2R-2R-2R-2HMUHMU627 EAST PEACH ST. BOZEMAN , MT 59715406 209 8330 ENSITIODESIGN.COMOWNER INFORMATIONARCHITECTURENAME:_______________DATE:_______________STRUCTURALNAME:_______________DATE:_______________MECHANICALNAME:_______________DATE:_______________ELECTRICALNAME:_______________DATE:_______________DEVELOPER INFORMATIONCONTRACTOR INFORMATIONELECTRICALNAME:_______________DATE:_______________3/18/2016 3:14:55 PMTRUE DRAGON422 NORTH PLUM ST. BOZEMAN, MT 59715SITE PLAN REVIEWCypress Tree, LLCGustoav Dose2486 Daffodil StreetBozeman, MT 59718Yellowstone Traditions34290 Frontage RdBozeman, MT 59715Cypress Tree, LLCGustoav Dose2486 Daffodil StreetBozeman, MT 59718GENERAL CONSTRUCTION NOTESSITE PLAN CHECKLIST : GENERAL INFORMATIONName of project/development. : THIS PAGEName and mailing address of developer and owner. THIS PAGE : THIS PAGEName and mailing address of engineer, architect, landscape architect, planner, etc. : THIS PAGELocation of project/development by street address/legal description. : THIS PAGELocation/vicinity map, including area within one-half mile of the site. : THIS PAGEA construction route map showing how materials and heavy equipment will travel to and from the site. : THIS PAGESITE PLAN CHECKLIST : SITE PLAN GENERALS.F.% of total siteTotal Site38,153100Existing buildings10,10026Driveway circulation and parking areas18,10247Landscaped areas 9,951271" = 800'-0"1VICINITY MAP 1" = 100'-0"2ZONING MAPARCHITECTURALA001SITEA101DEMO PLANA102DEMO ELEVATIONSA104PLAN- OVERALLA105PLAN- BREWINGA107PLAN- TASTING ROOMA201ELEVATIONSCIVILC1.0COVERC2.0NOTES, LEGEND & ABBREVIATIONSC3.0EXISTING CONDITIONS AND DEMOC4.0SITE PLANC5.0GRADING & DRAINAGEC6.0DETAILSLANDSCAPEL1.0NOTES AND SCHEDULESL1.1PLANTING PLANL1.2PLANTING PLANL1.3LANDSCAPE DETAILSL2.0IRRIGATION PLANSL2.1IRRIGATION PLANSL2.2IRRIGATION PLANSL2.3IRRIGATION DETAILS
AC124PLUM STREETAVOCADO STREETLOT INFO:ZONING : M138,153 SFEXISTING BLDG sf = 10,100EDGE OF STREETPROPERTY LINESETBACK3GRAVEL DRIVEB320' - 11 15/16"COVERED BICYCLE PARKING- 9BIKES216' - 11 1/16"141' - 10 1/4"176' - 4 1/16"STORM WATERRETENTION ANDSNOW STORAGE51' - 2 11/16"14' - 10 1/16"SHARED ACCESSNEW PAVED PARKING AND CURBINGELE CTRICA L
OVERHEAD
WOOD FENCE HIGHTVARIES 4' TO 6'CONCRETEAPRON20' - 0"15' - 0"3YRD DUMPSTER.NO ENCLOSUREREQ. PER 38.23.170.33' - 0"CONSTRUCTION WASTE COLLECTION AREACCCCCCCPEDESTRIAN RAMPA40215' - 0"3" THICK CEDAR BEAMS.WIDTHS VARY 6",8", 12"2-1/2" X 3/16" STEEL STRAPFASTENERS 4" O.C.TYPICAL FENCE ELEVATION6' - 2"GRADE LEVEL4"4"2 1/2"18"X12" CONCRETEFOOTING OVERENGINEERED SOIL SEESTRUCTURAL2"9"3"1' - 0"Project number3/18/2016 3:15:39 PMA001SITE.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEW 1/16" = 1'-0"1PLAN - SITESITE PLAN CHECKLIST: GENERAL4. LEGAL DESCRIPTION:NORTHERN PACIFIC ADD, S07, T02 S, R06 E, BLOCK 50, Lot A, COS 469NORTHERN PACIFIC ADD, S07, T02 S, R06 E, BLOCK 50, Lot B, COS 469SITE PLAN CHECKLIST: SITE PLAN GENERAL11. Parcel size(s) in gross acres and square feet. : 38,123 S.F. / .87518 ACRES12. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use.FLOOR AREA:10,100 S.F.FAR:.26213. Location, percentage of parcel(s) and total site, and square footage of the following:a. Existing and proposed buildings and structures.PERCENTAGE OF PARCEL:26%PERCENTAGE OF TOTAL SITE:26%SQUARE FOOTAGE:10,100b. Driveway circulation and parking areas.PERCENTAGE OF PARCEL:52%PERCENTAGE OF TOTAL SITE:52%SQUARE FOOTAGE:18,100c. Landscaped areas.PERCENTAGE OF PARCEL:26%PERCENTAGE OF TOTAL SITE:26%SQUARE FOOTAGE:9,800d. Private open space, provide boundary/ies and dimensions (if residential requirement).N/Ae. City Parks.N/Af. Other public lands (school sites, public access greenway corridors, trail corridors).Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel.N/ABUILDING DESIGN AND SIGNAGE44. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches. Show open stairwaysand other projections from exterior building wall. Building elevations shall include proposed exterior building materials, windows and doorsincluding a color and material palette for all proposed features keyed to the building elevations.45. Provide elevations and details of all ground mounted and rooftop mechanical screening.Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and squarefootage of each. Note – The review of signs in conjunction with this application is only review for sign area compliance with Chapter 38, Article28 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any and all signs, addition design guidelinesapply for signs within zoning Overlay Districts.ARTICLE 25. - PARKINGNONRESIDENTIALThe term "floor area," for the purpose of calculating the number of off-street parking spaces required, shall mean 85percent of the gross floor area, as defined in article 42 of this chapter. However, at the election of the property owner,floor area shall mean the gross floor area, as defined in article 42 of this chapter, minus the following:(1)Window display areas;(2)Storage areas;(3)Areas used for incidental repair of equipment used or sold on the premises;(4)Areas occupied by toilets and restrooms, kitchens or break rooms;(5)Areas occupied by public utility facilities;(6)Areas occupied by dressing rooms, fitting or alteration rooms incidental to the sale of clothing;(7)Areas occupied by stairways and elevators;(8)Corridors connecting rooms or suites of rooms; and(9)Enclosed areas used for parking vehicles.In any parking facility containing 20 or more parking spaces, a maximum of 25 percent of the provided parking spacesmay be reduced in size for small carsThe first ADA accessible parking stall shall meet the standards of section 38.25.040.A.4.a.Backing requirements. All required parking must have adequate back-up maneuverability as specified in Table 38.25.020.When calculation of the required parking results in a fraction of a parking space being required the fractional space is notrequired to be provided.Table 38.25.040-6 presents the most common requirement for accessible spaces.Restaurants, cafes, bars and similar uses: 1 space per 50 square feet of indoor public serving area; plus 1 space per 100square feet of outdoor (patio) areaManufacturing and industrial uses: 1 space per 1,000 square feet of floor area, plus 1 space per 2 employees onmaximum working shiftProperty owners have the option of requesting the reduction of up to ten percent of the required parking spaces fornonresidential uses if:a. In addition to the minimum otherwise required by this chapter, two covered bicycle parking spaces are provided foreach automobile space not provided; andb. For each ten or fraction of ten automobile parking stalls reduced a nonresidential shower, changing area, and fiveclothing lockers are provided on-site.Landscaping in lieu of parking. Except in the B-3 district, property owners have the option of requesting the deletion of upto five required spaces or ten percent of the required parking spaces, whichever is less, if 350 square feet oflandscaping, trees or streetscaping is installed on the property for each space so deleted. This shall not decrease theamount of landscaping that would have been required with full parking, but shall be in addition to such landscaping. Thisoption shall be approved by the ADR staff. These improvements must be placed in the public right-of-way or yards directlyfacing the right-of-way.Required Minimum Number of Accessible Spaces: 1The first accessible parking stall provided, and one in every eight accessible spaces provided thereafter, shall have anaisle eight feet wide (rather than five feet) and shall be signed "van accessible."Bicycle parking required. All site development, exclusive of those qualifying for sketch plan review per article 19 of thischapter, shall provide bicycle parking facilities to accommodate bicycle-riding residents and/or employees and customersof the proposed development. The number of bicycle parking spaces shall be at least ten percent of the number ofautomobile parking stalls required by Tables 24-2 and 24-4 before the use of any special exception or modification butshall in no case be less than two.Sec. 38.24.090. - Access.C. Drive access requirements.2.All drive accesses installed, altered, changed, replaced or extended shall comply with the following requirementsC.Drive accesses for all multiple tenant commercial buildings or complexes/centers, or industrial drive accesses shall beset back a minimum of 20 feet from the adjacent property line unless such drive access is approved as a shared driveaccessPARKING REQUIRED CALCULATIONS:MANUFACTURING PARKING REQUIREMENTSREQUIRED: 1 SPACE/1000 S.F + 1 SPACE / 2 SHIFT WORKERSS.F. MANUFACTURING SPACE PROPOSED = 6,600 x .85 = 5,610SHIFT WORKERS = 3SUB TOTAL MANUFACTURING SPACES = 7RESTAURANT PARKING REQUIRMENTSREQUIRED: 1 SPACE / 50 S.F. OF SEATING AREAS.F. RESTAURANT SEATING AREA PROPOSED: 1090SUB TOTAL RESTAURANT = 20TOTAL PARKING SPACES REQUIRED = 27PARKING SUPPLIED CALCULATIONS:PHYSICAL SPACES SUPPLIED = 29BICYCLE SPACES IN LIEU OF PARKING = 3 (38.25.040.C.6)TOTAL PARKING SPACES SUPPLIED = 32BICYCLE SPACES REQUIRED (38.25.040.A.5)30 PARKING SPACES X .10 = 3 BICYCLE SPACES REQUIREDSec. 38.23.150. - Lighting.38.23.150.B.1With the exception of street lighting, lighting is notrequired. If installed, all lighting shall comply withthe requirements of this section. 3/4" = 1'-0"2FENCE DETAILSLEGAL DESCRIPTION:NORTHERN PACIFIC ADD, S07, T02 S, R06 E, BLOCK 50, Lot A, COS 469NORTHERN PACIFIC ADD, S07, T02 S, R06 E, BLOCK 50, Lot B, COS 469No. Description Date
PRIOR TO BIDDING, THE CONTRACTOR SHALL VISIT THE FACILITY ANDTHOROUGHLY FAMILIARIZE HIMSELF WITH EXISTING CONDITIONS.THE CONTRACTOR SHALL PROVIDE ALL DEMOLITION INCIDENTAL TO ORREQUIRED FOR NEW AND RENOVATION CONSTRUCTION WHETHER OR NOTIT IS SPECIFICALLY NOTED INCLUDING BUT NOT LIMITED TO ALL OTHERWORK THAT MIGHT REASONABLY BE REQUIRED TO BE REMOVED INPREPARATION FOR SPECIFIED FINISHES.DEMOLITION SHALL BE PERFORMED IN A MANNER THAT WILL NOTDAMAGE ANY SERVICES INDICATED TO REMAIN. SERVICES SHALL BEPATCHED IF NECCESSARY TO PROVIDE A SUITABLE SUBSTRATA FOR NEWFINISHES.REMOVE ALL ITEMS SHOWN AS DASHED.THE CONTRACTOR SHALL CONSTRUCT DUST BARRIER PARTITIONS ASREQUIRED TO SEPARATE CONSTRUCTION AREAS FROM OCCUPIED AREAS.EXIT PATHS SHALL BE MAINTAINED CLEAR OF EQUIPMENT, MATERIAL,AND DEBRIS.DEBRIS SHALL BE PROMPTLY REMOVED FROM THE BUILDING AND THESITE AND DISPOSED OF IN A LEGAL MANNER.SURFACES IN THE CONSTRUCTION AREA SHALL BE MAINTAINED IN ABROOM CLEAN CONDITION AT THE END OF EACH WORK DAY.THE CONTRACTOR SHALL MAINTAIN AND ADHERE TO ALL CURRENT LIFESAFETY AND INTERIM LIFE SAFETY RULES AND REGULATIONS THROUGHOUT THE CONSTRUCTION OF THIS PROJECT.THE CONTRACTOR SHALL PATCH AND/OR REPAIR ANY AND ALLSURFACES DAMAGED OR REMOVED DURING DEMOLITION TO MATCHEXISTING SURFACES UNLESS SURFACES ARE TO RECEIVE NEW FINISHESOR UNLESS NOTED OTHERWISE.THE CONTRACTOR SHALL INSPECT EXISTING CONDITION PRIOR TO WORK.PRIOR TO SUBSTANTIAL COMPLETION THE CONTRACTOR WILL REPAIROR CLEAN DAMAGED OR DIRTY SURFACES ADJACENT TO PROJECT WORKAREAS (CAUSED BY CONSTRUCTION ACTIVITIES) TO MATCH ORIGINALCONDITIONS.A.B.C.D.E.F.G.H.I.J.K.xxxxxxxxxx12345678910AC1243B1A3011A3012A3012A301A1024A1023A1021REMOVE EXISTING VESTIBULE AND LOADING DOCKREMOVE PARTITIONSAND FIXTURESREMOVE EXISTING COOLER AND EQUIPMENTREMOVE PARTITIONSREMOVE LAMP POSTREMOVE LAMP POSTREMOVE PARTITIONSAND FIXTURESEXISTING CONTRUCTION TO BE REMOVEDEXISTING CONSTRUCTION TO REMAINProject number3/18/2016 3:15:40 PMA101DEMO PLAN.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEWGENERAL DEMOLITION NOTESDEMOLITION NOTES 1/8" = 1'-0"1PLAN - DEMO 1/4" = 1'-0"DEMOLITION LEGENDNo. Description Date
T.O. S. NORTH0"124T.O.S. SOUTH1' - 4"3LOADING DOCK4' - 4"1A301T.O. CMU SOUTH16' - 0"T.O. PLATE NORTH13' - 8 1/2"RIDGE31' - 11 1/8"T.O. S. NORTH0"124T.O.S. SOUTH1' - 4"3LOADING DOCK4' - 4"1A301T.O. CMU SOUTH16' - 0"T.O. PLATE NORTH13' - 8 1/2"RIDGE31' - 11 1/8"REMOVE AWNINGREMOVE AWNINGACT.O.S. SOUTH1' - 4"LOADING DOCK4' - 4"BT.O. CMU SOUTH16' - 0"T.O. S. NORTH0"ACB2A301T.O. PLATE NORTH13' - 8 1/2"RIDGE31' - 11 1/8"EXISTING CONTRUCTION TO BE REMOVEDEXISTING CONSTRUCTION TO REMAINProject number3/18/2016 3:15:41 PMA102DEMO -ELEVATIONS.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEW 1/8" = 1'-0"1DEMO - ELEVATION - WEST 1/8" = 1'-0"2DEMO - ELEVATION - EAST 1/8" = 1'-0"3DEMO - ELEVATION - SOUTH 1/8" = 1'-0"4DEMO - ELEVATION - NORTHDEMOLITION LEGENDNo. Description Date
.POSMXMXFDFDFDTANKFARMCWHBHBHBHBREF.POSPOSBUSSINGSTATIONBUSSINGSTATIONDN2 62 62 62 6AC1243RAMP 1:12148' - 0"68' - 6"B1A3011A3012A3012A301A1022A1024A1023A1021DN768 SFKITCHEN106173 SFCOOLER10775 SFTOILET10560 SFTOILET104320 SFENTRY101105 SFHALL103762 SFCOOLER1301886 SFCOLD SIDE128272 SFCOOL SHIP124854 SFHOT SIDE127108 SFMILL ROOM125282 SFGRAIN ROOM1261790 SFBARREL ROOM123121 SFMECH129LOCKER X 6A70128' - 0"13' - 5 7/8"20' - 11 1/8"28' - 4 7/8"15' - 0 1/2"55' - 1 1/8"83 SFCHARCUTERIE108AAAACCCAAAAAAAAAD14' - 0 5/8"ADEEFF11' - 8 5/8"OLWX1 LE 13W 40K , 4 FIXTURES20' RADIUS, LESS THAN .2 fc BEYOND THIS DISTANCE.5 fc1 fc2 fcPLAN LEGEND1-HR FIRE RATED PARTITIONEXIT DISCHARGE TO PUBLIC R.O.W.1-HR FIRE RATED PARTITIONTRAVEL DISTANCE TO EXIT DOOR5/8" GYPSUM WALL BOARDBATT INSULATIONCLOSED CELL SPRAY FOAM INSULATIONEXISTING SHEATHING5/8' GYPSUM WALL BOARDEXISTING FRAMINGFRAMING PER STRUCTURALAEXISTING METAL SIDING2X FURRING WALL UP TO 7' HEIGHT(TO CLEAR 8" FOUNDATION BELOW)B5/8" GYPSUM WALL BOARDCLOSED CELL SPRAY FOAM INSULATIONEXISTING CMU WALL, REPAIR CRACKS ASREQUIRED & PAINT EXTERIOR2X FULL-HEIGHT FURRING WALLCSOUND BATT INSULATION PER PLANCOOLER WALL PER KITCHENCONSULTANTEXISTING CMU WALLSHEAR WALL PER STRUCTURALDFRP WALL FINISH PER SCHEDULE1X6 CEDAR3/4" FURRING STRIPSCLOSED CELL SPRAY FOAM INSULATION5/8 GYPSUM WALL BOARD2X FRAMING PER STRUCTURAL5/8" GYPSUM WALL BOARDF1X6 CEDAR2X6 FRAMINGEProject number13/18/2016 3:15:58 PMA104PLAN - OVERALL.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEW 1/8" = 1'-0"1PLAN - OVERALL 1/32" = 1'-0"2PLAN - LIGHTINGNo. Description Date1SITE PLAN REV 13/1/16 1" = 1'-0"WALL TYPES
MXMXFDFDFDTANKFARMMX MXCWHBHBxxx123465AC24A20133B1A3012A3011790 SFBARREL ROOM123108 SFMILL ROOM125282 SFGRAIN ROOM126272 SFCOOL SHIP124???A2011A2012762 SFCOOLER130121 SFMECH129129-1124-1125-1126-1130-1130-2131-1CCCC123-1123-214' - 3 3/4"17' - 1 3/8"22' - 0 5/8"28' - 11 5/8"1' - 4"128-159 SFWC EMPLOYEE1311886 SFCOLD SIDE1286' - 11"5' - 0 3/4"20' - 9 3/4"10' - 1 1/4"14' - 0"37' - 7"4' - 4"4762' - 11 1/2"4759' - 11 1/2"21' - 5 7/8"9' - 5 1/8"126-214' - 11"854 SFHOT SIDE127127-1123-3Project number3/18/2016 3:16:04 PMA105PLAN - BREWING.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEWPLAN NOTES 1/4" = 1'-0"1PLAN - HOT SIDENo. Description Date
POSFDHBHBOVENDWD.RACKPANTRYREF.D.RACKPANTRYPOSPOSBUSSINGSTATIONBUSSINGSTATIONAC12B2A3012A301A8012143A80176582X8 HSS2X8 HSS2X8 HSS2X8 HSS4X8 HSS4X8 HSSA7013A7014173 SFCOOLER10783 SFCHARCUTERIE1081354 SFTASTING ROOM102105 SFHALL10360 SFTOILET10475 SFTOILET105768 SFKITCHEN106320 SFENTRY101104-1105-1105-2101-1107-1108-1106-1A22 SFUTILITY109A7011AAAAGREASE TRAPEXIT DOOREXIT DOOREXIT DOORHAND FRAMED. CONTINUOUS RIGIDINSULATION BTWN FRAMING AND CEDARBOARD INTERIOR. DOOR PER KITCHENCONSULTANT. COOLING PER KITCHENCONSULTANT.A2014A2012A20114X4 HSS@ 4 LOCATIONS0"4758' - 7 1/2"WALK-IN COOLER PER KITCHENCONSULTANT101-2102-1102-2101-3FDDDEDProject number3/18/2016 3:16:05 PMA107PLAN TASTING.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEW 1/4" = 1'-0"1PLAN - TASTINGNo. Description Date
T.O. S. NORTH0"124T.O.S. SOUTH1' - 4"3LOADING DOCK4' - 4"T.O. CMU SOUTH16' - 0"T.O. PLATE NORTH13' - 8 1/2"1412754" 1'-0"6" 1'-0"RIDGE31' - 11 1/8"8103399T.O. S. NORTH0"124T.O.S. SOUTH1' - 4"3LOADING DOCK4' - 4"T.O. CMU SOUTH16' - 0"T.O. PLATE NORTH13' - 8 1/2"123753433331014' - 0"6" 1'-0"4" 1'-0"RIDGE31' - 11 1/8"31' - 10 5/16"26' - 7 5/16"7' - 2"3' - 6"99ACT.O.S. SOUTH1' - 4"LOADING DOCK4' - 4"BT.O. CMU SOUTH16' - 0"144" 1'-0"26' - 7 5/16"3' - 0"T.O. S. NORTH0"ACBT.O. PLATE NORTH13' - 8 1/2"124766" 1'-0"RIDGE31' - 11 1/8"6' - 0"33' - 5 1/8"4' - 0"5' - 7"31' - 11 1/8"8A2015METAL ROOF, GALVANIZED STANDING SEAMMETAL SIDING, , GALVANIZED STANDING SEAMBLACK ALUMINUM STOREFRONT WINDOWSPAINTED CMU, COLOR SW7019 GAUNTLET GRAYBOARD FORMED CONCRETEOPERABLE WINDOW WALLCANOPY, WOOD CLADROOFTOP MECHANICAL SCREEN - 18GA GALVANIZED SHEETMETAL OVER PAINTED 2" TUBE STEEL FRAMEOLWX1 LED 13W 40KROLL-UP DOOR, COLOR SW7019 GAUNTLET GRAY12346758910EXISTING ROOFGALVANIZED 18 GA. SHEET METALSCREEN. PAINT BLACKPERFORATED METAL DECK. PER STRUC.PAINT BLACK (BEYOND)MECHANICAL EQUIPMENTSEE ENLARGED PLAN 6/A2017' - 4 3/8"4' - 5 1/2"STEEL COLUMN. PER STRUCTURALPAINT BLACKPERFORATED METAL DECK. PER STRUC.PAINT BLACKGALVANIZED 18GA. SHEET METALSCREEN30' - 1 1/2"4' - 5 1/2"Project number13/18/2016 3:16:25 PMA201ELEVATIONS.TRUE DRAGON422 NORTH PLUM ST.BOZEMAN, MT 59715SITE PLAN REVIEW 1/8" = 1'-0"1ELEVATION - EAST 1/8" = 1'-0"2ELEVATION - WEST 1/8" = 1'-0"3ELEVATION - SOUTH 1/8" = 1'-0"4ELEVATION - NORTHELEVATION NOTESSec. 38.28.060. - Signs permitted upon the issuance of a sign permit.Zoning District = M1Maximum sq. ft. area = 250 PER LOTAllowed sq. ft. sign area per linear foot of building frontage first 25 feet = 2Allowed sq. ft. sign area per linear foot of building frontage > 25 feet = 1.5WEST SIGNAGE ALLOWABLE SF = (25 X 2) + (123 X 1.5) = 50 + 184.5 = 234.5NORTH SIGNAGE ALLOWABLE SF = (25 X 2) + (43.5 X 1.5) = 50 + 65.25 = 115.25PROPOSED WEST SIGNAGE SF = 3.5 X 31.5 = 110.25PROPOSED NORTH SIGNAGE SF = 3.141 X 6' X 6' = 113TOTAL PROPOSED SF PER LOT = 223.35 1/4" = 1'-0"5MECNANICAL SCREEN 1/4" = 1'-0"6PLAN - ENLARGED - MECH SCREENNo. Description Date1SITE PLAN REV 13/1/16
VICINITY MAP & CONSTRUCTION ACCESSPROJECT LOCATIONLOCATION MAPSCHEDULE OF DRAWINGSSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-1283/18/16TRUE DRAGON BREWERY
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REVISIONB15-128 C1.0COVER SHEET
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1C2.0GENERAL NOTESSANITARY SEWER NOTESWATER NOTESABBREVIATIONSSCALING NOTESHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-1283/18/16TRUE DRAGON BREWERY
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REVISIONB15-128 C2.0NOTES, LEGEND & ABBREVIATIONS
.DWGC2.0MMN1ACHEXISTINGDESCRIPTIONLEGENDNEW
EXISTING BUILDINGEA
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NORTH PLUM AVENUEGRAVEL ALLEYGRAVEL DRIVESHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-1283/18/16TRUE DRAGON BREWERY
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REVISIONB15-128 C3.0EXISTING CONDITIONS & DEMOLITION PLAN
.DWGC3.0MMN1MMN1/ACHACH
CCCCCCCEXISTING BUILDINGEA
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REVISIONB15-128 C4.0SITE PLAN
.DWGC4.0MMN1MMN1/ACHACH
EA
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NORTH PLUM AVENUENEW GRAVELACCESSEXISTING BUILDINGSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-1283/18/16TRUE DRAGON BREWERY
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REVISIONB15-128 C5.0GRADING & DRAINAGE PLAN
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7B15-128 C6.0DETAILS
.DWGC6.0MMN1MMN1ACHCURB AND GUTTER DETAIL 1C6.0PAINT STRIPING 6C6.0POND OUTLET MANHOLE 2C6.0SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-1283/18/16TRUE DRAGON BREWERY
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REVISIONDRAINAGE CHASE 5C6.0SIDEWALK & PARKING SECTION 4C6.0PEDESTRIAN RAMP 3C6.0
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1 03/18/16 CITY COMMENTS LANDSCAPE SHEET MAP LANDSCAPE PERFORMANCE STANDARDSGENERAL NOTESCONTACT INFOPROJECT ADDRESS & LEGAL DESCRPTIONMASTER PLANT SCHEDULE SHEET L1.1 SHEET L1.2PROPERTY OWNERLANDSCAPE PLANSL1.0JCCJCCPLANT SCHEDULENATIVE GRASS PLANTING NOTES
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1 03/18/16 CITY COMMENTS LEGEND 12PLANTING PLAN SHEET L1.1 PLANT SCHEDULEPLANTING PLANL1.1JCCJCC111122222MATCH LINE L1.11
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1 03/18/16 CITY COMMENTSLEGEND 12PLANTING PLAN SHEET L1.2 PLANTING PLANL1.2JCCJCCPLANT SCHEDULEMATCH LINE L1.111
SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-12803/18/16TRUE DRAGON BREWERY
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1 03/18/16 CITY COMMENTS
LANDSCAPE DETAILSL1.3JCCJCCDECIDUOUS TREE1NOT TO SCALESHRUB PLANTING2NOT TO SCALEORNAMENTAL GRASS & PERENNIAL PLANTING3NOT TO SCALEMETAL EDGING DETAIL4NOT TO SCALEBOULDER PLACEMENT5NOT TO SCALECONCRETE UNIT PAVERS 6NOT TO SCALEDETENTION POND SECTION7NOT TO SCALE
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1 03/18/16 CITY COMMENTS IRRIGATION SHEET MAP IRRIGATION SCHEDULE SHEET L2.1 SHEET L2.2IRRIGATION PLANSL2.0JCCJCCPLANT SCHEDULEIRRIGATION NOTESIRRIGATION CALCULATIONS300D51418L5.2IRRIGATION SCHEDULEXDX
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C 5224205156D21L2.43L2.45L2.42L2.4SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-12803/18/16TRUE DRAGON BREWERY
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1 03/18/16 CITY COMMENTSLEGEND 12IRRIGATION PLAN SHEET L2.1 IRRIGATION PLANL2.1JCCJCC111122222MATCH LINE L2.2300D51418L5.2IRRIGATION SCHEDULEXDX112
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C1232012022431L2.42L2.4454D1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-12803/18/16TRUE DRAGON BREWERY
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1 03/18/16 CITY COMMENTS LEGEND 12IRRIGATION PLAN SHEET L2.2 IRRIGATION PLANL2.2JCCJCCMATCH LINE L2.1300D51418L5.2IRRIGATION SCHEDULEXDX112
SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-12803/18/16TRUE DRAGON BREWERY
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1 03/18/16 CITY COMMENTS
IRRIGATION DETAILSL2.3JCCJCC4-INCH POP-UP SPRAYHEAD1NOT TO SCALE6QUICK COUPLING VALVE3NOT TO SCALETRENCH & BEDDINGNOT TO SCALEELECTRIC CONTROL VALVE2NOT TO SCALE1DRIP EMITTER PLACEMENT4NOT TO SCALEDRIP ZONE CONTROL5NOT TO SCALE1
IRRIGATION DETAIL SCHEDULEIRRIGATION GENERAL SPECIFICATIONS