HomeMy WebLinkAbout020 Departure Requests811 W Mendenhall
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811 W Mendenhall Apartments| BOZEMAN, MT, 59715
| DEPARTURE REQUESTS 020
VISION TRIANGLE
BMC 38.400.100.E: The review authority may grant a departure from the standards of this section for intersections with
traffic signals, intersections on one-way streets, or intersections on streets classified as an urban route by the Montana
Department of Transportation. Departure criteria are: a revision can be accomplished without jeopardizing the public’s
health, safety and welfare, the intent of this chapter, or the intent of the city’s growth policy.
1. The proposed project is requesting a departure to the requirements of BMC 38.400.100 Street Vision Triangle, to
allow for encroachment of the building into the arterial street vision triangle located at the corner of N 8th Avenue and
W Mendenhall Street. W Mendenhall Street is a west-bound, one-way street, allowing for a departure consideration.
2. TD&H Engineering has provided a memorandum pertaining to the viability and reasonableness of this departure
request, please see the follow pages.
LIGHT & AIR SETBACK AT CITY RIGHT-OF-WAY
BMC TABLE 38.520.030.C “RELATIONSHIP TO ADJACENT PROPERTIES”
1. The proposed project requests a departure for the “light and air” setback, per BMC Section 380.520.030.C. Please
see the following pages for graphic representation of this unique site context. The code verbiage does not make
reference to the light and air setbacks where the side or rear property line is adjacent to a City Right-of-Way.
2. This departure would apply for a singular dwelling within the proposed 95-unit development. Please note further
rationales for the acceptability of this design on the following pages.
MINIMUM SETBACK REDUCTION
BMC TABLE 38.320.070 “DEPARTURES FOR HOUSING CREATION”
1. The proposed project requests a departure from the minimum setback requirements as required by section 38.320.
This departure would utilize a 10% reduction of the 20’-0” rear setback, allowing for a 18’-0” minimum setback.
2. Criteria.Section 38.320.070.C. Criteria 1 & 2 are required, and at least one of criteria 3-5. The following pages will
describe how:
1.The departure will result in at least one more home than would otherwise be possible; and
2.The purpose of the standard can still be accomplished if the departure is granted; and
5.The departure is applicable to an infill site.
DEPARTURE REQUESTS
811 W Mendenhall
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811 W Mendenhall Apartments| BOZEMAN, MT, 59715
| DEPARTURE REQUEST: VISION TRIANGLE 020
MONTANA | WASHINGTON | IDAHO | NORTH DAKOTA | PENNSYLVANIA
406.586.0277
tdhengineering.com
234 East Babcock Street
Suite 3
Bozeman, MT 59715
MEMORANDUM
Date:July 27, 2023 TDH Job No.:B23-026
To:Simon Lindley - City of Bozeman Engineering Department
From:Cody Croskey, PE
Subject:811 West Mendenhall Apartments
Vision Triangle Departure Request
The purpose of this memo is to request a departure to allow a new residential building to
encroach on the Street Vision Triangle at the NW corner of the West Mendenhall Street and
N. 8th Avenue intersection. This request is being made pursuant to BMC 38.250.060 and
38.400.100.E and will demonstrate how the proposed departure can be accomplished
without jeopardizing the public’s health, safety, and welfare while still meeting the intent of
the standard and City’s growth policy.
The proposed building will be located at the NW corner of W. Mendenhall Street and N. 8
th
Avenue with storefront block frontages adjacent to the street corner to satisfy the B-2M
zoning district form & intensity standards which are in-line with the City’s growth policy. As
proposed, the corner of the building will encroach into the intersection Street Vision
Triangle as described in BMC 38.400.100.
A desired departure from the Street Vision Triangle standard was identified during the pre-
application meeting with City staff on June 22, 2023. The primary justification for the
departure request in accordance with BMC 38.400.100.E is as follows:
i. W. Mendenhall is an MDT urban route and a one-way street with traffic only
approaching from the east.
ii. N. 8
th Avenue is stop-controlled on both approaches to W. Mendenhall Street.
iii. The storefront sidewalk width will be adequate to allow sighting of pedestrian
traffic by motor vehicles.
iv. A curb bulb will be installed at the corner of W. Mendenhall Street and N. 8
th
Avenue to enhance pedestrian visibility and safety around the area of
encroachment.
The following sight distance analysis is provided in accordance with MDT and AASHTO
design standards to demonstrate how the proposed street vision triangle encroachment can
exist without impeding or obstructing the view of the traveling public at this intersection.
811 W Mendenhall
SPR SUBMITTAL
811 W Mendenhall Apartments| BOZEMAN, MT, 59715
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| DEPARTURE REQUEST: LIGHT & AIR SETBACK 020
DWELLING
ABOVE
LIGHT & AIR SETBACK FROM CITY RIGHT-OF-WAY
Per BMC 38.520.030.C, a dwelling must be set back from side and rear property lines a minimum of 15’-0” where the dwelling’s only solar access is along the
applicable side of the building. We request a determination for this unique site condition wherein the “applicable side of the building” is located along a City of
Bozeman Right-of-Way: a 20’-0” wide alley.
As described by the plan views above, there is a singular dwelling within this proposed 95-unit development whose only solar access is facing a side setback and
is less than 15’-0” from the applicable property line. Our current design relies upon the B2-M zoning alley setback of 5’-0”, but adds an additional 5’-0” for this
dwelling to further disconnect from the ROW. There are multiple rationales for approval of this condition:
1. BMC 38.520.030.C makes no mention of side or rear setbacks that are located along a City Right-of-Way. We feel that an administrative determination for this
undescribed condition is more applicable than a full departure request.
2. Code verbiage pertaining to acceptable departures “based on unique site context” is indicated in this section of the code.
3. Based on the unique site context, there will be no compatability issues in the short or long term. The City Right-of-Way provides a current and future
unobstructable light and air setback for the subject dwelling. Even in the unlikely event of the alley being absorbed by the adjacent properties, it would follow that
the new property line would be located at the center of the old Right-of-Way. This would result in a 20’-0” setback for the subject dwelling.
4. The current and foreseeable future site context provides the subject dwelling unit with a minimum of a 35’-0” setback from future development.
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811 W Mendenhall
SPR SUBMITTAL
811 W Mendenhall Apartments| BOZEMAN, MT, 59715
| DEPARTURE REQUEST: MINIMUM SETBACK 020
MINIMUM SETBACK REQUIREMENTS - 10% REDUCTION
Per BMC Table 38.320.030.C, a rear setbacks within R-5 zoning must be a minimum of 20’-0”.
Per BMC Table 38.320.070, this minimum rear setback may be reduced by up to 10% via a departure request. Narratives and justifications are provided for each
met criteria:
1.The departure will result in at least one more home than would otherwise be possible.
As shown in the graphic plans above, there are set dimensions of developable property on the site. Landscape requirements as well as standard property setbacks
establish this project’s feasible building envelope extents. Adherence to the standard 20’-0” rear setback at the R-5 zoning is possible from a dwelling unit
design, as the units within this zoning could be reduced in square footage and still meet market standards. However, the parking garage below these units has
been optimized in parking space layout, drive aisle width requirements, and parking space quantity. If the 20’-0” setback were to remain, the feasible parking
garage width at this end of the building would be restricted to a dimension that does not allow for the currently designed parking spaces. Indicated on the graphic
plan above, two parking spaces would need to be removed. These parking spaces translate into a design capacity for two dwelling units; to lose parking spaces
would be to lose the dwelling units. Our attempts through the design process to better optimize the parking garage design have led us to submitted solution,
wherein a departure request is needed.
Narratives and justifications for criteria 2 and 5 are on the following page.
REQ’D LANDSCAPE SETBACK
OPTIMIZED AISLE & PARKING LAYOUT
2 SPACES LOST IF 20’-0”
REAR SETBACK
811 W Mendenhall
SPR SUBMITTAL
811 W Mendenhall Apartments| BOZEMAN, MT, 59715
| DEPARTURE REQUEST: MINIMUM SETBACK 020
MINIMUM SETBACK REQUIREMENTS - 10% REDUCTION
Per BMC Table 38.320.030.C, a rear setbacks within R-5 zoning must be a minimum of 20’-0”.
Per BMC Table 38.320.070, this minimum rear setback may be reduced by up to 10% via a departure request. Narratives are provided for each met criteria:
2.The purpose of the standard can still be accomplished if the departure is granted.
We understand that rear setbacks within R-5 zoning serve three purposes: reduction of site density, safe vehicle operation, and providing adequate space for
parked vehicles - the latter being functionally similar to Table 38.320.030.C note 8, where vehicle entrances oriented to the street must be set back 20’-0”
minimum from the property line. These purposes may still be accomplished if the departure is granted:
The new rear setback of 18’-0” does not allow for a significant feasible increase in site density. The unique site context also ensures the 20’-0” wide alley right-
of-way will provide more than adequate separation between the proposed project and existing or future developments.
Safe vehicle operation is maintained - please note the large SUV vehicle turning radius graphic overlay above to see how the 10% setback reduction does not
adversely affect potential vehicle traffic. Turning radius sourced via the American Association of State Highway and Transportation Officials (AASHTO), utilizing a
standard 19’ long passenger vehicle.
Due to this being a proposed multi-family development, this project does not have a typical R-5 rear alley garage condition that one may expect with a single-
family dwelling or townhome development. Vehicle parking is not feasible at this rear setback condition due to the necessity of perpetual parking ingress and
egress; therefore the new rear setback of 18’-0” does not cause potential parked vehicles to impede upon the City right-of-way, as there will be none.
811 W Mendenhall
SPR SUBMITTAL
811 W Mendenhall Apartments| BOZEMAN, MT, 59715
| DEPARTURE REQUEST: MINIMUM SETBACK 020
MINIMUM SETBACK REQUIREMENTS - 10% REDUCTION
Per BMC Table 38.320.030.C, a rear setbacks within R-5 zoning must be a minimum of 20’-0”.
Per BMC Table 38.320.070, this minimum rear setback may be reduced by up to 10% via a departure request. Narratives are provided for each met criteria:
5.The departure is applicable to an infill site.
The existing photos above show the project site’s current state. This location is a mix of abandoned existing development, vacant lots, and a poorly maintained
single family dwelling used as a rental. This site aligns with the BMC definition of infill, with the under utilization of this location being evident.