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Home My WebLink About605 E Bryant - NARRATIVE Site Plan Narrative, 10.27.2023 Bryant Commercial Duplex Owner: Danny & Simia Ranieri Address: 605 E Bryant | Bozeman, MT 59715 Legal: Industrial Properties Sub S06, T02, R06 E, Lot 7 Table of Contents 1. Maps and Images 2. Project Summary & Concept 3. Programming and Scope 4. Planning Considerations/Modifications & Concept Responses 5. Departures Requested Front Perspective of Planned Duplex Unit PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 1 Maps and Images Existing Residence and Garage (Street & Front View) Property Vicinity Map PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 2 Zoning Map (M-1 Designation) New Perspective PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 3 Floodplain Map PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 4 Project Summary & Concept Plum Architecture was contracted to design a commercial duplex unit, with accessory use apartments on the upper level, along with landscape and site design for a plot of land in the Industrial Properties Sub of Bozeman, currently owned by 605 Bryant LLC. An existing single family home currently on the site, which is a nonconforming use and will not be impacted for this design beyond site plan and landscaping developments, as well as utility hookups to connect to city water in Bozeman. The idea for this project was to provide work space for the owner, an electrician by trade, to have room to store his equipment and provide an office, while utilizing the lot as well as possible to rent out and increase the aesthetic value of the neighborhood; as such, these plans demonstrates a configuration of 2 adjoining shop units with interior garage space, each with accessory-use apartment above, with designated parking, that will be placed on the lot near the existing structure, as well as a robust landscaping plan and a site designed by civil engineers to allow for a successful flow into the lot, without upsetting traffic patterns or disturbing the nearby Bozeman Creek. Special attention has been paid to the general character of the neighborhood, especially as an existing non-conforming residence is on the lot, and the project is designed to enhance the lot as much as possible without increasing any burden on the subdivision. As future development seems imminent for the area, the owners and architects have worked to create a pleasant building that will encourage further growth and liveliness in this region. At this time, Plum Architecture is seeking a concurrent review of Site Plan and Building Permit review, along with Wetland Review coordination, in order to obtain a permit this fall - in November, if at all possible. If this is achieved, the client/contractor will pursue construction bids over the winter, seeking to break ground in March or April of 2024 (dependent on weather conditions) and hoping to complete construction and attain occupancy in September to November of 2024. PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 5 Program and Scope Existing Residence and Area Calculations: ● Existing Residence: Approximately 950 SF ● Site: 23,212 SF, or approximately .533 acres Building Area Calculations: ● 2 adjoining shop units, each with garage, mechanical room, ¾ bathroom, and office ○ Shop A -1392 SF ○ Shop B - 1300 SF ○ Total - 2692 SF commercial ● 2 apartments, each with bedroom, bathroom, ½ bathroom, kitchen, dining room, and living area, as well as a second-level walk-out rooftop deck ○ Apartment A - 1269 SF ○ Apartment B - 1105 SF ○ Total - 2374 SF residential ● Total building square footage ○ 2692 SF net footprint ○ 5066 SF total new square footage Floor Area Ratio: ● 2,751 SF new duplex ● ~950 SF existing non-conforming residence ● 3701 SF of building footprint on lot ● 3701 SF footprint/23,212 SF lot = .159 or 15.9% FAR ○ 100% coverage allowed for M-1 per Table 38.320.050 Setbacks: Front: 10’ per 38.510.030 - ‘Other’ block frontage Side: 3’ per 38.320.050 - M-1 Rear: 3’ per 38.320.050 - M-1 Building Height: ● 35’ - 1” maximum building height ● Maximum allowed building height for M-1: 50’ - 0” Parking: ● Required Parking: ○ 2+ bedroom dwelling: ■ 2 stalls ○ Multi-household dwellings with one or fewer bedrooms: ■ 1/unit = 2 stalls ○ Warehousing, storage, handling of bulk goods: ■ 1 stall/1000 SF → 1,893.04 SF/1,000 SF/stall = 1.89 stalls → 1 stall ○ Office space: ■ 1 stall/250 SF → 170.71 SF/250 SF/stall = .68 stalls → 0 stalls ○ Total required parking spaces: 5 stalls ● Provided parking: ○ 6 parking stalls provided on-site, one of which is ADA compliant PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 6 Site Plan Review Considerations and Concept Responses Site Plan Considerations/Modifications: Engineering Considerations: Plum would like to pursue several allowances within Bozeman municipal code standards, in order to develop the lot, as it has many difficult design challenges that would be very difficult to work around. The code provisions below lay out how and why Plum is seeking to adjust the code standards to avoid developing Bryant Street and share a drive access rather than abide by typical commercial and residential drive access spacing. ● Per 38.200.010.D & 38.200.010.F, the City Engineer can authorize modifications to planning standards ● Per 38.250.050 - 38.350.080, deviations, departures, and variances are allowed based on use, design, and specific criteria and evidence ● Per 38.250.050.B, the difficulty of this lot permits allowance to standards of development due to the following ○ Floodplain setbacks restricting actual buildable area ○ Limited building allowed or desired in floodways and floodplains ○ Watercourse setbacks restricting access and buildable area ● Specifically, per 38.250.080.C, there is no building permitted in a 100-year floodplain boundary, including a large portion of the site and the public right-of-way south of it ● Additionally, per 38.400.010.A.1, streets must be developed to permit development of adjacent undeveloped areas; however, the adjacent undeveloped area is across Bozeman Creek, creating unnecessary difficulty to connect per 38.250.080.C & 38.400.010.A.1 ○ Considering the adjacent parcel is owned by the City of Bozeman as part of the Story Mill Park Complex (S06 T02S R06E C.O.S. 2865 Parcel 9), this seems to be especially difficult/unlikely to connect and develop ● Further, per 38.400.090.H, drive access can be modified to increase efficiency, especially in light of 38.250.080.C restricting floodplain building ○ An approved and notarized agreement of shared drive access with the neighboring property (517 Bryant Street; Industrial Properties Sub S06 T02S R06E Lot 8, Plat J-42 Northeast Annex) has been provided, and would greatly enhance access without developing a dead-end street into a floodplain area Engineering Code Allowances Requested: Plum seeks the following relaxations in code standards based on the above code provisions: ● Authorization to not develop Bryant Street along the southern lot line, citing excessive difficulty and lack of necessity to complete (above), interference with floodplain boundaries, and dead-end road ● Authorization to access the lot through a shared drive access with the neighboring property (517 Bryant Street; provided in Documents) Concept Review & Site Plan Review Responses: Due to the location, there are several major considerations that were designed for and around, with guidance by Bozeman city Planning, Engineering, and Parks employees, and the Bozeman municipal code. Bozeman Creek: ● Typically, Bozeman code indicates that there are extensive floodplain boundaries and PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 7 watercourse setbacks which would greatly limit the use of this lot ● However, per 38.410.100.A.1.a, because Plat J-42 for this project was issued prior to 2002, the watercourse setback is only 35’ ● To abide by the original plat, we have maintained the 60’ floodplain boundary, placing this project firmly beyond the 35’ watercourse setback Natural Resources (Wetlands): ● Land is classified as possibly being wetlands and abuts Bozeman Creek ● Per 38.220.130, wetland and watercourse delineation reports must be submitted ● Sundog Ecological was brought on as a consultant to evaluate the site ● They found that no wetlands were present on the lot, and thus going through an entire Wetland Review process was not applicable to the actual conditions of the site, providing a letter to that effect ○ Pursuant to this letter, Sundog Ecological observed no evidence of wetlands, and determined that no wetlands or evidence thereof were present. ● Additionally, Allied Engineering provided a watercourse delineation boundary on the revised civil plan ● Furthermore, based on information from the City’s wetlands consultant, Plum has addressed considerations and questions relating to the date of the plat (Plat file in “Documents” folder), planting types (addressed in landscape plans and as a note in the Wetland Responses file in the “Documents” folder), demonstrated the requested OHWM and TOB as requested (in the civil drawings), dealt with stormwater pond considerations per code (as noted in the landscape and civil drawings, as well as in a response in the Wetland Responses file in the “Documents” folder, there will be no fill or other inserted materials as cited by the Consultant subject to 38.410.100.A.1.a(2) that would cause issues), and all lines and setbacks have been accounted for in all civil and landscape/watercourse drawings, as provided (please see civil drawings, landscape and watercourse drawings, and Floodplain Exhibit from “Documents” folder). Open Space Designation: ● Per 38.520.060.B.1, 350 SF of shared open space is required for the dwellings ● As the lot is less than one acre in size, commercial open space requirements do not apply ● Rear yard area directly behind the duplex in a shared patio-like space has been called out, totalling greater than 700 SF (more than double the required space) Engineering Access: ● Per 38.400.090.H, drive access standards can be modified for shared access ● Shared access agreement has been notarized and provided Planning: ● Door entrances provided on south and west frontages of building with walkways, etc., per 38.510.030.G ○ Specifically, southern entrance was purported in Concept Review to be sufficient to meet this, but the design is now providing two (2) sign-marked entrances for Shop A, and one for Shop B, all of which should be visible from the corner of Bryant Street and Gold Avenue ● Front setbacks accounted for with the 10’ required for ‘Other’ block frontage ● Landscape beds sized more appropriately and coordinated with 38.510.030.H.1 ● Street vision triangle coordinated ● Block frontage standards addressed per 38.550.030.G to 38.550.030.H ● Facade transparency addressed per 38.510.030 PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 8 Parking: ● Parking calculations included above, detailed below ○ Per Bozeman, five parking stalls are required (rounding down SF estimates per Planning reviewer Lynn Hyde as understood by City of Bozeman) ○ A total of 6 parking stalls are provided on the lot, with many more available as street parking for the residents or guests ● ADA parking has been provided, with one stall nearest to the commercial duplex ● Non-stacking parking and separate spaces have been allocated Stormwater: ● Design per Allied Engineering ● Wetland and floodplain boundaries, delineations, and stormwater control ● Landscape reflects retention ponds, etc. Utilities: ● Utilities now shown, with water only connection to the duplex in one location ● Electrical coordinated with NWE Site Plan Departures Requested Site Plan Departures: Departures: Per review with City of Bozeman Planning Department, the following departures are requested by Plum Architecture for the betterment of this project: ● Per Bozeman municipal code 38.350.060, we are requesting a departure regarding the allowed materials on building elevations. ○ The cementitious lap siding we are specifying has greater resistance to water damage and a lesser degree of maintenance, with a similar aesthetic appearance to painted wood lap siding. ○ As such, we feel that it meets the intents of the standards and is integrated appropriately along the building, reflecting the existing residential usage of the lot and helping to coordinate the commercial and industrial nature of the area with the residential aspects of the residence and accessory apartments. ● Per Bozeman municipal code 38.410.100.A.1 - 38.410.100.A.2, inclusive of subsections, this project is a pre-2002 plat which is subject to the watercourse setbacks applicable to the code at that time, with subsequent development (i.e. new development on the existing site) to abide by modern (post-2002 plat) standards to the best of our ability. ○ Pursuant to this code provision, a Letter has been included to the Community Development Director (38.410.100.A.2) explaining how the original plat had a floodplain easement of 60’-0”, well beyond the 35’-0” mandated by 38.410.100.A.1 for Bozeman Creek as a pre-2002 plat, and that this easement has been designed around as compliance to the extent that is “reasonably feasible” per 38.410.100.A.2 ○ As such, Plum seeks a departure or relaxation within 38.410.100.A.1 - 2 to abide by the 60’-0” floodplain easement for development as originally designated on the plat, which is the reasonably feasible extent for allowable development on the site as intended when the lot was platted. PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 9 ○ This 60’-0” floodplain easement was set from the eastern property lines of the lot, and is indicated in the drawings; this extent includes the 35’-0” watercourse setback required per 38.410.100.A.1 for a pre-2002 plat, and this is reflected in the drawings provided by Plum Architecture and Allied Engineering; as such, we feel that this building restriction is met to the extents reasonably feasible for the site. ● Per Bozeman municipal code 38.520.040.D.3, a 3’-0” minimum landscaping planter bed must be provided between pathways and adjacent buildings. However, with the limited space available on this site, this standard is not achievable in all areas. ○ Pursuant to this code provision, Plum would like to request a departure for the pathway adjacent the existing residence due to utilization of landscaping, including a trellis for climbing native plants along the largest face of the southern wall of the existing residence (see L1.1 detail 4). ○ Permeable planters at a depth of 3’-0” have been provided adjacent the walking pathways along the western facade of the new construction commercial duplex; these planters are permeable green landscape beds that allow for traffic through the drive and into the garage spaces while serving as a landscape bed. Per Plum’s understanding, this meets the requirements of the Bozeman municipal code, but Plum Architecture would like to request this option as a departure to code standards if it is not otherwise considered adequate per 38.520.040.D.3 PLUM DESIGN LAB | 875 BRIDGER DRIVE UNIT F | 406-624-6786 Pg 10