HomeMy WebLinkAbout605 E Bryant - WATERCOURSE SETBACK LETTER 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
Dear Community Development Director,
Thank you for your time and consideration with this project. Plum Architecture, the
consultant team, and the owners/clients all understand and appreciate the difficulty with
developing the City to the extent it has been, and are grateful for the information and
clarification provided by the City employees to ensure that our project contributes to the
betterment of its location and the City.
We are working to further develop Lot 7 of the Industrial Properties Subdivision, Plat
J-42, located at 605 E Bryant. This is a challenging site, with an existing nonconforming
residence, abutting Bozeman Creek, with limited development in the area. Our hope is to
create a new, neighborhood-appropriate duplex building for commercial warehouse space,
intended for tradesmen, with accessory living space above it.
This neighborhood is somewhat isolated, but seems to be undergoing increased
development, especially with the Story Mill park across the creek from it, and the Cannery
District and Justice Center to the west. This project, then, is an attempt to provide a multi-use
and attractive building to provide further housing in Bozeman, while suiting the industrial/trade
character of the surroundings.
This proposed development is adjacent to Bozeman Creek. Per Section 38.410.100. of
the Bozeman Municipal Code (BMC), watercourse setbacks are applicable to development
adjacent to a watercourse in order to mitigate impacts. The provisions in Sec. 38.410.100.A.1.a.
apply to lots granted preliminary plan or plat approval prior to July 10, 2002. This provision
states that these developments previously granted prior to this date are only required to abide
by a 35'-0” watercourse setback from Bozeman Creek. However, as further development is
occurring on the subject property, the provisions in Sec. 38.410.100.A.2.a. requires us to abide
by the current setbacks in place 'to the extent reasonably feasible' given the existing site
conditions.
This provision denotes that the “final approval body for the proposed development must
determine the extent that is reasonably feasible”. The existing setback per 38.410.100.A.2.c. for
Bozeman Creek is a minimum of 75’-0”. Based on the existing site conditions, plat date, and
floodplain setback as denoted below, we are requesting the determination of the extent
reasonably feasible to honor the 35'-0" watercourse setback as denoted on the plat.
● Plat Date: This lot was platted on December 21, 1977 with existing development, and is
therefore eligible to meet this 35’-0” watercourse setback as denoted in Sec.
38.410.100.A.1.a considering the setbacks based on current surveys by Allied
Engineering and illustrated on our drawings and documents.
● Floodplain Easement: The original plat calls for a 60'-0” floodplain easement from the
eastern lot boundaries, which we have designed around. This easement prohibits any
construction from occurring within this area. Because of the limited scale of the site, this
60'-0” easement is the maximum extent feasible for building on the lot. We believe that,
by utilizing the 60'-0" floodplain easement originally platted for the lot on J-42, we are
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achieving the intention of this division by addressing changing nature of watercourse
areas in Bozeman over time, and try to avoid encroaching upon them to the best of our
ability while balancing development interest and opportunity. Furthermore, this 60’-0”
floodplain easement already includes the extents of the 35’-0” watercourse setback
required by 38.410.100.A.1, and as such addresses the minimum requirements.
● Development Considerations: We have attempted to locate the building as far to the
west of the lot as possible, including the use of a shared drive access to minimize our
impact. Additionally, we have greatly limited all development on the eastern portions of
the lot, with special attention paid to the treatment of stormwater runoff and native
planting, etc. Any attempt to meet the modern setback of 75'-0” would greatly restrict any
building on the site whatsoever, much less anything which will provide access to the
existing residence while adding value to the neighborhood.
At this time, we would like to request your approval for our setback as 'reasonably
feasible' given the existing conditions of the lot, due to the use of existing plat setbacks,
adherence to code guidelines, and our genuine attempts to create an effective building at this
location. We have reviewed this as much as possible with the city Planning Department for
guidance, and have addressed all concerns to the best of our ability.
Please review this project, bearing in mind the many limitations of the site, and please
grant us approval on our building placement and development of the site.
With sincere thanks,
Nick Franz and Plum Architecture
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