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Home My WebLink About10-23-17 City Commission Packet Materials - A5. Locke Zone Map AmendmentPage 1 of 18 17-182, Staff Report for the Locke Zone Map Amendment Public Hearing Date: Zoning Commission public hearing was on Tuesday, October 3, 2017 City Commission public hearing Monday, October 23, 2017 Project Description: Locke zone map amendment requesting amendment of the City Zoning Map for five existing lots consisting of 1.83 acres from R-S Residential Suburban to R-1 Residential Single-Household Low Density. Project Location: The subject properties are generally located northwest of the intersection of East Kagy Boulevard and Sourdough Road., and addressed as 2111-2119 Sourdough Road Bozeman, MT 59715. The existing lots can be described as Lots 4 – 8 of the Lewis Subdivision, Plat F-4, located in the SE ¼ of Section 18, Township 2 South, Range 6 East, P.M.M in the City of Bozeman. Recommendation: Approval City Commission Recommended Motion: Having reviewed and considered the staff report, application materials, public comment, all information presented, and recommendation of the Zoning Commission at the public hearing on October 3, 2017, I hereby adopt the findings presented in the staff report for application 17-182 and move to approve the Locke zone map amendment, with contingencies required to complete the application processing. Report Date: October 10, 2017 Staff Contact: Chris Saunders; Community Development Manager Agenda Item Type: Action - Legislative EXECUTIVE SUMMARY Unresolved Issues None identified at this time. Project Summary The applicant, William W. Locke, requests rezoning of five existing lots totaling approximately 1.83 gross acres from R-S Residential Suburban to R-1 Residential Single- Household Low Density. There are two existing structures located on the subject properties, one on lot 5 and the other straddles lots 6 and 7, though is located primarily on lot 7. The remaining two lots (4 and 8) are undeveloped. The subject properties are surrounded by low density single-family residential development and open space. The future land use map in 223 Staff Report for 17-182 Locke Zone Map Amendment Page 2 of 18 the Bozeman Community Plan designates the properties as suburban residential, which the R-1 district serves to implement – see Table C-16 in Appendix C. The subject properties are owned by the applicant and two other owners. The required percentage of landowners (51%), stipulated in Article 38.37 paragraph 38.37.010.D, have signed the application to request the amendment to the subject properties. The Zoning Commission held a public hearing and considered this zone map amendment at its October 3, 2017 meeting. No public comment was received. The Zoning Commission passed a motion recommending this zone map amendment for approval by the City Commission on a unanimous, 3-0, vote. Zoning Commission The Zoning Commission held their public hearing on October 3rd. No public comment was received. They recommended approval of the application. The video of the meeting is available at https://www.bozeman.net/services/city-tv-and-streaming-audio. Alternatives 1. Approve the application with contingencies as presented; 2. Deny the application based on findings of non-compliance with the applicable criteria contained within the staff report; or 3. Open and continue the public hearing, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Zoning Commission ............................................................................................................ 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 6 SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 7 SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ............. 7 Section 76-2-304, MCA (Zoning) Criteria ......................................................................... 8 224 Staff Report for 17-182 Locke Zone Map Amendment Page 3 of 18 PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 11 APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 11 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 12 APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 13 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 17 FISCAL EFFECTS ................................................................................................................. 17 ATTACHMENTS ................................................................................................................... 17 225 Staff Report for 17-182 Locke Zone Map Amendment Page 4 of 18 SECTION 1 - MAP SERIES 226 Staff Report for 17-182 Locke Zone Map Amendment Page 5 of 18 227 Staff Report for 17-182 Locke Zone Map Amendment Page 6 of 18 Project site looking south west. Looking north west from the intersection of Kagy Blvd and Sourdough Rd. Looking north east from the intersection of Sourdough Rd. and Kagy Blvd. SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT Please note that these contingencies are necessary for the City to complete the process of the proposed amendment. Recommended Contingencies of Approval: Photos of area proposed for zone map amendment 228 Staff Report for 17-182 Locke Zone Map Amendment Page 7 of 18 1. That all documents and exhibits necessary to establish an initial municipal zoning designation shall be identified as the “Locke Zone Map Amendment.” 2. That the applicant must submit a zone amendment map, titled “Locke Zone Map Amendment”, on a 24” by 36” mylar, an 8 ½” by 11” or 8 ½” by 14” paper exhibit, and a digital copy of the area to be zoned, acceptable to the Director of Public Works, which will be utilized in the preparation of the Ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property including adjacent rights-of-way, and total acreage of the property. 3. The Ordinance for the zone map amendment shall not be drafted until the applicant provides an editable metes and bounds legal description prepared by a licensed Montana surveyor. SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for a zone map amendment, the Staff recommends approval as submitted. The Development Review Committee (DRC) considered the amendment on September 13, 2017. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Zoning Commission held a public hearing on this zone map amendment on October 3, 2017 and forwarded a recommendation of approval to the City Commission. The City Commission will hold a public hearing on the zone map amendment on October 23, 2017. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following criteria (letters A-K). As an amendment is a legislative action, the Commission has broad latitude to determine a policy direction. The burden of proof that the application should be approved lies with the applicant. In considering the criteria the analysis must show that the amendment accomplishes criteria A-D. Criteria E-K must be considered and may be found to be affirmative, neutral, or negative. A favorable decision on the proposed application must find that the application meets all of criteria A-D and that the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. 229 Staff Report for 17-182 Locke Zone Map Amendment Page 8 of 18 Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Yes. The future land use map in the Bozeman Community Plan (growth policy) designates the subject properties as suburban residential, which is fitting given the definition of suburban residential (See Appendix C) and the current development pattern. As Table C-16 from the growth policy shows (see Appendix C) the R-1 zoning district is a proper implementing district for the suburban residential designation. Additionally, the proposed zone map amendment advances multiple objectives of the growth policy: Land Use Objective 1.1: “The land use map and attendant policies shall be the official guide for the development of the City and shall be implemented through zoning regulations, capital improvements, subdivision regulations, coordination with other governmental entities, and other implementation strategies.” Land Use Objective 1.4: “Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design.” Community Quality Objective 1.3: “Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area.” Housing Objective 1.1 “Encourage and support the creation of a broad range of housing types in proximity to services and transportation options.” No conflicts with the Growth Policy have been identified. B. Secure safety from fire and other dangers. Yes. The subject properties are currently served by emergency services, including City police and fire. An amendment from R-S to R-1 is not likely to adversely impact safety from fire and other dangers. C. Promote public health, public safety, and general welfare. Yes. The proposed amendment will promote general welfare by implementing the future land use map in the Bozeman Community Plan. Public health and safety will be neutrally affected, as the proposed amendment will not put undue burden on municipal services, emergency response capability, or similar existing requirements. D. Facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements. Yes. City water and waste water services are available to the proposed properties, though the City water line along Sourdough Road stops short of Lot 4 and would need to be 230 Staff Report for 17-182 Locke Zone Map Amendment Page 9 of 18 extended if development were to occur. The properties are accessed from Sourdough Road and the Bozeman Trail is located across Sourdough Road from the properties. Public transportation access is available at a bus stop directly south of the properties at the intersection of Sourdough Road and Kagy Boulevard. Any increased demand placed on City services as a result of development on the undeveloped lots is likely to be minimal. However, future review of development will provide site specific evaluations of infrastructure needs. If needed, additional improvements will be required to resolve deficiencies. Examples of such requirements include extending City water north to service Lot 4. Needed improvements can be addressed during the plan review process. The review procedures and standards adopted by the City ensure this criterion is met. E. Reasonable provision of adequate light and air. Yes. The subject properties are surrounded by low-density single-family housing and open space, which currently provides for adequate light and air. Development of the undeveloped parcels will not significantly alter this development pattern, nor will it reduce the provision of adequate light and air. Furthermore, Bozeman’s Unified Development Code includes standards intended for providing adequate light and air including standards for building height and required yard space. These standards will help ensure the provision of adequate light and air. F. The effect on motorized and non-motorized transportation systems. Neutral. The subject properties are adjacent to Sourdough Road (collector), which intersects Kagy Boulevard (principal arterial) directly to the south of the subject properties – Lot 8 sits at the intersection of Sourdough Rd. and Kagy Blvd. The intersection of Sourdough Rd. and Kagy Blvd. is unsignalized and had a level of service F as of 2015. A change to R-1 could result in development of the two undeveloped lots, which would likely result in an increase in the number of vehicle trips on Sourdough Rd and Kagy Blvd. However, the increase in vehicle trips will likely be minimal and will not likely have a significant detrimental impact on traffic flows. To the east of the subject properties, across Sourdough Rd. is the Bozeman Trail, which provides non-motorized access to the City’s network of trails and sidewalks. The proposed amendment is not anticipated to impact the City’s non-motorized transportation system. G. Promotion of compatible urban growth. Yes. The Growth Policy supports infill development on underutilized properties. The change from R-S to R-1 on the subject properties will enable the currently two undeveloped lots to be developed in a manner consistent with surrounding development patterns. In addition, the properties are bordered by existing R-1 designations to the east and west, making this amendment compatible with surrounding zoning designations. 231 Staff Report for 17-182 Locke Zone Map Amendment Page 10 of 18 H. Character of the district. Yes. The authorized uses in the R-1 district match those on the currently developed lots in question. The intent of the of the R-1 district is to “provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.” A change to R-1 would enable the two undeveloped properties to be developed in a manner consistent with the R-1 district. As noted previously the subject properties are bordered by R-1 designations to the west and east. The R-1 area west of the subject properties is undeveloped while the area to the east is developed with low-density single-family residential housing, similar to what exists on the lots in question. I. Peculiar suitability for particular uses. Yes. Authorized uses in the R-S and R-1 district are very similar. The primary differences lie in that agricultural uses are permitted or conditional uses in the R-S district and are not permitted in the R-1 district AND cottage housing is not permitted in the R-S district but is permitted in the R-1 district. See Appendix C for a list of authorized uses in the R-S and R-1 districts. As mentioned previously, the subject properties are bordered by R-1 zoning designations to the west and east. Additionally, the future land use map in the Bozeman Community Plan designates the subject properties as suburban residential, which the R-1 zoning district is a proper implementing district for – see Table C-16 in Appendix C. A change to R-1 would conform to adjacent zoning, implement the Bozeman Community Plan, and provide for further development of single-family residential land uses which is suitable for the area as that is the current development pattern. J. Conserving the value of buildings. Yes. The two undeveloped lots are currently considered non-conforming per Article 38.08 paragraph 38.08.040.C as they are all less than one-acre in size – see Appendix A for further discussion. A change to R-1 would remove the non-conformity and allow these undeveloped lots to be developed without having to go through a variance or conditional use permit process. As mentioned previously, authorized uses in the R-S and R-1 districts are similar and the number of properties impacted by the amendment is small. As a result, the proposed amendment is not likely to negatively impact the value of existing buildings. K. Encourage the most appropriate use of land throughout the jurisdictional area. Yes. The proposed amendment would allow the properties in question to be developed in a manner consistent with surrounding development patterns – single-family residential. The growth policy supports development on underutilized parcels and the proposed amendment would provide for that on the two undeveloped parcels. 232 Staff Report for 17-182 Locke Zone Map Amendment Page 11 of 18 PROTEST NOTICE FOR ZONING AMENDMENTS IN THE CASE OF WRITTEN PROTEST AGAINST SUCH CHANGES SIGNED BY THE OWNERS OF 25% OR MORE OF THE AREA OF THE LOTS WITHIN THE AMENDMENT AREA OR THOSE LOTS OR UNITS WITHIN 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, THE AMENDMENT SHALL NOT BECOME EFFECTIVE EXCEPT BY THE FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING MEMBERS OF THE CITY COMMISSION. The City will accept written protests from property owners against the proposal described in this report until the close of the public hearing before the City Commission. Pursuant to 76-2-305, MCA, a protest may only be submitted by the owner(s) of real property within the area affected by the proposal or by owner(s) of real property that lie within 150 feet of an area affected by the proposal. The protest must be in writing and must be signed by all owners of the real property. In addition, a sufficient protest must: (i) contain a description of the action protested sufficient to identify the action against which the protest is lodged; and (ii) contain a statement of the protestor's qualifications (including listing all owners of the property and the physical address and legal description of the property), to protest the action against which the protest is lodged, including ownership of property affected by the action. Signers are encouraged to print their names after their signatures. A person may in writing withdraw a previously filed protest at any time prior to final action by the City Commission. Protests must be delivered to the Bozeman City Clerk, 121 North Rouse Ave., PO Box 1230, Bozeman, MT 59771-1230. APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND The proposed zone map amendment is for five existing lots encompassing approximately 1.83 acres (gross) / 79,705 square feet. The subject properties are bordered by low density single-family residential development to the east. To the west are undeveloped lots as well as Bozeman Creek and its associated floodplain. No portion of the properties lie within the floodplain of Bozeman Creek. The properties are located outside of identified wetland areas though riparian areas, identified by the Gallatin Local Water Quality District, are located on the subject properties. Surrounding zoning designations include R-1 Residential Single- Household Low Density to the west and east and R-S Residential Suburban to the south in the right-of-way of Kagy Boulevard. The areas north and northwest of the subject properties are located outside the City of Bozeman in Gallatin County and have a county zoning designation of R-S Residential Suburban. There are two existing structures located on the subject properties, one on lot 5 and the other straddles lots 6 and 7, though is located primarily on lot 7. Both existing structures are non-conforming with regard to the required minimum front yard of 35 feet for the R-S district. With a change to R-1, the structure 233 Staff Report for 17-182 Locke Zone Map Amendment Page 12 of 18 straddling lots 6 and 7 will remain non-conforming with regard to the required minimum front yard, while it is also likely the structure on lot 5 will also remain non-conforming. Article 38.08 paragraph 38.08.040.C states “existing lots in the R-S district not utilizing a community water and/or sewer system shall be considered nonconforming lots if less than one acre in area and/or 100 feet in width and subject to article 35 (appeals, deviations and variance procedures) of this chapter. Existing lots in the R-S district utilizing a community water and/or sewer system shall be considered nonconforming lots if less than one-half acre in area and/or 100 feet in width and subject to article 32 (nonconforming situations) of this chapter.” As all lots are less than one-acre, a change from R-S to R-1 would remove the non-conformity with regard to lot area and width. Access to the properties is from Sourdough Road. In terms of non-motorized access, the Bozeman Trail is located across Sourdough Road from the properties, which provides pedestrian and bicycle access to Burke Park and additional trails connecting to other areas in the City. Directly south of the properties, at the intersection of Sourdough Road and Kagy Boulevard, is a bus stop for the Orange Line (operated by Streamline) which provides access to Montana State University as well as the Downtown Transfer Center. APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was sent via US 1st Class mail on Thursday, September 14, 2017 to all owners of property located inside the proposed change and within 200 feet of the perimeter of the change. The project site was posted on Friday, September 15, 2017. Notice was published in the Legal Ads section of the Bozeman Daily Chronicle on September 17, 2017 and October 1, 2017. No public comment has been received as of the writing of this report. 234 Staff Report for 17-182 Locke Zone Map Amendment Page 13 of 18 APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING Adopted Growth Policy Designation: The property is designated as suburban residential in the Bozeman Community Plan future land use map – see description below. “Suburban Residential. This category indicates locations generally outside of City limits, but within the planning area, where a land development pattern has already been set by rural subdivisions. Subdivisions in this area are generally characterized by lots two acres in size or less. It is probable that portions of this area may be proposed for annexation within the next twenty years. The area is able to be served with municipal water and sewer services with appropriate extensions of main lines. Any further development within this area should be clustered to preserve functional open space. Individual septic and well services are discouraged. If development is proposed within reasonable access distances to waste water and water services, annexation to the City should be completed prior to development.” As Table C-16 from the growth policy shows, the proposed zoning of R-1 is an implementing district for the future land use designation of suburban residential. 235 Staff Report for 17-182 Locke Zone Map Amendment Page 14 of 18 Proposed Zoning Designation and Land Uses: The applicant has requested zoning of R-1 (Residential Single-Household Low Density District). The intent of the R-1 District is: “…to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.” Table 38.08.020 establishes the uses that are allowed in the R-S and R-1 zoning districts. Table of Residential Uses Authorized Uses R-S R-1 Accessory dwelling units 8,9 C C Agricultural uses on 2.5 acres or more 2 P — Agricultural uses on less than 2.5 acres 2 C — Apartments/apartment building, as defined in article 42 of this chapter — — Bed and breakfast C C Commercial stable C — Community centers C C Community residential facilities with eight or fewer residents P P Community residential facilities serving nine or more residents — — Cooperative housing C C Cottage Housing — P Day care centers C C Essential services Type I A A Essential services Type II P P Essential services Type III C 10 C 10 236 Staff Report for 17-182 Locke Zone Map Amendment Page 15 of 18 Table of Residential Uses Authorized Uses R-S R-1 Extended stay lodgings C C Family day care home P P Fences A A Fraternity and sorority houses — — Golf courses C C Greenhouses A A Group day care home P P Group living P P Guesthouses A A Home-based businesses 5 A/C A/C Lodging houses — — Offices — — Other buildings and structures typically accessory to authorized uses A A Private garages A A Private or jointly owned recreational facilities A A Private stormwater control facilities A A Private vehicle and boat storage A A Public and private parks P P Manufactured homes on permanent foundations 1 P P Manufactured home communities — — 237 Staff Report for 17-182 Locke Zone Map Amendment Page 16 of 18 Table of Residential Uses Authorized Uses R-S R-1 Medical offices, clinics, and centers — — Recreational vehicle parks C — Restaurant — — Retail — — Signs, subject to article 28 of this chapter A A Single-household dwelling P P Temporary buildings and yards incidental to construction work A A Temporary sales and office buildings A A Three- or four-household dwelling — — Two-household dwelling — — Townhouses (two attached units) P7 P7 Townhouses (five attached units or less) — — Townhouses (more than five attached units) — — Tool sheds for storage of domestic supplies A A Uses approved as part of a PUD per article 20 of this chapter C C Veterinary uses C — Notes: 1 Manufactured homes are subject to the standards of section 38.22.130. 2 Agricultural uses include barns and animal shelters, and the keeping of animals and fowl, together with their dependent young, as hereinafter set forth per 2.5 acres: one horse or one cow; two sheep or two goats; ten rabbits; 36 fowl (chickens, pheasants, pigeons, etc.) or six larger fowl (ducks, geese, turkeys, etc.). For larger parcels the review authority may determine that a larger number of livestock is consistent with the requirements of this section. 3 Only when in conjunction with dwellings. 238 Staff Report for 17-182 Locke Zone Map Amendment Page 17 of 18 4 Storage for more than three recreational vehicles or boats. 5 Home-based businesses are subject to the terms and thresholds of section 38.22.110. 6 In the R-3 district, townhouse groups shall not exceed 120 feet in total width. 7 In the R-S, R-1, and RMH district townhomes are only allowed when utilized to satisfy the requirements of chapter 38, article 43, Affordable Housing. May only be utilized in developments subject to chapter 38, article 43. 8 Not permitted on reduced size lots for work force housing as described in chapter 38, article 43. 9 Accessory dwelling units in the RS and R1 districts shall be permitted to be placed above garages only in subdivisions receiving preliminary plat approval after January 1, 1997. 10 Only allowed when service may not be provided from an alternative site or a less intensive installation or set of installations. 11 Subject uses are limited to 2,500 sf of gross floor area and only allowed on street corner sites within a mixed-use building featuring residential units next to and/or above subject uses. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owners: William W. Locke 2119 Sourdough Rd. Bozeman MT 59715 Katie Distin 822 S Black Ave. Bozeman MT 59715 Travis P Smith 822 S Black Ave. Bozeman MT 59715 Applicant: William W. Locke, 2119 Sourdough Rd., Bozeman, MT 59715 Representative: Ryan Hudock, 1091 Stoneridge Dr., Bozeman, MT 59718 Report By: Chris Saunders, Community Development Manager FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this zone map amendment. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 239 Staff Report for 17-182 Locke Zone Map Amendment Page 18 of 18 Application Materials: Locke zone map amendment map Locke development review and zone map amendment applications, including an adjoining property owners list and project narrative 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 1 Lots 4 - 8, Lewis Subdivision Zone Map Amendment Project Narrative A. Is the new zoning designation in accordance with the growth policy? How? Yes. According to the Bozeman Community Plan (June 1, 2009) on Figure 3-1- Future Land Use Map, the subject property is designated “Suburban Residential”. The property was originally annexed to the City of Bozeman in 1995 by Resolution No. 3061, recorded on Film 156, Page 4867, and given an initial Zoning designation of R-S. It is currently surrounded by a combination of City of Bozeman land and County land zoned R-S. The R-1 Zoning being requested matches the zoning of the other adjacent annexed property, and will give the property owners more flexibility on developing the remaining lots. City sewer and water is available for the undeveloped lots. B. Will the new zoning secure safety from fire and other dangers? How? Yes. The 2 residences that are existing on the property currently receive fire protection from the City of Bozeman Fire Department. This will not change with the new zoning. C. Will the new zoning promote public health, public safety and general welfare? How? Yes, the new zoning will allow the property to be developed more effectively and efficiently, providing for more infill development which is desirable to reduce sprawl. D. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? How? Yes. The property is currently served by city services and Bozeman Public Schools. The new zoning will have no effect on the services mentioned. E. Will the new zoning provide reasonable provision of adequate light and air? How? Yes, the proposed zoning will allow development at a similar density to the adjacent parcels. This will ensure adequate light and air for the current residents. F. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? No, the new zoning will have no effect on traffic since no additional lots are proposed, and connection to the City’s water and sewer mains is already available in Sourdough Road. G. Does the new zoning promote compatible urban growth? How? Yes. The subject property is currently surrounded by mostly city land and some County land. It is only of matter of time and money before all the remaining County parcels are annexed into the City. All the adjacent City property is Zoned R-1, which will promote compatible urban growth within Bozeman. 255 2 H. Does the new zoning promote the character of the district? How? Yes. The new zoning aligns with existing zoning in the area. The site is bordered by existing R-1 zoning to the west and to the east, with a portion of the west boundary and north boundary being bordered by County land which is Zoned R-S. Since the subject property has been annexed for over 20 years, and the adjacent city land is all Zoned R-1, it just follows that this property should also be Zoned R-1. By zoning this parcel R-1, the character of this district is maintained. I. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes. The R-1 zoning of this property is suitable for its future potential use as infill residential development, with easy access to Kagy Boulevard just south of the property, and easy access to Parks and the Downtown area north on Sourdough Road/Church Avenue. J. Was the new zoning adopted with a view to conserving the values of buildings? How? Yes. The surrounding area is all designated for residential use and this is the most compatible zoning classification for the property. This in turn will conserve the value of buildings in the area. K. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? Yes. The new zoning matches the existing zoning of the annexed property in the area. It is assumed that the existing zoning of adjoining city property was thought out in accordance with the growth policy and is the most appropriate use of the land in this area. Along with providing for infill, this makes the proposed zoning the most appropriate use of the land. 256