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HomeMy WebLinkAbout2. West Babcock ZMA narrative 02-16-2018February 2018 W B Zone Map Amendment (ZMA) Application WEST BABCOCK ZMA Narrative The subject site area is comprised of 15 parcels on a total of 9.9 acres and is generally located southeast of the intersection of West Main Street and South 19th Avenue (Exhibit A). This Zone Map Amendment (ZMA) application proposes to amend the zoning designation B-2 (Neighborhood Commercial) and R-O (Residential Office) to B-2M (Community Business Mixed) zoning. The majority of the subject properties (12 parcels or 8.19 acres) are zoned B- 2 (Neighborhood Commercial). A smaller section (3 parcels or 1.71 acres) is currently R-O (Residential Office). See Table 1 for site data of each parcel in the subject site. The Community Plan underlying Future Land Use designation for all of the parcels is Community Commercial Mixed Use (CCMU). The properties together form a practical grouping for a zone change. Many of the parcels are prime candidates for further investment and/or redevelopment. The nine (9) property owners would like to amend the zoning to the more current designation of B-2M and continue to improve the area as a dynamic and active community commercial area. This zone map amendment will extend the adjacent B-2M zoning into this central area to compliment the desired character and growth patterns of Bozeman. The intent of B-2M is to function as a vibrant mixed-use district, accommodating growth and enhancing the character of the city. The area’s proximity to major transportation corridors, neighborhoods, the University, Bozeman High School and Midtown; make it an ideal candidate for this change. An amendment to B-2M zoning in this area will foster a community commercial area, while extending the adjacent B-2M zoning, consistent with the desired development pattern of the CCMU area. Serving the neighborhoods within approximately a half-mile radius, this area will be well suited to provide a distinct focal area and a visible identity to the district. Approval of this ZMA application will align the subject properties and neighborhood with the growth policy by removing the R-O zoning but still allowing and encouraging a diverse range of uses. When considering this area’s importance in the future growth of Bozeman, this ZMA is a logical amendment for these properties. WEST BABCOCK ZMA Table 1: Site Data for Subject Site Parcels PARCEL Acreage Sq. Feet Current Zoning MINOR SUB 9, LOT 1 0.58 25,221.2 R-O RICHARDS SUB, BLOCK 2, LOT 14 0.28 12,022.6 R-O PLAT 127-274A 0.65 28,314.0 R-O RICHARDS SUB,BLOCK 2, Lot 13 0.32 13,939.2 B-2 C.O.S. 924 0.83 36,024.1 B-2 C.O.S. 1046, LOTS 2&3 1.44 62,639.3 B-2 C.O.S. 420 0.37 16,117.2 B-2 C.O.S. 963 0.37 16,291.4 B-2 C.O.S. 1062 LOT B 0.29 12,588.8 B-2 C.O.S. 1332 LOT A-1 1.47 63,859.0 B-2 C.O.S. 1332 LOT C 0.23 9,931.7 B-2 C.O.S. 1332 LOT F 0.33 14,549.0 B-2 C.O.S. 1332 LOT D 0.38 16,552.8 B-2 C.O.S. 1332 LOT E 0.31 13,285.8 B-2 West Babcock R.O.W. 2.06 89,733.6 R-O & B-2 A. In accordance with a Growth Policy Yes. The area currently contains three(3) parcels of R-O zoning. According to Table C-16 of the Bozeman Community Plan, R-O is not an included zone option for the Community Commercial Mixed Use (CCMU) land use designation. Furthermore, the growth policy calls for a “center based” land use pattern. In the CCMU “on one or two quadrants of intersections of arterials and/or collectors” (p. 3-13) in specific designated areas around town. Denser residential and commercial projects in this area, in addition to continued development of the larger neighborhood, will stimulate further development of the Main and 19th intersection. In order to foster this neighborhood commercial center, residential density is necessary to support businesses. The idea of designing buildings to host a variety of different uses over time is a progressive approach to creatively dealing with both current market demands and long term land use goals. Page 3-16 of the comprehensive plan states: “The construction of building and conducting of commercial and residential activities is done by the private sector. Their willingness to invest money and personal commitment into the community has a huge influence on the community’s ability to realize its goals.” B. Secure safety from fire and other dangers Neutral. The subject properties are located in an area that is within the jurisdiction of the City of Bozeman Fire and Police Departments and within the service area of American Medical Response ambulances. Additionally, the subject site is located less than one mile from Bozeman Fire Station No 2 and the Law and Justice Center. Site and building development will be in compliance with the UDC and all applicable building codes to help secure safety from fire and other dangers. B-2M zoning will have no new affect on these types of services. C. Promote public health, public safety, and general welfare Yes. This area, due to its proximity to vital thoroughfares, public transportation, restaurants, grocery stores, the university, and downtown; has multiple elements conducive to a walkable neighborhood. A B-2M designation will encourage pedestrian use by placing customers closer to businesses and institutions and vice-versa. This change will promote a more cohesive neighborhood pattern through the updating of services and a consistent WEST BABCOCK ZMA Responses to Zoning Provision Criteria sidewalk pattern. Provisions of the UDC as well as applicable building codes will ensure public health, safety and general welfare on a project by project basis. D. Facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements Yes. The proposed ZMA will facilitate the update of outdated services for currently underdeveloped lots within the subject area and encourage more consistent sidewalk patterns and connectivity for multiple users. Future site development proposals on the subject properties will be required to demonstrate the adequate provision of public services that will be necessary to offset any particular impacts that may be identified with review and application of the UDC and engineering standards. E. Reasonable provision of adequate light and air Neutral. Future development in compliance with the UDC as well as applicable building codes will assure the provision of adequate light and air. F. The effect on motorized and non-motorized transportation systems Yes. The proposed ZMA encourages an increase in multi-modal transportation opportunities through its proximity to major transportation corridors. Future development offers the ability to modernize and streamline pedestrian connections and bicycle routes. The area is bounded by West Main Street on the north and is in close proximity to 19th Avenue to the west; both designated major arterial roads. The area is bisected by West Babcock Street, a designated collector road. Although the proposed zone change brings the potential of increased traffic, proximity to these major thoroughfares, associated eventual road improvements and establishing the area as a walkable neighborhood commercial center would offset negative traffic impacts. All future development will be in compliance with the UDC as well as applicable engineering standards and will require a traffic impact study and review of transportation capacity. WEST BABCOCK ZMA Responses to Zoning Provision Criteria (continued) G. Promotion of Compatible Urban Growth Yes. Integrated, pedestrian friendly development in mixed use areas is imperative to its success. Increased density of quality mixed-used development in this area means it will meet an important and immediate demand for residential units in Bozeman while establishing commercial uses required within B-2M zoning. Bringing higher intensity uses to this center is a progressive way to plan for long term growth. The community plan reinforces this concept and states that a concentration of persons and activities is fundamental to urban services. (Chapter 3, Bozeman Community Plan) H. Promotion of the character of the district Yes. The character of the subject site and its associated district is developing in a positive way. The intersection of Main Street and 19th Avenue is a vital node of the city that has seen positive commercial development in recent years including grocery stores, restaurants, and retail stores. Amending the subject site to B-2M will foster progressive development of this area into a neighborhood commercial center supported by the Main & 19th node and consistent with the desired pattern and character of the district. Future site development in this area that complies with the standards of the UDC will continue to add to the character of the district as well as adjacent districts. I. Peculiar suitability for particular uses Neutral. The proposed zone change does not represent a significant change and is consistent with adjacent zoning, current uses in the area and the Bozeman Community Plan for future land uses. Multiple commercial uses currently exist within the subject area. J. Conserving the value of buildings Yes. B-2M zoning will allow for improved development on subject parcels, increasing the property values of subject properties. In addition, adjacent properties will benefit from increased visibility and visits associated with new, mixed commercial services resulting from increased density. All future site development will comply with the requirements outlined in the UDC. This will WEST BABCOCK ZMA Responses to Zoning Provision Criteria (continued) ensure consistency with the existing and planned adjacent development types, and in turn, aid in the conservation and increase in property values. K. Encourage the most appropriate use of land throughout the jurisdictional area Yes. This zoning change is consistent with the future land use outlined in the Bozeman Community Plan which designated the entire area community mixed use. In addition, increased mixed use density is appropriate at this location due to the proximity to major arterial streets, public transportation, the university, and downtown based on the “center-based” land use pattern. WEST BABCOCK ZMA Responses to Zoning Provision Criteria (continued)