HomeMy WebLinkAbout19105 Application Materials & MapBridger View Redevelopment
Zone Map Amendment Narrative
Summary:
The Human Resource Development Council (HRDC) and The Trust for Public Land, together, propose to
amend the zoning designation for an 8-acre property located on Bridger Drive (between Story Mill
Community Park and Story Mill Road) from R-4 (Residential High Density District), R-2 (Residential
Moderate Density District) and B-1 (Neighborhood Business District) to R-3 (Residential Medium
Density District).
This proposal to change the zoning stands on its own merits by meeting the required criteria (a-k) for a
Zone Map Amendment (ZMA). While individual planned projects are not considered within the criteria
for a ZMA, the proposed zoning change will enable these non-profit entities to continue to pursue and
invest in the creation of a mixed-income residential neighborhood offering modest, high performing
homes that residents can afford to purchase and a community land trust to ensure the investment and
affordability are maintained. This innovative, model neighborhood will meaningfully address Bozeman’s
community housing needs, complement the adjacent park, and benefit future commercial development
to the south in the Story Mill Historic District.
The idea to reestablish a residential neighborhood on this property grew out of The Trust for Public
Land’s work to create the adjacent Story Mill Community Park in partnership with the City of Bozeman.
A portion of the larger site formerly housed a 92-family trailer park that was removed in 2008 to make
way for a 1,200-unit housing and commercial development proposal that failed to move forward. The
current zoning designations are the direct result of that failed plan. The Trust for Public Land acquired
the property in 2012 as part of the adjoining Story Mill Community Park property purchase. The 8-acre
parcel was retained to explore the feasibility of returning some affordable homes on a portion of the
site – honoring the history and complementing the new park. In 2017, the Bridger View Concept
Planned Unit Development (PUD) was informally reviewed by the City. Submittal of a Preliminary PUD is
contingent upon approval of this application and the corresponding Growth Policy Amendment (GPA)
Application.
Three different zoning designations are currently assigned to the property: the east portion (4.56 acres)
is zoned B-1 (Neighborhood Business District); the northwest portion (1.53 acres) is zoned R-2 and the
remaining southwest portion (1.93 acres) is zoned R-4. It is important to note that the entire property
had previously been zoned R-MH (Residential Manufactured Housing) but was changed in 2006 to match
prior development plans.
This application proposes a zoning designation of R-3 (Residential Medium Density District) on the entire
property. As required, half of the adjacent right-of-way (1.35 acres) is included in the mapping to allow
the zoning boundaries to run down the centerline of the roadway. The concurrent GPA application
proposes a land use designation of “Residential Mixed Use.” The requested R-3 zoning is the smallest
scale zoning allowed under this land use classification. The underlying principles of the R-3 zoning
designation are described in the Unified Development Code (UDC) as follows:
The graphics on the next page show the existing and proposed zoning maps for the subject property.
This is followed by a detailed narrative addressing the required review criteria for Zone Map
Amendments. Note that the required engineering exhibits which include more site-specific detail are
included at the end of the application materials.
Aerial view of the neighborhood (image: kestrelaerial.com)
The intent of the R-3 residential medium density district is to provide for the development
of one- to five-household residential structures near service facilities within the city. This
purpose is accomplished by:
1. Providing for minimum lot sizes in developed areas consistent with the
established development patterns while providing greater flexibility for clustering
lots and mixing housing types in newly developed areas.
2. Providing for a variety of housing types, including single household dwellings, two
to four household dwellings, and townhouses to serve the varied needs of
households of different size, age and character, while reducing the adverse effect
of non-residential uses.
Use of this zone is appropriate for areas with good access to parks, community services
and/or transit.
Unified Development Code (UDC)
Data Source: Bozeman GIS Department
EXISTING
PROPOSEDSpur TrailBRIDGER DRIVEBIRDIE DRGRIFFIN DRIVE STORY MILL ROADStory Mill
Community
Park
Spur TrailBRIDGER DRIVEBIRDIE DRStory
Mill Historic
District
GRIFFIN DRIVE STORY MILL ROADStory Mill
Community
Park
Story
Mill Historic
District
Subject
Property
8 acres
HILLSIDE LANE
HILLSIDE LANE
Subject
Property
8 acres
1.35 acres (right-of-way)
1.35 acres (right-of-way)
Application Narrative
a. Is the new zoning designed in accordance with the growth policy? How?
Yes (with approval of the concurrent GPA). An application to amend the Community Plan Future
Land Use Map is being submitted concurrently with this ZMA Application. The property currently
has two different land use designations - the east portion (4.56 acres) is designated “Community
Commercial Mixed Use” and the west portion (approximately 3.46 acres) is designated
“Residential.” The Growth Policy Amendment application proposes a designation of “Residential
Mixed Use” on the entire property.
Table C-16: “Zoning Correlation With Land Use Categories” in Appendix C of the Community Plan
(and shown below) allows R-3 (Residential Medium Density) District to be the smallest scale zoning
district that can implement this land use designation.
While the Residential Emphasis Mixed Use growth policy designation is commonly associated with
the Residential Emphasis Mixed Use (REMU) zoning district due to the matching names, the
proposed combination with the R-3 district will allow a more appropriate scale of development for
this property. The expected density is comparable to neighborhoods north of Downtown.
b. Will the new zoning secure safety from fire and other dangers? How?
Yes. the subject property is located within the jurisdiction of the City of Bozeman Fire and Police
Departments. The subject site is located approximately 2 miles from the Rouse Avenue Bozeman
Fire Station and approximately 0.7 miles from the American Medical Response base. Any
subsequent applications will also be reviewed for compliance with the City of Bozeman standards
and regulations in terms of fire, safety and other emergency services standards.
c. Will the new zoning promote public health, public safety and general welfare? How?
Yes. The proposed zoning designation of R-3 (Residential Medium Density District) will promote
health, safety and general welfare. The addition of the Story Mill Community Park changed the land
use dynamics of this area although the underlying zoning did not change (note that parks are
permitted uses in all zoning districts). The amount of land available for residential uses was
reduced, while the amount of land dedicated to recreational uses and resource protection was
increased. The Trust for Public Land always envisioned some residential use adjacent to the park to
honor the history of the Bridger View Mobile Home Park and to ensure that everyone lives within a
10 minute walk of a quality park, which is shown to increase public health outcomes.
A residential neighborhood will improve the adjacent park by increasing daily users and the
opportunities for informal surveillance. Similar to an “eyes on the street” approach to planning, a
neighborhood in this location will establish more “eyes on the park” and create an active edge
along the park’s western boundary.
Development of this parcel, in combination with the ongoing improvements to the Story Mill
Community Park will continue to incrementally improve this overall area of town by creating a
customer and employee base within walking distance to zoned commercial areas to the south and
southeast in the Story Mill Historic District.
d. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools,
parks, and other public requirements? How?
Yes. The development of public infrastructure improvements to serve the property will be required
to conform to the City of Bozeman’s adopted standards which require properties to construct public
infrastructure relating to transportation, water, sewer and other public needs. Many of these items
were discussed in detail for this particular property as part of the Concept PUD application. In
addition, The Trust for Public Land, as part of its vision for residential use on this property,
dedicated a sewer easement and a pathway easement along the northern property boundary. This
allowed the city to increase its sewer capacity and enabled the construction of a multi-use sidewalk
while preserving the mature spruce trees along Bridger Drive.
In terms of schools, any proposed development would be serviced by the existing school system.
The proposed change in zoning from a combination of R-4, R-2, and B-1 to R-3 does not increase the
intensity of use and is not anticipated to overburden the school district.
In terms of parks, The Trust for Public Land spearheaded the amazing efforts to transform the
adjacent land into a unique city park which includes opportunities for active recreation, outdoor
community gathering spaces, a 40-acre nature sanctuary, community center, new trails and trail
connections, and natural and cultural interpretive programs. The new Story Mill Community Center
(former Boys & Girls Club structure) provides a recreational center to serve the larger community.
Story Mill Park (under construction) looking north (image: kestrelaerial.com)
e. Will the new zoning provide reasonable provision of adequate light and air? How?
Yes. The proposed R-3 zoning designation is a medium density district with standards to assure the
provision of adequate light and air. In addition, the property is surrounding on three sides by public
amenities offering ample light and air including the 60- acre Story Mill Community Park to the west,
the Spur Trail to the east and a multi-use trail running along the northern boundary.
f. Will the new zoning have an effect on motorized and non-motorized transportation systems?
How?
Yes. The proposed R-3 zoning will allow the subsequent development of a medium density
residential neighborhood which will impact both the motorized and non-motorized transportation
systems.
In terms of cars, future development applications will require an analysis of impacts which will be
proportionally tied to mitigation requirements by conditions of approval. Note the recent
improvements to Bridger Drive (arterial) and planned improvements to Story Mill Road (collector)
as well as the planned improvements to the intersection of these two roads. The Trust for Public
Land and HRDC will determine how best to coordinate the Streamline bus routes with the park and
any future neighborhood.
In terms of non-motorized transportation systems, this property is extremely fortunate to be so
well connected to the trail system. It is close to the Story Mill Community Park which includes
extensive public trails, the Story Mill Spur Trail which connects to the Northeast Neighborhood, the
trail in the open space to the east which heads north to the East Gallatin Recreation Area, and the
Main Street to the M route along Bridger Drive. Future residents will have unmatched
opportunities to walk and bike for recreation and commuting. The proposed R-3 zoning is a good
underlying designation to lay a framework for a future pedestrian-oriented and pedestrian-scaled
neighborhood that will add to the greater system with public internal trails and sidewalk
connections.
g. Does the new zoning promote compatible urban growth? How?
Yes. The existing zoning designations (R-4, R-2 and B-1) are the direct products of a failed and long
expired mixed use development plan which counted on a large number of residences (1,200 units)
to support the acreage originally planned for commercial uses. The presence of a dedicated city
park increases the amount of visitors to the area but reduces the potential residential density to
support a neighborhood commercial node. The proposed R-3 zoning promotes a more compatible
urban growth pattern with medium densities and diversity of product types creating an appropriate
transition from Downtown through the Northeast Neighborhood and industrial areas to the larger-
lot single-family subdivisions up Bridger Drive.
Compatible development is defined in the Unified Development Code, Section 38.700.040, as “The
use of land and the construction and use of structures which is in harmony with adjoining
development, existing neighborhoods, and the goals and objectives of the city’s adopted growth
policy. Elements of compatible development include, but are not limited to, variety of architectural
design; rhythm of architectural elements; scale; intensity; materials; building siting; lot and building
size; hours of operation; and integration with existing community systems including water and
sewer services, natural elements in the area, motorized and non-motorized transportation and
open spaces and parks. Compatible development does not require uniformity or monotony of
architectural or site design, density or use.”1 All of these elements are essential components of a
quality neighborhood and will be considered as part of any subsequent development application.
h. Does the new zoning promote the character of the district? How?
Yes. The Story Mill Community Park has changed the character of the district and set a high
standard of development for this entire redevelopment area. As previously noted, the addition of a
residential neighborhood will improve the park by increasing daily users and creating a more active
edge along the park’s western boundary.
The Story Mill Historic District, located to the south and southeast of this property, provides a
unique historic character for the area. R-3 zoning on the subject property will provide a framework
for compatible new construction with an appropriately scaled residential neighborhood that can
support any future redevelopment plan for the Mill properties.
i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How?
Yes. For many years (until 2008), this property has been used for residential purposes. The zoning
was changed to accommodate a project that never came to fruition. Returning to the historic
residential use in a time when housing, and particularly a variety of housing types for different
income levels, is greatly needed will help our community. The subject property is suitable for uses
allowed in the R-3 zoning district.
j. Was the new zoning adopted with a view to conserving the values of buildings? How?
Neutral. There are no remaining buildings on this property. Unfortunately, the Bridger View Trailer
Park was removed in 2008 to make way for a development proposal that never occurred. In terms
of the buildings on adjacent properties, the new zoning will not have any measurable impacts on
values.
1 Unified Development Code, 38.700.040
k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional
area?
Yes. The 2018 Demographic and Real Estate Market Assessment (EPS Report) discusses the need for
long-term affordable housing because most of the job growth in Bozeman is at wage levels less than
$16 per hour which further increases the demand for income restricted affordable and market rate
attainable housing. Conversely, on the retail growth side, the report states that: “retail
development does not need to be a priority for the City.” 2
The proposed R-3 zoning will encourage a variety of housing types to serve the diverse needs of
households, helping address affordability challenges. R-3 is the most appropriate use of land
throughout the jurisdictional area because it returns the property to an appropriately scaled
residential neighborhood that complements the park, is respectful to surrounding existing
neighborhoods and will support future development on commercially zoned land to the south and
southeast.
2 2018 Demographic and Real Estate Market Assessment (EPS Report), Page 3 and Page 5
Glen Lake Park
MANLEY ROADStory Mill
Community
Park
Community
Center
Future Food Bank
Homeless Shelter
Resource Hub
Gas/
Convenience
Store
GRIFFIN DRIVE
NORTH ROUSE AVENEIGHBORHOOD
Miniwarehouses
Coffee
Offices,
Services, Restaurant
Brewery
I-90 Rail
road
Headlands PUD
HILLSIDE LANE
Lawson'sGreenhouse
Story Mill Spur TrailL STREETStory Hills Trail System
Filling
Station
Legends
Mount Baldy Subdivision
BRIDGER DRIVE
Cannery
District
Fairgrounds BIRDIE DRBRIDGER CENTER DRStory
Mill Historic
District
Bridger View
Redevelopment
GRIFFIN DRIVE STORY MILL ROADPath to the "M"
BOND STREET GOLD STREET10-MINUTE WALK
Vet
Gym-
nasitics Linear Park/TrailAMR
Mergen-
thalther
NW
Energy
Bus Barn
Cross Fit
Food
Bank
Hillside Lane Neighborhood
N1
Noticing Materials Page 1 of 1 Revision Date 03-07-18
Required Forms: N1 Recommended Forms: Required Forms:
NOTICING MATERIALS
Notice is required for certain projects in order for citizens to participate in decision making which affects
their interests and provides opportunity to receive information pertinent to an application that would
not otherwise be available to the decision maker.
SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR
SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site, attached to this checklist.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site and not physically contiguous (touching a boundary) to the subdivision, attached to this
checklist. Clearly label list ADJOINER NOT CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
Legible list of full names and addresses of all property owners physically contiguous (touching
a boundary) including recorded purchasers under contract for deed to be sent certified mail
attached to this checklist. Clearly label list CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the physically contiguous property owners including recorded purchasers under
contract for deed.
Two sets additional mailing labels with the names and addresses of the physically contiguous
property owners including recorded purchasers under contract for deed attached.
NOTICE
Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in
the Gallatin County Courthouse 311 West Main Street Bozeman, Montana.
CERTIFICATION
I, _____________________________________________, hereby certify that, to the best of my knowledge, the
attached name and address list of all adjoining property owners (including all condominium owners,
within 200 feet of the property located at ________________________________________________________, is a true
and accurate list from the last declared Gallatin County tax records. I further understand that an
inaccurate list may delay review of the project.
_______________________________________
Signature
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
X
X
X
Zach Lowe
702 Bridger Drive
SUBJECT PROPERTY:BRIDGER VIEW REDEVELOPMENT12345678910 11 121314151716BRIDGER VIEW REDEVELOPMENT PROJECT‐ADJACENT OWNERSHIP FIGURE
3/5/2019Bridger View Redevelopment Adjacent Owners ListMap ID Legal Description Name Mailing Address City State Zip Code Geo Code Contiguous1 MDT-Hwy 86 R.O.W. Montana Department of Transportation P.O. Box 201001 Helena MT 59620-1001 YES2S31, T01 S, R06 E, ABANDONED C M ST P & P RR MENARD LINE IN PT SE4SE4 LYING E OF & ADJ TO TRACT 24 NORTHEAST ANNEX .22 & ABANDONED C M ST P & P RR MENARD LINE IN PT SE4SE4 1.22; Fm152 Pg 2244City of BozemanPO Box 1230Bozeman MT 59771-1230 06-0905-31-4-01-41-0100 YES3Tr K, C.O.S. 2547 Wake Up, Inc.PO Box 23Harrison MT 59735-0023 06-0905-31-4-01-40-0000 YES4Tr 23A, C.O.S. 2547 Wake Up, Inc.PO Box 23Harrison MT 59735-0023 06-0905-31-4-01-35-0000 YES5Parcel 5, C.O.S. 2865City of BozemanPO Box 1230Bozeman MT 59771-1230 06-0905-31-4-01-37-0000 NO6Parcel 4, C.O.S. 2865City of BozemanPO Box 1230Bozeman MT 59771-1230 06-0905-31-4-01-08-0000 YES7 Lot 3, Minor Sub 202SEOB, LLC851 Bridger Dr STE 2 Bozeman MT 59715-1806 06-0905-31-4-06-72-0000 NO8Tr C, Plat 135-492Meadowlark Rentals, LLCPO Box 4314Bozeman MT 59772-4314 06-0905-31-2-01-09-7000 NO916,393 SF Tr, C.O.S. 637Tim Matzinger476 Blue Roan Ln Belgrade MT 59714-8770 06-0905-31-2-01-35-0000 NO10Tr B, Plat Bk 135 Pg 492Patrick S Pierzina917 Bridger DrBozeman MT 59715-2211 06-0905-31-2-01-11-0000 NO11Tr A, Plat Bk 135 Pg 492Patrick S Pierzina917 Bridger DrBozeman MT 59715-2211 06-0905-31-2-01-19-0000 NO12Tr 3, Plat Bk 135 Pg 492LAMU, LLC1319 S Church Ave Bozeman MT 59715-5803 06-0905-31-2-01-12-0000 NO13Tr A, C.O.S. 1518W. T. Morvay52 Sheridan PlBozeman MT 59718-6214 06-0905-31-4-03-02-0000 NO14Tr 7B, C.O.S. 2408William J Flanigan3160 McIlhattan Rd Bozeman MT 59715-8718 06-0905-32-3-01-01-0000 NO15Tr 1, C.O.S. 1895Jeffrey R Brandner & Raymond D Rega1118 Bridger DrBozeman MT 59715-2302 06-0905-32-3-02-28-0000 NO16Tr C2-A, C.O.S. 1877B2511N, LLC & 2332N, LLCPO Box 1336Bozeman MT 59771-0013 06-0799-05-1-01-15-0000 NO17Tr G, Plat Bk 147 Pg 185Clifford Christie and Sally Franklin1015 E Griffin Dr Bozeman MT 59715-2259 06-0905-31-4-01-45-0000 NOADJOINERS (Master List - Owners within 200' of proposed Bridger View Redevelopment)Page 1Adjacent Owner List 03-05-19.xlsx