Loading...
HomeMy WebLinkAboutZMA_staff_report - Floweree Family LLC Aug 27 2019 finalPage 1 of 17 19-279 Zoning Commission Staff Report for the Floweree Family LLC Zone Map Amendment Public Hearing Dates: Zoning Commission public hearing will be held on September 3, 2019 City Commission public hearing will be held on September 23, 2019 Project Description: Amendment of the City Zoning Map from BP Business Park District to B-2 Community Business District on 18.24 acres and adjacent highway right-of-way. Project Location: The subject property is located along the north side of Huffine Lane (MT Highway 191) and south side of Fallon Street approximately 625 feet west of S. Cottonwood Road. The property is legally described as the W ½ SE ¼ SE ¼ of Section 9, Township 2 South, Range 5 East, excepting therefrom a 41’ strip of land off the west side described in Certificate of Survey 1005 and Highway 191 right-of-way conveyed to the State of Montana, located in the City of Bozeman, Gallatin County, Montana. The ZMA would also apply to the MT Highway 191/Huffine Lane right-of-way along the south side of the subject property. Recommendation: Meets minimum standards for approval with contingencies. Recommended Zoning Commission Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 19-279 and move to recommend approval of the Floweree Family LLC Zone Map Amendment, with contingencies required to complete the application processing. Report Date: August 27, 2019 Staff Contact: Chris Saunders, Community Development Manager Agenda Item Type: Action - Legislative EXECUTIVE SUMMARY Unresolved Issues None identified at this time. Project Summary Chris Wasia of Genesis Engineering, Inc. (applicant) and John Floweree of Floweree Family LLC (landowner), request rezoning of the existing tract and the accompanying adjacent highway right-of-way from BP (Business Park District) to B-2 (Community Business District). 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 2 of 17 The subject property is currently vacant. A small stream known as Baxter Creek on some maps traverses the property. The property also contains wetland areas. The property is surrounded by five different zoning districts of the City of Bozeman, with an unincorporated area of Gallatin County to the southwest across Huffine Lane. The City zoning districts adjacent to the subject property include BP and R-O to the west1, R-4 to the northwest, R-O and B-2 to the north, B-2 to the northeast and east, and R-O, R-4, and R-3 to the south. The unincorporated area to the southwest is zoned M-I (Manufacturing and Industrial District) according to the last published Gallatin County zoning map for the Bozeman surrounding area. The application indicates the intent of the proposed B-2 zoning is to provide area for supportive retail and service functions located in areas bordered by arterial streets. The application also states the proposed zoning change from BP to B-2 would result in the zoning being closer to the growth policy designation of “Community Commercial Mixed Use” by changing the zoning from industrial to commercial. The Community Commercial Mixed Use growth policy designation of the Community Plan correlates only with B-1, B-2, UMU, and PLI districts on the City Zoning Map according to Table C-16, “Zoning Correlation With Land Use Categories” in Appendix C of the Community Plan (and shown in Appendix C of this report). The proposed B-2 Community Business District zoning designation would accord with the Community Plan by providing a zoning district that correlates with the future land use map designation. No plans for development of the site have been submitted. Alternatives 1. Recommend approval of the application with contingencies as presented; 2. Recommend approval of the application with modifications to the recommended contingencies; 3. Recommend denial of the application based on findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing, with specific direction to staff or the applicant to supply additional information or to address specific items. 1 It appears the parcel immediately to the west of the subject property includes a 41’ wide strip zoned BP, with land to the west of the north portions of the subject property and the adjacent 41’ strip zoned R-O. See maps. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 3 of 17 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 7 SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 7 SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ............. 9 Section 76-2-304, MCA (Zoning) Criteria ......................................................................... 9 Spot Zoning Criteria ......................................................................................................... 12 PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 13 APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 14 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 14 APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 14 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 17 FISCAL EFFECTS ................................................................................................................. 17 ATTACHMENTS ................................................................................................................... 17 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 4 of 17 SECTION 1 - MAP SERIES Map 1: Map with imagery of the site and immediate vicinity 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 5 of 17 Map 2: Zoning (see outlines and labels) and Community Plan’s Future Land Use Map designations (see shaded colors/legend) 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 6 of 17 Map 3: Snapshot of the Zoning Map’s and Community Plan’s Future Land Use Map designations from the City of Bozeman’s interactive GIS map viewer – this zoomed-in map depicts the 41’ strip on the adjacent property that is zoned BP and designated Community Commercial Mixed Use by the Community Plan. These designations would remain on the 41’ strip, which is not shown on Map 2. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 7 of 17 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: 1. That all documents and exhibits necessary to establish the amended municipal zoning designation of B-2 shall be identified as the “Floweree Family LLC Zone Map Amendment”. 2. That the applicant must submit a zone amendment map titled “Floweree Family LLC Zone Map Amendment”. The map must be supplied on: 1) a mylar for City records (either 18" by 24" or 24” by 36” size); 2) a reduced 8 ½" x 11" or 8 ½” by 14" exhibit for filing at the County Clerk & Recorder; 3) an editable digital copy for the City Engineer’s Office; and 4) a PDF. This map must be acceptable to the City Engineer’s Office and must be submitted within 60 days of the action to approve the zone map amendment. Said map shall contain a metes and bounds legal description of the perimeter of the subject property including adjacent rights-of-way or street easements, and total acreage of the property to be rezoned; unless the property to be rezoned can be entirely described by reference to existing platted properties or certificates of survey. 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, Staff recommends approval of the Floweree Family LLC Zone Map Amendment (ZMA) as submitted. The Development Review Committee (DRC) considered the amendment on July 24, 0219. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Zoning Commission will hold a public hearing on this Zone Map Amendment on September 3, 2019 and will forward a recommendation to the City Commission on the zone map amendment. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. The City Commission will hold a public hearing on the ZMA on September 23, 2019. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 8 of 17 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 9 of 17 SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS In considering applications for 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 positive, neutral, or negative. A favorable decision on the proposed application must find that the application meets or is neutral on all of criteria A-D and that the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Yes. The property is currently zoned BP, Business Park District, but the future land use map of the Bozeman Community Plan (Growth Policy) designates the property as “Community Commercial Mixed Use”. The Community Commercial Mixed Use growth policy designation of the Community Plan correlates with B-1, B-2, B-2M, UMU, and PLI districts on the City Zoning Map according to Table C-16, “Zoning Correlation With Land Use Categories” in Appendix C of the Community Plan (and shown in Appendix C of this report). The proposed change to B-2 Community Business District zoning designation is in accordance with the Community Plan by correcting this discrepancy between the future land use map designation and that of the zoning map. Additionally, the proposed zone map amendment along with the implementation of contingencies and future zoning reviews, may advance the following goals and objectives of the growth policy: Land Use Goal LU-1: “Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl.” Land Use Objective LU-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.” By correcting the inconsistency between the future land use map and zoning map LU-1.1 is advanced. No conflicts with the Growth Policy have been identified. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 10 of 17 B. Secure safety from fire and other dangers. Yes. The subject property is currently served by City of Bozeman Fire and Police Departments. Future development of the property will be required to conform to all City of Bozeman public safety, building and land use requirements, which will ensure this criterion is met. The zone change from BP to B-2 is not likely to adversely impact safety from fire and other dangers. New infrastructure will need to be installed as a part of any future development, which will provide new transportation connections and water supply for fire suppression. C. Promote public health, public safety, and general welfare. Yes. Potential future development of the site will require site plan review and compliance with the City’s Unified Development Code which ensures the promotion of public health, safety and general welfare. 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. Any development of the property will be required to meet city standards for water, sewer, or transportation system upgrades or restrictions resulting from proposed future development. Development stipulations are outlined in the Advisory Comments from the Engineering Division regarding water and sewer infrastructure for future development. The adequate provision of public requirements is likely to be addressed as a part of the development review process if the property is proposed for development. E. Reasonable provision of adequate light and air. Yes. Bozeman’s Unified Development Code includes requirements for providing adequate light and air including maximum building height, lot coverage, and setback requirements. Future development of the property will be subject to these provisions for the B-2 District, which will provide reasonable and adequate light and air. F. The effect on motorized and non-motorized transportation systems. Yes. The subject property’s main access point will likely be from Fallon Street, a local street, and local streets extended from the west. Although the property is next to Huffine Lane (MT Highway 191), a principal arterial, the MT Department of Transportation has limited accesses to Huffine Lane. As the property is currently undeveloped, densities and commercial uses as allowed in the B-2 district will result in an increase in vehicle trips to and from the site, which could increase traffic around the area. Development of the property will be required to comply with transportation-related standards and reviewed for impacts on the surrounding city streets and sidewalks. Through implementation of future requirements for transportation-related improvements, the effects of the zone change on transportation systems will be addressed in accordance with the Unified Development Code and other regulatory and policy requirements. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 11 of 17 G. Promotion of compatible urban growth. Yes. The zone change would expand the B-2 Community Business District to encompass one undeveloped property currently zoned BP Business Park District. The property in question is on the edge of the city limits and in an area of commercial, residential and agricultural uses, and is not developed with any use that relies on the BP zoning designation. The property’s location lends itself to a wide variety of land uses that would be allowed in the proposed B-2 district, some of which would not be allowed in the existing BP district. The zone change would accord to the Community Plan’s future land use map designation of Community Commercial Mixed Use. Additionally, the growth policy supports the development of service and employment centers to benefit the community. The growth policy states that, “because of the draw from outside Bozeman, it is necessary that these types of facilities be located in proximity to significant transportation routes.” The proposed zone change would allow commercial development in close proximity to Huffine Lane and adjacent to established commercial uses. Additionally, Bozeman’s Unified Development Code defines compatible development 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.” Existing zoning of the surrounding neighborhoods includes residential (R-3, R-4, and R-O) to the south, west and north, and a relatively large area of B-2 to the east and north that is developed commercially. The proposed zone change to B-2 would create compatible urban growth on the subject property that is in harmony with adjoining development. H. Character of the district. Yes. The property is currently vacant and is within a mixed use area; the zone change to B-2 would extend that adjacent district and the subsequently allowed uses of the B-2 district. The allowed uses for the B-2 district would be consistent with the character of this area in general, as well as that of the B-2 district in question. I. Peculiar suitability for particular uses. Neutral. The property is currently vacant and zoned BP Business Park District. The change to B-2 would subsequently allow development of the property for uses that would be required to comply with the allowed land uses and development standards for B-2, at which time site- specific conditions would be considered, as the zoning standards dictate. At present time, the suitability of the site is no more favorable to uses allowed in the existing BP district or the uses allowed in the proposed B-2 district. The on-site conditions appear equally suited to a wide variety of commercial or industrial uses, but considering the stream and wetlands on the property, any potential future use, whether the zoning is BP or B-2, should consider the environmental constraints and potential impacts of the land uses on these sensitive features. J. Conserving the value of buildings. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 12 of 17 Yes. No buildings are located on the property; however, the proposed zone change from BP to B-2 would allow future development of the property in accordance with B-2, which allows for a different variety of land uses than the existing BP. This zone change would not itself impact the value of buildings in a measurable way, especially considering the vacant status of the property, and future uses are unknown. Generally, industrial uses as allowed in BP are considered more offensive to property values than commercial uses as allowed in B-2, which suggests that the proposed zone change may have a positive effect, if any, on the value of buildings in the immediate vicinity. K. Encourage the most appropriate use of land throughout the jurisdictional area. Yes. The proposed change from BP to B-2 would expand the adjacent B-2 Commercial Business District to encompass a vacant property and allow for development in accordance with the B-2 district standards. The B-2 district is an implementing district of the Community Plan’s future land use map designation of Community Commercial Mixed Use. The vicinity’s primary commercial zoning district would therefore be expanded in a manner that would incrementally encourage appropriate land uses throughout the area by further implementing the Community Commercial Mixed Use designation. By rezoning the property in a manner consistent with the Community Plan’s future land use map, the City’s coordinated plan for the jurisdictional area will be implemented to encourage the most appropriate use of land throughout the City. Spot Zoning Criteria Rezoning may, in certain factual circumstances, constitute impermissible “spot zoning.” The issue of whether a rezoning constitutes spot zoning was discussed by the Montana Supreme Court in Plains Grains LP v. Board of County Comm’rs of Cascade County and Little v. Bd. Of County Comm’rs, in which the Court determined that the presence of the following three conditions generally will indicate that a given situation constitutes spot zoning, regardless of variations in factual scenarios. 1. Is the proposed use significantly different from the prevailing land uses in the area? No. The subject property is surrounded by a wide variety of residential and commercial uses. The proposed zoning would allow commercial and other uses that are similar to adjacent development patterns, whereas the existing BP district is contrary to prevailing land uses in the area and in this part of the BP district. As a result, the proposed B-2 zoning designation would not result in primary uses of the site which would be significantly different from prevailing land uses in the area. 2. Is the area requested for the rezone rather small in terms of the number of separate landowners benefited from the proposed change? Yes. The proposed B-2 zoning designation is being requested by one landowner and would apply to one property and the adjacent highway right-of-way, totaling 19.8 acres. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 13 of 17 The proposed B-2 zoning designation is not anticipated to directly benefit surrounding landowners. However, it is important to consider the fact that the property is currently approximately half of this area of the BP district, with the larger existing B-2 district adjacent on two sides. For this reason, the zone change does not appear to be an attempt to “spot zone” the property. This zone change would amend the zoning map to place the property into the adjacent B-2 district, which is a district consistent with the surrounding area. 3. Would the change be in the nature of “special legislation” designed to benefit only one or a few landowners at the expense of the surrounding landowners or the general public? No. No substantial negative impacts or “expense” to the surrounding landowners or the general public have been identified as potentially attributable to this amendment. As discussed in the various review criteria above, the proposed B-2 zoning designation will allow for commercial use and development in an appropriate area as per recent city plans, and will help meet the projected demand for the uses allowed in the B-2 district. Based on the above analysis of the spot zoning factors, it does not appear the proposed ZMA would constitute illegal “spot zoning”. 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 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 14 of 17 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 A ZMA application requesting amendment of the City of Bozeman Zoning Map for an existing 18.24 acre property and the adjacent highway right-of way from BP (Business Park District) to B-2 (Community Business District). No other applications indicating specific plans for development of the property have been submitted to the City of Bozeman with the ZMA application. The subject property is currently an undeveloped field with a stream and wetlands occupying portions of the property. Properties to the north and east are developed with commercial land uses, primarily automobile dealerships and related uses. Residential developments are located to the south and northwest of the property. A large agricultural and residential tract is located to the west along Huffine Lane where the rest of the portion of the existing BP district is located. That property appears to include the 41’ wide strip of the BP district that would remain zoned BP. APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was sent via US 1st Class mail on Thursday, August 15, 2019 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, August 16, 2019. Notice was published in the Legal Ads section of the Bozeman Daily Chronicle on Sunday, August 18, 2019 and Sunday, September 1, 2019. There have been no comments as of the date this report was written. APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING Adopted Growth Policy Designation: The property is designated as Community Commercial Mixed Use on the Bozeman Community Plan’s future land use map. The description for the Community Commercial Mixed Use land use category is as follows: Community Commercial Mixed Use. Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 15 of 17 education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. As Table C-16 from the Bozeman Community Plan shows, the proposed zoning of B-2 is an implementing district for the future land use designation of “Community Commercial Mixed Use”, whereas the existing industrial zoning of BP does not implement the Community Commercial Mixed Use designation. 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 16 of 17 Table C-16 Zoning Correlation With Land Use Categories Zoning Districts Plan Category R-S R-1 R-2 R-3 R-4 R-5 *** R-O REMU** RMH B-1 B-2 B-2M *** B-3 UMU M-1 M-2 BP NEHMU PLI Residential ● ● ● ● ● ● ● ● ● Residential Mixed Use Emphasis ● ● ● ● ● ● Suburban Residential ● ● ● Regional Commercial and Services ● ● ● ● Community Core ● ● ● Community Commercial Mixed-Use ● ● ● ● ● Business Park Mixed Use ● ● ● ● Industrial ● ● ● ● ● Public Institutions ● Parks, Open Space, and Recreational Lands* ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● Golf Courses ● ● Present Rural ● *Parks are depicted on Figure 3 in almost all zoning districts. Open spaces for a variety of purposes are created under all zoning districts. Indication in this table does not create an allowance for uses other than parks and open spaces that are not already included in the zoning district. **The Residential Emphasis Mixed Use zoning district was created by Ordinance 1802 with final adoption on April 11, 2011. ***The R-5 and B-2M zoning districts were created by Ordinance 1942 with final adoption on May 25, 2016. Proposed Zoning Designation and Land Uses: The applicant has requested zoning of B-2 Community Business District. The intent of the B- 2 district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of these districts. Design standards emphasizing pedestrian oriented design are important elements of this district. Use 19-279 Staff Report for the Floweree Family LLC Zone Map Amendment Page 17 of 17 of this zone is appropriate for arterial corridors, commercial nodes, and/or areas served by transit. The subject property is bordered on the south side by Huffine Lane/MT Highway 191, which is a principal arterial according to the 2017 Bozeman Transportation Master Plan (map Figure 2.5 on page 25 of the transportation plan) and meets the definition of “Arterial” of subsection 38.42.2990 of the Unified Development Code (UDC). The use tables in Sec. 38.310.040 of the UDC list the allowed land uses for the B-2 district. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: Floweree Family LLC (application signed by John Floweree) Address: Muckel Anderson, Reno, Nevada 89505-1869 Applicant: Chris Wasia, Genesis Engineering, Inc., 204 North 11th Avenue, Bozeman, MT 59715 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.