HomeMy WebLinkAboutEastlake Professional Center ZMA Narrative 11-05-2019EASTLAKE PROFESSIONAL
CENTER
Zone Map Amendment
Application
November 2019
2 November 2019
ZMA: Eastlake Professional Center
Table of Contents
1. Application Forms & Checklists………………………………………………………………..3
(Applications included in Appendix B - Zone Map Amendment (ZMA) Application, A1 Development Review
Application, & N1 Noticing Materials)
2. Project Team……………………………………………………………………………..……...4
3. Narrative
I. Project Overview…………………………………………………………………………....5
II. Relevant Project History…………………………………………………………………...6
III. Response to Zone Map Amendment Approval Criteria……………………………...…6
IV. Response to Spot Zoning Criteria………………………………………………………15
Appendices
Appendix A: Legal Description and Associated Attachment..……………………………18
Appendix B: Application Forms…………………………………………………………...…20
Appendix C: Exhibits
Exhibit A: Vicinity Map………………………………………………………………..27
Exhibit A.1: Vicinity Map and Site Boundaries…………………………………….28
Exhibit A.2: Current Zoning Map…………………………………………………….29
Exhibit A.3: Site Survey………………………………………………………………30
Exhibit B: Future Land Use Designation……………………………………………31
Exhibit C: Proposed Zoning………………………………………………………….32
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1. Application Forms & Fees
Attached please find the A1, ZMA, and N1 forms for the Eastlake Professional Center
Zone Map Amendment (ZMA) application. The calculated fee totals $2,378.70 as
outlined below, and is calculated based upon the gross site area (not inclusive of
Rights of Way) impacted by the proposed ZMA application.
COMPONENT FEE QUANTITY TOTAL
ZMA Base Fee $1,935.00 1 $1,935.00
Scaled Fee per Acre $58 7.65 $443.70
TOTAL $ 2,378.70
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2. Project Team
APPLICANT East Lake Professional Center LLC
Randy Scully
5073 Patterson Road
Bozeman, MT 59718
p. 914-450-8803
PROJECT CONSULTANTS
Planning
Civil Engineering
Intrinsik Architecture, Inc.
Attn: Ryan Krueger, AICP CFM
111 N. Tracy Avenue
Bozeman, MT 59715
p. 406.582.8988
TD& H Engineering
234 East Babcock Street, Suite 3
Bozeman, MT 59715
p. 406.586.0277
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ZMA: Eastlake Professional Center
3. Narrative
I. Project Overview
The subject property consists of 7.65 gross acres (not inclusive of Rights of Way
impacted by the ZMA), and is located in the NW portion of Bozeman at the SE corner
of the intersection of North 27th Avenue and East Valley Center Road. The property is
currently zoned Community Business District (B-2). Given its location and proximity to
other, regional sized services as well as medium density residential districts, this
property is a practical location for the proposed zone change to the more cotemporary
urban designation of Community Business District - Mixed (B-2M) as described
through this application. The project site is bordered by both a collector (North 27th
Avenue) and a principal arterial (Valley Center Road), which, when coupled with its
proximity to I-90, provides the site with a highly visible and accessible location. The
site is currently undeveloped, vacant land designated as Community Commercial
Mixed Use (CCMU) in the current Future Land Use Map (FLUM) outlined in the
effective Bozeman Community Plan (2009).
Significant commercial projects are planned or already in existence adjacent to this
ZMA subject parcel. The Billings Clinic Campus project to the west completed a
Growth Policy Amendment in June to change its future land use designation from
CCMU to Regional Commercial and Services. To the east and south, large-scale retail
and commercial services have been constructed or are under development. Taken as
whole, this area of the city is ripe for additional dense commercial development that
offers complimentary services in proximity to one another. Therefore, the B-2M zoning
district proposed through this application fosters flexible and creative solutions that
address both current market demands and long term land use goals on the subject
property, including the ability to provide support services for Billings Clinic Campus.
The intent of B-2M is to function as a vibrant mixed-use district, accommodating smart
growth and enhancing the character of the city. The project site’s proximity to major
transportation corridors, neighborhoods, parks, and a regional shopping center make it
an ideal candidate for this change. An amendment to B-2M zoning in this area will
foster a community commercial area consistent with the desired development pattern
of the underlying CCMU area. Serving the adjacent (future) Billings Clinic Campus and
area neighborhoods within approximately a one-mile radius, this area will be well
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suited to provide a distinct focal area and a visible identity to the district. The B-2M
designation will allow for more flexibility in design and attract development to provide
support services for the Billings Clinic and adjacent neighborhoods.
II. Relevant Project History
The applicant submitted for a concept review in July of 2018 (18-343), seeking to
develop a 5-lot subdivision at this site. However, since that time, the new Billings
Clinic has been proposed to the west and additional development has also begun
to materialize on several adjacent properties, prompting an adjustment of
project direction and this application for a Zoning Map Amendment (ZMA). No
development is proposed concurrently with this ZMA application.
III. Responses to ZMA Approval Criteria
Below are responses to the ZMA approval criteria (Section 76-2-304, MCA) that
address how the project relates to and meets the criteria outlined for the approval of a
zone change.
A. Is the new zoning designed in accordance with the growth policy?
Yes, therefore this criterion has been met. The zone amendment to B-2M is in
compliance with the growth policy. The future land use designation for this area is
currently Community Commercial Mixed Use (CCMU) and the proposed ZMA will
reinforces the future land use patterns anticipated in this area. Construction of this
project under the proposed B-2M will assuredly advance additional growth policy
goals, objectives, policies, and actions, however this application does not speak to
those proposed outcomes.
The intent of the B-2M zoning district aligns with the description and uses outlined
for CCMU in the City’s Growth Policy. While still under consideration, the pattern
for future activities at this site is envisioned as one of a variety of multi -story
employment services that support a broad range of functions. The area is currently
adjacent to significant transit corridors and future site development will necessitate
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the creation on non-automotive transit routes. This site is in proximity to several
existing high density residential areas.
This site is most closely characterized as a Smaller Community Commercial area,
as detailed in the Growth Policy. The site is located at the intersection of an
arterial (East Valley Center Rd) and a collector (North 27th Ave).
Moreover, the proposed zoning map amendment advances a multitude of
applicable goals, objectives, policies, and actions of the City ’s current Community
Plan (2009) as described below:
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.
RESPONSE: This land use objective lies at the crux of this ZMA application
to B-2M. B-2M fosters infill that is more complementary of existing and
City of Bozeman Future Land Use Designation (See also Exhibit B)
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proposed surrounding development by allowing for a higher and better future
land use development pattern respectful of the surrounding future
neighborhood.
Land Use Goal - 2: Designate centers for commercial development rather
than corridors to encourage cohesive neighborhood development in
conjunction with non-motorized transportation options.
RESPONSE: This area is currently developing into a commercial center, one
that compliments adjacent neighborhoods and provides alternative transit
options from these surrounding areas. The ZMA will advance these ongoing
development patterns and activities.
Land Use Objective - 2.1: Locate high density community scale service
centers on a one mile radius, and neighborhood service centers on a one-half
mile radius, to facilitate the efficient use of transportation and public services
in providing employment, residential, and other essential uses.
RESPONSE: Potential job creation as well as the possible commercial
services that can be created through future development of this site under B-
2M zoning could serve significant existing residential development within one
mile of this site.
Land Use Objective - 2.2: Provide for a limited number of carefully sited
regional service centers which are appropriately sized and serviced by
adequate infrastructure.
RESPONSE: The proposed ZMA to B-2M provides complimentary services to
regional centers that have been previously established by the City of
Bozeman, such as the Billings Clinic Campus.
Housing Objective 3.4 - Encourage development of education and
employment opportunities which increase incomes so that the cost of housing
and ability to pay for housing are more closely matched.
RESPONSE: Future development under the B-2M zone offers additional
profitable employment opportunities that can assist city residents in their
ability to pay for housing, including employment in the healthcare sector in
industries complimentary to the proposed Billings Clinic Campus.
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Economic Development Goal - 1: Promote and encourage the continued
development of Bozeman as a vital economic center.
RESPONSE: The Billings Clinic Campus envisioned for this area has the
potential to encourage expansion of the healthcare sector within the city.
This ZMA will allow for the development of denser complimentary healthcare
services to be constructed on this site to enhance the city’s position as a vital
healthcare economic center.
Economic Development Objective - 2.4: Foster a diverse economy that will
protect the economic climate for existing businesses and maintain
opportunities for business expansion.
RESPONSE: The ZMA will allow for diversity of services in densities and
within proximity to neighborhoods of prospective employees supportive of
Bozeman businesses looking to expand, specifically within the healthcare
sector.
Economic Development Objective - 2.5: Participate in the growing regional
economy in a manner that minimizes conflict between jurisdictions and that
maximizes natural market strengths.
RESPONSE: The healthcare sector depends on complimentary, ancillary
services in proximity to one another in order to bolster the market position of
this sector. The ZMA will offer the ability of this site to be used in a higher
and better fashion, offering additional opportunities for improvement of the
natural market strength of the healthcare sector in Bozeman.
Economic Development Objective - 2.6: Maintain a strong financial position
for the City of Bozeman.
RESPONSE: Complimentary, dense development of commercial services will
assist the City of Bozeman maintaining its strong financial position for the
healthcare sector, an objective supported by the ZMA application for this site.
B. Will the new zoning secure safety from fire and other dangers?
Yes, therefore this criterion has been met. The subject property is currently
located within the jurisdiction of the City of Bozeman Fire and Police Departments,
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and the service area of American Medical Response ambulances. Additionally, the
subject site is located across the street from what will be the future Billings Clinic
Campus. 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 adverse impact on these types of services.
C. Will the new zoning promote public health, public safety and general
welfare?
Yes, therefore this criterion has been met. This area, due to its proximity to
principal arterials, a diverse array of adjacent residential densities, parks, the
future Billings Clinic Campus, and a regional commercial center, has multiple
elements conducive to public health, safety, and the general welfare. A B -2M
designation will further encourage non-automotive uses by placing customers
closer to businesses and institutions. B-2M allows for flexibility and higher
densities than the current B-2 zoning designation, and construction consistent
with this proposed zone change will promote a cohesive neighborhood pattern
through the updating of available services and the expansion of a consistent
sidewalk pattern. Additionally, the provisions of the UDC as well as applicable
building codes will ensure public health, safety and general welfare on a project
by project basis for this site.
D. Will the new zoning facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements?
Yes, therefore this criterion has been met. The project site lies within the sewer,
storm water and water facility plan boundaries. The applicant is aware and
understands that future development of the site is reliant on the Davis Lane Lift
Station and East Valley Center Road Extension projects being completed. Future
expansions of adjacent residential neighborhoods, the Billings Clinic Campus, and
additional ancillary commercial/retail development in the general vicinity of the
project site area will further facilitate the update and extension of municipal
services.
Moreover, such improvement will allow for increased connectivity in an area of
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newer development within the city. This includes incremental additions of sidewalks
and public improvements providing pedestrian access and non -automotive transit
options that encourage connectivity to adjacent neighborhoods, shopping, and
parks. Future site development proposals for this project location will be required to
demonstrate the adequate provision of public services, parkland development,
natural resource protection, and other required improvements in accordance with
applicable City standards and practices.
E. Will the new zoning provide reasonable provision of adequate light and air?
Yes, therefore this criterion has been met. The UDC has multiple standard’s that
address height restrictions, lot coverage, setbacks, landscaping, and buffers
related to the provision of adequate light and air. B-2M uses have an acute focus
on non-automotive users, access, and connectivity that will further aid in the
provision of adequate light and air. The property site does not directly abut any
residential uses, and is bordered on the northeast by Interstate 90. Additionally,
future site development will require compliance with all applicable City codes and
standards to assure the provision of adequate light and air.
F. Will the new zoning have an effect on motorize and non-motorized
transportation systems?
Yes, therefore this criterion has been met. Although the proposed zone change
brings the potential of increased traffic, its proximity to interstate highways, major
thoroughfares, and regional service centers will establish the area as a walkable
neighborhood commercial center. All future development will be in compliance with
the UDC and applicable engineering standards. Additionally, subsequent submittals
will include appropriate traffic impact analysis that include review of current and
future transportation capacity. The installation of required road improvements will
further offset negative traffic impacts.
Future development offers the ability to modernize and streamline multi-modal
transit options, including pedestrian connections and bicycle routes, in close
proximity to both existing residential areas and parkland as well as the future
Billing Clinic Campus. The area is bounded to the north by East Valley Center
Road, a principal arterial and less than one mile away from the 19th Avenue
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(principal arterial) regional shopping center that includes Costco, Target, and other
retails shops and restaurants. The property is bounded to the west and south by
local and collector streets.
G. Does the new zoning promote compatible urban growth?
Yes, therefore this criterion has been met. Commercial development with a
focus on multi-modal access in mixed use areas is imperative to desirable urban
growth patterns. The project site lies directly east of the future Billings Clinic
Campus site, and is adjacent to ongoing commercial and retail development along
the Valley Center Road Corridor. A B-2M designation allows for flexibility and an
increased density of quality development that will contribute to positive urban
growth patterns in the area. The flexibility offered by B-2M zoning will allow the site
to respond to and meet the demands of the surrounding neighborhoods,
complement and support commercial development, and encourage smart growth. A
higher intensity of use and flexibility in future site design represents a progressive
method to plan for long term growth and extend the development pattern currently
being experienced in this area. The community plan reinforces this concept and
highlights that a concentration of persons and activities is fundamental to urban
services envisioned for the City of Bozeman (Chapter 3 of the Bozeman Community
Plan).
H. Does the new zoning promote the character of the district?
Yes, therefore this criterion has been met. B-2M zoning will continue to promote
the desired character of the project site, surrounding area, and its associated
district. This is a rapidly expanding area of northwest Bozeman adjacent to multiple
established or planned residential neighborhoods of varying densities. Public
improvements resulting from future development of this site will assist connections
throughout the Valley Center Road trail system. The intersection of East Valley
Center Road and North 27th Avenue is a “high visibility corner”, and it will be a vital
future node of the city given its location and proximity to a proposed major
healthcare center. This location continues to see positive commercial development
to the south, southeast, and southwest that includes large-scale retail, dining,
hotels, and medium density residential. As previously described, the B-2M zoning
district is consistent with the Future Land Use Map. The proposed zone change will
therefore complement the character of the CCMU district as well as adjacent
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districts.
I. Does the new zoning address the affected area’s peculiar suitability for
particular uses?
Yes, therefore this criterion has been met. The proposed zone change does not
represent a significant change from the current B -2 zone and it is consistent with
adjacent zoning, current and proposed uses in the area, and the Bozeman
Community Plan for future land uses. Multiple commercial and residential uses
currently exist within proximity to the subject site. Additionally, a B-2M zoning
designation will encourage support services and employment opportunities
correspondent to possible uses within the site and between adjacent sites. This
property site will have flexibility to promote a cohesive neighborhood pattern that
will connect adjacent roadways and corridors, and extend existing public
infrastructure.
J. Was the new zoning adopted with a view to conserving the values of
buildings?
Yes, therefore this criterion has been met. As this site is currently undeveloped,
B-2M zoning will allow for new and diverse development patterns on the subject
parcel that compliment development on adjacent sites. Such development is likely
to contribute to increased property values for adjacent properties that will benefit
from the proximity and access to a walkable, mixed commercial and support
service district. In addition, adjacent properties will benefit from increased visibility
and visits associated with new commercial and support services. All future site
development will comply with the requirements outlined in the applicable City
codes and standards. Accordingly, the B-2M will ensure consistency with the
existing and planned adjacent development types, and in turn, aid in a cohesive
development pattern that conserves the value of buildings, both current and
proposed.
K. Does the new zoning encourage the most appropriate use of land throughout
the jurisdictional area?
Yes, therefore this criterion has been met. The proposed zone change is
consistent with the future land uses outlined in the Bozeman Community Plan,
which has designated the adjacent areas under a variety of compatible commercial
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classifications. Increased mixed use density is appropriate at this location due to
the proximity to major arterial streets, public transportation, a major (future)
healthcare facility, residential neighborhoods, and parks based on the “center-
based” land use pattern. Therefore, the proposed B-2M zoning will further
encourage development that is of the highest and best use of this site.
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IV. Response to Spot Zoning Criteria
A. Are the requested zoning designation and potential uses significantly
different from the prevailing uses in the area?
No, therefore this criterion has been met. B-2M is not significantly different from
the current B-2 designation. Both B-2M and B-2 are appropriate for arterial
corridors, corridors, and commercial nodes, and several sites to the west, south,
and southeast are all currently zoned B-2. Both districts encourage multi-
household residential as a secondary use and support a range of commercial uses.
B-2M, however, allows for more flexibility with respect to height and parking
standards, and therefore encourages denser development that supports the
highest, best use of the project site.
The subject parcel is within a large, regional node of CCMU as described in the
current Community Plan. The Billings Clinic Campus has recently received a
Growth Policy Amendment from CCMU to Regional Commercial and Services to
support the Billings Clinic. Both CCMU and Reginal Commercial and Services are
the two plan categories that support the B-2M zoning district in the Community
Plan.
B. Does the requested zoning designation benefit a small area and only one
or a few landowners, or does the requested zoning benefit the surrounding
neighborhood, community and general public?
This criterion has been met. A zone change on this 7.65 acre parcel has the
potential to benefit both the surrounding neighborhood and the community as a
whole. This change will conceivably prove to be a beneficial asset to the
surrounding area by providing flexibility to enrich future area growth and transit
options, offer support services to a burgeoning healthcare center, provide
additional lucrative employment opportunities, and contribute to the neighborhood
fabric in areas adjacent to this site. Furthermore, a change from B-2 to B-2M does
not promote a change in development programming, nor inhibit the potential on
adjacent properties.
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C. Is the requested zoning designation compatible with the zoning district’s
plan or is it special legislation designed to benefit only one or a few
landowners at the expense of the surrounding land owners?
This criterion has been met. This ZMA does not represent special legislation
designed to benefit the land owner at the expense of the adjacent property owners.
Both the current and proposed zoning allow the same uses at a similar scales, and
therefore it is difficult to foresee this proposed change to B -2M negatively
impacting the surrounding land owners.
Additionally, the proposed zone change is compatible with City policies (i.e.
Bozeman Community Plan) and state statute governing the approval of such
requests. This is a request, simply, is to move from one commercial zoning district
to subtly different and more contemporary commercial district. The requested B-2M
zoning thus proposes more compact future development opportunities that will meet
the needs of the neighborhood and the community, not negatively impact
surrounding land owners.
APPENDICES
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APPENDIX A - Legal Description of Subject Site
EASTLAKE PROFESSIONAL CENTER ZONE MAP AMENDMENT
Zoning B-2M LEGAL DESCRIPTION
A tract of land, said tract being Lot 1A of Minor Subdivision Number 221E, and the adjoining
portion of East Valley Center Road, said tract being located in the Southwest Quarter of Section
26, Township 1 South, Range 5 East, Principal Meridian Montana, City of Bozeman, Gallatin
County, Montana and being further described as follows:
Beginning at northeast corner of Lot 1A of Minor Subdivision Number 221E; thence South 00°
55'05" West, on the east line of said lot, a distance of 608.81 feet; thence South 89°50'55" West,
on the south line of said lot, a distance of 462.52 feet;
the following three courses are on westerly line of Lot 1A: thence North 00°54'39" East, a
distance of 486.42 feet; thence on a non-tangent curve to the right with a radius of 430.00 feet, a
central angle of 35°39'21", an arc length of 267.59 feet, having a chord which bears North 18°
44'59" East, 263.30 feet; thence North 36°34'58" East, a distance of 125.33 feet to the northerly
corner of said lot;
thence North 36°34’58” East, on the northeasterly extension of the said westerly line, a distance
of 75.00 feet to the centerline of East Valley Center Road; thence South 53°26’10” East, on said
centerline, a distance of 326.19 feet, thence South 00°55'05" East, on the northerly extension of
the east line of said Lot 1A, a distance of 92.29 feet to the Point of Beginning.
The described tract has an area of 8.26 acres, more or less. The described tract is as shown on
the accompanying exhibit and is along with and subject to any existing easements.
EXHIBITS