HomeMy WebLinkAbout06-08-20 City Commission Packet Materials - A1. Res 5176 Growth Policy Amend for Blackwood Groves App 20020Page 1 of 23
20-021, Staff Report for the Blackwood Groves Growth Policy Amendment (GPA).
Public Hearing Dates: Planning Board Meeting: May 19, 2020 at 6:00pm. Meeting to be held electronically. Details available on the Planning Board agenda. City Commission Meeting: June 8, 2020 at 6:00pm. Meeting may be held electronically
or in the City Commission room, City Hall, 121 North Rouse. Details available on the City Commission agenda.
Project Description: A growth policy amendment to revise the future land use map designation on Figure 3-1 of the Bozeman Community Plan from Residential to Residential
Emphasis Mixed Use on 119.45 undeveloped acres.
Project Location: The subject property is located south of Alder Creek Drive, east of South 19th Ave., and west of Hidden Springs Lane and is legally described as the S ½, SW ¼ of Section 24, and the N ½, N ½, NW ¼ of Section 25, Township 2 South, Range 5 East, P.M.M., Gallatin County, Montana, except that part conveyed to the State of Montana for highway right-of-way purposes for South 19th Avenue, State Project S 243(1), by bargain and sale deed, recorded in Book 144 of Deeds, Page 148.
Recommendation: Meets standards for approval
Planning Board Motion: Having reviewed and considered the application materials, public comment, and all information presented, I hereby move to adopt the findings presented in the staff report and recommend approval to the City Commission of the growth policy amendment application 20-021 with contingencies and subject to all applicable code provisions.
City Commission Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby move to adopt the findings presented in the staff report and to approve Resolution 5176, the Blackwood Groves growth policy amendment.
Report Date: May 21, 2020
Staff Contact: Chris Saunders, AICP, Community Development Manager
Agenda Item Type: Action- Legislative
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
EXECUTIVE SUMMARY
Unresolved Issues None
Project Summary Blackwood Land Fund LLC (landowner), 140 Village Crossing Way, Unit 3B, Bozeman, MT, 59715, and Bridger Builders (applicant), 115 West Kagy Blvd., Suite L, Bozeman, MT, 59715, request to amend the Bozeman Community Plan (Growth Policy) land use designation on Figure 3-1 from Residential to Residential Emphasis Mixed Use on 119.4524 primarily undeveloped acres. The site is located south of Alder Creek Drive, east of South 19th Ave., and west of Hidden Springs Lane. The intention of the future land use map change is to facilitate the subsequent annexation of the property to include a change to the city zoning map to designate the property Residential Emphasis Mixed Use (REMU) zoning from its current county zoning designation of Agriculture-Suburban (AS). The Annexation and initial Zone Map Amendment (ZMA) application has been submitted and is being reviewed on a slightly off-set schedule with the Growth Policy Amendment (GPA) application. Decision by the City Commission on the annexation and zone map amendment is scheduled to follow action on the GPA by about 1 week. Approval of the applications would provide for future development applications to include a mixture of land uses in accordance with the Community Plan’s Residential Emphasis Mixed Use designation and the subsequent REMU zoning designation that is being pursued. Discussion and criteria for deciding on this growth policy application are limited to those in this report. Other elements of the future development will be addressed separately in the future. The application materials note that the City of Bozeman is in the late stages of a comprehensive update to the Bozeman Community Plan. On the draft future land use map, the subject property is proposed to be changed from its current Residential designation to the proposed Residential Emphasis Mixed Use designation that this application proposes. The application notes the map change proposed now and in the plan update are in line with various goals of the adopted and draft community plans to encourage more mixed use developments and neighborhood centers. The criteria for review of this growth policy amendment do not look to the future document which is still in development. The draft plan is subject to change as it goes through public review. Decision making on this application must consider the plan currently in effect only.
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). The applicant chose to respond to all contingencies recommended by staff and the Planning Board. Therefore, the implementing resolution has been drafted. The Commission will take a final action on this application at the June 8th public hearing.
Planning Board Planning Board conducted their public hearing on May 19th. After consideration of all matters and testimony they unanimously recommended approval of application 20-021. The video of the meeting is available at https://media.avcaptureall.com/session.html?sessionid=323ec860-7670-42f6-9b37-9a8f268d8e51&prefilter=654,3835.
Alternatives 1. Approve Resolution 5176; 2. Do not approve Resolution 5176 based on findings of non-compliance with the applicable criteria contained within the staff report; or 3. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 2 Unresolved Issues ............................................................................................................. 2 Project Summary ............................................................................................................... 2
Planning Board.................................................................................................................... 3
Alternatives ......................................................................................................................... 3
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL ............................... 5
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS ...................................... 5
SECTION 4 - STAFF ANALYSIS AND FINDINGS ............................................................. 6
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 18
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 21
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 22
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 22
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
SECTION 1 - MAP SERIES
Map 1: View of existing area Future Land Use Map designations, Bozeman Community Plan
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Map 2: Application map of the proposed amendment to the Future Land Use Map, Bozeman Community Plan, changing the subject property from Residential to Residential Emphasis Mixed Use
Map 3: Map of the existing and proposed major street network serving the project area.
SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL The applicant has responded to all recommended contingencies. The necessary metes and bounds description and mapping have been provided. Therefore, there are no contingencies for this application.
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS Having considered the criteria established for a growth policy map amendment, the Staff recommends approval with contingencies for the application as submitted. The
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). Development Review Committee (DRC) considered the amendment on February 5, 2020 and recommended the contingencies of approval immediately above. The Planning Board held a public hearing on May 19, 2020 to make a recommendation to the City Commission for the growth policy map amendment. After consideration of all materials and matters they recommended approval of the amendment. The City Commission will hold a public hearing on the growth policy map amendment on June 8, 2020. The hearing begins at 6:00 p.m. Meetings will be held in the location and manner identified on the meeting agenda.
SECTION 4 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. In considering applications for approval under this title, the advisory boards and City Commission must consider the following criteria. 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. To reach a favorable decision on the proposed application the City Commission must find that the application meets all of criteria 1-4 of Section 17.4, Bozeman Community Plan Amendment procedures. In making these findings, they may identify that there are some negative elements within the specific criteria with the final balance being a positive outcome for approval. Note: The GPA Application is being reviewed with a slightly off-set schedule for the associated application for Annexation and a Zone Map Amendment (ZMA). The Annexation and ZMA are required to include the adjacent right-of-way for S. 19th Ave. along the south ±1/3rd of the western boundary. (The adjacent right-of-way for S. 19th Ave. along the north ±2/3rd of the western boundary has already been annexed and zoned R-3.) The Staff notes this application does not include that southern segment of the right-of-way as part of the changes, although the Annexation and ZMA are being processed to include that portion of the right-of-way as per Montana Code Annotated 7-2-4211(2). This does not alter any criteria or findings relating to the GPA.
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Section 17.4, Bozeman Community Plan Amendment Criteria.
1. The proposed amendment must cure a deficiency in the growth policy, or
improve the growth policy, to better respond to the needs of the general
community; Yes. This criterion contains two alternate parts. A favorable finding for either part supports a positive finding. Staff first reviewed the proposal for its ability to cure a deficiency. It does not appear the proposed amendment is intended to cure a deficiency in the current growth policy. The site currently contains a Residential land use designation on the Bozeman Community Plan future land use map, and the proposed amendment would change this designation on the entire site to Residential Emphasis Mixed Use (REMU). Refer to Appendix A of this report for descriptions of these designations and an explanation of the Bozeman Community Plan future land use map. Both the existing and proposed designations support primarily residential uses on the property. Both designations have implementing zoning districts which include authorizations for a variety of non-residential accessory, conditional, special, or principal uses. See Table C-16 below for more details on implementing districts. See municipal code Division 38.310 for the authorized uses in residential districts (Section 030) and for the authorized uses in the residential emphasis mixed use district (Section 040). In terms of whether the current proposal better responds to the needs of the general community and/or improves the growth policy, two primary questions arise: (1) Would the new designation better respond to the needs of the general community and/or improve the growth policy? (2) Would the intended land uses better respond to the needs of the general community and/or improve the growth policy? The property has several potential and existing points of access to public streets to the west, north, and east. These include Blackwood Road and S. 19th Avenue, arterial streets, and S. 11th Avenue, a collector street. Additional local street connections can also be extended from the site. The site is situated in a rapidly developing area dominated by residential subdivisions. Commercial centers are found approximately one mile to the north, but small community centers are not in close or convenient proximity to properly serve future residential development on this and immediately surrounding properties as the growth policy envisions. The City’s standard in the growth policy for smaller scale commercial service centers is approximately one-half mile radius spacing to enable ready
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). walking and biking access. Public comment on several other developments in the area but west of S. 19th Avenue over the past year noted the absence of and desire to have more convenient access to commercial services from residential developments. Particular emphasis in that public comment was on the desirability of services within walking distance.
Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options.
Rationale: Transportation and land use are closely connected. A center based development pattern is more land and resource efficient and supports the goals of community and neighborhood development and sustainability. Future growth will cause additional demand for and use of transportation facilities. A center based development pattern can reduce future demand.
Objective LU-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. Not all goals and objectives of the growth policy will be advanced with the proposed amendment. Some, such as the following, are applicable for any area being developed under any land use designation.
Objective T-1.4: Ensure that adequate interconnections are made throughout the transportation system to ensure a variety of alternatives for trip routing and reduce total travel distance.
Goal T-2: Ensure that a variety of travel options exist which allow safe, logical, and balanced transportation choices.
Rationale: Providing for a variety of travel options supports public health, reduces resource demand, and helps the City operate efficiently and cost effectively. Coordinated and cooperative efforts by all transportation system providers minimize the costs while maximizing benefits. There are improving transportation connections in the general area. Recent connection of Graf Street and S. 11th have established important links. These new street connections facilitate access to Montana State University and other destinations to the north. The development of adjacent property will include installation of sidewalks to support pedestrian connections. These improvements are planned and needed regardless of
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). whether the property is designated as REMU or Residential. Therefore, the amendment is neutral to these goals and objectives. The REMU designation implementing zoning districts support more intensive residential development as well as opportunities for commercial uses limited in size and type to be residentially compatible. The land use category description on page 3-10 says in part “The Residential [Emphasis] Mixed-Use category promotes neighborhoods with supporting services that are substantially dominated by housing.” Both Residential and REMU are primarily residential in nature. Therefore, the degree of change in allowed uses is much more modest than a change between Residential and a dominantly non-residential land use designation. REMU enables the option for neighborhood support commercial uses without having to predict the exact location at the growth policy level. The large size and level topography of the site is relatively free from significant development constraints and lends itself to a mixed-use development capable of providing a diverse mixture of land uses that could result in a functionally more self-sufficient area of the City, including adjacent properties, where residents can rely less upon the more central commercial hubs in Bozeman. This could result in less reliance upon automobile transportation and develop a sense of community and successful local businesses. Furthermore, in an area largely dominated by residential development, opportunities for such mixed-use, planned developments with commercial amenities of the scale appropriate for these types of communities are becoming rare. Few larger tracts able to be readily served with municipal infrastructure are available. Smaller areas tend to be consumed by limited building-type residential neighborhoods. Providing more diversity and commercial opportunities within large tract developments of the size and location of this property on the community plan future land use map is more reflective of the plan’s goals and land use principles (see pages 3-3 to 3-5 of the growth policy).
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.
Rationale: A sense of community is strengthened by distinctive areas which facilitate neighborhood identity. This is strengthened when essential services are available and encourage informal interactions. Full featured neighborhoods allow extensive interaction and build identity with a specific
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). part of the community. A sense of place does not prohibit change or continued evolution of the community. It also responds to the needs of a rapidly developing and evolving community, including not only the city of Bozeman as a whole, but also more local communities such as those adjacent areas and the one that could be developed on this property with a diverse mix of land uses. Furthermore, the surrounding neighborhoods could also be better served by future services and amenities to be developed in this new area proposed for REMU.
Goal C-1: Human Scale and Compatibility — Create a community composed of neighborhoods designed for the human scale and compatibility in which the streets and buildings are properly sized within their context, services and amenities are convenient, visually pleasing, and properly integrated.
Rationale: A community’s physical form, rather than its land uses, is its most enduring characteristic. We should design places for people as the primary user. Good design looks good and feels good. The spatial relationships in our environment in large part determine our experience of the place. Scale and context should be the beginning point of any discussion of community quality.
Objective C-1.1: - Expand design review programs citywide to ensure well designed spaces throughout the community.
Objective C-1.2: - Update design objectives to include guidelines for urban spaces and more dense development.
Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability.
Rationale: A community needs a variety of housing stock to accommodate the diversity in personal circumstances and preferences of its population. The type of housing required may be different throughout a person’s life. A healthy community has a wide range of citizens with differing age, education, economic condition, and other factors. Stable neighborhoods encourage reinvestment, both financial and emotional that strengthens and builds the community.
Objective 1.1 - Encourage and support the creation of a broad range of housing types in proximity to services and transportation options. The above goals and objectives have been implemented in revisions and updates to the City’s development standards. Provisions for urban open spaces, buildings oriented to the street, public parks, transitions of building height between zoning districts,
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). affordable housing, and many other elements addressing Goal C-1 are now minimum standards of the municipal code. Change from Residential to REMU will facilitate the opportunity for provision of additional services and amenities conveniently close to existing development (within the one-half mile standard noted above) and a diverse housing stock while not inserting more intensive uses into existing developed housing areas.
Goal C-3: Neighborhood Design – New neighborhoods shall be pedestrian oriented, contain a variety of housing types and densities, contain parks and other public spaces, have a commercial center and defined boundaries.
Rationale: Good neighborhoods allow choices in housing, recreation, modes of transportation, options for commerce, work, and entertainment while providing a healthy environment and a sense of place and identity that residents can call home. Neighborhoods are more expansive than individual subdivisions. As neighborhood design is described in Goal C-3 above, a diversity of zoning districts supporting a range of uses may be needed to address all the elements. Such a diversity is often developed through a combination of different subdivisions. The REMU land use designation is the designation that most easily addresses all the various elements. Table C-16 of the Bozeman Community Plan identifies the implementing zoning districts of the current and proposed land use designation. Both allow for several different zoning districts that authorized a wide range of possible future development. There are no zoning districts which are limited to only one type of development. All zoning districts under either the Residential or Residential Emphasis Mixed Use designations provide for a range of housing types, institutions, and commercial activities. The expansiveness and intensity allowed varies between districts. The change to REMU facilitates the potential for a variety of commercial services on the site but does not require them. Neither designation requires development to occur on any particular schedule or sequence.
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Black dots in each cell of the table indicate that an individual zoning district may implement
a particular plan category. The site is on either side of the planned location of Blackwood Road. Blackwood Road will connect S. 19th Avenue and S. 3rd Avenue. The intersection of Blackwood Road and S. 19th Avenue is the next likely location for a traffic signal on S. 19th. A future traffic signal will facilitate safe pedestrian crossing of the intersection. The proposed amendment advances goals and objectives of the Bozeman Community Plan including, but not limited to, those cited above. Section 2.1 of the growth policy identifies guiding principles used in the preparation of the Bozeman Community Plan. These include: Strives to achieve a fair and proper balance among conflicting interests, to protect the rights of citizens, and to affirm community values as they have been expressed by citizens and throughout the planning process. Realizes interrelated goals for land use, housing, transportation, environmental concerns, and economic development .
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). Public comments have been received expressing concerns about possible impacts to adjacent property owners if the requested amendment is approved. This type of concern is what the identified principles in 2.1 seek to address. A growth policy is a balance of many different views of what is good and appropriate for the community as a whole and smaller areas within it. The Neighborhoods land use principle on page 3-3 says in part: “There is strong public support for the preservation of existing neighborhoods and new development being part of a larger whole, rather than just anonymous subdivisions.” Without question, development of adjacent vacant property impacts already developed property. Those impacts may be negative, positive, or a mix of both negative and positive. Individuals may have divergent opinions on whether any development is an asset or injury depending on how they individually weight issues of concern. To give weight to all the various priorities of the community requires that not every issue be maximized to the detriment of others. As shown in the citation above and throughout the Bozeman Community Plan the City has many areas of interest and concern that must be considered. Advancing those goals as a whole may impact some citizens more than others. To enable consideration of possibly conflicting interests the City has established the growth policy amendment process and criteria. The process enables affected parties to express their support or concern, seek information, and be heard before any decision is made. This process enables consideration necessary to meet the required fair and proper balance, protect rights, and affirm community values. Future development of the property as REMU will address a greater range of the goals and objectives of the growth policy than the present designation of Residential. A review of the growth policy did not find elements that materially conflicted with the proposed amendment. Staff finds that the amendment improves the growth policy and better responds to the needs of the general community by providing the greater possibility of needed services in proximity to new and existing residential development.
2. The proposed amendment does not create inconsistencies within the growth
policy, either between the goals and the maps or between different goals and
objectives. Staff reviewed the growth policy goals and objective and future land use map. The proposed amendment to change 119.45 acres from Residential to Residential Emphasis
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). Mixed Use does not create any identified inconsistencies within the growth policy goals or between goals and maps. See discussion for Criterion 1. The change and subsequent annexation and rezoning would allow for mixed-use development applications to be pursued and reviewed by the City of Bozeman. Given this relatively large site’s proximity to the surrounding residential developments and commercial city growth to the north, and with the property being within the municipal service area boundaries and proposed for annexation into the city limits, the site is a logical location for the Residential Emphasis Mixed Use designation and the potential zone change to the city’s REMU zoning district. All future development must demonstrate compliance with all regulatory standards addressing transportation, parks, building design, and all other standards. The standards have been crafted and adopted to implement the goals and objectives of the growth policy. Therefore, compliance with the standards will ensure this criterion is met. 3. The proposed amendment must be consistent with the overall intent of the
growth policy. The overall intent of the growth policy is to proactively and creatively address issues of development and change while protecting public health, safety and welfare (page 1-1). If approved, the proposed amendment to the future land use map will allow the entirety of the project site to be considered for future applications that, if approved, would allow development of the currently intended mixed-use, residential-emphasis neighborhood with a goal toward diversity of housing types, commercial, service, and recreational amenities. The change will allow more space for neighborhood design that incorporates nodes of commercial development directed at the local neighborhood, with less day-to-day reliance upon the larger commercial hubs around Bozeman that are more distant. However, it must also be considered that the amendment is not bound to any currently proposed project but must be considered as adequate independent of any specific proposal. All implementing zoning districts for the REMU future land use designation limit and restrict the scope and intensity allowed for non-residential development and residential development. As discussed under Criterion 1, there is a greater correlation of the REMU to the goals, which implement the intent of the growth policy, than the present Residential designation.
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). The mixed-use development on the subject property is likely to support existing and future residential development by providing an economic base for the developing area. One of the seven key principles that the growth policy focuses on is the ‘center-based’ planning concept, which is intended to “strengthen a pattern of community development oriented on centers”. The proposed mixed-use designation of the site to accommodate the intended mix of appropriate land uses supports the overall intent of the growth policy. At this time, it is be noted that the growth policy’s description of ‘centers’ is based on the corollary principle of ‘compact’ development, discussed as follows in Chapter 3, page 3-4:
• Commercial activities in mutually reinforcing centralized areas provide:
o Increased business synergy.
o Greater convenience for people with shorter travel distances to a wide range of businesses.
o The opportunity to accomplish several tasks with a single trip.
o Facilitates the use of transportation alternatives to single occupant motor vehicles, with a corresponding reduction in traffic and road congestion and air quality impacts.
o Enables greater access to employment, services, and recreation with a reduced dependence on the automobile.
o Greater efficiencies in delivery of public services.
o Corresponding cost savings in both personal and commercial applications.
• The center-based concept is expected to require less land for actual business activities due to efficiency such as shared parking. It also changes the shape of the commercial areas. The center-based development pattern is supported in this plan by locating centers at the intersection of arterial and collector streets. Such locations allow not only immediately adjacent residents but also passing travelers to support the commercial activities. Centers are further supported through careful location of higher density housing in a manner that provides support for commercial operations while providing amenities to residents. REMU supports the mixed use approach described above. By itself, the REMU land use designation does not compel construction of mixed uses. Implementing zoning will be considered as part of the annexation and zoning map amendment process. Selection of zoning districts will further support the ability to carry through on the intent of the REMU district. Zoning provides options but also does not compel construction of a specific building types. However, both the land use designation of the growth policy and the
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). intent statements of the implementing zoning influence the design and review of any proposed subdivision or site development. REMU provides a greater scope for non-residential uses while maintaining a primarily residential nature. The area of this amendment is large enough to provide locations on street classification adequate to support both residential and non-residential traffic. Intersections of significant streets are more suitable locations as they enable trip chaining and trip capture of passing vehicles. This supports lower travel demand. Commercially successful businesses require adequate customers. REMU designation of larger areas in conjunction with good street connectivity is more likely to enable the critical mass of customers needed to support commercial success. By providing for sufficient space for a mixed-use development capable of providing a mixture of housing types, price points and supporting commercial and recreational opportunities, the proposed change in land use designation from Residential to Residential Emphasis Mixed Use will be consistent with the overall intent of the growth policy.
4. The proposed amendment will not adversely affect the community as a whole
or significant portion by:
a) Significantly altering land use patterns and principles in a manner contrary to
those established by this plan, No, the proposed map amendment does not significantly alter land use patterns from those established by the plan. The existing land use designation is Residential and the proposed land use designation is Residential Emphasis Mixed Use. The amendment expands opportunity for non-residential uses that better support the ‘center’ based planning concept and more self-reliant communities. Residential Emphasis Mixed Use zoning district limits non-residential uses to not more than 30% of total floor area in the district. The other implementing zoning districts, see Table C-16 above, are significantly similar and provide for a mix of residential and non-residential uses. The primary use of land under either designation remains residential. There are opportunities for non-residential and institutional uses within either designation. This provides for an emphasis on residential uses while providing for commercial uses to serve the neighborhood. While the change from Residential to Residential Emphasis Mixed Use could seemingly result in less opportunity for needed housing,
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). the additional flexibility supported in development standards should offset any impacts. The implementing zoning designations for both designations as shown on Table C-16 above have significant overlapping options. Five of the six implementing zoning districts for REMU are also implementing districts for the Residential designation. Although there is a change in designation, Staff finds the change will not significantly alter the land use pattern contrary to the Bozeman Community Plan. As discussed in Criterion 1, the amendment advances goals and principles of the growth policy and therefore is not contrary to the growth policy. b) Requiring unmitigated larger or more expensive improvements to streets, water,
sewer, or other public facilities or services, thereby impacting development of
other lands, No negative impacts to other lands or the community are anticipated as a result of the proposed growth policy amendment. The site is provided multiple access points to established public roads and is within the planned service area for municipal utilities. The water, sewer, and transportation facility plans broadly identify various improvements needed to serve the area. These will be needed with either the current designation or the proposed amendment to the future land use map. Connection of major streets such as Blackwood Road or looping of large diameter water lines are examples of such improvements and will occur with any proposed development. All residential development regardless of land use designation or zoning district must mitigate park impacts. Therefore required improvements are not unmitigated nor will negatively impact development of other lands. A wide range of possible intensity of development can occur depending on the implementing zoning district applied. All zoning districts have a significant variety of development possibilities. Therefore, exact needs for future infrastructure cannot be predicted at this time. Future development requires municipal review for any additional impacts and will be evaluated at that time. Therefore, there is no evidence that unmitigated improvements will be required as a result of this amendment. c) Adversely impact existing uses because of unmitigated greater than anticipated
impacts on facilities and services, No adverse impacts have been identified at this time. Residential uses will be the dominant use for the site under either the present designation or the proposed
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). amendment. Additional review will occur during site development and mitigation of any potentially adverse impacts will be addressed at that time, as required by municipal code. This approach enables mitigation to be proportionate to the proposed development as required by law.
d) Negatively affect the livability of the area or the health and safety of the
residents. The change from a farm field to urban development will change the character of the site. The additional development will create additional traffic, noise, and other impacts inherent in the presence of people. These changes will affect adjacent residents who have had a less intense farm use next to them for a long time. These changes will occur regardless of the land use designation. What may be different is the scope of the changes. Designation of this site as Residential Emphasis Mixed Use will provide more opportunity for commercial uses on the property while still allowing appropriate residential uses as the greatest part of a mixed-use development. The exact mix and nature will be influenced by the future decision of an implementing zoning district. If the project is designed appropriately, it can remain compatible with surrounding land uses and should not negatively affect the livability of the area or the health and safety of residents. The land use change allows for additional opportunity for a mixed-use neighborhood with conveniently located commercial uses and employment opportunities to meet the expanding demands of the new neighborhood and growing surrounding neighborhoods in an area that is appropriate and compatible for such uses. The standards for mitigating development impacts contained in Chapter 38 of the municipal code remain in place for either designation. These have been adopted to protect health and safety and also to protect livability of the community. Therefore, staff does not find any negative affects to this criterion.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is currently outside the Bozeman city limits and is zoned by Gallatin County as AS (Agriculture - Suburban District) per the Gallatin County / Bozeman Area Zoning District Map certified 11-16-2018. The applicants have also applied for annexation into the Bozeman city limits and an initial Zone Map Amendment (ZMA). The ZMA application will be reviewed by the Zoning
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA). Commission at a public hearing on a date to be scheduled. The Annexation proposal and ZMA application is anticipated to be reviewed by the City Commission at a public hearing on June 15, 2020. The property has historically been used agriculturally for crop production, and is a field with the exception of a small, agricultural grain storage building in the southwest corner.
Adopted Growth Policy Designations: The following designations are applicable to this application.
Existing – Residential. The growth policy description of this category is: “This category
designates places where the primary activity is urban density dwellings. Other uses which
complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be
established in close proximity to commercial centers to facilitate the provision of services and
employment opportunities to persons without requiring the use of an automobile.
Implementation of this category by residential zoning should provide for and coordinate
intensive residential uses in proximity to commercial centers. The residential designation
indicates that it is expected that development will occur within municipal boundaries, which
may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32 dwellings
per net acre. A higher density may be considered in some locations and circumstances. A variety
of housing types can be blended to achieve the desired density. Large areas of single type
housing are discouraged. In limited instances the strong presence of constraints and natural
features such as floodplains may cause an area to be designated for development at a lower
density than normally expected within this category. All residential housing should be arranged
with consideration of compatibility with adjacent development, natural constraints such as
watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman
growth policy. The residential designation is intended to provide the primary locations for
additional housing within the planning area.”
Proposed – Residential Emphasis Mixed Use. The growth policy category description reads: “The Residential Mixed-Use category promotes neighborhoods with supporting services
that are substantially dominated by housing. A diversity of residential housing types should be
built on the majority of any area within this category. Housing choice for a variety of households
is desired and can include attached and small detached single-household dwellings,
apartments, and live-work units. Residences should be included on the upper floors of buildings
with ground floor commercial uses. Variation in building massing, height, and other design
characteristics should contribute to a complete and interesting streetscape and may be larger
than in the Residential category.
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground
floor. All uses should complement existing and planned residential uses. Non-residential uses
are expected to be pedestrian oriented and emphasize the human scale with modulation as
needed in larger structures. Stand alone, large, non-residential uses are discouraged. Non-
residential spaces should provide an interesting pedestrian experience with quality urban
design for buildings, sites, and open spaces.
This category is implemented at different scales. The details of implementing standards will
vary with the scale. The category is appropriate near commercial centers and larger areas
should have access on collector and arterial streets. Multi-household higher density urban
development is expected. Any development within this category should have a well integrated
transportation and open space network which encourages pedestrian activity and provides
ready access within and to adjacent development.”
Future Land Use Map. The growth policy states, “[The future land use map] is a synthesis of
many different ideas, public input, existing conditions, and existing and desired land use
patterns for the future. The map is the visual representation of the land use patterns and ideas
discussed in this chapter, and elsewhere throughout this document. The map shows in a very
broad manner acceptable uses and locations throughout the community. It does not represent
a commitment by the City to approve every development proposed within each category.
Neither does a designation indicate that a property is free from constraints to development.
The map and other elements of this plan must be weighed and evaluated in conjunction with
the specific details of a proposed project which are beyond the scope of this plan but will be
addressed through the implementation tools discussed in Chapter 16 and Appendix I. The
provisions of any intergovernmental agreement between the City and County regarding land
use will influence the final development pattern with the defined planning area…
This plan looks at a twenty-year horizon as well as the current situation, so it is to be expected
that some areas which are not in conformance with the plan will be identified. This plan
recognizes the presence of these uses without specifically mapping or otherwise identifying
them. It is desired that these anomalies be resolved over the term of this plan so that the land
use pattern identified herein may be completed.”
Table C-16 Zoning Correlation With Land Use Categories
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Black dots in each cell of the table indicate that an individual zoning district may implement a
particular plan category.
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description A growth policy amendment proposal to revise the future land use map from Residential to Residential Emphasis Mixed Use on 119.45 acres. The GPA application elaborates on the project as follows:
“Succinctly, Blackwood Groves is envisioned as a walkable, lifestyle-oriented, mixed-use
community, which consists of a diverse set of residents with a range of income and
demographics, that also provides amenities and services to all surrounding neighborhoods.
The Property, approximately 2.5 miles south of Downtown Bozeman, is situated with
panoramic views to the Bridger Range to the north, Gallatin Range to the east, Spanish
Peaks to the south, and Madison Range to the west. The community is specifically planned
to embrace the Property’s proximity, natural features and stunning vistas to create a public
realm that is seamlessly connected to greater Bozeman and distinct in its inherent
walkability and sense of place. The neighborhood will live around a dynamic center that is
planned to serve as a hub of community-oriented amenities such as restaurants, retail and
commercial services, entertainment and recreational activities. This mixed-use hub of
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
amenities and services will be surrounded by a variety of housing types and price points,
specifically intended to encourage a diverse and dynamic mix of residents with a range of
demographics and income levels. This is of particular importance given the proximity of
significant education centers to the Property – namely Sacajawea Middle School, Morning
Star Elementary and Montana State University. The residential and mixed-use town center
neighborhoods within the Property are envisioned to be interconnected by a series of parks,
plazas, natural open spaces and biking/hiking trails that celebrate the connection to the
outdoors and encourage vehicles to be used as a last resort – instead of the first (or more
often, the only) option. This series of multi-modal connections throughout the Property,
along with well-planned and activated streetscapes, are intended to encourage a social
atmosphere within the community.” It is expected that further details of the project plans, design and associated infrastructure improvements will be provided with future development applications that will be submitted to the City of Bozeman for review if the growth policy amendment is approved. Approval of the requested growth policy amendment is not dependent on and does not guarantee completion of the project as described above.
APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was sent via US first class mail to the owners of the subject property and all owners of property located within 200 feet of the perimeter of the site. The project site was posted with a copy of the notice in two locations: along S. 19th Ave. and at the terminus of S. 11th Ave. The notice was published in the Legal Ads section of the Bozeman
Daily Chronicle on March 1 and 14, 2020. The Planning Board public hearing was scheduled for March 17, 2020. Due to meeting closures for COVID-19, the March 17th meeting was cancelled. The meetings were rescheduled and new notices published on May 9th, 17th, and 31st, 2020 and posted on site and mailed first class to landowners within 200 feet of the site. Written public comments have been received regarding this project. Written comments are available at http://weblink.bozeman.net/WebLink8/0/fol/210983/Row1.aspx. The comments given orally to the Planning Board are available through the web link in the Executive Summary. Some commenters merged comments on this growth policy amendment, the zone map amendment application 20-020 which follows this growth policy amendment, and edits proposed on adjacent property as part of the overall growth policy update.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Blackwood Land Fund LLC, 140 Village Crossing Way, Unit 3B, Bozeman, MT, 59715
Applicant: Bridger Builders, 115 West Kagy Blvd., Suite L, Bozeman, MT, 59715
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20-021, Staff Report for the Blackwood Grove Growth Policy Amendment (GPA).
Representative: C&H Engineering and Surveying, Inc. (contact: Matt Hausauer), 1091 Stoneridge Drive, Bozeman, MT, 59718
Report By: Chris Saunders, AICP, Community Development Manager
FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this growth policy 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. Resolution 5176 and exhibit map Application materials
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RESOLUTION NO. 5176
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN,
MONTANA, TO ADOPT AN AMENDMENT TO FIGURE 3-1 OF THE BOZEMAN
COMMUNITY PLAN BY THE BLACKWOOD GROVES GROWTH POLICY
AMENDMENT AMENDING THE FUTURE LAND USE MAP FROM RESIDENTIAL TO
RESIDENTIAL EMPHASIS MIXED USE, APPLICATION 20020.
WHEREAS, the City of Bozeman has had a comprehensive plan (growth policy) since
1958, and
WHEREAS, the City of Bozeman adopted its growth policy, known as the Bozeman
Community Plan, through Resolution 4163 on June 1, 2009; and
WHEREAS, an application has been received to amend Figure 3-1, the future land use
map of the growth policy; and
WHEREAS, the Bozeman Community Plan, Section 17.4, establishes criteria for
amending the document; and
WHEREAS, on February 10, 2020, the Bozeman City Commission adopted Resolution
No. 5149, a Resolution of Intent to modify Figure 3-1 of the Bozeman Community Plan as
requested by the applicant; and
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WHEREAS, in accordance with 76-1-602, MCA, on May 19, 2020 the Bozeman Planning
Board conducted a public hearing to receive and review all written and oral testimony on the
growth policy amendment application; and
WHEREAS, following the public hearing, the Planning Board recommended amendment
of the growth policy as requested by the applicant; and
WHEREAS, on June 8, 2020 the City Commission conducted a public hearing prior to
taking any action to adopt or revise a growth policy; and
WHEREAS, following the public hearing, the City Commission passed a motion to
approve modification of Figure 3-1 as requested by the applicant.
NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of
Bozeman, Montana, that:
Section 1
In accordance with the requirements of Section 76-1-604 MCA, application No. 20020, the
Blackwood Groves application for amendment and revision to the Bozeman Community Plan
Figure 3-1, is hereby approved. The amendment changes the designation from Residential to
Residential Emphasis Mixed Use on 119.4624 acres more or less. The property consists of one
parcel of land described as:
The South Half of the Southwest Quarter of Section 24 and the North Half of the North Half of
the Northwest Quarter of Section 25, all in T. 2 S., R. 5 E. of P.M.M., Gallatin County, Montana, Excepting therefrom that portion conveyed to the State of Montana in Bargain and Sale Deed, recorded November 5, 1963 in Book 144 of Deeds, Page 148. Said property is further described as follows:
Beginning at the center-south one-sixteenth corner of said Section 24; thence southerly 181°24'39", assumed azimuth from north, 1316.63 feet along the east line of the Southwest Quarter of said Section 24; thence southerly 181°44'45" azimuth, 666.45 feet along the east line of the Northwest Quarter of said Section 25; thence westerly 269°57'02" azimuth, 2599.67 feet along the south line of the North Half of the North Half of the Northwest Quarter of said Section 25, to
the east right of way line of South 19th Avenue, State Project S 243(1); thence northerly 001°09'12"
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Resolution 51769,Blackwood Groves Growth Policy Amendment
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azimuth, 664.57 feet along the East right of way line of said South 19th Avenue; thence northerly
000°02'23" azimuth, 1331.71 feet along the east right of way line of said South 19th Avenue; thence easterly 090°15'00" azimuth, 1300.25 feet along the north line of the South Half of the Southwest Quarter of said Section 24; thence easterly 090°15'03" azimuth, 1337.87 feet along said north line to the point of beginning.
Said area being 119.4624 acres more or less, along with and subject to all easements of record or apparent on the ground.
Section 2
A public hearing was advertised and conducted on June 8, 2020 for the purpose of
receiving public testimony on application 20020, the Blackwood Groves Growth Policy
Amendment to Figure 3-1 of the Bozeman Community Plan. Written and oral public comment
was received and considered during Commission deliberations prior to the vote to approve.
PASSED, ADOPTED, AND APPROVED by the City Commission of the City of
Bozeman, Montana, at a regular session thereof held on the 8th day of June, 2020.
___________________________________
CHRIS MEHL
Mayor
ATTEST:
__________________________________
MIKE MAAS
City Clerk
APPROVED AS TO FORM:
___________________________________
GREG SULLIVAN
City Attorney
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A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS 115
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS 116
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GPA
Growth Policy Amendment Required Materials GPA Page 1 of 2 Revision Date 1-8-19
Required Forms: A1, N1 Recommended Forms: Required Forms:
GROWTH POLICY AMENDMENT REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets. Complete and signed development review application form A1 Plan sets that include all items required in the growth policy amendment checklist below Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans 2 digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drive. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1 and materials APPLICATION FEE Base fee: $3,079 Plus: $32 per acre if map amendment Application types and fees are cumulative. GROWTH POLICY AMENDMENT CHECKLIST Amendment type: Text Amendment Map Amendment 1. A thorough project narrative including a detailed response to the following: a. Does the proposed amendment cure a deficiency in the growth policy or result in an improved growth policy which better responds to the needs of the general community? How? b. Does the proposed amendment create inconsistencies within the growth policy, either between the goals and the map or between goals? Why not? If inconsistencies are identified then additional changes must be provided to remove the inconsistencies. c. Is the proposed amendment consistent with the overall intent of the growth policy? How? d. Does the proposed amendment adversely affect the community as a whole or significant portion by: i. Significantly altering acceptable existing and future land use patterns, as defined in the text and maps of the plan? How does it not? ii. Requiring unmitigated larger and more expensive improvements to streets, water, sewer, or other public facilities or services and which, therefore, may impact development of other lands? How does it not? iii. Adversely impacting existing uses because of unmitigated greater than anticipated impacts on facilities and services? How does it not? iv. Negatively affecting the livability of the area of the health and safety of residents? How does it not?
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Growth Policy Amendment Required Materials GPA Page 2 of 2 Revision Date 1-8-19
Required Forms: A1, N1 Recommended Forms: Required Forms:
2. If text amendment provide language to be removed from the growth policy in strikeout format on the original pages, if new text is proposed provide new text and location to be inserted into the growth policy. 3. If map amendment, provide an exhibit of the property to be modified. Provide existing land use designation and the proposed land use designation. The exhibit should include the legal limits of the property and size in square feet and acreage. 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
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Growth Policy Amendment
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I. PROJECT OVERVIEW
Bridger Builders (“Applicant”) is requesting the annexation and an initial zone map
amendment for 119.45 acres of land generally located to the south and west of the current
terminus of S. 11th Avenue. The subject property (the “Property” or “Blackwood Groves”) is
currently zoned Agriculture – Suburban (AS) and lies within the Gallatin County “donut”
surrounding the City.
The Annexation, Growth Policy Amendment (GPA) and Initial Zone Map Amendment
(ZMA) applications request the annexation of the entire property into the City of Bozeman
and initiation of a Zone Map Amendment for a Residential Emphasis Mixed-Use (REMU)
zoning designation. The City of Bozeman’s draft Community Plan’s Future Land Use Map –
dated October 17, 2019 – proposes to amend the land use category for the entire Property to
Residential Mixed-Use, which is consistent with the Applicant’s request.
Succinctly, Blackwood Groves is envisioned as a walkable, lifestyle-oriented, mixed-use
community, which consists of a diverse set of residents with a range of income and
demographics, that also provides amenities and services to all surrounding neighborhoods.
The Property, approximately 2.5 miles south of Downtown Bozeman, is situated with
panoramic views to the Bridger Range to the north, Gallatin Range to the east, Spanish Peaks
to the south, and Madison Range to the west. The community is specifically planned to
embrace the Property’s proximity, natural features and stunning vistas to create a public
realm that is seamlessly connected to greater Bozeman and distinct in its inherent walkability
and sense of place. The neighborhood will live around a dynamic center that is planned to
serve as a hub of community-oriented amenities such as restaurants, retail and commercial
services, entertainment and recreational activities. This mixed-use hub of amenities and
services will be surrounded by a variety of housing types and price points, specifically
intended to encourage a diverse and dynamic mix of residents with a range of demographics
and income levels. This is of particular importance given the proximity of significant
education centers to the Property – namely Sacajawea Middle School, Morning Star
Elementary and Montana State University. The residential and mixed-use town center
neighborhoods within the Property are envisioned to be interconnected by a series of parks,
plazas, natural open spaces and biking/hiking trails that celebrate the connection to the
outdoors and encourage vehicles to be used as a last resort – instead of the first (or more
often, the only) option. This series of multi-modal connections throughout the Property,
along with well-planned and activated streetscapes, are intended to encourage a social
atmosphere within the community.
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II. RESPONSE TO GROWTH POLICY AMENDMENT CHECKLIST
Below are responses to the GPA criteria that address how the project site relates to and meets
the criteria outlined for GPAs.
A. Does the proposed amendment cure a deficiency in the growth policy or result in an
improved growth policy which better responds to the needs of the general
community? How?
Yes. In Bozeman’s 2009 Community Plan, it states that a primary goal and strategy
guiding growth is to create neighborhoods that “can once again be centers of social
activity and interaction. Traffic congestion and air quality impacts can be reduced. Other
aspects of this new paradigm include increased acceptance of mixed-use projects, higher
residential densities, and pedestrian-friendly site development.”
Unfortunately, this has not been achieved under the 2009 Growth Plan for this southern
area of Bozeman. The area south of Kagy lacks any significant commercial services, and
certainly lacks anything that would be considered walkable for residents. In addition,
existing neighborhoods are largely homogeneous in regards to product type, with single
family homes comprising nearly 83% of the market within a mile of this site. Projects
that include 10 or more units comprise just ~13% of the market within a mile. This has
created a wide area of single-family subdivisions that are not dense, and a lifestyle that
forces residents to solely rely on motor vehicles to reach amenities and services.
City staff has recognized this need and recently designated the Property as Residential
Mixed Use within the current draft of the City’s 2019 Community Plan. Principles
applied within this plan include integrating “residential and commercial land use
activities, multimodal transportation, and open spaces” and a “variety in housing and
employment opportunities is essential for a healthy community.” Each of these principles
are captured within the goals of the Residential Mixed-Use growth designation and
REMU zoning designations, which allows the Property and this specific zoning
designation to cure an existing deficiency in the 2009 Community Plan for this area of
Bozeman.
B. Does the proposed amendment create inconsistencies within the growth policy,
either between the goals and the map or between goals? Why not? If inconsistencies
are identified then additional changes must be provided to remove inconsistencies.
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The current plan governing the subject parcel (the 2009 Community Plan) includes a
residential designation for the Property. However, the proposed Residential Mixed-Use
designation is fully consistent with the current City staff’s recommendations as reflected
in the Future Land Use Plan as part of the Community Plan update to be reviewed by
Council in early 2020. Importantly, designating this property as Residential Mixed Use
aligns with the broader goals of both the 2009 and 2019 Community Plans.
C. Is the proposed amendment consistent with the overall intent of the growth policy?
How?
Yes; the current growth policy includes the Property and designates it as residential. The
update to the Community Plan describes the development of connected residential
neighborhoods with access to goods and services entirely consistent with the proposed
Residential Mixed-Use designation. One purpose of the 2009 Community Plan was to be
“committed to maintaining [Bozeman’s] quality environment and community character
so that it may be enjoyed for many years to come.” This goal will not only be preserved
in the updated designation, but this project will enhance the character of this community
dramatically by establishing a self-sustaining community drawing on assets of the land it
is built on and by emphasizing important open space connections that will create a
pedestrian-oriented environment with a rich, active public realm.
According to the 2009 Community Plan, the City’s mission is to “maintain Bozeman as a
desirable and sustainable place to live, work, and play within a diverse and rich natural
environment.” As this southern area of the City has developed, it has forced residents to
become solely reliant on motor vehicles to access commercial services. By adopting the
Residential Mixed-Use designation and incorporating the Property with REMU zoning, a
sustainable, diverse, and rich environment will emerge.
D. Does the proposed amendment adversely affect the community as a whole or
significant portion by:
i. Significantly altering acceptable existing and future land use patterns, as
defined in the text and maps of the plan? How does it not?
The proposed amendment does not significantly alter the current growth plan
expectations or land use patterns. In fact, it supports the expectations carried by
the growth plan for continued neighborhood-scale development to the south of
current city boundaries between 19th Avenue and 11th Avenue. The Residential
Mixed-Use designation for the Property helps to solve a number of goals outlined
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in the 2009 Community Plan and expanded upon in the 2019 Community Plan,
which were not fully achieved under the prior growth plan.
Within the 2009 Community Plan, under its land use goals it states “a sense of
community is strengthened by distinctive areas which facilitate neighborhood
identity. This is strengthened when essential services are available […]. Full
featured neighborhoods allow extensive interaction and build identity with a
specific part of the community. A sense of place does not prohibit change or
continued evolution of the community.” This is exactly what the Residential
Mixed-Use designation is attempting to achieve. It seeks to blend with the
existing residential neighborhoods while evolving and adapting as the community
grows and the community’s desires for walkability and connectivity changes.
This vision has been accelerated within the draft 2019 Community Plan, which
states “community development oriented on centers of employment and activity
shorten travel distances and encourage multi-modal transportation, increase
business synergies, and permit greater efficiencies in the delivery of public
services.” With Residential Mixed-Use designation and REMU zoning, these
goals can be achieved through a community that is more connected, more
walkable, and more diverse.
ii. Requiring unmitigated larger and more expensive improvements to streets,
water, sewer, or other public facilities or services and which, therefore, may
impact development of other lands? How does it not?
The proposed growth policy amendment will not require larger and more
expensive improvements to streets, water, sewer, or other public facilities. The
proposed Residential Mixed-Use designation will be adequately served by
existing services, and future services as identified in the 2015 Wastewater Facility
Plan, 2015 Water Facility Plan, and 2019 Transportation Master Plan. The project
will extend City facilities to surrounding properties which will improve the ability
of other lands to develop in the future.
iii. Adversely impacting existing uses because of unmitigated greater than
anticipated impacts on facilities and services? How does it not?
Adequate infrastructure and emergency services exist to serve this property.
o Education. The Property is anticipated to be within the following school
boundaries: Morning Star Elementary School (less than 1 mile by vehicle, 0.4
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miles by existing trail system); Sacajawea Middle School (immediately
adjacent to the east property boundary); and the existing Bozeman High
School (2.8 miles by vehicle).
o Fire. Bozeman Fire Station No. 2 on South 19th Avenue is 2.2 miles from the
property (a six-minute drive directly along 19th Avenue). The City of
Bozeman owns a 2.28-acre parcel at the southwest corner of the Graf Street
and 19th Avenue intersection. It is understood that this parcel will be
developed as a future City of Bozeman Fire Station once conditions warrant.
This future fire station would be less than one half mile from the subject
property.
o Water. The existing 16” water main on the property will provide water service
for future development.
o Sanitary Sewer. A sanitary sewer main is readily accessible from South 15th
Avenue at the parcel’s north property line. The 2015 Wastewater Facilities
Plan recommends that the Property be serviced by the Davis-Fowler
interceptor which currently terminates as an 18” PVC main at the intersection
of South 19th Avenue and Graf Street. This interceptor is currently operating
at less than 50% of its maximum capacity according to the 2015 Wastewater
Facilities Plan.
o On-Going Development. The Applicant will be required to demonstrate
adequate provision of public services, parkland development, natural resource
protection and other required improvements as it continues to develop the
Property.
iv. Negatively affecting the livability of the area of the health and safety of
residents? How does it not?
The proposed amendment will improve the livability and the health and safety of
residents by creating continuity of transportation, open space and land use
connections to south Bozeman, as well as providing area residents with retail,
commercial and employment services that will reduce the distance of access to
these amenities currently experienced by the surrounding neighborhoods.
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