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HomeMy WebLinkAboutNarrative_Annex and ZMA_Blackwood Groves _UPDATE 05.08.2020 BLACKWOOD GROVES |Bozeman, Montana Annexation & Zone Map Amendment BLACKWOOD GROVES Annexation & Zone Map Amendment Page 2 of 17 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. BLACKWOOD GROVES Annexation & Zone Map Amendment Page 3 of 17 II. ANNEXATION CHECKLIST The Applicant understands and appreciates that the annexation of a property is subject to the goals and policies established by Commission Resolution No. 4400. These goals and policies are outlined and addressed below. In addition, the Annexation Map, Zone Map Amendment, and Growth Policy Amendment Exhibits are included with this application for further reference. Annexation Goals 1. The City of Bozeman encourages annexations of land contiguous to the City. The Property is generally located to the south and west of the existing terminus of S. 11th Avenue and sits directly south of Alder Creek Subdivision. Sacajawea Middle School comprises the majority of the eastern boundary and S. 19th Ave acts as the western boundary. The property is fully contiguous to Bozeman City Limits to the north, and roughly 66% contiguous to City Limits on the east and west property lines. 2. The City encourages all areas that are totally surrounded by the City to annex. While the parcel is not wholly surrounded by the City, the Property has over 9,200 feet of perimeter directly adjacent to the City, with 100% of its northern property line adjacent to the City and 66% of its eastern and western property lines adjacent to the City. The Property is currently bordered by residential properties of varying densities to the north and west, Sacajawea Middle School to the east, and agricultural lands to the south and southwest. 3. The City encourages all properties currently contracting with the City for City services such as water, sanitary sewer, and/or fire protection to annex. The Property has no existing structures or facilities that utilize City services for water, sanitary sewer, and/or fire protection. The Property does, however, have an existing 16” water main that runs through the future S. 11th Avenue and Blackwood Road extensions. This water main was installed as part of the Meadow Creek Subdivision off-site improvements to provide a loop to the existing City water system network. This water main was accepted by the City and is currently operational. 4. The City of Bozeman requires annexation of all land proposed for development lying within the existing and planned service area of the municipal water and sewer BLACKWOOD GROVES Annexation & Zone Map Amendment Page 4 of 17 systems as depicted in their respective facility plans, any land proposed for development that proposes to utilize municipal water or sewer systems. The Property is located within the proposed urban growth area and service boundary of the existing sewer system identified in the Bozeman Growth Policy. 5. The City encourages annexations within the urban area identified on the future land use map in the current Bozeman Growth Policy. The Property is located within the proposed urban growth area and is a logical extension of the City with multiple street, trail and open space connections to existing neighborhoods. 6. The City of Bozeman encourages annexations to make the City boundaries more regular rather than creating irregular extensions which leave unannexed gaps between annexed areas or islands of annexed or unannexed land. The Property is currently bordered by the City on three sides – the north, east and west. With 100% of its northern property line adjacent to the City and 66% of its eastern and western property lines adjacent to the City, the annexation of the Property would eliminate the existing gap between City boundaries. Currently, the City boundaries turn north when it meets the Property to both the east and west. Through annexation, this gap would be eliminated, filling in the area between current City limit boundaries. No gaps would be created, and the resulting boundaries would be more regular than what exists today. 7. The City of Bozeman encourages annexations which will enhance the existing traffic circulation system or provide for circulation systems that do not exist at the present time. Through the annexation and development process for the Property, important collector streets will be extended and connected. Currently, 11th Avenue, along with a number of other local streets, dead end at the southern border of Alder Creek subdivision. In the development process, each of these streets will be extended south and connected to a greater street network. Blackwood Road (a collector street) and Cambridge Drive are two east-west streets that also currently end at the Property. These streets will also be extended across the property and connected to local and collector streets, thus eliminating several existing dead ends and allowing for enhanced traffic flow, circulation, and connectivity. BLACKWOOD GROVES Annexation & Zone Map Amendment Page 5 of 17 8. The City prefers annexation of parcels of land larger than five (5) acres in size, but will allow annexation of smaller parcels if factors such as topographic limitations, sanitary disposal needs, fire access, maintenance of public facilities, etc., justify a smaller annexation. The property is 119.4524 acres, well above the 5-acre threshold. 9. The City seeks to obtain water rights adequate for future development of the property with annexation. The Applicant agrees to provide water rights as the project is developed. 10. The City of Bozeman encourages annexations for City provision of clean treated water and sanitary sewer. Annexation of the Property will result in extending City water and sanitary sewer services as well as a comprehensive stormwater management plan. Annexation Policies 1. Annexations must include dedication of all easements for rights-of-way for collector and arterial streets, adjacent local streets, public water, sanitary sewer, or storm or sewer mains, and Class I public trails not within the right of way for arterial or collector streets. Annexations must also include waivers of right to protest the creation of special or improvement districts necessary to provide the essential services for future development of the City. The Applicant understands the requirements of annexation and each of the adopted policies associated with annexation. The Applicant is willing to dedicate any required easements and rights-of-way, sign waivers of right to protest for future SIDs, and transfer usable water rights as the property is developed. 2. Issues pertaining to master planning and zoning must be addressed prior to or in conjunction with the application for annexation. A Growth Policy Amendment accompanies this application. The City is currently in the process of updating the Growth Policy and Future Land Use Map. The draft policy and map updates include the Property within the growth area and identifies the City’s BLACKWOOD GROVES Annexation & Zone Map Amendment Page 6 of 17 preferred zoning as REMU. The Applicant’s request for initial zoning of REMU is consistent with the City’s Growth Policy expectations. Responses to the ZMA criteria are addressed in the next section. 3. The application for annexation must be in conformance with the current Bozeman Growth Policy. If a Growth Policy Amendment is necessary to accommodate anticipated uses, the amendment process must be initiated by the property owner and completed prior to any action for approval of the application for annexation. A Growth Policy Amendment accompanies this application. The City is currently in the process of updating the Growth Policy and Future Land Use Map. The draft policy and map updates include the Property within the growth area and identifies the City’s preferred zoning as REMU. The Applicant’s request for initial zoning of REMU is consistent with the City’s Growth Policy expectations. 4. Initial zoning classification of the property to be annexed will be determined by the City Commission, in compliance with the Bozeman Growth Policy and upon a recommendation of the City Zoning Commission, simultaneously with review of the annexation petition. The Applicant’s request for initial zoning of REMU is consistent with the City’s Growth Policy expectations. Responses to the ZMA criteria are addressed in the next section and a Growth Policy Amendment accompanies this application. The City is currently in the process of updating the Growth Policy and Future Land Use Map. The draft policy and map updates include the Property within the growth area and identifies the City’s preferred zoning as REMU, which is consistent with the Applicant’s request. 5. The applicant must indicate their preferred zoning classification as part of the annexation petition. The Applicant is requesting initial zoning of REMU, consistent with the City’s Growth Policy expectations. Responses to the ZMA criteria are addressed in the next section. The City is currently in the process of updating the Growth Policy and Future Land Use Map. The draft policy and map updates include the Property within the growth area and identifies the City’s preferred zoning as REMU, consistent with Applicant’s request. 6. Fees for annexation processing will be established by the City Commission. BLACKWOOD GROVES Annexation & Zone Map Amendment Page 7 of 17 The applicant understands that there is a fee associated with the annexation and zoning of this parcel. 7. It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards. The Property is currently accessed via S. 19th Avenue, a paved principal arterial street; S. 11th Avenue, a paved collector street; Spring Ridge Drive, a paved local street; South 15th Avenue, a paved local street; and Cambridge Drive, a paved local street. The Applicant intends to construct all future streets to and within the Property in compliance with the City’s street standards. 8. Prior to annexation of property, the City will require the property owner to acquire adequate and useable water rights, or an appropriate fee in lieu thereof, in accordance with Section 38.410.130 of the municipal code, as amended. The Applicant agrees to provide water rights as the project is developed. 9. Infrastructure and emergency services for an area proposed for annexation will be reviewed for the health, safety and welfare of the public and conformance with the City’s adopted facility plans. If the City determines adequate services cannot be provided to ensure public health, safety and welfare, the City may require the property owner to provide a written plan for accommodation of these services, or the City may reject the petition for annexation. Additionally, the parcel to be annexed may only be provided sanitary sewer service via the applicable drainage basin defined in the City Wastewater Collection Facilities Plan. Adequate infrastructure and emergency services currently exist to serve the Property. - 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. - Water. The existing 16” water main on the Property will provide water service for future development. - Sanitary Sewer. A sanitary sewer main is readily accessible from South 15th Avenue at the Property’s northern property line. The 2015 Wastewater Facilities Plan BLACKWOOD GROVES Annexation & Zone Map Amendment Page 8 of 17 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. - Transportation Infrastructure. Multiple transportation network connections exist to this parcel as mentioned in item #4 above. 10. The City may require annexation of any contiguous property for which city services are requested or for which city services are currently being provided. In addition, any person, firm, or corporation receiving water or sewer service outside of the City limits is required as a condition of initiating or continuing such service, to consent to annexation of the property serviced by the City. The City Manager may enter into an agreement with a property owner for connection to the City’s sanitary sewer or water system in an emergency conditioned upon the submittal by the property owner of a petition for annexation and filing of a notice of consent to annexation with the Gallatin County Clerk and Recorder’s Office. The contract for connection to city sewer and/or water must require the property owner to annex or consent to disconnection of the services. Connection for purposes of obtaining City sewer services in an emergency requires, when feasible as determined by the City, the connection to City water services. City services will be requested for development of this parcel. 11. The annexation application shall be accompanied by mapping to meet the requirements of the Director of Public Works. Where an area to be annexed can be entirely described by reference to a certificate of survey or subdivision plat on file with the Gallatin County Clerk and Recorder. The application includes several exhibits outlining the vicinity of the project site, existing zoning, proposed zoning, an Annexation Map and a Zone Map Amendment exhibit. 12. The mapping may be waived by the Director of Public Works. The application includes several exhibits, including all relevant maps. 13. The City will assess system development/impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. The Applicant acknowledges and understands this requirement. BLACKWOOD GROVES Annexation & Zone Map Amendment Page 9 of 17 14. Public notice requirements: Notice for annexation of property must be coordinated with the required notice for the zone map amendment required with all annexation. The zone map amendment notice must contain the materials required by 38.220.410, BMC. The Applicant acknowledges and understands this requirement. This application is accompanied by the relevant noticing materials that are required by the City of Bozeman. 15. Annexation agreements must be executed and returned to the City within 60 days of distribution of the annexation agreement by the City, unless another time is specifically identified by the City Commission. The Applicant acknowledges and understands this requirement, and commits to working closely with the City to reach a mutually agreeable agreement as quickly as practical. 16. When possible, the use of Part 46 annexations is preferred. Part 46 annexation is not applicable to this application. 17. Where a road improvement district has been created, the annexation does not repeal the creation of the district. The City will not assume operations of the district until the entirety of the district has been annexed. Any funds held in trust for the district will be used to benefit the district after transfer to the City. Inclusion within a district does not lessen the obligation to participate in general city programs that address the same subject. No existing road improvement districts exist on the Property. 18. The City will notify the Gallatin County Planning Department and Fire District providing service to the area of applications for annexation. Acknowledged. 19. The City will require connection to and use of all City services upon development of annexed properties. The City may establish a fixed time frame for connection to municipal utilities. Upon development, unless otherwise approved by the City, septic systems must be properly abandoned and the development connected to the City sanitary sewer system. Upon development, unless otherwise approved by the City, BLACKWOOD GROVES Annexation & Zone Map Amendment Page 10 of 17 water wells on the subject property may be used for irrigation, but any potable uses must be supplied from the City water distribution system and any wells disconnected from structures. The property owner must contact the City Water and Sewer Superintendent to verify disconnects of wells and septic systems. The Property has no existing structures or facilities other than a single agriculture storage building. There are no existing wells or septic systems on-site. 20. Additional Site Information - There are no commercial structures located on the site. A single uninhabitable agricultural structure sits on the northwest portion of the site near 19th Avenue. - The site is entirely uninhabited and is currently used in the production of alfalfa hay. - The site includes 2.0 acres of wetlands. - The property was assessed at $43,612 in 2019 ($41,132 land / $2,480 improvements). BLACKWOOD GROVES Annexation & Zone Map Amendment Page 11 of 17 III. RESPONSE TO ZONE MAP AMENDMENT CRITERIA Below are the Applicant’s responses to the ZMA criteria (Section 76-2-304, MCA) addressing how the Property relates to and meets the criteria outlined for ZMAs. A. Is the new zoning designed in accordance with the growth policy? How? The requested REMU zoning is in accordance with the draft Bozeman 2019 Community Plan (dated November 26, 2019) as well as the pending Growth Policy Amendment. Both documents propose the designation of the entire subject parcel as Residential Mixed-Use, allowing for a zoning designation of Residential Emphasis Mixed-Use (REMU). The REMU zoning designation supports the primary goals of the Community Plan. Two examples include: - “Neighborhood focal point development with functions, activities, and facilities”. The size of the Property and scope of the proposed offerings and amenities allow for the creation of a diverse and dynamic master planned community that services not just residents within the development but also the greater area and neighboring communities that are vastly underserved by commercial services and recreational activities. The Blackwood Groves project aims to introduce amenities, commercial services and recreational activities to an area that has been largely overlooked, while providing diverse employment and housing opportunities as well. - “Support higher intensity residential districts near schools.” Given its proximity to education hubs – being directly adjacent to Sacajawea Middle School, just blocks from Morning Star Elementary School and a mile south of Montana State University – the Applicant’s proposed master plan for the community encourages a diverse mix of residents by offering a range of residential product at a variety of price points. The proposed housing types span from single family homesites to cottage-style and clustered single-family homes, to townhomes and small multi-unit for-sale and rental product, to larger mixed-use, multifamily products closest to the core of the Property. This is intended to encourage residents with a diversity of demographics and incomes to choose a housing type that works best for their family and allows for their children to easily and safely walk or bike to school. This application aligns with the overall goals of Bozeman’s 2009 Community Plan. One of the primary goals / strategies shaping the 2009 Community Plan was: “neighborhoods can once again be centers of social activity and interaction. Traffic congestion and air BLACKWOOD GROVES Annexation & Zone Map Amendment Page 12 of 17 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.” It recognized this as a shifting and future demand taking place in the community and cited “components of this new paradigm which were found compatible with the future Bozeman residents envision became an integral part of that plan.” Each of the goals align with the requested REMU designation that is proposed and requested by the Applicant. As this new vision was implemented, numerous Community Plan goals began to be realized, such as “changes that are moving us away from the non-sustainable auto-oriented development pattern of the past. For example, there are many more mixed- use developments that combine uses on one site or within one building.” It also recognized the importance of diversity of housing stock to be included: “there are many more options in housing choice, location, and cost.” This plan also recognized the likely challenges to effectuating these goals, realizing that – in order to truly accomplish these goals – it would take time, patience and the right site. “It simply requires a longer time horizon for some planning ideas, such as more center-based commercial development, to be realized.” This context assists the community to understand why this area may not have yet seen the mixed-use development it craves and needs to create the sustainable, connected, diverse, and healthy communities that the 2009 and 2019 Community Plans are striving for, but may be accomplished with the Residential Mixed Use designation. B. Will the new zoning secure safety from fire and other dangers? How? The Property is adequately secure from fire and other dangers. The parcel is not located within the Wildland Urban Interface (Gallatin County Wildland Urban Interface Map – Gallatin County Emergency Management). The Property does not contain any special features that would impact public safety. 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. All future buildings constructed on the property will be built in accordance with all adopted/applicable building codes. C. Will the new zoning promote public health, public safety and general welfare? How? The requested REMU zoning designation will allow the Applicant to create a pedestrian- oriented, active lifestyle-focused community with a strong emphasis on the outdoors and BLACKWOOD GROVES Annexation & Zone Map Amendment Page 13 of 17 walkability. The Applicant feels strongly that each of these aspects promote public health, safety and welfare. - Walkability and Connectivity. Walkability in this area of the City has been largely non-existent. The Property will prioritize connectivity between its residents and amenities, as well as to the surrounding neighborhoods – and importantly, to the neighboring schools. This will allow an area that has been somewhat isolated in regards to services but well connected with regards to potential street connections – with its proximity to a principal arterial with 19th Ave. and collector streets with 11th and Blackwood streets running through the property – to become conveniently accessible to amenities like restaurants, fitness, parks and trails, and grocery stores. The community will emphasize walking and biking. The Applicant intends to pursue proven pedestrian safety measures that allow residents and guests that are walking to avoid conflicts with motor vehicles as much as possible (internal trail systems, raised / textured pedestrian crosswalks, etc.). This is especially critical on those corridors approaching the schools. While motor vehicles will have easy access to the entire Property, the preferred form of transportation within the Property will be walking or biking. - Nature and Sustainability. This community will have an important focus on its environment, open spaces, waterways, trails, and view corridors. The master plan purposely shifts roads in response to natural features (rather than in a simpler grid) to take advantage of specific view corridors and to limit the impact on existing waterways. Sustainability will play a large part in the planning as well, with a system of trails and natural open spaces that are connected for pedestrians and bikers. Not only does this preserve natural elements but it will also encourage residents and the public to enjoy the outdoor areas. This is of particular importance surrounding the existing wetlands, which the Applicant intends to enhance as an important community feature. Community gardens and farms will be incorporated throughout the project in order to promote sustainability and farm to table principles. The Applicant is also exploring solar for use as the Property is developed. - Broad Residential Offering. The proposed REMU zoning allows for flexibility in residential product types and densities in addition to neighborhood-serving retail and commercial uses that support a self-sustaining community. The Property is planned to consist of a wide range of product types and price points to encourage a mix of residents within the community and allow a diverse group to take advantage of the proximity to the nearby schools, the Property’s amenities and recreational activities. The Applicant also intends to pursue development areas consistent with the City of BLACKWOOD GROVES Annexation & Zone Map Amendment Page 14 of 17 Bozeman’s cottage housing and ADU regulations to ensure a mix of housing types attainable for a diverse range of the workforce and future residents. Lastly, the provisions of the Unified Development Code (UDC) and applicable building codes will ensure public health, safety and general welfare on a project-by-project basis. D. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? How? Adequate infrastructure and emergency services currently exist to serve this property. - Education. The Property is anticipated to be within the following school boundaries: Morning Star Elementary School (less than 1 mile by vehicle, 0.4 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). - 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. - Water. The existing 16” water main on the property will provide water service for future development. - 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 this property be serviced by an existing 18” interceptor sanitary sewer main currently terminating at the intersection of South 19th Avenue and Graf Street as ample capacity currently exists within this line. - Transportation. Multiple transportation network connections exist to this parcel as mentioned in item #4 above. - 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. E. Will the new zoning provide reasonable provision of adequate light and air? How? Yes; the UDC has multiple standards that address height restrictions, lot coverage, setbacks, landscaping and buffers to protect the provisions of light and air. The proposed REMU zoning designation emphasizes pedestrian use, access and connectivity along with the preservation and enhancement of natural features that will protect and bolster the BLACKWOOD GROVES Annexation & Zone Map Amendment Page 15 of 17 access to light and air. Furthermore, all future site plans and development will require compliance with the UDC and other regulations to assure adequate light and air. F. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? The REMU zoning designation has a positive effect on both motorized and non- motorized transportation systems. The annexation and initial zoning of the Property will facilitate the extension of both Blackwood Road and S. 11th Avenue across the site, allowing for them to serve as outlets for back-ups on other arterial and collector streets. Additional connections will be provided to adjacent local streets including S. 15th Avenue, S. 17th Avenue, Cambridge and Spring Ridge Drives. While traffic may increase over time to the Property, the effects of the increase will be diminished as these additional connections and thoroughfares are completed, providing more options for travel to these other areas. Additionally, the master plan for the Property establishes a multi-modal hierarchy of transportation options that emphasizes walking and biking, which is intended to further reduce motor vehicle usage and congestion throughout the Property. A proposed integrated trail network will connect to the existing trail system along Alder Creek, extending the continuous off-street link to Main Street. Future development, in compliance with the UDC as well as applicable engineering standards, will require a traffic impact study and review of transportation capacity. The proposed zone change and increased residential intensity may increase traffic; however, area street improvements, proximity to major thoroughfares, and a focus on pedestrian and multi-modal transportation in this neighborhood will offset any impacts. G. Does the new zoning promote compatible urban growth? How? Blackwood Groves is planned and intended to provide a variety of housing types – including affordable, attainable, workforce and market-rate housing – that appeal to residents of all means, demographics, household types, and ages. This planned urban growth is promoted by the REMU zoning designation. The Applicant also intends to pursue cottage-style housing options (under the City’s cottage housing ordinance) and accessory dwelling units (ADUs) as part of the residential product mix. In addition to residential uses, the Property is envisioned with a fully walkable, mixed- use commercial center at its core. The commercial and mixed-use core is intended to BLACKWOOD GROVES Annexation & Zone Map Amendment Page 16 of 17 include retail and restaurant uses that appeal to local residents, along with employment (commercial), hospitality and community uses that appeal to residents and visitors alike. All of these uses will be designed around creating social gathering places and open spaces, including parks and trails, that are convenient to all residents they serve. The 2019 Community Plan states “quality and function is superior to quantity alone.” This will be a guiding principle throughout the entire Property. Careful consideration is being taken to protect the existing communities that border the Property. As the master plan is developed, it is intended to provide for a buffer zone of lower density single family homesites that transitions to higher density housing and mixed-use functions toward the mixed-use core at its center. This ensures that future uses adjacent to the Property’s neighbors will be compatible and of similar use and scale. H. Does the new zoning promote the character of the district? How? The proposed REMU zoning designation will promote the desired character of the Property, the surrounding area, and its associated district. With a current lack of retail and commercial services available within a two-mile radius, these uses permitted under REMU zoning will promote local trips by area residents, reducing the need for longer- distance vehicular trips and creating a hub of activity for the surrounding areas. The REMU zone district also seeks to “preserve and integrate the natural amenities into the development”. Two significant features of the site play a key role in the approach to site development; the designated drainage corridors and the vistas to the surrounding mountain ranges. Alder Creek and the Figgins watercourse along the eastern edge of the site are significant natural assets to the Property and surrounding community. The Applicant intends to preserve the natural quality of these wetlands as a key feature of the Property while also extending the continuity and design character of the Alder Creek Trail and string of associated open spaces connecting to Downtown Bozeman. Regarding mountain vistas, the most notable views to the Bridger and Gallatin Ranges as well as Spanish Peaks will be enhanced to reinforce their importance as an ever-present backdrop to Bozeman. These elements preserve not just the character of the district, but the distinct character of Bozeman itself. The 2019 Community Plan notes that the physical landscape provides residents with variety, which The Property seeks to preserve while enhancing the housing and commercial options and combining the important open spaces and recreational activities just minutes from more dense urban centers. As previously stated in Section G, careful consideration is being taken to ensure those uses and neighborhoods directly adjacent to the Property are compatible with similar uses BLACKWOOD GROVES Annexation & Zone Map Amendment Page 17 of 17 and scale. The goal is to make the Property enmeshed and cohesive within its broader community. I. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes; while the current use is agricultural, the Property is adjacent to developed and developing residential neighborhoods, a middle school and a nearby elementary school, and a primary arterial street. The site is generally flat, with two streams occupying portions of the eastern quarter of the property. This property will fill a substantial void in the surrounding neighborhood fabric by providing retail, restaurant and commercial services that are accessible by car, transit, bike and foot. J. Was the new zoning adopted with a view to conserving the values of buildings? How? Currently, the parcel is exclusively under agricultural cultivation and natural wetland areas. One small, uninhabitable agricultural structure occupies the southwest corner of the site, and the Applicant is assessing the viability of salvaging this structure to promote as part of the Property’s brand identity. The REMU zoning will allow for diverse, high quality development patterns leading to increased property values for adjacent properties that will benefit from the proximity and access to a walkable, mixed-use neighborhood. All future site development will comply with the requirements outlined in the UDC, ensuring consistency with the existing and planned adjacent development. K. Does the new zoning encourage the most appropriate use of land through the jurisdictional area? The Applicant firmly believes that the most appropriate use of land – for both the surrounding neighborhoods and the broader community – is a residential focused neighborhood anchored by a strong commercial and mixed-use core with a variety of service offerings and recreational activities. The requested REMU zoning is consistent with the proposed Future Land Use Plan as part of the updated Growth Plan. This land use designation will encourage appropriate use of the land as this area of the City grows and continues to develop. This updated land use will solve a deficiency in commercial services for the broader area and promote a variety of housing options that are attainable for a diverse set of residents and create employment opportunities for the surrounding area.