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BLACKWOOD GROVES |Bozeman, Montana
Growth Policy Amendment
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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.