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HomeMy WebLinkAbout7-20-2020 Public Comment - E. Sagmyr - BPB Community Plan Review Submission_E Sagmyr_Drew ThateTO: Members of the City of Bozeman Planning Board FROM: Ellen Sagmyr & Drew Thate, Bozeman Residents/Landowners 706 E Lamme St, Bozeman, MT 59715 RE: Draft Community Plan DATE: 20 July 2020 Thank you for the work you have done, and the thought you have put into, updating the Bozeman Community Plan. And, thank you for the materials you have provided to create transparency, and the opportunity to comment on the plan. We are writing to draw your attention to the current and proposed zoning, and the Future Land Use Map, for the Bozeman city block where we live and own a home. This block is defined by East Lamme Street between Wallace and North Broadway, and the west side of N. Broadway between Lamme and Mendenhall. Currently the area in question is zoned M-1 (refer appendices), which does not reflect the predominant current use and character of this block. M1, according to the table 4 (refer to appendices), implements industrial use category which the city states would be located on the outskirts of the city and not in the “traditional core” where this block is situated. Because of this, and incompatibility of Community Commercial Mixed-Use designation (refer appendices) proposed for this block in the current draft with an M1 zone designation, this block will need to be rezoned to address these issues. This city block contains 15 single-family dwellings in addition to a number of businesses in single and multi-storied buildings, most with businesses located in lower levels and accommodation above. There are also a couple of manufacturing/industrial businesses located on each end of the block. This mix of business, high density accommodation, and single-family homes would be best described by a REMU zone designation. REMU (refer appendices) is one of the expanded zones proposed in the growth policy to implement the CCMU land-use. We are writing to ask that this block have the opportunity to be rezoned REMU in the upcoming changes to the Community Plan (or in actions taken after the plan is adopted) because it best represents the current use and character of the area, it addresses a number of the planning principles and goals in the Community Plan proposal and other city vision documents, and it also allows for thoughtful integrated development that considers the needs of current and future Bozeman residents and businesses. Our reasoning for this request is outlined below: In addition to creating a vibrant and diverse neighborhood, the existing land-use also meets a number of the principles applied to the Community Plan draft including as follows (pp. 10 plan): o Creates a vibrant and diverse community that integrates residential and commercial land use activities close to downtown. o Offers a variety in housing and employment opportunities, while allowing development to be integrated into neighborhoods and the larger community. o Commercial uses and a mix of high density and single dwelling accommodation coexist and are in balance. o Diverse uses of land are occurring relatively close to one another. The current land-use provides affordable housing options with smaller lots and houses in addition to a range of other higher-density residential options. With the housing shortage in Bozeman, and in light of the planning principle to infill and redevelop, if the area was rezoned REMU both these priorities could be addressed without comprising the character of this area, while maintaining the interests of landowners and the function this area provides as a buffer between the R2 zone to the north and the B zones to the east and south. (Bozeman City zoning principle) The current land use and a REMU zone designation also addresses a number of the goals and objectives in the CP draft related to supporting well-planned walkable neighborhoods, simultaneous emergence of commercial nodes and residential development, and schools and parks easily accessible which fits into the ‘City of Neighborhoods’ and ‘A City Bolstered By Downtown & Complimentary Districts’ themes and it is an example of a complete community. The residences on the north side of East Lamme between Wallace and Broadway and adjacent to the block in question are zoned R-2. In the Future Land Use Map, they are designated as “Urban Neighborhood.” The current implementing zones designated for CCMU are B1, B2, B2M, and UMU which are all heavily commercially orientated. It is clear from the proposed plan that the zone for will need to be changed if the CCMU land use is adopted for our block we are addressing in this submission. If this change happens and the zoning implementation is not extended to include REMU, our concerns are as follows: • The vibrancy, character, and diversity of the neighborhood will be compromised or completely altered, and the planning principles and goals outlined above will be compromised. • The buffer and transition this block currently provides between the adjacent R2 zone to the north and the business districts to the south will be compromised and would allow for development that could inappropriately impact the residents of the R2 zone, as well as the current single dwelling house owners in the area we are addressing. (Zoning principle) • The interests of the residential landowners, that comprise the majority of the area, will be compromised. Three houses were built, and several were significantly remodeled and upgraded in this area between 2010 and 2016 despite the M1 zoning. This indicates Bzn city considered residential use, rather than commercial or industrial use, a priority in this area during this timeframe. We believe this is an appropriate priority based on current use, interests of the current landowners, and the development vision, goals, and principles being articulated in the Draft Community Plan by the Bozeman Planning Board. For all the reasons outlined above - please allow for the possibility of this block being rezoned as REMU by retaining the REMU zoning designation as one that can implement the Commercial Mixed-Use future land use category. Or, alternatively consider a different land- use category that would more appropriately reflect the prominent current use of this block, that would complement and integrate with adjacent residential areas, and that would still address the goals, vision, and planning principles articulated by this Board – that being Residential Mixed Use (refer appendices). This land-use designation would also be congruent with, and support, all the points we have outlined in our submission. Thank you for your consideration, Ellen Sagmyr and Drew Thate 706 E. Lamme St, Bozeman, MT 59715 Appendices: Zone and Land Use Definitions/Designations The definition of M-1 in the UDC [Sec. 38.300.120. - Industrial zoning districts—Intent and purpose] is: A. Light manufacturing district (M-1). The intent of the M-1 light manufacturing district is to provide for the community's needs for wholesale trade, storage and warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may be necessary. PLANNING BOARD DRAFT, 17 MARCH 2020 43 3. COMMUNITY COMMERCIAL MIXED USE. The Community Commercial Mixed-Use category promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated. This will appropriately design for urban character. High density residential areas are expected in close proximity. Developments in this land use area should be located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes. Due to past development patterns, there are also areas along major streets where this category is organized as a corridor rather than a center. Although a broad range of uses may be appropriate in both types of locations, the size and scale is to be smaller within the local service areas. Building and site designs made to support easy reuse of the building and site over time is important. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single use. Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections. Building height transitions may be required for compatibility with adjacent development. Smaller neighborhood scale areas are intended to provide local service to an area of approximately ½-mile to one mile radius as well as passersby. Densities of nearby residential development need to support this scale with an average of 14 - 22 dwellings per net acre. These smaller centers support and help give identity to neighborhoods by providing a visible and distinct focal point as well as employment and services. REMU Zone Designation Description Sec. 38.300.110. - Commercial and mixed-use zoning districts—intent and purpose. F. Residential emphasis mixed-use zoning district (REMU). The intent and purpose of the REMU district is to establish areas within Bozeman that are mixed-use in character and to provide options for a variety of housing, employment, retail and neighborhood service opportunities within a new or existing neighborhood. These purposes are accomplished by: 1. Emphasizing residential as the primary use, including single household dwellings, two to four household dwellings, townhouses, and apartments. 2. Providing for a diverse array of neighborhood-scaled commercial and civic uses supporting residential. 3. Emphasizing a vertical and horizontal mix of uses in a compact and walkable neighborhood setting. 4. Promoting neighborhoods that: a. Create self-sustaining neighborhoods that will lay the foundation for healthy lifestyles; b. Support compact, walkable developments that promote balanced transportation options; c. Have residential as the majority use with a range of densities; d. Provide for a diverse array of commercial and civic uses supporting residential; e. Have residential and commercial uses mixed vertically and/or horizontally; f. Locate commercial uses within walking distance; g. Incorporate a wider range of housing types; and h. Encourage developments that exhibit the physical design characteristics of vibrant, urban, and pedestrian- oriented complete streets. 5. Providing standards and guidelines that emphasize a sense of place: a. Support or add to an existing neighborhood context; b. Enhance an existing neighborhood's sense of place and strive to make it more self-sustainable; c. Encourage a new neighborhood commercial center(s) with a unique identity and strong sense of place; d. Develop commercial and mixed-use areas that are safe, comfortable, and attractive to pedestrians; and e. Reinforce the principle of streets as public places that encourage pedestrian and bicycle travel, transit, on-street parking and physical elements of complete streets. 6. Providing standards and guidelines that emphasize natural amenities: a. Preserve and integrate the natural amenities into the development; and b. Appropriately balance a hierarchy of both parks and public spaces that are within the neighborhood. 7. Providing standards and guidelines that emphasize the development of centers: a. Group uses of property to create vibrant centers; b. Where appropriate create a center within an existing neighborhood; c. Facilitate proven, market driven projects to ensure both long and short-term financial viability; d. Allow an appropriate blend of complementary mixed land uses including, but not limited to, retail, offices, commercial services, restaurants, bars, hotels, recreation and civic uses, and housing, to create economic and social vitality; e. Foster the master plan development into a mix of feasible, market driven uses; f. Emphasize the need to serve the adjacent, local neighborhood and as well as the greater Bozeman area; and g. Maximize land use efficiency by encouraging shared use parking. 8. Promoting the integration of action: a. Support existing infrastructure that is within and adjacent to REMU zones; b. Encourage thoughtfully developed master planned communities; c. Provide flexibility in the placement and design of new developments and redevelopment to anticipate changes in the marketplace; d. Provide flexibility in phasing to help ensure both long- and short-term financial viability for the project as a whole; 9. Providing standards and guidelines that promote sustainable design Use of this zone is appropriate for sites at least five acres in size and areas located adjacent to an existing or planned residential area to help sustain commercial uses within walking distance and a wider range of housing types. 2. RESIDENTIAL MIXED USE. This category promotes neighborhoods substantially dominated by housing yet integrated with small-scale commercial and civic uses. The housing can include single-attached and small single-detached dwellings, apartments, and live-work units. Residences should be included on the upper floors of buildings with ground floor commercial uses. Variation in building mass, height, and other design characteristics should contribute to a complete and interesting streetscape. Secondary supporting uses, such as retail, office, and civic uses, are permitted on 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 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 appropriate near commercial centers. Larger areas should be well served by multimodal transportation routes. Multi- unit, higher density, urban development is expected. Any development within this category should have a well-integrated transportation and open space network that encourages pedestrian activity and provides ready access within and adjacent development.