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HomeMy WebLinkAbout20184 Staff ReportPage 1 of 18 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Public Hearing Date: Zoning Commission will conduct a public hearing on the zone map amendment proposal on Monday, October 26, 2020 at 6:00 pm via WebEx and broadcast on channel 190, as well as live streamed on the City of Bozeman’s website, https://www.bozeman.net/services/city-tv-and-streaming-audio. City Commission will conduct a public hearing on both the annexation and proposed zone map amendment proposal on Tuesday, November 10, 2020 at 6:00 pm via WebEx and broadcast on channel 190, as well as live streamed on the City of Bozeman’s website, https://www.bozeman.net/services/city-tv-and- streaming-audio. Project Description: Annexation of 2.0099 acres and amend the City Zoning Map for the establishment of a zoning designation of B-2, Community Business District. Project Location: The property is generally located at the northeast corner of the intersection of Frontage Road and Campbell Road, and is legally described as being in the Southeast One-Quarter (SE ¼) of Section 26 and the Southwest One-Quarter (SW ¼) of Section 25, Township One South (T1S), Range Five East (R5E), P.M.M., Gallatin County, Montana. Recommendation: Approval with terms of annexation and contingencies. Recommended Zoning Commission Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 20184 and move to recommend approval of the Bridger Veterinary Specialty Hospital Zone Map Amendment, with contingencies required to complete the application processing. Recommended City Commission Annexation Motion: Having reviewed and considered the staff report, application materials, public comment, and all information presented, I hereby adopt the findings presented in the staff report for application 20184 and move to approve the Bridger Veterinary Specialty Hospital Annexation with recommended terms of annexation, and direct staff to prepare an annexation agreement for signature by the parties. Recommended City Commission Zoning Motion: Having reviewed and considered the staff report, application materials, public comment, recommendation of the Zoning Commission and all information presented, I hereby adopt the findings presented in the staff report for application 20184 and move to approve the Bridger Veterinary 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 2 of 18 Specialty Hospital Zone Map Amendment, with contingencies required to complete the application processing. Report: October 1, 2020 Staff Contact: Tom Rogers, Senior Planner Agenda Item Type: Action - Legislative EXECUTIVE SUMMARY This report is based on the application materials submitted and public comment received to date. Unresolved Issues None Project Summary The applicant, Bridger Veterinary Facility, LLC. Aaker, seeks to annex a 2.0099 acre parcel into the City limits and establish initial zoning of B-2 “Community Business District.” The property is currently zoned “Agriculture Suburban” within the County. The subject property in within the Walker Property Subdivision and Planned Unit Development (PUD). The Walker PUD was approved by the joint City/County Planning Board in 1992. Permitted uses generally follow the R-O, Residential Office, zoning classification. Many of the surrounding properties have previously annexed into the City Of Bozeman with the exception of the residential lots adjacent to the East Gallatin River. Annexed properties have established a variety of zoning classifications including B-2, B-1, and R-O. Not all PUD commercial properties have annexed at this time. The future land use map in the Bozeman Community Plan designates the property as “Community Commercial Mixed Use.” The subject property is currently undeveloped and has no structures on-site. The property to east is currently used as the Gallatin Veterinary Hospital. The property to north and across Reeves Road is residential and the property to the west and across Campbell Road is also vacant. Alternatives 1. Approve the application with the recommended contingencies; 2. Approve the application with modifications to the recommended contingencies; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 3 of 18 4. 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 This report is based on the application materials submitted and public comment received to date. ................................................................................................................................. 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - RECOMMENDED TERMS OF ANNEXATION ............................................ 7 SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 9 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 10 Annexation ........................................................................................................................ 10 Zone Map Amendment ..................................................................................................... 10 SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS ................................ 10 SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ........... 11 Spot Zoning Criteria ......................................................................................................... 14 PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 14 APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 15 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 16 APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 16 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 18 FISCAL EFFECTS ................................................................................................................. 18 ATTACHMENTS ................................................................................................................... 18 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 4 of 18 SECTION 1 - MAP SERIES Project Vicinity Map – project is shaded in green 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 5 of 18 Project Vicinity Map – project is shaded in green 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 6 of 18 Project Vicinity Map showing Future Land Use 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 7 of 18 Project Vicinity Map showing Current Zoning Classification SECTION 2 - RECOMMENDED TERMS OF ANNEXATION The following terms of annexation are recommended to enable the application to comply with the City’s Annexation Policy and the requirements of state law for the provision of services. Recommended terms of annexation: 1. The documents and exhibits to formally annex the subject property must be identified as the “Bridger Veterinary Specialty Hospital Annexation”. 2. An Annexation Map, titled “Bridger Veterinary Specialty Hospital Annexation Map” with a legal description of the property and any adjoining un-annexed rights-of-way and/or street access easements must be submitted by the applicant for use with the Annexation Agreement. The map must be supplied on a mylar for City records (18" by 24"), a reduced 8 ½" x 11" or 8 ½” by 14" exhibit for filing with the Annexation Agreement at the County Clerk & Recorder, and a digital copy for the City Engineer’s Office. This map must be acceptable to the Director of Public Works and City Engineer’s Office, and must be submitted with the signed Annexation Agreement. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 8 of 18 3. The applicant must execute all contingencies and terms of said Annexation Agreement with the City of Bozeman within 60 days of the distribution of the annexation agreement from the City to the applicant or annexation approval shall be null and void 4. The land owners and their successors must pay all fire, street, water and sewer impact fees at the time of connection; and for future development, as required by Chapter 2, Bozeman Municipal Code, or as amended at the time of application for any permit listed therein. 5. If they do not already exist the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a) Street improvements to Campbell Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b) Street improvements to Reeves Road East including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. The applicant may obtain a copy of the template SID waiver from the City Engineering Department (Lance Lehigh). The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the applicant agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the SID waiver filed with the County Clerk and Recorder prior to annexation. 6. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for installing any facilities required to provide full municipal services to the property in accordance with the City of Bozeman’s infrastructure master plans and all city policies that may be in effect at the time of development. 7. A ten-foot wide utility easement (power, gas, communication, etc.) must be provided along Campbell Road and Reeves Road East. The executed easement must be delivered to the City Engineering Department (Lance Lehigh). The easement must be executed on the City’s standard easement form. A copy of the standard easement form can be obtained from the City Engineering Department. 8. The Annexation Agreement shall include the following notices: a. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for preparing a storm water master plan in conjunction with future development. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 9 of 18 b. The Annexation Agreement must include notice the City will, upon annexation, make available to the Property existing City services only to the extent currently available, or as provided in the Agreement. c. The Annexation Agreement must include notice that, prior to future final development approval, the applicant will be responsible for transfer of water rights or a payment in lieu as required by the Bozeman Municipal Code. d. The Annexation Agreement must include notice that there is no right, either granted or implied, for Landowner to further develop any of the Property until it is verified by the City that the necessary municipal services are available to the property. e. The Annexation Agreement must include notice that utility easements may be required to be provided by the landowner at the time of development to ensure necessary municipal services are available to the property. f. The Annexation Agreement must include notice charges and assessments may be required after completion of annexation to ensure necessary municipal services are available to the property. g. The Annexation Agreement must include notice that the applicant must connect to municipal services and will be responsible for installing any facilities required to provide full municipal services to the property. h. The Annexation Agreement must include notice that, prior to development, the applicant will be responsible for installing any facilities required to provide full municipal services to the properties in accordance with the City of Bozeman's infrastructure master plans and all City policies that may be in effect at the time of development. i. All procedural terms necessary to establish the Annexation Agreement in conformance with state law and municipal practice will be included with the final Annexation Agreement. SECTION 3 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT Please note that these contingencies are necessary for the City to complete the process of the proposed amendment. These contingencies only apply in the event that the related annexation request has previously been approved. Recommended Contingencies of Approval: 1. The Ordinance for the Zone Map Amendment must not be approved until the Annexation Agreement is signed by the applicant and formally approved by the City Commission. If the Annexation Agreement is not approved, the Zone Map Amendment application is null and void. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 10 of 18 2. All documents and exhibits necessary to establish an initial municipal zoning designation must be identified as the “Bridger Veterinary Specialty Hospital Zone Map Amendment”. 3. The applicant must submit a zone amendment map, titled “Bridger Veterinary Specialty Hospital Zone Map Amendment”, on a 24” by 36” mylar, 8 ½” by 11”, or 8 ½” by 14” paper exhibit, and a digital copy of the area to be zoned, acceptable to the Director of Public Works, which will be utilized in the preparation of the Ordinance to officially amend the City of Bozeman Zoning Map. The map must contain a metes and bounds legal description of the perimeter of the subject properties, zoning district, and total acreage of the property. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS Annexation Having considered the criteria established for an annexation, the Development Review Committee (DRC) recommends approval of the requested annexation. The City Commission will hold a public meeting on the annexation on Tuesday, November 10, 2020 at 6:00 pm via WebEx and broadcast on channel 190, as well as live streamed on the City of Bozeman’s website, https://www.bozeman.net/services/city-tv-and-streaming- audio. Zone Map Amendment Having considered the criteria established for a zone map amendment, the Staff recommends approval as submitted. The Bridger Veterinary Specialty Hospital Zone Map Amendment (ZMA) is in conjunction with an annexation request. Staff’s recommendation and staff responses are predicated on approval of the annexation, application 20184. The Development Review Committee (DRC) considered the amendment on July 29, 2020. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Zoning Commission will hold a public hearing on this ZMA on Monday, October 26 and will forward a recommendation to the Commission on the Zone Map amendment. The City Commission will hold a public hearing on the zone map amendment on Tuesday, November 10, 2020. The meeting will be held via WebEx. The hearing will begin at 6 p.m. SECTION 5 - ANNEXATION STAFF ANALYSIS AND FINDINGS The City Commission approved a revised annexation policy on October 28, 2019. The application was received and deemed compete prior to the adoption of the revised policy. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 11 of 18 Therefore, in considering applications for approval of the requested annexation, the advisory boards and City Commission shall consider the following: Commission Resolution No. 5076 Criteria Commission Resolution No. 5076 Goals Analysis of the criteria and goals for annexation will be provided to the City Commission for consideration. The Zoning Commission reviews and makes recommendation on the zone map amendment only. SECTION 6 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following criteria (letters A-K). 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. In considering the criteria the analysis must show that the amendment accomplishes criteria A-D. Criteria E-K must be considered and may be found to be affirmative, neutral, or negative. A favorable decision on the proposed application must find that the application meets all of criteria A-D and that the positive outcomes of the amendment outweigh negative outcomes for criteria E-K. Section 76-2-304, MCA (Zoning) Criteria A. Be in accordance with a growth policy. Yes. The Future Land Use Map of the Bozeman Community Plan (growth policy) designates the subject property as “Community Commercial Mixed-Use.” The proposed B-2 zoning designation is an implementing district of the “Community Commercial Mixed-Use” future land use category. The proposed zone map amendment advances multiple objectives of the growth policy: Land Use Objective 1.4: “Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design.” Objective LU-2.3: “Encourage redevelopment and intensification, especially with mixed uses, of brownfields and underutilized property within the City consistent with the City’s adopted standards. Using this approach rehabilitate corridor based commercial uses into a pattern more supportive of the principles supported by commercial centers.” 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 12 of 18 Objective ED-1.1: “Support business creation, retention, and expansion. Emphasize small businesses, ‘green’ businesses, and e-businesses.” No conflicts with the growth policy have been identified. B. Secure safety from fire and other dangers. Yes. The initial zoning of B-2 is not likely to adversely impact safety from fire and other dangers. The property will be required to conform to all City of Bozeman public safety, building, and land use requirements. Those standards and requirements have been found adequate to address this criterion. Additionally, the property is located 3.1 miles from Bozeman Fire Station #3, and is adjacent to developments that are currently served by the Bozeman Fire Department. C. Promote public health, public safety, and general welfare. Yes. The proposed zoning designation will promote general welfare by implementing the future land use map in the Bozeman Community Plan. Any future development of the site will be required to comply with the City’s Unified Development Code which will ensure the promotion of public health, safety and general welfare. Public health and safety will be positively affected by requiring new development to connect to municipal sanitary sewer and water systems, which will prevent groundwater pollution and depletion by wells and septic systems. D. Facilitate the provision of transportation, water, sewerage, schools, parks and other public requirements. Yes. The development of public infrastructure improvements to serve the property will be required to conform to the City of Bozeman’s adopted standards which require properties to construct public infrastructure and/or pay impact fees, assessments, and taxes to support transportation, water, sewer, school, parks, and other public requirements. The property is accessed from Frontage Road (principal arterial) and Campbell Road (local road). The applicant has indicated that the water and sanitary sewer mains will be extended through the existing right-of-way and utility easements into the site, Walker Properties Subdivision and Planned Unit Development. E. Reasonable provision of adequate light and air. Yes. The B-2 zoning designation has requirements for setbacks, height, and lot coverage, which provide for the reasonable provision of adequate light and air. Any future development of the property will be required to conform to open space requirements and City standards for setbacks, height, lot coverage, and buffering which will ensure that residents have an adequate amount of light and air. F. The effect on motorized and non-motorized transportation systems. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 13 of 18 Yes. Commercial and some residential development as permitted under the B-2 designation will result in increased vehicle trips in the area. However, with a parcel size of 2.0099 acres, it is unlikely that any development allowed by the city zoning code and B-2 district would be large enough to cause major negative effects on the motorized or non-motorized transportation systems. G. Promotion of compatible urban growth. Yes. The growth policy supports infill development on underutilized properties and providing economic development opportunities to benefit residents. The property is in an area surrounded by City limits and is well-served by the City’s transportation network. The adjacent land uses include convenience store, veterinary clinic hospital, offices, hotel, bar/restaurant, and residential, all which would be compatible to those uses allowed within the proposed B-2 zoning district. H. Character of the district. Yes. The proposed B-2 zoning designation maintains the character of the district, with the surrounding areas zoned B-2 and R-O (residential office district). While the immediately adjacent properties to the north is zoned R-O under the County zoning designation, the proposed zone map amendment creates a complimentary land use when looking at the larger vicinity of the subject property and does not significantly change the character of the district. I. Peculiar suitability for particular uses. Yes. The proposed B-2 zoning designation would allow commercial and residential development secondary to the primary uses which is suitable for the site, given the surrounding zoning and connectivity potential to city services and infrastructure. Any future development will be reviewed against the provisions set forth in the B-2 zoning district. J. Conserving the value of buildings. Yes. The property is currently used for agriculture, with no existing structures on site. Any proposed new or expanded structures will be required to meet setbacks set forth in the Bozeman Municipal Code, which will help alleviate any potential negative impacts to the values of adjacent buildings in the event of future development on the subject property. Any future development on the property will be subject to standards in the B-2 district which will ensure the conservation of adjacent building values. K. Encourage the most appropriate use of land throughout the jurisdictional area. Yes. The proposed B-2 zoning designation will encourage the most appropriate use of land as the growth policy designates the property as “Community Commercial Mixed Use,” which the proposed B-2 designation will implement. The proposed B-2 designation will allow for new commercial uses on an underutilized lot, in an area primarily surrounded by land zoned B-2 and R-O. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 14 of 18 Spot Zoning Criteria Rezoning may, in certain factual circumstances, constitute impermissible “spot zoning.” The issue of whether a rezoning constitutes spot zoning was discussed by the Montana Supreme Court in Plains Grains LP v. Board of County Comm’rs of Cascade County and Little v. Bd. Of County Comm’rs, in which the Court determined that the presence of the following three conditions generally will indicate that a given situation constitutes spot zoning, regardless of variations in factual scenarios. 1. Is the proposed use significantly different from the prevailing land uses in the area? No. The proposed zoning designation is congruent with existing designations in the area and is complementary to differing designations in the immediate area. 2. Is the area requested for the rezone rather small in terms of the number of separate landowners benefited from the proposed change? Yes. Although one property owner is requesting the amendment the greater community will benefit from the annexation and establishment of B-2 zoning. The zoning designation continues the existing pattern of development in the area and does not create a small special zoning district within the neighborhood. 3. Would the change be in the nature of “special legislation” designed to benefit only one or a few landowners at the expense of the surrounding landowners or the general public? No. The proposed zoning designation perpetuates the current development pattern of the area and does not create a unique configuration that benefits a single or a few property owners. PROTEST NOTICE FOR ZONING AMENDMENTS IN THE CASE OF WRITTEN PROTEST AGAINST SUCH CHANGES SIGNED BY THE OWNERS OF 25% OR MORE OF THE AREA OF THE LOTS WITHIN THE AMENDMENT AREA OR THOSE LOTS OR UNITS WITHIN 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, THE AMENDMENT SHALL NOT BECOME EFFECTIVE EXCEPT BY THE FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING MEMBERS OF THE CITY COMMISSION. The City will accept written protests from property owners against the proposal described in this report until the close of the public hearing before the City Commission. Pursuant to 76-2-305, MCA, a protest may only be submitted by the owner(s) of real property within the area affected by the proposal or by owner(s) of real property that lie within 150 feet of an area affected by the proposal. The protest must be in writing and must be signed by all owners of the real property. In addition, a sufficient protest must: (i) contain a description of the action protested sufficient to identify the action against which the 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 15 of 18 protest is lodged; and (ii) contain a statement of the protestor's qualifications (including listing all owners of the property and the physical address), to protest the action against which the protest is lodged, including ownership of property affected by the action. Signers are encouraged to print their names after their signatures. A person may in writing withdraw a previously filed protest at any time prior to final action by the City Commission. Protests must be delivered to the Bozeman City Clerk, 121 North Rouse Ave., PO Box 1230, Bozeman, MT 59771-1230. APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND The applicant, Bridger Veterinary Facility, LLC, seeks to annex a 2.0099 acre parcel into the City limits and establish initial zoning of B-2 “Community Business District.” The property is currently zoned “Agriculture Suburban” within the County. The subject property in within the Walker Property Subdivision and Planned Unit Development (PUD). The Walker PUD was approved by the joint City/County Planning Board in 1992. Permitted uses generally follow the R-O, Residential Office, zoning classification. Many of the surrounding properties have previously annexed into the City Of Bozeman with the exception of the residential lots adjacent to the East Gallatin River. Annexed properties have established a variety of zoning classifications including B-2, B-1, and R-O. Not all PUD commercial properties have annexed at this time. The future land use map in the Bozeman Community Plan designates the property as “Community Commercial Mixed Use.” The subject property is currently undeveloped and has no structures on-site. The property to east is currently used as the Gallatin Veterinary Hospital. The property to north and across Reeves Road is residential and the property to the west and across Campbell Road is also vacant. Water distribution and wastewater collection systems are installed in adjacent streets. The property is accessed from Campbell and Reeves Roads, there is a no access strip on Frontage Road. Frontage Road is a Principle Arterial according to the Bozeman Master Transportation Plan, 2017 Update. The property is bounded by annexed property to the south, east, and west. The area to the north is un-annexed. Based on available information there does not appear to be any environmental constraints for future development of the site. There is however, a 50 foot setback requirements from the original subdivision and is shown on the annexation map. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 16 of 18 APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was sent via US 1st Class mail on October 8, 2020 to all owners of property inside the proposed change and within 200 feet of the perimeter of the change. The project site was posted as required. Notice was published in the Legal Ads section of the Bozeman Daily Chronicle on October 11 and 18, 2020 and November 1, 2020. The Zoning Commission public hearing is scheduled for October 26, 2020 and the City Commission public hearing is scheduled for November 10, 2020. APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING Adopted Growth Policy Designation: The property is designated as “Community Commercial Mixed Use” in the Bozeman Community Plan. According to the plan, “Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings.” As Table C-16 from the Bozeman Community Plan shows, the proposed zoning of B-2 is an implementing district for the future land use designation of “Community Commercial Mixed Use”. 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 17 of 18 Table C-16 Zoning Correlation with Land Use Categories *Parks are depicted on Figure 3 in almost all zoning districts. Open spaces for a variety of purposes are created under all zoning districts. Indication in this table does not create an allowance for uses other than parks and open spaces that are not already included in the zoning district. **The Residential Emphasis Mixed Use zoning district was created by Ordinance 1802 with final adoption on April 11, 2011. ***The R-5 and B-2M zoning districts were created by Ordinance 1942 with final adoption on May 25, 2016. Proposed Zoning Designation and Land Uses: The applicant has requested zoning of “Community Business” (B-2 District) in association with the annexation of the property. The intent of the B-2 District is “to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of these districts. Design 20184 Staff Report for the Bridger Veterinary Specialty Hospital Annexation and Zone Map Amendment Page 18 of 18 standards emphasizing pedestrian oriented design are important elements of this district. Use of this zone is appropriate for arterial corridors, commercial nodes, and/or areas served by transit.” Table 38.310.040.A establishes the uses that are allowed in the B-2 zoning district. Principal uses are indicated with a "P," conditional uses are indicated with a "C," accessory uses are indicated with an "A," and uses which are not authorized within the district are indicated by a "-." The table is available through the City’s website, www.bozeman.net. A copy is attached to this staff report. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: Bridger Veterinary Facility, LLC, 859 Fort Ellis Road, Bozeman, MT 59715 Applicant: Bechtle architects, 4515 Valley Commons Drive #201, Bozeman, MT 59718 Representative: Bechtle architects, 4515 Valley Commons Drive #201, Bozeman, MT 59718178 Report By: Tom Rogers, Senior Planner FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this Annexation or Zone Map 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.  Bridger Veterinary Special Hospital Annexation and Zone Map Amendment application materials.