HomeMy WebLinkAboutG.1 20288 zc_Staff Report_Norton Ranch ZMA 12-7-20Page 1 of 19
20-288 Staff Report for the Norton Ranch 2020 Zone Map Amendment
Public Hearing:
The Zoning Commission public hearing will be held on December 14, 2020.
The City Commission public hearing will be held on January 5, 2021
Project Description: Amendment to the City Zoning Map on approximately 84.5 acres
from R-O (Residential Office), BP (Business Park), and R-3 (Residential Medium Density)
to R-5 (Residential Mixed-Use High Density), REMU (Residential Emphasis Mixed Use),
and B-2M (Community Business Mixed-Use).
Project Location: Farm field on the north side of Huffine Lane beginning 1,300 feet west
of the intersection of Huffine Lane and Cottonwood Road and continuing to the western city
limits.
The legal description is a tract of land, said tract being Lots R2A and R4, Lots 1 and 2,
Block 14, and Lots 2 and 3, Block 13 Norton Each Ranch Subdivision, Phase 4 located in
the south ½ of Section 9, Township 2 South, Range 5 East of P.M.M. in the City of
Bozeman.
Recommendation: Meets standards for approval with 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 20-288 and move to recommend
approval of the Norton Ranch Zone Map Amendment, with contingencies required to
complete the application processing.
Report Date: December 7, 2020
Staff Contact: Chris Saunders, Community Development Manager
Agenda Item Type: Action - Legislative
EXECUTIVE SUMMARY
Unresolved Issues
None identified at this time.
Project Summary
Greg Stratton of Kilday & Stratton, representing Norton Properties, LLC, seeks to amend the
zoning map designations for approximately 84.5 acres in Phase 4 of the Norton Ranch
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 2 of 19
Subdivision located north of Huffine Lane at the western edge of the Bozeman City Limits.
The applicant seeks to rezone the property from R-O (Residential Office), B-P (Business
Park), and R-3 (Residential Medium Density) to R-5 (Residential Mixed-Use High Density),
REMU (Residential Emphasis Mixed-Use), and B-2M (Community Business Mixed-Use).
The future land use designation for most of the property was changed with the adoption of
the Bozeman Community Plan 2020 which was adopted on November 17, 2020. Portions of
the existing zoning no longer correspond to the future land use designation.
Alternatives
1. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report; or
2. 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.
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 3 of 19
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 7
SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 7
SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ............. 8
Spot Zoning Criteria ......................................................................................................... 12
PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 14
APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 14
APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 15
APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 15
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 19
FISCAL EFFECTS ................................................................................................................. 19
ATTACHMENTS ................................................................................................................... 19
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 4 of 19
SECTION 1 - MAP SERIES
Map 1: Vicinity Map of the project site in the City of Bozeman
Map 2 Bozeman Community Plan 2020 Future Land Use Map
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 5 of 19
Map 3: Existing Zoning
Map 4: Proposed Zoning
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 6 of 19
Map 5: Portion of Final Plat of Norton East Ranch Subdivision, Phase 4
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 7 of 19
SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP
AMENDMENT
Please note that these contingencies are necessary for the City to complete the process of the
proposed amendment.
Recommended Contingencies of Approval:
1. All documents and exhibits necessary to establish an initial municipal zoning designation must
be identified as the “Norton Ranch 2020 Zone Map Amendment”.
2. The applicant must submit a zone amendment map, titled "Norton Ranch 2020 Zone Map
Amendment." The map must be supplied on: 1) a mylar for City records (either 18" by 24" or
24" by 36" size); 2) a reduced 8 ½" x 11" or 8 ½" by 14" exhibit suitable for filing at the County
Clerk & Recorder; 3) an editable digital copy for the City Engineer's Office; and 4) a PDF.
This map must be acceptable to the City Engineer's Office and must be submitted within 60
days of the action to approve the zone map amendment. Said map shall contain a metes and
bounds legal description of the perimeter of the subject property including adjacent rights-of-
way or street easements, and total acreage of the areas to be rezoned; unless the property to be
rezoned can be entirely described by reference to existing platted properties or certificates of
survey.
3. The Ordinance for the Zone Map Amendment shall not be drafted until the applicant
provides an editable metes and bounds legal description prepared by a licensed Montana
surveyor.
SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS
Having considered the criteria established for a zone map amendment, the Staff recommends
approval as submitted of the Norton Ranch Zone Map Amendment (ZMA).
The Development Review Committee (DRC) considered the amendment. 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 December 14, 2020 and
will forward a recommendation to the City Commission on the Zone Map amendment. The
meeting will be held electronically via WebEx. Instructions for joining the meeting will be
included on the meeting agenda. The meeting will begin at 6 p.m.
The City Commission will hold a public hearing on the zone map amendment on January 5,
2021. The meeting will be held electronically via WebEx. Instructions for joining the
meeting will be included on the meeting agenda. The meeting will begin at 6 p.m.
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 8 of 19
SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND
FINDINGS
In considering applications for plan approval under this title, the advisory boards and City
Commission must 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.
A zone map amendment must be in accordance with the growth policy (criteria A) and be
designed to secure safety from fire and other dangers (criteria B), promote public health,
public safety, and general welfare (criteria C), and facilitate the provision of transportation,
water, sewerage, schools, parks and other public requirements (criteria D). Therefore, to
approve a zone map amendment the Commission must find Criteria A-D are met.
In addition, the Commission must also consider criteria E-K, and may find the zone map
amendment to be positive, neutral, or negative with regards to these criteria. To approve the
zone map amendment, the Commission must find the positive outcomes of the amendment
outweigh negative outcomes for criteria E-K. In determining whether the criteria are met,
Staff considers the entire body of regulations for land development. Standards which prevent
or mitigated negative impacts are incorporated throughout the entire municipal code but are
principally in Chapter 38, Unified Development Code.
Section 76-2-304, MCA (Zoning) Criteria
A. Be in accordance with a growth policy.
Yes. The future land use designation for most of the subject property was changed with the
recent adoption of the Bozeman Community Plan 2020. The Future Land Use Map in the
Bozeman Community Plan 2020 includes two designations for the property. In the northwest
corner of the property, the map designation is Urban Neighborhood. The Urban
Neighborhood designation correlates with several zoning districts including R-5 zoning, as
proposed by the applicant. The remainder of the property is designated as Community
Commercial Mixed Use. This designation correlates with several zoning districts including
REMU and B2-M, as proposed by the applicant.
The proposed zoning would provide for a wider variety of housing types and land uses than
the current zoning including higher density, urban-scale development with a diverse mixture
of possible uses. The R-5, REMU and B2-M districts can help to absorb a portion of the
growth that is projected for the City along a transit corridor and near public parks and
schools. This development pattern is in accordance with several objectives of the
Community Plan including:
N-2.2 Revise the zoning map to support higher intensity residential districts near
schools, services, and transportation.
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 9 of 19
DCD-1.9 Promote mixed-use developments with access to parks, open space, and transit
options.
DCD-2.2. Support higher density development along main corridors and at high visibility
street corners to accommodate population growth and support businesses.
DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial
development.
DCD-2.7 Encourage the location of higher density housing and public transit routes in
proximity to one another.
M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of
housing, jobs, and services in close proximity to one another.
The Bozeman Community Plan 2020, Chapter 5, page 72, includes a discussion of what
justifications support a change in zoning. This application addresses two of those
justifications. First, a change in correlation between zoning and growth policy, and second,
the owner requests the change and can meet required standards. This report determines the
required standards can be met. No conflicts with the growth policy have been identified.
B. Secure safety from fire and other dangers.
Yes. The subject property is currently served by City of Bozeman Fire and Police
Departments. The property is primarily vacant. A small portion has previously been
subdivided but not yet developed with buildings. Future development of the property will be
required to conform to all City of Bozeman public safety, building and land use
requirements, which will ensure this criterion is met. The zone change is not likely to
adversely impact safety from fire and other dangers.
C. Promote public health, public safety, and general welfare.
Yes. Potential future development of the site will require compliance with the City’s Unified
Development Code which ensures the promotion of public health, safety, and general
welfare. The proposed amendment will not put undue burden on municipal services,
emergency response capability, or similar existing requirements.
D. Facilitate the provision of transportation, water, sewerage, schools, parks
and other public requirements.
Yes. The City conducts extensive planning for municipal transportation, water, sewer, parks,
and other facilities and services provided by the City. The adopted plans allow the City to
consider existing conditions and identify enhancements needed to provide additional service
needed by new development. The City implements these plans through its capital
improvements program that identifies individual projects, project construction scheduling,
and financing of construction.
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 10 of 19
The proposed amendment will enable more intensive development than the zoning that exists
now. The new zoning also provides for a wide range of uses and possible intensity of
development. It is difficult to state definitively what level of services are required by the
zoning. As stated in 38.300.020.C, the designation of a zoning district does not guarantee
approval of new development until the City verifies the availability of needed infrastructure.
All zoning districts in Bozeman enable a wide range of uses and intensities. At time of future
subdivision or site plan review the need for individual services can be more precisely
determined. No subdivision or site plan is approved without demonstration of adequate
capacity.
38.300.020.C, “Placement of any given zoning district on an area depicted on the zoning
map indicates a judgment on the part of the city that the range of uses allowed within that
district are generally acceptable in that location. It is not a guarantee of approval for any
given use prior to the completion of the appropriate review procedure and compliance with
all of the applicable requirements and development standards of this chapter and other
applicable policies, laws and ordinances. It is also not a guarantee of immediate
infrastructure availability or a commitment on the part of the city to bear the cost of
extending services.”
E. Reasonable provision of adequate light and air.
Yes. The Unified Development Code includes requirements for providing adequate light and
air including park and recreation requirements, maximum building height, lot coverage, and
setback requirements. Future development of the property will be subject to these
provisions.
F. The effect on motorized and non-motorized transportation systems.
Neutral. The requested change in zoning from R-3, R-O, and B-P to R-5, REMU and B2-M
will not itself impact the motorized and non-motorized transportation system. The future
land uses and intensity of development are not yet known. However, the mix of residential
and commercial uses allowed under the proposed zoning could have the effect of providing
goods, services, and employment opportunities in close proximity to existing and future
residences, thereby reducing the number of trips or distance traveled per trip into other areas
of the City to meet the residents’ needs. In any case, development of the property will be
required to comply with transportation-related standards and reviewed for impacts on the
surrounding streets, intersections, and sidewalks. Adopted standards include provisions for
pedestrians, bicycles, and motor vehicles.
G. Promotion of compatible urban growth.
Yes. The Bozeman Community Plan establishes a preferred and compatible development
pattern. “The land use map sets generalized expectations for what goes where in the
community… The land use categories and descriptions provide a guide for appropriate
development and redevelopment locations for civic, residential, commercial, industrial, and
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 11 of 19
other uses. The future land use designations are important because they aim to further the
vision and goals of the City through promoting sustainability, citizen and visitor safety, and a
high quality of life that will shape Bozeman’s future.” (Community Plan P. 51)
The future land use map includes two designations for the property. In the northwest corner,
the map designation is Urban Neighborhood. The Urban Neighborhood designation
correlates with several zoning districts including R-5 zoning, as proposed by the applicant.
The remainder of the property is designated as Community Commercial Mixed Use. This
designation correlates with several zoning districts including REMU and B2-M, as proposed
by the applicant. Based on the land use map designations and correlated zoning districts in
the plan and proposed by the applicant, the zone map amendment would promote compatible
urban growth.
Also see the discussion in (H) below.
H. Character of the district.
Neutral. Section 76-2-302, MCA says “…legislative body may divide the municipality into
districts of the number, shape, and area as are considered best suited to carry out the purposes
[promoting health, safety, morals, or the general welfare of the community] of this part.”
Emphasis added.
This proposal seeks to amend the zoning map and not the text. Therefore, no element of this
amendment modifies the standards of any zoning district. The character of the districts as
created by those standards remains intact.
As noted above, the City Commission has latitude in considering the geographical extents of a
zoning district. Application of any municipal zoning district to the subject property will alter
the existing character of the subject property which is an open field, farmhouse, and
outbuildings. It is not expected that zoning freeze the character of an area in perpetuity. Rather,
it provides a structured method to consider changes to the character.
The City has defined compatible development as:
“The use of land and the construction and use of structures which is in harmony with
adjoining development, existing neighborhoods, and the goals and objectives of the city's
adopted growth policy. Elements of compatible development include, but are not limited to,
variety of architectural design; rhythm of architectural elements; scale; intensity; materials;
building siting; lot and building size; hours of operation; and integration with existing
community systems including water and sewer services, natural elements in the area,
motorized and non-motorized transportation, and open spaces and parks. Compatible
development does not require uniformity or monotony of architectural or site design, density
or use.”
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 12 of 19
The City has adopted many standards to identify and avoid or mitigate demonstrable negative
impacts of development. These will support the ability of future development to be compatible
with adjacent development and uphold the residential character of the area.
The property to the west of the project site is subject to a conservation easement. Regardless
of what urban designation is placed on the project site there will be a substantial difference in
character to the west. The property to the west is not annexed and has no municipal services.
It is not required to prohibit development of the subject property due to the private decision to
place a conservation easement on adjacent property.
I. Peculiar suitability for particular uses.
Yes. The proposed zoning would transition from residentially oriented along the north of the
property to urban commercial and mixed-use further to the south. To the north of the
property is an existing residential subdivision. The proposed R-5 zoning adjacent to the
subdivision would provide for residential development, albeit at a more intensive scale, along
with possible offices, small-scale retail, and restaurants as secondary uses. Further south and
to the east, the REMU district would provide for a variety of housing types as well as
employment, retail, and neighborhood services. The bulk of the property, where B2-M is
proposed, can support many types of urban development that serve the immediate area and
broader region, as well as multi-household residential as a secondary use. The district is
appropriately located along arterial corridors such as Huffine Lane. Additionally, the
property is suitable for urban development without constraints related to floodplains, human-
wildlife conflict, steep slopes or other hazards.
J. Conserving the value of buildings.
Neutral. An existing farmhouse and outbuildings are located on the property. These would
presumably be removed when the property is developed. However, the property is already
zoned for urban residential and office development and for employment centers, so it appears
this decision has already been made.
K. Encourage the most appropriate use of land throughout the jurisdictional
area.
Yes. As stated above, the Bozeman Community Plan illustrates the most appropriate use of
the land. In this case, urban-scale residential and mixed-use development has been identified
by the community as the most appropriate types of development for the property. The
Unified Development Code contains standards, protections and review processes to ensure
the land is developed in ways that protect and promote public health, safety, and general
welfare.
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
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 13 of 19
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. R-3 and R-4 are located immediately to the north of where R-5 and REMU are
proposed. All the referenced districts are predominantly residential in nature. A variety of
non-residential uses at differing scales are also allowed.
To the east of the area proposed for B2-M, the area is zoned B-2. A separate zone map
amendment has been submitted to change the adjacent property to B2-M. Although the
property to the south is not yet within the city limits, the Bozeman Community Plan land use
map designation is Maker Space Mixed Use, which provides for a variety of uses including
information technology, manufacturing, research and development, offices, and supportive
uses.
As noted above, the property to the west is subject to a conservation easement and is
minimally developed with a home and agricultural buildings. The primary character of the
larger area is changing and is now primarily not agricultural uses. Therefore, the proposed
change, while an intensification of already allowed uses on the property, does not constitute a
significant change from the area as a whole.
This criterion includes the modifier ‘significantly’ and the proposed zoning districts are not
significantly different from the surrounding districts. It is not prohibited to have uses that are
different. To be a Yes, the reviewer must demonstrate a ‘significant difference.’
2. Is the area requested for the rezone rather small in terms of the number of
separate landowners benefited from the proposed change?
Yes. The zoning request has come from and at this point would directly benefit one property
owner, Norton Properties, LLC. Generalized benefits to the City as a whole would arise
from development at a more intensive level. Business Park especially is a very low density
district and needs to be reviewed for consistency with the recently adopted growth policy
goals and objectives.
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. While only one landowner would directly ‘benefit’ from the zone change, there is no
reason to believe this would come at the expense of surrounding landowners or the general
public. On the contrary, Bozeman Community Plan 2020 is an expression of the public’s
desires for different types and scales of urban development throughout the City. The
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 14 of 19
proposed zoning aligns with the Community Plan, and therefore would be to the benefit of
the general public.
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
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
Greg Stratton of Kilday & Stratton, representing Norton Properties, LLC, seeks to amend the
zoning map for approximately 84.5 acres in Phase 4 of the Norton Ranch Subdivision located
north of Huffine Lane at the western edge of the Bozeman City Limits. The applicant seeks
to rezone the property from R-O (Residential Office), B-P (Business Park), and R-3
(Residential Medium Density) to R-5 (Residential Mixed-Use High Density), REMU
(Residential Emphasis Mixed Use), and B-2M (Community Business Mixed-Use).
The property is a generally flat farm field that appears unconstrained by natural or human
caused hazards. It is only developed with a farmhouse and outbuildings. It is located
adjacent to Huffine Lane, a principal arterial and transit route. To the north is an existing
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 15 of 19
residential subdivision, to the east is zoned B-2, to the south is an area planned for a variety
of possible commercial and industrial uses, and to the west is conservation land. The
Bozeman Community Plan designates the property as Urban Neighborhood and Community
Commercial Mixed Use. The proposed zoning is in accordance with the Community Plan
designations. Urban utilities and services are available.
APPENDIX B - NOTICING AND PUBLIC COMMENT
Notice of the application and public hearings was published in the Bozeman Daily Chronicle
on November 22, 2020 and December 6, 2020. Notice was sent via first class mail to
adjacent landowners and posted on the property on November 20, 2020.
No public comments have been received to date.
APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING
Adopted Growth Policy Designation:
The property has two growth policy designations: Urban Neighborhood and Community
Commercial Mixed Use.
The Urban Neighborhood category primarily includes urban density homes in a variety of
types, shapes, sizes, and intensities. Large areas of any single type of housing are
discouraged. In limited instances, an area may develop at a lower gross density due to site
constraints and/or natural features such as floodplains or steep slopes. Complementary uses
such as parks, home-based occupations, fire stations, churches, schools, and some
neighborhood-serving commerce provide activity centers for community gathering and
services. The Urban Neighborhood designation indicates that development is expected to
occur within municipal boundaries. This may require annexation prior to development.
Applying a zoning district to specific parcels sets the required and allowed density. Higher
density residential areas are encouraged to be, but are not required or restricted to, proximity
to commercial mixed use areas to facilitate the provision of services and employment
opportunities without requiring the use of a car.
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. The urban character expected in this designation includes
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 16 of 19
urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park
amenities. 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 or other methods of transition may be required for
compatibility with adjacent development.
Smaller neighborhood scale areas are intended to provide local service to an area of
approximately one half-mile to one mile radius as well as passersby. These smaller centers
support and help give identity to neighborhoods by providing a visible and distinct focal
point as well as employment and services. Densities of nearby homes needed to support this
scale are an average of 14 to 22 dwellings per net acre.
Proposed Zoning Designation and Land Uses:
The applicant has requested three zoning districts: R-5 (Residential Mixed-Use High
Density), REMU (Residential Emphasis Mixed Use), and B-2M (Community Business
Mixed-Use).
The R-5 district provides for high-density residential development through a variety of
compatible housing types and residentially supportive commercial uses in compact, walkable
areas to serve the needs of the community’s residents. Single and multi-household dwellings
are allowed, along with offices and small-scale retail and restaurants as secondary uses. This
district is appropriate for areas adjacent to mixed-use districts and/or served by transit.
The REMU district provides for mixed-use areas with options for a variety of housing,
employment, retail, and neighborhood services. The emphasis is on residential use with all
types of housing; a variety of neighborhood scale commercial and civic uses; a vertical and
horizontal mix of uses, and compact, walkable neighborhoods.
The B2-M district is intended to function as a vibrant mixed-use district that accommodates
substantial growth and enhances the character of the City. It provides for a range of
commercial uses serving the immediate area and broader trade area and encourages the
integration of multi-household residential as a secondary use. Design standards emphasizing
pedestrian oriented design are important elements of this district. Use of this zone is
appropriate for arterial corridors, commercial notes, and/or areas served by transit.
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 17 of 19
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 18 of 19
Staff Report for the Norton Ranch 2020 Zone Map Amendment Page 19 of 19
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Applicant/ Owner: Norton Properties, LLC
63026 NE Lower Meadow Dr. #200
Bend, OR 97701
Representative: Greg Stratton, Kidday & Stratton
2880 Technology Boulevard West
Bozeman, MT 59718
Report By: Chris Saunders, Community Development Manager
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this 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.
Application materials