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HomeMy WebLinkAboutNorthwestern_East_Parcel_ZMA_Narrative_01-08-21 PROJECT NARRATIVE NorthWestern Energy East Storage Yard Zone Map Amendment 12/18/20 The purpose of this Zone Map Amendment is to change the zoning of the former Humane Society lot on North Rouse Avenue that is being acquired by NorthWestern Energy from the City of Bozeman for the purposes of establishing an additional storage yard for their operations on Griffin Drive. Through a Subdivision Exemption application submitted for concurrent review with this Zone Map Amendment, the existing parcel will be subdivided to ensure the City of Bozeman retains their existing maintenance yard and the North Rouse right-of-way. The entire parcel is currently zoned PLI and the proposed Zone Map Amendment will change the zoning of just the portion to be acquired by NorthWestern Energy to M-1. The portions of the original parcel to remain under City ownership shall retain the PLI zoning. In addition, Tracts 3 and 4 of the proposed COS (currently Tracts 34 and 35 of Northeast Annexation) have a small area designated as PLI. This application also seeks to amend the zoning on these tracts to M-1, reducing the zoning on each tract to a single designation. The North Rouse Avenue right-of-way (Tract 5) is proposed as M-1 designation, matching the zoning on the adjacent properties, with just the south half designated along the north property line of Tract 2. a. Is the new zoning designed in accordance with the growth policy? How? Yes, the zone amendment to M-1 zoning is in compliance with the growth policy. The recently adopted Bozeman Community Plan updated the future land use designation for this parcel to an Industrial designation. This designation is appropriate for M-1 zoning designation, as shown on the Correlation with Zoning table within the Community Plan. According to the Community Plan, “the Industrial classification provides areas for manufacturing, warehousing, technology industries, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors.” The area to be rezoned will be used as additional storage and operations for NorthWestern Energy and is consistent with the growth policy. This further supports the Community Plan goal DCD-1 to support urban development within the City. This parcel and land exchange allows this currently underutilized property to better serve the community. The zoning on Tracts 2 and 3 creates consistency with the new tracts and the existing zoning designation. b. Will the new zoning secure safety from fire and other dangers? How? Yes, the proposed zoning will not impact security from fire and other dangers. This application is part of a larger project that improves access to all facilities and sites in the area, thus improving overall public safety. The property is within the jurisdiction of the City of Bozeman Fire and Police Departments and the change in zoning will not have an adverse impact on the site’s safety from fire and other dangers. c. Will the new zoning promote public health, safety and welfare? How? Yes, the new M-1 zoning will permit better use of an underutilized property. Underused properties can often be the cause of safety issues, including vandalism and illegal dumping. The new zoning will permit improvements to the property. Additionally, as part of the larger project, there will be additional access to the site, improving public health and safety. d. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes, as part of the larger project that includes access improvements for NorthWestern Energy, the City of Bozeman and the Glen Lake Rotary Park, this facilitates improvements to transportation. Any future site work will be subject to Bozeman development requirements, ensuring adequate provision of public improvements. The M-1 zoning designation would not impact schools and parks, as housing is not a principle use within the zone district. e. Will the new zoning provide reasonable provision of adequate light and air? How? Yes, any future development of the site will be reviewed by the City of Bozeman development review requirements to ensure that improvements provide for adequate light and air. f. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? The zoning will not have an effect on motorized or non-motorized transportation. As part of the subdivision exemption and larger project that accompanies this application, new right-of-way will be dedicated that will service this site. The larger overall project provides a new access road and pathway that will enhance both motorized and non-motorized transportation systems. g. Does the new zoning promote compatible urban growth? How? Yes, the Bozeman Community Plan supports the use of underutilized properties within the City. Zoning this property M-1 will allows for the use of this site, which is currently vacant. This zone change allows NorthWestern Energy to serve the community from this location and support its current facility. h. Does the new zoning promote the character of the district? How? Yes, the area surrounding the property is designated Industrial. Allowing the zoning designation of M-1 will allow the property to be improved, thus improving the character of the district. i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes, the area is suited for industrial development. The new zoning designation, M-1, will accommodate use of the property that is consistent with the area. The current designation PLI is limited to public uses. Upon completion of the land exchange agreement, a new zoning designation is appropriate, and M-1 is particularly suited to be the new designation. Properties to the east, west and south are zoned M-1, furthering the suitability of this designation. j. Was the new zoning adopted with a view of conserving the values of buildings? How? The new zoning designation is proposed in conjunction with a land exchange that will change ownership from public to private. In doing so, a change in zoning is needed, as the PLI designation is no longer applicable. This application creates conformity between the ownership of the property, the land use, and the future land use designation. This action conserves values and provides a development pattern consistent with the surrounding properties. k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? Yes, this area has long been underused and the larger project involving the land exchange, new accesses and this zoning application all work toward making the most appropriate use of the land. This zoning amendment assures compatibility with the future land use designation and reflects the appropriate zoning for the ownership of the property.