Loading...
HomeMy WebLinkAboutZMA Narrative 04-01-2021STOCKYARD PROPERTIES Zone Map Amendment April 2021 2 April 2021 Zone Map Amendment: Stockyard Properties Table of Contents 1. Application Forms & Checklists 2. Project Team 3. Narrative I. Project Overview II. Relevant Project History III. Response to Zone Map Amendment Approval Criteria IV. Response to Spot Zoning Criteria Appendices Appendix A.1: Vicinity Map Appendix A.2: Existing Zoning Map Appendix A.3: Proposed Zoning Map Appendix A.4: Future Land Use Map Appendix A.5: Existing Conditions Map Appendix B.1: Zone Map Amendment Map - Current Parcels Appendix B.2: Zone Map Amendment Map - Future Parcels Appendix B.3: Zone Map Amendment Editable Legal Description 3 April 2021 Zone Map Amendment: Stockyard Properties 1. Application Forms & Fees The required application forms for the Stockyard Properties Zone Map Amendment (ZMA) application have been included in this submittal. The calculated fee totals are outlined below. 2. Project Team APPLICANT Wake Up Inc Christine & Kevin Huyser PO Box 23 Harrison, MT 59735 P. 310.717.8807 PROJECT CONSULTANTS Planning Intrinsik Architecture, Inc. Attn: Ryan Krueger 111 N. Tracy Avenue, Bozeman, MT 59715 p. 406.582.8988 Civil Engineering Stahly Engineering & Associates, Inc. Attn: Cordell Pool 851 Bridger Drive Ste. 1 Bozeman, MT 59715 p. 406.522.8594 COMPONENT FEE QUANTITY TOTAL ZMA Base Fee $2,049.00 1 $2,049.00 Scaled Fee per Acre $58.00 15.33 $889.14 TOTAL $ 2,938.14 4 April 2021 Zone Map Amendment: Stockyard Properties 3. Narrative I. Project Overview The subject Site consists of 6 parcels containing 15.33 gross acres (not inclusive of Rights of Way impacted by the ZMA) (Appendix A), and is located at the SE corner of the intersection Story Mill Road and East Griffin Drive (Appendix A.1). The Site is currently zoned a mix of R-4 (Residential High Density) and B-1 (Neighborhood Business) (Appendix A.2), lies within the Story Mill Historic District. The properties are remnants of the Big Sky Development that did not materialize or result in redevelopment in this area. The proposing zoning is more aligned with current conceptualizations for development in this location. Given its location and proximity to high traffic transit corridors, Story Mill Park, and medium density residential districts, this Site is a practical location for the proposed zone change to the more cotemporary designation of Community Business District - Mixed (B-2M) and Residential Emphasis Mixed Use (REMU) as described through this application (Appendix A.3). The Future Land Use Map in the adopted Bozeman Community Plan designates this Site as a mix of Community Commercial Mixed Use (CCMU) and Residential Mixed Use (RMU) in the Future Land Use Map (FLUM) outlined (Appendix A.4), which allows for the implementation of B-2M and REMU zoning with these FLUM categories. The project site is bounded by Story Mill Park to the west and Story Mill Road (a Collector) on the west side. East Griffin Drive (Local Street) bisects the project site, and will be improved to City standards prior to or concurrent with future Site The site is developed and contains a mix of existing buildings scattered across the 5 April 2021 Zone Map Amendment: Stockyard Properties 15.33 total project acres. There are currently six sites contained in this submittal as shown on the site survey (Appendix B). The concurrently submitted Subdivision Exemption further defines the proposed future lots that will support the ZMA requested. This Zone Map Amendment application meets the required approval criteria as demonstrated herein. Furthermore, as is also discussed in this application, this request is decidedly in alignment with numerous City Plans and the intent and purpose of the requested zones. B-2M is to intended to function as a vibrant mixed -use district, accommodating smart growth and enhancing the character of the city. The project site’s proximity to transit, neighborhoods, and parks make it an ideal candidate for this change. A similar statement can be made about REMU, mixed - use in nature and intended to provide for variety of future uses, in the case of REMU a variety in housing. Future development of these parcels will propose a mix of uses appropriate to serve the residents of both zones, at a scale and scope expected of an important infill site such as this one. While the Stockyard Cafe will be moved from the ROW to allow for construction of Story Mill Road, most of the buildings will remain. Future submittals by this project team will explore conceptual site designs, preliminary subdivision possibilities, and a litany of additional Bozeman development standards, and we look forward to those steps. For this submittal, the enclosed applications materials meet the necessary criteria for approval. 6 April 2021 Zone Map Amendment: Stockyard Properties II. Relevant Project Details As there are several existing buildings, it is evident previous development has occurred at this Site. This application is not proposing to change, discontinue, or otherwise impact the existing site development assumptions. Story Mill Road was recently approved for design and construction by the City (CIP # SIF117), and this Project Team has been in contact with the City’s contracted designer to look at options to extend the proposed Story Mill improvements through this Site. Upgrades to East Griffin Drive will also be necessary, and the Project Team will use future Concept submittals to discuss the timing of those improvements. Additional coordination with the Bridger View Redevelopment project to the north of this Site will be necessary, however initial coordination has already begun and will unfold with future site development. The Project Team has submitted a Subdivision Exemption request for the entire Site area. Two Concept applications are imminent for the north and south sides of Griffin, respectively. Subdivision, Site Plans (and possible Master Site Plans), and other applications are also expected upon future development. Parkland, Affordable Housing, and other such requirements are also to be addressed at the appropriate future application review stage. III. Responses to ZMA Approval Criteria Below are responses to the ZMA approval criteria (Section 76 -2-304, MCA) that address how the project relates to and meets the criteria outlined for the approval of a zone map amendment. A. Is the new zoning designed in accordance with the growth policy? Yes, therefore this criterion has been met. The future land use for the subject property was amended with the adoption of the 2020 Bozeman Community Plan and each zone requested is allowed within the approved Future Land Use categories that exist at this Site. 7 April 2021 Zone Map Amendment: Stockyard Properties As is shown in the figure below, B-2M is allowed within Community Commercial Mixed Use (CCMU) category and REMU within the Residential Mixed Use category. The proposed zoning would provide for development opportunities for a wider variety of housing types, neighborhood -scale commercial uses, and land development patterns to unfold than the current zoning. REMU and B-2M offer allowances for density to provide for urban- scale mixed-use development options. Approval of this request would also reinforce the following objectives of the Community Plan: N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. N-4.1 Continue to recognize and honor the unique history, neighborhoods, neighborhood character, and buildings that contribute to Bozeman’s sense of place through programs and policy led by both City and community efforts. DCD-1.7 Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. 8 April 2021 Zone Map Amendment: Stockyard Properties 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. M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices ( e- bikes, electric scooters, powered wheelchairs, etc.). The Bozeman Community Plan 2020 includes the justifications necessary to support a change in zoning. This application addresses two of those justifications: 1) a change in correlation between zoning and growth policy, and 2) the owner requests the change and can meet required standards. This narrative demonstrates that the relevant standards for each have been met and that no conflicts with the growth policy have been identified. B. Will the new zoning secure safety from fire and other dangers? Yes, therefore this criterion has been met. The subject property is currently located within the jurisdiction of the City of Bozeman Fire and Police Departments, and the service area of American Medical Response ambulances. The site is developed with buildings, several of which will be preserved and rehabilitated with development that follows this zone change. Future site development will conform to City of Bozeman public safety, building, floodplain, and land use requirements in compliance with the UDC, as well as all applicable building codes to help secure safety from fire and 9 April 2021 Zone Map Amendment: Stockyard Properties other dangers. The zone change is therefore unlikely to adversely impact Site safety. C. Will the new zoning promote public health, public safety and general welfare? Yes, therefore this criterion has been met. All future development of the site will require compliance with the City’s Unified Development Code, administration of which is employed by the City to ensure the promotion of public health, safety, and general welfare. The zone change will not place an undue burden on municipal services, emergency response capability, or the general public. D. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Yes, therefore this criterion has been met. The City’s adopted plans for municipal transportation, water, sewer, parks, and other facilities and services ensure that this site will have services necessary to serve new development. This infill project site lies within the City’s sewer, storm water and water facility plan boundaries. The proposed zoning amendment will allow for more intense and mixed -use development than is offered by the current zoning. Future submittals will be reviewed for compliance with the City ’s codes to ensure appropriate levels of transportation, water, sewer, schools, and parks are provided. Site plans, subdivision proposal, or other development applications will ensure adequate capacity for all required municipal services. As is stated in in the UDC, the designation of a zoning district does not guarantee approval of proposed development plans until the City can verify the availability of needed infrastructure and services. E. Will the new zoning provide reasonable provision of adequate light and air? Yes, therefore this criterion has been met. The City of Bozeman’s UDC 10 April 2021 Zone Map Amendment: Stockyard Properties includes standard’s that address setbacks, park dedication, on -site open space, and building design standards to address this requirement. Moreover, the building codes have standards for ingress and egress, ventilation, and related subjects that further support the provision of adequate light and air. Future site development will require compliance with all applicable City codes and standards necessary to ensure these primary human needs. F. Will the new zoning have an effect on motorize and non-motorized transportation systems? Yes, therefore this criterion has been met. The City’s transportation plan is used to evaluate transportation needs over the long term across the municipal area to account for the impacts of motorized vehicles as well as bikes and pedestrians. The park and trail plan also considers options for extending the trail network. Future site development will examine these impacts on the transportation network, parks and trails system, and municipal facilities. Furthermore, these future development reviews will ensure that the new zoning will comply with the City’s standards for the provision of onsite parking for bicycles and vehicles, as well as the requirements for onsite circulation. Traffic impacts will be studied by the development team to demonstrate compliance with the City’s long-range transportation plans. Future project development will ensure compliance with the acceptable traffic limits identified in the transportation plans, as well as provide for the dedication of rights of way, construction or reconstruction of streets, payment of impact fees, and other contributions as will be applicable to this project. Future development under the proposed zoning will look advance the Actions within the Climate Plan to create efficient buildings renewable energy generation, and compact development patterns supported by a variety of transit infrastructure. Future development will additionally support the Community Housing Action Plan through additional housing stock variety and availability. 11 April 2021 Zone Map Amendment: Stockyard Properties G. Does the new zoning promote compatible urban growth? Yes, therefore this criterion has been met. The Bozeman Community Plan establishes a preferred and compatible development pattern through the Future Land Use Map, which establishes generalized expectations for what goes where in the community. Moreover, the UDC explicitly defines compatible urban growth, which does not require uniformity in order to ensure compatibility. The City’s zoning ordinances define the uses and development standards associated for projects proposed under the auspices of each zone. Each zone includes a range of uses that appropriate. The future land use map includes two designations for the subject properties. In the northwest corner, the map designation is Residential Mixed Use. This designation correlates with several zoning districts, including REMU zoning, as proposed by the applicant. The remainder of the property is designated as Community Commercial Mixed Use, which allows for B -2M zoning 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. As discussed above the requested zoning is also supported by the Climate Plan and Community Housing Action Plan. H. Does the new zoning promote the character of the district? Yes, therefore this criterion has been met. This Site lies within the Story Mill Historic District, and future development conceptual proposals will detail how the Project Team intends to enhance character of the district through development. Nearby Story Mill Park has deeply influenced the character of this area, and future site development will be looking to enhance the character of this area. Art, architecture, and site design will all be applied with a focus on district character. These zones will offer future site development options to create appropriately sized residential and neighborhood scale commercial in proximity to the 12 April 2021 Zone Map Amendment: Stockyard Properties Bridger View Redevelopment project and Story Mill Park. The proposed REMU and B-2M zoning provide for future development options that support compatible character of development. Concept applications are being prepared to further detail how future development under the proposed zoning is appropriate. For this review the zone map amendments proposed do not allow for uses that are significantly different than those currently allowed, and therefore it is hard to foresee significant and negative impact on community character. I. Does the new zoning address the affected area’s peculiar suitability for particular uses? Yes, therefore this criterion has been met. The proposed zone change does not represent a significant change from the current B -1 and R-4 zoning, and it is consistent with adjacent zoning, current and proposed uses in the area, and the Bozeman Community Plan for future land uses. Multiple commercial and residential uses currently exist in proximity to the subject site. Additionally, B-2M and REMU zoning designations will encourage mixed -use development adjacent to established and planned multi-modal infrastructure, making this site particularly suitable for the requested zoning designations. This Site will have flexibility to promote a cohesive neighborhood pattern that will connect adjacent roadways and corridors, and extend existing public infrastructure. Moreover this zoning will not impact the UDC requirements for future development in this location along the East Gallatin River. 13 April 2021 Zone Map Amendment: Stockyard Properties J. Was the new zoning adopted with a view to conserving the values of buildings? Yes, therefore this criterion has been met. The Stockyard Cafe building is to be relocated, as it lies within the Story Mill Road right -of-way, however most of the remaining buildings will remain at this site, including the designated historic structures. The Auction House. As the site lies within the Story Mill Historic District, special care will be taken to ensure the historic character of the buildings and site remains intact as future development plans are prepared. 14 April 2021 Zone Map Amendment: Stockyard Properties K. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? Yes, therefore this criterion has been met. The proposed zone change is consistent with the FLUM outlined in the Bozeman Community Plan as demonstrated throughout this narrative. Increased commercial and mixed use density is appropriate at this location due to the proximity to roadway and transportation systems, the Story Mill Park, and the Bridger View residential neighborhood. Therefore, the proposed B-2M and REMU zoning will further encourage development that is of the highest and best use of this infill site. As stated above, the Bozeman Community Plan is the tool utilized to illustrate the most appropriate use the project sites. In this case, urban -scale residential and mixed-use development are shown in that Plan as the most appropriate types of development for the property. The Unified Development Code further contains standards and review procedures that will to ensure the land is developed in ways that protect and promote public health, safety, and general welfare. 15 April 2021 Zone Map Amendment: Stockyard Properties IV. Response to Spot Zoning Criteria A. Are the requested zoning designation and potential uses significantly different from the prevailing uses in the area? No, therefore this criterion has been met. The requested B-2M zoning, and the mix uses available within this district, offers an opportunity for the future development of the site under assumptions that do not significantly differ from the uses proposed in this area. The Bridger View Redevelopment project to the north is creating a mix of housing options that can be served by the neighborhood-scale commercial development envisioned for the B -2M Site areas. Both B-2M and B-1 are appropriate for commercial nodes, and both districts encourage multi-household residential as a secondary use and support a range of commercial uses. B-2M, however, allows for more flexibility with respect to height and parking standards, and therefore encourages denser development that supports the highest, best use of the project site. REMU is not significantly different from the R-4 designation, as both are predominately residential in their nature. REMU does offer additional commercial uses that are not allowed in R -4, and hereto rezoning the B-1 area requested as REMU will provide for neighborhood scale development that is Site appropriate. REMU zoning and the potential uses are therefore not significantly different from the prevailing zones and uses in proximity. B. Does the requested zoning designation benefit a small area and only one or a few landowners, or does the requested zoning benefit the surrounding neighborhood, community and general public? This criterion has been met. A zone change for the 15.33 acres has the potential to benefit both the surrounding neighborhood and the community as a whole. This change will conceivably prove to be a beneficial asset to the surrounding area by providing flexibility to enrich future area growth and transit options, offer support services to a future mixed housing residential node, and contribute to the neighborhood fabric in the Story Mill area. It is 16 April 2021 Zone Map Amendment: Stockyard Properties also envisioned that generalized benefits would accrue to the City when future development occurs at a more intensive level. C. Is the requested zoning designation compatible with the zoning district’s plan or is it special legislation designed to benefit only one or a few landowners at the expense of the surrounding land owners? This criterion has been met. This ZMA does not represent special legislation designed to benefit the land owner at the expense of the adjacent property owners. Both the current and proposed zoning allow the similar uses at similar scales, and therefore it is difficult to foresee this proposed change to B-2M and REMU, respectively, will negatively impacting the surrounding land owners. Additionally, the proposed zone change is compatible with City policies (i.e. Bozeman Community Plan, Climate Plan, and Affordable Housing Action Plan) and state statute governing the approval of such requests. This is a request, simply, is to move from to a blend of residential- and commercial mixed use zones that are offer more contemporary development options from their existing counterparts. Compact infill will be the result of redevelopment, and the requested zoning thus proposes thoughtful future development opportunities that will meet the needs of the neighborhood and the community, not negatively impact surrounding land owners.