HomeMy WebLinkAboutZoneMapAmendmentNarrative_Revised_051121Gran Cielo - Zone Map Amendment Application Narrative Page 1 of 4
GRAN CIELO ZONE MAP AMENDMENT
APPLICATION CHECKLIST NARRATIVE Zone Map Amendment Criteria
a. Is the new zoning designed in accordance with the growth policy? How? Response: Yes. The future land use map in the Bozeman Community Plan 2020 designates this property as Urban Neighborhood. Urban Neighborhood category primarily includes urban density homes and correlates with a
variety of zoning districts including R-S, R-1, R-2, R-3, R-4, R-5, R-O, REMU RMH, B-1 and PLI. The parcel is currently zoned R4 - Residential High Density. The proposed R5 - Residential Mixed-Use High Density zoning is allowed within the
designated future land use of Urban Neighborhood. In addition, the future land use map of Urban Neighborhood is also designated on the north, west and south side of the proposed Zone Map Amendment parcel. A complementary Community Commercial Mixed Use land use designation is located on the east side of the parcel.
The proposed zone map amendment from R4 to R5 will allow for similar and additional uses and allow for increased density, increased height requirement and offices and small-scale retail and restaurants as secondary uses in a geographically compact, walkable area to serve the varying needs of the
community's residents. b. Will the new zoning secure safety from fire and other dangers? How?
Response: Yes, the proposed zoning, which is in compliance with the City’s
future plan use map, will secure safety from fire and other dangers as the subject property is within the City limits of Bozeman and will be served by City Fire, Police and Public Works Departments. Public infrastructure, including roadways, water and sewer mains are
adjacent to the property and will be extended as required to serve the future development. The City of Bozeman development standards require future development of this property to comply with the Bozeman Municipal Code standards
ensuring an adequate transportation network, fire services, and public utility mains be installed to provide a safe neighborhood for the residents.
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c. Will the new zoning promote public health, public safety and welfare? How?
Response: Yes, due to the size and character of the parcel future development of the parcels will require the properties to be reviewed through the City’s Site Plan review process which provides standards and regulations that promote public health, safety and general welfare of the residents.
In addition, future connection to the City’s municipal water distribution and sanitary sewer collection system will reduce water contamination issues from an abundance of groundwater wells and will eliminate environmental risks associated with septic systems. Municipal fire and emergency response services will protect public health and safety and respond to the property. The
subject property falls within the existing City service areas. d. Will the new zoning facilitate the adequate provision of transportation, water, sewage, schools, parks and other public requirements? How?
Response: Yes, future development on this parcel will be subject to review by the City of Bozeman for adequate provision of transportation, water, sewerage, schools, parks, and other public requirements as specified in the City’s development and engineering standards. If it is determined during the City’s review process that additional improvements are required to adequately
serve the proposed development those improvements would be required to be constructed and/or pay impact fees, assessments, and taxes to support transportation, water, sewer, school, parks, and other public requirements. The subject property fronts on South 27th Avenue, which is a collector street.
Access to the site will be from the future adjacent local streets: Apex Drive, S 29th Ave, and Bennett Blvd. These local streets will allow access to the site for residents, visitors, and any necessary public services such as postal service or emergency access, for example.
The subject property falls within the Hyalite Elementary School, Sacajawea Middle School, and Bozeman High School Boundaries. Comments from the schools will be required to verify adequate capacity for future students. Parkland for the entire Gran Cielo subdivision was dedicated and
constructed with the initial Phase 1 of the Gran Cielo Subdivision. Public infrastructure to serve the future development will be installed with the development of the Gran Cielo Phase 2 project. Any additional internal improvements required to connect to the existing infrastructure will be
determined during site plan review.
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e. Will the new zoning provide reasonable provisions of adequate light and air?
How?
Response: Yes, the City’s development codes include requirements for development to provide adequate light and air with the use of parks and open space areas, maximum building heights, lot coverage and setback requirements. Due to the size and character of the parcel the future
development of the parcels will be required to be reviewed through the City’s Site Plan review process ensuring the City’s development codes will be adhered to and will provide adequate light and air.
f. Will the new zoning have an effect on motorized and non-motorized
transportation systems? How? Response: Yes, the change from R4 to R5 residential zoning will likely have an effect on the City’s motorized and non-motorized transportation system due to the increased allowed density. As the property is currently vacant, any
new development will affect the City’s transportation system with increased traffic. A Traffic Impact Study (TIS) was completed for the entire Gran Cielo project in 2017, which this proposed rezoning is within. The city may
require the TIS to be updated based on the increased density to determine if additional mitigation would be required. The preliminary plat approval of the Gran Cielo Subdivision required the development to waive their right to protest the creation of future Special
Improvement Districts (SID) and participate in funding nearby future infrastructure improvements that may be required to offset impacts created by development. With the development of the parcels within the proposed ZMA, and adjacent
properties, development of pedestrian connection systems will be completed. Currently a multi-use trail exists along Graf Street and connects to South 11th which provides a safe and reliable pedestrian connection to MSU and into the center of the city and Streamline Bus stops.
g. Does the new zoning promote compatible urban growth? How? Response: Yes, the parcel is currently zoned R4 - Residential High Density. The proposed R5 - Residential Mixed-Use High Density zoning is allowed within the designated future land use of Urban Neighborhood. In addition, the
future land use map of Urban Neighborhood is also designated on the north, west and south side of the proposed Zone Map Amendment parcel. A complementary Community Commercial Mixed Use land use designation is located on the east side of the parcel.
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h. Does the new zoning promote the character of the district? How?
Response: Yes. As stated previously, the proposed zone map amendment from R4 to R5 will allow for similar and additional compatible uses and allow for increased residential density and offices and small-scale retail and restaurants as secondary uses in a geographically compact, walkable area to serve the varying needs of the community's residents. The proposed zone
map amendment, as well as the adjacent properties are designated Urban Neighborhood in the City’s future land use map as Urban Neighborhood. The proposed zoning is in compliant with the Urban Neighborhood designation. The proposed zoning fits within the city’s land use map and establishes a compatible development pattern.
i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How?
Response: Yes. The property is located within an area designated Urban
Neighborhood as defined in the Bozeman Community Plan 2020. Urban Neighborhood category primarily includes urban density homes and correlates with a variety of zoning districts. The proposed R5 zoning is suitable for the site given the adjacent Urban Designation to the west, north and south and Community Commercial Mixed Use land use designation to
the east side of the parcel. In addition, there is convenient access to city roadway, water and sewer mains adjacent to the property to serve the future development. j. Was the new zoning adopted with a view to conserving the value of buildings?
How? Response: Neutral. There are no existing buildings on this site that may have their values impacted by the zone change.
k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Response: Yes. The current zoning of the property is R4 and the City’s Growth Policy designates the property as Urban Neighborhood on the future land use
map. The future land use map also designates Urban Neighborhood on the adjacent properties to the north, west and south. Complementary Community Commercial Mixed Use land use designation is located adjacent on the east side of the parcel. Urban Neighborhood category primarily includes urban density homes and correlates with a variety of zoning
districts. Based on the future land use map designations and existing residential development to the south, the proposed zoning does encourage the most appropriate use of the land. END OF NARRATIVE