HomeMy WebLinkAboutGPANarrativeAndFigures_08032021Growth Policy Amendment Project Narrative
Project Background Information
The subject property is located at 414 North Plum Avenue. The site is located south and directly adjacent to the existing Mountains Walking Brewery site. The project site is anticipated to be used for expansion of brewery operations and for use as employee housing. The lot of interest is
currently zoned as R-2 (submitting ZMA proposing change to B-2M) and has an existing single-family residence on the property. The community plan future land use for the lot is currently designated as Urban Neighborhood. As part of this submittal we are proposing a map change to amend the future land use to Community Commercial Mixed Use. The proposed future land use will match the adjacent areas to the north and east along with the associated and adjacent
brewery site. The future improvements anticipate construction of a new building on the lot to expand the brewery space and create employee housing on the second floor of the new building. Additional parking is anticipated to be provided on the subject property for overflow brewery parking. Applications are being made for the Zone Map Amendment and Growth Policy Amendment to be reviewed concurrently.
a) Does the proposed amendment cure a deficiency in the growth policy or result in
an improved growth policy which better responds to the needs of the general
community? How?
Yes, the proposed amendment results in an improved growth policy which better
responds to the needs of the general community. Changing the future land use designation for the lot to Community Commercial Mixed Use will better meet the needs of the general community by allowing for expansion of the current Mountains Walking Brewery. Expansion of the brewery will provide an easily accessible gathering place for the community to come together, enjoy craft beer, and make good conversation. The
expansion will also provide employee housing on the upper floor which is an excellent way to meet the needs of employees who struggle to find affordable housing in Bozeman. In addition, the new future land use designation promotes redevelopment by converting the existing residential property into a multi-use lot. Multi-use properties help promote diverse uses of land in very close proximity to one another which ultimately reduces
traffic congestion on the roads and the air pollution associated with motor travel. Redevelopment, as opposed to new development, saves time, money, and resources by connecting to existing utilities. In this case, adequate water, drainage, transportation, and sanitary facilities will be provided via existing utilities located in Plum Avenue.
b) Does the proposed amendment create inconsistencies within the growth policy,
either between the goals and the map or between goals? Why not?
No, the proposed amendment does not create inconsistencies within the growth policy
either between the goals and the map or between goals. The proposed future land use of
the site matches future land use of adjacent properties to the north and east. The change does not result in a pocket of inconsistent land use, rather blends well with the current plan. The City of Bozeman has announced its planning goals for how the city should
expand in the future. These goals consist of seven overall themes that include being: 1. A resilient city. 2. A city of unique neighborhoods. 3. A city bolstered by downtown and complementary districts.
4. A city influenced by our natural environment, parks, and open lands. 5. A city that prioritizes accessibility and mobility choices. 6. A city powered by its creative, innovative, and entrepreneurial economy. 7. A city engaged in regional coordination.
The proposed expansion of Mountains Walking Brewery and the proposed growth policy amendment do not go against any of the seven themes and/or the goals to achieve those themes. Conversely, the proposed development actually supports many of the themes. Two of the main goals for the City of Bozeman include promoting diversity in land use/housing and reducing urban sprawl. Both goals aim to use land in the most efficient
way possible, which ultimately helps preserve open space and reduces the need for individual motorized travel. The proposed expansion would help the City of Bozeman meet these goals by redeveloping the lot into a mixed-use building that includes both brewery operations and employee housing. Redevelopment, as opposed to new development on the outskirts of town, saves time, money, and resources while
simultaneously reducing urban sprawl. The reduction in urban sprawl in turn helps preserve the natural environment that Bozeman is known and loved for. Regarding the goal of prioritizing accessibility and mobility choices, the proposed development is easily accessed via several different transportation methods. Its proximity to residential
neighborhoods makes it easily accessible by walking or biking while arterial and
collector streets such as Rouse Ave, Peach St, and Broadway Ave make it easily accessible by car. The streamline bus service also has a major hub in downtown which is just a short walk away. Additionally, the on-site employee housing reduces/eliminates commuting for employees. The proposed development aims to be resilient and
resourceful by connecting to existing utilities. Lastly, the expansion of Mountains
Walking caters to Bozeman’s tourism industry which is a major economic driver here.
c) Is the proposed amendment consistent with the overall intent of the growth
policy? How?
Yes, the proposed amendment is consistent with the overall intent of the growth policy. Proximity to adjacent areas matching the proposed future land use help to blend the site into surrounding uses. The project site is located along the future land use boundary, maintaining the overall concept of the area. The proposed development aims to better
serve the community by providing a social gathering place, jobs, and employee housing.
Bringing people together will help improve the mental health and happiness among community members, while providing employment and housing helps employees feel
safe, secure, and stable. Changing the future land use designation to Community Commercial Mixed Use allows for greater land use/housing diversity and encourages the most efficient use of space. Creating diverse land uses within close proximity to one
another reduces the need for people to travel far from home for work, groceries, and recreation. Additionally, the proposed development is very close to dense residential neighborhoods which will encourage patrons to walk or bike. The decrease in travel lessens air pollution, which is known to have significant adverse effects on public health and welfare. Furthermore, the proposed amendment will allow for the redevelopment of
the lot, which is encouraged by the City of Bozeman to help limit urban sprawl and preserve open space. The work/live nature of the proposed development increases Bozeman’s resilience by providing solutions to both housing and employment issues. It also promotes resilience by harmonizing with existing activity through expanding a business that is already well established and thoroughly enjoyed by the community. The
expansion would be easily accessible and provide several options for mobility. As mentioned before, the proposed expansion is in very close proximity to residential neighborhoods which makes it easily accessible on foot or bike. Arterial and collector streets such as Rouse Ave, Peach St, and Broadway Ave provide easy access to the site via automobile. Additionally, a major streamline bus service hub and the Gallagator Trail
are only a short walk away towards downtown. Lastly, the proposed development will help support Bozeman’s economy by attracting locals and tourists. Overall, the proposed amendment aligns very nicely with the intent of the growth policy.
d) Does the proposed amendment adversely affect the community as a whole or
significant portion by:
i) Significantly altering acceptable existing and future land use patterns, as defined
in the text and maps of the plan? How does it not?
No, the proposed amendment does not significantly alter acceptable existing and future land use patterns. The proposed amendment seeks to change the future land
use designation for the lot from Urban Neighborhood to Community Commercial
Mixed Use. This is a relatively minor change to the future land use patterns because the area adjacent to the site (the area where the current brewery is) is already designated as Community Commercial Mixed Use. Changing the future land use designation to Community Commercial Mixed Use will keep land use
designations consistent for both the existing brewery and the proposed expansion.
The site is located along the current boundary of future land use. Under the proposed change, the overall boundary is shifted in a relatively minor way. The overall pattern for the area will be maintained, if anything squaring up the future land use boundary as shown with the attached exhibits.
ii) Requiring unmitigated larger and more expensive improvements to streets,
water, sewer, or other public facilities or services and which, therefore, may
impact development of other lands? How does it not?
No, the proposed amendment does not require unmitigated larger and more
expensive improvements to streets, water, sewer, or other public facilities and
services. Adequate water will be provided by the City’s existing municipal system. Figure 6-7 in the Water Facility Plan details the existing water distribution system and shows that the area surrounding the proposed development has an acceptable level of head loss, indicating there is adequate
capacity to provide water for the development. Adequate fire flow will also be
provided by Hydrant #45. According to Table 5.7 in the Water Facility Plan, a zone designation of B-2 (concurrent ZMA proposing zoning change to B-2M) needs 3,000 gpm of flow for 3 hours to fulfill fire protection requirements. According to Figure 6-8 of the Water Facility Plan, the available fire flow for the
proposed development area is 4,000-5,000 gpm, which confirms that suitable fire
flow for fire protection is met. Adequate sewer will also be provided by the City’s existing municipal system. According to the City’s design criteria, sewer pipes that have a depth of flow to pipe diameter (d/D) ratio exceeding 0.75 are considered potentially deficient. Figure 4-8 of the Wastewater Collection
Facilities Plan Update (2015) shows that the sewer pipes servicing the proposed
development and surrounding area all have a depth of flow to pipe diameter (d/D) ratio less than 0.75, indicating that there is adequate wastewater capacity for proper sewage disposal. Transportation access will remain primarily unchanged. Access is anticipated to be provided via principal arterial Rouse Ave and collector
streets Peach St and Broadway Ave, but can also be accessed by other local
streets such as Plum Ave or on foot/bike. The proposed future land use is not anticipated to have a significant change or additional burden to public facilities. The anticipated site improvements are consistent with other uses in the area.
iii) Adversely impacting existing uses because of unmitigated greater than
anticipated impacts on facilities and services? How does it not?
No, the proposed amendment will not adversely impact existing uses because of
unmitigated greater than anticipated impacts on facilities and services. Figure 6-7 in the Water Facility Plan shows that the area surrounding the proposed development has an acceptable level of headloss, which indicates there is adequate capacity to provide water for the proposed development without negatively affecting existing uses. Table 5.7 in the Water Facility Plan shows that
the proposed development (proposed B-2M zoning) requires 3,000 gpm of flow for 3 hours to suffice fire protection requirements. Figure 6-8 of the Water Facility Plan shows that the available fire flow for the proposed development area is 4,000-5,000 gpm, confirming that there is adequate fire flow available with 1,000 gpm to spare. The City’s design criteria specify that sewer pipes that have a
depth of flow to pipe diameter ratio (d/D) exceeding 0.75 are considered potentially deficient. Figure 4-8 of the Wastewater Collection Facilities Plan
Update (2015) shows that the sewer pipes servicing the proposed development and surrounding area all have a depth of flow to pipe diameter (d/D) ratio less than 0.75, indicating that there is adequate wastewater capacity for proper sewage
disposal. Some of the sewer pipes servicing the proposed development have an even lower depth of flow to pipe diameter ratio of 0.5 which indicates there is some extra capacity available. To summarize, the facilities and services for existing uses will not be adversely impacted by the brewery expansion.
iv) Negatively affecting the livability of the area of the health and safety of residents?
How does it not?
No, the proposed amendment does not negatively affect the livability of the area or the health and safety of residents. The proposed development aims to improve the livability of the area by providing a social gathering place, on-site employee housing, and creating jobs. There will still be adequate water, sewer, and street capacity for the area. Sewage and garbage will be properly disposed of to ensure
there are no health hazards resulting from the proposed development. Additional parking will be provided for the brewery so that street parking is not overwhelmed. Emergency access will be maintained via Rouse Ave, Peach St, Broadway Ave, and other local streets. Lastly, the proposed development will not overload fire flow capacity. In conclusion, the proposed expansion of Mountains
Walking will not negatively affect the livability of the area or the health and safety of residents. The proposed/anticipated improvements for the site will promote and provide employee housing for the associated Mountains Walking Brewery. The proposed use allows for safe and cost-effective housing, an overall benefit for employees.
Supporting Figures
for
Project Narrative
4,3370.1
Miles
This product is for informational purposes and may not have been prepared for, or be suitable for legal,
engineering, or surveying purposes. Users of this information should review or consult the primary data and
information sources to ascertain the usability of the information. Feet
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Community Plan Future Land Use
Urban Neighborhood
Traditional Core
Residential Mixed Use
Regional Commercial and Services
Community Commercial Mixed Use
Maker Space Mixed Use
Industrial
Public Institutions
Parks and Open Lands
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Advanced Engineering and Environmental Services, Inc.
Water Facility Plan Update Chapter 5 – Design Parameters and Evaluation Criteria July 2017
P05097-2013-001 Page 80
5.5.3 City of Bozeman Fire Flow Availability The evaluation completed for the Water Facility Plan Update determined available fire flows (to assess the distribution system under current and future water demand conditions) by using zoning districts that represent different types of development. Therefore, the fire flow requirements set forth in this Water Facility Plan Update are intended only for general planning purposes, and may not be reflective of actual fire flow requirements required by the size and construction type of a specific development, and will not identify specific non-conforming developments. These guidelines are intended to comply with requirements in the City’s Design Standards and Specifications calling for fire flow demands to be calculated as determined by ISO criteria. Available fire flow is the flow rate of water supply available at the hydrants for firefighting measured at a residual pressure of 20 psi. The residual pressure of 20 psi represents the minimum pressure required to provide normal water pressure to a second story faucet while a nearby fire event is in progress. Table 5.7 presents the recommended fire flow guidelines along with the required fire flow volumes used in the analysis. Figure 5-2 shows fire flow guidelines for existing and future land use. Zoning District Category Flow (gpm) Duration (hrs) No. of Fires Total Demand (gal) Residential Use R-4 Residential High Density 3,000 3 1 540,000 R-3 Residential Medium Density 3,000 3 1 540,000 R-2 Residential, Single-family Medium Density 1,500 2 1 180,000
R-1 Residential, Single-family
Low Density 1,500 2 1 120,000
PU Public Lands and Institutions 3,000 3 1 540,000
Commercial Use
B-1 Neighborhood Business 3,000 3 1 540,000
B-2 Community Business 3,000 3 1 540,000
B-3 Central Business 4,000 4 1 960,000
Industrial Use
M-1 Light Manufacturing 4,000 4 1 960,000
M-2 Manufacturing and Industrial 5,000 4 1 1,200,000
Table 5.7: Fire Flow Availability Guidelines
Figure 4-8 – Existing System Results – Maximum d/D
4-21