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HomeMy WebLinkAbout07 - Zone Map Amendment Narrative 109 NORTH ROUSE AVENUE BOZEMAN MONTANA 59715 406 585 1112 henneberyeddy.com Page 1 of 7 Zone Map Amendment Narrative Image 1 – Aerial View of Subject Parcels SUMMARY This application proposes to amend the zoning designation for a 0.98-acre parcel comprising three lots, which are located northwest of the intersection of W Lamme St and N 3rd Ave (215, and 217 W Lamme St & 216 N. 3rd Avenue, Bozeman, MT 59715). Two of the lots previously held single-family and multi-family residences. Those structures have been demolished and the sites are now vacant. The third lot currently holds an existing single family residence with a detached garage. The proposed zoning amendment will change the designation from R-4 (Residential High Density District) to B-3 (Downtown Business District). This change meets the required criteria for a Zone Map Amendment (ZMA) and reconciles the boundaries of the area categorized as “Traditional Core” per the Bozeman Community Plan, which includes B-3 Zoning Districts. Please see Exhibit ‘A’ for a diagram depicting the Existing Zoning Districts and Community Plan Future Land Use Categorization. Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 2 of 7 RESPONSES TO ZONING PROVISION CRITERIA a) Is the new zoning designed in accordance with the growth policy? How? Yes, the proposed B-3 zoning is in accordance with the city’s growth policy as documented in the 2020 Community Plan. The Community Plan Future Land Use Map indicates that the subject lots are categorized as Traditional Core, which includes zoning districts B-2M, B-3, and PLI. The Traditional Core land use categories do not include R-4 zoning districts, meaning that the parcels’ current designation conflicts with the City of Bozeman’s adopted plan. Based on state law Section 76-2-304(1), zoning regulations must be made in accordance with growth policy. Since the proposed Zone Map Amendment updates the current non-aligning designation with a zoning district supported by the Future Land Use Map, this criterion is met. Further, this site is contiguous with other existing B-3 areas, including the east half of the parcels’ block. For this reason, of the compatible zoning districts within the Traditional Core land use category, B-3 is the most appropriate designation. See Exhibit ‘A’ for the Community Plan Future Land Use Map and current zoning designations. b) Will the new zoning secure safety from fire and other dangers? How? Yes, the subject property is in the jurisdiction of the City of Bozeman Fire and Police Departments and within the service area of American Medical Response ambulances. The proposed B-3 zoning designation will have no new effect on these types of services. 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. c) Will the new zoning promote public health, safety, and welfare? How? Yes, any future development of the site will comply with the City’s Unified Development Code, which ensures the promotion of public health, safety, and general welfare. In addition, the B-3 zoning emphasizes mixed-use and pedestrian-oriented uses in alignment with the goals of the Traditional Core, which include active streetscapes, high levels of walkability, and a rich architectural character, contributing to an enjoyable and safe environment for the public. The B-3 zoning designation will permit development that enhances the downtown core by shortening travel distances, encouraging multi- modal transportation, increasing business synergies, and fostering efficiency in the delivery of public services – all stated objectives of the city’s Future Land Use plan. Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 3 of 7 Furthermore, the Community Plan’s land use definitions describe how under- development and a lack of flexibility can threaten the vibrancy of the Traditional Core, thus demonstrating that B-3 zoning is an important correction to the current R-4 designation. d) Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes, the proposed B-3 zoning designation will facilitate adequate provision of these public requirements. The proposed change in zoning from R-4 to B-3 will not significantly increase the potential for residential uses and is not anticipated to overburden the school district. In addition, higher density, mixed-use development near hubs such as the downtown core ensures efficient use of water and sewage infrastructure. At the time of site plan review for future proposed development, the need for individual services will be determined and compliance with city requirements will be demonstrated. In addition, the B-3 zoning designation will allow mixed-use development that will advance several Community Plan Goals related to transportation, parks, and open space: • Goal M-1.1 – Ensure multimodal accessibility: “Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another”; and, • Goal DCD-3.5 – Ensure multimodal connectivity within the City: “Encourage increased development intensity in commercial centers and near major employers”. The B-3 designation permits mixed-use, higher intensity development that ensures multimodal accessibility and connectivity, and supports increased transit service. • Goal DCD-1.9: “Promote mixed-use developments with access to parks, open space, and transit options”. The B-3 designation will permit mixed-use development at the subject parcels, which are well-served by transit options, and located within 0.1 miles from the Blueline, 0.1 miles from the Redline, and 0.3 miles from the Downtown Transfer Station and service from the Orangeline. The subject parcels are also near several parks, with Beall Park, Creekside Park, and North Grand Park all within 0.4 miles. Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 4 of 7 e) Will the new zoning provide reasonable provision of adequate light and air? How? Yes. B-3 Zoning, as described in the Unified Development Code, includes requirements – such as setbacks from residential zoning districts – that reasonably ensure adequate light and air. The proposed Zone Map Amendment itself will not impact existing access to light and air. Any future development will comply with all setback, frontage, open space, landscape buffering, and similar requirements as outlined in the UDC. f) Will the new zoning have an effect on motorized and non-motorized transportation systems? How? Neutral; the new zoning will not in itself impact the motorized and non-motorized transportation system, as the intensity of development is not yet known. Any future development will comply with parking and traffic impact requirements defined by applicable land use and building codes. While transportation system impacts will be determined by the nature of any future development, the proposed Zone Map Amendment is consistent with the city’s goal of bolstering the Downtown commercial district with concentrated development that “uses land more efficiently, may reduce infrastructure costs, and reduces the overall amount of road surface and need for parking lots” (see Theme 3 of the 2020 Community Plan). The subject parcels are well-positioned on the Lamme Street bicycle route with convenient access to public transportation, as well as adjacent businesses and services, resulting in multimodal accessibility, improved walkability, reduced car dependency, and reduced sprawl. The proposed Zone Map Amendment will allow development that promotes usage of non-motorized transportation and transit. g) Does the new zoning promote compatible urban growth? How? Yes. The proposed B-3 zoning designation is compatible with the adjacent land uses. The Bozeman UDC defines 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.” The response to Question a) above demonstrates the alignment between the proposed Zone Map Amendment and the Bozeman Community Plan. Furthermore, the proposed B-3 zoning district is in harmony with adjacent development and existing neighborhoods. The east half of the subject parcels’ block is already zoned B-3, as is the full length of the block frontage across W Lamme St. to the south. Changing the zoning to B-3 at the subject parcels will reduce the patchwork condition currently existing and allow more consistent development. In addition, the proposed B- Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 5 of 7 3 parcels will abut and front onto R-4 zoning districts, which are “appropriate for areas adjacent to mixed-use districts [and] commercial districts” as defined by the UDC. See Exhibit ‘A’ for the Community Plan Future Land Use Map and current zoning designations. h) Does the new zoning promote the character of the district? How? Yes, the proposed B-3 zoning designation is consistent with the goals of the 2019 Downtown Bozeman Improvement Plan. One of the guiding principles of the Downtown Plan, which describes a plan for the Traditional Core, is that Downtown Bozeman should be “More than Main Street”. The Downtown Plan suggests that, while it is important to maintain the strong linear core along the historic Main Street, expansion of the core area in the North/South direction should also be encouraged: “This pattern allows for more expansion of the sense of a vibrant downtown onto side streets and secondary corridors. For visitors, this adds up to a more organic experience that allows exploration and casual strolling through distinct districts. For retailers and businesses, this creates a greater diversity of business opportunities along great, walkable streets. For everyone, it fosters better distribution of cars, bikers and walkers among a network of streets, distributing traffic and taking the pressure off of the primary axis.” Located two blocks North of Main Street, B-3 zoning on the subject parcels will extend the vibrant mixed-use character of downtown as envisioned in the Downtown Plan. i) Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes, as indicated in the 2019 Downtown Bozeman Improvement Plan, Main Street is largely developed and protected by the Main Street Historic District; as a result, Bozeman’s future growth will occur off of the central spine in blocks like that of the subject parcels. As sites that are walkable, well-connected to transit, located on a bike route, and within the boundaries of the Community Core, the subject parcels are aligned with and well-suited to B-3 Zoning and its associated uses. The site is suitable for urban development, with no known negative conditions related to floodplains or other hazards. j) Was the new zoning adopted with a view of conserving the values of buildings? How? Yes, the property is currently vacant with no existing structures on site. Any future proposed structures will be required to meet all setbacks, landscape buffers, and similar requirements required by the Bozeman Municipal Code, which will preserve the values of adjacent buildings. In addition, the type of mixed-use development allowed in the B-3 zone has the potential to provide additional amenities, employment Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 6 of 7 opportunities, and services in support of the existing neighborhood, its buildings, and its occupants. k) How does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Yes. This zoning change is consistent with the Future Land Use outlined in the Bozeman Community Plan which designates the subject site as Traditional Core. The Traditional Core includes B-3 zoning, the intent of which is to provide a central area for the community’s business, government service and cultural activities, with urban residential as a supporting use. The zoning change will provide increased compatibility with the Community Plan’s desired density and intensity of use in this area. Zone Map Amendment Narrative HEA Project No. 21075 8/23/2021 henneberyeddy.com Page 7 of 7 Exhibit ‘A’ – Existing Zoning Districts and Community Plan Future Land Use Categorization