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HomeMy WebLinkAbout005 Zone Map Amendment Application NarrativeThomas Drive Annexation - Zone Map Amendment Application Narrative Page 1 of 6 THOMAS DRIVE ANNEXATION ZONE MAP AMENDMENT APPLICATION CHECKLIST NARRATIVE Amendment Criteria 1. The proposed amendment must cure a deficiency in the growth policy or improve the growth policy to better respond to the needs of the general community; RESPONSE: The proposed amendment to annex the subject property into the City of Bozeman with a Residential Emphasis Mixed-Use (REMU) zoning designation improves the growth policy to better respond to the needs of the general community. Both commercial and residential developments are established along the corridor of N. 27th Ave. directly to the north of the subject property. Developments to the south of the subject property are primarily residential. REMU zoning will allow for the development of residential units, while providing opportunity for the development of small commercial buildings in correlation with the land use category described the City's future land use map and further outlined on p. 58 of the Bozeman 2020 Community Plan. Commercial businesses within the subject property could include a restaurant, a coffee shop, or another commercial business in which this particular area may be lacking. These commercial developments would encourage pedestrian and bicycle transportation for the residential development and surrounding areas, which is a goal stated in the City’s Annexation Application Checklist. 2. The proposed amendment does not create inconsistencies within the growth policy, either between the goals and the maps or between different goals and objectives; RESPONSE: The proposed annexation does not create inconsistencies within the growth policy. The annexation promotes the goals of the growth policy by adding residential capacity in an area that is intended for urban development as per the City's future land use map. The proposed annexation is currently in the county, but surrounded by City parcels. One goal of the Community Plan is to incorporate such parcels into the City. The REMU zoning designation will allow for neighborhood- scaled commercial development, which will facilitate employment opportunities in the area without requiring the use of a car. 3. The proposed amendment must be consistent with the overall intent of the growth policy; RESPONSE: The subject property lies within the Growth Policy Boundary as illustrated on p. 7 of the Bozeman 2020 Community Plan. The development will provide city water and sewer extensions as necessary and all public infrastructure will be constructed to City of Bozeman standards. Transportation infrastructure along Thomas Road will be developed as a result of the development of the subject property. The proposed annexation will provide connectivity to the residential and commercial districts to the north and to the south of the subject property. Thomas Drive Annexation - Zone Map Amendment Application Narrative Page 2 of 6 4. The proposed amendment may must not adversely affect the community as a whole or any significant portion thereof by: a. Significantly altering land use patterns and principles in a manner contrary to those established by this Plan, RESPONSE: The proposed zone map amendment will not significantly alter land use patterns in a manner contrary to those established in the Bozeman 2020 Community Plan. Based on the proposed REMU zoning of the parcels, the development will primarily include residential units. Secondary uses of the land allow for the opportunity to include neighborhood-scaled commercial buildings. Vicinity land use includes residential, commercial and office developments to the north, residential developments to the south, and potentially a future commercial development to the east. b. Requiring unmitigated improvements to streets, water, sewer, or public facilities or services, thereby impacting development of other lands, RESPONSE: The subject property will require the development of its main access via Thomas Drive, thereby; road improvements will be made to a portion of Thomas Drive. These road improvements are not expected to adversely impact the development of other lands. c. Adversely impacting existing uses because of inadequately mitigated impacts on facilities or services, RESPONSE: Any future development that occurs will be thoroughly examined by the consulting engineer and by the City engineer to ensure there is adequate capacity for any proposed improvements. d. Negatively affecting the health and safety of the residents, RESPONSE: The proposed annexation is not expected to have an adverse effect on the health and safety of the residents. The proposed annexation is expected to encourage pedestrian and bicycle transportation by providing connectivity between adjacent residential properties and nearby commercial services. Thomas Drive Annexation - Zone Map Amendment Application Narrative Page 3 of 6 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 parcel 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 proposed REMU zoning is allowed within the designated land use category of Urban Neighborhood. Urban Neighborhood is designated for adjacent properties to the north, west, and south. Properties to the east and north the subject property designated Regional Commercial land are currently connected via an existing multiuse trail that runs parallel to the north boundary of the subject property. The property to the west of the proposed annexation is in the county, while parcels to the north, east, and south of the annexation are currently within the city limits. The proposed zone map amendment from county to REMU will allow for similar uses and will allow for increased density that is primarily residential. Offices, small-scale retail, and restaurants as secondary uses serve the varying needs of the community's residents in a geographically compact, walkable area. This supports goal N-1 of the growth policy, which states: “Support well-planned, walkable neighborhoods”. 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 land use map, will secure safety from fire and other dangers as the subject property will be within the city limits of Bozeman and will be served by City Fire, Police and Public Works Departments, once annexed. The City of Bozeman development standards require future development of this property to comply with the Bozeman Municipal Code standards ensuring adequate transportation networks, fire services, and public utility mains be installed to provide a safe neighborhood for the residents. 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 parcel will require the property to be reviewed through the City’s review processes which provide standards and regulations that promote public health, safety and general welfare of the residents. Thomas Drive Annexation - Zone Map Amendment Application Narrative Page 4 of 6 In addition, future connection to the City’s municipal water distribution and sanitary sewer collection system will reduce water contamination issues from groundwater wells and will eliminate environmental risks associated with septic systems. Analysis on the City’s capacity for additional water and sewer connections will be completed with infrastructure submittal. Municipal fire and emergency response services will protect public health and safety and will respond to the subject property. d. Will the new zoning facilitate the adequate provision of transportation, water, sewage, schools, parks and other public requirements? How? Response: Yes, future development of 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 Thomas Dr., which is the main access to the site. Future development will include road improvements made to Thomas Dr. which will allow for easier access to the site by residents, visitors, and any necessary public services such as postal service or emergency response. The subject properties fall within the Emily Dickenson Elementary School, Chief Joseph Middle School, and Gallatin High School Boundaries. Comments from the schools will be required to verify adequate capacity for future students. There are existing parks located to the north and west of the subject property. Parkland required for the subject properties will be provided for with a physical developed park space, with cash-in-lieu, or with a combination of both. Public infrastructure to serve the future development will be determined during City review. It is anticipated that existing public infrastructure along Thomas Dr. will be utilized for development within the subject properties. 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 Thomas Drive Annexation - Zone Map Amendment Application Narrative Page 5 of 6 development of the parcel will be reviewed through the City’s review processes ensuring the City’s development codes will be adhered to and the development will provide adequate light and air. f. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? RESPONSE: Yes, development of the subject property with REMU zoning will likely have an effect on the City’s motorized and non-motorized transportation system due to the increased allowed density. Any new development will affect the City’s transportation system with increased traffic. Development of the property will provide connectivity between urban areas north and south of the subject property. A Traffic Impact Study (TIS) may be necessary to gauge the potential impact of future development. The city may require a TIS based on the increased density to determine if additional mitigation would be required. Applicant acknowledges that future development may require the property owner 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 parcel within the proposed ZMA, and adjacent properties, development of pedestrian connection systems will likely be completed. Currently, a multi-use trail parallels the north boarder of the subject property which provides a reliable pedestrian connection to nearby urban areas and commercial businesses districts. g. Does the new zoning promote compatible urban growth? How? RESPONSE: Yes, the parcel is currently in the county and it abuts City limits on its north, south, east, and west boundaries. The proposed REMU zoning is allowed within the designated future land use of Urban Neighborhood. The City’s future land use map shows properties to the north, west, and south of the subject property are designated as Urban Neighborhood. h. Does the new zoning promote the character of the district and its peculiar suitability for particular uses? How? RESPONSE: Yes. As stated previously, the proposed annexation of the subject properties with REMU zoning will allow for similar and additional compatible uses and allow for increased residential density and small-scale retail and restaurants as secondary uses in a geographically compact, walkable area. Thomas Drive Annexation - Zone Map Amendment Application Narrative Page 6 of 6 The proposed zone map amendment is designated Urban Neighborhood in the City’s future land use map. The proposed zoning is in compliance with the Urban Neighborhood land use designation. The proposed zoning fits within the City’s land use map and establishes compatible development pattern. i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? RESPONSE: Yes. The properties are located within an area designated Urban Neighborhood as defined in the Bozeman 2020 Community Plan. Urban Neighborhood category primarily includes urban density homes and correlates with a variety of zoning districts including REMU. The proposed REMU zoning is suitable for the site given the adjacent Urban Neighborhood Designation to the north, west, and south of the parcel. City roadway, water and sewer mains to serve the future development are located adjacent to the property. j. Was the new zoning adopted with a view to conserving the value of buildings? How? RESPONSE: There is currently one existing single-family home within the proposed annexation. It is likely the existing home will be removed to more efficiently develop the property in the future. k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? RESPONSE: Yes. The proposed annexation with REMU zoning will integrate into the existing area. The City’s Growth Policy designates the adjoining properties west of Thomas Dr. Urban Neighborhood on the City’s future land use map. Neighborhood category primarily includes urban density homes and correlates with a variety of zoning districts including REMU. Based on the future land use map designations of the subject property; existing residential developments to the west and south of the subject property; and residential, commercial and office developments to the north of the subject property; the proposed zoning does encourage the most appropriate use of the land. END OF NARRATIVE