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HomeMy WebLinkAbout005 Zone Map Amendment Application NarrativeGran Cielo II- Zone Map Amendment Application Narrative Page 1 of 6 GRAN CIELO PH II 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 zone map amendment from Residential Medium Density (R-3) zoning to Residential High Density (R-4) zoning for these 5 lots improves the growth policy to better respond to the needs of the general community. Zone map amendment of the subject properties to R-4 will support free standing single residential units on a narrower lot and provide for more mixed use and higher residential density in a well-planned walkable neighborhood and will provide a more diverse supply of quality housing units to serve the needs of the community’s residents. Properties to the north, south and west of the subject properties are zoned R-3. Property to the east was recently annexed into the city and approved as REMU zoning. 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 zone map amendment does not create inconsistencies within the growth policy. The proposed zone map amendment promotes the goals of the growth policy by incorporating a diverse supply of quality non-attached single residential housing units into a well-planned walkable neighborhood in accordance to the goals of the Bozeman 2020 Community Plan. The subject properties are contiguous to the City on all sides. Zone map amendment from R-3 to R-4 will allow development to continue at urban intensity within a developed area inclusive to R-4 zoning as per the City's future land use map. 3. The proposed amendment must be consistent with the overall intent of the growth policy; RESPONSE: The subject properties lie within the Growth Policy Boundary as illustrated on p. 7 of the Bozeman 2020 Community Plan. The development already provides city water and sewer mains and all public infrastructure to the subject properties in accordance with the City of Bozeman standards as a result of the development of Gran Cielo Subdivision. The existing development will provide a reliable pedestrian connection system to developments located to the north, south and west of the subject properties. 4. The proposed amendment must not 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, Gran Cielo II- Zone Map Amendment Application Narrative Page 2 of 6 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 R-4 zoning of the parcels, the subject properties will provide for non-attached single household residential homes. Surrounding properties are primarily R-3, R-4 and REMU zoned residential developments. b. Requiring unmitigated improvements to streets, water, sewer, or public facilities or services, thereby impacting development of other lands, RESPONSE: All infrastructure to serve these properties have previously been installed. The subject properties will not require further development of essential infrastructure and are, therefore, 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 zone map amendment is not expected to have an adverse effect on the health and safety of the residents. In addition, the existing 4.24 ac. neighborhood park located within the Gran Cielo Subdivision will be accessible to residents via a pedestrian connection system. Gran Cielo II- 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 these parcels as Urban Neighborhood. Urban Neighborhood category primarily includes urban density homes and correlates to 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 R-4 zoning designation is permitted within the designated land use category of Urban Neighborhood. Urban Neighborhood is designated for adjacent properties to the north, south east and west of the proposed zone map amendment. The zone map amendment from R-3 to R-4 establishes two separate residential density areas in a well-planned walkable neighborhood; the proposed zoning designations support development at urban intensity within a similarly developed area and contributes a diverse supply of quality housing units to best serve the needs of the community’s residents in accordance with Goal N-1, Goal N-3, and Goal DCD-2 of the Bozeman 2020 Community Plan. 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 properties fall within the city limits of Bozeman and are currently served by City Fire, Police and Public Works Departments. 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. future development of the parcels will require the properties to be reviewed through the City’s review processes which provides standards and regulations that promote public health, safety and general welfare of the residents. Analysis on the City’s capacity of the existing water and sewer services will be completed with City’s review processes. Municipal fire and emergency response services will protect public health and safety and will respond to the subject properties. Gran Cielo II- Zone Map Amendment Application Narrative Page 4 of 6 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 the parcels 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 properties front S. 27th and has alley access which will allow for easy access to the properties by residents, visitors, and any necessary public services such as postal service or emergency response. The subject properties fall within the Hyalite Elementary School, Sacajawea Middle School, and Bozeman High School Boundaries. Comments from the schools were provided with the Gran Cielo subdivision of the property in which these lots are located. A 4.24 ac. park is located within the development adjacent to the subject properties where infrastructure for a pedestrian connection will be continued with the development of the subject properties. Parkland required for the subject properties was provided for with the Gran Cielo Subdivision Park. Public infrastructure to serve the future development was constructed with the Gran Cielo Subdivision. An existing water main along S. 27th alignment and an existing sewer main located within a 30 ft. wide Right-of-Way behind the subject properties will be used for future water and sewer services for the subject properties. A 10’ wide utility easement will be provided along the street frontage for private utilities. e. Will the new zoning provide reasonable provisions of adequate light and air? How? RESPONSE: Yes, the City’s development codes include requirements for the development to provide adequate light and air with the use of parks and open space areas, maximum building heights, lot coverage and setback requirements. The future development of the parcels 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. Gran Cielo II- Zone Map Amendment Application Narrative Page 5 of 6 f. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? RESPONSE: Yes, development of the subject properties with R-4 zoning will have 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. A Traffic Impact Study (TIS) was completed for the Gran Cielo Subdivision. The city may require the TIS to be reviewed based on the increased density to determine if additional mitigation would be required. Special Improvement Districts (SID) are already in place for the properties within the proposed Zone Map Amendment and are required to participate in funding nearby future infrastructure improvements that may be required to offset impacts created by development. g. Does the new zoning promote compatible urban growth? How? RESPONSE: Yes. The proposed zone map amendment promotes compatible urban growth. The proposed R-4 zoning configuration is compatible with the future land use designation of Urban Neighborhood. The City’s future land use map shows properties to the north, south east and west of the subject properties are also designated 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 zone map amendment of the subject properties to R-4 zoning will allow for similar and additional uses that can support increased residential density in a well-planned walkable neighborhood. The subject properties are designated Urban Neighborhood on the City’s future land use map. The proposed zoning configuration is in compliance with the Urban Neighborhood land use designation. The proposed zoning fits within the City’s land use map and establishes compatible a development pattern for the surrounding area. i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? RESPONSE: Yes. The subject 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 R-4. The proposed R-4 zoning is suitable for the site given the adjacent Urban Neighborhood Designation to the north, south, east, and west of the subject Gran Cielo II- Zone Map Amendment Application Narrative Page 6 of 6 parcels. City roadway, water and sewer mains to serve the properties are located adjacent to subject properties. j. Was the new zoning adopted with a view to conserving the value of buildings? How? RESPONSE: Currently, there are no existing buildings within the proposed zone map amendment. k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? RESPONSE: Yes. The City’s Growth Policy designates all adjoining parcels to the subject parcels as Urban Neighborhood on the City’s future land use map. Urban Neighborhood land use primarily includes urban density homes and is inclusive to R-4 zoning. The proposed zone map amendment of the subject parcels from R-3 to R-4 zoning will best incorporate the subject properties into a well-planned walkable neighborhood by promoting development at urban intensity and by providing a diverse supply of quality single household units to serve the needs of the community’s residents. The proposed zoning designation for the future development establishes a compatible land use pattern in the developed area. Based on the establishment of compatible land use pattern, and conformance with the Bozeman 2020 Community Plan, the proposed zone amendment from R-3 to R-4 does encourages the most appropriate use of the land. END OF NARRATIVE