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HomeMy WebLinkAbout001 - ZMA Project Narrative pdfSouth 40 Zone Map Amendment August 2022 Table of Contents Narrative I. Project Overview II. Response to Zone Map Amendment Approval Criteria III. Response to Spot Zoning Criteria Appendices Appendix A.1: Vicinity Map Appendix A.2: Current Zoning Map Appendix A.3: Future Land Use Map Appendix A.4: Proposed Zoning Map Appendix B: Zone Map Amendment Editable Legal Description 1. Project Team Owner & Applicant: Providence Development Company, LLC Attn: Parker Lange 529 East Main Street Bozeman, MT 59715 Ph: 406-595-4560 Email: plange@providencedevco.com Representative: Intrinsik Architecture, Inc Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Planning: KTGY Attn: Casey Roberts 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 Ph: 949-268-8545 Email: croberts@ktgy.com Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net Landscape Architecture: Design 5 Attn: Troy Scherer 111 North Tracy Ave Bozeman, MT 59715 Ph: 406-587-4873 Email: troy@design5la.com South 40 – ZMA Project Narrative Project Description The project team is submitting an application for a zone map amendment to change the zoning from R-1 & R-2 to REMU for a 38.407-acre site at the corner of the intersection of South 19th and Graf Street. This parcel has been designated by the Community Plan to be Urban Neighborhood which REMU is an implementing zoning district. This project site lies just west of the Alder Creek neighborhood and just north of the planned Blackwood Groves neighborhood. Further to the west is the Southbridge neighborhood. This rezoning request demonstrates a vision for this property one that aligns with the Bozeman Unified Development Code, Montana Code Annotated and the Bozeman Community Plan. The proposed zoning allows for more creative neighborhood design, that aims to accomplish several goals and themes of the community plan as outlined in our application responses below. Responses to ZMA Approval Criteria Below are responses to the ZMA Approval Criteria (Section 76-2-304, MCA) that address how the project relates to and meets the criteria outlined for the approval of a zone change. a. Is the new zoning designed in accordance with the growth policy? How? Yes. The Future Land Use Map in the Bozeman Community Plan 2020 designates the property as Urban Neighborhood. The intent of the Urban Neighborhood designation is to allow for a variety of types, shapes, sizes and intensity of homes. Large areas of single types of housing are discouraged. The current R-1 & R-2 designation only allows for a limited number of residential uses at a relatively low density. The change to REMU allows for more variety and options when laying out the project site. REMU as a zoning district is one of the best zoning districts for accomplishing the intent of the Urban Neighborhood designation. The proposed zone map amendment from R-1 to REMU would allow for similar single- household dwellings as the current R-1 district, and also provide for multi-household dwellings such as apartment buildings, two- and three-household dwellings and townhouses/rowhouses as permitted uses to serve the varying needs of the residents. Although primarily residential in nature, the REMU district also encourages a mix of residential and commercial uses providing a variety of options for housing, employment, retail, and neighborhood service opportunities. The proposed REMU designation is appropriate for the property, which abuts the REMU district to the south as well as R-3 district to the west. This development pattern is consistent with several goals and objectives of the Community Plan including: Goal N-1: Support well-planned, walkable neighborhoods. REMU is a mixed-use district zone that would allow for a mix of housing and commercial uses. Residents would have the opportunity to live, work, and shop in close proximity to where they live which facilitates walkability. Additionally, it is understood that any future development will continue all logical extension of the street grid where appropriate. These street extensions will create blocks that lend themselves to being more walkable in nature. This neighborhood will also tie into the neighborhoods to the east and south further expanding the connectivity of this entire area. N-1.1 Promote housing diversity, including missing middle housing. N-1.3 Revise the zoning map to lessen areas exclusively zoned for single-type housing. Outside of the business zoning districts REMU provides the most permitted housing options which promotes housing diversity. The existing R-1 and R-2 are extremely limited in the number of housing types allowed. This change to REMU will allow for the creation of density at a variety of housing types and scales, which isn’t allowed in the current R-1 & R-2 zoning districts. N-1.4 Promote development of accessory dwelling units (ADUs). The proposed zoning designation of REMU permits the development of ADUs. N-1.9 Ensure multimodal connections between adjacent developments Future development of the site will be subject to the City’s Master Site Plan review process emphasizing multimodal connections between adjacent developments. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Future development of the site will be subject to the City’s Master Site Plan review process emphasizing closing gaps within the network of trails and sidewalks. Where logical, extension of parks and trails will be considered to enhance the overall pedestrian network. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. The REMU zoning district encourages a mix of residential and commercial uses allowing for the development of a commercial node. The site is adjacent to a principal arterial corridor (19th Avenue) and a collector street (Graf Street) which is an appropriate location for a commercial node to occur. N-2.1 Ensure the zoning map identifies locations for neighborhood and community commercial nodes early in the development process. The REMU zoning district encourages a mix of residential and commercial uses allowing for the development of a commercial node. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. The REMU zoning district allows for and encourages the development of commercial uses in conjunction with a varying mix of residential uses. Goal N-3: Promote a diverse supply of quality housing units. N-3.1 Establish standards for provisions of diversity of housing types in a given area. The REMU zoning designations would allow for a diversity of housing units in contrast to the current R-1 zoning designation. N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. The REMU zoning designation supports smaller and more compact lot sizes and floor plans in contrast to the existing R-1 designation. N-3.8 Promote the development of "Missing Middle" housing (side by side or stacked duplex, triplex, live- work, cottage housing, group living, rowhouses/ townhouses, etc.) as one of the most critical components of affordable housing. The proposed REMU zoning is in alignment with the goals of development for the “missing middle” housing by allowing higher densities and a more diverse array of housing types than the current R-1 zoning. Multi-household dwellings, such as apartments, two- and three-household dwellings and townhouses/rowhouses, are permitted uses within the proposed zoning districts. Goal DCD-1: Support urban development within the City. The existing R-1 and R-2 zoning districts are suburban zoning districts that promote larger lot single family homes with limited density. The REMU zoning district will allow for a more urban type of fabric to develop. DCD-1.1 Evaluate alternatives for more intensive development in proximity to high visibility corners, services, and parks. The proposed REMU zoning would allow for more intensive development located along a principal arterial (19th Ave) on a high visibility corner. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. The proposed REMU zoning would allow for higher density residential development in proximity to jobs and services, thus encouraging growth and enhancing the patter of community development oriented on employment and activity areas. DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial development. The proposed REMU zoning would allow for higher density residential, and neighborhood-scale commercial development located along a principal arterial (19th Ave) on a high visibility corner. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. REMU is a mixed district zone that would allow for a mix of housing and commercial uses. Residents would have the opportunity to live, work, and shop in close proximity to where they live which facilitates walkability. DCD-3.3 Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. The REMU district permits uses that may be destinations for bikers and pedestrians alike. The mix of commercial uses in close proximity to residential encourages alternative means of travel, including bicycling and walking. DCD-3.6 Evaluate parking requirements and methods of providing parking as part of the overall transportation system for and between districts. Future development of the project site is subject to the Unified Development Code which ensures adequate parking is provided for each use across the site. Goal EPO-1: Prioritize strategic acquisition of parks to provide a variety of recreational opportunities throughout the City. EPO-1.1 Coordinate the location of existing and future parks to create opportunities for linear parks to connect larger parks. Prioritize quality locations and features in parks over quantity of parks. EPO-1.3 Incorporate unique and inclusive recreational and artistic elements into parks. EPO-1.4 Research and implement multi-use features within parks to promote increased use and visitation. Wherever possible, parks are connected to multi-modal transportation options and accessible for people with disabilities. The City has adopted policies and standards that require parkland dedication and/or improvement fees that is calculated based on residential units and densities. All City policies and requirements for parkland will be addressed and included during the site plan review process. EPO-1.6 Upon completion of an update to the City’s park master plan, review standards of the UDC for adequacy and update, as needed, to coordinate with development review standards and practices. Future development on the project site will be in compliance with the City’s park master plan and Unified Development Code standards and requirements for parks and recreation facilities. Goal EPO-3: Address climate change in the City’s plans and operations. EPO-3.1 Support development of maintenance standards including sidewalk clearing, sidewalk surfaces, bike lanes, and procedures for consistent implementation. EPO-3.2 Ensure complete streets and identify long-term resources for the maintenance of year-round bike and multi-use paths to improve utilization and reduce annual per capita vehicle miles traveled. EPO-3.3 Support water conservation, use of native plants in landscaping, and development of water reuse systems. EPO-3.4 Review and update landscape and open space standards for public and private open spaces to reduce water use. Likewise, review and update standards for reuse systems. EPO-3.5 Update land development standards to implement the Integrated Water Resources Plan. EPO-3.6 Review and revise stormwater standards to address changing storm profiles. EPO-3.7 Review and update development regulations to implement facility and service plans when 38 BOZEMANMT 2020 COMMUNITY PLAN those plans are updated. EPO-3.9 Integrate climate change considerations into development standards. EPO-3.10 Inclusion of community gardens, edible landscaping, and urban micro-farms as part of open spaces outside of watercourses and wetlands in subdivisions is encouraged where appropriate. EPO-3.11 Support resource conservation through recycling, composting, and other appropriate means. Any future development on the site will comply with all State and City requirements for water, energy, and resource conservation. Goal M-1: Ensure multimodal accessibility. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. The proposed REMU zoning would allow for a mix of uses, including housing, jobs, and services, all located within the project site. Goal EE-1: Promote the continued development of Bozeman as an innovative and thriving economic center. EE-1.3 Continue to facilitate live/work opportunities as a way to support small, local businesses in all zoning districts. The proposed REMU district allows for the development of small businesses and live/work opportunities. b. Will the new zoning secure safety from fire and other dangers? How? Yes. The subject property is currently served by the City of Bozeman Fire and Police Departments. These departments will review any future development of the property during site plan review ensuring adequate services can be provided. Furthermore, any future development will conform to the City of Bozeman public safety, building, setback and land use requirement in compliance with the UDC. Any building will go through the building permitting process to ensure safety from fire and other dangers. This zoning changes will therefore will not have an impact on site safety. c. Will the new zoning promote public health, safety and welfare? How? Yes. Future development of the site will require site plan review and compliance with the City’s Unified Development Code which ensures the promotion of public health, safety and general welfare. The proposed amendment will not put undue burden on municipal services, emergency response capability, or similar existing requirements. Furthermore, any future development will be reviewed as a site plan application which will allow for the appropriate City departments to weight in municipal services, and emergency response capability. d. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes. Future development of the project site will require site plan review and compliance with the standards in the City’s Unified Development Code ensuring adequate provisions of transportation, water, sewage, schools, parks and other public requirements. At the time of site plan review, the need for services can be more accurately assessed. As stated in the UDC, the designation of a zoning district does not guarantee approval of proposed development plans until the city can verify the availability of the needed infrastructure and services. e. Will the new zoning provide reasonable provision of adequate light and air? How? Yes. Future development of the project site will be subject to the provisions of the Building Codes adopted under Chapter 10 of the municipal code as well as the Unified Development Code. The adopted codes ensure adequate light and air including park and recreation requirements, maximum building heights, on-site open space requirements, lot coverage and setback requirements. f. Will the new zoning have an effect on motorize and non-motorized transportation systems? How? Yes. Additional commercial and residential development permitted within the REMU zoning district is likely to result in increased trips along 19th Avenue, Graf Street, and other streets, sidewalks, and trails. This will be further studied in future applications. Development of the subject property would support continuation of existing pedestrian paths and trails through and within the project site. Future development of the property will be required to comply with transportation-related standards and be examined for impacts on surrounding streets, intersection, and sidewalks. g. Does the new zoning promote compatible urban growth? How? Yes. This property is designated as Urban Neighborhood on the Bozeman Community Plan Future Land Use Map. The REMU zoning district is listed as one of the compatible zones under the Urban Neighborhood designation. The growth policy supports development that provides a range of housing options to meet the needs of residents. The growing demand for housing suggests the proposed REMU zoning district is appropriate to facilitate higher densities and variety in housing options. Future development on the project site must conform to the City’s zoning standards, such as setbacks, building heights, and parking requirements, to ensure compatibility of uses. The UDC defines compatible urban growth, which does not require uniformity in order to insure compatibility. Furthermore, the city’s zoning ordinance defines the uses and development standard associated for proposed development under the auspices of each zoning. The proposed REMU District includes a range of uses that are appropriate and compatible with the surrounding neighborhoods. h. Does the new zoning promote the character of the district? How? Yes. This proposal amends the zoning map and not the text. Therefore, no element of this amendment modifies the standards of any zoning district. The character of the districts as created by those standards remains intact. The character of the district as the intent of the REMU Zoning District is to: “Establish areas within Bozeman that are mixed-use in character and to provide options for a variety of housing, employment, retail and neighborhood service opportunities within a new or existing neighborhood. These purposes are accomplished by: ▪ Emphasizing residential as the primary use, including single household dwellings, two to four household dwellings, townhouses, and apartments. ▪ Providing for a diverse array of neighborhood-scaled commercial and civic uses supporting residential. ▪ Emphasizing a vertical and horizontal mix of uses in a compact and walkable neighborhood setting. Use of this zone is appropriate for sites at least five acres in size and areas located adjacent to an existing or planned residential area to help sustain commercial uses within walking distance and a wider range of housing types.” The site is in proximity to residential, and commercial zoning district. Neighborhood scale commercial and the variety of housing options possible under the proposed zoned will be compatible with the existing and planned nature of this area. For this review the zone map amendment proposed the uses allowed in REMU aren’t significantly different than those currently allowed, and therefore it is hard to foresee significant and negative impact on community character. The subject property is currently a vacant field and applying any zoning district to the property will alter the existing character of the subject property. i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes. The proposed REMU district is appropriately located at the intersection of a principal arterial corridor of 19th Avenue and a collector street (Graf Street) and positioned on a high visibility corner. The REMU district can support a vibrant mix of uses that serve both the neighborhood and broader region. The REMU district allows for higher densities of residential development and is suitable for the site given the surrounding residential development and access to city services and facilities. j. Was the new zoning adopted with a view of conserving the values of buildings? How? Neutral. There are no buildings currently on the property that may have their values impacted. k. How does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Yes. The proposed REMU zoning designation encourages the most appropriate uses of the land as it allows for higher residential densities and commercial uses on an underutilized piece of land. The REMU zoning district allows for flexibility to create a neighborhood that uses the land in the most efficient way possible. There is a growing demand for housing in the city, and the proposed zoning designations provide for a variety of housing options to meet this need. The Future Land Use Map in the Bozeman Community Plan identifies this site as Urban Neighborhood, which is intended to provide a vibrant mix of housing opportunities as well as complementary uses and services. The Unified Development Code further contains standards and review procedures that will ensure the land is developed in ways that protect and promote public health, safety, and general welfare, and further ensure appropriate future development of this property. III. Response to Spot Zoning Criteria A. Are the requested zoning designation and potential uses significantly different from the prevailing uses in the area? No, therefore this criterion has been met. There is considerable diversity of uses in the area ranging from dense multi-family, single family homes and commercial uses planned or built in this area. Bozeman has deliberately developed a zoning system that includes district with diverse uses and opportunities. The city has chosen to encourage diverse development and avoid single use concentrations. There is a lot directly to the south of this lot that is zoned REMU. This parcel would be a logical extension of that boundary. REMU offers a diverse array of possible land uses, and those envisioned for this site will enhance the character of the area and contribute to the sense of place for the neighborhood. REMU zoning and the potential uses are therefore not significantly different from the prevailing zones and uses in proximity. Furthermore, any future development at this site will be in compliance with the proposed REMU zoning district which provides for predominantly residential development which includes uses similar to the residential land uses in the area. B. Does the requested zoning designation benefit a small area and only one or a few landowners, or does the requested zoning benefit the surrounding neighborhood, community and general public? This criterion has been met. A zone change for the 38.407 acres has the potential to benefit both the surrounding neighborhood and the community as a whole. This change will conceivably prove to be a beneficial asset to the surrounding area by providing flexibility to enrich future area growth and transit options, offer support services to a future mixed-use node, and contribute to the neighborhood fabric in the area. It is also envisioned that generalized benefits would accrue to the city when future development occurs at a more intensive level. C. Is the requested zoning designation compatible with the zoning district’s plan or is it special legislation designed to benefit only one or a few landowners at the expense of the surrounding land owners? This criterion has been met. This ZMA does not represent special legislation designed to benefit the landowner at the expense of the adjacent property owners. The proposed zoning allows similar uses at similar scales as that of the adjacent properties, and therefore it is difficult to foresee this proposed change to REMU, respectively, will negatively impacting the surrounding land owners. Additionally, the proposed zone change is compatible with City policies and state statute governing the approval of such requests. This is a request, simply, is to move to a residential mixed-use zone that offer more contemporary development options from their existing counterparts. Compact infill will be the result of redevelopment, and the requested zoning thus proposes thoughtful future development opportunities that will meet the needs of the neighborhood and the community, not negatively impact surrounding landowners.