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HomeMy WebLinkAbout010 ZMA Narrative Synergy Engineering and Konsulting 1 | Page Project Narrative: Walker Property Subdivision Block 1 Lot 5 – Zone Map Amendment Location: Walker Property Subdivision, Section 26, T01, R05, Block 1, Lot 5, 2.042 Acres Owners: William Thompson Jr. and Christine Thompson Background: Walker Property Subdivision A Planned Unit Development was approved by Gallatin County in June of 1992. The subdivision review and application were pre-1999. Pre 1999 all subdivision applications went through the Bozeman City-County Planning Review department. The COSA (Certificate of Subdivision Plat Approval) for the Walker Property Subdivision was approved by MDEQ in March of 1992. The subdivision consists of 19 lots. The approval included the following conditions: • That the lots in Blocks 1 and 5 shall be used for residential purposes • That the public sewer system shall be provided by the City of Bozeman • That storm drainage designs shall be submitted to the City Engineering Office as the lots are developed, and at a minimum, the storm drainage anticipated from the 2-year 6-hour storm must be contained on-site The applicant was informed by the City of Bozeman that prior to providing sewer service, as required by the State of Montana, this parcel must be annexed into the City. Additionally the applicant was informed that a Zone Map Amendment Application must be provided as part of application for annexation to the City. The amendment must meet the state zoning criteria as described by the Montana Code Annotated Section 76-2-304. Section 76-2-304, MCA (Zoning) Criteria: A. Is the new zoning designed in accordance with the growth policy? How? Yes. The property will be given the designation Urban Neighborhood according to the Future Land Use Map located in the Bozeman Community Plan 2020. The “Urban Neighborhood” includes zoning districts such as R-S, R-1, R-2, R-3, R-4, R-5, R-O, REMU, RMH, B-1, AND PLI. Upon annexation of the property into the city, the applicant proposes R-3 zoning which would correspond with the “Urban Neighborhood” as described in the Community Plan. R-3 residential medium density zoning classification is preferred as the current Gallatin County zoning is RX-MD residential existing medium density. This will allow for similar land use to the current designation. The applicant proposes an R-3 designation to reflect the goals and objectives of the Community Plan. The proposed zoning map amendment will advance the Community Plan by supporting the following goals and objectives. Goal DCD-1: Support urban development within the City. Objective DCD-1.11 Pursue annexations consistent with the future land use map and adopted facility plans for development at urban intensity. Synergy Engineering and Konsulting 2 | Page The R-3 zoning is consistent with land use planned for the area. The proposed R-3 zoning is consistent with the Future Land Use Map. 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. Objective DCD-2.8: Revise the zoning ordinance, reducing the number of zoning districts to be more consistent with the designated land use classifications, to simplify the development process, and support affordability objectives of the plan. Lots 2A, 3A-1, and 4A within the Walker Property Subdivision are zoned R-3 and Lots 7 and 9 are zoned R-1. It is anticipated that the City Commission will assign one of these zones to Lot 5. This will keep zoning districts consistent. Goal RC-3: Collaborate with Gallatin County regarding annexation and development patterns adjacent to the City to provide certainty for landowners and taxpayers. The property is located on the border of current city limits according to the Future Land Use Map. The R- 3 zoning district allows for compact, contiguous development and infill to achieve an efficient use of land and infrastructure as specified by Objective RC-3.1 in the Community Plan. B. Will the new zoning secure safety from fire and other dangers? How? Yes. The planned fire response reach will provide service to this property, according to the 2017 Fire Master Plan of the City. The nearby municipal water supply will be expanded onto the site as needed for safety. After annexation, the property will be served by the Bozeman Police Department. The development requirements of the City of Bozeman will ensure safety, and proper building and land use requirements. See also Criterion C. The new zoning will have no impact on flooding as the lot is within an existing subdivision and development rights on the lot do not change with this zone map amendment. C. Will the new zoning promote public health, safety, and welfare? How? Yes. The property is in the process of annexation. Upon annexation into the city, the property will be subject to fees and taxes supporting programs that support public health, safety, and welfare. The new zoning and future development of this property will comply with the City of Bozeman’s Unified Development Code. This code is designed to protect public health, safety, and welfare. Upon lot development, a site plan review will be conducted to ensure public health, safety, and welfare. The development of the property will not have any negative impact on municipal services that currently exist. Municipal services such as water and sanitary sewer are accessible to the property along Campbell Synergy Engineering and Konsulting 3 | Page Road and are available to protect public health, safety, and welfare. The property lies within the City’s emergency response area. (See Criterion B) The new zoning promotes public welfare because it promotes the goals of city growth as specified in Criterion A and the Community Plan. D. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes. The new zoning will be accessed by Campbell Road, a local street. Currently, Lot 5 of the Walker Subdivision borders water and sanitary sewer mains along Campbell Road. The applicant intends to meet to City standards regarding their properties’ connection to water and sanitary sewer mains upon development. A common space is currently included in the Walker Property Subdivision to meet the City standards regarding parks and open space. The property is in the process of annexation, and with the new zoning will be subject to Bozeman standards regarding fees and taxes to maintain transportation, water, sewage, schools, parks, and other public requirements. E. Will the new zoning provide reasonable provisions of adequate light and air? How? Yes. The property is in the process of annexation. Therefore, the new zoning will require that the property be subject to city policy regarding light and air as defined by the City’s Unified Development Code. This code sets standards on building height, setback, open space, and applies them to all property within the City. The proposed R-3 designation does not allow for high density construction, and includes building height requirements. Therefore the R-3 zoning designation provides adequate space for light and air. F. Will the new zoning have an effect on motorize and non-motorized transportation systems? How? No. The existing Gallatin County zoning is RX-MD residential existing medium density. The new zoning does not modify development rights on the lot. Currently the lot is undeveloped; however, the lot was part of a major subdivision that went through the public review process and the daily traffic associated with the lot would have been accounted for in prior traffic studies. Therefore, any residential development within the new R-3 district will not have a negative impact on motorized transportation systems. Adding a lot with the R-3 designation will also increase use on non-motorized transportation systems. The development of this lot for residential use will comply with the Block Frontage Standards as specified by the Bozeman Municipal Code. This will encourage the expansion of the non-motorized transportation network through construction of sidewalks. This will increase walking in the city, improving the current non-motorized transportation system. Synergy Engineering and Konsulting 4 | Page G. Does the new zoning promote compatible urban growth? How? Yes. R-3 zoning is consistent with the Future Land Use Map in the Bozeman Community Plan. Residential zoning is consistent with the planned Urban Neighborhood designation as provided in the Community Plan. R-3 zoning supports the goal of having compact and contiguous infill by allowing for medium density housing. This supports the City’s goal of providing a variety of housing needs and property uses for undeveloped properties. Also, see the discussion in Criterion A. H. Does the new zoning promote the character of the district? How? Yes. This proposal looks to amend the zoning map but not the text associated with the zoning district. All standards determining the character of the zoning district will remain the same with this amendment. Application of any municipal zoning district to the subject property will not alter the properties’ character upon annexation, as it is currently zoned RX-MD (residential existing medium density) by Gallatin County. In addition, Lots 2A, 3A-1, and 4A within the Walker Property Subdivision are zoned R-3 and Lots 7 and 9 are zoned R-1. Since the property is being considered for annexation, it seems suitable to promote the character of the existing districts surrounding the property. To promote the character of the surrounding area, the proposed R-3 zoning is ideal over the R-1 zoning of the Lots within the Walker Property Subdivision. The R-3 zoning of Lots 2A, 3A-1, and 4A promotes the goals of the Bozeman Community Plan. With a growing population, R-3 is more suitable to the Community Plan, as it supports more dense residential structures than the R-1 designation. Therefore, the R-3 designation is more appropriate to support the character of the surrounding districts. I. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Does the new zoning address the affected area’s special suitability for specific uses? Yes. The R-3 zoning designation will be consistent with that of the zoning of the surrounding properties. The R-3 zoning is appropriate for this property because it is consistent with the Community Plan in regards to City growth. The property is intended for residential use under the Urban Neighborhood classification in the Community Plan. J. Was the new zoning adopted with a view of conserving values of buildings? How? Neutral. There are no buildings on the site that could have a value change due to zoning changes. The property is in the process of annexation and does not have a zoning designation within the City of Bozeman. Synergy Engineering and Konsulting 5 | Page K. How does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Yes. As stated in Criterion A and G, the Future Land Use Map in the Community Plan suggests this property be used as an Urban Neighborhood. This is suggested by the City as the most appropriate use of land, and the proposed R-3 zoning supports this.