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Home My WebLink About09-14-23 Public Comment - T. Steinway - New Development Code - Zoning MapFrom:Tyler Steinway To:Agenda; Chris Saunders Cc:Rob Pertzborn Subject:[EXTERNAL]New Development Code - Zoning Map Date:Thursday, September 14, 2023 1:13:06 PM Attachments:Nest Partners ZMA Letter 2023.9.14.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Chris – I hope this message finds you well and thank you for the opportunity to comment on the New Development Code. Attached is a request to modify the proposed Zoning Map. In your review, if you need any additional information, please let me know. I am happy to help. Thanks again for all your help. Tyler Tyler Steinway, AICP | Planner II Intrinsik Architecture, Inc. 106 East Babcock Street Suite 1A Bozeman, Montana 59715 O. 406.582.8988 Direct: 406.426.9568 M. 406.220.8210 14 September 2023 Chris Saunders Community Development / Planning Division Via Email: Csaunders@bozeman.net RE: Proposed Zoning Map SUBJECT: Request for Amendment: SW Corner of Tamarack & N. Wallace NEHMU to B-2M Chris - Please accept this memo as a request to amend the proposed Zoning Map. We represent the property owners and are requesting to designate the property (four separate parcels) from NEHMU (Northeast Historic Mixed- Use District) to B-2M (Community Business District-Mixed). The properties total approximately 1.43 AC. The properties included in this request are designated as Community Commercial Mixed Use (CCMU) in the Future Land Use Plan, which includes B-2M as an implementing zone category. The images below illustrate the subject property, alignment with the Below are images showing the Future Land Use Map, current/proposed zoning and requested zoning. Attached is also Exhibit A with additional supporting information outlining alignment with the community plan should it be needed at this time. If any additional information is needed, please let us know. In conclusion, we would like formally to request to amend the proposed Zoning Map from NEHMU to B-2M to further several of the goals and policies outlined in the Community Plan. The B-2M zoning district is best suited given the location and access to higher classification roads and the unique growing commercial area in the northeast neighborhood. Thank you for your careful considerations, Robert J. Pertzborn, AIA Intrinsik Architecture Attachments Aerial Image Future Land Use Map Community Commercial Mixed Use Community Commercial Mixed Use Community Commercial Mixed Use Existing / Proposed Zoning Requested Zoning B–2M M-1 NEMHU B–2M M-1 B-2M NEMHU EXHIBIT A - Supplemental Information Subject Property: The subject property is located at the southwest corner of East Tamarack Street and North Wallace Avenue. The subject property is also bordered by East Aspen Street on the south end of the property. The subject property is 4 parcels and are legal described as (See Map Below): Parcel 1 - MINOR SUB 3, S06, T02 S, R06 E, Lot 2, NOR PAC BOZ AMND PLAT C-23-A18 Parcel 2 - MINOR SUB 3, S06, T02 S, R06 E, Lot 3, NOR PAC ADD BOZ AMND PLAT C-23-A18 Parcel 3 - NORTHERN PACIFIC ADD, S06, T02 S, R06 E, BLOCK 109, Lot 1, MINOR SUB 3 Parcel 4 - NORTHERN PACIFIC ADD, S06, T02 S, R06 E, Lot 2, AMND PLAT C-23-A16 Alignment with Community Plan Goals and Objectives: The Community Plan Future Land Use Map designates this area as Community Commercial Mixed Use (CCMU), which authorizes B-2M as an implementing zoning district. This application shows how the proposed ZMA aligns with the effective Community Plan. The area to be rezoned includes extensive frontage along a Collector (East Tamarack) and two Local Street (North Wallace & East Aspen Street). The land use pattern that can be created on such ideally served parcels would be able to support a wide range of uses. These include restaurants, retail, offices, artisan manufacturing, mixed-use development, and residential units, all within existing Bozeman service boundaries and would be developed in close proximity to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. This mix of development at densities appropriate for a growing urban area is therefore grounded on the tenets of the Community Plan. Moreover, the B-2M zoning proposed through this application fosters flexibility to address both current market trends and long-term land use goals for the subject property. The Community Plan includes several goals and objectives that are broadly served through this application, including: - Goal R-2.3 Make good financial investments that have the potential for economic benefit to the investor and the broader community both through direct and indirect returns. - N-1.1 Promote housing diversity, including missing middle housing. The proposed B-2M 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 currently allowed in the NEHMU zoning districts. Multi-household dwellings, such as apartments are accessory uses in the NEHMU district which can limit the ability to create missing middle housing units given the price of land and construction costs. Allowing these extra housing types will hopefully allow for the creation of smaller units which in theory could help meet this missing middle demand. - N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. The intent of the B-2M zoning designation is to function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This district provides for a range of commercial uses that serve both the immediate area and the broader trade area and encourages the integration of multi-household residential as a secondary use. - Goal N-3: Promote a diverse supply of quality housing units. - DCD-1.2 Remove regulatory barriers to infill. - DCD-1.7 Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. The infrastructure in the area is mostly built-out and able to service any proposed project. The B-2M district also allows for a wide range of multi-family residential buildings. This supports the opportunity for diversity of supply. The quality of housing will be assessed and assured during subsequent development review for compliance with both the UDC and the adopted buildings codes. Furthermore, the surrounding area shows the diverse nature of building products in the area. - Goal 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 project site is located at the intersection of two Collectors, which are intended to carry a large volume of traffic. This project location is the ideal location for a neighborhood-scaled commercial development and higher intensity residential development. - DCD-2.7 Encourage the location of higher density housing and public transit routes in proximity to one another. East Tamarack and North Wallace (north of Tamarack) are designated as Collector roads. This property is located at the intersection of these two collectors and is ripe for higher intensity residential and commercial development. - 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 B-2M zoning district is the most flexible zoning district and by nature allows for the most flexibility and mixed-use land use patterns to arise. NEHMU can be rather limiting when promoting a mixed-use land use pattern due to the site constraints such as apartments are an accessory use. Furthermore, NEHMU was designed to eliminate property disputes. It was never intended to be a progressive mixed-use district. - M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices (e-bikes, electric scooters, powered wheelchairs, etc.).