HomeMy WebLinkAboutZone Map Amendment Narrative
Firm 5 www.firm5group.com Belgrade, Montana
1920 W Babcock Zone Map Amendment
Cover Sheet
Prepared by Firm 5
January 1, 2024
FIRM 5
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1920 W Babcock Zone Map Amendment
Table of Contents
Contents
Applicant Information & Project Team ....................................................................................................... 3
Narrative – Executive Summary .................................................................................................................. 4
Responses to City of Bozeman’s Zoning Provision Criteria ......................................................................... 5
Appendix ..................................................................................................................................................... 12
Exhibit A – Vicinity Map ......................................................................................................................... 12
Exhibit B – Future Land Use Map ........................................................................................................... 12
Exhibit C – Existing Zoning Map ............................................................................................................. 13
Exhibit D – Proposed Zoning Map .......................................................................................................... 13
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Applicant Information & Project Team
Applicant Maloney Holdings, LLC
101 S Main Ave, STE 301
Sioux Falls, SD 57104
Planning Consultant/ Firm 5, LLC
Representative Belgrade, MT
Att to:
Kaitlyn Kuntz
kkuntz.m5@gmail.com
206.612.9372
Riley McDonald
rscott.m5@gmail.com
307.752.5117
Surveying Consultant Alpine Surveying & Engineering
714 Stoneridge Dr. Suite 3
Bozeman MT, 59718
Att to:
Clint Litle
clitle@alpinesurveying.net
406.539.8429
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Narrative – Executive Summary
The property owner, also identified as the applicant, is seeking to rezone the existing
subject site identified as 1920 West Babcock Street in Bozeman Montana from its current
R-O (Residential-Office District) zoning to B-2M (Community Business District-Mixed)
zoning. The site’s legal description is as follows: KIRK SUB, S11 R05 E, BLOCK 1, Lot 10,
ACRES 0.232, LESS W 10’. The site is currently vacant as the former old structure was
demolished in 2023. The proposed B-2M zoning falls under Community Commercial Mixed
Use (CCMU) and is an allowed use identified in the existing Community Plan Future Land
Use Map:
The figure above is taken from the 2020 Bozeman Community Plan document and identifies all
the acceptable zoning allowed under Community Commercial Mixed Use./
The property for this Zone Map Amendment covers 0.232 acres (10, 105 square feet). Changing
from the existing R-O zoning to B-2M will have several benefits and aligns well with the City of
Bozeman’s future planning and development goals. See responses below for further identified
reasonings.
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Responses to City of Bozeman’s Zoning Provision Criteria
Below are the responses to the Zone Map Amendment criteria identified on the Bozeman
Community Development checklist. These responses demonstrate how the proposed zoning
change fits into accordance with the growth policy, maintains health, promotes safety to the
general public and facilitates the provision of transportation, water, sewerage, schools, parks
and other public requirements.
5a. Is the new zoning designed in accordance with the growth policy? How?
Response:
Yes, the new zoning proposed is in accordance with the growth policy. Per the existing
Community Plan Future Land Use Map, the subject site is classified as Community Commercial
Mixed Use (CCMU). Refer to Exhibit B for the existing Land Use Map. The CCMU zoning district
allows the following uses: R-O, REMU, B-1, B-2, B-2M, UNU, HEHMU, PLI. The applicant is
seeking a re-zone amendment from R-O to B-2M which have similar goals. Sec. 38.220.101 from
the Planning Development document cites, “B-2M Community Mixed Use – The B-2M district is
intended to accommodate a wide variety of office, personal services, restaurant, retail,
employment and residential uses. There are no limits on the location or amount of residential
uses.”
In addition to the proposed zoning aligning with the existing Land Use Map, it also
directly aligns with the 2023 proposed draft Development Code Zoning designation to re-zone
the adjacent existing R-O lots to B-2M. Said address are as follows: 1906 West Babcock Street,
107 South 19th Ave, 109 S 19th Ave, 113 South 19th Ave, 117 South 19th Ave. While it is
understood that the 2023 proposed development zoning change has not been implemented at
the time of this application, it provides evidence that the B-2M zoning for 1920 West Babcock,
directly aligns with the City of Bozeman’s future goals and intentions of the site and
surrounding neighborhood.
Based on the Community Planning Development draft and conversations with various
City Employees, the entire R-O zone classification is intended to be removed completely
following the next updated Community Development Plan. It will likely be only a matter of time
until the site will become B-2M.
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AMENDED 5a Response:
5a. Is the new zoning designed in accordance with the growth policy? How?
Note: this answer is supplemental of 5a. found on page 5
The Bozeman Community Development Plan has developed seven themes that are
identified as ‘community derived desired outcomes’. Based on information taken from these
themes, the proposed B-2M zoning fits into the growth policy in numerous ways. Throughout
the seven themes identified, there are various areas where there is an over-arching value for
increasing density. These goals taken directly from the 2020 City Grown Development Plan
document and support the desire for more density:
THEME 2 | GOALS, OBJECTIVES, AND ACTIONS
- N-2.2 Revise the zoning map to support higher intensity residential districts near schools,
services, and transportation.
- N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially
through mechanisms such as density bonuses.
THEME 3 | GOALS, OBJECTIVES, AND ACTIONS
- DCD-2.2 Support higher density development along main corridors and at high visibility
street corners to accommodate population growth and support businesses.
- DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible
development or redevelopment, including evaluating possible development incentives.
- DCD-1.10 Support University efforts to attract development near campus.
- DCD-2.3 Review and update minimum development intensity requirements in residential
and non-residential zoning districts.
- DCD-2.7 Encourage the location of higher density housing and public transit routes in
proximity to one another.
There are certain characteristics between the two zones that are similar, like building
height allowance, that won’t negatively impact the re-zoning. There are however differences
between R-O and B-2M that will allow for an increase in density in positive ways. Some of the
setbacks are less in the B-2m zoning and there is a higher coverage percentage that is allowed.
This ensures a stronger utilization of the site to allow for said increase in density.
As it stands now, the R-O zoning holds a larger requirement for parking. Changing to the
B-2M zoning will reduce the parking requirements, which will encourage more use for public
transportation, walking and biking. This responds well to the Goal M-1.4 listed under Theme 5
which states, “Develop safe, connected, and complementary transportation networks for
pedestrians, bicyclists, and users of other personal mobility devices (e-bikes, electric scooters,
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powered wheelchairs, etc.).” It is possible to alleviate parking congestion in these areas by
utilizing more pedestrian and alternative modes of transportation. There are two bus stops
under a quarter mile away and any future development will supply bike racks and adequate
ADA accessibility. There are grocery stores and other business in close proximity that further
support a walkable area.
While it is understood that the existing zoning of R-O is still active throughout the City of
Bozeman, the 2023 Community Development Plan is recommending removing the R-O zoning
entirely. This has not taken place yet and might not, however based on this conjecture and lack
of direction, re-zoning this site to a B-2M is a move toward communal cohesion and
consistency. B-2M will not be removed from zoning, while the fate of R-O is heavily in question.
Designing a development of any kind when the guidelines are in question, has potential to have
costly negative ramifications. Numerous goals/themes express the importance of long-term
impact, resilience, and simplification of the zoning districts and re-zoning to a B-2M will be an
appropriate response to that. These goals are identified below:
THEME 1 | GOALS, OBJECTIVES, AND ACTIONS
- R-1.7 Be flexible: willingness and ability to adopt alternative strategies in response to
changing circumstances.
- R-2: Pursue community decisions in a manner that supports resilience.
- R-2.1 Co-Benefits: Provide solutions that address problems across multiple sectors,
creating maximum benefit
- R-2.9 Long-Term and Lasting Impact: Create long-term gains to the community with
solutions that are replicable and sustainable, creating beneft for present and future
generations. (Best interests of the community to have workforce housing and a diversity of
uses)
THEME 3 | GOALS, OBJECTIVES, AND ACTIONS
- 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.
In conclusion, changing from an R-O zoning to a B-2M is in accordance with the City of
Bozeman’s Growth Policy Plan. It will allow for a greater level of density, promote pedestrian
and alternative forms of travel, create communal stability within long term zoning, and allow
for a stronger level of future adaptability.
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b. Will the new zoning secure safety from fire and other dangers? How?
Response:
Yes, the new zoning will secure safety from fire and other dangers. The property resides
in the existing jurisdiction of the City of Bozeman Fire and Police Departments. The zoning
change will have no bearing on the existing access of these services to the site. The property’s
future development will conform to the requirements placed by the Bozeman Municipal Code
and any other applicable codes to ensure public safety, building and any other dangers.
c. Will the new zoning promote public health, safety and welfare? How?
Response:
The current zoning and new zoning are so similar that there won’t be a promotion
in public health, safety and welfare, and the re-zoning will an a neutral effect. The City of
Bozeman’s Municipal Code and any other applicable codes will be followed to ensure public
health, safety and general welfare.
d. Will the new zoning facilitate the adequate provisions of transportation, water,
sewage, schools, parks and other public requirements? How?
Response:
Yes, the site lies within existing provisions of transportation, water, sewage, schools,
parks and other public requirements, and the proposed zoning will not have any negative
impact on these systems.
The site lies within existing City of Bozeman sewer, stormwater and water facility plan.
There are existing water and sewer lines to the site from previously built structures. Water lines
run into the site from 20th Avenue. Sewer lines are located off Babcock and the Alley at the
upper North-East portion of the site.
Public transportation is close proximity and easy to access from the existing site,
specifically to the Purple and Gold bus lines. The “Main & 23” stop with the Purple line is 0.2
miles away. The “Main & Babcock” stop with the Purple and Gold line is 0.24 miles away.
The subject site also falls near a number of nearby public schools.
- Hawthorn Elementary School (PK – 5): 1.63 miles
- Chief Joseph Middle School (6-8): 2.81 miles
- Sacajawea Middle School (6-8): 3.4 miles
- Bozeman High School (9-12): 0.67 mi les
- Gallatin High School (9-12): 1.93 miles
- Montana State University: 0.6 miles
There are four private schools that fall under a two mile distance from the property:
- Bozeman Field School
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- Travelling School
- Heritage Christian
- Petra Academy
According to the Walkability Score Overview, 1920 West Babcock scores an 88/100 and
a 77/100 which is identified as both “a very walkable score” and “a very bikeable score”. Kirk
Park is located 0.3 miles from the site with minimal (1-2) controlled walking crosswalks. Any
future develop will create sufficient parks and recreation facilities, or make payments in-lieu-of,
or a combination of both.
If the City of Bozeman’s review process uncovers that additional improvements are
required to adequately serve any development, those improvements will be up to the owner at
the time of said development. All improvements will meet the public requirements as specified
in the applicable City standards.
e. Will the new zoning provide reasonable provision of adequate light and air? How?
Response:
Yes, the zoning will provide reasonable provision of adequate light and air. The City of
Bozeman’s Municipal Code’s form and intensity standards ensure appropriateness of design
elements, including but not limited to: lot area and width, lot coverage areas, building height
and setbacks, site density, and roof pitch requirements. These components contribute to
ensuring adequate light and air to the site for the residents. The Zone Map Amendment will not
impact the existing access to air and light, and any future development will be reviewed by the
City’s Development codes and will conform to said requirements.
f. Will the new zoning have an effect on motorize and non-motorized transportation
systems? How?
Response:
The new zoning itself will not have a negative impact on the motorized and non-
motorized transportation system. Whether the subject site is zoned as R-O or B-2M, the max
development has the same implications on traffic. Growth will happen regardless, but re-zoning
this site to B-2M reduces the motorized vehicle requirements which will encourage more foot
traffic and use of public transportation. Non-motorized transportation is supported by this area
because of the existing commercial entities in place such as CVS, Safeway, UPS, Albertsons, Gas
stations, etc. that are in close proximity to the site.
The easy access to major streets such as, Babcock, 19th Ave and Huffine also allows a
positive distribution for through traffic around the subject site. The applicant will ensure that all
future development will comply with the City of Bozeman’s parking and traffic regulations
found in all applicable codes.
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g. Does the new zoning promote compatible urban growth? How?
Response:
Yes, the new zoning will promote compatible urban growth. The zones R-O and B-2M
are already compatible in their allowances. Both aim to provide a mixture of housing and
business types within the zones, while having similar form and intensity standards/restrictions.
Adding further density into an already “good standing” walkable neighborhood also
demonstrates compatible urban growth and is identified by the City’s Community Plan as
desired. “They (The Planning Board and City Commission) have concluded that having growth
within the physical boundaries of Bozeman results in better outcomes than not.” Pg 13.
The proposed zoning will generate additional flexibility for future use, which is a key
improvement towards long term planning. Flexibility will allow the site to meet the changing
demands of not only the surrounding neighborhood, but the City itself. Based on the proposed
City of Bozeman’s 2023 Draft Proposal for the Community Development Plan, the adjacent R-O
properties will most likely be re-zoned to B-2M allowing for future continuity of the existing B-
2M zoning along Babcock east of 19th Street. All future development will be compatible with
the Municipal and other applicable codes and design standards, thus ensuring further
compatibility of urban growth for the subject site.
h. Does the new zoning promote the character of the district? How?
Response:
Yes, the new zoning will promote the character of the district. The commercial area
surrounding 1920 W Babcock is classified by the City of Bozeman as Community Commercial
Mixed Use which includes B-2M zoning. The proposed zoning aligns with the City’s overall goals
and objectives for the neighborhood. The increased flexibility aforementioned in response ‘G’,
will offer a paralleled flexibility as the surrounding buildings. Any future development will
ensure to further promote the character of the district through appropriate use of the form and
intensity guidelines in the Municipal Code; but also will be designed as such to not overpower
existing properties regardless of allowances.
i. Does the new zoning address the affected area’s peculiar suitability for particular
uses? How?
Response:
The proposed zoning offers more flexible uses to the surrounding contiguous uses. All
adjacent public and municipal services properly support the proposed B-2M zoning
amendment. Future development in this proposed zoning will be suitable for the required
particular use as B-2M supports a wide array of land use opportunities per the City of
Bozeman’s Municipal Code and the Community Development Plan.
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j. Was the new zoning adopted with a view of conserving the values of buildings?
How?
Response:
Yes, the view with the proposed zoning once it is adopted is to create a building with
more value than the current conditions of the site. There is currently no building on the subject
property. Any future structures will meet all form and intensity standards in addition to all
applicable codes, further preserving the values of buildings on adjacent properties.
k. How does the new zoning encourage the most appropriate use of land throughout
the jurisdictional area? How?
Response:
The new zoning has the same density allowance as the current one and fits the use of
the area. The city has a growing need for additional housing and retail/commercial services to
the surrounding community. The zoning will provide an increased alignment with the
Community Development Plan’s desired increase of density. The proposed B-2M offers a
positive opportunity to generate a greater sense of community scale in an established
neighborhood while providing an increase in flexibility; i.e. reducing in parking requirements
allow for a more optimal land use.
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Appendix
**Red outline denotes Subject Site (1920 West Babcock)
Exhibit A – Vicinity Map
Exhibit B – Future Land Use Map
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Exhibit C – Existing Zoning Map
Exhibit D – Proposed Zoning Map