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HomeMy WebLinkAbout001 - GPA NarrativeSouth Range Crossing II Growth Policy Amendment June 2024 SRX-II | GPA June 2024 | 2 Table of Contents Narrative I. Project Overview II. Response to Growth Policy Amendment Checklist Appendices Appendix A: Vicinity Map Appendix B: Existing Future Land Use Map Appendix C: Proposed Future Land Use Map Appendix D: Current Zoning Map Appendix E: Future Land Use Map Editable Legal Description Appendix G: Exising Plat SRX-II | GPA June 2024 | 3 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 Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net SRX-II | GPA June 2024 | 4 I. Project Overview The project team is requesting a Growth Policy Amendment for the southwestern 9.123 acres of land and a Zone Map Amendment for the western side of the property (18.393 AC) located at the corner of South 19th Ave. and W Graf St. The subject property (the “Property” or “South Range Crossing II”) currently has a future land use map category of Urban Neighborhood and is zoned a combination of Residential Low Density (R-1) and Residential Moderate Density (R-2). The Growth Policy Amendment (GPA) requests to change the existing Urban Neighborhood designation to Community Commercial Mixed Use for the southwestern 9.123 acres of the property. Concurrently with this application, a Zone Map Amendment (for property west of South 17th) has been submitted to change the zoning from R-1 and R-2 to a mix of B-2M and REMU. The overall vision for this property is to assist in the creation of desperately needed commercial services on the south side of Bozeman, that will be surrounded and supported by concurrently constructed residential uses. The property is situated at the intersection of two major roadways: South 19th Avenue (Principal Arterial) and Graf Street (Collector). Additionally, this project is centrally located on the south side of Bozeman near a large portion of built and under construction residential projects as well as several schools including Morning Star Elementary, Sacajawea Middle School and Montana State University. This project site is located just east of the South 19th & Graf Apartments, north of South Range Crossing SRX-II | GPA June 2024 | 5 and Alder Creek, west of the Alison Subdivision and south of the South University District. The Community Commercial Mixed-Use (CCMU) area was strategically chosen as a result of a variety of factors including the existing street network road classifications, the anticipated street network on site and the needs of the community. It was previously requested that the whole west side of the SRX-II project be designated Community Commercial Mixed Use but after reviewing that project with the City Commission it was determined that isolating the CCMU area down to the corner of 19th and Graf would balance the needs to the community best. This would ensure that there is still enough room for a viable commercial business but not overpower south 19th and create a “strip mall” effect. This updated application better balances both the needs and concerns brought up by the Commission. When envisioning what commercial and/or mixed-use development would look like on the subject property, it is important to make note of the various factors that will influence potential designs. There are several design regulations and existing conditions that will act as guidelines for any design that moves forward. Understanding these regulations helps to narrow down the possibilities and allows a more predictable development pattern to emerge. Some significant considerations that would shape the design of development on the subject site are roads, PRAT trails, parking requirements, building setbacks, block frontage standards, block length standards, pedestrian connectivity standard, internal vehicular circulation standards, and parks & open space requirements, among others. This property was originally annexed and subdivided to be the home to the Yellowstone Theological Institute. The existing R-1 and R-2 zoning, and subdivision layout were (originally) proposed in a configuration to help promote the previous goal of creating a theological institute. A significant amount of time has passed since this previous proposal, and within the present context, the R-1 and R-2 zoning does not appear to be the highest and best use for this land. Additionally, a pervious ZMA Application was approved which changed the zoning on the eastern side of the site to REMU. This REMU Designation will allow for the creation of a LIHTC project, which is aiming to create around 300 units. SRX-II | GPA June 2024 | 6 This Growth Policy Amendment and Zone Map Amendment demonstrates a new vision for this property, one that aligns with the Bozeman Unified Development Code, Montana Code Annotated and the Bozeman Community Plan. The proposed zoning will allow for a creative neighborhood design that aims to accomplish several goals and themes of the community plan as outlined in our application responses below. II. Response to Growth Policy Amendment Checklist Below are the responses to the GPA criteria that address how the project site relates to and meets the criteria outlined for GPAs. A. Does the proposed amendment cure a deficiency in the growth policy or result in an improved growth policy which better responds to the needs of the general community? How? Yes, this amendment results in an improved growth policy. The project site was initially designated for the Yellowstone Theological Institute, which had plans to establish a community center. However, subsequent changes in vision have led to a shift in plans for the property. At the time, the zoning and Community Plan Future Land Use Map Category considerations were not extensively explored due to ongoing planning and design efforts for the community center. Since then, a new vision has emerged, one that is better aligned with the goals of the Community Plan. The transition to Community Commercial Mixed-Use future land use represents an improved growth policy, advancing a wider range of goals and objectives. In Bozeman’s 2020 Community Plan, it states that a primary goal and strategy guiding growth is to create neighborhoods that “Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations.” SRX-II | GPA June 2024 | 7 Unfortunately, this has not yet been achieved under the 2020 Growth Plan for this southern area of Bozeman. The area south of Kagy lacks any significant commercial services, and certainly lacks anything that would be considered walkable for residents. In addition, existing neighborhoods are largely homogeneous regarding product type, with single households comprising a significant majority of the product type in this area. This has created a wide area of single-family subdivisions that are not dense, and a lifestyle that forces residents to solely rely on motor vehicles to reach amenities and services. This being said, it should also be recognized that there is now a significant portion of multifamily being proposed/built in this area. While this is a step in the right direction, this increased density needs to be supported by simultaneously developed commercial nodes that allow residents in this area to access essential goods and services. Although City staff has recognized the need for land use patterns that enable improved walkability, the entire subject property in question was recently designated as Urban Neighborhood in the City’s 2020 Community Plan. Principles applied within this designation include integrating “urban density homes in a variety of types, shapes, sizes, and intensities.” and a “some neighborhood-serving commerce provide activity centers for community gathering and services.” While this designation was appropriate for a portion of this property, amending a portion of the site to the Community Commercial Mixed-Use growth designation will help more Community Plan goals be achieved. Principles applied within the Community Commercial Mixed-Use designation include promoting “commercial areas necessary for economic health and vibrancy.” and “located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes.” The addition of the Community Commercial Mixed-Use growth designation to a portion of this site would support the Community Plan’s goal of simultaneous emergence of commercial nodes and residential development. For the development of this site, the proposed change would allow this property to provide a neighborhood scaled commercial node that is both supported by future residents on this property and surrounding properties. Each of the following principles are captured within the goals of the Community Commercial Mixed-Use and Urban Neighborhood growth designations and REMU and B-2M zoning designations, which allow the property and these specific zoning designations to cure an existing deficiency in the 2020 Community Plan for this area of Bozeman. The list below identifies a series of goals and policies that apply to this Growth Policy Amendment. N-1.5 - Encourage neighborhood focal point development with functions, activities, SRX-II | GPA June 2024 | 8 and facilities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.1 Ensure the zoning map identifies locations for neighborhood and community commercial nodes early in the development process. The subject site, which is the former site of the Yellowstone Theological Institute, is centrally located on the south side, which will create a focal point and potential node along the south side of Bozeman. This area has a significant amount of residential development that is planned, under construction, and already built. By quick estimation there are over 6 thousand units that are either already built or currently in the planning stage. According to the EPA Demographic and Real Estate Market Assessment of January 2018, a population size of 6,500 could support 128,000 square feet of commercial area. This site is the best location for the creation of a neighborhood commercial center due to its proximity to dense multi-family housing (directly across the street from a future LIHTC Project) and single household dwellings. Furthermore, it is situated along a Principal Arterial and Collector, which provides appropriate separation between commercial and residential uses. This positioning also allows for ease of access to the site from adjacent neighborhoods and all South Bozeman. Projects in the area – under construction and under review SRX-II | GPA June 2024 | 9 N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. As documented above, this project site is in close proximity to several schools. Additionally, this site is located at the intersection of two high classification roadways. The higher density residential is being built without any real access to goods or services. The result of this is more vehicle trips and more congestion in other neighborhoods. Allowing for some commercial in this area will dramatically increase the access that these neighborhoods desperately needed. This access is surrounded by a great multi-modal transportation network, so access to the site via an alternative mode of transportation is viable. With the development of this neighborhood as well as the surrounding ones to the east, one will be able to get from Main Street to the project site largely on a network of trails. 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 develop. There is a significant amount of residential in the area and now is the right time for commercial development to follow. This site is in the best location to achieve this given its access to the existing street network, its central location within this largely residential area, and access to the existing multimodal network. DCD-1.1 Evaluate alternatives for more intensive development in proximity to high visibility corners, services, and parks. DCD-1.2 Remove regulatory barriers to infill. DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. The Yellowstone Theological Institute originally subdivided this site in 2017 but it has largely been undeveloped since then. It's worth noting that the Growth Policy likely wasn't revised to include community commercial zoning in this area, largely due to the original vision for the property. However, with the change in vision, it's evident that updating the growth policy is necessary. This Growth Policy and Zone Map Amendment will allow for this vacant site to be developed. SRX-II | GPA June 2024 | 10 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. This site being centrally located on the south side in addition to being along two major roadways make it the best location for neighborhood-scale commercial development. Furthermore, the rapidly expanding multi-modal network makes this site perfect for 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 Larger South Range Crossing II Project will offer a diverse range of housing options, including deed-restricted LIHTC housing. By strategically situating amenities and services near denser residential areas and main transportation routes, residents may find themselves relying less on personal vehicles or needing to travel far distances. This approach aims to reduce overall traffic congestion and minimize the need for extensive commuting throughout the community. B. Does the proposed amendment create inconsistencies within the growth policy, either between the goals and the map or between goals? Why not? If inconsistencies are identified, then additional changes must be provided to remove inconsistencies. The current plan governing the subject parcel (the 2020 Community Plan) includes a primarily residential designation for the Property. However, the proposed partial Community Commercial Mixed-Use designation is fully consistent with the current City staff’s recommendations as reflected in the Future Land Use Plan as part of the 2020 Community Plan. Importantly, designating this portion of the property as Community Commercial Mixed Use aligns with the broader goals of the 2020 Community Plan as documented above. C. Is the proposed amendment consistent with the overall intent of the growth policy? How? Yes; the current growth policy includes the Property and designates it as Urban Neighborhood. The Community Plan describes the development of connected residential neighborhoods with access to goods and services entirely consistent with the proposed Community Commercial Mixed-Use designation. One purpose of the SRX-II | GPA June 2024 | 11 2020 Community Plan is to be “Continuing Bozeman’s character as a unique place rather than ‘Anywhere, USA’.” This goal will not only be preserved in the updated designation, but this project will enhance the character of this community dramatically by establishing a self-sustaining community drawing on assets of the land it is built on and by emphasizing important open space connections that will create a pedestrian-oriented environment with a rich, active public realm. According to the 2020 Community Plan, significant goals of the City are to promote “personal and environmental health, as well as reducing automobile dependency.” and to “encourage increased development intensity in commercial centers and near major employers.” As this southern area of the city has developed around the University, one of the City’s largest employers, it has forced residents to become solely reliant on motor vehicles to access commercial services. By adopting the Community Commercial Mixed-Use designation and incorporating the Property with REMU and B-2M zoning, a walkable, mixed-use, and diverse environment will emerge. Furthermore, please see the list of specific goals and policies above this application looks to achieve. D. Does the proposed amendment adversely affect the community as a whole or significant portion by: I. Significantly altering acceptable existing and future land use patterns, as defined in the text and maps of the plan? How does it not? The proposed amendment does not significantly alter the current growth plan expectations or land use patterns. In fact, it supports the expectations carried by the growth plan for increased development intensity near major employers. The Community Commercial Mixed-Use designation for the Property helps to solve a number of goals outlined in the 2020 Community, which were not fully achieved under the prior growth plan. Within the 2020 Community Plan, under its land use goals it states the city supports “policies that maintain and build neighborhoods designed to provide equitable access to amenities and opportunities for all [...]. Mixed neighborhoods can help provide the density of people needed to support nearby commercial activities.” This is exactly what the Community Commercial Mixed-Use designation is attempting to achieve. It seeks to blend with the existing residential neighborhoods while evolving and adapting as the community grows and the community’s desires for walkability and connectivity changes. This vision is expanded upon within the 2020 Community Plan, which states SRX-II | GPA June 2024 | 12 “Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity.” In conjunction with this goal, the 2020 Community Plan goes on to state “Ensure multimodal connectivity within the city.” With Community Commercial Mixed-Use designation and REMU and B-2M zoning, these goals can be achieved by allowing essential commercial uses to be accessible to residents via multiple modes of transport, including walking and biking. The GPA specifically looks to address the need for a commercial mixed-use area. While REMU is an implementing zone in the Urban Neighborhood district the commercial vision of the property cannot be fully achieved with REMU due to the limited total commercial square footage allowed. The offerings aim be neighborhood oriented but also have the ability to service the larger surrounding community which B-2M is needed to achieve those goals. II. Requiring unmitigated larger and more expensive improvements to streets, water, sewer, or other public facilities or services and which, therefore, may impact development of other lands? How does it not? The proposed growth policy amendment will not require larger and more expensive improvements to streets, water, sewer, or other public facilities. The proposed Community Commercial Mixed-Use designation will be adequately served by existing services, and future services as identified in the 2015 Wastewater Facility Plan, 2017 Water Facility Plan, and 2017 Transportation Master Plan. The project will extend City facilities to surrounding properties which will improve the ability of other lands to develop in the future. Furthermore, the street and trail network will be extended on site to help improve the overall connectiveness of this area. III. Adversely impacting existing uses because of unmitigated greater than anticipated impacts on facilities and services? How does it not? Adequate infrastructure and emergency services exist to serve this property. - Education. The Property is anticipated to be within the following school boundaries: Morning Star Elementary School (approximately 1 mile); Sacajawea Middle School (approximately 1 mile away); Bozeman High School (approximately 2.5 miles); and Montana State University (approximately 1 mile). - Fire. Bozeman Fire Station No. 2 on South 19th Avenue is 2 miles from the property (4-minute drive directly along 19th Avenue). The City of Bozeman owns a 2.28-acre parcel at the southwest corner of the Graf SRX-II | GPA June 2024 | 13 Street and South 19th Avenue intersection. It is understood that this parcel will be developed as a future City of Bozeman Fire Station once conditions warrant. This future fire station would be directly adjacent to the subject property. - Water. There is a 24” waterline located in South 19th Avenue and a 12” line located in Graf Street. - Sanitary Sewer. There is an 18” sewer line located in South 19th Avenue and an 8” sewer line located in Graf Street. This property appears to have 2 existing 8” sewer stubs located on South 19th Avenue. - On-Going Development. The Applicant will be required to demonstrate adequate provision of public services, parkland development, natural resource protection and other required improvements as it continues to develop the Property. IV. Negatively affecting the livability of the area of the health and safety of residents? How does it not? The proposed amendment will improve the livability and the health and safety of residents by creating continuity of transportation, open space and land use connections to south Bozeman, as well as providing area residents with retail, commercial and employment services that will reduce the distance of access to these amenities currently experienced by the surrounding neighborhoods.