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Home My WebLink AboutFLA Annex & ZMA CC Presentation 2025.4.8 fCITY COMMISSION | 4.8.2025 24-492 | 5532 Fowler Lane| ANNEXATION & ZONE MAP AMENDMENT Urban Growth Boundary N Urban Growth Boundary NCottonwood Road (Principal Arterial)19th Avenue (Principal Arterial)Gallatin Road - 191 (Principal Arterial)Gooch Hill Road (Minor Arterial)Blackwood Road (Minor Arterial) Huffine Lane(Principal Arterial) Stucky Road (Collector)Fowler Lane (Minor Arterial) Urban Growth Boundary NCottonwood Road (Principal Arterial)Gallatin Road - 191 (Principal Arterial)Gooch Hill Road (Minor Arterial)Blackwood Road (Minor Arterial) Huffine Lane(Principal Arterial) Stucky Road (Collector)Fowler Lane (Minor Arterial)19th Avenue (Principal Arterial) Gooch Hill Road (Minor Arterial)19th Avenue (Principal Arterial)Graf Street(Collector) MSU Stucky Road (Collector)Fowler Lane (Minor Arterial)27th Avenue (Collector)Cottonwood Road (Principal Arterial)Blackwood Road (Minor Arterial) MSU Fowler gets widened to City Standard City is upgrading Stucky to Collector Standard Blackwood gets Connected with Meadow Bridge Project North 27th gets upgraded with Range 5 Project Subject Site City is Upgrading Kagy to Arterial Standard MSU Grand Cielo II Homestead at Buffalo Run Subject Site Meadow Creek Grand Cielo I Park Future Park N 2005 MSU CAMPUS N 2024 (aerial image) MSU CAMPUS N 2025 Future School Location MSU CAMPUS N 2025 Future School Location MSU CAMPUS Community Commercial Mixed Use Residential Mixed Use Community Commercial Mixed Use Possible Grocery Store Eagle Mount Possible Commercial Possible Commercial ExistingCommercial Possible Commercial Planned Commercial ?!?! N 202? Future School Location MSU CAMPUS Community Commercial Mixed Use Residential Mixed Use Community Commercial Mixed Use Possible Grocery Store Eagle MountEagle Mount Possible Commercial Possible Commercial Possible Commercial ExistingCommercial Planned Commercial ResidentialMixed Use N 2025 Future School Location MSU CAMPUS Community Commercial Mixed Use Residential Mixed Use Community Commercial Mixed Use Possible Grocery Store Eagle MountEagle Mount Possible Commercial Possible Commercial Possible Commercial ExistingCommercial Planned Commercial Urban Neighborhood Urban Neighborhood Urban Neighborhood Subject Site Community Commercial Mixed-Use Residential Mixed Use Urban Neighborhood Community Commercial Mixed-Use Public Institutions Public Institutions Community Commercial Mixed-Use Public Institutions Urban Neighborhood Community Commercial Mixed-Use Public Institutions Residential Mixed Use Public Institutions Residential Mixed Use Residential Mixed Use Com. Commercial Mixed-Use Com. Commercial Mixed-Use Parks & Open Lands Parks & Open Lands Parks & Open Lands Parks & Open Lands Parks & Open Lands Parks & Open Lands Blackwood Road (Collector)South Fowler Lane (Minor Arterial)South 27th Avenue(Collector)South 19th Avenue (Principal Arterial)West Graf Street (Collector) Stucky Road (Collector)South Cottonwood Road (Principal Arterial)South 3rd Avenue(Collector)N Urban Neighborhood Urban Neighborhood R-4 R-3 R-3 R-3 R-4 R-5 R-5 B-2M PLIPLI PLI B-2MPLI PLI REMU REMU R-2 R-1 R-1 R-S R-3 R-2 BP R-4 South 3rd Avenue(Collector)Blackwood Road (Collector)South Fowler Lane (Minor Arterial)South 27th Avenue(Collector)Stucky Road (Collector)South Cottonwood Road (Principal Arterial)South 3rd Avenue(Collector)N REMU B-2M South 19th Avenue (Principal Arterial)West Graf Street (Collector) Subject Site R-4 R-3 R-3 R-3 R-4 R-5 R-5 B-2M PLIPLI PLI B-2MPLI PLI REMU REMU R-2 R-1 R-1 R-S R-3 R-2 BP Blackwood Road (Collector)South Fowler Lane (Minor Arterial)South 27th Avenue(Collector)South 19th Avenue (Principal Arterial)West Graf Street (Collector) Stucky Road (Collector)South Cottonwood Road (Principal Arterial)South 3rd Avenue(Collector)N REMU B-2M Fowler gets widened to City Standard City is Upgrading Stucky to Collector Standard Blackwood gets complete with Meadow Bridge Project North 27th gets upgraded with Range 5 Project South Fowler Lane (Minor Arterial)Blackwood Road (Collector)Gabriel Avenue(Local)Edgerton Avenue (Local)Meah Lane(Local) N Possible R-5, or REMU Future Urban Neighborhood Future Urban Neighborhood Grand Cielo II (R4) Possible R-5 or REMU South Fowler Lane (Minor Arterial)Blackwood Road (Collector)Gabriel Avenue(Local)Edgerton Avenue (Local)Meah Lane(Local) N Future Urban Neighborhood Future Urban Neighborhood Grand Cielo II (R4) Possible R-5 or REMU Possible R-5 or REMU Blackwood Road (Collector) Meah Lane(Local)South Fowler Lane (Minor Arterial)Blackwood Road (Collector)Edgerton Avenue (Local)Gabriel Avenue(Local)Meah Lane(Local) R-3R-4 N Possible R-5, or REMU Future Urban Neighborhood Future Urban Neighborhood Grand Cielo II Possible R-5 or REMU Subject SiteR-4 R-4 Possible REMU? R-3 Possible B-2M? R-4 R-3 Designated Urban Neighborhood (FLUM) Why R-4 in this location? R-4 was applied on all Annexations in the Fowler Corridor north of this project. R-4 allows for a wide range of housing types  Ranges from single-household to apartments  R-3 only allows up to 8 units in a building – inefficient use of land area especially with smaller development areas  R-4 has more flexibility in the number of townhouses one can do in a row R-4 allows for height at a complimentary scale  Allows 50’ at a 3:12 or greater sloped roof R-4 has compatible minimum lot size, width requirements & maximum lot coverage  Varies by use R-4 allows for limited commercial uses Day Care Centers, Lodging Houses, Bed & Breakfast, Community Centers (special use), Offices (in conjunction with residential), Medical Offices (special use) Highlighted Community Plan Goals & Objectives N-1.1: Promote housing diversity, including missing middle housing. N-2.2: Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. N-3: Promote a diverse supply of quality housing units. N-3.6: Include adequate residentially designated areas for anticipated future housing in the future land use map. N-3.7: Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. 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. DCD-1: Support urban development within the city. DCD-2.2: Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. A. Be in accordance with the growth policy? B. Secure safety from fire and other dangers? C. Promote public health, public safety and general welfare? D. Facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? E. Reasonable provision of adequate light and air? F. The effect on motorized and non-motorized transportation systems? G. Promotion of compatible urban growth? H. Character of the district? I. Peculiar suitability for particular uses? J. Conserving the values of buildings? K. Encourage the most appropriate use of land throughout the jurisdictional area? ZMA Approval Criteria Project Schedule 2024 2025 2026 2027 2028 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 J A S O N DAMJ J A S O N DJFMAMJ J A S O N DJFMAMJ J A S O N DJFMAMJ J A S O N DJFMAMJ Todays Date4/8 Annexation Prep Annexation Review Building Permit Review Vertical Construction Site Plan Review Community Development Board Public Hearing City Commission Public Hearing Ordinance Adoption and Effective Date Annexation ApplicationSubmitted 9/11 Estimated Occupancy 2/1/28 Site Plan Prep Urban Neighborhood Subject Site Community Commercial Mixed-Use Community Commercial Mixed-Use Public Institutions Public Institutions Community Commercial Mixed-Use Public Institutions Urban Neighborhood Public Institutions Residential Mixed Use Public InstitutionsParks & Open Lands Parks & Open Lands Parks & Open Lands Parks & Open Lands N West Graf Street (Collector)South 3rd Avenue(Collector)South 27th Avenue(Collector)Blackwood Road (Collector)South Fowler Lane (Minor Arterial)South 19th Avenue (Principal Arterial)Stucky Road (Collector)South Cottonwood Road (Principal Arterial)Parks & Open Lands Residential Mixed Use Community Commercial Mixed-UseResidential Mixed Use Urban Neighborhood Urban Neighborhood Residential Mixed Use Parks & Open Lands Com. Commercial Mixed-Use Urban Neighborhood Com. Commercial Mixed-Use Urban Neighborhood Urban Neighborhood R-4 R-3 R-3 R-3 R-4 R-5 R-5 B-2M PLIPLI PLI B-2MPLI PLI REMU REMU R-2 R-1 R-1 R-S R-3 R-2 BP R-4 South 3rd Avenue(Collector)Blackwood Road (Collector)South Fowler Lane (Minor Arterial)Stucky Road (Collector)South 3rd Avenue(Collector)NSouth 27th Avenue(Collector)REMUFuture School Location Community Commercial Mixed Use Residential Mixed Use Community Commercial Mixed Use South 19th Avenue (Principal Arterial)South Cottonwood Road (Principal Arterial)Urban Neighborhood Residential Mixed Use Urban Neighborhood Urban Neighborhood Urban Neighborhood B-2M West Graf Street (Collector) Subject SiteR-4 R-4 R-3 Possible B-2M? R-4 R-3 Designated Urban Neighborhood (FLUM) Designated Urban Neighborhood (FLUM) R-C R-B B-2M REMU R-AR-C R-D B-2M R-DR-C REMU REMU PLI PLI PLI PLI PLI PLI REMU Why not R-3, R-2 or ….. R-3 is limited in ability to create meaningful density - Only allows Apartments Limited •Capped at 8 units in a building •& restricted to 10,000 SF •Apartments limited is inefficient on constrained lots •More buildings = more setback & less land for parking/open space R-3 Minimum lot areas constrains how many units can be placed on a site R-3 has a 40% lot coverage allowance R-4 was applied on all the properties adjacent to Fowler Community plan call for higher density along main corridors (Fowler Lane)