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HomeMy WebLinkAbout007 - ZMA NARRATIVE October 03, 2025 L Street ZMA Narrative EXECUTIVE SUMMARY This project encompasses three parcels that are pursuing a Zone Map Amendment as a part of annexation into the City of Bozeman (City) The parcels are hereinafter referred to as Parcel I, Parcel II, and Parcel V. They will be referred to as Subject Property collectively. Parcel I is 9.00 acres, Parcel II is 0.96 acres, and Parcel V is 7.96 acres, totaling 17.92 acres. Parcels I & II are located west of L Street and Parcel V is located southeast of L Street. The Subject Property is currently a part of Gallatin County and is zoned as A-S (Agriculture Suburban). The legal descriptions are as follows: Parcel I: S05, T02 S, R06 E, ACRES 9, SW4NW4 W OF RD & E OF RIVER Parcel II: S05, T02 S, R06 E, ACRES 0.96, ABANDONED MENARD LINE LYING SW4NW4 Parcel V: S05, T02 S, R06 E, ACRES 7.96, TRACT J IN SW4NW4 SEC 5 & SE COR SE4NE4 SEC 6 20FM376PLAT See Exhibit F for the recorded metes and bounds for each parcel. The applicant formally requests these legal descriptions be accepted in lieu of a formal boundary survey. • Parcel I—Grant Deed Film 124 Page 4443 • Parcel II—Grant Deed Film 124 Page 4443 • Parcel V—Notice Affecting Title To Real Property Film 135 Page 3404 PROJECT OVERVIEW The applicant is requesting that the Subject Property is annexed into the City and as a result requires a Zone Map Amendment to identify an initial zoning designation. The Subject Property is designated as Urban Neighborhood in the City’s Future Land Use Map. Correspondingly, the applicant is requesting R-3 zoning (Residential Medium Density District). Neighboring properties are currently zoned as R-2, R-3, R-4, R-S, R-MH, M-1, and PLI. The requested R-3 zoning conforms with the City’s growth policy, future land use map, and the zoning pattern of the surrounding area. IDAHO POLE CO. SUPERFUND SITE The Subject Property is located within the Idaho Pole Co. Superfund Site boundary and the associated Controlled Groundwater Area (CGA). Any future development of the property will require the installation of municipal utilities provided by the City to support residential use. The CGA requires that any excavation or disturbance of the soil be approved by the Environmental Protection Agency (EPA) and the Montana Department of Environmental Quality (MDEQ). The applicant acknowledges this requirement and will obtain the necessary approval prior to development. The Subject Property lies outside of both the Treated Soils Area (TSA) and the Residential Restricted Area. It is currently zoned A-S by Gallatin County, which permits residential dwellings. Given these conditions, it is anticipated that EPA and MDEQ will approve the necessary excavation and utility installation to allow for future development of the site. See Exhibit K for a more detailed history of the site, testing, and declining contamination levels. RESPONSES TO ZONE MAP AMENDMENT CRITERIA The applicant understands that the annexation of the Subject Property is subject to the specified goals and policies established by Commission Resolution No. 4400 and outlined in the Zone Map Amendment Checklist. The checklist is below with relevant answers to each question made. Zone Map Amendment (Exhibit H) is included with the application for reference. ZONE MAP AMENDMENT CHECKLIST QUESTIONS: Is the new zoning designed in accordance with the growth policy? How? Yes, the proposed R-3 zone designation for the Subject Property is in accordance with the growth policy. The growth policy specifies the encouragement for annexation and subsequent zoning of new parcels that allow for future development. The Subject Property lies within the area desired for annexation within the growth policy. The future land use map in the City’s 2020 Community plan designates the Subject Property to be developed as Urban Neighborhood. R-3 is one of the implementing zoning designations of the Urban Neighborhood future land use. R-3 is defined by the City as a Residential Medium Density District. This zone specifies a medium density of one to five household residential structures that provide a variety of housing types. This conforms with the goals and objectives of the growth policy and future land use map. The growth policy outlines different themes that define the development goals for the City. Theme 2 and Theme 3 both reflect how the zone designation R-3 is aligned with these goals: THEME 2 Goal N-1: Support well-planned, walkable neighborhoods. N-1.1: Promote housing diversity, including missing middle housing. N-1.2: Increase required minimum densities in residential districts. The Subject Property is currently zoned by the Gallatin County as A-S (Agriculture Suburban). The intent of this zone is to allow for agricultural practices to continue within limited residential development. This goes directly against the growth policy’s goals. By rezoning the Subject Property to R-3, there is an opportunity to increase the minimum density and support future development of diverse housing that include one to five household structures. This will promote housing diversity, “missing middle” housing typologies, and increase required minimum density within the area. N-1.3: Revise the zoning map to lessen areas exclusively zoned for single type housing. Gallatin County’s zone designation A-S specifies that one single family dwelling per acre is allowed on the property. This encourages single type and low-density housing on the Subject Property. The City’s zone designation R-3 promotes housing diversity by allowing one to five household structures and providing greater flexibility for clustering lots and mixing housing types. The increase in diversity and density of housing types is aligned with the goals in the growth policy. N-1.11: Enable a gradual and predictable increase in density in developed areas over time. The transition from the Gallatin County zone designation A-S to the City’s zone designation R-3 is a gradual and predictable increase in density for the Subject Property. A-S zoning is designed to have single family homes on large lots, while R-3 is designed to hold multiple types of housing on a variety of lot sizes. To go from a low-density residential zone designation (A-S) to a medium density residential zone designation (R-3) will yield predictable development for the community and coincides with the goals of the City’s growth policy. R-3 zoning is compatible with the existing, adjacent properties already annexed into the City. Therefore, future development of the Subject Property as R-3 would produce predictable results. THEME 3 Goal DCD-1: Support Urban Development within the City. DCD-1.11: Pursue annexations consistent with the future land use map and adopted facility plans for development at urban intensity. Annexation and subsequent zoning of the Subject Property is consistent with the future land use map. The Subject Property is designated as Urban Neighborhood on the map. R-3 zoning fits the definition of Urban Neighborhood by adhering to the goals of increasing housing diversity and intensity in the area. The City’s public infrastructure facility plans include the Subject Property as an area for future development. Will the new zoning secure safety from fire and other dangers? How? Yes, both the City of Bozeman’s Fire and Police departments will service the Subject Property. The Subject Property is currently within the Story Mill Fire District. The neighboring developments are currently within the Bozeman Fire District. The Subject Property can easily be integrated into the Bozeman Fire District and help simplify emergency services in the area. The Subject Property is within the area to be serviced by the City’s Police Department. Future development will conform to the City’s public safety requirements. Will the new zoning promote public health, safety and welfare? How? Yes, the City’s purpose of zoning is to promote healthy and dynamic communities, logical land use in the given area, and integrates the City’s growth policy’s goals. R-3 zoning facilitates the City’s goal to develop healthy, safe, and inclusive neighborhoods. A variety of housing options reduce economic inequalities while promoting diversity within the community. Establishing appropriate land use and development contributes to people’s sense of place and their overall welfare. R-3 zoning is in line with the City’s zoning code and the goals to promote public health, safety, and welfare. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes, new zoning of the Subject Property will facilitate adequate provision of public services. Transportation is currently provided by L Street and Story Mill Road which provide access to the northeast mixed-use neighborhood and Bridger Drive commercial area. Municipal water and sewer services do not currently extend to the Subject Property. There is an existing water main and an existing sewer main approximately 450 FT from the northwestern corner of Parcel I. Story Mill Park is north of the Subject Property and provides access to park space for potential future residents. Future development of the Subject Property under R-3 would allow for provisions such as water, sewage, and transportation to be developed and improved. Will the new zoning provide reasonable provision of adequate light and air? How? The Subject Property will provide reasonable provision of both light and air under the zone R-3. Future housing development will adhere to the intensity standards of R-3 zoning. The corresponding maximum building heights and minimum setbacks will guarantee adequate direct and indirect natural light. Reasonable air quality will be provided using landscaping, open spaces, building layout, and overall design elements prescribed by the Unified Development Code. Will the new zoning have an effect on motorize and non-motorized transportation systems? How? R-3 zoning and future development of the Subject Property will have minimal negative impact on motorized and non-motorized transportation in the area. The Subject Property currently is accessible by L Street and Story Mill Road but contains no internal roads. Development of the Subject Property under R-3 zoning will require complete street standards to be implemented which will have positive impacts on the motorized and non-motorized transportation system. Does the new zoning promote compatible urban growth? How? Yes, the new zoning designation R-3 will promote urban growth that is complies with the future land use map and growth policy. R-3 allows for medium density housing development that replicates the function of the surrounding neighborhoods and ensures the goals of the City’s growth policy will be met. Does the new zoning promote the character of the district? How? Yes, the character of the existing district is compatible with the proposed R-3 zoning. The surrounding properties are currently zoned as R-2, R-3, R-4, R-S, R-MH, M-1, and PLI by the City, and RS and AS by the County. By zoning the Subject Property R-3, the character of the district will be promoted while also allowing an incremental increase in residential density in an area that is underutilized. This will ensure future development reflects the character of the area while also promoting diverse housing for the community. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? The new zoning will impact the area’s suitability for particular uses in a positive way. The Subject Property is undeveloped land that sits within a large area of both neighborhoods, parks, and industrial spaces. There are no significant factors such as steep slopes or conflict with wildlife. The East Gallatin River does run through and adjacent to the Subject Property. It is designated as an urban waterway by the City. Future development will comply with the corresponding setback and environmental requirements and be required to mitigate any impacts on natural resources. Was the new zoning adopted with a view of conserving the values of buildings? How? The only structure on Subject Property is an existing pole barn on Parcel I. R-3 zoning will not impact the building values of surrounding properties as future development will compatible residential uses. None of the allowable public or private improvements permitted by R-3 zoning are expected to negatively impact property values. How does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? R-3 zoning encourages medium density residential housing development. Development of the Subject Property will increase available housing in the area in a predictable manner for the current residents. The future land use map shows the area to be developed as Urban Neighborhood, the growth policy encourages more diverse housing and an increase in density, and the Subject Property is a county inholding within the City. R-3 zone would encourage more diverse housing, increase density, and create more consistent land use within the city limits.