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HomeMy WebLinkAbout007 - ZMA NARRATIVE January 29, 2026 25775 Hanson Lane Annexation Narrative EXECUTIVE SUMMARY This project encompasses one parcel pursuing a Zone Map amendment as a part of annexation into the City of Bozeman (City), hereinafter referred to as Subject Property. The Subject Property is a total of 9.979 acres. It is currently located in Gallatin county and is zoned for Semi-Rural Residential (SRR). The legal description is as follows: S03, T02 S, R05 E, ACRES 9.979, TRACT 4 E2E2SE4 & W2W2SW4 SEC 2 LESS RW The Subject Property is adjacent to services provided by the City, is a neighbor to several existing developments that are a part of the City, and is at the center of residential development in Bozeman, MT. PROJECT OVERVIEW The applicant is requesting that the Subject Property is annexed into the City and as a result requires a Zone Map Amendment. Annexation and a Zone Map Amendment will eliminate an island of county land that exists within the City’s current zoning map. The applicant is applying to change the zone designation to R-3 (Residential Medium Density District). Neighboring properties are currently zoned as R-1, R-2, R-3, and PLI. An R-3 designation coincides with the City’s new growth policy, future land use map, and the development pattern of the surrounding area. 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. An Urban Neighborhood is a category that includes urban density homes that can come in all different shapes and sizes. Large areas of single type housing are discouraged. R-3 is one of the implementing zoning designations of the Urban Neighborhood future land use. The proposed zoning for the Subject Property is R-3. 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 coincides with the values expressed in the growth policy and future land use map. The growth policy and community plan outline 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 SRR (Semi – Rural Residential Zone). 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 SRR specifies that without a special use permit, one single family dwelling per half acre is allowed on the property. This encourages single type and low-density housing on the Subject Property. To align with the goals of the City’s growth policy, the zoning needs to change. The City’s zone designation R- 3 promotes housing diversity by allowing for one to five household structures and providing greater flexibility for clustering lots and mixing housing types. The increase in diversity of housing types is aligned with the goals in the growth policy. N-1.9: Ensure multimodal connections between adjacent developments. The Subject Property currently interrupts the transportation grid and impedes people driving, biking, or walking through. Proposed roadways intend to help fix this issue. Annie Street is proposed to be connected east and west through the Subject Property. Davis Lane and Fowler Avenue are proposed to be connected north and south through the Subject Property between West Oak Street and Durston Road. This allows for more efficient transportation to, from, and through the surrounding neighborhoods. The zone change to R-3 would allow for development along these roadways and facilitate enhancing the community’s multimodal transportation network. N-1.11: Enable a gradual and predictable increase in density in developed areas over time. The transition from the Gallatin County zone designation SRR to the City’s zone designation R-3 is a gradual and predictable increase in density for the Subject Property. SRR zoning is designed to have single family homes on half acre 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 (SRR) 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. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.2: Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. The Subject Property is within a mile of Gallatin High School and the North 19th Avenue commercial area. The Streamline bus service has a Brownline stop across W Oak Street to the North and a Goldline stop across Durston Road to the South. The zone change to the City’s zone designation R-3 will increase the intensity of residential development near schools, services, and transportation options. 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 facility plans include the Subject Property as an area for future development of the City’s facilities. 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 Hyalite fire district. The surrounding properties are within the Bozeman fire district. The Bozeman Fire Department Station No. 3 is a quarter mile away from the northern extent of the Subject Property. The annexation will promote the transition from the Hyalite to the Bozeman fire district and allow for more contiguous fire districts 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. Establishing transportation connections on the Subject Property will provide safer traffic patterns and ease congestion in the area. 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. Future development of the property will follow the lighting requirements outlined in Bozeman Municipal Code (38.570.030, 38.570.040, and 38.570.060). Lighting encourages the welfare and safety of people within the area. 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. Existing transportation system such as nearby bus lines, West Oak Street and Durston Road, and nearby neighborhood roads and sidewalks provide a variety of transportation options. The City’s water mains provide access from all four sides of the Subject Property. There is a sanitary sewer line that runs the length of the Subject Property to accommodate wastewater needs. The Gallatin High School is a mile away and provides educational needs for the area. Gallatin County Regional Park is across W Oak Street to the North and provides access to adequate green space and recreation opportunities. Future development will have access to these provisions while also creating the opportunity to connect dead end streets, connect water main stubs, extend the storm water system, and continue the shared use path that currently stops on the South end of the Subject Property. Will the new zoning provide reasonable provision of adequate light and air? How? Yes, 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 space, building layout, and overall design prescribed by R-3 zoning. Will the new zoning have an effect on motorize and non-motorized transportation systems? How? Yes, R-3 zoning and future development of the site will increase accessibility for motorized and non-motorized travel. The adjacency to West Oak Street and Durston Road, existing neighborhood streets and sidewalks, and existing bus lines will ensure efficient travel for future residents. The development of medium density housing will provide streets, sidewalks, and overall, effective transportation systems that mirror the surrounding area. All future street extensions will include sidewalk and shared use paths. This ensures future development will be implemented seamlessly with the current and proposed transportation systems surrounding the Subject Property. Does the new zoning promote compatible urban growth? How? Yes, the new zone designation R-3 will promote urban growth that complies with the future land use map and growth policy while being compatible with the exiting adjacent neighborhoods. 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-1, R-2, and R-3 by the City, and SRR 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. 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? Yes, 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 and parks. It currently acts as a blockade of transportation for vehicles, bicyclists, and pedestrians. The development of medium density housing will allow for easier transportation connectivity and more efficient land use for both existing and future residents. There are no other significant factors such as floodplains, steep slopes, or conflict with wildlife. Section Line irrigation ditch runs through and adjacent to the Subject Property. Future development will comply with the corresponding setback requirements and be required to mitigate any riparian or wetland impacts. Was the new zoning adopted with a view of conserving the values of buildings? How? There are currently no homes on the Subject Property. There is an existing pole barn on the Subject Property that is not specified to be historic. R-3 zoning will not impact the building values of surrounding properties as they are residential as well. 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. This reflects similar land use pattern found within the surrounding area, creates housing near schools, services, and transportation, and allows for better connectivity both on and around the Subject Property. 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.