Loading...
HomeMy WebLinkAboutPacket 2_68-126_Meadow Creek Phase III and IV Zone Map Amendment #Z-06274, opened and continued from February 26 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Brian Krueger, Associate Planner SUBJECT: Meadow Creek Phase III and IV Zone Map Amendment, #Z-06274 MEETING DATE: Monday, March 5, 2007 Public Hearing--Open and Continued from February 26, 2007 RECOMMENDATION: That the City Commission approves an initial municipal zoning designation of R-3 (Residential Medium Density District) and R-4 (Residential High Density District) for the subject property subject to the following contingencies: 1. The applicant shall submit a 24” x 36” mylar zone map titled “Meadow Creek Phase III and IV Zone Map Amendment;” 8½-inch x 11-inch, or 8½-inch x 14-inch paper exhibit; and a digital copy of the area to be zoned, which will be utilized in the preparation of the ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property and zoning districts, total acreage of the property and each zoning district, and adjoining rights-of-way and/or street access easements. 2. The ordinance for the Zone Map Amendment shall not be drafted until the applicant provides a metes and bounds legal description prepared by a licensed Montana surveyor and map of the area to be rezoned, which will be utilized in the preparation of the ordinance to officially amend the zone map. 3. The ordinance for the Zone Map Amendment shall not be adopted until the Resolution of Annexation is signed by the applicant and formally approved by the City Commission. If the annexation is not approved, the zone map amendment application shall be null and void. BACKGROUND: This application was opened and continued at the February 26, 2007 Commission Meeting. The applicants proposed to amend the City of Bozeman Zoning Map to establish an initial municipal zoning designation of R-3 (Residential Medium Density District) and R-4 (Residential High Density District) for 61.86 acres being concurrently reviewed for annexation to the Bozeman City limits (#A- 06015). The request for an initial zoning designation of R-3 and R-4 was considered by the Zoning Commission at a February 6, 2007 public hearing. At that time, the Zoning Commission voted 3-0 to recommend approval of the zone map amendment for R-3 and R-4 zoning. UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for the proposed development at this time. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please feel free to email Brian Krueger at bkrueger@bozeman.net if you have any questions. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 222 MEADOW CREEK PHASE III AND IV ZONE MAP AMENDMENT ZONING COMMISSION AND CITY COMMISSION STAFF REPORT FILE NO. Z-06274 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 1 Item: Zone Map Amendment Application #Z-06274 requesting to amend the City of Bozeman Zone Map to establish an initial municipal zoning designations of R-3 (Residential Medium Density District) and R-4 (Residential High Density District) for 61.86 acres located along Stucky Road. Owner: Canvasback LLC 924 Stoneridge Drive, Suite 1 Bozeman, MT 59715 Mildred M. Raffety Trust PO Box 371 Livingston, MT 59047 Applicant: Canvasback LLC 924 Stoneridge Drive, Suite 1 Bozeman, MT 59715 Representative: Madison Engineering, LLC 924 Stoneridge Drive, Suite 1 Bozeman, MT 59715 Date/Time: Before the Bozeman Zoning Commission on Tuesday, February 6, 2007 at 7:00 p.m. and before the Bozeman City Commission on Monday, February 26, 2007 at 6:00 p.m. The Zoning Commission will meet in the City Commission Meeting Room, Bozeman City Hall, 411 East Main Street, Bozeman, Montana. The Commission will conduct its meeting in the Community Room, Gallatin County Courthouse, 311 West Main Street, Bozeman, Montana. Report By: Brian Krueger, Associate Planner Recommendation: Approval of R-3 and R-4 zoning PROJECT LOCATION & MAP The subject property is located on the south side of Stucky Road at 5530 Stucky Road, and is legally described as Tracts 1 and 2 of COS No. 2111 the N ½ of the E ½ of the NE ¼ of the NW ¼ of Section 23, T2S, R5E, PMM in Gallatin County Montana as described in 151 FM 1183 and 20 FM 196. The property falls within the Gallatin County Bozeman Area Zoning District, and has a county zoning designation of A-S (Agricultural Suburban District). 228223 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 2 Please refer to the aerial photograph provided at the end of the staff report and to the following vicinity map. PROPOSAL AND BACKGROUND INFORMATION The property owner and applicant, Canvasback, LLC proposes to annex the 61.86-acre subject property to the corporate limits of the City of Bozeman and to establish a mix of initial municipal zoning designations including: 41.19 acres of R-3 (Residential Medium Density District) and 20.67 acres of R-4 (Residential High Density District). The purpose of the annexation and zone map amendment request is to extend municipal water and sanitary sewer infrastructure to the property and obtain public services (i.e., police and fire) in order to develop at urban densities as outlined in the Bozeman 2020 Community Plan. The subject property contains several existing buildings including a residence, and various outbuildings such as an arena, barns, and sheds. The property is currently used for agricultural uses and for a residence. ZONING DESIGNATION & LAND USES As previously noted, the applicants propose a Zone Map Amendment to establish a mix of initial municipal zoning designations including R-3 and R-4. The intent of the R-3 (Residential Medium Density District) is to provide for the development of one- to five-household residential structures near service facilities within the City. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character, while reducing the adverse effect of nonresidential uses. The intent of the R-4 (Residential High Density District) is to provide for high-density residential development through a variety of housing types within the City with associated service functions. This will 229224 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 3 provide for a variety of compatible housing types to serve the varying needs of the community’s residents. The net density, as defined in Chapter 18.80, BMC, for new developments shall be 8 dwellings per acre or greater. Although some office use is permitted, it shall remain as a secondary use to residential development. Secondary status shall be as measured by percentage of total building area. The following land uses and zoning are adjacent to the subject property: North: Undeveloped land, Montana State University, currently used for agriculture; zoned PLI (Public Lands and Institutions District) The intent of the PLI (Public Lands and Institutions District) is to provide for major public and quasi-public uses outside of other districts. Not all public and quasi-public uses need to be classified PLI. Some may fit within another district, however larger areas will be designated PLI. South: Agricultural uses; zoned county A-S (Agricultural Suburban District) East: Agricultural uses; zoned county A-S (Agricultural Suburban District); Genesis Business Park; zoned county R-O (Residential Office District) West: Residential and agricultural uses; zoned county A-S (Agricultural Suburban District) GROWTH POLICY DESIGNATION The area that is subject to this application is assigned a Residential land use designation, as shown on the Future Land Use Map in the City’s growth policy. The Residential designation is described as follows: Residential. This category designates places where the primary activity is urban density living quarters. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. The residential designation also indicates that it is expected that development will occur within municipal boundaries which may require annexation prior to development. The dwelling unit density expected within this classification varies. It is expected that areas of higher density housing would be likely to be located in proximity to commercial centers to facilitate the broadest range of feasible transportation options for the greatest number of individuals and support businesses within commercial centers. Low density areas should have an average minimum density of six units per net acre. Medium density areas should have an average minimum density of twelve units per net acre. High density areas should have an average minimum density of eighteen units per net acre. A variety of housing types should be blended to achieve the desired density with large areas of single type housing being discouraged. In limited instances the strong presence of constraints and natural features such as floodplains may cause an area to be designated for development at a lower density than normally expected within this classification. All residential housing should be arranged with consideration given to the existing character of adjacent development, any natural constraints such as steep slopes, and in a fashion which advances the overall goals of the Bozeman 2020 Community Plan. The residential designation is intended to provide the principal locations for additional housing within the Planning Area. The following growth policy designations are adjacent to the subject property: 230225 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 4 North: Undeveloped land, Montana State University, currently used for agriculture, designated Other Public Lands. Other Public Lands. These areas are maintained by a variety of public agencies, chiefly Montana State University. Although owned by the public, they may be leased or otherwise utilized by private parties or government organizations and should not automatically be considered as recreational lands. A variety of activities take place within these lands. If they should transfer to private ownership an amendment to the growth policy should be undertaken to determine the use which will be most advantageous to the community as a whole. If these lands are utilized for agricultural purposes, annexation is not expected. Development of these lands at densities greater than that allowed under Future Urban should only occur after annexation. West: Agricultural uses; designated Residential and Future Urban which is described as follows: Future Urban. This category designates areas where development is considered to be generally inappropriate over the 20 year term of the Bozeman 2020 Community Plan, either because of natural features, negative impacts on the desired development pattern, or significant difficulty in providing urban services. The Residential category contains adequate area to accommodate over 200 percent of expected residential development over the 20 year horizon of the Bozeman 2020 Community Plan. Development within the Future Urban area would be generally disruptive to the desired compact urban land use pattern depicted in the Plan. As Bozeman develops over time, it is expected that the City would expand outward into areas previously designated as Future Urban. As the City’s growth policy is updated from time to time, some areas currently classified as Future Urban are expected to be reclassified to urban designations. The land shown with a Future Urban designation is comprised of parcels in a variety of different sizes, but typically in larger acreages. Suburban or rural density subdivisions adjacent to the City may impede an orderly and cost effective expansion of the City. In order to prevent such conflicts and problems in the future, use of land in the Future Urban land use designation should follow one of three paths, which are listed in order of the City’s preference: 1. Remain as currently utilized, until annexed and municipal services are available to support a Residential or other urban land use category development as described in this plan; 2. Develop at a density of a single dwelling per existing parcel, with consolidation of smaller parcels into single ownerships for development being supported; or 3. If further subdivision is proposed, to develop at urban densities and standards with provisions for connection to City services when they become available. Annexation of most Future Urban areas is unlikely over the term of the Bozeman 2020 Community Plan and final authority to deny or approve development in County areas shown with this designation remains with the County Commission. As Gallatin County completes its own county-wide growth policy, additional and more detailed planning is expected within the County zoning district surrounding the City. This more detailed level of planning is expected to help identify areas that are preferred for, or inappropriate for, 231226 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 5 development and give guidance to the County Commission in their review of individual development proposals. East: Vacant land, currently used for agriculture; designated Residential and Genesis Business Park; designated Business Park South: Residential and agricultural uses; designated Future Urban REVIEW CRITERIA & FINDINGS According to Section 18.70.020 of the Unified Development Ordinance (UDO), the Bozeman Zoning Commission shall cause to be made an investigation of facts bearing on each zone map amendment application. The Zoning Commission must provide necessary information to assure that the action of each zone map amendment application is consistent with the intent and purpose of the UDO. Specifically, the investigation must address the following criteria as required in Section 76-02-304, Montana Code Annotated: A. Consistency with the City’s growth policy As previously noted, this property is now designated as Residential according to the Bozeman 2020 Community Plan Future Land Use Map, and the proposed R-3 and R-4 zoning designations would be in accordance with the adopted growth policy land use designation. Subdivision design will be evaluated for compliance with the growth policy during the subdivision review process. The R-3 and R-4 zoning would satisfy many 2020 Plan goals and objectives, including: • Goal 4.9.1, Community Character – Support the blending of housing types, sizes, and styles to encourage a wide variety of housing within each neighborhood in order to encourage a mingling of social and economic classes. The R-3 and R-4 zoning districts would allow the greatest mix of residential housing types and sizes. • Goal 5.7.1, Housing – Promote an adequate supply of safe housing that is diverse in type, density, and location, with a special emphasis on maintaining neighborhood character and stability. Again the zoning districts proposed will allow for a diverse blend of housing types, density, and character. • Goal 5.7.1, Objective 4 – Promote the construction of a wide variety of housing types to meet the wide range of residential needs of Bozeman residents. The R-3 and R-4 zoning districts would allow for a diverse blend of housing types, density, and character. • Goal 6.6.1, Land Use – Create a sense of place that varies throughout the City, efficiently provide public and private basic services and facilities in close proximity to where people live and work, and minimize sprawl. The R-3 and R-4 zoning designations allow for a wide-range of residential types from single household detached residences to apartment buildings. The proposed districts are 232227 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 6 adjacent to an existing employment center to the east in Genesis Business Park. A large area of property to the north of Stucky Road and bound by South 19th Avenue on the east is designated Community Commercial. This area is expected to develop with basic services and employment opportunities necessary for a vibrant community. The area is expected to become a community “node” with retail trade, education, professional and personal services, and offices. Higher density housing adjacent to this community node would provide support for the commercial uses and reduce the trip time for residents to gain access to these services. The close proximity of Genesis Business Park and the future Community Commercial node to the north would also allow residents of this area to use alternative modes of transportation other than the automobile. The project area under consideration is a future phase of Meadow Creek Subdivision, thereby extending the existing land use pattern in the area while providing the opportunity for variety in building forms and density. B. Lessening of congestion in the streets This site would be serviced by Stucky Road and Graf Street which are both designated as collector streets in the Greater Bozeman Area Transportation Plan 2001 Update. Local internal subdivision streets would service individual lots when a subdivision is created. Increased traffic will certainly occur when additional lots and residences are developed; however, as part of the terms of annexation, street easements and waivers of right to protest the creation of SIDs are required to allow for future road improvements. A traffic study will be required upon further development, and the DRC will evaluate the impacts to the area’s transportation network system and make recommendations regarding mitigation measures. C. Securing safety from fire, panic, and other dangers The regulatory provisions established in all of the proposed zoning designations, in conjunction with provisions for adequate transportation facilities, will address safety concerns with any further subdivision and/or development of the property. Any new structures and development on the subject property would be required to meet the minimum zoning requirements for setbacks, lot coverage, height limitations, and lot sizes. D. Promotion of health and the general welfare Annexation to the City of Bozeman is being sought for the subject property. Municipal infrastructure extensions (i.e., water and sanitary sewer) and public services (i.e., police and fire protection) will be available to the subject site if the City Commission grants the annexation request. Connection to City water and sewer will generally eliminate the need for wells and on-site septic systems. Generally, the standards of development, and accompanying development review processes or building permit applications, will adequately address the issues of health and general welfare for any zoning designation. E. Provision of adequate light and air The regulatory standards set forth in the UDO for all of the proposed zoning districts will provide the necessary provisions (i.e., yard setbacks, lot coverage, open space and building heights), which are intended to provide for adequate light and air for any additional development on the subject property. F. Prevention of the overcrowding of land 233228 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 7 The UDO limits the number of people living in a household to a maximum of four unrelated people (see definition of “household” in Section 18.80.1390). Minimum yard setbacks, height requirements, maximum lot coverage, and required parking are also limiting factors that help prevent the overcrowding of land. G. Avoiding undue concentration of population Compliance with the regulatory standards set forth in the UDO and the International Building Code will aid in providing adequately sized dwelling units to avoid undue concentration of population. According to the census information for the City of Bozeman the average household size has been declining from 5.74 in 1930 to 2.48 in 2000. This historical trend is likely to continue and would indicate that the undue concentration of the population is not an issue with any zoning designation. H. Facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements The Bozeman 2020 Community Plan identifies the subject property as lying within the Bozeman 2020 Community Plan’s planning boundary (Figure 6-2) and within the Capital Facilities Overlay District. The Capital Facilities Overlay District is intended to establish a priority area for development within the larger scope of the Bozeman 2020 Community Plan future land use plan. The designation of the Capital Facilities Overlay District designates an area within the long-range growth area of the City where services would be most efficiently provided in the near term and where development in the near term would advance the goals of the 2020 Plan. The subject property is within the service area of the new wastewater, water, stormwater and park facility plans. An assessment of the impacts to infrastructure, public services, schools, parkland, and other community requirements will be evaluated during further subdivision and development of the property. Upon further development of the property, a water and sewer comprehensive design report, a stormwater drainage and grading plan, and a traffic impact analysis will be required to ensure adequate infrastructure capacity and/or define needed upgrades in order to develop. Although no correspondence was received from the School District regarding capacity, the school district is mandated by state law to provide facilities to educate every child in the City. Any residential development proposed for the site will require the dedication of parkland adequate in size to serve the new development. I. Reasonable consideration to the peculiar suitability of the property for particular uses. Staff finds that the subject property could support R-3 and R-4 type development if the subject parcels were aggregated for development. It is anticipated that a subdivision application is forthcoming that will propose a major reconfiguration of the current parcels with additional subdivision into lots that will provide the minimum anticipated urban densities in the area. J. Conserving the value of buildings The proposed zoning districts should not negatively affect the value of the existing buildings on- site. It is anticipated that the existing buildings will eventually be removed to accommodate development of the property. 234229 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 8 K. Reasonable consideration to the character of the district AND L. Encouraging the most appropriate use of land throughout the municipality. The character of this part of town is varied, with a mix of urbanizing annexed land, developed County land, and rural unannexed land. The land use pattern of the annexed land is being established by the Meadow Creek Subdivision, which is zoned both R-3 and R-4, and the Genesis Business Park, zoned County R-O. While staff finds that R-3 zoning would better address compatibility issues between urban and rural land uses it is anticipated that other rural land owners in the area will be petitioning the City for annexation and requesting urban zoning designations. The R-4 zoning designation does allow office uses with a conditional use permit and only in conjunction with dwellings. This would allow for the potential of live/work type units in the area. AGENCY REVIEW The Planning Department has requested written summary-review comments from the Bozeman Development Review Committee and other applicable review agencies regarding the request for annexation. Comments received as of the writing of this staff report have been outlined above. Additional comments and/or recommendations received after the date of this report will be forwarded to the governing body. PUBLIC COMMENT No public comments have been received by the Planning Department as of the writing of this report. Any comments received after the writing of the Staff Report will be distributed to Commissioners at the public hearing. STAFF RECOMMENDATION Should the City Commission choose to accept the request for annexation and to establish any initial municipal zoning designation, the Planning Department recommends the following ZMA contingencies: 1. The applicant shall submit a 24” x 36” mylar zone map titled “Meadow Creek Phase III and IV Zone Map Amendment;” 8½-inch x 11-inch, or 8½-inch x 14-inch paper exhibit; and a digital copy of the area to be zoned, which will be utilized in the preparation of the ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property and zoning districts, total acreage of the property and each zoning district, and adjoining rights-of-way and/or street access easements. 2. The ordinance for the Zone Map Amendment shall not be drafted until the applicant provides a metes and bounds legal description prepared by a licensed Montana surveyor and map of the area to be rezoned, which will be utilized in the preparation of the ordinance to officially amend the zone map. 3. The ordinance for the Zone Map Amendment shall not be adopted until the Resolution of Annexation is signed by the applicant and formally approved by the City Commission. If the annexation is not approved, the zone map amendment application shall be null and void. SUMMARY & CONCLUSION The Planning Department, Development Review Committee, and other local review agencies have reviewed the requested Zone Map Amendment and have provided the above comments as they relate to 235230 Meadow Creek Phase III and IV Zone Map Amendment Staff Report, #Z-06274 9 the review criteria and recommend approval with the above noted contingencies. The recommendation of the Bozeman Zoning Commission will be forwarded to the Bozeman City Commission for consideration at its public hearing on Monday, February 26, 2007. The City Commission will make the final decision on the application. IN THE CASE OF PROTEST AGAINST SUCH CHANGES SIGNED BY THE OWNERS OF 25% OR MORE OF EITHER OF THE AREA OF THE LOTS INCLUDED IN THE PROPOSED CHANGE; OR THOSE LOTS 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, SUCH AMENDMENT MAY NOT BECOME EFFECTIVE EXCEPT UPON A FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING MEMBERS OF THE CITY COMMISSION. REPORT SENT TO Canvasback, LLC, 924 Stoneridge Drive, Suite 1, Bozeman, MT 59718 Madison Engineering., 924 Stoneridge Drive, Suite 1, Bozeman, MT 59718 Mildred M. Raffety Trust, PO Box 371, Livingston, MT 59047 ATTACHMENTS Aerial photograph Applicant’s submittal materials 236231 Meadow Creek 3 and 4 ZMA 1 RESOLUTION #Z-06274 RESOLUTION OF THE CITY OF BOZEMAN ZONING COMMISSION RECOMMENDING APPROVAL OF AN APPLICATION TO AMEND THE CITY OF BOZEMAN ZONING MAP TO ESTABLISH AN INITIAL ZONING DESIGNATION OF R-3 (RESIDENTIAL MEDIUM DENSITY DISTRICT) AND R-4 (RESIDENTIAL HIGH DENSITY DISTRICT) ON 61.86 ACRES CONTINGENT UPON ANNEXATION OF SAID PROPERTY WHICH IS DESCRIBED AS TRACTS 1 AND 2 OF COS NO. 2111 THE N ½ OF THE E ½ OF THE NE ¼ OF THE NW ¼ OF SECTION 23, T2S, R5E, PMM IN GALLATIN COUNTY MONTANA AS DESCRIBED IN 151 FM 1183 AND 20 FM 196GALLATIN COUNTY, MONTANA. WHEREAS, the City of Bozeman has adopted zoning regulations and a zoning map pursuant to Sections 76-2-301 and 76-2-302, M.C.A.; and WHEREAS, Section 76-2-305, M.C.A. allows local governments to amend zoning maps if a public hearing is held and official notice is provided; and WHEREAS, Section 76-2-307, M.C.A. states that the Zoning Commission must conduct a public hearing and submit a report to the City Commission for all zoning map amendment requests; and WHEREAS, the City of Bozeman Zoning Commission has been created by Resolution of the Bozeman City Commission as provided for in Section 76-2-307, M.C.A.; and WHEREAS, Chapter 18.70 of the Bozeman Unified Development Ordinance sets forth the procedures and review criteria for zoning map amendments; and WHEREAS, Canvasback LLC applied for a zoning map amendment, pursuant to Chapter 18.70 of the Bozeman Unified Development Ordinance, to amend the Bozeman zoning map to establish an initial zoning designation of R-4 (Residential High Density District) and R-3 (Residential Medium Density District) for 61.86 acres; WHEREAS, the proposed zoning map amendment request has been properly submitted, reviewed and advertised in accordance with the procedures set forth in Chapter 18.70 of the Bozeman Unified Development Ordinance and Title 76, Chapter 2, Part 3, M.C.A.; and WHEREAS, the City of Bozeman Zoning Commission held a public hearing on February 6, 2007, to formally receive and review all written and oral testimony on the proposed zoning map amendment; and WHEREAS, no members of the public spoke at the public hearing; and 237232 Meadow Creek 3 and 4 ZMA 2 WHEREAS, the City of Bozeman Zoning Commission finds that the proposed zoning map amendment generally complies with the twelve criteria for consideration established in Chapter 18.70 of the Bozeman Unified Development Ordinance; and NOW, THEREFORE, BE IT RESOLVED that the City of Bozeman Zoning Commission, on a vote of 3-0, officially recommends to the Bozeman City Commission approval of zoning application #Z-06274 to amend the Bozeman zoning map to establish an initial zoning designation of R-3 (Residential Medium Density District) and R-4 (Residential, High Density District) for 61.86 acres contingent upon annexation of said property which is described Tracts 1 and 2 of COS No. 2111 the N ½ of the E ½ of the NE ¼ of the NW ¼ of Section 23, T2S, R5E, PMM in Gallatin County Montana as described in 151 FM 1183 and 20 FM 196 subject to the following contingencies: 1. The applicant shall submit a 24” x 36” mylar zone map titled “Meadow Creek Phase III and IV Zone Map Amendment;” 8½-inch x 11-inch, or 8½-inch x 14-inch paper exhibit; and a digital copy of the area to be zoned, which will be utilized in the preparation of the ordinance to officially amend the City of Bozeman Zoning Map. Said map shall contain a metes and bounds legal description of the perimeter of the subject property and zoning districts, total acreage of the property and each zoning district, and adjoining rights-of-way and/or street access easements. 2. The ordinance for the Zone Map Amendment shall not be drafted until the applicant provides a metes and bounds legal description prepared by a licensed Montana surveyor and map of the area to be rezoned, which will be utilized in the preparation of the ordinance to officially amend the zone map. 3. The ordinance for the Zone Map Amendment shall not be adopted until the Resolution of Annexation is signed by the applicant and formally approved by the City Commission. If the annexation is not approved, the zone map amendment application shall be null and void. DATED THIS DAY OF , 2007, Resolution #Z-06274 _____________________________ ____________________________ Andrew Epple, Planning Director JP Pomnichowski, Chairperson Dept. of Planning & Community Development City of Bozeman Zoning Commission 238233 239234 1 **MINUTES** CITY OF BOZEMAN ZONING COMMISSION, TUESDAY, FEBRUARY 6TH, 2007 7:00 P.M. ITEM 1. CALL TO ORDER AND ATTENDANCE Acting Chair Peter Harned called the meeting to order at 7:05 pm and directed the secretary to record attendance. Members Present: Members Absent: Peter Harned, Acting Chair JP Pomnichowski, Chair (excused) Warren Vaughan Nathan Minnick Nicholas Lieb Sean Becker, Commission Liaison Staff Present: Guests Present: Dave Skelton, Senior Planner Trevor McSpadden Brian Krueger, Associate Planner Rex Easton Martin Knight, Planner Bob Lee, Morrison Mairele Inc. Kimberly Kenney-Lyden, Recording Secretary Chris Budeski, Madison Eng. Chuck Hinesley, Hinesley Dev. Matt Cotterman, C & H Eng. Sue Meadows ITEM 2. PUBLIC COMMENT (0-15 MINUTES) {Limited to any public matter within the jurisdiction of the Zoning Commission and not scheduled on this agenda. Three-minute time limit per speaker.} Seeing there was none, Peter Harned closed this portion of the meeting. ITEM 3. MINUTES OF DECEMBER 19TH, 2006. Warren Vaughan noted that on page 7, he would like his comment to read that he “had no strong opinion regarding R3 or R4 zoning”. Seeing there were no further corrections, changes, or additions, Mr. Harned noted the minutes will be approved as amended. ITEM 4. PROJECT REVIEW . Zone Map Amendment Application, #Z-06274 – (Meadow Creek, Ph. III & IV). A Zone Map Amendment requested by the owners, Canvasback LLC and the Mildred M. Raffety Trust, and applicant, Canvasback LLC, and representative, Madison Engineering LLC, to amend the City of Bozeman Zone Map to establish an initial municipal zoning designation of R-3 (Residential Medium Density District) and R-4 (Residential High Density District) for 61.86 acres located along Stucky Road and 240235 2 legally described as Tracts 1 and 2 of COS No. 2111, N1/2 E1/2, NE1/4 NW1/4, Sec. 23, T2S, R5E, PMM, Gallatin County, Montana. (Krueger) Staff Presentation: Planner Krueger gave the staff report and noted this proposal is running concurrently with is an annexation application and is 62 acres south of Bozeman. The subject property is phase three and four of the Meadow Creek Subdivision and if this is approved, the applicant will come forward with a subdivision application. Mr. Krueger noted this application is in two parts because one of the applicants came at a later time and therefore had to combine the two applications in order to save everyone involved some time. He added they will be moving forward with only one set of maps. The DRC has approved the proposed zoning of R3 for 20 acres and R4 for the 60 acres and Staff has noted they feel that high density is an appropriate designation here since the northern section is community commercial. Planner Krueger noted that the northern section will be future retail, however it has not been annexed as of yet and anticipates this section of property coming into the city in the very near future. He stated the City has not received any public comment to date. Planning Staff is recommending approval with the standard contingencies. He closed by stating with MSU to the North of this property and Graff Street being completed, there will be adequate services to this area. Questions for Staff: Warren Vaughan confirmed this proposal is Phase 3 and Phase 4 of the Meadow Creek Subdivision and asked Planner Krueger is they have been approved for a Master PUD Plan. Mr. Krueger responded they have not been approved, however the applicant will be proceeding with one in the near future. Applicant Presentation: Chris Budeski of Madison Engineering noted the proposed zoning for these phases gives them the flexibility to design the roads and have the opportunity to create each lot as either a single family residence or a duplex. He referred to this as a blanket zoning design. Mr. Budeski added this proposal allows less difficulty to designing a concept plan. He stated that unfortunately, there is no master plan because the other three properties around this subdivision were only interested in annexing at the time this application came forward. They have laid out a street network that will work for the future of the area. Mr. Budeski noted that the sewer was extended during Phase 1 and Phase 2. He further stated that the water was extended to Kagy and 19th during Phase 1 so sewer and water is available. The road is paved all the way through to where 27th will be. He closed by noting this application is straightforward, it is in the growth area for the City, and thought it was a good proposal. Questions for Applicant: Nicholas Lieb asked if the property owned by Mr. Bennett was one of the owners that joined in during Phase 1. Chris Budeski concurred and replied that he met with him again today to discuss the possibility of buying the southern part of their property for a park, however they were not ready to move. Public Comment: 241236 3 Seeing there was none, Acting Chair Mr. Harned closed this portion of the meeting and continued to discussion. Discussion: Zoning Commissioner Vaughan stated he will be supporting this application and noted it meets the 12 criteria, especially No. 8 because it is consistent with the growth policy. He added this proposal is planned to be a growth node. Warren Vaughan closed by commenting this application clearly meets Bozeman’s growth policy and is consistent with other surrounding zones in the area. Nicholas Lieb asked Planning Staff how they came to the decision to make the northern part of the property R-4 and the southern portion R-3. Brian Krueger replied that it was the applicant's choice to request this as it is their future vision of what the subdivision in this area is going to look like. Mr. Lieb asked Chris Budeski the same question to which he answered they chose this zoning designation because they wanted to do blanket zoning which allows them to design the streets and construct blocks as either single family or duplexes. He added they want a mix of residences. Since Stucky is a fairly busy street, and it borders MSU property, we put the higher density against the commercial areas. Mr. Budeski noted that in 10-15 years, it will probably be good to have a buffer between single family and duplexes against the commercial areas. Dave Skelton noted this project was a joint effort by the applicant, the City Commission, and the Planning Staff to allow for a mixed use of development. It is hard to achieve this on a large scale, but added it just works better. Acting Chair, Peter Harned agreed and added this is the right time for this development. Mr. Harned noted the only problem he has with this application is that the only way in and out is on 19th. He added that the College/19th intersection is already really difficult to get through and he'd like to see Fowler go all the through to this subdivision. Mr. Harned asked Planning Staff if this is ever going to happen to which Planner Krueger responded that some of this property to the north is owned by MSU, and Walt Banziger is working on the long range plan and will be doing a presentation at the following Planning Board meeting. Chris Budeski stated his firm put the sewer lines across the MSU property and worked with the City to put it in alignment to where a future road would be. He closed by noting they have designed the road all the way up through to Huffine because Fowler will go through eventually. Mr. Harned followed this comment by stating he looks at R-4 as the highest allowable density so his concerns are because he sees the anticipated traffic onto 19th in the future with this subdivision, but is hopeful the design team can address these. Motion and Vote: Warren Vaughan moved to recommend approval of Zone Map Amendment Application #Z-06274 with the standard contingencies and added this plan is consistent with the County's growth policy. Motion seconded by Nicholas Lieb. All in favor, motion passed 3-0. 2. Zone Map Amendment Application, #Z-07002 – (Bridger Creek). A Zone Map Amendment requested by the owners, Golf Course Partners, Inc., and applicant, Rex Easton of Golf Course Partners Inc., and representative, Bob Lee of Morrison- 242237 4 Maierle Inc. requesting to amend the City of Bozeman Zone Map to change the municipal zoning designation from B-1 (Neighborhood Business District) to R-3 (Residential Medium Density District) for approximately 7.11 acres located at 2401, 2404, and 2405 Birdie Drive. The Legal Description of this property is lots 56, 57, and 58a, Phase 1, Bridger Creek Subdivision, Gallatin County, Montana. (Knight) Staff Presentation: Planner Martin Knight gave the staff report. He stated the applicant’s desire is to change the zoning designation from B-1 to R-3 on 7.1 acres of property in between Bridger Drive and Boylan Road. It is currently vacant land and to the east and west is a variety of residential designations. South of this property is a mix of office and industrial uses. Planner Knight noted the City Commission did approve a growth policy amendment on Sept. 18th, 2006 that changed this area from Commercial to Residential. The applicant has indicated his desire to put 5-6 units per acre which is consistent with R-3 zoning and the surrounding neighborhood zoning. He noted the City has only received one letter of public comment. Planner Knight closed by stating the Planning Department is recommending approval with the standard contingencies and the City Commission will be reviewing this application on February 20th. Questions for Staff: Nicholas Lieb asked Planner Knight what the maximum density allowed for R-3 would be. Planner Knight answered the maximum allowable is 12 units per acre and this property was originally B-1 zoned, but has been changed to residential by the City Commission. Applicant Presentation: Bob Lee, a land use planner for Morrison Maierle Inc. and representing Rex Easton from Golf Course Partners stated that staff has done a great job of pointing out how this application meets with the twelve review criteria. Mr. Lee was concerned about condition four and wanted to know if having cash in lieu of water rights paid prior to approval of the zone change is standard practice. Planner Knight responded the City would rather deal with it at this early stage so it doesn't get overlooked, but noted it could be paid later. Mr. Lee was brief and closed by stated he and his client agree with the Planning Staff’s conclusions and recommendations and asked the board if they had any questions for him. Questions for Applicant: Peter Harned stated he noticed some R-1 zoning just north of this property and asked why the applicant chose to designate the property entirely with R-3 zoning versus possibly doing a mix of R-1 and R-3. Mr. Lee replied that due to the size of the property, there were limitations and this is what caused them to go in this directions, but overall are comfortable with this designation. He closed by stating the City Commission has already approved this property for residential zoning. Public Comment: Erik Henyon, 3213 Augusta Drive and a Planning Board member noted that not only is he a resident of this area, but is in favor of this zone change. 243238 5 Discussion: Nicholas Lieb stated the plan of designating this property R-3 zoning is logical since this area is bordered by R-3 on both sides. He added there will be more congestion on the streets but feels that R-3 is a good fit for that piece of property and will be in support of this application. Warren Vaughan noted he will also be in support of this as well. This is consistent with the growth policy. Zoning Commissioner Vaughan stated that on the record, the City of Bozeman is going to experience a tremendous growth in density due to the Story Mill Project and this proposal will add to this density growth. He added that the Northeast Neighborhood is going to explode and closed by stating he is in support of this application. Acting Chair, Peter Harned stated he did not think this will hurt the property value of the M-1 districts just south of this and agrees that this proposal meets the 12 criteria. He would like to see a little more business in this area according to the 2020 plan to keep people from having to drive further distances to buy a gallon of milk. Mr. Harned stated that with the explosion of possible growth in this area, Bridger Canyon Road will need to be increased in size and improved greatly. He closed by stating that he is support of this proposal. Motion and Vote: Warren Vaughan moved to recommend approval of Zone Map Amendment application #Z-07002 with the standard contingencies. Seconded by Nicholas Lieb. Those in favor being Warren Vaughan, Nicholas Lieb, and Peter Harned. All in favor, motion passed 3-0. ITEM 5. NEW BUSINESS There was no new business before the board. ITEM 6. ADJOURNMENT Peter Harned motioned to adjourn the meeting, seconded by Nicholas Lieb. Meeting adjourned at 7:40PM. ____________________________________ ___________________________________ Peter Harned, Acting Chairman Andrew C. Epple, Director of Planning City of Bozeman Zoning Commission City of Bozeman *City of Bozeman Zoning Commission meetings are open to all members of the public. If you have a special need or disability, please contact our ADA Coordinator, Ron Brey, at 582-2306 (voice) or 582-2301 (TDD). 244239 Canvasback, LLC Zone Map Amendment Application Bozeman, Montana November, 2006 Prepared by: MADISON ENGINEERING Madison Engineering, LLC. 924 Stoneridge Dr. Ste. 1 Bozeman, Mt. 59718 Phone: (406) 586-7355 Fax: (406) 586-7357 245240 APPLICATIONS 246241 247242 248243 APPLICATION CHECKLISTS 249244 Page 3 (Zoning Map or Unified Development Ordinance Text Amendment Checklist – Prepared 12/05/03, revised 9/20/04) ZONING MAP OR UNIFIED DEVELOPMENT ORDINANCE TEXT AMENDMENT CHECKLIST This checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Amendment Type. What type of amendment is being requested? (check all that apply) Zoning Map Amendment Unified Development Ordinance Amendment – Zoning Provisions Unified Development Ordinance Amendment – Subdivision Provisions B. Zoning Map or UDO Zoning Provision Amendment Criteria. For Zoning Map Amendments and Unified Development Ordinance Text Amendments involving zoning provisions, written responses for each of the following criteria shall be provided. Are written responses for the following criteria provided? Zoning Provision Criteria Yes No N/A 1. Is the new zoning designed in accordance with the comprehensive plan? 2. Is the zoning designed to lessen congestion in the streets? 3. Will the new zoning promote health and general welfare? 4. Will the new zoning secure safety from fire, panic and other dangers? 5. Will the new zoning provide adequate light and air? 6. Will the new zoning prevent the overcrowding of land? 7. Will the new zoning avoid the undue concentration of population? 8. Will the new zoning facilitate the adequate provision of transportation, water, sewer, schools, parks, fire, police, and other public requirements? 9. Does the new zoning give consideration to the peculiar suitability of the property for particular uses? 10. Does the new zoning give reasonable consideration to the character of the district? 11. Was the new zoning adopted with a view to conserving the value of buildings? 12. Will the new zoning encourage the most appropriate use of land throughout such county or municipal area? C. UDO Subdivision Provision Criteria. For Unified Development Ordinance Text Amendments involving subdivision provisions, written responses for each of the following criteria shall be provided. Are written responses for the following criteria provided? Subdivision Provision Criteria Yes No N/A 1. Will the amendment provide for the orderly development of the jurisdictional area? 2. Will the amendment provide for the coordination of roads within subdivided land with other roads, both existing and planned? 3. Will the amendment provide for the dedication of land for roadways and for public utility easements? 4. Will the amendment provide for the improvement of roads? 250245 251246 ZONING MAP AMENDMENT CHECKLIST RESPONSES A. Amendment Type. What type of amendment is being requested? Zoning Map Amendment B. Zoning Provision Criteria 1. Is the new zoning designed in accordance with the comprehensive plan? Yes. The proposed zoning of R-3 and R-4 is residential; the growth policy indicates that this property is planned for residential uses. 2. Is the zoning designed to lessen congestion in the streets? Yes. The property will be served by Graf Street, a designated collector street, and by South 19th, a designated arterial which provides connection to the city, nearby businesses and recreational opportunities. The property will also connect to nearby existing trail networks that will facilitate use of non-automotive transportation. 3. Will the new zoning promote health and general welfare? Yes. The proposed zoning along with the annexation will promote health and general welfare by providing public service such as police and fire, as well as the extension of the City’s sanitary sewer and water which would eliminate the need for the septic and well currently on-site. 4. Will the new zoning secure safety from fire, panic and other dangers? Yes. Any new structures would be required to meet the zoning requirements including; setbacks, height limitations and lot sizes as well as meet building code standards. City water, sewer services, fire and police would be available with the annexation. 5. Will the new zoning provide adequate light and air? Yes. The building setbacks have been established to allow for adequate light and air. 6. Will the new zoning prevent overcrowding of land? Yes. The proposed zoning of R-3 and R-4 standards has been determined to be an adequate safeguard to prevent overcrowding. 7. Will the new zoning avoid undue concentration of population? Yes. The proposed zoning will avoid undue concentration of population by developing at densities required in the Bozeman Unified Development Ordinance and keeping with the intentions and provisions of the 2020 Community Plan. Meadow Creek Phase III Zone Map Amendment Application Page 1 of 2 252247 8. Will the new zoning facilitate the adequate provision of transportation, water, sewer, schools, parks, fire, police, and other public requirements? Yes. The development of the property shall be in accordance with the existing development standards which will ensure that adequate provisions for infrastructure and public services are provided. Additionally the impact fees will be paid to help with the costs of off-site services and facilities that could possible be impacted by the development. 9. Does the new zoning give consideration to the peculiar suitability of the property for particular uses? Yes. The City’s adopted growth policy has identified the property as Residential. The proposed zoning is also residential. The property is adjacent to similar residential zoning. The zoning will also provide a transition from the business park zoning to the north and west to the agriculture uses to the east of the development. 10. Does the new zoning give reasonable consideration to the character of the district? Yes. The new zoning gives reasonable consideration to the character of the district by considering locations of open space, placement of vegetation and the character of the adjacent developments. 11. Was the new zoning adopted with a view to conserving the value of buildings? No. The existing structures will be removed from the property during the construction of the project. 12. Will the new zoning encourage the most appropriate use of land throughout such county or municipal area? Yes. The proposed zoning meets the goals and objectives of the City’s growth policy and will be developed to the standards of the UDO. Therefore, the new zoning does encourage the most appropriate use of land throughout such county or municipal area. Meadow Creek Phase III Zone Map Amendment Application Page 2 of 2 253248 CERTIFICATE OF ADJOINING PROPERTY LIST 254249 255250 ADJACENT PROPERTY OWNERS LIST 256251 CANVASBACK, LLC ZONE MAP AMENDMENT APPLICATION ADJOINING PROPERTY OWNERS-200’ RADIUS Tract 1A-1 COS No. 2029 COS 1861 Marshall & C. Luzann Bennett Daniel Goodman 5535 Stucky Road. Diane Brawner Bozeman, MT 59715 503 W Cleveland St Bozeman, MT 59715 Tract 3 COS No. 2532 Marshall & C. Luzann Bennett Tract 4 COS No. 2532 5535 Stucky Road. Meadow Creek Partners, LLC Bozeman, MT 59715 924 Stoneridge Dr. Suite 1 Bozeman, MT 59718 NE ¼ NE ¼ NW 1/4 Larry & Mildred Raffety 106-252 Peggy Harper Don Harry Miller PO Box 371 Jane L. Schaaf Livingston, MT 59047 204 Kennedy Belgrade, MT 59714 W ½ NE ¼ NW 1/4 Nehls Enterprises, LLC 166 Lyndale Lane Butte, MT 59701 COS 1996 TR 1 400 Development LLC PO Box 4776 Bozeman, MT 59772 COS 1996 TR 2 Charles Marvin 405 35th Ave NE Minneapolis, MN 55418 119-215 Roy & Elizabeth Bradley 3939 Walnut Ave Unit 104 Carmichael, CA 95608 COS 2074 Daniel Goodman Diane Brawner 503 W Cleveland St Bozeman, MT 59715 Canvasback, LLC Adjoining Property Owners List Page 1 of 1 257252 FIGURES 258253 259254 R-4 R-3 PLI A-S(COUNTY) PROPOSED R-4 PROPOSEDR-3 A-S(COUNTY) R-O(COUNTY) BP A-S(COUNTY) STUCKY ROAD GRAF STREET TO 19TH SOUTH 27THTRACT 2 CERTIFCATE OF SURVEY No. 2122 30.77 acres TRACT 1 CERTIFCATE OF SURVEY No. 2122 20.50 acres 260255 Raffety Zone Map Amendment Application Bozeman, Montana December, 2006 Prepared by: MADISON ENGINEERING Madison Engineering, LLC. 924 Stoneridge Dr. Ste. 1 Bozeman, Mt. 59718 Phone: (406) 586-7355 Fax: (406) 586-7357 261256 APPLICATIONS 262257 CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT ALFRED M. STIFF PROFESSIONAL OFFICE BUILDING – 20 EAST OLIVE STREET P.O. BOX 1230, BOZEMAN, MONTANA 59771-1230 (406) 582-2260; FAX (406) 582-2263 DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: Meadow Creek Phase III A 2. Property Owners Information: Canvasback, LLC Phone: (406) 522-0787 924 Stoneridge Drive, Suite 1 Bozeman, MT. 59715 Mildred M. Raffety Trust Phone: (406) 222-7208 P.O. Box 371 Livingston, MT 59047 3. Applicant Information: Canvasback, LLC Attn: Neal Ainsworth Phone: (406) 586-7355 924 Stoneridge Drive, Suite 1 Bozeman, MT. 59715 4. Representative Information: Madison Engineering, LLC Phone: (406) 556-4417 Attn: Chris G. Budeski, PE Fax: (406) 586-7357 924 Stoneridge Dr. Ste. 1 Bozeman, MT. 59718 5. Legal Description: T2S, R5E, Section 23, Gallatin County, Montana 20 FM 196 108-269 6. Street Address: Stucky Road between South 19th and Fowler 7. Project Description: Residential Subdivision Meadow Creek Phase III A Development Review Application Page 1 of 3 263258 8. Zoning Designations: County Agricultural-Suburban (A-S) 9. Current Land Uses: Agriculture 10. Bozeman 2020 Community Plan Designation: Residential 11. Gross Area: Acres: 10.59 Square Feet: 461,302 12. Net Area: Acres: N/A Square Feet: N/A 13. Is the Subject Site within an Overlay District: No 14. Will this application require a deviation? No 15. Application Type: Zone Map Amendment This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8 ½ by 11-inches or larger than 24 by 36-inches folded into individual sets no larger than 8 ½ by 14-inches. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are 5:00 pm every Tuesday. This application must be signed by both the applicants(s) and the property owner(s) (if different) before the submittal will be accepted. Meadow Creek Phase III A Development Review Application Page 2 of 3 264259 265260 APPLICATION CHECKLISTS 266261 267262 268263 269264 270265 ZONING MAP AMENDMENT CHECKLIST NARRATIVE A. Amendment Type. What type of amendment is being requested? Zoning Map Amendment B. Zoning Provision Criteria 1. Is the new zoning designed in accordance with the comprehensive plan? Yes. The proposed zoning of R-4 is residential; the growth policy indicates that this property is planned for residential uses. 2. Is the zoning designed to lessen congestion in the streets? Yes. The proposed development of the property will extent South 27th Street along the east property line, and also provide connection to the city, nearby businesses and recreational opportunities by connecting to existing infrastructure that was build as part of the Meadow Creek Subdivision. The property will also connect to nearby existing trail networks that will facilitate use of non-automotive transportation. 3. Will the new zoning promote health and general welfare? Yes. The proposed zoning along with the annexation will promote health and general welfare by providing public service such as police and fire, as well as the extension of the City’s sanitary sewer and water which would eliminate the need for the septic and well if developed in the county. 4. Will the new zoning secure safety from fire, panic and other dangers? Yes. Any new structures would be required to meet the zoning requirements including; setbacks, height limitations and lot sizes as well as meet building code standards. City water, sewer services, fire and police would be available with the annexation. 5. Will the new zoning provide adequate light and air? Yes. The building setbacks have been established to allow for adequate light and air. 6. Will the new zoning prevent overcrowding of land? Yes. The proposed zoning of R-4 standards has been determined to be an adequate safeguard to prevent overcrowding. 7. Will the new zoning avoid undue concentration of population? Yes. The proposed zoning will avoid undue concentration of population by developing at densities required in the Bozeman Unified Development Ordinance and keeping with the intentions and provisions of the 2020 Community Plan. Meadow Creek Phase III A Zone Map Amendment Application Narrative Page 1 of 5 271266 8. Will the new zoning facilitate the adequate provision of transportation, water, sewer, schools, parks, fire, police, and other public requirements? Yes. The development of the property shall be in accordance with the existing development standards which will ensure that adequate provisions for infrastructure and public services are provided. Additionally the impact fees will be paid to help with the costs of off-site services and facilities that could possible be impacted by the development. 9. Does the new zoning give consideration to the peculiar suitability of the property for particular uses? Yes. The City’s adopted growth policy has identified the property as Residential. The proposed zoning is also residential. The property is adjacent to similar residential zoning. The zoning will also provide a transition from the business park zoning to the east and to the agriculture uses to the west of the development. 10. Does the new zoning give reasonable consideration to the character of the district? Yes. The new zoning gives reasonable consideration to the character of the district by considering locations of open space, placement of vegetation and the character of the adjacent developments. 11. Was the new zoning adopted with a view to conserving the value of buildings? Yes, there is no buildings on site. 12. Will the new zoning encourage the most appropriate use of land throughout such county or municipal area? Yes. The proposed zoning meets the goals and objectives of the City’s growth policy and will be developed to the standards of the UDO. Therefore, the new zoning does encourage the most appropriate use of land throughout such county or municipal area. Meadow Creek Phase III A Zone Map Amendment Application Narrative Page 2 of 5 272267 273268 274269 275270 CERTIFICATE OF ADJOINING PROPERTY LIST 276271 277272 ADJACENT PROPERTY OWNERS LIST 278273 ZONE MAP AMENDMENT APPLICATION ADJOINING PROPERTY OWNERS-200’ RADIUS Tract 1A-1 COS No. 2029 Marshall & C. Luzann Bennett 5535 Stucky Road. Bozeman, MT 59715 Tract 3 COS No. 2532 Marshall & C. Luzann Bennett 5535 Stucky Road. Bozeman, MT 59715 7 FM 1765 Nehls Enterprises, LLC 166 Lyndale Lane Butte, MT 59701 106-252 Don Harry Miller Jane L. Schaaf 204 Kennedy Belgrade, MT 59714 125-511 State of Montana Board of Land Commissioners PO Box 201601 Helena, MT 59620-1601 COS 1245 TR B MSU Foundation PO Box 173490 Bozeman, MT 59717 MINOR SUB 191 LOT 2 Ralph & Steven Aaker 1461 Monroe Pl Louisville, CO 80027 Canvasback, LLC Adjoining Property Owners List Page 1 of 1 279274 FIGURES 280275 281276 PLI A-S(COUNTY) PROPOSED R-4 A-S(COUNTY) A-S(COUNTY) STUCKY ROAD TO 19TH 282277 283278 284279