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P-14016, Staff Report for the Cattail North Growth Policy Amendment
NOTE: UPDATES TO THIS STAFF REPORT THAT HAVE BEEN MADE SINCE ITS
PRESENTATION TO THE PLANNING BOARD ARE SHOWN IN RED.
Date: Planning Board public hearing is on June 17, 2014
City Commission public hearing is on July 7, 2014
Project Description: An amendment to Figure 3-1, the Future Land Use Map of the
Bozeman Community Plan to change approximately 32 acres of the subject property
from Residential to Community Commercial Mixed Use.
Project Location: Southwest of the intersection of Valley Center Road and North 27th
Avenue. It is legally described as Lot 2A of Minor Subdivision 221E, located in
Section 26, Township 1 South, Range 5 East, P.M.M., City of Bozeman, Gallatin
County, Montana.
Recommendation: Approval of Residential Emphasis Mixed Use
Recommended Motion: Having reviewed the application materials, considered public
comment, and considered all of the information presented, I hereby adopt the
findings presented in the staff report for application P-14016 and move to approve
Commission Resolution #4533, and the Growth Policy Amendment with the
contingencies required to complete the application processing.
Report Date: Monday, July 07, 2014
Staff Contact: Chris Saunders
EXECUTIVE SUMMARY
Unresolved Issues
Should the entire requested area be changed or is it a superior outcome to have a smaller area
changed?
Should the designation be amended to REMU rather than CCMU?
Project Summary
The application requests a change to Figure 3-1, Future Land Use Map, of the Bozeman
Community Plan from Residential to Community Commercial Mixed use for approximately
32 acres west of the intersection of Valley Center Road and N. 27th Avenue. A corresponding
zone map amendment is also being processed.
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Alternatives
1) Approve the application as it was submitted.
2) Approve an area of less than 32 acres to change from Residential to Community
Commercial Mixed Use
3) Approve a change from Residential to Residential Emphasis Mixed Use instead of
Community Commercial Mixed Use
4) Deny the application
5) Continue the application and request additional information
Planning Board:
The Planning Board conducted their public hearing on June 17, 2014. There was no public
comment. The audio/visual recording/minutes from this meeting can be accessed at the following
link: http://www.avcaptureall.com/Sessions.aspx#session.370e0d57-87db-4ad3-ad68-
e8e51f41f726. The presentation of this item begins at approximately the 1 hour 50.5 minutes
mark in the recording. After considering the matter, the Planning Board adopted a motion to
accept the findings in the applicant’s submittal regarding compliance with the required review
criteria. The motion was to recommend approval of the amendment from Residential to
Community Commercial Mixed Use. The vote was unanimous.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
Planning Board: .................................................................................................................. 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2- RECOMMENDED CONTINGENCIES OF APPROVAL ................................ 9
SECTION 3 – RECOMMENDATION AND FUTURE ACTIONS ........................................ 9
SECTION 4 - STAFF ANALYSIS......................................................................................... 10
Section17.4, Bozeman Community Plan Amendment Criteria. ....................................... 10
APPENDIX A –AFFECTED ZONING AND GROWTH POLICY PROVISIONS ............. 16
APPENDIX B –PROJECT DESCRIPTION AND BACKGROUND ................................... 19
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 20
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 20
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ATTACHMENTS ................................................................................................................... 20
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SECTION 1 - MAP SERIES
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General Vicinity Map with Aerial Photo
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Vicinity Map showing adjacent growth policy designations and City limits
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Surrounding Zoning and Land
Uses
North: Vacant land that is not
located within City limits,
County zoning of Agricultural
Suburban, and Interstate 90
zoned M-2, Manufacturing and
Light Industrial District
South: Vacant land and
District 7 bus depot that is
zoned PLI, Public Lands and
Institution District, and a park
and multi-household
development zoned R-4,
Residential High Density
District
East: Vacant land zoned B-2,
Community and Business
District
West: Detached single home
and vacant land located outside
City limits, County zoning of
Agricultural Suburban.
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Vicinity Map with Major Street Network
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SECTION 2- RECOMMENDED CONTINGENCIES OF APPROVAL
Please note that these contingencies are necessary for the City to complete the process of the
proposed amendment. These do not require revisions to the application or requested land use
designation. These are recommended if the City Commission decides to approve the
application.
Recommended Contingencies of Approval:
1) The applicant shall submit, within forty-five (45) calendar days of approval by the City
Commission, an 8½- x 11-inch or 8½- x 14-inch paper exhibit and digital copy entitled “Cattail North Growth Policy Amendment” to the Department of Community Development containing an accurate description of the property for which the growth
policy designation is being amended. The exhibit must be acceptable to the Department
of Community Development and must include a metes and bounds description of the area
of the approved amendment. 2) The resolution for the growth policy amendment shall not be drafted until the applicant provides an exhibit of the area to be re-designated, which will be utilized in the
preparation of the resolution to officially amend the Future Land Use Map of the
Bozeman Community Plan.
SECTION 3 – RECOMMENDATION AND FUTURE ACTIONS
Project Name: Cattail North Growth Policy Amendment
File: P-14016
The Development Review Committee (DRC) considered the amendment on May 21st, 28th
and June 4th. The DRC noted that improvements to North 27th Avenue along the east side of
the property will need to be improved to a collector street and Davis Lane to a minor arterial
street at the time of development. It was also noted that a new sewer main to a new regional
lift station to the northwest of the property will be necessary in the future. Finally, the
Bozeman Water Facility Plan shows future 12” water mains in Davis Lane and Valley Center
Road. The owner shall participate in the cost of these improvements at the time of
development.
Having considered the criteria established for a growth policy amendment, the Community
Development Staff does not recommend in favor of the application as submitted. Staff does
recommend favorably for a change to Figure 3-1 to designate the property as Residential
Emphasis Mixed Use.
The hearing date for the Planning Board is June 17, 2014.
City Commission public hearing is scheduled for July 7, 2014.
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SECTION 4 - STAFF ANALYSIS
In considering applications for approval of amendments to the growth policy, the advisory
boards and City Commission shall consider the following criteria established by the
Bozeman Community Plan for amendments. As an amendment is a legislative action, the
Commission has broad latitude to determine a policy direction. The burden of proof that the
application should be approved lies with the applicant.
Section17.4, Bozeman Community Plan Amendment Criteria.
1. The proposed amendment must cure a deficiency in the growth policy, or
improve the growth policy, to better respond to the needs of the general community;
The requested Growth Policy Amendment seeks to change the designation of approximately
32 acres from residential to community commercial mixed use (CCMU) on Figure 3-1 of the
growth policy. The proposed CCMU property is located on a significant transportation
corridor with Valley Center Road and N. 27th Avenue providing two boundaries of the
property. Valley Center Road is a principal arterial and N. 27th Avenue is designated a
collector street.
Access to the site from the north is blocked by Interstate 90. Users of commercial services
would be coming from the south in the developing Cattail Subdivision area, from the west
along Valley Center Road from existing unannexed development, or from the east from the N
19th Avenue area. Residential users would be coming from the south and west. Presently, the
Department of Transportation has proposed to close the I-90 underpass which links the
Frontage Road to Valley Center Road. If this happens, there will be no northern access in
near proximity to the site. N. 27th Avenue is approximately .7 miles from the intersection of
N. 19th Avenue and Valley Center Road.
Development west of Davis Lane is presently impeded by a lack of access to municipal
sewer. The City is undertaking a study to identify the best option to provide efficient sewer
service to that area. The current sewer facility plan has identified the need for a large regional
lift station and force main. Once the current study is completed cost figures and locations of
improvements will be available. Development west of N 27th Avenue also has some sewer
limitations but there are some less complex options to address that area.
Applicants state that having similar uses along both sides of North 27th Avenue, which is
designated as a collector street, is preferable over having 27th Avenue be a separator of
commercial and residential uses. Facing uses, rather than have a street act as a separator, is
not specifically addressed as part of the growth policy. However, on page 3-15 of the growth
policy in describing interpretation of boundaries, reference is made to following visible
boundaries such as rights-of-way. The City does use streets as dividing lines for zoning
purposes as executed in Section 38.07.040.
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Transition between uses and compatibility of adjoining uses is a substantial issue in land
development and a common issue raised by public comment. The change from N. 27th as a
dividing line raises the question as to the correct location and means to provide a transition
between commercial and residential uses. Compatible Development is defined in Appendix
K of the Bozeman Community Plan.
“The use of land and the construction and use of structures which is in harmony with
adjoining development, existing neighborhoods, and the goals and objectives of this plan.
Elements of compatible development include, but are not limited to: variety of
architectural design; rhythm; scale; intensity; materials; building siting; lot and building
size; hours of operation; and integration with existing community systems including
water and sewer services, natural elements in the area, motorized and non-motorized
transportation, and open spaces and parks. Compatible development does not require
uniformity or monotony of architectural or site design.”
The proposal would allow for a broader range of commercial uses along Valley Center Road
(arterial) to the north and North 27th Avenue (collector). Applicants state this will provide
buffering for the residences. The existing zoning and growth policy designations allow for
office development of up to half the total building square footage of the R-O zoned area. This
provides substantial opportunity within the existing parameters to provide a separation
between arterial or collector streets and residential development. Opportunities for placement
of parks, stormwater facilities, and similar items adjacent to the street could also provide
separation from a busy road. Several substantial residential subdivisions have developed
under County regulations further west along Valley Center Road. The proximity to Valley
Center Road does not appear to have been a disadvantage to them.
The project is proposing to leave ±22 acres to remain designated Residential, this residential
area is on the western portion of the property. It would be in close proximity to a commercial
center where the two land uses could support one another, with the possibilities of live-work
opportunities to develop. This would be the case whether the requested change were enacted
or not.
The land in question is designated residential which is typically where urban density
dwellings are located. A key determination for this amendment is whether the CCMU
designation for the property is more beneficial for the community as a whole than a different
designation.
A description of the Community Commercial Mixed Use (CCMU), Residential, and the
Residential Emphasis Mixed Use designations are provided under Appendix A. As noted
there, CCMU areas are integrated with significant transportation corridors to facilitate travel
opportunities. Development should include multi-story buildings. Urban streetscapes,
plazas, outdoor seating, public art and hardscape open space and park amenities are
anticipated. High density residential areas are expected in close proximity including upper
floors within this category. These areas are established to service the larger community as
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well as adjacent neighborhoods. In order for the amendment to better respond to the needs of
the community any development should be developed in an integrated, pedestrian friendly
manner and should not be overly dominated by any single land use. More precision in
development character will be defined by the application of the zoning district on the
property.
The proposed amendment would be an expansion of an existing large CCMU area (±42
acres) to the east and north of Catamount Street. The area is beginning to develop with recent
construction of a new hotel and approval of a master plan for development of the majority of
the rest of the area. The area is in multiple ownerships and not all parcels are in development.
This area of existing CCMU is immediately north of a large Regional Commercial and
Services node which has approximately 80 acres of undeveloped land. The proposed
expansion raises a concern of whether there is enough economic capacity to support this
large of a CCMU in this area or if by expanding the CCMU the potential for development of
the existing area in the CCMU is diminished.
Others considering development of existing CCMU areas near Baxter Lane have represented
to Staff that there is already too much commercial space in the NW area of the community.
Neither those persons nor the present application have provided economic studies or similar
data in support of their statements. Consideration of this item is at a disadvantage as the
application is applicable only to a small area yet implicates the desired pattern for
development in the northwest quadrant of the community.
Development of commercial centers rather than corridors is a significant element of the
growth policy. See Appendix A of this report as well as the following goal.
Goal LU-2: Designate centers for commercial development rather than corridors to
encourage cohesive neighborhood development in conjunction with non-motorized
transportation options.
Rationale: Transportation and land use are closely connected. A center based
development pattern is more land and resource efficient and supports the goals of
community and neighborhood development and sustainability. Future growth will cause
additional demand for and use of transportation facilities. A center based development
pattern can reduce future demand.
Moving the CCMU designation across N. 27th Avenue and fronting Valley Center Road,
although adjacent to an existing commercial node, is beginning a move to a more corridor
oriented land use pattern along Valley Center Road. An unanswered question is if N. 27th is
not to be the boundary then what will be and how will that be memorialized for future
decision making.
The applicants note the change from CCMU to residential in 2013 at the intersection of
Catron Street and N. 27th. That is correct and it encompassed 1.982 acres. The proposed
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amendment seeks a change from residential to CCMU for a little more than 16 times that
acreage.
Alternatives
A) A larger analysis of the area is necessary to determine if an additional 32 acres of
completely commercial development could be supported in the area. The companion zone
map amendment requests B-2 Community Business District for the area covered by this
application. The most recent zoning land use inventory for the City (page 14 of the report)
completed at the end of 2013 shows 553 acres of vacant B-2 zoned property within the City.
This is 45% of all B-2 zoned land in the City. A copy of the report is attached. The report
only looks at annexed and zoned properties. It does not consider any properties outside of the
City. A constructed use on a parcel causes the entire parcel to show as developed even if
there is additional capacity for development on the parcel.
A key question which will be addressed in greater detail with the zone map amendment but
which also affects this application is how a CCMU designation would be implemented.
Several options are available. Table C-16 from the Bozeman Community Plan shows three
implementing districts for the CCMU designation. These are B-1, Neighborhood
Commercial, B-2, Community Business, and UMU, Urban Mixed Use.
B) There are alternative designations which may address the issues raised by the application
and those identified by Staff. The Residential Emphasis Mixed Use designation allows wide
latitude in the design and configuration of a wide range of residential and non-residential
uses. It would allow development of non-residential uses along N. 27th Avenue to address
facing issues, non-residential uses could be developed along Valley Center Road to address
concerns about negative impacts to adjacent residential development. The designation allows
for a variety of zoning districts, e.g. R-3, R-4, R-O, and REMU. Although it supports zoning
districts which support up to 30% gross building area within the project area for non-
residential uses, REMU, or up to 49% for offices, R-O, it remains a predominantly residential
area which addresses the potential conflict regarding compliance with the commercial centers
principle. The mix of uses would also allow the commercial and residential uses to support
one another as the applicants correctly note. The area is near higher density development to
the south which would encourage walking/biking access and easy services to existing
residential development.
Staff does not find that the proposed amendment cures a deficiency in the growth policy, or
improves the growth policy, to better respond to the needs of the general community and
therefore cannot find that this criterion has been met. Staff does find that the REMU district
would conform to the criteria and be consistent with the growth policy.
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2. The proposed amendment does not create inconsistencies within the growth
policy, either between the goals and the maps or between different goals and objectives.
The proposed change does not alter the text of the growth policy and therefore does not
create inconsistencies between different goals and objectives. When reviewing the BCP,
there are areas of concern in regard to the proposed GPA. Goals of the Land Use section of
the BCP include minimizing sprawl (LU-1) and developing centers for commercial rather
than corridors (LU-2). There is already a large parcel (±42 acres) east of North 27th Avenue
that is designated as CCMU that has is just beginning to be developed. Development of the
subject property at this time would be leap-frogging this undeveloped parcel. Development
of the parcel will require additional public facilities. Sequential development rather than
skipping over vacant land provides the most cost effective development pattern. There is no
adopted standard requiring that development must occur sequentially and that there can be no
vacant parcel between development.
Re-designating the subject parcel to CCMU begins to create a corridor of commercial along
Valley Center Road. A key question is if this amendment is approved how is the
development of additional commercial further along Valley Center Road, thereby becoming a
commercial corridor, to be impeded? The City is at a disadvantage in examining the issue on
just this one site without the benefit of consideration for the larger NW quadrant. A
designation as REMU would avoid a potential inconsistency with the land use principle of
Centers.
3. The proposed amendment must be consistent with the overall intent of the
growth policy:
The overall intent of the BCP is to provide guidance and direction for various decisions that
contribute to the growth of the City of Bozeman. The plan recognizes that all communities
constantly undergo change and the BCP was developed to proactively and creatively address
issue of development and change while protecting the health, safety and welfare of the
community.
The proposal does have some potential inconsistencies with the growth policy as described
above. Additional information is necessary to conclude definitively that the amendment is
consistent. An alternative designation of REMU would address those potential
inconsistencies and allow for additional flexibility in development of the site. The proposed
amendment is consistent with the overall intent of the growth policy and the change will not
be at the detriment to the overall health, safety and welfare of the community. The subject
parcel is located within City limits where public services are available or within close
proximity. The developer would be responsibile to participate in any needed service
upgrades as the project develops. Development of the subject property in a variety of ways
would increase economic activity and promote and encourage the continued development of
Bozeman as a vital economic center.
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Any proposed development will be subject to review by the City and will need to comply
with the intent of the CCMU designation and zoning regulations.
4. The proposed amendment will not adversely affect the community as a whole or
significant portion by:
Significantly altering land use patterns and principles in a manner contrary to those
established by this plan,
The requested Growth Policy Amendment seeks to change the designation of approximately
32 acres from residential to commercial. The land in question is at the periphery of the City
and is intended to provide residential development opportunities. The key questions are
whether the proposed amendment is creating a commercial corridor and if there is an
alternative which can comply with the growth policy. See the discussion under Criteria 1 and
2 above.
Requiring unmitigated larger or more expensive improvements to streets, water, sewer, or
other public facilities or services, thereby impacting development of other lands,
The City’s development process provides for the identification and mitigation of impacts. As
noted above development of the property would require participation by the owner in the cost
of improvements to public facilities such as streets, water, sewer or storm drainage.
Adversely impact existing uses because of unmitigated greater than anticipated impacts on
facilities and services
Impacts to the facilities and services will be affected by this application. Examination of the
presently in place R-O/R-4 zoning or the requested B-2 zoning which could replace it if the
amendment is improved shows that they have different nuances, but B-2 zoning allows a
more substantial intensity of uses. The sets of development standards would alter the form of
the future development. As previously mentioned the owner would be required to participate
in the cost of improvements and the City’s site development process provides for the
opportunity to identify and require mitigation of impacts. The area is located within the
City’s service area and has been annexed. At time of development detailed evaluation of
demand for services and capacity to give service will be conducted and needed mitigation
will be identified. See Appendix A: Zoning Designation and Land Uses for a further
discussion on the zoning.
Negatively affect the livability of the area or the health and safety of the residents.
The change in future land use designation will have modest effects on this criterion. See the
discussion under Criterion 3 above. The impacts of this proposal include changing the
potential for additional residential development that would support existing and future
commercial development in the area. The intensity of uses will be increased with the
approval of this amendment, which may impact traffic in the area. Finally, the portion of the
property that remains in Residential designation only has roadway adjacency to the north
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(West Lake Road). There is a potential street connection to the south but that has not been
constructed at this time. When development occurs, consideration to the layout of roadways
to each area should be carefully considered to ensure adequate access to the residential
portion of the site. Compliance with the City’s park dedication, utilities standards, zoning
standards, and subdivision and site plan processes should provide adequate opportunity to
identify address any specific concerns.
APPENDIX A –AFFECTED ZONING AND GROWTH POLICY
PROVISIONS
Zoning Designation and Land Uses:
The current zoning for the parcel is R-O, Residential Office District and R-4. The R-O zone
allows for development of multiple household and apartment development and compatible
professional offices and businesses that would blend well with adjacent land uses. The R-4
zone is intended to provide for high-density residential development through a variety of
housing types. The following excerpts are from Section 38.08.010, Intent and Purpose.
“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 provide for a variety of compatible housing types to serve the
varying needs of the community's residents. 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 intent of the R-O residential-office district is to provide for and encourage the
development of multihousehold and apartment development and compatible professional
offices and businesses that would blend well with adjacent land uses. The primary use of
a lot, as measured by building area, permitted in the R-O district is determined by the
underlying growth policy land use designation. Where the district lies over a residential
growth policy designation the primary use shall be non-office uses; where the district lies
over a nonresidential designation the primary use shall be office and other nonresidential
uses. Primary use shall be measured by percentage of building floor area.”
The R-O & R-4 zones have larger setbacks than B-2 and a maximum lot coverage allowance
of 50%.
An application for B-2 zoning to be applied to the area requested to have CCMU land use
designation (approximately 32 acres) and R-O zoning for approximately three acres has been
submitted and is being reviewed concurrently with this application. B-2 zoning is intended
to provide for a broad range of mutually supportive retail and service functions located in
clustered areas bordered on one or more sides by limited access arterial streets. The B-2
zone has smaller setback, higher intensity uses and 100% lot coverage is permissible.
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Comparison of the R-O district to the B-2 district indicates a more intensive development
pattern in the B-2 zoning district. The B-2 district allows for some high intensity residential
uses. A portion of the subject property will remain in R-O zoning which will serve separate
the proposed B-2 zoned property and the R-4 zoned land to the south and unincorporated
land to the west.
Adopted Growth Policy Designation:
The existing designation for the site of the amendment is Residential. The proposed
designation is Community Commercial Mixed Use. The descriptions of these two
designations are provided below.
Residential. This category designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks,
low intensity home based occupations, fire stations, churches, and schools. High density
residential areas should be established in close proximity to commercial centers to
facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning
should provide for and coordinate intensive residential uses in proximity to commercial
centers. The residential designation 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 between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are 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
category. All residential housing should be arranged with consideration of compatibility
with adjacent development, natural constraints such as watercourses or steep slopes, and
in a fashion which advances the overall goals of the Bozeman growth policy. The
residential designation is intended to provide the primary locations for additional housing
within the planning area.
Community Commercial Mixed Use. Activities within this land use category are the basic
employment and services necessary for a vibrant community. Establishments located
within these categories draw from the community as a whole for their employee and
customer base and are sized accordingly. A broad range of functions including retail,
education, professional and personal services, offices, residences, and general service
activities typify this designation.
In the “center-based” land use pattern, Community Commercial Mixed Use areas are
integrated with significant transportation corridors, including transit and non-automotive
routes, to facilitate efficient travel opportunities. The density of development is expected
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to be higher than currently seen in most commercial areas in Bozeman and should include
multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to
allow residences on upper floors, in appropriate circumstances. Urban streetscapes,
plazas, outdoor seating, public art, and hardscaped open space and park amenities are
anticipated, appropriately designed for an urban character. Placed in proximity to
significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle,
and transit circulation shall be provided. High density residential areas are expected in
close proximity. Including residential units on sites within this category, typically on
upper floors, will facilitate the provision of services and opportunities to persons without
requiring the use of an automobile.
The Community Commercial Mixed Use category is distributed at two different scales to
serve different purposes. Large Community Commercial Mixed Use areas are significant
in size and are activity centers for an area of several square miles surrounding them.
These are intended to service the larger community as well as adjacent neighborhoods
and are typically distributed on a one mile radius. Smaller Community Commercial areas
are usually in the 10-15 acre size range and are intended to provide primarily local
service to an area of approximately one-half mile radius. These commercial centers
support and help give identity to individual neighborhoods by providing a visible and
distinctive focal point.
They should typically be located on one or two quadrants of intersections of arterials
and/or collectors. Although a broad range of uses may be appropriate in both types of
locations the size and scale is to be smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and
should not be overly dominated by any single land use. Higher intensity employment and
residential uses are encouraged in the core of the area or adjacent to significant streets
and intersections. As needed, building height transitions should be provided to be
compatible with adjacent development.
Residential Emphasis Mixed Use. The Residential Mixed-Use category promotes
neighborhoods with supporting services that are substantially dominated by housing. A
diversity of residential housing types should be built on the majority of any area within
this category. Housing choice for a variety of households is desired and can include
attached and small detached single-household dwellings, apartments, and live-work units.
Residences should be included on the upper floors of buildings with ground floor
commercial uses. Variation in building massing, height, and other design characteristics
should contribute to a complete and interesting streetscape and may be larger than in the
Residential category.
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the
ground floor. All uses should complement existing and planned residential uses. Non-
residential uses are expected to be pedestrian oriented and emphasize the human scale
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with modulation as needed in larger structures. Stand alone, large, non-residential uses
are discouraged. Non-residential spaces should provide an interesting pedestrian
experience with quality urban design for buildings, sites, and open spaces.
This category is implemented at different scales. The details of implementing standards
will vary with the scale. The category is appropriate near commercial centers and larger
areas should have access on collector and arterial streets. Multi-household higher density
urban development is expected. Any development within this category should have a well
integrated transportation and open space network which encourages pedestrian activity
and provides ready access within and to adjacent development.
Bozeman Community Plan, Section 3.2 – Major Themes, Land Use Principles
Centers. Strengthen a pattern of community development oriented on centers. A
corollary principle is for compact development. Commercial activities in mutually
reinforcing centralized areas provide:
• Increased business synergy.
• Greater convenience for people with shorter travel distances to a wide range of
businesses
• The opportunity to accomplish several tasks with a single trip.
• Facilitates the use of transportation alternatives to single occupant motor vehicles,
with a corresponding reduction in traffic and road congestion and air quality
impacts.
• Enables greater access to employment, services, and recreation with a reduced
dependence on the automobile
• Greater efficiencies in delivery of public services,
• Corresponding cost savings in both personal and commercial applications.
The center-based concept is expected to require less land for actual business activities
due to efficiency such as shared parking. It also changes the shape of the commercial
areas. The center-based development pattern is supported in this plan by locating centers
at the intersection of arterial and collector streets. Such locations allow not only
immediately adjacent residents but also passing travelers to support the commercial
activities. Centers are further supported through careful location of higher density
housing in a manner that provides support for commercial operations while providing
amenities to residents.
APPENDIX B –PROJECT DESCRIPTION AND BACKGROUND
The Cattail North development area request for annexation was made in 2006. The property
was formally annexed by Resolution 4063 which was approved by the City Commission on
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P-14016 Cattail North Growth Policy Amendment Page 20 of 21
September 4, 2007. The property consists of one tract of land and there has not been an
application for subdivision.
The proposal will change roughly 32 acres of property from Residential to Community
Commercial Mixed Use. The property is located at the southwest intersection of East Valley
Center Road and North 27th Avenue. There are no existing streets to the south or west of the
property. A portion of the property is located adjacent to a park area to the south side of
property. The parcel is zoned as R-O (Residential-Office District) and R-4 (Residential High
Density District) and is vacant.
The adjacent properties to the west and southwest are residentially planned and zoned. There
is little development directly adjacent to the subject property. School District 7 owns a tract
to the south where its bus facility is located. The bus facility occupies a minority of the site.
In response to inquiry the District indicated no plans to change the use of the property. Most
of the surrounding area is vacant, undeveloped land.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice of the application was provided by publication in the Bozeman Daily Chronicle,
posting a notice prominently on site using the City standard notice format and sign post in
two locations on N. 27th Avenue and Westlake Road, and mailing first class US mail to all
property owners within 200 feet of the site. Adjacent owner addresses were provided by the
representative per standard City procedures.
No written comment was received prior to the completion of the report to the planning board.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Valley Center, LLC PO Box 11890, Bozeman MT 59719
Applicant: Valley Center, LLC PO Box 11890, Bozeman MT 59719
Representative: Morrison-Maierle, Inc., PO Box 1113, Bozeman, MT 59771
Report By: Chris Saunders, Policy and Planning Manager
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
Land Use Inventory by Zoning District
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Planning Board Resolution
Planning Board Minutes
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Resolution No. 4533, Intent to revise Growth Policy, Cattail North #P14016
Page 1 of 2
RESOLUTION NO. 4533
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, STATING THE INTENT OF THE CITY COMMISSION TO CONSIDER AN AMENDMENT TO FIGURE 3-1 OF THE BOZEMAN COMMUNITY PLAN.
WHEREAS, the City of Bozeman has had a comprehensive plan (growth policy) since 1958,
and
WHEREAS, the City of Bozeman adopted its growth policy known as the Bozeman Community
Plan (BCP) through Resolution 4163 on June 1, 2009, and
WHEREAS, the City of Bozeman adopted its most recent text amendments to the growth policy
known as the Bozeman Community Plan (BCP) through Resolution 4195 on August 3, 2009, and
WHEREAS, the Bozeman City Commission establishes criteria for the amending of the
document, and
WHEREAS, an application has been received to amend Figure 3-1, the future land use map of
the growth policy, and
WHEREAS, the City of Bozeman Planning Board conducted a public hearing on the application
on June 17, 2014, and
WHEREAS, in accordance with 76-1-602, MCA, the City Commission must conduct a public
hearing prior to taking any action to adopt or revise a growth policy,
NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of Bozeman,
Montana, that:
Section 1
In accordance with the requirements of Section 76-1-604 MCA, the intent to consider the
application for amendment and possible corresponding revisions to the growth policy is hereby stated.
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Resolution No. 4533, Intent to revise Growth Policy, Cattail North #P14016
Page 2 of 2
Section 2
That a public hearing has been set and advertised for July 7, 2014 for the purpose of receiving
public testimony on P-14016, the Cattail North growth policy amendment application and possible
related revisions to Figure 3-1 of the Bozeman Community Plan.
DATED this 7th day of July, 2014.
JEFFREY K. KRAUSS Mayor
ATTEST:
____________________________________
STACY ULMEN, CMC City Clerk
APPROVED AS TO FORM:
___________________________________
GREG SULLIVAN City Attorney
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RESOLUTION #P-14016
RESOLUTION OF THE CITY OF BOZEMAN PLANNING BOARD REGARDING AN AMENDMENT TO FIGURE 3-1, FUTURE LAND USE MAP, BOZEMAN COMMUNITY
PLAN FOR APPROXIMATELY 32 ACRES BEING LOCATED SOUTHWEST OF THE
INTERSECTION OF VALLEY CENTER ROAD AND NORTH 27TH AVENUE AND
LEGALLY DESCRIBED AS LOT 2A OF MINOR SUBDIVISION 221E, LOCATED IN
SECTION 26, TOWNSHIP 1 SOUTH, RANGE 5 EAST, P.M.M., CITY OF BOZEMAN,
GALLATIN COUNTY, MONTANA.
WHEREAS, the City of Bozeman has adopted a growth policy pursuant to Section 76-1-601,
M.C.A.; and
WHEREAS, the City of Bozeman Planning Board has been created by ordinance by the
Bozeman City Commission as provided for in Title 76-1-101, M.C.A.; and
WHEREAS, the property owner, Valley Center LLC, and their representative, Morrison-
Maierle, Inc., submitted a growth policy amendment to change the future land use designation
depicted on Figure 3-1, Bozeman Community Plan on approximately 32 acres located southwest of
the intersection of Valley Center Road and N. 27th Avenue from Residential to Community
Commercial Mixed Use; and
WHEREAS, the proposed Growth Policy Amendment Application has been properly
submitted, reviewed, and advertised in accordance with the required procedures; and
WHEREAS, the City of Bozeman Planning Board held a public hearing on Tuesday, June 17,
2014, to review the application and any written public testimony on the application; and
WHEREAS, no members of the general public provided written testimony on the matter of
the growth policy amendment application; and
WHEREAS, the Department of Community Development, based on the materials and
information provided by the Applicant and analysis of the proposal included in the Staff Report,
recommended not to approve the Growth Policy Amendment and instead to consider approval of
Residential Emphasis Mixed Use for the area; and
WHEREAS, the City of Bozeman Planning Board reviewed the application, Staff Report, and
Applicant testimony against the criteria for amendments established in Chapter 17 of the Bozeman
Community Plan finding the Application did overcome the burden of proof; and
WHEREAS, the City of Bozeman Planning Board voted 7-0 to forward a recommendation of
approval to the City Commission for the growth policy amendment request with the two
contingencies recommended by the Community Development Department;
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NOW, THEREFORE, BE IT RESOLVED, having heard and considered public comment,
application materials, and staff findings the City of Bozeman Planning Board voted 7-1 to accept the
findings presented in the applicant’s materials and officially recommend to the Bozeman City
Commission approval of growth policy amendment application #P14016 to amend Figure 3-1,
Future Land Use Map, Bozeman Community Plan from Residential to Community Commercial
Mixed Use for approximately 32 acres described as a portion of Lot 2A of Minor Subdivision 221E,
located in Section 26, Township 1 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County,
Montana., Montana subject to the following contingencies:
1. The applicant shall submit, within forty-five (45) calendar days of approval by the City
Commission, an 8½- x 11-inch or 8½- x 14-inch paper exhibit and digital copy entitled
“Cattail North Growth Policy Amendment” to the Department of Community Development
containing an accurate description of the property for which the growth policy designation is
being amended. The exhibit must be acceptable to the Department of Community
Development and must include a metes and bounds description of the area of the approved
amendment.
2. The resolution for the growth policy amendment shall not be drafted until the applicant
provides an exhibit of the area to be re-designated, which will be utilized in the preparation
of the resolution to officially amend the Future Land Use Map of the Bozeman Community
Plan.
DATED THIS 17th DAY OF JUNE, 2014 Resolution #P14016
_____________________________ ____________________________
Chris Saunders, AICP Eric Garberg, Vice-President
Department of Community Development City of Bozeman Planning Board
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MINUTES
CITY OF BOZEMAN PLANNING BOARD COMMISSION MEETING ROOM, CITY HALL
121 NORTH ROUSE AVENUE
TUESDAY, JUNE 17, 2014
7:00 P.M.
ITEM 1. CALL TO ORDER AND ATTENDANCE Mayor - Jeff Krauss: Present
Council Member - Erik Garberg: Present
Board Member - Paul Neubauer: Present
Board Member - Julien Morice: Present
Board Member - George Thompson: Present
Board Member - Gerald Pape Jr.: Absent
Board Chair - Trever McSpadden: Absent
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Present Staff
Tom Rogers, Planner
Chris Saunders, Planner
Members of Public
Matt Eckstrom, Morrison-Maierle
Mark Meyer – 2585 Creekwood Dr
Kristin Cardin – 2457 Creekwood Dr
Jeff Johnson – 2563 Creekwood Dr
Susan Riggs, Intrinsik Architecture
Rob Pertzborn, Intrinsik Architecture
Brian Kline, Valley Center LLC
Dean and Anne Halse, Valley Center LLC
Walter Wolf for Flanders Mill, LLC
Chuck Hinesley
Troy Sherer, Design Five Landscape Architecture
2 people from C&H Engineering
ITEM 2. PUBLIC COMMENT (Limited to any public matter within the jurisdiction of the Planning
Board and not scheduled on this agenda. Three-minute time limit per speaker.)
07:03:42 PM – Chair Pro-Tem Garberg opened for Public Comment – no public comment forthcoming.
ITEM 3. DRAFT MINUTES OF MAY 20, 2014
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07:02:34 PM – Chair Pro-Tem Garberg asked for motion and second to approve minutes of 05/20/14.
Minutes approved unanimously.
ITEM 4. PROJECT REVIEW
1. Legends at Bridger Creek II Ph. 3 Preliminary Plat Application P14022
A Subdivision Preliminary Plat Application requested by the property owner/applicant Guinness
Partners, Inc., 430 N. Ryman, 2nd floor, Missoula, MT 59802; and represented by Morrison-Maierle,
Inc. PO Box 1113 Bozeman, MT 59771 to allow the subdivision of 24.69 acres into 51 single-
household lots and related streets and open space in the Bridger Creek II Subdivision. The property
is generally located between Midfield Street and Creekwood Drive, south of Bridger Creek. The
property is zoned R-1 (Residential Single Household Low Density District). The properties involved
are described as Lot 69, Lot 70 and Lot R of the Legends at Bridger Creek II Subdivision, Phase II,
Plat J-516, situated in Section 32, Township 1 South, Range 6 East, P.M.M, City of Bozeman,
Gallatin County, Montana. (Rogers)
07:03:07 PM – Open for Item #4 Project Review.
07:03:54 PM – Planner Rogers presented his staff report.
07:12:28 PM – Planner Rogers finished his presentation and responded to questions. Questions from
Mayor Krauss, Mr. Morice, Mr. Thompson, Mr. Neubauer.
07:23:24 PM – Questions for Planner Rogers closed and presentation by Applicant. Mr. Matt Eckstrom
of Morrison-Maierle, representing the Applicant, addressed the Board.
07:26:41 PM – Closed for Applicant and opened for Public Hearing.
Mr. Mark Meyer, 2485 Creekwood Dr, commented regarding habitat, open space, quantity of
homes and public safety.
Ms. Kristin Cardin, 2457 Creekwood Dr, commented on limited open space in Creekwood
Subdivision and the alley on Boylan Rd.
Mr. Jeff Johnson, 2563 Creekwood Dr, commented that this phase is out-of-character with the
rest of Legends at Bridger Creek with very little access to open space corridor.
07:31:09 PM – Chair Pro-Tem Garberg closed the Public Hearing and opened for questions, motion,
discussion and vote. Questions from Mayor Krauss, and Mr. Thompson.
07:40:44 PM - Motion
Board Member - Julien Morice: Motion
Board Member - George Thompson: 2nd “Having reviewed and considered the application materials, public comment, and all information
presented, I hereby adopt the findings presented in the staff report for application P14022 and
move to approve the Legends at Bridger Creek II, Phase 3 Major Subdivision with conditions and
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subject to all applicable code provisions.”
07:41:10 PM – Mr. Morice spoke to the motion.
07:42:25 PM – Discussion on amendment to motion.
Board Member - George Thompson: Motion
Mayor - Jeff Krauss: 2nd
“I move to amend the motion to align easement access coming off the roadways to the open
space to reflect public comment.”
07:43:43 PM – Opened for discussion on amendment to motion.
07:43:54 PM – Chair Pro-Tem Garberg called for vote on amendment to motion.
Board Member - George Thompson: Motion
Mayor - Jeff Krauss: 2nd Amendment to motion carries unanimously.
07:44:09 PM - Chair Pro-Tem Garberg called for evaluation of approving subdivision with amended
Condition of Approval. Discussion by Mayor Krauss, Mr. Morice, Mr. Thompson, Mr. Garberg,
Ms. Dornberger.
07:53:32 PM – Chair Pro-Tem called for question on amended motion.
Board Member - George Thompson: Motion
Mayor - Jeff Krauss: 2nd
Mayor - Jeff Krauss: Disapprove
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer:Disapprove
Board Member - Julien Morice: Disapprove
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Absent
Board Chair - Trever McSpadden: Absent
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Disapprove Motion fails 2-4.
07:53:46 PM – Chair Pro-Tem Garberg stated this move forward to the Commission Meeting on July 7th
with a negative recommendation
07:54:09 PM – Chair Pro-Tem Garberg opened Item #2.
2. Cattail North Growth Policy Amendment Application P14016
A Growth Policy Amendment application is proposed by property owner Valley Center LLC, P.O.
Box 11890, Bozeman MT 59719 and the representative is Morrison-Maierle, Inc., P.O. Box 1113,
Bozeman MT 59771 has been submitted to the City of Bozeman Department of Community
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Development for an amendment to Figure 3-1 of the Bozeman Community Plan that would change
the future land use classification from Residential to Community Commercial Mixed Use upon
property located at 3646 N 27th Ave. and 4900 West Lake Road. The proposal would affect ~32
acres of land of a total of 53.77 acres. The property is legally described as a portion of Lot 2A, Minor
Subdivision 221E, Section 26, Township 1S, Range 5E, City of Bozeman, Gallatin County,
Montana. (Saunders)
07:54:50 PM – Planner Saunders presented his staff report and answered questions. Questions from Mr.
Garberg and Mr. Thompson.
08:10:08 PM – Opened for presentation by Applicant. Ms. Susan Riggs, Intrinsik Architecture, presented
for the Applicant, Valley Center, LLC, asked for approval of Alternative #1 and answered
questions.
08:15:20 PM – Chair Pro-Tem Garberg opened Public Hearing. No public comment forthcoming.
08:15:33 PM - Chair Pro-Tem Garberg opened questions, discussion, motion and vote. Questions from
Mayor Krauss.
08:17:29 PM – Motion
Mayor - Jeff Krauss: Motion
Board Member - Paul Neubauer: 2nd
“ I make a motion to approve the application, as submitted with Alternative #1, adopting the
applicant’s analysis of the Growth Policy requirements as our own and approve the Growth
Policy Amendment as submitted, subject to the conditions and requirements as suggested by
staff.”
08:19:18 PM – Mayor Krauss spoke to his motion. Questions from Board members.
08:24:29 PM – Mr. Pape joined the meeting at this time being late due to serving in a County duty at the
Northern Rockies Economic Development District at the request of the County Commissioners.
08:28:29 PM – Vote on motion
Mayor - Jeff Krauss: Motion
Board Member - Paul Neubauer: 2nd
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Absent
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion passed unanimously.
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08:39:35 PM – President McSpadden joined the meeting and opened for Item #3.
3. Flanders Mill Ph. 1-7 Preliminary Plat Application P14024
A Major Subdivision Preliminary Plat application as requested by the property owner Flanders Mill
LLC, 235 Greenhills Ranch Road, Bozeman, MT 59718, and represented by C&H Engineering &
Surveying, Inc., 1091 Stoneridge Dr., Bozeman, MT 59718 has been submitted to the Department of
Community Development that would allow the subdivision of 136.75 acres into 292 single-
household residential lots, 2 multi-household lots, 1 lot for utilities, and associated parks and open
spaces with variances from 1) Section 38.23.100 (Watercourse Setbacks) to allow lots to encroach
within the required 50 foot setback from watercourse and wetlands, 2) Section 38.23.040 (Block
Length) to allow blocks (Block 13, 15, 16, 17, 20, and 24) with a length greater than 400 feet, 3)
Section 38.23.040 (Block Width) to allow blocks (Blocks 7, 9, 12, 14, 15, 18) with a width of less
than 200 feet, 4) Sections 38.24.080 (Sidewalks) and 38.24.110 (Transportation Pathways) to
construct a boulevard trail in lieu of a sidewalk to be located within a public access easement
adjacent to Flanders Mill Road, Baxter Lane, and Ferguson Avenue, 5) Section 38.24.060 (Street
Improvement Standards) to allow a level of service at the intersection of Ferguson Avenue and
Durston Road to be below the required level of service “C”; and a partial waiver of required park
land dedication required per Section 38.27.020 by providing an alternative means of recreational
space through provision of developed common open space. The property is zoned R-3 (Residential
Medium Density District), R-4 (Residential High Density District), and PLI (Public Lands and
Institutions). The project is generally located east of Flanders Mill Road, south of Baxter Lane and
west of Ferguson Avenue. The property is legally described as Tract 1, Certificate of Survey No
2834, located in the E ½ of W ½ of Section 3, Township 2S, Range 5E, of P.M.M, City of Bozeman,
Gallatin County, Montana. (Saunders)
08:39:47 PM – Planner Saunders presented his staff report.
09:00:38 PM – Planner Saunders concluded his report and took questions. Questions from Mr. Garberg,
Mr. Pape, Mayor Krauss, Mr. Neubauer, Mr. Morice.
09:23:55 PM – President McSpadden opened for the Applicant presentation, Mr. Walter Wolf
representing Flanders Mill, LLC.
09:26:39 PM – Presentation by Troy Sherer, Design Five Landscape Architecture, spoke to the process
of how they arrived at the parks, trails and open space plan and answered questions. Questions from Mr.
Pape.
09:33:10 PM – President McSpadden opened the Public Hearing. No public comment forthcoming.
President McSpadden closed public comment and opened for motion, discussion and vote.
09:34:11 PM – Motion
Council Member - Erik Garberg: Motion
Board Member - Julien Morice: 2nd
“Block width: “Having reviewed and considered the application materials, public comment, and
the information presented, I hereby adopt the findings presented in the staff report and move to
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approve the variance from Section 38.23.040 C to allow a block width of less than 200 feet for
Blocks 7, 9, 12, 14, 15, 18 as depicted on Sheets 1 and 2 of the preliminary plat in the submittal
with the applicable conditions set forth in the staff report.”
Mr. Garberg spoke to having started with this motion.
09:37:33 PM – Vote
Council Member - Erik Garberg: Motion
Board Member - Julien Morice: 2nd
Mayor - Jeff Krauss: Disapprove
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion carries 7-1
09:38:12 PM - Motion
Board Member - Julien Morice: Motion
Board Member - Paul Neubauer: 2nd “Dedication of Parks and Waiver of Park Dedication: Having reviewed and considered the
application materials, public comment, and all the information presented, I hereby adopt the
findings presented in the staff report regarding dedication of parkland and waiver of park land
dedication per Article 38.27 and move to accept the combination of dedicated parkland as
depicted in Park 1 and Park 2 and granting a waiver of dedication of additional parkland per
Section 38.27.100 as depicted in the submittal materials with the applicable conditions set forth
in the staff report.”
Mayor Krauss discussed the motion.
09:53:46 PM –Vote
Board Member - Julien Morice: Motion
Board Member - Paul Neubauer: 2nd
Mayor - Jeff Krauss: Disapprove
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve
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Motion passed 7-1
09:54:22 PM – Motion
Board Member - George Thompson: Motion
Board Member - Gerald Pape Jr.: 2nd “Release and Reconveyance of Park Easement: Having considered the proposed Park Plan for
the subdivision and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report regarding the
reconfiguration of the existing park easement and direct that Staff prepare the necessary
documents to release and reconvey the eastern end of Park 1 in coordination with the final plat of
the initial phase of the subdivision and the adoption of the Park Master Plan for the subdivision.”
09:55:24 PM – Vote
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve
Motion carries 8-0
09:55:31 PM– Motion
Council Member - Erik Garberg: Motion
Board Member – Paul Neubauer: 2nd
“Wetland and watercourse setback: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings presented in the
staff report and move to approve the variance from Section 38.23.100 to allow encroachment into
the required 50 foot wetland setback as depicted on Exhibit 4.1 in the submittal materials with
the applicable conditions set forth in the staff report.”
09:56:10 PM – Vote
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve
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Motion carries 8-0
09:56:45 PM – Motion
Board Member - Gerald Pape, Jr: Motion
Board Member - George Thompson: 2nd
“Alternative block length (Option 1): Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings related to alternative
block length compliance as allowed by Section 38.23.040 as presented in the staff report and move to
approve Blocks 13, 15, 16, 17, 20, and 24 to have a length in excess of 400 feet as depicted on
Sheets 1 and 2 of the preliminary plat in the submittal materials with the applicable conditions set
forth in the staff report.”
“I will amend the motion to state, as indicated by the Planner, that as as allowed by Section
38.23.040 as presented in the staff report and move to approve Blocks 13, 15, 16, 17, 20, 22 and 24
to have a length in excess of 400 feet as depicted on Sheets 1 and 2 of the preliminary plat in the
submittal materials with the applicable conditions set forth in the staff report.”
Discussion by Mr. Pape.
09:59:44 PM – Vote
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve
Motion carries 8-0
09:59:53 PM - Motion
Board Member – Paul Neubauer: Motion
Mayor – Jeff Krauss: 2nd
“Level of Service: Having reviewed and considered the application materials, public comment, and
all the information presented, I hereby adopt the findings presented in the staff report regarding a
variance from Section 38.24.060 to allow an intersection to function below level of service “C” as
depicted on page 10 of the traffic impact study in the submittal materials with the applicable
conditions set forth in the staff report.”
Mr. Neubauer spoke to the motion.
10:08:07 PM – Vote
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Board Member - Paul Neubauer: Motion
Mayor - Jeff Krauss: 2nd
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Disapprove
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve
10:08:25 PM
Council Member - Erik Garberg: Motion
Board Member – Julien Morice: 2nd To provide a Class I Transportation Pathway instead of a sidewalk: “Having reviewed and
considered the application materials, public comment, and all the information presented, I hereby adopt
the findings presented in the staff report and move to approve the variance from Section 38.24.080 to
allow the development to not construct a concrete sidewalk in the standard location and size within the
dedicated right of way for Ferguson Avenue, Baxter Lane, and Flanders Mill Road and to instead
construct a Class I asphalt trail in a public access easement adjacent to the street right of way as depicted
on Sheets 1 and 2 of the preliminary plat and in the Park Plan in the submittal materials with the
applicable conditions set forth in the staff report.”
10:09:43 PM
Council Member - Erik Garberg: Motion
Mayor - Jeff Krauss: 2nd
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member -Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion carries 8-0
10:09:49 PM – Open for motion
Board Member - Laura Dornberger: Motion
Board Member - Gerald Pape Jr.: 2nd Subdivision as a whole: “Having reviewed and considered the application materials, public comment,
and all the information presented, I hereby adopt the findings presented in the staff report for application
P14024 and move to approve the major subdivision with conditions and subject to all applicable code
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provisions and incorporating all prior actions relating to dedication of parks, watercourse
setbacks, block width, block length, provision of alternative sidewalks, and the level of service at the
intersection of Ferguson Avenue and Durston Road with the conditions set forth in the staff report.”
10:10:36 PM
Mayor Krauss requested to amend the motion.
Mayor - Jeff Krauss: Motion
Council Member - Erik Garberg: 2nd
“I move to amend the motion to require as a condition of approval that the parks and open space
if they are to be fenced, that they be fenced with a coherent design and no higher than four feet.”
10:11:21 PM
Discussion on amendment to motion.
10:16:34 PM – President McSpadden called for a vote on the amendment.
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Disapprove
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Disapprove
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion carries 6-2.
10:17:18 PM – President McSpadden called for a vote on the original motion.
Board Member - Laura Dornberger: Motion
Board Member - Gerald Pape Jr.: 2nd
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Disapprove
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion carries 7-1.
President McSpadden announced this will move forward to the July 7th Commission meeting.
10:18:19 PM - President McSpadden opened Item #4.
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4 Laurel Glen Growth Policy Amendment Application P14020
A Growth Policy Amendment application is proposed by property owner Manhattan Bank, 2610 W.
Main Street, Bozeman MT 59718. The applicant is Great Western Investments, 4721 Glenwood
Drive, Unit D, Bozeman, MT 59718 and the representative is Caddis Engineering and Land
Surveying, PO Box 11805, Bozeman MT 59719 has been submitted to the City of Bozeman
Department of Community Development for an amendment to Figure 3-1 of the Bozeman
Community Plan that would change the future land use classification from Community
Commercial Mixed Use to Residential upon property located at 856 Loxley Drive. The proposal
would affect ~2.041 acres of land. The property is legally described as Lot 1, Block 9, Laurel Glen
Subdivision, Phase 1, City of Bozeman, Gallatin County, Montana. (Saunders)
10:18:25 PM - Planner Saunders presented his staff report.
10:22:27 PM – Planner Saunders completed his report. President McSpadden opened for questions for
the Applicant, Chuck Hinesley.
10:25:25 PM – President McSpadden closed questions for Applicant and opened for Public Hearing. No
comment forthcoming. President McSpadden closed the Public Hearing.
10:25:38 PM – President McSpadden opened for motion, discussion and vote.
Mayor - Jeff Krauss: Motion
Council Member - Erik Garberg: 2nd
“Having reviewed the application materials, considered public comment, and considered all of
the information presented, I hereby adopt the findings presented in the staff report for application
P14020 and move to approve the Growth Policy Amendment with the contingencies required to
complete the application processing.”
Discussion followed.
10:27:40 PM – President McSpadden called for a vote on the motion.
Mayor - Jeff Krauss: Motion
Council Member - Erik Garberg: 2nd
Mayor - Jeff Krauss: Approve
Council Member - Erik Garberg: Approve
Board Member - Paul Neubauer: Approve
Board Member - Julien Morice: Approve
Board Member - George Thompson: Approve
Board Member - Gerald Pape Jr.: Approve
Board Chair - Trever McSpadden: Approve
Board Member – Brett Potter: Absent
Board Member - Laura Dornberger: Approve Motion carries unanimously.
ITEM 5. ADJOURNMENT
407
12
10:28:00 PM – President McSpadden meeting adjourned.
This meeting is open to all members of the public. If you have a disability that requires assistance,
please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD).
408
Development Review Division Policy and Planning Division Building Division
CITY OF BOZEMAN
DEPARTMENT OF COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net 2013 Land Use Inventory Report February 28, 2014
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Since 2002, the City of Bozeman Department of Planning and Community Development (DPCD)
has worked to prepare an annual report of land use within the City. The report provides a cross tabulation of how the area within each parcel and within each zoning district is used. The use is measured by acres and any established use on the site means the area of the entire parcel is shown as
occupied. All use and area values are rounded to the nearest whole acre. Those cells showing no value
mean there is no amount of that land use in that zoning district. Those cells in data from 2008 on
showing a 0 value mean that there is some but less than one-half acre of that land use in that zoning district. The year 2007 and prior showed a zero in any cell with a value less than one acre in any land use in a zoning district. The table for 2004 was not calculated and is therefore not presented.
Shown in the following tables are the updated land use inventory for the City of Bozeman from
December 31, 2005 through December 31, 2013. The map is for the 2013 inventory. Data prior to 2005
is not shown due to complex changes in the number and type of zoning districts which would make comparisons to current data difficult. The data is available through the DPCD if desired.
The land use classifications and zoning definitions are described below. Zoning districts are
established by the City Commission through the adoption of ordinances. The description of land use
classifications is prepared by the Department of Community Development (DCD). A revised set of
classifications was prepared in 2010 and are reflected in the 2010 land use table. The changes were generally minor but refined several classifications and added several to allow the same classifications to be used either inside or outside the city.
The descriptor shown in parentheses in the list of land use classifications is the value contained in
the geographic information system tables used to track the inventory. The descriptors are used in the
table row labels due to space constraints. The detailed description of uses allowed in the zoning districts and related development standards are available through the City’s Unified Development Ordinance. Please contact the DCD if you have questions on these standards. The current land use information for
individual parcels is available through the interactive geographic information system hosted on the
City’s website, www.bozeman.net.
Land Use Classifications
Use Type Description
(MIXED) Mixed Use More than one principal use occurring on one lot.
(RB) Restaurant/Bar A restaurant, coffee shop, cafeteria, grill, short order café, luncheonette,
sandwich stand, drugstore, soda fountain, serving food; or an establishment where alcoholic beverages are served on premises.
(CR) Commercial
Retail sales, services,
Banks
Uses involving the sale of goods or services carried out for profit.
(HM) Hotel/Motel A building or group of buildings, in which lodging is provided and
offered to transient guests for compensation (not to include a boarding
house, lodging house or rooming house)>
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Use Type Description
(CA) Commercial
Auto sales, rental,
parts, storage, gas, service
Establishments primarily engaged in automotive related sale/services,
fuels, repair, sales, washing, rental and leasing.
(AP) Administrative
Professional
An establishment in which overall management functions occur and/or in
which a recognized profession is maintained for the conduct of that profession.
(LM) Light
Manufacturing
Fabrication of and/or assembly of goods from previously prepared
materials, to include storage, and mini-warehousing.
(HI) Heavy Industrial Those industries whose processing of products results in the emission of any atmospheric pollution, light flashes, glare, odor, noise or vibration
which may be heard and/or felt off the premises and those industries
which constitute a fire or explosion hazard.
(GOLF) Golf Course A tract of land laid out for playing golf with at least nine holes; and
improved with tees, greens, fairways and hazards; and which may
include a clubhouse and/or shelter.
(POS) Park or Open
Space
Parks, trails, recreational areas and other places that are capable of being
used by the public for recreation, relaxation and social purposes. May
include private land serving a property owners association for similar purposes
(AG) Agricultural Land, usually 20 acres or greater, without dwellings
(AGR) Agricultural Land, usually 20 acres or greater, with one or more
dwellings
(CE) Conservation
Easement
A property legally restricted from development for the purpose of
preserving open space or habitat. May or may not have a dwelling or
other uses on the property.
(CHURCH) Church A building where persons regularly assemble for religious worship and
which, together with its accessory buildings and uses, is maintained and
controlled by a religious body organized to sustain public worship.
(PFP) Public Facility A building, structure, facility or complex, used by or providing services
to the general public and constructed by either the federal, state, county
or municipal government agency. Also includes utilities serving the
general public such as electrical service.
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Use Type Description
(SEF)
School/Educational
Facility
Any building or part thereof which is constructed or used for public or
private education or instruction; when not conducted as a commercial
enterprise for the profit of individual owners or stockholders.
(SFR) Single-Household Residential
A building used for residential occupancy by one household, including
multiple residences that share a common wall, as long as only one
dwelling unit lies upon a single lot; townhomes. Also may include an
accessory dwelling unit.
(DTR) Duplex/Triplex
Residential
A building, or a portion thereof, used for occupancy by two or three
households living independently of each other, with the units completely
separated by a common wall, floor and/or ceiling and reside on one lot; including apartments and condos.
(MFR) Multi-
Household Residential
A building, or portion thereof, used for occupancy by four or more
households living independently of each other, with the units completely separated by a common wall, floor and/or ceiling; apartments, condos.
(MHMP) Mobile
Home, Mobile Park,
Manufactured Housing
A factory assembled structure(s), exceeding eight feet in width,
originally equipped with the necessary service connections and originally
made so as to be readily movable as a unit(s) on its own running gear and designed to be used as a dwelling unit(s) without a permanent foundation, whether or not the running gear has been removed.
(RP) Residential with Pasture Residential property, usually single-household, with 1 or more acres but not more than 20 acres, that has open pasture used for grazing animals.
(RR) Rural Residential Detached single-household residential property located outside of the
City limits that does not have pasture.
(ROW) Rights-of-Way A public way established or dedicated for public purposes by duly
recorded plat, deed, grant, easement, governmental authority or by operation of law; roads; railroads.
(UDV) Undeveloped Land that is not ready to be occupied by buildings (needs to be
subdivided; needs infrastructure)
(VACANT) Vacant Land that is currently developed and ready to be occupied by buildings but is unoccupied; no buildings or buildings requiring significant
improvement in order to be used.
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Zoning Districts by Title
R-S - Residential suburban district
R-1 - Residential single household, low density district
R-2 - Residential two household, medium density district
R-3 - Residential medium density district
R-4 - Residential high density district
R-O - Residential office district
RMH -Residential manufactured home community district
REMU- Residential emphasis mixed use district (first appears on the zoning map in 2010)
HMU - Historic mixed use district
PLI - Public lands and institutions
B-1 - Neighborhood business district
B-2 - Community business district
B-3 - Central business district
M-1 - Light manufacturing district
M-2 - Manufacturing and industrial district
B-P - Business park district
UMU - Urban Mixed Use (first appears on the zoning map in 2008)
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2013 Land Use Inventory Report as of December 31, 2013, Acres of Each Use by Zoning District Land Use Classifications Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4 REMU R-MH R-O R-S UMU
Grand
Total
% By
Land Use
AP 3.7 41.2 14.2 83.5 16.2 2.6 0.0 0.2 0.0 1.2 4.1 47.9 214.9 1.7%
CA 3.5 54.3 2.8 12.9 0.2 40.7 1.5 0.3 1.8 0.7 118.8 0.9%
CHURCH 5.2 4.0 0.0 6.6 11.3 28.5 10.6 21.2 0.5 1.5 89.5 0.7%
CR 9.5 267.1 20.4 29.1 3.3 72.0 7.8 1.6 0.5 6.1 16.4 13.9 1.1 448.8 3.5%
DTR 0.0 2.7 2.0 0.1 0.8 38.4 93.1 94.9 21.5 13.8 0.6 268.0 2.1%
GOLF 5.0 0.4 171.5 176.8 1.4%
HM 2.4 94.9 1.0 0.8 0.0 0.3 0.2 99.5 0.8%
LM 6.2 1.2 5.2 8.5 291.4 34.4 0.8 0.7 7.7 4.1 7.7 367.9 2.9%
MFR 17.6 4.8 1.6 0.0 36.8 31.5 243.1 148.4 80.2 2.9 566.9 4.4%
MHMP 2.4 9.8 0.0 12.2 0.0 34.4 22.6 5.0 86.5 0.7%
MIXED 19.2 91.0 14.3 1.2 4.5 62.0 9.4 2.0 0.2 1.4 6.8 16.4 0.0 16.1 24.5 269.0 2.1%
PFP 2.2 10.5 9.7 0.2 20.8 0.7 396.3 0.0 6.9 0.0 4.1 0.0 451.4 3.5%
POS 0.1 38.2 0.2 17.8 26.1 0.1 502.0 242.8 47.5 237.0 72.2 5.0 18.5 108.5 1,316.1 10.3%
RB 1.6 37.3 1.5 0.2 0.2 0.4 41.2 0.3%
ROW 16.1 233.5 46.2 45.1 11.4 212.7 371.5 140.2 355.9 203.1 400.7 143.7 6.8 65.6 87.2 6.7 2,346.6 18.3%
SEF 0.0 0.2 7.4 41.1 4.5 714.7 29.3 4.6 32.3 2.9 25.7 1.2 0.5 864.5 6.8%
SFR 1.5 30.8 7.5 0.0 8.7 12.3 4.7 7.4 698.1 307.5 366.5 137.1 0.0 13.3 98.3 1,693.9 13.2%
UDV 0.4 171.6 92.3 62.9 150.1 153.2 327.9 89.8 304.5 189.0 127.3 31.3 128.3 406.5 2,235.0 17.5%
VACANT 33.4 223.4 0.5 11.6 1.7 62.1 2.2 5.2 78.9 30.8 389.3 160.3 68.2 42.8 31.3 1,141.9 8.9%
Grand Total 91.6 1,319.9 138.5 351.4 39.6 894.7 585.1 1,921.8 1,822.1 821.8 2,124.0 939.1 127.3 124.5 499.1 958.6 38.0 12,797.2 100.0%
% By Zoning
District 0.7% 10.3% 1.1% 2.7% 0.3% 7.0% 4.6% 15.0% 14.2% 6.4% 16.6% 7.3% 1.0% 1.0% 3.9% 7.5% 0.3% 100.0%
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2012 Land Use Inventory Report as of December 31, 2012, Acres of Each Use by Zoning District
Land Use Classification Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4 REMU R-MH R-O R-S UMU Grand Total
% By Land
Use
AG 22.7 38.0 19.0 79.7 0.63%
AP 3.7 41.2 13.2 83.5 16.2 2.6 0.2 1.2 4.8 47.9 214.6 1.69%
CA 3.5 54.3 2.8 12.9 0.2 40.7 1.5 0.8 1.8 0.7 119.3 0.94%
CHURCH 0.0 5.2 4.0 0.0 6.6 11.3 28.5 10.6 0.5 1.5 68.3 0.54%
CR 12.3 265.9 20.6 29.1 3.3 72.0 7.8 1.6 0.5 6.1 6.4 16.3 1.1 443.1 3.50%
DTR 2.7 2.3 0.1 0.8 38.4 93.0 94.6 24.0 9.8 0.6 266.3 2.10%
GOLF 5.0 0.4 171.5 176.8 1.40%
HM 2.4 92.3 0.6 0.8 0.3 0.2 96.5 0.76%
LM 6.2 0.4 5.2 8.6 291.4 34.4 0.8 0.7 8.5 4.1 7.7 368.0 2.91%
MFR 10.9 4.8 1.6 36.8 31.5 203.1 144.2 80.2 2.9 516.0 4.07%
MHMP 2.4 9.8 0.0 12.2 34.4 22.6 5.0 86.5 0.68%
MIXED 16.4 89.9 14.1 1.2 4.5 62.0 9.4 2.0 0.2 1.4 6.8 16.6 16.1 24.5 265.1 2.09%
PFP 2.2 10.5 9.7 0.2 20.8 0.7 398.2 0.0 0.0 5.7 4.1 452.2 3.57%
POS 0.1 38.2 0.2 17.8 26.1 0.1 501.6 230.5 40.8 221.8 70.4 5.0 18.3 108.0 1,278.9 10.10%
RB 1.6 37.0 1.5 0.2 0.2 0.4 0.0 40.9 0.32%
ROW 16.1 229.6 45.3 45.0 11.4 212.7 371.5 138.7 344.8 203.7 396.4 135.5 6.8 65.9 87.8 6.7 2,317.9 18.30%
RR 3.5 3.5 0.03%
SEF 7.4 41.1 4.5 671.4 29.3 4.6 32.3 2.9 25.7 1.2 0.5 820.9 6.48%
SFR 1.5 30.6 6.8 8.7 12.3 1.2 7.4 686.4 303.0 334.9 132.2 14.2 95.5 1,634.7 12.90%
UDV 0.4 118.9 92.3 62.9 150.1 196.5 363.3 89.8 286.3 198.4 127.3 52.6 106.6 406.5 2,251.7 17.77%
VACANT 33.4 256.9 1.0 11.6 1.7 62.1 2.2 0.3 76.5 35.4 401.8 136.6 90.5 25.8 31.3 1,167.2 9.21%
Grand
Total 91.6 1,307.3 135.4 351.4 39.6 894.7 585.1 1,916.9 1,819.9 815.8 2,065.2 917.8 127.3 124.5 499.1 938.7 38.0 12,668.2 100.00%
% By
Zoning
District 0 0.1032 0.01 0.03 0 0.07 0.05 0.1513 0.1437 0.06 0.163 0.07 0.01 0.01 0.04 0.07 0.003 1
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2011 Land Use Inventory Report as of December 31, 2011, Acres of Each Use by Zoning District
Land use Classifications Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4 R-MH R-O R-S UMU Total % By Land Use
AP 4 41 13 84 18 3 0 0 0 1 5 45 212.5 1.70%
CA 4 59 3 13 0 41 1 1 2 1 123.7 0.99%
CHURCH 5 4 0 7 11 28 12 1 2 69.0 0.55%
CR 12 254 21 29 3 65 8 2 0 6 17 16 1 434.8 3.48%
DTR 0 3 2 0 1 38 93 93 24 10 1 264.6 2.12%
GOLF 5 0 171 176.8 1.42%
HM 2 64 1 1 0 0 0 68.2 0.55%
LM 6 0 5 9 294 34 1 0 8 4 8 370.9 2.97%
MFR 11 5 2 0 35 32 241 140 80 3 548.5 4.40%
MHMP 2 10 0 12 0 34 23 5 86.5 0.69%
MIXED 16 89 14 1 4 62 9 2 0 1 7 17 0 16 24 264.0 2.12%
PFP 2 10 10 0 21 1 398 0 0 6 0 1 0 449.1 3.60%
POS 0 43 0 16 25 506 242 52 226 66 5 18 108 1,306.9 10.47%
RB 2 37 1 0 0 0 40.9 0.33%
ROW 16 224 45 50 11 201 372 139 345 203 416 135 7 66 88 7 2,324.5 18.63%
SEF 0 0 7 41 4 671 29 5 32 1 26 1 0 819.5 6.57%
SFR 2 31 7 0 8 12 5 7 682 292 310 131 0 14 91 1,591.4 12.75%
VACANT 34 408 1 126 2 140 152 149 433 125 689 348 53 204 430 31 3,326.0 26.65%
Total 92 1,279 135 378 40 895 585 1,874 1,818 814 2,063 912 125 499 932 38 12,477.9 100.00%
% By Zoning District 0.73% 10.25% 1.08% 3.03% 0.32% 7.17% 4.69% 15.02% 14.57% 6.53% 16.54% 7.31% 1.00% 4.00% 7.47% 0.30% 100.00%
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2010 Land Use Inventory Report as of December 31, 2010, Acres of Each Use by Zoning District Land Use Classification Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4 R-MH R-O R-S UMU Total*
% By
Land Use
AP 4 43 13 80 17 3 0 0 0 1 5 45 210 1.69%
CA 3 47 3 13 0 41 1 1 2 1 112 0.90%
CHURCH 5 4 0 7 11 28 12 2 2 70 0.56%
CR 12 253 21 29 3 64 8 2 0 6 17 16 1 432 3.46%
DTR 0 3 2 0 1 38 93 93 24 10 1 264 2.11%
GOLF 5 2 171 179 1.43%
HM 2 64 1 1 0 0 0 68 0.55%
LM 6 0 5 9 294 34 1 0 8 4 16 378 3.03%
MFR 11 5 2 0 35 31 241 140 80 3 548 4.39%
MHMP 0 2 10 0 12 0 34 23 5 87 0.70%
MIXED 17 87 13 1 4 59 9 2 0 1 7 16 0 18 17 253 2.03%
PFP 2 10 10 0 21 1 398 0 0 6 0 0 448 3.59%
POS 0 41 0 16 25 506 237 52 210 55 5 16 106 1,269 10.17%
RB 2 36 1 0 0 2 41 0.33%
ROW 16 220 45 50 11 201 372 139 345 203 416 134 7 67 88 7 2,320 18.59%
SEF 0 0 7 41 4 671 29 5 32 1 26 1 0 820 6.57%
SFR 1 29 7 0 8 12 5 7 677 286 301 129 0 16 90 1,570 12.58%
VACANT 34 425 1 130 2 144 152 149 443 131 712 361 53 206 433 31 3,409 27.32%
Total* 92 1,273 135 378 40 895 585 1,874 1,818 814 2,063 912 125 505 932 38 12,478 100.00%
% By Zoning
District* 0.74% 10.20% 1.08% 3.03% 0.32% 7.17% 4.69% 15.02% 14.57% 6.53% 16.54% 7.31% 1.00% 4.05% 7.47% 0.30%
100.00
%
*The total land area for this year includes the land use of Right of Way (ROW) which was absent in the prior two years. This changes the total areas.
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2009 Land Use Inventory Report as of December 31, 2009, Acres of Each Use by Zoning District Land Use Classification Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4 R-MH R-O R-S UMU TOTAL*
% By
Land Use
AP 4 43 13 75 17 3 0 0 0 1 6 35 197 1.94%
CA 3 47 3 13 0 41 1 1 2 1 112 1.10%
CHURCH 5 4 0 7 11 11 12 2 2 52 0.51%
CR 12 253 21 29 3 64 8 9 2 0 6 17 16 1 442 4.35%
DTR 0 3 2 0 1 12 93 93 24 10 1 238 2.34%
GOLF 5 2 171 179 1.76%
HM 2 64 1 1 0 0 0 68 0.67%
LM 11 0 10 9 287 34 1 2 0 13 4 19 391 3.85%
MFR 11 5 2 0 35 31 241 139 80 3 547 5.38%
MHMP 5 2 10 0 3 12 10 34 23 5 105 1.03%
MIXED 16 87 13 1 4 59 9 2 0 1 7 16 0 18 17 252 2.48%
PFP 2 10 10 0 13 1 393 0 0 6 0 8 443 4.36%
POS 0 41 0 16 25 506 263 52 210 55 5 26 106 1,305 12.84%
RB 2 36 1 0 0 2 41 0.40%
SEF 0 0 7 41 4 671 29 5 32 1 1 0 794 7.81%
SFR 1 29 7 0 8 12 5 7 673 282 287 128 0 16 88 1,544 15.19%
VACANT 30 464 1 130 2 150 152 149 447 131 744 303 78 206 432 31 3,452 33.98%
TOTAL* 76 1,097 90 327 28 686 214 1,739 1,473 611 1,648 733 118 438 852 31 10,162
100.00
%
% By Zoning District 0.75% 10.80% 0.89% 3.22% 0.28% 6.75% 2.10% 17.11% 14.50% 6.02% 16.21% 7.22% 1.16% 4.31% 8.38% 0.31% 100.00%
* Excludes any land used for ROW. The ROW values were not included in this year’s tabulation due to technical difficulties with the data.
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2008 Land Use Inventory Report as of December 31, 2008, Acres of Each Use by Zoning District Land Use Classifications Zoning Districts
B-1 B-2 B-3 BP HMU M-1 M-2 PLI R-1 R-2 R-3 R-4
R-
MH R-O R-S UMU Total*
% By
Land
Use*
AP 4 43 13 75 17 3 0 0 0 1 6 35 197 1.95%
C 12 253 21 34 3 64 8 9 2 0 3 17 16 1 443 4.37%
CA 3 47 3 13 0 41 1 1 2 1 112 1.11%
CHURCH 5 4 0 7 11 11 12 2 2 52 0.52%
DTHR 0 3 2 0 1 12 93 93 22 10 1 235 2.32%
GOLF 5 2 171 179 1.76%
HM 2 63 1 1 1 0 0 0 68 0.67%
LM 11 0 5 9 109 34 1 2 0 13 4 19 208 2.05%
MHMP 5 2 10 0 3 12 10 34 23 5 105 1.04%
MHR 11 5 2 0 0 35 31 244 139 80 3 550 5.43%
MIXED 16 86 13 1 4 59 9 2 0 1 7 16 0 18 17 252 2.49%
PF 2 10 10 0 10 1 393 0 0 6 0 8 440 4.34%
PFP 0 41 0 16 25 476 263 52 210 55 5 26 106 1,275 12.58%
RB 2 36 1 0 2 41 0.40%
SEF 0 0 7 41 4 671 29 5 32 1 1 0 794 7.84%
SHR 1 29 7 0 8 12 5 7 669 281 283 128 0 16 87 1,534 15.15%
VACANT 30 464 1 130 2 330 152 149 451 132 750 306 78 206 432 31 3,645 35.98%
Total* 76 1,096 90 327 28 685 214 1,709 1,473 611 1,648 733 118 438 852 31 10,130 100.00%
% By
Zoning
District* 0.75% 10.82% 0.89% 3.23% 0.28% 6.76% 2.11% 16.87% 14.54% 6.03% 16.27% 7.24% 1.16% 4.32% 8.41% 0.31% 100.00%
* Excludes any land used for ROW. The ROW values were not included in this year’s tabulation due to technical difficulties with the data.
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2007 Land Use Inventory Report as of December 31, 2007, Acres of Each Use by Zoning District
Land Use Classification Zoning Districts
R-S R-1 R-2 R-3 R-4
R-
MH R-O B-1 B-2 B-3 HMU M-1 M-2 BP PLI TOTAL
% BY LAND
USE
SHR 81 650 270 261 94 1 6 0 26 7 8 21 1 0 7 1433 12.0%
DTHR 1 13 92 84 22 0 3 0 3 2 0 1 0 0 0 220 1.8%
MHR 3 35 36 184 135 0 53 0 10 5 0 0 0 1 0 463 3.9%
MHMP 2 0 0 12 0 53 23 0 2 0 0 7 0 0 0 99 0.8%
CHURCH 2 9 2 11 8 0 2 0 5 4 0 0 0 0 0 42 0.3%
GOLF 171 0 0 2 0 0 0 0 0 0 0 0 0 0 0 174 1.4%
MIXED 8 0 1 7 1 0 6 15 86 13 4 58 9 1 2 213 1.8%
RB 0 0 0 0 0 0 0 2 34 1 0 2 0 0 0 39 0.3%
C 1 2 0 3 17 0 14 11 239 21 4 63 8 31 7 422 3.5%
HM 0 0 0 0 0 0 0 2 59 1 1 1 0 0 0 64 0.5%
CA 0 0 0 1 2 0 1 3 47 3 0 41 1 12 0 111 0.9%
LM 23 0 0 0 1 0 4 0 6 0 9 106 36 19 1 207 1.7%
HI 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0%
AP 0 0 0 1 5 0 33 2 36 14 0 17 3 81 16 208 1.7%
PFP 92 261 52 212 60 5 26 0 43 11 0 21 0 20 646 1449 12.1%
SEF 0 27 5 21 1 0 0 1 0 7 0 4 0 41 532 641 5.3%
ROW* 87 345 200 402 129 11 64 16 217 45 11 188 372 57 128 2272 19.0%
VACANT 453 482 138 729 238 78 163 40 461 1 1 393 155 146 455 3932 32.8%
TOTALS 924 1825 796 1930 714 148 399 93 1274 135 40 923 585 409 1794 11988 100.0%
% BY ZONING DISTRICT 7.7% 15.2% 6.6% 16.1% 6.0% 1.2% 3.3% 0.8% 10.6% 1.1% 0.3% 7.7% 4.9% 3.4% 15.0% 100.0%
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2006 Land Use Inventory Report as of December 31, 2006, Acres of Each Use by Zoning District Land Use Classification Zoning Districts
R-S R-1 R-2 R-3 R-4 R-MH R-O B-1 B-2 B-3 HMU M-1 M-2 BP PLI TOTAL
% BY LAND
USE
SHR 77 645 264 242 95 1 6 1 26 7 8 21 1 1 7 1402 13%
DTHR 1 38 90 78 21 0 3 0 3 2 0 1 0 0 0 237 2%
MHR 3 35 31 201 109 0 99 0 9 5 0 0 0 2 0 494 4%
MHMP 2 0 0 12 0 53 23 0 2 0 0 7 0 0 0 99 1%
CHURCH 1 9 2 8 8 0 2 5 5 4 0 0 0 0 0 44 0%
GOLF 171 5 0 2 0 0 0 0 0 0 0 0 0 0 0 178 2%
MIXED 8 0 1 6 1 0 6 10 76 13 4 56 9 1 2 193 2%
RB 0 0 0 0 0 0 0 2 33 1 0 2 0 0 0 38 0%
C 1 2 1 16 17 0 13 14 256 21 4 66 8 31 7 457 4%
HM 0 0 0 0 0 0 0 2 59 1 1 1 0 0 0 64 1%
CA 0 0 0 0 0 0 1 3 33 3 0 41 1 15 0 97 1%
LM 23 0 1 0 1 0 4 0 6 0 9 106 36 14 1 201 2%
HI 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%
AP 0 0 0 1 5 0 32 2 34 14 0 16 3 87 16 210 2%
PFP 102 212 45 178 41 5 21 0 13 11 0 21 0 16 555 1220 11%
SEF 0 9 5 13 1 0 0 1 0 7 0 4 0 41 532 613 6%
ROW 73 310 163 252 91 12 52 15 147 47 11 68 152 44 118 1555 14%
VACANT 459 443 108 843 201 78 96 37 525 1 1 393 155 124 553 4017 36%
TOTALS 921 1708 711 1852 591 149 358 92 1227 137 38 803 365 376 1791 11119 100%
% BY ZONING DISTRICT 8% 15% 6% 17% 5% 1% 3% 1% 11% 1% 0% 7% 3% 3% 16% 100%
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2013 Annual Land Use Inventory Report February 28, 2014
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2005 Land Use Inventory Report as of December 31, 2005, Acres of Each Use by Zoning District Land Use Classification Zoning Districts
R-S R-1 R-2 R-3 R-4 R-MH R-O B-1 B-2 B-3 HMU M-1 M-2 BP PLI TOTAL % BY LAND USE
SHR 91 630 253 224 93 1 9 0 26 6 8 20 1 1 13 1376 13%
DTHR 0 38 89 68 20 0 5 0 3 2 0 1 0 0 0 226 2%
MHR 7 38 29 181 98 0 71 0 13 5 0 0 0 3 0 445 4%
MHMP 2 0 0 12 0 53 23 0 2 0 0 7 0 0 0 99 1%
CHURCH 1 9 1 8 5 0 2 7 8 4 0 0 0 0 0 45 0%
GOLF 175 5 0 2 0 0 0 0 0 0 0 0 0 0 0 182 2%
MIXED 8 0 1 0 0 0 6 6 74 14 4 52 9 1 2 177 2%
RB 0 0 0 0 0 0 0 2 33 1 0 2 0 0 0 38 0%
C 1 2 1 37 17 0 13 11 219 21 4 67 8 39 7 447 4%
HM 0 0 0 0 0 0 0 2 60 1 0 1 0 0 0 64 1%
CA 0 0 0 0 0 0 0 2 33 3 0 41 1 15 0 95 1%
LM 22 0 1 0 1 0 5 0 6 0 3 105 36 15 1 196 2%
HI 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%
AP 0 0 0 1 3 0 27 2 33 14 0 15 3 73 2 173 2%
PFP 85 150 33 88 35 0 28 0 11 11 0 21 0 16 560 1038 10%
SEF 0 10 5 13 1 0 0 1 0 1 0 5 0 42 539 617 6%
ROW 59 296 163 237 89 10 49 14 145 45 11 62 95 43 116 1434 14%
VACANT 602 346 141 797 190 31 133 35 553 1 1 208 154 153 442 3787 36%
TOTALS 1053 1524 717 1668 552 95 371 82 1219 130 31 607 307 401 1682 10439 100%
% BY ZONING DISTRICT 10% 15% 7% 16% 5% 1% 4% 1% 12% 1% 0% 6% 3% 4% 16% 100%
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2013 Annual Land Use Inventory Report February 28, 2014
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