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HomeMy WebLinkAboutzoning commission packet115 16 17 19th & College LPF Property 1/28/2016 GPA & ZMA Application Narrative Page 1 of 5 Project Narrative I. Background This combination Growth Policy Amendment / Zone Map Amendment Application is for the property at 1905 W. College Street (NW corner of the S. 19th & College intersection). This application is being submitted on behalf of LPF, LLC. by Bridger Engineers, Inc. The subject property is a 0.91 acre parcel of land located within the City of Bozeman. This parcel sits within the Class II Entryway Corridor. It contains an existing single- family residence which the applicant intends on removing. The current land use designation of this property is Residential. The Applicant is proposing to change the land use of this property to Business Park Mixed Use. Current zoning of this property is R-4 (Residential High Density). The Applicant is proposing to change the zoning of this property to R-O (Residential-Office) for Administrative/Professional use. The Applicant understands that typically a GPA is submitted and approved prior to the ZMA application; however, the proposed R-O zone change is compatible with either the existing or proposed land use and therefore the applications are being submitted for concurrent review. The Applicant however does reserve the right to abandon the ZMA should the GPA be denied. II. Intent The Applicant’s future intent for this property is to construct a multi-unit Administrative/Professional building complying with the R-O zoning regulations. These plans include selling and/or leasing individual condominium units. We believe the proposed use better fits this parcel for two main reasons: 1) the parcel sits on the corner of two busy arterial streets with high visibility and traffic which is better suited for businesses than residences; and 2) the majority of the surrounding properties along S. 19th and W. College have both existing and future uses of Business Park Mixed Use. Changing the future use of this property from residential to business shall provide for appropriate development which is consistent with the development trend within this area. A preliminary site plan (C1.0) has been included with this submittal to show how the Applicant is proposing to lay out the proposed use with parking and access requirements. The site plan shows that one (1) building is planned on the southern-most portion of the lot, with all parking and vehicular access to the north. 18 19th & College LPF Property 1/28/2016 GPA & ZMA Application Narrative Page 2 of 5 III. Growth Policy Amendment Criteria The following questions are shown as listed on the GPA Required Materials form. Our responses immediately follow. a. Does the proposed amendment cure a deficiency in the growth policy or result in an improved growth policy which better responds to the needs of the general community? How? Response: There is no deficiency in the growth policy with having this property designated residential; however, by changing it to business park mixed use, this property will be more consistent with the goals of the growth policy and the development trends and suitability of the area. By providing more consistency with the growth policy the needs of the general community are better served. b. Does the proposed amendment create inconsistencies within the growth policy, either between the goals and the map or between goals? Why not? If inconsistencies are identified then additional changes must be provided to remove the inconsistencies. Response: The proposed change of use does not create any inconsistencies within the growth policy because the proposed use is consistent with the use seen all around this intersection and along S. 19th. This area is well-suited for business development by providing desirable high-visibility for businesses and updated infrastructure to support the development. c. Is the proposed amendment consistent with the overall intent of the growth policy? How? Response: The proposed land use change to business is very much consistent with the overall intent of the growth policy because it provides a new land use for this property which is not only consistent with the surrounding uses but is more practical and desirable for a high-traffic, high-visibility intersection corner property. An intent of the growth policy is to encourage commercial activities in centralized areas. This intersection provides a central location for many surrounding business uses. Therefore, a business development at this location is not only consistent with the growth policy but meets the goals by providing cohesive neighborhood development. d. Does the proposed amendment adversely affect the community as a whole or significant portion by: i. Significantly altering acceptable existing and future land use patterns, as defined in the text and maps of the plan? How does it not? The proposed change of use does not alter the existing and future land use patterns of the area because the proposed business use is consistent with the business uses seen all along S. 19th, around the intersection of W. College Street and on adjoining properties. This change of use will 19 19th & College LPF Property 1/28/2016 GPA & ZMA Application Narrative Page 3 of 5 help to enhance a cohesive neighborhood of business uses which is one of the land use goals. ii. Requiring unmitigated larger and more expensive improvements to streets, water, sewer, or other public facilities or services and which, therefore, may impact development of other lands? How does it not? Response: The proposed land use change will not require larger and more expensive public facilities or services; in fact, it will create less demand on these existing facilities and services. Business Park uses generally require less public water and therefore create less wastewater. These uses also generally produce less trips per day thereby reducing potential traffic. Since less demand will be placed on the existing facilities and services, the development of other lands will not be adversely affected by the proposed change. iii. Adversely impacting existing uses because of unmitigated greater than anticipated impacts on facilities and services? How does it not? Response: As stated in section ii. above, the proposed amendment creates less demand on the existing facilities and services than would the full high-density residential buildout as currently designated and zoned. Because of the smaller need, the existing uses will not be adversely impacted. In the event that impacts on facilities and services become greater than anticipated, these impacts still will not adversely impact existing uses because this is an area within the Bozeman city limits that has seen many recent infrastructure improvements and upgrades to handle the increasing development along S. 19th Avenue. iv. Negatively affecting the livability of the area and the health and safety of residents? How does it not? Response: The proposed change of use does not negatively affect the livability of the area or the health and safety of residents. This amendment changes a high-traffic corner parcel from residential to business use. Business uses are far better suited for such high-visibility and high-traffic areas than are residential uses. Many adjacent properties contain business uses as well and therefore livability of adjacent properties will not be adversely affected. Changing the proposed use of this property from residential to business will not impose any health and safety risks to residents. 20 19th & College LPF Property 1/28/2016 GPA & ZMA Application Narrative Page 4 of 5 IV. Zone Map Amendment Criteria The following questions are shown as listed on the ZMA Required Materials form. Our responses immediately follow. a. Is the new zoning designed in accordance with the growth policy? How? Response: The new zoning is designed in accordance with the growth policy by providing urban growth of this property which is consistent and compatible with the surrounding area and best suited for its location at a prominent street intersection. The proposed business use shall help to balance and connect the surrounding businesses and enhance the growing business trend along S. 19th Avenue. b. Will the new zoning secure safety from fire and other dangers? How? Response: This parcel with the new zoning shall be safely secured from fire and other dangers due to its location within the city and its close proximity to both the S. 19th Fire Station and the Law & Justice Center. c. Will the new zoning promote public health, public safety and general welfare? How? Response: The new zoning of this parcel shall promote public health, safety and general welfare by providing appropriate development of this parcel which is compatible and consistent with the properties in and around the area of the S. 19th and W. College intersection. The new zoning shall allow for the establishment of new and additional business services for the benefit of the community. d. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? How? Response: The new zoning will facilitate all applicable public requirements. Adequate motorized and non-motorized access shall be provided in accordance with City transportation regulations. In addition, the property is located along two routes of the Streamline Bus service with multiple stops located within a short walking distance. The property shall be served by the City of Bozeman’s public water and sewer system. The new zoning of this parcel will not impact the City’s parks and schools. e. Will the new zoning provide reasonable provision of adequate light and air? How? Response: The new zoning of this property shall provide adequate light and air for the future development of this property. Due to the wide street right-of-ways along the east and south boundaries, this parcel shall receive, in perpetuity, adequate light and air from the east and south expanses. f. Will the new zoning have an effect on motorize and non-motorized transportation systems? How? 21 19th & College LPF Property 1/28/2016 GPA & ZMA Application Narrative Page 5 of 5 Response: The new zoning will not change the effect on motorized and non- motorized transportation systems from the existing R-4 zoning. Motorized and non- motorized access shall be provided to the property from the City of Bozeman’s public streets and sidewalks. All access to the property shall meet the requirements of the City of Bozeman’s development standards. The property is located along two routes of the Streamline Bus service with multiple stops located within a short walking distance. g. Does the new zoning promote compatible urban growth? How? Response: The new zoning promotes compatible urban growth by allowing urban development which is already seen on adjacent properties and is the most suitable for the property. h. Does the new zoning promote the character of the district? How? Response: The new zoning shall promote the character of the district by helping to bridge the already-begun business use link between the business uses along the north and east faces of W. College and S. 19th and the Advanced Technology Park. This link has already been started by the adjacent Swan Falls Professional Building to the west and the nearby Dickerson Professional Center Building to the north. i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Response: The area surrounding the corner of South 19th Avenue and West College Street is particularly well-suited for both residential uses (due to the close proximity to the University) AND business uses (also due to the close proximity to the University but also due to the already-established multitude of business-park mixed uses along S. 19th & W. College). j. Was the new zoning adopted with a view to conserving the values of buildings? How? Response: The new zoning shall conserve the values of the buildings throughout the area by allowing for new development which fits within the character of the local existing and future uses as well as to allow for additional services for the community to benefit from. k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Response: The Applicant believes that an administrative/professional use is a more appropriate use for the subject property than the existing high-density residential use. The reason being due to its location on the corner of two main arterials within Bozeman and the high visibility and traffic volumes that come with that corner. Businesses generally benefit from high visibility and traffic whereas residences are often hindered by it. Windows with tightly-drawn shades are a common element seen of residential buildings located on arterial streets. 22 23 24 25 26 Project: 19th & College LPF Property Date: 1-11-2016 List of Property Owners within 200 feet of the project site Property Owner’s Name Mailing Address of Property Owner 1 First Security Bank of Bozeman, S. 19th Kathleen Tonkovich PO Box 910 Bozeman, MT 59771 2 Mr. & Mrs. Rogers Neighborhood LLC 2910 Colter Ave. Bozeman, MT 59715 3 Montana State University General Delivery Bozeman, MT 59718 4 State of Montana General Delivery Helena, MT 59601 5 Swan Falls, LLC 716 South 20th Ave., Ste. 101 Bozeman, MT 59718 6 LMF Group, LLC 3506 Fieldstone Drive W Bozeman, MT 59715 7 Dickerson, LLC 1940 W. Dickerson St., Ste. 102 Bozeman, MT 59718 8 Mark & Kathleen Comaratta 405 S. Tracy Ave. Bozeman, MT 59715 9 CFE, LLC 1940 W. Dickerson St., Ste. 206 Bozeman, MT 59718 10 Kentucky Avenue, LLC 1940 W. Dickerson St., Ste. 206 Bozeman, MT 59718 11 BCAP Properties, LLC 1940 W. Dickerson St., Ste. 207 Bozeman, MT 59718 12 Thomas Karem PO Box 682 Bozeman, MT 59771 13 MT Council, Boy Scouts of America 820 17th Ave. South Great Falls, MT 59405 14 K Bar A Investments, LLC 1276 N. 15th Ave, Ste. 103 Bozeman, MT 59715 15 Marchak-Wimberly Building 1902 W. Dickerson St., Ste 208 Bozeman, MT 59718 27