HomeMy WebLinkAboutNorton Ranch Planning ZMA Narrative 2020-08-03Norton Ranch Planning Zone Map Amendment
August 2020
PROJECT SITE
2 August 2020
ZMA: Norton Ranch Planning
Table of Contents
1. Application Forms & Checklists
(Applications included in Appendix B - Zone Map Amendment (ZMA) Application, A1 Development Review
Application, & N1 Noticing Materials)
2. Project Team
3. Narrative
I. Project Overview
II. Response to Zone Map Amendment Approval Criteria
III. Response to Spot Zoning Criteria
Appendices
Appendix A: Legal Description and Associated Attachment
Appendix B: Application Forms
Appendix C: Exhibits
Exhibit A: Vicinity Map
Exhibit A.2: Site Survey
Exhibit B: Current Zoning Map
Exhibit C: Future Land Use Designation
Exhibit D: Proposed Future Land Use Map Designation
Exhibit E: Requested Zoning
Appendix D: Wastewater Analysis
Exhibit A: Phase Exhibit
Exhibit B: Phase Exhibit Wastewater Collection System Agreement
Appendix E: Norton Ranch Phase 4 Final Plat
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ZMA: Norton Ranch Planning
1. Application Forms & Fees
Attached please find the A1, ZMA, and N1 forms for the Norton Ranch Planning
Zone Map Amendment (ZMA) application. The calculated fee totals is outlined
below.
COMPONENT FEE QUANTITY TOTAL
ZMA Base Fee $1,995.00 1 $1,995.00
Scaled Fee per Acre $58 84.47 $4,899.26
TOTAL $ 6,894.26
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ZMA: Norton Ranch Planning
2. Project Team
APPLICANT Kilday & Stratton
Greg Stratton
2880 Technology Boulevard West
Bozeman, MT 59718
p. 406.577.2028
REPRESENTITIVE Kilday & Stratton
Greg Stratton
2880 Technology Boulevard West
Bozeman, MT 59718
p. 406.577.2028
PROJECT CONSULTANTS
PLANNING Intrinsik Architecture, Inc.
111 N. Tracy Avenue
Bozeman, MT 59715
p. 406.582.8988
SURVEYING C & H Engineering
1091 Stoneridge Drive
Bozeman, MT 59718
p. 406.587.1115
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ZMA: Norton Ranch Planning
3. Narrative
I. Project Overview
The Applicant is requesting rezone several properties within and adjacent to the
Norton East Ranch subdivision along the western City boundary. The properties
cover 84.47 gross acres, bounded along the south by Huffine Lane (principal
arterial). The subject properties include Blocks 13 and 14, and Lots R2A and R4 as
shown on the Norton East Ranch Subdivision Phase 4 Final Plat (Appendix E). The
applicant is requesting the following Zone Map Amendments for this location:
• Rezone Lot R2A of the Norton Ranch Subdivision Phase 4 from R-3
(Residential Medium Density) to R-5 (Residential Mixed-Use High
Density) to total gross area approx. 8.73 acres;
• Rezone Blocks 13 and 14 and a portion of Lot R4 from R-O
(Residential-office) to REMU (Residential Emphasis Mixed-use), gross
area approx. 3.16 acres; &
• Rezone the balance of Lot R-4 from R-O and BP (Business Park) to B-2M
(Community Business District-mixed), gross area approx. 65.71 acres.
This rezone request demonstrates a vision for these properties, one that aligns with
Bozeman’s Unified Development Code (UDC) and Montana Code Annotated (MCA)
Rezone Map Amendment approval criteria. The proposed zones offer additional
options for creative community design and neighborhood development, and the
application narrative below lays out this reasoning.
II. Responses to ZMA Approval Criteria
Below are responses to the ZMA approval criteria (Section 76 -2-304, MCA) that
address how the project relates to and meets the criteria outlined for the approval
of a zone change.
A. Is the new zoning designed in accordance with the growth policy?
Response: This criterion has been met. The draft Growth Policy Future Land Use
Map designates this area as Community Commercial Mixed Use (CCMU) (*In the
event that the proposed Growth Policy submitted concurrently with is not adopted
prior to review of the ZMA application, a Growth Policy Amendment has been
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submitted concurrent with this application consistent with this designation ). This
application shows how the proposed ZMA aligns with the effective Community Plan
(2009). Should the date the draft update to the Growth Policy be adopted by City
Commission before this application is deemed adequate for additional review, the
applicant will update this submittal to reflect the updated plan.
The area to be rezoned includes extensive frontage along Huffine Lane, a principal
arterial. The land use pattern that can be created on such an ideally served parcel
would be able to support a wide range of uses. These include restaurants, retail,
offices, mixed-use development, and residential units at higher densities, all within
existing Bozeman service boundaries and developed in close proximity to facilitate
the provision of services and employment opportunities to persons without
requiring the use of an automobile. Artisan manufacturing and other economic
drivers are also envisioned. This mix of development at densities appropriate for a
growing urban area is therefore grounded on tenets of the Growth Policy.
Moreover, the zoning mix proposed through this application fosters flexibility to
address both current market trends and long term land use goals for the subject
property.
The proposed zoning represent a comprehensive vision for this area, one built on a
center based development pattern that will provide for more efficient use of the
land. By providing the proposed range of zones, neighborhood development can
occur more naturally. Commercial and office uses can be located near, but buffered
from, existing residential development. Moreover, this collocation offers additional
opportunities for site development under the new zoning to benefit community and
neighborhood development and sustainability. Sidewalks, parks, and other public
improvements will be required for future development, and will invariably benefit
the general welfare of the community.
The requested zoning of the R-5 for Lot R2A is in accordance with the Residential
Future Land Use Category assigned to this parcel. For the remaining areas covered
in this ZMA, the requested B-2M and REMU zones are in accordance with the
Community Commercial Mixed Use FLUM designation (as shown in the GPA
application submitted concurrently with this application). The proposed zoning also
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advances the seven land use principles identified in the Growth Policy, with
deliberate attention paid to the promotion of neighborhood character and sense of
place.
The Growth Policy includes several goals and objectives that are broadly served
through this application, including:
Land Use Goal - 1: Create a sense of place that varies throughout the City,
efficiently provides public and private basic services and facilities in close proximity
to where people live and work, and minimizes sprawl.
Land Use Objective - 1:4 Provide for and support infill development and
redevelopment which provides additional density of use while respecting the
context of the existing development which surrounds it. Respect for context does
not automatically prohibit difference in scale or design..
Land Use Goal - 2: Designate centers for commercial development rather than
corridors to encourage cohesive neighborhood development in conjunction with non
-motorized transportation options.
Land Use Objective - 2.1: Locate high density community scale service centers on
a one mile radius, and neighborhood service centers on a one-half mile radius, to
facilitate the efficient use of transportation and public services in providing
employment, residential, and other essential uses.
Land Use Objective - 4.6: All mixed use areas should be developed on a grid of
connectivity, including streets, alleys, driveways, and parking areas that contain
multimodal facilities and a high level of connectivity to adjacent development.
Shared use, underground, or other structured parking is recommended to reduce
surface parking area.
Land Use Objective - 4.8: Promote the efficient use of water, energy, land, human
resources, and natural resources and protect water supply quantity and quality.
Community Quality Goal - 1: Human Scale and Compatibility - Create a
community composed of neighborhoods designed for the human scale and
compatibility in which the streets and buildings are properly sized within their
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context, services and amenities are convenient, visually pleasing, and properly
integrated.
Community Quality Objective - 1.3: Support compatible infill within the existing
area of the City rather than developing land requiring expansion of the City’s area.
Community Quality Goal - 3: New neighborhoods shall be pedestrian oriented,
contain a variety of housing types and densities, contain parks and other public
spaces, have a commercial center and defined boundaries.
Economic Development Goal - 1: Promote and encourage the continued
development of Bozeman as a vital economic center.
Economic Development Objective - 1.1: Support business creation, retention,
and expansion. Emphasize small businesses, ‘green’ businesses, and e-
businesses.
Economic Development Objective - 2.4: Foster a diverse economy that will
protect the economic climate for existing businesses and maintain opportunities for
business expansion.
Housing Goal - 1: Promote an adequate supply of safe, quality housing that is
diverse in type, density, cost, and location with an emphasis on maintaining
neighborhood character and stability.
Housing Objective - 1.1: Encourage and support the creation of a broad range of
housing types in proximity to services and transportation options.
Housing Objective - 1.2: Promote the provision of a wide variety of housing types
in a range of costs to meet the diverse residential needs of Bozeman residents.
Housing Objective - 1.1: Recognize the role of housing in economic development.
Housing Goal - 2: Promote the creation of housing which advances the seven
guiding land use principles of Chapter 3.
B. Will the new zoning secure safety from fire and other dangers?
Response: This criterion has been met. The subject property is currently located
within the jurisdiction of the City of Bozeman Fire and Police Departments, and the
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service area of American Medical Response ambulances. The property is located
just over two miles from the Bozeman Fire Department Station 2. Police patrols
already cover the Norton East Ranch Subdivision and along Huffine Lane. Site and
building development will be in compliance with municipal standards, including but
not limited to stormwater controls, building codes, water and sewer systems, and
nuisance controls to help secure all future development from fire and other
dangers.
C. Will the new zoning promote public health, public safety and general
welfare?
Response: This criterion has been met. The requested zoning amendments will
implement the future land use map in the Bozeman Community Plan, described
above, and therefore will promote the general welfare. This area, due to its
proximity to principal arterials and adjacent residential areas and parklands, has
multiple elements conducive to public health, safety, and the general welfare.
Further encouragement of non-automotive uses are made possible by creating
commercial and employment options in adjacency to residential areas. The new
zoning also represents a public safety oriented approach for future site
development, buffering more intense commercial development along Huffine Lane
from established residential neighborhoods within the Norton Ranch Each
Subdivision. Design consistent with each of the proposed zones allows for a
scalable and cohesive neighborhood pattern to unfold through future development,
such as the construction of public and site improvements (i.e. expansion of the
sidewalk and multi-modal network, additional parkland/open space, etc).
Additionally, the provisions of the UDC as well as applicable building codes will be
applied to future site buildout to promote public health, safety and general welfare
on a project by project basis for this site.
D. Will the new zoning facilitate the adequate provision of transportation,
water, sewerage, schools, parks, and other public requirements?
Response: This criterion has been met. The project site lies within the sewer,
storm water, and water facility plan boundaries. Public transportation, water,
sewerage, schools, parks and other public requirements are available onsite or in
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proximity to the site. Moreover, required public improvements will allow for
increased connectivity, including incremental additions of sidewalks and public
improvements providing pedestrian access and non -automotive transit options that
encourage connectivity to adjacent neighborhoods, shopping, and parks. All future
development of the property will meet the public requirements as specified in the
applicable City standards. City water and sewer lines are already located adjacent
to or within the proposing zoning boundaries. All development will be required to
create sufficient parks and recreation facilities (or make a payments in-lieu). Future
applications for subdivision and site plan review will specify how they meet public
requirements necessary to serve this development. Adequate provision of services
will be necessary to allow for future construction approval.
E. Will the new zoning provide reasonable provision of adequate light and
air?
Response: This criterion has been met. Bozeman’s UDC contains prescriptive
form and intensity standards for structural setbacks, height limits, lot coverage,
setbacks, landscaping and buffers, and maximum lot coverage, each of which
contribute to the reasonable provision of adequate light and air. Any future
development of the property will be required to conform to building requirements
and City standards for setbacks, height, lot coverage, and buffering which ensure
that residents have an adequate amount of light and air. Open spaces, in addition
to parks, are required with all future development and will be addressed
during applications.
F. Will the new zoning have an effect on motorize and non-motorized
transportation systems?
Response: This criterion has been met. Future development offers the ability to
modernize and streamline multi-modal transit options, including pedestrian
connections and bicycle routes. Although the proposed zone change brings the
potential of increased traffic, its proximity to major thoroughfares (e.g. Huffine Line)
allow for the dispersion of traffic through the transit network. Moreover, future site
development will create additional site infrastructure to serve the needs of the
motorized and non-motorized site users. All future development will be in
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compliance with the UDC and applicable engineering standards. Additionally,
subsequent submittals will include appropriate traffic impact analysis that include
review of current and future transportation capacity. The installation of required
road improvements will further offset negative traffic impacts.
G. Does the new zoning promote compatible urban growth?
Response: This criterion has been met. Compatibility with the Growth is a
fundamental tenet for review of the proposed ZMA. The City of Bozeman has
adopted a variety of standards to ensure compatibility. Compatible development
and Compatible land use are defined in within the Unified Development Code as
follows:
• Compatible Development - 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 the city's adopted growth
policy. Elements of compatible development include, but are not limited to,
variety of architectural design; rhythm of architectural elements; 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, density or
use.
• Compatible Land Use - A land use which may by virtue of the
characteristics of its discernible outward effects exist in harmony with an
adjoining land use of differing character. Effects often measured to determine
compatibility include, but are not limited to, noise, odor, light and the
presence of physical hazards such as combustible or explosive materials.”
The term “compatible development” denotes many elements that identify
compatibility. It is also important to note that the definition does not require
uniformity of the development pattern or design. The proposed zoning districts
advanced in this application represent a scaled approach to future development at
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this site. Abutting the current residential neighborhood of Norton Ranch East would
be R-5 and REMU zones, both of which are predominately defined by residential
uses. The proposed REMU, for example, is required to have at least 70% of its
total square footage allocated to residential uses. Both zones will be used to buffer
the residential neighborhood from denser commercial development along Huffine
Lane.
The designation of a portion of this site as B-2M offers additional design flexibility
to promote quality, compatible development that adjacent to the proposed R -5 and
REMU zones. The flexibility offered by B -2M zoning will allow the site to respond to
and meet the demands of the surrounding neighborhoods, providing complimentary
retail, commercial uses, offices, and restaurants to serve the needs of the
community of West Bozeman. Regardless of zone, all future design and
construction will be compatible with the UDC site and design standards, further
ensuring compatibility for this site.
H. Does the new zoning promote the character of the district?
Response: This criterion has been met. The character of any zoning district is
not remain unchanged by future development, however such development should
promote the character of the district as defined in the Growth Policy (Community
Plan) The zoning proposed through this application has been shown to be in
accordance with the effective Growth Policy (see the response to Criteria A ,
above). Moreover, the Growth Policy details which land use categories are
authorized to implement each zoning district. This document identifies the REMU
and B-2M as authorized zones within the CCMU land use category, while R-5 is
allowed in the Residential land use category. These land use designations and
their accompanying implementing zoning do require development to unfold in a
particular manner. Therefore, the new zoning is in accordance with the Growth
Policy goals and objectives, and the Future Land Use Map (Please see Appendix C
Exhibit D). Taken as a whole, this indicates that the proposal will promote the
character of the district as required.
As noted in Criterion G above, this application shows conformance with the City ’s
definition of compatible development. The scaling of the proposed zone from one of
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a residentially oriented future development pattern adjacent to Norton East Ranch
Subdivision (i.e. the proposed R-5 and REMU zones) will ensure the character of
the developed areas north of these proposed zone changes will be protected.
Finally, the City has adopted many standards within the Unified Development Code
to identify and mitigate demonstrable negative impacts of future development.
These support the ability of future development within each of the proposed zones
to be reviewed for compatibility at the time development is proposed. As the areas
adjacent to the site are not fully developed, the character of the area has not yet
been fully realized.
I. Does the new zoning address the affected area’s peculiar suitability for
particular uses?
Response: This criterion has been met. The property is generally flat with
existing access to public utilities and municipal services. Please refer to Appendix
D for a wastewater analysis demonstrating adequate access to services. Future
development of the site will enable development of important connection points for
the transportation systems. The site is capable of supporting a diverse array of
uses, and the proposed zones demonstrate a preferable arrangement of these
possible future uses. Commercial and retail uses are imagined adjacent to Huffine
Lane. Moving north through the site, offices and mixed uses will provide a buffer
from these more intense commercial areas. Residential and mixed-use buildings
are imagined abutting the Norton East Ranch Subdivision, at densities suitable for
the neighborhood and for a developing urban community.
The proposed R-5 Zoning District is appropriate for this location and allows for the
construction of additional housing more affordably and at higher densities. The
proposed REMU Zoning District is suitable for the site given the surrounding
existing residential development and current access to city services and facilities.
Finally, the proposed B-2M Zoning District will encourage support services and
employment opportunities that correspond to possible uses within the site and
between adjacent sites.
J. Was the new zoning adopted with a view to conserving the values of
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buildings?
Response: This criterion has been met. The property currently has a small
number agricultural and associated residential structures located on approximately
two acres on the southwest corner of the site. These structures are included in a
portion of the proposed B-2M zone. While these structures are unlikely to remain
as a component of site redevelopment, future B-2M buildings will likely include
design features that express the values of the site’s agricultural heritage.
The balance of the site does not contain any additional structures.
K. Does the new zoning encourage the most appropriate use of land
throughout the jurisdictional area?
Response: This criterion has been met. For the portion of the subject property to
be rezoned to R-5, the proposed zone is in accordance with the Growth Policy
“Residential” land use designation. The concurrent Growth Policy Amendment (or
adoption of the City’s draft Growth Policy update) will allow those portions of the
site to be rezoned to B-2M and REMU to demonstrate that these zones will
encourage the most appropriate future use of land (please see Appendix C
Exhibits: C&D). All of the proposed designations will allow for higher residential
and commercial densities on an sizable area in a growing section of the City. The
City is in need of additional housing and retail/commercial services in proximity to
established residential uses to accommodate demand and meet additional
community needs. The growth policy contains numerous goals and objectives that
are supported by the ZMA, described in the response to Criteria A (above).
The proposed R-5 and REMU zoning enables increased density and services in an
area of the community with limited services available within convenient distances.
The B-2M zoning offers an opportunity to create right-sized commercial
development adjacent to a critical transit corridor, while providing for additional site
design flexibility (i.e. lower parking requirements). It is for these reasons that the
new zoning encourage the most appropriate uses of land at this site.
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IV. Response to Spot Zoning Criteria
A. Are the requested zoning designation and potential uses significantly
different from the prevailing uses in the area?
Response: No, therefore this criterion has been met. The large majority of the
site is undeveloped, however the northern boundary lies adjacent to developed
residential land uses. The southern boundary is bounded by Huffine Lane, a
principal arterial, with the parcels located south of Huffine Lane used predominantly
for agricultural uses. Agriculture uses are the predominate land use to the east,
while to the west lies an undeveloped parcel that lies within the B -2 Zoning District.
Bozeman’s Zoning District’s have been purposefully developed to include a variety
of uses within each district. This encourages diverse development and avoids
concentrations of a single use, however residential uses and mixed-use
development will be the primary uses established adjacent to the existing Norton
Ranch East Subdivision.
Future development of the site in compliance with all of the proposed Zoning
District designations will not alter the prevailing uses in the area. Moreover, such
development would not be inherently different than what is allowed under the
current site zoning of R-3, R-O, and BP.
B. Does the requested zoning designation benefit a small area and only one
or a few landowners, or does the requested zoning benefit the surrounding
neighborhood, community and general public?
Response: This criterion has been met. As described in Criterion A above, the
amendment advances the overall policies of the Bozeman Community Plan (Growth
Policy). It follows that alignment with the Plan shows that the requested zoning
would therefore benefit the community and the general welfare. The proposed
zoning does not inhibit the potential on adjacent properties, not exclusively benefit
the landowner.
C. Is the requested zoning designation compatible with the zoning district’s
plan or is it special legislation designed to benefit only one or a few
landowners at the expense of the surrounding land owners?
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Response: This criterion has been met.
While it is conceivable that the landowner will benefit from the proposed zone map
amendment, this amendment does not come at the expense of surrounding
landowners or the general public. No substantial negative impacts resulting from
this zone map amendment have been identified. The new development will provide
additional affordable housing and parks, both of which will benefit the general
public. New transportation links and public infrastructure improvements are also
likely to contribute to the community as a whole.
As has been shown, the application is consistent with the growth policy. Here
again, the Community Plan is the overall land use policy for the City and
consistency with the Plan demonstrates benefit to the general public. This request
is also consistent with the existing and supposed future character of the area,
further evidence that the amendment does not benefit the landowner at the
expense of others. Future site development will change the character of the site
from its current state, however the change in zoning does not specifically cause
harm to the surrounding landowners.
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APPENDICES