HomeMy WebLinkAboutZMANarrativeAndFigures_08032021Zone Map Amendment Project Narrative
Project Background Information
The subject properties to be rezoned are located at 414 North Plum Avenue and 422 North Plum Avenue. The site(s) includes the existing Mountains Walking Brewery and the lot directly adjacent to the south of the existing brewery. The existing brewery is currently zoned as M-1.
The lot just south of the existing brewery is currently zoned R-2 and has an existing single-family residence on the property. The future improvements anticipate construction of a new building on the south lot to expand the brewery space and create employee housing on the second floor of the new building. Additional parking is anticipated to be provided on the subject property for overflow brewery parking.
a) Is the new zoning designated in accordance with the growth policy? How?
Yes, the new zoning designation (B-2M) is in accordance with the growth policy. The
City of Bozeman recently updated their growth plan to outline future land uses. In the
growth plan, the current brewery has a land use designation of Community Commercial Mixed-Use. We are submitting a growth policy amendment concurrently with this zone map amendment for the lot just south of the current brewery to propose amending the land use from Urban Neighborhood to Community Commercial Mixed-Use as well. This
growth policy amendment would keep the future land use designation for both subject
properties consistent (Community Commercial Mixed-Use). Under the updated growth plan, the City of Bozeman correlates certain zoning designations with each future land use category. In this case, according to Page 58 of the Bozeman 2020 Community Plan, a zoning designation of B-2M is permitted under Community Commercial Mixed-Use land
use. Therefore, the new zoning designation (B-2M) is in compliance with the City of
Bozeman’s growth policy. In addition, when looking at the big picture for the future land use of the area, the City of Bozeman is trying to move away from industrial use and shift more towards commercial and residential mixed use. The proposed development and associated zone map amendment both fit very nicely with the direction the City of
Bozeman wants to move in the future regarding land use of this area. Overall, the new
zoning designation and proposed work-live development align very well with the City of Bozeman’s growth policy by promoting commercial and residential mixed use.
b) Will the new zoning secure safety from fire and other dangers? How?
Yes, the new zoning will secure safety from fire and other dangers. Municipal water and sewer systems will provide adequate water and sewer service for the proposed development. This will ensure the development has clean drinking water and proper sewage disposal, both important factors in protecting the public’s health and safety. In regards to fire protection, Test Hydrant #45 and two flow hydrants, located on the corner
of E. Peach St. and Ida Ave, are in close proximity to the brewery and are able to provide adequate fire flow if needed (Reference: Water Facility Plan Update 2017 - Appendix C -
Fire Flow Test Locations Within the South Pressure Zone). According to Table 5.7 in the Water Facility Plan, a zone designation of B-2 requires 3,000 gpm of flow for 3 hours to
achieve adequate fire protection. According to Figure 6-8 of the Water Facility Plan, the
available fire flow for the proposed development area is 4,000-5,000 gpm, which confirms the hydrants have adequate capacity to extinguish a fire. Additionally, access to the site is not changing. Emergency services will be able to access the site using the newly constructed principal arterial Rouse Ave, and other collector streets such as Peach
St and Broadway Ave.
c) Will the new zoning promote public health, safety and welfare? How?
Yes, the new zoning will promote public health, safety, and welfare. The proposed improvements will meet the standards for B-2M and should be zoned as such to prevent
the creation of nuisances by non-compliance with the standard. As stated in answer (b), the proposed development will be tied into the City’s municipal water, sewer, and garbage collection systems. These systems will ensure that the brewery expansion is provided with clean drinking water and proper sewage/garbage disposal which are all important factors in protecting the public’s health and safety. The proposed development
integrates residential and commercial land use activities by allowing employees to live and work in the same building. On-site employee housing decreases the need for motorized commuting vehicles, leading to reduced street congestion, traffic accidents, and air pollution. Air pollution is linked to a heightened risk for many serious health conditions so reducing carbon emissions is a large step in the right direction for
protecting the public’s health. On-site employee housing will also help provide stable and affordable housing for staff, which is becoming increasingly challenging in Bozeman due to demand and recently passed legislature. Additionally, the new zoning designation promotes redevelopment by converting the existing residential property into a multi-use lot. Multi-use properties help encourage diverse uses of land in very close proximity to
one another, which ultimately prevents overcrowding of land with unnecessary structures and in the long run promotes the preservation of open space. In this case, the land will be used for housing, business, and community engagement. In the event of an emergency, the new zoning will maintain emergency service access via Rouse Ave, Peach St, and Broadway Ave. Furthermore, the existing brewery and proposed expansion act as a
gathering area that brings the community together. The proposed development will promote the wellbeing of the community by building upon Bozeman’s love of breweries and fitting well into Bozeman’s culture. Lastly, the proposed development minimizes cost to local citizens by connecting to the City of Bozeman’s existing systems, condensing garbage services, providing jobs, promoting walking and biking, and
reducing housing and commuting costs for employees. Overall, the new zoning will promote public health, safety, and welfare by being in accord with Bozeman’s growth policy.
d) Will the new zoning facilitate the adequate provisions of transportation, water,
sewer, schools, parks and other public requirements? How?
Yes, the new zoning will provide adequate water, sewer, and transportation. These services will be provided by the City’s existing municipal system. Figure 6-7 in the Water Facility Plan details the existing water distribution system and shows that the area surrounding the proposed development has an acceptable level of head loss, indicating there is adequate capacity to provide water for the development. As discussed in answer
(b), adequate fire flow will be provided by Hydrant #45. Adequate sewer will also be provided by the City’s municipal system. According to the City’s design criteria, sewer pipes that have a depth of flow to pipe diameter (d/D) ratio exceeding 0.75 are considered potentially deficient. Figure 4-8 of the Wastewater Collection Facilities Plan Update (2015) shows that the sewer pipes servicing the proposed development and surrounding
area all have a depth of flow to pipe diameter (d/D) ratio less than 0.75, indicating that there is adequate wastewater capacity for proper sewage disposal. Transportation access will remain unchanged. Access is anticipated to be primarily accomplished via principal arterial Rouse Ave and collector streets Peach St and Broadway Ave, but can also be accessed by other local streets such as Plum Ave. The brewery’s proximity to residential
neighborhoods also encourages walking and biking as modes of transportation. Parking improvements on the subject property are anticipated to serve the site and provide overflow parking for the existing brewery. Lastly, the proposed development and new zoning will meet all setbacks and other requirements.
e) Will the new zoning provide reasonable provision of adequate light and air? How?
Yes, the new zoning provides reasonable provision of adequate light and air. The brewery’s proximity to residential neighborhoods promotes eco-friendly transportation methods like walking and biking, while on-site employee housing reduces employee
commutes. Both its location and mixed-use nature will help reduce congestion on roads
and the air pollution that results from motorized traffic. Adequate lighting will be provided within the building using a combination of natural and artificial lighting. Maximizing the use of natural light within the new building will help minimize energy usage, ultimately reducing the associated carbon emissions and costs. Minimizing energy
consumption and motorized traffic helps improve outdoor air quality. Avoiding paints
and finishes containing Volatile Organic Compounds (VOCs) will improve indoor air quality. In addition, the parking lot will be sufficiently lit per the COB Development Code. Providing adequate lighting helps protect the safety of customers, employees, and goods/materials.
f) Will the new zoning have an effect on motorized and non-motorized
transportation system? How?
Yes, the new zoning will promote the use of non-motorized transportation methods like walking and biking because of its close proximity to residential areas. Utilizing a mixed-use work-live scenario reduces employee commutes. The Gallagator Trail also provides an eco-friendly route from the outskirts of town to the general vicinity. Additionally, future improvements anticipate a parking lot serving the site and providing overflow
parking for the brewery.
g) Does the new zoning promote compatible urban growth? How?
Yes, the new zoning promotes compatible urban growth. The proposed brewery
expansion is redeveloping land that is already being used for residential purposes rather
than creating urban sprawl on the outskirts of town. The proposed development also increases the density of the residential housing on the south lot from a single-family home to multiple living units for employees. The existing zoning (R-2 for the south lot, M-1 for the existing brewery lot) is being repurposed for a mixed community business
use (B-2M). Moreover, the multi-use nature of the proposed improvements promotes
diverse uses of land within close proximity to one another. In the end, this reduces the need for people to travel long distances for work, groceries, and recreation which ultimately diminishes the carbon emissions associated with travel.
h) Does the new zoning promote the character of the district? How?
Yes, the new zoning (B-2M) promotes the character of the district by allowing for residential and commercial mixed-use buildings. The City of Bozeman is trying to move away from industrial use for this area and move towards a Community Commercial Mixed Use instead. The proposed development and associated new zoning both align
very nicely with the City’s plan for the future of this area by combining Mountains Walking business operations with employee housing. The new building expands brewery operations on the first floor and provides several living units for employees on the upper floor. The mixed-use nature of the proposed development and the B-2M zoning designation also help provide a smooth transition from the residential neighborhood
located south/west of the site to the industrial area located north/east of the site. Lastly, the district of town around Mountains Walking already features several other mixed-use buildings so creating another live-work building would fit in nicely with the character of that district of town.
i) Does the new zoning address the affected area’s peculiar suitability for particular
uses? How?
Yes, the new zoning addresses the affected area’s suitability for particular uses. The anticipated development will retain the residential component by including on-site employee housing on the upper level of the new building. However, the proposed development will also build upon the commercial component by expanding the current brewery operations and increasing business. The proposed development will be more
sustainable, more robust, and more diverse in its uses.
j) Was the new zoning adopted with a view of conserving the values of building?
How?
Yes, the new zoning was adopted with a view of conserving the values of building. The
proposed multi-use development combines business and housing all into the same
location which makes the building inherently more versatile and valuable. Additionally, the new development would aim to maintain and enhance the current property through redevelopment, rather than starting brand new construction on the outskirts of town. Finally, the work-live building also helps blend the surrounding urban neighborhoods
into the commercial sector more smoothly.
k) Does the new zoning encourage the most appropriate use of land throughout the
jurisdictional area?
Yes, the new zoning encourages the most appropriate use of land throughout the
jurisdictional area. The City of Bozeman wants to push this area away from industrial use towards commercial and residential mixed-use. The current brewery and the surrounding area to the north/east fall into the Community Commercial Mixed-Use future land use designation. A zoning designation of B-2M is permitted under Community
Commercial Mixed-Use and encourages mixed-use business buildings. The proposed
development combines business operations and employee housing all into one which aligns very nicely with the City of Bozeman’s goals for the future land use of the area. The multi-use nature of the new building gets the greatest number of uses out of the same plot of land.
Supporting Figures
for
Project Narrative
4,3370.1
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Created By:
Created For:
Date:
Zoning Designations
Street Names
City Limits
4,3370.1
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Title
Street Names
Community Plan Future Land Use
Urban Neighborhood
Traditional Core
Residential Mixed Use
Regional Commercial and Services
Community Commercial Mixed Use
Maker Space Mixed Use
Industrial
Public Institutions
Parks and Open Lands
No City Services
City Limits
58 BOZEMANMT 2020 COMMUNITY PLAN
L
CORRELATION WITH ZONING
The zoning districts which implement each future land use category are shown in relation to each future
land use category in chart below. For zoning district intent, see 38.300. For permitted uses, see 38.310.
Urban Neighborhood
R-S, R-1, R-2, R-3, R-4, R-5, R-O, REMU
RMH, B-1, PLI
Residential Mixed Use
R-3, R-4, R-5, R-O, REMU, B-1, PLI
Community Commercial Mixed Use
R-O, REMU, B-1, B-2, B-2M, UMU, NEHMU
PLI
Traditional Core
B-2M, B-3, PLI
Regional Commercial & Services
B-2, B-2M, UMU, PLI
Maker Space Mixed Use
BP, M-1, NEHMU, PLI
Industrial
M-1, M-2, BP, PLI
Parks & Open Lands
PLI
Public Institutions
PLI
Low Density Housing
Moderate Density Housing
Medium Density Housing
High Density Housing &
Mixed Use
Neighborhood & Community
Commercial & Business
Offi ce
Downtown Business &
Mixed Use
Large Commercial & Business
Manufacturing & Artisan
Public Lands, Parks,
& Open Space
Educational Facilities
Civic Buildings & Institutions
Maker Space
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Water Facility Plan Update Chapter 5 – Design Parameters and Evaluation Criteria July 2017
P05097-2013-001 Page 80
5.5.3 City of Bozeman Fire Flow Availability The evaluation completed for the Water Facility Plan Update determined available fire flows (to assess the distribution system under current and future water demand conditions) by using zoning districts that represent different types of development. Therefore, the fire flow requirements set forth in this Water Facility Plan Update are intended only for general planning purposes, and may not be reflective of actual fire flow requirements required by the size and construction type of a specific development, and will not identify specific non-conforming developments. These guidelines are intended to comply with requirements in the City’s Design Standards and Specifications calling for fire flow demands to be calculated as determined by ISO criteria. Available fire flow is the flow rate of water supply available at the hydrants for firefighting measured at a residual pressure of 20 psi. The residual pressure of 20 psi represents the minimum pressure required to provide normal water pressure to a second story faucet while a nearby fire event is in progress. Table 5.7 presents the recommended fire flow guidelines along with the required fire flow volumes used in the analysis. Figure 5-2 shows fire flow guidelines for existing and future land use. Zoning District Category Flow (gpm) Duration (hrs) No. of Fires Total Demand (gal) Residential Use R-4 Residential High Density 3,000 3 1 540,000 R-3 Residential Medium Density 3,000 3 1 540,000 R-2 Residential, Single-family Medium Density 1,500 2 1 180,000
R-1 Residential, Single-family
Low Density 1,500 2 1 120,000
PU Public Lands and Institutions 3,000 3 1 540,000
Commercial Use
B-1 Neighborhood Business 3,000 3 1 540,000
B-2 Community Business 3,000 3 1 540,000
B-3 Central Business 4,000 4 1 960,000
Industrial Use
M-1 Light Manufacturing 4,000 4 1 960,000
M-2 Manufacturing and Industrial 5,000 4 1 1,200,000
Table 5.7: Fire Flow Availability Guidelines