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HomeMy WebLinkAboutNarrative_0811202111 AUGUST 2021 Canyon Gate | Annexation Submittal 0TABLE OF CONTENTS 2CANYON GATE | Annexation INTRODUCTION ANNEXATION SECTION ONE: GOALS SECTION TWO: POLICIES ZONE MAP AMENDMENT A1DevelopmentReviewApplication_08112021 AdjoiningPropertyOwners_08112021 ANNXAnnexationApplication_08112021 N1Noticing_08112021 PublicStreetAndUtilityEasement_08112021 ZMAZoneMapAmendment_08112021 CanyonGateAnnexationExhibit_08112021 CanyonGateZMA_08112021 3 4 6 10 15 17 18 19 20 21 NARRATIVE GRAPHICS DOCUMENTS PLANS 1 2 3 4 VICINITY MAPS FUTURE LAND USE MAP CONNECTIVITY MAP PROPOSED ZONING CIRCULATION MAP PARKS AND OPEN SPACE 1INTRODUCTION 3CANYON GATE | Annexation NARRATIVE INTRODUCTION Overview | Vision Canyon Gate has the opportunity to deliver a rich and diverse range of housing options as well as potential commercial uses. This application proposes a variety of zoning designations that will allow the creation of a vibrant neighborhood with close proximity to jobs, services, parks and trails. Design Guidelines The zoning objectives of Canyon Gate were designed in line with the City of Bozeman’s Future Land Use Plan, Growth Policy, Unified Development Code, and Bozeman Community Plan. Land Use Canyon Gate is approximately 24 acres located at the northeast intersection of Bridger Drive and Story Mill Road. The site is currently in Gallatin county. Bridger Drive is a prominent traffic transit corridor with residential districts flanking its sides. The Vicinity Maps illustrate a lack of commercial amenities serving the residences of this area and a surplus of outdoor recreation spaces. The site’s proposed zoning is in alignment with the Future Land Use Map which illustrates a desire to provide Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. 2 4 NARRATIVE CANYON GATE | Annexation ANNEXATION SECTION ONE: GOALS 1. The City of Bozeman encourages annexations of land contiguous to the City. Canyon Gate is currently a segment of a county island within the City. The properties located to the North, East, and South of the parcel have been annexed to the City of Bozeman. 2. The City encourages all areas that are totally surrounded by the City to annex. The Canyon Gate parcel is surrounded by the City on 3 sides of the property and is located within the future land use area map. 3. The City encourages all properties currently contracting with the City for City services such as water, sanitary sewer, and/or fire protection to annex. The Canyon Gate parcel currently utilizes well and septic with the intent to contract with the City for water, sanitary sewer and fire protection services upon annexation. 4. The City of Bozeman requires annexation of all land proposed for development lying within the existing and planned service area of the municipal water and sewer systems as depicted in their respective facility plans, any land proposed for development that proposes to utilize municipal water or sewer systems. Existing City water and sewer are located on all sides of the parcel. The intent is to extend the existing utilities as required to serve Canyon Gate. 5. The City encourages annexations within the urban area identified on the future land use map in the current Bozeman Growth Policy. The future land use map in the Bozeman Community Plan, designates the Canyon Gate property as Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. The proposed zoning request is in alignment with the Future Land Use Map in the current Bozeman Growth Policy. The proposed zoning for Canyon Gate within the Community Commercial Mixed Use is B-2M. The proposed zonings within the Residential Mixed Use are R-3 and R-5. The proposed zoning within the Urban Neighborhood is REMU. ANNEXATION 2 5 NARRATIVE CANYON GATE | Annexation ANNEXATION 6. The City of Bozeman encourages annexations to make the City boundaries more regular rather than creating irregular extensions which leave unannexed gaps between annexed areas or islands of annexed or unannexed land. Canyon Gate is flanked by City infrastructure on all sides, making it a county island. The annexation of Canyon Gate will result in a more regular shaped boundary that is contiguous to the existing City boundary. 7. The City of Bozeman encourages annexations which will enhance the existing traffic circulation system or provide for circulation systems that do not exist at the present time. As illustrated on the enclosed Circulation Map, the intent is to extend Maiden Spirit Street and Spirit Crossing Lane. This will provide connectivity between the existing neighborhoods to form a more cohesive residential area. Canyon Gate will primarily utilize Story Mill Road and Northview Street for access while also accommodating access from Bridger Drive, Maiden Spirit Street, and Spirit Crossing Lane. Canyon Gate will serve as a means of connectivity in this residential area by continuing the network of streets that have been established. This network will provide alternative routes and disperse traffic. As illustrated on the Circulation Map, this interconnected network of streets and walkable block configuration will reinforce a multimodal transportation program that will include bicycle, pedestrian, vehicle, and transit mobility alternatives. 8. The City prefers annexation of parcels of land larger than five (5) acres in size but will allow annexation of smaller parcels if factors such as topographic limitations, sanitary disposal needs, fire access, maintenance of public facilities, etc., justify a smaller annexation. The Canyon Gate parcel is approximately 24.14 acres. 9. The City seeks to obtain water rights adequate for future development of the property with annexation. Canyon Gate is willing to transfer usable water rights or pay cash-in-lieu of water rights, as applicable. 10. The City of Bozeman encourages annexations for City provision of clean treated water and sanitary sewer. Canyon Gate is intended to be connected to the City water and sewer system. ANNEXATION (Cont.) 2 6 NARRATIVE CANYON GATE | Annexation ANNEXATION ANNEXATION (Cont.) SECTION TWO: POLICIES 1. Annexations must include dedication of all easements for rights-of- way for collector and arterial streets, adjacent local streets, public water, sanitary sewer, or storm or sewer mains, and Class I public trails not within the right of way for arterial or collector streets. Annexations must also include waivers of right to protest the creation of special or improvement districts necessary to provide the essential services for future development of the City. The applicant agrees to provide a 45 foot wide easement along the collector street Story Mill Road and maintain the existing water main easement in the southeast corner of the site. The applicant waives the right to protest the creation of special or improvement districts necessary to provide the essential services for future development of the City. The applicant requests the City to prepare the Annexation Agreement for concurrent review with this submittal, in lieu of subsequent City Commission review. The applicant will work with the City Staff to ensure appropriate easement, right-of-way, and necessary rights of protest are secured in the Annexation Agreement prior to the City Commission hearing. 2. Issues pertaining to master planning and zoning must be addressed prior to or in conjunction with the application for annexation. The Growth Policy supports providing rich and diverse housing options near services, employment opportunities, and transportation options. The proposed zoning will enable a variety of residential densities and supply a commercial core to provide the area with jobs and services. The current housing type surrounding this quadrant is primarily single family attached and detached. Providing alternative housing in the area will enhance the housing options. Infilling Canyon Gate with business, varying housing options and providing additional open space, trail connection and recreational opportunities further reinforces the livability and sense of community. Creating additional gathering areas also provides and fosters community compatibility. 3. The application for annexation must be in conformance with the current Bozeman Growth Policy. If a Growth Policy Amendment is necessary to accommodate anticipated uses, the amendment process must be initiated by the property owner and completed prior to any action for approval of the application for annexation. The future land use map in the Bozeman Community Plan, designates the property as Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. The proposed zonings conform to the future land use designations. A Growth Policy Amendment is not required with this application. 2 7 NARRATIVE CANYON GATE | Annexation ANNEXATION ANNEXATION (Cont.) 4. Initial zoning classification of the property to be annexed will be determined by the City Commission, in compliance with the Bozeman Growth Policy and upon a recommendation of the City Zoning Commission, simultaneously with review of the annexation petition. The proposed B-2M, REMU, R-5 and R-3 zoning will encourage the appropriate use of land as the Growth Policy designates the property as Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. The City is in need of additional housing to accommodate current and projected demand. To meet this demand, a variety of housing options near services, employment centers, and transportation options are needed. 5. The applicant must indicate their preferred zoning classification as part of the annexation petition. The proposed B-2M, REMU, R-5 and R-3 zoning is requested. 6. Fees for annexation processing will be established by the City Commission. The applicant will pay the required processing fees. 7. It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards. As outlined above and illustrated on the enclosed Circulation Map, the intent is to extend the existing neighborhood street network. This will provide for additional connections including the extension of Maiden Spirit Street and Spirit Crossing Lane. Canyon Gate will utilize Story Mill Road and Northview Street for access. This network will provide alternative routes and further disperse traffic. This interconnected network of streets and walkable block configuration will reinforce a multi-modal transportation program that will include bicycle, pedestrian, vehicle, and transit mobility alternatives. 8. Prior to annexation of property, the City will require the property owner to acquire adequate and usable water rights, or an appropriate fee in lieu thereof, in accordance with Section 38.410.130 of the municipal code, as amended. Canyon Gate will transfer usable water rights or pay the appropriate fees. 2 8 NARRATIVE CANYON GATE | Annexation ANNEXATION ANNEXATION (Cont.) 9. Infrastructure and emergency services for an area proposed for annexation will be reviewed for the health, safety and welfare of the public and conformance with the City’s adopted facility plans. If the City determines adequate services cannot be provided to ensure public health, safety and welfare, the City may require the property owner to provide a written plan for accommodation of these services, or the City may reject the petition for annexation. Additionally, the parcel to be annexed may only be provided sanitary sewer service via the applicable drainage basin defined in the City Wastewater Collection Facilities Plan. It is the intent for Canyon Gate to be served by City emergency services, including police and fire. Existing water and sanitary sewer lines located on all sides of the parcel will be extended to serve Canyon Gate as required. 10. The City may require annexation of any contiguous property for which city services are requested or for which city services are currently being provided. In addition, any person, firm, or corporation receiving water or sewer service outside of the City limits is required as a condition of initiating or continuing such service, to consent to annexation of the property serviced by the City. The City Manager may enter into an agreement with a property owner for connection to the City’s sanitary sewer or water system in an emergency conditioned upon the submittal by the property owner of a petition for annexation and filing of a notice of consent to annexation with the Gallatin County Clerk and Recorder’s Office. The contract for connection to city sewer and/or water must require the property owner to annex or consent to disconnection of the services. Connection for purposes of obtaining City sewer services in an emergency requires, when feasible as determined by the City, the connection to City water services. Canyon Gate infrastructure improvements will include installing City sanitary sewer and water services. 11. The annexation application shall be accompanied by mapping to meet the requirements of the Director of Public Works. Where an area to be annexed can be entirely described by reference to a certificate of survey or subdivision plat on file with the Gallatin County Clerk and Recorder. Annexation and zone maps are enclosed with this application. 12. The mapping may be waived by the Director of Public Works. Annexation and zone maps are enclosed with this application. 13. The City will assess system development/impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. The applicant shall pay applicable and required development fees. 2 9 NARRATIVE CANYON GATE | Annexation ANNEXATION ANNEXATION (Cont.) 14. Public notice requirements: Notice for annexation of property must be coordinated with the required notice for the zone map amendment required with all annexation. The zone map amendment notice must contain the materials required by 38.220.410, BMC. Zone Map Amendment Noticing has been provided as required by 38.220.410 is enclosed with this application. 15. Annexation agreements must be executed and returned to the City within 60 days of distribution of the annexation agreement by the City, unless another time is specifically identified by the City Commission. An annexation agreement will be prepared and executed as outlined above. 16. When possible, the use of Part 46 annexations is preferred. The Part 46 annexation has been noted. 17. Where a road improvement district has been created, the annexation does not repeal the creation of Canyon Gate. The City will not assume operations of Canyon Gate until the entirety of Canyon Gate has been annexed. Any funds held in trust for Canyon Gate will be used to benefit Canyon Gate after transfer to the City. Inclusion within a district does not lessen the obligation to participate in general city programs that address the same subject. The Canyon Gate parcel is not currently located within a road improvements district. 18. The City will notify the Gallatin County Planning Department and Fire District providing service to the area of applications for annexation. It is acknowledged that the City will notify the Gallatin County Planning Department and Fire District of the annexation of the property. 19. The City will require connection to and use of all City services upon development of annexed properties. The City may establish a fixed time frame for connection to municipal utilities. Upon development, unless otherwise approved by the City, septic systems must be properly abandoned and the development connected to the City sanitary sewer system. Upon development, unless otherwise approved by the City, water wells on the subject property may be used for irrigation, but any potable uses must be supplied from the City water distribution system and any wells disconnected from structures. The property owner must contact the City Water and Sewer Superintendent to verify disconnects of wells and septic systems. It is the intent to connect the Canyon Gate parcel to City water and sewer services. The existing septic system will be abandoned upon the sewer being extended and activated. Coordination with the City Water and Sewer Superintendent to verify disconnects of wells and septic systems will be completed. 3 10 NARRATIVE CANYON GATE | Annexation ZONE MAP AMENDMENT PROJECT NARRATIVE A. Is the new zoning designed in accordance with the growth policy? How? Yes, the Future Land Use Map in the Bozeman Community Plan 2020 designates the property as Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. The Urban Neighborhood designation correlates with several zoning districts including R-S, R-1, R-2, R-3, R-4, R-5, R-O, RMH, B-1, PLI, and the zoning proposed, REMU. REMU zoning satisfies the future land use and ties into the adjacent zonings seamlessly. The Community Commercial Mixed Use designation correlates with several zoning districts including R-O, UMU NEHMU, PLI, B-1, B-2, and the zonings proposed, B-2M and REMU. The B-2M zoning will incorporate varying housing options and community commercial space tailored to the surrounding neighborhoods. The Residential Mixed Use designation correlates with the following zoning districts: R-O, PLI, B-1, REMU, R-4, and the zonings proposed, R-3 and R-5. The R-3 zoning, the lowest density allowed in Residential Mixed Use, acts as a buffer along the adjacent existing R-1 zoning. The R-5 is situated in the center to provide a variety in housing types offered. The composition of commercial and residential increases walkability with the objective to shorten the proximity between home, work, and services. B. Will the new zoning secure safety from fire and other dangers? How? Yes, Canyon Gate will be served by the City of Bozeman’s emergency services, including police and fire. The proposed street network extends fragmented streets to provide multiple routes and access points for emergency vehicles to adjacent neighborhoods in addition to serving Canyon Gate. Future site development will conform to City of Bozeman public safety, building, floodplain, and land use requirements in compliance with the UDC, as well as all applicable building codes to help secure safety from fire and other dangers. C. Will the new zoning promote public health, safety and welfare? How? Yes, all future development will require site plan review and compliance with the City’s Unified Development Code which ensures the promotion of public health, safety and general welfare. This proposed plan allows for additional housing alternatives and provides public parks and open space. ZONE MAP AMENDMENT 3 11 NARRATIVE CANYON GATE | Annexation ZONE MAP AMENDMENT ZONE MAP AMENDMENT (Cont.) D. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes, The City conducts extensive planning for municipal transportation, water, sewer, parks, and other facilities and services provided by the City. The adopted plans allow the City to consider existing conditions and identify enhancements needed to provide additional service needed by new development. The development of public infrastructure improvements to serve the property will be required to conform to the City of Bozeman’s adopted standards which require properties to construct public infrastructure and/or pay impact fees, assessments, and taxes to support transportation, water, sewer, school, parks, and other public requirements. The City implements these plans through its capital improvements program that identifies individual projects, project construction scheduling, and financing of construction. Canyon Gate includes a street network that will enhance community connectivity. This network includes extensions of the existing street system. The intent is to extend the existing utilities as required to serve the project. Canyon Gate infrastructure improvements will also include installing a sanitary sewer and storm water system. Canyon Gate’s linear parks are intend to connect public open space and parks to provide a variety of gathering and recreation alternatives and provide a safer pedestrian experience. As is stated in the UDC, the designation of a zoning district does not guarantee approval of proposed development plans until the City verifies the availability of needed infrastructure and services. Future submittals will be reviewed for compliance with the City’s codes to ensure appropriate levels of transportation, water, sewer, schools, and parks are provided. Site plans, subdivision proposal, or other development applications will ensure adequate capacity for all required municipal services. E. Will the new zoning provide reasonable provision of adequate light and air? How? Yes, The Unified Development Code includes requirements for providing adequate light and air including park and recreation requirements, maximum building height, on-site open space requirements, lot coverage, and setback requirements. Future development of the property will be subject to these provisions and that of the Building Codes which have standards for ingress and egress, ventilation, and related subjects that further support the provision of adequate light and air. 3 12 NARRATIVE CANYON GATE | Annexation ZONE MAP AMENDMENT ZONE MAP AMENDMENT (Cont.) FIGURE 2.9: EXISTING 2017 ROADWAY VOLUME TO CAPACITY RATIOS FIGURE 3.1: PROJECTED 2040 ROADWAY VOLUME TO CAPACITY RATIOS FIGURE 4.3: PEDESTRIAN FACILITY RECOMMENDATIONS TABLE 4.6: RECOMMENDED SPOT IMPROVEMENTS (CORRELATES WITH FIGURE 4.3) F. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? Neutral, the commercial and residential allowed in B-2M, R-5 and R-3 will likely result in increased traffic along Bridger Drive, other streets, sidewalks, and trails. However, the intent of the neighborhood is to provide opportunity to live within a walkable proximity to work, trails, and services that currently require vehicular transportation. The 2017 Transportation Plan, Figure 2.9 indicates there is remaining capacity on both Bridger Drive and Story Mill Road. The 2017 Transportation Plan projects to 2040 and considers the capacity of the transportation network with additional development. Chapter 3 of the plan describes this process. Figure 3.1 shows additional capacity available even with additional development as new links in the transportation system become active. The future development supports opportunity to expand the pedestrian network through installation of sidewalks. Sidewalk improvements are called for on Bridger Drive on Figure 4.3 of the transportation plan. This improves the non-motorized transportation system. 3 13 NARRATIVE CANYON GATE | Annexation ZONE MAP AMENDMENT ZONE MAP AMENDMENT (Cont.) G. Does the new zoning promote compatible urban growth? How? Yes, the Bozeman Community Plan establishes a preferred and compatible development pattern. “The land use map sets generalized expectations for what goes where in the community… The land use categories and descriptions provide a guide for appropriate development and redevelopment locations for civic, residential, commercial, industrial, and other uses. The future land use designations are important because they aim to further the vision and goals of the City through promoting sustainability, citizen and visitor safety, and a high quality of life that will shape Bozeman’s future.” The future land use map designates the property as Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Use. These designations correlate with several zoning districts including the proposed B2-M, REMU, R-5 and R-3. Based on the land use map designations and correlated zoning districts in the plan proposed, the zone map amendment would promote compatible urban growth. The growth policy supports infill development on underutilized properties and providing a variety of housing options to meet the needs of residents. The proposed zoning designation enables urban residential development, providing additional housing options to meet Bozeman’s demand. The property is surrounded by City limits and is well-served by the City’s transportation and utility networks. Any future development on the site will meet the zoning standards adopted to support compatibility of uses such as setbacks, building height limits, and parking requirements. H. Does the new zoning promote the character of Canyon Gate? How? Yes, The proposed R-3 zoning maintains the predominant residential character of the area and serves as a buffer along the adjacent R-1 zoning. An adjacent property to the northwest is currently zoned R-3. To the northeast is a large development zoned as R-1. The two zones have more similarities than differences including the same minimum building setback requirements, minimum lot-sizes, parking and parkland requirement, and the uses allowed in the two zones are mostly the same. In Canyon Gate, the R-3 transitions into R-5 and REMU zoning and farther to the east, along Story Mill Road, it transitions to B-2M zoning. All zones are proposed to incorporate a diverse mix of housing. The commercial component in the B-2M will predominately serve the surrounding neighborhoods with services and job potential, promoting a walkable environment. 3 14 NARRATIVE CANYON GATE | Annexation ZONE MAP AMENDMENT ZONE MAP AMENDMENT (Cont.) I. Does the new zoning address the affected area’s peculiar suitability for particular uses? How? Yes, the proposed B2-M district can support many types of urban development that serve the immediate area and broader region, as well as multi-household residential as a secondary use. Canyon Gate is appropriately located along the principal arterial corridor of Bridger Drive. Additionally, the property is suitable for urban development without major constraints related to floodplains, human-wildlife conflict, steep slopes or other hazards. In addition, the property is surrounded by a residential development. The proposed R-3, R-5, and REMU designations will allow for a variety of residential housing options. The proposed R-3, R-5, and REMU zoning is suitable for the site given the surrounding existing R-1 and R-3 residential development and access to city services and facilities. Any future development will be reviewed against the provisions of the zoning district. J. Was the new zoning adopted with a view of conserving the values of buildings? How? Yes, the property is currently used for agriculture, with an existing residential structure and several outbuildings proposed for demolition. Any proposed new or expanded structures will be required to meet setbacks set forth in the Bozeman Municipal Code, which will alleviate potential negative impacts to the values of adjacent buildings in the event of future development on the subject property. Any future development on the property will be subject to standards in the B-2M, REMU, R-3 and R-5 district which will ensure the conservation of adjacent building values. K. How does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? How? Yes, the Bozeman Community Plan illustrates the most appropriate use of the land. In this case, Urban Neighborhood, Community Commercial Mixed Use and Residential Mixed Used development has been identified by the community as the most appropriate types of development for the property. The Unified Development Code contains standards, protections and review processes to ensure the land is developed in ways that protect and promote public health, safety, and general welfare. 4 15 GRAPHICS CANYON GATE | Annexation VICINITY MAP SITE 9 MIN MAIN STREET NORTH CENTRAL SUPER WALMART RETAIL GALLATIN FAIR GROUNDS CANNERY WILD CRUMB RETAIL BRIDGER FOOTHILLS Site Plan GLEN LAKE STORY MILL © 2021 SOLOMON CORDWELL BUENZ 680 STORY MILL ROAD DISTRICT PLAN | 06-01–2021 | 2 4 16 GRAPHICS CANYON GATE | Annexation GLEN LAKE ROTARY PARK Walkable BRIDGER CREEK GOLF COURSE STORY MILL COMMUNITY PARK STORY MILL SITE RETAIL RETAIL WAREHOUSES CANNERY TRAIL TO 'M' GLEN LAKE MAP BREWING SUPER WALMART © 2021 SOLOMON CORDWELL BUENZ 680 STORY MILL ROAD DISTRICT PLAN | 06-01–2021 | 3 NATURE SANCTUARY POND OVERLOOK View to The Bridgers LEGENDS 1 MILE RADIUS .5 MILE RADIUS View toStory Hills VICINITY MAP 4 17 GRAPHICS CANYON GATE | Annexation FUTURE LAND USE MAP | COMMUNITY PLAN 2. RESIDENTIAL MIXED USE Promotes neighborhoods substantially dominated by housing, yet integrated with small-scale commercial and civic uses. The housing can include single-attached and small single-Detached dwellings, apartments, and live-work units. If buildings include ground floor commercial uses, residences should be located on upper floor. Variation in building mass, height, and other design characteristics should contribute to a complete and interesting streetscape. 1. URBAN NEIGHBORHOOD Promotes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries. 3. COMMUNITY COMMERCIAL MIXED USE Promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. The urban character expected in this designation includes urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities. High density residential areas are expected in close proximity. The importance of future land use is best said in the Bozeman Community Plan with the text accompanying the Future Land Use Map. An except from this narratives states, “Community development oriented on centers of employment and activity shorten travel distances and encourage multi-modal transportation, increase business synergies, and permit greater efficiencies in the delivery of public services.” 4 18 GRAPHICS CANYON GATE | Annexation CONNECTIVITY MAP GLEN LAKE ROTARY PARK STORY MILL COMMUNITY PARK STORY MILL SITE TRAIL TO 'M' GLEN LAKE NATURE SANCTUARY POND OVERLOOK LEGENDS 1 M I L E R A D I U S 1/ 2 M I L E R A D I U S 4 19 GRAPHICS CANYON GATE | Annexation PROPOSED ZONING LEGEND B-2M REMU R-5 R-3 4 20 GRAPHICS CANYON GATE | Annexation CIRCULATION MAP LEGEND Trails Pedestrian/ Sidewalks Vehicular 4 21 GRAPHICS CANYON GATE | Annexation PARKS AND OPEN SPACE LEGEND Park Land Development Lots Streets