HomeMy WebLinkAbout008 ZMA Application NarrativeBennett Annexation - Zone Map Amendment Application Narrative
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BENNETT ANNEXATION
ZONE MAP AMENDMENT
APPLICATION CHECKLIST NARRATIVE
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;
RESPONSE: The proposed amendment to annex the subject properties into the
City of Bozeman with a Residential Emphasis Mixed-Use (REMU) zoning
designation improves the growth policy to better respond to the needs of the general
community. Residential housing is in high demand and development along the
southern corridor of S. 19th Ave. continues to flourish. Construction in the area is
primarily residential. While there are commercial districts in the vicinity, the vast
majority of the commercial development includes office buildings. REMU zoning
will allow for the development of residential units, while allowing the opportunity to
provide small commercial development. This could potentially include a restaurant,
coffee shop, etc., which this particular area is currently lacking. This type of
commercial development would encourage pedestrian and bicycle transportation for
the residential development and surrounding areas, which is a goal stated City’s
Annexation Application Checklist.
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;
RESPONSE: The proposed annexation does not create inconsistencies within the
growth policy. The annexation promotes the goals of the growth policy by adding
residential capacity in an area that is close to City infrastructure. The proposed
annexation is currently in the county, but surrounded by City parcels. One goal of
the Community Plan is to incorporate such parcels into the City. The REMU
zoning designation will allow for neighborhood-scaled commercial development,
which will facilitate employment opportunities in the area without requiring the use
of a car.
3. The proposed amendment must be consistent with the overall intent of the growth policy;
and
RESPONSE: The subject properties lie within the Growth Policy Boundary as
illustrated on p. 11 of the Bozeman 2020 Community Plan. The development will
provide city water and sewer extensions (if necessary) and all public infrastructure
will be constructed to City of Bozeman standards. Transportation infrastructure is
already being developed as a result of the development of Gran Cielo Subdivision,
Ph. II. The proposed annexation will provide connectivity to residential and
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commercial districts to the east of the properties, and more generally will provide
connectivity to the MSU campus and downtown area of Bozeman.
4. The proposed amendment may must not adversely affect the community as a whole or
any significant portion thereof by:
a. Significantly altering land use patterns and principles in a manner contrary
to those established by this Plan,
RESPONSE: The proposed annexation will not significantly alter
land use patterns in a manner to those established in the Community
Plan. Based on the proposed REMU zoning of the parcels, the
development will primarily provide residential units with the option
of providing neighborhood-scaled commercial buildings. Adjacent
land use includes residential developments to the south and west, and
commercial to the east.
b. Requiring unmitigated improvements to streets, water, sewer, or other
public facilities or services, thereby impacting development of other lands,
RESPONSE: The subject properties will not require unmitigated
improvements. There is already a backbone infrastructure in place
from the development of Gran Cielo and Meadow Creek subdivisions.
Any additional improvements will occur on the subject properties and
is not expected to impact development of other lands.
c. Adversely impacting existing uses because of inadequately mitigated
impacts on facilities or services, or
RESPONSE: Any future development that occurs will be thoroughly
examined by the consulting engineer as well as City engineering to
ensure there is adequate capacity for any proposed improvements.
d. Negatively affecting the health and safety of the residents.
RESPONSE: The proposed annexation is not expected to have an
adverse effect on the health and safety of the residents. As mentioned
above, the annexation is expected to encourage pedestrian and bicycle
transportation by providing connectivity between adjacent residential
properties to the proposed annexation.
Zone Map Amendment Criteria
a. Is the new zoning designed in accordance with the growth policy? How?
RESPONSE: Yes. The future land use map in the Bozeman Community Plan
2020 designates these parcels as Urban Neighborhood. Urban Neighborhood
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category primarily includes urban density homes and correlates with a
variety of zoning districts including R-S, R-1, R-2, R-3, R-4, R-5, R-O,
REMU, RMH, B-1 and PLI.
The proposed REMU zoning is allowed within the designated future land use
of Urban Neighborhood. In addition, the future land use map of Urban
Neighborhood is also designated on the west, south, and east sides of the
proposed Zone Map Amendment parcels. A complementary Community
Commercial Mixed Use land use designation is located on the north and
northeast sides of the parcels, which also allows for REMU zoning. The
properties to the north and northeast of the proposed annexation are in the
county, while parcels to the west, south and east of the annexation are
currently within city limits.
The proposed zone map amendment from county to REMU will allow for
similar and additional uses and allow for increased density (primarily
residential), and offices and small-scale retail and restaurants as secondary
uses in a geographically compact, walkable area to serve the varying needs
of the community's residents. This supports goal N-1 of the growth policy,
which states: “Support well-planned, walkable neighborhoods”.
b. Will the new zoning secure safety from fire and other dangers? How?
RESPONSE: Yes, the proposed zoning, which is in compliance with the
City’s future plan use map, will secure safety from fire and other dangers as
the subject properties will be within the city limits of Bozeman and will be
served by City Fire, Police and Public Works Departments, once annexed.
Public infrastructure, including roadways, water and sewer mains are
adjacent to the proposed annexation and will be extended as required to
serve the future development.
The City of Bozeman development standards require future development of
these properties to comply with the Bozeman Municipal Code standards
ensuring an adequate transportation network, fire services, and public utility
mains be installed to provide a safe neighborhood for the residents.
c. Will the new zoning promote public health, public safety and welfare? How?
RESPONSE: Yes. Due to the size and character of the parcels, future
development of the parcels will require the properties to be reviewed through
the City’s review processes which provide standards and regulations that
promote public health, safety and general welfare of the residents.
In addition, future connection to the City’s municipal water distribution and
sanitary sewer collection system will reduce water contamination issues from
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an abundance of groundwater wells and will eliminate environmental risks
associated with septic systems. Analysis on the City’s capacity for additional
water and sewer connections will be completed with infrastructure submittal.
Municipal fire and emergency response services will protect public health and
safety and respond to the subject properties.
d. Will the new zoning facilitate the adequate provision of transportation, water,
sewage, schools, parks and other public requirements? How?
Response: Yes, future development on these parcels will be subject to review
by the City of Bozeman for adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements as specified in the
City’s development and engineering standards. If it is determined during the
City’s review process that additional improvements are required to
adequately serve the proposed development those improvements would be
required to be constructed and/or pay impact fees, assessments, and taxes to
support transportation, water, sewer, school, parks, and other public
requirements.
The subject properties front South 27th Avenue and Stucky Rd, which are
both collector streets. Access to the site will be available from S. 27th Ave. as
well as from the future adjacent local streets: Apex Drive, S 29th Ave, and
Bennett Blvd. These local streets will allow access to the site for residents,
visitors, and any necessary public services such as postal service or
emergency access, for example.
The subject properties fall within the Hyalite Elementary School, Sacajawea
Middle School, and Bozeman High School Boundaries. Comments from the
schools will be required to verify adequate capacity for future students.
There are existing parks located near the proposed in Gran Cielo and
Meadow Creek subdivisions. Lerner Park is also located due east of the
proposed annexation. Parkland required for the subject properties will be
provided for either with a physical park space or with cash-in-lieu.
Public infrastructure to serve the future development will be determined
during City review. It is anticipated that existing public infrastructure from
the construction of Gran Cielo Subdivision will be utilized for development
within the subject properties.
e. Will the new zoning provide reasonable provisions of adequate light and air?
How?
RESPONSE: Yes, the City’s development codes include requirements for
development to provide adequate light and air with the use of parks and
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open space areas, maximum building heights, lot coverage and setback
requirements. Due to the size and character of the parcels the future
development of the parcels will be required to be reviewed through the City’s
review processes ensuring the City’s development codes will be adhered to
and will provide adequate light and air.
f. Will the new zoning have an effect on motorized and non-motorized
transportation systems? How?
RESPONSE: Yes, the annexation of the subject properties with REMU
zoning will likely have an effect on the City’s motorized and non-motorized
transportation system due to the increased allowed density. Any new
development will affect the City’s transportation system with increased
traffic. As described above, development of the properties will provide
connectivity between urban areas to the west and south of the properties and
residential and commercial areas to east.
A Traffic Impact Study (TIS) may be necessary to gauge the potential impact
of future development. A TIS was completed for the entire Gran Cielo
project in 2017, which is adjacent to the proposed annexation. The city may
require the TIS to be updated based on the increased density to determine if
additional mitigation would be required.
Applicant acknowledges that future development may require the property
owner to waive their right to protest the creation of future Special
Improvement Districts (SID) and participate in funding nearby future
infrastructure improvements that may be required to offset impacts created
by development.
With the development of the parcels within the proposed ZMA, and adjacent
properties, development of pedestrian connection systems will be completed.
Currently a multi-use trail exists along Graf Street and connects to South
11th which provides a safe and reliable pedestrian connection to MSU and
into the center of the city and Streamline Bus stops.
g. Does the new zoning promote compatible urban growth? How?
RESPONSE: Yes, the parcels are currently in the county, but are
surrounded by City parcels. The proposed REMU zoning is allowed within
the designated future land use of Urban Neighborhood. In addition, the
future land use map of Urban Neighborhood is also designated on the west
south, and east sides of the proposed Zone Map Amendment. A
complementary Community Commercial Mixed Use land use designation is
located on the north and northeast side of the parcels.
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h. Does the new zoning promote the character of the district and its peculiar
suitability for particular uses? How?
RESPONSE: Yes. As stated previously, the proposed annexation of the
subject properties with REMU zoning will allow for similar and additional
compatible uses and allow for increased residential density and small-scale
retail and restaurants as secondary uses in a geographically compact,
walkable area to serve the varying needs of the community's residents.
The proposed zone map amendment is designated Urban Neighborhood in
the City’s future land use map. The proposed zoning is in compliance with
the Urban Neighborhood designation. The proposed zoning fits within the
City’s land use map and establishes a compatible development pattern.
i. Does the new zoning address the affected area’s peculiar suitability for particular
uses? How?
RESPONSE: Yes. The properties are located within an area designated
Urban Neighborhood as defined in the Bozeman Community Plan 2020.
Urban Neighborhood category primarily includes urban density homes and
correlates with a variety of zoning districts. The proposed REMU zoning is
suitable for the site given the adjacent Urban Designation to the west, south,
and east and Community Commercial Mixed Use land use designation to the
north and northeast side of the parcels. In addition, there is convenient
access to City roadway, water and sewer mains adjacent to the properties to
serve the future development.
j. Was the new zoning adopted with a view to conserving the value of buildings?
How?
RESPONSE: There are currently two existing single-family homes within
the proposed annexation. The value of these homes will likely increase with
the addition of new residential and small commercial developments in the
vicinity.
k. Does the new zoning encourage the most appropriate use of land throughout the
jurisdictional area? How?
RESPONSE: Yes. The proposed annexation with REMU zoning will
integrate into the existing area. The City’s Growth Policy designates the
properties as Urban Neighborhood on the future land use map, which allows
for REMU zoning. The future land use map also designates Urban
Neighborhood on the adjacent properties to the west, south, and east.
Complementary Community Commercial Mixed Use land use designation is
located adjacent on the north and northeast side of the parcels. Urban
Neighborhood category primarily includes urban density homes and
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correlates with a variety of zoning districts. Based on the future land use
map designations and existing residential development to the south, the
proposed zoning does encourage the most appropriate use of the land.
END OF NARRATIVE