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HomeMy WebLinkAboutKSR ZMA Narrative South 8th Zone Map Amendment 116 S. 8th Avenue, Bozeman, MT March 2022 Application Narrative Contents: Summary ------------------------------------------------------------------------ 1 Argument ----------------------------------------------------------------------- 2 ZMA Criteria & Responses ------------------------------------------------- 6 Attachments: Exhibit A – Proposed Zone Map Existing Site Survey South 8th Zone Map Amendment 1 Summary This application proposes an amendment to the zone map of a single existing parcel, currently zoned R-4, to R-5 zoning designation. The subject property is located at 116 South 8th Avenue. It is bordered by B-2M zoning on the north side, R-4 zoning on the West and South sides, and R-2 on the East side of the property (See the attached exhibit). The lot is located within the Neighborhood Conservation Overlay District (NCOD), but does not lie within the Cooper Park historic district. The future land use designation is “Urban Neighborhood”. Currently, the parcel contains an existing two household dwelling and a detached accessory garage structure. South 8th Zone Map Amendment 2 Argument Introduction Given this property’s underlying future land use “Urban Neighborhood” designation combined with its central proximity and situation central to the midtown district, downtown district, MSU Campus, and residential districts; we believe this parcel is ideally situated for medium density, residential focused, mixed-use infill development, and therefore propose an amendment to the zone map to R-5 designation in order to allow for such future development(s). “Thoughtful city planning provides a host of advantages from economic vitality to environmental health to overall quality of life...The City intends to look inward by prioritizing infill. Concentrated development uses land more efficiently, may reduce infrastructure costs, and reduces the overall amount of road surface and need for parking lots, improving overall access to parks, schools, and shops. Access is ultimately improved and places are connected through a variety of transportation options. Concentrated development makes sense for our pocketbooks and overall health. When it comes to promoting a walkable, bikeable, safe, affordable, and energy-efficient community, density and design matter. Preventing sprawl and increasing resource efficiency depend on an intensity of urban life found in our commercial centers…” (Bozeman Community Plan Theme 3 pg. 31) “Our City fosters the close proximity of housing, services, and jobs, and desires to provide safe, efficient mobility for pedestrians, cyclists, transit users, and drivers.” (Bozeman Community Plan Theme 5 pg. 39) “Remove regulatory barriers to infill” (Bozeman Community Plan DCD-1.2) South 8th Zone Map Amendment 3 Location & Transportation Theme 3 in the Bozeman Community Plan states “Our City is bolstered by our Downtown, Midtown, University and other commercial districts and neighborhood centers that are characterized by higher densities and intensities of use.” (pg. 31). This parcel is located within a half mile of the Midtown, Downtown, and MSU campus; and is within a quarter mile of Cooper Park, Bozeman High School, The Co-op, bus stops, and many other services. The site has a walk score of 88 and a bike score of 75. These attributes make this an ideal location to support higher density development in order to place more residents and services closer together. In fact Bozeman Community Plan specifically calls for “Revis(ing) the zoning map to support higher intensity residential districts near schools, services, and transportation.” (N-2.2) and “Promote mixed-use developments with access to parks, open space, and transit options.” (DCD-1.9.) South 8th Zone Map Amendment 4 Residential Focused Mixed-Use “According to the most recent Bozeman Housing Needs Assessment, an estimated 5,405 to 6,340 housing units for residents and employees are needed by 2025…” (Bozeman Community Plan pg. 21). While the current R-4 zoning designation does allow for medium to high density residential, the lot width and size restrictions prohibit more than 2 primary dwelling units on this parcel. An R-5 designation would allow several different development configurations supporting more than five much needed dwelling units on this site. Increased density of dwelling units not only increases the potential amount of much needed housing, it provides much more opportunity to create “more housing diversity and missing middle housing” (Bozeman Community Plan N1.1) than would likely be developed with only 2 units. See the example development scenario below. In addition to creating more diversified housing, a R-5 designation would also allow for commercial space fulfilling the Bozeman Community Plan’s call for “Prioritiz(ing) mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. (Bozeman Community Plan M-1.1). Allowing multiple uses increases opportunity to place residents closer to much needed services (and vice versa) promoting the numerous benefits mentioned in Themes 3 and 5 of the Bozeman Community Plan. Furthermore, small scale commercial, largely because of it’s location, is specifically attractive for the “Urban Lifestyle” and “Simple Commute” motivators listed in the Bozeman Economic Development Strategy Update (pg. 6). South 8th Zone Map Amendment 5 Form and Intensity Considerations In addition to the aforementioned benefits of this site, the location of this parcel along a major “zone edge” makes it uniquely situated for a “transition” development in between the more intense B-2M district to the North and the residential district(s) to the South. While R-5 zoning allows a building height of 5 stories, the applicant feels that 4 stories is the appropriate limit on this site. Should a taller development be a concern at this location, the applicant would be amenable to restricting future development on this site to four-stories and/or 50 feet maximum building height as a condition of the zone map amendment. The example below (not shown to suggest any proposed development design), is included as an example to illustrate that the formal intensity of a (4-story) higher density mixed-use development is not significantly greater than a development meeting the current R-4 standards. The applicant does intend to re-develop the site. Should this ZMA be unsuccessful, the resulting development will likely maximize the formal intensity allowed in the current R-4 zoning similar to the example shown. South 8th Zone Map Amendment 6 Evaluation Criteria and Responses A. Is the new zoning designed in accordance with the growth policy? Yes. R-5 zoning is a compatible zoning designation with the “Urban Neighborhood” land use designation per the Bozeman Community Plan. An R-5 zoning designation of this property will allow high density mixed-use land use, a stated priority in the growth plan: “Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another” (Theme 5 – Goal M1.1). A more dense, mixed-use development at this parcel will place residents in close proximity to existing adjacent commercial districts and additional commercial space close to adjacent residential and university districts. Future development allowed under the proposed zoning is congruent with the stated description of the “Urban Neighborhood” future land use designation: “…includes urban density homes in a variety of types, shapes, sizes, and intensities…. Higher density residential areas are encouraged to be, but are not required or restricted to, (in) proximity to commercial mixed use areas to facilitate the provision of services and employment opportunities without requiring the use of a car.” (Bozeman Community Plan pg. 52) The “correlation with zoning” diagram in the Bozeman Community Plan also illustrates medium density housing, high density housing & mixed use, and office space (among others) as compatible uses within “urban neighborhood”. (pg. 58) B. Will the new zoning secure safety from fire and other dangers? Yes. The subject property lies within the city limits and are therefore served by City of Bozeman Police and Fire departments. Any future development must adhere to code requirements of the Bozeman Unified Development Code as well as adopted building & engineering codes and standards: including fire and safety requirements. The zoning change is not likely to adversely affect safety from fire or other dangers. Furthermore, this property has public R.O.W. frontage on three sides, allowing for increased access for first responders in the case of emergency. South 8th Zone Map Amendment 7 C. Will the new zoning promote public health, safety, and welfare? Yes. The subject properties lie within the city limits and are therefore any future development must adhere to code requirements of the Bozeman Unified Development Code protecting health, safety, and welfare. Furthermore, a higher density of residents and business by way of mixed-use promotes active transportation. “Active transportation increases daily physical activity, improving health and lowering healthcare costs…Thoughtful community planning provides residents and visitors with a wide range of transportation options…and promote safe, efficient passage to our destinations.” (Bozeman Community Plan Theme 5, pg.39). D. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks, and other public requirements? Yes. The subject property lies within the city limits and is therefore served by City of Bozeman streets, public works, schools, and parks divisions. The city conducts extensive planning for municipal infrastructure needs and implements solutions for such needs though it’s capital improvements program. Any future development must adhere to code requirements of the Bozeman Unified Development Code as well as adopted building & engineering codes and standards: including required infrastructure and open space requirements. E. Will the new zoning provide reasonable provision of adequate light and air? Yes. The subject property lies within the city limits and are therefore any future development must adhere to the Bozeman Unified Development Code requirements for yard setbacks, height, density, lot coverage, and open space to specifically address the adequate provisions of light and air. Furthermore, due to this parcel’s location North of lower-residential development, it is likely that future development will maintain significant southern (sun) exposure while not impacting that of the southern neighbors. South 8th Zone Map Amendment 8 F. Will the new zoning have an effect on motorized and non-motorized transportation systems? Yes. The increased density allowed under the R-5 zoning will likely result in more vehicle trip generations along surrounding streets. However, this increase is unlikely to have any significant negative impact considering Both 8th Ave and E. Babcock are “Collector” streets. Furthermore, the proximity to adjacent districts creates opportunity for pedestrian, bicycle, and other modes of transportation (as discussed in previous sections and criterion) reduces the reliance on motorized transportation to/from this site as call for in goal M-1 of the Bozeman Community Plan: “Ensure Multimodal accessibility”. A bus stop is currently located within a block of this property on E. Babcock Street, increasing the opportunity for alternate modes of transportation used. G. Does the new zoning promote compatible urban growth? Yes. The future land use designation of “Urban Neighborhood” explicitly lists R-5 as a correlating zoning district, and the proposed zoning is compatible with the themes and goals set forth in the Bozeman Community plan as described above (in particular see the response to criterion A). Specifically, the proposed zoning district:“Promote(s) mixed-use developments with access to parks, open space, and transit options.” (Bozeman Community Plan DCD-1.9), and Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. (Bozeman Community Plan DCD-2). South 8th Zone Map Amendment 9 H. Does the new zoning promote the character of the district? Neutral. This application does not seek to amend zoning text, therefore none of the existing standards established in the Bozeman Unified Development Code regarding character will be affected. Any future development will be required to adhere to the standards set forth in the Bozeman Unified Development Code. Furthermore, the proposed area lies entirely within the Neighborhood Conservation Overlay District (NCOD), and therefore any further development must also obtain a Certificate of Appropriateness (COA) to meet the more stringent requirements set forth to preserve certain historical characteristics of the district. I. Does the new zoning address the affected area’s peculiar suitability for particular uses? Neutral. R-5 zoning supports similar permitted types of both commercial and residential as the current R-4 zoning. The proposed R-5 zoning is suitable for this site given it’s proximity to the current midtown (B-2M) district, direct adjacency to Babcock and 8th, and surrounding residential districts. The subject property lies within the city limits and are any future development must adhere to the Bozeman Unified Development Code restrictions and standards of permitted use(s). J. was the new zoning adopted with a view of conserving the values of buildings? Neutral. The R-5 zoning is proposed with future development in mind, However the current two household dwelling is a permitted used in the R-5 zoning district. South 8th Zone Map Amendment 10 K. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? Yes. As stated in above and in responses to previous criteria, an R-5 zoning designation is compatible with both the overarching themes of the Bozeman Community Plan as well as the specific goals and compatible uses of the “Urban Neighborhood” future land use designation. Additionally, the location is specifically appropriate to address the goals of mixed-use development & density as they pertain to walkability, multi-modal transportation, and proximity to commercial districts. Any future development must follow the review processes defined in the Bozeman Unified Development Code in order to prove compliance with standards and requirements as well as to evaluate the appropriateness of the proposed land use.