Loading...
HomeMy WebLinkAbout004_Narrative June 10, 2022 Project No. 21123.02 CLOVERLEAF ZMA NORTHERN PACIFIC ADDITION TO BOZEMAN LOTS 1-8 & 11-28, BLOCK 100 707 EAST PEACH STREET SITE NARRATIVE The purpose of this Zone Map Amendment is to change the zoning of a property within the Northeast Neighborhood from Northeast Historic Mixed Use (NEHMU) to Community Business District Mixed Use (B-2M). a. Is the new zoning designed in accordance with the growth policy? How? Yes, the zone amendment to B-2M zoning is in compliance with the growth policy. The Future Land Use Map in the Bozeman Community Plan 2020 designates the property Community Commercial Mixed Use. This designation is appropriate for B-2M zoning designation, as shown on the Correlation with Zoning table within the Community Plan. The proposed map amendment from NEHMU to B-2M would allow for similar uses in the current NEHMU, and also provide for apartment buildings, additional retail space, while reducing the uses related to manufacturing and outdoor storage. The form and intensity standards of the B-2M reflect the intent to encourage a mixed business district. The intent of the Community Commercial Mixed-Use category is to promote commercial areas needed for economic health, including a scale appropriate to neighborhood development. Commercial development within neighborhoods supports the nearby residential uses and gives identify to neighborhoods, provides employment, and offers services. This request is in accordance with several goals and objectives of the Community Plan, including: Goal N-1: Support well, planned, walkable Communities. N-1.1 Promote housing diversity, including missing middle housing. N-1.11 Enable a gradual and predictable increase in density in developed areas over time. P:21123.02_Bronken_ZMA_Narrative 2 (06/10/22) LJ/ad The mixed-use nature of the B-2M district is supportive of walkable communities. It provides an opportunity for a variety of housing types, as well as commercial uses. The variety of housing options increases the opportunity for projects to develop housing and commercial uses within a single project. The B-2M district allows for a more intensive development than NEHMU with greater permitted building heights. This will enable a gradual and predictable increase in density within the area. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.1 Ensure the zoning map identifies locations for neighborhood and community commercial nodes early in the development process. N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. The B-2M district promotes the development of commercial nodes and supports higher intensity residential uses. Goal DCD-2: 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. DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial development. The B-2M district supports higher density and mixed used developments at the neighborhood scale. The property highlighted in this application is located adjacent to Peach Street, which is designated a collector street and would be considered a main corridor. Goal M-1: Ensure multimodal accessibility. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. The B-2M districts is designed as a mixed-use district. Development that is consistent with the B-2M intent and permitted uses encourage development to be built at densities that support multimodal transportation and adjacency of housing, jobs, and services. b. Will the new zoning secure safety from fire and other dangers? How? Yes, the proposed zoning will not impact security from fire and other dangers. Future development of the property will be required to conform to all City of Bozeman public safety, building and land use requirements. These requirements ensure this criterion is met. P:21123.02_Bronken_ZMA_Narrative 3 (06/10/22) LJ/ad Public water and sewer mains are adjacent to the property, and services are currently provided. The zone change will have no adverse impact safety from fire and other dangers. c. Will the new zoning promote public health, safety and welfare? How? Yes. Potential future development and any changes of uses of the site will require development review approval and compliance with the City’s Unified Development Code which ensures promotion of public health, safety and welfare. The proposed zoning will not modify the role of the development review process. d. Will the new zoning facilitate the adequate provisions of transportation, water, sewage, schools, parks and other public requirements? How? Yes. The City has prepared infrastructure and facility planning for all aspects of public infrastructure, including transportation, water, sewage, parks and other facilities provided by the City. The adopted plans allow the City to consider existing conditions and identify impacts of future development on those facilities. A zoning designation does not guarantee approval of new development without confirming availability of needed infrastructure. 38.300.020.C of the Bozeman Municipal Code states, “Placement of any given zoning district on an area depicted on the zoning map indicates a judgment on the part of the city that the range of uses allowed within that district are generally acceptable in that location. It is not a guarantee of approval for any given use prior to the completion of the appropriate review procedure and compliance with all of the applicable requirements and development standards of this chapter and other applicable policies, laws and ordinances. It is also not a guarantee of immediate infrastructure availability or a commitment on the part of the city to bear the cost of extending services.” The application requirements for future development and the standards in the municipal code will ensure that the needed infrastructure and other features needed to comply with this criterion are met. e. Will the new zoning provide reasonable provision of adequate light and air? How? Yes, any future development of the site will be reviewed by the City of Bozeman development review requirements to ensure that improvements provide for adequate light and air. Specific requirements include parks and recreation, building height, on-site open space, lot coverage and setbacks. Future development will be subject to these provisions. f. Will the new zoning have an effect on motorized and non-motorized transportation systems? How? Neutral. The requested change in zoning from NEHMU to B2-M will not itself impact the motorized and non-motorized transportation system. The future land uses, and intensity of development are not yet known. The proposed zoning, as well as the permitted residential and commercial uses allowed by that zoning is intended to locate residential uses close to goods, services, and employment opportunities which might decrease the number of trips by P:21123.02_Bronken_ZMA_Narrative 4 (06/10/22) LJ/ad motorized transportation. Development of the property will be required to comply with transportation-related standards and reviewed for impacts on the transportation system, including surrounding streets, intersections, bicycle facilities, and sidewalks. 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.” (Community Plan P. 51) The future land use map designates the properties as Community Commercial Mixed Use. This designation correlates with several zoning districts including the B2-M zone that is proposed by the applicant. Based on the land use map designations and correlated zoning districts in the plan and proposed by the applicant, the zone map amendment would promote compatible urban growth. h. Does the new zoning promote the character of the district? How? Yes. The City has adopted standards to identify and avoid or mitigate demonstrable negative impacts of development. These will support the ability of future development to be compatible with adjacent development and fit into the changing character of the area. Any future development will be subject to Article 38.5 and other standards to address compatibility. In addition, the Northeast neighborhood is already a district defined by mixed use. This includes single-family homes, multi-family homes, small commercial uses, and some light industrial uses. Designating this property as B2-M will maintain the mixed-use character of the neighborhood. This proposal also only seeks to amend the zoning map and not the text. Therefore, no element of this amendment modifies the standards of any zoning district. The character of the districts as created by those standards remains intact. 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. These uses include neighborhood commercial as well as multi-household residential. The B2-M zoning will allow for the neighborhood to develop a walkable small-scale commercial node that will serve the residential areas of the neighborhood. P:21123.02_Bronken_ZMA_Narrative 5 (06/10/22) LJ/ad j. Was the new zoning adopted with a view of conserving the values of buildings? How? Neutral. There are no buildings on the property that may have their values impacted. The property is already zoned for development. This zone change would not itself impact the value of buildings in a measurable way. k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional area? Yes. As stated above, the Bozeman Community Plan has identified mixed use commercial as the most appropriate use for these properties. In this case, multi-family residential and mixed-use development is appropriate for this area. 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.