HomeMy WebLinkAboutPublic comment to dateFrom:Geoffrey Poole
To:Chris Saunders
Subject:Revised Comments on 20-021 Blackwood Groves GPA
Date:Monday, March 16, 2020 2:56:53 AM
Hi again, Chris. Here is a more concise version of my comments. Pleaseignore the prior version and use this one instead. Thanks.
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March 14, 2020
Bozeman City Commission City of Bozeman Planning BoardBozeman City Hall121 N. Rouse Ave, Bozeman, MT
RE: Blackwood Groves GPA, Application 20-021
Dear Commissioners and Board Members:
I am writing to express my concern about the proposed Growth Policy Amendment(GPA) for Blackwood Groves (Application 20-021). My opposition to theamendment is based on the following facts.
The GPA purports to cure growth policy by amending the Future Land Use Map --requesting reclassification of 120 acres of "residential" land to "REMU." Such a cure implies that the amount of REMU land available for development isinconsistent with the 2009 Community Plan. Currently, according to Bozeman'sonline Zoning map, we have 220 undeveloped acres of REMU land in Bozeman. With that much undeveloped REMU land available under the existing growthpolicy, I fail to understand how there can be any deficiency that would bealleviated by the proposed cure.
Further, please consider the checklist question "Does the proposed amendmentadversely affect the community as a whole or significant portion bysignificantly altering acceptable existing and future land use patterns, asdefined in the text and maps of the plan? How does it not?" In his answer,the developer fails to acknowledge that the GPA would increase the amount ofREMU land on the Future Land Use Map by about 50%. He therefore fails toanswer the question "How does it not" affect the community in light of thismassive alteration of available REMU land.
When attempting to describe a deficiency in growth policy, the GPA narrativeonly considers one aspect of the 2009 Community Plan – "increased acceptanceof mixed-use projects, higher residential densities, and pedestrian-friendlysite development." Yet the 2009 Community Plan outlines many different goals,all of which were considered together when compiling the original Future LandUse Map. A deficiency in growth policy simply cannot be established withoutconsidering a greater cross-section of the 2009 Community Plan Goals.
For instance, the first guiding principle in the 2009 Community Plan statesthat the Plan "strives to achieve a fair and proper balance among conflictinginterests, to protect the rights of citizens, and to affirm community valuesas they have been expressed by citizens and throughout the planning process."Yet the GPA would override the community values expressed during the originaldevelopment of the Future Land Use Map. It would also shift the balance ofcompeting interests by affording the developer increased profit, decreaseduncertainty, and reduced risk while shifting risks and costs to adjacent landowners in the form of potentially reduced values of adjacent property in thecase of poorly executed high-density development. The GPA also deniesBozeman citizens the information necessary to "affirm community values" in aninformed manner; we are asked to assess the merits of adding more REMU landwithout the opportunity to assess a specific plan for development on thatREMU land. Instead, we are expected to trust that the land will be developedaccording to the intents and purposes of REMU zoning outlined in Sec.38.300.110 of the Municipal code.
Perhaps it would be easier to trust that the intents and purposes of REMUzoning would be followed if we had any REMU development in Bozeman that hadsucceeded in doing so. According to the zoning map, the only existingdevelopment on REMU land in Bozeman are "The Arrow" and "Stadium View"student apartments. These megaplexes have utterly failed to implement the
intents and purposes of REMU zoning. Sec. 38.300.110 describes REMUdevelopment as creating architecturally and socially diverse, vibrantcommunities centered around a well-defined commercial core, with open spacessuch as plazas and parks. "The Arrow" and "Stadium View" apartments havehomogeneous apartments contained in continuous 4-story structures. Thelimited ground-floor commercial spaces are occupied primarily by workoutequipment for the residents and the leasing offices for the complexes. Thereis no recreational open space, but instead, huge parking lots – larger insurface area than the footprint of the buildings themselves. There are noparks, no plazas, no trails, and no cluster of business that represents thehub and core of a community.
As a resident of south Bozeman, I bristle at the developer's self-servingmischaracterization of our neighborhoods. He states that existingdevelopment has created a "lifestyle that forces residents to solely rely onmotor vehicles to reach amenities and services." No one in South Bozeman is"forced to solely rely on motor vehicles" to reach amenities. Thesubdivisions of south Bozeman are served by a remarkable network of well usedbike lanes and hiking trails, which provide non-motorized access to the MSUcampus, the library, the downtown shopping district, and other parts of thecity. In fact, many businesses and amenities are a 1-10 minute bike ridefrom subdivisions within 1-mile of the Blackwood Groves site. Thesebusinesses provide a diverse array of products and services, and include:Town and Country Grocery Store, Bridger Brewing, GoWireless, BunkhouseBrewery, Museum of the Rockies, The Computer Museum, Jimmy Johns, The VerizonStore, Rosa’s Pizza, Kagy Corner, Blacksmith Italian Restaurant, PostalAnnex, Granny’s Donuts, Storm Castle Café, Spectators, Columbo’s Pizza, TacoMontes, the MSU Bookstore, The Pickle Barrel, Edward Jones Financial, BozemanDental Associates, Snap Fitness, Café M., Essence Salon and Spa, FedEx Officeand Ship Center, Toppers Frozen Yogurt, Koko & Co Hair & Body Works,International Coffee Traders, Joe’s Parkway Market, South 9th Bistro, andmany more.
Further, the developer describes the housing within 1 mile of the BlackwoodGroves site as "homogeneous." Any perceived homogeneity is NOT due to adeficiency in the growth policy. A wide diversity of zoning types (R-1, R-2,R-3, R-4, R-O, BP) and the *largest designated REMU parcel in the city ofBozeman* already exist within 1 mile of the Blackwood Groves site. Ironically, "The Arrow" and "Stadium View" apartments, the two REMUdevelopments, are the most homogeneous architecture in south Bozeman. Inaddition to roughly 150 acres of REMU, the Future Land Use Map alreadyprovides for 120 acres of "Community Commercial Mixed Use" and 60 acres of"Business Park Mixed Use" within one mile of the Blackwood Groves site.
Finally, the GPA narrative relies on a Future Land Use Map from the draft2019 Community Plan to answer many of the questions in the Response to GrowthPolicy Amendment Checklist. Yet this draft plan has not been adopted by theCity nor fully vetted by Bozeman’s citizens. The draft plan is irrelevant tothe decision to be made about the GPA. Thus, the developer's Response toGrowth Policy Amendment Checklist has not described how the GPA is consistentwith the goals set forth in the 2009 Community Plan. This is most evident inthe answer to the question "Does the proposed amendment createinconsistencies within the growth policy, either between the goals and themap or between goals? Why not?" The answer provided by the developer admitsthat the Blackwood Groves GPA is inconsistent with the 2009 Future Plan UseMap, deferring instead to the 2019 draft.
For all of these reasons, I ask the Planning Board to recommend *against* andthe City Commission to *deny* the Growth Policy Amendment. The GPA wouldshift the balance of interests between the developer and adjacent land ownersand, without demonstrating deficiency in the current growth policy, wouldoverride the community values expressed through development of the FutureLand Use Map. Adding 120 acres of REMU land use to the Future Land Use Mapcures nothing in light of the 220 acres of empty REMU land already annexed toBozeman.
I would like to see developers use the existing 220 acres of undeveloped REMUland to show the Bozeman Community that they can implement REMU developmentsaccording to the intentions of Sec. 38.300.110 before we designate more REMUland use on the Future Land Use Map.
Sincerely,
Geoffrey Poole
Bozeman, MT
From:Rachelle Schmid
To:Chris Saunders
Subject:Blackwood Groves- GPA 20021
Date:Wednesday, March 11, 2020 7:50:42 AM
Reference
Blackwood Groves GPA Application 20021
Good morning Chris:
I am writing as a Bozeman resident who lives on Alder Creek Drive and will be directly affected by Blackwood
Groves.
Although premature, as I know this application is for Annexation, I wanted to state my concern early on and on the
record.
I’d very much like to see a green space, or belt of some kind, in between Alder Creek and the new Black Wood
Groves being built directly behind us. I know that Bridger Builders wants to do right by those of us in Alder Creek
as best they can and after much thought, I’m very concerned about the effect on our property value and privacy,
should there be a home built directly in our back yard with no buffer there.
We worked very hard to acquire our land in Alder Creek and build our house here just this last year. To have years
and years of construction behind us surmounting in a house directly behind us with no buffer, would be heart
breaking. I would much prefer a lot behind us that isn’t oversized and is more similar to a true city lot size, with a
green space in between as a distinguisher of the different neighborhoods. Thank you very much for your time.
Rachelle Schmid
Rachelle Schmid
————————
Managing Director
BEAUTYCOUNTER
(253)-232-8243
From:melissaross71@gmail.com
To:Chris Saunders
Subject:Blackwood Groves GPA Application 20021
Date:Friday, March 6, 2020 10:01:57 AM
Dear Mr. Saunders:
As an adjacent landowner to the proposed project referenced above, I have yet to receive a formal
notice of annexation/re-zoning of this property. The most recent application for amendment to
growth plan shows that such notice was to be mailed to adjacent landowners on 2/28/2020. I have
been following the project closely, however, on the City of Bozeman Planning Department website
but still wondering why I have not received anything from the developer or city in the mail.
I would like to go on record as stating that as an adjacent landowner, we knew that this property
would be developed at some future time. However, I would hope that the city would require a park
buffer between Alder Creek subdivision and the newly proposed Blackwood Groves, potentially with
walking trails, benches, etc. in order to uphold property values of Alder Creek as well as define the
two subdivisions more clearly and offer walkability to access what is proposed to be some
commercial development.
Thank you for your attention to this public comment.
Melissa Ross
1488 Alder Creek Drive
Bozeman, MT 59715
406.570.8672
From:Chris Mehl
To:Agenda
Subject:FW: Southside REMU Zoning
Date:Wednesday, May 13, 2020 7:57:25 PM
Chris Mehl
Mayor, City of Bozemancmehl@bozeman.net406.581.4992________________________________________From: Jennifer Maixner [jenmaixner@gmail.com]Sent: Wednesday, May 13, 2020 7:37 PMTo: Chris Mehl; Cyndy Andrus; I-Ho Pomeroy; Terry Cunningham; Michael WallnerSubject: Southside REMU Zoning
In regards to the proposed REMU Zoning District for the 392 acres of land at Goldenstein and Graf St, please recordthat the residents at 4502 E Graf DO NOT APPROVE. We purchased our home at high market price for the accessto space, beauty, and nature. We did not move to Bozeman for density and development, traffic, exposure topollutants or the problems associated with big development we are now witnessing especially in regards to COVID19. We do not want density. We do not want to pave our fertile fields with concrete for the sake of developers toturn dollars. We live on the south side of Bozeman for the valuable lifestyle Bozeman once had and we are soquickly losing to development.
Do something progressive. Do something forward thinking. Do something for the current residents of Bozeman andSTOP this development proposal. The Bozeman residents have had enough.
Jen MaixnerAndy MaixnerPhoebe MaixnerHolden Maixner
From:Chris Mehl
To:Agenda
Subject:FW: Please oppose the REMU,. Industrial, and Community commercial rezoning of Bozeman"s Southside
Date:Thursday, May 14, 2020 7:50:12 AM
Chris Mehl
Mayor, City of Bozemancmehl@bozeman.net406.581.4992________________________________________From: Jeanine Allen [delozierallen@gmail.com]Sent: Thursday, May 14, 2020 7:46 AMTo: Chris MehlSubject: Please oppose the REMU,. Industrial, and Community commercial rezoning of Bozeman's Southside
Dear Mayor Mehl,
We are writing to let you know that we completely oppose the rezoning of the 392 acres of land between W. GrafStreet and Goldenstein Lane, including the REMU, the Industrial designation of Bozeman’s Southease quadrant, andthe Community Commercial designation. We are residents in Sundance Springs neighborhood, and our childrenattend the public schools in the area including Sacajawea middle school. We specifically bought property on theSouthside because of the rural feel of the area, and because of the beauty. What would be the purpose of zoning landin this area for commericial development? This zone change is not consistent with the use of the area as residential,nor is it needed. On this 392 acre parcel of land live wildlife that we in Bozeman all say we love to see and protect,such as bald eagles, hawks, deer, geese, and cranes, but they would all have to leave if this is developed.
Changing the zoning of this tract of land to commercial development so that possibly a strip mall would be builtwould completely destroy the integrity of a family residential community, where traffic is light, cyclists and runnersabound, and deer live in our backyards. We understand the need for growth in Bozeman, but developing commercialbusinesses on this property is not in the best interest of residents, but rather only the developer. This would be aninalterable decision impacting generations to come. Please oppose this development.
Thank you,Bill and Jeanine Allen229 Silver Cloud CircleBozeman
From:Chris Mehl
To:Agenda
Subject:FW: Opposition to Zoning Amendments
Date:Thursday, May 14, 2020 6:56:22 AM
Chris Mehl
Mayor, City of Bozemancmehl@bozeman.net406.581.4992________________________________________From: Carolyn Plumb [cplumb50@gmail.com]Sent: Thursday, May 14, 2020 6:53 AMTo: Chris MehlSubject: Opposition to Zoning Amendments
Dear Mayor Mehl,
I am writing to express my opposition to the zoning changes listed below. When I purchased my home in SouthBozeman, I purposefully examined the zoning in areas around the home. I expected the zoning to remainresidential, which is the current state of affairs. I don't think it's fair to change the rules in the middle of the game.
Zoning changes I oppose:
REMU designation for the 117 acre proposed Blackwood Groves developmentIndustrial designation for Bozeman's Southeast QuadrantCommunity Commercial designation in Bozeman's Southwest Quadrant
Sincerely,Carolyn Plumb3114 Summerset Dr, Bozeman, MT 59715
From:Chris Mehl
To:Agenda
Subject:FW: Objection to proposed zoning in Southside Bozeman
Date:Thursday, May 14, 2020 10:10:56 AM
Chris Mehl
Mayor, City of Bozemancmehl@bozeman.net406.581.4992________________________________________From: Janine Baker [janineabaker72@gmail.com]Sent: Thursday, May 14, 2020 9:41 AMTo: Chris MehlSubject: Objection to proposed zoning in Southside Bozeman
Dear Mayor Mehl
I am writing to strongly object to zoning changes proposed for the REMU Zoning District including the“Community Commercial” designation in Bozeman’s Southwest Quadrant, the “industrial” designation inBozeman’s Southeast Quadrant and the REMU designation for the proposed Blackwood Groves development. These designations would significantly alter the residential character of our neighborhoods and affect our propertyvalues negatively. I am counting on you to oppose these changes. Thank you.
Sincerely,
Janine Baker