HomeMy WebLinkAbout07-20-21 Public Comment - G. Thompson - Bridger MeadowsFrom:George Thompson
To:Agenda
Subject:Bridger Meadows Major Subdivision Preliminary Plat, Application 20351
Date:Tuesday, July 20, 2021 1:20:50 PM
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July 20, 2021
Bridger Meadows Major Subdivision Preliminary Plat, Application 20351
Mayor and Commissioners:
The following analysis explains the why I voted against this proposal.
Our role as representatives of the public interest must be based on having a fiduciary perspective inBozeman’s land uses to the benefit of the entire community. The various codes and regulations arefor the equitable use of our most valuable asset, Land Use Policy. In any transaction there is alwaysa give and take of numerous issues to arrive at an agreement in the best interest of both parties.
Unfortunately in this “transaction” Application 20351, the City representatives are giving up theirresponsibilities and accepting all the requested relaxations and receiving nothing, in terms ofpublic benefit, in return.
The comments below are a brief outline of the issues. Where possible, alternative solutions fromactual subdivisions in Bozeman, are cited as precedents and should be considered in your voting
In fact, one of Bozeman’s benefactors, GVLT had built a trail for sole purpose of observing the
wetland area. Would suggest that our representatives should show respect for such a valuable
contribution.
This preliminary plat application is affiliated with a Preliminary Planned Unit Development (PUD),
application 20350.
Six relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed with theapplication:
1. 38.400.010.A.8. A relaxation from the requirement for a second means of public access to thesite.
=>The property owner was unable to come to agreeable terms with critical property owners. There ison-going litigation for access rights to the property. The City does not need to ignore their owncriteria for the benefit of one individual.
2. 38.400.010.A.9. A relaxation to allow for a cul-de-sac.
=>The street has no through connection for neither vehicles, and most important, or pedestrianaccess. This does not comply with current Growth plan.
3. 38.400.020.A.2. A relaxation from the 60’ width right of way (ROW) requirement, insteadproviding a 50’ width.
=>The selected lot sizes of the property are such that ROW must be reduced, at expense of streetparking to access the adjacent trails leading to Glen Lake. No benefit to adjacent park land uses.
4. 38.400.080. A relaxation from the requirement to provide a sidewalk along both sides of thestreet with only one side of the street having a sidewalk.
=>This a significant challenge for the following reasons:
A) The GVLT trail connection to Glen Lake is immediately adjacent to the proposed road.Consequently snow plowing will certainly cover the GVLT trail. Precedent; the sidewalk heading south
from 3rd and Kagy is immediately adjacent to the road. The developer promised to keep sidewalkclear so business employees could walk to their parking at Pilgrim Congregational Church. The onlytime the sidewalk is plowed follows my complaint to Boz. Streets.
B) The proposed road is above a small residential retaining wall which was not designed to street
standards for vehicles or heavy construction traffic. When this retaining wall collapses the home
owner will complain to both City Engineering and the developer and request restitution. Which may
only, if ever, come after significant legal expenses. Bozeman residents do not want to approve
projects which potentially place undue costs on an individual landowner for the benefit of a single
individual.
5. 38.410.040.B. A relaxation from the block length requirements.
=>The Growth Plan discusses the need for pedestrian/bike connectivity. The long block length closesoff public viewing of the wetlands habitat.
Precedent: Spring Meadows Drive, north off of Graf street is a long Cul-de-Sac which has a clearly
defined existing public easement path between two houses which allows easy pedestrian/bike
connection to the Sourdough trail system which is immediately adjacent to both creek and wetlands
all the way to Goldenstein Road. Access to heavily used trails with numerous park benches and shade
structures should be critical design criteria for both developers and our Park Board’s PROST update.
This could be an easy give and take compromise for the block length requirement. Unfortunately, thisis one of those issues which is easily overlooked by City staff during Final Plat review and last minutedeveloper changes and the connectivity is permanently lost for public access.
Consequently, at this time it would be best, To Just Say No.
6. 38.410.100.A.2. A relaxation from the requirements to reduce the watercourse setback for lots 4through 14, which is 50 feet.
=>Property immediately adjacent to wetlands and waterways is on of the most valuable assets of
Bozeman and Gallatin Valley Land Use planning. Without acknowledging and respecting the unique
features of numerous water features we may as well be living in some dry flat neighboring states.
Though our PROST plan does not acknowledge trails as appropriate park land usage it is importantthat trails be established along both sides of all our watercourses.
As currently designed the adjacent wetlands area is a private refuge for adjacent homeowners in
their +$1 million homes. Please note that requiring public trails to be constructed along the high
water line may add some cost to the home sites. However, as you are aware, even if trail and viewing
benches costs are $20,000 per home, this is small part of home owners upgrades to their baths and
kitchens. Precedent:
=>Developer proposes to have small viewing platforms, not connected by trails at each end of thesubdivision. When asked about a trail connection, Developer stated “it is a safety issue as bears andmoose are in the area, and public use will scare them away”. Really?
Precedent: =>Sourdough trail is heavily used commuter/jogger/biking trail and does not appear to
keep bears, deer, mountain lions out of adjoining properties.
=>Developer states that birds need quiet areas for nesting. Perhaps the Commissioners have walkedthrough the Cherry Creek wetlands trails off north Seventh with their leashed dogs. Observationswould show that trail adjacent to waterways is a benefit to entire community, and not simply thedomain of privileged few.
For these reasons I voted against this proposed development and would encourage all of you to do
the same.
Thank you for your patience.
George Thompson, 12 Hill St, Bozeman taxpayer since 1978