HomeMy WebLinkAbout08-25-21 Public Comment - D. Harvey - Canyon Gate AnnexationFrom:David Harvey 何大伟
To:Agenda
Subject:Canyon Gate annexation plan
Date:Wednesday, August 25, 2021 2:50:09 AM
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re: proposed Canyon Gate annexation
To Whom it May Concern,
I have recently reviewed the Canyon Gate proposed annexation. The plan looks like it has strong
potential to add value to the neighborhood specifically and Bozeman in general. The R2, R3, B2-M
classifications as laid out allow for greater residential density than is often seen in Bozeman. I was
pleasantly surprised by this. The city should, generally speaking, encourage building denser rather
than continue the past sprawl of single family residences. To avoid one areas density becoming
another areas traffic problem, the B2-M portion may need to be a hub where locals can get many
daily essentials like groceries within a walkable radius of their homes. Restaurants and some shops
are a given and will naturally be created by market forces in the zone. But things like a grocery store,
clinic and kindergarten may have higher local/civic value but less potential for profit and thus may
need a planning nudge. Can essential daily retail and services be required or encouraged as part of
the planning approval? This also holds for the area being developed where the stockyards used to
be. These two B2-M areas should cater to as many of the local residences commercial needs as
practical to maximize efficiency and minimize burdens on roads leading to goods and services
remote to the local area. Without this, North Rouse and Story Mill Road become ever busier choke
points into the city. Even with good local retail, the potential for the residential development to
cause choke points into and out of the city may be the biggest challenge to creating a denser
community around Bridger Canyon road.
You don't get many whacks at developing a plot this size so close the city center anymore. And too
often, when the chance does come, the execution is poor. The Legends subdivision, for example,
while lovely, badly missed the mark by being mostly single family residences with very little density
and no commercial development. Legends could have been a much denser development with
vibrant, self-contained commercial spaces, where residents walked to fill many needs. Instead
everyone loads into the car to chase daily needs across town, adding congestion to Rouse and other
arterials. Would be interested in how the traffic flow pencils out with only 3 roads into the city from
Canyon Gate. What does the added new residential capacity do to that? With the zoning allowing for
1-5 family units on the R3 portions and various options for medium to high density on the R5, are
there even good numbers for traffic predictions? What did the Legends developments do to traffic
flows? How will Canyon Gate compare for adding vehicles? If traffic flows don’t pencil out, may be a
strong argument against this development. Rouse can’t be widened further. Story Mill Road could
possibly be enlarged, though it would be some undertaking to do so.
If Canyon Gate does end up going ahead, requiring a reasonable number of below market rate
rentals as part of the deal may also be worth considering (if that is possible in the approval process).
The nexus between public good and private profits is a sticky one in the US with profits winning out
too often. Still, if there are regulatory muscles to flex to secure a portion of below market rate
rentals for 50 years as condition of the approvals, do consider it. Mix up the socio-economics of the
development as much as developers will concede.
Generally speaking I feel Canyon Gate has great potential to enrich existing residentials in the area
with the commercial zone, add badly needed housing for the city, allow for more widespread
utilization of Story Mill Park and help to create a dynamic walkable neighborhood. Traffic flow into
the city is the biggest concern as it’s an isolated area from a vehicle standpoint, depending on only 3
roads to get into the city. That’s a nut for people with good data and better experience than me to
crack. But, as an owner of a lot in Legends, I’m excited for the potential of the development.
Regards,
David Harvey