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Home My WebLink About09-13-21 Public Comment - M. Casto - Canyon GateFrom:Molly Casto To:Agenda; Martin Matsen Subject:Comments re: Canyon Gate Application (21-337) Date:Monday, September 13, 2021 3:32:56 PM Attachments:Public Comment re- Project Proposal Rezoning.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear Mr. Matsen, Please accept the attached letter of public comment concerning the proposed annexation, rezoning and development of Canyon Gate (Project # 21-337). I appreciate your time and attention to my concerns and those of our community. Please reach out with any questions concerning the attached. Thanks, Molly Casto 1451 Maiden Spirit Street September 13, 2021 Marty Matsen, AICP Director of Planning and Community Development City of Bozeman 20 East Olive Street Bozeman, MT 59715 RE: Canyon Gate Development Project No: 21337 Dear Mr. Matsen, I hope that this lePer finds you well and that you will share it with appropriate City officials and personnel who are reviewing and considering this project. As a Bozeman resident and a homeowner on Maiden Spirit Street, I am reaching out to share my concerns and hopefully to offer some valid insight and alternaUves to the proposed rezoning of and development plan for Canyon Gate development (Project No 21337). I am a former senior level Urban Planning professional with a Master’s Degree in Urban Planning and Development, and AICP cerUficaUon. I bring over a decade of experience reviewing and shepherding projects such as this in the community I served to the table in my assessment of this project proposal. I menUon this only to emphasize that I understand that this parcel is suitable for annexaUon and development and has been idenUfied in the Bozeman Comprehensive Plan as a site for future development. Because of the current demand for development in Bozeman, I also accept that this parcel will be developed in the near term. I am deeply concerned, however, that this applicaUon, as currently proposed is incongruous to the landscape and neighborhood directly abu[ng it and will have an adverse impact. I outline my reasoning below, along with suggesUons that would miUgate adverse impact. 1451 MAIDEN SPIRIT STREET | BOZEMAN, MONTANA | 59715 Zoning and Density: In reviewing the current re-zoning applicaUon and development proposal, the proposed zoning is dramaUcally different from the neighborhoods directly adjacent to it. CriUcism over this type of incongruent spot zoning of infill parcels were recently raised in The Bozeman Daily Chronicle’s arUcle about development of south Bozeman. In parUcular, I appreciated Commissioner Jennifer Madgic’s comment that “the city has to be careful to make sure development proposals are compaUble with the exisUng developments”. I was surprised that the recently adopted comprehensive plan for the city idenUfied this relaUvely small 20 acre parcel at this locaUon for such high density, mixed use development. As previously menUoned, 100% of the development surrounding it is zoned R1/R3/RS family neighborhoods comprised of ~ 5,000 SF single family lots and aPached townhouses and small scale businesses and services (see aerial graphic below). This is the last developable infill parcel on the easterly side of Story Mill Road, located at the interface between the city and our surrounding wildlands. Rezoning for this parcel should be for R1/R3 residenUal development and small scale mixed-use or commercial (B-2, not B-2M) along Story Mill so it is compaUble with exisUng adjacent developments. Adjacent subdivision to the project site Housing density directly adjacent to the project site. Traffic Impact The proposed ingress/egress, roadways and traffic circulaUon proposed for this project lean unnecessarily on two new access points through a quiet, family oriented neighborhood. Maiden Spirit Street, for example, although only approx. 600 feet long, has no less than 16 children under the age of 12 living there. This is representaUve of the whole Legends I and II, Creekwood, Bridger Creek and Headlands communiUes. It is a low-traffic community with lots of kids. There are also many non-resident individuals, groups and families who come in to enjoy the neighborhood paseos, walking trails, and large open areas as they make their way to the City owned Bridger Creek trails or to the sports fields along Boylan Street. It’s a low traffic volume, high pedestrian and bike area. Cut through traffic should be minimized here. The proposed development plan appears to divert traffic into and through these local (quiet, family streets). The exisUng traffic proposal with 3 connecUons through Legends I and II subdivision risks the safety of families and kids living along these residenUal streets along with the many walkers and bikers who already come to enjoy the private and city trails linking to and through Bridger Creek. These streets were neither designed nor intended to be through streets to access higher density development. Further, these cut-through streets will inevitably be used by vehicle traveling to and from Bridger Bowl to avoid congesUon along Bridger Canyon Drive. I do support increased connecUvity for bikes and pedestrians between the development site and adjacent neighborhoods. This would align with the goals of the Bozeman TransportaUon Master Plan (2017) and not result in the above-menUoned safety and quality of life issues. Ecology and Open Space: The reserved open space for this proposed development appears at or below minimum standards, and designed solely for drainage purposes. I see liPle consideraUon for pedestrian and wildlife connecUvity or public amenity. As a neighbor to this site, I regularly see deer, moose, bear, coyote and even the occasional mountain lion moving through this field as a criUcal piece of their connecUon between our abu[ng wildlands behind Bridger Creek, to and through City parklands, through open space at Legends Subdivision up to Story Hills. Development proposed at the interface between the City and wildlands must consider wildlife impact. I ask that the city demand that the developer maintain a reasonable and appropriately oriented corridor of open space to accomodate wildlife moving between two large open spaces versus paying an impact fee to maximize density on the site. This would address mulUple purposes: (1) preserving a viable wildlife corridor (2) creaUng a transiUonal buffer between the development and the abu[ng lower density neighborhood and (3) meeUng City open space requirements for the development in a manner that is useful and beneficial to residents. Moose directly adjacent to Maiden Spirit St and the site, 2021. Black bear traveling from project site toward Bridger Creek, 2021 Conclusion: I have no need to support cost savings for these developers. This applicaUon is not for affordable housing. While the City has a responsibility to allow for a level of housing density that aligns with the comprehensive plan, there is an equal responsibility to exisUng residents and communiUes. I believe that there is a balance to be found here that would balance the needs of neighbors, considers local ecology, and results in necessary infrastructure improvements of our arterial roadways. I encourage you and anyone else who is involved in the review and approval of this rezoning applicaUon and proposed development to visit and walk around this area of the city immediately abu[ng the rezoning site. It will be immediately clear that this is a quiet, appropriately dense family space built in harmony with the abu[ng landscape. I ask that you protect those qualiUes and limit the scope and design of this project. Sincerely, Molly Casto, AICP, LEED-ND 1451 Maiden Spirit Street. Bozeman, Montana Bozeman resident, small business owner and Hawthorne Elementary parent