HomeMy WebLinkAbout09-20-21 Public Comment - C. Roberts - Canyon Gate (#21337)From:christine roberts
To:Ross Knapper
Cc:Agenda
Subject:Canyon Gate (#21337)
Date:Monday, September 20, 2021 5:40:13 PM
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Subject: Comments on Proposed Canyon Gate Annexation Proposal (# 21337)
Dear Mr.Knapper,
Please accept my comments on the proposed annexation of the approximately 20-acre
Canyon Gate development proposal at the corner of Bridger Canyon Road and Story Mill
Road in Bozeman. In brief, my comments focus on the inappropriate densities of the
proposed rezoning, concerns about public safety and traffic that would result from those
densities, and the inadequate allocation of open space in the proposed development.
1. Developer-requested Zoning
-- The developer-requested zoning (R-3 Residential Medium Density District - R-5
Residential Mixed-Use High Density District - B-2M Community Business District) is
inconsistent with existing zoning, which is R-1 and R-2. The proposed zoning would
allow uses in an existing residential neighborhood that are more suitable for areas
consistently zoned for the high-density development or adjacent to other high
density-zoned areas.
-- It furthermore would allow for an abrupt high-density development as the Bridger
Canyon Road transitions from a rural setting to the urban core. The existing use in
the area is a transition from moderate density to low density to agricultural/
forested. The proposed rezoning densities would eliminate that transition to the
downtown core.
--Residential rezoning on the proposed development should not exceed the
maximum density for residential in any proposed development of this parcel with
low density commercial only along Story Mill. There is no reason, or need, for this
area to be more dense than its surroundings.
2. Existing Infrastructure and Public Safety
--The current northeast corner of Bozeman where this development is proposed is
segregated from other areas of town by the BNSF railroad, which contains major at-
grade crossings along Rouse, Wallace, and Griffin. No overhead railroad exist and,
based on the exorbitant cost to build, none is anticipated. Currently, it is not
uncommon to experience delays of five minutes or longer at any of the crossings
along Wallace, Rouse, and Griffin, depending on the train car lengths.
-- If developed at the proposed zoning densities, the development will result in
severe stress to existing traffic volumes and compromise public health and safety.
Traffic along Rouse, even with the recent improvements, is affected by the at-grade
crossing. Traffic from the new Law and Justice Center will further contribute to that
traffic load.
-- Neither MDOT nor BNSF has any plans to construct over-or under-passes for cars
or rail, so further increased density in the northeastern area will further strain on
essential-service response times. Current ongoing roadway improvements along
Griffin serve as an indicator of the disruption and delays that occur even with
planned road improvements near the at-grade crossings. The proposed
development densities for the proposed Canyon Gate development would severely
and adversely contribute to delays and bottlenecks at these crossings, making the
northeast part of town at-risk for timely emergency response vehicles, including fire
and emergency response vehicles, including servicing by police and EMT.
--The Montana Department of Transportation (MDOT) has stated it is not planning to
alter any at-grade crossing based on the high cost of such projects, so increased
density and traffic from both high-density residential and commercial will put undue
risk on the area regarding response times and public safety concerns.
3. Open Space
--The developer should not be allowed to rezone in a way that reduces open space
requirements or to offer cash-in-lieu for green space. The only planned open space
in the proposed development is included to accommodate the existing floodplain
drainage on the property and call it open space. The additional developments in the
area (in-progress Bridger View and planned Story Mill) speak to the need to continue
fostering open space in any planned development, especially at densities
contemplated under the proposed rezoning.
Thank you for considering my comments.
Christine Roberts
1470 Boylan RoadBozeman Montana 59715