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Home My WebLink About11-02-21 Public Comment - S. Wolf & S. Jones - Canyon GateFrom:Sherry Jones To:Agenda Subject:RE: Zoning of Property Annexation on Story Mill & Bridger Drive & Canyon Gate Proposed Development Date:Tuesday, November 2, 2021 11:27:28 AM Attachments:To City of Bozeman Oct 25, 2021 letter.docx To City of Bozeman Oct 25, 2021 letter.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. Hello City of Bozeman,Attached is a letter regarding the above subject line. We appreciate all you do and want to thank you for considering our letter.It is in Word document and pdf format. If there is anyone else we can address our thoughts to regarding the zoning amendment orCanyon Gate Development, please let us know. Respectfully, Stephen and Sheridan Stephen Wolf and Sheridan Jones 2563 Maiden Star Lane Bozeman, MT 59715web: http://www.sheridanjonesart.comc 231 838 1698 To City of Bozeman Planning Department Bozeman, MT 59715 October 25, 2021 RE: Zoning for annexed parcel & Canyon Gate Development Proposal Project # 21337. Dear City Council, Thank you for reviewing this letter detailing our concerns regarding the property to be annexed at Story Mill and Bridger Canyon Roads; specifically, the zoning amendment and proposed Canyon Gate Development. We are Legends Townhouse residents. We have studied the specifics of the zoning issues and the proposed development and the impact on surrounding property. Our concerns fall into the following categories: Effects on local services Police/Fire: This site is located at a critical juncture on the northeast edge of town that is presently challenged by increased population pressures. We have noted emergency vehicle access inhibited due to existing train schedules and the “rush hour” time frames. This entrance to Bridger Canyon may not be best served by an intense urban setting putting additional pressure on the already taxed emergency service system. Streets: We see a bottleneck developing as the Bridger View project progresses. As Bridger Canyon Road heads into the pristine Canyon experience, we envision a lessening of urban density, not an increase. This means development in unison with planning guidelines as spelled out in the UDC, which state the necessity to maintain integrity of neighboring zoning. The neighboring zoning in this case is predominately R-1 & R-3. Bridger Canyon represents a pristine natural environment with views we all would like to protect. We understand the new zoning decisions will be a critical step in addressing what can be constructed on this site. Parks: As zoning of this newly acquired parcel is decided and ultimately development of the parcel is determined, we see an issue with increased impact on the existing green spaces including the trails along Bridger Creek which are now used by adjoining neighborhoods and maintained by the Legends subdivision. A suggested solution to increased population and accompanying impact might include ample green space on site, (not simply drainage swales), adequate in size to accommodate the proposed increase in residents, businesses and allow wildlife movement. Providing safe connection to Story Mill Community Park, which is publicly maintained and available for several outdoor activities, would reasonably satisfy an increase in population. Is a tunnel under the road an option, like the one near Drinking Horse Trail access? Additional green space on the development site would be essential to maintain the integrity of the existing neighboring zoning – as specified in present zoning laws. The zoning that Canyon Gate proposes bears too much of a strain on emergency services, street traffic and nearby outdoor recreational space not provided nor maintained by the development. Safe access to Story Mill Community Park would provide much needed safe access to public outdoor space in addition to adequate green space provided on site. Effects on Natural Environment: Wildlife & Wildlife habitat: Dense zoning allowances that may include buildings taller than existing in the area would negatively impact the natural Bridger Canyon entrance. Additionally, it would be a detriment to the existing wildlife habitat and movement through the site. Can we consider maintaining the ability of wildlife to continue utilizing some of the area? Maintaining views of the foothills and mountain views to the East, North and South should be considered essential to preserving the integrity of the natural environment- for all Bozeman residents including the neighboring communities. Promoting sizeable street tree installation will help mitigate the hardscape-created heat. Dark Sky designation: This site is a critical location to promote a Dark Sky Area. Restricting zoning allowances that create highly illuminated, noisy and congested areas will assist in preserving our Dark Sky environment. As quoted in City Ordnance 05-1655 Adopts Urban Renewal Plan for Portions of NE Bozeman, page 7, “The plan envisions a mixed-use neighborhood that is user friendly, safe, secure and healthy. While this plan envisions a district with diversity of housing, businesses and amenities, it intends to maintain the unique ambiance and historic character of the district.” Included in the many valid and well thought out goals and implementation actions in this ordinance, the following is an important quote: “Support projects and designs that promote Dark Sky” Public Health & Safety: The Unified Development Ordinance (UDC), chapter 16, under Residential Zoning Districts, 18.16.010 Intent and Purpose of residential zoning districts, spells out the intention to protect the public health, safety and general welfare. Zoning which would be several steps above the existing neighborhood density and the proposed Canyon Gate narrative, both fail to take into consideration the zoning intentions in the UDC. Zoning amendments will be critical in laying the groundwork to preserve and respect the residential character and quality of life for all Bozeman residents and those in the neighboring community. The intention of R-1 is to respect the residential character and quality of life. The R-3 intention is to provide a variety of housing while reducing the adverse effects of non-residential uses. We ask that these intentions be reviewed with respect to zoning decisions of the annexed property and the Canyon Gate development proposal to insure they are respected. We understand Canyon Gate would like to intensify density and pay cash in lieu of providing green space, neither of which are in alignment with the City’s intention to respect the character and quality of life in surrounding zoned areas as outlined in the UDC. Canyon Gate further proposes to utilize streets that access the Legends neighborhoods to “diffuse” development traffic. Clearly this is not an idea that will respect the quality of life of the neighboring R-1 and R-3 community. In addition, as quoted in the proposal narrative, “The Urban Neighborhood designation correlates with several zoning districts including R-S, R-1, R-2, R-3, R-4, R-5, R-O, RMH, B-1, PLI, and the zoning proposed, REMU. REMU zoning satisfies the future land use and ties into the adjacent zonings seamlessly.” This comment clearly disregards the City’s intention to respect neighboring zoning and existing quality of life. The focus appears to be on development, not on environmental, historical preservation, integrity of surrounding views, burden of increased traffic on health and safety, night sky degradation or the influence on the Bridger Canyon entrance and the accompanying scenic experience. In closing, we believe encouraging one and two-story buildings is not in opposition to establishing a sense of relatedness to the existing region. Maintaining the integrity and historical nature of the neighboring zoned residential areas needs to include accessible outdoor spaces including pedestrian and bicycle safety. In deciding the zoning direction of this newly annexed parcel we hope the Planning Department will consider and implement noise, lighting, natural view preservation and traffic pressure mitigation. This is essential to a successful development that satisfies the entire community. We realize careful planning to provide this type of experience is a challenge, but we believe our fine City is up for this challenge! Thank you for considering our letter. Respectfully, Sheridan Jones & Stephen Wolf