HomeMy WebLinkAbout11-15-21 Public Comment - M. Kaveney - Canyon Gate 2November 15, 2021
To:
Jacob Miller, Planner
Ross Knapper, Community Development Coordinator
Zoning Commission, City Commission
Re: Public Comment on Canyon Gate #21337
Dear Commissioners;
I would like to add the following comments to my letter submitted earlier today.
I was reviewing the Spot Zoning Criteria and find the Canyon Gate application to be
seriously in question when it comes to Spot Zoning. I hope you will discuss these
criteria thoroughly as they might be at the root of the problem in why this particular
development proposal seems to be so poorly suited for the area.
Criteria 1. Is the proposed use significantly different from the prevailing land uses in
the area? A resounding YES.
It is surrounded by RS, R1, and a small section of R3. Three or four small businesses
are across the street. The prevailing use is quiet- mostly single family homes, with
some nearby small neighborhood businesses. If maximally developed at B2M and
R5, it will stick out like a sore thumb. There is no question that these higher
densities are significantly different from the prevailing uses. At these densities, the
developer would be allowed to add 5 story hotels, 5 story apartment buildings with
ground floor retail. It is a mile away from the Cannery and two miles from the other
hotel areas.
However, a conditional approval of lower density of B1 and R2, or R3 would be
similar enough to the surrounding area while also allowing for some incremental
increase in density to suit the city’s growth plan.
Criteria 2. Is the area requested for the rezone rather small in terms of the number
of separate landowners benefited from the proposed change?
I believe this is also a YES because even thought the acreage is large there is only
one landowner that would benefit from this and that is the developer/owner. There
are already numerous neighborhood businesses within walking distance and a
dense commercial development will only make things worse for the current
neighbors in regards to traffic, safety, and wildlife conflicts, so this development will
really benefit only the developer.
Criteria 3. Would the change be in the nature of “special legislation” designed to
benefit one or a few landowners at the expense of the surrounding landowners or
the general public? YES. This development, if approved at the density requested,
will only benefit the developer. For others, it will cause increased traffic snarls,
longer delays at train crossings, more wildlife-human conflicts, more light and noise
pollution, and spoiling of some of the natural benefits such as view shed, wildlife
corridors, and open space.
I hope the Zoning Commission will view these criteria as I have and vote no to the
proposal #21337 as proposed and only approve it conditionally as R2-R3 with a
small strip of B1 along Story Mill.
Respectfully submitted,
Marcia Kaveney
1496 Boylan Rd.
Bozeman, MT 59715