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Home My WebLink About11-16-21 Public Comment - D. Sheehan Egnatz - Canyon GateFrom:Diane Sheehan Egnatz To:Jacob Miller Cc:Agenda Subject:Comment on Project # 21337 Date:Tuesday, November 16, 2021 6:57:15 AM 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. Miller and members of the Board, I am writing to provide my comments related to the annexation and zoning of the Canyon Gate site (Project No 21337). I understand that the evaluation of this project, and all zoning decisions, are complex and highly nuanced. There are a lot of competing needs and priorities with no clear “right” path forward. Adding to the complexity is how this project might set a precedence for other developments on/near the city limits. As I’m sure the board is aware, this site is at the northern edge of Bozeman’s city limits and at the entrance to Bridger Canyon. The current surrounding area is single family homes and low height townhomes with lots of open space. It is an area that supports diverse wildlife and is a resource to many Bozeman residents, not just the local neighborhood. This area is a key buffer between the mountains and the light commercial section south of Story Mill Rd. We love living here because everything is so accessible, yet it does not feel like we live in the “city”. I ride my bike to work in the Cannery district every morning. We frequently walk to Ghost Town coffee and spent countless days meandering through trails over to the Bozeman beach and MAP brewery. It’s not just us and our neighbors who enjoy the area: BSF & MSU teams train on our community streets. There are countless runners and bikers through the area- both on the trails and on the local streets. Deer are daily visitors, and we also see multiple bear, moose, and elk. This is a great place to live! We should expand the number of people who get to experience this but do it in a way that does not ruin the area for current residents, future residents, and the greater Bozeman Community (including the animals). All the above being said, I believe the best use of this site is R3 and B1. This zoning designation still allows for a variety of affordable housing options that average Bozeman residents want, with additional supporting commercial space but keeps the building at a smaller scale that’s appropriate for this unique area. These zoning designations are in line with the Growth Policy designation of Urban Neighborhood and Community Commercial Mixed Use and addresses many of the goals in the 2020 Community Plan. The zoning proposed by HomeBase Partners of B2M, REMU, R5, & R3 allows for very high buildings and businesses inappropriate at the far limits of the city and at the entrance to Bridger Canyon. We can have a “community commercial node” without the need for high-rise buildings and more density than this area can reasonably support. Some specific considerations: 1. As mentioned, there are already numerous walkable and bikeable businesses within the vicinity. HomeBase Partner’s assertion that there is a “lack of commercial amenities” in this area is untrue. My hairdresser, our dog’s vet, my yoga studio, multiple restaurants, a coffee shop, the local market for milk or beer, and our auto shop are all within walking distance. With the upcoming Stockyard Developments, project #21102 and Gallatin Park Mixed Use (project # 21129), there will be even more commercial development. This area does not need additional commercial space, especially on a large scale as proposed. We need more housing. 2. HomeBase Partners state in their annexation narrative: “Canyon Gate will serve as a means of connectivityin this residential area by continuing the network of streets that have been established. This network willprovide alternative routes and disperse traffic.” The Legends/Creekwood neighborhoods are full of familiesand small children, who often play outside. Additionally, this area serves as a recreation zone for many Bozeman residents who live in areas that are too high traffic to recreate in safely. HomeBase’s proposal willresult in large volumes of traffic through these streets, posing a safety concern for all who use them. Accessto any high density residential should be routed only on Bridger Drive and Story Mill, not through theneighborhoods. The proposal will reduce the multimodal accessibility of the area, not increase it. 3. HomeBase also states: Infilling Canyon Gate with business, varying housing options and providing additionalopen space, trail connection and recreational opportunities further reinforces the livability and sense ofcommunity. Creating additional gathering areas also provides and fosters community compatibility. However, HomeBase is requesting cash in lieu of greenspace. The ~2 acres proposed of open space isdrainage with a trail through it, not true parkland. Their development will be reducing open space andrecreational opportunities. A site the size of Canyon Gate has enough space to provide adequategreenspace as required by the UDC. With the cost of land so high, requiring this of developers is Bozeman’sbest chance of retaining open spaces that truly encourage the desired multi-modal transportation andcommunity use the city wants. Requiring this open space will be good for all of Bozeman. We will not getthe open space back once it’s allowed to be built. 4. “It is the intent for Canyon Gate to be serviced by city emergency services, including police & fire” The newfire station at Rouse & Oak is still on the south side of the tracks and subject to waiting at the train crossing. There is no reasonable way to avoid train crossings during an emergency and with increased rail traffic,crossings can take over 30 minutes. With additional residences and businesses, there will be increasedlikelihood of the need for an emergency response during a train crossing. All development should bepaused until a solution to this issue is instituted. 5. The application documents state that this site is a flood plain with high regular groundwater. Where will allthe cars for this high-density development go? Walkable or not, people will still have cars. And let’s berealistic, many of those will be large trucks and SUVs. Where does storm water run-off to once the area hasbeen covered with impervious surfaces? 6. Also referring to that same theme, Goal N1.1 & N-3.8 talk about the “missing middle” housing options. Thiswould be achieved with R-2 or R—3 designations, not high-rise apartments as allowed in R-5, REMU, & B2-M. The developer of this project already admitted that none of the planned residences would be affordable-this is in direct contradiction to the intent behind encouraging higher density housing. 7. In reference to the 2020 Community Plan, Theme 2, Goal N-4: A large development at the far outskirt of the city, at the gateway to Bridger Canyon and the iconic M trail doesn’t recognize and honor Bozeman’s character nor preserve the sense of place. This development will damage the Bridger view shed- impacting residents and tourists alike. It contributes to urban sprawl, which is the exact opposite of what Bozeman residents want. 8. The design standards in the UDC are inadequate to provide appropriate transition guidance and height limitsin a sensitive area like this. Lower zoning is our only choice to protect this site. I am in agreement with the city goals: we need higher density and more variety of housing. I see the value firsthandin neighborhood commercial centers that improve walkability. However, I believe that those factors are not theonly consideration. We need to design a city that maintains its diverse character, that provides recreation for allresidents, that protects our limited natural areas, and that just feels good to be in. I don’t think sprawling the Urbancore with high rise buildings on the outskirts of the city aligns with these goals. I hope that you will consider thescope of what R5, REMU, & B2-M could mean for the full Bozeman community, not just our small littleneighborhood. We don’t need more high-rise, luxury developments that are out of scale and out of touch with thesurrounding area. We need community-based developments which offer housing options that normal Bozemanresidents can afford and create spaces where all residents want to be. Thank you,Diane Sheehan Egnatz1268 Boylan Road -- Diane Sheehan Egnatz 339-206-4459 dianecsheehan@gmail.com