HomeMy WebLinkAbout11-16-21 Public Comment - P. Dinkins - Canyon GateFrom:Paul Dinkins
To:Agenda; Jacob Miller
Subject:Canyon Gate zoning
Date:Tuesday, November 16, 2021 12:03:54 PM
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My name is Paul Dinkins and I live at 2122 Boylan Rd. I agree that the parcel of land to the
northeast of the intersection of Bridger Dr and Story Mill Rd should be annexed, and somesort of development is inevitable and appropriate. However, the proposed density is
functionally and esthetically incompatible with the surroundings, and the known details of theproject suggest it will only enrich the developer while providing little value to the city of
Bozeman, much less adjacent neighborhoods. An R5 zoned Homebase project is one thingDowntown or on North Seventh, but is an inappropriate zoning designation in this area.
With regard to the specifics of the Canyon Gate plan, the developer's proposal to include only
two acres of open space, while tying into and relying on the 37 acres of trails and open spacein adjacent HOAs who pay to maintain them, is a cynical move. Likewise, I oppose any
application on the part of the developer to pay cash in lieu of open space requirements. Thisarea of the valley is adjacent to vast public lands, it encompasses important riparian areas and
wildlife corridors, and future development should maintain appropriate open spaces for humanand canine inhabitants, rather than rely exclusively on existing open space.
If the prospect of a 5 story luxury condo complex in a narrowing canyon isn't jarring enough,
the ensuing traffic congestion and attendant safety issues in an area where existing roadinfrastructure is already inadequate is concerning. Between the paved M trail, the Story Mill
Park, Bridger Canyon's popular access to the mountains beyond and increasing single familyhome development in the area, the situation is rife for accidents if improvements are not made.
There has already been one pedestrian death at the Story Mill/Bridger intersection.
Bozeman neighborhoods northeast of the railroad tracks are increasingly challenged bylengthy traffic backups waiting for the train to go through or sometimes fully stopped on the
tracks across L Street, Rouse/Oak and Griffin. I've witnessed ambulances with lights flashing,losing valuable time stuck behind these trains. As development increases in NE Bozeman and
along the western front of the Bridgers, this situation is unsustainable and unsafe.Additionally, it is my understanding that Montana Rail Link forecasts a substantial increase in
rail traffic over the next several years. Whether or not this development moves forward asplanned, the road infrastructure needs to be remedied with overpasses or the like.
Similarly, the alley between the Legends subdivision and the county property along Bridger
Canyon Drive needs to be carefully considered. While the western end of the alley will bedirectly across from one of the proposed entrances for Canyon Gate, it is my understanding
that as the homes on Bridger Canyon Dr are annexed over time into the city, this alley willbecome a road, widened into the north side of those county lots. I think that no matter the type
of development that inevitably comes to the HomeBase property, it is clear that this new road,née alley will become a busy neighborhood street. While I have heard it's eventual fate
discussed in zoning meetings, I don't know if it was acknowledged, that on the east end of thealley, it's final 60 yards or so before intersecting with Creekwood Dr. do not run through any
county property with room for expansion, but rather through city homes both sides that are
part of the Creekwood Subdivision. So any widening of the road would run into a problemthere, unless the city uses eminent domain to essentially eliminate the driveways of the last
two homes on either side.
Finally, and most importantly: HomeBase Partners builds luxury apartments and condos, oftenstudios and one bedrooms, that do nothing to alleviate the problems of housing shortage and
housing unaffordability in our community. On the contrary, these types of projects exacerbatethe real estate pressures causing poorly planned sprawl further down valley, creating
increasing traffic congestion and a commuter class of essential workers. In 20 years, I wantmy grandkids to be able to live in a Bozeman with good teachers, adequate nurse staffing at
the hospital, and fully staffed police and fire departments. None of those essential workers willever be able to afford to live in a HomeBase Partners property. Density, in and of itself, does
not preclude sprawl. Luxury second-home condos and quaint retail spaces catering to touristsare not the backbone of a diverse and fully functioning community. I would love to see this
land developed into something like small single-family lots and ADUs with short term rentalrestrictions. This is the kind of development that is more likely to allow people across the
economic spectrum to find and afford suitable housing in Bozeman. I welcome infill. We needit desperately in Bozeman, but some of the most active developers in the valley are treating us
like rubes for short term fortune building, not a community to partner with and help sustainand improve.
Thanks,
Paul406-697-7408