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HomeMy WebLinkAbout11-16-21 Public Comment - T. Culver - Canyon GateFrom:Triel Culver To:Agenda Cc:Ross Knapper Subject:Canyon Gate #21337 - Opposition Date:Tuesday, November 16, 2021 4:45:20 PM Attachments:2021-11-16 Culver Opposition to Canyon Gate 21337.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. Dear Ross, Attached and below is my second letter in opposition to the Canyon Gate annexation and zone map amendment application. Thanks. Triel Culver November 16, 2021 Ross Knapper Development Review Coordinator City/Zoning Commissions SENT VIA EMAIL: agenda@bozeman.net Dear Mr. Knapper, I am writing this letter in opposition to the Canyon Gate #21337 annexation and zoning application which seeks the highest zoning density available for a 24 acre natural area in northeast Bozeman. I previously expressed my opposition to the high-density Canyon Gate development in a short email to Ross Knapper on September 21, 2021 that focused on the significant emergency response safety issues at the three grade crossings located on Story Mill Road, Rouse, and Griffin Drive created by increased train traffic and rapid development in northeast Bozeman (Criteria B, C and F). However, as more information has become available about the negative impacts of this high- density development, there are several other subjects that need to be considered all of which show that this annexation/zone map amendment increases the danger of fire and emergency situations, violates the public health, public safety, and general welfare, and decimates the character of the district. First, multi-story high rise hotel and apartment buildings are incongruent (Criteria G and H) to not only the surrounding neighborhoods but have no place near the city limits far from the urban corridor of downtown Bozeman. The Canyon Gate parcel is near the northeast edge of the city limits and is incredibly out of place next to single family neighborhoods. The buildings’ mass and heights are unprecedented in this district. The negative impact on the light, air and views (complete obstruction of the Spanish Peaks from a majority of Legends) of the Bridger mountains (Criteria K) will be profound as shown by the picture below: It is unfortunate that this 24-acre parcel of valuable and rare open-space within the city limits is planned to be high-density urban development. There are numerous commercial and industrial sites southwest of Story Mill Road that would be better suited for conversion to high density development (Criteria I and K) without destroying wildlife habitat and mature trees. Plus, there is already extensive commercial development existing and planned in this part of Bozeman. The Cannery District has expanded greatly over the years. So has the area near Ghost Town Coffee. The Stockyard Properties #21102 just south on Story Mill Road was recently rezoned to allow for extensive commercial development with 12 acres of B-2M and 3 acres of REMU. There is simply no need for additional commercial or business development along Story Mill Road especially if there is not adequate parking. To add more commercial development when the area’s infrastructure has not caught up with the recent development (i.e. Bridger View development #19105) is just adding more fuel to the fire. Second, this entire annexation and zone map amendment process is flawed and unfair to the citizens of Bozeman (Criteria A). I live in Creekwood less than a mile from the proposed development and did not receive formal notice of this project or the zone map amendment until my HOA property manager forwarded a Revised Notice of a Public Hearing for an Annexation and Zone Map Amendment Application. The City of Bozeman never provided me with an original notice nor did it explain the “revisions” that had taken place making the process quite confusing. Given the density of the Canyon Gate development, neighbors that have to share the grade crossings, streets, parks, and trails with the residents of a newly proposed development should be provided individual notice by the City of the potential zoning changes for high-density urban developments that are completely out of character with the surrounding neighborhoods. Moreover, from both the original and revised applications, it is impossible to determine the exact density of the Canyon Gate project. Both applications are devoid of material information and state only “TBD” with regard to the number of buildings, type and number of dwellings, building size, building height, parking spaces, and parkland. The City and the developer should be required to inform the public of the maximum density of this development – both planned and potential. Could potential density under the zoning exceed 1,000 residents? The fact that the City may allow annexation with such incredibly broad zoning categories leaves absolutely no predictability in assessing what the potential development outcomes may be. In contrast, the City of Great Falls requires “final engineering drawings” which would allow for an accurate estimate of the number of residents under the zoning density. Without this critical information on maximum, the City of Bozeman is in no position to make an informed and legally acceptable decision on annexation or zone map amendment especially with respect to infrastructure needs and impacts. Third, the density of the project is extreme and completely out of place near the northeast edge of the Bozeman city limits and the mouth of Bridger Canyon. Performing a rough estimate of what may be allowed under the zoning, the density on just this 24 acre parcel has the potential of doubling the residential population (750 single family homes or about 1.5 residences per acre taking into account parks and open space) that currently exists in the adjacent single-family home neighborhoods that are spread out over approximately 500 city acres. Given the ski traffic congestion and traffic- pedestrian safety issues that already exist at the Story Mill Road/Bridger Drive intersection (Criteria F), I don’t know how the streets (Story Mill and Bridger Drive) could possibly handle a doubling in residential traffic especially without upgraded traffic control devices and a widening of the streets, sidewalks and trails. The surrounding single-family neighborhoods are some of the nicest in Bozeman. These neighborhoods all have the following characteristics: Families with young children, kids playing in neighborhood streets Outdoor/nature lovers, appreciative of local trails and the quiet, solitude of Bridger Creek Enjoy living in the outskirts of town, don’t place much value on nearby conveniences since the neighborhoods are already so close to downtown. Enjoy long-time neighbors and the community of an established family neighborhood The high-density Canyon Gate development is completely out of step with these values and will decimate the character of the neighborhoods. Fourth, there is no buffer between the high-rise development and single-family homes (Criteria E, G and H). As shown by the picture below, the transition from high rise apartments/hotels to single family residences is stark with high-density development (R-5 and B-2M) towering over the backyards of R-1 single family residences: Fifth, the amount of proposed parkland and open space is inadequate (Criteria D). My neighborhood, Creekwood, has 14.147 acres of single-family residential lots, 1.79 acres of public park, and 16.98 acres of common open space. In other words, over 50% of the acreage was dedicated to open space. As near as I can tell, Canyon Gate proposes only 2.14 acres or a mere 9% of its acreage to parkland and no open space. This is abysmal given that the development will double the population of Bozeman proper that lives northeast of Story Mill Road. At a minimum, Canyon Gate should be required to dedicate half of the 24 acres or 12 acres to open space/parkland. Sixth, the Cash in Lieu of Open Space request is insulting. The Covid pandemic has painfully illuminated the fact that communities have far underestimated the need for open space and trails. Open space is beyond essential to public health and welfare. The fact that Canyon Gate is proposing no open space in its high-rise development for what was originally 24 acres of open space is appalling. Perhaps if this was an urban or industrial renewal project, the cash in lieu request would have some merit but this is the opposite. There are no redeeming qualities for this development’s destruction of 24 acres of open space. Not only does Canyon Gate decrease the livability of the neighborhoods by taking away a precious open space resource that has always existed but Canyon Gate’s high density will further erode the quality of the open space and trails with increased use. The surrounding homeowners like those in Creekwood pay to maintain these open space amenities through their homeowner fees but they will get no contribution from Canyon Gate for its disproportionate negative impact. It is unfair to saddle these residences with the costs of Canyon Gate’s negative impact. Again, at a minimum, Canyon Gate should be required to dedicate half of its acreage or 12 acres to open space. Seventh, this annexation/zone map amendment constitutes unlawful spot zoning (Criteria A). The high-density land use is significantly different from the prevailing land use in the adjacent and nearby neighborhoods. These neighborhoods are zoned primarily R-1 with some R-3. Canyon Gate proposes R3, R5, B-2M, and REMU. This high-density development on 24 acres benefits just one landowner, Canyon Gate Investors, LLC, which is a commercial enterprise and negatively impacts 750 nearby landowners who are non-commercial residents. This is a classic case of special legislation designed to benefit only one landowner at the expense of surrounding landowners and the general public. Eighth, the development lacks affordable housing. This is an enormous problem in Bozeman and our community needs more family-friendly housing and starter homes. High density luxury apartments and condos exacerbate our housing problem. It creates “lock and leave it” part- time vacation housing for out-of-staters which dramatically increases housing costs and pushes Bozeman locals and workers out of the city into the county or beyond. This kind of density exacerbates the problems and sprawl the City says it wants to stop. The City really has only one tool left in its toolbox to provide affordable family housing and it is zoning. This annexation and zone map amendment must be rejected until the application contains significant affordable housing. From any reasonable perspective under the zoning criteria, it is clear that this 24 acre parcel should only be considered for a continuation of R-1 up to the Story Mill Road and Bridger Drive in which the street-side residences could be affordable duplexes under R-2. While I believe that the emergency response safety issue created by the grade crossings is of such magnitude that the City should impose a moratorium on development in northeast Bozeman until the issue is resolved, if annexation is going to proceed, at most it should be as R-1 and R-2. Putting the grade crossing aside, R-1 and R-2 zoning would not overly burden the existing roads, infrastructure, transportation network, or health, safety, and welfare of the area. Thank you for the opportunity to comment. I encourage you to come and walk the neighborhoods and the trail system established by previous developers to get a real understanding of the character of the district and I am available to accompany you on a tour at your convenience. Sincerely, Triel D. Culver 2314 Boylan Road November 16, 2021 Ross Knapper Development Review Coordinator City/Zoning Commissions SENT VIA EMAIL: agenda@bozeman.net Dear Mr. Knapper, I am writing this letter in opposition to the Canyon Gate #21337 annexation and zoning application which seeks the highest zoning density available for a 24 acre natural area in northeast Bozeman. I previously expressed my opposition to the high-density Canyon Gate development in a short email to Ross Knapper on September 21, 2021 that focused on the significant emergency response safety issues at the three grade crossings located on Story Mill Road, Rouse, and Griffin Drive created by increased train traffic and rapid development in northeast Bozeman (Criteria B, C and F). However, as more information has become available about the negative impacts of this high- density development, there are several other subjects that need to be considered all of which show that this annexation/zone map amendment increases the danger of fire and emergency situations, violates the public health, public safety, and general welfare, and decimates the character of the district. First, multi-story high rise hotel and apartment buildings are incongruent (Criteria G and H) to not only the surrounding neighborhoods but have no place near the city limits far from the urban corridor of downtown Bozeman. The Canyon Gate parcel is near the northeast edge of the city limits and is incredibly out of place next to single family neighborhoods. The buildings’ mass and heights are unprecedented in this district. The negative impact on the light, air and views (complete obstruction of the Spanish Peaks from a majority of Legends) of the Bridger mountains (Criteria K) will be profound as shown by the picture below: It is unfortunate that this 24-acre parcel of valuable and rare open-space within the city limits is planned to be high-density urban development. There are numerous commercial and industrial sites southwest of Story Mill Road that would be better suited for conversion to high density development (Criteria I and K) without destroying wildlife habitat and mature trees. Plus, there is already extensive commercial development existing and planned in this part of Bozeman. The Cannery District has expanded greatly over the years. So has the area near Ghost Town Coffee. The Stockyard Properties #21102 just south on Story Mill Road was recently rezoned to allow for extensive commercial development with 12 acres of B-2M and 3 acres of REMU. There is simply no need for additional commercial or business development along Story Mill Road especially if there is not adequate parking. To add more commercial development when the area’s infrastructure has not caught up with the recent development (i.e. Bridger View development #19105) is just adding more fuel to the fire. Second, this entire annexation and zone map amendment process is flawed and unfair to the citizens of Bozeman (Criteria A). I live in Creekwood less than a mile from the proposed development and did not receive formal notice of this project or the zone map amendment until my HOA property manager forwarded a Revised Notice of a Public Hearing for an Annexation and Zone Map Amendment Application. The City of Bozeman never provided me with an original notice nor did it explain the “revisions” that had taken place making the process quite confusing. Given the density of the Canyon Gate development, neighbors that have to share the grade crossings, streets, parks, and trails with the residents of a newly proposed development should be provided individual notice by the City of the potential zoning changes for high-density urban developments that are completely out of character with the surrounding neighborhoods. Moreover, from both the original and revised applications, it is impossible to determine the exact density of the Canyon Gate project. Both applications are devoid of material information and state only “TBD” with regard to the number of buildings, type and number of dwellings, building size, building height, parking spaces, and parkland. The City and the developer should be required to inform the public of the maximum density of this development – both planned and potential. Could potential density under the zoning exceed 1,000 residents? The fact that the City may allow annexation with such incredibly broad zoning categories leaves absolutely no predictability in assessing what the potential development outcomes may be. In contrast, the City of Great Falls requires “final engineering drawings” which would allow for an accurate estimate of the number of residents under the zoning density. Without this critical information on maximum, the City of Bozeman is in no position to make an informed and legally acceptable decision on annexation or zone map amendment especially with respect to infrastructure needs and impacts. Third, the density of the project is extreme and completely out of place near the northeast edge of the Bozeman city limits and the mouth of Bridger Canyon. Performing a rough estimate of what may be allowed under the zoning, the density on just this 24 acre parcel has the potential of doubling the residential population (750 single family homes or about 1.5 residences per acre taking into account parks and open space) that currently exists in the adjacent single-family home neighborhoods that are spread out over approximately 500 city acres. Given the ski traffic congestion and traffic-pedestrian safety issues that already exist at the Story Mill Road/Bridger Drive intersection (Criteria F), I don’t know how the streets (Story Mill and Bridger Drive) could possibly handle a doubling in residential traffic especially without upgraded traffic control devices and a widening of the streets, sidewalks and trails. The surrounding single-family neighborhoods are some of the nicest in Bozeman. These neighborhoods all have the following characteristics: • Families with young children, kids playing in neighborhood streets • Outdoor/nature lovers, appreciative of local trails and the quiet, solitude of Bridger Creek • Enjoy living in the outskirts of town, don’t place much value on nearby conveniences since the neighborhoods are already so close to downtown. • Enjoy long-time neighbors and the community of an established family neighborhood The high-density Canyon Gate development is completely out of step with these values and will decimate the character of the neighborhoods. Fourth, there is no buffer between the high-rise development and single-family homes (Criteria E, G and H). As shown by the picture below, the transition from high rise apartments/hotels to single family residences is stark with high-density development (R-5 and B-2M) towering over the backyards of R-1 single family residences: Fifth, the amount of proposed parkland and open space is inadequate (Criteria D). My neighborhood, Creekwood, has 14.147 acres of single-family residential lots, 1.79 acres of public park, and 16.98 acres of common open space. In other words, over 50% of the acreage was dedicated to open space. As near as I can tell, Canyon Gate proposes only 2.14 acres or a mere 9% of its acreage to parkland and no open space. This is abysmal given that the development will double the population of Bozeman proper that lives northeast of Story Mill Road. At a minimum, Canyon Gate should be required to dedicate half of the 24 acres or 12 acres to open space/parkland. Sixth, the Cash in Lieu of Open Space request is insulting. The Covid pandemic has painfully illuminated the fact that communities have far underestimated the need for open space and trails. Open space is beyond essential to public health and welfare. The fact that Canyon Gate is proposing no open space in its high-rise development for what was originally 24 acres of open space is appalling. Perhaps if this was an urban or industrial renewal project, the cash in lieu request would have some merit but this is the opposite. There are no redeeming qualities for this development’s destruction of 24 acres of open space. Not only does Canyon Gate decrease the livability of the neighborhoods by taking away a precious open space resource that has always existed but Canyon Gate’s high density will further erode the quality of the open space and trails with increased use. The surrounding homeowners like those in Creekwood pay to maintain these open space amenities through their homeowner fees but they will get no contribution from Canyon Gate for its disproportionate negative impact. It is unfair to saddle these residences with the costs of Canyon Gate’s negative impact. Again, at a minimum, Canyon Gate should be required to dedicate half of its acreage or 12 acres to open space. Seventh, this annexation/zone map amendment constitutes unlawful spot zoning (Criteria A). The high- density land use is significantly different from the prevailing land use in the adjacent and nearby neighborhoods. These neighborhoods are zoned primarily R-1 with some R-3. Canyon Gate proposes R3, R5, B-2M, and REMU. This high-density development on 24 acres benefits just one landowner, Canyon Gate Investors, LLC, which is a commercial enterprise and negatively impacts 750 nearby landowners who are non-commercial residents. This is a classic case of special legislation designed to benefit only one landowner at the expense of surrounding landowners and the general public. Eighth, the development lacks affordable housing. This is an enormous problem in Bozeman and our community needs more family-friendly housing and starter homes. High density luxury apartments and condos exacerbate our housing problem. It creates “lock and leave it” part-time vacation housing for out-of-staters which dramatically increases housing costs and pushes Bozeman locals and workers out of the city into the county or beyond. This kind of density exacerbates the problems and sprawl the City says it wants to stop. The City really has only one tool left in its toolbox to provide affordable family housing and it is zoning. This annexation and zone map amendment must be rejected until the application contains significant affordable housing. From any reasonable perspective under the zoning criteria, it is clear that this 24 acre parcel should only be considered for a continuation of R-1 up to the Story Mill Road and Bridger Drive in which the street- side residences could be affordable duplexes under R-2. While I believe that the emergency response safety issue created by the grade crossings is of such magnitude that the City should impose a moratorium on development in northeast Bozeman until the issue is resolved, if annexation is going to proceed, at most it should be as R-1 and R-2. Putting the grade crossing aside, R-1 and R-2 zoning would not overly burden the existing roads, infrastructure, transportation network, or health, safety, and welfare of the area. Thank you for the opportunity to comment. I encourage you to come and walk the neighborhoods and the trail system established by previous developers to get a real understanding of the character of the district and I am available to accompany you on a tour at your convenience. Sincerely, Triel D. Culver 2314 Boylan Road