HomeMy WebLinkAbout11-17-21 Public Comment - D. Jackson - Canyon GateFrom:Don Jackson
To:Jacob Miller; Agenda
Subject:Zoning for Canyon Gate #21337
Date:Wednesday, November 17, 2021 7:37:52 PM
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Dear Zoning Commissioners,First, many thanks for your service to the City of Bozeman and all of your timereading and considering comments from the public. Below are comments and what I believe are corrections to the Canyon Gate, A1Development Review Application. The property is located at 980 Story Mill Road. Ihave lived 3 blocks to the north at 1280 Story Mill Road for 27 years; I'm thereforevery familiar with the area including the history of the zoning and annexation ofLegends I and Legends II subdivisions. SECTION ONE: GOALS1. The City of Bozeman encourages annexations of land contiguous to the City.Canyon Gate is currently a segment of a county island within the City. The propertieslocated to the North, East, and South of the parcel have been annexed to the City ofBozeman. COMMENT/CORRECTION: The Canyon Gate (CG) property is at best a peninsula with someadjacent City lands. Properties immediately bordering the south and west of CG have notbeen annexed to the City. Dozens of properties to the south, east and north have not beenannexed; specifically, 6 residences bordering CG to the south, 32 residences on Bridger Dr.to the east and 23 residences on Hillside Lane to the south are not in the City. Also, ourresidence at 1280 Story Mill Road (3 blocks north of the CG property) and 7 surroundingneighbor properties have not been annexed. 2. The City encourages all areas that are totally surrounded by the City to annex.The Canyon Gate parcel is surrounded by the City on 3 sides of the property and is locatedwithin the future land use area map.
COMMENT/CORRECTION: The CG parcel is NOT totally surrounded by the City. The westside and most of the south side are in the County.
7. The City of Bozeman encourages annexations which will enhance the existing trafficcirculation system or provide for circulation systems that do not exist at the present time.As illustrated on the enclosed Circulation Map, the intent is to extend Maiden Spirit Streetand Spirit Crossing Lane. This will provide connectivity between the existing neighborhoodsto form a more cohesive residential area.Canyon Gate will primarily utilize Story Mill Road and Northview Street for access whilealso accommodating access from Bridger Drive, Maiden Spirit Street, and Spirit CrossingLane. Canyon Gate will serve as a means of connectivity in this residential area bycontinuing the network of streets that have been established. This network will providealternative routes and disperse traffic. As illustrated on the Circulation Map, thisinterconnected network of streets and walkable block configuration will reinforce amultimodal transportation program that will include bicycle, pedestrian, vehicle, and transitmobility alternatives.
COMMENT/CORRECTION: The current residents have good connectivity to Story Mill Roadand Northview Street. Only a very few residents on Maiden Spirit St. would find it feasibleto use an alternative new route through CG. Given the history of frequent accidents and
deaths on Bridger Drive, it appears absurd to allow access to Canyon Gate from BridgerDrive.
PROJECT NARRATIVE
Section I.
Does the new zoning address the affected area’s peculiar suitability for particular uses?
How?
Paragraph 1 of the application states the property is suitable for urban developmentwithout major constraints related to floodplains. Please see the Bozeman EngineeringAdvisory Comments for Floodplain. Canyon Gate proposes primarily residential zoning withan inadequate strip of parkland adjacent and west of the Legends II floodwaterconveyance feature. The Morrison & Maierle engineer designed and located the floodwaterconveyance specifically to mimic the historical flow path of Bridger Creek. The largecottonwood trees on the CG property are in their locations because of water. Therefore, itwould be extremely inappropriate to allow any residential zoning designation within thehistorical flow path of Bridger Creek.
Paragraph 2 makes some false statements regarding the surrounding zoning designationsof R-1 and R-3. A minimal area adjacent to CG is R-3. Lots 29 to 47 bordering CG to thesouth are zoned R-S, Residential Suburban. The 32 residences to the east on Bridger Driveand the 23 residences on Hillside Lane are also all zoned RS. The 8 residences to the north,1260 to 1380 Story Mill Road are zoned AS, Agriculture Suburban. Land parcels to the westare zoned MI with businesses that do not overwhelm or create negative impacts to theresidents in the area.
Section K.
How does the new zoning encourage the most appropriate use of land throughout the
jurisdictional area? The narrative in the application is misleading and incorrect. The Bozeman Community Planillustrates potential appropriate uses of land. It does NOT identify every potential use to bethe most appropriate type of development for a property.
A guiding principle applied in the Bozeman Community Plan is that "The needs of newand existing development coexist and they should remain in balance; neithershould overwhelm the other." I ask the Zoning Commission to please recognize thatthe proposed zoning designations of B-2M, REMU, R-5, R-3 would NOT be in balance withthe surrounding development and would most certainly overwhelm the current residentialdevelopments that are primarily zoned RS and R1.
Please recommend R-1 with some limited R-3 zoning for Canyon Gate.
Thank you for considering my comments and corrections.
Sincerely,
Don Jackson
1280 Story Mill Road
Bozeman MT 59715