HomeMy WebLinkAbout12-10-21 Public Comment - S. Jones - Canyon GateFrom:SBJones
To:Agenda
Subject:zoning parcel on corner of Story Mill and Bridger Canyon Drive
Date:Friday, December 10, 2021 11:16:07 AM
Attachments:Letter to City of Bozeman 12-9-21.docx
Letter to City of Bozeman 12-9-21.pdf
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Hello Bozeman City Commissioners,
I have a attached a letter here RE: the above parcel and zoning designations to be discussedDecember 21st by your board. It is in pdf format and in a word document. If you can not
access it, Please let me know, I will send again in the body of an email.Thank you,
Sheridan
Sheridan Jones
2563 Maiden Star Lane
Bozeman Montana 59715
c 231 838 1698
1
City of Bozeman Commissioners December 10, 2021
121 N. Rouse Avenue
Bozeman, MT 59715
RE: Zoning for Parcel at Story Mill and Bridger Canyon Drive
and Proposed Canyon Gate Development - Project # 21337.
Dear Bozeman City Commissioners:
My husband and I attended the November 22nd Zoning Commission meeting regarding the parcel above.
We were alarmed to hear Homebase developer Mr. Holloran and associate planner Jacob Miller refer to
the proposed increase in density as not being a concern and of little importance with respect to public
health, safety and welfare when making zoning decisions for this newly acquired parcel.
I would like to list specific data that explains otherwise:
1. The Bozeman City staff report on the Canyon Gate application references the 2017 Fire & EMS
Master Plan. City staff shockingly concluded that the criteria for being secure from fire and other
dangers was met, despite acknowledging that Bozeman Fire Dept stated that it would take
them 20 minutes to get to us if a train was blocking the road. This does not include the time
required to clear the stopped string of vehicles on both sides of the tracks which would get longer
with more population. Because the NFPA Standard 1710 calls for a 4-minute travel time per
the 2017 Fire Master Plan, this most certainly is an obvious danger to everyone living north of
the tracks and becomes a larger problem with increased density.
2. In 2016, MDOT evaluated a possible grade separation at the railroad tracks on Rouse and
determined that an overpass would be impossible. Additionally, the Bozeman Public Works
Department determined and underpass would be “tricky” due to soil and underground water
issues. This is outlined in the following study by MDOT -
https://www.mdt.mt.gov/publications/docs/brochures/MDT-RGSS-Final-Report-2016.pdf
3. The City of Bozeman Plan states “...the presence of common risks, such as inadequate public
services, may prevent approval of a development until the hazard has been removed or corrected.
4. The Unified Development Ordinance (UDC), chapter 16, under Residential Zoning Districts,
18.16.010 Intent and Purpose of residential zoning districts, spells out the intention to protect the
public health, safety and general welfare.
The points above illustrate existing critical issues that do concern zoning designations for this parcel. To
assume, because these issues will not change in the near future or to assume they have no bearing on
increased population, illustrates a lack of understanding of the Bozeman City Plan and the UDC.
Increased density creates increased pressure on services and in this case, a clear increased danger to
public safety, health and welfare. This can be avoided.
We understand that prior to November 17 2020, the City’s Future Land Use Map showed the Canyon
Gate parcel as intended to be Residential. When the City adopted the revised Land Use map on
11/17/2020, the parcel’s designation changed to Community Commercial Mixed Use along Story Mill
Rd. and Residential Mixed Use for the interior of the parcel. During the November 22 Zoning
Commission meeting, we learned from Jacob Miller, associate planner, during his presentation, that this
change was done at the request of a single landowner. The Canyon Gate developer later purchased the
land in August of 2021, and has asked to annex and zone it at some of the highest density zoning
allowed under those new categories.
2
There are several valid reasons to limit density on this parcel. The safety, health and welfare of the public
as outlined in City of Bozeman documents and the MDOT study detailed above, is compromised by
further dense development. How can the City of Bozeman forge ahead with zoning designations that
would permit clear safety hazards to its residents? I hope they will not.
In closing, I believe the land should be annexed into Bozeman City and developed, but not at the zoning
designations requested by the developer.
Thank you for considering this letter.
Respectfully,
Sheridan Jones
2563 Maiden Star Lane
Bozeman
231 838 1698