HomeMy WebLinkAbout12-14-21 Public Comment - C. Omland - Canyon GateFrom:Carie Omland
To:Agenda
Subject:Public Comments - Canyon Gate 21337
Date:Tuesday, December 14, 2021 8:42:18 PM
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Dear Bozeman City Commission,
I am writing today to express my opposition to Canyon Gate 21337. In this letter, I am
proposing that the zoning be limited to R-3 and B-1, which better align with the intent
of the Community Plan and also align with the Future Land Use Map, which allows for
numerous possible zoning designations.
I believe that the proposed zoning application is in direct conflict with the Community
Plan zoning criteria in a few specific areas; the character of the district and
appropriate use of land. More importantly, I ask the City Commission to evaluate
whether the benefits of the change will offset the negative impacts. In short, I believe
that the proposed zoning application does not meet the criteria in the Community
Plan, and therefore fails. When considering the criteria below, keep in mind that the
current application is proposing that 15.88 acres could have buildings with 5+
stories on it. This zoning is quite different and intense compared to the surrounding
zoning, which I see as a conflict per the criteria.
Criteria: Peculiar suitability for particular uses (Per The Bozeman Community
Plan)
The Commission should consider differences in allowed intensity between the
districts such as differences in height, setbacks, or lot coverage. The greater the
difference the more likely conflict is possible.
Staff fails to consider the unique attributes of this particular location – in the
mouth of a canyon, between habitat in the Story Hills (designated “No City
Services”) and the foothills of the Bridger Range (Gallatin National Forest), near
Bridger Creek which serves as a vital water source. This is an active and
dynamic wildlife corridor, with moose, deer, black bear, wild turkeys and
numerous other species. Area subdivisions have been carefully planned to
allow for this fact, preserving habitat and wildlife corridors. Injecting massive,
high density development into the area would decimate the character of the
district.
Staff fails to consider the unique location of this district – separated from town
by the railroad tracks, isolated, and in a canyon at the outer edge of City limits.
The subject parcel is less than ½ mile from land designated “No City Services”
on the Future Land Use Map.
Being isolated, it is unsuitable for the B2M zoning requested, which the
UDC specifically states is intended to serve a “broader trade area.”
The UDC specifically states that R5 “is appropriate for areas
adjacent to mixed-use districts and/or served by transit.” This is
primarily an R1 neighborhood and has no transit service.
The code and Community Plan require development in harmony with nature
Section 38.100.040 of the UDC states that it is the purpose of these
regulations to promote the public health, safety and general welfare by, in
part, “requiring development in harmony with the natural environment”.
The Bozeman 2020 Community Plan sets the following goals, objectives
and actions:
“Goal EPO-2: Work to ensure that development is responsive to
natural features.”
“EPO-2.3: Identify, prioritize and preserve key wildlife habitat and
corridors.”
Injecting high density commercial development into this habitat fails to
meet these requirements and goals.
Any development in the area should be low density, for the safety of the
residents and the animals, as well as upholding our community goals.
And must provide adequate open space for wildlife corridors, as all the
other area developments have provided.
With that, I would like to request that zoning be limited to R-3 and B-1. The following
zoning designations are appropriate, support the character of the district and are
more in line with the infrastructure limitations. These zoning designations are also
allowed under the current Future Land Use Map categories.
R-3: Residential medium density district (single-family homes, duplexes, row houses)
Maximum height 36-46 feet depending on roof pitch
Maximum 40% lot coverage (50% for townhomes)
B-1: Neighborhood business district (smaller scale retail & service)
Maximum height 40-45 feet depending on roof pitch
Maximum 100% lot coverage
Allows for retail up to 5,000 square feet, as well as restaurants, daycare, gym,
offices, medical/dental offices, etc.
Intended to provide retail/services “frequently required by neighborhood
residents on a day-to-day basis...while still maintaining compatibility with
adjacent residential land uses” per City code
While in support of some B-1, it should be limited in scope to less than
20% of the total 24 acres being developed
Is a development of this size, scale, and magnitude what is really needed? R-3 and
B-1 would still accomplish goals toward more affordable housing while also being in
line with keeping the aspects of Bozeman that we all know and love. The mountains,
land, and open space are why we all live here. This is what makes Bozeman so
special.
Sincerely,
Carie Omland
1593 Maiden Spirit StBozeman, MT 59715
Source: Bozeman Municiple Code - Article 3, Division 38.300
Source: Bozeman Community Plan (p73, et al.)
Source: Future Land Use Map