HomeMy WebLinkAbout12-15-21 Public Comment - S. Casto - 21337 - Public Comment 12-15-21- S. Casto Opposition LetterFrom:Sean Casto
To:Jacob Miller; Agenda
Subject:21337 - Public Comment 12-15-21- S. Casto Opposition Letter
Date:Wednesday, December 15, 2021 9:57:20 AM
Attachments:21337 Public Comment IMPORTANT_12.15.21.pdf
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Please see attached my public comment in opposition to the application 21337.
Sean Casto
Sean K. Casto
1451 Maiden Spirit Street Bozeman, MT 59715
City Commissioners December 15, 2021
City of Bozeman
20 East Olive Street
Bozeman, MT 59715
Via email: Agenda@bozeman.net
Cc: jamiller@bozeman.net
RE: Canyon Gate Development Project No: 21-337
Dear City Commissioners,
The following information is provided as public comment for proposed Canyon Gate Zone Map
Amendment Application (#21337). Similar to nearly all of your constituents, I oppose this
development as proposed. I am not against development at this location, quite the opposite,
however I would assert the proposed zoning (R5 and B2M) puts an undue burden of increased
public health and safety risk by increasing commuter travel to this location for commercial
purposes and is incompatible with adjacent areas and therefore against the Bozeman Community
Plan (BCP) and Unified Development Code (UDC). Firstly, I’d like to address the applicant’s
strategy to sway the Commissioners.
Addressing and debunking the Applicant’s strategy to sway Commissioners
1. In the undated letter to the City, Mr. Andrew Holleran of Homebase indicated that they would
provide 60 “workforce” housing units no greater than 120% of Area Median Income at an interest
rate of 3.5% as well as limit height to no more than 50 feet. These are empty promises attempting
to sway the Commissioners. The Commission, during this ZMA process, cannot hold a developer
to site specific standards outside of those in the UDC ordinance, or attach a condition to the
approved zone. This would be considered Contract Zoning, and per laws against ‘Contract
Zoning’, these actions are illegal and cannot be upheld and therefore, empty promises in an
attempt to pull the attention away from the main issues. Furthermore, approved House Bill 259,
Act prohibiting a local government from requiring inclusionary zoning, which took effect a few
months back eliminates Bozeman ability to enforce these requirements provided by the applicant.
2. Similar to the ploys of this developer, I’d like to share information about those few speakers at
the zoning commission meeting that spoke in favor of this application during the Zoning
Commission meeting. Each of these 12 public commenters are, in fact, employed by the Applicant
or business associates/consultants of the Applicant, Homebase Partners, LLC (Homebase) dba
Canyon Gate Investors, LLC and Canyon Gate Partners, LLC. I recognize that the public has a
right to voice their opinion. However, those with a financial incentive or conflict of interest should
disclose that fact. None of these speakers did. The following table describes those public
commenters that were in favor of the project and their affiliations or financial incentives with this
Project. None of these speakers disclosed their affiliation with Homebase or the Project. This
highlights the unethical strategy, and the lack of integrity of this developer attempting to sway the
commissions.
1. Andrew Gault1 Senior Project Manager for Homebase Partner’s Canyon Gate
Project.
2. Lauren Cummings2 CFO of Homebase Partners.
3 Francesca Cendro3 Design Professional of SMA architects, the lead architect on the
Canyon Gate project
4. Haley Rowland4 Sales Director at AC Hotels, and affiliate of Homebase Partners
5. Robert Horne5 Managing Principal of Dodge Capital, LLC located in West Palm
Beach, who is partnering with HomeBase Partners. Based in
Chicago, Illinois.
6. Amber Bolton6 Accounting Manager for Homebase Partners Montana
7. Kristin Fetterman7 Principle at Connect Property Management, LLC which is a
property management company for Homebase Partners
Properties.
8. Lindsey Pittard8 Director of Marketing and Communications at Homebase
Partners.
9. Jason Cure9 General Manager of Aimbridge Hospitality, contractor of
Homebase Partners.
10. Lindsey Von
Seggern10
Architect at Solomon Cordwell Buenz (SCB), does not live in
Bozeman. Planner and Architect consultant for Homebase on
this project.
11. Burt Goetz Resident and business partner in One Eleven property, a
Homebase Property in Bozeman.
12. Brook Perelli11 SMA Design Professional and Architect, contracted by
Homebase on the Canyon Gate Project
Inconsistent and Unsafe Zoning
Pertaining to the proposed zoning, as noted by many others, the B-2M proposed is completely
contradictory to the UDC and the BCP 2020 for multiple reason. Per Sec. 38.300.100, the intent
and purpose of B2M is to “serve a broader trade area”. In addition to the already approved B2M
1 https://www.linkedin.com/in/andrew-gault-36006313b/
2 https://www.linkedin.com/in/lauren-cummings-a769716/
3 https://www.architects-sma.com/francesca-cedro
4 https://www.linkedin.com/in/haley-rowland-0ab200b2/
5 https://www.linkedin.com/in/bob-horne-556b536/
6 https://www.linkedin.com/in/amber-bolton-84a0009a/
7 https://www.connectbozeman.com/about
8 https://www.linkedin.com/in/lindsay-pittard-27203b17/
9 https://www.linkedin.com/in/jason-cure/
10 https://www.linkedin.com/in/lindseyvonseggern/
11 https://www.architects-sma.com/brooke-perrelli
and REMU development plans at the Stockyard, this development is not needed or warranted in
this location. This is the “outskirts” of town and not a broader trade area with limits on safe traffic
movement. Contrary to the Stockyard development, this is island surrounded by residential
zoning. This B-2M zoning, as well as the R-5 high density cannot provide safe ingress and egress
of vehicles. Additionally, the population of employees required to service these commercial uses
would require increased commuting from other parts of town. This fact of increased traffic to this
location goes against the BCP that encourages more walkable local neighborhoods.
The increased commuter traffic to the outskirts of town as well as high density housing (R5)
proposed would significantly increase risk to those that live on this side of the train tracks. As
shown by many, including the City’s Pole Yard Urban development evaluation, the at-grade
crossing presents serious safety concerns for emergency vehicles. This zoning not just increases
risk to existing landowners, but also increases risk to additional citizens. This railroad crossing
needs to be addressed and zoning should be planned accordingly.
I like to reiterate that I am not against development of this property. I encourage and welcome
neighbors to this part of town and think that a more appropriate zone such as B1 and R3 limits
should be imposed. According to the UDC Sec. 38.260.120. ZMA procedures, the Commission
has the ability to approve a zone that is different than that requested of the applicant and
recommend that you do so here.
We thank you for your service in your role and look forward to Tuesday’s discussion.
Sincerely,
Sean Casto
1451 Maiden Spirit Street
Bozeman, MT 59715