HomeMy WebLinkAbout12-20-21 Public Comment - M. Wictor - Canyon GateFrom:Mary Wictor
To:Agenda
Cc:Jacob Miller
Subject:Canyon Gate #21337 Public Comment for Action Item I.1 at City Commission 12/21/2021
Date:Monday, December 20, 2021 11:49:28 PM
Attachments:Canyon Gate #21337. Set or require compatible zoning to annex 14slides.pdf
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To: agenda@bozeman.net for City of Bozeman, Staff, and City Commission:
Please accept the attached .pdf of 14-slides as visual and descriptive Public Comment due before noon,
TUE 12/21/2021 on Canyon Gate #21337.
Thank you for this opportunity to give input at this key time for annexation, but with compatible zoning
needed.
Best regards, Mary Wictor
Owner: 1504 Boylan Rd, Bozeman, MT in Legends II Phase 1 (in addition to other property in Bozeman &
Gallatin County)
Canyon Gate #21337
Annexation is appropriate,
but do NOT allow at proposed zoning of
B-2M / REMU / R-5
Suitable for up to R-3 residential medium density, & maybe B-1 only on arterial(s)
20-Dec-2021 Mary Wictor, 1504 Boylan Rd
Everyone’s
View of the
Bridgers
for any
walker, rider,
bicyclist, or
car driver…
or anyone
who visits,
recreates,
and/or lives
nearby.
~24 acres
Bridger Drive
(Hwy-86)
14-Dec-2021
Annex
Canyon Gate
But zoning?
View of the
Bridgers
for anyone…
walker, rider,
bicyclist, and
car drivers
~24 acres
B-2M
5-stories/60ft
R-5 50 (60ft)…
plus 12 = 72ft!
Bridger Drive
(Hwy-86)
21-Dec-2021?
B-2M
REMU
R-5
Adjacent to
Unannexed,
R-1, R-2,
& R-S
Annex
Canyon Gate
But zoning?
View of the
Bridgers
Consider R-3
mostly 36’ (46ft)
& on arterials
B-1 40’ (45ft) as
max heights
~24 acres
Better housing,
“light & air”, &
compatibility
Bridger Drive
(Hwy-86)
21-Dec-2021?
B-1 R-3
Adjacent to
Unannexed,
R-1, R-2,
& R-S
A “closer look”at Canyon Gate:Deny or require/set compatible zoning
R-3B
-
1
R-1
R-1
R-S
R-3
U n a n n e x e d
U n a n n e x e d
Annex
U n a n n e x e d
U n a n n e x e d
Un-
annexed
Bridger Drive (Hwy-86)
S
t
o
r
y
M
i
l
l
R
dM-1
Adjacent:10% R-3, 50% unannexed/R-S, & 40% R-1
Stockyards #21102 15 acres of B-2M, REMU + 5.6ac B-2 set well-back (200yds) just S from Bridger DR.
[Plus, significant M-1 Light Manufacturing (grey-shaded), E & SE] .
Permitted Uses:Neighborhood Business District (B-1)
compare Community Business District–Mixed (B-2M)
Extensive nearby M-1 Light Industrial allows many uses, & has Sinclair gas station, etc.
B-1
•Indiv. building footprint <5,000sf
•Lobby & Apartments 2nd floor+
(50% of gross SF as apts in M-1)
➢Ground-floor residential is not
allowed much in B-1, B-2M, M-1
•Live/work units (also in B-2M)
•Votech school (in M-1) or B-2M
•Arts/entertain center B-1, B-2M
•Comm. center B-1, B-2M, M-1
B-2M (or B-2)
•Heavy retail / large scale over
5,000 to 25,000 & over 40,000sf
•Heavy service Establishments &
Automobile washing (in M-1 too)
•Short Term Rentals Type 1,
Type 2, & Type 3
•Hotel or motel (M-1 allows too)
•Apartments/apartment buildings
unlimited, & row/townhouses 5+
Residential (R-S to R-2 or R-3)
✓ADUs attached or
detached
✓R-3: Apartments bldg.
to 120ft-160ft widths
✓Cottage housing
✓Manufactured homes
on foundations
✓Single-household &
✓Two-households
✓Duplex, 2 townhouse
✓2-5 Row/Townhouses
R-3 not to exceed 120ft in width
❑R-4+ adds incompatible HEIGHTs
BMC 38.310.030 Table A—Uses
Factors related to most appropriate zoning…
▪Height impacts view of Bridgers, light & air, mass/scale compatibility
▪Close look at actual adjacent zoning: 50% unannexed/R-S, 40% R-1, 10% R-3
▪Vicinity/area has significant M-1 & recent B-2M & REMU upzones + B-2
▪Permitted uses for up to & including R-3 medium density vs B-1/B-2M
❑Other commentors gave data on HomeBase projects / not affordable
❑Ensure open space, parks, multi-modal connectivity uses & wildlife
❑Safety concerns, traffic, trains, infrastructure, + consider groundwater
Cottonwood & aspen trees
show/tend-to-grow where
water is near (subsurface &
Bridger Creek)and support
wildlife—see deer grazing.
E-Adjacent:
Legends II
Height 28ft (to 40ft
if roof pitch > 3:12)
R-1 2005+
Due to high
groundwater--
No basements
are allowed.
“Open Space”--
Swale for
stormwater
West of the
NorthView ST
entrance
14-Dec-2021
Wild Turkeys
roaming
Everyone’s
View of the
Bridgers
Trees old or
newer do
screen
structures
up to about
30ft in height.
Legends II
entrance off
Bridger Drive
(Hwy-86)
Only roadside
ditches &
swales for
stormwater
Shown: No central stormwater in area.
High groundwater likely & adjacent—
use care for where and the amount of
impervious surfaces to be added.
Key to consider: Zoning 21337 for Annexation
✓Gain “The Missing Middle” housing via <= R-3 residential zoning—ADUs,
SFR, Duplexes + R-3 also supports row/townhouses of 2-5 up to 120ft in
width, & 120ft-160ft in apartments—preserve “light” & “air”
✓R-3 Zoning heights is 36ft maximum (up to 46 ft for roof pitch > 3:12);
Whole area is 1-2 story; only B-1 heights 40ft (up to 45ft) are suitable
✓B-2M/REMU in Stockyards is nearby—and is well set-back over 600ft
(200yds) off Bridger Drive located adjacent to “tall” historic flour mill
✓Ample commercial & manufacturing already exist [D. Sauther pg 8/16]
➢Canyon Gate as proposed would double new commercial in area;
per Bozeman Reports*: B-2M (& even B-1) is truly just not support-able.
❖*For the City of Bozeman, EPS Demographic and Real Estate Market Assessment date 1/25/18 PDF
pg16 & 65/97 B-2: 2-3mile radius; B-1: ½-1mile radius & needs 3,500-5,000 households [D. S. Egnatz]