HomeMy WebLinkAbout05-09-22 Public Comment - R. Derzay - Letter to Bozeman City Commission - Silo Annexation and ZMA Application 21442From:Rebecca Derzay
To:Agenda
Subject:Letter to Bozeman City Commission- Silo Annexation and ZMA. Application 21442
Date:Monday, May 9, 2022 8:57:43 PM
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Dear Bozeman City Commission,
Our home is located at 218 Stubbs Lane, Bozeman, MT 59718. Our back fence borders the115 acre parcel recommended for annexation and zoning in the City of Bozeman. Project:
Silo Annexation and ZMA. Application 21442
We understand the need for housing in this valley, specifically, the need for comfortablehousing that people can actually afford. We both work in industries that continue to feel the
strain of local employee shortages. We want to see people achieving their dreams of homeownership (not perpetually renting), and putting down roots here.
We are writing to ask the City Commission to be thoughtful in considering a huge REMU
development in an area that is still very much "out in the country". There is a trend inBozeman of annexations and new developments being added without upgrading all of the
involved infrastructure FIRST. In this letter we will be pointing out serious concerns aboutthis area's existing roadways, the school district zoning, a flooding creek and the dangerous
railroad crossing in the immediate service area of the proposed development.
Concern #1: Existing RoadwaysThe section of East Valley Center between Valley Center Spur and 19th Avenue lacks any
stop lights. The speed limit is 60 mph and the road is two lanes. There is no turning lane onValley Center to turn onto Davis Lane. The North section of Davis Lane is a narrow,
strangely layed out road with sharp corners and little shoulder. Pulling out onto East ValleyCenter from both the North Davis Lane stop sign and the 27th Avenue stop sign is dangerous.
It is difficult to discern whether oncoming traffic is on I90 or East Valley Center. It isespecially scary at night when headlights are even harder to differentiate between interstate
and Valley Center. We ask that the City Commissioners experience this for themselves atnight, and drive North on Davis to the stop sign and make a left turn onto East Valley Center
heading West.
Concern #2: School District ZoningThis section of Bozeman is zoned for Whittier Elementary School, Chief Joseph Middle
School and Gallatin High School. Specifically, Whittier is one of the smallest elementaryschools in the district and is at, or near student capacity. The other nearby schools are also
packed full. Adding a new development in the proposed area would require additional schoolsto be built to service the children who live there before a new development were to open.
Please note that East Valley Center to Valley Center Spur to Frontage Road to 7th Avenue isthe route to Whittier Elementary. Valley Center to Davis Lane is the route to Chief Joseph
and Gallatin High School.
Concern #3: The Creek that Floods
At the East border of our property, and West border of the proposed development, there is afree-flowing creek (as classified by the DEQ). We have witnessed flooding on either side of
its bank during wet springs. With the history of flooding in this area, we are concerned thatthis particular section of the proposed development area will be subject to water problems.
We are also concerned about the possibility of the bank being built up on the East side of thecreek, causing any excess of water to be diverted onto our property and neighboring properties
when flooding occurs.
Concern #4: Valley Center Spur Railroad CrossingThe railroad crossing at Valley Center Spur is dangerous and already quite congested multiple
times per day. Weekdays around 8 am and 5 pm, even when there is no train crossing, weexperience backed-up traffic on either side of Valley Center Spur- These are cars turning onto
Spur from East Valley Center, as well as from Frontage Road. This congestion is significantlyworse when a train is crossing and causes cars to be at a complete stop on East Valley Center
Road (the turning lane to take a right onto Valley Center Spur is not long enough). This is themain railroad route through Bozeman and there are many trains passing throughout the day
and night. We can hear them, and see them at all hours. We would recommend a review oftrain activity over the crossing at Valley Center Spur in consideration of this project. We also
recommend an automobile impact study at Valley Center Spur, now and also after BozemanBillings Clinic opens their main campus building.
Concern #5: A Sudden Increase in Population Density in the Area
In relation to concerns #1, #2, and #4 above. We are concerned about a rapid increase inpopulation density in this area, specifically with the proposed REMU zoning. Information
given at the Zoning Commission Board meeting stated that the developers plan to develop 85of the 115 acres in the proposed area. Minimum lot size in REMU zoning would be 2500
square feet. 85 acres of developed land pencils out to over 3.7 million square feet of newlydeveloped land. If each lot inside of the 85 acres was 2500 square feet, that is 1481 new lots!
And if each of these lots contained a single family home , with an average of two cars persingle family home, that is about 3000 additional cars pulling out onto the concerning section
of East Valley Center, funneling over a dangerous railroad crossing, driving on the Northsection of Davis Lane, with its horrible layout, and/or heading up to the light at 19th and East
Valley Center. But single family homes only are not what are being proposed by thedeveloper with REMU zoning. They are talking about condos, townhomes, commercial
property, apartments, hotels... with some single family homes. So we predict that the increasein cars driving on East Valley Center and Valley Center Spur as a result, will be much more
than 3000 per day. Additionally, the City Commission should consider the traffic burden thatBozeman Billings Clinic will be bringing to the area in question in the next 6 months.
Because of the location of the interstate and railroad, the section of East Valley Centerbordering the proposed parcel impacts all of the residents living on or branching from East
Valley Center from 27th Avenue to Jackrabbit who have little to no alternative route intoBozeman city limits. We expect many more car accidents to occur if the road and railroad
crossing problems are not fully addressed before development of this parcel.
We request a deeper dive by the City Commission into the feasibility of fixing the specificsdescribed above before approval of this project. Please ask the hard questions: Can these
major infrastructure issues be fully addressed before more people become residents of thisarea of Bozeman? Are there alternate zoning options for such a large piece of undeveloped
property? Is REMU the best option, when considering the population density added to thisunder-developed area of the county? The developers talked about "walkability" to small
artisan businesses in their plan, but is it realistic to think that "mom and pop" businesses willactually open up within one mile of Target, Winco and Costco? Where will the water supply
come from? Will there be affordable housing offered that is within reach of those wishing topurchase a home or will this be another development of high priced, high density rental
property? How will The Silos development blend with existing neighborhood of StubbsLane? How exactly will nature be preserved? This parcel is home to wildlife- specifically
Sandhill Cranes and deer. It is also a resting ground for migrating Canadian Geese. Weappreciate the City Commission being our advocates in this process.
Thank you for your time and consideration.
Respectfully,Mick and Rebecca Derzay
218 Stubbs LaneBozeman, MT 59718