HomeMy WebLinkAbout10-22-22 Public Comment - M. Poole - Application 22047From:Merryn Poole
To:Agenda
Subject:Application 22047
Date:Saturday, October 22, 2022 11:25:08 AM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
To:
Planning Department
City of Bozeman
From:
Merryn Poole
3772 Elli’s View Loop
To whom it may concern:
I am writing to express my opposition to the proposed Sundance Springs Commercial
Development, site plan number 22047.
While I accept that commercial development on this site is inevitable, I oppose the
development's requested departures from laws describing the City's block frontage
standards. BMC 38.510.020.F.1.d states "Departures may be considered provided the
location and front orientation of the buildings are compatible with the character of the area
and enhance the character of the street." Site plan 22047 meets neither criterion. Placing
large commercial buildings along the designated open space is not compatible with the
tranquil character of the trail system or surrounding residential neighborhood. Further, an
underlying premise of the Block Frontage Standards is that parking lots along streets cause
a visual impact on the street-scape, even if mitigated with a berm (BMC 38.510.030.C.3.c).
Proposal 22047 places parking along the entire South 3rd frontage, on the street corner
with Little Horse Drive. It even degrades the trail use's experience by placing parking along
the entire trail system to the east, without incorporating mitigating landscaping! The plan
would therefore degrade the character of South Third Avenue, not to mention the trails.
The proposed buildings have a higher parking demand than will fit on the site. In the 1996
Findings of Fact and Order of the City Commission, which created the PUD, the City
Commissioners explicitly forbade Neighborhood Services District patrons from parking on
the streets. The requested reduction in parking requirements from 68 spaces to 44 spaces
may be allowed under current zoning, but is incompatible with the City Commission's order
regarding this site. I would ask that any development on this site to meet its full parking
demand in order to comply with the Commission's Order.
The site plan fails to live up to the Planned Urban Development governing the site, which
incorporates zoning under the 1992-era B-1 Neighbors Service District, as established by
the Planning Department in its October 1, 2020 Development Review Comments. The
PUD therefore requires a small commercial development, residential in character. When
site plan 22047 is weighed against the 1992-era B-1 standard (Chapter 18.28), yard sizes
(setbacks) are inadequate, building sizes are too large, parking is inadequate, and the
building is designed specifically to house a disallowed business use (a brewery). Overall
the character of the development fails to meet the legal intent of the 1992-era B-1 zoning
law (18.28.010) -- to maintain the residential character of the area.
I am especially concerned about the provision for large patio space which will support
outdoor business uses on the site. The 1996-era B-1 zoning prohibits outdoor business
use on the site as a principal use. I am against any conditional use or other permission that
might be granted by the city that would allow for outdoor business use or alcohol
consumption on the site because such uses are not compatible with the tranquil nature of
the open spaces and residential areas adjacent to the lot. The proposed patios are
decidedly incompatible with the character of the trail system and surrounding
neighborhood.
Finally, I would ask that a provision for sidewalks along the South 3rd frontage be enforced
before approval of the site plan. This is a requirement of note 5 on the Sundance Spring
Subdivision Phase 1B Final Plat and by the 1996 Findings of Fact and Order of the City
Commission that created the Sundance Springs Subdivision. Allowing development to
proceed without sidewalks defeats the intention of making our city a walkable one.
Please deny application 22047 until such time as the site plan complies with the 1992-era
zoning requirements (without conditional uses) and the block frontage standards (without
departure), parking for proposed buildings can be contained on site (as required by the City
Commission), and sidewalks are included on South Third Ave, to keep pedestrians safe as
commercial areas of the city expand outward.
Thanks for considering my comment.
Sincerely,
Merryn Poole
Senior, Bozeman High School
she/her/they/them