HomeMy WebLinkAbout11-07-22 Public Comment - N. Page - Vehemently Object_ _Site Plan Number 22047From:Norm Page
To:Agenda
Subject:Vehemently Object: ​Site Plan Number 22047
Date:Monday, November 7, 2022 1:17:37 PM
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To: Planning Department
City of Bozeman
From:
Norman Page
22 Mathew Bird Circle, Bozeman MT 59715
To whom it may concern:
I am writing to express my opposition to the proposed Sundance Springs CommercialDevelopment, site plan number 22047.
While I am pro small and local business, and as an entrepreneur with two small
businesses in Bozeman myself, I absolutely oppose the development's requesteddepartures 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. Placinglarge 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 user's
experience by placing parking along the entire trail system to the east, without
incorporating mitigating landscaping! The plan would therefore degrade the characterof 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, theCity 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 onthis 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 disallowedbusiness 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 1992-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 useor 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.
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 Orderof 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. I am in support of new small businesses, especially
ones as entertaining as a brewery. But quite frankly, I'm shocked by the proposal. The
proposed site at South 3rd and Little Horse Drive doesn't have nearly enough
population density within a several mile radius for the project to be financiallysuccessful; a commercial business of the proposed size and scope is completely out
of touch and character with this part of Bozeman where the residents have fought
hard and continue to successfully manage an amazing open space of trails; and
lastly, the current commercial and residential development all along the 19th Avenuecorridor south of Kagy is *much* better suited to a proposed business plan like this.
Why bother with South 3rd and Little Horse? It's borderline absurd.
Thanks for considering my comment.
thanks!
norm page** 22 mathew bird circle bozeman mt 59715 **
m: +1 406 404 6420
Skype: norm.pageTwitter: @normpage @samepagecapital
Instagram: @winetrust.biz
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