HomeMy WebLinkAbout11-08-22 Public Comment - J. McClellan - Comment on development proposal along South 3rd AveFrom:Jean McClellan
To:Agenda
Subject:Comment on development proposal along South 3rd Ave
Date:Tuesday, November 8, 2022 11:11:38 AM
Attachments:Comment_BznDevelopmentPlanning_Nov2022.pdf
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Dear City of Bozeman,Thank you for the opportunity to comment on the proposed development near our beloved trail
system along South 3rd Ave in Bozeman. My letter is attached.
Sincerely,Jean C. Pfau McClellan
To:
Planning Department
City of Bozeman
To whom it may concern:
I am writing to express my opposition to the proposed Sundance Springs Commercial Development, site
plan number 22047.
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 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 user's experience by
placing parking along the entire trail system to the east, without incorporating mitigating
landscaping! The plan would degrade the character of South Third Avenue and the trail system.
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 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 considering any development 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 and reconsider the optimal use of this site.
Thanks for considering my comment.
From:
Jean C. Pfau McClellan
3300 E. Graf St. Unit #77
Bozeman MT59715