HomeMy WebLinkAbout03-16-23 Public Comment - B. Dolen - Opposition to Shady Glen Application 22294From:Brian Dolen
To:Agenda
Subject:Opposition to Shady Glen Application 22294
Date:Thursday, March 16, 2023 11:21:53 AM
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Madam Mayor and esteemed Commission,
I am writing to oppose the Shady Glen PUD Application No. 22294 and request that the
Bozeman Community Development Board and City Commission deny said development.
I’d first like to thank you for rejecting this project in 2021. It must be very frustrating to see a
development resubmitted without any attempt to rectify the issues brought forth. It seems
very clear that this wetland property should not be developed. It shouldn’t have been
purchased with the intent to develop. Sometimes you just get a lemon…this is a lemon
property and should be deemed ‘land unsuitable for development’ – due to potential
hazards such as flooding, high water table, presence of wetlands and an unreasonable
burden on the general public. This is not responsive design, not based on public safety and
not based on public access. This design doesn't represent the true intent of a PUD and is
not innovative or responsive to the needs of our community and should be zoned as
Unsuitable for Development. Sec. 38.410.010. - General standards.
I’d like to address the concept of ‘infill’ as this seems to be a consistent rationelle for this
proposed development. The concept of infill to reduce blight in true urban environments like
Detroit or Cleveland should not be confused with what we are calling ‘infill’ in Bozeman
Montana. Infill as a tactic to reduce urban sprawl is both unproven and unrealistic as we
continue to build out in every direction in the Gallatin Valley. Infill in our case has been
reduced to a catchphrase for developers to check a box in an attempt to align with a
documented community growth strategy.
Much in the same with affordable housing. Tacking on a few ‘affordable houses’ with the
only intent being to get a development passed, without care or effort to address the true
problem is not something we as a community should support. These few houses will not
truely be affordable nor will they move the needle in supporting community in bozeman.
There is no purpose to this attempt, it's only optics.
Sec. 38.410.100. - Watercourse setback. Sec. 38.600.050. - Land use restrictions
The floodplain setback should not be adjusted. This is not an arbitrary measurement
designed to flex at the desire of a developer. We shouldn’t be building on the hope that this
land will not flood and the hope that the potential new homeowners will respect the
floodplain once they own their properties. This is real. The basements of our homes in
Village Green flood every year. The flooding last spring was so drastic that sup-pumps
were working full-time for 3 months creating a river down the street. I share this to define
where the water table actually is…it’s in our basements.
Sec. 38.410.040. - Blocks.
I’d like to address the single point of access to this neighborhood. Cul-de-sacs are
generally prohibited in Bozeman. Specifically, there is a maximum block length in bozeman
defined at 1320 feet in length. This cul-de-sac exceeds this maximum block length. If you
look closely at the measurement for the proposed road it ends prior to the terminus of the
cul-de-sac. Why would the measurement of the road not measure the full length of the
road? Perhaps to sneak it under the restricted length? This poses a safety hazard for this
proposed development and the adjacent homes. The proposed gated secondary access is
not a true point of access for emergency vehicles or pedestrians. The entry is from a
commercial zone that is used like a parking lot, not a road. Additionally it is very proximal to
the primary point of access which negates its effectiveness. The primary access point will
add to the already congested Birdie drive, which is nearly impossible to navigate in winter
due to it being used for business parking.
Most personally, the road proposed in this plan will be very proximal to our backyard and at
a very uncomfortable height. Headlights will certainly be at eye level and having vehicles
traveling at a much higher elevation than our house is very stressful. I can’t think of another
example of this elevation change from one property to a road in Bozeman. It doesn’t feel
safe and our quality of life will be affected.
Thank you for your time and service to our community.
Brian Dolen
1050 Boylan Road