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HomeMy WebLinkAbout04-27-23 Public Comment - Meadow Creek Neighborhood - Gran Cielo II, App 22090 protest ( V- y/21 1Z3 GRAN CIELO II PROTEST D DATE: April 22, 2023 1 A DO TO: Bozeman City Commission RE: Gran Cielo II -Zone Map &D e i - Application #22090 We, the undersigned, own property within 150' of the parcel(s) requesting a zoningJclae (application #22090) described as: Gran Cielo II Annexation Requesting Annexation of 81.468 Acres and Amendment of the City Zoning Map for the Establishment of a Zoning Designation of R-4 (Residential High Density District). The application lists the street address as S23, T02 S, R05 E, C.O.S. 1861, PARCEL A S23, T02 S, R05 E, C.O.S. 2074 Tract 1. The application lists the Property owner as Bozeman Haus Two LLC and the Application as Madison Engineering. The application was signed by Ray Akrawi. AY-1 �d� We hereby protest the requested zoning>apgoursuant to 76-2-305, MCA. Reasons for Protesting the Gran Cielo Zone Map Am t Request: We want to state up front that we are not against development, but we do desire common sense development that maintains the safety, ecology, livability and character of our neighborhood. If you consider that we have a "district' that is one square mile that is bounded by S. 19th-Blackwood-Foweler-Stucky, then we have not seen the planning over the last 10 years or more that leads to the livable neighborhoods that the City Commission is attempting to achieve based on the vision outlined in the 2020 Bozeman Community Development Plan. The development has been a patchwork of disjointed decisions instead of a truly planned community. The development and density in our square mile stands in stark contrast to a truly planned community like Blackwood Grove. So, we are asking for the following common sense considerations. This is not the time to try and fix the poor planning of the past to add commercial development as suggested by the Community Development Board. For example, let's put additional commercial development elsewhere outside of our square mile that we can walk and bike to and enjoy in the intended livable fashion of the 2020 Plan. There is ample space North of Stuckey near S. 191n. Or we can put commercial development East of 19tn When we all moved into the Meadow Creek neighborhood, we had a reasonable expectation that we would not be surrounded on all sides by high density housing. For comparison, Blackwood Grove residents know exactly what they are getting into when they buy a home. We are more than willing to work with the City Commission and the developer to finalize common sense plans for Gran Cielo 11 that fit into our existing neighborhood and will provide the needed additional services for our taxes. 1 1) Dense enough already: We ask you to consider the present density that is being built and proposed for the future. When you look at the one square mile area bounded by S. 19th- Blackwood-Fowler-Stucky, the population projections are already between 5,000 and 9,000 people, according to the developer. At that population density the aforementioned square mile would be the 24th to 14th largest city in Montana. In fact, this level of density is more dense than many major metropolitan cities in the United States. The current Gran Cielo II parcel is zoned a mix of R-3 and R-4. The developer is requesting that it all be zoned R-4. The Community Development Board wants the City Commission to consider REMU and allow more commercial development. When we all moved into the Meadow Creek neighborhood, we had a reasonable expectation that we would not be surrounded on all sides by high density housing. We do not believe this Wits into zoning criteria H (Does the zoning promote the character of the district and its peculiar suitability for particular uses ?). Consider the character of the current build out of the community bounded by Graf-19th-Blackwood-27th/31 st. This is all for the most part single-family detached residential homes. We believe that Gran Cielo II should also be built as single-family detached residential to maintain the character of the existing neighborhood. If you can't live with that, then we would like you to consider mixed zoning that creates effective transitions from our single-family detached neighborhoods. 2) Transitions Required by City Code -At a minimum, the transition between the present Meadow Creek single family homes should be met with similar housing on the adjacent properties, The present three story, attached, 35'wide, nearly identical single family homes are more apartment-like and less esthetic than apartment buildings in the area. The density that this "house packing" results in a "feed lot" density and an overwhelming stress on the infrastructure that exists. 3) Traffic Impact Study - The present density of the area. The traffic generated, as shown in the yellow areas in the figure below (FIG 1), that will come on line will be unmanageable on Graf and 19th Ave without Grand Cielo 11. Also, the traffic at the corner of Stucky and Fowler is already unmanageable. We believe that a combined Traffic Impact Study should be conducted that measures the impact of the additional traffic from Buffalo Run, Gran Cielo 1, Gran Cielo 11, and Bennett before zoning and site plans are approved. Because these developments were annexed under the current City Municipal Code, they have to be built to Level-of-Service (LOS) C. We cannot envision how the corner of Stucky and Fowler can ever be built to LOS C, when all of these developments come online and others in the future. 2 The land north of Stucky is owned primarily by Montana State University for agricultural research and will likely never be developed. Therefore, the city's ability to get the rights-of- way to build out the arterial and collector roads to the North of Stucky to provide traffic congestion relief is very limited. Although S.27th Ave. is destined to be built out to Garfield St, this also provides very limited traffic congestion relief. The City's Capital Improvement Plan (CIP) does not bring Stucky up to the Bozeman City Code levels until 2028. We also request that if you continue to approve high density building, in our square mile district, that you accelerate the CIP improvements to Stucky to at least 2026. We also believe that there will be a built-in traffic bottleneck on S.19'h St. once the high density units on the corner of Graf and S. 19'h are completed. There is a one lantstrip of S.19'h in front of Grace Bible Church that should get CIP funding and be widened out to the 2 lanes that S. 19'h is everywhere else in the city boundaries. The increased traffic congestion will make it unsafe for the children in the neighborhood to ride their bikes and play in other ways on the roads. This is a serious matter of public safety. FIG 1 high density high housing density housing Grand t high M Ac density , �� housing - MEAOdW CREEK nigh density ,a` housing ``*- 3 3. Multi-Modal Transportation per the Bozeman Community Plan: Page 53 Larger areas should be well served by multimodal transportation routes. Multi-unit, higher density, urban development is expected. Any development within this category should have a well-integrated transportation and open space network that encourages pedestrian activity and provides ready access within and adjacent to the development. 5. Bozeman City Climate Change Community Action Plan: The park areas in the present Grand Cielo show how poor water use planning is wasting this precious resource. Instead of a design which would retain water the grass covered convex "dome" lets water runoff into the street. The City Code also calls for existing trees and waterways to be preserved if possible as part of a proposed development. There is an existing line of mature trees that goes along S. 29th Ave. to the North across the Gran Cielo II parcel. It even has a multi-generational aerie that is used by eagles and is protected by law by the Montana DNRC. There is also a line of mature trees that meanders in a crooked line from S. 29th Ave. towards S. 27th Ave. Our bird-watcher neighbors have witnessed over 18 different bird species making these trees home. An existing stream also flows down the meridian of S. 29th Ave. and when it crosses Kurk St. it flows along the second line of trees described above towards S. 27th St. This stream provided vital irrigation to the existing mature trees and attempts should be made to it if possible. PTI 6. Bozeman City Services - We have been waiting years for additional services that have yet to materialize. It seems that we are always promised that it will appear organically in the future, but it has not occurred that way. We feel like we have not received the promised additional services for our tax money, and while an emergency call would be answered, would the service be provided in a timely and effective manner? In fact, we don't have any additional services or build out in our neighborhood for our tax money. Here are a few examples: a) Fire - The nearest fire station is 2 miles away. If there was a serious fire, could the fire department handle all of this additional building as it is currently staffed and equipped ? b) Police -We rarely see Bozeman Police patrolling the neighborhood. One of the basic tenets of"good policing" is to have consistent involvement in the community. Since we don't have a relationship with the Police now because they are stretched so thin, how will this get better in the future with a more densely packed population ? c) Snow Removal - Snow Removal has become a serious problem already in our neighborhood. We do not get Snow Removal services in a timely manner or often enough to provide safe roads. To exacerbate this issue, cars are allowed to park on the street in the neighborhood, which makes Snow Removal more difficult. A school bus got stuck on our roads this winter. And all we ever hear is that the city is doing its best. That doesn't make our roads safe. d) Parks and Recreation-There is a park space that borders S. 19th St. between Southbridge St. and buildings to the South that is basically an open field. S. 19th St. has 4 a speed limit of 50 MPH right there. It is unsafe for children to play there now. If this parkland is to fulfill the intended purpose, then the city needs to fence it off and improve it with unique amenities that are different from the other parks in our high-density square mile (S. 19th-Blackwood-Fowl er-Stucky). e) Walkable Neighborhood -There is an unpaved stretch of sidewalk that runs along the corner of Graf and S. 19th. If the City wants to promote walkable neighborhoods, then someone should fund the pavement of this sidewalk instead of waiting further into the future for a developer to do it. It is very unsafe in the winter as it does not get plowed. Have the high density builders across the street North of Graf pave it as part of their development efforts. a. In addition to that, we ask the City Commission to complete the connection of Blackwood between Parkway Ave. and S. 23 d Ave. We hope there is a way to assess the Impact Fees to the developer who owns the adjoining land in the future, but we feel this connection should be made as soon as possible to facilitate a walking neighborhood and make traffic flow better. f) WATER— During the Community Development Board meeting on the Gran Cielo II annexation and zoning, several board members acknowledged that we are running out of water for the city. We are all aware of the serious issue of a lack of water for future growth. We think it is prudent to pause building until the true carrying capacity of our original source of city water is understood and we build to that. Continuing to build and hoping we find another source of water is not a good strategy. This is the type of irresponsible building that is going on in California and Arizona and other parts of the West that primarily depend on Colorado River water. Let's not repeat those mistakes. Several people in our neighborhood have already spent hours discussing Gran Cielo II with the developer. We believe we have the foundation of a good relationship to build upon. We hope that the City Commission will make decisions to allow us to have a public-private relationship that works for everyone. Thank you for your time and consideration. We look forward to a constructive City Commission meeting on May 2, 2023. 5 Owner Printed Name Owner Signature(s) Property within 150 Feet & Date Signed Address &Assessment Code Current Mailing Address Bennett Marshall & Luzann 5532 Stucky Rd Bozeman, MT 59718-9036 RGG6892 Bozeman Haus LLC Multiple addresses and 15267 SE Rivershore Dr Assessment Codes Vancouver, WA 98683 Diane Brawner Trust 106 Village Downtown Blvd. Bozeman, MT 59715-3815 McIntosh Construction INC P.O. Box 458 Bozeman, MT 59771-0458 Pe�g' h I r1 5��k �JtH r 2690 W Graf St 2690 W Graf St D RGG66448 Bozeman, MT59718-8670 Bridget Maren Hoopes 3140 S 27th Ave 3140 S 27th Ave RGG66447 Bozeman, MT 59718 Ryan Thurston RGG66446 PO Box 4820 / Bozeman, MT 59772-4820 Michael & Michelle Dusbabek 3150 S 27'h Ave 609 S Dollar St RGG56615 Coeur D'Alene, ID 83814-3828 Anshuman Mohapatra 3205 S 2611 Ave 18797 Aspesi Dr RGG66642 Saratoga, CA 95070-5276 William A 011ar& Linda Lyon .,7 3213 S 261nAve 3213 S 26th Ave 1 I 1 RGG66641 Bozeman, MT 59718-7434 WWW 6 Bradley& Lynne Thome 3221 S 26th Ave 3221 S 26th Ave RGG66640 Bozeman, MT 59718-7434 Tanya Andreasen 3229 S 26th Ave 3229 S 26th Ave J RGG6663 Bozeman, MT 59718-7434 Brian &Jeanne Koukol 3237 S 26th Ave 3237 S 26th Ave RGG66638 Bozeman, MT 59718-7434 4` Reid & Lori McKinley 3241 S 26th Ave 32415 26th Ave RGG66637 Bozeman, MT 59718-7434 Roger&Gail Knapton �1 r 3253 S 26th Ave 3253 S 26th Ave \ RGG66636 Bozeman, MT59718 Sharon Tholt 3261 S 26th Ave 3261 S 26th Ave RGG66635 Bozeman, MT 59718 Joshua& Kate Strissel 3273 S 26th Ave 3273 S 26th Ave _ RGG66634 Bozeman, MT 59718 Stefanie Toth , - 3285 S 26th Ave 3285 S 26th Ave RGG66633 Bozeman, MT59718-7434 James Austin Feiss 3291 S 26th Ave 3291 S 26th Ave RGG66632 Bozeman, MT 59718-7434 Kara Provence I 3297 S 26th Ave 305 E Story St Apt B RGG66631 Bozeman, MT 59715-5783 ')`Q-)L5 Ramus Properties LLC 3305 S 2611 Ave 12267 Country Road 348 /� r /y RGG66648 Sidney, MT59270-6352 '"S�'� 7 David Parker& Hilary Wilson 3301 S 27th Ave 3301 S 27th Ave RGG56669 Bozeman, MT 59718-3715 Scott Sharp 3315 S 27th Ave 3315 S 271h Ave Bozeman, MT 59718-3715 RGG56670 ------------------------------------------- Ronald & Hidy Abramson / 3306 S 28th Ave 3306 S 28th Ave �, �.(/ 3 RGG56694 Bozeman, MT 59718-3712 Paul&Lindsay Tarkleson 3314 S 28th Ave 3314 S 28th Ave RGG56693 Bozeman, MT 59718-3712 Debra K McLauchlin - 3311 S 28th Ave 3311 S 28th Ave � � RGG56741 Bozeman, MT 59718-3712 Jeremy& Lori Sauskojus � i 3323 S 28th Ave 3323 S 28th Ave RGG56742 Bozeman, MT 59718-3712 Christopher B McQueary& Lara 3306 S 29th Ave Schulz RGG56762 3306 S 29th Ave Bozeman, MT 59718-3711 H2�( • t3 Joe&Ann Polus ` ��� 3322 S 29th Ave 3322 S 29th Ave / '/7 /�Q RGG56761 Bozeman, MT59718-3711 1'/L`.� Rachel K Screnar&Colter J /' 3303 S 29th Ave Delin V�. L (�L V RG56725 3303 S 29th Ave Bozeman, MT59718-3711 Cud`' Donald Granger 3335 S 291h Ave 2761 E Swason Way C RGG56726 Salt Lake City, UT 84117-6342 Lee& Kerry Evans 3308 S 30th Ave 3308 S 30th Ave RGG56740 Bozeman, MT 59718-3709 8 Heidi & Brian Morrison 3328 S 30"Ave 3328 S 30cn Ave c��Zy/ 3 RGG56739 Bozeman, MT 59718-3709 Meadow Creek Partners LLC 5530 Stucky Rd 1627 W Main St RGG13182 Bozeman, MT 59715-4011 Buffalo Run Bozeman LLC 5400 Fowler LN 5400 Fowler Ln RGG33381 Bozeman, MT 59718-7813 Roy& Bobbie Bradley T02 S, R05 E, Sec. 23 5912 Our Way RGG7062 Citrus Heights, CA 95610-6709 Samuel B Lucas 2887 Graf St. 2887 Graf St. `' i RGG84621 Bozeman, MT 59718 Jerry T. Abate&Gerard W. 2885 Graf St.—Unit C Abate RGG84622 2885 Graf St. Bozeman, MT 59718 Lisa Flikkema 2821 Graf St.—Unit A 2825 Graf St. RGG85055 Bozeman, MT 59718 Andrew Inches �- 2823 Graf St.—Unit B 2823 Graf St. -' I I,' ,� RGG85056 Bozeman, MT 59718 ' Keith and Kristin Hamburg 2785 Graf St. 2785 Graf St. _14-23 RGG84623 Bozeman, MT 59718 Jason Kobilka & Kyle Dillion 2781 Graf St.—Unit B 2781 Graf St. RGG84624 Bozeman, MT 59718 Peter Schnorbach 2755 Graf St. 2755 Graf St. RGG85049 Bozeman, MT 59718 9 Alexis Anderson 2751 Graf St/-Unit B 2751 Graf St. RGG85050 Bozeman, MT 59718 Jonathan Whitacre & 3050 S 315L Ave—Unit A Margaret Tilghman Carroll RGG84625 1433 Electric Ave Nashville,TN 37206 Christine Siew-Teng Chan 3052 S 31"Ave—Unit B 2316 Vestal Ave RGG84626 Los Angeles, CA 90026 Adam and Sarah Hutton T02 S, R05 E, Sec. 23 2414 Arabian Ave RGG85058 Bozeman, MT 59718 Tory& Katerina Wolff T02 S, R05 E, Sec. 23 Woodinville,WA 98072 RGG85367 Jeffrey and Mary Tarbell T02 S, R05 E, Sec. 23 17812 NE 154th St RGG85368 420 101h St Lake Oswego, OR 97034 Beau D. Houston 2889 Graf St—Unit A P.O. Box 302 RGG84620 Bozeman, MT 59771 Chaney Coleman 3077 South 315t Ave 3077 South 31st Ave RGG83737 Bozeman, MT59718 f zoZ-3 Roger and Juodine Nichols a/ �� 3065 South 315tAve 3065 South 315tAve 7/ / RGG83736 Bozeman, MT 59718 1 Pearl Lopez and David Coleman 3057 South 315tAve 3057 South 315tAve RGG83735 Bozeman, MT 59718 10