HomeMy WebLinkAbout08-20-24 Public Comment - M. Revelle - Comments on Application 22389 (Gran Cielo)Dear Bozeman Planning Committee Members,
We are owners and residents in Gran Cielo at 2827 S 29th Ave.This is our year-round home
and it is located on a block of Gran Cielo that is across Bennett from the proposed development
(Gran Cielo Block 14 MSP,Application 22389).We have two primary concerns with the
proposed development:an increase of vehicle traffic on already ill-equipped roads and
intersections,and a missing commercial component for land that is zoned for mixed use.
Regarding our first concern about increased vehicle traffic,the application for the development
cites a traffic study conducted in August 2023 to justify the ability of existing roads and
intersections in supporting the increased traffic from the residents of the new buildings for the
next 10 years.However,the reported calculated traffic is incorrect and a factor used to
calculate annualized traffic is used recklessly.It is our own experience that traffic on Stucky is
worse over the winter than the summer,likely due to not being a road often used by tourists.
The use of a seasonal traffic adjustment that does not consider the impact of tourism and
whether the intersection is likely used by tourists is questionable at best,fraudulent at worst.
Since moving to the Gran Cielo neighborhood in May 2023,we have witnessed several traffic
collisions near the intersection of Stucky and 27th.While I was unable to determine whether the
city or Bozemain Police Department make this data available to the public,it is relevant
information which should be considered by the city.
The report from Marvin &Associates reports incorrect values.In the Traffic Volumes section
they show a figure which “represents the adjusted traffic volumes”after reducing the traffic count
by 10%.Again,it is our experience that traffic is actually higher in the winter than summer and
an adjustment that decreases these recorded numbers is inappropriate.The projected traffic in
the intersection for 2033 is also shown in a figure,provided here for convenience.
The report claims the traffic count here reflect an annual average growth rate of 2%,however
the numbers in this diagram do not match that claim.To calculate the estimated numbers for
2033,the corresponding number from 2023 must be multiplied by 1.02 raised to the power of
10.The value 1.02 represents the 2%growth rate and the value 10 is number of years.
However,using the reported formula,the diagram would instead be as shown below.
This study report appears to contain significant errors,if this is confirmed then a new study
should be performed.
It is already the case that some intersections,such as Stucky Rd and S 27th Ave (Goldeneye
Dr),need to be updated with a light or traffic circle.Stucky Rd is used to access commercial
services such as the Spire climbing gym,Grace Bible Church,and WeConnect coworking
space.Additionally,Stucky is frequently used as a bypass route for Huffine/Main.It is frequently
difficult to turn into or out of Goldeneye especially during the morning and late afternoon hours.
Increasing the traffic on Stucky,and the Stucky/Goldeneye intersection,without making road
and intersection improvements is dangerous and unnecessary (for example,widening lanes and
adding turn lanes,bike lanes,and street lights).Finally,there are many other residential
developments that are ongoing or planned in southwest Bozeman which will further increase
traffic.For example,there are hundreds of apartments and condos currently under construction
that will put additional traffic pressure on Kagy,19th Ave,Stucky Rd,and Graff.
Regarding our second concern about not including a commercial component (per mixed use
zoning),the proposed development is for land with an R-5 zoning and is an opportunity to
provide services to this fast growing area of southwest Bozeman.According to Bozeman’s own
zoning definitions in the city’s Code of Ordinances,an R-5 zone is “Residential Mixed-Use High
Density District”.From Sec.38.300.100:“The intent of the R-5 residential mixed-use high
density district is to provide for high-density residential development through a variety of
compatible housing types and residentially supportive commercial uses in a geographically
compact,walkable area to serve the varying needs of the community's residents”,emphasis
added.This R-5 plot is surrounded by R-4 and R-3 plots that are residential only.Approving the
proposed development that does not include commercial space will continue to lock our growing
city into requiring that nearly all residents must drive to a different part of the city for all shops
and services.It is critical for the quality of life of Bozemanites to integrate support for walking
and biking to near-by commercial centers throughout the city as it continues to expand.As
noted above,there are hundreds of apartments and condos currently under construction south
of Kagy in addition to multiple residential subdivisions.None of these residential developments
appear to include any commercial space and there doesn’t appear to be any commercial
planning south of Kagy.This outlook concerns us that south Bozeman will be entirely residential
for the foreseeable future where all residents in south Bozeman must drive for all commercial
activities adding further congestion to the commercial areas of Bozeman—especially 19th Ave
and Main/Huffine that are already overly-congested at nearly all hours of the day.
Thank you for the opportunity to share our concerns.We support additional housing and
understand the proposed development is meant to provide more quality housing that is more
affordable than single-family homes.We hope these two concerns will be fully considered by the
City of Bozeman Planning Committee to improve the public infrastructure in southwest Bozeman
and the builder to adjust their proposed development to include commercial space.
Sincerely,
Matthew Revelle Shane Hall
From:Matt Revelle
To:Bozeman Public Comment
Cc:Shane Hall
Subject:[EXTERNAL]Comments on Application 22389
Date:Sunday, August 18, 2024 10:40:56 AM
Attachments:Comments on Application 22389 (Revelle and Hall).pdffigure_from_report.pngfigure_with_updated_values.png
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Dear Bozeman Development Committee Members,
My name is Matt Revelle and I live near the development proposed in application 22389 with
Shane Hall. I have attached a signed letter as a PDF containing our comments and concernsfor this development. While the PDF contains proper formatting and figures; for convenience,
I have also copied the text of the letter to the body of this email.
I hope those involved in the approval decision consider the impact of this development, asproposed, on both the local communities of southwest Bozeman and the entire city.
Continuing to construct medium- and high-density residential developments withoutdistributed access to commercial services, safe intersections, and biking/walking paths will
only exacerbate the growing traffic problems in the city.
Sincerely,Matt Revelle
___
Dear Bozeman Planning Committee Members,
We are owners and residents in Gran Cielo at 2827 S 29th Ave. This is our year-round homeand it is located on a block of Gran Cielo that is across Bennett from the proposed
development (Gran Cielo Block 14 MSP, Application 22389). We have two primary concernswith the proposed development: an increase of vehicle traffic on already ill-equipped roads
and intersections, and a missing commercial component for land that is zoned for mixed use.
Regarding our first concern about increased vehicle traffic, the application for thedevelopment cites a traffic study conducted in August 2023 to justify the ability of existing
roads and intersections in supporting the increased traffic from the residents of the newbuildings for the next 10 years. However, the reported calculated traffic is incorrect and a
factor used to calculate annualized traffic is used recklessly. It is our own experience thattraffic on Stucky is worse over the winter than the summer, likely due to not being a road
often used by tourists. The use of a seasonal traffic adjustment that does not consider theimpact of tourism and whether the intersection is likely used by tourists is questionable at best,
fraudulent at worst. Since moving to the Gran Cielo neighborhood in May 2023, we havewitnessed several traffic collisions near the intersection of Stucky and 27th. While I was
unable to determine whether the city or Bozemain Police Department make this data availableto the public, it is relevant information which should be considered by the city.
The report from Marvin & Associates reports incorrect values. In the Traffic Volumes section
they show a figure which “represents the adjusted traffic volumes” after reducing the trafficcount by 10%. Again, it is our experience that traffic is actually higher in the winter than
summer and an adjustment that decreases these recorded numbers is inappropriate. Theprojected traffic in the intersection for 2033 is also shown in a figure, provided here for
convenience. (See "figure_from_report.png".)
The report claims the traffic count here reflect an annual average growth rate of 2%, howeverthe numbers in this diagram do not match that claim. To calculate the estimated numbers for
2033, the corresponding number from 2023 must be multiplied by 1.02 raised to the power of10. The value 1.02 represents the 2% growth rate and the value 10 is number of years.
However, using the reported formula, the diagram would instead be as shown below. (See"figure_with_updated_values.png".)
This study report appears to contain significant errors, if this is confirmed then a new study
should be performed.
It is already the case that some intersections, such as Stucky Rd and S 27th Ave (GoldeneyeDr), need to be updated with a light or traffic circle. Stucky Rd is used to access commercial
services such as the Spire climbing gym, Grace Bible Church, and WeConnect coworkingspace. Additionally, Stucky is frequently used as a bypass route for Huffine/Main. It is
frequently difficult to turn into or out of Goldeneye especially during the morning and lateafternoon hours. Increasing the traffic on Stucky, and the Stucky/Goldeneye intersection,
without making road and intersection improvements is dangerous and unnecessary (forexample, widening lanes and adding turn lanes, bike lanes, and street lights). Finally, there are
many other residential developments that are ongoing or planned in southwest Bozeman whichwill further increase traffic. For example, there are hundreds of apartments and condos
currently under construction that will put additional traffic pressure on Kagy, 19th Ave,Stucky Rd, and Graff.
Regarding our second concern about not including a commercial component (per mixed use
zoning), the proposed development is for land with an R-5 zoning and is an opportunity toprovide services to this fast growing area of southwest Bozeman. According to Bozeman’s
own zoning definitions in the city’s Code of Ordinances, an R-5 zone is “Residential Mixed-Use High Density District”. From Sec. 38.300.100: “The intent of the R-5 residential mixed-
use high density district is to provide for high-density residential development through avariety of compatible housing types and residentially supportive commercial uses in a
geographically compact, walkable area to serve the varying needs of the community'sresidents”, emphasis added. This R-5 plot is surrounded by R-4 and R-3 plots that are
residential only. Approving the proposed development that does not include commercial spacewill continue to lock our growing city into requiring that nearly all residents must drive to a
different part of the city for all shops and services. It is critical for the quality of life ofBozemanites to integrate support for walking and biking to near-by commercial centers
throughout the city as it continues to expand. As noted above, there are hundreds ofapartments and condos currently under construction south of Kagy in addition to multiple
residential subdivisions. None of these residential developments appear to include anycommercial space and there doesn’t appear to be any commercial planning south of Kagy.
This outlook concerns us that south Bozeman will be entirely residential for the foreseeablefuture where all residents in south Bozeman must drive for all commercial activities adding
further congestion to the commercial areas of Bozeman—especially 19th Ave andMain/Huffine that are already overly-congested at nearly all hours of the day.
Thank you for the opportunity to share our concerns. We support additional housing and
understand the proposed development is meant to provide more quality housing that is moreaffordable than single-family homes. We hope these two concerns will be fully considered by
the City of Bozeman Planning Committee to improve the public infrastructure in southwestBozeman and the builder to adjust their proposed development to include commercial space.
Sincerely,
Matthew Revelle Shane Hall