HomeMy WebLinkAbout11-21-24 Public Comment - S. Harmon - Application 23306From:Sonia Harmon
To:Bozeman Public Comment
Subject:[EXTERNAL]Application 23306
Date:Tuesday, November 19, 2024 9:38:00 PM
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Dear City of Bozeman,
I am writing in opposition to the proposed high density apartments in application 23306.
First, I would like to echo the concerns of the owners of the adjacent farm: specifically thenegative impact to their ability to farm and produce local goods and services that are deeplyvalued by the community, the negative environmental impact to city parkland and designatedwetland areas that I do not see offset sufficiently in the building plans, the increased traffic ona road not equipped to manage the influx well per the traffic study included in the application,and the negative impact to the general Bozeman area and standard of living.
I am in favor of protecting a local business that relies on the natural resources and beauty ofour area to exist. Fertile farmland and the ability to grow food is irreplaceable and has apositive impact on future generations in a way that cannot be matched by another genericapartment complex.
I am not in opposition to additional housing being developed in Bozeman as I am well awarethat we do have a housing crisis. However, one of my many concerns is that a developmentspecifically designated as non-affordable housing will not offset that crisis in any way butrather exacerbate it by leading to even more displacement of the actual living and workingclass of Bozeman (some of which I have seen firsthand). When new, non-affordable housingunits are built, they attract higher-income residents, further reducing the availability ofaffordable housing for lower-income individuals and families. (As a sidebar, I did attend themost recent city commissioner meeting and saw the affordable housing plans for Sage Peak(?)and Alder Ridge(?); I am happy to see that there are affordable housing plans in the works aswell. It is desperately needed.)
Per document 011b WR Wetland Review Checklist, there is a justification request for impactto a regulated activity (i.e. the disturbance of wetland) in item 3a. The response to 'the extentof the public need for the proposed regulated activity' is listed as 'Yes, the public is in need ofobtainable housing.' I have questions around who is considered the public in this scenario (i.e.out-of-staters with money or, as mentioned above, the living and working class in Bozeman)and if it's the latter, if they would consider the price point of the new units 'obtainablehousing.'
Not being an expert in reading development plans, I also have questions about item 5 inthe 011b WR Wetland Review Checklist. The response includes the phrase 'wetlands will beperpetually protected in a City Parkland.' whereas 011f Wetland Impact Exhibit shows partof the wetland being filled in with concrete slab, gravel, etc.
I am not implying that the developers aren't in compliance, in contrast it seems as if they havedone quite a bit of due diligence. That said, if a wetland has regulations protecting it and
requires permits to allow exceptions, at what point do we need to actually preserve larger areasof our natural land to offset the impact of development eating up our natural resources? The
farm that would be negatively impacted prioritizes sustainable land use and practicessustainable agricultural practices.
The ability to source local flowers reduces environmental impact in the areas of fuel
consumption, refrigeration (additional energy consumption) and packaging waste. If the abilityto grow the types of crops they are currently growing is negatively impacted (which it is likely
to be due to the proximity to the growing area and the effect the building will have on thesouthern exposure) then accepting this development will be limiting our community's access
to a local resource. I don't remember all the flowers grown on the farm but snapdragons areone. Snapdragons require 8 hours of direct sunlight. A 3-story apartment complex that close is
likely to have a huge impact on the sunlight that certain areas of the farm receive. In addition,the building's presence can create microclimates with different temperature and humidity
patterns, which can impact plant growth and pest and disease pressures, again, impacting thelivelihood of a valuable local resource.
If the proposed development was an affordable housing unit with an eco-friendly development
plan, I would not be in opposition. If the existing plans were modified to have a zero-impactnegative effect on the thriving and beloved neighboring business, I would not be in opposition.
If I saw a meaningful benefit to the proposed development that involved an aspect other thanprofit, I would not be in opposition. I know that Bozeman is developing housing units in many
areas and that it is necessary in many cases. This case feels unique and specifically aboutprotecting something special.
The fact that the building would completely block the view of Gallatins may be an aesthetic
complaint and one hard to back with hard facts. However, the beauty of Montana's wide openlandscape is one of the aspects we all treasure and in this case, part of the experience of being
on the farm; the beauty of the whole setting and the connection to nature is part of what makesthis experience so special and unique. If the apartment complex negatively impacts business to
the farm enough that they struggle to stay in business, I think we will have made a very poortradeoff.
If we continue to prioritize profit over our neighbors and the environment the world does not
get better. Although that is not tied to any particular statute in our city's municipal code, it is,at its core, my main objection and I believe that the objections provided here support the value
in rejecting this application.
I am grateful that the Bozeman public has a voice in preserving aspects we value about ourcommunity and thank you for your consideration,
Sonia--
Sonia Harmon | Ess Effect Design
Owner / Designer / Photographer
Phone: 937-681-7961
Website: https://esseffect.com