Loading...
HomeMy WebLinkAbout10-26-15 Cape Jr. Graf, Saccocia Simmental October 26, 2015 Wendy Thomas Director of Community Development City of Bozeman 20 East Olive Street P.O. Box 1230 Bozeman MT 59771-1230 Don Cape,Jr. Gene Graf Philip Saccoccia,Jr. VC Development, LLC Gallatin Center LP Saccoccia Lands, LLC 1184 North 15th,Suite 4 P.O. Box 906 1234 Springhill School Rd Bozeman, MT 59715 Bozeman, MT 59771 Belgrade, MT 59714 Dear Wendy, We hope that this letter finds you well. We are reaching out to you on behalf of Cape France Enterprises, Gallatin Center Limited Partnership and Saccoccia Lands, LLC. As you may be aware,these three owners are collectively the legacy developers most directly involved in the evolution and development of the North 19th Corridor. As a group,we have significant concerns over the Simmental Growth Policy Amendment that your department is currently reviewing. Over the years,our collective organizations have invested heavily in both off site and on site infrastructure along the North 191h Corridor in the expectation that our land holdings would be developable in the context of a predictable zoning map and that the inventory of B-2 property versus M-1 property would stay balanced. This assumption afforded our organizations a defined supply scenario for the development of our respective properties thereby allowing us to amortize those infrastructure improvements over our respective holdings. The current Growth Policy Amendment application would dramatically change the supply scenario along North 19th. It is my current understanding that the Simmental GPA will likely be evaluated as a zoning change to all of the properties located on the east side of North 191h. This would significantly increase the inventory of B-2 zoned properties and thus have a significant impact to our historical investments in the infrastructure along North 19th. Another factor to consider is the impact this GPA would have on the broader inventory of M-1 properties in Bozeman and specifically M-1 with proximity to the North 191h Interchange. M-1 along North 191h was appropriate within the 2020 Plan as drafted and this remains a critical zoning designation for the community and the North 19`h Corridor. For the legacy M-1 businesses in the affected area,the new zoning designation will generate a new property tax assessment that their business may or may not be in a position to absorb. The potential also exists that they would relocate their business to a lower cost site such as Belgrade or Four Corners and thus displace the higher paying and longer term jobs associated with M-1 businesses with the more transient and lower paying part time jobs associated with B-2 businesses. The North 191h corridor currently benefits from a balance of both. It is our opinion that there is already adequate inventory of B-2 properties along the North 191h corridor. Additionally,the historical investments made by our organizations were made on a fair assumption that the inventory of M-1 and B-2 developable land would remain predictable and balanced. We are optimistic that you will give due consideration to the legacy investments made by our collective organizations and the impact that this Growth Policy Amendment may have on those investments. Sincerely, Don Cape,Jr. e Graf Philip Saccoccia,Jr. Cape France Enterprises Gallatin ter LP Saccoccia Lands, LLC