1 thought on “Zoning Regulation 14.2 Repeal – Survey Results”

1. Wendy Dickson March 5, 2019 at 9:28 am

   Dear Bridger Canyon Community,
   NOTE – I hope all residents concerned about density and traffic in Bridger Canyon will take the time to read this long letter. My mission here is not to argue for the repeal of rule 14.2, but to persuade folks that rule 14.2 is a distraction and NOT the real danger to increased density.

   After reading numerous objections to repealing the 14.2 rule in Bridger Canyon Zoning, it occurs to me that residents legitimate concerns about density are directed at the wrong problem in Bridger Canyon Zoning. LARGE LAND OWNERS, not small land owners, building rights are the greatest danger to the density and natural beauty of Bridger Canyon. Please continue reading so I can explain.

   Two major misconceptions are fueling the 14.2 rule repeal outrage:
   1st Misconception:
   Repealing rule 14.2 will invite development that will increase density and endanger the rural character of Bridger Canyon that we love.

   WRONG – The county has identified only 24 properties affected by the repeal of 14.2, which is less than 5% of existing homes in Bridger Canyon. Even if all of them built houses in one year, the change in density would be negligible and anyone who claims otherwise can’t do math. IMPORTANT FACT – Parcels had to be established plots before 1971. That means NO new parcels can be granted building rights by the repeal of 14.2. Those 24 property owners may or may not choose to build and even then, over a long period of time, which makes the impact insignificant to change density or the character of Bridger Canyon.

   2nd Misconception – Bridger Canyon Zoning is what keeps Bridger Canyon pristine and rural, so any change in rules will endanger what we love about our canyon.

   Part True – Part Trouble – The 40 acre building rule does “hold down” density, but it also has huge potential for unintended negative outcomes. The main reason Bridger Canyon feels so open and pristine is because the largest ranches in Bridger Canyon, so far, have chosen not to develop or sell to developers. But all that could change overnight if zoning rules are not significantly updated to current community standards of oversight. As long as current zoning rules are followed, BCPOA and the community have no say in new development, especially the kind of development that would do the most damage.

   Everyone knows that the best way to preserve open space is to build homes in clusters near current roads, which is better for people and better for back country. But current zoning rules discourage this kind of common sense development because it requires special planning and permitting, that includes hearings and public input, which is all good. But if a developer wants to avoid all that hassle and expense, they can just carve the land into 40 acre plots all the way up the mountain, with no public input or hearings that the community can control in any way. As long as subdivided lots are “conforming” there is nothing the community can do to stop miles and miles of roads scaring up the pristine forest to bring utilities and people to hundreds of McMansions scattered all over the mountain and canyon, cutting off the back country to recreation and wildlife.
   JUST ONE SECTION could be carved into SIXTEEN 40 acre lots, and with current zoning allowing a main house plus caretaker house, that’s 32 HOUSES per section. So just one section developed would result in far greater impact on density in a much shorter time, than the 24 separately owned small parcels that might be developed over 20 years if the 14.2 rule is repealed.

   BOTTOM LINE: Large land owner development is the real danger to density, not the few small parcels affected by rule 14.2.

   CONCLUSION: This community needs to stop fussing over small things and start focusing on the real danger to Bridger Canyon density and character. Current zoning favors large land owners over small land owners. If the majority small land owners want to preserve the canyon, we better stop fighting among ourselves and and figure out how to change the zoning so we have a say in large land owner development before it’s too late.
   Bridger Canyon property is already nearly the most valuable real estate in Montana. Pretty soon, those large ranches are going to cash out.

   Wendy Dickson
   314-805-1858 (talk and text)

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