HomeMy WebLinkAboutNarrative - Buffalo Run (20-112) 11-05-2020BUFFALO RUN
ZONE MAP AMENDMENTBozeman, MT
November 04, 2020
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
SHEET INDEX
SUBMITTAL DOCUMENTS - COVER SHEET
PAGE 7-11: ANNX FORM: GOALS AND POLICIES
________________________________________
PAGE 12: PROJECT TEAM
PAGE 13-14: PROJECT OVERVIEW
PAGE 15: CONTEXT PLAN AND EXISTING CONDITIONS
PAGE 16: URBAN FRAMEWORK PLAN
PAGE 17: CONNECTIVITY PLAN
PAGE 18: PARK AND OPEN SPACE PLAN
PAGE 19-23: NARRATIVE CONTINUED
BUFFALO RUN EXHIBITS - COVER SHEET
PAGE 24: CONTEXT PLAN
PAGE 25: URBAN FRAMEWORK PLAN
PAGE 26: CONNECTIVITY PLAN
PAGE 27: PARK AND OPEN SPACE PLAN
PAGE 28: EXISTING LAND USE PLAN
PAGE 29: EXISTING ZONING MAP
PAGE 30: ZONING PATTERN ANALYSIS
SUPPLEMENTAL INFORMATION - COVER SHEET
PAGE 31-42: PLATTING CERTIFICATE
PAGE 43-46: ARTICLE OF ORGANIZATION
PAGE 47: CERTIFICATE OF FACT OF GOOD STANDING
PAGE 48-61: DEED
PAGE 62-63: NOTARY DOCUMENTS
PAGE 64: NOTICING CHECKLIST - N1 FORM
PAGE 65-66: CVA (COVID FORM)
PAGE 67-68: ADJACENT PROPERTY OWNERS
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
SHEET INDEX- SUBMITTAL DOCUMENTS________________________________
PAGE 7-11: ANNX FORM GOALS AND POLICIES
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
SECTION ONE: GOALS
1. The City of Bozeman encourages annexations of land contiguous to the City.
The Buffalo Run Parcel is located contiguous to the City. The Meadow Creek subdivision located to the east of the
parcel and has been annexed to the City of Bozeman.
2. The City encourages all areas that are totally surrounded by the City to annex.
The Buffalo Run parcels is not surrounded by the City, it is located within the future land use area map and
is adjacent to the existing City boundary.
3. The City encourages all properties currently contracting with the City for City services such as water, sanitary sewer, and/or fire protection to annex. The Buffalo Run parcel currently utilizes well and septic with the intent to contract with the City for water, sanitary sewer and fire protection services upon annexation.
4. The City of Bozeman requires annexation of all land proposed for development lying within the existing and planned service area of the municipal water and sewer systems as depicted in their respective facility plans, any land proposed for development that proposes to utilize municipal water
or sewer systems.
City water and sewer is located north and east of the parcel within the existing Meadow Creek
subdivision. The intent is to extend the existing utilities as required to serve the Buffalo Run project. A comprehensive storm water system will also be implemented. The Buffalo Run infrastructure improvements will also include installing a sanitary sewer mainline in Fowler Lane that will extend north to Stucky Road.
5. The City encourages annexations within the urban area identified on the future land use map in the current Bozeman Growth Policy.
The future land use map in the Bozeman Community Plan (growth policy) designates the subject
property as Residential. Under the growth policy’s description of the residential future land use
category it states “High density residential areas should be established near commercial centers to
facilitate the provision of services and employment opportunities to persons without requiring the use
of an automobile. Implementation of this category by residential zoning should provide for and
coordinate intensive residential uses in proximity to commercial centers.”
Buffalo Run is located adjacent to Fowler Lane which is proposed as a minor arterial. The Fowler Lane
and Blackwood Rd intersection is located just south of the Buffalo Run parcel. It is anticipated that this
intersection will be developed in the future to include residential/commercial centers and higher density
residential. Enclosed is an exhibit (see Potential Zoning Pattern Analysis) illustrating a potential land use
and zoning pattern for the Fowler Lane, Blackwood Rd and Stucky Rd. The proposed R-5 would be
consistent with this growth pattern.
6. The City of Bozeman encourages annexations to make the City boundaries more regular rather than creating irregular extensions which leave unannexed gaps between annexed areas or islands of annexed or unannexed land. The annexation will result into in a regular shaped boundary that is contiguous to the existing
City boundary.
PAGE 7
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
7. The City of Bozeman encourages annexations which will enhance the existing traffic circulation
system or provide for circulation systems that do not exist at the present time.
As outlined above and illustrated on the enclosed connectivity exhibit (see Connectivity Plan), the intent
is to extend the street grid network. This grid pattern will provide for additional connections including
the future extension of Kurk Drive to Fowler Lane. Improvements will also include aligning with South
31st Avenue and completing the South 27th Avenue segment that is located within the existing
easement.
Buffalo Run will initially utilize Kurk Drive and South 31st Avenue for access. These streets are
interconnected with the grid network that has been established with the Meadow Creek Subdivision.
This network will provide alternative routes and further disperse traffic. As the north and south parcels
are developed, provisions have been incorporated in the plan to provide additional connections and
access alternatives. As illustrated on the urban framework plan, Kurk Drive is proposed to extend to
Fowler Lane. This interconnected network of streets and walkable block configuration will reinforce a
multi-modal transportation program that will include bicycle, pedestrian, vehicle, and transit mobility
alternatives.
The City prefers annexation of parcels of land larger than five (5) acres in size but will allow annexation
of smaller parcels if factors such as topographic limitations, sanitary disposal needs, fire access,
maintenance of public facilities, etc., justify a smaller annexation.
The Buffalo Run parcel is approximately 20.3 acres.
8. The City seeks to obtain water rights adequate for future development of the property with annexation.
Buffalo Run is willing to transfer usable water rights.
9. The City of Bozeman encourages annexations for City provision of clean treated water and sanitary sewer.
Buffalo Run is proposed to be connected to the City water and sewer system.
SECTION TWO: POLICIES
1. Annexations must include dedication of all easements for rights-of-way for collector and arterial streets, adjacent local streets, public water, sanitary sewer, or storm or sewer mains, and Class I public trails not within the right of way for arterial or collector streets. Annexations must also include waivers of right to protest the creation of special or improvement districts necessary to provide the essential services for
future development of the City.
The applicant agrees to dedicate the Fowler Lane right-of-way required to accommodate a 3-lane collector
section. This right-of-way and 10’ public utility easement will be dedicated at the time of Final Plat. The applicant waives the right to protest the creation of special or improvement districts necessary to provide the essential services for future development of the City.
2. Issues pertaining to master planning and zoning must be addressed prior to or in conjunction with the application for annexation.
Bozeman’s Unified Development Code, 38.700.404, defines compatible development as “The use of
land and the construction and use of structures which is in harmony with adjoining development,
existing neighborhoods, and the goals and objectives of the city’s adopted growth policy. Elements of
compatible development include, but are not limited to, variety of architectural design; rhythm of
architectural elements; scale; intensity; materials; building siting; lot and building size; hours of
operation; and integration with existing community systems including water and sewer services, natural
elements in the area, motorized and non-motorized transportation and open spaces and parks.
PAGE 8
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Compatible development does not require uniformity or monotony of architectural or site design,
density or use.”
Compatible land use is as “A land use which may by virtue of the characteristics of its discernible
outward effects exist in harmony with an adjoining land use of differing character. Effects often
measured to determine compatibility include, but are not limited to noise, odor, light and the
presence of physical hazards such as combustible or explosive materials.”
The growth policy supports providing a variety of housing options near services, employments
opportunities, and transportation options. The proposed R-5 amendment will enable higher residential
densities in an area that located within proximity of the Montana State University and the Oracle
Campus located to the northeast. As noted, the current housing type within this quadrant is primarily
single family detached. Providing alternative housing in the area will enhance the housing options for
what currently is a multidimensional population.
Expanding the Meadow Creek park and providing additional open space, trail connection and
recreational opportunities further reinforces the livability and sense of community. Creating additional
gathering areas also provides and fosters community compatibility.
As noted above, the future growth pattern that is envisioned to occur along the Fowler Lane corridor
and at the intersection of Blackwood Rd will further enhance compatibility. It is anticipated that
additional zone classifications such as R-O and R-5 will be located along the Fowler Lane corridor.
3. The application for annexation must be in conformance with the current Bozeman Growth Policy. If a
Growth Policy Amendment is necessary to accommodate anticipated uses, the amendment process must
be initiated by the property owner and completed prior to any action for approval of the application for
annexation.
The future land use map in the Bozeman Community Plan (growth policy) designates the subject
property as Residential. Under the growth policy’s description of the residential future land use
category it states “High density residential areas should be established near commercial centers to
facilitate the provision of services and employment opportunities to persons without requiring the use
of an automobile. Implementation of this category by residential zoning should provide for and
coordinate intensive residential uses in proximity to commercial centers.”
Buffalo Run is located adjacent to Fowler Lane which is proposed as a minor arterial. The Fowler Lane
and Blackwood Rd intersection is located just south of the Buffalo Run parcel. It is anticipated that this
intersection will be developed in the future to include residential/commercial centers and higher density
residential. Enclosed is an exhibit (see Potential Zoning Pattern Analysis) illustrating a potential land use
and zoning pattern for the Fowler Lane, Blackwood Rd and Stucky Rd. The proposed R-5 would be
consistent with this growth pattern.
A Growth Policy Amendment is not required with this application.
4. Initial zoning classification of the property to be annexed will be determined by the City Commission, in
compliance with the Bozeman Growth Policy and upon a recommendation of the City Zoning
Commission, simultaneously with review of the annexation petition.
The proposed R-5 zone map amendment will encourage the most appropriate use of land as the
growth policy designates the property as “Residential,” which the proposed R-5 designation will
implement. The City is in need of additional housing to accommodate current and projected demand
including housing required for the Oracle Campus. To meet this demand a variety of housing options
near services, employment centers, and transportation options are needed. This zone map amendment
will help address this need by allowing for higher residential densities.
PAGE 9
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
5. The applicant must indicate their preferred zoning classification as part of the annexation petition.
The proposed R-5 zone amendment is requested.
6. Fees for annexation processing will be established by the City Commission.
The applicant will pay the required processing fees.
7. It is the policy of the City that annexations will not be approved where unpaved county roads will be the most commonly used route to gain access to the property unless the landowner proposes a method to provide for construction of the road to the City’s street standards.
As outlined above and illustrated on the enclosed connectivity exhibit (see Connectivity Plan), the intent is to extend the
grid network of streets. This grid pattern will provide for additional connections including the extension of Kurk Drive to
Fowler Lane and aligning with South 31st Avenue that will connect to Meah Lane.
Buffalo Run will initially utilize Kurk Drive and South 31st Avenue for access. These streets are interconnected with
the grid network that has been established with the Meadow Creek Subdivision. This network will provide
alternative routes and further disperse traffic. As the north and south parcels are developed, provisions have been
incorporated in the plan to provide additional connections and access alternatives. As illustrated on the urban
framework plan, Kurk Drive is proposed to extend to Fowler Lane. This interconnected network of streets and
walkable block configuration will reinforce a multi-modal transportation program that will include bicycle,
pedestrian, vehicle, and transit mobility alternatives.
Prior to annexation of property, the City will require the property owner to acquire adequate and useable water rights, or
an appropriate fee in lieu thereof, in accordance with Section 38.410.130 of the municipal code, as amended.
Buffalo Run will transfer usable water rights or pay the appropriate fees.
8. Infrastructure and emergency services for an area proposed for annexation will be reviewed for the health, safety and welfare
of the public and conformance with the City’s adopted facility plans. If the City determines adequate services cannot be provided to ensure public health, safety and welfare, the City may require the property owner to provide a written plan for accommodation of these services, or the City may reject the petition for annexation. Additionally, the parcel to be annexed
may only be provided sanitary sewer service via the applicable drainage basin defined in the City Wastewater Collection Facilities Plan.
It is the intent for Buffalo Run to be served by City emergency services, including police and fire. Existing water and sanitary
sewer lines are located directly east of the Buffalo Run parcel.
9. The City may require annexation of any contiguous property for which city services are requested or for which city services
are currently being provided. In addition, any person, firm, or corporation receiving water or sewer service outside of the City limits is required as a condition of initiating or continuing such service, to consent to annexation of the property serviced by the City. The City Manager may enter into an agreement with a property owner for connection to the City’s sanitary sewer or water system in an emergency conditioned upon the submittal by the property owner of a petition for annexation and filing of a notice of consent to annexation with the Gallatin County Clerk and Recorder’s Office. The contract for connection to city
sewer and/or water must require the property owner to annex or consent to disconnection of the services. Connection for purposes of obtaining City sewer services in an emergency requires, when feasible as determined by the City, the
connection to City water services. City water and sewer is located north and east of the parcel. The intent is to extend the existing utilities as required to
serve the Buffalo Run project. The Buffalo Run infrastructure improvements will also include installing a sanitary sewer mainline in Fowler Lane that will extend north to Stucky Road.
PAGE 10
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
10. The annexation application shall be accompanied by mapping to meet the requirements of the Director
of Public Works. Where an area to be annexed can be entirely described by reference to a certificate of
survey or subdivision plat on file with the Gallatin County Clerk and Recorder.
Annexation and zone map maps are enclosed with this application.
11. The mapping may be waived by the Director of Public Works.
An annexation plat and zone amendment map are enclosed with this application.
12. The City will assess system development/impact fees in accordance with Montana law and Chapter 2, Article 6, Division 9, Bozeman Municipal Code. The applicant shall pay applicable and required development fees.
13. Public notice requirements: Notice for annexation of property must be coordinated with the required
notice for the zone map amendment required with all annexation. The zone map amendment notice
must contain the materials required by 38.220.410, BMC.
Zone Map Amendment Noticing has been provided as required by 38.220, 140 is enclosed with this
application.
14. Annexation agreements must be executed and returned to the City within 60 days of distribution of the annexation agreement by the City, unless another time is specifically identified by the City Commission.
An annexation agreement will be prepared and executed as outlined above.
15. When possible, the use of Part 46 annexations is preferred.
The Part 46 annexation has been noted.
16. Where a road improvement district has been created, the annexation does not repeal the creation of the district. The City will not assume operations of the district until the entirety of the district has been annexed. Any funds held in trust for the district will be used to benefit the district after transfer to the City. Inclusion within a district does not lessen the obligation to participate in general city programs that address the same subject. The Buffalo Run parcel is not currently located within a road improvements district.
17. The City will notify the Gallatin County Planning Department and Fire District providing service to the
area of applications for annexation.
It is acknowledged that the Gallatin County Planning Department and Fire District will be referred to for
providing the respective services.
18. The City will require connection to and use of all City services upon development of annexed properties. The City may establish a fixed time frame for connection to municipal utilities. Upon development, unless otherwise approved by the City, septic systems must be properly abandoned and the development
connected to the City sanitary sewer system. Upon development, unless otherwise approved by the City,
water wells on the subject property may be used for irrigation, but any potable uses must be supplied from
the City water distribution system and any wells disconnected from structures. The property owner must
contact the City Water and Sewer Superintendent to verify disconnects of wells and septic systems.
It is the intent to connect the Buffalo Run parcel to City water and sewer services. The existing septic system
will be abandoned upon sewer being extended and activated. Coordination with the City Water and Sewer
Superintendent to verify disconnects of wells and septic systems will be completed.
PAGE 11
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Buffalo Run Project Team
The following is an outline of the Buffalo Run project team.
Owner/Developer:
Buffalo Run Bozeman, LLC 5400 Fowler Lane Bozeman, MT. 59718
Contact: Derek Williams
Phone: (303) 887-4045
Email: derek@bridgerdevelop.com
Planner and Landscape Architect:
Vogel & Associates, LLC
475 W. 12th Avenue, Suite E
Denver, CO. 80204
Contact: Jeffrey Vogel, AICP Phone: (303) 893-4288 Email: jvogel@vogelassoc.com Architect:
Intrinsik Architecture, Inc.
111 North Tracy Avenue
Bozeman, MT. 59715
Contact: Robert Pertzborn, AIA
Phone: (406) 582-8988 Email: rpertzborn@intrinsikarchitecture.com Ivins Design, LLC 7373 E. Ellsworth, Ave
Denver, CO. 80209
Contact: Bruce Ivins, AIA
Phone: (303) 829-0308
Email: ivinsdesign@comcast.net
Civil Engineer and Survey:
Morrison-Maierle
2880 Technology Blvd. W
Bozeman, MT. 58718
Contact: Matt Ekstrom, PE
Phone: (406) 922-6784
Email: mekstrom@m-m.net
Legal:
Swimley Law
1807 W. Dickerson, Unit B
Bozeman, MT. 58718
Contact: Susan B. Swimley
Phone: (406) 586-5544
Email: swimley@swimleylaw.com
PAGE 12
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Project Overview Project Vision
Buffalo Run is envisioned to be a residential community that will provide enduring value to the City of Bozeman
and the region. A cohesive residential community and urban framework plan that is grounded in a constant set
of integrated planning principles.
The vision and directives for Buffalo Run were developed and influenced by several factors related to the
environment, community and the social considerations within the region. Outlined below are the integrated
planning principles that have been incorporated into the program and conceptual master plan. These principles
are to serve as a guide for all levels and elements of design, phasing and implementation. The integrated
planning principles are as follows. Principle One: Enhance community networks and open space.
Principle Two: Identify and sustain green infrastructure.
Principle Three: Protect environmental systems.
Principle Four: Establish a diversity of housing types.
Principle Five: Enhance Community connectivity.
The above principles are consistent with City of Bozeman Community Plan principles including establishing
cohesive neighborhoods that establishes a sense of place. Other principles include preserving natural amenities
and incorporating appropriate urban densities that are consistent with the directives above and the enclosed
urban framework plan.
Buffalo Run is also envisioned and planned to advance the vision statements, goals and objectives outlined in the
Bozeman Strategic Plan and Community Plan. This includes incorporating a diversity of housing to the area as required to support an “Innovative Economy” and “balanced” community. a. Community Quality Goal - 1: “Human Scale and Compatibility - Create a community composed of
neighborhoods designed for the human scale and compatibility in which the streets and buildings are properly sized within their context, services and amenities are convenient, visually pleasing, and
properly integrated.”
Buffalo Run is planned as a neighborhood that is configured within a development pattern that
includes interconnected pedestrian-oriented streets, walkable blocks and a central open space
system. Consistent with the City master plan objectives, this interconnected network of streets
and walkable block configuration will reinforce a multi-modal transportation program that will
include bicycle, pedestrian, vehicle, and transit mobility alternatives.
A hierarchy of parks are programed to serve as human-scaled gathering areas.
b. Community Quality Objective C-3.2: “Provide for neighborhood focal points to encourage local
identity within the community and provide a place for social interaction.”
Buffalo Run is configured to include a variety of focal points that will foster community gathering and
social interaction. This includes the enlarged Meadow Creek Park, neighborhood greens, and
community clubhouse. The central pedestrian street corridor creates a visual and physical connection
to the community center, ponds and green space. This central amenity area serves as the focal point
of the project. Other architectural elements and landmarks may be incorporated into the respective
spaces.
PAGE 13
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
c. Community Quality Objective C-3.5: “Integrate a wide variety of open lands, such as parks, trails,
squares, greens, playing fields, natural areas, orchards and gardens, greenways, and other outdoor spaces into neighborhoods.” Buffalo Run is planned to include a hierarchy of parks and open space areas that accommodate a variety of active and passive recreation uses. These spaces also serve as community focal points and gathering areas. This program will include providing for an enlarged Meadow Creek Park that
will serve as a primary amenity for the existing Meadow Creek and proposed Buffalo Run neighborhood. The existing single-family home located within the east quadrant of the property will be re-purposed into a community clubhouse. The grounds surrounding the clubhouse may include a meandering trail around the enhanced ponds and gardens to support culinary programming and
events. This facility will include a multi-purpose room, fitness center, pool and other amenities.
d. Housing Goal H-1: “Promote an adequate supply of safe, quality housing that is diverse in type,
density, cost, and location with an emphasis on maintaining neighborhood character and stability.”
Buffalo Run is proposed to provide alternative housing types to a quadrant of the City that currently has been developed predominantly as single family detached. A diverse housing program within the
Buffalo Run community will include a mix of for-sale and for rent product ranging from 1 bedroom to
3 bedrooms. The diversity in unit sizes will allow for young singles or professionals while the larger
units offer options for families and retirees. The mix of for-sale and for rent product provides
residents a variety of financial options and opportunities for home ownership at reasonable market
rates.
e. Housing Objective 1.3: “Promote the provision of a wide variety of housing types in a range of costs to meet the diverse residential needs of Bozeman residents.” Rezoning the Buffalo Run parcel to R-5 will allow for a variety of housing to be implemented to accommodate a multi-generational and dimensional population.
f. Housing Objective 1.4: “Recognize the role of housing in economic development.” Allowing for a diverse housing program/stock accommodates a more diverse and multi-income population. A reliable and diverse housing program is required to support employment generators including educational facilities. g. Housing Objective 2.1: “Encourage socially and economically diverse neighborhoods.”
Buffalo Run proposes incorporating housing and recreational amenities for a variety of residents and
users. The additional housing alternatives and amenity program will provide for a more balanced
and enriched neighborhood. Within the immediate context of a large single-family housing stock, the
project proposes for-sale and for rent product that addresses the needs of residents attending or
employed at MSU, the Oracle Campus and the rising young professional demographic. Buffalo Run
will increase the housing supply and address increased demand. h. Housing Objective 3.3: “Promote the development of a wide variety of housing types, designs, and
costs to meet the wide range of residential needs of Bozeman residents.” Buffalo Run and proposed zoning has the ability to provide much needed alternative housing choices.
PAGE 14
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Context Plan and Existing Conditions
Buffalo Run is located on approximately 20.3 acres that is located within unincorporated Gallatin County. Enclosed is a context plan for your reference. This 20.3 acres is located within the urban services boundary, on the southwest edge of the City of Bozeman. It is within proximity of other residential communities including the
Meadow Creek subdivision that is located to the east. Other non-residential and educational uses within
proximity of the Buffalo Run project include Montana State University and the Oracle Campus located to the
northeast. The site is located within an Opportunity Zone which are areas designated for growth and development.
The property is defined by Fowler Lane on the west and the Meadow Creek subdivision/park on the east. Undeveloped parcels currently utilized for agriculture are located on the north and south side of the Buffalo Run parcel.
The Buffalo Run parcel is currently zoned Agricultural Suburban within the County providing for predominantly
agricultural land uses. Parcels located on the north, west and south are zoned Agriculture Suburban. This parcel
has historically been utilized for agricultural purposes. A single-family detached home and accessory structure is
located within the northwest corner of the site. The Meadow Creek subdivision is located within the City of
Bozeman and is zoned R3.
Existing site characteristics includes gentle topography that includes expansive vistas to the surrounding
mountains. Vegetation consists of predominantly grasslands and small clusters of trees that are located adjacent
to the existing single-family home. An irrigation ditch transcends west to the central north section of the
property. The irrigation ditch connects to a terraced pond system that is located within the northwest quadrant of the site. It has been confirmed that this irrigation system is not a designated water course.
Currently access to the site is provided via Fowler Lane that is an unpaved road. Fowler Lane is designated as a
future minor arterial. Kurk Drive is a paved street that also provides access at the northeast corner of the site.
The project intends to make Kurk Drive the primary access point along with connections to 31st drive upon
approval.
Existing utilities on the site include electric and water via a well that are utilized for the existing home. Existing
City water and sewer mains are located east of the parcel within the Meadow Creek subdivision.
PAGE 15
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Urban Framework Plan
This proposed amendment and urban framework plan promotes public health, safety and the general welfare of
the community. A significant component of the plan includes establishing an urban framework plan that reinforces community goals with regards to establishing land uses and housing that will provide for a sustainable and innovative community. Planning objectives also include enhancing regional and community connectivity for
pedestrian and transportation vehicles including mass transit. The framework also provides for additional parks
and open space including enlarging the existing Meadow Creek park.
PAGE 16
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Connectivity
The proposed zoning amendment and urban framework plan will provide for fire and other emergency vehicles.
This proposed amendment and urban framework work plan provides two points of access as outlined in the
narrative below.
The enclosed connectivity plan illustrates proposed vehicle and pedestrian connections. This includes utilizing
open space, parks and pedestrian oriented streets to provide connections within and adjacent to the Buffalo Run
project.
Streets are configured to reinforce the urban grid that is envisioned for Bozeman and the region. This
includes integrating and expanding the grid that has been established at the Meadow Creek subdivision.
The street configuration is aligned to extend Kurk Drive to Fowler Lane and the adjacent street network
including proposed north/south connections that may be constructed in the future. As illustrated, the grid
and second point of access is to be provided via South 31st Ave to Meah Lane. Other improvements include
completing the South 27th Avenue segment that is located within the existing easement. A segment of
Blackwood Drive will also be completed which will also increase connectivity to the City arterial and collector
system.
This street network provides for walkable blocks that will provide alternative pedestrian and vehicle routes. The
grid will further disperse traffic and provides a safe corridor for pedestrians.
As illustrated on the enclosed exhibits, both public and private pedestrian-oriented streets are configured to
connect with the open space and park system. The intent is to provide community and regional users alternative
routes to access the park and trail amenities. This network will further be enhanced as the adjacent framework
is developed in the future. The framework plan and park also propose extending the Meadow Trail to the west to
the future Fowler Lane minor arterial.
PAGE 17
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Parks and Open Space
The Buffalo Run framework plan incorporates a comprehensive parks and open space system. As illustrated on
the parks and open space plan, there is a hierarchy of spaces that have been configured within the plan. This open space program includes active play areas, passive open space and trail corridors. Pedestrian oriented streets and trail corridors connect parks and open space areas.
As illustrated on the attached, an additional 2.6 acres of the parkland is to be dedicated to the existing Meadow
Creek Park exceeding the required public land dedication. In addition to increasing the size of the park,
additional improvements to the park are also proposed that may include sport courts, a pavilion and the
relocation/enlargement of the existing neighborhood playground. Specific elements including the playground is
to be located to provide access and use for both the Buffalo Run and Meadow Creek neighborhood. Upon further
review with the parks department, specific program elements to be included in the park will be finalized.
Located on the west side of the Buffalo Run neighborhood is existing seasonal terraced pond system that is being
utilized to serve as a passive park area that will include a looped trail system, benches and other site elements.
The clubhouse will serve as a community gathering space and may include a multi-purpose room, fitness facility and pool. Two neighborhood greens are located within the central portion of the community and adjacent to the proposed
north/south 30’ trail corridor. These neighborhood greens are designed to accommodate shade structures, grills
and other community amenities. The 30’ trail corridor provides a pedestrian connection to the adjacent north
and south parcels that also includes access to the extended Meadow Trail.
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BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
Infrastructure, Utilities and Public Facilities
In addition to the transportation network described above, City water and sewer services will be
incorporated into the community. This will include extending central water and sewer from the Meadow
Creek subdivision. The Buffalo Run infrastructure improvements will also include installing a sanitary
sewer mainline in Fowler Lane that will extend north to Stucky Road. Other utilities including natural gas and electric will also be extended to the parcel. Renewable energy alternatives are also being considered and evaluated.
Meadow Creek Park and proposed trail corridors will be provided for public use. Public access will also be provided to the community open space area surrounding the clubhouse. Land Use and Zoning
The proposed zoning is in accordance with City growth policies. In keeping with the principles and directives
outlined above, the Buffalo Run development plan is proposed to include multi-household residential housing that
will offer both “for sale” and rental housing choices. Incorporating multi-household residential within this area of
the City will create additional housing diversity. Providing housing for different income levels and demographic
groups is a critical component in establishing a sustainable and multi-dimensional community.
The R-5 classification affords more design flexibility and will therefore yields a higher quality project for the future
residents. R-5 provides a platform for architectural relief and variations in roof profiles, improved quality of interior space and natural light. The variable roof lines and building heights will procure a more sophisticated profile and architectural diversity. As illustrated on the City of Bozeman General Land Use Plan, the southern quadrant of the City is predominantly
comprised of single-household detached units with isolated pockets for multi-household residential. As the
southwest quadrant of the City continues to urbanize, the intent is to provide additional locations that can
accommodate a diverse housing stock and contribute to the character of the District that is envisioned for this
area. This land use pattern will reinforce more compatible urban growth within the southwest quadrant of the
City. Given that Fowler Lane is designated as a minor arterial, it is anticipated that this corridor will be urbanized
to include residential and mixed land use designations that will be compatible with the proposed R-5 zoning and
higher density residential.
As illustrated on the attached land use exhibit, it is anticipated that future growth along Fowler Lane and other
collectors and arterials will include more broad land use classifications with zoning that will support more mixed
use and high density residential. Buffalo Run’s proximity to the University and Oracle campus provides an
opportunity for student and workforce and young professionals. A multi-household development program is contemplated to include one-bedroom, two-bedroom and three-bedroom units. Utilizing the framework that has been established with the plan, all residents will have
convenient access to community and regional amenities.
The intent is to annex the parcel into the City of Bozeman utilizing a zoning classification of R-5. This zoning
classification will allow for the multi-household residential that will include a minimum gross density of 8 dwelling
units per acre.
This proposed zoning does not adversely affect other potential zone districts that may be designated for the
parcels located to the north and south of the Buffalo Run parcel. The urban framework plan reflects principles,
standards and patterns that integrate with the existing neighborhood and future urban growth areas.
Annexation
The intent is to annex the 20.3 acres parcel to the City of Bozeman. Enclosed is the application including the
checklist that addresses items 1-2. Outlined below are responses to items 3-8.
3. Is the property is currently in agricultural use please identify current crops/conditions
Response: The area adjacent to the existing house is comprised of turf. Native grasses are located on the balance of the site.
PAGE 19
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
4. Number of residential units existing on the property?
Response: There is one single family structure located on the west side of the property.
5. Number and type of commercial structures on the property? Response: No commercial structures are located on the property. An accessory agriculture building is located
on the site.
6. Estimate of existing population on the property?
Response: The existing home is currently accommodating two adults.
7. Assessed value of the property?
Response: Assessed Value $2,200,000.
8. Existing on-site facilities and utilities (gas, power, telephone, cable, septic systems, wells)?
Response: Utilities that including electric, gas, power, telephone, cable, a septic system and a well is provided
for the existing house. Zone Map Amendment Approval Criteria As outlined on the enclosed application, the intent is to amend the zone map to include the R-5 zone
classification. Outlined below is a summary of the review criteria for this zoning amendment.
A. Be in accordance with a growth policy.
The future land use map in the Bozeman Community Plan (growth policy) designates the subject
property as Residential.
Under the growth policy’s description of the residential future land use category it states “High
density residential areas should be established near commercial centers to facilitate the provision of
services and employment opportunities to persons without requiring the use of an automobile.
Implementation of this category by residential zoning should provide for and coordinate intensive
residential uses in proximity to commercial centers.”
Buffalo Run is located adjacent to Fowler Lane which is proposed as a minor arterial. The Fowler
Lane and Blackwood Rd intersection is located just south of the Buffalo Run parcel. It is anticipated
that this intersection will be developed in the future to include residential/commercial centers and
higher density residential. Enclosed is an exhibit (see Potential Zoning Pattern Analysis) illustrating a
potential land use and zoning pattern for the Fowler Lane, Blackwood Rd and Stucky Rd. The
proposed R-5 would be consistent with this growth pattern.
B. Security, safety from fire and other dangers.
Buffalo Run will be served by City emergency services, including police and fire. The proposed street
network will provide multiple routes and access points for emergency vehicles.
C. Promote public health, public safety, and general welfare.
The Buffalo Run project will require site plan review and compliance with the City’s Unified
Development Code which ensures the promotion of public health, safety and general welfare. This
proposed plan allows for additional housing alternatives and provides significant public parks and
open space.
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BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
D. Facilitate the provision of transportation, water, sewerage, schools, parks and other
public requirements.
Buffalo Run includes a street network that will enhance regional and community connectivity. This
network includes extensions to the existing street system and to Fowler Lane. The proposed network
will expand to the City arterial and collector system. Incorporating a gridded configuration of streets
provide alternative routes and dispersed traffic.
City water and sewer is located east of the parcel. The intent is to extend the existing utilities as
required to serve the Buffalo Run project. The Buffalo Run infrastructure improvements will also
include installing a sanitary sewer mainline in Fowler Lane that will extend north to Stucky Road. A
comprehensive storm water system will also be implemented.
The Buffalo Run project proposed expanding the Meadow Creek Park and incorporating additional
recreational facilities. Other public open space and parks are included in the plan providing for a
variety of gathering and recreation alternatives.
E. Reasonable provision of adequate light and air.
Depending on the pitch of the roof, the R-5 district allows for building heights that are 10 feet higher
than what is allowed in the R-4 district. This additional height allows for more flexibility and articulation in the architectural design including roof forms. Additional building height allows for taller interior floor
to floor dimensions and larger expanses of windows and/or glass doors. This not only provides more
natural light into the units but increases the building facade transparency and architectural interest. The R-5 affords more flexibility to design more meaningful outdoor spaces including roof decks, which will be dispersed amongst the unit types. Natural and healthier air flow is easier to achieve with taller interior
spaces.
F. The effect on motorized and non-motorized transportation systems.
As outlined above and illustrated on the enclosed connectivity exhibit (see Connectivity Plan), the
intent is to extend the grid network of streets. This grid pattern will provide for additional
connections including the future extension of Kurk Drive and South 31st Avenue.
Buffalo Run will initially utilize Kurk Drive and South 31st Avenue for access. These streets are
interconnected with the grid network that has been established with the Meadow Creek Subdivision.
This network will provide alternative routes and further disperse traffic. As the north and south
parcels are developed, provisions have been incorporated in the plan to provide additional
connections and access alternatives. This interconnected network of streets and walkable block
configuration will reinforce a multi-modal transportation program that will include bicycle,
pedestrian, vehicle, and transit mobility alternatives.
As illustrated on the urban framework plan, Kurk Drive is proposed to extend to Fowler Lane.
While higher residential density on the properties, would result in an increase in vehicle trips, the
increase would be minimal and have a negligible impact on the overall motorized transportation
system.
Public and private streets are designed to provide pedestrian walks on both sides of the street. The
30’ open space corridor located within the center of the property also includes a pedestrian walk.
Buffalo Run will also provide for an extension of the Meadow Trail regional trail system.
As a result of the above factors, the proposed zone map amendment is not anticipated to have a
negative effect on the motorized or non-motorized transportation systems.
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BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
G. Promotion of compatible urban growth.
Bozeman’s Unified Development Code, 38.700.404, defines compatible development as “The use of
land and the construction and use of structures which is in harmony with adjoining development,
existing neighborhoods, and the goals and objectives of the city’s adopted growth policy. Elements
of compatible development include, but are not limited to, variety of architectural design; rhythm of
architectural elements; scale; intensity; materials; building siting; lot and building size; hours of
operation; and integration with existing community systems including water and sewer services,
natural elements in the area, motorized and non-motorized transportation and open spaces and
parks. Compatible development does not require uniformity or monotony of architectural or site
design, density or use.”
Compatible land use is as “A land use which may by virtue of the characteristics of its discernible
outward effects exist in harmony with an adjoining land use of differing character. Effects often
measured to determine compatibility include, but are not limited to noise, odor, light and the
presence of physical hazards such as combustible or explosive materials.”
The growth policy supports providing a variety of housing options near services, employments
opportunities, and transportation options. The proposed R-5 amendment will enable higher
residential densities in an area that located within proximity of the Montana State University and the
Oracle Campus located to the northeast. As noted, the current housing type within this quadrant is
primarily single family detached. Providing alternative housing in the area will enhance the housing
options for what currently is a multidimensional population.
Expanding the Meadow Creek park and providing additional open space, trail connection and
recreational opportunities further reinforces the livability and sense of community. Creating
additional gathering areas also provides and foster community compatibility.
As noted above, the future growth pattern that is envisioned to occur along the Fowler Lane corridor
and at the intersection of Blackwood Rd will further enhance compatibility. It is anticipated that
additional zone classifications such as R-O and R-5 will be located along the Fowler Lane corridor.
H. Character of the district.
The proposed amendment to R-5 would allow for higher residential densities. As the immediately
surrounding area is primarily residential or undeveloped, the addition of offices, restaurants, and/or
retail could be perceived as changing the character of the district. As noted, these uses are
envisioned to occur as this area of the City including the Fowler Lane corridor is urbanized.
I. Peculiar suitability for particular uses.
The Buffalo Run property is located within an area and adjacent to a major street network that is
projected to be urbanized. As noted, the R-5 district allows for greater residential densities. All non-
residential uses in the R-5 district are to be secondary to residences. As a result, the allowed uses in
the R-5 district are suitable for this site as the area would remain primarily residential.
J. Conserving the value of buildings.
The R-5 designation allows for high density mixed-use residential development, the Bozeman Unified Development Code ensures that development will be primarily residential with limited commercial. The
potential change in development pattern resulting from the R-5 designation will provide for alternative residential architectural types and styles. While the north, south and west parcels are predominantly
undeveloped the R-5 zoning amendment will allow for buildings to be designed and constructed to compliment and that is envisioned to be urbanized with commercial, mixed use and residential uses. The
future potential commercial uses along Fowler Lane may include office and mixed-use commercial.
PAGE 22
BUFFALO RUN ZONE MAP AMENDMENT Bozeman, MT
Land Planning Landscape Architecture Real Estate Feasibility Development Consulting
V: 303.893.4288 F: 303.893-6792 475 West 12th Avenue, Suite E, Denver, Colorado 80204 www.vogelassoc.com
The Meadow Creek park is designed to serve as an active recreation and gathering space. With the
additional 2.6 acres being incorporated into the park, it also serves as a significant buffer between
the Meadow Creek single family homes and higher density residential envisioned for Buffalo Run.
As a result, the proposed zone map amendment is not anticipated to compromise existing buildings
located within the area.
K. Encourage the most appropriate use of land throughout the jurisdictional area.
The proposed R-5 zone map amendment will encourage the most appropriate use of land as the
growth policy designates the property as “Residential,” which the proposed R-5 designation will
implement. The City is in need of additional housing to accommodate current and projected demand
including housing required for the Oracle Campus. To meet this demand a variety of housing
options near services, employment centers, and transportation options are needed. This zone map
amendment will help address this need by allowing for higher residential densities.
Spot Zoning Criteria
The R-5 zoning amendment does not constitute impermissible spot zoning.
1. Is the proposed use significantly different from the prevailing land uses in the area?
The requested zoning and the proposed use of the site is not “significantly” different from the prevailing uses in the area, as the Meadow Creek subdivision to the east is also characterized as residential in both land use category and zoning. Therefore, the proposed R-5 zoning designation
would not result in primary uses of the site which are significantly different from prevailing land
uses in proximity. While R-5 does allow for limited commercial uses, this project is intending to
construct a residential subdivision at this location.
2. Is the area requested for the rezone rather small in terms of the number of separate
landowners benefited from the proposed change?
R-5 is an implementing zoning district for the Residential land use category and may be utilized by any adjacent property owner within this plan category. Moreover, the proposed zoning of R-5
does not inhibit potential development of adjacent sites.
3. Would the change be in the nature of “special legislation” designed to benefit only one or a
few landowners at the expense of the surrounding landowners or the general public?
This initial zone map amendment does not represent special legislation designed to benefit the
landowner at the expense of the adjacent property owners. This application demonstrates that
the requested zoning of R-5 is compatible with the zoning district’s plan. No substantial negative
impacts to surrounding landowners have been identified due to this proposed zoning.
PAGE 23