HomeMy WebLinkAbout12-28-20 Public Comment - C. & T. Hophan-Nichols - Protest ZMA App 20288 Norton Ranch V?�
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City of Bozeman City Commission,
I am writing to comment on and protest the proposed zone map amendment specified in
application 20288 (20-102). 1 am an owner of real property (5516 May Fly St.) directly adjacent
to the area affected by the proposal. The owners of this properly are Taylor Hophan-Nichols
and Coltran Hophan-Nichols.
While the proposed amendment of lot R4 and other areas south of Fallon Street from RO and
B2 to REMU and 132M appear to meet all required criteria, the proposed amendment of Lot R2A
of Norton Ranch Subdivision Phase 4 (south of the lots along May Fly Street) from R3 to R5
conflicts with several criteria and relies upon inaccurate assertions in the narrative.
The properties along the south side of May Fly St are low density single family detached houses
whose backyards directly adjoin to lot R2A of Norton Ranch Subdivision phase 4. These
properties were sold by Norton Ranch within the last 2-3 years with the understanding that the
area directly behind them was zoned R3 allowing for the development of medium density single
family houses or condos. The proposed rezoning of this lot to R5 would allow for high density
development of large apartments. This would be a significant change to the future use of this
parcel that is inconsistent with the neighboring exiting properties and would result in a
significant increase is noise,traffic, and light. Furthermore, there is no street or other buffer
between the backyards of houses along the south side of May Fly St and the area proposed for
R5 zoning.
In the Narrative, ZMA Approval Criteria H includes the statement "The scaling of the proposed
zone from one of a residentially oriented future development pattern adjacent to Norton East
Ranch Subdivision (i.e. the proposed R-5 and REMU zones) will ensure the character of the
developed areas north of these proposed zone changes will be protected." However, the
proposed change from medium density to high density zoning for lot R2A represents a
substantial loss of transitional or buffer space to the south of the existing single-family homes
in Norton Ranch Phase 3 and a significant change to the character of the immediate vicinity.
Section IV. A. of the Narrative states "Future development of'the site in compliance with all of
the proposed Zoning District designations will not alter the prevailing uses in the area.
Moreover, such development would not be inherently different than what is allowed under the
current site zoning of R-3, R-C, and BP". While this is true for most areas of the application, for
lot R2A the type of development allowed under R5 zoning is inherently different from that
allowed under R3 zoning. R3 zoning primarily allows single family attached or detached
development, while R5 zoning encourages the development of large multifamily buildings.
Section IV. C. of the Narrative states "this amendment does not come at the expense of
surrounding landowners". However, the change in development type from medium to high
density on unbuffered land directly adjacent to the low-density single family detached
properties along the south side of May Fly street significantly increases the noise, traffic, and
loss of privacy expected from site development and is likely to adversely affect the value of
these properties.
I urge the city deny the request to rezone lot R2A of Norton Ranch Phase 4 to R5.
Signed,
Coltran Hophan-Nichols
Taylor M Hophan-Nichols
i
Coltran and Taylor Hophan-Nichols
5516 May Fly St.
Bozeman, MT 59718
coltran@me.com