HomeMy WebLinkAbout01-04-21 Public Comment - C. Hophan-Nichols - Norton Ranch ZMAFrom: agenda@bozeman.net
To: Agenda
Subject: Thank you for your public comment.
Date: Monday, January 4, 2021 4:32:18 PM
A new entry to a form/survey has been submitted.
Form Name: Public Comment Form
Date & Time: 01/04/2021 4:32 PM
Response #: 822
Submitter ID: 33832
IP address: 153.90.18.50
Time to complete: 12 min. , 29 sec.
Survey Details
Page 1
Public comment may be submitted via the form below, or by any of the following options.
Public comment may also be given at any public meeting.
Email:
agenda@bozeman.net
Mail to:
Attn: City Commission
PO Box 1230
Bozeman, MT 59771
First Name Coltran
Last Name Hophan-Nichols
Email Address coltran@me.com
Phone Number 4065392231
Comments
City of Bozeman City Commission,
I am writing to comment on the proposed Norton Ranch zone map amendment (Item I.3 on the agenda for
the city commission meeting on 01/05/2021) specified in application 20288 (20-102). While the proposed
amendment of lot R4 and other areas south of Fallon Street from RO and B2 to REMU and B2M 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 pollution. 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-O, 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 may
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. I do not object to the
proposed rezoning of lot R4 and other areas south of Fallon Street.
Sincerely,
Coltran Hophan-Nichols
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receipt of all information.
Thank you,
City Of Bozeman
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