HomeMy WebLinkAbout01-07-21 Public Comment - L. Rus-Ogilvie - Buffalo Run v2.docxLAVONNE RUS-OGILVIE & CRAIG OGILVIE
3428 S. 30th Ave, Bozeman, MT 59718
January 7, 2021
ATTN: Chris Saunders
City of Bozeman Department of Community Development
PO Box 1230
Bozeman, MT 59771-1230
RE: Protest Against Application #20112
Dear Chris Saunders and the Department of Community Development:
Our names are Lavonne S. Rus-Ogilvie and Craig A. Ogilvie. As property owners of 3428 S. 30th Ave.,
located directly across from the proposed Buffalo Run Annexation and Zone Map Amendment, we are
qualified to protest Application #20112.
We are arguing that an R-5 designation is incompatible for this neighborhood nestled between
agricultural land and adjacent to R-3 residential neighborhoods (Meadow Creek) and nearby Grand
Cielo. The vision and planning principles of the Buffalo Run Zone Map Amendment can be met with a
more compatible R-3 or lower density zoning designation.
SPECIFIC CONCERNS WITH FACTS IN SUPPORT OF COMMENTS
1) The proposed R-5 zoning is not in accordance with Bozeman’s growth policy.
The future land use map in Bozeman Community Plan (growth policy) designates the subject property as
Residential. In the policy’s description of R-5 zoning 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.”
The proposed Buffalo Run does not fit Bozeman’s growth policy for R-5, high-density housing to
facilitate “provision of services and employment without requiring the use of an automobile.”
● It is far from any commercial center and there are no plans for bike paths or mass transportation
options.
● Applicant is promoting proximity to “a major street network.” Fowler, while a north/south
artery, is unpaved and single lane. From maps included in the proposal, it is likely that for the
foreseeable future the proposed development will not connect to Fowler. Fowler is also in the
opposite direction of the University and the commercial centers of Bozeman. Hence, an
P 515.231.4825 E lavonne.rus@gmail.com E profcraigogilvie@gmail.com
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LAVONNE RUS-OGILVIE & CRAIG OGILVIE
3428 S. 30th Ave, Bozeman, MT 59718
entrance at Fowler cannot be considered a “major street”, and it would not relieve increased
traffic pressures in Meadow Creek.
● It will be a car-dependent development accessed through a residential neighborhood (R-3).
2) The proposed R-5 zoning is not compatible with the surrounding area
● Neighbor zoning is R-3. Current housing in the area is single family and townhomes/row houses.
R-5 zoning would be incompatible with scale, intensity, lot and building sizes (including height),
and natural elements in the area.
● The requested zoning and the proposed use of the site is significantly different from the
prevailing uses in the area. The Meadow Creek subdivision to the east is characterized as
residential (R-3) with mostly single-family homes. The other adjoining properties are
agricultural/residential. Therefore, the proposed R-5 zoning designation would significantly
differ from prevailing land uses in proximity regarding allowances for density of building types in
a relatively small acreage site, allowable building height restrictions, and options for commercial
uses.
● This is a rural area. A pair of Sandhill Cranes returns every year, coyotes call in the night, and
bald eagles soar overhead. Herds of grazing cows are part of the character of the place. Walkers
of all ages, families with strollers, teenage friend groups, and retirees stroll these perimeters,
“talk” to the cows and breath in the energy from the open spaces.
● Introduction of R-5 zoning would fundamentally change the character of the district, making it
less appealing to diverse audiences seeking a residential setting. Building heights allowed under
an R-5 zoning would not contribute to the overall character of surrounding residential areas.
Connected to spot zoning, structures with heights allowed in R-5 would stand out as “totally
different from that of the surrounding area.” One need only to stand on any parcel of land
adjacent to the proposed Buffalo Run, view 360 degrees as far as the eye can see, and they will
not see a building as tall as what would be allowed under R-5 zoning. The highest visible is 3
stories.
● The volume of paved parking spots is intense and out of character for the area. It is also likely
insufficient for the number of units if each were to have two cars. As affordability is not a focus
for this applicant, the larger units with 3 or 4 bedrooms are unlikely to house young families.
They would likely house 4+ adults, each with their own vehicle. This would cause spill-over and
constant on-street parking. The planning map includes an airport-runway-like parking corridor
down the center of the complex, similar to a busy commercial district.
● The percentage of paved area based on the actual lot size is huge. Assuming parking areas need
to be lit for safety, there is a real concern for light pollution. Neighboring homes and streets
have minimal lighting designed to reduce light pollution. Any new developments should follow
suit.
P 515.231.4825 E lavonne.rus@gmail.com E profcraigogilvie@gmail.com
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LAVONNE RUS-OGILVIE & CRAIG OGILVIE
3428 S. 30th Ave, Bozeman, MT 59718
● An added 2.6 acres to the park in Meadow Creek is a small gesture of space for a proposed
number of 623 residents who would occupy this small neighborhood if zoned R-5. The applicants
even chose to use the phrase “significant buffer between the Meadow Creek single family
homes and higher density residential envisioned for Buffalo Run.” If a new neighborhood is fully
compatible with the surrounding area and respects the residential quality and nature of the
area, why would we need a “significant buffer”? This implies that the proposed development
would be unsightly and would compromise existing buildings located within the area, if for some
reason there wasn’t a tiny strip park there. The “active recreation and gathering space” of an
expanded park should seamlessly, and harmoniously join housing areas that are compatible
(that would exclude buildings above 3 stories and commercial entities).
● It is agreed that the City of Bozeman needs additional affordable housing to accommodate
current and projected demand. If annexed, a compatible R-3 designation or lower in this rural
south-western peninsula-like area would help to meet this need.
3) The proposed R-5 zoning will increase safety risks to residents and their children
● The proposed zone map amendment is anticipated to have a major negative effect on the
motorized and non-motorized transportation systems. With a proposed 288 units and 623
people, the anticipated increase in vehicles and vehicle trips through existing residential
neighborhoods is significant. The applicant’s Traffic Impact Study downplays overall vehicle
volumes, number of vehicles per unit, average number of trips taken per day, and potential
backups at intersections—especially given this would be a totally vehicle-dependent
neighborhood (no amenities or provisions within walking distance). The main traffic access will
be via Kurk on the east side of the development. The access roads do not include designated
bike paths, include stop-sign only intersections, require alley-way traffic entrance and exit, and a
residential drive entrance. The nearest collector road (27th) is unfinished. The volume of cars
funneled through R-3 neighborhood Meadow Creek would dramatically increase the safety risks
to residents and their children.
● The applicant’s proposal takes away part of an existing city park to create access into their
proposed development because the adjacent south lot is private property. This proposed
extension of 31st Avenue would be within a few 10s of feet from the established playground in
this park. Children will be at risk due to traffic on this new road. Narrowing a popular play area
and running pass-through traffic alongside the park does not make sense for community
gathering and safety.
● The short length (under 100ft) of the block on Meah Lane caused by the proposed extension of
South 31st Ave does not meet the urban grid requirements for Bozeman.
The need for housing in Bozeman is understood and supported; however, new developments should
include affordable options and correspond to surrounding areas.
P 515.231.4825 E lavonne.rus@gmail.com E profcraigogilvie@gmail.com
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LAVONNE RUS-OGILVIE & CRAIG OGILVIE
3428 S. 30th Ave, Bozeman, MT 59718
The proposed R-5 zoning is not in accordance with a growth policy of being near commercial districts, it
is not compatible with existing adjacent and developing nearby neighborhoods that are zoned R-3, and
will increase safety risks to residents and their children.
These points of concern are respectfully submitted by
Lavonne S. Rus-Ogilvie Craig A. Ogilvie
Lavonne S. Rus-Ogilvie Craig A. Ogilvie
Submitted electronically on January 7, 2021
P 515.231.4825 E lavonne.rus@gmail.com E profcraigogilvie@gmail.com
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