HomeMy WebLinkAbout01-08-21 Public Comment - E. Potter - Buffalo Run DevelopmentFrom: Emily Potter
To: Agenda
Subject: Re: Buffalo Run Subdivision
Date: Friday, January 8, 2021 10:00:49 PM
Attachments: Buffalo Run.doc
Meadow Creek Letter Jan 8th 2021.doc
You bet!
Thank you
Yes! Thank you
> On Jan 8, 2021, at 4:16 PM, Agenda <agenda@BOZEMAN.NET> wrote:
>
> Emily,
>
> We are unable to open pages documents. Can you provide it as a PDF or Word version?
>
> Thanks,
> Mike
>
> Mike Maas, MPA| City Clerk
> City of Bozeman | 121 N. Rouse Ave. | Bozeman, MT 59715
> D: 406.582.2321 | C: 406.599.0804
> Pronouns: he/him/his
> www.bozeman.net
>
>
> -----Original Message-----
> From: Emily Potter <emilybpotter@yahoo.com>
> Sent: Friday, January 8, 2021 4:12 PM
> To: Agenda <agenda@BOZEMAN.NET>
> Subject: Buffalo Run Subdivision
>
> Please see letter attached. Thank you kindly for reading.
>
>
> Emily Potter
> 208-520-8250
> City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution
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To whom it may concern.,
We are deeply saddened by the information rolling out about Buffalo Run.
WE live in the Meadow Creek neighborhood and moved here looking for solitude. We loved the small
neighborhood feel of Montana, and actively sought out this neighborhood for that reason. We love our
neighbors, our community and the quiet and quaint feel of the family community it provides us.
We live 3 houses down from Kurk Drive. When I read the impact of traffic on Kurk road with this new
subdivision my heart dropped. It will completely change the atmosphere of our neighborhood. The
only access to the proposed Buffalo Run development constructed to City Standards is Kurk Drive, a
local street located within a low-density, single-family household development.
My children use Ainsworth on an almost daily basis. By adding another street to the west would further
narrow the park to 115-ft wide creating a block width well below the City’s minimum block width
standard of 200-ft (BMC 38.410.040.C). This road would needlessly create two parallel streets only
115-ft apart, effectively creating a useless strip of park space between two roads. The new road would
also be installed directly adjacent to (if not through) an existing playground. The existing park’s
character is passive and is widely utilized by residents.
As a Bozeman resident living in a modest home in Meadow Creek, we are very aware of the growing
population of Bozeman. We see out of state people coming in with huge amounts of money, and pricing
us out of our very own homes and neighborhoods. I see this directly exacerbating the problem. We
would be forced to move, again, to find solitude and tranquility that we sought out when moving to
Meadow Creek. And if we move, we wouldn't really be able but buy something comparable.
THIS IS DEEPLY EFFECTING THE LIVES OF PEOPLE IN THIS NEIHBORHOOD.
The proposed Buffalo Run project intends to build at a net residential density of 37.35 dwelling units
per acre. The abrupt increase (+1,000% increase) in net residential density does not appear to promote
compatible urban growth. An appropriate transition between lower-density residential uses to higher-
density residential uses is necessary to preserve neighborhood character.
We thank you for your consideration.
Warmly,
Emily Potter
208-520-8250
RE: Negative Impacts of R-5 Zoning/Buffalo Run development on adjacent
Meadow Creek single-family neighborhood
Buffalo Run (Buffalo Run development)would be located directly west of Ainsworth Park,
accessed exclusively by Kurk Dr.
Existing Infrastructure cannot support the intensive R-5 district:
Access/Transportation. The only access to the proposed Buffalo Run development
constructed to City Standards is Kurk Drive, a local street located within a low-density,
single-family household development. The property has access to Fowler Lane which is
currently a two-lane County gravel road but has a future minor arterial street
classification under the City’s Master Transportation Plan. Historically, the City has not
allowed new developments to utilize public streets that are not constructed to City
standards which leaves this development with one means of ingress/egress at Kurk
Drive. As discussed below, connecting to 31st Avenue through a dedicated public park is
not an option. It appears that the Buffalo Run project must connect to Fowler Lane in
order to support the intensive use proposed with the R-5 zoning as the existing local
infrastructure simply can’t support such an intensive use.
The applicant’s project narrative and traffic impact study indicate that the developer
plans to construct a road through the existing, dedicated Ainsworth Public Park located
within Meadow Creek Subdivision, Phase 1 to provide a second means of access to the
property. The applicant indicates that there is an “existing S 31st Ave 60’ right-of-way”
along the west side of the existing Public Park that they can use to connect to for this
new road. This existing “right-of-way” inside of the park does not exist. It is an obsolete
agricultural only easement from an agricultural agreement signed in 1972 (film 141, page
2767) – it is not a public right-of-way. The easement runs through two existing homes on
Lots 7 and Lots 8, Block 12, Meadow Creek Subdivision, Phase 1.
The Ainsworth Public Park was designed to be expanded upon as development
proceeded west – standard urban planning design would support this to create a large,
square, functional parkland that would serve as a geographically-centered community
hub for all surrounding communities. The Park is currently narrow at 175-ft wide. The
installation of this road in an existing park would further narrow the park to 115-ft wide
creating a block width well below the City’s minimum block width standard of 200-ft
(BMC 38.410.040.C). This road would needlessly create two parallel streets only 115-ft
apart, effectively creating a useless strip of park space between two roads. The new
road would also be installed directly adjacent to (if not through) an existing playground.
The existing park’s character is passive and is widely utilized by residents. The Meadow
Creek community vehemently opposes the installation of this road through an existing
park. Removing existing public parkland from an established community for the sole
benefit of one developer is unacceptable.
Aside from installing a road through a public park, the existing infrastructure surrounding
these proposed connections are not built to City standards. The City does not allow
connections to streets that are not built to City standards or half-constructed streets. The
existing 31st Avenue section is not built to City standards – it is only 23 feet wide and
does not have curb/gutter or stormwater facilities on the west side for its entire section.
Only the north half of Blackwood Road is constructed and is only 24 feet wide (TBC-
TBC) which does not leave enough space for parking to access the front of the homes
along Blackwood. Blackwood does not connect to 19th Avenue, there is a gap between
Meadow Creek Subdivision and Southbridge Subdivision. Only the east half of 27th
Avenue has been constructed between Kurk Drive and Graf Street. Kurk Drive dead
ends directly east of Parkway Avenue and does not provide a connection to South 23rd
Avenue.
The traffic impact study for Buffalo Run indicates that 2,140 vehicle trips per average weekday
is anticipated along Kurk Drive (local street). Appendix J of the Bozeman Master
Transportation plan examines different capacity limits for comparable municipalities.
Table 2.2 (San Diego County) in Appendix J states that the level of service capacity of a
Residential Road is <1,500 vehicle trips per day. The traffic generated from Buffalo
Jump will measurably exceed the standard level of service capacity for Kurk Drive.
Water. Available water pressures within Meadow Creek Subdivision are low and several
residents have had to install booster pumps within single-family homes to achieve
adequate water pressure within their homes. The addition of residential units and over
4,000 ft of new water main in the far southwest corner of the City may negatively impact
the existing water systems of residents in this pressure zone.
Zoning Compatibility:
Bozeman Municipal Code
Bozeman Municipal Code 38.300.100.F “Residential mixed-use high density district (R-5). The
intent of the R-5 residential mixed-use high density district is to provide for high-density
residential development through a variety of compatible housing types and residentially
supportive commercial uses in a geographically compact, walkable area to service the
varying needs of the community’s residents. These purposes are accomplished by:
Providing for a mixture of housing types, including single and multi-household dwellings to serve
the varying needs of the community’s residents.
Allowing offices and small scale retail and restaurants as secondary uses provided special
standards are met.
Use of this zone is appropriate for areas adjacent to mixed-use districts and/or served by
transit to accommodate a higher density of residents in close proximity to jobs and
services. “
The proposed project is not adjacent to any mixed-use district, is not served by transit,
and is not in close proximity to jobs and services. The Bozeman Community Plan Future
Land Use Map designates the “Urban Neighborhood” land use wholly surrounding this
project site – no adjacent mixed-use districts are included in the Community Plan Future
Land Use Map. The Community Plan Future Land Use Map does not designate any
Mixed Use or Commercial land uses along Fowler Lane until a node of Community
Commercial Mixed Use at the intersection of Fowler and Patterson, over one mile south
of the development on Fowler Lane. The closest existing area supporting jobs is the
office complex on Discovery Drive, located in the County, over a mile walk from the
proposed development. The closest grocery/restaurant services to this project is over 2
miles walking. The existing R-5 zoning districts in Bozeman are adjacent to existing,
established mixed-use areas that provide existing jobs and services, such as the R-5
zoning lining 7th Avenue and the R-5 zone directly south of the commercial node/strip on
Huffine Lane and South Cottonwood Road.
Bozeman Community Plan – “Review Criteria for Zoning Amendments and their
Application”
Montana Code Annotated 76-2-304.2.c “Promotion of compatible urban growth”.
The existing development pattern in Meadow Creek Subdivision adjacent to the
proposed project is large, single-family residential households that developed at a net
residential density of 3.58 dwelling units per acre. The proposed Buffalo Run project
intends to build at a net residential density of 37.35 dwelling units per acre. The abrupt
increase (+1,000% increase) in net residential density does not appear to promote
compatible urban growth. An appropriate transition between lower-density residential
uses to higher-density residential uses is necessary to preserve neighborhood character.
This transition is often achieved by placing medium density (or missing middle) housing
between the incompatible densities to create an incremental shift between the
contrasting density types.
The Bozeman Community Plan discusses compatible urban growth stating that when
considering zoning map amendments, the Commission examines “reasonable
incremental development at the City edge.” This project is on the far edge of the City,
over 3 miles from downtown as the crow flies. Sharply increasing the residential density
by a factor of 10+ does not appear to be a reasonable incremental development at the
City’s edge.
Montana Code Annotated 76-2-304.2.d “The character of the district and its peculiar suitability
for particular uses.”
The Bozeman Community Plan states that the “Commission should consider
differences in allowed intensity between the districts such as differences in
height, setbacks, or lot coverage. The greater the difference the more likely
conflict is possible.” The existing development pattern in Meadow Creek is one- or
two-story single family residential homes with less than 40% lot coverage. The proposed
R-5 zoning allows for up to four-story buildings with no maximum lot coverage. This
would allow for the construction of large buildings, covering 100% of their lot (within
setbacks), at double or triple the height of the existing, adjacent residential homes
creating a clear conflict.
The proposed project is not in close proximity to residentially-supportive commercial
uses, jobs, and services and does not appear to be suitable for this particular use. The
extreme differences between residential densities on existing neighboring properties
makes the project unsuitable for this high of density.
Montana Code Annotated 76-2-304.2.e “Conserving the value of buildings and encouraging the
most appropriate use of land throughout the jurisdictional area.”
The existing neighborhood is low density residential in a rural setting. The immediate
increase to such a high density of residential will not conserve the value of buildings and
does not encourage the most appropriate use of the land.
Parkland:
The City of Bozeman caps required parkland dedication at 8 dwelling units per acre (net
residential density), Buffalo Run proposes approximately 37 dwelling units per acre (net
residential density). This means that 226 dwelling units of the proposed 288
dwelling units will be exempt from providing actual parkland dedication which is
typically 0.03 acres of parkland per dwelling unit. Cash-in-lieu of actual parkland
improvements is required between 8 DU/acre – 12 DU/acre, all parkland requirements
are exempt for all units over 12 DU/acre. This equates to approximately 6.78 acres (226
DU x 0.03 acres) of actual parkland dedication that is not required due to the intensive
use proposed on this property. This development even proposes to remove
existing/established parkland to install a road through a public park. This development
will put a heavy burden on the existing Parks within the Meadow Creek Subdivision
where the parkland provided is already well below City standards as discussed below.
Meadow Creek Subdivision lost a significant area of parkland that was to be dedicated in
a future phase of the development but was lost due to the bankruptcy of the developer
(see Miller Park – preliminary plat of Meadow Creek Subdivision). Because of this,
Meadow Creek is critically low on actual parkland provided for its residents – especially
considering that the multi-family lots in Meadow Creek exceeded the originally planned
dwelling unit counts used to determine parkland requirements.
Affordable Housing:
The Buffalo Run project proposes 288 residential condominium units. Rentals and condominium
units are exempt from the Affordable Housing Ordinance so this project will likely not
provide any affordable units to fulfil the City’s critical affordable needs. Less intensive
zoning districts such as R-2 would create an acceptable transition from the
adjacent/existing low density developments within Meadow Creek and would create
individual lots that would be subject to the Affordable Housing Ordinance and would
provide affordable homes in this community.
Zoning compatibility
Meadow Creek is zoned as R-3, and in actuality, was developed as R-1. The neighborhood is
primarily single-family houses.
Buffalo Run is intended as R-5, "residential mixed-use high-density district is to provide for high-
density residential development through a variety of compatible housing types and
residentially supportive commercial uses in a geographically compact, walkable area."
According to Municipal Code Sec 38.300.100, "There is a presumption that the uses set forth for
each district will be compatible with each other when the standards of this chapter are
met and any applicable conditions of approval have been satisfied. The presumption of
compatibility may be overcome by a showing of specific evidence through the
development review process that proves a development to be non-compliant with
applicable standards."
The proposed area is currently outside of the city limits and is in neither a geographically
compact nor walkable area. The code goes on to say that an R-5 zoning district is
“appropriate for areas adjacent to mixed-use districts and/or served by transit to
accommodate a higher density of residents in close proximity to jobs and services.” The
proposed location is not adjacent to mixed-use districts, not served by any transit, nor is
it in close proximity to jobs and services.
The proposed location for Buffalo Run as R-5 is incompatible with the surrounding area.
Adjoining properties are single-family homes or farms, making high-density development
unsuitable in both character and usage.
The recently adopted Community Plan Future Land Use Map does not include any mixed-use
districts adjacent to the property nor commercial districts near the property. The district
would be directly adjacent to our already established neighborhood that has been
developed as R-1. This means that the highest density residential zoning district allowed
by the city would be placed directly next to our already established low-density single-
family development, drastically changing the character of our neighborhood.
Acknowledging the city's need for affordable housing, Buffalo Run proposes 288 condominiums,
which would be exempt from the affordable housing requirements set forth by the city.
Traffic Impact
The Buffalo Run proposal is for 288 condominiums on the 20 acre parcel. The traffic impact
study submitted by the developer estimates an additional 200 vehicles during peak
morning and evening hours. The developer's opinion is that this would have no
significant impact beyond the proposed site accesses and key intersections within
proximity to the proposed project.
An additional 200 vehicles with a single ingress and egress access will create a massive impact
on the existing community.
Kurk Dr is the only city road that accesses the proposed R-5 zoned area, meaning all traffic to
and from this area would be routed this way. While the property does also border Fowler
Ln, this road is dirt and not built to city standards, nor does it connect with any existing
city road. The only remaining access would be via an existing easement which has the
possibility of being developed if this proposal is approved.
The welfare and safety of a single-family community with a high volume of traffic would have a
significantly adverse impact on this residential area.
The development proposal and traffic impact study attempt to suggest an additional access
point along S 31st Avenue. In reality, the easement referenced was never designated
nor intended as a public right of way easement. It was established as an agricultural
easement in 1972 for landowners to access the rear borders of their property.
Park Impact
The proposal of an additional access point along S 31st Avenue would compromise the
character and safety of Ainsworth Park, the single city park serving the community of
Meadow Creek.
Developing this existing easement into a road to access the proposed R-5 zoned area would
nearly halve our park’s size, which is already small.
The park and its playground are very popular with families in the neighborhood. An access point
for a high-density development introduces a significant risk for the safety of those
enjoying the park.
Additional considerations
The Buffalo Run proposal is not consistent with the newly published Bozeman Community Plan.
The Future Land Use map identified the areas surrounding Fowler Lane as an urban
neighborhood.
The water table in Meadow Creek is extremely high. Several properties purge groundwater from
crawl spaces throughout the spring, which drain into a retaining pond on the north side
of Ainsworth Park. It is unknown how the development of the adjoining 20 acres would
impact runoff and water table mitigation currently in place.
Meadow Creek experiences significant water pressure problems already. Additional high-
density development would have an adverse effect on existing property owners' water
pressure and supply.
From: agenda@bozeman.net
To: Agenda
Subject: Thank you for your public comment.
Date: Friday, January 8, 2021 4:13:24 PM
A new entry to a form/survey has been submitted.
Form Name: Public Comment Form
Date & Time: 01/08/2021 4:13 PM
Response #: 823
Submitter ID: 33940
IP address: 184.166.135.86
Time to complete: 1 min. , 22 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 Emily
Last Name Potter
Email Address emilybpotter@yahoo.com
Phone Number 208-520-8250
Comments
We are deeply saddened by the information rolling out about Buffalo Run.
WE live in the Meadow Creek neighborhood and moved here looking for solitude. We loved the small
neighborhood feel of Montana, and actively sought out this neighborhood for that reason. We love our
neighbors, our community and the quiet and quaint feel of the family community it provides us.
We live 3 houses down from Kurk Drive. When I read the impact of traffic on Kurk road with this new
subdivision my heart dropped. It will completely change the atmosphere of our neighborhood. The only
access to the proposed Buffalo Run development constructed to City Standards is Kurk Drive, a local street
located within a low-density, single-family household development.
My children use Ainsworth on an almost daily basis. By adding another street to the west would further
narrow the park to 115-ft wide creating a block width well below the City’s minimum block width standard
of 200-ft (BMC 38.410.040.C). This road would needlessly create two parallel streets only 115-ft apart,
effectively creating a useless strip of park space between two roads. The new road would also be installed
directly adjacent to (if not through) an existing playground. The existing park’s character is passive and is
widely utilized by residents.
As a Bozeman resident living in a modest home in Meadow Creek, we are very aware of the growing
population of Bozeman. We see out of state people coming in with huge amounts of money, and pricing us
out of our very own homes and neighborhoods. I see this directly exacerbating the problem. We would be
forced to move, again, to find solitude and tranquility that we sought out when moving to Meadow Creek.
And if we move, we wouldn't really be able but buy something comparable.
THIS IS DEEPLY EFFECTING THE LIVES OF PEOPLE IN THIS NEIHBORHOOD.
The proposed Buffalo Run project intends to build at a net residential density of 37.35 dwelling units per
acre. The abrupt increase (+1,000% increase) in net residential density does not appear to promote
compatible urban growth. An appropriate transition between lower-density residential uses to higher-
density residential uses is necessary to preserve neighborhood character.
We thank you for your consideration.
Warmly,
Emily Potter
208-520-8250
If you would like to submit additional documents (.pdf, .doc, .docx, .xls, .xlsx, .gif, .jpg, .png, .rtf, .txt)
along with your comment, you may alternately address agenda@bozeman.net directly to ensure
receipt of all information.
Thank you,
City Of Bozeman
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