HomeMy WebLinkAbout01-08-21 Public Comment - L. Miles - Buffalo DevelopmentFrom: Laura Miles
To: Agenda
Subject: Public Comment on Buffalo Run R-5 Zoning and Annexation Request
Date: Friday, January 8, 2021 7:07:03 PM
Attachments: Letter to BZ Commissioners_Buffalo Run Development.pdf
City Commissioner:
Please accept this letter for consideration at the January 11, 2021 zoning commission meeting and please provide a
copy to the Commissioners for their review in advance of that meeting.
Thank you. Laura and Barry Miles
January 8, 2021
Sent Via Email to: agenda@bozeman.net
And by Regular Mail to:
Attn: City Commission
PO Box 1230
Bozeman, MT 59771
Dear Bozeman City Commissioners and Staff;
Re: Public Comment on R-5 Zoning Permit and Annexation Application for
(proposed) Buffalo Run development and Negative Impacts on adjacent Meadow
Creek Subdivision
We are residents of Meadow Creek Subdivision, which is located off South 19th, between Graf
Avenue, Enterprise Boulevard, Blackwood Avenue and South 31st (“Meadow Creek”). Meadow
Creek, as-built, is a low density neighborhood comprised almost entirely of single-family homes.
The purpose of this letter is to provide public comment and opposition to the R-5 zoning permit
application for the proposed Buffalo Run development, to be constructed at 5400 Fowler Lane,
Bozeman MT “Buffalo Run.” Buffalo Run, as currently planned, proposes to build a high density
288-unit condominium complex immediately adjacent to Meadow Creek, which is a low density
single family neighborhood, with the only functional access to the Buffalo Run project being a
single local street located within Meadow Creek next to or through a public park and playground.
As explained below and in the attached Enclosure, the proposed Buffalo Run project does not
meet City criteria and standards to qualify for R-5 zoning, and would, if approved, significantly
alter and impair the character, safety, and property values of the existing Meadow Creek
neighborhood.
Enclosed with this letter is a fuller analysis of the issues and negative impacts upon Meadow
Creek, and the reasons why Buffalo Run does not meet the City’s published standards and
“intents and purposes” of the development goals as set forth in the Bozeman Municipal Code and
Bozeman Community Plan. (“Enclosure”) As discussed in greater detail in the Enclosure, the
main issues and problems with an R-5 zoning designation are as follows:
1. The Adjacent Neighborhood of Meadow Creek, As Developed, Is An R-1 Low
Density Neighborhood
On the City’s existing zoning maps, the Meadow Creek neighborhood is zoned R-3, a
designation from 2006 or earlier, more than 15 years ago. In actuality, as Meadow Creek
developed, primarily single family homes were built on single lots, many of which are large and
custom.1 There are over 100 single family homes in Meadow Creek and one tri-plex. Meadow
Creek is almost completely built out; therefore, even though it is technically still zoned R-3 on
1 Enclosure/Analysis: Negative Impacts of r-5 Zoning/Buffalo Run development on adjacent Meadow Creek single-
family neighborhood, Page 2-3.
the City’s maps, it was developed as a single family, low density neighborhood, and it meets the
definition of R-1. Further, its existing R-1 character is fixed since there are almost no more lots
to build on.
The net residential density of Meadow Creek is 3.58 dwelling units per acre, versus the planned
density of the proposed Buffalo Creek condominium complex, which will be 37.35 dwelling
units per acre.2 This is not a compatible density to locate directly adjacent to an “as-built” R-1
low density neighborhood.
At the very least, there should be gradually increasing, transitional density zoning surrounding an
R-1 neighborhood so that the character of the adjacent neighborhoods gradually change, as is set
forth in the Bozeman Community Plan (e.g. when considering zoning map amendments the
Commission should consider “reasonable incremental development at the City edge.” ) and as set
forth in the “intents and purposes” contained within the City of Bozeman’s Code of Ordinances,
Section 38.100.040 and 38.300.100 relating to zoning regulations and compatible uses of zoning
districts.
2. Road Access is Inadequate and Unsafe:
As discussed further in the Enclosure, the two biggest, and connected issues with the Buffalo
Run project are, both, its R-5 high density status, which is not compatible adjacent to a low
density single family neighborhood, and the fact that all ingress and egress to the proposed
project will be functionally routed through a single local street that runs through that low density
neighborhood next to a park and playground.
More specifically:
“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
2 Enclosure, Page 3
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.” 3
3 Enclosure/Analysis: Pages 1-2
It is simply too early for this project. The existing road infrastructure through Meadow Creek –
i.e. small local streets not designed to handle significant traffic, located right through the middle
of a residential neighborhood and public park – is inadequate and unsafe to supply access to an
R-5 condominium complex of 288 units. Little children ride bicycles in the streets of Meadow
Creek. There is a dedicated walking path leading from green space to Ainsworth Park and
playground that crosses 31st Street in a crosswalk to access the park, which the developer’s
proposed ingress and egress along 31st Street will directly intersect.
Further, the necessary infrastructure of Fowler and Stucky Roads to support an R-5 zoning
designation and traffic access on those roads simply does not exist yet and shall not exist for
years. Nor is there any commercial development yet on Fowler meeting the criteria for an R-5
project being located next to transit or services, which may or may not ever develop on Fowler,
which is currently still County farmland.
The parcel in question should either be zoned at a lower density, such as R-1 or R-2, so that
existing roads can support the significant increase in traffic without severely impacting the
adjacent neighborhoods, or Stucky and Fowler should be required to be improved to handle the
traffic impact of R-5 zoning, and Buffalo Run should be required to use those streets as its
access.
3. R-5 Zoning Incompatible adjacent to an existing Low Density neighborhood /
Transitional Density Zoning Is More Appropriate:
Locating a high density R-5 development next to an established low density neighborhood (an
“as-built” R-1 neighborhood) conflicts with the City’s published “Intents and Purposes” to locate
compatible neighborhoods next to compatible neighborhoods and to provide gradual density
transitions when moving from low-density to high-density.4 This is discussed further in the
attached enclosure.5
4. The Proposed R-5 Project Does Not Meet R-5 Zoning Criteria
The location of the proposed R-5 zoning is not located in an area that meets the City’s published
R-5 zoning criteria. Per Bozeman Municipal Code 38.300.100, the intent and purpose of R-5
zoning is to provide for development of “a geographically compact, walkable area.” The
proposed area is currently outside of the city limits, adjacent to either single-family homes or
farms, 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, it is
not served by any transit, nor is it in close proximity to jobs and services. The closest business
park is located on in Discovery Park on Enterprise Boulevard, over a mile walk away and the
4 Montana Code Annotated 76-2-304.2.c “Promotion of compatible urban growth”; Enclosure, Page 3.
5Enclosure, Pages 3-4.
closest grocery store is over 2 miles away. 6 While it is possible that some time in the future
there may be future development, and possibly development of transit, none exists now or may
ever exist in that location.
None of the criteria in the City’s published standards for R-5 zoning is met by the proposed
Buffalo Run development; therefore, it should not be zoned R-5.
5. No Affordable Housing:
Per Buffalo Run’s Development Renewal Application A1, application #20112, Buffalo run is not
planning on providing any affordable housing units as part of its development; therefore, the
City’s public policy development goals of providing affordable housing are not met by this
project.
An “R-1” or “R-2” zoning designation, by comparison, would both create a less intensive
“transition” from adjacent low density Meadow Creek and would also create a zoning district
that would be subject to the Affordable Housing Ordinance and would provide affordable homes
in this community.7
6. Negative Impacts on Ainsworth Public Park:
As currently proposed, the Buffalo Run project (1) would remove acreage from an existing,
dedicated City Park that is already undersized for the neighborhood it serves per City standards,
(2) would compromise the safety of the public, and in particular, the safety of small children
using Ainsworth park since the only ingress/egress into the project is proposed to be roads
adjacent to and/or through the park and next to the playground; and (3) the project does not
include sufficient new dedicated parkland to compensate for the loss of existing parkland and the
massive increases of public burden on Ainsworth park by addition 288 new condominiums, 226
of those units which will be exempted from providing parkland dedication under the
current plans.8
The main or only access road for a high density R-5 condominium project should not run through
an R-1 residential neighborhood, should not run adjacent to a playground, should not intersect
the crosswalk of a dedicated green space walking path, should not take away more parkland from
an already undersized park to build a new road through the park, nor should it be allowed to be
built in that density with exemption from parkland dedication requirements of 82% of the
project.9
6 Enclosure, Pages 2-4
7 Development Renewal Application, Page 1; Enclosure, Page 5.
8 Enclosure, page 4
9 Enclosure, page 1-2; 4.
7. Water Issues/Low Water Pressure:
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.
Also, the current water pressure in Meadow Creek ranges from barely adequate to low,
depending on time and use and location of one’s home. Some neighbors are impacted to the
point where they have to set alarm clocks and get up in the night to manually pull their sprinkler
heads up, since there is insufficient water pressure to operate the sprinklers on their own. Based
on this, ensuring that any new development will not further decrease the water supply to
Meadow Creek (and South Bridge, and Grand Cielo, etc.) should be a very important
consideration in any zoning application, and it should not be assumed by the developer or the
City that there is adequate City water without new water sources or new water infrastructure.
This is an issue that should be seriously looked at before awarding any permit for new zoning, as
it goes directly to impairment of existing home values. New zoning for new housing must not
render the adjacent neighborhoods’ water pressure so low that the existing homes will no longer
pass a home inspection.
Allowing an R-5 288-unit condominium complex to be constructed immediately adjacent to a
low density, single family neighborhood, with a single road through that neighborhood serving
as the sole functional access for thousands of new vehicle trips per day, and with thousands of
new vehicle trips per day occurring next to or through a public park and children’s playground,
will severely and negatively impact the Meadow Creek neighborhood, its use and enjoyment by
its residents, the safety of its children, its existing character as a low density neighborhood, and
its property values.
In addition, the location of the proposed Buffalo Run project is not next to transit, is not within
walking distance of jobs, services, shopping or other needs and does not meet any other of the
published criteria of R-5 zoning. Nor does the project provide affordable housing.
It is respectfully requested that the City deny the permit for R-5 zoning and annexation for the
Buffalo Run project as it is currently proposed. A lower density zoning designation would be far
more appropriate.
Respectfully,
s/s
Laura A. Miles
Barry J. Miles
3359 S. 26th Avenue
Bozeman, MT 59718
Enclosure
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:
1. Providing for a mixture of housing types, including single and multi-household dwellings
to serve the varying needs of the community’s residents.
2. 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.
Meadow Creek (~20 acres)
NET RESIDENTIAL DENSITY:
3.58 Dwelling Units/Acre
Buffalo Run (~20 acres)
NET RESIDENTIAL DENSITY:
37.35 Dwelling Units/Acre
• 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.