HomeMy WebLinkAbout01-11-21 Public Comment - M. & D. Haugen - Buffalo Run DevelopmentFrom: Melissa Haugen
To: Agenda
Subject: Comments against Buffalo Run (application 20112) R-5 zoning
Date: Monday, January 11, 2021 5:33:22 PM
Hello. We are homeowners and residents in the Meadow Creek subdivision which is directly
east of the proposed Buffalo Run project, application 20112.
Buffalo Run is requesting R-5 zoning for the land they want annexed by the city. The R-5
zoning should not be approved for the following reasons:
The project is not compatible with the zoning and future plans for the surrounding areas.
There is only one realistic access road for the development. This residential road runs
through a low-density single-family home neighborhood, and this road is not designed
to handle the expected increase in traffic. The traffic will harm the existing
neighborhood of Meadow Creek.
Zoning Incompatibility:
The density differences between Meadow Creek and Buffalo Run would be drastic, causing a
lot of conflict. The Bozeman Community Plan says 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". Meadow Creek
consists of one- or two-story homes with less than 40% lot coverage. In contrast, the R-5
zoning proposed for Buffalo Run would allow up to four-story buildings with no maximum lot
coverage. Buffalo Run will be next to what is essentially an R-1 neighborhood. Meadow
Creek was zoned as R-3, but was actually developed as R-1 with mostly single-family
residences. Meadow Creek has a net residential density of 3.58 dwelling units/acre and
Buffalo Run would have 37.35 dwelling units/acre.
Buffalo Run does not meet the city's description of R-5 zoning. The Bozeman Municipal
Code 38.300.100.F says of R-5: "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." Buffalo Run would not be adjacent to mixed-use districts,
would not be supported by transit, and is not in close proximity to jobs and services. Projects
in the area that are closer to Oracle and adjacent to 19th are zoned as R-4 (Gran Cielo 19-219
and 2131 Graf MASP 19-309).
Future development around Buffalo Run is planned as residential, not commercial. The
recently adopted Community Plan Future Land Use Map does not include any mixed-use
districts adjacent to the property or commercial districts near the property. Why would
Buffalo Run, which is farther away from businesses and on the other side of a low-density
residential neighborhood, be given R-5 zoning?
Negative Traffic Impact:
Buffalo Run residents will realistically only have access via Kurk Drive which is a local street
in a low-density neighborhood. Fowler Lane on the west side of the project is a dirt road, is
not built to city standards, and does not connect with any existing city road. The other
remaining access would involve essentially building a road through the existing public park
(Ainsworth Public Park) in Meadow Creek, making the park effectively useless. This would
harm the Meadow Creek residents as the park is frequently used.
The huge increase in traffic funneling through a narrow residential street will add to the
conflict that comes with the drastic density differences between Buffalo Run and Meadow
Creek. The traffic study by the developer states that the project will bring an additional 200
vehicles during peak morning and evening hours. These vehicles will be accessing Buffalo
Run through one residential street. The traffic study also estimates that Buffalo Run will
result in 2,140 vehicle trips per average weekday along Kurk Drive (the residential street).
For comparison, the Bozeman Master Transportation plan (Appendix J) includes data from
San Diego County that states the level of service capacity for a residential road is less than
1,500 vehicle trips. Clearly this is a recipe for serious traffic problems.
It doesn't make sense to grant Buffalo Run R-5 zoning because of the drastic differences in
density and purposes of surrounding developments along with the numerous traffic problems it
will bring because of inadequate infrastructure. A lower density zoning of something like R-2
would be more compatible with the location.
Best regards,
Melissa and Darrin Haugen
3435 S 27th Ave
Bozeman, MT 59718