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Home My WebLink About01-18-21 Public Comment - C. Ogilvie & L. Rus-Ogilvie - Buffalo Run LAVONNE RUS-OGILVIE & CRAIG OGILVIE 3428 S.30th Ave,Bozeman,MT 59718 January 18, 2021 ATTN: Deputy Mayor Andrus Bozeman City Commission PO Box 1230 Bozeman, MT 59771-1230 RE: Protest Against Application#20112,Buffalo Run Annexation and Zone Map Amendment Dear Deputy Mayor Cyndy Andrus: Our names are Lavonne S. Rus-Ogilvie and Craig A.Ogilvie. Our home is located at 3428 S. 30th Ave., directly across from the proposed Buffalo Run Annexation and Zone Map Amendment. We are arguing that an R-5 designation is incompatible for this neighborhood nestled between agricultural land and adjacent to R-3 residential subdivision Meadow Creek,developed as R-1. 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,schools,employer hubs,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 even connect to Fowler. Fowler is also in the opposite direction of the University and the commercial centers of Bozeman. Hence,an entrance at Fowler cannot be considered a "major street", and it would not relieve increased traffic pressures in Meadow Creek. P 515.231.4825 E lavonne.rus(cDgmail.com E orofcraieoeilvie anemail.com 1 LAVONNE RUS-OGILVIE & CRAIG OGILVIE 3428 S.30th Ave,Bozeman,MT 59718 • It will be a car-dependent development accessed through a residential neighborhood (R-3). No current Bozeman R5 zones have their main access point through a lower density residential neighborhood. 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. 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. • 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 P 515.231.4825 E lavonne.rusParnail.com E grofcraigogilvieCa)gmail.com 2 LAVONNE RUS-OGILVIE & CRAIG OGILVIE 3428 S.30th Ave,Bozeman,MT 59718 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. • As the City Engineer who attended the last Zoning Commission meeting noted,there is no money for road and infrastructure improvements in this south western quadrant. Proposed access streets are incomplete, do not include bikeways,crosswalks,and are stop-sign or simple yield right of way intersections.The streets in this neighborhood are also rarely plowed. Pushing large volumes of vehicles through this single-access point is dangerous to all, including residents exiting driveways and alleyways,our walkers, bikers,and children who play here. • The applicant's proposal takes away part of an existing city park to create another access into their proposed development because the adjacent south lot is private property. Note:the right of way they are marking on their plans is not a road access, but an old agricultural access for farmers to access the back of their fields.This proposed extension of 31't Avenue would be within a few feet from an established playground in this park. Children are at risk due to any traffic that would run past a popular recreation spot and play area. Narrowing a popular play P 515.231.4825 E Iavonne.rusCa)gmail.com E profcraieogilvieCcDemail.com 3 LAVONNE RUS-OGILVIE & CRAIG OGILVIE 3428 S.30th Ave,Bozeman,MT 59718 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 315Y Ave does not meet the urban grid requirements for Bozeman. Plus it doesn't change the fact that an R5 requires main arterial access, not access through a R3 or lower residential zone. The need for housing in Bozeman is understood and supported; however, new developments should include affordable options and correspond to surrounding areas. 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. We urge you to come to our neighborhood, drive south on 27th and turn right on Kurk,walk the length of our park and our sidewalks,talk with those you see walking dogs, X-C skiing,and pushing their children on the swings. These points of concern are respectfully submitted by Lavonne S. Rus- gilvie C/ Craig A. Ogilvie P 515.231.4825 E Iavonne.rusCcDamail.com E profcraigogilvie(cDgmail.com 4