HomeMy WebLinkAbout03-16-21 Public Comment - L. Rus-Ogilvie - Buffalo Run App. 21076From:Lavonne Rus-Ogilvie
To:Agenda
Subject:Comment on Buffalo Run Annexation and Zoning Amendment #21076
Date:Tuesday, March 16, 2021 8:51:22 AM
Attachments:Current Buffalo Run.pdf
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Dear Bozeman City Commissioners, Zoning Commission, and Staff:
Please see my letter attached, and send confirmation of receipt. Thank you.
Lavonne Rus-Ogilvie
She/Her/HersHonors College Faculty Fellow and Diversity Coordinator
Montana State University515 231-4825
I acknowledge and honor, with respect, the indigenous Nations on whose traditional
homelands I sit today. Without them I would not have access to this working, teaching, andlearning environment. I take the opportunity to thank the original caretakers of this land.
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Lavonne Rus-Ogilvie
3428 S. 30th Ave.
Bozeman, MT 59718
515 231-4825
Lavonne.rus@gmail.com
March 16, 2021
RE: Buffalo Run Annexation and Zone Map Amendment Application #21076
Dear Bozeman City Commissioners, Zoning Commission, and Staff:
When I first heard the 20 acres directly west of my property was going to be developed, I wasn’t
necessarily surprised. Bozeman is growing and if I were a developer, I would want to capitalize on
that. I envisioned a continuation of the urban neighborhoods going up around us: for example, Gran
Cielo (R-3) located northwest of S. 27th Ave. and Graf St.
When I learned the developer was requesting a high-density R-5 (now R-4), I was heartsick and
baffled. That simply made no sense. That density and intensity is what one finds next to a major
developed thoroughfare or a shopping center. After weeks of researching city codes, future planning
documents, and zoning guidelines (not easy for the average layperson!), I am able to articulate why
my heart sank. It makes absolutely no sense because it goes against zoning in the Municipal Code and
carefully planned city growth policies in the Bozeman 2020 Community Plan (specifically, Theme #2,
Goal N-1.11 A City of Unique Neighborhoods). This proposed R-4 development does not “enable a
gradual and predictable increase in density in developed areas over time.”
It would be difficult to make effective zoning decisions solely from documents, maps, and graphics of
imagined future uses. One needs to visit this site from the vantage point of the park in Meadow
Creek. Please take a seat on the bench near the cottonwood grove. Observe. Picture what could be
built in front of you: a development “which is in harmony with adjoining development, existing
neighborhoods, and the goals and objectives of the city’s adopted growth policy.”
___________________________________________________________________________________
The following comments with facts address specific concerns about high density R-4 zoning:
The City of Bozeman encourages annexations which will enhance the existing traffic circulation system
and an “interconnected network of streets and walkable block configuration reinforcing a multi-modal
transportation program that will include bicycle, pedestrian, vehicle, and transit mobility alternatives.”
Because the property is a rectangle, only one short side is contiguous to the City. This constraint
means any traffic generated from this proposed development is dependent upon an extension of Kurk
Drive to Fowler Lane. In fact, this single road extension will create significant bottle necks even with
paving of Fowler Lane to Stucky Road, and completing an unfinished portion of South 27th Ave. Why?
Because a single access onto Fowler (due to county frontage requirements) is inadequate for high
density. Imagine having only one west driveway out of a densely populated compound. Frequent
comings and goings for work, school, and errands would mean concentrated back ups. Because there
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is not a traffic light or traffic circle (roundabout) at the Fowler Lane and Stucky intersection, vehicles
attempting to exit Buffalo Run would be trapped at a second point with significant wait times and put
at risk from Stucky traffic travelling at high speeds.
The east access point (Kurk Drive through an established R-3 neighborhood) is also a bottle neck and
would likely carry the burden of the majority of traffic from this development.
The applicant incorrectly claims an “interconnected network of streets and walkable block
configuration reinforcing a multi-modal transportation program that will include bicycle, pedestrian,
vehicle, and transit mobility alternatives.” This would be a vehicle-dependent island on the edge of
current city limits. County road standards mean no bicycle traffic lanes would be available on Fowler
Lane and Stucky Road. Kurk Drive is narrow with no bike lanes and no sidewalk on the north side. The
intersection of South 27th Ave. and Kurk is not set up for heavy traffic, bike, and pedestrian crossing.
No mass transportation options are accessible. “Walkable” in this case can only mean walking around
planned buildings and a park.
The Bozeman Community Plan defines Walkable as follows: A walkable area has: • A center, whether
it’s a main street or a public space. • People: Enough people for businesses to flourish and for public
transit to run frequently. • Parks and public space: Functional and pleasant public places to gather and
play. • Pedestrian design: Buildings are close to the street, parking lots are relegated to the back. •
Schools and workplaces: Close enough that walking to and from home to these destinations is
realistic. • Complete streets: Streets designed for bicyclists, pedestrians, and transit.
According to this definition, Buffalo Run cannot be considered walkable. A large strip of parking with
side walks up the center cannot be considered a “main street or a public space.” A clubhouse is not a
public space. It is not “close enough that walking to and from workplaces and schools is realistic, nor
are streets designed for bicyclists, pedestrians, and transit.
High density zoning would increase safety risks to residents and their children
The proposed zone map amendment would have a major negative effect on the motorized and non-
motorized transportation systems. The allowable density under an R-4 would significantly increase
vehicles, vehicle trips, and backups through existing residential neighborhoods—especially given this
would be a totally vehicle-dependent neighborhood (no amenities or provisions within walking
distance). The volume of cars funneled through R-3 neighborhood Meadow Creek would dramatically
increase the safety risks to residents and their children.
Proposed access streets 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 a single east access point and a single west access point is dangerous to all, including
residents exiting driveways and alleyways, our walkers, bikers, and children who play here.
Compatible Land Use/City’s Adopted Growth Policy
Bozeman’s Unified Development Code, 38.700.404, defines compatible development as “The use of
land and the construction and use of structures which is in harmony with adjoining development,
existing neighborhoods, and the goals and objectives of the city’s adopted growth policy. Elements of
compatible development include, but are not limited to, variety of architectural design; rhythm of
architectural elements; scale; intensity; materials; building siting; lot and building size; hours of
operation; and integration with existing community systems including water and sere services, natural
elements in the area, motorized and non-motorized transportation and open spaces and parks.
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Compatible development does not require uniformity or monotony of architectural or site design,
density or use.”
Compatible land use is as “A land use which may by virtue of the characteristics of its discernible
outward effects exist in harmony with an adjoining land use of differing character. Effects often
measured to determine compatibility include, but are not limited to [traffic], noise, odor, light and the
presence of physical hazards such as combustible or explosive materials.”
Applicant proposes an R-4 amendment to “enable higher residential densities.” In fact, an R-3 zoning
would significantly enable higher residential densities as neighboring Meadow Creek is actually built
as R-1 and R-2 density. Neither an R-5 nor an R-4 zoning are compatible with the existing community.
Neighboring Agricultural (county) properties cannot be ignored in a holistic planning approach.
Imagined future development along Fowler Lane cannot be the main driver of this annexation and
zoning decision.
High density R-4 zoning of this parcel does not meet any of these four criteria outlined in the
Bozeman Municipal Code 38.300.100
• The parcel is not adjacent to mixed-use districts, instead, it is adjacent to County farmland on
three sides and a detached single-family home neighborhood on the other;
• There are no close commercial districts
• The property is not served by transit, nor is there any plan to expand transit to this area;
• There is no close proximity to jobs and services.
The application for annexation must be in conformance with the current Bozeman Growth Policy
Because this area does not meet the stated criteria for R-4 high density zoning (Not within easy
walking distance to jobs, shopping or restaurants and not served any public transit), the large number
of residents allowed by such a zoning will not walk or take nonexistent transit—they will drive their
vehicles to access jobs and services. This does not support the City’s goals of promoting walkable
neighborhoods and reducing automobile pollution and traffic.
Annexation and Zone Map Amendment must support the City’s 2020 Climate Plan
High density R-4 zoning of this parcel does not support the City’s 2020 Climate Plan and traffic
mitigation goals, which focus on compact development as a way to reduce the distance people need
to travel for work and shopping through measures like City infill, pedestrian travel, bike lanes, and
utilization of transit—none of which are possible here. To the contrary, R-4 zoning in this location will
exacerbate these problems by locating high-density development in an isolated area where residents
will be forced to drive to access anything.
Supporting Bozeman Community Plan Principles
I believe the following guiding principles can most effectively be achieved within an R-3 zoning
designation for this parcel of land: 1) enhance community networks and open space, 2) Identify and
sustain green infrastructure, 3) Protect environmental systems, 4) Establish a diversity of housing
types,
Theme 2 – A City of Unique Neighborhoods
Goal N-1.11: “Enable a gradual and predictable increase in density in developed areas
over time
Goal N-3: “Promote a diverse supply of quality housing units.”
Goal N-1.1: “Promote housing diversity, including missing middle housing.”
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I recognize Bozeman is growing and needs housing. I want Bozeman to grow and thrive, and I believe
that can be done intelligently. A new development of only dense, multi-family block buildings,
apartments and condominiums is not appropriate for this parcel. A mixed approach to residential
housing stock is most appropriate. R-3 zoning would be consistent with every nearby development
and not on an arterial road. R-3 would also be a “gradual and predictable increase in density” given
Urban Neighborhood description and surrounding developments.
R-3 zoning would allow the Buffalo Run developer to support all of their integrated planning
principles (listed in Project Overview: Project Vision p. 13) including construction of “Missing Middle
Housing,” stated as a development goal for the City in the Bozeman 2020 Community Plan.
Missing Middle Housing. Missing middle housing is housing constructed in buildings which are of size
and design compatible in scale and form with detached individual homes. Example housing types
include duplex, triplex, live-work, cottage housing, group living, row houses, townhouses, horizontally
layered apartments, flats, and other similar configurations (www.opticosdesign.com)
Theme 4 – A City influenced by our natural environment, parks, and open lands
I am pleased to see Buffalo Run developers continue to improve their planning for integration of park
space, walking trails, and natural elements.
In closing
As I stated at the beginning of this letter, a zoning decision cannot effectively be made solely from
documents, maps, and graphics of imagined future uses. One needs to visit the site from the vantage
point of the park in Meadow Creek. Please take a seat on the bench near the cottonwood grove.
Observe. Picture what could be built in front of you: a development “which is in harmony with
adjoining development, existing neighborhoods, and the goals and objectives of the city’s adopted
growth policy.”
Respectfully submitted,
Lavonne Rus-Ogilvie