HomeMy WebLinkAbout03-18-21 Public Comment - K. Pancich - Buffalo Run App. 21076From:Kevin Pancich
To:Agenda
Subject:Buffalo Run Subdivision
Date:Thursday, March 18, 2021 9:56:16 PM
Attachments:MeadowCreekR-4.docx
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-- Respectfully
Kevin Pancich
3373 S 27th AveBozeman, MT
Kevin and Krista Pancich
3373 S 27th Ave
Bozeman, MT 59718
RE: Application Buffalo Run Subdivision
To: Gallatin County Zoning Commission
My name is Kevin and my wife is Krista, and we live at 3373 S 27th Ave. We are located 4 doors
down from the intersection of 27th and Kurk Streets and access our garage through an alleyway
off of Kurk Street.
We are writing to protest the application set forth for R-4 zoning adjacent to our park and
subdivision. This is based on:
1. R-4 zoning at this location is not in line with the growth policy
- Description of R-4 does not fit the current growth policy for R-4, high-density
housing, to facilitate a neighborhood near amenities and services without requiring
the use of vehicles.
- It is not near a commercial center, mass transit or bike paths as alternatives to
vehicle use. Its location, outside of town in an agricultural area, would instead
promote use of vehicles based on location alone.
- The nearest commercial area has no amenities and is a tech park, climbing gym and
office space. There is no access to groceries or food nearby and can only be reached
by crossing major streets without bike lanes or sidewalks to get the 1.5-2 miles to
these areas.
- It is not near a major street at this time. The developers use Fowler as a major
street, though unfinished, without a definitive plan to be finished, and not near or
going to a commercial area. He has spoken of finishing Fowler to Stucky to meet this
requirement, but this must be done to alleviate strain on Kurk. If Fowler were not
finished first it would cause them to use Meadow Creek as a main artery, as
proposed, increasing the strain on an already busy subdivision roadway, Kurk St.
This increase in addition to the newly started Gran Cielo Subdivision would cause
excess strain on Kurk, 27th and Graf Streets.
2. R-4 zoning states that it is to be near similar zoned regions/housing or mixed-use
districts
- Meadow Creek was zoned R-3 by definition but by land use is R1. The proposed R-4
would differ significantly from the nearby areas in density and height restriction.
3. Increased Safety risk for families, children and pets should Fowler not be finished
- The proposed subdivision could potentially bring with it an enormous increase in
auto traffic on Kurk Street, 27th Ave and Graf St. The prior Traffic Impact Study
downplays the realities a housing complex of this size, number of vehicles, and
distance from amenities would have. Adding the increased volume would cause
even more strain on 27th, which is 2 lanes, and even more strain on Graf Street as
Gran Cielo finishes. All of this would lead to increased safety risk to Meadow Creek
families and children who frequent the roadways, sidewalks and yards along these
streets.
We understand and appreciate the need for housing and the issues currently upon us with the
growth of Bozeman. We would like to help with this, just as Meadow Creek was developed to
help in this way, but R-4 zoning in this location is not the answer. This is too aggressive of an
approach for growth. A development of this size and location would overburden existing
infrastructure. It does not meet the definition of R-4 zoning and would be a car dependent
development potentially accessed through an existing subdivision. We support R-3 zoning or
the proposed transitional zoning, as mentioned in the letter our HOA board has written. In the
developer’s previous attempt, they continually bet on the potential growth, or building, of
mixed use or commercial areas nearby that would follow but had not been proposed at this
time. The same holds true here also, the developer is proposing to finish Fowler and 27th streets
but should this not happen a development such as this would be putting undo stress on an
existing subdivision. We know the city needs housing but causing a safety issue to do this is not
the answer. Please refrain from allowing this subdivision to continue as proposed as R-4 zoning
and help protect Meadow Creek Subdivision and its families.
Thank you for hearing our concerns regarding the application presented.
Respectfully,
Kevin and Krista Pancich
3373 S 27th
Bozeman, MT 59718