HomeMy WebLinkAbout03-22-21 Public Comment - L. Miles - Buffalo Run App. 21076 1
March 22, 2021
Sent Via Email to: agenda@bozeman.net:
Attn: City Commission
PO Box 1230 Bozeman, MT 59771
RE: Opposition to proposed Buffalo Run Annexation and Zone Map Amendment Application #21076, filed 2/26/2021, which proposes R-4 high-density zoning
Dear Bozeman Zoning Commissioners and Staff:
We are Laura and Barry Miles, residents and homeowners who live in Meadow Creek subdivision on South 26th Street, in Bozeman, Montana. We oppose the proposed R-4 “Residential High Density District” zoning designation for the Buffalo Run development.
R-4 high density zoning in this location does not meet the City’s zoning criteria for the exact
same reasons R-5 did not meet the criteria. As a result, the Zoning Commission should recommend that the R-4 application be denied. We join our support with the HOA Board’s proposal in favor of either a lower density zoning designation compatible with the neighborhood characteristics of Meadow Creek, or alternatively, transitional zoning designations of the parcel,
with R-2 designated adjacent to Meadow Creek and Kurk Avenue (a local street), transitioning to
R-3 zoning in the center of the parcel, and R-4 designated at the west end adjacent to Fowler Avenue. It is our understanding that the reasons the Zoning Commission previously voted 3 to 1 against
approving R-5 high density zoning of this parcel, were the parcel did not meet the City’s
published criteria for R-5 high density zoning. The same criteria that apply to R-5 zoning apply to R-4. Under the Bozeman Municipal Code 38.300.100, “Intent and Purpose” of Residential Zoning districts, both an R-5 and an R-4 high density district is “appropriate for areas adjacent to mixed-use districts, commercial districts, and/or served by transit to accommodate a higher density of residents in close proximity to jobs and services.”
R-4 does not meet any single one of these criteria: 1) it is not adjacent to mixed-use districts – the parcel is adjacent to a single family residential neighborhood and farmland, 2) there are no close commercial districts – the closest commercial park is a (very small) business park over 1
mile away from the closest corner of the parcel, 3) it is not served by transit and there are no
present plans to expand transit, and 4) there is no close proximity to jobs or services – all restaurants, grocery stores and shopping are miles, not blocks, away. This parcel scores a 0 as a walk score. The Buffalo Run parcel is an isolated parcel, that is not connected to any present arterial road. It is surrounded on three sides by farmland and on the other side by the detached
single family home of Meadow Creek. For the same reasons that R-5 is inappropriate for this
isolated parcel, R-4 is also inappropriate.
2
We believe the City should consider still zoning some parcels in Bozeman at moderate or lower
densities to continue to provide a variety of housing types and products for new people moving into Bozeman. High-density apartment and condominium complexes are already being built everywhere in Bozeman. However, apartment or condominium living will simply not be an option for everyone. Individuals and families who do not wish to live or cannot fit into an
apartment or condominium will be forced to live in other places, such as Livingston, Belgrade,
Manhattan, and commute into Bozeman. This will increase pollution and traffic congestion and will undercut Bozeman’s environmental and transportation goals. Lack of single family or moderate density housing will also further drive up the costs of existing
single family homes, which will not help achieve the City’s affordable housing goals. Bozeman
needs to build new high-density housing, but also needs to continue to robustly build other types of housing, to keep pace with the demand, and not drive buyers out of Bozeman to buy property in other cities. This is why continuing to designate new moderate or medium density zoning districts next to existing lower density neighborhoods, such as Meadow Creek, makes sense and
fills the need for these housing types that still exists and continues to pressure affordability.
Finally, it has been asserted in another comment that, should the City consider a transitional zoning approach, the highest density zoning should be designated adjacent to Meadow Creek, with a transition to lower density adjacent to Fowler Avenue because Fowler Avenue is currently
County agricultural land. As set forth above, because the Buffalo Run parcel is totally
surrounded by County agricultural land and a single family neighborhood of detached homes and it is not adjacent to any present arterial roads, any high-density zoning designation is inappropriate at the present time because none of the criteria for high density zoning is met and may not every be met in this location.
However, IF the parcel, or any part of it, is considered appropriate for high density zoning on the basis of the projected future development of Fowler as a minor arterial on the City’s long range Transportation Plan, and potential future development of jobs and services in this area that do not exist now, then R-4 zoning is only appropriate next to Fowler Avenue to encourage main traffic
access of onto Fowler Avenue. IF, on the other hand, R-4 zoning is not appropriate to adjoin
what is presently a County width road and may stay this way for years to come, then neither is R-4 appropriate to adjoin a local street, Kurk Avenue through Meadow Creek. In this case no part of the parcel should be zoned R-4 and a lower zoning would be more appropriate for the existing road infrastructure.
Thank you to the Zoning Commission for considering these points. Very truly yours,
Laura and Barry Miles