HomeMy WebLinkAbout04-20-21 Public Comment - S. Deck - Buffalo Run App. 21076From:Stacey Deck
To:Agenda
Subject:Buffalo Run comments
Date:Tuesday, April 20, 2021 10:25:24 AM
Attachments:BuffaloRunPlanning_2.docx
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Hi
Please add my comments to the proposed Buffalo Run subdivision comment area. Please confirm
receipt.
Thank you,
Stacey
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I am writing in regards once again in regards to the proposed Buffalo Run subdivision. I reside in the
Meadow Creek subdivision at 6089 Blackwood Road, Bozeman MT 59718
Previously the zoning board voted against R-5 zoning for the Buffalo Run development. Today, that
same reasoning can be applied to the proposed R-4 zoning request. Neither R-5, nor R-4 zoning meet
the City’s published zoning criteria. As the Meadow Creek HOA previously stated:
Per Bozeman Municipal Code 38.300.100, “Intent and Purpose” of Residential zoning districts, an R-4
“Residential 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 zoning of this parcel does not meet any of these four criteria:
1) 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;
2) There are no close commercial districts; the nearest commercial district is a small commercial park
located between Discovery Drive and Enterprise Boulevard, which is over a 1-mile walk from the nearest
corner of the parcel;
3) The parcel is not served by transit, nor is there any plan to expand transit to this area;
4) Close proximity to jobs and services does not exist; the closest business park is over 1 mile away and
at least a 30 minute walk, the closest grocery store is Town and Country, 2.4 miles away and a 45 minute
walk, and the closest restaurants are on the MSU campus, 2 miles away, and at least a 40 minute walk.
As such, this parcel meets none of the stated criteria for R-4 high-density zoning. Because the parcel is
not within easy walking distance to jobs, shopping or restaurants, and is not served by public transit, it
can be anticipated that if it is zoned R-4, the large number of residents allowed by such zoning will not
walk or take nonexistent transit – they will drive their automobiles to access jobs and services. In fact,
the walk score of Buffalo Run is 0 out of 100, which means all errands/trips require a car
(https://www.walkscore.com/score/5400-fowler-ln-bozeman-mt59718). This does not support the City’s
goals of promoting walkable neighborhoods and reducing automobile pollution and traffic. R-4 zoning of
this parcel also 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 1 – 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.
R4 Zoning
I realize this letter should be written in regards to the annexation and zoning of the 20 acre parcel and
that the comments should only revolve around those topics. But, it is hard to address zoning without
speaking to the impact the Buffalo Run will have to the residents of Meadow Creek. Here is my
argument: Zoning determines how many units will be built. In turn, the number of units corresponds to
the number of potential occupants (being in close proximity to the University, we can assume maximum
occupancy per unit). The number of occupants has a direct correlation to the number of vehicles which
in turn relates to the number of cars having to traverse Meadow Creek to reach the entrance of Buffalo
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Run. Therefore, the zoning determines: number of occupants, number of vehicles, and the number of
trips in and out of the Meadow Creek Subdivision. I see where none of these positively impact the
residents of Meadow Creek. Four story buildings set against single and two story homes, increased
traffic through streets not designated as collectors nor main arterials, safety issues as there will be more
traffic directly against the neighborhood park on all four sides along with additional noise from
increased traffic. It also will most likely negatively impact water pressure for Meadow Creek residents.
We have such low water pressure we have to manually pull up 2 zones of our sprinklers to get them up
and running. We’ve had multiple sprinkler experts out and each reach the same conclusion:
”insufficient water pressure”. We have 15 zones to alleviate the low water pressure problem and for 2
of the zones it’s still a problem. I’ve called the city and been told “it’s not their problem” and that the
city leaves it up to the developer to determine the correct sizing of the pump station. Since I’m not the
only resident in Meadow Creek that has this problem, one can safely infer that the pump station was
incorrectly sized. It is also my understanding that the metrics used to determine the size of a pump
station only take into consideration the number of faucets in a house, not the irrigation needs. If the
planning committee approves Buffalo Run is the city of Bozeman going to address the negative impacts
to the residents of Meadow Creek? At a minimum, will they address the already low water pressure?
In the zoning report recently created by Chris Saunders, he states: “Adequate capacity in water,
sewer, and major transportation services are known to exist or able to be added to support the
potential intensity of the R-4 zone.” Meadow Creek has the worst water pressure in Bozeman. How
can it support R-4? And who is going to address the water pressure issues once they degrade for the
residents of Meadow Creek? We have been ignored by the city for years and as tax paying citizens along
with paying the same rate for water and sewer services that other city residents pay for much better
pressure it is now time for the city to address the water pressure issue prior to providing water to
adjacent subdivisions.
Buffalo Run Entrance / Traffic
The developer of Buffalo Run has proposed 2 entrances to Buffalo Run: one entrance off of Kurk St. and
the other off Fowler. The entrance via Kurk requires one to traverse Graf, to 27th, and then to Kurk.
This proposed entrance off of Kurk is directly adjacent to the undersized city neighborhood park. By
accessing the property through this entrance the developer is proposing encapsulating the park on all 4
sides with roads that will increase traffic against the park. There is no reason that the developer cannot
put the 2 entrances to Buffalo Run off of Fowler Road. Doing so eliminates additional traffic through
Meadow Creek, provides Buffalo Run with their own dedicated entrances and is a much cleaner solution
from a safety perspective, both to the children that use the park and also to emergency vehicles which
would not have to navigate Meadow Creek subdivision in order to get to Buffalo Run. The developer
has used the argument that he cannot have 2 entrances off of Fowler due to the city spacing
requirement between entrances. Well, this is false. The entrances off of Fowler could be modified to
accommodate the spacing requirement and thus remove high traffic patterns against the park. Or he
could request a variance from the city.
In the 2nd zoning meeting the developer had pulled the 2nd entrance off of Ainsworth Park from the
initial plans. He stated that he was going to put an entrance off of Fowler and pave a portion of
Fowler. The developer presented the change as a positive (which it is) and the zoning commission
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seemed to agree. Yet, the recent 75 page zoning document speaking to the Buffalo Run subdivision
written by Chris Saunders specifically states that if the vehicle count exceeds 1100 cars per day
another entrance to Buffalo Run will be added on the other side of Ainsworth Park (see page 31). This
vehicle count criteria, nor the reintroduction of a 2nd entrance in Meadow Creek to accommodate
Buffalo Run was never mentioned by Mr. Saunders. Why? Was it to avoid more neighborhood
controversy and comment/feedback from Meadow Creek residents? And, who is going to pay for
said entrance once the car limit exceeds 1100 cars per day? The residents of Meadow Creek?
Construction Traffic
If Buffalo Run construction traffic is going to use Graf, 27th and Kurk who is going to pay the assessment
to improve those roads once construction is complete? The Meadow Creek residents who live adjacent
to those streets? I don’t think that is just or fair. Meadow Creek residents should not have to eat the
cost of road repair due to heavy equipment used to build out Buffalo Run. All construction equipment
should have to use Fowler Road. If Buffalo Run is approved, I strongly encourage the commissioners to
mandate ALL construction traffic use Fowler road for access.
Annexation
The city of Bozeman has stated a number of times that they are against urban sprawl. I fail to see how
annexation of this parcel does not contribute to urban sprawl. I strongly oppose the annexation of the
20 acre parcel. If the city does approve the annexation they should also require the developer to pave
both Fowler and Stucky Roads. We have all heard time and time again how developers can’t make a
profit if they have to improve the infrastructure. One wonders if that is true based on how many out of
state developers are now in Bozeman MT.
Affordability
The City of Bozeman has given the impression that housing affordability is a priority. Yet, there is no
mention of affordability in the Buffalo Run Plan. The developer is actually touting these new units as
“luxury” units.
The zoning commission stated that the city does not want single family housing. If true, I strongly
disagree with this planning approach. Number one, the city has no business dictating that all housing be
shared walls and high density. Not everyone wants to live in a shared wall unit. Secondly, by limiting
the number of single family units, the city single handedly drives the price upward of all existing single
family units on the market. It’s a supply and demand issue and lucky for me, by continuing with this
approach, my house increases in value. I fail to see how by driving up the value of single family homes
makes them more affordable. Maybe Bozeman is addressing the affordable housing narrative
incorrectly. Maybe the city needs to implement a requirement that all workers within the city
boundaries be paid a living wage. That living wage would be based on housing costs. So as average
housing costs increase, so does the minimum wage.
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Summary
In summary, the zoning committee obviously chose to ignore the residents comments and letters. I
hope the commission listens and hears resident’s concerns. I strongly oppose the following:
• Annexation of the 20 acre parcel being proposed as Buffalo Run
• R4 zoning of Buffalo Run
• Entrance to Buffalo Run through the Meadow Creek subdivision
• The negative impact to Meadow Creek subdivision water pressure
What would be acceptable:
• If the city must annex the parcel it should be zoned R3 or zoned as transitional zoning (R3 to R4
to RX) with restrictions requiring the tallest and high density buildings be built against Fowler
Rd.
• All entrances / exits to Buffalo Run should be off of Fowler not through Meadow Creek
subdivision
• The city of Bozeman should address the poor water pressure in Meadow Creek subdivision
Regards,
Stacey Deck