HomeMy WebLinkAbout01-22-24 Public Comment - R. & M. Seed - Harper's Corner Annexation Ray and Mary Seed
2380 Watts Lane mvv
Bozeman, MT 59718
January 19, 2024
Bozeman City Commission
121 North Rouse Ave.
Bozeman, MT 59771-1230
Re: Written Protest to Harper's Corner Annexation, Application 23127
for R4 (Residential High Density) zoning.
Dear City Commissioners:
Raymond B. Seed and Mary S. Seed are Grantors of the Raymond and Mary Seed Family
Trust, which includes the residential home located at 2380 Watts Lane, Bozeman, MT. This
property is directly across from the proposed Harper's Corner Annexation;Application 23127.
We protest this application for R4 zoning because it does not meet criteria according to the
Montana Code Annotated, 76-2-304, item 2d. This proposal will significantly change "the
characteristics of the district and its peculiar suitability for particular uses". The Harper Corner
Annexation is 40 acres with 3 sides,North, South and West of the property surrounded by County
land with mainly 1 to 20 acre lots, hosting primarily single-family dwellings, and some smaller
lots in the R-MH zone. The properties on these three sides are unzoned or zoned agriculture (AS),
or R-MH, and have agriculture and/or livestock, including horses, cattle, sheep, llamas, etc.
Furthermore, this proposed R4 zoning would significantly impact the "motorized and
nonmotorized transportation systems," MCA 2021, 76-2-304, item 2b. Hidden Valley Road is a
county road that runs to the West of the property. There are large drainage ditches on either side,
and a blind spot as the road veers West up a hill toward Harper Pucket. People leaving Watts Lane
are advised to stop at the intersection with Hidden Valley Road, and count slowly for four seconds
before advancing onto Harper Pucket. And every year we see multiple vehicles fall into the deep
ditches as winter snow and ice arrive. This County road cannot handle the traffic that R4
Residential High Density development (and up to 600 additional vehicles) would bring.
Omitted from the proposed zoning map is a meandering creek that runs north into the
southwest corner of the proposed new development. After approximately 75 feet, it crosses under
Hidden Valley Road in a large culvert, and re-emerges along the eastern toe for the properties just
across the road(to the west)of the proposed development. This stream carries allocated flows, and
there is a control weir on the proposed development property that controls the metered flows which
then pass to the north to their end users.
Most of us either raise crops (typically hay and/or alfalfa, or similar), and/or graze horses
or other mammals who consume the crops. This is part of an agricultural area,and properties grow
significantly larger to the north,west and south. The proposed R-4 development would be jarringly
out of character butted up against the adjacent (1) Unzoned, (2)AS, and (3) R-MH zonings.As
shown on the proposed Annexation Map, the proposed R-4 development would become an
"island" of higher density development largely surrounded by much lower density and partially
agrarian properties.
We ask the Commissioners to consider lower density zoning that is compatible with the
neighborhood, and that would also have a minimal impact on transportation. The currently
proposed application would financially benefit the developer, while having a significant negative
impact on the surrounding properties and neighborhoods, and the greater Bozeman community.
Yours sincerely, 71.
Raymond B. Seed Mary S. Seed