HomeMy WebLinkAbout06-30-25 Public Comment - J. & A. Buck - Protest of 5211 Baxter Lane, app 24570 Formal Pretest
Bozeman City Clerk, 121 N Rouse Ave, PO Box 1230, Bozeman MT 59771
Annexation and Zone Map Amendment, application #24570 (5211 Baxter Lane)
Jess and Alicia Buck
2481 Thoroughbred Lane
h..
AM
a
l�
Dear Mayor,Commissioners and City Clerk,
As owners of the house across the street from this wetland,riparian area,and wildlife corridor,we are
reminded daily of why people love Bozeman and what draws them to this place. We see thousands of
blackbirds every year call this land home,sandhill cranes nest in the grassy areas,eagles nest,deer
feed,and bobcats and coyotes hunt. This is an agricultural space that has been farmed for decades,
1
;1
and Bozeman's own long term plan is to"not drive agricultural producers out of business,"and to
"preserve valuable open space.' In addition,Bozeman City Regulations intent and purpose is to
"protect,preserve,and enhance wetlands."As the city donut expands,and the planning commission
continues to discourage single family housing,they are ignoring their own directives for a balanced,
sustainable,and safe community.
Aside from the fact that this is a federally protected wetland,and actively farmed,this open space is
enjoyed and used by our non-human friends,who are in dire need of habitat protection. Neighbors
consistently walk along the sidewalk abutting this land,enjoying the nature preserve in a town that is
quickly developing them into high rise apartments and blacktops.
This zoning and annexation application does not meet many of the stated goals and policies of the
City of Bozeman's community plan and zoning regulations,as I will outline below.
i. 'A City Influenced by Our Natural Environment:Address climate change in the city's plans and
regulations:' Climate change is not even mentioned in the planning documents of the developer
seeking annexation.
A.High density housing uses 4-7 times more water per acre than single family housing.As our
city is struggling with the water supply,continuing to zone R5 does not address our current water crisis,
only worsens it(violates Bozeman City zoning regulation article 4,section zi.oi#s 3;minimize adverse
environmental impacts,and 5;ensure adequate provision of public services).
B.The continued building of large blacktop will increase heat deserts and flooding damage,
compounded by the fact that the wetland and riparian areas will be extremely decreased in land area
due to the large scale development.Wetlands relieve flooding,purify water and mitigate drought.They
act as sponges,mitigating flood damage downstream. As these streams flood on a nearly yearly basis,
the blacktops will act in the opposite manner,depositing pollutants and debris downstream,and
possibly flooding the ground floors of these buildings on a regular basis which is not sustainable
2
(violating Bozeman zoning regulations,article 4,section 21.01,#3;minimize adverse environmental
impacts,and growth policy R 2.q;long term gains that are sustainable).
2. "Promote uses of the natural environment that maintain and improve habitat,water quantity and
water quality.."
A.This wildlife corridor and wetland will be negatively impacted by the large scale
development being proposed. Nearly 60%of Montanas threatened and endangered species rely on
wetlands to meet all or part of their seasonal needs. Many species of wildlife live here year round,or
rest here during their long migrations,and our own Mayor recently expressed the desire and need to
preserve more of these areas. With the large wooded area as well,many species that rely on this space
to live will be displaced,changing the very character of what makes Bozeman a desirable place to
reside (violates zoning regulation article 4,section 21.01,#3a;Protect special features of the geography,
and#3;minimize adverse environmental impacts).
B.High density housing,the over saturation of this market which will be addressed further,
does not maintain,improve,or protect habitat or water quality or quantity(violates zoning regulation
article 4,section 21.01,#3a;Protect special features of the geography,and growth policy R-2.9;long
term gains that are sustainable).
3. "A City of Unique Neighborhoods: Promote a diverse supply of quality housing units:'
A. Since 2oi8,66%of building permits have been multi-family,with only 17%being single family
homes.We now have have redundant number of high density,3-4 story apartment buildings,most of
which look as though they have used the same architectural plans. They are not unique,and are not
diverse.
B.There is a 175%vacancy rate in these residences,with i55o units to be competed by the end
Of 2025,and 3,000 more approved and/or in the planning pipeline.Creating a low inventory single
family housing market serves to increase housing prices,which landlords then raise rents accordingly.
By over building these units,Bozeman has inadvertently created a more expensive housing market,with
a increasingly difficult path to single family homeownership.According to Bozeman Realty's website,
7S%of property buyers in Bozeman are looking for single family detached homes (violates growth
policy R 2.3;potential for economic benefit to the broader community).
C. The areas surrounding this plot of land that have been annexed are largely zoned R3,R5,
and REMU. Ours is the only single family neighborhood that has been approved in this`donut area'
since 2W6.That is not balanced. It is time for the planning commission to pivot and start approving
and stop actively discouraging single family home zoning.This will increase affordability and increase
inventory in our housing market,dropping rental prices over time,and moving economic benefits into
the hands of our community members,and out of the pockets of developers and investors.The
American Dream is to own a home. Not to RENT for the rest of their lives (violates growth policy R-2.3;
potential for economic benefit to the broader community,and R 2.q;long term gains that are
sustainable).
3
D.The applicant is a luxury condo/apartment developer from FL,and has no affordable
housing planned for this high rise apartment development. More million dollar apartments that sit
empty So weeks of the year has no benefit to our community,only the developer(if,in fact,they plan to
sell rather than rent the units,they will NOT be affordable).
4. Ensure adequate provision of public services,zoning regulations,article 4,section 21.ol,#S:
A.There is no pump station to serve the area,and the applicant's assurance of a temporary
station violates sustainability standards,as to Bozeman City Zoning regulation.'We are planning with
other developers to make a plan'is not a plan.
B.The water crisis in Bozeman is not addressed and we continue to be confused by the
commission's approval of high water usage projects in the city limits,which are again,not sustainable.
C.As many of our neighbors would tell you,even though the speed limit on N.Cottonwood
(also known as Harper Puckett)is 2S mph,drivers often use this short straight away as a drag,
frequently going over 6o mph. We have collectively called the county and the city numerous times,
begging for more traffic enforcement.We have lost pets,we have seen speeding texters nearly jump the
curb and hit children walking to school,we have seen panicked mothers dart after their children as the
walking trail that intersects with Cottonwood/Harper Puckett launches their bikes toward speeding
vehicles.The police department have all but admitted they do not have the manpower to enforce traffic
laws in Bozeman. Building more high density housing will put a further strain on a police and fire
department that are already unable to provide a safe environment. Until there are more police officers,
fire fighters and first responders,Bozeman should pause all annexation,aside from in-fill to well
serviced areas,in order to adhere to their own code of'maintaining the safety,health and welfare'of
their residents,in addition to a sustainable community.
S.Protect existing neighborhoods from harmful encroachment,Article 4,section 21.01,#7:
A.This zoning application does not protect existing neighbors from harmful encroachment,as
it will tank our property values and make many homes undesirable for resale due to the increased
traffic,unregulated laws,light and noise pollution,and loss of enjoyment of home and environment.
B. High density residential will blight our skyline,increase noise pollution and our exposure to
harmful emissions as traffic volume will likely quadruple. In order for one to not be negatively impacted
by vehicle emissions(especially harmful diesel fuel particulate that construction vehicles emit),one
must be i,000 feet away from the emission point for dispersal of particulate matter to be adequate. We
are ioo feet away,not nearly far enough for the emissions to disperse,thereby increased and constant
construction traffic will significantly raise our exposure to harmful particulate emissions,endangering
our long term health.
6. "Engage in regional coordination.'
A.As Gallatin county has stated on their website,it is their directive to preserve and maintain
wetlands,as only 38%remained in 2001.According to'Gallatin Watershed Sourcebook,A Resident's
4
Guide,' "Fully functioning riparian areas are critical in maintaining healthy hydrologic systems."Since
the growth in Bozeman has stabilized,and there are a redundancy of high density housing
developments approved and yet to be built,it's time to refocus on the other points and goals of the
Bozeman City Plan,and unite in coordination with Gallatin County. It is your duty to enact your dually
stated goals of agricultural land preservation,wetland and riparian area preservation and maintenance,
and policies that recognize the challenges of climate change and the value of leaving these open
spaces,wetlands,and wildlife sanctuaries in place.
Thank you for your time and attention to this protest of the annexation of 521i Baxter Lane,
application#24570.We really hope you take time to consider our points,and to thoughtfully decline
this annexation in the interest of our larger community,the neighbors directly affected,and the long
term health of Bozeman and Gallatin County.
Sincerely,
Jess and Alicia Buck
Our qualifications to protest:
We are the legal owners of 2481 Thoroughbred Lane,Bozeman,MT 59718,which lies within 15o feet of
the affected area.
6/22/2025
Alicia Buck
Jess Buck "
5