HomeMy WebLinkAbout07-03-25 Public Comment - M. & K. Cok - Protest Letter for App 24570 a a COK KINZLERPLLP
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CARNEGIE LIBRARY BUILDING
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35 NORTH BOZEMAN AVENUE BOZEMAN, MONTANA
BOZEMAN, MONTANA 59715-3627 MICHAEL D. COK 59771-1105
TRAVIS W. KiNZLER
PH: 406.5S7.44 45 JONATHAN M. COK PK: 406,587.9465
July 3, 2025
Bozeman City Clerk FORMAL PROTEST LETTER
P. O. Box 1230
Bozeman, MT 59771-1230
Re: 5211 Baxter Lane Annexation and Zone Map Amendment
Application 24570
Dear City Commissioners:
Please accept this letter as our formal protest against the proposed zone map amendment to 5211
Baxter Lane (Application 24570). We own adjacent agricultural property at 3300 Harper Puckett
Road. We have lived there for 35 years. The application for annexation and zoning amendment is
inappropriate because:
1. Its R-5 and R-3 zoning proposals conflict with the City's Community Plan;
2. Its R-5 and R-3 zoning proposals are incompatible with the surrounding area;
3. It creates a public safety risk because of its impacts on existing rural road networks and
infrastructure; and
4. It negatively impacts the groundwater and the existing wetlands.
R-3/R-5 zoning is not compatible with anything in the existing neighborhood. To the east, the
zoning is R-1 or AS, to the north and west AS. Allowing R-5 at this location would disregard
transitional zoning and ignore the principals of step-down zoning at the edge of city limits. It
also is not in line with the city growth goals or infrastructure readiness.
Although corporate developers argue density creates affordable housing, new housing is almost
never affordable housing. The vacancy rate for this type of housing is reported to be at least
12.5%, quite unhealthy, with some reports stating newer construction having up to a 20%
vacancy rate. This proposal creates unneeded and incompatible development and thus conflicts
with the public interest.
To the Florida corporate developer, it is just lines on a plat and bottom lines on balance sheets.
To the Montanans who live by this property it is cows grazing, songs of the meadowlark,the
dance of the sandhill cranes, views of the Hyalite and Spanish Peaks and much more.
Approving R-5 at this location will also impact public safety. Both Baxter Lane and Harper
Puckett will remain County-administered two-lane roads beyond the annexation. Currently,
Harper Puckett has more traffic than it can safely handle. Many vehicles travel above the posted
speed limit. It is difficult to get on the road from our lane with a car and dangerous for our farm
equipment. Adding high-density housing will only increase the traffic on these already over-
taxed roads.
Additional high-density housing at this location will also strain the city's sewer and water
infrastructure. The current sewer infrastructure in place is not equipped to handle the additional
service needs of high-density R-5 zones. The developer is proposing a temporary lift station until
the Gooch Hill regional lift station is built. The development's reliance of future speculative
sewer infrastructure adds risk to not only the surrounding landowners, but the public in general.
If this property is developed, and there is no need to develop this wet bottom ground, it should
not exceed a R-3 designation next to Northwest Crossing and R-1 single family homes for the
remainder. We respectfully request that the Commission deny this Application.
Thank you for your consideration.
Yours ver truly
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