HomeMy WebLinkAbout12-15-14 Price Public Comment 12-15-14
Attention: Bozeman City Commission
RE: Broadleaf Annexation and ZMA File #A-14002 and #Z-14280
My name is Mary Price and I have been a home owner @1615 Alder Court since
September, 1976. Life was simpler In those days. Our biggest worry was that
the horses on the other side of the fence would eat the garden .
Today-the old timers all have 3 " binders full of past zoning and annexation
battles and the grandchildren need an escort to `Granny's'. No more walking
down Lincoln for an ice cream at the Hinky Dinky.
I am opposed to both the annexation and rezoning proposals. I will keep my
remarks short. I have six points:
PAST: Learn from the past—If you want to see a mismanaged patchwork of
confusion take a walk through the Condos (1802 W. Lincoln St ) You'd better
hope that a fire truck or ambulance doesn't have to move through in a hurry.
PRESERVE: Preserve our investments . Those on Alder Court, Willow Way and
Maple Lane have invested heavily in their properties. Restore R S zoning!
PREVENT : Prevent further congestion SaV No to R-4!
PARKING: -- There isn't any. !
PEDESTRIAN SAFETY: There are no sidewalks on the South side of Lincoln. Nor
is there sufficient room to build walkways. Adding as many as 38 units will
create a deadlock. There are already 200 + pedestrians or bike riders living in
Hawk's Ridge Condominiums alone. Say No to R-4!
PARK: How about a PARK instead and we wouldn't have to change the zoning.
Think outside the box!
Thank you,
S
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Dear Bozeman City Planning Commission:
RE: Broadleaf Annexation and ZMA File #A-14002 and #Z-14280
Attention: Allyson Brekke
RE: Owner Occupied residences- Beatty Alder Court Subdivision
In considering owner occupied residences, bare, undeveloped land and bank owned
properties were not counted. Houses facing Lincoln were not counted as the impact of
rezoning to R4 is not as severe as those living on Alder Court. 8/15 properties are
owner occupied = 53%
The tally of Alder Court is as follows:
West side of Alder Court:
1519 Alder Ct: James Drost owner occupied
1523 Alder Ct: Ryen Diehl & Rebecca Manners owner occupied
1609 Alder Ct: JR & Sue Anne Iman not owner occupied
1615 Alder Ct: Mary Price owner occupied
1621 Alder Ct: Virgilea Sworts owner occupied
1665 Alder Ct: Alex Michaud owner occupied
1709 Alder Ct: Riggsby Rental Enterpr. not owner occupied
1715 Alder Ct: Michael Clow not owner occupied
East side of Alder Court
1520 Alder Ct: Bill & Bonnie Byle owner occupied
1608 Alder Ct: Margaret Wood not owner occupied
1614 Alder Ct: Bratton & Kelly Dubose owner occupied
1618 Alder Ct: Hayden & Marlene Ferguson owner occupied
1622 Alder Ct: Verian & Mary Ott not owner occupied
1708 Alder Ct: George & Susan Burgess not owner occupied
1714 Alder Ct: Susan Barbisan not owner occupied
Attention: City Commission of Bozeman
Letter to the City Commission 3 January 2007
A Brief History of Alder Court Lane
A 30 Year Battle
Beatty's Alder Court (comprised of Alder Court Lane alone),Maple Lane,Willow Way, and
perhaps other planned streets,were initially conceived as suburban subdivisions. Beatty's
Alder Court Subdivision was targeted to be populated by MSU professors and professionals
who wanted to live close to campus. It was meant to be a safe place to raise kids and to have a
more rural feel. Of course calling the less than 1/4 mile Alder Court a"subdivision" is very
generous. It is just a little stub of a dead-end road.
Like many neighborhoods of the 50s and 60s, although the lots were established,they were not
quickly filled. Bozeman grew at a slower rate until recently. For example,the Tree streets
(Pinecrest, Cherry, Spruce, etc.--off of Highland) are in a neighborhood established in the 60s
around the same time as Beatty's Alder Court Subdivision, and the Tree Streets were not
completely built out until 2003. This slow development has caused the residents of Alder
Court area to fight many battles to protect the integrity of our unique pocketed
neighborhood.
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Figure 1:Alder Court Lane looking south from Lincoln
The subdivision's position close to the University makes it a prime area to increase housing
density.With great pressure from developers and fewer subdivision residents (unlike the Tree
streets) to rally against high density development, Beatty's Alder Court Subdivision has been
encroached upon on the west and south sides.
In a fight to prevent suburban sprawl, this density is welcome in Bozeman. And I am not
against density per se. What I am interested in protecting the character of my neighborhood.
There is density all around Alder Court—great! I am interested mainly in the lots on my street,
in protecting this short corridor.
Page 1 of 6
Letter to the City Commission 3 January 2007
The following is a brief history of zoning battles fought by Alder Court residents over 30
years.
1950s
Beatty's Alder Court Subdivision created and houses built. It seems each homestead was given
at least two spruce trees as part of the landscaping. They are tall and full today.
1960-1970
Some of the lots in the neighborhood were
slowly built out.
rw 0
1970s
The activism begins! Neighbors on the
street have records dating back to the 1977
indicating when high density development
began intruding on the area. Many of the �—
purposed developments were on Kagy, s`
4.i
19`h Now
, and on Willow Way. At one point .'::�s
neighbors on the street took the City to court to have a high-density zoning change reversed
and won, one of few victories.
Interestingly enough the concerns listed in the documents from those zoning battles are the
same concerns now: density, home value, number of vehicles on the street, road quality and
maintenance, and neighborhood character.
1980s
Despite the activism and some zoning wins, the density of the area increases mainly to the
west of Alder Court. Condos and apartment buildings are put in between Alder and South
19th, Soon Maple Lane is cut off to the west and south, making it a very short half street.
1990s
A major blow to Alder Court came with the addition of the R-2 Zoning
"birdhouses" (as Mayor Krauss has referred to them),
currently called Hawk Ridge Condominiums. Apparently 1 , ■
the initial plans for the project called for two-story buildings.
However, the builder did not put up two-story condos
depicted in the plans; three story buildings were put up 17 '
instead. The folks in the neighborhood thought they finally
conceded a long battle to have smaller buildings; instead
many Alder Court homes towards the end of the street are
hovered over by very large three-story buildings. There is no
privacy from these condos.
Page 2 of 6
Letter to the City Commission 3 January 2007
1999
Gary Kirt and Ryan Kirt apply for a zoning change at the current property in question from
R-S to R-3. After opposition from the neighbors on the street,the zoning change request is
withdrawn.
2004
A zoning change and annexation request came from Shaun Shahan for a T-shaped property
bridging Alder Court and Maple Lane to the south of Lincoln. The request was for R-3
zoning. Again, the neighborhood rallied against this very high density at the beginning of our
dead-end street.
It was suggested that we request R-1 zoning; R-S zoning was for larger parcels of land. The
City Commission voted in our favor of R-1 zoning thinking perhaps that the existing lots
would be developed. Little did we know at that time, that R-S zoning was an option for us.
That R-1 zoning was truly spot zoning because the rest of Alder Court is zoned at R-S. At the
time,the neighborhood thought, and I believe that the City Commission did, too,that R-1
zoning would help us preserve the character of our unique area.
At this same time, Ryan Kirt applies for annexation into the city for Tract 12 (the same
property in question today), but he does not carry through with his request.
w uncoln s, w uncap s� w ii�st i�
i
d - a r S m E
S �
n
m
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Figure 2: Density west of Alder Court as seen from above
Page 3 of 6
Letter to the City Commission 3 January 2007
2006
The neighborhood learns the error of its ways. A housing project designed at urban densities
and completely out of character with the neighborhood is proposed. It meets R-1
requirements. How? —by aggregating the existing lots and turning them into a condominium
complex. The neighborhood did not know that this was an option with R-1 development--
much to our dismay. We should have demanded in 2004 that the property remain zoned as the
rest of the neighborhood was: R-S. But at the time we didn't know it was an option.
Fortunately, with some help from the developer and the City Commission and some very
creative work by the architect at Gaston Engineering, they are able to create a design for the
property that maintains Alder Court's character. The existing lots on Alder Court are
retained. Two houses developed on two lots. All of the dense urban development is shifted
towards Maple Lane.
The impact of this dense development will nonetheless
be felt on Alder Court. Cars will park at the beginning I don't think that just because we
of our dead-end street, creating hazards. have condominiums in that area, that
detract from the residential character
During this development review and approval process, of this area that we're talking about,
that is a good reason to have a
Brian Hamer, owner of Little Bear House, LLC, bunch more.
attended many of the associated zoning meetings was —Karen Jacobson, City
very much in favor of R-1 zoning. Informally at one Commissioner, City Commission
meeting he spoke of putting in two homes on the lot Meeting Oct 16, 2006
that he owned.
December 2006 — Today
There is now a proposal before the City Commission to annex and rezone Tract 12 along
Alder Court to R-1 zoning. R-1 zoning is an urban zoning, and it is being requested in a
neighborhood, albeit tiny, has a rural feel and is zoned at R-S (or retains the character of R-S
zoning although it is zoned R-1).
At the Zoning Commission Meeting on December 19`h 2006, Mr. Hamer indicated that he
currently did not have any intentions to develop the land, nor did Mr. Kirt. They just felt that
R-1 zoning would be more appropriate for the land.
I do not know their intentions. It seems that in the past, certainly, Mr. Kirt has had the
intention of developing the land because he previously requested R-3 zoning and annexation
for the same property at other times. Through the process approving the development on the
property across the street, both owners have certainly learned that a great deal more houses
can be built with R-1 zoning than can be with R-S zoning. And therefore there is more profit
to be had at R-1 zoning.No matter what their intentions, if the property is rezoned and they
sell the property,the neighborhood is stuck with R-1 zoning. If the property is sold, another
potentially aggressive developer can come in to propose a higher density than is incompatible-
with the character of our neighborhood.
Page 4 of 6
Letter to the City Commission 3 January 2007
Please Support the Neighborhood
By granting the R-1 zoning on the T-shaped parcel across from the property in question, the
City Commission was trying to help protect our neighborhood. And the City Commission
continued to help protect the street by reviewing and approving a development for that parcel
that helped maintain the character of the neighborhood.
R-1 zoning on the property in question could allow up to eight or nine single family units to
be developed at the beginning of Alder Court. Such a development would relegate the rest of
the street to back alley status. And most importantly, it is out of character with the
neighborhood.
•>r What is Neighborhood Character?
1 Size of houses:
• l)itit:tncc brr{vccn :idcl{•alks and
- "�erhai• ('cl(cvs a(td ariIIiIccIural sty Ics:
I he ,n+irivast .,dr ILL, t+con _
.111;,1 ., "pl..,r i✓ 1M' tilL.,ll' I)iltcrcnt hc,tlsin�stl•Irs—apartnlcnt
Inxsc dnu„n111AL" .1
:adr.+a.l mllu;uir, a•.+um+ btnldf)ls.dllp(CXCs alld llriPfl-
5;4;;L,u,Mtomi>fU,1— 1. d" hcl(Iscs—rctlrir rhr nrikhhunc�lctd's
dlYlS ltl':
ram' • Vhtttuirti of 1c,*ctatiun and unique
.� � i I he number t,f i.u•s parked un The
SLI',-Ct alILI l wale tnlCClin t,ll(Ile
filth•\\•alks;
,peed and volume of(rallii rt:aveling
I-lour:n;.tr G.,va RA IL" llVOLIgh The.11-c.1,
dart. .ll—k, G.,m 11w ,.,t, • ltehrtonships berweell nl'I`rhllll is alltl
a:'.d. nluur, av c,.nlon +nd
.11p111H1.u:!iar;pirpl.?,aFn sl'll�e t,l iU1flnitUllh'.
.i dY
r^!F
1'�(��t-tl'•. ..�1
[\ettrhborlttlll.l('haractrc i�:1 iundlinahun ul rrlauonshlps..undiuon.;unl
nurs. 1. -R: Presence of on,,trevi %Aint;, u:dli: \ulanu•. speed and road
t\'rddl o'lluibllti to 116411bolitood ill, -aster: l lll• Pel�l(l,lll�lllp� �h11,',� b1'
uclghbors playa role in the\t•at'.1 lie i:lhbodh ,d]c.h:titrn:turc.:uui landmark.".
such as the"lull'1\611.Nion.hrlp to.+ivc a 116gliborhoo4 a sense nl'Identrtt•.
Figure 3 Page from Living in the Neighborhood published by City of Bozeman Neighborhoods Program
Page 5 of 6
Letter to the City Commission 3 January 2007
With regards to the following questions that the City Commission is required to ask as it
relates to rezoning:
1.Is the zoning designed to lessen congestion in the streets?
2.Will the new zoning secure safety from fire,panic, and other dangers?
3.Will the new zoning provide adequate light and air?
4.Will the new zoning prevent overcrowding of the land?
5.Will the new zoning avoid the undue concentration of population?
6.Does the new zoning give reasonable consideration to the character of the district?
7.Was the new zoning adopted with a view to conserving the value of buildings?
The answer to all is no!
Please help us protect our street. Some of you and certainly other Commissioners in the past
have seen the value of our neighborhood,its unique character and mature landscaping, and
voted to protect it. Here are some relevant quotes:
"Commissioner Rudberg stated that she drove through the neighborhood in
preparation for this hearing.She recognized the concerns which have been voiced, and
noted that many of the residents are taking good care of their properties.She noted,
however,that the University Apartment property "looks worse than anything in the
inner city in any major city", even though those units are new.She indicated that she
cannot support changing the zoning on the subject property as requested" (City
Commission Meeting 1999)
"Commissioner Frost noted that the area is essentially built out, and he does not
believe a dense zoning on this subject property would be appropriate." (City
Commission Meeting 1999)
"Commissioner Kirchhoff stated he will support this motion due to the testimony
from the neighborhood while the Commission is encouraged to follow the Bozeman
2020 Community Plan it is not a decision making object it is only guidelines.While he
agrees with the notion of using land to its maximum he believes this land is already
being used to its maximum and has a mixed character." (City Commission Meeting
2004)
"And I think that here with what we have currently developed,we have a nice
residential neighborhood that could be on the verge of being destroyed by surrounding
condominium developments.And we don't want,I don't think,the Commission
needs to go that route.I think that when we look at these kinds of developments,we
also need to carefully consider the character of the residential neighborhood that is in
proximity to that development.And not do something that causes that existing
neighborhood to decline and including declining property values."Karen Jacobson
(City Commission Meeting 2006)
R-1 zoning is much denser than R-S zoning. Please help us retain our neighborhood character
by voting to have the zoning remain at R-S for#Z-06249.
Respectfully,
Stacy Jackson
1523 Alder Court
Page 6 of 6
Attention: Bozeman City Commission
Life was simpler then: worry only that the horses on the other side of the fence
would eat your garden.
My name is Mary Price and I have been a home owner @1615 Alder Court since
September, 1976. In those days our biggest worry was that the horses on the
other side of the fence would eat the garden Today-the old timers all have 3 "
binders full of past zoning and annexation battles and your grandchildren need
an escort to `Granny's'.
am opposed to both the annexation and rezoning proposals. For these reasons:
I will keep my remarks short
PAST: Learn from the past—If you want to see a mismanaged patchwork of
confusion take a walk through the Condos (1802 W. Lincoln St ) You'd better
hope that a fire truck or ambulance doesn't have to move thru in a hurry.
PRESERVE our investments : Those on Alder Court, Willow Way and Maple Lane
have invested heavily in their properties. Restore R S zoning.
PREVENT further congestion Say No to R-4
PARKING: -- There isn't any. Say No to R 4
PEDESTRIAN SAFETY: There are no sidewalks on the South side of Lincoln. Nor
is there sufficient room to build walkways. Adding as many as 38 units to the
200 + pedestrians or bike riders living in Hawk's Ridge Condominiums alone.
Say No to R 4
How about a PARK instead.
LINCOLN PROPERTY
1510 West Lincoln Apartments ??
BMP Lincoln Rentals LLC
302 Lindley Place
Bozeman, MT 59715-4835
1604*Ryan Kirt Renter Amanda and family
816 N. 15th Ave.
Bozeman, MT 59715-3245
rkirtl604@gmaii.com
Realty Executives of Bozeman
1924 Stevens St. #201
(Durston to N 20th—RT turn 406-582-0250
406 582-0280
1620 West Lincoln *Property in question
Broadleaf LLC
536 Oxford rive
Bozeman, MT 59715-1788
Willow Way Residents
20 acre parcel Wet land no buildings
West Lincoln and W. Kagy
Cecilia Kiefer
518 So 7th Ave
Bozeman, MT 59715-4409
1517 Willow Way Single Family Dwelling
William & Elizabeth McKenzie
710 Sycamore Lane
Bozeman, MT 59718-8182
1521 Willow Way Single Family Dwelling
Martin & Kathryn Lambert
611 Willow Way
Bozeman, MT 59615-7301
1611 Willow Way Owner Occupied
Martin & Kathryn Lambert
1619 Willow Way Single Family Dwelling
Robert &Cynthia Crayton
4027 Bridger Canyon Rd.
Bozeman, MT 59715-7302
1705 Willow Way Owner occupied
Catherine Cameron
1705 Willow Way
Bozeman, MT 59715-7307
1719 Willow Way Owner Occupied �L[ '
Robert and Nancy Planalp er
1807 Willow Way Marilyn Caprio c/o Carlton House
2080 Oak Bay Ave STE
British Columbia
V & R6W2
ALDER COURT PROPERTY
Empty Lot Alder Court (East side of Alder Ct)
Carter Cafritz Development
1660 L Street NWSTE 300
Washington, D.C. 20036-5641
1519 James Drost 406 587-4194
1520 William & Bonnie Beyl 406 580-0138
1523 Ryen Diehl Rebecca Manners 208 870-0599
Ryan.diehll@montana.edu
1608* Margaret Wood 406 582-7886
1609 * Sue Ann & JR lman 205 Dutch Hill RD
Hamilton, MT 59840-0617
406 961-3769
calliriman@vahoo.com
1614 Bratton & Kelly Dubose 406 579-8521 Kelly
1615 Mary Price 406 586-6690 C: 406 451-8190
price.donald.mary@gmail.com
1618 Hayden & Marlene 406 587-8773
Ferguson
1621 Virgilea Walden Sworts 615 517-6814
v.sworts@vahoo.com
1622* Verlan & Mary Ott
832 Woodduck Dr., Woodbury, MN 55125-5101
Kevin Ott & Kathryn Young(vet in Miles C.)
1618 Pearl St. , Miles City, MT 406 852-3565 (contact person)
Contact person
1665 Alexander, Karin, Gerald PO Box 10294 Fairbanks
Alex Michaud & Christina 619 889-2487
1708* George & Susan Burgess 907 457-7302
P.O. Box 10284
Fairbanks, AK
1709* Riggsby Rental Enterprises 1262 Stoneridge Dr.
Bozeman, MT 59718-7037
Jeff Riggs 15500 Madison
Frontage Rd.
Three Forks, MT 59752-9496
406-522-0550 (Clark's Fork)
1714* Susan Barbisan 7067 S. 3`d ST., Bozeman, MT 59715-8305
1715* Michael Clow and Carol Revocable Living Trust 1303 Cherry Drive Bz
586-1892
clowmt@gmail.com
*= rental
Maple Lane
1602 Broadleaf: currently a rental
1604 Owners: Wade and Kathryn Clowes
3111 S.W. Talbot Rd
Portland, OR 97201-1673
Managed by : High Street Property, Inc
333 Haggerty Lane Suite 6
Bozeman, MT 59715
Brad Lindahl, property manager
406-522-0077
Two lots facing Maple Lane and Lincoln: owned by Broadleaf