HomeMy WebLinkAbout04-11-17 Public Comment - T. & K. Marcinko - Black OliveTim and Kathy Marcinko
1216 S 3rd Ave., Bozeman, MT 59715
(406) 600-5096 office@bridgerphoenix.com
April 11, 2017 E-MAIL TRANSMITTAL
Sent: April 11, 2017
e-mail: agenda@bozeman.net
Bozeman City Commissioners Pages Transmitted: 2
City of Bozeman
121 N Rouse Ave.
Bozeman, MT 59715
Subject: Black Olive Site Plan
Comments from Cursory Review of File Documents – Part 2
Dear Commissioners,
Thank you for taking the time to read my concerns regarding the proposed development at
Black and Olive. This is my second letter to you on this proposed development. During my
first letter dated April 3, 2017, I provided my historical perspective and interest in the
development of downtown as both a residential and commercial property owner within the
downtown area.
As stated in my April 3 letter, my comments are not focused solely upon the Black Olive Site
Plan but on the broader perspective of how the growth of the B-3, Central Business District is
being shaped by the Bozeman Design Guidelines for Historic Preservation and the
Neighborhood Conservation Overlay District. As there are currently multiple mid-rise
commercial projects being proposed for development within the downtown corridor, my
concern is that developers are rushing to take advantage of the construction window created by
what I consider overly lenient parking requirements. The unfortunate result being a downtown
area choked by less than sufficient parking, which would ultimately negatively impact both the
downtown businesses and the residential areas surrounding the downtown region. One point
that I would like to make is that I see that one of your responsibilities as our Commissioners is
to represent the existing property owners of those downtown commercial and residential
properties (that voted you in) and not be subject to the pressures of developers.
With regards to the Black Olive Site Plan and B-3, Central Business District growth guidelines, I
offer the following comments:
As noted in my previous letter, I recommend that the city look at altering the design criteria
for those future developments proposed to be constructed at the perimeter of the B-3,
Central Business District adjacent to the residential districts to create a step down building
mass and height approach that better transitions into the residential district.
With regards to the concept of one vehicle parking space per residential unit: The “Black
Olive Site Plan Staff Report” noted that the initial monthly lease rates for the apartments
range from $1,000 for a studio up to $2,000 for a two bedroom unit with the parking spaces
in the garage leasing for an additional $75 - $100 per month. These proposed lease rates are
Letter to Bozeman City Commissioners
Review Comments on Black Olive Site Plan – Part 2
April 11, 2017 Page 2
much higher than the typical monthly $450 -$600 per residential bedroom lease rates
currently being charged in Bozeman. With these higher proposed lease rates, is the Black
Olive development requiring that their tenants who own vehicles to lease at least one of the
garage spaces? Or, is the leasing of the garage spaces optional? If the leasing of a garage
parking space is optional, then that would displace additional vehicles onto the neighboring
residential streets while possibly resulting in empty on-site garage parking spaces.
As the property owner and office manager of the Inverness Professional Building at 211 N
Grand Ave., I am perplexed at the commercial parking requirements for the B-3, Central
Business District which states that no parking is required for the first 3,000 gross square feet
of non residential use. My two story building has roughly 3,500 gross square feet and while
many of my tenants walk or ride bikes to the office building, the parking lot is rarely filled
to capacity. However on peak busy days, there can be about ten vehicles parked in the on-
site lot with an additional two or three vehicles parked on the street. Therefore, based upon
my experience of owning the Inverness Professional Building for the last 19 ½ years, it
seems that the City’s current exemption for commercial parking spaces will result in many
more vehicles parked on the neighboring streets. Since the proposed Black Olive
development has 800 square feet of commercial space planned for the first floor, it is
obvious that those employees and clients will be searching the neighborhood for places to
park. As the Inverness Building owner, I am proud to provide my tenants and their clients
with ample parking. I believe that it is one of the perks that I am able to provide them and
would not choose to have it any other way.
I highly recommend that the Commissioners review and improve the Bozeman Design
Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District
particularly for the B-3, Central Business District. Unless some rational changes are made, I
believe that the downtown district will become unnecessarily congested and burdensome to
the downtown businesses and the surrounding residential neighborhoods.
Thank you for allowing me to voice just a few of my concerns for the construction of the Black
Olive project.
Tim R. Marcinko