HomeMy WebLinkAbout05-30-17 Public Comment - R. Canfield - UDC Update1
Clerk Temp
From:The Canfields <dickanddeb@canfields.org>
Sent:Tuesday, May 30, 2017 10:07 AM
To:Agenda
Cc:Jennifer Rockne; Jeanne Wilkinson; Jodi Rasker; Dennis Raffensperger; Dick and Deb
Canfield
Subject:Public comment on UDC Update
Attachments:Have alleys in your neighborhood.docx
Categories:Public Comment
Dear Tom & Chris,
Attached please find my public comment on the May 8 draft of the UDC update, which I made in verbal form at the well‐
done Neighborhoods Deep Dive meeting last week.
As you know, I am very concerned about the consequences of infill in the form of ADUs in the historic districts. It is to
everybody’s benefit to inform the affected neighborhoods on all aspects of this issue during this working draft review
period. I see Chris’ well‐timed update on ADUs at tomorrow evening's SCAN meeting as an important step in this
process. I posted the attached comments on NextDoor yesterday to encourage participation in the meeting and
discussion of the consequences of infill among what I believe to be the most affected neighborhoods: South Central,
Bogert Park, & Cooper Park.
Richard C Canfield
(406) 579‐9095
Have alleys in your neighborhood?
I attended the May 23rd Neighborhoods presentation on the draft
Unified Development Code (UDC)*. I am impressed by how many of
the neighborhood issues that have come up during the last year have
been addressed in a manner that is responsive to input received from
the public, the Inter Neighborhood Council and other groups.
However, I feel that one change to the code, adding ground floor
Accessory Dwelling Units (ADUs) on lots with alley access in R-2, 3,
4, 5, O, and REMU zoning districts, raises many issues downstream.
In the draft UDC, the term “ground floor Accessory Dwelling Unit
(ADU)” is wonk talk for a small (600 sf) detached secondary house,
which includes a complete kitchen and one bedroom. They are
typically built for the purpose of short-term or long-term rental or for a
relative with special needs, although those needs are often better met
by an ADU that is interior to a principal dwelling, which is permitted in
all zoning districts.
I am worried that infill and affordability are not being considered in an
overarching framework that includes consideration of the
consequences of these suggested code changes for livability,
character, and property value:
1. Alleys will serve ground floor ADU residents as roads,
sidewalks, and bike paths. What about paving the
roadway? Streetlights for safety and crime prevention?
Owner maintained sidewalks, or ice and snow?
2. Many alleys in the historic districts are only 20' wide,
considerably narrowed by trash and trash cans, often
blocked by service vehicles, construction vehicles, trash
trucks, unpaved, and unplowed. This past winter in our
neighborhood, even a City trash truck got stuck in the
snow in an alley and had to be towed out!
3. Ground-floor ADUs are not located above garages, as is
presently permitted in much of Bozeman. Because
ground floor ADUs will typically add two residents and
eliminate a double garage, they are a double whammy
for parking.
4. Within the Neighborhood Conservation Overlay District
the City has a checkered history of non-enforcement of
accessory building design guidelines, particularly in
2013-2016. Ask your favorite realtor whether your
property would increase or decrease in value if the alleys
in your neighborhood were lined with some of the
nonconforming buildings shown in http://bozeman-
history.net/adu/NCODNeighborhood4CC%20copy.pdf
I believe that infill of our historic districts through ground floor ADUs in
alleys risks creating unsafe and inferior housing in the name of
affordability and avoidance of urban sprawl, while degrading the
many historic districts and older traditional neighborhoods that are
part of the City's heritage.
I wonder who will pay for the required alley improvements. The same
people who will benefit? I think not. I worry that ADUs simply
become an income element and add to the sales price and appraised
value of a given property, which is hardly a path to affordability. I
seriously doubt that real estate prices in central Bozeman, where
small homes on 5000 s/f lots now go for $600 K, will ever be
affordable. Moreover, does affordability require reduced safety,
security, and livability for both residents and neighbors? I hope not.
The agenda for the annual meeting of the South Central Association
of Neighbors at 7:00 pm on Wednesday, May 31st at the Story
Mansion includes “ADUs and short term rentals update” — Chris
Saunders, Community Development Policy and Planning Manager,
as well as Neighborhood announcements, questions, and concerns.
(*)The May 23, 2017 Neighborhoods related deep dive presentation
is on line at
http://www.bozeman.net/Smarty/media/Administration_Media/docume
nts/Neighborhood-Deep-Dive-5-23-17.pdf.
.