HomeMy WebLinkAbout06-12-17 Public Comment - B. Gallik - North Grand Housing June 12, 2017 Colo
Martin Matsen
Community Development Director BY HA
Office of Community Development
0 East Olive St., Ste 202
Bozeman, MT 59715 SON --/ ,
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RE: Jason Delmue s North Grand Project, Planning -CO'.
File Number 17-186.
Dear Director Matsen:
Thank you for allowing me to comment on Jason Delmue's proposed 5-unit
condominium project on North Grand Avenue. Initially, I commend the Applicant
and his development team for holding an open house to discuss the proposed
project.
Turning now to the application, I own and live in the house at 316 North 3'
Avenue, --several doors down the alley from this proposal. I have met with the
Applicant, his planners and reviewed his proposal. For the reasons that follow, I
object to the Application as it is inconsistent with the neighborhood in terms of
mass, character and the number of units and thus contrary to the intent and purpose
of the Neighborhood Conservation Overlay District, which applies to this proposal.
Moreover, if approved the project will simply be the first domino to fall in our
neighborhood, as developers seek older homes that will be destroyed to obtain
maximum economic return on real property located near downtown Bozeman — all
at the expense of existing neighborhoods.
My home, and the Applicant's property, have different zoning designations.
However, both are located in the Neighborhood Conservation Overlay District
("NCOS"). According to Section 38.16.010, of the Uniform Development Code
The intent and purpose of the conservation district designation is to
stimulate the restoration and rehabilitation of structures, and all other
elements contributing to the character and fabric of established
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residential neighborhoods and commercial or industrial areas. New
construction will be invited and encouraged provided primary
emphasis is given to the preservation of existing buildings and
further provided the design of such new space enhances and
contributes to the aesthetic character and function of the property
and the surrounding neighborhood or area. Contemporary design
will be encouraged, provided it is in keeping with the above-stated
criteria, as an acknowledged fact of the continuing developmental
pattern of a dynamic, changing community. The neighboring
community shall be provided notice and opportunity to comment upon
the proposed property improvements in accordance with article 40 of
this chapter. In addition, aggrieved persons shall have the right to
appeal any design review decision made under the provisions of this
article, in accordance with article 35 of this chapter.
In view of the fact that most of the area included within the
boundaries of the conservation district was developed and built out
prior to the adoption of zoning and contemporary subdivision
regulations, the construction, development pattern and range of uses is
highly diverse and may not be in compliance with conventional
regulatory requirements. This article recognizes that this diversity is a
major contributing element of the historic character of these
neighborhoods or areas. The provisions of this article shall be applied
in a manner that will encouraLye the protection and enhancement of the
many diverse features for future generations
(emphasis added). The Town of Chapel Hill, North Carolina, describes NCOD's,
as follows:
A neighborhood conservation overlay district (NCOD) is a zoning
tool used to preserve, revitalize, protect, and enhance significant older
areas within a community beyond what is specified in the standard
code. The conservation overlay regulations are applied in addition to
standard zoning regulations and will usually take precedence.
Both a NCOD and a historic district are overlay districts; however, a
NCOD will typically regulate fewer features and will focus more on
significant character defining features, such as lot size, building
height, setbacks, streetscapes, and tree protection. Unlike historic
districts, NCODs rarely consider specific elements, such as windows,
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buildings materials, colors, and decorative details. In addition, most
NCODs do not include demolition delays, a tool utilized in historic
districts. . . . .
https://www.presne.org/neighborhood-conservation-overlay-districts/
The Applicant's proposal — 5 units in a 3-story building are
inconsistent with the character of the neighborhood, in mass and building
height. Indeed, it is even larger than the office building, across the street to
the south. This project will hang like a cloud over the existing homes and is
not in keeping with the neighborhood. It will effectively eliminate the
sunshine, from the south, for the house immediately to the north.
Moreover, if approved, it will not stabilize the neighborhood, as
required by Section 38.16.010.F.2. Instead, it is like the Trojan Horse of
development. If approved, it will simply encourage developers to buy older
homes on the north side, destroy them, and fill the entire grounds with
condos or townhomes that will rise high above the existing structures in the
neighborhood.
Finally, I understand the project will provide 5 spaces for parking and
apparently meets the requirements of the code. That is appreciated. I note,
however, that by destroying a single family home, on a street where parking
is not allowed on the east side of the street, and replacing it with 5 units, all
of whom will likely have additional cars, RVs, etc., will simply exacerbate
the existing parking issues we already face in the neighborhood.
In sum, my primary disagreement with this project is that it is
inconsistent with neighborhood in size, mass and character, and, if approved,
will destabilize the existing neighborhood, as it will simply be an invitation
for developers to buy old homes, tear them down and build large, 3-4 story
multi-unit complexes to maximize their return on investment.
I ask that you reject this proposal. In the alternative, please refer to
the City Commission.
Thank you for your consideration.
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lan
rel ,
K. Gallik
316 North Third
Bozeman, MT 59715
(406) 404-1728
C: Intrinsik
City Commisson.
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