HomeMy WebLinkAbout10-09-17 Public Comment - R. Peters - Black Olive II
October 9, 2017 Page 1
Dear Commissioners,
Say “NO” to Black-Olive and Unresponsive Developer
Here we are again to protest another Black-Olive development proposal. Little has changed! In
fact the building footprint has increased in size and is closer to its southern property line. The
developer meets only the minimum requirements for B3 zoning. With a few less bedrooms, a
few more parking spots, the proposal is essentially the same oversized mass, height and scale 5-
story intrusive building without compatibility or sensitivity to the context and character of the
surrounding neighborhood, adjacent structures and the areas culturally historic significance.
This Commission rejected the last BO proposal for being incompatible with the neighborhood
and too big and overbuilt for the site. It’s the wrong project for the site, plus has systemic
parking issues.
The Design Review Board (DRB) unanimously rejected (3 times) the BO design and expressed
dissatisfaction with the developer’s disregard for previous DRB input regarding height, mass,
scale and neighborhood incompatibility.
Thousands of hours and tax dollars created the collective body of codes, plans and design
guidelines which govern Bozeman development. While meeting zoning codes is part of the
process, they are not the only consideration when reviewing proposed developments such as
Black-Olive (BO). The city’s current plans, neighborhood conservation overlay district (NCOD)
and design guidelines all emphasize the preservation of Bozeman’s character, historic areas and
neighborhoods.
In spite of all the discussion about Subchapter 4B, the code still says:
Section 38.19.100 Plan Review Criteria
4. Relationship of plan elements to conditions both on and off the property, including:
a. Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent
neighborhoods and other approved development relative to architectural design, building mass
and height, neighborhood identity, landscaping, historical character, orientation of buildings on
the site and visual integration;
b. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space
and landscaping, etc.) so that activities are integrated with the organizational scheme of the
community, neighborhood, and other approved development and produce an efficient,
functionally organized and cohesive development;
5. The impact of the proposal on the existing and anticipated traffic and parking conditions;
Also the Bozeman Community Plan Vision Statement says:
“Bozeman’s unique identity, characterized by its natural surroundings, its historic and cultural resources,
and its downtown, which is the heart and center of the community, is preserved and enhanced.” Page 5.
October 9, 2017 Page 2
The South Bozeman Historic District, a National Register-listed cultural resource, contributes to
the City’s unique identity, is at the heart and center of the community, along with other
downtown neighborhoods, and should be preserved and enhanced. The over-built 5-story
Olive and Black proposal with its oversize mass and scale, contrary to preserving and enhancing
this Historic District, will loom over and adversely affect the residential structures and
neighborhood that contribute to the district.
Downtown surrounding neighborhoods have and continue to support and contribute to the
vitality of downtown, its shops and restaurants and theater, and the South Black Historic
District should not have to bear the burden of an overbuilt apartment building that is contrary
to the mass, scale and character of the Historic District. We support re-development and
growth – compatible growth – that does not sacrifice our neighborhoods for the profit of
developers and investors. The neighborhoods are turning over – new families and new
customers. We can have reasonable infill without destroying the historic character.
A neighborhood adjacent to downtown is under assault from an insensitive BO developer who
cherry-picks codes to maximize building height, scale (& profits) without consideration of
context, character, compatibility and transition with adjacent structures and neighborhoods.
Despite DRB comments and extensive citizen objections, the BO developer flagrantly seeks to
build a giant 5 story balcony-laden monster, lacking parking next to one and two-story homes at
the edge of a historic neighborhood. This project is not reasonable infill; it is extreme overfill.
We are not anti-growth or infill. A broad-base of concerned citizens has spoken out against the
Black-Olive development. A less intrusive, scaled-back, appropriately designed building could be
compatible with the neighborhood. On Monday, October 9th 2017, we urge the City
Commissioners to consider the collective intent of the city plans, codes and design guidelines
which provide the legal authority to reject the current Black-Olive proposal.
Please reject the current Black Olive proposal.
Thank you for your consideration.
Sincerely,
Randy Peters
Bozeman