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HomeMy WebLinkAbout10-17-17 Public Comment - R. Peters - Black Olive IIFrom:rpeters@bresnan.net To:Agenda Cc:Carson Taylor; Cyndy Andrus; Chris Mehl; Jeff Krauss; I-Ho Pomeroy Subject:Black Olive Proposal Commission Decision Date:Tuesday, October 17, 2017 1:21:02 PM Attachments:BLack Olive Public Comment 10-16-17.pdf Dear City Commissioners, Please see the attached pdf document for public comment regarding the Black-Olive Development proposal for your review. Thank you for your consideration. Sincerely, Randy Peters Co-owner 210 South Black Avenue Bozeman, MT 59715 October 17, 2017 Page 1 Dear Commissioners, Black-Olive is Bad Design for many Reasons. Bozeman Deserves Better. The Black-Olive (BO) developer’s latest proposal is even larger than the previous version which was rejected for being too big for the site; the wrong building in the wrong place. With only 6 less bedrooms and 3 more parking spots, it 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 culturally historic significance of the area. This Commission rejected the last BO proposal for being incompatible with the neighborhood and too big/overbuilt for the site; the wrong project for the site, plus 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. 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 development and compatible growth – that does not sacrifice our neighborhoods for the profit of developers and investors. We are not anti-growth or infill. We can have reasonable infill without destroying Bozeman’s historic character. The Black Olive project is not reasonable infill; it is extreme overfill. 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 Black Olive proposal with its oversized mass and scale, contrary to preserving and enhancing this Historic District, will loom over and adversely affect the adjacent residential structures and neighborhood that contribute to the district. A more reasonable 3 or 4 story structure, if designed creatively, could still be economically feasible for this location. 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. The Planning Department is updating the City’s Uniform Development Code and has provided many recommendations including those regarding good design and transition to historic districts or residential areas. While meeting minimum requirements for B3 zoning, the massive BO project ignores good design principles in favor of maximizing profits without respect for adjacent property and historic neighborhoods. It’s like using a sledge hammer approach for a delicate operation. October 17, 2017 Page 2 As an adjacent B3 property owner who will be severely impacted by the Black Olive, I implore the City to require better design. Take for example open space requirements. Rather than providing real green space for his tenants, the BO developer hangs dozens of balconies from the massive building overlooking the backyards of historic neighborhoods. The BO’s 2nd floor balconies will be 5 ft. from the property line and only 13 feet from the 2nd story bedroom window apartments of my 1930 vintage property in the South Black-Tracy historic district. So much for privacy! So much for context compatibility, sensitivity and transition to the surrounding structures and neighborhoods! Where will rain and snow melt run off? How will the BO provide maintenance service to their building without encroaching on my property or other adjacent properties? The developer has stated he is excited about this project. It is clear the developer is excited to make quick profits while ignoring good design principles thereby negatively impacting neighboring properties without appropriate transition to historic neighborhoods. My historic register home will be maintained during my ownership out of respect for the neighborhood and history of Bozeman. However, if I choose to develop the back of my property, the current Black Olive design with its 5 ft. setback, height and wall of balconies would limit the design and further development of my property; thereby decreasing its value and potential as an investment. Potential designs could be severely restricted due to the proximity of the BO’s footprint, apartments and balcony’s to my property. The height of any structure I build (even at 2.5 to 3 stories) could also be denied because of the building wall of BO units/balconies a short distance away. 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. A broad-base of concerned citizens have spoken out against the Black-Olive development. A less intrusive, scaled-back, appropriately designed building could be compatible with the neighborhood. On Wednesday, October 18th 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. You have the review authority to do so; supported by the overwhelming opposition to this project and its huge impacts to the downtown neighborhoods and historic areas. Thank you for your consideration. Sincerely, Randy Peters Co-Owner; 210 South Black Avenue, Bozeman