HomeMy WebLinkAbout08-31-19 Public Comment - C. Stillwell - Bozeman Medical Arts Zone Map AmendmentFrom:Christy Stillwell
To:Agenda
Subject:project 19-258
Date:Saturday, August 31, 2019 5:32:16 PMAugust 30, 2019
City of Bozeman Department of Community DevelopmentAttn: Chris SaundersPO Box 1230Bozeman, MT 59771-1230
Dear Chris,
I am writing to petition the zoning change amendment of application 19-258,which proposes to change the zoning of the Medical Arts Building parking lot on thecorner of Willson Ave and W. Villard St. from R4 to B3.
I live with my family at 402 N. 5thAve. My husband and I moved to the Beall’sAddition in 2000, buying our first house at 414 N Grand Ave. In 2010, after an extensivesearch all over the valley, we decided to stay in the neighborhood and bought the houseon the corner of W. Villard St. and 5thAve. In the past several years, our neighborhoodhas seen tremendous change but none as drastic as in the past six months. I am wellaware, as are most of my neighbors, that more changes are to come. But I believe that ifwe proceed with caution and care, we can satisfy the majority of current homeowners aswell as those wishing to develop the neighborhood. The key to doing this is to keep thegrowth within the state law zoning criteria, as well as the Bozeman Community GrowthPlan.
I oppose the zoning amendment change in 19-258 because I find it out ofcompliance with the ZMA criteria established in state law.
Criteria 1(a) states the ZMA be in accordance with the Bozeman growthpolicy. According to the Bozeman Plan Themes, in its proposed growth policy, the cityaims to be a “City of Neighborhoods ” and the shape of the city should maintain “theurban character defined by urban edges, varied skyline, pedestrian friendly streetscapesand integration with natural landscape that surrounds us.” The key concept is the urban edge. That has to be set somewhere, and adhered to.The current zoning map of Bozeman, which has already been approved by the citycommission and zoning board, defines that edge in this case as N. Willson Ave up toVillard, with a small jog around the current Medical Arts Building , then back down N.Tracy. The lot directly to the south of project 19-258 is B-3, which makes senseconsidering it abuts the Project Wet building. Similarly, the next block to the south is partof the B-3 zoning and a commercial building is currently being developed there. This lot,
too, sits adjacent to a business, not houses. The parking lot in question shares an alleywith single family homes and should remain designated R-3.
Criteria 1b(i) states that zoning regulations must be designed to “secure safetyfrom fire and other dangers.”Designating this lot B-3 will make it difficult for emergency vehicles to passthrough on N. Willson Avenue, an already crowded street. Once the lot is developed,residents of the new building as well as the current Medical Arts tenants will need to usestreet parking. This will further congest Willson Ave. Parking will overflow into thenearby neighborhoods, further congesting them, creating a safety hazard.
Criteria 2(a) states that zoning regulations should consider “reasonable provisionof adequate light and air.” Designating this lot as B-3 allows for a building height up to70’. This size of commercial building does not provide adequate light and air and in factreduces light available to the homes that sit adjacent to the structure. One neighbor’smathematical estimation shows that a 44 foot building will increase shade in theneighboring lots by about an hour. Increasing the height of that building to 70 feet willreduce light by an additional .58 hours. During winter months a tall building will reducethe time of direct light - and potential for solar heat - by approximately 18.5 percent.
Criteria 2(b) asks zoning regulations to consider the effect on motorized andnonmotorized transportation systems. Project 19-258 is out of compliance becausethe B-3 commercial designation will increase the density of parking along the street,further congesting avenues for bus transportation. Cycling will be hazardous andpedestrian traffic will be at risk.
Criteria 2(d) asks the board to consider the character of the district and its“peculiar suitability for particular uses.” Rezoning the lot to B-3 will change the characterof the district, extending thedowntown B-3 district one block too far to the west.According to the City of Bozeman Zoning intents and purposes, downtown B-3designation should be the “area of greatest density of development, intensity of use, andappropriate infill”. While it makes sense that this lot is surrounded by B-3 because noneof the other blocks contain a majority of R-3 properties. Rezoning this lot does notconsider the districts “peculiar suitability” of use. The neighborhood on the west side ofN. Willson Ave is primarily residential. To change this lot to high density urban businessdistrict will change the character of the neighborhood, providing more incentive tosubdivide and further decimate the theme of a “city of neighborhoods” as stated intheBozeman Community Development Plan.
Criteria 2(e) asks the zoning regulations to conserve “the value of buildings andencourage the most appropriate use of land throughout the jurisdictional area.”As statedabove, changing the zoning to B-3 does not conserve the value of the neighborhood. The
current R-3 designation does.
I appreciate your consideration of this letter in protest to the change of zoning forthe Medical Arts Parking lot, application 19-258. Please do not hesitate to contact mewith questions or comments. I can be reached at christystillwell402@gmail.comor byphone: 406-570-3774.