HomeMy WebLinkAbout10-01-21 Public Comment - K. Filipovich - The IvesFrom:Karen Filipovich
To:Agenda
Subject:Application 21165 - "The Ives"
Date:Friday, October 1, 2021 10:34:04 AM
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Dear Mayor Andrus, Honorable City Commissioners, and Community Development DirectorMatsen:
I would like to comment on application number 21165—“The Ives”—a proposed 6-story, 171,654gross square foot (gsf) mixed-use development at the corner of N Willson and W Villard. Thisbuilding represents the first major project that directly abuts residential zoning.
This project is not appropriate for the site in its current iteration and needs more thought as to how itintegrates into the neighborhood and how the transition is accomplished.
The proposed project site (and the overall proposed development) is wholly within the boundaries of
NENA. Since it sits within a neighborhood, the community theme of "a city of uniqueneighborhoods" applies. It also proposes to add 99 residential units, so it primarily a residentialproject.
The Design Review Board staff reports states that, "The Ives building would appear to tower overthe smaller one-and two-story older homes to the north and west." Six stories and 70 feet towers overeverything else in the neighborhood and is significantly taller than most buildings on Main, our mostintensively used part of the downtown business zoning district. It is also much higher than the
potential building envelope for R-4, so even if the adjoining residential lots were all to beredeveloped, the building would still loom over those lots.
The site application provides an inadequate description of the west building face which is the one
that most directly impacts the adjoining residential area. It appears that the developer is proposing aproject that follows the entire building envelope, with a blank wall and stepped back balconies. Thisis not an adequate transition. The wall would be twenty-one feet away from the residential lots andseems to lack any hint of character, articulation or even the appearance of a nod to the vernacular
materials used in the northeast neighborhood. Additionally, it appears this face would primarily beused for driveway access to the building, so would add significant traffic to the alley. I don't seenoise or traffic assessments that show the impact of 99 units, retail and 177 parking spaces with mostaccess coming in the alley. It also isn't clear why a variance on the garage door placement should begranted. A greater understanding of the exact proposed design and its impact on the neighbors isneeded.
Homebase is requesting cash-in-lieu for the provision of parkland for this development. This goingagainst the community plan by decreasing our quality of life and reducing health and safety. Theoverall site plan encompasses multiple blocks. Adequate parkland could be developed within theoverall development that is inviting to the public and encourages "walkable" neighborhoods. As aneighborhood, we deserve more parkland as overall density increases. Cash-in-lieu is likely to beused in some other part of Bozeman, to the detriment of the existing neighborhood.
The proposed streetside tree and vegetation plan appears inadequate. There are not many trees, and itis curious that they appear to be specifying the same species. According the Bozeman Forestry
Division, "Planting a wider variety of tree species will ensure a healthier forest, avoiding
problems that are specific to a single species, genus, or plant family." It does not appear
that a boulevard is specified either. Since this block is partially residential, it would be
particularly important to add more landscaping at the street level to help transition from one
zone to another.
It would be very helpful to have a clearer description and plan for how the street level
sidewalk, first floor storefront and boulevard all work together to transition from business to
residential in this area. Getting this transition right will be particularly important for the
homes in the R-3 zoning district directly across the street to the north on Villard. If planned
well, it could also help with stormwater infiltration.
Please take the time to work through the transition issues and get answers to the unknownsin this application. Please vote "no" to this project at this time, with the understanding that
this is part of the process for working in vibrant infill districts. Taking the time to get it rightat this stage ensures fewer problems down the road. With about 50% of the B-3 interface
on blocks that also contain residential areas, this is an opportunity to make thoughtfulchoices that will help inform how that entire interface is redeveloped in the coming decades.
Sincerely,Karen Filipovich
426 N Grand Ave.Bozeman, MT 59715