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Home My WebLink About03-03-22 Public Comment - J. Lee - Public Comment, Deaconess Hospital Demolition, Application #21385Submitted via email March 2, 2022 City of Bozeman Department of Community Development ATTN: Planner Sarah Rosenberg PO Box 1230 Bozeman, MT 59771-1230 srosenberg@bozeman.net; agenda@bozeman.net RE: Public Comment, Deaconess Hospital Demolition, Application #21385 Dear Ms. Rosenberg, Please accept this letter as an objection to the demolition of the historic Bozeman Deaconess Hospital building and its replacement with two, 6-story (70-ft-tall) buildings (Mountain View East and Mountain View West) as part of the North Central Master Site Plan (MSP; Application 21029), which has been approved by the City but is currently under appeal (Appeal Number 22005). The proposed demolition and subsequent development under the MSP encompass an area with a deep connection to Bozeman’s medical history, including the locations of the Bozeman Sanitarium, the Bozeman Deaconess Hospital, the Mountain View Nursing Home, and the Bozeman Medical Arts Center. Zoning of this area as B-3 is clearly tied to its historic establishment as a healthcare hub and the presence of these medical facilities. While not all are historically significant in the framework of the National Register of Historic Places (NRHP), the extant buildings represent a cohesive tie to Bozeman’s history. The demolition project is the site of the Bozeman Sanitarium, which subsequently became Bozeman Deaconess Hospital. The sanitarium was built around the turn of the 20th century and was the first centralized healthcare facility in the Gallatin Valley. It was followed in 1920 by the current brick building that is proposed for demolition, which was designed by prominent local architect Fred Willson and retained portions of the earlier sanitarium complex. The Deaconess Hospital Building was recommended eligible for inclusion in the NRHP under criteria A, B, and C for its association with the growth and development of Bozeman, its association with significant historic people, and its architectural characteristics, respectively (Carpenter 2015). The fact that this building meets three of the four NRHP eligibility criteria is particularly noteworthy and should be carefully considered in the City’s demolition permit application review process. The Deaconess Hospital building is within the City of Bozeman’s Neighborhood Conservation Overlay District (NCOD), the stated purpose of which in the City’s Unified Development Ordinance (UDO) is to “stimulate the restoration and rehabilitation of structures and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas” (Winter & Company 2006:9; see also BendonAdams 2019:23). The NCOD was created by the City to Rosenberg, 3/2/2022 Page 2 “…protect Bozeman against alteration and demolition that might damage the unique fabric created by the hundreds of important buildings and sites that make up the historic core of Bozeman” (Winter & Company 2006:9; emphasis added). I urge the City to work with HomeBase Partners to preserve and repurpose the NRHP-eligible Deaconess Hospital building. There are several examples in Bozeman where adaptive reuse of historic buildings has been successful, including 300 W Main (multi-family units) and Montana Ale Works (commercial space). According to a Structural Conditions Assessment of the building conducted by DCI Engineers under contract with HomeBase Partners, the building has structural issues, but it is not a lost cause. The engineers concluded (Lorenz 2020), the building requires significant upgrades to ensure it can function adequately and provide life-safety to the occupants following a renovation or adaptive reuse. A thorough cost-benefit analysis is highly recommended as to what can be reasonably salvaged while still providing a functional and safe building from all aspects in conjunction with the structural integrity. DCI Engineers’ findings indicate that while demolition may be the simplest (and cheapest) way forward for the developer, it is by no means the only option. Has the recommended cost-benefit analysis been conducted and, if so, what were the results? If such an analysis has not been conducted, why not? Many significant historic buildings in Bozeman, including my 1890 home, likely do not meet current building code. That is not justification to demolish them. I hope the City will recognize the historic value of this building to the community and encourage its adaptive reuse within the proposed development. At minimum, if the City does approve the demolition permit, HomeBase Partners needs to be held accountable for the significant loss and work with the City Historic Preservation Officer, qualified professionals, and the public to identify and satisfy appropriate mitigation of adverse effects to this NRHP-eligible building. The developer’s willingness to salvage building materials is commendable but should not be considered adequate mitigation. Further, in looking through Document 008 Project Narrative, it is unclear how or where those salvaged materials will be repurposed. Heritage resources have clear social and economic value, and development impacts to them should be seriously considered in all planning decisions. Historic preservation and the listing of properties in the NRHP provides prestigious recognition to significant properties, bolsters community pride, helps promote tourism and economic development, supports local heritage education activities, encourages sustainability, and increases property values. The loss of these resources can have both short- and long-term, cumulative effects on a community. Many people are drawn to Bozeman not only for its beautiful natural setting but also for its representation of a community with historic depth and stability. Those characteristics are most clearly exemplified in the City’s historic architecture, particularly in the downtown core and adjacent neighborhoods. This includes the Deaconess Hospital location. When those historic elements are removed or negatively altered, the community risks losing the very thing that drew people to it in the first place. In closing, I remind City planners that the evaluation of the Deaconess Hospital building for eligibility on the National Register of Historic Places, and the subsequent recommendation that it is eligible, was a direct result of a City-sponsored historic resource survey to identify significant historic Rosenberg, 3/2/2022 Page 3 properties and aid with planning decisions. Initially conducted in the 1980s, it was resumed in the mid- 2010s. The City’s on-going support of that survey (https://www.bozeman.net/government/historic- preservation/architectural-survey) reflects the value that Planning staff place on recognizing Bozeman’s historic built environment and their commitment to preserving significant resources. The Deaconess Hospital has been identified as a significant historic property within Bozeman, and it deserves responsible and respectful treatment. Thank you for your time and attention to this letter. I appreciate the City’s continued notification of all future public meetings related to this project, either by phone, email, or regular mail. My contact information is provided below. Respectfully, Jennifer Borresen Lee 322 N. Tracy Ave. Bozeman, Montana 59715 (303) 817-5875 mobile jennieblee@gmail.com References: Carpenter, Scott L. 2015 Montana Historic Property Record for 15 W Lamme St. Prepared by InteResources Planning, Inc., Bozeman, Montana. Document on file at the City of Bozeman Planning Department. Also available online at https://www.bozeman.net/government/historic-preservation. Lorenz, Jami 2020 Structural Conditions Assessment – Original Bozeman Deaconess Hospital, 15 West Lamme Street, Bozeman, MT. Document on file at the City of Bozeman Planning Department. Schliesman, Rolene R., Lon Johnson, Patricia Bik, Patricia McLaughlin Boyle, Patricia Jacques, and Chere Jiusto 2015 The Montana Certified Local Government Manual. Prepared by the Montana Historic Preservation Office, Helena. Electronic document, https://mhs.mt.gov/Shpo/docs/CLG_Manual.pdf, accessed 12/1/2021. From:Jennie Lee To:Sarah Rosenberg; Agenda Subject:Public Comment, Deaconess Hospital Demolition, Application #21385 Date:Thursday, March 3, 2022 5:04:56 PM Attachments:PublicComment_DeaconessDemolition_JLee.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon, Please find attached my public comment regarding the proposed demolition of the DeaconessHospital. Respectfully, Jennifer Borresen Lee 322 N. Tracy Ave.Bozeman, MT 59715