HomeMy WebLinkAbout11-02-23 Public Comment - A. Sweeney - Attn_ City Commissioners and Community Development Board Members 3From:Alison Sweeney
To:Agenda
Subject:[EXTERNAL]attn City Commissioners and Community Development Board Members
Date:Friday, November 3, 2023 9:32:32 AM
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Please consider the concerns detailed below. I drafted this email to Alice Bucklay in responseto a webinar she gave along with Chris Shaida and Mark Egge. I would really like decision
makers (yourselves) to hear my concerns as well.
My intention is to work with everyone to get a better code for Bozeman. Thanks
Content of email sent 11/3/23:
Hi Alice,
My name is Alison Sweeney. I live just a few blocks away from you on 14th Street. I recentlywatched a webinar with you, Chris Shaida, and Mark Egge, trying to inform people about
what is in the draft update.
There are several assertions you guys made that I'd like to push back on.
Density = Affordability
This will not be the case. When I pointed out to Jason Delmue (member of Bozeman'sCommunity Development Board, CDB) that none of the multi unit dwellings that are currentlyreplacing old historic homes or duplexes are affordable, he told me he's not surprised becausesomething new in a great location will necessarily be expensive.
Think about that for a minute... none of the added density in central Bozeman will beaffordable.
Maybe it's increasing housing stock, but for whom? I fear gentrification not renters! ChrisShaida accuses us of being NIMBY about renters. I assure you that's not the case. As youknow our neighborhood has a high number of renters and we love them. We can have arelationship with them. Because they're here. If we increase housing stock only toaccommodate wealthy weekenders and 2nd, 3rd, or 4th homeowners we will no longer haveneighborhoods. If the goal is to provide housing for the folks that make our town run (thenurses, firefighters, car mechanics, hairdressers, grocery store clerks, and wait staff) up-zoningwon't do it.
Please watch the webinar on this page:https://www.livablecalifornia.org/vancouver-smartest-planner-prof-patrick-condon-calls-california-upzoning-a-costly-mistake-2-6-21/
Patrick Condon was a pro-density guy for decades and recently changed his position becausethe evidence has not supported it anywhere yet.
The new units will be small
There is no guarantee of this because the new draft code is missing FAR regulations, whileincreasing height and mass allowances. Our current code contains FAR regulations, but doesnot tie it to units. So for example someone in R-2 could tear down a small house and build aMcMansion under current code. This possibility is only exacerbated under the proposed draftbecause builders are now allowed 10,000 square feet with no FAR constraints. I've hadconversations about adding FAR regulations to the proposed draft with both Jason Delmueand Mark Egge and neither is opposed.
Please read these articles for a better understanding of FAR:https://www.seattletimes.com/seattle-news/politics/new-ban-on-mcmansions-would-dramatically-change-seattles-house-building-rules/
https://ctabuilds.com/upcoming-far-regulations-in-seattle/
The infill will blend in with the existing built environment
This is simply not the case. With Code Studio's axonometric drawings it's easy to get that
impression, because when you view something from above you are not observing height andmass relative to surrounding structures, or on a human scale from the ground.
I've attached a drawing by a local architect that shows an elevation of what is possible under
the new draft code. This drawing was submitted to the city as part of public comment. Thesurrounding homes in the drawing are based on actual example homes currently in the central
neighborhoods. The proposed building with its two huge dormers actually does meet parking,open space, set back, and lot coverage requirements touted in the new draft.
One thing that is repeated over and over in the webinar is that all the constraints work
together. And they do, but the allowed height and mass in the proposed new code are still toolarge to blend in. The wall plate height in the proposed code is in fact taller than many people's
existing homes. With a 5 ft above grade allowance, in addition to the 45 ft tall implied heightlimit, you could end up with a structure that is 50ft tall. For some perspective, the Story
Mansion on Wilson is not that tall.
Jason Delmue said it's unlikely any developer would build that. However in a recent CDBmeeting when questioned by Ben Lloyd about developers maxing out allowances in the code,
Chris Saunders (City Planning Dept) admitted that historically builders typically did not buildto the maximum allowed height and mass, but they are doing so more frequently now. So I
would suggest we need to be more conservative in our allowances to make sure we end upwith buildings we are actually comfortable with.
I like the wall plate requirement, it would be nice to see some structures with roofs again. I
think many of us are getting tired of the big black boxes taking over the historic district. Butthe allowed 25ft wall plate height is simply too generous to garner the desired effect. Notice
in the drawing, the 6 unit apartment building at 616 S Grande Ave. This would be possibleunder the proposed code, no tapering roof necessary.
On May 18th 2015 the language requiring new development in the NCOD (Neighborhood
Conservation Overlay District) be in keeping with the character of the structures on the sameblock was removed. This action has allowed Black Olive, SOBO, the new $1.8 million (each
unit) duplex behind SOBO, and the new construction on 8th and Alderson, and so on.
Therefore releasing this proposed draft of the UDC on the central and historic neighborhoodsof Bozeman will wreak havoc with the character of our built environment.
Thank you for taking the time to read my email. I hope that the information I've presented
makes you realize that my concerns are evidence based. I'm not just whining. I think many ofus want the same thing; for people who live and work here to have affordable housing while
preserving the character of our neighborhoods. I just don't think the proposed draft of theUDC does that.
Thank you,
Alison B. Sweeney
Bernadette's Handmade JewelryBozeman MT
406-404-5740alison-bernadettes.com