HomeMy WebLinkAbout11-08-24 Public Comment - E. Talago - Development Application 24356 (and 24051 by reference)From:Emily Talago
To:Bozeman Public Comment
Cc:Noah Ten Broek; Lander Cooney; Mindy Visser
Subject:[EXTERNAL]Development Application 24356 (and 24051 by reference)
Date:Friday, November 8, 2024 3:57:47 PM
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To the relevant review authorities:
These comments are a summary of my concerns, as well as those raised by several neighborsin Midtown since the opening of the public comment period for this modified application.
Some are specific to this site plan while others are applicable to development within thecorridor in general. Generally, while the reduction in height was preferred by some, doing so
at the loss of the larger commercial space and a level of structured parking twas consideredunfavorable by others. As residents who have invested much into the area, we advocate for
infill and development that exemplifies our growth policy's strategic vision of vibrant, safe,desirable, well-planned spaces.
Relationship to Adjacent Properties:
It does not appear that setbacks or other consideration was given to section 38.520.030- bothas adjacent properties exist now and how they might exist into the future.
Frontage Standards:
It is unclear from the renoticing materials how removal of the large commercial space willaffect consideration of the applicable frontage standard type. (38.510)
Open Space Requirements:
This project does not appear to meet the intent of our code's open space requirements, and theapproval of reduced open space requirements is inappropriate for this level of density.
The indoor spaces are not centrally located (visible from units and/or adjacent to high trafficareas).
The landscape plan consists of many areas of vegetative coverage (drought tolerant) that arenot conducive to the intent of leisure and recreation. You cannot take a nap, throw a frisbee, or
for that matter-- even walk through--densely planted perennials and ornamental grasseswithout damaging them. Also, large swaths of the proposed open spaces are located within
building setbacks, do not meet the intent of the code, and therefore do not count towards theopen space tally. (38.520.060)
CIL of Parkland:
As an extension of the comments regarding the open space requirements, the allowance of CILof parkland for a project with this level of density (units per acre), while a function of
discretion, seems inappropriate given the status of nearby parkland cited by the applicant. Themajority of Westlake park's square footage is already allocated to four specific user
groups/functions: BMX, SWMBA, Community Gardens, and the Children's memorial garden.Centennial park has a major allocation to Baseball, and Sacajawea park is a pocket park along
a loud, busy major arterial. Many residents of Midtown have to bike or drive to other areas oftown in order to recreate, especially those with young families. The pace and intensity of high
density residential infill has already overwhelmed scarce existing parks and public openspace.
Finally, I am not aware of any half acre parcel in the Midtown district that could be purchasedfor $61,000. I am not aware of any improvements that could be made to the existing parkland
to suit this level of density for the same pricetag. (38.420)
Traffic safety:The totality of impacts to the traffic systems is not being considered. The requirement of a
flashing beacon may have been appropriate for Bozeman as we knew it 10 or 20 years ago. Assomeone who was appreciative of, and regularly used the beacon crossings at 7th and Villard,
and at 5th and Peach- I can vouch that driver behavior has changed. I have had to retreat backto the middle to escape oblivious drivers, and have almost been hit by people who lay on their
horns and drive around the stopped traffic not realizing (unable to see) the reason traffic isstopped. On hot summer evenings, a stroll to the ice cream shop shouldn't involve a risk
analysis of the threat of death or serious bodily injury. (38.400.010-060)
Affordable housing standards:The units should gain affordability due to the incentives, not simply a reduction in their square
footage to the extent that they more closely resemble an extended stay hotel room with all thedysfunction of an adult dormitory.
Further, the city commission has expressed concerns that projects concentrating the affordableunits into less marketable areas of buildings, or allocating less marketable unit types into the
affordable inventory, are not in compliance with the AHO. The application states that the unitsare located on lower levels. It does not elaborate on the quantity or type of 1BR (junior or
standard) units designated as affordable. (38.380)
Recall of LIHTC public hearing:The context under which the public hearing was conducted on the project's application for
exemption from real property tax was that the project provided structured parking, two groundfloor commercial spaces, and well-distributed open space. Given the significant changes to the
site plan in terms of function (use) and design (form), it would seem prudent to reevaluate thisproject's eligibility for tax exempt status on income restricted units. The point of these
subsidies is to bridge apparent gaps between the cost of high quality construction and highfunctioning land use standards of our development code and growth policy, and what is
affordable based on local sector wages. The subsidies are not appropriate for projects that,even with assistance, still result in a product requiring a further relaxation of standards.
Parking:
Again, for the record, the Midtown Neighborhood Association requests resources for thecreation of a residential parking permit district in existing neighborhoods adjacent to the zero
parking minimum boundary.
Thank you for your consideration of these comments.
Emily TalagoInterNeighborhood Council Representative
Midtown Neighborhood Associationcc. Midtown Neighborhood Association Steering Committee Members