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HomeMy WebLinkAbout01-03-25 Public Comment - M. Osman - COA for demolition of 314 W VillardFrom:Sarah Rosenberg To:Bozeman Public Comment Subject:Fw: [EXTERNAL]COA for demolition of 314 W Villard Date:Friday, January 3, 2025 10:34:21 AM Hello! Could you add the below public comment to application 23321 314 W Villard. Thanks! ----Sarah Rosenberg, AICPAssociate Planner | Historic Preservation OfficerCity of Bozeman LGBTQ+ Liaison406.582.2297Pronouns: she/they The City of Bozeman is currently revising its Historic Preservation Program. For more information, visit https://engage.bozeman.net/landmark From: Michelle Osman <michelleosman@gmail.com> Sent: Wednesday, January 1, 2025 4:17 PM To: Sarah Rosenberg <SRosenberg@BOZEMAN.NET> Subject: Re: [EXTERNAL]COA for demolition of 314 W Villard 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. Dear Mrs Rosenberg, I want to state in advance that I know you are doing your best. I have spoken to you on thephone regarding the Guthrie and I know you wish we could preserve buildings such as the convalescence home. Please don't take any of my comments personally. They are meant to bemy research as a resident hoping to protect the town I love from the very recent and very massive commodification of our homes into portfolios items for the rich. Since the project has been re-noticed I would like to re-submit my request for the denial of aCertificate of Approval for Demolition for 314 W VILLARD ST, application #23-321. I would love to talk to you to further understand why a building which is so clearly historiccan be demolished if it doesn't have "distinctive" characteristics, while the assessment from Metcalf Archeology called it a "fine example of common mid-century ranch house." I want to see what the same company, Metcalf Archeology determined for the structure in its 2020 assessment when the property was not in the process of being flipped. It is alsosuspicious that this one can be considered non-contributing and have an assessment done by a company whose stated purpose is not only assessment of property but also, commercial andresidential development... per their website. - Per BOZEMAN GUIDELINES FOR HISTORIC PRESERVATION & THE NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT:C. Basic Preservation Theory The Concept of Historic SignificanceWhat makes a property historically significant? In general, properties must be at least 50 years old before they can be evaluated for potentialhistoric significance, although exceptions do exist when a more recent property clearly has historical value. A property may be significant for one or more ofthe following reasons: • Association with events that contributed to the broad patterns of history,the lives of significant people or the understanding of a community’s prehistory or history. Notes from Alison Sweeny on the property: This is the type of thingthat should be considered historic under a new landmark program for sure, but I would argue that it should be considered historic now under National Register Criteria B - Persons.The Property History done by Crystal Allegria touches on it, but do you guys know the story of the Martels? I think their story is significant to Bozeman's Post War Expansion phase, butremarkable in its own right. Ever read this book? https://bozemanmagazine.com/articles/2021/05/01/110601-bozeman-author-sets-the-stage-with-absolutely Also, the Martel's are still in business, which is to be celebrated. The Pickle Barrel justcelebrated 50 years in business. Why isn't this type of family business also celebrated? https://www.martelconstruction.com/History. • Construction and design associated with distinctive characteristics of a building type, period or construction method. • An example of an architect or master craftsman or an expression of particularly high artistic values.• Integrity of location, design, setting, materials, workmanship, feeling and association that form a district. My notes: 314 is a good example. It checks the box onlocation, design, settting, feeling and association. There are alterations to some materials and worksmanship. How does that outweigh the other criteria? Simple math makes itcontributing. • An established and familiar natural setting or visual feature of the community. The newdesign does not fit the fabric of the neighborhood in any way close to the current building. All of the houses down the block have the same height roof line, are ranch style and build in thesame era. PERIOD OF SIGNIFICANCE: CONCEPT OF INTEGRITY:A property also must have integrity, in that a sufficient percentage of the structure must date from the period of significance. The majority of the building’sstructural system and materials should date from the period of significance and its character- defining features also should remain intact. These may include ar-chitectural details such as dormers, porches, ornamental brackets, moldings and materials, as well as the overall mass and form of the building. These elementsallow a building to be recognized as a product of its own time. Per Metcalf's appraisal: Based on the roof structure, it appears that the enclosed patio waslater added to the residence. It is covered with the same hardboard siding as the rest of the house and is sheltered beneath an asphalt shingle shed roof. The site retains its integrity of location as the house does not appear to have been moved from its original location. The site alsoretains integrity aspects of design, setting, feeling, and association for its location in a residential neighborhood surrounded by othermid-century houses, conveyance of typical Ranch house design, and its continued use as a single-family home. The integrity aspect ofmaterials and workmanship is not retained due to the replacement of vinyl sashed windows and the addition of the enclosed patio. How can we have an assessment that states that it has integrity of a very high percentage of its character but due to minor alterations can be demolished and replaced with something thatdoesn't fit the neighborhood at all. An enclosed porch and new windows can condemn a house within the NCOD of total removal?ALTERATIONS: This tradition of alterations is anticipated to continue. It is important, however, that newalterations be designed in such a manner that they preserve the historic character of the primary structure. This structure could qualify for alterations. A. Bozeman Neighborhood Conservation Overlay District:As stated in the UDO, “the intent and purpose of the conservation district designation 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.”Further, the ordinance states that while new construction is invited and encouraged,“primary emphasis is given to the preservation of existing buildings, providedthe design of such new places enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area.”The essential idea behind the Neighborhood Conservation Overlay District concept is to protect Bozeman against alteration and demolition that might damage the unique fabriccreated by the hundreds of important buildings and sites that make up the historic core of Bozeman. 314 W Villard could contribute to the creation of a historic neighborhood in theJant/Violet developments. I want to help create stronger language so our code can't be so easily manipulated by developers, which places the fear of litigation straight into the city ofBozeman's hands. Any COA of demolition within the NCOD should be returned to the oversight of the Historic Preservation Advisory Board. It is incorrect to place this burden onthose who are tasked with administrative review. This is not a place for administrative review. 1. Contributing Property A building that is identified as having significance and contributing to the character of adesignated historic district is considered “contributing.” These are identified on the Montana Historical & Architectural Inventory files, but in some cases,significance may be determined at the time that an application for approval is submitted. For these properties, preservation of the key character-defining features is the objective. Focus ison the rehabilitation guideline, design guidelines for all properties, and other more context- sensitive district guidelines. From Metcalf: The site alsoretains integrity aspects of design, setting, feeling, and association for its location in a residential neighborhood surrounded by othermid-century houses, conveyance of typical Ranch house design, and its continued use as a single-family home. 2. Non-Contributing Property:A building found within a designated historic district, but which does not contribute to the significance of the district, is considered “non-contributing.” This may be a newer buildingthat has not taken on significance, or it may be an older one that has been so substantially altered that it lacks integrity as a historic resource. It cannot be argued that it has been "sosubstantially altered". For these properties, the guidelines for all properties apply, which address how buildings may fit within a neighborhood. In addition, guidelines for the buildingtype apply, as well as those in the special chapter for the historic district in which the property lies. Rehabilitation guidelines do not apply. The objective is to assure that if the property isaltered, the result would be compatible with the historic context. As an "alteration", the new building being proposed does not fit the neighborhood at all and will result in it being harderto have the required number of structures needed to create a historic district. Preservation of features on the building itself is not a priority. It is important to note that with appropriaterehabilitation, a building may move to a “contributing” status. The Historic Preservation Office recommends all property owners consider this approach in alteration projects. I requesta stay of demolition of two years so the property owner can consider better options which would preserve the fabric of our community not only structurally but also in terms ofresidents. I doubt the current renter will be able to afford any of the new units proposed. Per page 5 of the City of Bozeman Architecture Survey 2019-2020, Summary of Findings and ManagementRecommendations: Violett AdditionTwenty-one properties were recorded at a Survey Level II within the Violett Addition (Map 9). The Violett Addition is a Mid-20th Century neighborhood that was platted in 1941 by LenaE. Border and Harvey E. and Ina I. Murdock. The area was mostly developed following WWII and consists primarily of 1 to 1.5-story single-unit houses. Metcalf recorded 17 residentialproperties, three commercial properties, and one educational facility, the Whittier Elementary School, within the addition.The properties reflect historic associations within the Nationalization and Postwar Expansion phases of Bozeman’s development. Eleven of the houses recorded are Minimal Traditional intheir architectural style. Five Ranch-style houses were also recorded, including a modern house built in 1990 (424 N 6th Ave). Other residential styles noted include Mid-CenturyModern and a vernacular bungalow. commercial buildings recorded vary in style, with little embellishment, and the school is a Mid-CenturyModern style structure. Most of the properties Metcalf recorded within this neighborhood are in good or excellent condition andretain sufficient integrity to convey their historic character. And on page 7: The Violett Addition may also be a candidate for district potential, as the small, cohesiveneighborhood has associations with the Postwar phase of Bozeman’s development, a time period not strongly reflected in existing NRHP listings in the City. Eighty-one percent of theproperties recorded within this Addition retain sufficient integrity and, while the area was not entirely recorded as part of the survey, that number indicates the surrounding properties likelyalso retain integrity. It is recommended that further study of the Violett Addition also consider inclusion of contemporaneous developments in adjacentsubdivisions (e.g.,Karp Addition), as they may be linked thematically. https://weblink.bozeman.net/WebLink/DocView.aspx? id=292238&dbid=0&repo=BOZEMAN&cr=1 I will summarize: I would like to re-submit my request for the denial of a Certificate of Approval for Demolition for 314 W VILLARD ST, application #23-321 on the very real concernsthat a small funky home is going to be demolished so that we can have more empty, luxury units inthe neighborhood all under the false name of density. I would be very much behind the density and ignore the hideous new architecture if we had an AH Overlay, meaning that all the "new" units mustbe for sale or rent at an 80 or 60% ami. We can do this and we must! Michelle Osman 419 North 5th AveBozeman Mt. 59715(406) 579 3992www.michelleosman.com On Wed, Dec 18, 2024 at 11:41 AM Sarah Rosenberg <SRosenberg@bozeman.net> wrote: Hello Michelle, When a structure is proposed to be demolished, we request an updated historic survey inventory form to be conducted to determine whether or not the structure is deemed historic as outlined in 38.700.080. Per the survey done in 2023 by Metcalf Archeology, the structure was considered noncontributing to an existing or potential historic district nor eligible as a stand alone historic structure (see attached). Because of this, the demolition criteria we are to review falls under 38.340.100, demolition of a non-historic structure. The criteria was met therefore, the application received approval. Affordable housing is not part of the review criteria when it comes to demolition. As part of the landmark project, we are reviewing this section of code, how demolition is reviewed, the overall NCOD and other design components. I highly recommend you stay engaged with this process and provide feedback. Comments on affordable housing would be better directed towards the project that is going on right now also. Please let me know if you have any other questions and I am happy to sit down to talk things through. Cheers, ----Sarah Rosenberg, AICPAssociate Planner | Historic Preservation Officer City of Bozeman LGBTQ+ Liaison406.582.2297Pronouns: she/they The City of Bozeman is currently revising its Historic Preservation Program. For more information, visit https://engage.bozeman.net/landmark From: Michelle Osman <michelleosman@gmail.com> Sent: Wednesday, December 18, 2024 10:27 AM To: Sarah Rosenberg <SRosenberg@BOZEMAN.NET> Subject: Re: [EXTERNAL]COA for demolition of 314 W Villard 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. Dear Sarah Rosenberg, The end of the notice period is unfortunate, however we are dealing with the issue of toomany buildings being approved for demolition within the NCOD. It is clear that you are under pressure to allow the demolition. Why even have an NCOD if structures that are so clearly mid century modern can be deemed a non-contributing structure in a neighborhood of the same type of houses? Thecurrent building is very much part of the fabric of our neighborhood while the proposed structure is very much not. These are the technicalities which should allow you to do bothof your jobs, protect the core neighborhoods from displacement of the current residents by the wealthy opportunists and correctly assess when it is appropriate to demolish a structure. Again, I want to stress that if the city would consider an affordable housing overlay we could request that 314 W Villard make the second and third unit affordable at 60% AMI to rent and 80%AMI to own. Then I would be fine with it. I’m not opposed to change. I’m opposed to the slowand consistent demolition of the neighborhoods to the benefit of only the wealthy and the citycoffers. The city gets more in taxes (double to triple from my investigations) and we get…less, so much less than the community we have put our hearts and finances into. I cannot sit by and watch as my community is gutted to what end? The stated purpose of the NCOD in the Bozeman Municipal Code 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.” The concept of the overlay is to influence development between the historic districts and to protect the neighborhood character that defines Bozeman. New construction is encouraged to relate to surrounding historic buildings and neighborhood context, and demolition review is required for buildings within the overlay. While adjustments are recommended to differentiate between historic preservation and neighborhood character, the purpose and intent of the NCOD remains very relevant and important. On Wed, Dec 18, 2024 at 9:59 AM Sarah Rosenberg <SRosenberg@bozeman.net> wrote: Greetings Michelle, The public notice period has ended. Since the building is not deemed a contributing structure, it falls under section 38.340.100, demolition of a non-historic structure. There is no economic life remaining criteria under that section. However, thank you for your comments. Cheers, ----Sarah Rosenberg, AICPAssociate Planner | Historic Preservation OfficerCity of Bozeman LGBTQ+ Liaison406.582.2297Pronouns: she/they The City of Bozeman is currently revising its Historic Preservation Program. For more information, visit https://engage.bozeman.net/landmark From: Michelle Osman <michelleosman@gmail.com> Sent: Wednesday, December 18, 2024 9:53 AM To: Sarah Rosenberg <SRosenberg@BOZEMAN.NET> Subject: [EXTERNAL]COA for demolition of 314 W Villard 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. Dear Sarah Rosenberg, You must deny the request for demolition of 314 W VILLARD ST NCOA. Per Ordinance1920 this structure cannot be deemed to have “No economic life remaining”. It is currentlylived in. It is in excellent condition. As you said during your presentation to the citycommission, the NCOD lets our neighborhoods have a sense of place. We are not asking to remain frozen in amber. We are asking that perfectly sound structures stop being torn down andreplaced with ever pricier new units. As you know the NCOD is a means of keeping old homesin place. I'll be blunt. The new, rich part time residents don’t want to live in old houses withasbestos siding. Do not permit the demolition of this small house to be replaced by more million dollar town homes which the current renter won't be able to afford. Thank you, Michelle Osman -- Michelle Osman 419 North 5th AveBozeman Mt. 59715 (406) 579 3992www.michelleosman.com City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. -- Michelle Osman 419 North 5th AveBozeman Mt. 59715(406) 579 3992www.michelleosman.com City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law.