HomeMy WebLinkAbout03-31-25 Public Comment - F. Boyd - Oppose The GutherieFrom:Frances Boyd
To:Bozeman Public Comment
Subject:[EXTERNAL]Oppose The Gutherie
Date:Sunday, March 30, 2025 7:34:16 PM
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Dear Mayor and City Commissioners,
Thank you for the opportunity to provide public comment. I am writing to express my firmopposition to the proposed Guthrie project at the Karp Addition site and to voice my full
support for the appeal to overturn the Certificate of Appropriateness and site plan approval forthis project.
This is not a rejection of growth, affordable housing, or development in Bozeman. Rather, it isa request for development within the Neighborhood Conservation Overlay District (NCOD) to
adhere to the mandatory code we collectively agreed to enforce. The Guthrie project, asproposed, clearly and substantially violates the NCOD Design Guidelines—guidelines that are
part of Bozeman’s Unified Development Code and must be upheld.
NCOD Guidelines Are Legally Enforceable
Staff have incorrectly asserted that NCOD Guidelines are "not compulsory." This is legallyand factually incorrect. Bozeman Municipal Code Section 38.110.010(B) explicitly adopts theDesign Guidelines by reference, making them enforceable law. Additionally, Section38.100.050(A) states that where regulations conflict, the more restrictive standard governs.This means that NCOD guidelines take precedence over base zoning (R-5) when conflictsarise—as they do in this case.
Furthermore, staff’s interpretation of the term “should” in the guidelines is flawed. AppendixB of the guidelines states that when “should” appears, compliance is required unless a projectdemonstrably meets the related policy goal. The Guthrie project fails to meet multiple policiesrelated to building mass, scale, and neighborhood context. Approving this project would set adangerous precedent by selectively ignoring city code.
The Project is Incompatible with the Neighborhood
The Guthrie project is not compatible with the surrounding neighborhood:
The project is up to 10 to 20 times larger than adjacent buildings, overwhelming theneighborhood rather than complementing it.
NCOD Design Guideline B states that new buildings should not be so dramatically outof scale that they compromise visual continuity. This project clearly violates that
standard.
The claim that this project is merely “adjacent to” the neighborhood is misleading. It is
within the NCOD, and its legal subdivision—Karp Addition—shares historical andarchitectural integrity with surrounding residential properties.
Ignoring Expert Guidance on Historic Character
Metcalf Archaeological Consultants, commissioned by the city in 2019 and 2020,recommended that Karp and Violett Additions be studied as potential historic districts due totheir cohesive neighborhood character. Instead of considering this expert analysis, staff reliedon the Midtown Neighborhood Association’s boundaries, which are not a legal land-usedefinition. Neighborhood character should be determined by subdivision history, architecturalsurveys, and established context—not arbitrary boundaries.
Setting a Dangerous Precedent
Approving this project without requiring compliance with NCOD Guidelines would
undermine public trust and signal that city planning codes are optional. The NCOD hasprotected Bozeman’s historic neighborhoods since 1991, shaping their look, feel, and
livability. If changes to this vision are necessary, they should occur through a transparentpublic process—not by quietly disregarding the code during permit reviews.
Alternative Development Options Exist
The neighborhood supports appropriate housing at this site but insists that it comply withNCOD Guidelines. Many residents preferred adaptive reuse of the existing structure, anenvironmentally responsible and contextually appropriate alternative that could have providednearly the same number of bedrooms without violating established standards.
Call to Action
I urge the Commission to uphold the appeal and require that any future development on this
site fully comply with NCOD Design Guidelines. This is about more than a single project—itis about preserving Bozeman’s identity, upholding city code, and maintaining the integrity of
our community’s planning process.
Thank you for your time and consideration.
Sincerely,
Frances Boyd