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HomeMy WebLinkAbout01-22-26 Public Comment - M. Bateson - B3 building height limitFrom:Mary Bateson To:Emma Bode; Bozeman Public Comment Subject:[EXTERNAL]Re: B3 building height limit Date:Wednesday, January 21, 2026 2:02:10 PM 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 Commissioner Emma Bode, I am writing to comment further on your December 16, 2025, vote to increase the maximum building height limit from 70 feet to 90 feet in B-3. I have two questions that I ask you to respond to by January 26, 2026, and I have one request that I ask you to act on by January 27, 2026: My first question: What are your reasons for not invoking the City’s Affordable Housing Ordinance (AHO) to obtain either onsite affordable housing or cash in lieu of affordable housing in exchange for allowing building height to be increased from 70 feet to 90 feet in B-3? Please explain in writing. My second question: Why do you believe the increased height allowance is a benefit to Bozeman? Please explain in writing. My request: At a Zoom UDC Info Session on January 13, 2026, I asked, “Is there a process for pausing the increased height allowance from 70 ft to 90 ft in B-3 zones?" Chris Saunders answered, “The only way they could change that is to restart a code process to amend the code…” Please begin this process at the January 27, 2026, Commission meeting. Please let Bozeman retain the 70-foot height limit in B-3 zones. The adverse effects of such tall buildings on cities and their residents are well known and include blocking sunlight; trapping air pollution (canyon effect); increasing wind turbulence; exacerbating urban heat islands; contributing to noise; disrupting pedestrian life with congestion; straining infrastructure; causing social isolation; and causing other human health problems due to lack of greenery. Moreover, such tall buildings increase energy consumption during construction, and after construction they create logistical challenges during emergencies—not to mention continuing to degrade Bozeman’s downtown historical character and sense of place. Thank you for answering my questions and acting on my request. Sincerely, Mary Bateson, Bozeman resident On Wed, Jan 7, 2026 at 2:48ௗPM Mary Bateson <mbateson5@gmail.com> wrote: 1/7/2026 Dear Mayor Joey Morrison, Deputy Mayor Douglas Fisher, Commissioners Emma Bode, Jennifer Madgic and Alison Sweeney, and City Manager Chuck Winn, I applaud that you kept the height limit in the UDC to 70 ft. on December 2, 2025, responding to the overwhelming testimony concerning the detrimental effects of taller buildings on our environment and neighborhoods, and maintaining the incentive for actual Affordable Housing or Cash in lieu. This is exactly the kind of “legislation from the dais” that is necessary. Although I am disappointed and sad about it, I can also see why you flipped this decision on Dec. 16. You were convinced that this “change” was made in haste. However, I see that the Dec 2nd decision was not hasty, but the Dec 16th flip was. During the UDC update process, there were multiple assurances made by commissioners and city staff that the UDC document was just a draft, it could be changed, and that the process would be allowed all the time needed. This last year I was unaware that the draft height limit for buildings in B3 zones in Bozeman was set to 90 ft. I am so sorry that I had not made myself aware of this, or I would have spoken sooner about this topic using the specific height measurement and rules, rather than just expressing distaste for the tall buildings popping up around me. Often heard in the engagement period was that there would be “no sudden moves.” With discussion on Dec. 2, the coherent, logical path was followed and the decision was made to remain with the status quo of the effective UDC, with a 70-foot height restriction in B3. This was not a move. It was maintaining the status quo i.e., the existing state of affairs. Then suddenly, in only two weeks your decision was flipped, and we got the increase to 90 feet, because that was hiding quietly in the DRAFT UDC. One can see the increase to 90 ft. as the sudden move, from status quo to change. However the perception of events is painted, now the UDC is not a draft, it has been adopted, and is being finalized. I humbly request that the City Commission reconsider the height limit in B3 zones in the UDC. What is the process to get this issue revisited? Please do this as soon as possible, before the change to a 90-foot height limit goes into effect Feb 1, 2026. Below are some of my concerns specifically about the increased height limit to 90 feet: 1) AFFORDABLE HOUSING SUPPORT. This increase in the height limits for buildings in the B3 zones removes the incentive contained in the Affordable Housing Ordinance for adding extra height to projects that would do so to either provide affordable housing in the structure itself, or provide Cash in lieu so that the city can support Affordable housing projects elsewhere. It seems so inconceivable to me that commissioners who campaigned on the platform of encouraging affordable housing in our community would turn their backs on this issue. 2) CITY LIABILITY. If the new City Commission does not remedy this before the Feb. 1 2026 deadline, once the 90-foot limit is in place, if the commission reverses this decision after this, then the part of the development community that has been screaming for this height increase will come back on city taxpayers in full force, demanding that they be reimbursed for the “taking” of their potential profits due to what would then really be a reduction in height. Remember, it is NOT a REDUCTION at this point. It is the status quo, ie. “not a sudden move.” These are concerns about tall buildings in general as seen through my own eyes: 3) TREES I object to removal of older mature trees to make way for new construction, i.e. on Lamme between Tracy and Wilson for a new hotel as part of the North Central project. There is one large mature Douglas Fir on N Tracy Ave. next to the Henry that has not yet been removed. I understand that the site plans for North Central include its destruction. This is an example of a healthy tree that does not need to have its life cut short for another tall building. In general, it seems that there is less space allowed for newly planted trees to grow and thrive. This is not good for our planet. 4) HEAT Large buildings collect heat and cannot be shaded by small trees or even large trees that are not also 90 ft tall. We are all experiencing this changing climate. Any human activity that increases the problem of warming should be avoided. Even years ago, I rode my bike home from work at MSU on hot days, I was cool and comfortable through the trees of the Bon Ton neighborhood, and then hit the spot between Babcock and Main and felt the wall of heat as I passed by, until I got back into some trees near my home. Heat islands are real; we do not want more of them. 5) SOUND I used to hear church bells ringing from several of the churches south of Main Street. No longer. Now that the bank of tall buildings is in place, that sound does not carry. The Osbourne (Regus), AC Hotel, The Element, The Henry, The Ives, and One11 are all in the way. These will be joined by the Hotel Bozeman and several others planned for the North Central. However, I still hear the coal trains running. It seems the volume has been amplified since the wall of tall buildings is reflecting the noise back toward my house. 6) COMMUNITY So far, the tall buildings surrounding me appear to be only partially occupied, probably by people who can afford these luxury accommodations for their second or third dwelling spaces. A person who only visits or lives very part time in a place rarely contributes much to the sense of community. I hope that you will take my concerns seriously when making decisions that impact citizens of Bozeman. I hope that my continued participation is helpful. Thank you so much for listening to me and the Bozeman community. Sincerely, Mary Bateson, 427 N Tracy Ave. Bozeman, MT 59715 For fun, I include the "comment" from the Jan 6, 2026 commission meeting: Mary Bateson, Northside Bozeman Neighbor, addressing you with all due respect after three weeks ago I heard our then Deputy Mayor say “I’m not afraid of tall buildings.” Before I begin, my apologies to Theodor Geisel, better known as Dr. Suess. I speak this to you so please lend an ear I will thank you for your kindness here. I fear tall buildings, yes I do. Think about it, you might too South of Main when church bells ring I can no longer hear them sing To the North of me where the coal trains haul This loud noise bounces off the tall building wall This situation makes me blue So I share my concern with you I wish that I could make you see. To fear tall buildings, is not just me They tower over, block the view Stop the trees from thriving too They trap the sunshine in their brick Making heat a meaner trick Not even filled with rich part-timers And various other social climbers I fear tall buildings, yes I do. Think about it, you might too You voted to decrease the height Opposition fought with greed and might 90 Feet - hiding in the UDC draft But really 90 feet sounds just daft When can that change then, I might ask? Is the town of Bozeman up to the task? I wish that I could make you see. To fear tall buildings, is not just me Provide affordable housing! So we say But the 90 ft allowance gives that away No longer with incentive there It takes away your thoughtful care How can one be so blind? To leave that support behind? I wish that I could make you see. Don’t give away tall buildings here for free Thank you all for listening Let’s get together and fix this thing I know you can’t respond to me In the meantime, I’ll go hug a tree