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Home My WebLink About08-24-2026 Public Comment - C. Keller - B-3 and zone edge transitions!_ Request for Review on North Black where UDC Plan does not reflect on ground housing From: CMK To: Bozeman Public Comment Subject: [EXTERNAL]B-3 and zone edge transitions!: Request for Review on North Black where UDC Plan does not reflect on ground housing Date: Monday,August 24,2026 10:33:28 AM Attachments: Dear City Commissioners 8.24.2026.pdf 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 City Commission, Thank you for having a work session on B-3 height and Zone Edge Transitions. We are requesting review of a mid block zone split on North Black Avenue which has negated the need for any transition - see attachment below. This request has be sent to each commissioner, who participated in a walking tour of the this small section of 6 parcels - after the ZMA application was withdrawn on the advice of city planning staff. General Statement in Support of Community Recommendations: We support the reduction of the max height of B-3 from 90 to 70 feet and greater control on transitions Do not let new developments barely meet the 60 ft right-of-way(ROW)threshold to get out of doing a transition by ceding a small strip of land to count towards the ROW. It doesn't matter how good our transitions in code are if everybody can get out of doing a transition! If the commission is unwilling to consider reducing the max height in B-3, please consider as a compromise: -Requiring a larger ROW transition for taller buildings--if a building can be up to 90 ft tall, the ROW should be at least 90 ft wide in order to count as a transition, otherwise they build a transition. -Requiring stepbacks for ALL tall buildings in B-3--not just at transitions--like the Downtown Bozeman Improvement Plan suggested. -Requiring transitions to R-A and R-B to stepback at max plate height, not max heights for those zones. Thank you, NOrth Black Row Residents (301,303, 305, 307, 309 North Black Row) and E West Beall A SECOND LETTER IS SUBMITTED RELATED TO A REQUEST IN THE SYSTEM FOR REVIEW OF A TRANSITIONAL Dear City Commissioners, The North Black Row Neighbors, representing 6 residential homes, wished to offer and update for the working sessions on Zone Edge Transitions. By way of a quick review, the northwest corner of North Black Avenue and Beall currently houses 11 residents. North Black Row is very high-quality housing and does not offer re- development opportunity. The sixth parcel, 15 West Beall, is the property of a second- generation resident, and Mary Thornburg, in her 90s, who has articulated a very strong wish for her parcel to remain residential into the future. While the city plan designates these B3, on the ground these parcels represent medium density housing which provide a transition between the B3, North Central, and the RB district of North Black Avenue and Beall Park. All City Commissioners walked this neighborhood, and we all agreed that the reality on the ground is not consistent with the zoning on paper. We also agreed to review of our small transition area within the process of ZET and final adoption of the UDC code. Additionally, UDC engagement assured residents that mid-block transitions could be reviewed. We have endeavored to define is the best means to engage in reconsideration. Thankyou, Commissioner Madgic and Commissioner Fletcher, for your queries in a recent meeting about pending neighborhood requests. We,the North Black Row Neighbors, filed a draft Zone Amendment. City staff suggested this request must be reviewed and would be determined by Commissioners. They emphatically responded that a ZMA was inappropriate—although none had visited the area in question. After our mutual walking tours, and upon the advice of the commission and Major Morrison, we understood that this type of review would be under the purview of the Commission. We verified that we meet conditions (height) for the adjacent RB zoning, and withdrew the ZMA application, conserving the astounding$3,700 ZMA application fee. Several Commissioners suggested there would be a more appropriate process for residents to submit areas for consideration. We re-submit our request for a reclassification to RB, consistent with the balance of North Black Avenue to Beall Street. The motivation is to create a zone transition between the B3 and the edge of North Central to existing residential use. As written today, this request will not surface under ZET-without a zone adjustment there is no transition between B3 redevelopment and infill housing. The motivation is to create a zone transition between the B3 and the edge of North Central to existing residential use. We believe we can agree, as`amateur planners'and as residents, that a 1 foot`transition' between the 90' height of B3 and high quality, award winning, infill development is untenable. This is the current situation. This provides a strong disincentive for further creation of transitional, infill housing. Surely we all agree that a 1 foot transition will not promote positive neighbor relations, nor establish a model of healthy transition in what can been seen as an exemplary infill neighborhood. We respectfully request consideration for classification of RB for the 6 parcels; and or identification of the appropriate avenue to request review outside of the current ZMA process. Respectfully, Colleen Keller&Vince Hockett, 303 North Black Katie CH & Greg Miller, 301 North Black Jack Elder& Caitlin Reiger , 305 North Black Charlie and Emmiliese von Avis, 307 North Black Patricia & Dale Hursh, 309 North Black Mary Katherine Thornburg , 15 East Beall BOZ E MANMT ZMA lDmmunity Development ZONE MAP AMENDMENT ADDITIONAL SIGNATURES FOR ZMA APPLKATIONS WITH MULTIPLE OWNERS Tr,. ,m provides a mettwd for additional landowners to sign an application form for a multi owner tone map amendment One landowner must sign the primary form as the reptesentatrve of the group and conf,rms accuracy of the submittal,which must be notarized Each additional landowner must sign this supplemental signature sheet and provide the information requited on tN.s form Each owner of a property must sign.-this may require multiple signatures for jointly owned property lire Properties owned by spouses,an LLC,or condominium.tot example.Each field on the form for each property must be completed The geocode for a property may be found on a property tax bill,Montana Cadastral service at hitps//svc mt gov/ msl/cadastral/,or county tar records. A map with a numbered key per property reeds to be attached and the number of each property entered next to the applicable signature See the example at the end of the form Print and have wried as many sheets as needed to contain the necessary information for the application PepjCR Na- v I hereby certify that I am the owner of record of the subject property(ies)described on this opplkation and(hot I consent to the Ming of the action requested herein AN property owners of record must sign the applkotion AM1P1 303 North Black Ave Map Key iderit,fie. t tx«ade 06-0799-07-2-31-18-5002 E Mail Pr-ntNarne,?tle Vincent-HIV. Hockett Colleen M. Keller Phone-. o�nal/Wet s,ratu,* �� L"Lw' � Date I hereby certify that I am the owner of record of the subject property(ks)described an tAh application and that 1 consent to the filing of the action requested herein.AN property owner of record mint sign the opplkotion Addre,s 305 North Black Ave Map Key Identifier:_2 t;c«ode 06-07W07-2-31-19-5003 E•titail: Print Name,'ritle Jack Elder&C oOn l. r � Phax: onsuui/wet Sic►atur Date ( I Q 1• ri I hereby certify that I tam tht owner of record of the sub/rcr property(res)described on thls applkotiot and that I consent to the fll/ng of the oc lion requested herein.AN property owners of record must sign the application AeAress 307 North Black Ave Map Key Identifier; 3 Gtocwe 06-0799-07-2-31-21-5004 E-Mail Print hamenitIr Charles E mrltese n Avis Phone or,s,nai/wet sipature lone Map Amenement Pale 1 of f Pe+rsicn Data 43wiriber 2024 BOZ E MANMT Comm,-nitslDeveoprtvknl ZONE MAP AMENDMENT ADDITIONAL SIGNATURES FOR PROPERTIES WITH MULTIPLE OWNERS All owners of record must sign Originauwel signatures required I hereby certify that I arm the owner of record of tAe subject propertylinl described on Mrs applicators and that I corrtenf to the filing of the-f—requesfed herein.All property owners of record must sign the application 4dare13 309 North Black Ave MapK I nl�fler 4 Ge•ocode D6-0799-07-2-31.23.5005 E-mail Pn .Nis"wITitle Dale & Patfi`ia ursol / / Phone: t hereby certjfy thor I am Me owner of record of the subjrc f proprrfy(irs)druribrd on this application and that I consent to the!fling of the action requested herein.AIi property owners of record must s.gn the opp,'4ofion 40.-ess 301 North Black Ave Map Kev ident fio. 5 Geocode 06-0799-07-2-31-17-5001 F-MaW pn-r,NamefTKie Katie pC-�H&G./rreggoo_ry L Miller - Phorve: ors real/wet S"tuK -^T"'F�ill Dates ZZj 1 Zf+ - I hereby certify that I am the owner of record of the subjerr property(in)described an this application and that I consrnf to the fling of the action requested herein.AN property owners of record must s,gn the apphcatron. 15 E Beall Street Map Kev Identifier 7 nduess -- Ge«afk 06-0799-07.2-31-13-0000 E-Mari P,wiic Namerrltle Mary Katherine Thornburg - Phone 0rgsnaV wet S"tute Date: I himblicertfy that t am the owner of record of the subject property(lies)dewribed on tMs opplicorion and thof I consent to the filing of the OCWR requested herein.Alf property owners of record must sign the applic ltlon North Black Row Sub Common Area Map krs inrn•d r 6 GFccaaa 06-0799-07.2-31-24-5000 -- - IF-Mail ►rsM N1rwe/TMfe North Black Row Common Area Phone. csrvoas/wet%grature Zone Map 4•-.encllmenl suer 2 c•i a - Ile a+on Date No.embr,2024 BOZEMAN "" eorsttrsumly Uevekyllwfil ZONE MAP AMENDMENT ADDITIONAL SIGNATURES FOR PROPERTIES WITH MULTIPLE OWNERS All owners of record must sign. Ongi"liwet signatures req.irred i hereby certify that I um the owner of record of the subject property(iesl described on th,s application and that I Consent to the filing of the action requested herein AA'property owners of record must sign tore application address 309 North Black Ave Map Key Identifier:4 C-Moac 06-0799-07.2-31.23.5005 E Mau w,nt Narse/titk Dale& Patricia 1jursdh % / pie 0r1gnal/wet S,natwcf Date: / b I I hereby certify that I am the owner of record of the subject properry(ies)described on this opphcolion and that I consent to the fil&V of the action requested herein.All property Owners of record must sign the application Address 301 North Black Ave Map K I n rfirr 5 Geocooe 06-0799-07-2-31-17-5001 E Mail Prat Aame/rotie Katie C H&Gregory L Moller phone Orguvlf Wet Sgrsature Date:— I hereby certify that I am the owner of record of the subject proprrty0esl described on this opplkation and that I consent to the fiPnp of the action requested herein.All property owners of rrrord must sign the application- 15 E Beall Street acdrns� Map Key identifier: crtacade 06-0799-07-2.31.13-0000 E Mau P,otMans./rdte Mary � �'f`'TKatherine Thornburg --)� _ Phcnr OrgrnaV Wei Stgruturr:(71a f]"zLtg-y L / '�' llfi.t!� _ Date: ; -o utlu I hereby certify that 1 am the owner of record of the subject property(trs)described on this application and that I consent to the filing of the octian requested herein.All property owners of record must sign the application, AoJress North Black Row Sub Common Area Mdp Ke 6 treacoae: 06.0799-07-2-31-24-5000 E Mail- Print Aisme,rritk._North Black Row Common Area - Phanr , Ong•nal!Wet SSrw,." f./►(?tP1 1 l' „c-t Date: j ZO -- - Zone Map Ar.en&nerit Page 2 o'3 Aevlslan Date:NaensON 2024 VD(126.7:19 rAl �_��R�PwG5B971,11�jc�TAr6kQ..t_x_ks_L4�/9o9Cc2•f66f•1 I10-a755-125Ruc•{9ld9yss(816x1OS6) Exhibit#2 06-0799-07-2-31-31-0000 06-0799-07-2-31-33-0000 9 I �- 06-0799-0l-"l J1-29-0000 r I - 2 Ob0799-07-2-31-36-00011 oil-0/99-U/-1-Jl-I S-W W 0 U6-U/99-:/-t-J1-24-S000 .1 U6-D/9Y-0/-2-11-21-SOW 3 06-0799-07.2-31-01-MOO IN 0e 01rw of 22 1 19%0(11 D799 0)2 71 13 000 06-0799-074-31-18-5002 01 06 0199 01 1 11 11 500) 5 E rt F4r:1 Jtrcd I 06-0799-07-2.24-39-SO19 06-0/99-01-J-24-31-1016 - 06-0799-07-2-24-23-SOl1 a k � i M1 06-07"-0 7-2-24 71-SOLO VAC;2GdG 7 8;7 Ph1 a 3 t w0 004.ur of.-JOG.W AM.tm9 U:-J=.0 v:+.sir,a-D2-W Wrt-6.7 00 NW. aA:AYlN �Jfailry.mgisunLre.amfungiytriu'dtmwne:rungisou�uUUuMinPnwnETools_G1'Sen cCa �wRsPw g3B97LUgIcaTr461cQ..:_c_ga_aE490e�2-(... 1 rl is • ti� �• Ate ' s 1- • y to m t 0 jw 8A� •E• ? • z S_. �j ! . bn 2R st • � r peft - xard Si R-4 " z i ., ,s i l No � A- 0�116_ -- EMe - •� 'W'Main'Stm amalfps 911 40 - E Ba bcoc k � • w i . . - l E Obw e q