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Home My WebLink About08-24-2026 Public Comment - C. Keller - B-3 zone edge transitions- North Black Row & Beall Followup- PLEASE READ LETTER From: CMK To: Bozeman Public Comment Subject: [EXTERNAL]B-3 zone edge transitions-North Black Row&Beall Followup-PLEASE READ LETTER Date: Monday,August 24,2026 10:48:00 AM Attachments: Dear City Commissioners 8.24.2026.pdf Importance: High 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 Commissioners, Please read the full letter aloud,and exhibits should be available to all commissioners. We are not able to include the pdf package in direct emails to them. This is related to ZET,and important,because at the last meeting the staff stated their were not pending requests for review of zone edges-and that is not accurate-as highlighted in the package for a small area at North Black and Beall.We have submitted and removed a ZMA,conducted walking tours,and prepared this package. We are waiting on guidance for how to best submit this application under the ZET Topic! North Black Row Neighbors(full list of owners in attachment). 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 fling of the action requested herein All 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[Ns application and that 1 consent to the fling of the oction requested herein.Ali property owner of record mint sign the opplkotion Address 305 North Black Ave Map Key Identifier:— 2 t;c«oiu 06-07W07-2-31-19-5003 E•titail: Print Name,'ritle Jack Elder&C loOe l. r � Phax: onsuai/wet SicsahsR• Date ! I Q 1• .� I hereby certify that I am Iht owner of record of the sub/rcr property(res)described on thls applkotiot and that I consent to the fib"of the oc lion requested herein.AN property owners of record must sign the application Acdreie 307 North Black Ave Map Key Identifier; 3 _--•--•- Geocwe 06-0799-07-2-31-21-5004 E-Mail: Print hame/Title Charles E mrltese n Avis Phone or,saMi/wet signature lone Map amenement Pale 1 of f Pe+rsicn Data 43wiriber 2024 BOZ E MANMT CorTsmc-nii�lDeveoprtvknl 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 the 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 ,Ames%309 North Black Ave Map Key Identher 4 Ge•ocode D6-0799-07-2-31.23.5005 E-mail eery NarneITitk Dale & Patrii is ursol / Orq^al/wet SK*ur�r /!/�t ✓— oate Irtl 7/ 6 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.AU property owners of record must s.gn the opp,'4ofion 4A.-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 6 Gregory L Miller - Phorve: , ,�� Orcnai/wetssnahrrr NMir - ^T"'F��l, v�/LCN`� Dare , / d I hereby certify that I am the owner of record of the subject property(its)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 apphcafron. roues% 15 E Beall Street Map Kev Identifier 7 -- Ge«afk 06-0799-07.2-31-13-0000 E-mail p,wiic Namenitie Mary Katherine Thornburg - P►+one 0rgsnaV wet S"ture Date: I himblicertfy that t am the owner of record of the subject property(lies)dewribed on thls oppikorion and thof I consent to the filing of Mt OCWR requested herein.Alf property owners of record must sign the application North Black Row Sub Common Area Map krs inrn•d r 6 Grocaaa 06-0799-07.2-31-24-5000 -- - IF-Mail ►rsM N1rwe/TMfe North Black Row Common Area fter,p. csrgnas/wet%gnature Zone Map 4•-.endr^enl suer 2 c•i s — Ile a+on Date No.embr,2024 BOZEMANM7 eOrtttriumly Uevekyllwfil ZONE MAP AMENDMENT ADDITIONAL SIGNATURES FOR PROPERTIES WITH MULTIPLE OWNERS All owners of record must sign. Original/wet signatures req.sired i hereby certify that I um the owner of record of the subject property(iesl described on th,s opplisut.on and that I Consent to the filing of the action requested herein AA'property owners of record must sign tore application add,309 North Black Ave Map Ke identifier:4 C-Mode 06-0799-07.2-31.23.5005 E Mau w,nt Nar+e/titt! Dale& Patricia Ijursdh % / pie Orignal/wet S,natwcf Date: / b I hereby certify that I am the owner of record of the subject properry(ies)described on this appl;folion and that I foment to the filing of the or ton requrs red herein.All property owners of record must sign the application Address.301 North Black Ave Map K I n Ifirr 5 ceocooe 06-0799-07-2-31-17-5001 E Mail. Pr„t Aame/rotie Katie C H&Gregory L Moller phone OngirvV Wet Signature Date:- I hereby certify that I am the owner of record of the subject proptrty0esl described on this opplkatbn and that I consent to the fiPnp of the action requested herein.All property ownrrs of rrrord must sign the application- 15 E Beall Street acdrns� Map Key identifier: C*acade 06-0799-07-2.31.13-0000 E Mau P,or Mansr/Tdte Mary Katherine Thornburg--� _ Phcnr OnginaV Wet Signature:(7 Y L&`a/1:1��yu L / '�' llL.r' _ Date: t "0 I hereby certify that I am the owner of record of the subject property(its)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 Map Key Identdier: 6 treacoae: 06.0799-07-2-31-24-5000 E Mail Print Aisme,rrilk.North Black Row Common Area phone- Osig,naV Wet 5SrrY.ure �( (�1t Ifl Awc t Date: f V -- - Zone Map Ar'endmint Page 2 o'3 Aevlslan Date:Naeat er 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