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HomeMy WebLinkAboutDulaney's notes on housing strategies and toolsDulaney Collin's thoughts on the Affordable Housing Work Group & Kevin's Strategies. Having reviewed the strategies of both Kevin and the Action Working Group, along with numerous conversations with Bozeman residents, property owners and renters I've itemized my ideas for your review. Of course, there are a lot of questions and ways to drill down to find specific solutions for Bozeman. I look forward to working with all of you to develop the best possible tools and solutions for our community. On the issue of Taxes as a type of solution to affordable housing in Bozeman. Let's face it, none of us or anyone but Legislators can create taxes. So let's not waste our time or focus on that issue. There are a number of tax bills, proposals addressing or incorporating housing affordability that were presented in various committees during the 2019 legislature. Many with bipartisan support, though they didn't get out of committee they will get more traction in the 2021 session. However, it's necessary for Montana's Tax Code to be more equitable. And, re-written to reflect the state's growing demographic and population. As we move through this process I believe it's imperative that: 1. we keep in mind a commitment to all types of affordable housing to include homes, not just condos and townhouses. 2. keep in mind options and opportunities to accommodate those home owners who are being taxed out of their homes. Suggesting that they should seek government assistance as a solution is disrespectful and often not an option due to their upper income levels. 3. Building a community of long term residents rather than a city of rentals, whether long or short term, snowbird property owners and out of state investor owned properties is vitally important. Incentives Tools, fast track processing for affordable restricted community housing. Flexible Development Standards, commit to a parking space for every bedroom and to preserving the view by limiting heights. Though it won't solve the problem because often a 2 bedroom home has 4 or more drivers with cars living in the unit. Removal of Regulatory Barriers, visit zoning ordinances to allow for an add-on and/or modifications to existing homes to accommodate long term rentals by existing residential property owners residing in Bozeman year around. Short Term Rentals, priority should be given to locally owned and managed rather than absentee owner/investors. Increasing fees, monitor that process and charge an additional fee for absentee owners. Yes, increased valuation funds going to the AH fund. Absentee owners/Snowbirds and those not committed or involved in the Bozeman community other than for a few weeks out of the year should be paying a luxury tax for services. They should be the last in line for processing development and building permits. Priority should be given to home buyers, whether condo or town homes to local residents currently residing in Bozeman. Many Bozeman potential home buyers have shared with me their frustration in saving for a down payment, obtaining a loan only to be denied a purchase because an out of state investor paid cash for a property to utilize as a rental. Property Management, some type of oversight and regulatory procedures needs to be implemented. For example, limiting the number of Applications their offices take on 1 property. Charging potential renters $30+ per application fee on 1 property is contrary to affordability and unfair. Perhaps limiting the number of daily PM applications, whether for short or long term rentals. Bozeman needs to develop a renter's rights ordinance to allowing for the safety of renters as well as fairness. I'm thinking a mediation board for resolving and protecting landlord/tenant disputes. Currently, when a renter asks for maintenance/repairs for their rental. They are often given a 30 day notice terminating their lease rather than the landlord doing the necessary repair. While that's illegal to do, there's no viable option other than a legal challenge for renters. Gallatin County Judges are overloaded and aren't interested in resolving landlord/tenant disputes. This is a perfect opportunity for mediation and a win/win for all. With the market as it is, landlords don't have an incentive to repair because they can re-rent within a matter of days regardless. SID's costs need to be a city/property owner cost sharing of 55%-45% cost. For example, in 2015 East Story residents were expected to pay the full amount rather than share the cost with citizens across Bozeman and Gallatin County. That's grossly unrealistic and unfair considering the many residents utilizing that street for parking to attend community events at Bogert Park as well as utilize Pete's Hill trails. Other SID's need to consider and include a larger cost by city rather than property owners accommodating all residents usage. Looking at the role of Appraisers and how they estimate and project property values. The rise in property value over the last five years deserves a thorough review and implementation of checks and balances to manage the market in an affordable and fair manner. Kevin your idea for building on vacant City Owned Land is a great idea. Strategies for existing dwelling units within R-1, to include parking and safety. Luxury Tax is a great idea. I'm watching how NYC implements and oversees it. I do think Bozeman would benefit from it. Matching students with spare room rentals was part of a discussion I had on May 24. A woman is interested in renting a room and needs guidance on how to do it, what to charge, etc. Rather than use affordabld housing funds for infrastructure, let's continue to build affordable housing addressing the diverse needs of Bozeman's population.