HomeMy WebLinkAbout10-10-23 Public Comment - L. Taylor - comments on proposed changes to Bozeman Development CodeFrom:Leslie Taylor
To:Agenda
Subject:[EXTERNAL]comments on proposed changes to Bozeman Development Code
Date:Sunday, October 8, 2023 2:13:31 PM
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I respectfully submit the following comments on the proposed changes to the Bozeman Development Code. I am a
resident of Bozeman who constructed a duplex dwelling in the Northeast section of Bozeman, MT in 2015. My
home was built on an R-2 zoned lot on which no building existed. This infill created two additional homes in the
downtown Bozeman area. One unit is rented fulltime and the other is my residence.
I urge the City Commissioners not to adopt their proposal to rezone R-1, R-2, R-3 and R-4 areas into a new zone R-
A which would allow up to eight units in a building of up to three stories in height.
This new zoning would not achieve the stated objectives of providing more housing of an affordable nature in
central Bozeman. Rather, such zoning would permit and encourage acquisition of existing small properties and
construction of 8-unit condo or rental buildings (but most likely condos) which would be priced far out of reach for
the residents who seek housing.
Below I provide a back of the envelope analysis which illustrates the type of development that the proposed zoning
is likely to result in:
Combine two lots of 5500 sq ft (typical lot size in NE Bozeman) to create lot of 11,000 sq. ft. Tear down existing
homes on the lots, construct a three story building of approximately 4,000 sq ft per floor, within the 40% coverage
limit. Acquisition cost of existing homes $500,000 each= $1,000,000 plus construction cost of $300/sq ft (low side)
of 12,000 square feet=$3,600,000, for total investment of $4,600,000 for the eight units.
This results in a per unit cost of at least $575,000. What would these units rent for? Owner would seek 8% return
or $46,000 rent annually per unit. This is far in excess of what a Bozeman school teacher, fireman, construction
worker, hospital worker, MSU faculty or staff or municipal employee could afford.
A more likely scenario would be for the developer to sell the apartments as condos, for prices in the $800,000 to
$1,000,000 range. These amounts are comparable to the prices for the units in the Merin which was built in 2021,
two blocks from my home. Most likely these condos would be purchased by folks coming from out of the area for
less than fulltime use.
While I am sympathetic to the need to increase the housing supply in downtown Bozeman, the existing proposal
cannot possibly meet this goal. In fact the proposed zoning changes would be likely to spur increased land
speculation and building which will destroy the wonderful character of our communities.
As an alternative, I recommend the city revise the code to allow duplexes plus an ADU in current areas zoned R-1,
duplexes being required by the Montana legislature; permit duplexes plus an ADU plus a legal basement apartment
in areas zoned R-2 , and some expansion of use in zones R-3 and R-4. These new allowances will provide current
owners with the opportunity to create legal infill while maintaining the character of their neighborhoods as well as
not unduly burdening infrastructure (roads, sidewalks, water, sewage and other).
The city should legitimize current basement apartments which are currently made available to provide needed
housing as well as revenue supplements to existing homeowners to address increased real estate taxes, insurance and
maintenance. The city could promote safe basement housing by guiding homeowners in meeting egress, fire and
other safety requirements.
I would like to thank the many commenters on Nextdoor Neighborhood who have helped me refine my approach
which shows why the revisions to the BDC should not be adopted. The commenters on Nextdoor Neighborhood
also have made many other good recommendations which I urge the City Commission to consider.
I am truly encouraged by the thoughtful discussion on NN which reflects the civic mindedness of the citizens ofBozeman.
Respectfully submitted,
Leslie A. Taylor320 N. Bozeman Ave, Apt ABozeman, MT 59715