Loading...
HomeMy WebLinkAbout08-20-24 Public Comment - E. Donahue - AHO Public Comment 8_20_24From:Eliza Donahue To:Bozeman Public Comment Subject:[EXTERNAL]AHO Public Comment 8/20/24 Date:Sunday, August 18, 2024 9:09:02 AM Attachments:AHO Comments August 2024.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. Hi, Attached is a public comment on behalf of Bozeman Welcoming Neighbors in regards toTuesday's upcoming AHO work session. Thanks, -- Eliza DonahueBozeman Welcoming Neighbors Coalition Facilitator Pronouns: She/her/hers(505)670-7033 Affordable Housing Ordinance August 20,2024 City Commissioners and Staff, I am writing to you on behalf of Bozeman Welcoming Neighbors in support of the Affordable Housing Ordinance. Why is the AHO important? ●In May 2024,the median home sale price is $750,000,according to Zillow.This is out of reach for too many Bozemanites.We’re becoming a city where only the wealthy or privileged few can afford a home here.Our affordable housing ordinance can help make sure more people with modest incomes can afford to live here too. ●Bozeman’s median home sale price is over 10x the median household income of $74,113.Ten years ago,that ratio was 6.9x ($319k price to $46k median income).A healthy annual income to home price ratio is considered no more than 5x. ●The staff presentation identified a $66,835 gap for those making 120%AMI to be able to afford a median priced home in Bozeman in 2023.Clearly,it’s not just low income Bozemanites who need help getting into homes.We also need solutions that work for those in the “missing middle”–those making between 80%and 120%AMI –to be able to afford starter homes,as well as those between 60%to 80%AMI.In 2019,this “missing middle”accounted for nearly 20%of all Bozeman residents,while 12%fell between 60%and 80%AMI.1 This is a significant portion of our community. What has the AHO done in our community? ●Our affordable housing ordinance is working -with more than 1,600 homes2 permitted since we began the program.This is a huge success -we’re building homes for every day Bozeman residents to make a home here for themselves and their families.We should celebrate the ordinance and strengthen it to provide more homes for the people who work in and want to work in our community,long into the future. Where does the AHO need to improve? ●Homeownership:Unlike the previous AHO,the current AHO has so far failed to produce any homeownership opportunities—a critical gap as homeownership grows further out of reach for most area residents who didn’t have the opportunity to buy before the pandemic.The lack of utilization shows the existing incentives are insufficient to cover the gap between affordable (at 120%of AMI)for-purchase homes and market rate homes.Ways to strengthen the incentives include reducing the portion of required homes to qualify for incentives,waiver of city building permit and inspection fees (based on Helena’s successful ordinance),or payment of impact fees on behalf of the development (subject to available funds,such as provided by a cash-in-lieu option). 2 https://nbcmontana.com/news/local/bozeman-mayor-defends-citys-affordable-housing-ordinance 1 Bozeman community housing needs assessment,2019. How do the city’s proposed changes impact the AHO? ●In general,the proposed changes aid the administrative process and help strengthen the AHO. ●We are concerned that requiring renters to prove their income eligibility annually,as has been proposed,will create more hoops for renters to jump through and could ultimately lead to more evictions.Eligibility is already established under the current ordinance;if our goal is to get people into housing they can afford in the most streamlined way possible,creating more bureaucratic barriers only complicates the process. Why is alleviating parking mandates critical to the AHO? ●Flexible parking arrangements are critical to the affordable housing ordinance,and we strongly encourage the City Commission to stay the course.The City Council should extend the parking provisions to single family and townhomes as well to ensure more homes are built. ●Parking competes with homes for space.Because parking can take up a lot of space, parking often competes with housing on the same piece of land,limiting the potential for additional homes.A single parking space with exit and entrances can be nearly 500 square feet on a surface lot or in a garage -that’s basically a one bedroom apartment. ●Parking is incredibly expensive.The price can vary,but the general consensus is that it can cost anywhere between $5,000 and $50,0003 to build a single parking space, depending on whether that spot is just a slab of concrete in your yard,building a garage in a single detached home,in a surface lot,or a parking garage.For renters,the cost for parking is often passed along in the rent,adding up to 17%4 every month.For homeowners,the cost of a garage can add $18,000 to a home. ○On average,it costs renters an extra $225 per month5 -regardless of whether you own a car or not. ●Bozeman has plenty of parking.Nationally,study after study shows that parking spots are going unused even when demand is the highest in communities across the United States.In Longmont,CO,between 15-50%of parking spaces were unused during times with the highest demand.6 Thank you for your time. Bozeman Welcoming Neighbors AARP,Bridgercare,Family Promise of Gallatin Valley,Forward Montana,Gallatin Valley Sunrise Movement,Gallatin Watershed Council,Haven,HRDC,Sightline Institute 6https://betterboulder.com/longmont-leads-with-parking-reforms/#:~:text=In%202021%2C%20the%20City%20collaborated,were%20 unused%20during%20peak%20periods. 5 https://www.strongtowns.org/journal/2018/11/20/the-many-costs-of-too-much-parking 4 https://newsroom.ucla.edu/stories/low-income-renters-pay-a-high-and-hidden-price-for-city-parking-requirements 3 https://www.strongtowns.org/journal/2018/11/20/the-many-costs-of-too-much-parking