HomeMy WebLinkAbout09-19-24 Public Comment - P. McGown - Pause up-zoning, please!!From:Patty McGown
To:Bozeman Public Comment
Subject:[EXTERNAL]Pause up-zoning, please!!
Date:Thursday, September 19, 2024 9:31:59 AM
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Dear City Commissioners
Please, please,look around Bozeman. Increasing density is NOT increasing housing affordability. While you are
figuring out the UDC, assess how many of the recent high density, 5-6 story buildings have increased housing
availability and affordability. Clearly, these building have not increased availability (as most are second “homes” for
wealthy folks, or affordability for locals. What these buildings have done is contribute to the ongoing problem, not
offer a solution.
There were some excellent ideas presented at your meeting on 9/17/24. Please don’t already have your mind made
up on up-zoning without taking into consideration the process that you have promised to follow, while redoing the
UDC. Keep in mind the needs and desires of the residents and all the work that has already been done (INC,
Historical Preservation, Tree Coalition, environmental concerns (water!!!) etc.)
One very interesting and useful idea I heard was to approve the current UDC WITHOUT the “upzoning” criteria.
Buy us all some time to figure out the best ideas to work towards a solution.
Thinking of one aspect of up-zoning: I would love to add an ADU to my home. Unfortunately, with the cost of
construction inflated in Bozeman to, on average, $500/square foot, the estimate to build a 600 square foot ADU
would cost $300,000. I would have to borrow 2/3’s ($200.000) and the payment at 6.9% interest for 20 years would
be $1538. And I still need to cover my initial investment of the $100,000 so I have to add $500/month to the
payment and the minimum I can rent a 600square foot ADU for is $2038 and that is just breaking even and not
covering any new taxes. That is not affordable housing for the renter or the landlord
Please don’t promote ADU’s, upzoning, and increasing density as creating affordable housing. It does not. Don’t
take my word for it, do some research. It only serves to increase the cost of housing and tick-off residents who have
been paying taxes and voting.
And property taxes have gone up and could raise rents a fraction, but that does not cause affordability issues. What
causes affordability issues in Bozeman is the Gallatin Valley getting discovered, while at approximately the same
time, real estate becoming part of investor’s portfolios to diversify wealth. It’s wealth and greed that is causing the
affordability crisis. The people who are camping in Bozeman cannot afford to live in the rentals that are currently
available because the rents are too high because of the wealth that moved into Bozeman. These wealthy people are
willing and able to pay whatever price.
Affordable housing in Bozeman is NOT possible with the current price of construction even on land I already own.
Bozeman is not an affordable place to live anymore. Increasing density will not make or create affordable housing in
Bozeman due to the high cost of construction on available land. This is not something I am making up. Increasing
density is not the answer.
Seeking sources of revenue for subsidized housing is a reasonable solution. Re-visiting HUD qualifications, working
with HRDC, and, thinking outside the box like: setting up some type of “rewards” system for the landlords that do
offer affordable rents. Work with HRDC and buy trailer parks and other types of housing and keep them affordable.
Keep neighborhoods intact. Implement an Affordable Housing Overlay Zone (AHOZ) to help prevent gentrification
of and displacement in existing neighborhoods. It will take an investment of time and money by the city of
Bozeman. Rather than more police, pass a bond to fund affordable housing projects.
Take the time right now to develop and craft the best UDC for the residents of Bozeman.
Which reminds me of another great idea from your meeting on 9/17. The young man who discussed working for an
architect and suggesting thinking outside the box. He mentioned smaller individual units on a residential lot rather
than a 5-6 story building. And if affordable housing is truly the desired outcome, we all must think outside the box.
Please don’t have your minds already made up regarding the UDC. There is way too much at stake here. Please keepan open mind and listen, really listen. Even if that means taking a long pause just to hear the geese migration and thesand hill crane migrations and the sound of the creek flowing and the wind blowing the leaves off the quakingaspen. The pause is possible because of the incredible natural beauty of Bozeman. Which is what we are all trying topreserve as we navigate the UDC. The pause you take could make all the difference.
Thank youPatty McGown222 S 13th AveBozeman