HomeMy WebLinkAbout11-19-24 Public Comment - A. Hoitsma - Affordable Housing Ordinance Open House commentsFrom:aok@mcn.net
To:Bozeman Public Comment
Subject:[EXTERNAL]Affordable Housing Ordinance Open House comments
Date:Tuesday, November 19, 2024 11:41:09 AM
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Hello --
I am the President of the Northeast Neighborhood Association (NENA) and will not be able toattend the Nov. 21 Open House because we have our Fall Meeting scheduled for that evening.I already filled out the survey, but wanted to add these comments, which are points I made incomments submitted regarding Application 24-107 (Block 104/Bozeman Yards), and how itsaffordable housing plan doesn't actually meet the requirements in the Affordable HousingOrdinance (AHO).
I believe it points out inadequacies or loopholes in the AHO.
1. The ordinance states: “The number of affordable homes must meet or exceed the minimumstandards needed to qualify for the applicable incentive.” This application does meet thestandard of offering greater than or equal to 5% of the units at affordable rates (defined by theAHO as a maximum of 120% AMI). It offers 4.76% of the units at exactly 120% AMI. I feelthat 5% is perhaps too small a percentage, and 120% AMI is likely not affordable for familiesactually seeking affordable housing in Bozeman. Regardless, however low the bar is set, I seeno reason why a developer would exceed those standards.
2. There is a clause in the AHO that states “if the calculation of the required number ofaffordable homes results in a fraction of a home, fractions equal to or less than 0.5 shall beignored.” I find that clause—and the predictable result of that loophole, as demonstrated inthis application—wholly against the spirit of the ordinance (i.e. “rounding down” the standardin favor of the developer and not the home buyer needing affordability). It also results in feweraffordable homes.
3. The ordinance has another requirement in order to qualify for incentives: “The mix ofbedrooms per unit in affordable homes must be as similar as possible to the mix of bedroomsper unit of the market-rate homes in the development.” This application shows:
14 one-bedroom units (33%)19 two-bedroom units (45%)7 three-bedroom units (17%)2 four-bedroom units (5%)
The two affordable units being offered are both one-bedroom units. Clearly this is not asimilar mix of bedrooms as is offered in the market-rate homes. Again, the applicant seeks tomeet the absolute lowest standard required by the AHO, yet actually fails to even meet thatstandard. Perhaps this is an enforcement problem, or a problem inherent in allowing a smallgroup of individuals to judge whether a project meets the requirements.
4. Both of the affordable units are on the ground floor of the five-story building, while the
project narrative touts the views from the upper levels. As far as I can tell there is no standardin the AHO that says the affordable units need to be distributed such that they are not
relegated to less-desirable locations within the project.
5. Were the standard based on number of bedrooms rather than units, the applicant would haveto offer 4 bedrooms as affordable, and not 2. Perhaps that standard should be considered in re-evaluating the AHO.
With my best,
Amy Kelley Hoitsma706 E. Peach Street, Bozeman