HomeMy WebLinkAbout11-21-24 Public Comment - A. Sweeney - Public comment on Block B development on East BabcockFrom:Alison Sweeney
To:Bozeman Public Comment
Subject:[EXTERNAL]Public comment on Block B development on East Babcock
Date:Wednesday, November 20, 2024 10:22:09 AM
Attachments:Sweeney-AHO-column.pdf
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Good morning City Clerk,
Could you please place this email and the attached guest column published in the Bozeman Daily Chronicle on November 13thin the folder for the Block B development proposed on East Babcock, and forward it to Community Development, EconomicDevelopment, and the City Commission.
This development will set our community back considerably by destroying existing affordable housing, further inflating landprices, and damaging the historic character of the district. This development is not providing housing for people who live inBozeman, and we don't need any more empty density, wealthy weekender landing pad, safety deposit boxes in the sky.
We need to start calling out developers who describe their enormous project that dwarfs everything around as a "transition"between the higher intensity use on main street and the surrounding neighborhoods. You cannot call a development a transitionwhen its density, mass and scale, and intensity of use is greater than everything else around it.
Thank you,
Web link:https://www.bozemandailychronicle.com/opinions/guest_columnists/alison-sweeney-city-s-experimental-ordinance-results-in-a-net-loss-of-affordable-housing/article_c8e600f8-a089-11ef-ada9-b7461fdd1ac6.html#:~:text=The%20current%20AHO%20was%20adopted,incentives%20(see%20municipal%20code%2038.380.
Alison B. SweeneyBernadette's Handmade JewelryBozeman MT406-404-5740alison-bernadettes.com
The City’s experimental ordinance results in
a net-loss of affordable housing.
Development application number 24266 is proposing to use the shallow incentives of the City’s
Affordable Housing Ordinance (AHO), and is now available for public review and comment. The Block B
development on East Babcock is proposing to tear down 2 small apartment buildings containing 20 units
behind the East Main Tire-Rama (and 3 other structures) to build a 90’ tall, 46 unit, luxury development.
The current AHO was adopted in 2022 without public input. It gives developers “incentives” like extra
height and reduced parking in exchange for some affordable units. It also has a land swap provision that
allows a developer to give the city land in exchange for the incentives. (See Municipal code 38.380.050)
In this scenario, no affordable housing is actually created.
This Block B development would be required to provide 2 affordable units for sale at 120% area median
income. That means a 2 bedroom unit for sale at $488,700, or a 3 bedroom unit for sale at $548,300. Not
affordable, I know, but that is the way the ordinance is written. Instead of producing these units
however, the developer is proposing to swap land appraised at $1 million in exchange for the additional
height. The City will be required to produce 2 units of affordable housing at the aforementioned prices
on that land.
A third party consultant, paid by the developer, has been enlisted to decide if the swap is worth it to the
city. We are still awaiting their analysis. At the risk of offending the research industrial complex I’m
going to preempt their findings and say, NO, the trade is not worth it! Let me explain why.
The 20 units in the two apartment buildings proposed for removal are what the American Planning
Association calls Naturally Occurring Affordable Housing or NOAH. It is arguably the most valuable type
of affordable housing in a city because it is affordable without a subsidy. It does require the will to
preserve it.
In August our City Commission adopted their priorities for 2024-2025 through resolution 5626. One of
these priorities, “A Well Planned City,” details a directive to create an affordable housing preservation
policy. One way they’d like to do that is by identifying opportunities for affordable housing preservation.
Attention City Commission; I’m identifying an opportunity for you; 523 and 533 East Babcock.
These 20 units are larger than the proposed Guthrie units and rented for about $1100/mo. They have
their own covered parking, a walk score of 90, and a bike score of 85. What a wonderful opportunity for
working class Bozemanites to live downtown!
When the third party consultant does their analysis of whether or not the land swap is in the city’s best
interest, will they take into account the fact that Bozeman has no Public Housing Authority, and no public
developer to construct the affordable housing on the land? So far the only way the city has managed to
create affordable housing is through the use of Tax Increment Financing (TIF) or through Low Income
Housing Tax Credits (LIHTC). The land parcel is not in a TIF district, or a LIHTC eligible census tract, so
neither of these is a viable option. How will the 2 units of affordable housing actually get built?
Meanwhile we lose 20 NOAH units.
This is an economically bad decision, to say nothing of the horrid appearance of the proposed gentry-plex
metal box to be built, that will further degrade what’s left of the historic character of our downtown.
The current AHO is under review following enormous public outcry last summer. It should have been
repealed as citizens had asked, but the commission lacked the will to do so. The city is hosting an open
house to gather public feedback on the AHO from 4-7pm on November 21st at Fire Station 3 on Vaquero
Parkway. This letter is my opinion alone. Please plan to attend the open house and register your
concern, opposition, and ideas for improvement. You can always email the commission at
comments@bozeman.net
Alison Sweeney
Chair of the Better Bozeman Coalition