HomeMy WebLinkAbout01-28-25 Public Comment - A. Hoitsma - Affordable Housing OrdinanceFrom:Amy Kelley Hoitsma
To:Bozeman Public Comment
Subject:[EXTERNAL]Affordable Housing Ordinance
Date:Tuesday, January 28, 2025 11:50:07 AM
Attachments:28JAN_Commission_Vote_AHO.docx
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Please accept my comments regarding the revised Affordable Housing Ordinance that hasbeen drafted by staff, reviewed by several advisory commissions, and will be voted on by the
Commission tonight.
Amy Kelley Hoitsma
706 E. Peach St, Bozeman406-581-1513
28 January 2025 Honorable Mayor Cunningham, Deputy Mayor Morrison, and Bozeman City Commissioners: Please accept my comments regarding the revised Affordable Housing Ordinance that has been drafted by staff, reviewed by several advisory commissions, and will be voted on by the Commission tonight. I appreciate the change in the metric regarding affordability in multi-family (larger) dwellings. Basing those rental rates on 60% AMI rather than the current 80% AMI will certainly provide more affordability. However, the cost to the community at large remains the same in terms of additional building height incentives. Allowing up to 4 additional stories in UMU, REMU, B-2, B-2M, and B-3 districts is simply too much. I am especially concerned about the B-2M zone, which in the NE neighborhood occurs immediately adjacent to lower-density residential districts (i.e. Mountains Walking, which abuts R-2, and Block 104/Bozeman Yards, which is mostly surrounded by NEHMU). The idea that either of those blocks could hold a 9-story building is unfathomable.
Better Bozeman Coalition chart The Type C incentive in NEHMU is 2 additional stories. The draft UDC proposes 5 stories for mixed-use buildings (something which I will recommend you reduce to 3 stories in the draft UDC, in keeping with current NEHMU height limits). If the Karst Stage property were to be developed using these incentives, the result could a 7-story building on a large lot immediately adjacent to R-2, without so much as an alley between the two zones.
Any of these developments coming to fruition would result in a dramatic, undesirable, and permanent change in the unique and historic character of
the Northeast neighborhood. The Type A incentives allow one additional story in residential zones and up to two additional stories in the more urban zones (UMU, REMU, B-2, B-2M, and B-3), while requiring only 5-8% of the units at affordable rates. That means 92-98% of the units would NOT be required to be affordable AND the resulting building in the Northeast Neighborhood B-2M zones could be 7 stories—taller than the Armory, which is currently downtown’s tallest building. I am unclear whether the Commission is required to vote on this package as an all-or-nothing deal, or whether you are able to change specific pieces of it. If the latter, I would ask that you retain the 60% AMI requirement and lower the additional building heights incentive to a max of 2 stories in urban zones when 50% of the units are offered as affordable. If the former, I would ask that you vote no on the entire package.
Given the changes in public participation rules that the State Legislature has forced on us, there will be virtually no opportunity for public debate on any individual development in the future. If it “checks the boxes,” it will be approved. If the AHO is approved as drafted, I imagine that the chances are high that a future development could seek—and be awarded—the deep incentives in a location that is completely inappropriate for a massive building, regardless of affordability. At that point, there will be no opportunity to say no. With my best, Amy Kelley Hoitsma 706 E. Peach St., Bozeman