HomeMy WebLinkAbout1994-08-08 ccm
MINUTES OF THE MEETING OF THE CITY COMMISSION
BOZEMAN, MONTANA
August 8, 1994
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I The Commission of the City of Bozeman met in regular session in the Commission
Room, Municipal Building, August 8, 1994, at 3:00 p.m. Present were Mayor Vincent,
Commissioner Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost, City
Manager Wysocki, City Attorney Luwe and Clerk of the Commission Sullivan.
The meeting was opened with the Pledge of Allegiance and a moment of silence.
None of the Commissioners requested that any of the Consent Items be removed for
discussion.
Minutes - Julv 11. Julv 18. and Julv 25 1994
It was moved by Commissioner Youngman, seconded by Commissioner Stiff, that the
minutes of the regular meetings of July 11, July 18 and July 25, 1994, be approved as
. submitted. The motion carried by the following Aye and No vote: those voting Aye being
Commissioner Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost and
Mayor Vincent; those voting No, none.
Decision - Lonnv and Kim Walker - (a) CUP for PUD - allow a 45-lot Dlanned unit develoDment
for single-familv. detached manufactured and modular housing units (Z-947Q): and
(b)
Dreliminarv Dlat for Countryside Subdivision PUD to create 45 lots on 7 A-acre tract (P-9428)-
COS 522. in the SWY4. Section 11. T2S. R5E. MPM (3290 West Babcock Street)
This was the time and place for the decision on the applications forwarded by Lonny
and Kim Walker for development of 7.4 acres known as Certificate of Survey No. 522, located
in the southwest one-quarter of Section 11, Township 2 South, Range 5 East, Montana
Principal Meridian, as follows: (a) for a Conditional Use Permit for a Planned Unit Development,
I under Application No. Z-9470, to allow a 45-lot development for single-family, detached
manufactured and modular housing units; and (b) for a preliminary plat Planned Unit
Development for Countryside Subdivision, under Application No. P-9428, to create a 45-lot
subdivision. The subject property is more commonly located at 3290 West Babcock.
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Included in the Commissioners' packets was a memo from Planning Director Andy
Epple, dated August 5, 1994.
Responding to questions from Commissioner Stueck, Planning
Director Epple
confirmed that the Department of Fish, Wildlife and Parks has identified the watercourse
I through the subject property as a stream rather than a ditch. Since this has been identified as
a natural stream, a 310 permit from the Soil Conservation Service will be needed to make any
changes in that waterway.
Further responding to Commissioner Stueck, Planning Director Epple stated that one
employee of the Department of Fish, Wildlife and Parks has indicated he will not allow a bona
fide stream to be placed underground. He then stated there are several different classes of
watercourses, including bona fide streams, such as this one; stream/ditches, which are
corridors which may be used for transporting of irrigation water; non-perennial streams, which
can be moved without requiring a 310 permit; and ditches, which are also not subject to 310
permits. He noted that the Soil Conservation Service and the Department of Fish, Wildlife and
Parks work closely together when considering classification and possible relocation of
e watercourses.
Commissioner Stueck noted that if this waterway is a stream and cannot be placed
underground, then the 35-foot streambank setback must be provided; and that essentially voids
this project.
Responding to additional questions from Commissioner Stueck, Planning Director
Epple stated that the Department of Fish, Wildlife and Parks is responsible for classifying
perennial streams, non-perennial streams,
stream/ditches and ditches, while the Soil
Conservation Service has the authority to review and issue 310 permits. He noted that there
is a Department of Fish, Wildlife and Parks representative on the Soil Conservation Service,
which provides for overlap of those two authorities.
City Manager Wysocki asked the Planning Director to review the process which the
I Planning staff utilizes when reviewing an application where a waterway is involved, noting that
the designation of this subject waterway as a stream seems to have come late in the process.
The Planning Director stated that during the concept plan review, staff suggested to
Mr. and Mrs. Walker that they take steps necessary to determine the status of this waterway,
noting that their review of the records at the Courthouse showed the waterway as a ditch. He
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further stated that the preliminary plat application designated the watercourse as a ditch; and
staff reviewed this application under the assumption that information was correct until close
to the final public hearing, at which time the Department of Fish, Wildlife and Parks indicated
that a 310 permit would be required to relocate the watercourse.
I Responding to the City Manager, Planning Director Epple stated that the status of the
waterway was discussed briefly at the Planning Board meeting; however, its status was not
a part of their decision to recommend denial of this preliminary plat.
Commissioner Stueck expressed his frustration after calling several different agencies,
talking to several different individuals and getting several different answers.
Responding to questions from Commissioner Stueck, Planning Director Epple stated
that the Department of Fish, Wildlife and Parks has indicated a willingness to consider an acre-
for-acre land swap to create the right-of-way needed to extend Ravalli Street from Fowler
Avenue east to the Balian property and this subject parcel. He noted that this would provide
for an additional setback along the north edge of the ponds, which is desired by the
Department of Fish, Wildlife and Parks, thus ensuring a greater buffer between the ponds and
e any future development.
Mr. Lonny Walker, applicant, stated that his research on the watercourse was more
extensive than just reviewing records at the Courthouse; it included talking to the Department
of Natural Resources and the Soil Conservation Service. All of the information indicated that
it was a stream/ditch. He noted this waterway does not have water in it
year round and,
therefore, it is not a fish habitat.
Responding to Mayor Vincent, City Attorney Luwe stated that, even though this
information concerning the designation of the water course was received after the public
hearing was closed, it was the subject of discussion and questions raised during the public
hearing and can, therefore, be considered.
Responding to Commissioner Frost, Planning Director Epple stated that the 30-percent
I open space requirement for a subdivision or zoning planned unit development must be met; and
there is no mechanism for granting an exception for any portion of the requirement. He stated
that, without meeting the 30-percent requirement, he does not believe a project would be
eligible for consideration as a planned unit development.
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Responding to
Commissioner Youngman, the
Planning Director stated that
occasionally an applicant will ask for a variance from the street widths; however, that was not
requested in this instance.
Further responding to Commissioner Youngman, Planning Director Epple stated the
I proposed 3-foot-wide sidewalk is too narrow to accommodate pedestrian and bicycle traffic
safely. He voiced other concerns about this proposed development, which include the lack of
3D-percent open space, relocation of the stream/ditch to the east property line and the potential
impacts that it might have on adjacent property owners, as well as the potential problems for
emergency vehicles to maneuver on narrow streets within the subdivision.
Commissioner Youngman noted the Housing Task Force has indicated the Commission
needs to consider smaller lot sizes, narrower street widths and smaller setback requirements
to create more affordable housing. She noted that the Commission has not yet adopted those
recommendations; and the current planned unit development regulations do not seem to allow
that type of consideration. She questioned if this would be the type of proposal that could be
considered under guidelines for an affordable housing project.
e Planning Director Epple responded by stating that a traditional subdivision, where
access to lots is gained from the street and garages face the street, would be difficult to review
as an affordable project. He suggested, instead, that a subdivision with an alley system, from
which access could be gained to garages, would allow for smaller lots and, thus, more
affordability. He envisioned smaller garages, either single-car or oversized
single-car as a
possible alternative. He stated it is extremely difficult for
someone in the private sector to
provide affordable housing, particularly in the single-family housing market.
Responding to additional questions from Commissioner Youngman, the Planning
Director cautioned that in this proposed subdivision, care must be taken to ensure the streets
are wide enough to accommodate the turning maneuvers of large emergency vehicles.
He
noted that in other subdivisions, it might be possible to consider narrower streets because the
I street configuration is different.
Responding to City Manager Wysocki, the Planning Director stated that when the
Planning Board considered this application, no sidewalks were proposed, noting they were
added prior to the latest submittals to the Commission.
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Commissioner Stueck stated there are too many unanswered questions at
this time
for him to support this application, the majority of which revolve around whether the
watercourse is a stream or a stream/ditch. He also noted
that the Commission has not yet
developed a process under which to consider an affordable housing proposal; and he feels it
I is important for the Design Review Board, Planning Board and City Commission to develop and
implement that process before considering this type of proposal. He then stated that, because
he does not have all of the information needed to make a decision at this time, he intends to
abstain from voting.
Commissioner Frost stated there are several ideas in this proposal which
he likes, such
as the zero lot lines for garages and smaller front yard setbacks. He noted that many of the
requested deviations are acceptable, as long as the City has some guarantee of the prices on
the homes. He forwarded his concerns about this proposal, which include the entryway, since
this proposal would result in land locking the parcels on each side of the entrance; the precedent
of undermining the requirement of 3D-percent open space in a planned unit development; and
the issue of the stream/ditch. He then stated his appreciation
for the effort which the
e applicants have put into this application; however, he cannot support it.
Commissioner Youngman stated that, if at all possible, she would prefer
to send this
application back through the process instead of denying it and requiring that the applicants start
over. She noted the repeated discussions about smaller setbacks, smaller
lot sizes and
narrower street widths; however, no actual acceptable sizes have been established to date.
She emphasized her interest in developing guidelines under which affordable housing projects
will be considered, in exchange for guaranteed affordability.
Commissioner Youngman stated she could suppport this application if conditions
could be developed to address the stream/ditch issue and its possible relocation or tubing; if
a condition could be established regarding the entryway to this development; if an adequate
buffer could be provided for the fish ponds; and if affordability could be guaranteed.
She
I stated that, because such conditions cannot be readily developed, however, she will support
denial of the application.
Commissioner Youngman then expressed her concern that the Planning staff
and the
Development Review Committee asked that the applicant address several questions and
concerns regarding life safety issues before this application was forwarded any further through
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the process; however, the applicants chose not to do so. This resulted in the problems being
carried forwarded to the Planning Board and the City Commission, causing those bodies to deal
with technical issues with which they are not familiar.
Commissioner Stiff stated that the Commission needs to see an application that has
. been "hammered down", rather than trying to deal with a "moving target", He stated that,
given all of the concerns which have been raised and the fact that the proposal before the
Commission is ever-changing, he cannot support its approval at this time.
He did, however,
encourage the applicant to move forward with this type of application, noting that a viable
affordable housing project is important to the community.
Mayor Vincent stated that the Commission does not have the latitude needed to
approve this application as it has been submitted. He noted
that if the applicant is able to
adequately address the various issues raised, particularly those pertaining to public safety, he
feels the application would be worth reconsideration.
It was moved by Commissioner Stiff, seconded by Commissioner Frost, that the
Commission deny the applications forwarded by Lonny and Kim Walker for development of 7.4
. acres known as Certificate of Survey No. 522, located in the southwest one-quarter of Section
11, Township 2 South, Range 5 East, Montana Principal Meridian, as follows: (a) for a
Conditional Use Permit for a Planned Unit Development, under Application No. Z-9470, to allow
a 45-lot development for single-family, detached manufactured and modular housing units; and
(b) for a preliminary plat Planned Unit Development for Countryside Subdivision, under
Application No. P-9428, to create a 45-lot subdivision. The motion carried by the following
Aye and No vote: those voting Aye being Commissioner Stiff, Commissioner
Frost,
Commissioner Youngman, Commissioner Stueck and Mayor Vincent; those voting No, none.
Commission Resolution No. 2996 - establishing tag system fees and other soecial fees for
defraYing the cost and exoense of collecting and disoosing of solid waste under the orovisions
of Ordinance No. 1323
I City Manager Wysocki presented Commission Resolution No. 2996, as approved by
the City Attorney, entitled:
COMMISSION
RESOLUTION NO 2996
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN,
MONTANA, ESTABLISHING TAG SYSTEM FEES AND OTHER SPECIAL
FEES FOR DEFRAYING THE COST AND EXPENSE OF COLLECTING AND
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DISPOSING OF SOLID WASTE UNDER THE PROVISIONS OF ORDINANCE
NO. 1323;
The City Manager stated that this resolution establishes a base annual assessment
of $47.00 for the collection and disposal of solid waste for Fiscal Year 1994-1995.
He
reviewed the figures included in the resolution for tags and optional assessments for cans and
I dumpsters. noting that they are based on the base annual assessment. He then recommended
that the Commission adopt this resolution.
Responding to Mayor Vincent, City Manager Wysocki stated that the figures
contained in this resolution reflect an increase over last year's assessments and tag fees. He
then reminded the Commission of the importance of creating a reserve to fund closing of the
landfill and the subsequent 30-year monitoring process. He reminded the Commission that only
20 percent of the solid waste being dumped at the landfill is collected by the City trucks. He
noted that while a portion of the solid waste being dumped by Three Rivers is from in-town
commercial and residential collections, the bulk of it is from outside city limits.
It was moved by Commissioner Stueck, seconded by Commissioner Frost, that the
Commission adopt Commission Resolution No. 2996, revising the tag system fees and other
. special fees for collection of solid waste for Fiscal Year 1994-1995. The motion carried by the
following Aye and No vote: those voting Aye being Commissioner Stueck, Commissioner Frost,
Commissioner Youngman, Commissioner Stiff and Mayor Vincent; those voting No, none.
Commission Resolution No 2997 - establishing a revised landfill fee schedule for users of the
City of Bozeman
City Manager Wysocki presented Commission Resolution No. 2997, as approved by
the City Attorney, entitled:
COMMISSION RESOLUTION NO. 2997
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN,
MONTANA, ESTABLISHING A REVISED LANDFILL FEE SCHEDULE FOR
USERS OF THE CITY OF BOZEMAN LANDFILL.
I The City Manager stated this resolution reflects an increase in many of the fees
charged at the landfill. He briefly highlighted some of those revisions, noting that this increase
is needed to cover current costs of operations as well as to assist in building the reserve for
closure of the landfill in the next few years.
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The City Manager stated that, because of the minimal impact which the $5 anti-litter
assessment is having on uncovered loads at the landfill, staff is recommending that the
assessment be increased to $25. That change has resulted in the next agenda item, which is
an ordinance revising the anti-litter assessment as it appears in the Bozeman Municipal Code.
I Commissioner Stueck suggested that this resolution and the subsequent ordinance
be amended to reflect an increased assessment for large uncovered loads.
He stated that,
while he feels the $25 assessment would be adequate for pick-ups and small trailers, he feels
that a higher assessment should be levied against one-ton trucks and above and large trailers.
He proposed that assessment could be set at $50. .
It was moved by Commissioner Frost, seconded by Commissioner Youngman, that
the Commission adopt Commission Resolution No. 2997, establishing a revised landfill fee
schedule for the City of Bozeman landfill, as amended. The motion carried by the following
Aye and No vote: those voting Aye being Commissioner Frost, Commissioner
Youngman,
Commissioner Stiff, Commissioner Stueck and Mayor Vincent; those voting No, none.
e Ordinance No. 1386 - revisina Section 8.40.101 of the Bozemen Municipal Code. entitled
"Littering". bv increasina the anti-litter assessment from $5 to $25
City Manager Wysocki presented Ordinance No. 1386, as approved by the City
Attorney, entitled:
ORDINANCE
NO. 1386
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN,
MONTANA, PROVIDING THAT THE BOZEMAN MUNICIPAL CODE BE
AMENDED BY
REVISING SECTION 8.40.101
OF THE BOZEMAN
MUNICIPAL CODE, PROVIDING FOR AN INCREASE IN THE ANTI-LITTER
ASSESSMENT TO TWENTY-FIVE DOLLARS PER LOAD.
The City Manager recommended that, based on the previous action, the Commission
adopt this ordinance as amended to reflect a $25 assessment for smaller than one-ton trucks
and small trailers and a $50 assessment for one-ton trucks and larger and for large trailers.
I It was moved by Commissioner Youngman. seconded by Commissioner Stiff. that the
Commission adopt Ordinance No. 1386, increasing the anti-litter assessment, as amended, on
first reading, and that it be brought back in two weeks for second reading and final adoption.
The motion carried by the following Aye and No vote: those voting Aye being Commissioner
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Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost and Mayor Vincent;
those voting No, none.
UDdate on Bozeman Area Bicvcle Advisory Board activities - Scott Dreblow. Chair
I Mr. Scott Dreblow, member of the Bozeman Area Bicycle Advisory Board, stated his
intent is to provide the Commission with background on the activities of the BABAB over the
past three and one-half years; urge the Commission to reconsider its recent action on
improvements to South 8th Avenue, including a bicycle lane; and asked how the decision-
making process can be improved.
Mr. Dreblow stated he has been a member of the BABAB for the past two and one-
half years, serving two years as secretary and currently serving as the Chair. He also noted
that he has served on the "We Share the Road" steering committee, the Parks, Open Space and
Trails Committee and the steering committee for ISTEA funds.
Mr. Dreblow noted that during the its first year, the BABAB reviewed and provided
input into the development of the long-range transportation plan. Through the cooperation of
. downtown businesses, the Board was also able to get bicycle racks installed in several
locations downtown. In 1992, its second year, the BABAB began the "Bike to Work"
campaign; and that has expanded each year since. Also, the school helmet
campaign was
undertaken in the public schools. In 1993, the BABAB became actively involved in the final
stages of implementing the long-range transportation plan update. The "Bike to School and
Work" campaign was expanded into a week-long event; KMMS donated free air time to the
program; public rides were organized; and a city-wide bike rodeo was organized. In 1994, the
BABAB has continued to work with those activities listed above; and they are exploring the
possibility of training police officers to patrol on bicycles.
Mr. Dreblow urged the Commission to reconsider its recent action regarding the
installation of the bicycle lane on South 8th Avenue. He asked that the Commission implement
I that project, for the safety of the bicyclists in Bozeman. He recognized the problems which
face bicyclists in Bozeman, including being cut off by motorists, being run off the road and
having rocks thrown at him. He stated that he is well aware of the comments
regarding
bicycles being allowed on Main Street, Mendenhall Street and Babcock Street.
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Mr. Dreblow asked that the Commission pursue a program for implementing bike lanes
on all main commuter roads. The bicyclists could then use those lanes; and they would be in
the places where motorists would be looking for them. He stated that people who have been
bicycle commuters in other cities around the country refuse to ride bicycles in Bozeman
I because of the safety problems. He noted that by encouraging employees to ride a bicycle to
work, particularly in the downtown area, parking spaces will be made available for visitors.
Mr. Scott Dreblow stated that the long-range transportation plan is a very carefully
prepared document, the development of which was based on a substantial number of public
meetings and significant public input. He expressed concern that, with comments from a few
concerned citizens, a project which would benefit bicyclists was suspended.
He asked the
Commission to reconsider this issue, taking into consideration the entire community rather than
residents along one street.
Mr. Dreblow reminded the Commission that the Bozeman Area Bicycle Advisory Board
is an advisory body to them. He then asked that they be given an opportunity to provide input
on issues such as the South 8th Avenue bike lane when requests are made, particularly when
e those issues involve projects identified in the transportation plan update. He stated that it is
easy for members of advisory boards to feel they are not a part of the process; and he
encouraged the Commission to address that issue, recognizing the number of volunteer hours
which are devoted to the City each year.
Mr. Dreblow suggested that as Neighborhood Coordinator, James Goehrung should
be encouraged to find a better way to communicate with advisory boards about specific
neighborhood requests, such as the South 8th Avenue issue.
Commissioner Stueck stated that implementation of the South 8th Avenue bike lane
has been temporary suspended. He noted that this was due in part to the
fact that the
neighborhood parking district has been created since the transportation plan update was
completed and in part to the fact that the residents along that street were not aware of this
I project until the work was started. He then stated that residents along South 8th Avenue are
currently organizing a meeting to discuss this issue.
Commissioner Stueck noted that approximately two or three percent of the people
who ride bicycles disobey the laws and make it difficult for all of the other riders.
He then
asked if the BABAB has considered addressing that problem.
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Mr. Dreblow stated that issue has been addressed. He then
noted that the Board
recognizes it has never been able to quantify the number of people who do ride bicycles in the
community. He stated that the BABAB has discussed the idea of licensing bicycles, in an effort
to obtain a sense of the number of bicyclists. He emphasized the
fact that the Board has
I directed a lot of its effort toward public education. This included development of a brochure
in conjunction with the "We Share the Road" campaign, copies of which he distributed to the
Commissioners.
Commissioner Frost stated appreciation for the efforts of the BABAB over the last
three and one-half years, noting the helmet program in particular.
Commissioner Youngman suggested the possibility of expanding the number of
members on the Board, to take advantage of the number of people who have expressed an
interest in this area. She then asked if the Board has reviewed the various options available
on West College Street, since no definitive recommendation was forwarded with those options.
She forwarded her concern about the width of bicycle carts, whether the width of bicycle lanes
is adequate for them and the wisdom of mixed use lanes.
. Commissioner Youngman noted that. even though the transportation plan update was
the subject of several public meetings and public hearings, residents are often not aware of
projects that may impact them directly until they are either notified or work is begun. She then
suggested that in the future, it may be beneficial to notify the neighborhood of impending
changes prior to their implementation. She stated that she does support the
concept of a
network of bike lanes that will accommodate bicycle travel throughout the community.
Commissioner Youngman then stated the idea of licensing is an interesting one, noting
that information on safe bicycling could be distributed with licenses.
She concluded by
encouraging continuation of the Board's public education efforts.
Mayor Vincent noted that much of the traffic in Bozeman is from outside the city
limits. He then suggested that, in addition to encouraging city residents to ride bicycles, the
I BABAB should also encourage those on the periphery of the city to ride their bicycles instead
of driving vehicles. He then thanked Mr. Dreblow for his presentation.
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Reauest for aDDroval of final list of transDortation Drojects to be included in the $5 million
aeneral obliaation bond issue. dated August 2. 1994
Included in the Commissioners' packets was a revised final list of transportation
projects for the 1994 general obligation bond issue.
City Manager Wysocki reviewed the revisions which have been included
in this final
I draft, noting that the Durston Road project has been split into two phases, in response to
Commissioner Stiff's concerns. He then noted that if not all of the estimated amount is
expended on any of the other projects listed, those monies will be used on the Front Street
project. He stated that the West Babcock Street project is listed for design
only; however,
there is a potential that a group of developers will fund the costs of design as a result of
approvals of a number of recent development projects. He suggested that if the developers
fund design of the roadway, the monies from the bond issue could possibly be used for right-of-
way acquisition.
Responding to Commissioner Stiff, Planning Director Epple stated that
the proposed
impact fees for transportation have stalled due to recent changes in personnel in his office. He
stated that, hopefully, that project will be back on track shortly, with a proposal to be
e considered by the Planning Board and the Commission being forwarded prior to the November
election.
Mayor Vincent asked about the extension of South 15th Avenue, which is
included
on this listing. He also asked if any additional thought has been given to the idea of stipulating
that if the City gains authority and establishes a local option gas tax, some of those monies will
be used to offset the costs of repaying the bonds.
City Manager Wysocki suggested that the Commission can address that issue
during
discussions about the proposed bond issue. He stated, however, that to include that provision
in that ballot question could be confusing to the voters.
Mayor Vincent reminded the Commission of the letter from the owner of
the Round
I House, which is included in this week's "FYI Items", enumerating the potential impacts that
extension of South 15th Avenue would have on that business. He also reiterated his concerns
about the impacts that this could have on West Babcock Street, particularly at its intersections
with South 19th Avenue, South 11 th Avenue and South 8th Avenue.
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Responding to Commissioner Stueck, City Attorney Luwe stated that the ballot
question will not delineate the projects to be funded through the general obligation bong issue.
He noted that this list of projects will give the voters an idea of what the City is contemplating;
however, he stated that other sources of funding for some of them may become available
I before the projects are done. He stated that. in that instance those monies could be used for
another project that has surfaced as very high priority.
The City Manager cautioned the Commission that the projects listed should be
completed if the bond issue is successful, particularly since that is the basis upon which the
City will be seeking approval of the bond issue.
Commissioner Youngman stated her interest in taking another look at the South 15th
Avenue project before the final list is approved.
Commissioner Frost stated he feels that Durston Road needs to be fully improved,
including curb, gutter, boulevard and sidewalks, particularly since it is, and will continue to be,
the main east/west street in that part of the community. He stated this
is a much higher
priority than extension of South 15th Avenue. He also stated that the Front Street project is
e a higher priority than the South 15th Avenue extension. He then indicated that if any of the
projects need to be removed from the list to provide adequate funding for the other projects,
he would support removing the South 15th Avenue project.
Responding to Mayor Vincent, the City Manager stated that after the North 19th
Avenue extension and the West Oak Street extension have been open for a period of time, he
feels that the level of traffic on Durston Road can be reviewed once again to determine the
level of improvements needed. He cautioned the Commission that to implement
the full
improvements at this time could result in overbuilding of that street, which may not be
desirable in light of other high priority projects.
Commissioner Stiff suggested that Note No.1, which references the Durston Road
project, be amended by changing the word "will" to "may", thus giving the Commission some
I latitude in the extent of improvements to be made.
City Manager Wysocki stated he feels that full improvements to Durston Road are
needed and should be included in this list. He reminded the Commission of the three schools
in the immediate vicinity of that street, and the importance of providing a safe place for the
students to walk or ride bicycles to and from school.
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The City Manager noted that some recent improvements to the road system
through
the industrial area in the northeast sector of the community could decrease the importance of
extending Front Street. He noted those include plans for installation of a traffic signal at the
intersection of West Tamarack Street and North 7th Avenue and recent installation of a traffic
I signal at the intersection of East Tamarack Street and North Rouse Avenue.
Responding to Commissioner Stiff, the City Manager stated staff has not
had an
opportunity to review Mr. Merkel's situation to determine whether he has portrayed an accurate
picture of the impacts that extension of South 15th Avenue would have on his business.
Commissioner Frost stated that he supports deleting South 15th Avenue
from the list
of projects because of the impacts it would have on an existing business. He also noted that,
although South 15th Avenue is designed primarily as a north/south link, it will have an impact
on West Babcock Street and other surrounding streets, which will result in a need for remedial
action on those streets as well. He expressed concern about encouraging additional traffic on
South 15th Avenue between West Babcock Street and West College Street, noting there is a
mix of single-family and multi-family residential units along that street.
He also stated his
e support for improving Durston Road to full City standards rather than approaching it as a
possible two-phase project.
Commissioner Youngman suggested that, rather than limiting the use of
monies from
the South 15th Avenue project to increasing the amount of monies available for the Front
Street project, an option be provided to use some of those monies for additional right-of-way
acquisition if that is determined to be a higher priority.
Commissioner Stiff expressed his concern about eliminating the South
15th Avenue
project. He recognized the problems inherent with that project; however,
he noted the
Commission is not standing behind the tough issues which were identified as important to the
overall network in the transportation plan update.
It was moved by Commissioner Frost, seconded by Commissioner Youngman,
that
I the Commission approve the final revised list of transportation projects to be included in the
$5 million general obligation bond issue, as amended to remove the footnote for the second
portion of the Durston Road project and remove the South 15th Avenue extension, with those
monies being used for either the Front Street project or additional right-of-way acquisition. The
motion carried by the following Aye and No vote: those voting Aye being Commissioner Frost,
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Commissioner Youngman, Commissioner Stueck and Mayor Vincent; those voting No being
Commission Stiff.
Discussion - FYI Items
I City Manager Wysocki presented to the Commission the following "For Your
Information" items.
(1 ) Letter from Larry Merkel, Round House, dated August 5, expressing concern
about the proposal to extend South 15th Avenue from West Main Street to West Babcock
Street.
(2) Agenda for the Development Review Committee meeting to be held at 10:00
a.m. on Tuesday, August 9, at the Carnegie Building.
(3) Agenda for the Design Review Board meeting to be held at 3:30 p.m. on
Tuesday, August 9, at the Carnegie Building.
(4) Agenda for the County Commission meeting to be held at 1 :30 p.m. on
Tuesday, August 9, at the Courthouse.
e (5) The City Manager submitted his weekly report, as follows. (1) Announced
that the City and the Bozeman Daily Chronicle are co-sponsoring the Air Force band concert
at the Bogert bandshell on Thursday evening. He noted this
concert is in addition to the
Tuesday evening concert by the Bozeman Municipal Band.
(2) Announced that Planning
Director Epple has drafted a policy regarding the treatment of ditches and stream/ditches, and
forwarded that policy to the Farmers' Canal Company for a response. (3) Stated that Sweet
Pea '94 seems to have been a success, with no problems reported by the Police Department.
(4) Announced that the City will be bidding on a couple of items advertised in the federal and
state surplus bulletins, even though monies have not been budgeted for them. He stated that
if the City is successful in its bids, he will then seek authorization for the purchase of those
items from the Commission, noting that this mechanism would allow for acquisition of the
I equipment at a substantially reduced cost. (5) Announced that approximately 150 people
attended the City picnic on Friday evening. (6) Noted that a number of staff people are taking
vacation time between now and the start of school.
(7) Reminded the Commission of the
forum on growth, which is to be held at noon on Wednesday at the Holiday Inn.
(8)
Announced that at 11 :00 a.m. on Wednesday, a presentation on downtown revitalization,
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either via satellite or video tape, will be held at Edward D. Jones office in the State Farm
Building. He announced that Assistant City Manager Brey and Intern Joe Christman
will
attending on his behalf.
(6) Commissioner
Stueck submitted the following. (1) Distributed copies of the
I minutes from the Montana Board of Housing meeting held at 8:30 a.m. on July 8. to the
Commissioners. He noted that the cap for the Homebuyers Cash Assistant Program has been
raised from $50,000 to $60,000. (2) Announced that he has
been working with people
regarding the extension of Fowler Lane.
(7) Commissioner
Frost attended the Parking Commission meeting on Thursday.
He stated that since the State statutes allow the Parking Commission to expand its
membership, and there is no need to change any of the other documents involved, the Parking
Commission would like to have the other applicant appointed as soon as possible.
(8) Commissioner
Frost asked that the Commission request the Historic
Preservation Advisory Commission to look at alternatives for the Carnegie Building, and forward
a recommendation back to the Commission for consideration. He stated that the HPAC meets
e again on August 23; and they have indicated a willingness to place this request on the agenda.
Mayor Vincent authorized Commissioner Frost to forward the request to
the HPAC
at their upcoming meeting, on behalf of the Commission.
(9) Commissioner
Youngman submitted the following. (1) Has been attending
meetings of the various boards to which she has been appointed liaison.
(2) Attended the
Sweet Pea activities.
(10) Commissioner
Stiff submitted the following. (1) Attended the portion of the
City-County Planning Board meeting at which the presentation on development was made. He
noted the presentation was a good one; however, it also raised several questions and concerns.
(2) Stated he had a busy week, like everyone else, including Sweet Pea activities.
(11 )
City Attorney Luwe announced that interpretive signs have been installed
I along a portion of the Sourdough Trail.
(12) Clerk of the Commission Sullivan submitted the following. (1) Reviewed
the
agenda for next week's meeting, which includes four public hearings.
(2) Announced that
nearly one-half of her time was devoted to the telephone system acquisition process last week.
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( 13)
Mayor Vincent submitted the following. (1) Stated that he spent time with
his family last week, assisting his wife through her initial treatment
process. (2) Announced
that the Choral Room is set up for this evening's town meeting. (3) Stated
that when he is
serving on the panel on growth on Wednesday, he will make it perfectly
clear that the
I comments he is making are his own, and do not represent the Commission's position,
Consent Items
City Manager Wysocki presented to the Commission the following Consent
Items.
Commission Resolution No. 2995 - resetting Dublic hearing date on
Commission
Resolution Nos 2988 and 2989 to Auaust 22. 1994
COMMISSION
RESOLUTION NO. 2995
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN,
MONTANA, AMENDING THE TIME SET FOR PUBLIC HEARING ON THE
CITY-WIDE STREET MAINTENANCE DISTRICT AND THE CITY-WIDE TREE
MAINTENANCE DISTRICT, AS SET FORTH IN COMMISSION RESOLUTION
NOS. 2988 AND 2989.
Reauest for modification of Condition No. 3 for aDDroval for Valley Creek
Subdivision
- 21.2 acres located in the SE%, Section 10. T2S.
R5E,
MPM (695 feet south of Babcock and 135 east of
e Y ellowstone)
Reauest for authorization to settle with other insurance comoanies re
Bozeman
Solvent Site. oer City Attorney's memo dated August 1.
1994
Authorize Mayor to sign Findinas of Fact and Order for aooroval of
oreliminary
Dlat for Babcock Meadows Subdivision - (27.2 acres
located
along the south side of the street in the 3100 block of
West
Babcock Street)
Authorize City Manager to sign - Water PiDeline and Access Easement and
Agreement
- Bozeman School District NO.7 - 30-foot easements
across
Tract 2. COS No. 1660. located in the NW% of Section
12.
T2S. R5E. MPM (corner of North 11 th and Durston at SUDDort
Services
Buildina)
Authorize City Manager to sign - Sewer and Water PiDeline and Access
Easement
and Agreement - Greentree Condominium Association -
30-foot
easement across Lots 1 and 2. Block 6. and Lots 9
through
15. Block 5. University Subdivision ( 11 04 South Montana
I Avenue)
Building Insoection Division reDort for Julv 1994
It was moved by Commissioner Youngman, seconded by Commissioner Stiff,
that the
Commission approve the Consent Items as listed, and authorize and direct
the appropriate
persons to complete the necessary actions. The motion carried by the
following Aye and No
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vote: those voting Aye being Commissioner Youngman, Commissioner Stiff,
Commissioner
Stueck, Commissioner Frost and Mayor Vincent; those voting No, none.
Recess - 5:20 D.m.
I Mayor Vincent declared a recess at 5:20 p.m., to reconvene at 7:00 p.m. in the
Choral Room of the Bozeman Senior High School, for the purpose of conducting a town
meeting.
Reconvene - 7:00 p.m.
Mayor Vincent reconvened the meeting at 7:00 p.m., in the Choral Room of the
Bozeman Senior High School, for the purpose of conducting a town meeting.
,
Town meeting - recommendations forwarded bv Housing Task Force: first Dublic hearina in
Community Development Block Grant Drocess
Mayor Vincent opened the town meeting on the recommendations forwarded by the
Housing Task Force, which includes the first public hearing in the Community Development
e Block Grant process, welcoming all of those in attendance.
Neighborhood Coordinator/GrantspersonJames Goehrung presented the Housing Task
Force report, including the 23 recommendations which they have forwarded. This included a
slide presentation, which lasted approximately one-half hour.
He stated the purpose of the
meeting is to review the recommendations from the Housing Task Force and to serve as the
first public hearing in the needs assessment process for Community Development Block Grant
program funds. He explained that CDBG monies are available in three categories: (1) economic
development, (2) public facilities and (3) housing. Grants are
awarded in an amount not to
exceed $400,000; and the deadline for the next round of applications is October 4, 1994. He
encouraged individuals and organizations with ideas for specific projects to forward their ideas
I during this evening's town meeting and public hearing.
The Neighborhood Coordinator noted that over the past eight years, federal assistance
for housing has dropped by 75 percent. He stated that a comprehensive housing affordability
strategy (CHAS) must be completed before a community is eligible for the federal programs.
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The Coordinator stated that 56.84 percent of Bozeman residents, and 41.54
percent
of Gallatin County residents, are considered low-income people.
A substantial percentage
represents voluntary poverty, due to the college student population,
with an extraordinary
percentage of their monies being spent for housing and school expenses.
The median income
I in Gallatin County in 1994 is $35,900.00, which represents a home purchasing limit of
$112,000.00.
The Neighborhood Coordinator then presented demographic information,
including the
percentages of residents in various age groups, statistics regarding
the ages of homeowners,
the age of the housing stock in Bozeman and the percentage of rental
housing in Bozeman. He
stated that 57 percent of the housing stock in Bozeman is occupied by
renters; and the
unoccupancy rate is less than 1 percent at the present time.
The Neighborhood Coordinator stated that Gallatin County has the highest
average
home value in Montana.
Also, those values have increased from $60,000 in 1986 to
$118,000 in 1994. While the number of single-family homes built in and
around Bozeman has
been high over the past few years, the number of multi-family units has
not been as high.
e Neighborhood Coordinator/Grantsperson Goehrung reviewed each of the 23
recommendations forwarded by the Housing Task Force, noting they fall
under the headings
of "regulatory reform",
"community housing fund" and "inclusionary zoning". Those
recommendations include:
1 . Develop
educational materials for the general public regarding the
planning,
zoning and engineering requirements.
2. Develop
educational materials for the builder/developercommunity
regarding
City policies and procedures.
3. Promote
general housing practices for low and moderate income
housing,
particularly for mobile and modular housing.
4. Revise
the planning and approval process with an eye toward
streamlining
the overall
process and provide additional
opportunities
for in-house review by city staff.
I 5. Revise
zone code requirements related to development density.
6. Revise development standards required by City
staff of projects,
maintaining overall health, safety and welfare
and minimize
housing
construction costs.
7. Review
"optimum value engineering" standards and identify and
promote
acceptable changes in building practices, maintaining
consistency
with Uniform Building Code.
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8. Revise
requirements and
promote regulations and
zoning
requirements
that encourage the development of mobile home
parks
and modular home developments.
9. Developers
of ten or more residential units are required to set
aside
or dedicate 15% of the units to low and moderate income
families.
I 10. The
affordable units would be comparable to other units in the
development.
11. Ten percent of the units must be accessible under
ADA standards.
12. Affordable
units can be spread throughout or clustered within a
development.
13. Developers
that agree to set aside more than the required
minimum
15% will receive additional incentives.
14. Allow
for off-site construction of affordable units and the ability
to pay
in lieu of construction.
15. Accept
the definition of a Housing Trust Fund presented below
and
establish a Housing Trust Fund to address the housing
concerns
of low and moderate income citizens in the community.
16. Budget
$100,000 from the City general fund to fund the activities
of a
Housing Trust Fund for the next three years.
17. Evaluate
the effectiveness of the Trust at the end of three years.
e If the
housing crisis is still occurring and the Trust is fulfilling a
valid need in the community, continue funding
the Trust to meet
the low and moderate income housing needs of the
community.
18. Encourage
the County Commission to establish a County-wide
Trust
to address affordable housing needs throughout Gallatin
County.
19. Encourage
the State-wide Housing Study Group to establish the
necessary
legislative measures to allow for a state-wide housing
trust
to be developed.
20. Utilize
the Housing Revolving Loan Committee to oversee the
Housing
Trust Fund. This committee would review applications
for
money from
the Housing Trust Fund
and make
recommendations
to the City Commission based on the amount
of money
available and the defined uses of the Housing Trust
Fund
money.
21. Adopt
the list of acceptable uses of money from the Housing
Trust
Fund. These uses would be reviewed annually and updated
I as community
needs change.
22. Establish an application process, evaluation criteria
for ranking
applications, a review process for applications,
and a hearing
process
to award Housing Trust Funds.
23. Establish
a revolving loan fund for the Housing Trust and the
necessary
accounting measures to assure repayment.
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The Neighborhood Coordinator stated that manufactured and modular homes
represent a quick way to address the housing market. He noted that the average percentage
of housing provided through this source is 14 percent in Montana; in Bozeman it is 6.3 percent
and in Gallatin County it is 20.9 percent.
I The Neighborhood Coordinator concluded his presentation by encouraging those in
attendance to forward comments on these recommendations as well as on the needs of the
community.
Each of the Commissioners, in turn, thanked those who attended the meeting. They
also stated an interest in receiving input on how to address the issue of affordable housing in
the community and responses to any of the recommendations forwarded by the Housing Task
Force.
Commissioner Youngman noted that approximately ten years ago, she worked with
the previous task force which reviewed this issue, indicating that the report from that
committee was shelved because Bozeman suddenly encountered an economic upheaval that
needed to be stabilized. She noted, however, that economic cycles do not seem to make much
difference in Bozeman's housing situation. She stressed the importance of providing more
e rental housing, possibly with the local government providing whatever assistance it can to
red uce costs.
Commissioner Stiff recognized the efforts of the Bozeman Interfaith Housing in
addressing this issue, on a rather small level. He then stated that the NIMBY (not in my back
yard) factor is one which must be recognized and dealt with appropriately if the issue of
affordable housing is to be successfully addressed.
Mayor Vincent briefly reviewed the format for this town meeting, and encouraged all
interested persons to forward testimony.
Mr. Douglas Seibert, Hidden Valley Mobile Home Estates, stated he is associated with
the Montana People's Action group. He indicated that he is speaking on behalf of one-third of
I the homeowner population in the area. He noted that, despite their name, on a national
average, mobile homes are moved only once, with a move costing an average of $2,000. He
stated that these homes provide low- and moderate-income housing for area homeowners, with
the majority of those people working here rather than being of a more transient nature.
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Mr. Seibert then presented a two-part question: (1) what consideration,
if any, was
given to including the owner of a manufactured or mobile home on the task force and (2) could
such a person be included in the evaluation process on the findings of the task force.
Mr. Matt Warner, Covered Wagon Mobile Home Park, stated he is vice president
of
I that mobile home owners' association. He cited the continued increases in lot rent as a
problem for many mobile home owners, noting that one elderly lady on a fixed income has been
forced to sell her home and move into subsidized housing. He noted that, in conjunction with
increased rents, the tenants have encountered decreased services and more restrictive rules in
mobile home parks. He explained that if a mobile home must be moved upon sale to another
person, it loses a substantial portion of its value; and that is becoming more prevalent with the
increased regulation.
Mr. Warner agreed that the lack of affordable housing is a definite problem
in
Bozeman; and mobile homes do provide a viable option for those who need affordable homes.
He stated that, because of the problems they are encountering, the residents have formed an
association and, in concert with the Montana People's Action, intend to address the problems.
e He feels that people should have an option on how they choose to live; and steps should be
taken to provide more mobile home parks with limits on the regulations a park owner may
establish.
Mr. Russ Halsey, King Arthur Mobile Home Park, stated he feels the City
and the
County should be looking not only at future affordable housing, but ways of maintaining the
existing affordable housing. He noted that mobile homes are one of the traditional forms of
affordable housing; however, lack of spaces in existing mobile home parks plus the
unreasonable demands of mobile home park owners make living in a mobile home difficult. He
stated that many mobile home parks are now restricting mobile homes to 1 2 feet and wider,
thus limiting affordability.
Mr. Halsey asked the Commissioners to address the issue of affordable
housing in
I Gallatin County, and that the mobile home tenants' association members be represented on any
future task force to look at this issue. Mr. Halsey then forwarded a two-part question: (1)
what is the Commission going to do to help maintain the affordable housing that already exists,
and (2) what assistance can the Commission provide in addressing this issue on the State
level?
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Mr. Bob Kolesar, 506 North Bozeman Avenue, pointed out that the report from the
Housing Task Force is generally based on new affordable housing rather than on the
affordability of improved older homes. He noted that under the present zoning regulations, the
addition of one room to an older home can result in the imposition of standards "worthy of the
I Gardner Park Subdivision"; and those standards are inappropriate in many parts of the
community. He stated that people should be allowed to upgrade those older homes by adding
a room in keeping with the older home style, at a much more affordable level.
Mr. Kolesar noted that, even with the building boom, there are some duplexes and
a few four-plexes being constructed to address the rental market; but the majority of the homes
are single-family homes which are not affordable. He further noted that very few of the new
houses being built will accommodate disabled persons. He stated that steps create barriers and
are totally inappropriate; however, they are being approved and allowed. He encouraged the
City to carefully consider the Americans with Disabilities Act when addressing the affordable
housing issue, including rental units.
Mr. Don Cape, owner of Ponderosa Homes, stated he has been a manufactured
e housing retailer for the past eight years. and he recognizes the problems currently being
. encountered by mobile home park residents. He stated that a mobile home becomes a title
piece of personal property and, by law, it depreciates. He suggested that the State law should
be changed to allow a manufactured home to become real property when it is located on a
parcel of ground, with mobile home parks serving as a temporary location until a suitable parcel
can be found for the home.
Mr. Cape stated that the zoning in Bozeman has essentially stopped affordable
housing. He disclosed that a few years ago, when he approached the City Commission about
constructing a new mobile home park, he was told to "forget it" because they didn't want one.
He stated that he recently purchased a lot for $22,000; and today, in the same subdivision,
lots now carry a selling price of $45,000. He noted that a $30,000 lot is not
affordable to
. many people.
.. Mr. Cape reminded the Commission that in Montana, due to recent court rulings and
legislative changes, mobile homes may be located in any residential zone, as long as they are
made compatible with the surrounding buildings and areas. He suggested that if Bozeman is
truly interested in affordable housing, the Commission should allow for mobile home sites
08-08-94
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within the community, rather than limiting affordability through the zoning regulations.
He
concluded by adding there is nothing wrong with manufactured housing, noting it is not
substandard housing; and stating that those people who live in such homes are really first class
people.
I Mr. Leo Schlenker, 1307 South Bozeman Avenue, stated he has taught in Bozeman
since 1968. He noted this is not a community in which everyone can afford to live, suggesting
that the issue of affordability is one that needs to be addressed. He stated that the taxes on
his home are already high; and the retirement of bonds for the construction of new schools and
possibly for transportation system improvements will make the taxes even higher.
He
expressed concern that when he retires, he will no longer be able to afford the cost of living
here. He noted that this is not the mecca; and not everyone can afford to live here.
Ms. Caren Couch, Housing Programs Manager for HRDC, stated she has attended
the
meetings of the Housing Task Force. She noted that most of the recommendations forwarded
by that committee are intended to reduce barriers to affordable housing, although that will not
create the homes. She noted that only two of the recommendations
will actually create
e housing; and those are the $100,000 contribution to the Housing Trust Fund and inclusionary
zoning. She noted that the trust fund monies could be used to leverage substantially more
monies, possibly including federal monies, to be used for affordable homes; and inclusionary
zoning would help to ensure that affordable homes are included in conjunction with all new
housing developments.
Ms. Couch cited two typical arguments against inclusionary zoning. First,
it will result
in increased rents or purchase prices for those units not designated as affordable, if every tenth
unit were affordable. Second, many people argue that inclusionary zoning will slow growth.
Ms. Couch stated that, in reality, neither of these arguments seems to hold true. She then
encouraged the Commission to accept these two recommendations from the Housing Task
Force.
I Ms. Kerri McKeen, 8628 Huffine Lane #112, stated she lives in a mobile home park.
She noted that she has been a resident of Gallatin County since 1990, and is a married college
student with four children. She stated that, if it had
not been for her mother purchasing a
mobile home, she would have difficulty living in Bozeman so she can attend college. She noted
that the shortage of affordable housing is a definite problem.
She then stated that, after
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reviewing the recommendations forwarded by the Housing Task Force, she is having trouble
understanding how those recommendations will result in changes. She stated, instead, several
of the recommendations pertain to education and promoting of affordable housing practices,
rather than concrete changes which will provide affordable housing. She stated that instead
. of the soft words used in the recommendations, words such as "mandate", "require" and
"demand" should be used.
Ms. McKeen stated that the MSU campus provides economic support for the valley;
and without affordable housing, the number of students at the college might decrease. She
noted that almost half of the students on the campus are not traditional, but are over 25 years
old or have families. She then encouraged the Commission to address this issue as quickly as
possible.
Mr. Russ Squire, member of the Board of Directors for the Southwest Montana
Building Industry Association, stated he feels that residents and groups in this area can address
the issue of affordable housing collectively. He recognized that
the lack of rental units is a
definite problem. He noted that since the federal tax laws changed in 1986, by removing the
e incentives to provide rental housing, builders are no longer interested in providing that type of
housing. He stated that with wages at approximately 88 percent of the national average and
the cost of living at 106 percent of the national average, it is difficult to live in Bozeman.
Mr. Squire stated he does not believe that the proposed housing trust fund will be
effective in addressing the affordable housing issue. He stated
that gaining the support of
State legislators in statutory changes which create incentives for affordable housing is a better
alternative. He stated the work of the Housing Task Force is meaningful and
underlines the
problem that exists; however, he feels that the solutions lie at the State and federal levels
rather than strictly at the local level.
Mr. Roger Smith, 2305 Durston Road, stated he recognizes the severe affordable
housing shortage problem which Bozeman faces. He stated that to place the entire burden of
. providing affordable housing on the builder and the developer is wrong. Since it is a community
problem, the solution should affect the entire community. He suggested that a local sales tax
would provide a mechanism under which everyone would contribute to a fund for affordable
housing. He noted this would be a fairer method of generating revenues to address the issue,
since it would impact not only the property owners, but everyone living in Bozeman.
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Mr. Daniel Silverman, 210 Graf, stated he is in the business of buying homes which
are damaged or not completed and then renovating or completing them, after which he either
sells or rents the home. He noted that when he did decide to rent
a unit, he encountered a
substantial amount of interest in the unit. He stated that
when pursuing financing for an
I income property. one must be able to show the lending institution a good cash flow. He cited
the 24-unit apartment complex on South 11 th Avenue as an example of a housing project that
could have alleviated some of the rental housing shortage in the community.
He also cited
other proposed developments in the area which have either not been allowed or which have
not developed because of restrictions, stating that those further impact the housing problems
in the community.
Mr. Silverman noted that the Commissioners are very concerned about the
environment and the quality of life in the community; however, those concerns can serve as
disincentives to building new residences. He also noted the long approval process that exists
under the zone code, which results in the prices of homes going up.
Mr. Silverman expressed concern about requiring that a percentage of new homes,
e such as 15 percent, be made attordable. He noted that this results in increased costs on the
remaining 85 percent of the homes in the development; and that can take what might have
been affordable to some residents to an unaffordable level. He then stated that the only way
to stop the rise in housing prices is to increase the supply. He encouraged the Commissioners
to find ways to encourage developers to construct more homes, rather than discouraging them.
He stated that additional homes, in any price range, will help to alleviate the problem of
affordable housing, based on the theory of supply and demand.
Mr. Guy Graham, builder, addressed the issue of inclusionary zoning. He stated that
if 15 percent of those homes are made affordable, the prices of the other houses go up. He
noted that this also results in the valuation of those homes increasing, which impacts the sale
prices of surrounding homes; and that can impact prices of homes throughout the community
I and the valley.
Mr. Graham noted that some of the better paying jobs in this valley are in the
construction industry. He stated that if these jobs are taken away, the community will face
an even larger problem. He recognized that more affordable housing
is needed; however,
inclusionary zoning will not provide it.
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Ms. Cindy Bower reviewed the language of several of the Housing Task Force
recommendations, suggesting it should be more direct. She then noted the comments which
have been forwarded regarding mobile homes as well as the NIMBY factor. She stated that
mobile home owners have rights, even when they live in a mobile home park. She noted that
I for $30,000 she is able to live in a mobile home; however, she cannot afford to move
anywhere else in the area. She noted that the lot rent has increased from $158 five years ago
to $225 today; and her house payment is only $138. She then stated that housing practices
and rules need to be carefully considered before the Commission promotes mobile home parks.
Mr. John Teedy, 316 South 6th Avenue, stated he paid an affordable rate for his
home in 1989. He noted that, with the new zoning regulations and emphasis
on protecting
existing neighborhoods through design review regulations, the property values are strong. He
stated that with the new regulations, the builder does not pay the additional costs, but passes
them along to the consumer. Also, the homeowner bears the tax burden which results from
additional demands on services.
Mr. Teedy noted that considerable discussion has revolved around economics and the
e issue of supply and demand. He stated that the affordable housing for Bozeman is currently
located in Belgrade, Manhattan, Three Forks and Wilsall; and as the problem expands, that
housing will be moved further away from Bozeman. He then cited Russ Squire's recent guest
column in the Bozeman Daily Chronicle, noting it was very accurate. He then cautioned the
Commissioners to keep in mind that the consumer will bear all additional costs which may be
encountered in the construction of homes.
Ms. Renny Reser, 517 East Davis, stated she has lived in Bozeman for six years. She
is a student at MSU and has obtained rental assistance through the Section 8 program for the
past five years. She stated that she is a single parent, working three jobs in addition to being
a full-time student, and makes $12,000 a year. She has seen her friends forced to move from
their apartments because the rent has increased by as much as $200 a month over a year's
I time. She stated that, while there has been substantial discussion about builders and the price
of lots, there has not been any discussion about the responsibility of property owners and
rental property owners. She stated it is difficult to believe that a property owner's expenses
can increase from $2,400 to $3,600 a year, thus justifying the increases in rental rates. She
noted that at the present time, one-bedroom apartments are renting from $525 to $500 per
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month, and a two-bedroom apartment is around $600. She characterized those rental
rates
as excessive, and suggested those are issues which should be addressed. S
he asked if it
would be possible to saturate the area with enough new rental units or other alternatives to
make the rates more affordable.
I Ms. Reser stated that Bozeman must make a choice on whether it is going to be a
community for the rich people who are moving in or if it wishes to remain open to a diversity
of people. She encouraged the Commission to consider practical long-term solutions, however,
she cautioned that those solutions may not alleviate the problem for as much as ten years.
Mr. Don Bachman, 109 North Broadway, stated that he was able to purchase an
affordable home in the northeast sector of the community in 1989.
He stated that at the
present time, there are two homes in that area on the market for over $100,000.
He noted
that wages in Bozeman are very low; but land prices continue to rise.
He stated that with
speculation, and people buying land for resale, the costs will only continue to rise; and he feels
it is part of the community's responsibility to bring this cycle to a halt.
Mr. Bachman suggested that the Housing Task Force be asked to review the issues
e of lot rents for mobile homes; and the definition of mobile home or manufactured home.
particularly in light of whether that home is on a foundation or wheels. He then suggested that
consideration be given to required lot sizes and the possibility of acquiring easements for alleys
in new subdivisions, which could allow for smaller lot sizes. He also asked that the minimum
size of a home within the various zoning districts be reviewed, noting that a 900-square-foot
home is perfectly comfortable.
Ms. Brenda Boyd, North Ida, stated she would prefer to see smaller lot sizes allowed,
and provided in some of the new subdivisions. She noted that this would allow for better use
of the land around the community as well as provide an opportunity for more affordable
housing.
Mr. Jerry Perkins, Karst Stage, 511 North Wallace Avenue, stated he feels that this
I issue needs to be addressed from the federal level down through the state level and then to the
local level, rather than being addressed at the local level only. He noted the City's pursuit of
impact fees, cautioning that those fees will result in increased costs of development, which is
contrary to the City's efforts to address the affordable housing issue. He
compared this
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concept with requiring employers to subsidize the costs to its employees, noting that would
serve to discourage business growth.
Mr. Perkins suggested that providing greater incentives to generate affordable
housing
be considered, possibly through less restrictions. He noted that Bozeman is an excellent place
. to live; however. not everyone can afford to live here. He stated that in the past few months,
he has interviewed people from California, Arizona and Denver; however, he has been unable
to attract them because of the cost of living in comparison to the salary, particularly because
of housing costs. He noted that with the cost of doing business in Bozeman, he does not feel
that the builders are making a substantial amount of money on their homes.
Mr. Jerry Perkins suggested that tax reform in the state may be a good
way to
address the issue of affordable housing. He forwarded his position in support of a sales tax to
lower the real estate taxes and personal property taxes. He stated that at the present time,
because of the costs of utilities, taxes, maintenance and general upkeep, the costs of
purchasing a home are extremely high.
Mr. Perkins recognized that those living in Bozeman now are paying for
the costs of
e growth. He emphasized the fact that it is not feasible to address the issue of affordability at
the local level only, but stressed the importance of seeking changes at the State level as well.
He noted that through a sales tax, or possibly a resort tax, monies could be generated for the
purpose of making this a better, more affordable, community in which to live.
Ms. Joyce Lee, Fairway Drive, encouraged the Commissioners to be friendly
toward
manufactured homes, since they can provide affordable housing in an effective and efficient
manner. She also encouraged the Commission to pursue monies through the
Community
Development Block Grant program rather than providing subsidized housing.
Mr. Cliff Chisholm, Bozeman resident, noted the importance of distinguishing
between
talking about affordable housing and those talking about manufactured housing and the social
stigma attached to that type of housing. He then noted the Commission will be pressured to
, lower the development standards; however, he cautioned the Commissioners to be careful
when considering that option. He reminded them that it is their responsibility to consider the
long-term health, safety and welfare of the housing stock in Bozeman; and that must be
considered even when looking at short-term solutions to the housing crunch.
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Mr. Chisholm stated that he worked for the HRDC office in Helena dealing with low-
income housing and mobile homes. He noted that during that time, he realized that if a building
was standing and could serve as a basic shelter, someone was living in it. He cautioned the
Commissioners against accepting low standards of construction in the name of a short-term
I solution because it leads to long-term sub-standard housing. He suggested that alternatives
to be considered could include increased densities in portions of the community, as long as the
amenities provided include open space; a decrease in the minimum lot sizes allowed; and a
decrease in the minimum square footages for homes within specified zoning districts.
Mr. Bob Campbell, Gallatin County Planning Office, stated he was a member of the
Housing Task Force. He noted that, previously, he served as a junior planner with the City of
Lancaster, California; and there he witnessed a rapid growth pattern as the community grew
from 38,000 to 110,000 between 1980 and 1990. He then encouraged
the Commission to
consider ways to more strongly impact the introduction of affordable units into the market,
stating he does not believe the normal law of supply and demand economics will work in the
current situation.
e Mr. Frank Boschi, 525 Dell Place, stated he is a graduate student at MSU and
currently serves on two of the City's boards. He suggested that the types of building materials
used should be carefully reviewed, paying particular attention to the fact that the nation's wood
supply is dwindling.
Mr. Boschi then addressed the issue of impact fees, stating he feels they are very
important. He suggested that the City could reserve the option of offering discounts on impact
fees to developers who provide affordable housing, as an incentive.
Mr. Boschi noted that the issue of affordable housing is one faced not only by this
community, but by the State as well. He then stated his concurrence with Mr. Squire's guest
column in the Bozeman Daily Chronicle, noting that property tax reform is needed. He then
noted that the City must also look at long-term solutions to the problem. He suggested one
I option is to encourage businesses to pay a wage which will allow people to purchase homes
in this area.
Mr. Boschi proposed that mixed residential developments be considered, noting that
in several ski communities, multi-million-dollar homes are successfully located next door to
rental units without degrading the value of the more expensive home.
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Ms. Teresa Blackwood, 16 West Olive Street, stated she is a divorced mother of three
living in subsidized housing and going to college. She noted that she was on a waiting list for
two years for this subsidized housing. Her primary concern was to obtain a basic, safe, secure
place for her and her family, not necessarily one with amenities. She stated that the idea of
. basic economics does not always work in rental housing, and suggested that more incentives
are needed to ensure that a reasonable rental rate is established. She reminded the
Commission that in this community, 57 percent of the dwelling units are rentals; and most
renters are simply seeking a safe place to live, not a fancy place.
Ms. Daylene Sitzman stated she works with the Section 8 program through HRDC.
She stated that, as a single mother, she is living in a garage because the cost of a rental in this
community is one-half of her income. She indicated that she receives numerous telephone calls
everyday from people who are looking for affordable housing in this community; and the supply
is not adequate. She noted there are people in Bozeman at the present time who have resided
in this area all of their lives but are now homeless because of the high rents, which keep
increasing at a dramatic rate. She encouraged the Housing Task Force and
the City
e Commission to pursue ways to help address the affordable housing issues, providing incentives
. that will allow the HRDC to help those people who are trying to help themselves.
Rev. John Plummer, Interfaith Housing, noted that he has carefully looked at the
housing situation in Bozeman, and his observation is that targeting the low-income rental
market in Bozeman is the key issue to be addressed. He suggested that state and federal tax
incentives could encourage developers and builders to provide more affordable housing. Also,
if the cost of land could be reduced, or if affordable units could be constructed on City land,
then more affordable units could be provided. He noted this could possibly be accomplished
through the use of CDBG grant monies. He also suggested that if
the Montana Board of
Housing program is expanded, it is possible that monies could be obtained through that source
as well to help reduce the costs of providing affordable housing in the community.
I Mr. Michael Garrity, Garrity Homes, stated he owns another company which sells
manufactured homes. He noted that the change in the tax act in 1986 negatively impacted
rental housing. He also noted that problems are encountered in trying to obtain bank financing,
both in the form of construction loans as well as permanent financing, for rental housing.
He
noted that, while financing for single-family homes can be obtained, financing for larger
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apartment complexes and manufactured rental housing communities is extremely difficult, often
because of capital and cash flow projections.
Mr. Garrity then encouraged the City to pursue funding alternatives through the State,
in an effort to generate monies for affordable housing projects in the community.
He
I emphasized the importance of increasing the supply of housing in Bozeman. He noted that
most of the duplexes, tri-plexes and four-plexes which have been constructed in Bozeman in
the last five or six years have not gone into the rental market, but have been sold as
condominiums or townhouses. He stated that encouraging larger apartment projects seems to
be a good way to increase the rental stock.
Ms. Marie Grant noted that the average pay in Bozeman is about $34,000; and those
people cannot afford to purchase a $100,000 home. She then asked where the monies will
come from to establish the proposed housing fund, and whether it will be generated through
increasing taxes. She noted that the concept is good, particularly if those monies can be used
to help generate affordable housing. She also noted that, because of zoning restrictions, it is
not possible to build the type of housing that would provide affordable units in some areas of
e the community.
. Ms. Grant stated that, at the present time, she has a friend living in the garage
because she cannot afford another place. She then suggested that ways
to address the
affordable housing issue include: increasing the wages; loosening some of the
zoning
restrictions; and offering incentives to those property owners who rent their units at an
affordable rate, Le., tax breaks.
Mayor Vincent closed the town meeting and public hearing, thanking those who
attended and provided input. He stated the Commissioners will carefully consider the public
comment as they review each of the recommendations forwarded by the Housing Task Force.
He assured those in attendance that the Commission recognizes the problem, as well as its
complexities.
I Adiournment - 9:45 p.m.
There being no further business to come before the Commission at this time, it was
moved by Commissioner Stiff, seconded by Commissioner Stueck, that the meeting be
adjourned. The motion carried by the following Aye and No vote: those
voting Aye being
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Commissioner Stiff, Commissioner Stueck, Commissioner Frost, Commissioner
Youngman and
Mayor Vincent; those voting No, none.
I ATTEST: ........,.
J
r2L: 0/ ~U~
ROBIN L. SULLIVAN
Clerk of the Commission
e
I
08-08-94