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HomeMy WebLinkAbout052008 Planning Board MinutesMINUTES CITY OF BOZEMAN PLANNING BOARD, TUESDAY, MAY 20, 2008 ITEM 1. CALL TO ORDER AND ATTENDANCE Vice President Erik Henyon called the regular meeting of the Planning Board to order at 7:56 p.m. and directed the secretary to take attendance. Members Present: Erik Henyon, Vice President Randy Carpenter Brian Caldwell William Quinn Chris Mehl Cathy Costakis Members Absent: Sean Becker (excused) Donna Swarthout (excused) JP Pomnichowski, President (excused) Staff Present: Chris Saunders, Assistant Director of Planning Shoni Dykstra, Planning Secretary Steve Herron Guests Present: Karl Kehde Brian LaMeres Susan Kozub Marsha Youngman Mary Martin Susan Floerchinger Sue Meadows Mark Gannon Tammy Minge Lucille Pope David Peck Kathryn Bartholomew Sylver Colleson Jane Ellen Krabler Tim Dolan Linda Locke Amie Brower Kathie Callahan Rosemary Borne ITEM 2. PUBLIC COMMENT (0-15 MINUTES) {Limited to any public matter within the jurisdiction of the Planning Board and not scheduled on this agenda. Three-minute time limit per speaker.} Karl Kehde noted he had a background in research and making land use decisions far more productive. He noted he utilized the energy of confrontation and redirected it to get people working in the same direction. He noted he donates his research and works pro bono with communities to help them realize there is a way to work together better. He noted he is not associated with any association and handed out business cards to any interested parties. Brian Caldwell suggested he contact Brit Fontenot, the Neighborhoods Coordinator, with the information. Seeing no other public comment, Vice President Henyon closed this portion of the meeting. ITEM 3. MINUTES OF APRIL 15, 2008 It was moved by Chris Mehl, seconded by Bill Quinn, to approve the minutes of April 15, 2008 as distributed. Those voting Aye being Mr. Mehl, Mr. Quinn, Randy Carpenter, Cathy Costakis, and Brian Caldwell. Those abstaining being Vice President Henyon. Those voting No being none. The motion carried 5-0. ITEM 4. BOZEMAN COMMUNITY PLAN UPDATE Review and discussion of the analysis and the issues with the current/new chapters of the Bozeman Community Plan as related to Housing. Planner Saunders noted housing was such a broad topic he would not be able to address every issue. He noted housing is a critical component of the 2020 Growth Policy Update as it was the single largest land use. He shared statistics and projections for future housing needs. He noted a convergence of housing needs and interests in similar housing types had begun. He shared a monthly average of building permits in Bozeman for the last five years. Planner Saunders noted zoning districts, the International Building Code, and the changing of family demographics affected housing characteristics, while transportation choices such as walkability, close trails, bicycle amenities, and transit were beginning to have a greater affect on housing considerations. He also noted health care facilities, park proximity, the quality of the environment, proximity to services, and other amenities were also considerations that affect housing which is why it is hard to divide land use from housing discussions. Planner Saunders noted the public actions in Bozeman which had taken place since 2001. He mentioned the development of restricted size lots and units, the work force housing program, revised regulations, utility and regulatory support. He stated Bozeman has tried to remove barriers in order to have a wide variety of housing in all areas. He also noted the regulatory support of infrastructure provided a higher degree of predictability for long range planning. He concluded his presentation and opened the hearing up for discussion and questions. Mr. Caldwell sought clarification on the mobile housing zoning designation. Planner Saunders responded that the City Commission had looked at an ordinance which would prohibit a zoning change for areas already zoned RMH, but due to the landlord tenant relationship and statute, the City Commission decided not to adopt the ordinance. Mr. Carpenter sought clarification on how Bozeman compared to other areas in being able to meet demand for various housing demands. Planner Saunders responded that, to date, Bozeman has been able to meet the demographics of demand. He noted developers are generally making the decision of what housing to build based on the demands of the market. He also mentioned that land use is a slow process, and if adjustments needed to be made through the course of a project there is opportunity to allow for that. Mr. Carpenter sought clarification on how Bozeman was doing with regard to impact fees, property taxes, and the total cost of housing. Planner Saunders noted the median home in Bozeman paid $431 in municipal taxes. He also noted it was hard to describe how Bozeman compared as the choice of information utilized could portray any desired statistical result. Ms. Costakis sought clarification on what education was available to the public about the differences in upfront costs and long term costs with regards to purchasing a house. Planner Saunders responded that much of the public education came in the form of private conversations. Ms. Costakis noted public education should become more of a priority. At Mr. Mehl’s recommendation, the Board decided to hold their comments and open public comment. Brian LaMeres, chair of CAHAB, thanked the Planning Board for their hard work on the existing plan. He encouraged the Board to summarize, place more emphasis on specifics, and create more concrete, tangible, and quantifiable goals within the Update. Marsha Youngman resides at 1214 W Koch and is a CAHAB member. She stated the Planning Board members should have received a summary of CAHAB’s recommendations within the packet. She noted incorporating positive and practical incentives for conservation and efficient building practices would impact long term affordability. She noted tracking restricted size lots and units is also important to gauge their effect on affordable housing. She encouraged the development of a plan book demonstrating efficient and conservation oriented designs. She also encouraged the utilizing of the economic development fund. Mary Martin resides at 202 Seventh Street and is a CAHAB member. She encouraged the Planning Board to incorporate a policy of no more net loss of mobile home parks. She encouraged the insurance of land for mobile home parks, developing standards, and adopting energy efficiencies, livability, and regulations for them. She also encouraged a showcase of best practices for mobile home parks. Mr. Carpenter sought clarification on new practices for building mobile homes. Ms. Martin responded energy conservation has been improved in recent years. Mr. Caldwell noted mobile home construction techniques are similar to attached single homes from what he has observed. Mr. Carpenter sought clarification on how mobile housing was meeting its promise from a couple years ago. Ms. Martin noted transportation costs were a key factor as all manufactured homes had to be transported into the state. Susan Floerchinger resides at 606 N 5th, #219 and is a CAHAB member. She encouraged the Board to incorporate additional types of land use to incorporate housing into commercial units. She also encouraged the changing of the parkland offsets to CAHAB’s original recommendation. She would also like to see the City hire a Housing person to explore the housing needs assessments, grants, and current unmet needs in the City and County. Susan Kozub of Intrinsik Architecture noted Rob Pertzborn was sorry he could not attend the meeting. She distributed a handout to Planning Board members and addressed the five points included in the handout. She encouraged the Board to determine the best locations for densities, and to remember that housing is not the best barrier for strip commercial development. She encouraged more discussions regarding frontage streets or a front yard for houses located along arterials. She also noted the undeveloped southwest quadrant of Bozeman which was in close proximity to the downtown area. She encouraged a subarea plan for the area. She encouraged more flexibility in regard to mixed use projects and zoning. She also encouraged them to discuss the preservation of neighborhoods versus the evolution of neighborhoods. She also would like to the Board to consider establishing minimum densities and height requirements for zoning districts. Sylver Collisen resides at 8628 Huffine Lane, #78. She stated manufactured homes offer affordable homes in Bozeman that are not available in any other form. She noted both her parents graduated from MSU and four of her siblings attended MSU. She has lived in Mountain Home Estates for 11 years because of the personal choices of being able to have a yard, a dog, two cats, and owning her own home. She noted Mountain Home Estates is located on a prime piece of property and she is concerned about her home being sold from underneath of her. She noted she would not be able to stay in the Valley if that happened. She thanked the Board for their time and consideration. Jane Ellen Krabler resides at 816 N 17th Ave, #9 in the Nelson Mobile Home Park. She noted the City’s decision on the previous ordinance was of huge interest to those who rented spaces in the Park. She shared her definition of affordable housing is being able to live in a neighborhood she is proud of, where her daughter can invite her friends over, she and her daughter are safe, and she is able to be home in the afternoons when her daughter is out of school. She noted she had missed times in her older daughter’s life due to having to work extra hours to make ends meet. She noted the differences in safety between her previous apartment and living in Nelson Mobile Home Park. She implored the Board to include the Mobile Home community in the Update. Tim Dolan resides at 816 N 17th Ave, #7 in the Nelson Mobile Home Park. He encouraged the Board to look at all the speculation that has gone on. He noted those who are flipping homes and making money have lost sight of the fact that these are homes. He noted the units are close together, but it is a quiet place filled with people who get along. He noted Nelson Mobile Home Park provided a place for him to live and for his fiancé’s children to grow. Kathie Callahan noted she is a stable member of the community and is a Library Tech at MSU. She noted she had rented a house, duplex, and an apartment in Bozeman, but decisions by the property owners required her to leave each one. She purchased her mobile home, was able to pay off her bank loans, and keep up with the cost of living. She stated it has been a good experience, filled with growth and self discovery, the pride of ownership, and the ability to grow things in her yard. She suggested including mobile housing needs in the new 2020 Plan to raise awareness of the unpretentious lifestyle many already enjoy. Linda Locke resides at 2405 W College Park, #13. She noted she had bought her mobile home in 1997 and had it paid off in 2006. She stated the sense of pride in building her future, being able to bike to job, sit on her front porch, and own her own home. She noted she is able to live comfortably, make improvements, and the new Streamline bus runs close. She noted her neighbors have been young single income families who can afford and keep their mobile homes. She stated her mobile home will never be moved intact and she would lose everything if she is forced to move. She would like the same sort of security other home owners have. Rosemary Borne resides at 816 N 17th Ave, # 26. She loves Montana and living in the Nelson Mobile Home Park. She noted the common areas have been well landscaped. She noted her neighbor’s artistic touch would attract the eye of one of her architect friends if they chose to visit. She loves her home and is looking forward to lots of years living there and working in her yard. She thanked the Board for listening. Lucille Pope from Alliance for Building Communities (ABC) came to offer ideas ABC has been working on. She noted ABC is committed to rebuilding equity in Bozeman. She noted renters are expected to move from a rental into a $200,000 at the current market. She noted most communities provide a way to gradually move through the phases of home ownership. She noted ABC is working with mobile homeowners to purchase their park as it comes up for sale. She noted ABC has been meeting with the different mobile home parks in Bozeman. She stressed the importance of understanding manufactured homes, land owners, mobile home owners and the mitigation of impacts on all owners. She encouraged the Board to implement a Preservation, Intervention, and Integration approach in regard to mobile housing. She also noted that the “drive until you qualify” does not affirm that all are welcome here. Tammy Minge resides at 1319 S Willson and is an architect. She noted various experiences working with affordable housing and infill projects with mixed results in the City and the County. She noted she is getting mixed messages of the heart of the community with regard to the downtown area. She noted flexibility, clarity and encouragement were lacking in regard to projects which would subdivide large lots or allow for rentals. She would like those issues considered. Kathy Bartholomew resides at 301 N Grand and wanted to point out some barriers and challenges. She noted the Board seemed to be focusing on the problems rather than identifying solutions. She encouraged the City to appoint a grant writer to bring more resources into the community and housing specifically. Seeing no further public comment, Vice President Henyon closed public comment. Mr. Caldwell noted he was interested in discussing further changes to the mobile housing categories, and the importance of the RMH zoning district. He would like the Board to consider mobile housing for what it is and value it as that without special improvements. He noted it is a stepping stone in affordable housing. He stated he would like to pursue ways of mitigating loss such as the standards that are in place for M-1 zoned designations. Mr. Mehl sought clarification if Mr. Caldwell would like mobile housing to be a category of its own or it if would be incorporated with the established goals. Mr. Caldwell stated he would like to see specific language either in the 2020 Plan or in an ordinance before the City Commission. Mr. Carpenter noted the no net loss statement would belong in the 2020 Plan and was a bold statement. Mr. Quinn noted it was a good concept but was concerned how state law would impact statements about no net loss. He further noted if the Board could not implement the policy, they should not waste time figuring out implementation language. Planner Saunders stated the City did have restrictions on what can be directly regulated, but it could implement policies which would be supportive to the mobile housing community. He stated the need for a clear vision and steps to implement ways of attaining the vision. Mr. Caldwell noted the impact fees were more expensive for a mobile home than for a duplex. He also noted it would require more land to replace the same number of units in a new development due to a change in the code. Vice President Henyon stated the board should look at the root issues that are impacting the affordability of all homes and businesses. He noted policies implemented by the City could steer economic development. He mentioned Ms. Youngman’s public comment pertaining to energy conservation overlays, impacts overlay, and other offsets. Ms. Costakis noted the City could utilize the website to educate the public about the hidden costs of home ownership. She also sought clarification about transit oriented development. Planner Saunders noted transit oriented development was convenient and had many positive aspects, but the desired density to make it feasible was 60 to 100 units per acre. Mr. Mehl sought clarification on how Bozeman compared to other communities having higher than average housing costs and lower wages. Planner Saunders responded the definition of success is community specific so comparison was not feasible. Mr. Henyon noted Bozeman lacks employment diversity and relocating businesses is costly and time consuming process. Mr. Henyon sought clarification on the City’s collection of impact fees and taxes. Planner Saunders stated the differences between the uses of the various monies collected through the impact fees and taxes and noted different funds address distinct functions in City services. Ms. Costakis thanked the public for coming and for their comments. She noted housing diversity was important to her and would like to look at housing developments as a whole with consideration given to distances between houses, parks, schools, and other amenities. She stated would like to get more involved in design, with a possible pattern book to encourage different types of housing projects and remodels within the different districts. She suggested having a less prescriptive document that showcased well laid out designs for consideration. Mr. Henyon sought clarification on what could be included in a document like that. Planner Saunders stated the opportunity was available but sourcing and professional designs could be hard to come by. JP Pomnichowski arrived at 9:30 p.m. Mr. Mehl noted healthy neighborhoods, affordability, and a sense of community were goals the board and community would like to see included in the 2020 Update. Mr. Caldwell added mobile home parks might be added here or in the land use, but preservation was also brought up by the community and within the Board’s discussions. Mr. Henyon stated the 2020 Plan included a strong community theme throughout the entire document but could be stronger within the housing chapter. He noted a great community required several great small communities within it and suggested incorporating node community ideals. Planner Saunders stated node communities created a sense of place which could happen within a specific area of a city, a city, a county, etc. He recommended the inclusion of a specific definition of community in the 2020 Update to provide a clear understanding of what is being referred to. Mr. Saunders sought clarification of more materials or questions the Board would like to address regarding housing. Mr. Carpenter noted that he would like to look at the existing plan, goals and objectives and how things had changed in since the plan had been adopted. Mr. Henyon stated he would like to discuss the roles of regulation and how the regulations affect housing. The Planning Board made a general consensus to continue the housing chapter discussion to the next regular meeting of the Planning Board on June 2, 2008. ITEM 5. NEW BUSINESS Planner Saunders noted the Planning Office was hosting a web seminar on Brownfield Development from 2-4:30 at their office on May 21, 2008, and invited planning board members to attend. JP Pomnichowski stated the Planning Board would be holding a special meeting on Tuesday, May 27, 2008 from 12:00 -6:00 p.m. at 20 East Olive in the upstairs conference room. She noted Amy Frykman, Kath Williams, and Scott Bischke would be presenting material. She also stated the Planning Board would probably be discussing land use during the next four regular meetings. Mr. Caldwell noted he was drafting a white paper about infill issues he would like the board to consider and implement. JP noted if anyone had white papers they should be distributing them to the Board. Planner Saunders noted it would be important to include if suggested policies were mandatory or voluntary. Ms. Costakis noted a workshop on complete streets would be held from 8:00 a.m. to 4:00 p.m. on June 12, 2008. She invited two members of the Planning Board to attend. Mr. Caldwell and Vice President Henyon stated they would like to attend. ITEM 6. ADJOURNMENT Seeing there were no further issues before the Board, Vice President Henyon adjourned the meeting 10:36. __________________________________ __________________________________ Erik Henyon, Vice President Chris Saunders, Assistant Director Planning Board Planning & Community Development City of Bozeman City of Bozeman