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Commission Memorandum
REPORT TO:Honorable Mayor and City Commission
FROM:Devin M. Harbour, Acting Clerk of the Commission
Chris Kukulski, City Manager
SUBJECT: SWMBIA presentation
MEETING DATE: May 15, 2006
BACKGROUND:Attached are a Bio, Resume, and Memo, regarding the SWMBIA presentation .
This is a SWMBIA requested presentation and will be proposing alternatives to some of the affordable
housing issues the City is currently facing.
RECOMMENDATION: Listen to presentation
FISCAL EFFECTS: None
ALTERNATIVES: As suggested by the City Commission.
Respectfully submitted,
___________________________________ ___________________________________
Devin M. Harbour, Acting Clerk of the Commission Chris A. Kukulski, City Manager
Attachment: memo, bio, and resume
Southwest Montana Building Industry Association
FOR IMMEDIATE RELEASE
Contact:
Shawn Cote, Government Affairs
406.585.8181
(BOZEMAN, MT) May 5, 2006. A growing conern over workforce houisng in
Bozeman has prompted the City Commission to consider imposing price controls on a
percentage of new housing constructed within city limits. Similar policies have been
adopted in various jurisdictions throughout the country with very similar results.
In an effort to educate the community and the Bozeman City Commission before
they consider adopting such a policy, the Southwest Montana Building Industry has
invited Dr. Elliot Eisenberg, economist with the National Association of Home Builders,
to Bozeman to discuss his research from around the nation on similar affordable housing
policies. Dr. Eisenberg’s research has looked at inclusionary zoning ordinances
throughout the United States and their impacts on housing,
On May 15th, Dr. Eisenberg will address the Bozeman City Commission at its
regular meeting and will entertain questions from both commissioners and the public.
The following evening, May 16th, a joint session of the Bozeman Planning and Zoning
Boards will hear Dr. Eisenberg’s presentation.
Dr. Eisenberg will be available to the local media for interviews on May 15th and
May 16th. For more information, please contact Shawn Cote at 585.8181.
####
Elliot Eisenberg, Ph.D.
Elliot Eisenberg is a Housing Policy Economist with the National Association of
Home Builders (NAHB) in Washington, D.C. He holds a Bachelors of Arts degree
in economics with First Class Honors from McGill University as well as a Master
of Public Administration degree and a Ph.D. in Public Administration from
Syracuse University. Dr. Eisenberg is a frequent public speaker and is the
author of more than 40 homebuilding industry articles. He has appeared on
television many times and his research and opinions have been featured in
Business Week, Fortune, many newspapers, and in numerous other publications.
ELLIOT F. EISENBERG, Ph.D.
9637 East Bexhill Drive
Kensington, MD 20895-1134
(Cell) 301.351.2080
_______________________________________________________________________
PROFESSIONAL EXPERIENCE
1999-Present National Association of Home Builders
Housing Policy Economist primary responsibilities include conducting
complex research and analysis on a variety of housing related topics and
communicating technical results to non technical audiences, providing
guidance to other department staff on assorted economic and statistical
issues, and publishing original research. Responsibilities also include
maintaining a number of large data bases, analyzing the economic impact
of home building at the local level, and generating GIS maps. Recent
accomplishments include creating two stock indices that track the
performance of the single family and multifamily housing markets,
presenting research findings before government committees, analyzing
impacts of proposed changes in tax and regulatory policy, designing and
implementing a regulatory strategy to enable modular home builders to
circumvent the divisible-load rule, and increasing revenues and
membership of the Housing Statistics Users Group as its Secretary and
Treasurer.
1996-1998 AetherWorks Corporation
Special Assistant to the President and CEO Responsible for overseeing all
non-technical operations of the firm including: financing, legal, financial,
and purchasing. Particular attention devoted to capital raising, contract
negotiations, fostering of business partnerships, and business
development. Major accomplishments included raising $5.5 million from
a strategic partner, rewriting the company business plan, reducing monthly
expenses by 20%, reorganizing reporting relationships, and negotiating a
number of very large contracts.
1990-1996 Syracuse University
Teaching Assistant Responsibilities included teaching classes and review
sessions, writing case studies, tutoring students, and grading exams and
assignments for the following graduate courses: Managerial economics,
Introductory statistics, Executive leadership, and Public budgeting.
1990-1995 Crown Communications, Inc.
Consultant Provided economic analysis of the impact passage of open sky
treaties and the adoption of a GPS based system for navigation would
have on the American airline industry. Developed a statistical model of air
traffic controller fatigue and conducted numerous cost-benefit analyses.
1987-1990 National Strategies, Inc.
Senior Research Analyst Provided in-depth economic analysis of: banking
and savings and loan industries, interest deductibility of debt, dividend
received deduction, employee stock option plans (ESOPs), mergers and
acquisitions, and corporate financing techniques.
Developed a grass roots lobbying effort and nationwide public relations
campaign for the Alliance for Capital Access, a trade association of over
100 high growth mid-sized companies which issue and invest in high yield
bonds.
1986-1987 Robert R. Nathan and Associates, Inc.
Research Assistant Involved in an intensive investigation of the Penn
Square Bank and the lending practices which contributed to its failure.
Provided detailed economic analysis and key testimony in several
wrongful death lawsuits.
EDUCATION
1991-1996 Syracuse University
Ph.D. in Public Administration, Maxwell School of Citizenship and Public
Affairs. Dissertation title “Intrajurisdictional Property Tax Capitalization
Rates.” Dissertation advisor, John Yinger.
1990-1991 Syracuse University
Master of Public Administration, Maxwell School of Citizenship and
Public Affairs. Specialization in public finance.
1983-1986 McGill University
Bachelors of Arts, First Class Honors, University Scholar in Economics.
PUBLICATIONS
Eisenberg, Elliot F. (2006) “Housing Futures and Options” Housing
Economics Online, April.
Eisenberg, Elliot F. (2006) “Rents Up, Vacancies Down as Rental Market
Continues to Rebound” Multifamily Market Outlook, February.
Eisenberg, Elliot. F. (2005) “More Households, Better Rental Absorption,
Higher Condo Prices” Multifamily Market Outlook, November.
Eisenberg, Elliot F. (2005) "New Data Finds REITS Benefit from
Modernization Act" NAHB Multifamily Market Outlook, August.
Eisenberg, Elliot F. (2005) “HBSI Outperforms S&P 500 While Offering
Stellar Returns” Housing Economics Online, May.
Eisenberg, Elliot F. (2005) “Multifamily: Still A great Investment” NAHB
Multifamily Market Outlook, February.
Eisenberg, Elliot F. (2005) “Fire Death Rates in Newer Homes” Housing
Economics Online, January.
Eisenberg, Elliot F. (2005) “Who is Dying and Where Are the Fires” Fire
Protection Engineering, No., 25, Winter.
Eisenberg, Elliot, F. (2004) “Stock in Trade: Apartment Companies Best
the Market” Multifamily Executive, November.
Eisenberg, Elliot F. (2004) “The Home Builder Stock Index” Housing
Economics Online, November.
Eisenberg, Elliot F. (2004) “Apartment Companies Doing Well on Wall
Street” NAHB Multifamily Market Outlook, September.
Eisenberg, Elliot F. (2004) “The Home Price Balancing Act: Does New
Home Construction Tip The Scales” Land Development, Vol., 17, No., 2.
Eisenberg, Elliot F. (2004) “Multifamily Stock Index: An Overview”
NAHB Multifamily Market Outlook, January.
Eisenberg, Elliot F. (2003) “Multifamily Investments: A smoother,
Quieter Ride” NAHB Multifamily Market Outlook, July.
Eisenberg, Elliot F. (2003) “Comparatively Speaking, Multifamily is Still
a Good Investment” NAHB Multifamily Market Outlook, January.
Holliday, Andrew J. and Elliot F. Eisenberg (2003) “Regional Housing
Markets: Are the Differences Diminishing?” Sales & Marketing Ideas,
May/June.
Holliday, Andrew J. and Elliot F. Eisenberg (2003) “Interstate
Convergence of House Returns” Housing Economics, Vol., 51, No., 1.
Eisenberg, Elliot F. (2002) “House Fire Deaths” Housing Economics,
Vol., 50, No., 11.
Eisenberg, Elliot F. and Karen Danielsen (2002) “Tax Equity Devices and
Tax Relief Programs,” In: Builders Guide To the APA Growing Smart
Legislative Guidebook. Washington, D.C. NAHB.
Eisenberg, Elliot F. and Michael Benshoof (2002) “Home Building
Industry Concentration” Housing Economics, Vol., 50, No., 5.
Eisenberg, Elliot F. (2002) “Home Builder Stock Index” Housing
Economics, Vol., 50, No., 4.
Holliday, Andrew J. and Elliot F. Eisenberg (2002) “Comparative
Investment Performance of Housing” Housing Economics, Vol., 50, No.,
2.
Eisenberg, Elliot F. (2002) “Apartment Stocks Outperform S&P 500”
NAHB Multifamily Market Outlook, January.
Eisenberg, Elliot F. (2001) “Home Builder Stock Index P/E Ratios”
Housing Economics, Vol., 49, No., 12.
Eisenberg, Elliot F. (2001) “Home Builder Stock Index” Housing
Economics, Vol., 49, No., 9.
Eisenberg, Elliot F. and Jack Keil (2000) “Growth, Construction and
House Prices” Housing Economics, Vol., 48, No., 9.
Ahluwalia, Gopal, Jo Chapman and Elliot Eisenberg (2000) “Labor
Shortage Study” National Association of Home Builders, April.
Eisenberg, Elliot F. (2000) “Construction Wages and Labor Supply”
Housing Economics, Vol., 48, No., 3.
Ingraham, Patricia, James Thompson and Elliot F. Eisenberg (1995)
"Political Management Strategies and Political/Career Relationships:
Where Are We Now in the Federal Government?" Public Administration
Review Vol., 55, No., 3.
Ingraham Patricia and Elliot F. Eisenberg (1995) "Comparative
Examination of National Civil Service and Personnel Reforms," In:
Handbook of Public Personnel Administration. J. Rabin, T. Vocino, W.B.
Hildreth and G.J. Miller, ed. New York: Marcel Dekker, Inc.
Eisenberg, Elliot F. and Patricia Ingraham (1993) "Analyzing the
Comparative Pay-for-Performance Experience: Are there Common
Lessons?" Public Productivity and Management Review, Vol., 17, No., 2.
HONORS AND AWARDS
Dissertation nominated for National Tax Association Outstanding
Dissertation Award.
W. E. Mosher Award, for best article by an academician in Public
Administration Review, 1996
Outstanding Teaching Assistant Award, Syracuse University, 1995
Graduate Fellowship, Syracuse University, 1994, 1995
Graduate Scholarship, Syracuse University, 1990, 1991, 1992, 1993
Faculty Scholar Award, McGill University, 1984, 1985, 1986
James McGill Award for outstanding academic achievement, McGill
University, 1985, 1986