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Home My WebLink AboutWHTF 1 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Chris Kukulski, City Manager SUBJECT: Workforce Housing Task Force Discussion MEETING DATE: Monday, April 9, 2007 RECOMMENDATION: Take under advisement that a workforce housing ordinance has many implications, and review and be aware of the scope of those implications. Provide clear direction to staff concerning a final version of the proposed workforce housing ordinance outlining specific changes, if any, to the current proposal. Additionally, determine whether staff or a third party should draft and/or review the ordinance and direct staff to return to the Commission with the first reading of the ordinance. BACKGROUND: On February 12, 2007, the Workforce Housing Task Force (WHTF) presented a workforce housing ordinance proposal to the City Commission. On February 22, 2007, the WHTF and the City Commission met in a special meeting in which the language, content, and methodology of the proposed ordinance were discussed. These background documents are attached hereto as attachments 2 - 6. Staff was directed to determine the effects of the proposed ordinance on the Unified Development Ordinance. These effects and the potential edits are outlined in attachment 1. UNRESOLVED ISSUES: As ordinance development work progresses, additional required amendments may be identified. FISCAL EFFECTS: Initial cost is the investment of staff time in preparing the ordinances, or costs incurred by outsourcing the drafting and/or review of the ordinances. Additional longer term costs for program administration will be incurred. ALTERNATIVES: As suggested by the City Commission. Respectfully submitted, Chris Kukulski, City Manager Attachments: (1) Unified Development Ordinance Text Amendment Table; (2) March 2, 2007 E-mail to the Bozeman City Commission from the Workforce Housing Taskforce, RE: Responses to your questions Possible Workforce Housing Ordinance Revisions; (3) February 22, 2007 E-mail Re: Consolidated questions for tonight [City Commission Special Meeting with the Workforce Housing Task Force]; (4) Minutes of the February 22, 2007 Special Meeting between the Bozeman City Commission and the Workforce Housing Task Force; (5) February 12, 2007 Workforce Housing Presentation packet material; (6) Minutes of the February 12, 2007 City Commission Meeting Unified Development Ordinance Text Amendment Table Planning Staff have identified potential edits to Title 18, Unified Development Ordinance, Bozeman Municipal Code that may be necessary to implement a workforce housing program if adopted. Chapter Title Section # Section Title Required Revision General Provisions 18.02.040 Intent and Purpose of Ordinance. Add affordable housing to the list of purposes 18.02.100 Private Restrictions. Limit covenants that make compliance with affordable housing requirements unattainable, ex. minimum building size Review Procedures For Subdivisions 18.06.060 Final Plat Application. Specifically identify compliance with affordable housing Residential Zoning Districts 18.16.020 Authorized Uses. Add attached housing as an allowed use in the R-1 and R-S districts 18.16.030 Lot Coverage and Floor Area. Modify allowed lot coverage ratios for affordable housing lots 18.16.040 Lot Area and Width. Revise minimum lot sizes for affordable housing lots, (especially challenging in the RS district since there is a one acre average lot size and Planned Unit Development requirement, alternatively require provision off-site. The very small lots will be quite visually distinct from the larger lots which may conflict with the idea that affordable homes are similar in character to market rate homes) This section affects both single lots for single home development as well as aggregated lots for multi-home. It will be necessary to identify which lots are affected early in the platting process. 18.16.040 Lot Area and Width. Revise lot width requirements. Possibly allow the minimum lot width provided in 18.42.030 in all districts for affordable housing lots Chapter Title Section # Section Title Required Revision Consider relationship between area requirement and allowed PUD density bonus. Is this to be based on all lots or excluding the affordable housing lots? 18.16.050 Yards. What yards will be required for affordable housing lots. (Changed setbacks emphasize the difference between affordable housing and the neighbor. R-S district can not physically have a building envelope while meeting the required yard setback standards and maximum affordable housing lot size, would this necessitate an offsite or cash-out option?) All affordable housing lots will need a building envelope presented as part of the platting process, coordinate with Section 18.42.030 and Chapter 18.06. Commercial Zoning Districts 18.18.020 Authorized Uses. The B-1, B-2, B-3, and proposed UMU district all allow housing in addition to non-residential uses. There is no minimum lot area per dwelling in these districts. Does the affordable housing requirement also apply to these homes? Should apartments change to conditional uses or possible shared principal/conditional uses like in the B-2 district? Industrial Zoning Districts 18.20.020 Authorized Uses. The M-1 and M-2 districts allow accessory housing in addition to non- residential uses. There is no minimum lot area per dwelling in these districts but there is a restriction on the percentage of building area they can occupy. Does the affordable housing requirement also apply to these homes? Northeast Historic Mixed Use District 18.24.030 Lot Area. The Northeast Historic Mixed Use District allows housing in addition to non- residential uses. There is a minimum lot size requirement which may require adjustment. Chapter Title Section # Section Title Required Revision Planned Unit Development 18.36.090 Planned Unit Development Design Objectives and Criteria. This has two affected subsections. First is the ability to pursue a density bonus. Does the allowed additional density take into account all lots created or only standard lots. Second is the performance standards which allow affordable housing as a means of showing community benefit. Does the creation of minimum numbers of affordable housing units count towards compliance with this performance option. General Land Use Standards and Requirements 18.38.030 Use of Lands – Buildings and Structures. Concurrent construction requires the use of a PUD and a large number of special standards to protect the City from liability and future lot owners from non- performance. Development Standards 18.42.030 Lot. Modify lot length to width ratio for affordable housing lots Parking 18.46.040 Number of Parking Spaces Required. Are the new affordable housing lots allowed to use the current affordable housing parking relaxation. The current standard assumes aggregated development, not individual homes on lots, and has a longer time for guarantee of affordability. Park and Recreation Requirements 18.50.020 Park Requirements. Area of land required to be dedicated per dwelling reduced by 11%. 18.50.070 Linear Parks. Under what conditions will land within a watercourse setback be allowed to count towards park dedication. Supplementary Documents 18.72.030 Covenants. Restrict covenants that would have the function of limiting compliance with affordable housing. Improvements and Guarantees 18.74.030 Completion of Improvements. Will the standards for concurrent construction be altered including, improvements agreement (affects state law requirements for guarantee of infrastructure installation and corresponding fee structure), requirement to use a PUD, extra-ordinary costs, and limitation on third party builders. Submittal Materials and Requirements 18.78.030 Subdivision Pre- Application Plan. Require information on compliance with affordable housing to be submitted early in the platting process. Chapter Title Section # Section Title Required Revision 18.78.050 Preliminary Plat Supplements Required For All Subdivisions. Require information on compliance with affordable housing to be submitted for review with the preliminary plat. 18.78.070 Final Plat. Require demonstration of compliance with final plat. 18.78.080 Site Plan Submittal Requirements. Require submittal of information of how any lots set aside for affordable housing development which are affected by the site plan are being addressed. 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 199 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 227 228 229 230 231 232 233 234 235 236 237 238 239 240