HomeMy WebLinkAboutOpen Window Response - Affordable Housing PoliciesRFP: Affordable Housing Regulations & Policies Open Window Consulting, LLC
Page 1 of 17 Julie@OpenWindowConsulting.net (406) 624-6972
Table of Contents
PROJECT SUMMARY ....................................................................................................................................... 3
COMPANY DESCRIPTION/CAPABILITIES .............................................................................................................. 4
INFORMATIONAL CONTENT: PROJECT TEAM MEMBERS AND ASSIGNMENTS ............................................................. 6
REFERENCES ................................................................................................................................................. 8
COST AND PAYMENT SCHEDULE ..................................................................................................................... 11
OUTLINE OF SERVICES (SCOPE OF SERVICES) .................................................................................................... 12
____________________________________________________________________________
Proposal by
Open Window Consulting, LLC
Responding to RFP for Professional Services to
Conduct an Evaluation of Regulations & Policies
Related to Affordable Housing
For the City of Bozeman
Submitted October 10, 2014
Open Window Consulting, LLC
229 Silver Cloud Circle
Bozeman, MT 59715
(406) 624-6972
Julie@OpenWindowConsulting.net
www.OpenWindowConsulting.net
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PROJECT SUMMARY
It is our understanding that the City of Bozeman has a long-standing concern regarding the availability of
affordable housing for its low- to moderate-income population and is seeking a comprehensive review
of policies to arrive at an effective policy response.
The City’s previous effort to promote additional affordable housing stock by adopting the 2007
Workforce Housing Ordinance (an inclusionary zoning measure) proved ineffective due to the
unfortunate timing of the housing market collapse and economic downturn. While the WFH Ordinance
was suspended in 2011, the City still offers incentives for the inclusion of affordable housing units in
Planned Unit Developments. The current resumption of building activities in Bozeman has or will soon
trigger a reconsideration of Inclusionary Zoning under the Affordable Housing Action Plan.
The City is now at an opportune juncture to assess its current policies and explore the full range of policy
alternatives to address the issue of affordable housing. This project will involve accurately defining the
affordable housing challenge(s) faced by Bozeman, assessing the past and potential future effectiveness
of current policies to address these challenges, and seeking out and assessing a range of alternative
policies that could help address these challenges.
Throughout this project, Open Window Consulting will work closely with City Staff, the Community
Affordable Housing Advisory Committee (CAHAB) to make full use of their knowledge, expertise, and
insights. We will actively seek public input that includes the diversity of stakeholders, using public
meetings, online surveys, and perhaps the Online City Hall. We will conduct thorough research into the
range of policy options; and we will draw upon the available program assessments conducted by cities,
counties, the planning industry, and academic literature to evaluate their relative strengths,
weaknesses, and effectiveness under a variety of economic and demographic conditions. Our research-
driven approach will facilitate a practical evaluation of the potential benefits of policy alternatives offer
in the Bozeman context.
The project will result in a set of policy recommendations that will be presented to the Bozeman City
Commission for consideration. The recommendations will be well-researched and well-justified. They
will reflect the concerns of the diverse stakeholders and recognize that compromise is necessary given
the sometimes conflicting objectives of stakeholder groups. The recommendations will be tailored
specifically to Bozeman’s unique context. They will seek to achieve consistent tangible benefits across a
range of economic and market conditions. And they will serve the goals adopted in the Bozeman
Community Plan.
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COMPANY DESCRIPTION/CAPABILITIES
Open Window Consulting, LLC, is a small consultancy firm established in 2009 and based in Bozeman,
MT. The firm provides advisory, research, analysis, and evaluation services with the goal of improving
the performance of clients in the public, private, and non-profit sectors. The principals of Open Window
Consulting, Julie and Jim Cerenzia, both hold Master’s degrees in economics, Jim also holds a Masters of
Civil Engineering, and Julie holds a PhD in Public Policy. They have a combined 35-plus years of
professional experience and throughout their careers have conducted a great deal of work similar to
that sought through this RFP.
Open Window Consulting has worked with a number of public sector clients in Montana. In 2013, Open
Window Consulting developed and wrote the Montana Tourism and Recreation Strategic Plan, under
contract to the Montana Office of Tourism. A key component of this project was extensive outreach to
stakeholders. We met with numerous interested organizations and agencies, held 23 public outreach
meetings throughout the state, and used online survey tools to gather public input. By creating multiple
opportunities to provide input, we were able to listen to the diverse input of many stakeholder groups –
industry leaders and frontline workers, small family-owned businesses and large concerns that can drive
the market, and those interested in the environment and the arts. We used outreach to obtain early
input as well as comments on draft strategies. The transparency of this approach laid the groundwork
for a successful roll-out of the Strategic Plan.
Open Window Consulting recently conducted the 2014 Bozeman Rental Housing Survey under a
Professional Services Agreement with Bozeman Department of Planning and Community Development.
This work gave us an opportunity to discuss some of the challenges facing the affordable housing sector
in Bozeman with knowledgeable organizations like the HRDC, the CAHAB, and the management of most
subsidized and market-rate multifamily complexes.
In 2013, Open Window Consulting completed work for the Montana Heritage Commission, which
operates Virginia City, Nevada City, and Reeder’s Alley. The business and strategic planning effort for
MHC involved a fundamental need to balance the interests of individual business owners with the
overall economic success and self-sufficiency of these destinations, sharing costs and benefits
appropriately, and incentivizing business behavior that benefits the larger community and economy.
Open Window Consulting provided policy analysis for the Montana Women’s Lobby during the 2011
Montana legislative session. We provided analysis of existing and proposed policies, evaluating their
likely social and economic effects. A central component in the evaluation of policies was assessing
impacts upon household economic security, which is also an important element in Bozeman’s affordable
housing policies.
Julie and Jim both have extensive relevant experience prior to founding Open Window Consulting.
Analysis of economic and regulatory policy was a key component of Julie’s work in the U.S. Department
of Commerce. As the Department’s subject matter expert on investment finance and public-private
partnerships she analyzed numerous specific infrastructure and utility public-private-partnerships,
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generally including evaluation of risk-allocation, cost-sharing, market incentives, public sector backstops
to private withdrawal (financial or production), maximization of public and economic benefits, viability
through financial and economic cycles, and public and political support/concerns. Among the activities
in this position, she conducted two comprehensive policy analyses:
Analysis of the regulatory and investment climate for power generation projects in China –
synthesized to produce the bi-lateral conference on “Financing China’s Energy Needs”, held in
Beijing in 1998 ;
Analysis of legal and regulatory best practices in developing countries to foster and incentivize
private investment in basic infrastructure (including housing), published as “Establishing
Sustainable Private Infrastructure in Emerging Markets”, Journal of Structured Finance, 1999;
One representative project (among many) led by Jim was the independent evaluation of the Coast
Guard’s Marine Safety and Marine Environmental Protection programs, which involved:
Analysis of the regulations governing all public waterways and vessels and personnel operating
on them;
Extensive gathering of input from regulators (Coast Guard staff and third-party certifiers
responsible for administration and enforcement of regulatory programs), the private sector
(commercial shippers and operators), and public and recreational users of the waterways; and
Recommendations for regulatory changes.
Open Window Consulting’s principals have effectively managed dozens of contracts of similar size and
scope over the past 20 years. As a project manager on many large projects, Jim has had the authority
over budget development, price, cost allocations, subcontractor costs, overhead calculations, and
reimbursements. Each of the principals has been responsible for oversight, research, analysis, quality
control, coordination, deliverables, customer interaction and reporting, contracting, and all aspects of
successful contracts and projects. These contracts have been with both public and private sectors
clients. We have managed contracts with values of $5,000 to several million dollars.
We are dedicated to providing service of the highest quality and value, and as members of the
community we are committed to the success of our clients and the region.
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INFORMATIONAL CONTENT: PROJECT TEAM MEMBERS AND ASSIGNMENTS
Julie Cerenzia will lead the two-person team and will be the primary contact with the City for this
contract. Julie and Jim will both provide research, analysis, quality control, and deliverable development
for this contract. Following is a summary of the credentials and professional experience of each.
Julie Cerenzia, PhD
Education:
Ph.D. in Public Policy, George Mason University
M.A. in International Economics, Johns Hopkins University, School of Advanced Int’l Studies (SAIS)
B.A. in Political Science, Montana State University
With a PhD in Public Policy from George Mason University, Julie brings strong policy research and
analysis skills that allow for a thorough evaluation of policy options, individually and comparatively. Her
competencies include economic analysis, regulatory analysis, structured financing (including blended
public-private finance), analysis of policy implementation and administration, policy negotiation and
coalition building. She has strong research skills and is adept at obtaining and analyzing studies,
evaluations, and data from trade and academic publications and other open sources, to conduct
benchmarking of current policies and programs as well as cross-case analysis of polices under
consideration.
Julie has served as the subject matter expert on limited-recourse structured finance, public-private
partnerships (PPP), and international investment at the U.S. Department of Commerce; provided
business development and application review for structured finance at the U.S. Export-Import Bank; and
advised on finance approval and risk mitigation for major overseas infrastructure projects for an
Overseas Private Investment Corporation (OPIC) Board member. Her responsibilities in these positions
included thorough evaluation of almost 150 infrastructure projects in sectors that include housing
finance as well as power generation and transmission, water/wastewater, toll roads, telecoms,
energy/mining/refinery/pipeline developments, and microfinance. Elements of these evaluations most
relevant to the proposed project include the following:
Incentivization of private sector production/investment;
Pricing of products/services to citizens or users, including variable pricing structures;
Risk- and cost-allocation among private and public entities;
Financial viability for public and private partners;
Political viability of the project (in the street and in the halls of government);
Economic impact analysis;
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Robustness to economic cycles, extended downturns, cost increases, demand changes, and
changes in popular or political support; and
Appropriateness of the project in terms of policy objectives and principles.
Julie has also counseled U.S. small businesses on export trade process and trade policies, developed
international trade leads for U.S. companies, and led U.S. trade missions and trade delegations in China
and Europe while at the U.S. and Montana Departments of Commerce.
As a principal of Open Window Consulting, she recently facilitated, developed, and wrote the 2013-2017
Montana Tourism and Recreation Strategic Plan, which guides the state government (Montana Office of
Tourism), local and regional tourism organizations, and tourism-related businesses throughout the state
in developing and promoting Montana tourism.
Jim Cerenzia
Education
M.S. in Civil Engineering, George Mason University
M.A. in International Economics, Johns Hopkins University, School of Advanced Int’l Studies (SAIS)
B.A. in Political Science, University of Massachusetts at Boston
B.Sc. in Biochemistry, University of Western Ontario
Jim Cerenzia has 20 years’ experience in management consulting, program and project evaluation,
project management and analysis, business advising, engineering and infrastructure projects, and
requirements generation and analysis. He has worked with small and large public and private sector
clients.
He also has extensive experience working with numerous science, technology, and engineering entities
within DoD, DHS, other federal agencies, and the private sector. He has led many project evaluations
and analyzed hundreds of small projects and many large projects (ranging from $100k to $30 billion in
size). He has controlled more than a dozen projects budgets ranging from $150,000 to $2,600,000 each
and numerous smaller ones.
Jim is a member of the Bozeman Business Expansion and Retention (BEAR) team, providing pro bono
advice and mentoring to small businesses in Gallatin County.
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REFERENCES
Reference 1: Planning & Community Devel., City of Bozeman / HRDC Bozeman
Contact: Tracey Menuez
Tel: (406) 585-4878
Email: tmenuez@hrdc9.org
Population of jurisdiction: 39,860 (2013 U.S. Census Bureau estimate)
Number of employees: Approx. 10 (Planning & Community Development Dept.)
Project start & completion: May 29, 2014 to August 31, 2014
Summary of project: Conducted the 2014 Bozeman Rental Housing Survey. Identified and
surveyed residential rental properties within Bozeman, MT, including all
subsidized multi-family rental properties and all market-rate multi-
family rental properties containing 10 or more rental units. Provided all
data in Excel data tables to enable easy analysis and manipulation.
Conducted data analysis. Produced a concise summary report of data
and analysis.
Reference 2: Montana Department of Commerce, Office of Tourism
Contact: Ms. Jeri Duran, Division Administrator
Tel: (406) 841-2872
Email: jduran@mt.gov
Population of jurisdiction: 1,015,165 (2013 U.S. Census Bureau estimate)
Number of employees: 26 (Office of Tourism)
Project start & completion: September 6, 2012 – June 4, 2013 (contract open through 12/31/2017)
Summary of project: Designed, facilitated, developed and produced the 2013-2017 Montana
Tourism and Recreation Strategic Plan. Worked closely with tourism
promotion agencies including: the Montana Office of Tourism, the
Tourism Advisory Council, all six Tourism Regions, all 15 Convention &
Visitors’ Bureaus, the National Park Service, the Montana State Parks
division, and city/county governments throughout the state. Conducted
extensive outreach to a large number of tourism stakeholders including:
large and small businesses; the tourism industry workforce; and
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nonprofit organizations dedicated to the environmental, historical
preservation, and the arts. Evaluated the state’s tourism product,
branding, industry support and development activities, and promotional
efforts. Analyzed data collected from outreach, researched best
practices, and conducted benchmarking against similar
states/destinations. Developed and wrote a Strategic Plan containing
high-level goals, key objectives, well-supported strategies, and well-
aligned recommended tactics for stakeholders including promotional
agencies at all levels, industry members, and public and non-profit
“industry partners”. Vetted the draft plan with the tourism promotion
agencies and the public. Presented the Strategic Plan at the March 2014
Governor’s Tourism Conference and the June 2014 Tourism Advisory
Council meeting.
Reference 3: Montana Women’s Lobby (MWL)
Contact: Ms. Corlanne (Corky) Bush, Director
Tel: (406) 599-4670
Email: corkyb43@yahoo.com
Population of jurisdiction: N/A – State-wide Montana 501(c)4 nonprofit organization
Number of employees: None. Contractors are hired to conduct policy analysis, advocacy, and
public outreach during Montana legislative sessions. Volunteer Board of
Directors (7 members) and Officers.
Project start & completion: December 2010 – May 2011
Summary of project: Public policy issues and proposed legislation were monitored prior to
and during the 2011 Montana legislative session. Policy research briefs
were written for several key policy areas of interest to MWL, providing
state and national policy histories as well as statistical and economic
analyses. For each relevant bill proposed in the legislature a policy
analysis was prepared and research briefs were produced for state
legislators and for distribution to MWL members and the public.
Coordinated with a social media consultant to prepare research-rich
content. Tracked bill progression through the legislative process and
evaluated support, opposition, procedural barriers, and likelihood of
passage.
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Reference 4: Trade & Project Finance Division, U.S. Department of Commerce
Contact: Mr. Michael Fuchs, Division Director
Tel: (202) 482-3277
Email: Michael.Fuchs@trade.gov
Population of jurisdiction: 317 million (U.S. National population)
Number of employees: 5 in the Division; 1,966 in the International Trade Administration
Project start & completion: Employed (Julie Cerenzia): 1997-2005
Summary of project: Served as the Department’s primary policy analyst and advisor on
investment finance and public-private partnerships. Served as the
Overseas Private Investment Corporation (OPIC) liaison and sole staff
member to the Department’s representative on the OPIC Board of
Directors (generally the Deputy Secretary). Evaluated over 150 major
infrastructure projects overseas – assessing the financial structure,
policy compliance, and economic development benefits – and
recommended support or contingent support from U.S. Government
agencies. Evaluated numerous regulatory systems and investment
climates and recommended U.S. Government positions advocating for
improvements. Produced many policy analyses for senior officials,
including policy recommendations, regarding incentivized private
development and public-private partnerships.
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COST AND PAYMENT SCHEDULE
Open Window Consulting, LLC, proposes to provide the scope of services outlined herein for the fee of
$32,000. Per the RFP (Section II.g.), we agree to a fixed fee inclusive of all labor, travel, printing, and
other associated fees. Following is a draft payment schedule.
Table 1. Draft Payment Schedule
Date or Milestone Payment Milestone description
November 28, 2014 $ 12,000 First month of work completed. Outreach to
interested organizations and public
significantly progressed. Review of current
policies complete or near complete.
January 9, 2014 $ 12,000 Draft report complete.
February 9, 2014 $ 8,000 Final report complete. Presentation to City
Commission complete.
Total payments $ 32,000
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OUTLINE OF SERVICES (SCOPE OF SERVICES)
Our Approach
Two key elements of our approach bear mentioning. The first is our commitment to beginning by
defining the issue effectively for the Bozeman context. Affordable housing is a problem that faces most
cities in the U.S., but there are fundamentally important nuances in the nature of the problem between,
say, a major metropolitan area, a city in decline, and a rapidly growing small city like Bozeman. We feel
that accurately identifying the specific challenges facing Bozeman, its citizens, and its lower-income
workforce is crucial to developing policy analysis with real value for the city. This effort to accurately
define the problem is an additional task, not specified in the Request For Proposals. However, we feel
it is a vital step that will inform the requested assessment of current and potential policy options.
The second key element of our approach is our objective of providing the City with a highly effective
“briefing book” similar to those we’ve provided to many senior officials throughout our careers. The
briefing book – the final report – will provide a concise but full background on the issue of affordable
housing in Bozeman; will set forth a comprehensive list of policy options (those adopted, those under
consideration, and others suggested by research) and evaluate the pros and cons of each; and will make
recommendations regarding policy choice. The result should be policy recommendations that are not
only justifiable, but also offer strong potential to accomplish something – policies that have the greatest
likelihood of effectively addressing the issue of affordable housing in practice and creating demonstrably
better outcomes for the City and its residents.
Close Communication with City Staff
Open Window Consulting will communicate closely with the City Staff throughout the project. We will
launch the project with a kick-off meeting with City Staff and its invited partners (e.g., CAHAB) to help
refine the scope of work, timeline, and methodologies. We will also use the kick-off meeting to establish
a means of checking in with City Staff on a weekly basis in a way that is effective and efficient for all.
We look forward to tapping the expertise and insights of City Staff to gain a full understanding of City
planning processes, the history of the affordable housing effort, progress made toward the goals of the
Affordable Housing Action Plan, statutory constraints, and other aspects of the policy environment.
Public Participation
Public input into this process is crucial for accurately defining the affordable housing problem in
Bozeman. Affordable housing issues for lower income households can center on issues of availability
(supply of housing in and near Bozeman), affordability (as a function of housing prices, incomes, cost of
financing), proximity (location of available housing vis a vis location of employment, schools, shops and
services), and/or adequacy (meeting minimum levels of quality for structure, safety, and comfort). We
will seek to identify the mix and relative acuity of these different aspects that impact upon Bozeman’s
low- to moderate-income population. Meeting the needs of lower income households also requires
addressing issues of financial viability for developers and builders, addressing public concerns regarding
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preservation of neighborhood character or existing property values, and attention to the goals set forth
in the 2009 Community Plan and the Affordable Housing Action Plan. To assess and balance so many
considerations will require a thorough understanding of the priorities and pain points of a variety of
stakeholder groups in Bozeman.
Meetings with CAHAB, City staff, HRDC, and other interested organizations will help identify the mix of
these challenges in Bozeman initially, and wider public outreach will then help to confirm and refine the
characterization of the affordable housing issue.
We will work with CAHAB, City staff, employer groups, and other interested organizations to reach out
to the low-income workforce living in Bozeman and those commuting in from neighboring communities.
Inclusion of this latter group is important, as some portion of it may be employees who desired but were
unable to find affordable housing in Bozeman. We will seek information regarding their housing
challenges, including problems with availability, affordability, proximity, and adequacy.
We will also work with the Bozeman Human Resource and Development Council (HRDC) and other
interested organizations to identify the particular needs of the non-workforce affordable housing
population – the elderly and disabled – and to reach out to these groups. We will seek information
regarding the particular needs of these groups, especially as they differ or compete with the needs of
the low-income workforce. We will gather information regarding the relative magnitude of affordable
housing problem among various subsets of the low- to moderate-income populations (i.e., those at
various income levels as measured against the Area Median Income).
We will reach out to current providers of affordable housing to obtain their insights and opinions
regarding the challenges in Bozeman’s affordable housing sector.
We will work with local developer and builder communities and the trade associations that represent
them to obtain their perspective and concerns. We will seek to identify and quantify the perceived
barriers and limitations to the development of affordable housing.
We will reach out to the larger citizenry of Bozeman to hear both their concerns and their support for
the development of affordable housing.
For each of these stakeholder groups, we will implement the public outreach using tools that could
include online surveys, the City’s online city hall, and/or public meetings. In consultation with the CAHAB
and City Staff, we may propose additional outreach to stakeholders and/or the public later in this
project, to obtain initial reactions to emerging policy options.
Review and Assess Current Ordinances
A concise review and assessment will be produced for the (currently suspended) Workforce Housing
(WFH) Ordinance and for the affordable housing aspects of the Planned Unit Development (PUD)
Ordinance.
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The review of the WFH Ordinance will notionally include the following information:
A summary of the provisions of the ordinance, including the structure and uses of the City’s
Workforce Housing Fund;
A brief policy history of the ordinance, its development, support and opposition, adoption,
suspension, and public perception;
Affordable housing planning targets relevant to the Ordinance;
Outcome data from City staff;
Assessment of the Ordinance’s efficacy in regard to affordable housing objectives, with
consideration of contextual factors.
The review of the PUD Ordinance will notionally include the following information:
A summary of the affordable housing provisions of the ordinance;
A brief policy history of the ordinance and its affordable housing provisions;
Affordable housing planning targets relevant to the Ordinance;
Affordable housing outcome data from City staff;
Assessment of the efficacy of the PUD Ordinance’s affordable housing provisions in meeting
relevant objectives, with consideration of contextual factors.
A summary policy analysis will discuss these two zoning and land use policies and their efficacy in
attaining affordable housing goals in Bozeman to date. The discussion will notionally include a
discussion of external factors (such as the crash of the housing market) affecting their success, and a
review of the literature regarding the efficacy of such policies in other municipalities. If possible, we will
make a counterfactual estimate of their impact had policies been adopted at the beginning of the
housing boom in Bozeman, rather at the end of the boom.
Identify and Analyze Policy Options
The policy analysis will address the appropriateness of Inclusionary Zoning (IZ) in Bozeman going
forward. We will consider not only the Workforce Housing Ordinance as it is currently written, but also
the wider range of mandatory and voluntary Inclusionary Zoning mechanisms and variations used by
municipalities and counties throughout the country. Contingent upon published research and available
policy/program assessments, we will endeavor to:
Review the relative success of different IZ structures (e.g., mandatory versus incentivized IZ;
mandatory building of affordable units versus allowance of cash-in-lieu; requiring on-site
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building versus allowing off-site building; the wide variety of incentives that can be offered to
builders);
Review and consider key administrative details of IZ that have a significant impact on
outcomes, such as the definition of “affordability” in developer requirements;
Review the success of various IZ measures across locations (and particularly, success in areas
that share key characteristics and challenges with Bozeman);
Assess the relative success of various IZ measures under different market conditions;
Assess the relative success of various IZ measures in meeting the needs of the population at
different levels of AMI;
Assess the relative success of various IZ measures in providing increased affordable rental
housing versus affordable owner-occupied housing;
Evaluate differences in the incidence of the regulatory burden – that is, who bears the cost of
the affordable housing measure;
Consider compliance with the “Criteria for Reconsideration of Inclusionary Zoning” in the 2012-
2016 Affordable Housing Action Plan (Appendix D); and
Assess the implications of the various IZ measures against the stated goals of the 2009
Bozeman Community Plan.
This analysis will allow us to identify the specific rationale that recommends particular IZ tools (i.e., what
circumstances indicates or contraindicates the use of a particular mechanism) and develop
recommendations regarding the appropriateness of Inclusionary Zoning as well as more refined
recommendations regarding the best structure for such zoning policies.
We will identify and review a wide range of policy alternatives – including policy variants – that could
be used with or instead of the current IZ and PUD policies to address Bozeman’s affordable housing
challenges. Some of the policy options that could be discussed and evaluated are:
Alternate structures for an Inclusionary Zoning policy (differing from specific aspects of the
currently drafted Workforce Housing Ordinance);
Planned Unit Development policies with a greater emphasis on or incentivization of affordable
housing;
Housing Trust Funds with a variety of possible structures and activities, including a look at a
variety of funding mechanisms (IZ cash-in-lieu, real estate fees, etc.) and uses to which the funds
have been applied (mortgage assistance, rent assistance, preservation of affordable housing,
purchase of affordable rental units);
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An expanded housing authority, in cooperation with local nonprofit organizations, perhaps
through purchase of affordable units produced under IZ;
Community Land Trusts with a variety of structures aimed at preserving long-term affordability;
Policies or programs to improve the availability and adequacy of accessory dwelling units;
New or expanded policies and programs to improve the adequacy of older housing stock; and/or
New or expanded public-private partnerships to pursue the City’s affordable housing goals.
As with the analysis of Inclusionary Zoning, these policy options will be evaluated for their
appropriateness in the context of Bozeman and their likely ability to produce tangible benefits. Based on
published research and available policy/program assessments, we will endeavor to:
Review the relative success of each policy measure;
Review their success across locations (and particularly, success in areas that share key
characteristics and challenges with Bozeman);
Assess their success under various market conditions;
Assess the relative success of policy alternatives in meeting the needs of the population at
various levels of AMI;
Assess the relative success of policy alternatives in providing increased affordable rental housing
versus affordable owner-occupied housing; and
Assess the implications of the policy alternatives for the stated goals of the 2009 Bozeman
Community Plan and the Affordable Housing Action Plan.
Recommendations
Based upon the analysis of current and potential policy options, Open Window Consulting will develop
recommendations regarding policies that are well-suited to Bozeman – its economic and demographic
characteristics, the nature of its affordable housing challenges, the goals of the Community Plan, and the
statutory environment – and most likely to deliver tangible benefits in the availability of adequate
affordable housing. A full justification will be provided for each recommendation. As recommendations
are developed, Open Window Consulting will actively engage City Staff and the CAHAB.
Deliverables: Reports and Meetings
In addition to consistent weekly contact with City Staff (see above), at several key milestones we
anticipate holding in-depth discussions with City Staff and its invited partners (e.g., CAHAB). These
meetings could notionally be held (i) when the review of current and potential policies is complete and
initial recommendations are taking shape; (ii) when the preliminary report with recommendations is
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submitted to the City Staff; and/or (iii) after City Staff comments have been incorporated into a final
report drafted for the City Commission. The final report to the City Commission will be submitted to City
Staff at least 14 days prior to the scheduled Commission meeting or public hearing, per the RFP. The
preliminary and final reports will each be submitted in hard copy (2 copies) and electronic (PDF) form. A
presentation of the final report will be given to the City Commission. A notional timeline of the work to
be completed is provided below.
Figure 1. Notional Project Timeline
Oct. November December January February
Contract Signing & Kick-off
Public Input
Research & Analysis
Weekly Contact w/Sponsor
Draft Report
9th
Finalized Report
23rd
Commission Presentation
9th