Opportunity Zone designation

A Missoula-based Opportunity Zone structuring professional said the incentive enabled Missoula's Rivara affordable housing project and Bozeman housing deals, and urged the city to designate a zone and pair it with land-use planning.

Called opportunity zones 'power tools' — useful but dangerous — urging the commission to pair any designation with dialed-in land use plans and active recruitment of desired businesses.

Skeptical of tax shelters for the wealthy, raised moral hazard from annexing environmentally distressed pole yard parcels, and noted other Montana places need investment more than Bozeman.

A developer at 515 South Black who said nothing changes except the likelihood of investment; the biggest beneficiaries are existing landowners, and zoning is the tool to shape what gets built.

Questioned whether Tract 11.02's ten years of development can be credited to the zone given MSU growth and LIHTC projects elsewhere, and asked the commission not to submit an application for either tract.

Midtown resident who said the beneficiaries are investors, not the community, noting the proposal uses 'should' and 'could' rather than 'must' or 'shall,' and asked the commission to reject both tracts.

Community Development Board member speaking for himself, thanked staff for proactively notifying the Northeast Neighborhood Association and asked staff to clarify the federal tax mechanics.