5.4. PCSR 07-13-2004 \ ' Item # 5.4.
City of
Elka ..-,
River
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Planne
DATE: July 12, 2004
SUBJECT: Housing Study Update
Background
In September 2003, staff presented the results of a housing study to the HRA.That study
included data on the number and mix of dwelling units in the city. Census data was also
utilized to compare Elk Rivet's housing stock to those of neighboring communities.
Included in this update is data on the number and types of building permits issued, an
updated lot inventory and information on future residential projects.
Attachments
• Staff Report to HRA, dated August 25, 2003
• 'Minutes from HRA, dated September 22, 2003
• Lot Inventory
Update
Existing Conditions
The housing types included in our inventory were apartments, single family detached and
single family attached (twinhomes and townhouses). In May of 2003 there were 6,587
dwelling units. As of June 2004 there were 7,252 dwelling units, an increase of 665 dwelling
units. All of the new dwelling units were either single family detached or single family
attached.
Housing Study pas,,,
July 12,2004
Type of Unit # of units (May 03) # of units (June 04) % increase
Single Family Detached 4,759 5114 7.4%
Single Family Attached (townhouse) 660 942 42.7%
Single Family Attached (twinhomes) 112 140 25.0%
Apartments 1,056 1,056 0
Total 6,587 7,252
Type of Unit % of Total (May 03) % of Total (June 04) % Change
Single Family Detached 72.2% 70.5% - 2.0%
Single Family Attached (townhouse) 10.0% 13.0% +3.0%
Single Family Attached (twinhomes) 1.7% 1.9% + .2%
Apartments 16.0% 14.6% - 1.6%
The current housing inventory in Elk River is still predominantly single family. In May 2003,
840/o of the dwelling units were single family and 16°/u were apartments. As of June 2004,
85.4% of the dwelling units were single family and 14.6% were apartments.
Single Family
Single family units include a mix of detached single family homes, attached townhouses and
attached twinhomes. In May 2003, there were 5,531 single family units. As of June 2004
there were 6,196 single family units, an increase of 665 single family units.
Type of Unit # of units May 03 # of units June 04
Single Family Detached 4,759 5,114
Single Family Attached (townhouse) 660 942
Single Family Attached (twinhomes) 112 140
In May 2003, 86.0% of the single family units were detached. By June 2004 the percentage
had decreased to 82.5%. In May 2003, 11.9°a of the single family units were townhouses. By
June 2004 the percentage had increased to 15.2%. In May 2003,2.0% of the single family
units were twinhomes. By June 2004 the percentage had increased to 2.2°/u.
Lot Inventory
In May 2003, there were 1,267 single family lots available, 465 (36.7%) were townhouse/twin
homes and 802 (63.3%) were single family detached. Most of the lots, 979 lots (77%),were
located in the urban service area,while 288 lots (23%) were located in the agricultural or
rural residential areas.
As of July 7, 2004, there were 1085 single family lots available, a decrease of 182 lots (14%).
Of those lots, 278 (25.6%) are townhouse/twinhomes and 807 (74.4%) are single family
detached. As before, most of the lots, 927 (85%), are located in the urban service area.
S:APLANNING\Scutt\Housing\Housing update C07-12.doc
Housing Study
July 12,2004 Page 3
There are several residential developments have either received preliminary plat approval,
currently before the city for preliminary approval or the city has seen concept plans for the
development.
Name # of units Status
Woodland Hills 110 single family granted preliminary approval
River Park 378 single family preliminary approval pending
326 townhouse
Trout Brook Estates 142 single family preliminary approval pending
Riverside Dev./ 600-700 mix of single family concept stage
Centex Homes and townhouse
Jackson Ave. Villas 80 townhouse application pending
Affordability
In May 2003, a mortgage of$1074 per month, or a house and lot with a total value of
$170,000,was considered affordable. In June 2004, the median gross income,which is used
to determine affordability, had not changed significantly since May 2003.
What's Next?
If the city determines that there is a need for additional housing types or affordability, the
upcoming Comprehensive Plan update provides an opportunity for the city to address those
issues. As part of the Comprehensive Plan update, the city will be looking at amending the
Land Use Plan. If the city determines that there is need for more apartments, townhouses or
higher density housing, the new Land Use Plan could reflect that. The City Zoning Map
could then be amended to be consistent with those changes.
The city is also beginning a visioning process for the downtown area, north of the railroad
tracks. Housing needs and affordability could be included as part of that visioning process.
S:APLANNING\Scott\Housing\Housing update CC7-12.duc
City of
Elk
River
MEMORANDUM
TO: Housing and Redevelopment Authority
FROM: Scoff Harlicker, Senior Planne/,/
it
DATE: August 25, 2003
SUBJECT: Housing Study
Background
At it March meeting, the HRA approved the attached six part housing workplan. At the
August meeting staff will present the results of the Elk River Housing Analysis. After staffs
presentation, the HRA will be asked to discuss the information, the housing balance the city
should strive to maintain and identify initiatives that staff should pursue regarding the city's
housing stock.
Attachments
• Housing Workplan
• Apartment Inventory
• Map of Townhouse Developments
• Map of Single Family Residences by Year Built
• Map of Single Family Residences $170,000 or Less
• Map of Single Family Residences and Multi-Family Parcels
• Article from League of MN. Cities on Affordable Housing
Analysis
Overview
Staff utilized 2000 census data and collected building permit information to create a data
base that was used to analyze the City's housing stock and to compare the housing inventory
of Elk River to that of surrounding communities (Big Lake, Ramsey, Otsego etc.). The 2000
Census data was used for comparison between communities. Census data, along with
building permit information and Sherburne County assessment data,was used to analyze Elk
River's housing stock. This report will focus on Elk River's housing stock including age,
HRA/Housing
August 25,2003
Page 2
cost, year built and the percentage of multi family units. The comparison with surrounding
communities includes type of dwelling,year built and costs.
Existing Conditions
The City of Elk River has a mix of housing types. The housing types included in our
inventory were apartments, single family detached homes and single family attached homes
(townhouses and twin homes).As of May 2003 there were 6,587 dwelling units.
Type of unit # of units % of total
Single Family Detached 4,759 72.2%
Single Family Attached (townhouses) 660 10.0%
Single Family Attached (twin homes) 112 1.7%
Apartments 1 056 16.0%
Total 6,587
There are also a small number (77) of mobile homes and duplexes that were not included in
the analysis.
The current housing inventory in Elk River is predominantly single family, either attached or
detached. Currently 84% of the dwelling units are single family and 16% are multi family.
Single Family
Single family units include a mix of detached single family homes, attached townhouses and
attached twin homes. As of May 2003 there were 5,531 single family units.
Type of unit # of units % of total
Single family detached 4,759 86.0%
Single family attached (townhouses) 660 11.9%
Single family attached (twinhomes) 112 2.0%
Total 5,531
Most of the single family units are detached (86%).Townhouses make up 11.9% of the
attached single family units and twin homes make up 2%. The majority of the townhouse
and twin home developments are located on the east side of the city. The attached
Townhouse Development Map shows the location of the townhouse developments and the
total number of lots in each development. Most of these developments include both
townhouse and twin homes.
The majority of the single family housing stock in Elk River is less than 25 years old.
According to Sherburne County assessment data,in the last 10 years 42% of the total 5,309
single family units have been constructed; 48.8% have been constructed since 1990; 71.6%
have been constructed since 1980, and 84.4% have been constructed since 1970. The older
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August 25,2003
Page 3
homes, those that were constructed prior to 1960, are generally located in the old Village of
Elk River. There are also some older farmhouses scattered in the throughout the city.
Lot Availability
As of January 14, 2003 there were 1,267 single family lots available. Of those 1,267 lots, 465
(36.7%) were townhouses/twin homes and 802 (63.2%) were single family detached. Most
of the lots are located within the Urban Service Area;municipal sewer and water is available
to 979 (77%) of the lots. The remaining 288 lots (23%) are located in the agricultural or rural
residential districts.
Apartments
For the purposes of this report, apartments are defined as a dwelling unit,which is not
located on its own lot, but is in a building that has 4 or more units. The ratio of multi-family
units to single family units has steadily decreased over the past 13 years.
Year # of Units Percent of Total Units
that were apartments
1990 814 19.3%
2000 1056 18.2%
2003 1056 16.2%
The total number of renter occupied units has also decreased. Renter occupied units can be
either multi-family units, single family homes that are rented, accessory apartments or
duplexes.
Year # of Units Percent of Total Units
that were Renter Occupied
1990 951 25.5%
2000 1228 21.7%
2003 1238 18.7%
The city does not track rental units unless they are in multi-unit buildings of 4 or more units.
However, based on the 2000 Census, there were 1228 renter occupied units and 1056 of
those units were located in multi-family buildings. That means that there were 172 rental
units that were not in multi-family buildings.
The following table shows the year that the apartment was constructed, the number of units
and the percentage of the total number of units:
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Page 4
Year Built # of Units Percentage of Total Units
1960-1969 115 10.8%
1970-1979 120 11.3%
1980-1989 484 45.8%
1990-1994 269 25.4%
1995-2000 68 6.4%
The majority of the apartments in Elk River have been constructed within the last 25 years.
In fact, more than 30% have been constructed within the last 15 years. A detailed inventory
of apartment buildings is included on the attached apartment inventory table. The city has a
rental housing program that requires each apartment building be inspected and licensed
every year. According the Housing Inspector, the current vacancy rate for the market rate
units is running about 6% to 8%. Earlier this year,when the interest rates were dropping, the
vacancy rate was about 10%.
LotAvailabiliy,Multi-Family
There is only one lot that is currently vacant and zoned to allow multi-family. The parcel is
located on the north side of the Burlington Northern Railroad tracks on the east side of
Proctor.
Affordability
According to the updated housing plan prepared by the Central Minnesota Housing
Partnership, the median sales price of a single family home in 2000 was $160,000. If an
annual 8% sale price increase is assumed, the median sale price of a single family home in
2003 is $205,473. Single family homes include both attached (townhouses) and detached
homes.
According to the 2000 Census, the median rent in 2000 was $592. If an annual 5%rental
increase is assumed, the median rent in 2003 is $690.The median rent includes all renter
occupied units, not just apartments.
Regional Context
When taken in the regional context, Elk River's housing inventory reflects the fact that Elk
River functions as a min-regional center. The following table compares Elk River's housing
inventory with that of 7 adjacent communities:
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HR1/Housing
August 25,2003
Page 5
2000 Census Housing Information
Elk Big Lake Big Lake Livonia Burns
Data Source River Otsego Township City Township Township Ramsey Zimmerman Totals
Total#Units 5782 2117 2167 2194 1254 1136 5946 1021 21617
1 unit
detached 4216 1744 2124 1766 1242 1115 5712 814 18733
1 unit
attached 432 14 8 67 0 4 91 27 643
2 units 46 19 13 7 8 4 16 0 113
3-20+units 1057 0 0 235 0 0 67 91 1450
Mobile
Homes 31 307 22 119 4 13 85 89 1563
Year Built
1999-2000 282 51 162 264 94 56 275 88
1995-1998 960 223 331 532 252 165 1053 250
1990-1994 986 353 280 278 180 216 1034 191
1980-1989 1639 318 519 375 254 228 1032 172
1970-1979 913 865 563 248 307 214 1984 160
1960-1969 369 92 124 170 80 102 392 40
1940-1959 299 86 96 208 25 37 94 68
1939-
earlier 334 129 92 169 62 118 107 52
Median Value
Owner
occupied $144,800 $132,700 $155,200 $123,900 $154,500 $157,500 $143,500 $115,000
Median Rent
Renter
occupied $599 $525 $1,261 $536 $663 $575 , $938 $430
Total#
occupied 5664 2062 2106 2117 1222 1123 5906 1018
Owner
occupied 4436 1991 2051 1785 1187 1097 5756 963
Renter
occupied 1228 71 55 332 35 26 150 55
Elk River has 26% of the total dwelling units of all 8 communities listed on the table. Elk
River also has 67% of the townhouses. The most telling comparison is in apartments. Elk
River has 73% of all the apartments in the study area. This reflects the fact that Elk River
has the highest concentration of employers and jobs in the area. Three townships and the
City of Otsego do not have any apartments. The City of Big Lake has the next highest
number of apartments with 235 (16% of the total). The only community in the area that
plans on increasing the number of apartments is Ramsey. The preliminary plans for their
"Town Center" project include 520 apartments.
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August 25,2003
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The median value of owner occupied dwellings in Elk River compares favorably with the
four other cities in the region. The three townships all had higher median values.
City Median Value Owner Occupied Dwelling
Elk River $144,800
Ramsey $143,500
Otsego $132,700
Big Lake $123,900
Zimmerman $115,000
Township Median Value Owner Occupied Dwelling
Burns Twp. $157,500
Big Lake Twp. $155,200
Livonia Twp. $154,500
Needs Analysis
Regional or Local Approach
The city needs to address a policy decision, decide whether a regional or local approach
should be used when assessing the housing needs and goals for Elk River. Elk River
functions as a mini-regional center for the surrounding area and the question that needs to
be asked is, "should our housing policies reflect that role?" Elk River supplies 26% of the
total housing units for the area,which reflects the City's role as a mini-regional center.
However, the city also supplies 73°/o of the apartments for the area. Elk River also supplies
about 67% of the townhouses/twinhomes for the area.
When the mix of housing types is examined at a local level, the mix is quite different. The
mix of apartments to single family drops to 16.2% apartments. The mix of townhouses to
detached single family is also quite different. The mix of townhouses to detached single
family is 14% townhouses to 86% detached single family.
Housing Balance—unit type, affordability
Historic trends seem to indicate that the percentage of multi-family units to owner occupied
units is decreasing and will continue to decrease unless the city makes a conscience decision
increase that percentage. Currently there is only one 2.42 acre parcel that is vacant and
available for multi-family development.
The current ratio of multi-family to single family dwelling, (16% to 84%), is low compared to
communities that experienced their growth prior to the 1980's and high compared to those
communities that experienced their growth during the 1980's and 1990's. Planning theory is
that a good mix of multi-family to single family is around 20°/o.
The trend in townhouse development is the opposite of multi-family. The ratio of
townhouse units to detached single family units has been steadily increasing. In 2000, the
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August 25,2003
Page 7
mix between townhouses and detached single family units was 10.1% townhouses to 89.9%
detached single family. Currently, townhouses make up about 13% of the single family units.
Townhouse lots make up about 37% of the vacant single family lots while detached single
family lots make up 63%. If the current ratio of vacant townhouse lots to vacant detached
single family lots continues, the percentage of townhouses to detached single family will
increase.
What is "Affordable"?
Housing affordability is based on 80% of the area's gross median income; of that 80%, no
more than 30% should be used to meet housing needs. The current median income for
outstate Minnesota is $65,000; 80% of that is $52,000. When broken down into an hourly
wage, $52,000 per year equates to $25 an hour. When determining affordable housing, staff
used $52,000 for a family of four as the base wage. Based on this amount a family could
theoretically afford a mortgage of about$1074 per month, or house and lot with a value of
$170,000.
Options
The following options are available if the city determines that there is a need for additional
housing types and affordability:
• Zone land appropriately.There is currently a lack of land zoned that would allow
development of a multi-family housing project. The only zoning district that allows
multi-family dwellings is the R4 district. There is one vacant lot in Elk River that is
zoned R4.The city could increase vacant land available for multi-family dwellings by
rezoning specific properties to R4. This land would have to be within the Urban
Service District,undeveloped, and should be within walking distance to commercial
districts. There is some land that fits these criteria. There is a vacant parcel on the
west side of Jackson Avenue, east of Lions Park that is currently zoned C2; there is
also undeveloped land along Twin Lakes Road, near the MnDOT park and ride
facility, that might also work.
• Redevelopment. This option would also include rezoning to the appropriate zoning
district to allow multi-family. The most likely area for this option would the village
core area. There are many possibilities for this option; however, it would likely
involve the redevelopment of older single family dwellings. These dwellings provide
much of the affordable single family units in the city. By redeveloping these parcels
affordable single family units would be replaced by multi-family units.
• Accessory or "mother-in-law" apartments. This option involves allowing accessory
apartments to single family dwellings. Typically these apartments are located above
garages, in walk-out basements, or on second floors. These types of apartments are
currently not allowed in any of our single family districts. These apartments would
provide affordable units and would also provide homeowners with extra income.
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August 25,2003
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• Density bonuses / Amend zoning requirements. The zoning code could be amended
to allow higher densities in developments. The higher density would reduce the cost
for each unit. The city could also offer density bonuses if builders include affordable
units in the development. A formula could be developed that would allow extra
market rate units for affordable units.
• Housing Rehabilitation. The city could establish a housing preservation and
rehabilitation program. Since most of the affordable single family housing is older, a
plan to preserve and rehab this existing housing stock would be an effective way to
maintain the city's affordable housing supply.
• Tax Increment Financin•. State law enables cities, HRAs and EDAs to administer
development,redevelopment or rehabilitation activities that are financed by the
increase in property taxes generated by the activity. This tool can be used to
redevelop blighted areas and construct low and moderate income housing. The city
and HRA could consider a policy to provide TIF for the redevelopment of blighted
residential areas and/or new construction of low and moderate income housing.
Staff believes that the most effective way to address the issue of providing an opportunity
for affordable housing would be to utilise each of the options outlined above. There is no
one "silver bullet" that can address the need to strike a balance in housing stock,both by
type and affordability. Each of the above options provides an opportunity to deal with
housing in a comprehensive matter.
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Apartment Inventory
St.Name St.Number Year Built Number Unit Senior
5th St 543 1960 6
Proctor Ave 814 1965 21
Angel Ave 925 1965 24
School St 1175 1965 16
Gary St 18594 1967 36
Norfolk Ave 330 1968 4
Irving Ave 433 1968 8
3rd St 7 1972 15
3rd St 23 1972 15
Baldwin Ave 365 1976 12
Baldwin Ave 379 1979 24
Main St 241 1979 4
Meadowvale 1860 1979 8
Rd
Evans Ave 350 1980 63 yes
Freeport 200 1985 4
Ave
School St 1111 1985 24
191 1/2 Ave 11755 1985 18
Evans Ave 300 1985 36 yes
3rd St 420 1985 6 yes
School St 1109 1986 24
Freeport 847 1986 40
Ave
School St 1115 1987 24
3rd St 300 1987 18
3rd St 340 1987 18
191 1/2 Ave 11940 1987 80
School St 1001 1988 61
3rd St 380 1988 18
Auburn PI 631 1989 24
Evans Ave 355 1990 112
School St 1227 1990 51
Evans Ave 280 1992 53 yes
Holt Ave 385 1992 23
Highland Rd 11798 1992 30
Lions Park 1105 1995 68
Dr
Baldwin Ave 337 1973 30
School St 805 1970 12
5th St 151 1986 26
Auburn PI 2003 10
S:\PLANNING\Scott\HRA 8-25 housing.doc
MEETING OF THE ELK RIVER
HOUSING AND REDEVELOPMENT AUTHORITY
HELD AT LIONS PARK CENTER
MONDAY, SEPTEMBER 22, 2003
Members Present: Chair Toth,Commissioners Thompson,Lieser and Motin
Members Absent: Commissioner Wilson
Staff Present: Executive Director Catherine Mehelich, Director of Economic
Development Assistant Heidi Hall,City Administrator Pat Klaers,Director
of Planning Michele McPherson, Senior Planner Scott Harlicker,Recording
Secretary Debbie Huebner
1. Call Meeting To Order
Pursuant to due call and notice thereof,the meeting of the Elk River Housing and
Redevelopment Authority was called to order at 5:00 p.m.by Chair Toth.
2. Consider September 22, 2003 HRA Agenda
COMMISSIONER THOMPSON MOVED TO APPROVE THE SEPTEMBER 22,
2003, HRA AGENDA AS PRESENTED. COMMISSIONER MOTIN
SECONDED THE MOTION. THE MOTION CARRIED 4-0.
3. Consider Consent A eg nda
COMMISSIONER MOTIN MOVED TO APPROVE THE CONSENT AGENDA
AS FOLLOWS:
3.1. AUGUST 25, 2003 HRA MINUTES
3.2. CHECK REGISTER
3.3. REVENUE/EXPENDITURE SHEET
3.4. BALANCE SHEET
COMMISSIONER THOMPSON SECONDED THE MOTION. THE
MOTION CARRIED 4-0.
4. Open Mike
There was no one present for Open Mike.
5. Housing Work Plan - Session VI - Elk River Housing Study
Senior Planner Scott Harlicker presented staff's housing research. Mr.Harlicker explained
that currently 84% of the 6,587 total dwelling units are single family and 16% are multi-
family. He reviewed the various types of housing, age of the housing stock,lot availability,
rental stock,age of the rental stock, and affordability issues. Mr.Harlicker reviewed a
comparison of Elk River to seven area communities, based on 2000 Census housing
information.
HRAMinutes Page 2
September 22,2003
Mr.Harlicker discussed the Needs Analysis in his report to the HRA dated August 25, 2003.
He stated that the City needs to make a policy decision regarding their role in assessing
housing needs and goals; whether to serve as a mini-regional center for the area, or to meet
local needs. He discussed the ratio of multi-family to single-family,and the ratio of
townhouse units to single-family. Mr.Harlicker then reviewed staff's analysis of
"affordable" housing.
The following options were presented for consideration if the City determines there is a
need for additional housing:
1. Zone land appropriately to allow development of additional multi-family units.
2. Redevelopment of older dwellings for replacement with multi-family units.
3. Allow accessory or "mother-in-law" apartments to single-family dwellings.
4. Amend the zoning code to allow higher densities, and offer density bonuses if builders
include affordable units in a development.
S. Establish a housing preservation and rehabilitation program.
6. Utilize tax increment financing to redevelop blighted residential areas and/or new
construction of low and moderate-income housing.
Chair Toth asked where the mobile homes were located that were mentioned in staff's
report. Mr.Harlicker stated that some are in Wapiti Park and the others are scattered
throughout the rural residential areas of the city. Chair Toth asked if mobile homes are still
allowed. Mr.Harlicker explained that the City does allow them with restrictions such as
placement on a permanent foundation. He noted that the homes that are coming into Elk
River are generally doublewides and have the appearance of a traditional single-family home.
Commissioner Leiser asked if the median values are comparable to market values. She felt
that the median value may seem affordable but in reality the market value is not. Mr.
Harlicker stated that the data was obtained from Sherburne County Assessor's office and
that staff combined the assessed valuation of the building and land to determine the median
value for the study. He stated that if the HRA was interested in a market value study,a great
deal more research would be necessary.
Commissioner Motin asked if the most recent Trott Brook Farms townhomes and Eull
property was included in the housing inventory. Mr.Harlicker stated that all property that
has been final platted was included.
Chair Toth asked if the City is receiving inquires for affordable housing. He stated that it is
difficult for the HRA to determine if the housing inventory is adequate or if they need to
expand it.
Director of Planning Michele McPherson stated that the City needs to make a determination
whether or not they wish to provide a higher percentage of"affordable" or multi-family
housing, and if so, review the options provided by staff to expand it,not let the market
dictate what the City should do.
Chair Toth asked how they can determine if there is a need for more affordable housing.
Ms.McPherson stated that the City's policy makers need to establish a policy based on what
percentage they feel is a good balance for the community.
HRAMinutes Page 3
September 22, 2003
Chair Toth asked if the manufacturing clients have stated whether or not their employees
can afford to live in Elk River. Director of Economic Development Catherine Mehelich
stated that they have not heard of a need for more affordable housing from manufacturers
during the business retention visits.
Commissioner Thompson stated that it appears the rental rates are competitive.He asked if
the vacancy rate of 6-8% was good or bad. Ms.Mehelich stated that the 2001 Housing
Study by Central Minnesota Housing Partnership indicated a vacancy rate of 2%. She
explained that the vacancy rate has likely gone up due to the low interest rates,making it
more affordable for people to buy their own homes.
Commissioner Thompson stated that he was in favor of a housing policy,based on a
regional basis.
Commissioner Leiser stated that she felt the City has a good balance of housing, but that she
would support looking at adding additional affordable starter homes.
Commissioner Motin stated that townhomes are often "starter" homes and that the City has
recently approved over 600 new units. He stated that he would support looking at the
possibility of rezoning to create additional R4 property. He felt that a 10-mile radius would
be appropriate for determining housing needs.
Ms.McPherson asked the Commission if they wished to look at regional housing needs.
Commissioner Thompson stated that he would be in favor of looking at the regional area.
He stated that of the options proposed by staff, he would first like to look at rezoning,
secondly- density bonuses, third-housing rehabilitation, and lastly,tax increment financing.
Ms.McPherson stated that staff would expand their research of adjacent communities to
include: amount of vacant land available for multi-family housing,vacancy rates (in the
communities with apartments), identify possible rezoning sites for R4 housing, and provide
more information on density bonuses.
Chair Toth asked if staff could contact employers regarding the need for affordable housing.
Ms.Mehelich stated that housing affordability is a question asked of manufacturers during
Business Retention and Expansion visits, and that housing doesn't seem to be a concem.
Ms.Mehelich stated that staff would send out an informal survey regarding where their
employees are commuting from,why they live outside of Elk River, and if affordability of
housing is an issue.
Ms.McPherson stated that if the City determines that the balance of housing is satisfactory,
a less detailed annual analysis could be done to check on the city's housing stock.
City Administrator Pat Klaers asked if the Commission felt the City has an affordability
problem. Commissioner Thompson stated that he did not. The rest of the Commission
concurred dthat the City does not have an affordability issue at this time.
Commissioner Main asked how the City could determine how many homes are rental
homes. Mr.Harlicker stated that the Census data indicates whether homes are owner-
occupied or not. He stated that the City does not have a housing inspection program for
home rentals on buildings with fewer than four units.
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Hidden Creek Farms Al Y 4 2 2
Ridgewood Hills Al Y 1996 11 10 1
Rolling Hills Al Y 2000 29 23 6
Blackberry Hills Al Y 1999 4 1 3
Ridges of Rice Lake Al Y 2001 70 55 15
Al Total 0 122 95 27
Hillside Estates 7th PUD Y 1997 18 16 2
Meadowvale Townhomes PUD Y 1999 26 24 2
Trott Brook Farms 4th PUD Y 1999 38 25 13
Trott Brook Farms 6th PUD Y 2000 58 46 12
Trott Brook Farms 7th PUD Y 2001 36 35 1
Trott Brook Farms 8th PUD Y 2001 55 35 20
Trott Brook Farms 9th PUD Y 2004 50 3 47
The Woods at Hillside PUD Y 2000 15 15 0
Y 2000 21 11 10
_The Woods at Hillside 2nd PUD
The Woods at Hillside 3rd PUD Y 2003 16 8 8
Twin Lake Townhomes PUD Y 2000 29 19 10
Twin Lake Townhomes 2nd PUD Y 2001 32 30 2
pwin Lake Townhomes 3rd PUD Y 2001 14 14 0
Mississippi Ridge PUD Y 2001 22 12 10
Elk River Station Phase 1 PUD 2002 298 Y 2003 124 118 6
Elk River Station 2nd PUD 2002 174 Y 2004 174 10 164
Marshes of Trott Brook PUD 2002 110 Y 2002 81 48 33
PUD Total 1182 1252 912 340
Oakwood Forest Rla Y 1997 14 14 0
Lundberg Addition Rla Y 1997 2 0 2
Oak Run Rla Y 1997 3 3 0
Parkview Addition Rla Y 1997 1 1 0
Pheasant Run Rla Y 1996 14 14 0
Preserve Estates Rla Y 1999 27 24 3
Weatherwood Rla Y 1996 21 21 0
Windsor Park
Rla Y 1999 25 25 0
Windsor Park 2nd Rla Y 2001 6 3 3
Windsor Woods Rla Y 1998 20 17 3
Whitetail Ridge Rla Y 2000 17 16 1
Whipple Hill Rla Y 2001 8 6 2
Meadow-woods Village Rla Y 2001 39 19 20
Windsor Park 3rd Rla 2002 93 Y 2002 93 35 58
Echo Hill Rla 2002 5 Y 2002 5 1 4
Birchview
Rh
2002 5 Y 2002 5 1 4
Windsor Oak of Elk River Rla 2002 33 Y 2002 32 1 31
Kin Total 136 343 212 131
Island View 4th Rlb Y 1997 4 4 0
Rlb 1999 7 Y 1999 7 3 4
Island View 5th 35
Mississippi Oaks 3rd Rib 2002 50 Y 2002 49 14
Rlb Total 57 60 21 39
Cherrywood Hills Rlc Y 1997 46 46 0
Hidden Creek Second Addn Rlc
Y 1998 4 4 0
Lafayette Woods Rlc Y 1996 75 74 1
Lafayette Woods 2nd
Ric Y 1997 51 49 2
Lafayette Woods 3rd Ric Y 1998 37 36 1
Lafayette Woods 4th Ric Y 1999 38 36 2
Nordic Woods Rlc Y 1996 41 41 0
Park Knoll Rlc Y 1997 7 7 0
Fox Haven Rlc Y 2001 19 11 8
Windsor Oak Hill 1st Ric Y 2000 40 36 4
Hillside Estates 8th Ric 2001 94 Y 2001 5 5 0
Hillside Estates 9th Rlc 2001 29 Y 2003 29 12 17
Windsor Oak Hill 2nd Rlc Y 2002 46 40 6
Nordic Hills
Ric 2002 50 Y 2002 50 21 29
Ric Total 173 642 572 70
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Mississippi Oaks 2nd Rid y 1996 58 47 11
58 47 11
Rid Total 0
Kliever Lake Fields Rle 2001 98 Y 2001 59 30 29
Park Pointe Rte 2002 97 Y 2002 97 61 36
Rle 2002 5 Y 5 5 0
Elk Meadows
R1eTotal 239 162 97 65
Auburn Commons R2b
Y 1990 7 5 2
Bailey Beck R2b Y 1990 28 10 18
R2b Total 0 35 15 20
Trott Brook Crossing R3
2002 103 Y Y 2004 0
Trott Brook South R3 Y 2002 132 126 6
Trott Brook South R3 Y 2002 30 14 16
Y 2002 54 47 7
Trott Brook South 2nd R3 2002 44 6 38
Kliever Lake Fields East R3 2002 116 Y
R3 Total 219 260 193 67
Grand Total 2006 4260 3258 1085