Loading...
5.0. HRSR 09-22-2003 ITEM 1 8. City ik1I River MEMORANDUM TO: Housing and Redevelopment Authority FROM: Scott Harlicker, Senior Planner y0 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 staff's • 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 S:\PLANNING\Scott\HRA 8-25 housing.doc • HRA/Housing 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 1066 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: • S:\PLANNING\Scott\HRA 8-25 housing.doc HRA/Housing August 25,2003 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%. Lot Availability,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: • S:\PLANNING\Scott\F-IRA 8-25 housing.doc HRA/Housing August 25,2003 Page 5 • 2000 Census Housing Information 1 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 III plans on increasing the number of apartments is Ramsey.The preliminary plans for their "Town Center" project include 520 apartments. S:\PL.ANNING\Scott\HRA 8-25 housing.doc HRA/Housing August 25,2003 Page 6 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% 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%. 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 S:\PLANNING\Scott\HRA 8-25 housing.doc HRA/Housing 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. • S:\PLANNING\Scott\HRA 8-25 housing.doc HRA/Housing August 25,2003 Page 8 • 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 Financing. 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 utilize 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. • • S:\PLANNING\Scott\HRA 8-25 housing.doc HRA/Housing August 25,2003 Page 9 • 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 III 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 III S:\PLANNING\Scott\HRA 8-25 housing.doc r r r n n c� c c. a ti n n C, M•�. .�1 n • h h H M r4 r4 11.1 .,..1 P) A, Al • V O I`! • . • N n p rn g v P" N N c N co N O'* NO Z O O N co O �' N �W `'• O O O r W p0 Oo W W W B. W A td x W N .1 W � z n• . o r 5 M 5 .9- ,9- - 5' 7y O O a ° n c m cra o cn ° � '5 � o AD o • O n. n 0 x x R. G r� to O C o c 0 N o c 0 . d N 0 o O N Cr) C 0 0 CD „, - N p x b W v 0 m ly tj' 4 a o N y O rZ Ox �O H ° = "o (7 • o O • cry O m • s-i 70 f Sv z. F. 0 r* 7.0 C ", o N y a. 'ri C n M 5 o rn aq O. 1-11 V ro w y n AD ci, E. c a cm o .s m 0 .0 n r} '0 rl .1 - .-, r-, - «-+ r•+ .-, r- - \ \ \ p O \ \ — \ � \ O n� N N N N N N N N Ni N N cD p-� O- O 14• t�• /0 ro /0 7 /0 11 E E" v, F' ti N rd fD Ro m Q°, �, Ro w o' , cD N n „ n a n 0 n p n p n p ,. o' o ' o' o » o' a. a. p o O 0 0 0 ° p • G;O 'Y R "Nsl NG. 'YO'UR. C I7 'Y • , . A Best Practices Review of Preserving Housing By Jody A.Hauer uality housing does more than For certain housing strategies, Min- had adopted for rental properties contain- provide shelter. It stimulates nesota cities have typically worked with ing two or more units. With the annual neighborhood vitality, adds to another (or several other) agencies—a mailing to property owners notifying economic development, and housing and redevelopment authority, them of upcoming inspections, Mounds sustains local tax bases. In the the county, a community action agency, View's inspector began including a list of report, Preserving Housing:A Best nonprofit housing organizations, or a common maintenance-code violations— Practices Review, the Legislative regional development commission. items like inoperable smoke detectors Auditor's Office describes best Best practices in preserving housing. and improper clearance to electrical practices for local governments involved To be successful, cities first have to equipment. The list allows owners to fix in preserving housing stock. The report determine their housing needs and see problems prior to inspections, reducing also features examples of local agencies how they relate to other long-range the number of deficiencies and staff that have adopted best practices. planning concerns in the community. time for re-inspections. Preserving existing housing is neces- This analysis often requires housing Certain housing strategies offer nary for three practical reasons. expertise that cities, especially smaller incentives to preserve residential strut- First, Minnesota has an increasing ones, have to obtain from consultants tures. They include financial assistance, number of households. Across the state, or other housing experts. housing information and expertise, and the number of households grew 15 per- Once cities identify housing needs, a direct rehabilitation and repair services. • cent between 1990 and 2000. House- best practice is determining appropriate One example is the use of a "remodeling holds tend to be smaller than before: responses to those needs. This means advisor," as is done through the housing the number of one-person households setting housing goals and objectives— and redevelopment authorities in Rich- shot up 23 percent over the decade, a process that should involve local field and South St. Paul.With experience and average household size decreased leaders—and evaluating a broad range in the building industry, the remodeling in all regions of the state. of options. advisor helps homeowners with questions Second, although the number of One best practice in deciding on on renovations, ideas for remodeling, housing units grew, it lagged behind appropriate housing strategies is to and general cost estimates. the rising number of households. In determine whether cities have sufficient Another best practice is communi- 2000, Minnesota had 92 households for internal capacity or whether they should caring housing information in timely every 100 housing units compared with rely on outside professionals. Roseville ways and multiple languages, when 89 households for every 100 housing is one of several metropolitan cities , necessary. Melrose used its city's spring units a decade earlier. opting to use the Housing Resource newsletter to remind residents of the Third, Minnesota's housing stock Center, an arm of the nonprofit.Greater need to obtain building permits for is aging. In 2000, more than half of Metropolitan Housing Corporation. residential building improvements. The Minnesota's housing units were at least The Center employs construction newsletters have also contained inforrna- 30 years old. This is an age by when managers who answer remodeling lion about the city's rental-inspection many major building systems—roofs questions and help residents evaluate program in English and Spanish versions and furnaces, for example—need to contractors' bids. It also administers to help its numerous Spanish-speaking have been replaced. several home-improvement financing renters. Local government involvement in programs on the city's behalf. The report is available in the "Pro- preserving housing. Cities have adopted .Housing strategies. Among housing gram Evaluation" section of the Office property maintenance codes, established strategies that communities may choose of the Legislative Auditor web site at: rental-unit inspection programs, required are adopting local codes with standards www.auditor.leg.state.mn.us. The inspections before homes may be sold, for maintaining residential properties. web site contains supplementary mate- provided housing-improvement infor- One best practice for administering vials and links not found in the written mation and expertise, encouraged proper housing-related codes is to encourage report. Readers may also contact the adnninistration of the state building voluntary compliance, in turn, minirmiz- Legislative Auditor's Office at (651) 0 code, and offered financial subsidies to ing resources needed for enforcement. 296-4708 for a copy. r leverage private investments. Best prat- As one example,Mounds View tices are tied to each of these housing took steps to encourage compliance _Jody A. Hatter is project manager with the strategies. with the maintenance standards the city Office of the Legislative Auditor. MAY -JUNE 2003 MINNESOTA CITIES 13 . A • g 2 . ' 111121g .. i , . i . ,.., 7 F mio, ,., ioim. prfi Ili ' s il ' - - 1M11111hil ; 1 ! L : ' ! : 1 iliv Itk Chi iiihi, 1111. 51111111 § , ; IgioriThliji '4 i i . gil , 6, 1r IIII 4,II qv I P"`am f Er-,, 4, 0.111,0*(... zial):19111.11 .0. ii..■ s „„imi 1 , _Isia.It MP' 4014 *4'4 Ill* 1 225114 ..' 711_ 1111' r . ,,, . ,,B -- ig,,,l, 11111 e c - Ili , ... s rill.I.H41 1 leo immill. 1111 MR 1111 I II - - *lour 614...64 Ak._ — .-f- '11 PIA \ I 111 ImimIss A ::::::!:,41041' I ) 161_ a - • -,,,timiligir______!„,„--, _ 1 _0 1 .„ I e, 1111 Air IF/ _._7____ A - -III 1 1 pli 1111 Ill • ,1 gigilmi 2.S. r. 17 „ .--0\ 4_4•111 mar v --iumm„ es `) C I Am* littliliWPAII, \ ERA ,"redilit 11111 16111.2147. 16.,,4 ,aftest e: ,,:,j1N,,,,,,milli" twoh___111 saMOIFIlliau"111Th, 1100111i1 ,IIIIIM4■41,1111401t4t; I \\,111.11•11=11 NM" - W11111 4.Ikri '-1610.15111111 175-54,4r- 111, ,1„ --ir ini,-1=E-Ar--1-22-irfL74 ''""L164':3:1L4414141(1_:1::144,1:111‘11;t41.4444:::: 1 I .L Pr i ,i.SW11111111ill i 2- .... .....e ,„ IL I Er. %A )4111 111 I OAP_ — rr: 1 I Tair iIMIIIIIP1,1110Mir '..."\\\1\ ■ ,,,,.. ■- - / gill imam. , mil i Vourr A .... t 1 III 1111111111111 L111-51'61' ilitirkiliellz:1pffliCil 511 Vimill..11A111-1111--I 1 ...__ 11.I--' IIIII. ijillsesw it- -MI MN rfa ,IV r — - Nil Mr/ - • rill w,,,M 0 11.111. • M III IOW 4 I V 01 1 _, 111111Ibt4 im grab till II 110110,114 I EPAEJ191414011"12, Iwo j.- wiliffil IN lea m SM.r‘•P ii, Aw. _ ...., ..„. 0 imal , apiiiinnifra a CAPIArratati el I 1411141,4"; 11111iiinr -jibs= rIVAIminion Iii 11E" ==Pio-11 01004$4 RWIli "q1P4# '1=A-_1:41"II"till_ft.*.f: 1- ') -„ 1 r*.o■ #IN INN*iiIIIIII•m"ppr ••:,54 ,rIIRM,V2 II 1 Ogrin TaLw104:,411NIF:I:1Yr ),AP.1,4A01114,, dailliSrmi_ 'Pilau williumin - AI walliff 1st B NB ELPLIM F ige%111041.4141rii filripirisiMI.921;4141...°2_ op* moo 1 ISOM „era Elkin imam mReanijk / lalfzitoi,..44,,,,,.primm..- oga Aim_AI k .., - 111111111Wi 1-4744° loam vor,la ,' 1\111w g" 16,,,Nqi.RIIIIPIIIVIrregalli it■AM1111111 -1ML=11 I 2111511r.,_ oil of - g 01.1.-r 1 J.. kiturapit,ialm sine■1411 al lifirl lar.'1.,;211 IMKP ta MEM NM Inn ... ilip--alpliaramill WI iaga niarthin - az e. 1- 1.7mifTioq*a e 'iTta.i,,,i W Nell y. 1 0,.. ..asisplormiikikt--,-1=-.....itio 14■44■4, 110 ,,,.1.,,,,,,.,..,.../7_,....._,...„ulmmi _ ,„. ei.....e. •411.,.,‘I'olip-r,p.7,E- it',.-, imolowasb." '';'` 741F`9 - --t'''' gAr - , 9 arm- l 1 - ' Ilw I 1111!Bligati LltrIlit'AITA, 1410:''11 at. ‘7-2 il-tedMi it t° '14%,,A.v.:Nriniii 0 mill L got i I -- IIIM•girt:1-=e-ityr14.4 --vigoo...„101140.0.1pahLatiln.t,- 3 ok, 1., A 1 __ . .... -„,-..„qk ,,, ,.,,_4 iik i'Atih--;.,,Ir.): 4 ti ivt.i4INZ4,1121s""( int v•I',:i0.-', *61„,,..,.__ 7-mi z,rar■ ,... qvi:i V kiriAlkOatititIMft-i"arp 11.11#11111 Wr■iril d.01111 - : . ,Il MillItio'%1 ".11111;111)' imam A-xmollIMIPIrirrlifl"-m Ilif a4 tit:will gr ,11.:DI a wievalr. 11..... _ v 411 ir.„„-..-%, li,.....t4•`22,1 INN, A:111. - .. ■IIWA mr.14-ip .„, '--------,_ Ex rillittrallOglIFIV ‘ '-'1 I.niriON ....r.":47 Ote.:41,i,Lir;?‘,r1.111 Wit'-i1.- ...6,... ---mr4114_,!,■004:-,41 Id h,.. ildLIC13," -AI goroit R pm__ ,c---J ,,,-., , p ip 1 Frill , - lea LI It:= 1 Irtr-------6----- -Le"-ji L\°I--.= WAITW,'"?‘1•INNI‘,/ --,Kr t ,, "" fi:ET!'t- . 47:014.14.7.1-ter7,44 , limn a. • 7,41---- s''..,":vivire.,:i.A., 7- . 0 ,..A...k...Z... it . Olt. .....D,,". . mr.,.712 iiii,AL.N-41.11_slipalv- - rW,Mii ELISIA„---, I'M ...4.0 41111NEVA.,...i.r-,:.ue:fi ,:t. 0 n I on ,, , , „ ,. n - anal--tv.ipc.„it•-, 1,,,,,..,,.,,..„—• .,_---„,„r ‘,.,,,.--ny:-.A,,,:,..17,_4,,,..N.1 IF Emu oi \-. , 0., kwzi 4 )11,\13-PA.... ■ mi 4, AR16111 --"'t' 71 *.;%°:1)L411111.4&!lik* -lq 110 1 k i"5.51-1.' :,,A. ■ .:: 1-t-r\u.‘ rtgra, WIN mimmont Imo I - -4 lo) gin wow , - , *tr.gt, ,f tKk Ilt&T gam ming 'L-7-=-1:9, -,A.,- 2 741 ' 1110.111 ,... Th " c:' `2' Be el.:.-AMMI 1114 Ali iMh rt. _,_.,_.6,_ \, . I.,.. - 1;,. „„..‘„___ _ ,. .,41.1 .i1_,i7tiol ■ii i..1,-":': 4'0 '3 .- rft,,,,,..r,-;* ., ■,, L ,.-.---. tffial■,--A 0 3. ---T-- ,,44., , ax,9_,-,,... . F.kiet,:.4 '-1:4igi:;.:. v --1\ ji II '"--w :IA 7s,. wr'..N1 p,.; -- — --- mommor a '°'.rie‘ 4 1 .,,,,„... . ...:, ...,.„... ,_...___,„„ Irk ,,,,, V; ..-- .. tid 611 11L-1-.1.- -- II 'F-"" vu..E9 A liM „, no,1..„, . . 1r rc,. in, Ellit 110•• 1 ii 2 ii ir .. ,...,,k,;-- 1. 2 MN." '':,,-,i,....s;;11.,3. ..:11. 1 1\h:Wk±m 11,''''.;7::7:41:7;1‘11V4:rritillairi\IOW. IIII ,,, ,■111 .. 4,... irlui,... _ _,, i ‘. . .„, „ , ia. r1\ . -- ulltv r .._,..,...:. ..,.. ,i1,,,,.,,,,„.„,...„,,,,,.I,■Iir '1117 •-.2 a La ,14, pe,2 g '- ",„„,--........ , _ __ _.-- rogg- II_.,_ , digke,d16,10,00.. .gig.ZI,mift 1p.......:12: ......„1-g I 11 g.ri \.445 wk.\ ., *-!..,7/4, pi - __„______ ,. _....._..,,,1„. iiih. .,... ._ 7,,,,,,,,„,„,,,„„,,„ . , ,„,,ii. „.......„ ,,„„„„.„„,, ..,,„y .......„44, 1, 1._t1.4.,., 11 1 Plailli.14W1 e... gm. ,....." HI___Iti ,,,,,, ir 110_, tgg--ir RI .., (NM ultairgT ,,,, 7;,';--•' \IR A 4/2/ittgir gr7r—i 4 I V-ii, '''' 1111111 -Ullidliallikl.: Milialir cE;51g,1 i tr, , /41141161oh,I,tg, Ttinig m, -4',.....*70.T iii isa a■1.....„. im i■ .A.14,-7,4- ,t, 1 • ."i'l-....••_7" N. .1,,., i N .1,,,,,..,9 Awl \go lit pp ,,,.„.„„ ....___ ,, ,..„,„„, ,Lijwsii. IT _ .A_al' ,,,„132Eir c.41,:i wis.74-1-7.47:1,-,10.100Q.c..._:... id p; ,116N M-1 _ r , , .. ''.',:,:z>,;--iiL ..ar 7:,,,,.,.lE 921,..rkl.,r~ it,i , 11 wi. di''''; ''i\t\71‘11111 tkff4r'''':":rt'' i gillai0'15":4:, mom. Woe - #0 wmk.._ r, .„L. i 1 -4--14.„ft _.,,,,,,, t 4, i i - - m ,,, , C FLA4,1 a"-....limmil (111,411 ''gr-414"'' '-',.. „ -----=... ----2111 .... ■.WNW.,-,,,,,,,, laill11, -- mimh"w-- iir 1111111p*/41_ . - ...r-- bit??;,--Imtwal.eo 4-..:..W" "..,, \ miLk\v„. iii/ ,,, ,,,1 ,_,, ' ./...... wri\-711.. ,,,.........,, ., ,1,4,, - ,,,--7,.., , ,"-;...tft 41■11$0•• 4,1.11t,11:AI '- rtrtj A../ ;1 Ir.itiot•-•-`,zmi*'N-3...i.,4,$.4.1:,,I.,.7 i ■ ri i ,, .....,d ii,s II.All V I I I. -1 '''C:. A, ihitinpl...,„14441 fa'1,0777,-,'i'4151tfaA o \ IV IA 1 I74 .--- A 11 ,,,.gr t\I _ \ AMR' ' 0 ; 0 ; 1 ,.,, to iiii4:111-1:07.1k,liaN,:: .....6-..-,... -....... \al■ k t _ To 1 ; i / I g § 1 i 1 1 $ 1 ! g iii 8 1 1 8 x macionp , •lkik f - IiIIIIRgkil ! - ' g i - \Th\AWF 1 rilirrtAl 1 0 . 0. 11111 - I _.■rv.--;.*,00, - 1111111 " 1 — '‘A -46 ad ON,A1111 MMIIITWIMI:. ir ' ' .. . _ TOWNHOUSE DEVELOPMENTS I i „ ,,,......._ I. - " stal F7-1114 \ _ 170114 1 IS\Ma 1 "' 1 illi Ili \ -I- aSIX tk 613. rz rE,lei BM Lilr e. =Mt 671. In us. . M"kli—E.11__ illilion 0 EXISTING DEVELOPMENTS UNITS - - -A • COUNTRY CROSSING 58 I - •,,,„ • MEADOWVALE 26 \ 14 • MEADOWLARK ,\ 59 • COTTAGES OF ELK RIVER _ 88 • TWIN LAKE TOWNHOMES 1 42 N. 1 N, 0 BARRINGTON PLACE 1 .„. ,, \\ \\16\111111:i) Ji 213 • TROTT BROOK FARMS , ii 213 , IA 7+ ' I/ 10 159111 • TROTT BROOK FARMS SOUTH 22 1 , 9 AleA ,- • MISSISSIPPI RIDGE Crty* - / : to 1 116 ' .11 , • KLIEVER LAKE FIELDS El ......--, E g 1 ik. \-N .... .,..../AF - .,\ -.) ' 81 .....,, • MARSHES OF TROTT BROOK ' g 1 - ,...ialliiihk0)7f14,f11 12 River , 1 0 PROCTOR ONE UNDER CONSTRUCTION - ,...q., ..1"1 M III i:•"4/ .4 1 @ _ 1 ......---,. - > UNITS - 1 _ - - , \ 1NQ ' TOTAL 1115 191 1 1 ii \...■,..,%41 1111 M • ELK RIVER STATION , _ I 1 1 i - - -----_,_ ' I .1 1 : lig fit' - " „iii 1 . , Year Built Single Family -...i i-----wrammellr' AINIIIIIIII, Frimim Isr_ ■11111111111rk A 1 1!1111111 -I VI iii wsNt..1""" 11111 ma 1, 14Ip 41 4■4-% I Mill I. 7) 1111.--1" 1111 AZ= !AS ME Or . I „iviigligli i ...... -All 7- IN I. NM= Mil IMIN ,„„m.... .„ ..11111110imil 4101•1111 • illir r iii‘ 1 i F d . ,,,/\....rm I. .11.sil-1.1117.4.111- IL will LI.,_Pri N.'t ilmill II 11011 E At al 1, 1 1 i InIIIIA EN I:me ki at =MIMI "" n ilmi _;:mil r nom= oi;:*//4:7'. '117-;;.•• * ■ kt°3''' A....H'`41001111%., ,..1, ■ swallia*f"LW/ iillMr; .=. diP4111111] PW. IV ill 111 Ictillis\\ APIF Fr , Imia ',". rAh. r .._,.; fro roll kw& , • =111141111 If NM Pi 44. III°44,' III In , 1 11.111 ,A,,,IIIMIli 1 I EN ,,, „ ,- up I_ i 1 1 EN Ellr`ins IlrEn fin 11 ,,„ iwir wAiii ,..„..._,..,_ .., .....,%... MN : iumi—•• L • NITI1/111 1 ni ier 1 a NI — 1 itililio .,. .. _ .._ II 1111 v 111116 ilikTsiN Ii„stiir 1 mu .‘ AIL , 174"4474 tv .ff"'" II I iii, PI II 1111 V ....•') issi 111101,411111111 111116A1 iiii Mil AVID P Jr w,,,---,,,,...... .,, RR I Wi Willi Ob.A1MIth III wor w law _ 1p nord 17..-=,,,- m - ., VI:ft, 46,4310.wor _: jyl;,.lgup,:11!4;: A filli !I:ifil: !Aro:to Alirth ;07110, 1 11461'fr".•.....111 llm■—■ ----i v -... or-lip t, ..... W git' P t'Alltarj"MlFIP‘t .'"S il Ill" OM= wo FICP PPP ootILF—:Staill■All11,0044‘1 illmai I .;p IN-- IN ..„ "NI EMI 1 MAO. ■.#4,r;;. r - . .-§,-.10"--..V.,,IIIIVIIIIIIIWIMMEN d 11 irogivtf-- S.1111 V-----"7 w eveti; i a 0,,,,,,,„ , iii m, ilia.41,m,401411., 0 7-En -1.4, 11 --,:, :::„„ R.- 1--arni..ka 1E ..-ke., , ri •11 .*--' 7'1 . 1.miM.1.1111 III A -4- - .... „ "4"4:4A--,w,ii 1p.I I,1,,T...,i.„',7..:..' i 5 14 911115. ;4,1% I 1 I I _1■ _ ri :,t om ii, 'All\IFFP OP-- 4,-.r"-"- l'% marir Jiir. ,,, I I.— 1111111111Wah40y •G"--III ' : MI ..11111111111111111- 111±1141- 1M ' v '''r 6 "“-•' ' " - NEM. ''''' 1"' ' ''fIg r r "II 1111.. 11 -,-'7,--------:_______-..._■illotrf jii 1. , Ill ; 74),7 it,7''.7 iiso k ,, I.gli la ap■AlaiVi.. 'i 11.11•■■ Irli,. ,,AM.k,\•„, ,,:.'„ ,,-',Impla "9,46, I P 1 Lt'W 4,--1--".. a= 1:....1_,.. .,,fool, , •14-2,1111-4v ,r-do-' „,,,,2,,,,;„'Eliot Alli:tf:_,id,1 _,,, _ . - its%•„ ___ . 4‘,"°— 01 ,,, . „ _.t ■ ,- , 1 11111 lir Ai._ 111?!:&■■=■Irr-...-;1. : :71) giiiimmi:\i= i - 4P i ,..... , , w lorAit,„1.41til,,117,,:likce, -314 ,...1:-.1• - ,,.... meminin::,_ \ia;js;Int LT vriihri., N IMMO IMMII ,.+.7"• i-,--°: "1.,rilli,....Will-_ , ,g; 1",-,riO VA -'''--;:,fyN,, t Nor 4.....4,...k.frl....›, ,,t4 iv.„. Ili--,-,-, .r'1Tri• „,,, PIP'C' ‘ l'i -.7 ttao\-/-1 -'4.1, :--,''''', \ %A... -----\ 1•••.„•!-- ":. r ir:11 A II .ii. , ,..ils.-7 i , , pa --,,,_ , _ Pii - m ■,...adr‘..,'''''i''-=.- 'Th,0:-, r, ' ,.; ,''''.!s. 41-....'N',!,1,,i• ■;, Alli, ..:..,,,,'• 1‘ ,J 1 , II id,..., „,,,:-. I ,....4 ' .--,- — 11,4 247,177- ,ti,t- ,,.,1; ' \I:T.1,i';mt.!! 11-`-'1-■- 1/111.„111 A°:°:',: 1H MI',1 74„„,. -' _ - -• „.,..■mff, - ,- * r&,,,,‘.-r... ,4,-,-,-)•‘ .-k a. -1-'-`;.3.- ,, a ye 0.sr..„..1,---fumm WOMEN I WI M:Liii. I --Tr'1.11:V1 -411 I t'04-- ''$-AI ' Iii--Pc: at' vivrioPmmi 4,2 ,t4*4.-.,-,__,-,t,v-.e,_...„..„_,.,,-,,,w,._i,._,,-.cr..-,r,o._,,„-.,--.,,-_„4.,,,,,,--,,..,,,.„,„A, IR_,f-1,,4.,•—,,-,,,.,,.,,, ”,-,4:-,„-t4"1,-,„-:4,,4,'.4.1.1:,,',y1a11 1 4t.7 4.44,..4,, ,.-P--,'.,-.,5 Th,.qI,..,,,-I 1'-,,'.TI-.''.•,-r.--5cr A4t:?-.'i-.ri-',. :1-=V.,--,.A 1l i\IEli\\.k i,ia•A\ .Lff,A,■_„.,f`dil\l,”.i..ac iu.n a.."m-pl ll■s..:l7 l.r.\ : 1id6_Li_j i r5/ri m..i 1,-1;,,,i!-v‘,:-'.1■'m g mLegend Single Family Residences 1...1 1, 0 i0‘.01m,.1 14.N1 to,e3lival glifiwf.t\I Year Built 4:4-r•r4 1= ;T.1---ror\I ir■ ;07: aim ,A* 'Tli-IA 112111kaill1111 5i-T4 iro t,,..,.•--,i,r,,,,,.k 6. 1 ir 0 1 - 1939 1940 - 1949 1960 - 1969 1970 - 1979 -,--,•-7,-....,r ,, 11 1950 - 1959 nPY=7- ..., ..,,:7,, 1980 - 1989 . . , tt_414_,YSr,st,, 1990 - 1994 --,...•,z- :7''"''-',,,,, 1995 - 1998 1999 - 2003 • • • . • 0 0 0 warimi_. i iv PAIIE 1 ,.:::, iiii,,(i 11 ..tit ..ifirAmh, MIMI=11111 III ■�� ,tl�Ilii,....1•41, 11� .�■�, i n7 rnriItir.. iliLmir doll Nilo IL . M_ i ...". yaw,.a-� ����mg I ■ 1=■i r11_, ollll���� ii-ALIIII 1 1 pla i�\ 11Jl1�l�,..iLvirliii/71,-.1,0, 41,/ RINI ad��;�;, ►��1`/ •►�;•.�� �� :.10���; ,� 111111 /I■ ��� ��I. iiii'm iiHiiL p` • � ■ ..�I lid .111.111 WM 4 I Ili r�U11rI ;i;Ajc'___11... AM e,,a,,, 1E xi "Wiliiattat mi. 1.m...- 1' ,..11.,n..ollaillmizialr.:= 1 rarillirrAYAMI MIR 1 I I'A4.--==--- iiiiii;:-.. Fr 4 11 0014 .1 ,111 , mums. ■/x.1.1) `��•�/lu�in��, ►� /� lm• ►M ` Ir _ �,1 .� ■11,1 ��- „`11'.�-� ••� ,..U... �.��,.►��►.,.��.1�� I',�`"'I11■�'II�11-'.�1'IS1. —■ /�■■11►��. `:i/� �-rl�...aa�►-ram �� 41. _ - C11lllllli �" _ . _ --�NEN ■ PlrEilill �■ I �,4..v041' it P717'U -4 O�►•P',,' =∎•• ' ► �.`''�_. 1111 11 ,� ,+ r \l 1/.r 11.:1 1 U// -� v .nlAte ass u ii-_�_``' .1►�k:d. ,1:�. �u,v.� .a 1.� raw!,1!":,11;2!!!'! :7-T.::",!:���Oi ��• • II ,' ,111_ ,`_�, '`,,r',,\t,,•;.. .•ir /.Ilf// \ ' _ : .,p _���� ` e .yfd��� 1:r;:szliA:40.. .., r.f r-Ii ,,7 .., ll.' �4� 'Y` ■I.r ���! .� 1 _��, 1-!may , 1 ! e. ij'I%Iii 0 _.I:r._��,.rt,. „-� .._`1140■,. �r..�_ • �� Il " � I �_ �/ n ;l�.,ll,art ■L`� .� .1.14,14,11/1'+as �'_ 1 011,0- , •rI" ♦ ��.�'.: �.I : _� .��.� 'I; [� 0114 Fr-Alrf4/011102eAllt vb,r 1r� i1r°�� _ �Nr im■nii !!�` II::e , . 1 , �1� .� 111/ Fs Ipll1 ice\ ":` �', s ♦tom 'IF/ ���Iq�i a i `. I1 1!If-�/��� TM tai-1,;;,,, ,�-.1.11 •_ a ri t'.. 1 I// Iii ! 'iii • �e•. a d/�� �1�� �nni pi ii a f '* ' ' ! ••" : i In1 / -Ii) r4Q�' ♦♦ 77 r ■_�tal 711 .MAMA alino,„ fI11►I 1j1 r. .�n��a'i err ,-.� L_�✓: nor i 1 s .: �t i �: 1111 ��111 . � _ r.„,,„yam ��``` 4t *\,Oik 7 __._,A.... ::Iv,-.. . !Mill LINT, I "Will at X- i'�\ Id16... IN X1":11="' Single Family Units Assessed -�_ \1 Vaueof $170000or Less -' �;� Wt44 r 6k g _Lill , lipol gkilli Alf&*4 ---- '--------•— WI Ir t / liewA ■ NI Ili iii tilkh'41m.rims '4:11 im: E. ,, di ill 4,4 rifkli U_ T Moor 1111 • IF -.4, P I I la I MI , amw.111 , WM/ rival _ II �.. v�111111 Ii■ ■ —_rip_pj___■■. 11 ■ 1 ii ,,,,..,/ „ ,. „,:pri. .r.,, _.... _ .11111 11111■■11■ .■■■/ 1 _ ®•111 ii ■• ■■■-,..„k 1111141111111*oft 4 \III fns I _PjtisT4PAN um mi Wan MS in Prom. �„ ��ll11th I, i III�1� ��,o� P!IIIiIk irii !F ;iiiiI 11111 ■I .o .III111��11161, itummulja ®b•®®. ®7/ •2 4 EN EMI ''�.� ri11.• 11r ag®,r II ■ I. �illle� 11_ma ® �I!,®_I1►►t.► ;Nas .,►mII`�■■ -.l If ®,��'®� ®a®�sa 1(i ■®�'I ,','s.—ten— ,..i •n It_ 47.ii_als :1. e,.e.. ®®i:® ® i� am I �///Ilea,®iilr�®�r 4..■n .A i�l® ®'111,*.ig = . ���, ®®■.`® ®�® VA'NIA ®'►I°�O®mss/11uluA.-,l,®j®®i®® +u�M ® ,e.. ..-■®■ �+.�.Numuli III®®1�A ■®r®��®�ei� i1,411 � 1�: ® ��`�.® 44/1"111�A�:°I'll®s®®1'111®t i, "II II ■TENI:10 aii*:., Pir A = �i/IU�1�,, ,tt , : e .® ®111®.I{I►.;' II c.1,, ;i1 ,-, ,::' ,®�irr ■_�� -∎-∎ =::�piiallill� � �-�® '® � ���__ '�� \ :raP`�8: _- ��a� w"i t !I!!ww' � ■=-T•!5"=.j=°m> e—®�®SI® ♦♦ . a ♦ �.�. \Vie:_„r ��.�■I �� �J CIl1--o w1111� ® �:ytiI !�. •mom■di:04 .., y rr J1* alum=ma II lI 4„,,,. ., iJ 1l , ,i a�I►.mil �► ..r,.,_ L�111� , u r` ” �umluluw mom 3®ivititi,,, , 11111111‘ °ll z re=' :��; ►o�1111, f1=�!,r�I,'�• 1.1: .t ";';:.,r,�,\�r,'® � �', '! all■ ! w •.i . e / ■r,�-®� G ®tai�°♦un..� 'a�0 IIIUP) 11 ®�P �' "Ile 4 ♦ � 's l' .. � i� ,li. i II 11-•4m , f-1 Al #�,■ i r :Illlle ./ 1 A , l0. mp ,� - •b .• ,�l I� l V3%re:; Zvi® o � ... ■ A ■,-��� -::' '��\ mil,` �� - Irr/ r/,� ..�� - 'F'a5".'�s� sn ��tl lI u 1 e . ■. e•_;. Now lit�,Ai-' � 1�I. '1 �@0t,, � a' I: ° a u uli.II!\� , IIM,'�t ♦;I ":III= �! ,���1111 s 1,1 4 a /u '. hl r,+ i� Il�l�ns r7 'ar le t■\ . 9 4 / . wa�l(f � -�:a, •�� m 1IM re a pr s■ I e 7• .n ! J,� r / i sue■ ra.,1ri11� u1 ,ll a-.nom '11W/ , �� a ■ ri \ °" tt• \' ��. s w • n1 Up1 ■ s. `} 4.nlo \ \' ■ ` '•111= C 11111'e ui�r r r.' • -A`:0:�h�+®�I� , !- - \ti ,�)krriti 'J i-f L: 111Mil Ali\■ p.',:, nom;: II o1: -- p ;■ \ ^ ■ O.-,14 �® ' I,i . ~ -_..611Irr`.•inu•..r�� i� PI”- �1 ® Illlll•j// -��®_p.._°� I/)//l 111 . V. Oei r.�•ei e� ': \' `1e� r t I ,�. t''' ' ry I -zI.II/j'/S 11 !V. .''' .• ''i5 ``, --mow.. r ,' • 0.210re, ,,,-,-1. rpm*/44 • a` =■ it ;Ii ‘ Aki, 7 , ,..... , �I ►� ,aul .........,,, ,,,„„,,,,..... ...21.6.41 -1.-1,,,,,.‘ 1,1--,-,%.,.....=.=.-”-k 1.1,*. � �a le :f, IN rieem■ Single Family Residential Parcels A Omxin 4. �:.. and Highlighted Multi-Family Parcels :1;i1)7.1-1.1....\\1\l‘ppin `- ■If II il." ,":71, PIP 1 -.7, ---z , III , , .,„ ; "11'1:pal Iii • ft • . .