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INFORMATION
N.`
• 11
City of
Elk -�-�
River
MEMORANDUM
TO: Housing & Redevelopment Authority
City Council
Planning Commission �}
FROM: Heidi Hall, Economic Development Assistant 14 1 '
DATE: March 25, 2002
SUBJECT: Related Articles on Housing Issues
Attachments
• "Building Momentum," Star Tribune, March 3, 2002
• "Keys to More Affordable Housing," Star Tribune, February 24, 2002
As the HRA, City Council, and Planning Commission continue to consider the City's
role in addressing the housing needs identified in the recent Elk River Housing Study
completed by the Central MN Housing Partnership, staff will continue to provide
information on related housing issues such as the information provided in the attached
articles.
•
PAGE D8•STAR TRIBUNE • SUNDAY,MARCH 3.2002
INFORMATION
BUSINESS FORUM
FEEDBACK:To submit a Forum commentary or a letter to the editor,call 612-673-9071 or fax Business Forum Editor John Oslund at 612-673-7122,or e-mail him at oslund @startribune.com.
Business leaders finally are making the lurk between affordable
housing and a competitive Minnesota economy.
We must press ahead on this issue, despite these trying times.
N
a
V
ti
m
s ,, 8'
o
o
N
Bil 1 1 ding momentum .
. .
By Chuck Slocum new exhibit at the 2001 Minne- A� additional resources from the is disagreement on one impor-
sota State Fair called"Mono E The author g P
P public and private sectors will tans point: Businesspeople
ust as education re- oly:A Play for Affordable Hous ;rte . be necessary. want a plan, complete with
form(1980s) and men- ing." �, Chuck Slocum is president of the Williston Group,a
g A An effective safety net for problem definition, verifiable.
toring (1990s) became Thousands of fairgoers x management consulting organization.Long active those who are homeless,or on facts, cost parameters, priori-
important causes for played a life-sized version of �: in civic affairs,Slocum consults with HousingMin-
the verge of becoming home- ties and accountability meas-
responsive and con- the popular game,raising more W nesota,a business backed organization that's con less,be put in place. urements.
cerned Minnesota than $250,000 in donations. `• le' cerned about the quantity and quality of housing > Hard-to-come-by finan- The nonpartisan vision
businesses in recent decades, More than 80 percent of Min available for workers in Minnesota.His e-mail is
P cial support must be provided must,over time,assure that the
housing will be a part of the nesota business owners and cslocum@willistongroup.com.P first to lower income workers right things happen.Most pro-
current decade's policy push. operators interviewed in a pri- Chuck Slocum in need of housing. fessional advocates, many of
It is unlikely that a long- vate survey said they were con- )0- Repair and rehabilitation whom have spent years in the
term,effective solution can be cerned about the ability of - of existing housing is an im- movement and have climbed
crafted without the active lead- their employees to find hous- portant part of the solution. considerably further up the
ership of the state's private em- ing. tists have long agreed that little 7P- Builders and developers .1► The development of pri- housing mountain,believe that
ployers, whose firms provide For the past several years, progress can be made on any deserve to make a reasonable vate, nonprofit community it is time to move ahead with-
the vast majority of jobs. an innovative matching grant front—improved literacy,job profit. land trusts will help contain out further study.
Undeniably, there is a sig- program administered by the training,unwanted pregnancy, A Low interest rates on the costs of land on which af- A fast-track housing plan,
nificant housing challenge, as Minnesota Housing Finance crime prevention,chronic dis- home mortgages and the newly fordable homes can be devel- including a full and fair public
Doug Strandness, chai n of Agency has established finan- ease, mental health, domestic pted property tax reduc- oped. , due he 2002 elec-
the Minnesota Mulf sing cial partnerships with dozens violence,addictive drug use— s should stimulate afford- D Desity-zoning require- tion canipa ould go a long
Association,pointed iirol his of employers investing money without a safe place in which to e housing, particularly for ments should be eased so that way toward ting the needs
recent article ("Keys to more to create housing for their live. much needed apartments. community housing develop- of some 300,000 families whose
affordable housing" in last workers. In a HousingMinnesota- Last November, 100 busi- ments include a portion of important work as service pro-
Sunday's Business Forum). Still, the housing challenge sponsored letter to Gov. Jesse ness leaders and hundreds of units that are affordable for eiders, teachers, bank tellers,
The independent • neso- must be better defined and the Ventura and state policymak- hers as delegates attended lower-income workers, allow- farmers, health care profes-
ta Legislative Auditor lud- financial implications more ers in January,former Gov.El- first Minnesota Housing ing them and their families to sionals,foo factory work-
ed in a widely discuss port widely understood even as the mer L. Andersen urged law- vention in St. Paul. Ideas live in neighborhoods near ers, and reties clerks can
a year ago that one in five of state experiences its first seri- makers "to consider the long- that most business leaders at their jobs. be best sustained through a de-
our state's residents lack con- ous economic slowdown in term impact of failing to prog- the convention shared with . cent, affordable place to call
venient, affordable housing, two decades. ress on this important issue." housing advocates include the home.
defined as a home that costs a HousingMinnesota (http:// Individual businesses have following: Fast-track plan needed
family no more than 30 percent www.housingminnesota.org) long understood the relation- ••The marketplace alone is As business leaders join
of household income before is a three-year-old statewide ship between recruitment and not sufficient to solve all the af- others to advocate for neces-
taxes and deductions. campaign sponsored by 110 retention of productive work- fordable housing needs and sary affordable housing, there
Surveys by the Metropolitan organizations. The group esti- ers and the availability of hous-
Council and others show that mates that during this decade ing. Organizationally, there is
the public now views housing Minnesota must invest more increasing momentum within
as a"top four"issue,along with from all sources—private and the business community. ,
the economy, education and public—to meet the growing HousingMinnesota's decision
public safety. New Mayors needs for housing of the state's to create the Committee on
Randy Kelly of St.Paul and R.T. lower income workers and its Workforce Housing attracted '
Rybak of Minneapolis, whose most economically vulnerable 350 employers and business
campaigns were dominatedby citizens, 40 percent of whom leaders who seek to address
housing issues, already have are children. what some call the nation's
begun to outline ambitious There is a direct economic most complicated and costly
plans to secure thousands of payback to communities challenge.
lower-priced rental units and whose housing stock is a result Most business people share
homes in their cities. A select of such investments:For every a perspective that emphasizes
Mayor's Task Force represent- $10 million in housing subsidy, that:
ing various suburban commu- there are an estimated 2,676 > Affordable housing can
nities has presented an array of new jobs and $69 million in be framed as an economic as
affordable housing ideas to the wages paid. The Twin Cities- well as a social concern.
Legislature. based Family Housing Fund F- The current system
also determined that the lack works well for 80 percent of the
-Business interests o affordable housing resulted state's population.
in $137 million in lost annual A Minnesotans have a 75 ,.ri
income to area businesses be- percent homeownership rate l
There is ample evidence of cause prospective workers can —the highest in the nation.
businesses'growing interest in not find adequate housing. )0- The private housing
housing. Slumberland, Bach- Indirect benefits also will market could do much more if
man's, Target and two dozen result from the creation of af- given regulatory relief and in- 1
other companies sponsored a fordable housing.Social scien- centives. r
•
f
hi FORMATION '
PAGE D4•STAR TRIBUNE SUNDAY,FEBRUARY 24.2002
BUSINESS FORUM
FEEDBACK:To submit a Forum commentary or a letter to the editor,call 612-673-9071 or fax Business Forum Editor John Oslund at 612-673-7122,or a-ruail him at oslund @startribune.com.
T,imited housing for the vast majority of workers means limited growth opportunity for our region.
Our communities hold the keys to the availabilty of new and rehabilitated housing.
Keys to more affordable housing
•
By Doug Strandness terpretation at the beginning nicipalities will see further in-
ong a moral imperative,
I
x
and another later on.Such last- vestment in quality housing if
affordable housing in-
creasingly ,� minute changes can drive up they keep the benefits of prop
affordable abl is an housing - ` a 4hf4, " construction costs significant- erty tax reform from being
e ' ��k lY consumed by local tax in-
ic issue that threatens , Furthermore, interpreta- creases or excessive hikes in
p
our region's vitality and � r y � i tions have varied widely from apartment assessedvalues.
growth. The numbers ',3 y
don't lie. Minnesota needs �� �`� ���; i community to community.
•k 3 < Significant legislation was
more affordable housing. K", assed last session that should Overcoming stereotypes
According to a recent Fam- ' ' � passed
ensure that municipalities Finally, we must continue
ily Housing Fund report — ," Y�
"Workforce Housing: The Key
.. 3 ,t ,: M. interpret building codes in a to debunk outdated percep-
to Ongoing Regional Prosperi- 1,�=, � fr r �� 3 Al � ;_` uniform manner. It's time for tions of rental housing. While
�, — i� housing local government to cooperate some renegade landlords and
the Twin Cities metro . : . .
area loses out on$128 million a ��� � y1:6' remain with the new law and remove tenants do give apartments a afford- this barrier to affordable hous- bad name,the vast majority of
year in consumer spending u s: 1 h
able. ing. rental housing in Minnesota is
and $137 million in annual ,, a g
business income because it We also Building and permit fees well maintained and of the
' ,
lacks housing for households must make must be fair.Fees area ro ri- highest quality.
%'f ' r certain that ate as long as they serve to pe- Highr-d sity, smart-
that earn $15,000 to $50,000 - ;,...'1 land-use plans imburse government for pro- growth development projects
annually. �' �.��
' Who are these wage earn- �Mt succeed. Rental viding a service (for example, are integrating low middle
z g zsf � 3 X' housing develop- sewer and water). Too often, and higher-income housing
ers? They are retail workers, N==� ers want to develop. however,local government im- units. Unless you viewed the
customer service agents, s ,� � `' However, rigid zon- poses fees on rental housing lease agreements in these
teachers,firefighters,police of- 4 g g
ficers and others.In fact,earn
' ing restrictions often that far exceed the actual cost planned communities, you
� can handcuff develop- of providing a particular ser- would be hard-pressed to iden-
ers in the $15,000-to-$50,000 ment. Certain local re- vice and look to rental housing tify the"affordable"housing.
range represent the vast major- a "
' quirements — such as in effect as a profit center. The numbers don't lie. In a
ity of Minnesota workers.Lim- large minimum lot and Legislation passed last ses- study of affordable rental
ited housing for workers � � g g p
-' unit sizes, setbacks and sion gives local government yet housing developments built in
means limited opportunity for � '
f Y street widths—reduce den- 11 Twin Cities suburbs during
growth. ., and increase the cost of the 1990s, rchers found
In some ways,Mi o is little or no ence that con-
_ • � and.To cover those costs, �,
a victim of its own suit The more-expensive housing must The author struction of affordable rental
robust period of the past seven ' be built.Another hurdle is that
years pushed up housing de- Doug 1;' housing eroded property val-
mand and the cost to supply Illustration by Jim Freitag/Star Tribune some cities'zoning regulations ues or brut home sales.To the
are inconsistent with their
Strandness is contrary:
affordable housing. Hi her in d-use plans = making it chairman of the .
comes, a growing lion p g > Prices omes located
g g p ssible to achieve required Minnesota Multi
q near affotreda is housing
and lower interest r d to long-term availability of af- While new is nice,we also must sities. Housing As- : °` grew at lea quickly after
higher housing prices. fordable rental housing in Min- look at existing housing to sociation.He the rental housing was built as
Meanwhile, the strong nesota? make certain that it is used to p also is owner of before.
Strand-
economy tightened the labor Many have tried to answer its fullest extent. Vetter cooperation Dunbar Strand A Prices of homes located
market and increased con- that question during the past The wrecking ball has elimi- As the Affordable Rental ness Inc.,which helps manage near affordable housing were
struction and land costs.These several years.Some of the most nated too much affordable Housing and Mayors' Task more than 1,50 apartment at least as high as those located
forces have dealt a serious intensive analysis has come housing in neighborhoods Forces have recommended, units in the Cities.He was farther from rental housing in
blow to new construction of af- from two task forces:the Min- throughout the Twin Cities. In communities should collabo- an apartment renter for 24 98 percent of cases.
fordable rental housing in Min- nesota Affordable Rental fact, more housing has been rate more closely with the Met- years. > Homes sold at least as
nesota. Permits for new apart- Housing Task Force, a broad- destroyed than built in Minne- ropolitan Council to ensure quickly after the construction
ment construction in the Twin based group of developers, . apolis and.St..PauL..during-the. that affordable.housing_and__ of nearby rental housing as
Cities fell from about 61,600 public officials, financiers and past decade.Between 1990 and density goals set forth in land- another opportunity to con- they did before the rental
units per decade in the 1970s nonprofit housing advocates; 2000, Minneapolis lost more use plans are met. ' tribute to the affordable hous- housing was built.
and 1980s to about 30,000 in and the Mayors' Regional than 4,000 net units and St. The council has the state- ing solution by imposing fees Local governments, busi-
the 1990s. dousing Task Force, compris Paul nearly 2,000. While some tort'responsibility to review to in the fairest manner possible. nesses,schools,the faith coin-
Z`
Rehabilitation of older ing Twin Cities area mayors. housing no longer was livable, 'cal land-use plans to deter- We must hold the line on munity and others must help
housing stock also has become Through the work of these much more could have been mine their consistency with re- property taxes. For the past educate and remove the unfair
more difficult because of strin- task forces and others, a road spared. gional plans. However, it does two decades, apartments have stigma of affordable rental
gent building codes. map is evolving for overcoming Regulations and codes not have authority to monitor been taxed at substantially housing.
While apartment vacancy hurdles to affordable housing. make rehabilitation of housing zoning implementation.By re- higher levels than have home- By holding the line on prop-
rates have risen in the Twin Last year, Gov. Jesse Ventura a losing proposition in some porting land-use progress to steads — sometimes by four erty taxes,finding ways to save
Cities in the past few months, and the Legislature addressed communities. Re-examining the council and citizens, there times as much. Under the existing housing from destruc-
it's important to remember a long-standing roadblock to and in some cases relaxing re- would be more accountability property-tax changes passed tion, re-examining policies re-
that this results primarily from construction and renovation of habilitation regulations could to ensure that communities' last year, those disparities will lated to housing costs and dif-
a sluggish economy— a time apartments — high rental restore existing affordable land-use plans lead to more- decrease over the next three ferentiating facts from myths
when many renters double-up property taxes. That tax relief housing without compromis- affordable housing. years,freeing up much-needed regarding rental housing,Min-
with friends or move back in was an important achieve- ing quality. Promoting uniform inter- capital to renovate existing nesota can significantly ease
with parents.This relief is only ment. But more changes are Also,additional units can be pretation of building codes is units and build new apart- the affordable housing crunch.
temporary. needed. made available through zoning another important goal.Build- ments. It won't be easy. But lowering
For example, we must bet- changes by local government. ing codes can be interpreted in We already are seeing area property taxes wasn't easy,and
Seeking the answer ter utilize existing housing. And economic incentives of- a variety of ways.As developers apartment owners who are do- we did it.
Much of the affordable hous- fered by state government also build apartment complexes, ing their first extensive renova- The keys are in hand to
ing discussion focuses on the can go a long way to ensure their construction plans are Lions in more than a decade open the door to more afford-
So how do we increase the need for new construction. that rents on existing rental sometimes subject to one in- because of the tax cuts. Mu- able housing.Let's use them.
•
c k
•
DRAFT
3-18-02
THE ARTS ALLIANCE VISION FOR DOWNTOWN ELK RIVER
We see downtown Elk River,with an Art Center as the focal point, as place where people
want to live and where those who live in the surrounding neighborhoods and other
communities come to dine, to get a drink and entertain friends, to see and buy art,to shop
for unique gifts, to get credit and other financial services. It is a place where parents
come themselves or bring their children for art, dance and music lessons.
It is a downtown which takes full advantage of the river which is seen and enjoyed by
patrons of most shops and businesses; a downtown that consists of restored building and
new construction that is consistent with historic preservation. It is a place where people
want to work and to be after work to enjoy themselves with friends and family; and it is a
place where the entire family can find things to do and buy that aren't available anywhere
else in the community. It is an alternative to the fast food places for those who wish to
dine or relax before a movie, play, concert or athletic event.
• The downtown area is home to art studios,town homes and condominiums, a variety of
interesting restaurants and bars, galleries, a bakery, a place for fresh produce and cheese,
a really good book store, an art supply store and spaces where artists showcase and sell
their art. It is a welcome stop for commuters before leaving for work or upon returning to
the community. And, as it has been historically,the downtown remains the fmancial
center for the surrounding neighborhoods and communities.
•
ELK RIVER
A R E A
ARTS
ALLIANCE
. 400 Jackson Avenue '. Suite 205 • Elk River,MN • 55330 • Ph. 763.441.4725 • Fax: 763.441.4715 • elkriverart@sherbtel.net
1ro2
Elk River's Family Arts Center
• A vibrant,aesthetically pleasing place for all of the community-adults,children,families,friends,
businesses and organizations
• A regional resource center for the arts
• Educational space for arts (visual,literary, music,performing,fine crafts)
• Arts Exhibit and Gallery space(currently extremely limited in Elk River)
• Studio rental space
• The Atrium:a community gathering space:coffee shop/catering kitchen for casual gatherings,
celebrations,receptions...with facilities for smaller performances and presentations,business
conferences/annual meetings
• Place for community organizations to meet and network
• Small meeting rooms for outside rental,for Writers Group,for arts meetings
• Historical celebrations(link with Kelly Farm and Sherburne Co.Historical Society for tourism
opportunities)
• A place to browse, take in the visual art,watch old movies,hear a concert,interact with a mime,
have coffee or lunch,then go shopping
• • A DESTINATION which will draw the regional public to the downtown area and increase traffic and
revenues for other businesses.
• A source of identity and pride for the Downtown and for greater Elk River.
"THE CENTER"
GENERAL FACILITIES
Office Space Elk River Area Arts Alliance: central reception,offices:box office
and registration,storage
Conference Room Meeting space for art center and outside rental
Viewing/Lecture Meeting/presentation space for art center and outside rental
Resource Library possibly incorporated with meeting rooms
ATRIUM
(Exhibits, presentations Entry reception area (large enough for gatherings),portable display cases,
galleries,retail art,intimate wall space,seating(permanent&portable)portable staging.Public place
performances,conferences for daily informal use,to meet&browse,or attend a scheduled event
informal get-to-gathers) Local art gallery, gifts,art supplies
With attention to aesthetics, acoustics and light issues
Break out rooms (if city decides on conference space)
An emphasis on community gathering space
•iht dining coffee shop,catering kitchen,movable tables/chairs
Coat room
Atrium storage chairs, platforms, standards for exhibits,piano etc.
Restrooms locate one set near gathering space for public
•lk River's Family Art Center
Page 2
EDUCATIONAL & STUDIO SPACE
Classrooms and studios painting studio with northern exposure
(2) multipurpose studios(2D &3D,photography, metals,portable
computer lab for literature and media arts)
mixing,glazing,drying room
kiln room
storage
Strings for Youth practice space,other music
Dance studio with mirrors, dance floor,bars and sound proofed
Children's art exhibit space
OUTSIDE
Sculpture Garden Landscaped for sculpture garden&informal use
Integrated with inside space
Natural amphitheatre for outside performances/events
Children/family play area incorporated in some way?
Raku firing pit
Outside storage
Loading dock
Parking For daily use and small events(300+) people
•
DRAFT
3-18-02
THE ARTS ALLIANCE VISION FOR DOWNTOWN ELK RIVER
We see downtown Elk River, with an Art Center as the focal point,as place where people
want to live and where those who live in the surrounding neighborhoods and other
communities come to dine,to get a drink and entertain friends, to see and buy art,to shop
for unique gifts,to get credit and other financial services. It is a place where parents
come themselves or bring their children for art,dance and music lessons.
It is a downtown which takes full advantage of the river which is seen and enjoyed by
patrons of most shops and businesses;a downtown that consists of restored building and
new construction that is consistent with historic preservation. It is a place where people
want to work and to be after work to enjoy themselves with friends and family;and it is a
place where the entire family can fmd things to do and buy that aren't available anywhere
else in the community. It is an alternative to the fast food places for those who wish to
dine or relax before a movie, play, concert or athletic event.
• The downtown area is home to art studios,town homes and condominiums, a variety of
interesting restaurants and bars, galleries, a bakery, a place for fresh produce and cheese,
a really good book store,an art supply store and spaces where artists showcase and sell
their art. It is a welcome stop for commuters before leaving for work or upon returning to
the community. And, as it has been historically,the downtown remains the fmancial
center for the surrounding neighborhoods and communities.
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