5.4. SR 07-12-2004City
TO:
FROM:
MEMORANDUM
Mayor and City Council i
Scott Harlicker, Senior Planne~
Item # 5.4.
DATE:
SUBJECT:
Background
July 12, 2004
Housing Study Update
In September 2003, staff presented the results of a housh tg study to the HRA. That study
included data on the number and mix of dwelling units itl the city. Census data was also
utilized to compare Elk River's housing stock to those of neighboring communities.
Included in this update is data on the number and types (,f building permits issued, an
updated lot inventmy and information on future resident iai 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 apartrr ents, single family detached and
single family attached (twinhomes and townhouses). In ~lay of 2003 there were 6,587
dwelling units. As of June 2004 there were 7,252 dwe ~l~in~.units, an increase of 665 dwelling
units. All of the new dwelling units were either single family detached or single family
attached. I
Housing Study
July 12, 20t)4 Page 2
T~eofUmt
# of units (May 0~) # of units (June 04) % increase
Single Family Detached
Single Family Attached (townhouse)
Single Family Attached (twinhomes)
Apartments
Total
T~eofUnit
Single Family Detached
Single Family Attached (townhouse)
Single Family Attached (twinhomes)
Apartments
4,759
660
112
1,056
6,587
% of Total (May 13
72.2%
10.0%
1.7%
16.0%
5114 7.4%
942 42.7%
140 25.0%
1,056 0
7,252
3) % of Total (June 04) % Change
70.5% - 2.0%
13.0% +3.0%
1.9% + .2%
14.6% - 1.6%
The current housing inventory in Elk River is still predo~qmantly single family. In May 2003,
84% of the dwelling units were single farnfly and 16% wexe apartments. As of June 2004,
85.4% of the dwe~ng units were single famJly and 14.6°/4 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 siggle family units.
T~eofUnit
# of units May 03
Single Family Detached 4,759
Single Family Attached (townhouse) 660
Single Family Attached (twinhomes) 112
In May 2003, 86.0% of the single family units were detac
had decreased to 82.5%. In May 2003, 11.9% of the singl
June 2004 the percentage had increased to 15.2%. In Mat
units were twinhomes. By June 2004 the percentage had
Lot Inventory
# of units June 04
5,114
942
140
~ed. By June 2004 the percentage
family units were townhouses. By
2003, 2.0% of the single family
ncreased to 2.2%.
In May 2003, there were 1,267 single family lots availabl4, 465 (36.7%) were townhouse/twin
homes and 802 (63.3%) were single family detached. Mo}t of the lots, 979 lots (77%), were
located in the urban service area, while 288 lots (23%) w~re 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 arid 807 (74.4%) are single family
detached. As before, most of the lots, 927 (85%), are looted in the urban service area.
S:\P1,ANNlNG\Scott\Housing\l lousing update CC7-12. doc
Housing Study
July 12, 2004
Page 3
There are several residential developments have either re,
currently before the city for preliminary approval or the
development.
Name # of units
Woodland Hills
River Park
Trout Brook Estates
Riverside Dev./
Centex Homes
Jackson Ave. Villas
110 single family
378 single family
326 townhouse
142 single family
600-700 mix of single family
and townhouse
80 townhouse
Affordability
:eived preliminary plat approval,
ity has seen concept plans for the
Status
granted preliminary approval
preliminary approval pending
preliminary approval pending
concept stage
application pending
!
In May 2003, a mortgage of $1074 per month, or a hous~ 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 ~ince 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 f6r more apartments, townhouses or
higher density housing, the new Land Use Plan could reft
could then be amended to be consistent with those chan
The city is also beginning a visioning process for the do~
tracks. Housing needs and affordability could be includec
ect that. The City Zoning Map
eS.
atown area, north of the railroad
as part of that visioning process.
S:\PI,ANNING\Scott\Housing\Housing updatc CCT-12.doc
City
TO:
FROM:
DATE:
MEMORANDUm4
Housing and Redevelopment Authority
Scott Harlicker, Senior Planner~
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 Hdusing
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 an~ 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 homei 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
Single Family Attached (townhouses)
Single Family Attached (twin homes)
Apartments
4,759
660
112
1,056
72.2%
10.0%
1.7%
16.0%
Total 6,587
There are also a small number (77) of mobile homes and iduplexes 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 umts % of total
Single family detached
Single family attached (townhouses)
Single family attached (twinhomes)
4,759 86.0%
660 11.9%
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 Sherbume 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 Availabili(y
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°/0
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 bnildmg be inspected and hcensed
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 ~lvailabili(y, Multi-Fami~
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
Parmership, 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\HRA 8-25 housing, doc
HRA / Housing
August 25, 2003
Page 5
2000 Census Housing Information
Elk Big Lake Big Lake Livonia Burns
Data Source River Otse~lo 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.
S:\PLANNING\Scott\HKA 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
ftRA/ 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
umts 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
St. Name
5th St
Proctor Ave
Angel Ave
School St
Gary St
Norfolk Ave
Irving Ave
3rd St
3rd St
Baldwin Ave
Baldwin Ave
Main St
Meadowvale
Rd
Evans Ave
Freeport
Ave
School St
191 1/2 Ave
Evans Ave
3rd St
School St
Freeport
Ave
School St
3rd St
3rd St
191 1/2 Ave
School St
3rd St
Auburn PI
Evans Ave
School St
Evans Ave
Holt Ave
Highland Rd
Lions Park
Dr
Baldwin Ave
School St
5th St
Auburn PI
Apartment Inventory
St. Number
543
814
925
1175
18594
330
433
7
23
365
379
241
1860
350
200
1111
11755
300
420
1109
847
1115
300
340
11940
1001
380
631
355
1227
280
385
11798
1105
337
805
151
Year Built
1960
1965
1965
1965
1967
1968
1968
1972
1972
1976
1979
1979
1979
1980
1985
1985
1985
1985
1985
1986
1986
1987
1987
1987
1987
1988
1988
1989
1990
1990
1992
1992
1992
1995
Number Unit
6
21
24
16
36
4
8
15
15
12
24
4
8
63
4
24
18
36
6
24
40
24
18
18
80
61
18
24
112
51
53
23
30
68
1973
1970
1986
2O03
30
12
26
10
Senior
yes
yes
yes
yes
S:\PLANNING\Scott\HRA 8-25 hotksing, doc
MEETING OF THE ELK RIVER
HOUSING AND REDEVELOPMENT AUTHORITY
HELD AT LIONS PARK CENTER
MONDAY, SEPTEMBER 22, 2003
Members Present:
Members Absent:
Staff Present:
Chair Toth, Commissioners Thompson, Lieser and Motin
Commissioner Wilson
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
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.
Consider September 22, 2003 I-IRA Agenda
COMMISSIONER THOMPSON MOVED TO APPROVE THE SEPTEMBER 22,
2003, HRA AGENDA AS PRESENTED. COMMISSIONER MOTIN
SECONDED THE MOTION. THE MOTION CARRIED 4-0.
Consider Consent Agenda
COMMISSIONER MOTIN MOVED TO APPROVE THE CONSENT AGENDA
AS FOLLOWS:
3.1.
3.2.
3.3.
3.4.
AUGUST 25, 2003 HRA MINUTES
CHECK REGISTER
REVENUE/EXPENDITURE SHEET
BALANCE SHEET
COMMISSIONER THOMPSON SECONDED THE MOTION. THE
MOTION CARRIED 4-0.
Open Mike
There was no one present for Open Mike.
Housing Work Plan - Session VI - Elk River Housing Study
Senior Planner Scott Harlicker presented staff's housing research. Mr. HarE&er 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 affordabillty issues. Mr. Harlicker reviewed a
comparison of Elk River to seven area communities, based on 2000 Census housing
information.
HRA Minutes 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 ff 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-in4aw" apartments to single-family dwellings.
4. Amend the zoning code to allow higher denskies, and offer density bonuses if builders
include affordable units in a development.
5. 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 fek
that the median value may seem affordable but in reality the market value is not. Mr.
Harlicker stated that the data was obtained from Sherbume 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 Gty 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.
HRA Minutes
September 22, 2003
Page 3
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 fek 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 lek 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 manufacun'ers during
Business Retention and Expansion visits, and that housing doesn't seem to be a concern.
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 lek 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 Motin 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.
Ridgewood Hills A1 Y 19961 11 10
Rolling H/lis A1 Y 20001 2 23
Blackberry Hills A1 Y 1999]
Ridges of Rice Lake Y 2001] 70 55 15[
]Al Total 0] 22 95 2
[Hillside Estates 7th IPUD Y 1997l 18 16 211
[Meadowvale Townhomes PUD Y 1999] 26 24
[Trott Brook Farms 4th PUD Y 1999] 38 25 13
]Trott Brook Farms 6th PUD Y 2000] 58 46 1
[Wrott Brook Farms 7th [PUD Y 2001[ 36 35
ITrottBrook Farms 8th YI 55 =0_1
[Trott Brook Farms 9th ]PUD Y 2004] 50 3 4
[The Woods at Hillside ]pUD Y 20001 15 15
IThe w°°ds at Hillside 2nd IPUD Y 2000[ 21 11 1°4
IThe Woods at Hillside 3rd pUD Y 2003] 16 8
ITwin Lake Townhomes PUD Y 20001 29 19 l?l
ITwin Lake Townhomes 2ndi[PUD Y 20011 32 30~104
ITwin Lake Townhomes 3rd pUD Y 20011 14 14
IMississippi Ridge ' puD Y 20011 22 12 1
leto River Station Phase 1 PUD 2002 298 Y 20031 24 118
IElk River Station 2nd PUD 2002 174 Y 20041 74 10 164I
IPUD Total 1182 1:52 912 340
IOakwood Forest IRla y 19971 1}~I 14]
ILundberg Addition IRla Y 1997/ 0
IOak Run ]Rla Y 1997[ 3
IParkview Addition ~Rla Y 1997] 1
IPheasant Run [Rla Y 1996/ 14] 14
IPreserve Estates ]RXa Y 1999] 27561 24
IWeatherwood [Rla Y 1996] 21 21
[Windsor Park ]Rla Y 1999/ 2 25
[Windsor Park 2nd [Rla Y 2001/ 3
IWi~dsor Woods /~,,a Y 1998/ 2~1 17
IWhitetail Ridge IV, la Y 2000/ l~/ 16!
IWhipple Hill /Rla Y 2001/ 6:
IMeaaow~oods Village /Rla :Y 2001/ 39 19
IWindsor Park 3rd ]Rla 2002 93 Iy 2002[ 9 35 5
[Echo Hill ]Rla 2002 5 y 20021 1
IBirchview [Rla 2002 5 Y 20021 1
[Windsor Oak of Elk River /Rla 2002 33, Y 2002I
]Rla Total 136 34 212 13
[Island View 4th ]V, lb Y 1997] 4
Ilsla~d View 5th [Rib 1999 7 Y 1999] 3
IMississippiOaks3rd [Rib 2002 50 'y 2002[ 4il
I60 21 39
]Rlb Total 57
Cherrywood Hills ]Rlc i Y 1997] 4 46
[Hidden Creek Second Addn /~1c y 19981 4
7il
[Lafayette Woods [Rlc y 19961 74
51
ILafayette Woods 2nd [Rlc Y 1997] 49
37
[Lafayette Woods 3rd [Rlc y 19981 36
ILafayette Woods 4th ]Rlc Y 19991 38 36 2i
INordic Woods [Rlc Y 1996] 4 41 0
[Park Knoll /Rlc Y 19971 7 0
IFox Haven ]Rlc Y 2001] 1] 11 8
IWindsor Oak Hill 1st [Rlc Y 2000[ 4~l 36 4
[Hillside Estates 8th [Rlc 2001 94 Y 2001[ 5 0
[Hillside Estates 9th [Rlc 2001 29 Y 20031 2!l 12 17
[Windsor Oak Hill 2nd /Rlc Y 20021 46il 40 6
I
] Rlc Total 173I 64 572 70
Mississippi Oaks 2nd Rid [ Y 1996 58 11
Rld Total 0 5847 11
[Kliever Lake Fields Rle 2001 98 Y 2001 59 30 29
[Park Pointe Rle 2002 97 Y 2002 9 6
Elk Meadows Rle 2002 Y C
Rle Total[ 231 16271 9751 65
[Auburn Commons R2b } Y 1990 2
IBailey Beck R2b Y 1990 281101 18
R2b Total 35 15 20
[Trott Brook Crossing R3 2002 103 Y Y 2004
[Trott Brook South R3~ 2002 132 126
[Trott Brook South R3 Y 2002 2306014,761
[Trott Brook South 2nd R3 2002 54 4 7
Kliever Lake Fields East R3 2002 l16]Y 2002 44 38
R3 Total 219 193 67
Grand Total 2006 4260 3258 1085