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Item 4 Item # 4. IIII �j City of Elk -�-, River MEMORANDUM TO: Planning Commission FROM: Michele McPherso irector of Planning DATE: January 15, 2002 SUBJECT: Comprehensive Plan Review— Review Recommendation to the City Council Attached please find a memo summarizing the discussion of the December workshop meeting during which the Comprehensive Plan Review process was discussed. The memo attempts to summarize the discussion and formulate a recommendation to the City Council. 0 Please review the memo carefully and provide any changes to either the content or the recommendation to staff. This recommendation will be forwarded to the Council at their January 22nd meeting and action will be taken by the Council at that time. In addition,staff has tentatively scheduled a joint meeting with the Council to discuss the Comprehensive Plan review process and to establish common issues for February 5,2002. Please mark your calendars accordingly. • S:\PLANNING\MICHMC\PLREPRTS\COMPPLAN.DOC • . J Draft—For Discussion iik -�-� River MEMORANDUM TO: Mayor and City Council FROM: Michele McPherson, Director of Planning DATE: January 22, 2002 SUBJECT: Comprehensive Plan Review Process Background At the November 19`h City Council meeting, the City Council directed the Planning Commission to formulate a recommendation regarding review of the Comprehensive Plan. • The Commission discussed this at its December 18, 2001 meeting. Analysis At the December 18`h meeting,the Planning Commission was asked to respond to a series of questions submitted by staff. Those questions were: 1. In your own words, describe what is the purpose of the Comprehensive Plan. 2. What are the issues of concern that are precipitating a desire to evaluate the City's current Comprehensive Plan? Do you feel that these issues will be resolved by a Comprehensive Plan rewrite, or does the solution lie in the City's zoning and subdivision standards? 3. What process would you use to evaluate the Comprehensive Plan? Would it include some type of moratorium? Purpose of the Comprehensive Plan The Commission agreed that the purpose of a Comprehensive Plan is to establish land use policies for a shared vision of the community and to provide long-term planning for a functional community. The Comprehensive Plan also provides for orderly development and managed growth of the City. The plan,in the minds of the Commissioners,can be used as a • basis for denial or approval of land use requests. Memo to Mayor and City Council January 22,2002 Page 2 iWhy Review the Comprehensive Plan? Unlike the consensus that was reached regarding the purpose of a Comprehensive Plan,no one issue clearly stood out in the minds of the Commissioners regarding the need for a Comprehensive Plan evaluation. A Commissioner posed the question,"Is Elk River still the place where the city and country flow together?" as the basis for a Comprehensive Plan evaluation. Several Commissioners felt that the current plan has a number of unclear statements and that if we clearly don't understand what we want,we cannot fully evaluate proposals that come before the Commission ("we" being the Commission). Other Commissioners felt that changes in the market trends in regards to demographics,building design, cluster developments, etc. are impacting the plan and wondered if the plan is equipped to handle these changes. The question of how large a developed city do we want was raised. Issues like as the development of the gravel mine area and the changes to the 169 corridor from Rogers to Zimmerman were raised as examples of additional impacts to the plan. There were also concerns expressed by the amount of density allowed under the current land use plan. Process In discussing alternative processes, the Commission clearly felt that a section-by-section evaluation of the plan in-house could be accomplished, as the Plan only needed "fine- tuning". It would be important to establish criteria to evaluate the objectives stated in the • current plan and determine if they are being met. If the objectives are not being met,then a more-detailed evaluation would be required. The Commission agreed strongly that the review should be conducted by a steering committee comprised of members of the Planning Commission,City Council,Park and Recreation Commission,Housing and Redevelopment Authority,Heritage Preservation Commission,and Economic Development Authority,as well a few members of the community. They did not feel that a consultant was needed. The Commission also felt that prior to a full review of the Comprehensive Plan that the Planning Commission and City Council should meet to establish a common foundation and understanding as to what the issues and concerns are. Several Commissioners felt that the Council was sending mixed messages to the Planning Commission in regards to land use issues. Recommendation In order to begin the review of the Comprehensive Plan,staff and the Planning Commission recommend the following be implemented: a. Schedule a joint meeting between the Planning Commission and City Council to discuss issues and concerns and develop a common understanding and a basic foundation for the review process. b. Establish a steering committee for review of plan. • S:\PLANNING\MICHMC\MEMOS\CompPlanUpdate.doc Memo to Mayor and City Council January 22,2002 Page 3 c. Evaluate where professional assistance may be required. Examples of professional assistance include a community survey of residents, and demographic projections in regard to households, employment, and population. 111 • S:\PLANNING\MICHMC\MEMOS\CompPlanUpdate.doc River MEMORANDUM 13065 Orono Parkway Elk River,MN 55330 TO: Planning Commissioners FROM: Debbie Huebner, Administrative Planning Assistant DATE: January 7, 2001 SUBJECT: APA 2002 National Planning Conference Attached is a brochure for the American Planning Association 2002 National Planning Conference to be held in Chicago, April 13 - 17, 2002. As in past years,the City Council has budgeted funds for two Planning Commissioners to attend this conference. If you are interested in attending this year's conference, please let staff know as soon as possible so that a determination can be made as to who will attend. • The conference registration,air fare and other required transportation fees,hotel,and meal expenses will be paid by the City. Hotel reservation deposits must be received by the hotels by March 15th,and there also is a savings for early registration (by Feb. 1 and Feb. 22) for the conference itself. This issue will be addressed at the January 15th workshop. If you have any questions,please call Michele at 441-4902, or me at 441-4921. • Phone:763.441.7420 Fax:763.441.7425 S:\PLANNING\PlanningCommission\2002Conference.doc www.ci.elk-rivermn.us • Di, City of Elk -�-1 River MEMORANDUM TO: Planning Commission FROM: Michele McPherson`,Director of Planning DATE: January 4, 2002 SUBJECT: Downtown Revitalization Open House Please mark Tuesday,February 12th from 4:00- 6:00 p.m. on your calendars. We will be hosting an open house for the community to view the various options for downtown redevelopment and revitalization. At this time it is unknown if the open house will be held at City Hall or at Lions Park Center. S • S:\PLANNING\MICHMC\MEMOS\DTrevitalization.doc Minnesota ChapterAmerican Planning Association / anning • Pl . : . nAinnesotaVOL 19 NO 12 DECEMBER 2001 Duluth fires consulting firm IN THIS ISSUE SmithGroup headed city's first comp plan process since 1958 The City of Duluth has had a tumultuous time with their comprehensive planning process. � �-'.'. � .. .,....•..,.;��.^.1� �F�:y_-���,�•:z The following articles and editorials have run recently in the Duluth News Tribune.They ; { "+ r'` ".fi ;'ga �r` n are reprinted here with permission from the News Tribune. , T:'':.4.‘(.4:1;.,'.-.:::,,,; 'A1h►'P eotioiiR ts, ,....1... City of Duluth fires SmithGroup •Pos;tio"opening= - 9 BY BAIRD HELGESON, Moody's Bond Rating for Eagan 10 DULUTH NEWS TRIBUNE STAFF WRITER I don't think that it's a good idea for Events 12 Published November 20,2001 the city to try to do it without a con- Duluth planning officials have fired sultant," said Dr Brenda Bergman, a Lakeside resident of nine years who release SmithGroup a couple of days the consulting fine drafting the city's represents District 9 at steering corn- ago, after consulting with city admin- comprehensive plan because of poor mittee meetings. "There are a lot of istration and the co-chairs of the city's performance and will take over the people in Duluth who don't trust the comprehensive plan steering commit- ' process for at least the next six city to be objective," she said. People tee • months. fear politics will cloud city employees' "I think we can improve the process, judgment, she said. "Mostly, I of t think we were attain ing our goall of getting as much in- and I think Duluth deserves better," Allan Beaulier agrees. SmithGroup volvement from the community as we said Mike Conlan, Duluth's director aggressively defended and promoted can," said Yvonne Prettner Solon, of planning and development. public input in a planning process steering committee co-chair "I don't The city will sever its relationship dominated by city employees and want to see another plan that ends up with Madison-based SmithGroup JJR elected officials, said Beaulier, chair- on a shelf." on Dec. 15, $200,000 into the fine's man of District 1. The city hired SmithGroup in Septem- $330,000, 28-month contract. The consultants brought a fresh and ber 2000 after a weeks-long debate "For some months, the department unbiased voice to the planning effort, with the City Council, which wanted has become concerned about the level he said. Criticism of SmithGroup by to hire Twin Cities-based BRW Inc. of leadership and all-encompassing city officials up to this point has been BRW has led the redevelopment of the vision which has been provided by "nit-picking" over minor details, bayfront. the city's consultant, as well as the Beaulier said. Now some councilors are upset they delivery and timeliness of support City officials will keep the 10 neigh- weren't consulted or notified about materials," Conlan wrote in a memo borhood planning districts SmithGroup SmithGroup's fate until a committee Monday. devised and work to get those groups meeting Monday night. The city's two-year comprehensive more involved, Conlan said. "We will City officials have unrealistic expecta- planning process, which could be- not abandon the process and the work tions if they expect consultants to go come more controversial as the city that has been done." untouched by criticism, Councilor finalizes it, needs more leadership City planners will outline new objec- Donny Ness said. and a stronger advocate than Smith- tives for the comprehensive plan and Group has provided, Conlan said. likely hire a new consultant in about "I don't think you're going to find "I have no reaction at this time," said six months to complete the project, something as involved as this where • John Stockham, a principal at Smith- said Conlan, who made the decision to you get everybody agreeing on every- thing," Ness said. Group who headed Duluth's plan. News Tribune Editorial: High expectations remain for post-firing comp plan 1 • Duluth Planning and Development The following editorial ran in the November • Encouraging "open dialogue and Director Mike Conlan made a deci- 25, 2001 issue of the Duluth News citizen investment in the out- sion to fire the city's comprehensive Tribune. Reprinted here with permission. comes ''planning consultant, in consultation • More closely involving "both the with only a handful of people, half- The unilateral firing decision— done City Council and the Planning way through the two-year process. without consulting the comprehensive Commission." "We can do better," he said as he plan steering committee (other than ■ At the end of six months, the may- placed the process in his own hands: the two co-chairs), neighborhood planning district representatives, the or and City Council should evalu- City Council, the Planning Commis ate Conlan's performance based on sion or city physical planning staff the agreed upon objectives —and PLANNING MINNESOTA • working on the project—comes at a with the same consequences. Published by the Minnesota chapter, terrible time. It dissipates much of the This change of hands in the compre- American Planning Association MnAPA) ' momentum and good feeling coming hensive planning process comes at a monthly{except fore combined . out of the Nov. 14-15 Economic Sum- key time. Neighborhood planning dis- Januaryjfebruary issue). mit, where participants, including trict draft plans are due at the end of Mayor Gary Doty, acknowledged the this month. A citywide draft is due at CHANGES OF ADDRESS: • need for a new "leadership paradigm" the end of January. Then the difficult You mast send these to APA-National, ; that was inclusive, broad-based and task of meshing neighborhood and not MnAPA.Please send to: collaborative to overcome distrust, citywide issues begins Much work Membership Coordinator • divisiveness and gridlock. remains The consultant was expected facil- American PlanningAssociation to deliver a land use plan, public To regain that momentum, to rebuild ities plan, parks and open spaces plan. 122 S,Michigan Ave„Ste, 1600 trust will take some doing. But it can capital improvements plan for long- Chicago,1160603.6107 be done. range infrastructure needs, an imple- . Editors: Going forward with the city's first mentation strategy. Now that task falls Suzanne S.Rheas,MCPcomprehensive plan since 1958, we to Conlan. 612.373.65509 and all Duluthians, we hope, will hold With 30-year planning veteran Bill suzannearhees@urscorp.com • Conlan to the same high standards — Majewski retiring, Dec 21 being his ,fill Mazullo and consequences —that he held con last day, the first thing the city should 612 728 0245 sultant Smith GroupJJR to in the coin- do is hire a technically capable in- jmazullo@hhh.umnedu prehensive planning process The City house senior planner who has guided Council, after negotiations with Con- a comprehensive planning process in a Planning Minnesota welcomes articles, lan, the mayor and the comprehensive comparable-sized city. The aim should announcements,letters,pictures end plan steering committee, should draw be to bring professionalism to the job advertising.JCai/Cindy Carlsson far up a list of objectives and a work plan and to get physical planning out of advertising information.)Deadline for the for Conlan with specific completion political hands—to bring credibility January/February issue is December 20. dates (just as was done with consult- and trust to the process That planner Please send articles electronically to ant Smith GroupJJR). This work plan should then be given the leeway to Suzanne.For other MnAPA business or should be agreed upon no later than hire a cadre of up-and-coming plan- membershipitrfornzation, Dec. 31. ners who keep up with technology and please Contac Now that the process is in his hands, cutting-edge planning ideas — some- Cindy Carlsson Conlan should be held as accountable thing currently missing in the under- 1080 Laurel Avenue for the same things he held Smith staffed physical planning department. Saint Paul,MN 55104 . GroupJJR accountable for: Conlan has taken on the comprehen- 651.229.0587 ■ "Leadership and all-encompassing sive planning project and we have carls128@tc.umn.eduvision." high expectations that he will deliver For other news gndinformation visit the • results nn a timely fashion. The city ■ "Delivery and timeliness of techni- and the people of Duluth have invest- MnAPA web site at cal support services." lyttpliwww.mnapa Com ed much in the comprehensive plan- • ning project and we all expect results. '.,-Itir,. I tannin. _ . . _ . . J: -- = x..: :... - .- , ' _ - t -..:v.'. } . s:gin . �. i l . `lege...... .,-_,,..ii-;,,,:5 ;; ' ,__, . I Commentary: Comprehensive planning process suffered from structural flaws • In response to many requests for corn- facilitate all of these meetings 1 ments from members of the commune- Commentary ran December 2, 2001 in the There should have been fewer, but Duluth News Tribune. Reprinted here with ty and media, we are submitting this more focused, planning district point of view column on SmithGroup permission of the paper. workshops. JJR's perspective on the Duluth Com-prehensive Plan and our firm's termi- should have been more directly ■ We should have undertaken a nation as the lead consultant for the involved in the planning process mailed opinion survey of all project. and the public meetings. households in the city, in lieu of ■ The concept of having two leader the excessive number of planning We offer these comments in the spirit district meetings. SmithGroup JJR of sharing some constructive insights ship committees —the Steering proposed a survey, but it was elim- into the planning process. We share Committee and the "watch dog" Mated by city staff for budgetary ` Citizen's Advisory Committee I the recognition by many community reasons. members that Duluth needs an updat- was counter-productive The two ed comprehensive plan that reflects a committees should have been On a technical basis, we feel that the broadly-shared vision for the future merged early in the process. It SmithGroup JJR team, including our would have been much more con- subconsultants, Arrowhead Regional Regarding the reasons for Smith- structive to have key members of Development Commission and Jane Group JJR's termination from this the CAC in the tent helping the Silberstein, performed well We have project, we believe they are primarily process —rather than outside crit- complied with the terms of our agree- political in nature. We believe the iciznng the process. ment with the city We have attended planning process has had some serious numerous additional meetings and structural and procedural problems ■ While we had a good Steering have undertaken extra work tasks, at 1 that have impacted the outcome. We Committee, we lacked representa- the request of city staff, which were believe the primary reasons for the tion from many important ele- beyond our contracted scope of ser- termination of our contract reside in ments in the community, such as vices. • • these structural "flaws" in the plan- the school district, University of fling process and not with perfor- Minnesota Duluth, the hospitals While there have been some schedul- mance issues. and organized labor. These key ing glitches, there were clear reasons institutions should have been rep- 1for these delays, and city staff has The following points summarize some resented on the Steering Commit- been kept fully apprised of the sched- of our key areas of concern about the uling situation. As for the next steps, tee. process: we hope that we can successfully 1 ■ The initial rounds of the planning bring SmithGroup JJR's role in the • The City Council and Planning Commission should have been at district meetings were primarily project to a reasonable and logical focused on organizational issues. point of closure With some careful the table from the beginning of the rather than on substantive plan- coordination between our firm and project. The notion of an adminis- ning issues. The decision to reor- city staff, we believe the maps and tration-led plan versus a council- ganize the city into the 10 plan- data we have assembled and our work led plan has been an ongoing issue ning districts, which was made with the planning districts can be of concern. before we were hired, was con- wrapped up in a manner that allows • The recent opinion by the city at- fused with the comprehensive plan the plan to be put aside and picked up torney that implementation of the process. The organizational as- at a future date when the entire pro- comprehensive plan requires City pects of establishing the planning cess can be completed. During the re- Council approval changed the districts should have been separat- mauling weeks of our involvement complexion of the process We ed from the comprehensive plan with the project, we will remain com- support the city attorney's opin- process. mined to helping the city move for- ion. This opinion should have ward with the comprehensive plan ■ The number of planning district been rendered in the early part of meetings, which were publicly process the process, rather than toward the announced by the city admimstra- John Stockham,a principal with end. tion to be over 240 meetings, was SmithGroup JJR,was hired to lead the ■ The director of planning and de- excessive There is not enough comprehensive planning process for • velopment and other senior staff trained and qualified city staff to Duluth. 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' �y�tr SCOTT TAKUSHI,PIONEER PRESS Mike Epstein has found scores of old auto tires and other auto parts, covered under a shallow layer of wood waste and dirt, on his 2.2 acres in Hugo. • The Epsteins spent BY AMY BECKER • Pioneer Press their savings on a home in a development ike and Cheryl Epstein built their dream home in Hugo It a wooded 2.2-acre lot without knowing it was part of that officials now a solid waste dump. Then they found tires, auto parts, bricks and other say contained about debris buried in their yard. They had the developer and III one-time owner, Dave Schumann, partly clean the site. He 85 yards of waste. has already removed about 220 tires from his Deer Park Estates development,but more work must be done. ,-' " .y IfE t{ W , . ,' ' i began w7 The alking arounsteins d ot n he lot,lot hey noticed g the ter Once tiress sticking '1' Fs','` 'r r:ii;,.:, ."s4.xF up through undergrowth in the treed part of the lot. '1,-U .. .~',:v�UN F< "The more he dug, the more stuff we found," said John ' ii SIZ,„; in `~,0� 4sGt�I1NTY(• Matthews, a Realtor who represents the builder, Integra L" ,. , ., -14.a e; s.x, i Ca, ,'h Homes. ' � `� --4,,,,"' .�-. F' The cleanup of the Epsteins'half-million-dollar site is on ;..;,,i '`61 € "�c:' „,z, ,;,- ,,>:•t -,'U1 hold right now The couple is awaiting soil and water tests ' �`: "";'k. <- T& ', and reviewing their options. 3 th;S x Deer Park " Mike Epstein said he can't understand why Schumann i li j, ` r, Estates `' sur,(�$t� didn't completely clean the site before subdividing it and I PIONEER PRESS DUMPED ON,3A I ST. PAUL PIONEER PRESS • WWW.TWINCITIES.COM MONDAY, DECEMBER 24, 2001 M 3A FROM PAGE lA Dumped O11 y� The city then filed civil suit that development agreement on tests show the site is safe, he . against him. Schumann counter- the city's behalf. would like the builder to pro- + sued. He said he keeps a plaque Washington County Public ceed with cleanup. (continued) with a picture of the$20,000 settle- Health and Environment is also And now that he knows about ment check the city paid him monitoring the situation since his home,he said,he would have 'selling it as a housing develop- Now this development deal receiving a complaint about the to disclose the site's history: "I ment. He says Schumann didn't has led to another round of fm- property this fall. Environmen- can't sell the property now with-. disclose the covered debris. ger-pointing, allegations and tal specialists inspected the lots out disclosing what's out t ' Schumann said that he didn't threats. Schumann hasn't yet sold to the know about it and that the Ron Lillestrand has been builder.The county ordered him Amy Becker,who covers Was - debris was likely placed there in building homes on the Deer to remove solid waste "includ- ington County,can be reached at 'the 1970s by his father as part of Park Estate lots. He said he ing a few tires and automotive abecker@pioneerpress.com or a car-crushing business. feels caught in the middle. He parts,"from three lots.The two- (651)228-5465. "Everybody just missed it," said he believed the develop- page order described three said Schumann,who is also the ment agreement between the dumps in a common area that Hugo planning commission city and Schumann, which contained items ranging from e chairman. "I didn't know that called for the site to be cleaned kitchen chairs to old shingles , stuff was there until this sum- up,would protect'him. and waste pallets. In all, the ' mer." His former auto disman- Realtors are required to dis- dumps contained an estimated _ Cling and repair business shop, close almost everything they 85 yards of solid waste. Schu- DJ's Auto,was located on a dif- know about a property and mann has until mid-February to ferent part of the 35-acre site. though sellers and homeowners finish the cleanup. Why did the city let him aren't required to do the same, He has been cleaning steadi- develop his former salvage busi- "it's good business," said Linda ly, Schumann says. However, ness?Schumann knows why. Anderson, president of the St. Epstein halted the cleanup on : "People hate junkyards," he Paul Area Association of Realtors his property to look into the sit- _ says. and an agent with Edina Realty uation more closely. - City officials long have dis- She is not an attorney,but Ander- As luck would have it, Schu- . liked having the auto salvage son said she isn't sure if this is mann and Epstein live next door yard on agricultural land,but the purely a disclosure issue. to each other. -business pre-dated the city and "Did the city exercise due Angry feelings still linger. its rules. Some officials thought care in making sure it was Schumann worries the negative real estate values would push cleaned up?"she asked. publicity could cost the develop- Schumann to change the use, Schumann has repeatedly ment home sales. He said he is and they were right. been told to clean the site. The contemplating suing the Other officials got technical city insisted he do so when he Epsteins for defamation and with him,and it cost them.He was developed the property two wants his neighbors to move. . sued on seven misdemeanor alle- years ago.Officials inspected the The Epsteins don't want to gations,many involving dumping site and found nothing, so they move. • and improper disposaL However, issued him development per- "We've put our life savings he was only convicted of failing to mits,said John Rask,Hugo corn- into this property," Mike obtain a building permit for a munity development director. Epstein said. He has told the shop he rebuilt after a fire in 1988. An attorney is reviewing builder that if soil and water 4,- Affordable houses hard to find Study finds Housing market geared for higher-valued homes shortage of homes under 20 -- w :,� $150,000 : r< , _. :.Y ..to i a ,' ;nj ^' ,.: �. :`"`tom,. (Editor's note:This is the first Ky, in a series of stories on issues 15 - t ` ' ' ,s. p ,' ,:,,,,,v 'v concerning housing in Elk �,�, ',,' River.) rri `; 00 ;if by Nicole Jacob :--rtn• Staff writer _ Homes like this selling for ..w. Is there a housing crisis in 1 0 :'`c;,' Elk River? It's a question $249,000 are easy to find. But getting something for y that hadn't seriously been under $150,000 is another ` j asked in Elk River until story recently, when the Central ',;:,,...,;.. Minnesota Housing -- Partnership (CMHP) con- 'a+'':41-. 't;='.ii77, „`' 44'; ducted a housing study for , ,; i::' ; - • al{•4}' ,,,. the city. Their findings may '•,' kr.A "` f, ,: ! ; ., surprise you. ' -• � ':" '' �:� ^`- "c`�� The Elk River area has a 0 '`''•'d '' ',, .. "'4 ,..7', i "pretty serious problem" $lOQ000 ,?,$100,001 $150,001 $200,001 $250,001 $300,001 and under to$1550,000 to$,2©0,000 to$250,000" to$300,000 and over with affordable housing,Lisa Graphenteen of CMHP con- cluded after reviewing the A study done by the Central Minnesota affordable housing." The chart shows a rep- iresults of the study. Housing Partnership found the Elk River resentative snapshot of Elk River home list- The study indicates that area has a "pretty serious problem with ings in the year 2000. there is a general lack of home-buying opportunities than $30,000—the CMHP in Elk River for households 'It's hard. Especially for first-time study showed. In 2000, the making less than $50,000. average selling price was Just ask Jason and Amber home buyers.The supply is nowhere $174,820. Schubert, a young 20-some- near the demand: After seeing numbers like thing couple, who have been these, some long-time Elk looking to buy a home in Elk —Brian O'Donnell River residents are realizing River for two years with no that they would not be able luck. The Schuberts and real estate agent to afford their homes if they their two children, both hadn't bought their property under the age of 2,have been several years ago. living in a one-bedroom have a household income of $150,000. The study showed Planning Commissioner apartment in the Evans about $50,000. They've been that of 54 homes in the Tom Mesich, who is being Meadows complex. married for four years, and Multiple Listing Service, forced to move from his hnmP "It's kind of frustrating," Amber sa said Amber, "but helpless- good. ness is the biggest feeling. Yet ' It's so out of your hands. su'" There's absolutely nothing • Affordable houses hard to find Study finds Housing market geared for higher-valued homes shortage of homes under 20 - , ',. H,. ,,.� . -, ,.i $150,000 ' . . ; "h. tt- .. ''r 'k1 (Editor's note:This is the first " 41' ;y. ,::- in a series of stories on issues 15 — :'` t : :i-ii 1 concerning housing in Elk c.,1 4`,_ "` . ''`'` xF} River.) , y.. "c�,. �;" ._ :. by Nicole Jacob - ' -,---., • Staff writer Homes like this selling for 'a`i`^; Is there a housing crisis in 1 — ':,`,¢,'- Elk River? It's a question $249,000 are easy to find. that hadn't seriously been But getting something for 4. under $150,000 is another j :;. asked in Elk River until story. ' 1 5-3 .4,`W`-'�;-`, • recently, when the Central , p ,; ',`r Minnesota Housing 5 -- w '4'4',4:',.,'-. Partnership (CMHP) con- ' =}` 41 �. , ducted a housing study for ' "� ' the city. Their findings may '-,i'4411` ' - y '' surprise you. , r=. r "0 The Elk River area has a 0 ''`',`''�1 ''`''" - �' '` 1' ' $100,001 $150,001 $200,001 ; $250,001 $300,001 with affordable housing,Lisa " and under to$150,000 to,$200,000,; to$250400 to$300,000 and over Graphenteen of CMHP con- cluded after reviewing the A study done by the Central Minnesota affordable housing." The chart shows a rep- *results of the study. Housing Partnership found the Elk River resentative snapshot of Elk River home list- The study indicates that area has a "pretty serious problem with ings in the year 2000. there is a general lack of home-buying opportunities than $30,000—the CMHP in Elk River for households 'It's hard. Especially for first-time study showed. In 2000, the making less than $50,000. average selling price was Just ask Jason and Amber home buyers.The supply is nowhere $174,820. Schubert, a young 20-some- near the demand: After seeing numbers like thing couple, who have been these, some long-time Elk looking to buy a home in Elk —Brian O'Donnell River residents are realizing River for two years with no that they would not be able luck. The Schuberts and real estate agent to afford their homes if they their two children, both hadn't bought their property under the age of 2,have been several years ago. living in a one-bedroom have a household income of $150,000. The study showed Planning Commissioner apartment in the Evans about $50,000. They've been that of 54 homes in the Tom Mesich, who is being Meadows complex. married for four years, and Multiple Listing Service, forced to move from his home "It's kind of frustrating," Amber says their credit is only two were priced so that a highway inter- said Amber, "but helpless- good. between $100,001-$150,000 change can be installed at ness is the biggest feeling. Yet they struggle to find a and just five homes were County Road 33, said as It's so out of your hands. suitable house they can priced between $150,001- much. So did HRA member There's absolutely nothing afford in Elk River. 8200,000. There were no Jean Leiser, who lives on we can do to make the mar- The Schuberts are willing homes listed under three acres in Elk River and ket go down...And we're not to pay around $130,000 for a $100,000. built her home for less than poor. That's the amazing house in Elk River,but so far, The lack of affordable hous- $90,000 15 years ago. thing." they haven't found anything es in the area is exacerbated "Property value increases Jason is a quality control within their price range that by the fact that property val- are a good thing,"Leiser manager for a gutter compa- didn't require major repair ues continue to rise dramati- said. "But we also need to Ankny in the Twin Cities, and work. cally each year. Since 1997, think of our children. Young ber works one day a week According to the CMHP the median sales price for a couples can't afford a house cleaning houses.Amber esti- study,Elk River has very few home in Elk River has mated that together they homes that are listed under increased 32 percent—more Housing to page 8 Housing: Home buyers often end up looking further north, west Continued from page 1 afford to buy a house in like the Schuberts, who are month-old baby's crib is in for$150,000." Maple Grove that Elk River both Elk River High School the living room, and their Area real estate agents was the place to go. Now he graduates, it's an ideal place. other child sleeps in a have seen evidence of that tells people to look in "Everything's here; our bassinet. They keep their first-hand. Princeton or Becker to find friends, our church..."Amber storage in a walk-in closet. "It's hard. Especially for homes they can afford. said. "And with Jason work- "We don't fit in a starter first-time home buyers,"said "Occasionally something ing in the Cities,he's already home anymore,"Amber said. will come along," O'Donnell commuting. Why add on And we want more kids. So Brian O'Donnell, a 21 year real estate agent currently said of house hunting in Elk another 20 minutes to that?" do you wait and plan your with Christian Realty. "The River."But you really have to So the Schuberts keep look- family around getting a supply is nowhere near the be ready to act fast." ing for that good deal to come house?" demand.There are more buy Living in Elk River is not a along. They like their one- It's a question the ers than sellers." constitutional right, as bedroom apartment, even Schuberts, and other young O'Donnell said he used to Mesich said at the housing though it's a bit cramped for couples like them, will have tell people who couldn't workshop, but for couples four people. Their two- to answer.