INFORMATION 02-21-2006
INFORMATION
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Planner1dY'
DATE: February 21, 2006
SUBJECT: Housing Study Update
Background
In 2003 staff presented the results of a housing study to the Council. That study included
data on the number and mix of dwelling units in the city. Census data was also utilized to
compare Elk River's housing stock to those of neighboring communities.
In 2004, Council asked staff for an update to the 2003 study. Included in this update was
data on the number and types of building permits issued, an updated lot inventory and
information on future residential projects.
The following is an update including 2005 new housing starts. The timing of the updates has
been changed from the fall to January in order to take advantage of the end of the year
building permit information.
Update
A summary of the housing activity for 2003, 2004 and 2005 is shown in the following tables:
Total Number of Units, Percent of Total Number of Units and Percent of Total Number of
Single Family Units. The housing types included in the inventory were apartments, single
family detached and single family attached (twinhomes and townhouses). All of the new
dwelling units were either single family detached or single family attached.
The first table includes the total number of units for the last three years. In 2003, 550 units
were constructed; in 2004, 548 units were constructed, and in 2005, 344 units were
constructed. All of the new units were single family; no apartments have been constructed in
the city since 1995. From January 2003 to December 2005,608 townhouses, 781 single
family detached homes and 53 twinhomes were constructed. The year 2005 saw a significant
Housing Update
January, 2006
Page 2
drop in new units when compared to 2003 and 2004. In 2005 there were 90 fewer
townhouses built, 106 fewer detached single family houses built and 4 fewer twinhomes than
were built in 2004. Between 2003 and 2004, both townhouses and detached single family had
modest increases in the number of permits issued. Twinhomes had a significant decrease in
the number of permits issued.
Type of Unit
Single Family Detached
Townhouse
Twinhomes
Apartments
Total
Total Number of Units
# of units (Dec 03)
# of units (Dec 04) # of units (Dec 05)
4,982 (285)
826 (228)
139 (37)
1.056
7,003
5,283
1,061
151
1.056
7,551
5,478 (195)
1,206 (145)
155 (4)
1.056
7,895
(301 )
(235)
(12)
* Number of permits issued (###)
The second table is the percentage of the total number of housing units, including
apartments. The percentage of single family detached homes has dropped 1.7% from 2003
to 2005. The percentage of townhouses has increased 3.5%, the percentage of twinhomes
has not changed and the percentage of apartments has decreased 1.6% over the same time
period.
Type of Unit
Single Family Detached
Townhouse
Twinhomes
Apartments
Percent of Total Number of Units
% of Total (Dec 03) % of Total (Dec 04)
% of Total (Dec 05)
71.1 %
11.8%
2.0%
15.0%
70.0%
14.1%
2.0%
14.0%
69.4%
15.3%
2.0%
13.4%
The third table is similar to the second, but does not include apartments, it includes only
single family housing. When compared to just single family housing, the percentage of single
family detached rises significandy, from around 70% to over 80%. However, the percent of
single family detached homes, compared to townhouses and twinhomes, decreased 3.7%
from 2003 to 2005. The percentage of townhouses has increased 3.7%, and the percentage
of twinhomes has not changed.
Percent of Total Number of Single Family Units
Type of Unit
Single Family Detached
Townhouse
Twinhomes
% of Total (Dec 03) % of Total (Dec 04)
% of Total (Dec 05)
83.7%
13.9%
2.3%
81.3%
16.3%
2.3%
80.0%
17.6%
2.3%
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Housing Update
January, 2006
Page 3
Lot Inventory
In May 2003, there were 1,267 single family lots available, 465 (36.7%) were townhouse/twin
homes and 802 (63.3%) were single family detached. Most of the lots, 979 lots (77%), were
located in the urban service area, while 288 lots (23%) were located in the agricultural or
rural residential areas.
As of July 7, 2004, there were 1085 single family lots available, a decrease of 182 lots (14%).
Of those lots, 278 (25.6%) were townhouse/twinhomes and 807 (74.4%) were single family
detached. Most of the lots, 927 (85%), are located in the urban service area and 158 lots
(15%) were located in the rural of agricultural areas.
As of January 2006, there were 919 single family lots available, a decrease of 166 lots (16%)
since July 2004. Of those lots, 374 (41 %) are townhouse/twinhomes and 545 (59%) are
single family detached. As before, most of the lots, 810 (88%), are located in the urban
service area and 109 (12%) are located in the rural or agricultural areas.
. The number of lots available outside the Urban Service Area has steadily decreased
from 23% (288 lots) in 2003 to 15% (158 lots) in 2004 and 13% (109 lots) in 2005.
Most of these lots 73% (80 lots) are located in cluster developments which have lots
that are usually less than 1 acre in size.
. In the summer of 2005, the Jackson Place and Bluff Block were approved. The
development includes 60 condominiums and 32 apartments. These are the fIrst
condominiums/apartments approved by the city since 1995. Construction of these
should begin summer 2006. Developers have also shown an interest in constructing
apartments as part of the redevelopment of the area at the southeast corner of 175th
and Twin Lakes Road and the apartment component of Elk River Station.
. Heritage Maples (55+ townhouse development) has been granted preliminary plat
approval for 52 lots.
. There is one residential development that is currently being considered for
preliminary plat approval: Liberty Heights Estates of Elk River - 450 single family
lots.
Valuation
Currently, based on Sherburne County's data, the mean assessed value of a single family
home is about $160,000. This value includes all single family homes, not just new
construction, and does not include the value of the land.
The average value of building permits issued in 2005 is as follows:
. Single Family
. Townhouse
. Twinhome
Bldg Permit Value
$196,203
$126,001
$146,124
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Housing Update
January, 2006
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The value of a building permit is based on square footage. The lower value of townhouses
and twin homes reflect the smaller square footage of those style homes.
S: \PLANNING\Scott\Housing\Housing update 06.doc
Ridges of Rice Lake Al y 1999 70 67 3
Ridgewood Hills Al y 2001 7 5 2
Rolling Hills Al y 2003 29 28 1
A1 Total 106 100 6
iT ackson Street Villas DD Y 2005 76 0 76
DD Total 76 0 76
Elk River Station 2nd Addition PUD y 2004 174 174 0
Hillside Estates 7th PUD 1999 18 18 0
Marshes of Trott Brook PUD y 1999 81 76 5
Mississippi Ridge PUD Y 2001 25 22 3
River Park (Single Family) PUD Y 2005 36 0 36
River Park (Townhomes) PUD y 2005 80 0 80
The Woods at Hillside 2nd PUD Y 2004 15 9 6
The Woods at Hillside 3rd PUD y 2004 16 10 6
The Woods at Hillside 4th PUD Y 2000 17 0 17
Trott Brook Farms 6th PUD Y 2000 61 51 10
Trott Brook Farms 8th PUD y 2001 43 35 8
Trott Brook Farms 9th PUD Y 2004 47 41 6
Trott Brook Farms 10th PUD y 2004 26 15 11
Trott Brook Farms 11 th PUD Y 2005 25 0 25
Twin Lake Townhomes PUD y 2001 32 32 0
Twin Lake Townhomes 2nd PUD y 2003 32 30 2
Twin Lakes Estates PUD y 2002 81 25 56
Twin Lakes.Estates 2nd PUD y 2005 68 0 68
pun Total 877 538 338
Birchview Rla y 1997 5 1 4
Echo Hill Rla y 1997 5 5 0
Kingdom Estates Rla Y 2003 7 2 5
Kingdom Estates 2nd Addn. Ria y 2005 14 0 14
The) Meadows of Elk River Rla Y 2006 6 0 6
Meadowwoods Village Rla y 1997 39 36 3
Preserve Estates Rla y 2001 27 24 3
Whitetail Ridge Ria y 2001 19 18 1
Windsor Meadows Ria y 2004 33 1 32
Windsor Oak of Elk River Ria y 2002 33 19 14
Windsor Park 3rd Rla Y 2002 88 67 21
Windsor Woods Ria y 2002 20 20 0
Rla Total 296 193 103
Island View 4th Rlb y 1997 4 4 0
Island View 5th Rlb y 2002 7 7 0
Mississippi Oaks 3rd Rlb y 2002 49 25 24
R1b Total 60 36 24
Belmont Estates Rlc y 2004 32 2 30
Fox Haven Rlc y 1998 19 16 3
Hillside Estates 10th Addition Rlc y 2003 20 0 20
Lafayette Woods Rlc Y 1998 75 75 0
Lafayette Woods 2nd Rlc Y 1999 61 61 0
Lafayette Woods 3rd Rlc y 1996 37 37 0
Lafayette Woods 4th Rlc y 1997 38 38 0
Nordic Hills Rlc Y 2001 50 39 11
Prestigious Woodland Hills Rlc y 2004 28 7 21
Windsor Oak Hill 1 st Rlc y 2002 40 38 2
Windsor Oak Hill 2nd Rlc y 2002 46 46 0
R1c Total 446 359 87
Boulder Point Rld y 2004 9 5 4
Mississippi Oaks 2nd Rld y 1996 71 62 9
Rid Total 80 67 13
Elk Meadows Rle . Y 2003 4 3 1
Hillside Estates 9th Addition Rle Y 2003 29 20 9
KJiever Lake Fields Rle Y 2001 59 45 14
Park Pointe Rle Y 2002 96 90 6
Rle Total 188 158 30
Bailey Beck R2b Y 1990 16 15 1
R2b Total 16 15 1
Kliever Lake Fields 2nd Addn. R3 Y 2002 33 3 30
Kliever Lake Fields 3rd Addn. R3 y 2005 82 0 82
Kliever Lake Fields East R3 Y 2002 44 10 34
Trott Brook Crossing (S.F.) R3 Y 2002 11 9 2
Trott Brook Crossing T.Ho's) R3 Y 2002 28 8 20
Trott Brook Farms So. (S.P.) R3 Y 2002 30 23 7
Trott Brook Farms So. (T.Ho's) R3 Y 2002 130 124 6
Trott Brook Farms So. 2nd R3 Y 2004 54 54 0
VanDenBerg Adilition R3 Y 2005 10 0 10
West Oaks R3 y 2003 15 15 0
West Oaks 2nd Addition R3 Y 2004 46 18 28
West Oaks 3rd Adilition R3 Y 2004 40 0 40
West Oaks 4th Adilition R3 y 2005 12 6 6
R3 Total 535 270 265
Grand Total 2604 1685 919