HRSR INFORMATION 03-06-2006INFORMATION
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MEMORANDUM
TO: Mayor and City Council ~ '
FROM: Scott Harlicker, Senior Planner
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.
Total Number of Units
Type of Unit # of units (Dec 03) # of units (Dec 04) # of units (Dec 05)
Single Family Detached 4,982 (285) 5,283 (301) 5,478 (195)
Townhouse 826 (228) 1,061 (235) 1,206 (145)
Twinhomes 139 (37) 151 (12) 155 (4)
Apartments 1,056 ----- 1 056 ----- 1,056 -------
Total 7,003 7,551 7,895
* 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 tune
period.
Percent of Total Number of Units
Type of Unit % of Total (Dec 03) % of Total (Dec 04) % of Total (Dec 05)
Single Family Detached 71.1 % 70.0% 69.4%
Townhouse 11.8% 14.1 % 15.3% ;
Twinhomes 2.0% 2.0% 2.0%
Apartments 15.0% 14.0% 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 significantly, 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 % of Total (Dec 03) % of Total (Dec 04) % of Total (Dec 05)
Single Family Detached 83.7% 81.3% 80.0%
Townhouse 13.9% 16.3% 17.6%
Twinhomes 2.3% 2.3% 2.3%
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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 2881ots (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 1821ots (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% (2881ots) in 2003 to 15% (1581ots) in 2004 and 13% (109 lots) in 2005.
Most of these lots 73% (801ots) 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 175`h
and Twin Lakes Road and the apartment component of Elk River Station.
• Heritage Maples (55+ townhouse development) has been granted preliminary plat
approval for 521ots.
• 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:
Bldg Permit Value
• Single Family $196,203
• Townhouse $126,001
• Twinhome $146,124
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Housing Update
January, 2006
Page 4
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 O6.doc
PLATTED RESIDENTIAL LOT INVENTORY
Updated January 2006
Plat Name
Zoning
Disu-ict
Townhome
Lots Single
Family
Lots
Year of
Final Plat Total
Lots, Final
Plat
Lots
Developed
Lots
Available
Rid es of Rice Lake Al Y 1999 70 67 3
Rid ewood Hills Al Y 2001 7 5 2
Rollin Hills Al Y 2003 29 28 1
Al Total 106 100 6
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
Mississi i Rid e PUD Y 2001 25 22 3
River Park Sin le Famil) 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 11th 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
PUD Total 877 538 338
Birchview R1 a Y 1997 5 1 4
Echo Hill R1a Y 1997 5 5 0
Kin dom Estates R1a Y 2003 7 2 5
Kin dom Estates 2nd Addn. R1a Y 2005 14 0 14
The Meadows of Elk River R1a Y 2006 6 0 6
Meadowwoods Villa e R1a Y 1997 39 36 3
Preserve Estates R1a Y 2001 27 24 3
Whitetail Ride R1a Y 2001 19 18 1
Windsor Meadows R1a Y 2004 33 1 32
Windsor Oak of Elk River R1a Y 2002 33 19 14
Windsor Park 3rd R1a Y 2002 88 67 21
Windsor Woods R1a Y 2002 20 20 0
R1a Total 296 193 103
Island View 4th R1b Y 1997 4 4 0
Island View 5th R1b Y 2002 7 7 0
Mississi i Oaks 3rd R1b Y 2002 49 25 24
R1b Total 60 36 24
Belmont Estates R1c Y 2004 32 2 30
Fox I-Iaven R1c Y 1998 19 16 3
PLATTED RESIDENTIAL LOT IN~r/ENTORY
Updated January 2006
Single Total
Zoning Townhome Family Year of Lots, Final Lots
Plat Name District Lots Lots Final Plat Plat Developed
Lots
Available
Mississi i Oaks 2nd R1d Y 1996 71 62 9
R1d Total 80 67 13
Elk Meadows Rte Y 2003 4 3 1
Hillside Estates 9th Addition Rte Y 2003 29 20 9
Kliever Lake Fields Rte Y 2001 59 45 14
Park Pointe R1 e Y 2002 96 90 6
Rte Total 188 158 30
Baile 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 Crossin S.F. R3 Y 2002 11 9 2
Trott Brook Crossin T.H.'s R3 Y 2002 28 8 20
Trott Brook Farms So. S.F. R3 Y 2002 30 23 7
Trott Brook Farms So. T.I-L's R3 Y 2002 130 124 6
Trott Brook Farms So. 2nd R3 Y 2004 54 54 0
VanDenBer Addition 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 Addition R3 Y 2004 40 0 40
West Oaks 4th Addition R3 Y 2005 12 6 6
R3 Total 535 270 265
Grand Total 2604 1685 919