HomeMy WebLinkAbout02-27-2003 Housing Workshopk
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You Are Invited
to attend o
HOUSING WORKSHOP
to be held by the Orono City Council
Time:7:00 p.m.
Date Thursday, February 27.2003
Place:Orono City Council Chambers
Purpose The purpose of rU' •^i'hshop is to enable public officiols ond
community lenders to gain o better understonding of the key
issues and elements reloted to the provision of affordable
housing.
The workshop will include presentotions by a panel of speakers with o brood
range of expertise in the areo of affordable housing.
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City of Orono
2750 Kelley Parkway
P.O. Box 66
Crystal Bay. MN 55323
(952) 249-4600
Fax: (952) 249-4616
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YOU SHOULD RECEIVE SL PAGE(S), INCLUDING THIS COVER SHEET.
IF YOU DO NOT RECEIVE ALL THE PAGES.
PLEASE CALL (952) 249-4600.
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Public A ttendance
Meeting Date
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□ Planning C ommission
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(3 Other IAou.'s.'m Ooert^sk>(>
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Hovf ing Workskop
7:00 p.m., Thursday, February 27,2003
Purpose of Workshop
The purpose of the housing workshop is to provide the City Council, and other public ofTlcials
attending the workshop, with information regarding the who, why, what, and how of providing a
broader range of housing options to serve a range of housing needs, particularly affordable housing. As
the workshop is an educational opportunity, the focus of the workshop will be enabling the City
Council to become as fully informed as possible regarding the various issues and elements of affordable
housing through a structured dialogue with a panel of experts In the area of affordable housing.
This is not the time for the Council to be taking positions or making decisions regarding affordable
housing. Rather, it is an opportunity to gather as much information as possible about affordable
housing.
Format of Workshop
The workshop will be structured to minimize presentations in favor of facilitating substantial
dialogue between the panel of speakers and the Council, so that the Council has an opportunity to
get all of its questions answered. If others attending the workshop have questions for the panel,
they may provide written questions to the City Administrator, who will try to work them into the
dialogue as time and opportunity permit.
Workshop Agenda
The agenda for the workshop is as follows;
1.
2.
3.
4.
5.
Brief introductory remarks by each of the speakers
Presentation and questions/answers regarding who is served by providing affordable
housing options, and the benefits of providing a broader range of housing options.
Presentation and questions/answers regarding the types and designs of housing
developments d.at can be used to provide affordable housing options.
Presentation and questions/answers regarding the approaches and programs that can be
used to provide and preserve affordable housing.
Other questions/answers
f
TO:Mayor Peterson and Couneil Members
FROM:Rt)ii MiM)rsc, City Administrator
DATE l•■ebrllarv 25. 2003
SUBJECT: Housing Workshop—7:00 p.m., Thursday, Kchruary 27,2003
Tliis memo, as well as the attachments, is to provide background information related to the housing
worksliop.
Purpose of Workshop
'I’hc purp<».sc of the housing w»>rksht»p is to provide information regarding the who, why. what, and how
of providing a broader range of housing options to serve a range of liousing needs, and parlieularly
affordable housing. I he workshop is an educational opportunity. I he focus of the wi>rkshop w ill he
sharing information and obtaining answers to que.stions.
Desired Oulcome of Workshop
I'he desired oulcome of the workshop is that the (’onncil will have the information it needs to he
able to move to the next steps in a planning proee.ss regarding the provisi«)n of housing to serve a
range of housing needs.
Format of Workshop
The w»)rkshop w ill be structured to minimi/c presentations in favor of facilitating substantial
dialogue between tlie panel of six*akers and the Couneil. .so that the Couneil has an opportunity to
get all of its questions an.swcrcd.
Wo rksh o p Agenda
1 he agenda for the workshop Is as tbllows:
I
1
X
4.
Itrief introduetiiry remarks b> each of the s|ieakers
Presentation and question.s/answers regarding who is ser\cd by providing afli*ru.'ble
housing i'ptions. and the benefits of providing a broader range of housing options.
Pre.sentation and question.s/answers regarding the types and design.s t>f housing
tlcNelopmenls that can be used to pro\ ide af fordable housing options.
Presentation and que.stiiujs'answers regarding the approaches and programs Uiat can be
used to provide and pre.ser\e allbrdable housing.
(>lher questii>ns'answers
List of Speakers
Ron ('lark: Muilder of both up.seale and atfordable housing.
Jt*e I rrigit: Huilder and manager of alTordablc rental housing for botli seniors and non-seniors.
J
Jan Callison: President ofthe West I lennepin Alfordable I lousing Land Trust (Wl lAI !L T) and
Minnetonka C’itv Council memher.
Steve Cramer: Deputy Hxecutive Director of the Hennepin County lIRA -Department oTHousing.
Community Works, and Transit.
Jonathan Inirmer: lixecutive Director ofthe Supportive Housing Consortium
Mark RulV: Hxecutive Vice President/DirecU»r. l-hlers Associuie.s—fmancial consultants.
Background Infornmtion
'The following is background information to provide a eontext for the pre.scntations and discussion.
Definitions:
Affordable Housing: 'The definition of affordable housing is based on the general goal that a
fai. ’iy or household shobld not have to pay more than .10% of its ineome for housing. The
atfordability of housing is tied to hou.sehold income. I lousing a.ssistance programs are generally
targeted to households with ineomes below 80 “/o ofthe median household income in the metro area.
'The 2<M)2 median household income in the metro area is $76,700, Highly percent of the median
income is $61..160. (iiven the current low interest rates, a family at K0% of median income could
afford a home valued tit $ 178.000. A family at 50% of median income ($.18..150) could afford a
home valued at $111.000.
Workforce Housing: Workforce housing is housing to serve the employees ol businesses and
other employers in the community. A supply of housing alTordablc to the hK'al wt*rkforee can In;
important to recruiting and retaining employees.
I.ifc-cyck; Housing: Life-cycle housing is a range of housing options that can ser\ e the housing
needs of hou.seholds at each stage of their lil'e-eycle. .Some examples are:
-Rental housing, for those who are at a transitional point in their life-cycle that Kitcr matches a
rental housing arrangement, or for those whose incomes do not allow homeowiiership.
—(,)ualit>. I«>wer ct*st housing ft>r first time homebuyers.
-lloiLsing options lor “empty ncsters". tho.se who.se children are grown, and who no longer need
the large Imme. and don’t want the responsibility <d‘home and yard maintenance.
-IKuising options for active .senit»rs —rental, condo ownership. ciH>perative ownership.
-Housing options for .seniors w ho need .some lev el of care or a.s.sistance.
L‘’hli rni Perspective
Hecause housing neeils change with changing ilemographics. ;md because housing generally la.sl.s
for many veais. it is im|Hii tant that housing i.ssues lx* approached with a U»ng term perspective. The
supply of land lor housing is not unlimited. The long temi planning for hmising involves
identifying future housing needs and the types of housing options that will meet those needs.
Some Recent Histo»7
In May of 1999,the Lake /\rea cities held a housing workshop, attended by Mayors and City
Council members of the Lake Area cities. This woikshop introduced the concepts of affordable,
workforce, and life-cycle housing, and generated significant discussion regarding the provision of a
broader range of iiousing options. Three outcomes in Orono that can be traced at least partially to
the housing workshop are as follows:
1.
2.
The re-guiding of two areas in the city to allow greater density to enable a broader range of
housing options.
The re/oning of a commercial parcel to enable the construction of the Orono WcH>ds senior
housing development.
A tour of townhou.se developinents to enable the City Council to sec the range of styles,
designs, layouts, and quality oftownhou.se developments in the area. The outcome of the
tour was that the Council preferred townhouse developments with the following
characteristics:
1. I wo to three units per building, to avoid an institutional character
2. Design and layout that a\oids tlie street view being dominated by garage doors.
3. Quality construction
Prourams for Sustaininu Affordability
Attached is a memo from Jennifer Chaput regarding programs used in other cities to prov ide long
tenn affordability of owner-occupied housing. Also attached is infoi.nation regarding the West
Hennepin AITordable Iiousing Land I'rust (WIIAHLT)and how a land trust can be used to provide
permanently affordable housing .
Outline of fopics and Questions
Attached is an outline of topics and questions that was used in planning the housing w orkshop.
I lousinu Data for Orono and Other Lake Area cities.
Wendy Uottenberg has worked with the City Assessor to prepare information regarding the number
of ht)using units that meet the Met Council’s definition of “affordable” in Orono, as well as in the
cities of Mound. Spring Park, and ShorevuKHl. fhey are also working to provide information
regarding the number of rental units, and the median sale price of homes, for Orono. Spring Park.
Mound, and Shorewood. The affordabilitv information obtained at this time is as follows:
Orono: 343 homes of 2930 total homes, or 11.7%
Spring Park: 96 homes of 277 total homes, or 35%
Mound: 1942 homes of 3532 total homes, or 55%
1
Affordable Houses ^2002^
Mound: 1942 of 3532, or 55%
Orono: 343 of 2930, or 11.7%
Shorewood: 194 of 2553, or 7.5%
Spring Park: 96 of 277, or 35%
Wayzata: 99 of 1136, or 8.7%
4
TO:
FROM:
DATE:
Ron Moorsc. City Administrator
Mike OalTron, Planning Director
Jennifer Chaput, City Planner
January 31.2003
SUBJECT: AtTordable I lousing
In 2002, the Majors ’ Regional Housing Task I'orcc released a report which outlined
methods for providing and sustaining alTordablc housing in the metro area. I he report
identified land tru.sts: cooperative housing programs: second mortgage and mortgage
forclosure prevention programs as mechanisms for sustaining affordable owner-occupied
housing.
SustainlBg Affordability
Within I lennepin County, cities are choosing to maintain long term anbrdablc housing
through deed restrictions or community land trusts.
1. Deed Restrictions
I ypically. cities provide developers with significant density bonuses in exchange for
a certain pere .ntage of affordable units in a new development. Additionally,
developer costs are further reduced through lower infrastructure standards (reduction
in w idth requirements of paved roads), reduced development fees, or by allow ing
developers to leave units partially unfinished (such as basements), so the buyer is
credited lor the cost of improvements.
I he initial purcha.se price of a^ordable units is outlined in a development contract or
a separate agreement between the city and the developer. The City determines what is
“alTtirdable" for the first buyers, keeping the property alTordable through restrictions
placed on the deed.
Tlie deed restricts the resale value by stating that an established formula (determined
by the C'ity). such as the consumer price index or average annual increase according
to the MI.S in the metro area, will be used to determine resale value of the pri>perty
for future bujers. fhe restrictions i>n a propertj are effective for no longer than 30
\ears. as permitted by state statute. 1 he index chosen may or may not keep the
property affordable ovei the 30 year period and returns the property to market value
at the end of this time period.
TIte City is required to annually send each affordable home owner a letter stating the
res.ile v alue of the Imme. if the owner cln»oses to sell.
2. Cummunih Eand Trusts
I he concept of a Community Land Trust is fairly new and not w idely in use in the
niclro area. Currently, the cities of Minnetonka. Chaska and Woodbury are the only
metro area cities using l and Tru.sts to maintain housing affordability.
Locally, the West Hennepin Affordable Mousing I.and Trust (WIIAIILT) has been in
e.xistenee for appro.ximately a year and a half and has been responsible for assi.sting
both Minnetonka and Chaska to provide more affordable units within their
communities. Jan Callison. a City of Minnetonka Council member, is the lixeeutive
Director of this non-profit organi^ation.
Land Trusts ensure long term affordability by splitting the ownership of the home and
land. Ilie Land Trust purchases a home on the open market and then sells it by
removing the price of the land. Therefore, the buyer ow ns the house and the Land
Trust owns the land beneath it. leasing the land back to the home owner for their u.se.
Since the Land Trust is a non-profit, operating solely on donations from fund raising,
the City is expected to assi.st financially by providing or purchasing the land initially.
W'hen the home owner decides to sell the property, the Land Trust completes an
appraisal and provides the seller with 25% of the appreciation. This allows the
property to stay affordable over time. The I.and Trust is responsible fi>r screening
prospective buyers and approving the next home owner. It is anticipated that cities
would pay the Land Trust for this .service.
The Metropolitan Council is fimily behind using Land Trusts to maintain aifordable
housing, providing participating cities l.ivable C'ommunities Act (LCA) points.
I’urther explanation about C'ommunity Land Tru.sts is attached, as Hxhibii A.
Hcnncnin Countv C’ilics
In I lennepin County, the cities of Minnetonka. Plymouth. Chaska and Chanhassen have
used a variety of metlnuls tt> provide and sustain affordable housing in new
developments. The following is a brief overview of how each C'ity chooses to provide
affordable housing:
1. City of Minnetonka (former C’ommunity Development Specialist. Bob Streetar)
Within the last decade, the C'ity of Minnetonka developed Ju.st over one hundred
alTordable housing units through deed restrictions. The process required a great deal
of work for City .stall', .significant funding from the City and resulted in units that
were only alTordable for three to f»>ur years following construction.
'The C'ity used the av erage annual increa.se in the metro area (through the MLS
listings) to determine the resale value of each property annually . Dae to rising costs
and a tight housing market over the past few years, tlie housing was unable to
maintain its atldrdabilitv.
The C'ity prefers .ind is committed to the u.se of a Land Trust (s|vcitlcaily WILAI. T)
to maintain affordability. The C'ity determined that an affordable housing price is
between $90,000 uml $I20.(MM), serving people at about 80% of the median or less,
instead of using tlie Metrop«ilitan Council’s figure of affordability.
For new construction, the City requires that between 10-20% of the development be
alTordable through the Fund Trust.
2. City of C'haska (Director of Planning and Development. Kevin Kingwuld )
The City of Chaska has recently created the Chaska Community Land Trust, with the
a.ssistunce of the (’ity of Minnetonka, to provide sustainable alfordable housing.
file City provides developers with significant density bonu.ses tm their sites in
exchange for at least .'^0% of the units as affordable units. Of the 30%. 25% become
affordable through deed restrictions and the remaining 5°b through the Land Trust.
The City believes that the only permanently affordable units developed are those
through the l.and Trust since re.strictions on deeds are lifted after 30 years.
A case study from the City of Chaska is featured in the Mayor's Regional Housing
Task Force, attached as Fxhibit B.
3. City of Chanhassen (Director of Planning. Bob (ienerous)
The C'ity of C'hanha.s.sen u.ses deed re.strictions in their affordable housing
developments. The City u.ses the consumer price index or a simple annual intlation
percentage rather than an average annual increase (provided by the Ml which
proved to imike htuising unatTordable in a short period of time.
The City reduces the cost of the development, to allow for affordable units, by
permitting higher densities, clu.ster development, relief from infrastructure costs or
reducing developer fees.
4. City of Plymouth (• lousing Manager. James Barnes)
The City of Plymouth also chooses to u.se deed restrictions tin alfordable housing
units to maintain affordability. The Housing and Redevelopment Autliority (HR/\)
enters into an agreement with the develo|x*r and rectirds restrictions on the deed for
resale values over 30 vears.
Tlic Plymouth Cit> C'ouncil has investigated l and Trust but have determined that
the\ are not intere.sted in creating or joining one at this time.
If the (’ity is interested in pursuing affordable housing, there are a number of
representalixes from cities and the local Land Trust that would be willing to speak with
the Council about their successes.
3
West Hennepin
FORDABLE
0USIN6
LAND TRUSl
I'hc West Hennepin AITordable Housing Land rrust (*’WHAHI/r*) was created
as a non-prulit eorporation in May of 2001 to provide pemianentl\ affordable lumie
ownership opportunities for low- to moderate-income people in suburban I lennepin
County. I'or a one-time inve.stment of approximately $70,000 per property. \VI lAHL T
provides a permanently alTordable home. Wl lAI II. f maximi/es the effeeti\eness of the
public inve.stment, while providing the benefits ol home-ownership to households that are
otherwise unable to buy a house. It partners public and private funds to address the need
for alTordable housing in suburban I lennepin C'ounty.
Miised on the eommunity land trust model. WHAIIL T acquires single family
properties, retains ownership of the land, and sells the homes on the land to qualifying
families. The land is leased to homeL>wners through a ‘)‘>-year renewable ground lease
that atTords the owner mo.st of the .same rights as an> other property *»wner. I'he renu>val
of the market value of the land from the mortgage equation provides initial affordability.
Permanent affordability is obtained through; (I) a pricing formula that pro\ ides the
owner with a fair amount of equity while ensuring that the resale price of the home is
affordable and (2) ii tesale restriction that requires the homeowner to .sell the house to
either another low- to moderate-income household or t*> Wl lAI II. f.
Wl lAI II. I currently owns homes in Minnetonka and Kichilcld. but is available to
ser\ e all of suburban I lennepin County. It provides homes to first-time homebuyers
earning 8()“'o or less of area median income. It generally purchases existing homes for no
more than $l<)0.()()0 and sells them t»i qualifying households for no more than $120,000.
H> contrast the median sales price for a home in the I win Cities area in July 2(M)2 was
$l ‘)0.()00; the median sales price for a home in Minnetonka in 2001 was $246,000.
Wl lAI II. I was created in response to efforts b\ the City of Minnetonka to
tlc\ cl«)p new methoils and t»>ols locallx that would help increase the number of affordable
homes available and that would make etTicient use of financial resources for affordable
housing. WHAIII. I has received financial and other support frenn: the I'amilx Housing
f und, l annie Mae Minnesota Partnership Otfice. Hennepin County, the McKnight
l-ouiulaiion the Metrt>poliian Council, the IT C. (iambic and P. W. Skogmo lund of the
Minneapolis foundation. Minne.sota Housing finance Agency, the ('ity of Minnetonka,
the City of Richlield. Local Initiatives Suppi>rt Corpi»ration. St. Luke Presbyterian
Church (Minnetonka) and individual donors.
V\i>l llciiiicpin MItUilahIc lltfUMnp I anJ IriiM
^101 Ihimscn \\c . Sic ’(Hi. Minnetonka. M\
Icfcpluuu! *-*52 lOl ?07l I-iiuul Wll.MIl 1 inn ri ca>iii
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AI'fordahlc I lousing Workshop I'opics
I'hc lolIt)vving is a preliminary listing of topics to be covered, and questions to be
answered, at the affordable housing workshop.
-Definitions
-alTordable housing
-life-cycle housing
-workforce housing
Who would be served by the provision of affordable housing units in Orono?
-Owner occupied units meeting the Met Council's affordability guidelines
-Rental units affordable ti> households at .*'0% to 80% of median inct^me
Is it feasible for alTordable housing to be developed in Orono. given the high cost of
land?
What are the various rc.sources available to make an alTordable housing project feasible
i.e. technical assistance, funding sources, program administration assistance, etc.
W'hat role can I lennepin C’ounty play in the development of affordable housing, and what
re.sources are available through I lennepin County?
C'an an alTordable httusing program specifically target alTordable units and alTordability
assistance tt> Ort>no residents and those who work in Orono?
What types i>f programs can be set up to prevent the first owner of an affordable unit
from receiving a windfall at the time of sale, and to en.sure the units remain at an
affordable cost level over the long term?
I'Aplanation of a land trust as a tcH>l to enable altordabic housing —how dws it work,
what are its benefits, what are its weaknes.ses. lutw is land placed into a land trust.
Is it pt»ssible to develop alTordable housing in Orono as part of a development with an
twerall density of .'^-4 units per acre? If so. what »ire the elements Uiat would need to Ik*
brought ti*gethcr to make this succeed?
Ron Clark provide the develo|vcr’s ivrspcctiv e on the deveK>pmcnt of affordable i>wner-
»>ecupieil units. What tv pe. si/e. and quality of units could the City expect to be
developed as alTordable owner-occupied unit.s?
Joe lirrigo prov ide the developer's perspective on the development ol affordable lenlal
units. What iy|V. si/e. densilv and quality of units ct>uld the City expect to be developed
as alTordable rental units?
i
•What arc (he key elements that need to be put in place to make alTordable housing
possible?
-Is there a role the City needs to play in the provision of affordable housing?
What is “inclusionary zoning ” in relation to affordable housing?
Describe some examples of affordable housing that have been provided through
inelusionary zoning.
What role should the preservation of existing alTordable housing play in an overall
alTordable housing program?
What can be done to maintain existing alTordable hou: ing?
What programs are available to assist in the preservation of existing affordable housing?
Objections typically raised regarding alTordable housing:
"project density
—property management
—increased demand for social services and schools
—who will reside in (he housing
-transportation impacts
—design/ae.sthetie values
—public costs to develop the housing