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HomeMy WebLinkAbout04-23-81 City of Lakeville i Special Planning Commission Meeting Apri ( 23, 1981 Chairman Harvey opened the Special Planning Commission meeting at 7:30 p.m. in the City Council Chambers. Roll call was taken. Present: Geisness, Antolik, Harvey, Miller, Enright., Rice. Absent: Johnson Also Present: Sid Miller, City Building Official; David .Licht, City Planner;, Alan Brixius, Northwest Associated Consultants, Inc . Chairman-Harvey asked #or review and comments on the Planning Commission minutes of April 16, 1981. Mr. Antolik stated that-in the minutes Jim Sears name is mispelled. The correct spelling is "Sayers" . 81.81 Motion was made by Enright, seconded by Rice to approve the April 16, 1981 Planning Commission meeting minutes as amended. Roll call was taken on the motion. Ayes: Antolik, Harvey, Miller, Enright, Rice. Abstain: Geisness. • Mr. Geisness asked if it was too late to revise the ril 2, 1981 minutes. He stated .that Ap the minutes misrepresented some of his statements. Mr. Harvey replied that the Commission had already approved the minutes and assumed him that if they would have recognized any misrepresentation they would have 'it corrected. Chairman Harvey reopened the continued public hearing on the consideration for allowing for more flexibility indwelling unit minimum size requirements and. for houses and multiple dwelling units with lesser square footage requirements in Lakeville. Chairman Harvey asked if the planners had any comments or suggestions on the issue. Mr. Lich# stated that he had no comments. Sid Miller stated that the March 27, 1981 planner's report offered an acceptable recom- mendation. However, the definition of split entry unit should 6e included and the one and one-half story should be revised as specified in the Uniform Building Code. Chairman Harvey asked for comments from the audience. Mr. Carlson of Northland Mortgage asked what the planner's recommendation was. Mr. Licht provided him with a copy of the March 27, 1981 planner's report for review. r City of Lakeville Special Planning Commission Meeting Apr i 123, 1981 • Mr. Licht stated that the Commission should consider three items in their deliberation: (1) The major question is whether there is a need for reduced single family and double housing size. (2) Currently there is no provision specifically addressing townhouses or quadra- minium housing size, leaving a gap in the existing ordinance. (3) The R-6 zoning section 31.4 of the Zoning Clydinance allows for smaller housing size as a conditional use. This may be an alternative approach to the reduction issue. Mr. Jim McMahom of Apple Valley, asked if the 850 square feet was for the 1 1/2 story home and 900 square .feet for single story. Mr. Licht stated that 850 was for the 1 1/2 story home . 81.82 Motion was made by Rice, seconded by Antolik to close the public hearing. Roll call was taken on the motion: Ayes: Unanimous Chairman Harvey asked for comrr~nts from the Commission. Mr. Rice stated that he sees no great savings by lowering the housing size. He felt there is no need to reduce housing size. Mrs. Enright disagreed with Mr. Rice, stating that after reading the material, she sees • a rimed for a ruction in housing size. She feels that homes must be more cast efficient, with raw designs, and more energy efficient. Referencing one of the housing articles, she. stated that 60°~ of families today do not have children under the age of 18. This reduces family size and suggests smaller housing units. Lakeville's planning policies state. that the City should promote housing diversity and encourage affordable housing opportunities . Mr. Harvey agreed with Mr. Rice, stating that there are alternatives means for reducing housing cost. He referenced a housing article stating that factory built housing is improv- ing in quality and provides significant cost reductions as compared to stick build homes. Mr. Antolik stated that the 1,040 square .feet for a three bedroom unit and 9fi0 square feet fa- a two bedroom unit is sufficient. Mr. Geisness stated that they should focus discussion on the question of savings. He stated that they should address what kind of goals. they want in housing, establish broad guidelines with policies to reach these goals. He stated that in his deliberation, he came up-with three goals: 1 . The City doesn't want to allow future slums. Not to say that smaller units would create slums, it would be incorrect to call them slums. The City needs standards • to avoid poor housing conditions. 2 1 City of Lakeville Special Planning Commission Meeting April 23, 1981 2. Nontransient housing should be encouraged, housing that attracts transients and has. a great occupancy turnover should be discouraged . An example he .noted was a quadraminium .near his home that is seldom fully occupied and the constant turnover does not allow for the structure to be properly maintained,. creating a blemish to the neighborhood . 3. A balance of housing should be sought. The City should preserve land with physical attributes condusive to high cost housing, but also make provisions for good quality affordable housing in other areas of the City. This constitutes good planning. Mr. Geisness asked if they know the effects of valuation and taxation of residential properties. Mrs. Enright asked Mr. Licht if multiple family was more cost efficient and better tax generators. Mr. Licht replied that they were on the average. Mr. Harvey stated that taxes generated by multiple family are exceeded by the rent credits given to the renters. Mr. Licht stated that in his last rental unit complex he felt that 90°l0 of the renters didn't receive rent credits. He added that based on the cost of utilities and services to a multiple family unit compared to tax generated, they on the average provide a better tax base.. Mr. Harvey stated. that it was a direct contradiction to his findings. • Mr. Miller stated that they should take a reasonable approach to lowering the current housing size. He stated that in his research that no negative impacts on property values have occurred to a home next to a smaller house. In Bloomington for example, the construction of federal subsidized homes actually increased property value on adjacent properties. Mr. Miller stated. that they should encourage builders to build in a creative manner, smaller, energy efficient homes. Housing types are changing, fixed interest rates are a thing of the past, population rate and household sizes are declining. He stated that he sees a need for a housing size reduction . Mr. Licht stated the current conventional.Ioan interest rate is 15 3/4% which can be reduced to 13 1/2°lo with points . On a $150, 000 home, this i s $1, 300 a month of interest . Mr. Geisness feels that there is a down trend in home ownership. Mrs. Enright disagreed, referencing a housing article which said home ownership is still the ultimate goal of most Americans Mr. Harvey stated the feeling is that the current inflation rate .will continue indefinitely, not making the conclusion that this is wrong, but this may change. Mrs. Enright stated that the present inflation rate must be considered when planning for smaller housing. Mr. Harvey said he doesn't want to make a hasty decision based on the recent economic occurrence. He is not ready to say the interest rates wi I I not come down . • 3 1 City of Lakeville Special Planning Commission Meeting Apri 123, 1981 Mr. Geisness said energy cost must be considered. High energy cost will drive people to smaller housing. Mr. Harvey agreed. Mr. Miller stated that if interest rates drop or not, household sine is declining and there is a trend toward smaller units. They should encourage smaller units with creative .design. Mr. Geisness felt the market wi{! determine the need, and they should not create. artificial obstructions to the market, however, they should take steps to ensure quality. Mr. Licht stated that there may be room in R-3 zoning district to reduce housing and lot size. Staff position is that there is room for the introduction of starter housing. Conditions can be established to protect the City. Some conditions to be considered are: (1) exclude existing developments, (2) allow only in subdivision of 50 or more units, (3) number of small units would only be a percentage of the subdivision, (4) Fifty percent of the smaller units would be in the first phase of development, (5) there should be a difference in architectural style. Mr. Licht stated the Commission must decide if a need exists and give the staff direction. A poll was taken to decide if a need exists: Mrs. Enright Yes there is a need Mr. Rice No need overall ~ • Mr. Geisnnss Yes Mr . Antol ik No Mr . Harvey No Mr. Miller Yes Mr. Rice stated he didn't like the idea of a test area. Mr. Harvey stated he felt that this decision is premature and he is not convinced the economic situation is long term. Mrs. Enright stated we plan with the current trends. Mr. Geisness states! the market should decide, he is in favor of the reduction. Mr. Geisness suggested having the planner draw up a model ordinance to permit some type of reduction that the Commission can review. Mr. Licht suggested a tour of housing units. to view actual floor areas. He stated the Commission should address a provision for quads and townhouse unit size. Mike Parrish stated housing costs have not gone down in thirty-one years. He could provide a market study done for Foxborough if the Commission thought it would be helpful . 4 i ' City of Lakeville Special Planning Commission Meeting Apri 123, 1981 Steve Grohoski doesn't feel that the things that affect inflation will change. A reduction to 900 square feet will nothavethenext50permitsbuildinghousesatthe minimum floor area. The consumer buys as much as they can afford or maybe a I ittle more . The reduction would just widen the market a little more. He may never build a home smaller than 960 square feet, but there is a need . Chairman Harvey called a five minute recess. Chairman Harvey called the meeting back to order. 81.83 Motion was made by Enright, seconded by Miller to recommend approval. of the floor area requirement recommendations as they read in the March 27, 198.1 planner's report. Mr. Geisness stated that this is the expedient thing to do. The report doesn't suggest drastic changes, and allows affordable housing. He encouraged a favorable vote. Roll call was taken on the motion: Ayes: Miller, Enright, Geisness.. Nays: Rice., Antolik, Harvey . • 81..84 Motion was made by Rice #o adjourn. Roll call was taken on the. motion: Ayes: Enright, Rice, Geisness. Nays: Antolik, Harvey, Miller. Mr. Rice stated he would like to withdraw his motion to adjourn. Mr. Harvey stated they should find some middle .ground. Mrs. Enright said they must consider the cost to the City . Mr. Geisness stated they should make a recommendation to the Council . Mr. Licht stated the zoning district can provide a test case. There is a need today for smaller housing, and the City should move in that direction. Mr. Geisness asked if there is anything wrong with a total subdivision all one size. Mr. Licht compared it to housing style, stating diversity makes for a more desirable living style. Ken Carlson stated that making the existing plats ineligible for the reduction isn't fair.. Foxborough initiated the request. He stated the recommendation in the March 27th planner's report was a good suggestion. 5 City of Lakeville Special Planning Commission Meeting Apri 123, 1981 Mr. Antolik asked what is the square foot cost of homes. Mr. Langkus stated a 960 square foot home with a two car garage would have a minimum cost of $50 per square foot. Mr. Grohoski stated that the average lot development cost is $20,000. Mr. Antolik stated that total cast would be approximately $70,000. Jim McMahom stated that the March 27th report I fists interest rates, housing costs, land costs as factors affecting housing price. It goes on to say that the 960 square foot housing size exceeds the space need of the Lakeville average household size. We are not looking to create slums, we are trying to provide quality starter homes. Mike Parrish of Apple Valley, stated we develop units for the first home buyer, people who can't afford to live in Lakeville, and young single professional people who want a single family home. In his present development, an average annual household income of $37,000 is needed to afford homes. Smaller units would help bring down housing costs. There is currently a temendous market far this F~ousing. Bob Peterson stated a $5,000 savings is a savings of $50 on the monthly mortgage payment. If that $5,000 remains, it requires more household income to qualify far the loan. Mr. Licht stated that the Council may not take action at their next meeting. • Mr. Harvey asked if the others would support tying it to an R-3 zone. Mrs. Enright said that it wouldn't change things. Jack Langkus and Steve Grohoski questioned the legality of tying it to a zoning district. Mr. Licht stated that in talking with Roger Knutson, they felt it was a 50/50 proposition. Currently, the Lakeview Heights is testing this. Mr. Licht asked if he should draft a common proposal . Mr. Rice said they would have trouble with every zoning district. Mr. Harvey stated if we apply the example Section 31.4 to R-3 district, people would have to request a rezoning and we would evaluate them by request. Mr. Geisness stated he was against any rezoning. This would be spot zoning and everyone would be requesting rezoning for smaller housing. 81.85 Notion was made by Rice to adjourn. Roll call was taken on the motion: Ayes: Rice, Antolik, Harvey. Nays: Geisness, Miller, Enright. Mr. Geisness stated that they should address townhouses and quadraminiums. • 6 e. City of Lakeville Special Planning Commission Meeting Apri 123, 1981 81.86 Motion was made by Miller, seconded by Enright to recommend approval of item 2 on page 4 of the March 27, 19$1 planner's report. Roll call was taken on the motion: Ayes: Geisness, Harvey, Miller, Enright. Nays: Antol i k, Rice . 81.87 Motion was made by Geisness, seconded by Antolik to adjourn the meeting. Voice vote was taken on the motion: Unanimous Chairman Harvey adjourned the meeting at 9:58 p.m. Respectfully s~mitted, ruin P. Geisness, Secretary • ATTEST: atric Harvey, Chairman 7