HomeMy WebLinkAboutHousing - Draft 8-28-18Rosemount 2040 Comprehensive Plan Chapter 5 – Housing
DRAFT 8/28/18 5-1
CHAPTER 5: HOUSING
HOUSING SUMMARY
ROSEMOUNT HOUSING CHARACTERISTICS
The type of housing available within Rosemount and its distribution throughout the community is
closely tied to its history, first as a small railroad community founded over 150’s years ago, through
the early part of the 20th century as a growing community on the outskirts of the Twin Cities
metropolitan area, to its more recent position as fast growing suburb within the larger metropolitan
region. In accordance with these historical growth patterns, housing in Rosemount is generally
distributed as follows:
• Older, pre-1940’s neighborhoods that were built adjacent to downtown and that follow a
rigid grid street system east of South Robert Trail and located to the north and south of 145th
Street West. The City has seen several redevelopment projects in the past 10 years that have
brought new mixed-use development and higher densities in to the downtown area.
• Post war construction in the 1950’s up though the 1980’s and the creation of new
neighborhoods further to the west, southwest, and northwest of downtown. These
neighborhoods were dominated by single family homes that generally followed the pre-war
grid pattern of the City’s historic downtown, but that became more curvilinear as
development pushed outward. In the latter part of this era, the City began to see an increase
in townhouse and other attached dwelling units.
• Continued outward expansion mostly north of Connemara Trail and south of 156th Street
and eventually east of downtown from the 1990’s to the present. There was a significant
increase in housing during this time frame, particularly between 1999 through 2005, during
which the City added nearly 400 new housing each year. Townhouses and multi-family units
accounted for roughly half of the housing during this growth period; however, starting in
2009, townhouse and multifamily construction significantly diminished until recently.
• Agricultural and rural development areas outside of the City’s urban growth areas, including
rural large-lot development in the northern part of the City and farmlands east of Akron
Avenue. A majority of these areas are within the City’s planned urban service area or within
the Metropolitan Council’s urban reserve.
Like other communities within the Twin Cities Metropolitan Area, the economic downturn of the
late 2000’s had a significant impact on the pace of residential construction in Rosemount. In 2011,
Rosemount issued permits for 53 new residential units, down from the peak of 551 new units in
2004. Over the past four years, the City has seen an increase in residential building, with an average
of 168 new units each year over this time period. Any excess inventory associated with the
downturn appears to have been long-since absorbed by the market, and much of the vacant or
agricultural land north of Highway 42 along Akron Avenue and north of Bonnaire Path and east of
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Akron Avenue has been subdivided for residential homes. For purposes of future planning, the City
is estimating that there are approximately 500 acres that are guided for residential development and
vacant as of 2018 north of Highway 42 and east of Akron Avenue. This land is not sufficient to
meet the expected demand for housing over the time frame of the Plan; therefore, the City is
planning for residential construction within two new development areas: the University of
Minnesota property known as UMore Park and the area south of Highway 42 and east of Highway
52.
From 2010 to 2018 Rosemount has grown by 11%, which represents a modest rate of growth, but
not anywhere near as rapid as the growth experienced in the preceding decade. Consistent with the
Met Council’s regional projections, Rosemount expects to average 200 to 300 new housing units
each year through 2030, with the potential for additional units depending on the timing of the
UMore development. As noted in the Land Use Chapter, housing units within UMore are bring
tracked separately for purposes of estimating the City’s future household and population growth.
Table 5.1 – Population and Household Growth 2010-2018
Year Population Households
2010 21,874 7,587
2011 22,139 7,666
2012 22,384 7,739
2013 22,605 7,821
2014 22,490 7,852
2015 23,042 8,095
2016 23,559 8,296
2017 23,965 8,455
Within the past 10 years, the City has seen a large number of senior apartments being built, and
expects the demand for senior housing to remain strong as an aging population looks to stay within
the community.
EXISTING HOUSING NEEDS
HOUSING UNITS
In 2000, Rosemount was predominately a community of single family homes, with small areas
devoted to townhouses, smaller apartment buildings near 145th Street and Dodd Boulevard, and
senior apartment buildings in Downtown. In the early part of the 2000’s through latter part of this
decade, the City experienced near equal construction of single family and multiple family housing,
and saw townhouses constructed in the Bloomfield neighborhood, along Chippendale Avenue south
of County Road 42, and with ½ mile of the intersection of Connemara Trail and South Robert Trail
with some high density housing consisting of the two 55-unit apartments of Bard’s Crossing.
Starting in 2008, townhouse and apartment construction in Rosemount came decreased substantially
while the number of new single family homes built each year remained fairly consistent, albeit at a
slightly lower level than earlier in the decade. The City also saw a general trend with approved
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medium and higher density projects being amended for lower densities. Over the last four years.
Townhouse and apartment activity has picked up substantially, including projects such as the Dakota
County CDA Prestwick Townhomes workforce housing, St. Croix Homebuilders infill project near
the Chippendale water tower, continued development of townhouses and multi-family within
Harmony, and the 225-unit Rosemount Crossing multi-building apartment development
immediately east of Downtown.
During the latter part of the 2000’s the City received several requests to lower approved project
densities within approved developments. With the recent insurgence of demand for apartments and
multi-family housing, the City recognizes the need to plan for new areas for higher density housing
to ensure that there is adequate room to accommodate these uses in the future and to clearly identify
such sites early in the planning process.
Table 5.2 – Type of Housing
1990 2000 2010 2017
Single Family
Detached
2,133 3,592 5,248 5,764
Townhomes 168 714 1,428 1,518
Duplex. Triplex and
Quad
101 66 76 84
Multifamily (5 or
more units)
243 306 920 1,072
Manufactured Home 197 165 181 175
Other (Boat, RV, Etc.) 24 0 0 0
Total 2,866 4,843 7,853 8,613
In 1990, over 81% of the City housing consisted of single family detached dwellings; however, this
percentage has been decreasing each decade since and as of 2017 stands at 69% of the overall
number of units in the community. Since 2010, the mix between single family and multi-family units
has remained fairly constant, with roughly 1/3 of all units multi-family.
Table 5.3 – Type of Housing by Percentage
Year Single Family Units Multi-Family Units (Including
Duplex and Townhomes)
1990 81.3% 17.9%
2000 77.6% 22.4%
2010 69.1% 30.9%
2017 69.0% 31.0%
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BUILDING PERMITS
Data from the City’s building department illustrates the long range construction trends in the
community, and further helps describes the timing and allocation of different housing types. The
chart below clearly illustrates the housing boom in the 2000’s, the severe downturn in 2009, and the
recent period of recovery back to pre-recession levels.
Table 5.4 – Number of Building Permits by Year 1980-2017
HOUSING AFFORDABILITY
The Area Median Income (AMI) is the midpoint of a region’s income distribution: half of
households in a region earn more than the median and half earn less than the median. For housing
policy, income thresholds set relative to the area median income, for instance, 50% of the area
median income, to determine the affordability of a given unit. To help determine the relative need
for housing within the City of Rosemount, the City is required to document the amount of housing
that is affordable across various income thresholds.
In 2016, the Met Council estimated that there were 8,469 housing units in Rosemount, and of those
units 1,073, or 12.7%, were considered affordable (units affordable to households with low incomes
(below 50% of AMI). A full breakdown of these estimates for three income thresholds is included
in the following chart:
Table 5.5 – Existing Affordable Housing Units 2016
Household Income Number of Units Percentage of Units
At or Below 30% of AMI 360 4.3%
31% to 50% of AMI 713 8.4%
51% to 80% of AMI 3,317 39.2%
Units at or Below 80% AMI 4,390 51.9%
Total Housing Units 8,469 100%
0
100
200
300
400
500
600
1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016
SF
TH
MF
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Another way to look at housing affordability is to examine the number of households that utilize a
large share share of their income for housing. A residence is generally considered affordable when a
household spends less than 30% of their gross income on housing. If it is spending more than this
amount on housing, it is considered a housing cost burden. The Metropolitan Council has estimated
that within the income ranges documented in this plan (up to 80% of AMI), there were 1,600
housing cost-burdened household in Rosemount as of 2016. The full breakdown of these
households is as follows:
Table 5.6 – Housing Cost-Burdened Households in 2016
Household Income Number of
Households
Percentage of
Households
At or Below 30% of AMI 359 4.2%
31% to 50% of AMI 612 7.2%
51% to 80% of AMI 629 7.4%
HH at or Below 80% AMI 1,600 18.9%
Total Households 8,469 100%
As of 2016, the Met Council has estimated that there are 299 publicly subsidized housing units in
Rosemount, which includes 44 subsidized senior units and none that are subsidized for people with
disabilities.
- Identify households eligible to live in income-restricted housing units and the affordability of
housing units to low-income households.
HOUSING TENURE AND TYPE
Tenure is a term to describe the difference between a house that the owner resides in and a house
that the owner rents to another family. Overall in Rosemount 84% of housing units are owner-
occupied while just over 14% are renter-occupied. Over the last two decades, the rate of ownership
has decreased slightly, primarily due the increased number of multi-family units that have been built
in relation to single family homes. Throughout Dakota County, in communities that area considered
“growth communities” 77% of multi-family housing is rental. Single family homes in these
communities are primarily owner-occupied, with slightly more than 93% in this category.
Table 5.7 – Housing Tenure and Vacancy
Type 1990 % 2000 % 2010 % 2016 %
Owner
Occupied
2243 78.3% 4188 86.4% 6639 84.5% 6888 83.9%
Renter
Occupied
536 18.7% 554 11.4% 948 12.1% 1185 14.4%
Vacant 87 3.0% 103 2.1% 266 3.4% 141 1.7%
Total 2866 - 4845 - 7853 - 8214 -
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The City of Rosemount’s tenure by housing type is projected to be single family homes consisting of
93% ownership and 7% rental, and multiple family homes consisting of 25% ownership and 75%
rental.
Table 5.8 – Tenure by Type of Community 2011
Rental Home Ownership
Housing Type Dakota County Growth
Communities
Dakota County Growth
Communities
Single Family 7.5% 6.8% 92.5% 93.2%
Multiple Family 81.6% 77.0% 18.4% 23.0%
*Source: Comprehensive Housing Needs Assessment for Dakota County (2013)
MAP - Number of rental housing units (geographic distribution)
SENIOR HOUSING
In 2006, Rosemount had 470 senior focused units, ranging from the two 55- unit four story
buildings of Bard’s Crossing to the 150 detached townhouses units of Evermoor Crosscroft. Since
this time the City added two larger senior housing in the downtown area consisting of the Cambria
Commons and Rosemount Senior Living projects to bring the total number of senior units up to
622. 104 of these units are owned by the Dakota County Community Development Agency as
affordable senior housing. Additional senior-focused units have been proposed in the Prestwick
Place neighborhood, but have not yet been constructed.
Table 5.9 – Location of Senior Housing
Name Location Number of
Units
Bard’s Crossing SW Corner of Connemara Trail and S. Robert
Trail
110
Evermoor Crosscroft Connemara Trail and Evermoor Parkway 150
Harmony Senior Housing1 NE Corner of Connemara Trail and S. Robert Trail 60
Rosemount Plaza 145th Street and Burma Avenue 21
Rosemount Plaza 2nd Add. 146th Street and Burma Avenue 39
Cameo Place Cameo between 146th and 147th 44
Wachter Lake Chippendale Avenue south of 150th 46
Cambria Commons Lower 147th Street and South Robert Trail 60
Rosemount Senior Living South Robert Trail and 143rd Street West 92
Rosemount expects additional senior units to be constructed in the future as the baby boomers
retire and current Rosemount residents age.
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CONDITION AND AGE OF HOUSING STOCK
Due to the significant growth that has occurred over the last three decades, the majority of the
housing stock within Rosemount is relatively new. A little less than 20% of Rosemount’s housing
stock is over 35 years old, the age at which major maintenance efforts need to take place such as
furnace or roof replacements. This percentage has been increasing in recent years, and the total
number of homes over 35 years old is expected to double over the next 10 years. The City will need
to monitor carefully the condition of the aging housing stock to ensure that it is maintained.
Table 5.10 – Age of Housing Stock
Number Percent
2010 – 2014 359 4.4%
2000 – 2009 3,073 37.4%
1990 – 1999 2,140 26.1%
1980 – 1989 1,110 13.5%
1970 – 1979 611 7.4%
1960 – 1969 567 6.9%
Before 1960 354 4.3%
*Source: 2016 ACS
HOUSING NEED ANALYSIS
Rosemount will continue to be a community is predominately comprised on single-family detached
homes consistent with its regional designation as part of the “Emerging Suburban Edge” with the
Twin Cities Metropolitan area. Housing affordability continues to be a concern, especially for those
households with incomes well below the average median incomes. With an aging population, the
City will also need to plan for ways to provide for “aging in place” to allow residents who wish to
continue living in Rosemount to continue to do so as they get older and their housing needs change.
As the City’s supply of land readily available for development steadily declines, new growth will need
to be directed into new areas that are farther from existing services, including the UMore property
and the agricultural land east of Highway 52.
Some of the potential barriers for addressing these needs include the following:
• Ensuring that there is enough land available to support the City’s housing needs will become
more difficult the supply of land near urban services is developed. Flint Hills continues to
acquire land for a buffer around its facility, and some of the property it has acquired is
located on land guided for urban residential development.
• Land and development costs can make it difficult for builders to construct housing, and
especially single family homes, that are affordable. These costs are expected to continue to
increase, especially as developable land becomes scarcer.
• New development areas within UMore and east of Highway 52 will require major service
extensions and will require coordination between several land owners and the City.
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• Siting multi-family housing in existing neighborhood or rezoning existing developed areas
for higher density housing can lead to neighborhood opposition or infrastructure capacity
issues when higher densities were not included with approved development plans. The
City’s land use plan identifies locations suitable for higher density housing and will
encourage these areas to be considered with specific development plans.
• The demand for certain types of housing has varied considerably in the past, and future
housing construction will be subject to the current market conditions.
HOUSING ON INDIVIDUAL SEPTIC SYSTEMS
There are approximately 575 homes in Rosemount that are on their own individual septic system.
Predominantly, these homes are located in the rural residential area in northwest Rosemount. Most
of the rural residential area has lots that are 2.5 acres or larger, but there are a number of lots that are
less than one acre in size. The 2.5 acre plus lots are large enough to provide multiple drain fields
should any one system fail, but the lots less than one acre would have difficulty locating a secondary
drain field should their existing septic system fail. The City would assist the neighborhoods with less
than one acre lots to hook onto a municipal system should the neighborhood request the assistance.
New rural residential housing on well and septic systems will be limited to the areas designated for
rural residential development in the northwest part of the City.
PROJECTED HOUSING NEED
HOUSING PROJECTIONS
The Metropolitan (Met) Council projects that Rosemount will construct 2,300 additional housing
units between 2020 and 2030, and that it will add another 2,400 units in the subsequent decade.
Table 5.11 Household Projections
1990 2000 2010 2020 2030 2040
Households 2,779 4,742 7,587 9,300 11,600 14,000
New HH 1,323 1,945 2,845 1,713 2,300 2,400
In 2013, the Dakota County Community Development Agency (CDA) hired Maxfield Research to
create a Comprehensive Housing Needs Assessment for all of Dakota County. The Maxfield
Research findings for Rosemount are provided on Table 5.12. These projections show an increasing
percentage of multiple family homes over the next 20 years. This trend is consistent with the
observation that communities develop with more density as they grow and land becomes more
valuable. These Maxfield projections are used to construct the projected housing demand within
Rosemount through 2030.
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Table 5.12 Housing Growth Projections
Dakota County Community Development Agency1 Met Council2
Single Family Multiple Family Total Total
Number Percent Number Percent Number
2000-2010 1,850-1,950* 54% 1,515-1,680* 46% 3,365-3,630 2,845
2010-2020 1,280-1,301 60% 865-883 40% 2,145-2,184 1,713
2020-2030 4,400-4,527 85% 780-820 15% 5,180-5,347 2,300
2000-2030 7,530-7778 70% 3,160-2883 30% 10,690-11,161 8,958
* From 2005 Housing Needs Study
Rosemount expects to construct 7,303 new housing units between 2018 and 2040. The breakout of
these units by land use type is 3,028 low density (single family) units; 2,477 medium density
(townhouse) units; and 1,798 multi-family (apartment) units. The term “apartment” is used generally
to apply to all multiple story residential buildings regardless of rental apartment units or ownership
condominiums. The information on Table 5.13 will be used within the Land Use Element to
determine the proper location of these additional housing units.
Table 5.13 – Additional Housing Units
Low Density Medium Density High Density Total
2018-2020 375 150 200 725
2020-2030 1,740 1,369 1,040 4,874
2030-2040 913 958 558 2,429
2008-2040 3,028 2,477 1,798 7,303
AFFORDABLE HOUSING ALLOCATION
To fulfill the requirements of the Metropolitan Land Planning Act, the Metropolitan Council
allocates the number of affordable housing units each community needs to plan for in order to
address their share of the regional need for affordable housing units. The full methodology for that
was used for determining Rosemount’s allocation may be found in the Met Council’s Thrive MSP
2040 Housing Policy Document.
In terms of fulfilling Rosemount’s regional obligations for affordable housing, the Metropolitan
Council’s allocation of affordable units within Rosemount for the 2020-2030 timeframe is 783
housing units. This definition translates into a home purchase price of $236,000 (or less), or a rental
housing opportunity of $1,627/month (or less) for a two-bedroom unit (as of 2017). If Rosemount
would like to retain and attract younger residents and families, it is critical to encourage greater
affordability within the future housing stock as well as provide options for rental housing.
Table 5.14 Rosemount Affordable Housing Need Allocation
Affordable Housing Need Allocation
At or Below 30% AMI 397
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From 31 to 50% AMI 215
From 51 to 80% AMI 171
Total Units 783
In order to meet its obligation for affordable housing, Rosemount has guided land at densities
consistent with the Met Council guidelines for providing such housing, which includes:
• 12 units/acre to address the allocation of affordable housing need at <50% AMI. This
combines the allocation at <30% AMI and 31-50% AMI.
• 6 units/acre to address the allocation of affordable housing need at 51-80% AMI.
The table below is derived from the projections in Table 5.13, and has been calculated based on the
amount of vacant or undeveloped land within the 2030 MUSA boundary for Rosemount and uses
the low end of the projected density range for each land use category. The high density number
assumes that 13 acres (25% of the land area) in downtown may be redeveloped for high density
housing at 20 units per acre consistent with the City’s minimum density requirement for the DT
land use category.
Table 5.15 Affordable Housing Capacity
Total Undeveloped
Area (2020-2030)
Projected Number (At
Minimum Densities)
20 units Per Acre (DT) 12.9 258
12 Units Per Acre (HDR) 62 744
6 Units Per Acre (MDR) 217 1,302
The above chart illustrates that the City of Rosemount has the capacity to provide 1,002 units at
densities above 12 units per acre, which exceeds the City’s obligation of 612 units at <50% AMI.
The potential for 1,302 units at 6 units per acre also exceeds the City’s obligation for 171 units at 51-
80% AMI.
HOUSING GOALS AND POLICIES
1. Design subdivisions to create independent neighborhoods.
A. Facilitate neighborhood planning for improvements which reinforce neighborhood
unity, safety, and identity.
B. Natural corridors or buffer yards shall be utilized along boundaries of dissimilar
housing types and densities by maximizing the use of existing landforms, open space,
and vegetation to enhance neighborhood identity and integrity.
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C. All transitional residential areas shall provide a unique urban/rural character with a
mixture of housing types, but with a relatively low average net density of 2.0 dwelling
units per acre, with a lower density along areas guided for rural residential use.
D. Encourage the use of planned unit developments to protect and enhance natural
features, open space, and to provide appropriate neighborhood transitions.
2. Provide recreational opportunities within and between neighborhoods.
A. Implement the Parks System Plan when locating parks and recreational facilities
within neighborhoods.
B. Incorporate pedestrian-friendly neighborhoods with sidewalks and trails as important
design elements.
C. Provide pedestrian and recreational trail connections with the adjacent land uses.
D. Trails shall be planned to connect public areas and create pedestrian pathways within
natural corridors.
E. Design medium density housing with private amenities and open space for the
residents of the medium density housing.
3. Design neighborhoods to incorporate the existing environment and natural
resources.
A. Streets shall be designed to follow the natural contour of the property and shall
provide necessary vehicle connections throughout the geographic area.
B. Steep slopes shall be protected from development.
C. Development near wetlands and woodlands shall follow the Wetland Management
Plan and Tree Preservation Ordinance to ensure their preservation/protection and
incorporation into the natural landscape design of each development.
D. Clustering of housing units shall be designed into planned unit developments and the
transitional residential area to conserve the land’s natural resources.
4. Provide a mixture of rental and home ownership opportunities to provide life cycle
housing.
A. Encourage the construction of a variety of single family home sizes and styles to
increase home ownership opportunities.
B. Encourage the development of owner occupied medium density housing.
C. Provide ownership opportunities for seniors with access to transit and
public/institutional facilities.
D. Provide rental opportunities for young adults and recent college graduates returning
to Rosemount.
E. Provide an opportunity for student housing near Dakota County Technical College.
F. Implement a rental inspection program to ensure that properties are maintained.
5. Locate the different housing styles within the appropriate areas.
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A. Identify areas in the plan for multi-family housing to clearly communicate City’s plan
for these areas and preserve land for higher density housing where it can be best
integrated with the surrounding development.
B. Disperse medium density residential throughout the community to avoid entire
neighborhoods of medium density residential.
C. Disperse high density residential in appropriate areas throughout the community to
avoid entire neighborhoods of high density residential.
D. Locate high density residential with access to the collector and arterial street
network.
E. Locate high density residential in conjunction with Downtown and the commercial
areas along County Road 42 to create mixed use neighborhoods and transit oriented
districts.
F. Provide opportunities for seniors to live near their children and families.
6. Provide workforce and affordable housing opportunities through cooperative effort
with other agencies.
A. Work with the Dakota County Community Development Agency (CDA) and other
state and federal agencies to provide workforce and affordable housing
opportunities.
B. Work with Habitat for Humanity and similar organizations, along with Dakota
County Community Development Agency (CDA) and other state and federal
agencies, to provide affordable housing opportunities and to redevelop and
rehabilitate older homes in the City.
7. Maintain the rural character of northwest Rosemount.
A. Discourage the placement of structures on top of exposed ridge lines.
B. Allow clustering where natural areas and active agriculture can be retained.
C. Maximize the retention of vegetation, maintain natural landforms, and minimize
lawn areas.
D. Define, during the platting process, building envelopes that avoid the location of
structures in areas needing to be preserved.
E. Protect open space or conservation areas with conservation easements. These tools
are intended to be used for environmental and scenic resource protection, not public
access.
IMPLEMENTATION PLAN
IMPLEMENTATION STRATEGIES
The attached chart provides an example of implementation strategies that could be considered by
Rosemount and will need to be modified specifically for the City of Rosemount.
Continue to next page
EXISTING HOUSING NEEDS
Identified Need Available Tools Circumstances and Sequence of Use
Maintenance
assistance for low-
income homeowners
at or below 60% AMI
(identified on p. 25)
CDBG Following HUD’s schedule of annual CDBG allocations, we will
reserve a portion (up to 50%) of our CDBG allocation each year
to continue our home rehab program for low- and moderate-
income homeowners.
Referrals We will review and update our reference procedures and training
for applicable staff by 2021, including a plan to maintain our
ability to refer our residents to any applicable housing programs
outside the scope of our local services.
Rental units for
large families at all
affordability levels
Tax-Increment Financing It is unlikely we would support the use of TIF for this use.
Tax Abatement We would consider tax abatement for large rental project
proposals that are inside the Lake Valley Heights School District
and supported by the Lake Valley Heights School Board.
Community development
Agency (CDA)
We will coordinate with the Valley Heights Community
Development Agency that serves our city to best align
their resources with this stated need. We will review our
implementation plan on an annual basis, beginning in 2020, with
the Valley Heights CDA to ensure we are utilizing their resources
most effectively.
Local Funding Resources:
LCDA
We would strongly consider supporting/sponsoring an
application to Livable Communities Account programs for multi-
family rental proposals with units suitable for large families, and
in areas guided for high density residential.
Local Funding Resources:
CDBG
We will explore the use of a portion (no more than 15% of our
total allocation in any given year) of our CDBG funds to create a
low-interest revolving loan fund for the rehabilitation of existing
large-unit rental properties in exchange for a minimum period of
income restricted affordability. This study will be documented
and completed by 2026.
Rental units for
large families at all
affordability levels,
continued.
Local Funding Resources:
HOME
We will explore with Valley Heights County the application for
HOME funds to provide rental assistance to low and moderate
income households that are in existing rental units suitable for
large families. We will document this exploration and its results
by 2023.
Super RFP We would strongly consider supporting/sponsoring an
application to Super RFP programs for large unit rental project
proposals in areas guided for high density residential uses.
Housing Bonds We would consider issuing Housing Bonds to support a rental
project with units suitable for large families in the Lake Valley
Heights School District. However, there are competing priorities
and limitations to city bonding authority.
Preservation strategies:
4d
We will approach identified owners of existing large-unit rental
properties to discuss the possibility of 4d program tax breaks by
2025.
Preservation Strategies We will explore the use of a portion (no more than 15% of our
total allocation in any given year) of our CDBG funds to create a
low-interest revolving loan fund for the rehabilitation of existing
large-unit rental properties in exchange for a minimum period of
income restricted affordability. This study will be documented
and completed by 2026.
Site Assembly We would strongly consider supporting/sponsoring an
environmental clean-up grant application for an affordable large-
unit rental project within the Lake Valley Heights School District.EXAMPLE
Continue to next page
Identified Need Available Tools Circumstances and Sequence of Use
Rental units for
large families at all
affordability levels,
continued
Referrals We will review and update our reference procedures and training
for applicable staff by 2021, including a plan to maintain our
ability to refer our residents to any applicable housing programs
outside the scope of our local services.
Senior housing
affordable at 30-51%
AMI
TIF It is unlikely we would support the use of TIF for this use.
Tax Abatement We would consider tax abatement for a senior housing project
affordable at 30-50% AMI.
CDA We will coordinate with the Valley Heights Community
Development Agency to best align their resources with this
stated need. We will review our implementation plan on an
annual basis, beginning in 2020, with the Valley Heights CDA to
ensure we are utilizing their resources most effectively.
Local Funding Resources:
LCDA
We would strongly consider supporting/sponsoring an
application to Livable Communities Account programs for senior
housing proposals affordable at 30-50% AMI.
Local Funding Resources:
CDBG
We do not plan on using any allocated CDBG funds for senior
housing.
Super RFP We would strongly consider supporting/sponsoring an
application to Super RFP programs for senior housing affordable
at 30-50% AMI.
Housing Bonds We do not plan on issuing Housing Bonds to support senior
housing development.
Preservation Strategies:
4d
We would consider implementing the 4d tax program for senior
housing developments affordable at 31-50% AMI.
Site Assembly We would strongly consider supporting/sponsoring an
environmental clean-up grant application for senior housing
affordable at 30-50% AMI.
Expedited Pre-application
Process
We will create a pre-application process to identify ways
to minimize unnecessary delay for projects prior to formal
application process. We will document and initiate this new
process by 2020.
Referrals We will review and update our reference procedures and training
for applicable staff by 2021, including a plan to maintain our
ability to refer our residents to any applicable housing programs
outside the scope of our local services.
Preservation of
naturally-occurring
affordable housing
within all levels of
affordability, especially
near future transit
station(s)
Local Funding Resources:
CDBG
We will explore the use of a portion (no more than 15% of our
total allocation in any given year) of our CDBG funds to create a
low-interest revolving loan fund for the rehabilitation of existing
residential properties near future transit stations in exchange for
a minimum period of income restricted affordability. This study
will be documented and completed by 2026.
Preservation Strategies:
4d
We will approach identified owners of existing naturally occurring
affordable residential properties near the planned Lake Valley
Transit Station to discuss the possibility of 4d program tax
breaks by 2025.
Referrals We will review and update our reference procedures and training
for applicable staff by 2021, including a plan to maintain our
ability to refer our residents to any applicable housing programs
outside the scope of our local services.EXAMPLE
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PROJECTED HOUSING NEEDS
Identified Need Available Tools Circumstances and Sequence of Use
Allocation of Affordable
Housing Need below
30% AMI: 239 units
Guiding land at densities
that support affordable
housing
See our future land use plan and projected housing needs
section of the housing chapter of this comprehensive plan.
TIF We would consider TIF for proposals of this housing type in
the locations guided at the appropriate densities and land use
categories as shown on our future land use map.
Tax Abatement We would consider tax abatement for proposals of this housing
type in the locations guided at the appropriate densities and land
use categories as shown on our future land use map.
CDA We will coordinate with the Valley Heights Community
Development Agency to best align their resources with this
stated need. We will review our implementation plan on an
annual basis, beginning in 2020, with the Valley Heights CDA to
ensure we are utilizing their resources most effectively.
Local Funding Resources:
LCDA
We would strongly consider supporting/sponsoring an
application to Livable Communities Account programs for new
housing affordable at less than 30% AMI in the highest density
locations of our future land use map.
Local Funding Resources:
CDBG
We do not plan on using any allocated CDBG funds for this
housing type specifically, but competing projects seeking CDBG
funding would be prioritized if they also met this need and are in
the highest density locations of our future land use map.
Local Funding Resources:
HOME
We will explore with Valley Heights County the application for
HOME funds to address this housing type. We will document this
exploration and its results by 2023.
Super RFP We would strongly consider supporting/sponsoring an
application to Super RFP programs for housing affordable at less
than 30% AMI in the highest density locations of our future land
use map.
Housing Bonds We would consider issuing Housing Bonds to support this
housing type in our highest density locations of our future land
use map.
Site Assembly We would strongly consider supporting/sponsoring an
environmental clean-up grant application for housing affordable
below 30% AMI.
Site Assembly We would strongly consider using any awarded funds, including
but not limited to the programs described above, to assemble
a site in the locations identified in our future land use map for
this housing type. This could include acquiring and holding land,
as well as sub-allocating such monies to a qualified developer
approved by our City Council.
Site Assembly We will continue to actively participate in the Twin Cities Land
Bank’s ‘First Look’ program and attempt to strategically acquire
any foreclosed properties that are guided for high densities and
represent a reasonable location to expect housing of this type to
be developed by 2030.EXAMPLE
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Identified Need Available Tools Circumstances and Sequence of Use
Allocation of Affordable
Housing Need between
31% and 50% AMI: 467
units
Guiding land at densities
that support affordable
housing
See our future land use plan and projected housing needs
section of the housing chapter of this comprehensive plan.
TIF We would consider TIF for proposals of this housing type in
locations guided at the appropriate densities and land use
categories as shown on our future land use map.
Tax Abatement We would consider tax abatement for proposals of this housing
type in locations guided at the appropriate densities and land
use categories as shown on our future land use map.
CDA We will coordinate with the Valley Heights Community
Development Agency to best align their resources with this
stated need. We will review our implementation plan on an
annual basis, beginning in 2020, with the Valley Heights CDA to
ensure we are utilizing their resources most effectively.
Local Funding Resources:
LCDA
We would strongly consider supporting/sponsoring an
application to Livable Communities Account programs for new
housing affordable between 31 and 50% AMI in locations guided
at the appropriate densities and land use categories as shown
on our future land use map.
Local Funding Resources:
CDBG
We do not plan on using any allocated CDBG funds for this
housing type specifically.
Local Funding Resources:
HOME
We will explore with Valley Heights County the application for
HOME funds to address this housing type. We will document this
exploration and its results by 2023.
Super RFP We would strongly consider supporting/sponsoring an
application to Super RFP programs for housing affordable at 31-
50% AMI in the locations guided at the appropriate densities and
land use categories as shown on our future land use map.
Housing Bonds We would consider issuing Housing Bonds to support this
housing type in locations guided at the appropriate densities and
land use categories as shown on our future land use map.
Site Assembly We would strongly consider supporting/sponsoring an
environmental clean-up grant application for housing affordable
at 31-50% AMI.
Site Assembly We would strongly consider using any awarded funds, including
but not limited to the programs described above, to assemble a
site in the locations guided at the appropriate densities and land
uses as shown in our future land use map, for this housing type.
This could include acquiring and holding land, as well as sub-
allocating such monies to a qualified developer approved by our
City Council.
Site Assembly We will actively participate in the Twin Cities Land Bank
‘First Look’ program and attempt to strategically acquire any
foreclosed properties that are guided at the two highest density
land uses and represent a reasonable location to expect housing
of this type to be developed by 2030.EXAMPLE
Continue to next page
Identified Need Available Tools Circumstances and Sequence of Use
Allocation of Affordable
Housing Need between
51% and 80% AMI: 314
units
Guiding land at densities
that support affordable
housing
See our future land use plan and projected housing needs
section of the housing element.
TIF We will consider TIF for housing proposals of this type if they are
part of a mixed income development with at least 20% of new
units being affordable at 60% AMI.
Tax Abatement We will consider Tax Abatement for housing proposals of this
type if part of a mixed income development with at least 20% of
new units being affordable at 60% AMI.
CDA We will coordinate with the Valley Heights Community
Development Agency to best align their resources with this
stated need. We will review our implementation plan on an
annual basis, beginning in 2020, with the Valley Heights CDA to
ensure we are utilizing their resources most effectively.
Local Funding Resources:
LCDA
We would strongly consider supporting/sponsoring an
application to Livable Communities Account programs for new
housing affordable between 51 and 80% AMI in any residential
locations of our future land use map.
Local Funding Resources:
CDBG
We do not plan on using any allocated CDBG funds for this
housing type specifically.
Super RFP We would strongly consider supporting/sponsoring an
application to Super RFP programs for housing affordable at 51-
80% AMI in any residential locations of our future land use map
in a mixed-income proposal with at least 20% affordable at 60%
AMI.
Housing Bonds We do not plan on issuing Housing Bonds to support this type of
housing development.
Site Assembly We would strongly consider supporting/sponsoring an
environmental clean-up grant application for housing affordable
at 51-80% AMI.
Site Assembly We would strongly consider using any awarded funds, including
but not limited to the programs described above, to assemble
a site in any residential locations of our future land use map for
a mixed-income proposal with at least 20% affordable at 60%
AMI. This could include acquiring and holding land, as well as
sub-allocating such monies to a qualified developer approved by
our City Council.
Site Assembly We will actively participate in the Twin Cities Land Bank’s
‘First Look’ program and attempt to strategically acquire any
foreclosed properties that are guided at the two highest density
land uses and represent a reasonable location to expect housing
of this type to be developed by 2030.EXAMPLE
Metropolitan Council
390 Robert Street North
Saint Paul, MN 55101
metrocouncil.org
Main: 651.602.1000
TTY: 651.291.0904
Public Information: 651.602.1500
public.info@metc.state.mn.us
LOCAL PLANNING HANDBOOK
October 2016
GENERAL HOUSING NEEDS
Identified Need Available Tools Circumstances and Sequence of Use
Tools to address
multiple housing
needs and improve
our housing strategy
capacity in general
Participation in Housing
Related Organizations:
Regional Council of
Mayors
The Honorable Mayor of Lake Valley Heights will participate or
designate an appropriate representative to actively engage in the
Urban Land Institute Minnesota’s Regional Council of Mayors
group.
Participation in Housing
Related Organizations:
Housing Collaborative
Institute
Staff from Lake Valley Heights City will continue to be an active
member of the Housing Collaborative Institute.
Fair Housing Policy
Zoning and Subdivision
ordinances
We will be reviewing our zoning and subdivision ordinances to
identify any regulations that inhibit the housing priorities in this
document. This effort is slated for completion by 2020.
Expedited Pre-application
Process
We will create a pre-application process to identify ways to
minimize unnecessary delay for projects that address our stated
housing needs, prior to a formal application submittal. We will
document and roll out this new process by 2020.
Inclusionary Housing
Policy
This type of table provides a clear indication of what tools your community is willing to employ to address particular
housing needs. In this example, only a brief description of whether or not a tool would be used is provided – the reason
for that decision is not clear. To meet the minimum requirements of the housing implementation program a deeper
discussion of why tools are allocated differently among the stated needs is also necessary. This can occur in a similar
table with more detailed information in a column titled “Circumstances and sequence of use”, or with a separate
narrative that addresses overarching policies in the use of specific tools such as TIF or CDBG.
Again, there are many ways to accomplish this outcome – the table above is only one example to illustrate a potential
way to meet the minimum requirements of the housing implementation program of your comprehensive plan.EXAMPLE