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HomeMy WebLinkAbout1977 10-11 HCMCall to Order Roll Call Approval of Minutes 9 -13 -77 Metropolitan Council Housing Presentation MINUTES OF THE PROCEEDINGS OF THE HOUSING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION OCTOBER 11, 1977 CITY HALL The Brooklyn Center Housing Commission met in regular session and was called to order by Chairman Howard at 7:35 p.m. Chairman Howard, Commissioners Hastings, Beikler, Plummer and Weitzel. Also present were Mayor Cohen, Councilmen Britts, Kuefler, and Fignar, Chairman Scott and Commissioner Jacobson of the Planning Commission, Director of Planning and Inspection Blair Tremere, Plan- ning and Inspection Aide Laurie Thompson and Administra- tive Assistant Ronald Warren. Chairman Howard reported that Commissioner Duenow had informed him that she would be unable to attend this evening's Commission meeting because of a prior committ- ment and, therefore, was excused. Motion by Commissioner Plummer and seconded by Commis- sioner Hastings to approve the minutes of the September 13, 1977 Housing Commission meeting as submitted. The motion passed unanimously. Chairman Howard introduced the next item of business on the agenda, that of a presentation relating to the Metro- politan Council Housing Guide and Policies. He explained that Nancy Reeves of the Metropolitan Council Housing staff was present this evening to review the Metropolitan Housing Development Guide and to respond to questions the Commission might have relating to this guide and the Metropolitan Council housing policies. Commissioner Magnuson arrived at 7:37 p.m. Chairman Howard recognized Nancy Reeves who stated that she intended to review Metropolitan Council policies regarding housing development framework and their effect on fully developed areas such as Brooklyn Center. She explained that the Metropolitan Council was established approximately ten years ago by the State Legislature and nat one of its areas of concern is housing in the Twin Cities metropolitan area. She stated that the first housing guide was adopted in 1970 and revised in 1973 and later amended in 1977 and that various housing allocation plans were adopted in conjunction with the housing development guide. She pointed out that the housing development guide sets forth all the regional housing plans and policies for the Twin Cities metropolitan area. She added that the allocation plan was adopted to facilitate local housing planning and is a cornerstone for that planning. She further explained that the primary function of the plan is to serve as a guide to the decisions the Metropolitan Council must make in the housing field and to identify major housing problems from a metropolitan perspective. She stated that housing plans originally were developed to address housing problems for low income people but that the Metropolitan Council soon became aware that rising housing costs affected all persons not only low income people. Commissioner Haroldson arrived at 7:42 p.m. Commissioner Turner arrived at 7:43 p.m. She reported that the rapid increase in prices of homes and the inadequate supply of newly built housing have meant that middle as well as low income persons are increasing unable to afford housing that meets their needs and desires. She further stated that prospects for the future are even more grim and that the area faces an unprecedented demand for new housing in the next decade. She added that the area's housing is aging, and there is an increasing need for neighborhood preservation in housing rehabilitation. She pointed out that center cities are experiencing difficulty attracting the mddle and upper income market rate new housing necessary to maintain an economically diverse population. She reported that the housing development guide identifies both existing and future major housing problems which include the following: First, there is an inadequate supply of lower cost housing in good condition and large numbers of people are inadequately housed; second, low and moderate income housing is largely concentrated within the two center cities; third, middle income persons are increas- ingly unable to afford housing suitable to their suitable to their needs and wishes. In addition to these problems she stated that the Twin Cities area faces an unprecedented demand for housing in the future and that in the next ten years, 220,000 new housing units, or 22,000 units each year will be needed. She explained that it will take careful planning and coordination to insure that the new housing which is built will promote orderly and economic growth, will be coordinated with the provision of services and will protect the natural environment. She reported that another problem is the fact that the metropolitan area's housing is aging, and there is an increasing need for neighbor- hood preservation and housing rehabilitation. She pointed out that almost forty percent of all Twin Cities area housing is 10-11-77 -2- more than thirty years old and that two thirds of the housing in Minneapolis and St. Paul was built prior to 1940. She reported that the Metropolitan Council housing goals and objectives are directed toward the realization of the national goal of a decent home and a suitable living envi- ronment for every American family. She added that the Metropolitan Council housing development guide plan is designed to acheive two overall housing goals within the Twin Cities metropolitan area that being; 1. increase the supply of housing in price ranges affordable to all area residents and promote greater diversity of locational choice throughout the metropolitan area. 2. maintain and improve the existing housing in the area and stimulate revitaliza- tion of the center cities and older developed areas. Ms. Reeves reported that based on the existing and poten- tial housing problems in the area, as well as future needs, it is possible to set forth objectives for the area. She explained that the objectives set specific targets against which progress can be measured and are as follows: 1. Construct 220,000 housing units between 1975 and 1985, or 22,000 units each year and distribute the units in accord with the area plan. 2. Provide 99,850 subsidized units for low and moderate income households between 1975 and 1985, or 9,985 units each year, and distribute the units in accord with the subsidized housing allocation plan. 3. Rehabilitate 179,000 units between 1975 and 1985, or 17,900 units each year, and distribute appropriate rehabilitation funds in accord with the rehabilitation allocation plan. She stated that the allocation plan for subsidized housing is a fair share plan with each municipality in the metro- politan area being expected to provide its fair share of subsidized housing rather than to have high concentrations of subsidized housing in central cities which have been burdened with such housing since the 1930's. She stated that the housing guide contains many plans and policies which relate to and effect local units of govern- ment. She explained that communities vary in their housing needs and problems, and that there are different expecta- tions of local communities based on their particular housing situation and geographic location within the metropolitan area. She added that in addition to the policies contained in the housing guide, the Council's development framework plan has a relationship to the housing planning of individual communities. She further stated that the development framework delineates a number of geographic policy areas with varying housing roles and responsibilities for commu- nities within these policy areas. She reported that the development framework delineates a Metropolitan Urban -3- 10 -11 -77 Service Area (M.U.S.A.) which is the area within which residential development is actively encouraged to locate. She further explained that the M.U.S.A, delineation establishes a basic Council housing policy for all communities within its confines, that being that these communities have a responsibility to provide housing for persons with a range of incomes and to provide sufficient land in their community plans to accomodate the total housing projected for their community. She added that these communities have priority for metropolitan investments in public services and facilities and also an accompanying responsibility to provide housing for persons with a range of incomes. Ms. Reeves reported that these communities also have an obliga- tion to take such actions as are within their control to facilitate the provision of an adequate supply of modest cost market rate housing and that each community within the M.U.S.A. line is expected to undertake planning and implementation activities directed toward providing adequate land for future housing growth and for providing housing for persons with a range of incomes to meet projected area wide needs. She stated that communities and townships outside the M.U.S.A. line are expected to plan only for limited residential growth and they are not expected to be the locations for subsidized housing but they do have a responsibility to identify any housing needs such as rehabilitation needs. She reported that the major policy areas include the fully developed central cities, the fully developed suburbs, the area of planned urbanization, free standing growth centers, and rural service areas depicted these areas on a transparency indicating the Twin Cities metropolitan area. She reported that Brooklyn Center is a fully developed suburban area which by definition is the older, mostly developed suburban areas that are characterized by fairly limited amounts of vacant land, a limited supply of low cost housing, and a generally high level of services and facilities which are needed to support subsidized housing. She added that Brooklyn Center is a first priority area because of its location, its level of services, and the facilities available. She further stated that with respect to the housing stock in Brooklyn Center, seventy percent is made up of single family homes, twenty eight percent is multi family residential units and two percent is townhouses, while the same statistics for the entire metropolitan area are sixty three percent for single family homes, thirty four percent for multi- family homes, and one percent townhouses. She stated that based on these statistics it seems that Brooklyn Center has an over supply of single family homes and is somewhat lacking in the multi- family area. She reported that Brooklyn Center, being a fully developed area, a prime area for housing of all sorts including low income, subsidized housing, moderate income housing as well as middle and upper income housing. She explained that this is 10 -11 -77 -4- Metropolitan Council Housing Presentation Continued also an area where there is a need to encourage housing for young families to provide a well rounded population mix. She pointed out that the land available in a fully developed area is very valuable and that it is recom- mended that it be used at its highest use for housing purposes. She reported that every community has a responsibility to share in the housing needs of the metropolitan area and provide a variety of housing as well. She stated that the metropolitan systems statement has identified a need for 2,263 housing units in Brooklyn Center by 1990 and that a recently completed land inventory in- dicates that there is land available in Brooklyn Center for approximately 2,000 housing units. She added that Brooklyn Center needs a variety of housing types in varying price categories and that presently only thirteen percent of the available housing in Brooklyn Center is affordable to low and middle income families. She concluded by stating that the needs for housing in the metropolitan area are evident and the challenges are there, and that she hopes, and feels, that Brooklyn Center can meet these challenges. Recess The Brooklyn Center Housing Commission recessed at 8:20 p.m. and resumed at 8:40 p.m. Following the recess, Chairman Howard opened the meeting to members of the Commission for the purpose of questioning Ms. Reeves relative to her presentation. Commissioner Plummer stated that there had recently been discussion among members of the Housing Com- mission regarding the adverse effects the location of a freeway could have on potential residential develop- ment. She noted that in the housing development guide reference was made to the fact that negative environ- mental factors caused by freeways can be eliminated or reduced through the use of berming techniques, the placement of frontage road, and proper planting of trees and shrubs and that freeways do not necessarily have to have an adverse effect on residential development. Commissioner Haroldson asked Ms. Reeves to clarify her statement regarding the seeming lack of apartment units in Brooklyn Center. Mrs. Reeves stated that in comparison to the metropolitan Twin Cities area, Brooklyn Center is somewhat low in the amount of multi- family units available. She stated that presently approx- imately twenty -eight percent of all the residential units in Brooklyn Center are multi- family units while thirty four percent of all the residential units in the metro- -5- 10- 1.1 -77 politan area are multi family units. She added that Brooklyn Center is somewhat higher in the amount of single family homes and that approximately seventy percent of Brooklyn Center's housing units are single family while approximately sixty- three percent of residential units in the metropolitan area are single family units. She explained that these figures are used fbr comparative purposes only. Commissioner Haroldson stated that it seems that the M.U.S.A. line, beyond which residential development is not encouraged, tends to make land costs in Brooklyn Center to remain at a higher level. He questioned if development was allowed beyond the M.U.S.A. line wouldn't it allow land costs to be lower in Brooklyn Center. Ms. Reeves responded that the M.U.S.A. line was adopted about a year ago and that there has never been any indication that land is more expensive in Brooklyn Center, or any other fully developed inner ring suburbs, because of that line. She added that it is true that land be- yond the M.U.S.A. line is cheaper but pointed out that this land is without urban services. She explained that in the long run, if these services were provided to land beyond the M.U.S.A. line the price of that land would probably be as high. Councilman Fignar stated that the Metropolitan Council does not preclude development of property beyond the M.U.S.A. line for residential purposes, but in effect forwarns these people that normal urban services won't be extended beyond this line into the rural service area. Ms. Reeves stated that the Metropolitan Council policy does not encourage urban scale residential development in the rural service area, which is beyond the M.U.S.A. line nor does the Council policy support the development of subsidized housing in the rural areas. She added that it is also the Metropolitan Council policy that, outside of rural towns, housing will be permitted only when it is clearly rural in nature, that being no more than forty housing units or platted lots to a section. She added that large lot size requirements may be necessary in these areas to protect the enviroment and to insure rural scale growth. Councilman Fignar stated that the allocation figures recently discussed indicate that Brooklyn Center will need approx- imately 2,263 more residential units than it presently has by the year 1990. He pointed out that projections indicate that Brooklyn Center's population will also decline by the year 1990 and inquired as to why there would be a need for more housing units if there is a concurrent decline in population. Ms. Reeves responded that the fact that projections estimate 10 -11 -77 -6- a decline in the population of Brooklyn Center by the year 1990 do not mean that there will be the need for less housing units. She explained that this was based on the consideration that the size of families will be smaller in 1990 than they are presently. She pointed out that Brooklyn Center now has an approximate population of 35,000 people and approximately 10,000 housing units which means there are about 3.5 persons per household in Brooklyn Center. She stated that the population estimate for Brooklyn Center could be 32,000 by the year 1990 and that if the number of people per household dropped to approximately 2.5 persons per household there would be a need for 12,800 households in Brooklyn Center which would mean 2,800 units would be needed. In response to an inquiry by Commissioner Hastings, Ms. Reeves stated that the Metropolitan Council allocation for subsidized housing for the elderly is approximately forty percent. She added that they are also dealing with the types of housing needed for the elderly and pointed out that a variety of housing types are wanted by the elderly and must be considered when attempting to address the problems of subsidized housing for the elderly. Commissioner Plummer inquired as to what a land write down policy entails. Ms. Reeves explained that this is a vehicle used for increasing housing availability while decreasing costs. She stated that usually a land write down policy involves a local housing auth- ority which utilizes its own funds, or other funds such as community development funds, to buy property for potential use as housing. She added that the housing authority would then hold onto the land for sometime and sell it to developers at a lower price to make the property better available for subsidized or lower priced housing. Chairman Howard acknowledged the presence of Mayor Cohen, Councilman Britts, Councilman Kuefler, Council- man Fignar, Brooklyn Center School District Super- intendent Doug Rossi, and Chairman Scott and Commis- sioner Jacobson of the Planning Commission. He opened the meeting for purposes of public discussion and questions relating to Ms. Reeves presentation. Councilman Kuefler commented that it is projected that -7- 10 -11 -77 Brooklyn Center will need 2,263 more housing units by the year 1990. He inquired as to what leverage, or discipline, the Metropolitan Council has if a community would rezone present residential property and use it for other purposes, thus making it difficult to realize the goal established for residential housing needs by the Metropolitan Council. Ms. Reeves stated that policy number 39 of the housing development guide states that "in reviewing applications for funds, the Metropolitan Council will recommend priority in funding based on the local unit of government's present provision of housing for low and moderate income persons and its plans and programs to provide such housing in the future". She added that to encourage and support such local efforts, the Metropolitan Council uses its review authority to recommend funding priorities for communities based on their performance and that the Metropolitan Council rewards those communities which have provided a full range of housing opportunities and help compensate for any additional costs for services that might be incurred by subsidized and lower cost units. She explained that the Metropolitan Council is required by the Federal government to review all applications for community development funds and in addition reviews applica- tions for transportation, criminal justice, parks and open space and aging grants and requires that the applicants for these grants show consistency with the Metropolitan Council allocation plan for subsidized housing. She concluded by stating that communi- ties not performing adequately in terms of their overall housing performance will not be looked upon favorably for the awarding of these grants. In response to an inquiry by Councilman Britts, Ms. Reeves stated that approximately thirty -two percent of the people that need housing subsidies or assistance do not qualify because their income is beyond that allowable for the subsidy or assistance. She explained that in reality nothing is available for these people they "fall through the cracks so to speak" because of their income but cannot in reality afford housing. She pointed out that presently a study is: being conducted on how to meet the needs of this income group. Further discussion ensued relative to meeting the housing needs of various people that cannot qualify for the present type of sub- sidy or assistance. Ms. Reeves stated that persons on the upper level of moderate income, within an income in excess of $16,000 for a family of four, have a problem of providing housing for their family but yet do not qualify for some assistance programs. Mayor Cohen stated that possibly the Housing Commission could look at problems such as this and see what, if anything, other communities are doing to address these problems. Chairman Howard pointed out the importance of retaining presently zoned residential land in Brooklyn Center to meet the projected housing needs of Brooklyn Center. 10 -11 -77 -8- Brookdale Ten Apartment Update Commissioner Plummer commented that the City of Bloomington recently downgraded densities for residential properties and also eliminated or modified some of the minimum size lot requirements and various setback requirements in an attempt to reduce housing costs. She suggested that perhaps the City should look at its requirements to see if they needlessly add to the costs of housing. Ms. Reeves responded that the Metropolitan Council had recently conducted a study in conjunction with the Association of Metropolitan Municipalities on zoning standards in the metropolitan area. She ex- plained that in this study they developed a number of minimum criteria as guidelines for helping to reduce housing costs and yet maintaining adequate standards for housing development. She pointed out that Brooklyn Center was well within these guidelines and stated that she did not feel there was a need for change in this area in Brooklyn Center. Following further discussion, Councilman Kuefler thanked the Housing Commission for presenting an informative and timely topic for discussion. He stated that he felt this meeting was a good opportunity for gathering updated information on housing needs in Brooklyn Center as well as the metropolitan area. Mayor Cohen commented that he had received a letter of resignation from Chairman Lou Howard which wa s effective following the Housing Commission meeting in November. He stated, on behalf of the City Council, he wished to thank Chairman Howard for his efforts and services to the community in serving on the Housing Commission since its inception. In response to an inquiry by Commissioner Haroldson, the Director of Planning and Inspection stated that the City has encountered some problems with the Brookdale Ten Apartment complex. He stated that this complex may well be the first apartment complex in Brooklyn Center, since the adoption of the Housing Maintenance Ordinance and the licensing procedures for rental dwellings, in which the City will have to take some type of legal action. He further stated that at first the City was able to gain compliance from the manage- ment of the Brookdale Ten Apartments to correct various deficiencies but that it appears that things have re- gressed at the apartment complex in terms of main- tenance within the last few months. The Director of Planning and Inspection reported that compliance orders have been written regarding items that need to be addressed by the management of the -9- 10 -11 -77 apartment complex but that the owner has essentially been ignoring these compliance orders. He pointed out that the owner of the apartment in many cases does not agree with the constitutionality of some of the specific sections in the ordinance and may challenge these things in court. He stated that the bottom line in this whole matter is that nothing is being done by the owner to correct the deficiencies noted. He added that in essence the City is proceeding carefully and is develop- ing a case so to speak if this matter should go to court. The Director of Planning and Inspection explained that there are a number of alternatives open to the City with respect to the noncompliance of Brookdale Ten with the Housing Maintenance Ordinance. He stated that if administrative efforts to correct the deficiencies fail, the City can red tag the apart- ment and not permit further occupancy. He also explained that the matter could be brought before the City Council with a recommendation to suspend the license. He pointed out that if the City Council agreed to suspend the license, Brookdale Ten would not be permitted to rent units. A lengthy discussion ensued relative to the Director of Planning and Inspections report with the Director of Planning and Inspection stating that it is the City's intention to proceed as the ordinance sets forth with the intention of gaining compliance with the ordinance. In response to an inquiry by Chairman Howard, the Director of Planning and Inspection stated that the owner of the apartment would, in all likelihood, not utilize the appeal process for a compliance order and has not chosen to exercise this right at this time. He pointed out that one course of action for the City would be to issue a formal complaint against the owner of the apartment rather than to continue with compliance orders as it is apparent that the owner has no intention of complying with these compliance orders. Motion by Commissioner Haroldson and seconded by Commissioner Adjournment Magnuson to adjourn the meeting. The motion passed unan- imously. The Brooklyn Center Housing Commission adjourned at 9 :37 p.m. Chairman 4 1