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HomeMy WebLinkAbout1991 04-02 HCM b 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 APRIL 2, 1991 CITY HALL CALL TO ORDER The Brooklyn Center Housing Commission was called to order at 7 p.m. ROLL CALL Commissioners Ernie Erickson, Pamela Frantum, Barbara Jensen, Robert Torres and Jon Perkins. Also present were Council Liaison Phil Cohen, Councilmember Dave Rosene, City Planner Gary Shallcross and Assistant EDA Coordinator Tom Bublitz. Absent and excused from the meeting were Chairman Nicholas Eoloff and Commissioners John Kalligher and Neal Nelson. PRESENTATION BY GUEST SPEAKER MARY VOGEL The Assistant EDA Coordinator introduced Mary Vogel who is the research department head for the University of Minnesota School of Architecture and Landscape Architecture and an architect for the firm of BB &F Architects. He explained Ms. Vogel authored the report entitled, "Expanding Opportunities for Single Parents Through Housing." He stated Ms. Vogel was here this evening to review the design guidelines' portion of the report and to discuss the issues the Housing Commission has been addressing regarding large- family housing. Ms. Vogel began her presentation by explaining the expanding opportunities for single parents' report, which the Housing Commission has been reviewing, began when the Minneapolis Housing Fund wanted to address the issues of what would be appropriate housing for single parent families. She explained the Housing Fund wanted to go beyond the usual kinds of things examined, such as the structure of the neighborhood. She also pointed out the issues which are appropriate for single parents, with regard to housing, are also appropriate for two parent families. Ms. Vogel then showed a slide presentation to commission members which included an example of a restoration of a multifamily building near the Minneapolis Art Institute and plans showing the conversion of the old Deaconess Hospital dormitory where the top levels of the dorm are being converted for single parent housing for the Minnesota Indian Women's Resource Center. She then showed a slide of a similar conversion of a dormitory at Bemidji State University where the Pine Hall Residence was converted from a dormitory to single parent housing. Ms. Vogel then showed plans 4/2/91 -1- for a large scale, single parent housing project currently being planned for White Bear Lake. Ms. Vogel explained the guidelines in her report were developed by looking at projects not only in Minnesota but around the United States and other parts of the world. Ms. Vogel explained in multifamily housing, especially for single parent families, there is a need for a variety of activities and separation of these activities. Play space is needed both in and out of doors, and the proper arrangement of common spaces to living areas is essential. She also pointed out things like laundry spaces can become common spaces for a building. A key element of the appropriate type of structure is that the site and building must feel safe and secure for families. As an example, Ms. Vogel pointed out the stairways built in the 1960's can be dangerous to children. The handrails are built much too high for children to make use of, and the stairways are not easily negotiable by very small children. Another example of the alignment of space is to have a laundry space adjacent to a play space so that parents can keep an eye on their children while doing the laundry and allowing their children to play. Ms. Vogel emphasized another example of design, pointing out that living rooms should not function as hallways and should be designed so that traffic moving through the house does not have to always travel through the living room. Ms. Vogel also commented on the importance of being able to convert large family units to smaller family or individual units if the need arises in the future. She explained a design which was equivalent to a hotel concept where one of the three bedrooms in a large- family unit can be reconverted to a separate living area by essentially locking the double doors which provide access to the other two bedrooms so as to make the third bedroom a separate living space. In summary, Ms. Vogel pointed out that her study with regard to the design guidelines is not a "Bible" for architectural redesign but is a beginning point for discussion of design elements which are best suited to single parent and also to larger households. In response to a question from the Housing Commission regarding sources of information for the study, Ms. Vogel explained that part of the report was developed by studying existing housing units, including such developments as Torre San Miguel in St. Paul, interviewing families in various types of housing situations and a study of the housing literature including a book entitled, Redesianina The American Dream by Dolores Hayden. Commissioner Perkins inquired as to the cost of the added amenities described in Ms. Vogel's report and whether or not many 4/2/91 -2- single parent families were capable of paying the increased cost. Ms. Vogel pointed out that income is a definite problem, and her study addresses space needs of single parent families. She pointed out needs have been described and demonstrated in buildings for elderly occupants and that her study addresses the space needs for single parent families. She added there are financing options that could be explored, such as the consideration of trading work (i.e. shoveling snow, etc.) for a reduced rent. Other options might include such things as cooperatives. She emphasized the fact that the guidelines are really about choices for people who have not had choices in the past. Commissioner Jensen inquired of Ms. Vogel whether she believes single parent families would prefer single family homes if given the choice. Ms. Vogel commented Americans are still committed to single family housing, and this is still the ideal for many families. However, she pointed out, many people don't have the resources to purchase and then maintain a single family home. She explained many of the things suggested in her report are attempts to compensate for the inability of many families to purchase or at least receive the benefits of the amenities of a single family home. Commissioner Jensen then inquired whether Ms. Vogel believed the City should focus on assisting single parent families to get into single family homes or whether it should develop multifamily housing as an alternative. Ms. Vogel explained each community is different and that she did not know the specifics of Brooklyn Center; however, she would prefer a mix of housing arrangements and a choice for single parent families including multifamily and single family homes. In response to a question regarding specifications listed in her report from MHFA regarding building materials, Ms. Vogel pointed out the Westminster Corporation and the Minnesota Housing Finance Agency (MHFA) had a number of recommendations on specifications. She explained groups like the MHFA and Westminster have had a great deal of experience in multifamily housing construction and are very familiar with materials that work and those that don't. Overall, she explained that construction materials are getting worse and worse in terms of quality; and the labor to replace items that have failed or worn out prematurely is getting more and more expensive. Councilmember Cohen commented cities have done a great deal of planning for elderly housing projects in the past, a nd the issue Y g P 7 P coming to the forefront now is liveability for families and children, an issue that has not been considered in the recent past. He also pointed out two serious problems confronting cities presently; these being the diminishing return on investment for apartment owners and the needs of families for larger housing. Councilmember Cohen suggested the City needs to look at the larger issues facing housing and families which are beyond what the 4/2/91 -3- Council initially asked the Commission to do in the Council resolution. He explained other issues need to be explored including financial, HRA activities, foundation grants, Section 8, etc. Ms. Vogel encouraged the City to also look at single family housing as an alternative for larger families and explained that Anoka County has developed some transitional single- family housing for families. The City Planner inquired of Ms. Vogel whether she was aware of any requirements of other cities with regard to stipulating or specifying certain amenities for multifamily construction or conversions in their ordinances. Ms. Vogel explained she was not aware of any specific requirements in other cities with regard to this issue. Councilmember Cohen recommended the Housing Commission direct the City staff to put the amenity requirements such as are included in Ms. Vogel's report in resolution or ordinance form for review by the Housing Commission. Further, he suggested that the requirements of any draft ordinance or resolution be tested on the application for a variance which was denied and which originally led to the large family housing directives from the City Council. There was a consensus agreement among Housing Commission members to direct the staff to prepare a resolution and draft an ordinance which would address the amenity requirements and issues that are addressed in Ms. Vogel Is report entitled, "Expanding Opportunities for Single Parents Through Housing." The Housing Commission requested the ordinance be prepared for their review at their next meeting. ADJOURNMENT There was a motion by Commissioner Erickson and seconded by Commissioner Frantum to adjourn the meeting. The motion passed. The Brooklyn Center Housing Commission adjourned at 8:45 p.m. Chairperson 4/2/91 -4-