HomeMy WebLinkAbout2018 04-17 HCPAGENDA
BROOKLYN CENTER
HOUSING COMMISSION
April 17, 2018
7:00 p.m.
Council Commission Conference Room
Brooklyn Center City Hall
1) Call to Order: 7:00 p.m.
2) Approval of Agenda
3) Approval of Minutes: March 20, 2018
4) Draft Letter to City Council Regarding Housing Commission Projects/Priorities
5) Discuss Affordable Housing Policy and provide feedback for Council
6) New Neighbor Program Update
a) Coupon Outreach
b) Delivery Dates
c) Assembly
7) City Council Liaison’s Report
8) Chairpersons Report
9) Other Business
a) City Council has requested a recommendation on Chicken and Compost Bin
Regulations. Tentatively scheduled to be discussed at the May 15, 2018
Housing Commission Meeting.
10) Adjournment
Page 1
MINUTES OF THE PROCEEDINGS OF THE HOUSING COMMISSION OF THE
CITY OF BROOKLYN CENTER IN THE
COUNTY OF HENNEPIN AND STATE OF MINNESOTA
REGULAR SESSION
March 21, 2018
COUNCIL COMMISSION ROOM
CALL TO ORDER
The Brooklyn Center Housing Commission was called to order by Chairperson Goodell at 7:00
p.m.
ROLL CALL
Chairperson – Mark Goodell - Present
Commissioner David Johnson – Excused
Commissioner Tamika Baskin – Present
Commissioner Kathie Amdahl – Present
Commissioner Joan Schonning – Present
Commissioner Michael Stokes – Present
Commissioner Paul Oman – Present
Also present: Staff Liaison Jesse Anderson and Council Liaison Marquita Butler.
Introductions
APPROVAL OF AGENDA
There was a motion by Commissioner Amdahl and seconded by Commissioner Schonning to
approve the agenda as submitted. The motion passed.
APPROVAL OF MINUTES
There was a motion by Commissioner Amdahl and seconded by Commissioner Schonning to
approve the minutes of the Housing Commission meeting on February 20, 2018. The motion passed.
DRAFT LETTER TO CITY COUNCIL
This is an item discussed at the last meeting. Chairperson Mark Goodell will complete this letter and
email this.
OPPORTUNITY SITE WORK SESSION
The Housing Commission attended the meeting. Commissioner Schonning was encouraged by the
Atlantis presentation. It was well thought through and innovative. It will be a nice welcome off of
Highway 100.
Chairperson Goodell: Civic campus idea for an expansion of city service. Is that something that is
being considered?
Page 2
Staff Liaison Anderson: That parcel is still not owned by the city.
Chairperson Goodell: Likes that they would be doing some concrete with 10-15 buildings with
concrete then some 3-5 with building with wood. Like the idea of a Whole Foods or a Fresh Thyme.
Commissioner Baskin: Attracting Brooklyn Center residents to stay in the area when
shopping. We would like the idea to have the area have diversity in amenities. Over the other
proposal that was only housing.
Chairperson Goodell: Prefer the shorter build out of 5-10 years. Has there been any agreement on
tax increment financing?
Commissioner Schonning: I like the community that considered walkability and mixed uses.
Possibly being an event center with cinema.
Chairperson Goodell: I Liked the underground parking to decrease the amount of surface parking
and the work they had done on the Humboldt Greenway.
Chairperson Goodell: I am encouraged by the proposal
NEW NEIGHBOR PROGRAM
Chairperson Goodell: Provided and overview of the New Neighbor Program.
Staff Liaison Anderson showed example of the new neighbor bag.
Commissioner Stokes: How are we getting businesses to participate?
Chairperson Goodell: Invited on the website.
Commissioner Schonning: Panera was a new owner who received a packet last year. So she was
excited to participate.
Commissioner Amdahl: Visited some, however, they were busy and were left the form.
Chairperson Goodell: What is the timeline?
Staff Liaison Anderson: 3 weeks before we may need to start preparing.
Council Liaison Butler: Is there a flyer for on street parking? If not, could we add it to the
packet?
Commissioner Schonning: There is great information in the packet.
Chairperson Goodell: People do appreciate it.
Staff Liaison Anderson: Notepad may be available to be included.
Chairperson Goodell: How many new owners are there so far?
Staff Liaison Anderson: There are 200 from 9/1 to 3/1
Commissioner Schonning: Do you break it up throughout the year?
Commissioner Amdahl: We do 2 lists per year. Sometimes they didn’t move but ownership may
have changed.
All members to assemble at next meeting and pick dates.
Council Liaison Butler: Will ask the Council if there are dates that they (the Council) would be
available to deliver bags.
Commissioner Amdahl: Start at 6:30 and be done by 8. We can get about 25 done per group
depending on the number of people.
Need badges For 3 new commissioners.
Commissioner Stokes: We should consider an item for kids.
Council Liaison Butler: The fire department gave out some items at the open house. Maybe
they would contribute?
Staff Liaison Anderson: Will ask for items from the fire department.
COUNCIL LIAISON REPORT
Page 3
Council Member Butler: The Sanctuary grand opening was on March 8. It will open next
month. It’s a beautiful facility; there will be fundraisers held onsite aswell.
Top Golf is well underway; it is scheduled to open in the middle of July.
Staffs are working to change highway 252 to freeway. We have secured 17 million in grants. The
earliest they would start 2021.
The Hennepin County Assessor report stated that the median home value went from $167,000 to
184,000.
The City has added a community bulletin board for Local organizations to post events to the website.
There is a list of what can be posted.
CHAIRPERSONS REPORT
Chairperson Goodell reported: I will work on the letter to council. Appreciated those who
attended the opportunity site work session, it was a well-attended event.
OTHER BUSINESS
Chairperson Goodell: Joint commission meeting is on 4-4-18. We get to meet other commissioners
and Council. Chair has presented in the past, however, Vice Chair Pragnic did the presentation
last year.
Staff Liaison Anderson to prepare PowerPoint.
Staff Liaison Anderson reported: The affordable housing discussions; will be coming to Council for
a work session.
ADJOURNMENT
There was a motion by Commissioner Amdahl and seconded by Commissioner Oman to
adjourn the meeting. The motion passed. The Brooklyn Center Housing Commission adjourned
at 8:00 p.m.
__________________________________
Chairman
BROOKLYN CENTER HOUSING COMMISSION
March 21st, 2018
Brooklyn Center City Council
City of Brooklyn Center
6301 Shingle Creek Pkwy
Brooklyn Center, MN 55430
Re: Housing Commission Duties and Responsibilities Review
Dear Council Members:
At the January meeting the Brooklyn Center Housing Commission reviewed the duties and
responsibilities of the commission as detailed in the resolution establishing the commission:
https://www.cityofbrooklyncenter.org/DocumentCenter/Home/View/197
Here is the excerpted list:
1. Advise, investigate and review relevant matters for the City Council.
2. Develop an overall plan for housing in line with the comprehensive plan for Brooklyn
Center and the needs of the metropolitan area.
3. Serve as a forum for the citizens of Brooklyn Center to voice their opinions regarding
housing matters.
4. Work closely with the Planning Commission and all other commissions on matters
regarding housing.
5. Work with the neighborhood advisory committees of the Planning Commission to
understand the housing needs of each area of Brooklyn Center.
6. Develop and recommend standards for occupancy and maintenance of housing for the
community.
7. Study the feasibility of establishing an occupancy permit program in conjunction with a
housing maintenance code in Brooklyn Center.
8. Investigate new and innovative concepts in housing for the community.
9. Develop and recommend programs which will provide quality housing for low and
moderate income citizens.
10. Develop and recommend a rehabilitation program as needed for existing housing in
Brooklyn Center, especially for major maintenance and energy modernization projects.
11. Understand the financial resources available to the citizens in Brooklyn Center as it
relates to housing.
12. Investigate all housing programs in terms of life safety.
13. Provide education seminars for the citizens of Brooklyn Center in matters of housing.
14. Serve as the initial review and advisory body for the Board of Appeals regarding
contested compliance orders pursuant to the Housing Maintenance and Occupancy
Ordinance, Sections 12-1202 and 12-1203.
15. Assist the Planning Commission in reviewing and discussing a redevelopment policy for
the City of Brooklyn Center, and make recommendations to the City Council with regard
to redevelopment in the City
During this review it appeared that some of the duties in the resolution are quite different from
the business the commission has been engaged in over the past few years. Some items seem to be
focused on specific issues or projects and there were questions if they were still relevant.
As a result of this process the commission would like to ask the council to review the duties in
the resolution to see which are still applicable, if there are any refinements that should be made
and if there were any particular issues or projects that the council would like the commission to
consider in the next few years.
Sincerely,
Mark Goodell
Chairperson
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
DATE: April 9, 2018
TO: Curt Boganey, City Manager
FROM: Jesse Anderson, Deputy Director of Community Development
THROUGH: Meg Beekman, Community Development Director
SUBJECT: Affordable Housing Policy
Recommendation:
It is recommended that the City Council consider providing direction to staff regarding potential
affordable housing policies for the City.
Background:
In May of 2017, the City Council received copies of emails forwarded by Councilmember Butler
from African Career and Education Resource Inc. (ACER) requesting an opportunity to come
before the City Council to discuss concerns about the need for affordable housing in Brooklyn
Center. In addition Mayor Willson was in contact with a representative of Community Action
Partnership of Hennepin County (CAPHC) regarding the same topic.
On July 10, 2017, by consensus the City Council directed staff to invite representatives from
ACER and CAPHC to a future work session to present information and have a dialogue on the
issue of affordable housing.
On August 14, 2017, the City Council received a presentation from ACER and CAPHC
regarding the topic of affordable housing. At the presentation ACER and CAPHC advocated that
the City consider adopting policies that would address the region’s need for affordable housing,
protect tenants, and help preserve naturally occurring affordable housing. The Council directed
staff to bring the subject back to a future work session for discussion.
Regional Housing Trends:
The Twin Cities Metropolitan Area is currently experience record low vacancy rates. According
to Marquette Advisors’ midyear report in August 2017, the average vacancy rate across the Twin
Cities metro was 2.4 percent. Experts agree that a balanced rental market will typically see an
average vacancy rate of around 5 percent.
The impact of low vacancy rates over time has increased rents, a growing interest from outside
investors, and landlords in a position to be choosier about who they rent to. This has borne out
throughout the Twin Cities Metropolitan Area as rents have gone up throughout the region. The
average rent at the end of July 2017 had increased 3.1-pecent year over year. In addition, the
Metropolitan Council is seeing a reduction in the number of landlords accepting Section 8
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
vouchers. According to the Metropolitan Council, landlords are citing the increased interest for
their units from non-voucher holders as the primary reason for the change.
Yet another impact of the increasing value of rental property is the growing number of investors
purchasing Class B or Class C rental properties, which are renting for naturally affordable rents,
making cosmetic improvements, and increasing rents so that the units are no longer affordable.
According to the Minnesota Housing Partnership, the sales of apartment buildings in the metro
area jumped 165 percent between 2010 and 2015. Often the change in ownership will also come
with a change in policy related to criminal history, acceptance of Section 8 vouchers, or
minimum income requirements, resulting in existing tenants being displaced from the property.
The region is also seeing a loss of smaller-sized rental properties (1-4-units). This is due, in part
to single family properties converting back into owner-occupied as the market recovers from the
recession, but also a growing number of local investors purchasing smaller properties and
flipping them. While some of the proposed policies would impact single family rentals, the
primary focus of affordable housing advocates and media attention has been on larger properties
(40-units or greater).
Affordable housing advocates have identified potential policies designed to address these issues.
The policies fall into one of three categories; 1) preservation policies designed to preserve
naturally occurring affordable housing and prevent it from being flipped; 2) tenant protection
policies designed to prevent or mitigate displacement; and 3) creation policies designed to create
new, legally-binding, affordable housing that will replace the naturally occurring affordable
housing that is being lost.
Brooklyn Center’s Current Rental Housing:
According to the Metropolitan Council, the following table indicates what is considered
affordable rents in the Twin Cities Metropolitan Area:
# of Bedrooms 30% AMI 50% AMI 60% AMI 80% AMI
Efficiency $474 $791 $949 $1,265
1-Bedroom $508 $848 $1,017 $1,356
2-Bedroom $610 $1,017 $1,220 $1,627
3-Bedroom $705 $1,175 $1,410 $1,880
4-Bedroom $786 $1,311 $1,573 $2,097
*Rents include tenant-paid utilities
According to the Metropolitan Council, the following table indicates average rents in Brooklyn
Center:
# of Bedrooms Survey 5-Year Avg
Efficiency $730 $744
1-Bedroom $869 $801
2-Bedroom $1,019 $925
3+ Bedroom $1,281 $1,147
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
Brooklyn Center currently has 834 rental license holders. 713 of those are for single family
homes. 71 of the licenses are for 2-4-unit properties. 24 are for properties with between 5 and 39
units. 27 licenses are for properties with greater than 40 units. There are approximately 4,300
rental units in the City. The average rents in Brooklyn Center are considered affordable for those
making around 50 percent of the Area Median Income. Of the 11,608 total housing units (both
rental and owner-occupied) in Brooklyn Center, 89.5 percent are naturally occurring affordable
housing. There are currently 402 Section 8 voucher holders in the City.
Brooklyn Center currently has five apartment building that are legally-binding affordable
housing, Ewing Square Townhomes (23-units), The Crest Apartments (69-units), Unity Place
(112-units), Emerson Chalet Apartments (18-units), and The Sanctuary (158-units). Also,
Lynwood Apartment (50-units) is currently applying for Certified Low Income Status, which
would make it a legally-binding affordable property. This equates to 3.7 percent of the City’s
housing stock is legally-binding affordable housing.
Anecdotally, a recent phone survey of 34 Brooklyn Center landlords found a current average
vacancy rate of 1.3 percent.
Rents in Brooklyn Center are currently very affordable compared to the region. Low rents may
be contributing to the low vacancy rates. If the vacancy rates are in fact below 2 percent, and
they remain that low over time, it would be reasonable to expect rents to increase. However,
given the current low rents, even an increase in rents of 20-30 percent would result in rents still
considered affordable for those making 60-80% AMI.
Affordable Policy Options:
Section 8 Ordinance (Tenant Protection) - Prohibiting discrimination against Section 8 voucher
holders and other recipients of government programs. The policy would prohibit landlords from
denying any tenants’ application based on the applicant receiving government assistance.
Staff surveyed 34 Brooklyn Center apartments and found that 50 percent indicated that
they do not accept section 8 vouchers.
Minneapolis recently adopted this ordinance, which allows applicants who feel they have
been discriminated against to seek damages through the city’s department of Civil Rights.
The City of Minneapolis has an active lawsuit filed against them by 55 apartment owners
over the legality of this ordinance. The lawsuit argues the mandate conflicts with state law
and unfairly forces them to comply with requirements of federal housing voucher programs
for low-income residents. It also says the law violates the Minnesota Constitution because it
reduces their property values, forces landlords to enter into contracts and represents an
unnecessary government intervention in their businesses. Landlords also claim that this could
cause landlords to increase rent and/or application criteria as to price out Section 8
vouchers.
Staff feels that if the ordinance is upheld by the courts, it could be a useful tool to ensure
residents are not discriminated against based on their source of income; however
additional review would be necessary related to the enforcement of the ordinance. Staff
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
recommends that the City monitor the Minneapolis lawsuit then review pending the
outcome.
Notice of Intent to Sell (Preservation) – Rental property owners must give advanced notice prior
to the sale of a rental property. This gives a preservation buyer an opportunity to match the
purchase price. It would also give service providers additional time to relocate residents who
would be displaced as a result of the sale.
Landlords would be concerned about delaying the closing of a property sale, which could
have a negative effect on price. Preservation companies such as Aeon have expressed
concerns that this could increase the competition for these properties, and thusly increase
sales prices.
Enforcement would be difficult because the penalty would come after the sale has
occurred. If the property has sold, the seller no longer has ties to the property so
enforcing a citation could be challenging and may not be a deterrent. In a workgroup in
St. Louis Park landlords stated that if there was a $1000.00 citation for selling without
notice, they would likely still sell the property and pay the citation.
It is unclear who the seller would need to notify of their intent to sell and what would be
done with that information once it was known. Who would decide what buyers could
have access to the information? Who would be responsible for disseminating the
information?
It is possible that this ordinance would dissuade investors, who may opt to purchase
property in cities that do not have the additional requirements.
St. Louis Park is looking at an alternative ordinance related to tenant transition/protection
would address the need for additional time to relocate tenants.
Staff recommends that the city consider other options such as the tenant transition
ordinance.
Tenant Transition/Protection Ordinance (Tenant Protection) – This would require a new owner
of a naturally occurring affordable housing property to pay relocation benefits to tenants if the
new owner increases rent, rescreens existing residents or implements non-renewals without cause
within 3 months after the purchase. The ordinance has the effect of freezing lease terms for 90
days after the sale of a property. The purpose is to allow tenants three (3) months to relocate if
necessary.
This ordinance wouldn’t interfere with the sale of naturally occurring affordable housing,
however; it would provide assistance to the tenants if necessary.
The ordinance would require new buyers to notify tenants within 30 days if substantive
changes to the lease are forthcoming, giving tenants time to relocate if necessary.
St. Louis Park adopted the Tenant Protection Ordinance in March of 2018.
The policy could dissuade potential apartment buyers from buying in Brooklyn Center,
who may opt to purchase a property in a city without this policy.
Staff recommends that the City review this policy further to determine the legality of it,
the enforcement mechanism, and what the specific impacts in Brooklyn Center might be.
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
Just-Cause Eviction (Tenant Protection) – Also known as Just-Cause Non-Renewal, this would
require a landlord to provide a reason if they were going to not renew a tenant ’s lease that was
expiring. Currently landlords must provide a just cause for eviction, which a tenant can appeal in
court. There is no appeal process available to tenants who lose their housing due to non-renewal
of lease.
Landlords see this as taking away a valuable management tool for dealing with problem
tenants and have the unintended consequence of increasing the number of evictions filed
and strengthening screening standards.
When St. Louis Park conducted their meetings with landlords and the Multi-family
Housing Association, this ordinance received the strongest opposition.
The enforcement of this policy would be through the court system and would require a
tenant to take legal action against their landlord via a lawsuit.
Of the 34 landlords surveyed by staff, the majority of evictions or non-renewals are the
result of non-payment of rent or criminal activity.
The intent of this ordinance would be to protect tenants from being non-renewed in the
event a new owner wants to empty a building in order to do a substantial renovation with
the goal of increasing rents.
Staff recommends that the City consider other options such as the tenant transition
ordinance to protect tenants.
Inclusionary Housing Policy (Creation) – These are a collection of policies that could be adopted
by the city which would either encourage or require new affordable units to be included as part
of new market-rate residential development projects which receive public subsidy or other
discretionary City approvals. Frequently it is in the form of a requirement that a percentage of
units be affordable in a new residential development in exchange for public subsidy of the
project.
New developments such as the Opportunity Site would be required to include a certain
number of affordable units.
Inclusionary Housing policies ensure that new affordable units are added as market -rate
units are built, thus ensuring mixed-income communities.
Cities such as St. Louis Park and Minneapolis have found that in higher rent
developments, a certain percentage of affordable units can be required without increasing
the need for additional public subsidy. This is due to the higher than average market
rents, which off-set the affordable units. In Brooklyn Center, as is true in communities
with lower average rents, it is likely that the cost of the affordable units would require
additional public subsidies in order for a project to be financially feasible.
If the Council would like to move forward with this police staff would recommend
reviewing the feasibility of future development if an affordable housing policy is
adopted.
4D Tax Breaks (Preservation) – Also known as the Low Income Rental Classification Program
(LIRC), Minnesota provides a property tax break, currently amounting to 40%, to subsidi zed
rental properties under LIRC, commonly referred to as the 4D program. There is the potential,
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
however, to extend 4D eligibility to certain currently unsubsidized affordable properties, without
changing current law. This is because the LIRC/4D statute defines eligible properties as those
which meet two conditions: the owner of the property agrees to rent and income restrictions
(serving households at 60% AMI or below) and receives “financial assistance” from federal,
state or local government. This presents the possibility of creating a “Local 4D” program in
which qualifying properties receive the 4D tax break in return for agreeing to conditions which
meet certain local government policy goals.
A government agency would need to provide a financial contribution to a rental
apartment with a low income agreement placed on the property. The property could then
be eligible to apply for 4D status. This would allow a landlord to make physical
improvements to the property in exchange for affordable rents.
The reduction in property taxes would not decrease the City’s revenue from property
taxes, as the funds would be distributed to all other properties; however, it would reduce
that property’s share of local property taxes.
The amount of the tax break is a limiting factor as it equates to around $80/unit per year;
however, the program may be an incentive for a property owner in a community where
the market rents are already considered affordable, since they would not need to depress
their rent rates.
Hennepin County is looking into a rehabilitation program for rental properties which
would function similarly to the CDBG housing rehabilitation program, but be County
funded.
The City could also look at funding a program for rental housing rehabilitation.
Staff recommends working with the County to determine the feasibility of a County-led
program. The City could also review EDA or TIF 3 Housing funds to determine the
availability of funds for a city program that would provide rental housing rehab
assistance in exchange for a 5-10 year affordability requirement. This could be set up as a
per unit matching forgivable loan.
Other Policies/Programs
Identify buildings that are at-risk of being flipped. Reach out to owners of at-risk
buildings and gauge their short and long-term plans. Help connect them with preservation
buyers on a case-by-case basis.
Comprehensive Plan – the City is in the process of updating its Comprehensive Plan. If
the preservation and/or creation of affordable housing are a priority for the City, it should
be reflected in the City’s Comprehensive Plan.
Education – Work with the Metropolitan Council to provide education on Section 8
voucher programs to dispel some of the negative perceptions of the program.
Policy Issues:
Does the Council believe that the information presented indicates a need for additional policy
actions to address the concerns raised regarding affordable housing and the protection of tenant
rights?
MEMORANDUM – COUNCIL WORK SESSION
Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and
recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its
convenient location and commitment to a healthy environment
Does the Council require additional information regarding these issues before concluding if
further policy actions are necessary?
Which policies if any would the Council want brought back for further consideration?
Which policy does the council consider a higher priority?
Strategic Priorities:
Resident Economic Stability
Attachments:
US Census Bureau Data
Metropolitan Council Land use Chart
August 14, 2017 Council Work Session Memo
August 14, 2017 Council Work Session Minutes
Housing Strategies Table Presented at Previous Work-Session
Mixed-Income Housing Policies among Neighboring Cities Table
Phone Survey of Brooklyn Center Apartments
Phone Survey of Brooklyn Center Single Family Property Management Companies:
US Census Bureau Data:
Metropolitan Council Land Use Chart:
Housing Strategies Table Presented at Previous Work-Session
Mixed-Income Housing Policies among Neighboring Cities
City Policy/Program Type Affordability Requirements Affordability
Period Opt-out (alternative) options Enforcement Tool Other Notes
St. Louis Park
(2015)
City financial assistance for
new developments creating
at least 10 multi-family units
or renovation of an existing
multi-family development
with at least 10 units.
18% of total units in the
development required at 60%
AMI or 10% of units required
affordable at 50% AMI.
Families may remain in the
dwelling unit as long as the
income does not exceed 120%
AMI.
25 year
minimum
(considering
an increase).
Subject to City Council
approval:
o Dedication of existing units
o Offsite construction near
public transit
o Participation in construction
of affordable units by another
developer within the City
Affordable Housing
Performance Agreement
between City and
Developer prior to Zoning
Compliance Permit being
issued.
Implemented 2015 – 6/7 new
developments triggered policy with
1,073 units and 281 affordable units
produced.
No development has used an opt-out
option.
Units must be located within the
development and distributed
throughout the building unless
approved by City Council.
Edina (2015)
Re-zoning or Comprehensive
Plan Amendment for all new
multi-family development of
20 or more units.
10% of all rentable area at
50% AMI or 20% of all rentable
area at 60% AMI.
15 year
minimum.
Dedication of existing units
equal to 110%, must be
equivalent quality.
New construction at a different
site.
Participation in construction of
affordable units by another
developer within the City.
Land use restrictive
covenant.
PUD ordinance states
development must
consider affordability.
City will consider incentives for
developments with affordable
housing including: Density bonuses,
parking reductions, TIF, deferred low
interest loans from the Edina
Foundation, and Tax Abatement.
Golden Valley
(policy
approved in
2017;
ordinance in
coming
months)
Market rate residential
development with 10 or more
units and receive:
o Conditional Use Permit (ord.)
o Planned Unit Development
o Zoning Map Amendment
(ord.)
o Comprehensive Plan
Amendment
o Or Financial Assistance
15% of total project units at
60% AMI or 10% of project
units at 50% AMI.
Families may remain in the
dwelling unit as long as the
income does not exceed 120%
AMI.
20 year
minimum.
Equal or greater amount
dedication of existing units.
Affordable Housing
Performance Agreement.
Mix of policy and
ordinance.
City will consider incentives
including:
Minimum in 33% reduction in
required parking spaces
Minimum of 10% density bonus
Brooklyn Park
New market rate residential
development with 10 or more
units and receive:
o Planned Development
Overlay (ord. required)
o Zoning Map Amendment
(ord. required)
o Comprehensive Plan
Amendment
Or Financial Assistance
15% of units at 60% AMI or
10% of units at 50%AMI or 5%
of units at 30%AMI
20 year
minimum.
Consider an alternative
proposed by developer.
Affordable Housing
Performance Agreement.
Mix of policy and
ordinance.
Units must be located within the
development and distributed
throughout the building unless
approved by City Council.
Minneapolis
(2002)
City-assisted housing
projects of 10 or more units.
City-assistance includes TIF,
condemnation, land buy
downs, issuance of bonds to
finance project, pass-through
funding, and other forms of
Varies based on funding
source but generally is either
20% of units at 60% AMI or
20% of units at 50% AMI
(AHTF)
15 year
minimum.
None. Only 1-2 projects have taken
advantage of the incentive program
since 2002.
Currently engaging a consultant to
develop an effective system.
direct subsidy.
Density bonus and parking
reduction incentive
Saint Paul
(2014)
City/HRA assisted rentals
and homeownership.
Rental development in
selected zones – density
bonus incentive
Rentals – 30% of units
affordable to households
earning 60% AMI, of which at
least one third will be
affordable to 50% AMI, and at
least one third will affordable to
30% AMI.
Rental - 10
year
minimum .
Development Agreement Voluntary/incentive density bonus is
not being used so policy is currently
being revised.
Minnetonka
(2004)
City Assistance
Voluntary/incentive based for
all developments.
Rentals – 10% of units at 50%
AMI for all developments, 20%
of units at 50% AMI if using
TIF funding.
30 year
minimum.
Considered on a case by case
basis.
Development Agreement. Produced over 500 affordable units
since 2004.
Eden Prairie
City Assistance
Using a voluntary/incentive
based approach for all
developments; exploring
adopting a policy.
City subsidy – 20% of units at
50% AMI.
Voluntary/incentive – starts at
10% of units at 50% AMI.
Woodbury
(2012)
Voluntary/incentive based –
density bonus policy
20% of units at 80% AMI or
negotiated.
15 year
minimum.
Chaska All developments that need
City approval
30% of units at 80% AMI.
Forest Lake
(2014)
Voluntary/incentive based –
density bonus policy
Negotiable 15% density bonus, flexible parking
requirements.
Phone Survey of Brooklyn Center Apartments:
Apartment Name number of
Units
number of
vacant units
Rent for a
studio
Rent for a 1
bedroom
Rent for a 2
bedroom
Rent for a 3 bedroom Rent for a 4
bedroom
Do you accept
section 8
Has rent
increased
over the
past
2years?
How much
has rent
increased?
Most common reason for Eviction or
non-renewal
4819 Azealia 12 0 750 800 no new yes $15-50 non-renewal
5207 Xerxes 12 0 0 Ave: $750 Ave $850 Yes yes 8% Disturbance
5240 Drew 10 0 845-950 yes no police calls for service
The Avenue 36 0 755 929 1075 no yes 5% each
month
non-payment
Beard Ave 24 0 $895 1 fl-$1025, 2-3 fl
$1075
Yes (Typically
don’t meet
criteria)
yes 100 - 2bd -
1bd 75
smoke in units, police calls (pattern)
Brookside Manor 90 0 garden - $750 2-
3 floor $800
yes yes $20 police calls, disturbance, non-payment
Carrington Dr 128 0 $735 $835-855 $945-975 no yes $50 disturbance, illegal activity,
cleanliness, non-payment
The Crest 122 3 for end of
march
$755 $935 yes yes 50 non-payment, crime free addendum
Crossings - 6201 Lilac -
55+
81 4 (0 in past
few years)
1181-1275
(1bd + den
1081 1190-1750 No (inherited) yes 2-5% rarely - non-payment
Crossings - 6125 Lilac -
55+
65 1150
Earle Brown Farm 120 1 845-920 1010-190 No new ones yes 3% increase disturbance, non-payment
Emerson Chalet 18 0 737 870 yes no non-payment, 3 strikes
Gateway 252 3 775 850-875-895 995-1045 no yes 50 late payment, police calls, unit
maintenance
Granite City 72 0 849 949 1139 yes yes 34-55 smoking
Granite Peaks 54 0 849 949 1139 no yes 34-55 non-payment
Humboldt Courts 36 1 750 900-995 no yes 75-95 non-payment
Lynwood - mark 50 0 895-925 1050-1190 yes Yes 2-4% non-payment of rent
Melrose Gates 217 0 919-949 1129-1159 1159-1189 2bd+1.5ba 1209-1249
2bd+2ba
no yes 100 non-payment
River Glen 128 0 900 975-1000 1250 yes yes 50-75 non-payment/late rent
Riverwood Estates 84 2 929 999-1050 no yes 40 lease violation
Ryan Lake 22 1 800 800-1000 yes yes 75 non-payment
Summerset 36 3 700 800-850 1150-1200 yes yes $50 non-payment, lease violations
Twin Lake North 276 3 950+ 1105-1225+ yes yes 5% non-payment, behavior
Unity Place 112 2 904-909 970 yes yes 30 non-payment
Victoria Townhomes 48 4 1340-1400 no yes 40-60 tenant not renew
Phone Survey of Brooklyn Center Single Family Property Management Companies:
Management
Agency
number of
Units
number of
vacant units
Rent for a
studio
Rent for
a 1
bedroom
Rent for a
2 bedroom
Rent for a 3
bedroom
Rent for a 4 bedroom Rent for a 5
bedroom
Do you accept
section 8
Has rent
increased
over the
past
2years?
How much
has rent
increased?
Most common reason for Eviction or
non-renewal
Prosperous 40 0 1050 1250 1450 1550 yes yes 2-3% non-payment
Urban homes 2 1300 1400 1500 Yes NA
Juliana Koi 2 1 1350 no yes 50 NA
Kathleen Freitag 4 0 1235-1325 1410-1450 no no non-payment; destruction of property
Tyang 1 0 1150 no no NA
Michelle
Nyarecha
1 0 1170-1250 yes no non-payment; police violations
Nazeen 2 0 1000 1200 no yes 5% NA
Tracy
Hinkemyer
7 1350-2000 no no NA
Dan tan 4 0 850-950 yes no non-payment drugs, noise