HomeMy WebLinkAbout2000 [10] Oct 02
Official Minutes - Planning Commission
I Pursuant to due call and notice thereof, the Planning Commission met in regular session on Monday, October 2,
2000 at 6:30 p.m. in the St. Joseph City Hall.
Plannine Commission Members Present: Chair Hub Klein. Commissioners Marge Lesnick, S. Kathleen
Kalinowski, Gary Utsch, Cory Ehlert, and Jim Graeve. Planning Commission Secretary Chad A. Carlson.
Absent: Kurt Schneider.
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Others Present: Rose Arnold, Steve Dehler, Bud Reber, Wayne Paquin, Bob Wasvick, Dennis Dalman, Phyllis
Plantenburg, Merle Nolde, Lucelle Lawerance. Kara Hennis, Paula Revier, Diane Moeller, Martin Connell, Jim
Meyer, Glen Deutz, Dorothy Deutz, Pete Evans, Karen Evans, Dan Wagner, Doug Lindboe, Roselyn Schmidt, Nacy
McDarby, Miriam Ardolf, Ellen Wahlstrom, Donna Malum, Bernie Evans, Bob Felix, Ross Rieke, Tom Sibley, Tom
Borresch. Mary Neidenfuer, Christina Meyer, and Laura Krippner.
Affordable Housine Study Presentation - Dan Finn:
Graeve introduced the sponsors of the presentation, elected officials in the audience and speaker Dan Finn.
Finn outlined the intent of the presentation and the action that the Planning Commission should take in order to
move the adoption of the recommendations forward to the City Council of St. Joseph.
Finn, representing GRIP, gave a brief history of the organization. Grip is an association of area churches committed
to the betterment of the community and region. GRIP is focussing on the number one issue facing the St. Cloud
Metro area; affordable housing. GRIP is 20,000 people strong. GRIP focus on affordable housing centered on the
actions of the St. Cloud Joint Planning Board and the Central Minnesota Housing Task Force report.
Finn detailed the actions of the Central Minnesota Housing Task Force over the past 6 months. Representatives
from banks, developers, social services, builders, cities and counties served on the task force and many
I recommendations were developed.
Finn provided a variety of statistics on housing affordability. Banks consider a house to be affordable for an
individual if it doesn't consume more then 30% of their gross income. Finn stated construction and land costs are
increasing at a higher percentage rate then the incomes of families in the St. Cloud area. Over the past three years,
the cost of new housing has risen over 20%. In the year 2000, the average new home is selling for $120,000. Finn
went on to detail the following job types, wages and the mortgage they could afford:
~ Wage Mortgage
Computer Programmer $21.21/hr $135,000
Auto Service Technician $16.71/hr $ 88,000
Custodian $8.00/hr $ 44,900
Finn stated that in order for a family to have a home, with expenses, there must be two wage earners. That is what
the Task Force focused on. According to income data, the St. Cloud Metro Area household incomes show that over
50% of households make less than $30,000 per year. Finn further stated that 30% of the St. Cloud Area households
have two or mQre wage eamers.
Finn addressed the following Task Force recommendations:
1) Cost of Land - Zoning policies should encourage greater housing density per acre so developers could
use the land more efficiently.
2) Construction Costs - Local governments should allow and builders should employ a wider range of
construction methods to reduce costs.
3) City Infrastructure - Local governments should be flexible on requirements for streets, cement
sidewalks, curbs and gutters and green spaces where affordable housing is planned as part of the
development.
I 4) Assessment/Fees - Local governments should develop policies to budget for reduction of assessments
and fees that would otherwise apply to affordable housing construction.
October 2, 2000 Minutes
5) Life Cycle Housing - New housing developments should include housing for citizens of all incomes
and ages.
6) Consistent Zoning Policies - It is essential that the five cities of the area work in conjunction with one I
another on zoning changes to create a consistent set of affordable housing regulations for developers.
7) Zoning for Multi-Family Housing - Local governments should add more flexibility to residential
zoning districts, no primarily zoned single family housing, to allow for multi-family housing in new
development planning areas.
8) Raise Housing Density Levels - Local governments should allow smaller lots and insist on a minimum
percentage of affordable housing in new development planning areas.
9) Encourage Pus for Residential Housing - PUDs (Planning Unit Developments) should be encouraged
as a way to increase affordable housing.
Finn stated that the City Council's in the five cities are working towards the following time line: 1) By December 1,
2000 all five cities study and vote to affirm the recommendations included in the report, 2) By March 1,2001 a
small drafting committee be formed by the five cities to craft a single set of carefully worded ordinances and
regulations needed to encourage the implementation of affordable housing, and 3) By July 1, 2001 each of the five
cities receive, approve, and implement the ordinances and regulations.
Discussion:
Roslyn Schmidt stated that many families have two wage earners but their wages are at minimum wage. These
families will never be able to afford a home in the St. Cloud Area.
Bud Reber stated that St. Joe has a problem with small residential homes being purchased by landlords and
converted to rental units. Finn stated that this is a problem throughout the metro area and suggested that local
governments develop policies in single family districts.
Kalinowski questioned why St. Wendel Township, Ventura, and St. Stephen were not part of the Task Force and the
discussions. Finn stated that the Tack Force was commissioned by the Joint Planning Board and those communities
were not part of the process. Finn acknowledges that they will have to part ofthe solution in the future. I
Steve Dehler cited some recent Legislative changes that have increased the cost of constructing a home in the state
of Minnesota. Dehler suggested that everyone call their State Representative and express their concerns for
affordable housing.
Diane Moeller stated that she has seen a direct correlation between declining enrollment at Kennedy School and the
lack of affordable housing in St. Joseph for new families. Families are finding homes out in the country and in other
school districts.
Finn stated that the St. Cloud Hospital and the St. Cloud Chamber hosted a meeting of the 30 largest employers in
the St. Cloud area. The employers are concerned not only with attracting new employees but retaining the ones they
currently employ. Housing is becoming so expensive that employees are looking for better paying jobs.
Ehlert stated that the St. Joseph Rental Housing Committee focused on the concept of saving the older housing stock
for new families before they are converted to rental units. Ordinances were changed not allowing rental units in an
R-l District and limiting them in higher density districts. The intent was to enhance the stock of affordable housing
in St. Joseph.
S. Merle Nolbe stated that she is c{)ncerned with the growth pattern and rapid growth of St. Joseph and the metro
area. Noble was referencing the St. Joseph Housing Study. Finn added that St. Joseph has less then a 1% vacancy
rate. Finn further stated that there are other underlying circumstances that prohibit the purchase of a home, such as
high credit card debt, recreational toys and high price cars. These folks have a very tough time purchasing a home.
Mike Shark stated that transportation is a high C{)st of home ownership. St. Joseph needs to consider the
development a transit system for its residents.
S. Paula Revier cautioned the City that the need for affordable housing is there, but there are pitfalls that exist that I
may cost the city in the future.
October 2, 2000 Minutes
Kalinowski stated that cooperation between all the cities is a must in order for the process to work. Finn added that
the developers need to increase the lower priced housing stock, subsidies need to be used, reduce the infrastructure
I costs, employers need to get involved in housing and foundations can be tapped for funding. Finn further stated that
there are financial concerns for cities and new ordinances are the key to help communities work together.
Glen Deutz stated that the City of St. Joseph should focus on other priorities such as elderly population that will
continue to grow in the future.
Ellen Wahlstrom stated that the City must promote mixed housing, better design for apartment complexes, and the
developments must be more family friendly. Finn stated that all the extras increase the cost of the developments.
The City needs to decide if curb and gutter and large parks are a priority.
Steve Dehler suggested that the Counties and Townships become involved in creating affordable housing. It doesn't
have to happen in the City of St. Joseph. Dehler further stated that the County's Zoning Ordinance - Residential 40
is in direct conflict with affordable housing when you can only have one house per forty acres.
Utsch stated that he has concerns with recommendations 1,3 and 4. The recommendations suggest reducing
development fees, which will cost the City money, and which are then spread over all the taxpayers. The
recommendations will promote less attractive developments, and they will promote the fractioning of the
community. There are some things that the City can't control when it comes to affordable housing.
Graeve stated that the City must promote the use ofPUDs for all developments to encourage a mix of housing for
young and old. Mixed housing developments will diminish the fractioning of the community.
Ehlert suggested that the developers playa larger role in the process. Engineers need to assist the developers to
eliminate costly improvements and higher density developments are the key to reduce the costs per lot. Ehlert
further added that if the half-cent sales tax passes in St. Cloud, St. Joseph maybe able to retain some dollars for
parks, putting less of a burden on the developer for park development.
I Doug Lindboe stated that he is running for City Council this fall and is concerned with the rapid growth in the St.
Joseph area. Lindboe stated that the City should assist the residents that live here rather then being concerned with
attracting new residents via new businesses.
Graeve stated that Task Force study is consistent with the City Comprehensive Plan and supports the
recommendations. The Comprehensive Plan must be used as guide for the community and goals and objectives of
the Plan carried forward Graeve stated that he supports the recommendations as long as the other communities
work together.
Steve Dehler stated the Legislator made the tax rate on the apartments more flexible and developers need to start
taking advantage of the reduction. The City needs to reevaluate their policy on street construction. The current
policy puts the burden of construction on the residents. Dehler further stated that he recalls the City assessing the
City residents for a county road project that was constructed by the County. That was not fair to the community.
Ehlert stated that he takes exception to the fact that Dehler is suggesting that the City "double dipped" on a county
road project and collected unused tax dollars from the residents. Ehlert stated the City is responsible for the center
24 feet of a county road within the City Limits. Ehlert cited the CR # 121 project that will occur next spring. Ehlert
stated that during his last four years with the City Council, they have never charged the residents over and above
what it cost to do the project. Bub Reber concurred with Ehlert.
Dehler stated that County Road #2 was constructed and the County paid 100% ofthe construction cost. However,
the City still assessed for the project. Ehlert stated that Dehler's statement is completely false and suggested that he
research the City's construction files for the facts of the project.
Kalinowski question Planning Commission members if they could support the concepts of the Task Force's
I recommendations and continue to move the process forward. Kalinowski assured the members that they would have
the opportunity to help draft the Ordinances.
October 2, 2000 Minutes
Ehlert stated that Finn and the drafting CDmmunity should do what they can to secure fimding sources to help off set
costs to the City for staff time and legal CDnsulting while drafting the Ordinances. Finn stated that an application
would be submitted to the Initiative Foundation to cover legal costs for drafting the Ordinances. I
Graeve moved to recommend the City Council of St. Joseph adopt the recommendations of the Central Minnesota
Task Force on Affordable Housing as presented as it is consistent with the following sections of the
Comprehensive Plan;
1) City's Mission Statement
2) Social Objectives A and B
3) Land Use Objectives 1, 2, and 3 of Residential Development
The motion was seconded by Kalinowski and passed with the following vote:
Ayes: Ehlert, Graeve, Kalinowski, and Lesnick
Nays: Utsch
Other:
Tom Borresch approached the Planning Commission to speak on the issue of renovating a building he owns in the
community. The building is located on Hwy #75, adjacent to GM Drilling. Borresch would like to replace the
siding on the facility, clean the lot up and add an addition to the back of the facility. Borresch states that the current
exterior building requirements on Hwy #75 is prohibitive. Members of the Planning Commission stated that he
either should comply with the Ordinance or request a Variance to the Ordinance. Borresch stated that he would
work with Carlson to complete the necessary paper for a Variance request.
Approval of Minutes:
Lesnick moved to approve the September 11, 2000 minutes as presented; Seconded by Utsch. The motion
passed unanimously by those present.
Adjourn:
The Planning Commission meeting adjourned by consensus at 8:50 p.m.
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Chad A. Carlson
Planning Commission Secretary
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October 2, 2000 Minutes