Workshop Item - Erik Thorvig, Community Development Director
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Housing Development Standards and Information
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Background
At the October 30, 2021 and January 29, 2022 retreats, staff provided information and solicited feedback from the City Council regarding single family residential development standards. The City Council went through the exercise of identifying likes and dislikes in current housing developments, what they would like to see with new housing subdivisions in growing areas of Blaine and in-fill projects and general housing objectives. The City Council also filled out a survey which is the basis for the regulatory and process changes being proposed.
At the retreat staff will present on the following:
1. Ordinance/process changes related to single family subdivisions with Development Flex (DF) zoning.
2. Land use and zoning changes northwest of 125th Avenue/Lexington Avenue intersection.
3. Review sites guided for High Density Residential in the 2040 Comprehensive Plan where we could expect multi-family projects in the future. Discuss need and market demand for senior, multi-family, and workforce housing needs.
Development Flex Ordinance/Process Changes (20 Minute Discussion)
Concept Subdivision Review
The City Council has expressed frustration with not being able to provide feedback on a proposed subdivision until it is reviewed at a regular meeting. The timing is very late in the process and is often more difficult for developers to make significant changes since the plan has already been reviewed by other regulatory agencies and the Planning Commission. During initial meetings with the developer, staff attempts to inform the developer of potential concerns the City Council may have, however each project is unique, and staff may not always capture every concern.
Staff is proposing to require subdivisions requesting DF zoning, over 50 lots, to have a concept review by the City Council prior to formal submittal. This offers the opportunity for the City Council to review the plan and provide feedback to the developer on layout/design, housing product type, tree preservation areas, etc. The threshold of 50 lots was selected as these projects generally have a greater impact on adjacent properties and the City as a whole.
Certain timing challenges exist if this process is established. Developers are required to submit formal applications by the second Friday of each month to be placed on the following months Planning Commission meeting. Therefore, the City Council would need to review the concept plan several weeks prior to the formal submittal deadline. Dedicated time would need to be reserved either at the workshop on the second Monday of each month or a special workshop held the fourth Monday. This dedicated time is critical to provide an accurate schedule to the developer so they can plan their timeline accordingly. This would’ve impacted five projects that received approvals in 2020/2021 so staff doesn’t anticipate the need for this time commitment very often.
Place language in the DF ordinance requiring builders to have a minimum number of elevations per preliminary plat - This requirement would ensure that a variety of housing elevations exist in a subdivision. Builders would also be required to stagger elevations so that the same elevations are not next to, across from or in the same group of houses as other elevations. This would not apply to attached townhomes.
Place Language in the DF Ordinance Requiring Minimum Architectural Elements on Each Elevation
A menu of architectural items would be inserted to the DF ordinance that builders would need to select from. This would likely eliminate some of the most basic elevations that builders have in their portfolio and encourage unique characteristics on each elevation.
Place a Minimum Lot Width in the DF Ordinance
The DF ordinance allows for flexibility on lot width based on the product type being proposed. Recent plats have had lots ranging from 45’-75’.
• 45’-50’ Wide Lots - Generally allows for a detached townhome product with a two-car garage.
• 50-60’ Wide Lots - Generally allows for a detached townhome product with a three-car garage or larger single-family home with two-car garage.
• 65’+ Wide Lots - Generally allows for a larger single-family home with a three-car garage.
In the survey completed at the January retreat, three members indicated a concern about lots less than 60’ wide. By allowing a variety of lot sizes, Blaine will continue to have different housing types at different price points.
Land Use/Zoning (20 Minute Discussion)
The City Council indicated a desire to consider changing portions of the northwest area of 125th Avenue/Lexington Avenue to allow for Medium Density Residential (MDR) and/or Low Density Residential (LDR). Typical land use practice has medium and higher density residential uses closer to major thoroughfares and the density is stepped down to low density as development occurs internally. This method exists on the north side of 125th Avenue in the Legacy Creek neighborhood where townhomes abut 125th Avenue and single family is introduced internally.
Additionally, the City Council indicated a desire to require wider lots to the east of Wagamon Ranch and northeast of Legacy Creek neighborhoods. Many of the lots in both neighborhoods exceed 70’ in width. A sewer boundary exists in this area which guides timing of development. Property to the west of the sewer boundary can develop today, whereas property to the east of the sewer boundary can’t develop until utilities are introduced to the area from south of 125th Avenue near Water Treatment Plant #4.
A map is included which shows potential LDR/MDR land use and the area where a 70’ wide lot minimum could be established.
Two areas exist along the east and west sides of Lexington Avenue between the Blaine Wetland Sanctuary and 112th Avenue/Lochness Park. A map is included identifying the areas. Most of the lots in these areas are larger, are either vacant or have older single-family homes and are not served by sewer and water. The current land use designation is LDR. These lots are challenging to develop due to wetlands and proximity to Lexington Avenue. Staff would propose having a future discussion about the appropriate land use of these properties as staff expects development inquiries to occur as some of the properties are currently listed for sale.
High Density Residential Sites and Multi-Family Statistics (20 Minute Discussion)
There are several vacant sites guided for High Density Residential (HDR) in the City’s 2040 Comprehensive Plan (see attached map). Cities within the seven-county metropolitan area are required to guide a certain number of acres for high density residential in their 2040 Comprehensive Plan to meet Metropolitan Council affordable housing goals. Each city has different requirements based on their size, current allocation of affordable housing, etc. The theory is that land guided for high density residential could be developed for affordable housing, however, is not mandated to be developed in such a manner. Therefore, a variety of housing types could be developed on these sites including townhomes, apartments (affordable, market, senior), cooperatives, and condominiums. The allowed density is 12-25 units/acre.
Multi-family housing is permitted in certain residential zoning districts and the Planned Business District provided the land use in the 2040 Comprehensive Plan corresponds. In these instances, the City Council has little discretion in denying the project.
If a developer proposes a project that is either inconsistent with the zoning and/or land use, staff will typically require the developer to go before the City Council at a workshop. This process allows the City Council to provide the developer feedback and express any concerns. A rezoning and/or comprehensive land use plan amendment allows for the most discretion by the City Council and factors such as location, market demand and financial assistance are all things the City Council should consider when reviewing said requests.
The following is general information about how Blaine compares to similar suburbs for multi-family construction, housing affordability and senior housing.
Multi-Family
There are currently four apartment projects under construction in Blaine. Several projects have also been completed over the last three years. Apartment construction is strong in the entire twin cities market.
• Blaine is 82% single family. The average for similar cities is 76% single family.
• Four apartment projects are under construction or in permit review, since the time of this data, totaling 583 units or 2.6% of the total housing stock. By the time those projects are complete, at least 1,000 single family homes will have been completed, bringing the percentage of housing units that are single family to 81%.
• Based on a projected 300 single family homes per year, between now and 2030, 2,600 apartment units beyond what is currently under construction or in permit review could be built without reducing the share of single family below the average of peer cities. The Northtown Plan anticipates 500-700 apartment units in Phase 1 (2023-2035). Therefore, an additional 1,900-2,100 apartment units could be built elsewhere in the City without reducing the share of single family below the average of peer cities. Staff doesn’t anticipate seeing that level of additional multi-family housing in the City.
Housing Affordability
• Blaine has a higher proportion of units affordable at all income levels than the average of peer communities, however, has a lower proportion of units that are income restricted due to public financing. This means that affordability of housing stock in Blaine is occurring more naturally, without the need for public assistance. This however can change based on market conditions which we are currently seeing with the strong, expensive housing market. Housing that is income restricted due to public financing is required to be maintained at certain levels of affordability.
• Median sale value in Blaine is exceptionally close to the metro average and has been for years. In 2021, both Blaine and the metro had a median sale value of $340,000, which is $13,000 above the Anoka County median sale value. The median sale value increased 12.4% since 2017 in Blaine and 10.7% in the metro.
• The 2040 Comprehensive Plan identifies the need for 1,139 additional affordable housing units by 2040. This is a goal, not a mandate.
Senior Housing
There continues to a be a demand for senior housing of all types across the United States as the Baby Boomer generation continues to age. Senior housing includes various types such as cooperative (owner occupied), independent (no services), assisted (some services), and memory care (full services).
The following is a list of recently constructed and approved senior housing projects in Blaine.
• Crest View - Independent, assisted, memory care
• Legends of Blaine - 55+ independent
• Applewood Pointe - 62+ owner occupied
• Risor of Blaine - 55+ independent
• BeeHive - Memory care facility
Developers who construct senior housing complete market studies prior to proposing a project. Staff and the City Council typically rely on this due diligence as a developer needs to be confident that their product will be successful in the market.
Staff Recommendation
Staff will be preparing a presentation providing additional graphics and context to the staff report. Staff will be seeking direction on the following:
1. Proposed process/ordinance changes to the DF zoning ordinance.
2. Creating an area near the Wagamon Ranch and Legacy Creek Neighborhoods requiring a minimum of 65’ wide lots.
3. Potential land use change to allow MDR in the northwest section of 125th Avenue/Lexington Avenue.
Information regarding multi-family housing is intended to be informational and the City Council is encouraged to ask clarifying questions or bring up concerns.
Attachment List
Northwest Corner of 125th Avenue/Lexington
East/West Sides of Lexington Avenue
High Density Residential Map
Housing and Land Use Sections of the 2040 Comprehensive Plan