Housing4-1 4 Housing 4.0 INTRODUCTION Within the City of Chanhassen, residential structures constitute the largest single use of land. Since residential development plays such a prominent role
in the overall character of Chanhassen, its location and design are important to the economic and social structure of the City. The City of Chanhassen will continue to promote diversity
in the types and sizes of housing units and protect the quality of existing housing and neighborhoods. The housing plan will analyze the existing and projected housing needs in the City.
In March of 2007, Maxfield Research Inc. completed a Comprehensive Housing Needs Assessment for Carver County Community Development agency for the years 2005-2015 and 2015-2030. A significant
portion of the data comes from this study as well as from the U.S. Census, Metropolitan Council and the City of Chanhassen. 4.1 EXISTING HOUSING In the year 2000, there were 6,199 owner
occupied homes and 719 rental units. At the end of 2006, the City’s estimate of total ?total dwelling units was 8,671. Over the last 10 years, the City has continued to diversify in
the types of dwelling units. Historically the City has been dominated by single-family detached homes with some apartments and twin homes. The diversity in housing has been achieved
by the construction of more apartments, multifamily dwellings and condominiums. Table 1 Housing Permits Year Single Family Attached SF Apts Total Dwellings 1992 228 0 0 228 1993 251
16 0 267 1994 269 110 0 379 1995 216 197 65 478 1996 170 37 0 207 1997 177 97 0 274 1998 263 162 0 425 1999 187 88 0 187 2000 124 34 162 320 2001 85 44 100 229 2002 54 246 0 300 2003
59 94 243 396 2004 76 16 0 92 2005 60 24 0 84 2006 89 42 48 179 Average 154 80 41 270 Source: City of Chanhassen
4-2 Over the last 14 years, the City has averaged 270 building permits a year. In the last 14 years, there were two years in the where there was less than 100 residential permits issued
(2004, 2005). A record number of permits were issued in 1998 (425) and about 400 permits were issued in 2003. 4.1.1 Occupied Housing Units by Type and Tenure Table 2 Housing Tenure Housing
Tenure 0% 20% 40% 60% 80% 100% 1970 1980 1990 2000 owner occupied renter occupied seasonal vacant Source: City of Chanhassen The City continues to be dominated by owner occupied dwelling
units. Since the year 2000, 391 apartment units have been built. In addition, the City has given approval for 169-185 condominium units to be built. Pre-sales are necessary before construction
can begin. Table 3 Housing Types Type of housing and 1990 2000 Units in structure Owners Renters Owners Renters Single family detached 3,102 105 5,212 88 Single family, attached 292
331 920 37 Duplexes 8 21 10 23 Building with 3 t0 4 units 15 30 24 35 Buildings with 5 to 19 units 1 197 33 208 Buildings with 20 or more units 0 193 0 328 Mobile homes 2 0 0 0 Other
units 8 11 0 0 Total occupied housing units 3,428 588 6,199 719 Source: US Census Source: City of Chanhassen Building Permit Activity Detached single-family housing is still the predominant
housing type in the City. Between 1990 and 2000, the City has added more multifamily dwellings, which are defined as 5 units to more than 20 units per building. The dwellings include
townhouses and apartments.
4-3 4.1.2 Inventory of Housing Stock Table 4 Households by Type Household type 1990 2000 Change % Change Family households 3,273 5,524 2,251 68.8% Married couples 2,982 4,925 1,943 66.2%
-with related children under age 18 1,767 3,143 1,376 77.9% -no related children under age 18 1,215 1,782 567 46.7% Other families 291 599 308 105.8% Male household, no wife present
88 168 80 90.9% -with related children under age 18 47 112 65 138.3% -no related children under age 18 41 56 15 36.6% Female householder, no husband present 203 431 228 112.3% -with
related children under age 18 137 316 179 130.7% -no related children under age 18 66 115 49 7402% Non-family households 743 1,390 647 87.1% 1-person 527 1,086 559 106.1% 2 or more persons
216 304 88 40.7% Total 4,016 6,914 2898 72.2% Source: US Census The largest household type in the City is family household, a married couple with children. The desire for family households
is driving the demand for the detached single-family homes in Chanhassen. Based on the City’s City’s location in eastern Carver County and access to employment centers, family housing
will continue to have a strong demand. Table 5 Age of Housing Stock (Selected Communities) Owner Occupied Renter occupied Cities Before 1950 1950-1969 1970-1989 1990-2000 Before 1950
1950-1969 1970-1989 1990-2000 Carver 93 34 89 169 40 18 8 2 Chanhassen 237 746 2,288 2,928 67 152 339 161 Chaska 410 462 1,806 1,972 135 197 841 342 Victoria 91 172 351 649 9 13 79 4
Waconia 359 273 276 1,078 88 121 325 82 Total Carver County 3,046 2,695 6,623 7,963 705 674 1,915 735 Source U.S. Census, Maxfield Research Inc. In Carver County, prior to the year 2000,
Chanhassen, Chaska, and Waconia had the majority of the residential activity. Since 2000 and into the future, it is anticipated that Victoria, Carver and Waconia will see a significant
increase in residential construction.
4-4 Table 6 Single-Family Home Average Resale Price (Selected Communities) Average Resale Price Cities 2001 2002 2003 2004 2005 2006 Carver $216,661 $213,109 $254,759 $266,321 $293,810
$311,243 Chanhassen $340,497 $342,620 $388,634 $427,609 $430,560 $441,861 Chaska $243,934 $853,844 $272,069 $303,066 $338,825 $330,400 Victoria $323,386 $350,151 $353,666 $368,666 $368,967
$481,239 Waconia $201,410 $209,136 $239,918 $246,941 $276,954 $304,460 Carver County Total $270,598 $281,533 $299,884 $326,371 $345,663 $355,570 Sources: Regional Multiple Listing Service,
Maxifield Research Inc. According the to the Maxfield study, Chanhassen had the highest resale price of the closest comparable cities in Carver County except for Victoria which was higher
than Chanhassen in the year 2006. In 2006, the average resale price in the City was $441,861; Victoria had a 2006 resale price of $481,239. Chanhassen and Victoria have resale averages
higher than the county average of $355,570. Even with changes in the current housing market, the value of Chanhassen homes remains strong. Table 7 Multifamily Home Average Resale Price
(Selected Communities) Average Resale Price Cities 2001 2002 2003 2004 2005 2006 Carver $230,000 Chanhassen $167,745 $178,806 $193,949 $196,573 $198,784 $194,011 Chaska $142,572 $159,346
$166,075 $185,863 $194,424 $191,657 Victoria $283,475 $270,350 $326,350 $283,680 $300,531 $359,394 Waconia $144,328 $145,152 $148,492 $170,574 $161,574 $176,117 Carver County Total $160,268
$172,661 $182,717 $193,163 $196,755 $194,607 Sources: Regional Multiple Listing Service, Maxfield Research Inc. Chanhassen had an average resale for multifamily homes comparable to the
average for the rest of Carver County. The City has a number of townhouses built in the 1980’s and 1990’s that keep the average as low as the County average. Table 9 Active Single-Family
Housing Developments Carver County January 2007 (Selected Communities) Estimated New home Prices Cities Avg. Home Starts 2000-2006* Total Lots Available Lots >$325K $325-$525K 525K $525K+
Estimated Average Price* Carver 77 211 155 15% 70% 15% $435,000 Chanhassen 85 389 175 0% 0% 100% $935,000 Chaska 149 631 207 5% 65% 30% $515,000 Victoria 107 327 248 0% 35% 65% $605,000
Waconia 117 556 3298 5% 60% 35% $515,000 Carver County Total 724 2,850 1,546 15% 50% 35% $520,000 *Home starts are an average of permits issued from 2000 to 2006 *Estimate are for 2006
and are based on survey of active subdivisions Sources: Regional Multiple Listing Service, Maxfield Research Inc.
4-5 According to the Maxfield study of active single-family housing developments, Chanhassen has the highest estimated “active” price of approximately $950,000. The study found there
were no “active” single-family developments under $525,000. Table 10 Active Multifamily Developments Carver County January 2007 (Selected Communities) Estimated New Home Prices Cities
Avg. Home Starts 2000-2006* Total Units Available Lots >$225K $225-$325K $325K+ Estimated Average Price* Carver 6 335 308 45% 55% 0% $240,000 Chanhassen 144 716 273 80% 20% 0% $225,000
Chaska 250 243 72 80% 15% 4% $235,000 Victoria 29 264 185 5% 65% 30% $340,000 Waconia 68 237 161 88% 10% 2% $190,000 Carver County Total 526 2,005 1,121 65% 30% 5% $225,000 *Home starts
are an average of permits issued from 2000 to 2006 *Estimate are for 2006 and are based on survey of active subdivisions Sources: Regional Multiple Listing Service, Maxfield Research
Inc. The Maxfield study found that in a comparison of selected cities, Chanhassen had the lowest average price of active multifamily developments. The price of $225,000 is the same as
the Carver County average. Table 11 Rental Vacancy Summary January 2007 (Selected Communities) Market Rate Affordable Subsidized Total City Total units Vac. Vac. Rate Total units Vac.
Vac. Rate Total units Vac. Vac. Rate Total units Vacant Vac. Rate Chanhassen 615 28 4.6% 615 28 4.6% Chaska 1,269 77 6.1% 402 42 12.9% 28 0 0.0% 1,699 129 7.6% Source: Maxfield Research
Inc. Currently Chanhassen and Chaska have the majority of rental housing, which is more than the rest of Carver County combined. Chaska has nearly double the rental housing units of
Chanhassen. According to the Maxfield Study, the current vacancy rate in Chanhassen is 4.6 %. The City anticipates additional rental housing based on the fact that the majority of jobs
are located in the eastern portion of the County; and the desire to locate housing in conjunction with transit or commercial centers. Table 12 Rent Summary January 2007 (Selected Communities)
Market Rate Rate Affordable City Total Units 1 BR 2 BR 3 BR Total Units 1 BR 2 BR 3 BR Chanhassen 615 $740 $955 $1,415 Chaska 1,269 $770 $873 $1,240 402 $610 $715 $910 Remainder of Carver
County 18 $535 $650 168 $595 $640 $790 Total 2,072 $746 $869 $1,255 570 $605 $690 $865 Source: Maxfield Research Inc. The Maxfield study shows market rate rents in Chanhassen were higher
than in Chaska. Market rate developments have rents about 30% higher than those at affordable developments in Chaska. Since this study was completed, the Gateway affordable housing development,
located at the
4-6 intersection of TH 101 and TH 312, has been constructed and is now renting. The affordable rents for this development are $650 to $900 a month. According to the Maxfield study, about
three-quarters of the rental growth between 2000 and 2020 is projected to occur in the four communities of Chaska, Chanhassen, Victoria and Waconia. 4.1.3 Housing Condition Over one
half of the City’s existing housing inventory is over 20 years old. In response to maintaining the value of this older housing, the City adopted a rental housing requirement and property
maintenance code (2002). The purpose of the property maintenance code is to set a minimum requirement and standard for premises, structure, equipment and facilities for light, ventilation,
space, heating, sanitation, and protection from the elements, life safety, safety from fire and other hazards and safe and sanitary maintenance, the responsibility of owners, operators
and occupants; the occupancy of existing structures and premises, and for administration and and enforcement and penalties. The success of this ordinance is the maintenance of older
housing stock. The maintenance of the existing housing provides the continuation of a wide range of housing options, especially with the acceleration of the cost in new housing. The
rental license requirement is intended to protect the public health, safety and welfare of the citizens of the City who have a rental unit. The City has over 1,000 rental units, of which
700 are traditional apartments. The remaining 300 plus rentals are homes, duplexes or townhouses. The license requirements add to the protection of those renting. 4.3 POPULATION AND
INCOME 4.3.1 Demographics Table 13 Demographics 1990 2000 change % change Total population 11,732 20,321 8,589 73.2% Number of households 4,016 6,914 2,898 72.2% Persons per household
2.92 2.94 0.02 0.7% Number of families 3,273 5,524 2,251 68.8% Persons per family 3.24 3.33 0.09 2.8% Source: US Census In the spring of 2007, the City of Chanhassen received from the
Metropolitan Council estimates of population and households as of April 1, 2006. These estimates are 22,017 people and 7,929 households. The persons per household are estimated to be
2.77. When the City accepted the Regional Development Framework projections, the persons per household were estimated to be closer to 2.85. The Metropolitan Council number of persons
per household, number of households, and the population is less than the City’s estimate. The US Census showed an increase in the persons per household of 1.4% from 2.9 to 2.94 between
1990 and 2000. The Metropolitan Council’s estimate is 2.77 persons per household
4-7 which is a .08 person per household difference less than the 2030 Regional Development Framework Estimate. The Metropolitan Council’s 2010 population projection of 27,500, in light
of the 2006 estimate, would require an addition of 5,483 people in the next three years. Based on estimated building permit activity of just over 220 permits a year, the 2010 population
may be closer to 24,500 people. The City has stated it disagrees with the methodology or ultimately the April 1, 2006 estimate and will continue the monitor the Metropolitan Council’s
estimate. Table 14 2030 Regional Development Framework -Revised Forecasts, January 3, 2007 POPULATION 2000 2010 2020 2030 2000 2010 2020 2030 CARVER COUNTY Benton Twp. 939 940 940 940
307 320 330 340 Camden Twp. 955 960 980 1,030 316 340 370 400 Carver* 1,266 4,680 4,630 4,560 458 1,800 1,850 1,900 Chanhassen (pt) 20,321 27,500 34,500 38,000 6,914 10,200 12,800 14,800
Chaska* 17,603 27,600 33,000 35,700 6,169 10,200 12,500 14,000 Cologne* 1,012 3,060 5,500 9,440 385 1,180 2,200 3,840 Dahlgren Twp.* 1,453 2,200 14,000 16,600 479 750 5,110 6,250 Hamburg
538 600 750 1,000 206 240 300 400 Hancock Twp. 367 390 420 440 121 140 160 170 Hollywood Twp. 1,102 1,100 1,150 1,300 371 410 450 500 Laketown Twp.* 2,331 1,800 830 0 637 600 300 0 Mayer*
554 3,900 7,000 9,600 199 1,500 2,700 3,700 New Germany 346 420 570 830 143 180 250 370 Norwood Young America* 3,108 4,630 7,800 8,800 1,171 1,870 3,530 3,800 San Francisco Twp. 888
980 1,100 1,200 293 350 410 460 Victoria* 4,025 10,700 19,600 28,000 1,367 4,000 7,200 10,200 Waconia* 6,814 10,600 20,000 25,000 2,568 4,500 8,000 10,000 Waconia Twp. 1,284 1,340 1,460
1,590 429 490 550 620 Watertown* 3,029 4,800 6,500 7,700 1,078 1,800 2,500 3,000 Watertown Twp. 1,432 1,470 1,620 1,800 478 540 620 700 Young America Twp. 838 870 950 1,200 267 300 350
450 Carver County Total 70,205 110,540 163,300 194,730 24,356 41,710 62,480 75,900 Chan's Percent Carver Total 28.95% 24.88% 21.13% 19.51% 28.39% 24.45% 20.49% 19.50% HOUSEHOLDS Source:
Metropolitan Council
4-8 Table 15 Chanhassen Population by Age Age 1990 2000 Change Number % of total Number % of total Number % of total Under 5 years 1343 11.4% 2020 9.9% 677 50.4% 5 to 9 1083 9.2% 2227
11.1% 1144 105.6% 10 to 14 811 6.9% 1889 9.3% 1078 132.9% 15 to 17 431 3.7% 890 4.4% 459 106.5% 18 to 21 421 3.6% 540 2.7% 1119 28.3% 22 to 24 346 2.9% 357 1.8% 11 3.2% 25 to 34 2832
24.1% 2608 12.8% -224 -7.9% 35 to 44 2229 19.6% 4903 24.1% 2674 120% 45 to 54 1157 9.9% 2816 13.9% 1659 143.4% 55 to 64 627 5.3% 1151 5.7% 524 83.6% 65 to 74 307 2.6% 591 2.9% 284 92.5%
75 to 84 110 0.9% 270 1.3% 160 145.5% 85 and older 35 0.3% 59 0.3% 24 68.6% Total Population 11,732 100.0% 20,321 100.0% 8,589 73.2% Source: US Census The largest segment of the population
(38%) is between 35 to 54 years old. The median age of the population is 35.5. The Maxfield study stated the following regarding the demographics of the County: • With the aging of the
baby boom generation, the greatest growth in Carver County from 2006 to 2020 will be among people age 55 to 75, as their population is projected to triple in 14 years. • The aging of
the baby boom generation will result in strong growth of an older adult population; and an influx of younger and middle-aged individuals and families to the County will result in steady
growth of the 25 to 44 year-olds. This steady growth will result in continued demand for single-family homes and for-sale town homes. • Communities in eastern Carver County will see
a greater percentage of seniors, young adults, and older adults. These increases will be due to the aging of the existing population, young adults and adults seeking rental housing near
employment centers, and older adults with greater means purchasing more expensive housing. • While new single-family homes are predominately executive homes, area lot prices affect this
cost. A survey in January 2007 revealed lot prices in Chanhassen were $230,000. It is estimated that the price of a lot is at least one-quarter of the price of a home; therefore, the
price of $900,000 is anticipated.
4-9 Table 16 Median Household Income by Age 1999 Age of householder Median household income Under 25 $40,089 25-34 $73,462 35-44 $97,741 45-54 $89,498 55-64 $79,171 65-74 $41,510 75
and older $29,943 All households $84,125 Source: US Census The U.S. Census shows that Chanhassen’s median household income in 1999 was $84,125. The Maxfield study estimates the 2006
household income for Chanhassen is approximately $99,270. The estimated 2006 median household income in the Twin Cities was $62,850, and $79,250 for Carver County. 4.4 RESIDENTIAL LANDS
The City has less than 1,000 acres of residential land left for development. It is anticipated that the majority of the residential land will be developed by 2020. The growth between
2020 and 2030 will be infill development. The total number of additional dwelling units anticipated by 2030 is 4,435. The Maxfield study finds the following housing demand:. Table 17
Demand for Additional For-Sale Housing 2005 to 2015 2015 to 2030 Projected Household Growth 2,135 2,300 Estimated Homeownership Rate 78% 75% Total New Homeowners 1,660 1,720 Ratio Single
Family/Multifamily 30/70 25/75 No. of Single Family/Multifamily 498 430 Single Family <$325,000 percent 0 0% 0 0% Single Family <$325,000-$525,000 percent 50 10% 43 10% Single Family
<$525,000+ percent 448 90% 387 50% Multifamily –General Occupancy <$225,000 Percent 808 75% 575 50% Multifamily $225,000+ 269 25% 575 50% Multifamily Senior <$225,000 85 140 Source Maxfield
Research Inc.
4-10 Table 18 Demand for Additional Rental Housing 2005 to 2015 2015 to 2030 Projected Household Growth 2,135 2,300 Estimated Percent Renters 22% 25% Total New Renters 475 580 Ratio
General Occupancy/Senior 63/37 40/60 No. of Units General Occupancy/Senior 300/175 230/350 General Occupancy Percent Subsidized 50-80% Median 50% of Median Total Percent Market Rate
Number 32% 50 45 95 68% 205 35% 40 40 80 65% 150 Senior Rental Housing Percent Affordable Adult Number Percent Market Rate Adult Congregate Assisted Living Memory Care Number 31% 55
69% 65 20 20 15 120 34% 120 66% 70 70 55 35 230 Source Maxfield Research Inc. 4.5 LIFECYCLE HOUSING Table 19 Livable Communities Act CITY INDEX BENCHMARK GOAL Affordability Ownership
37% 60-69% 30% Rental 44% 35-37% 35% Life-cycle Type (non-single Family detached) 19% 35-37% 34% 1991 Comp Plan Owner/Renter Mix 85/15% 67-75 /25-33% 80-90 /20-10 Density Single family
detached 1.5 units /acre 1.8-1.9 units /acre 1.8 units /acre Multifamily 11 units /acre 10-14 units /acre 9-10 units /acre Overall Average 3.3 Source: City of Chanhassen The Metropolitan
Council defines affordable ownership housing as housing that is affordable to buyers earning 80% of the area median income or a home price at $201,800 in 2006. In the Housing Choice
Voucher program, units must have rents below the Metro HRA Payment Standard ($729 for one-bedroom units, $933 for two-bedroom units). The City has four projects that meet these income
qualifications.
4-11 Currently, the City has a home ownership rate of 89.6 %. With an average price on new multifamily homes being $225,000 and the average resale price of $194,000, the ability of the
City to provide affordable ownership housing is less problematic. The City is moving toward meeting their housing goals in all areas except affordable rental housing. With the price
of land and construction costs, the City alone cannot provide the amount of assistance required to provide affordable housing. The City is meeting the density goals as shown on the City
plat monitoring sheet in Table 20. 4.4.1 Projects In 2006, the City approved the Gateway project, a 48-unit tax-credit rental building. The rental units are restricted to low-and moderate-income
residents. Participation from the City came from Tax Increment Financing (TIF) and flexibility in development standards. The building started renting units in the summer of 2007. Unit
Mix, Rents & Income Limits # units # of BR’s Sq. ft. Projected Rents Annual Incomes Hourly Hourly Income 6 1 850 $650 $36,960 or less $17.77 or less 27 2 1,100 $825 $46,200 or less $21.21
or less 15 3 1,450 $900 $49,920 or less $24.00 or less Summerwood This project was built as a part of Village on the Ponds; it is part of a vertical and horizontal mixed-use development.
The congregate portion of Summerwood has 90 units, 54 assisted living units and 18 units in the memory care. The City created a TIF housing district to create 35 affordable units. Attached
is a list of the city rental units and a summary of the city Demographic and Housing Finding. The City lost 167 rental units in 2006 with the redevelopment of the Lakeview Hills Apartments.
This development is being replaced with 233-249 townhouses and condominiums. The City worked to replace a portion of the units with the construction of 48 units in the Gateway project
and will continue to find other “affordable housing” opportunities.
4-12 Residential Density 1998-2006 Final Plat GROSS ROW WETLAND/MISC. PARK NET TOTAL GROSS NET Land Use CASE PROJECT NAME Approved ACRES ACRES PRIMARY ACRES LAND ACRES UNITS DENSITY
DENSITY Density NOTES POND ACRES SINGLE-FAMILY DETACHED 98-1 PUD Lynmore Addition 7/12/1999 6.39 0.83 2.12 0.64 2.8 8 1 .25 2 .86 low Bluff Creek overlay 98-10 SUB Eric Peterson 1999
6.32 0 3.59 0 2.73 2 0 .32 0 .73 low Infill develpment -Rice Marsh Lake 99-3 SUB Nickolay 1999 3.7 0 0.91 0 2.79 2 0 .54 0 .72 low infill development -Rice Marsh Lake 99-4 SUB Brozorick
1999 1.44 0 0 0 1.44 2 1 .39 1 .39 low Infill develpment Lotus Lake 99-5 SUB Smith Hill Addition 5/10/1999 1.33 0 0 0 1.33 2 1 .50 1 .50 low Infill develpment 99-10 SUB Arrowhead Development
10/23/2000 0.91 0 0 0 0.91 2 2 .20 2 .20 low Infill develpment 99-11 SUB Sandy Point 12/13/1999 1.47 0 0 0 1.47 2 1 .36 1 .36 low Infill develpment -Lotus Lake 00-1 SUB Marsh Glen 7/24/2000
13.41 1.45 1.91 0 10.05 19 1 .42 1 .89 low infill development -Rice Marsh Lake 00-2 SUB Lucas Igel Addition 7/23/2001 1.09 0 0 0 1.09 2 1 .83 1 .83 low infill development -Lotus Lake
00-3 PUD Summerfield 2nd Addition 10/23/2000 5 0.95 0 0 4.05 10 2 .00 2 .47 low Infill development, 0 affordable 00-8 SUB Arvidson's Addition 11/27/2000 2.47 0 0 0 2.47 4 1 .62 1 .62
low infill development 00-9 SUB White Oak Addition 10/9/2000 3.4 0.6 0 0 2.8 5 1 .47 1 .79 low Infill development, Lake Minnewashta 2000-15 Ashling Meadows 4/9/2001 40.03 6.39 4.78 0
0 28.86 51 1 .27 1 .77 low significant topography/wetlands, infill development 2001-3 Big Woods 8/27/2001 6.3 1.1 0 0 0 5.2 9 1 .43 1 .73 low steep slope, lake shore, stream 2001-6 Tristan
Heights 6/11/2001 1.15 0 0 0 0 1.15 2 1 .74 1 .74 low bluff on one lot 2001-10 Lake Lucy Ridge 5/28/2002 18.57 2.4 7.16 9.01 17 0 .92 1 .89 low wetlands, bluff 2002-2 Knob Hill 2nd 7/22/2002
7.59 1.22 0.57 0 0 5.8 9 1 .19 1 .55 low LakeLucy,steep slopes 2002-4 Hidden Creek Estates 7/22/2002 22.28 3 8.5 0 0 10.78 20 0 .90 1 .86 low wetlands, limited upland 2002-2 PUD Vasserman
Ridge 7/22/2002 68.76 8.69 27.92 1.94 0 30.21 84 1 .22 2 .78 low Bluff Creek Overlay, 1.94 ac.commercial 2002-6 Boyer Lake Minnewashta Add. 8/26/2002 13.59 1.26 2.34 3.25 6.74 10 0 .74
1 .48 low wetland,Lake Minnewashta, beachlot of 3.25acres 2002-7 Willow Ridge 3rd Addition 5/28/2002 2.09 0 0 0 0 2.09 2 0 .96 0 .96 low Infill, steep slope 2003-7 Coutryside 6/14/2004
5.93 1.02 0.58 4.33 10 1 .69 2 .31 low wetlands, Lake St. Joe 2003-12 Burlewood 12/8/2003 5.17 1.75 3.42 9 1 .74 2 .63 low 04-10 Walnut Grove 2nd 6/14/2004 3.09 0.5 1.1 1.49 4 1 .29
2 .68 low Bluff Creek, wetland 04-05 Settlers West 7/12/2004 44.56 4.17 0 16.13 24.26 48 1 .08 1 .98 low bluffs 04-03 Kenyon Bluff 4/12/2004 2.16 0.24 0.37 1.55 3 1 .39 1 .94 low bluff
04-23 Lotus View Addition 1/10/2005 2.83 2.83 2 0 .71 0 .71 LOW Shore land district 04-26 Frontier 2nd Addition 8/23/2004 2.61 0 0 2.61 5 1 .92 1 .92 low bluff 04-31 Hidden Creek Meadows
6/13/2005 19.24 2.02 5.96 11.26 21 1 .09 1 .87 low wetlands, creek 04-36 Pinehurst 3/14/2005 27.62 4.28 0.14 23.2 41 1 .48 1 .77 low wetlands, woods, ravine 04-43 Yoberry Farm (Highcrest)
4/11/2005 35.79 5.54 4.53 0.39 25.33 57 1 .59 2 .25 low wetlands, slopes, existing houses 05-02 Crestview 5/9/2005 3.36 0.6 2.76 5 1 .49 1 .81 low existing house 05-05 John Henry 4/11/2005
1.19 1.19 3 2 .52 2 .52 low existing house 05-08 Fox Den 4/25/2005 2.77 0.64 2.13 6 2 .17 2 .82 low Hwy 101 05-14 Lake Harrison 7/12/2005 62 6.17 20.9 1.53 4.42 28.98 38 0 .61 1 .31
low wetlands, bluff, existing house, water treatment plant site 05-21 Frontier 3rd Addition 7/25/2005 0.77 0.77 2 2 .60 2 .60 low bluff 05-25 Minnewahsta Creek Hills 8/22/2005 1.4 1.4
3 2 .14 2 .14 low private street 05-26 Harvieux Addition 9/29/2005 1.99 0 0 0 0 1.99 3 1 .51 1 .51 low lake shore 05-37 Stonefield 4/10/2006 17.63 2.23 15.4 30 1 .70 1 .95 low steep
slopes, wetland finger 05-44 Christianson Sub #05-44 4/10/2006 1.05 1.05 2 1 .90 1 .90 low infill 06-02 Eidness Metes & Bounds 1/23/2006 2.18 2.18 2 0 .92 0 .92 low infill, shoreline
06-09 Peterson Property (Pioneer Pass) 9/25/2006 120.74 57.21 20.73 9.97 4.72 28.11 81 0 .67 2 .88 low Bluff Creek primary zone 06-10 Boulder Cove 9/25/2006 13.69 1.95 1.23 10.51 39
2 .85 3 .71 low Hwy 7 07-02 The Arbors 4/9/2007 19.83 3.05 0.9 15.88 22 1 .11 1 .39 low Lake Minnewashta 07-07 Gauer 4/23/2007 1.09 1.09 2 1 .83 1 .83 low Lake Minnewashta 07-09 Lotus
Woods 7.6 0.9 0.29 0.5 5.91 11 1.45 1.86 low Lotus Lake SUBTOTAL 6 33.58 1 20.16 116.53 1 6.69 2 6.80 3 53.40 7 13 PERCENT 19.0% 18.4% 2.6% 4.2% 55.8% AVG 1 .13 2 .02 MULTI-FAMILY 99-9
SPR Lake Susan Apartment Homes 6/28/1999 9.9 0 0 0 9.9 162 1 6.36 1 6.36 mixed 0 affordable, Villages on the Ponds 99-19 SPR Powers Ridge Apartments 12/11/2000 21.34 0 1 0 20.34 344
1 6.12 1 6.91 high 0 affordable 99-2 PUD Arboretum Village 5/14/2001 120.93 21.59 26.29 2.9 16.9 53.25 342 2 .83 6 .42 medium 156 affordable ownership, 2.9 acres commercial 2001-13 SP
Presbyterian Homes 10/14/2002 5.11 0 0.3 0 0 4.81 161 3 1.51 3 3.47 Mixed Use Villages on the Ponds, 35 affordable 2002-7 SP Building C Villages on the Ponds 10/14/2002 3.19 0 0 1 0
2.19 45 1 4.11 2 0.55 Mixed Use Villages on the Ponds 2003-3 PUD Highlands on Bluff Creek 6/15/2004 6.52 0.86 1.8 3.86 16 2 .45 4 .15 low density BCO 05-11 Liberty on Buff Creek 3/27/2006
91.02 11.45 40.06 39.51 444 4 .88 1 1.24 medium BCO, 8.89 ac. wetland/3.16 ac. bluff 06-14 The Preserve 6/26/2006 79.86 10.85 34.31 0.35 34.35 153 1 .92 4 .45 low/medium BCO, misc-city
facility. 06-05 Gateway Place 2/27/2006 6.2 0.25 0.38 0 5.57 48 7 .74 8 .62 mixed 48 affordable units 06-26 Lakeside 10/23/2006 26.29 1.74 0.95 23.6 231 8 .79 9 .79 high lakeshore SUBTOTAL
370.36 4 6.74 105.09 4 .25 1 6.90 1 97.38 1 ,946 PERCENT 12.6% 28.4% 1.1% 4.6% 53.3% AVG 5 .25 9 .86 TOTALS 1,003.94 1 66.90 221.62 2 0.94 4 3.70 5 50.78 2 ,659 PERCENT 16.6% 22.1% 2.1%
4.4% 54.9% AVG 2 .65 4 .83 Table 20
4-13 4.6 ACTION PLAN The City will continue to uphold the housing goals and policies of the comprehensive plan. Following in is the City’s Action Plan: 4.6.1 City Ordinance The City
will continue to evaluate the existing development ordinance and its impact on development costs. 4.6.2 City EDA The City will continue to consider the use of Tax Increment Financing
for affordable housing. 4.6.3 Carver County Community Development Agency Homebuyer education Foreclosure prevention counseling and financial assistance to all County residents Partner
with the County for additional affordable rental units Section 8 rental assistance Transitional housing Rental Rehabilitation Grants 4.6.4
Minnesota Housing Finance Agency MHFA Community Fix-up Fund MHFA Community Rehab Fund MHFA Revolving Loan Program MHFA Accessibility Loan Program MHFA Purchase Plus Program 4.7 HOUSING
GOALS AND POLICIES Goals Provide housing opportunities for all residents, consistent with the identified community goal. • Balanced housing supply, with housing available for people
of all income levels. • Accommodation of all racial and ethic groups in the purchase, sale, rental and location of housing within the community. • A variety of housing types for all
people in all stages of the life cycle. • A community of well-maintained housing and neighborhoods, including ownership and rental housing. • Housing development that respects the natural
environment of the community while striving to accommodate the need for a variety of housing types and costs.
4-14 • The availability of a full range of services and facilities for its residents, and the improvement of access to a linkage between housing and employment. Policies Continue to
enforce the City Code regarding property maintenance and rental licensing to maintain the existing housing stock. As state and federal funding permits, efforts should be made to provide
low and moderate housing where needed, to provide balance to the generally high cost of new housing. The City should promote the use of state and federal programs to reduce land costs
for developers of low and moderate income housing. The City will cooperate with other governmental units and public agencies to streamline, simplify, and coordinate the reviews required
for residential development to avoid inflating the cost of housing due to unnecessary delays in the review process. The City will continue to encourage the development of affordable
housing; the City may increase the permitted net density of a project by 25 percent. The “bonus” units units must meet affordable housing criteria as defined by the City. Developers
shall be required to enter into an agreement ensuring the affordability of the units. Subsidized housing should be given equal site and planning considerations to non-subsidized housing
units and should not be placed in inferior locations or in areas that do not provide necessary urban services including transit and commercial services. The City will continue to provide
alternative types of homes including smaller lot homes, townhouses, etc. that will supplement the conventional single-family homes. New residential development shall be discouraged from
encroaching into natural resources or physical features. Housing development methods such as PUD’s, cluster development, and innovative site plans and building types, should be encouraged
to help conserve energy and resources for housing. The City should continue to ensure nondiscrimination in the sale and rental of housing units. Citizen participation in developing plans
and implementing housing programs is encouraged in redevelopment, rehabilitation, and in planning for the future. While density is given by a range in the comprehensive plan, the City
shall encourage development at the upper end of the density range.
4-15 The City will promote the mixing of housing densities within projects in order to provide a wide range of housing styles and types. Such mixed densities must provide appropriate
transitions for existing development. The City will continue to participate in the Livable Communities Act of 1995 as stated in the Housing Plan. The City will promote the integration
of life-cycle housing opportunities throughout the community. Affordable and subsidized housing shall not be overly concentrated in one area of the City.
4-16
4-17 MAXFIELD RESEARCH, INC.