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Home My WebLink AboutPL PACKET 04152025 WorksessionCITY OF SAINT ANTHONY VILLAGE PLANNING COMMISSION WORKSESSION AGENDA Tuesday, April 15, 2025 at 5:30 PM Members of the public who wish to attend the meeting may do so in person. Call To Order Staff Reports Long Term Rentals Ashley Morello, Assistant City Manager, and Steve Grittman, City Planner, presenting. COVER MEMO.PDF RENTAL PROPERTIES EXISTING CONDITIONS MAP.PDF Other Business Community Forum Individuals may address the Planning Commission about any City business item not included on the regular agenda. Speakers are requested to come to the podium, sign their name and address on the form at the podium, state their name and address for the Clerk ’s record, and limit their remarks to three minutes. Generally, the Planning Commission will not take official action on items discussed at this time, but may typically refer the matter to staff for a future report or direct the matter to be scheduled on an upcoming agenda. Those unable to attend the meeting in person may submit comments via the City's PUBLIC COMMENTS FORM. Information And Announcments Adjournment If you would like to request special accommodations or alternative formats, please contact the City Clerk at 612 -782 -3313 or email city@savmn.com . People who are deaf or hard of hearing can contact us by using 711 Relay. Our mission is to promote a high quality of life to those we serve through outstanding city services. I. II. A. Documents: III. IV. V. VI. MEMORANDUM To: Saint Anthony Village Planning Commission From: Ashley Morello, Assistant City Manager Stephen Grittman, City Planner Date: Planning Commission Meeting – April 15, 2025 GC Project No. 140.00 Topic/Request: Long Term Rental Housing Discussion PLANNING COMMISSION OBJECTIVE: Review and provide feedback for City Councill related to long-term rentals of single-family homes. BACKGROUND The City has convened a couple of work sessions with Planning Commission in the past couple of years to discuss the rental of single-family properties. This discussion has focused on two main aspects: short- term and long-term rentals. Most recently, City Council held a work session on February 25 to review proposed ordinance language for the two types of rentals. There group discussed some new considerations related to the topics. City Council agreed that it would be beneficial to obtain input from the Planning Commission related to long-term rentals of single-family properties. Once there is consensus on both short term and long-term housing, Staff will develop proposed ordinance language based on recommendations. The Planning Commission would have the opportunity to review and provide comment on specific ordinance language once available. LONG-TERM SINGLE-FAMILY RENTALS CONTEXT Previous work session discussions have resulted in diverse considerations. Issues and discussion have included (1) Working toward the creation of affordable housing opportunities; (2) Identifying strategies that can foster “Naturally Occurring Affordable Housing” (NOAH), through home ownership; (3) Balancing impacts of market influences with local regulations; (4) Potential use of outside agencies or strategies that could realistically assist St. Anthony in reaching its goals as they may be defined. Affordable housing efforts are being pursued on various fronts by the City. In the rental context, the City has focused largely on if and how the City might consider limitations on renting of its single family housing stock. Based on feedback from previous work sessions, updated single family rental housing ordinances should meet the following goals: Goal 1. Preserve single family neighborhoods in the Village as the primary driver of neighborhood character. Goal 2. Preserve opportunities for interested families to purchase owner-occupied housing (including both single- and multi-family housing types. March 18, 2025 Page 2 Goal 3. Seek opportunities for development of new housing that supports the goal of adding affordable units in the community, whether through redevelopment, or through the use of outside agency expertise. Preserve single family housing in the Village through limitations on rental licensing that manage and avoid loss of such housing to investor-ownership. Goal 4. Balance protection for ownership opportunities in ways that accommodate special circumstances, and general healthy-market conditions, given the Village’s low rate of renter- occupied patterns and higher housing values In addition, the following considerations may help identify how the City compares to the metro-wide average. Estimates of these numbers often vary, but these represent an average of the data sources. • The number of single-family dwellings that are being rented long-term in the City has ranged from the high 50s to mid-60s over the past few years. The City has 1,954 single family homes in the city, resulting in a percentage at 3% of single-family homes. In comparison, over 20% of single-family homes region-wide are renter occupied. There is no discernable trend in single family rentals over the past few years. • Of the City’s total housing stock (~4,300 units), 60% are reported to be owner-occupied. This estimate assigns an owner-occupied rate of approximately 25% of the multi-family units in the City. This compares to a region-wide owner-occupied percentage of approximately 66%. • The disparity is in the relative ratio of attached/multi-family units. Saint Anthony has a higher percentage of attached residential units than the metro at-large, which is at about 30% multi- family overall (50+% in Saint Anthony). However, this disparity appears to be mitigated somewhat in that a higher percentage of St. Anthony’s multi-family units are owner-occupied than is common in region as a whole. • Code compliance staff have reported no clear correlation between rental- or owner-occupied units as far as the levels of code violations or issues. • As staff has reported in the past, the large majority of single-family homes being rented are owned by parties who are licensed for only one such unit in the City, and the next largest category is of those who own and license two rental units. Only a few of the City’s landlord/owners own more than one or two units for rent. • Market costs for single family homes in the Village remain relatively high, which is believed to discourage large-scale investor-owned housing speculation. • Previous work session meetings with Planning Commission have expressed interest in limiting single-family rentals and a desire to avoid large concentrations of single-family rentals in any area of the City. LONG-TERM SINGLE-FAMILY RENTALS EXISTING CONDITIONS There are approximately 1,954 single family homes in Saint Anthony. The City estimates that there are 58 rental single-family properties to date. Based on this, the City estimates that approximately 3 percent of single-family properties are currently used for long-term renting. Table 1: Existing Long-Term Single-Family Rental Conditions Long-term Rental Properties Total Single-Family Properties Percentage 58 1954 2.97% March 18, 2025 Page 3 Based on feedback to avoid large concentrations of rental properties in any area of the City, Staff identified four zones within the City (see Rental Properties Existing Conditions Map). The breakdown of existing long-term rentals per each zone is as follows: Table 2: Existing Long-Term Single-Family Rental Conditions per Zone Zone Long-term Rental Properties Total Single-Family Properties Percentage Zone 1 6 157 3.82% Zone 2 22 769 2.86% Zone 3 23 781 2.94% Zone 4 7 247 2.83% Total 58 1954 2.97% Most zones have just under 3 percent of single-family properties utilized for long-term rental. Zone 1, which is the area north of 37th Avenue, has an existing long-term single family rental inventory closer to 4 percent. LONG-TERM SINGLE-FAMILY RENTAL ALTERNATIVES During work sessions with City Council and Planning Commission, it was discussed to propose opportunities for limited growth of long-term rentals of single-family properties, with caps, or limitations, of long-term rentals per each zone. During the February 25 City Council work session, there was some discussion of whether long-term rentals were an affordable option for families. The City Council is considering capping long-term single-family rentals at 3 percent, or at existing conditions, but would be interesting in obtaining feedback from the Planning Commission to continue to reflect on the topic. To guide Planning Commission discussion, staff has provided tables illustrating possible alternatives for long-term rental properties, including caps at 3 percent (existing), 4 percent and 5 percent. Table 3: Alternative 1 - Capped at Approximately 3 percent (Existing Conditions) Zone Long-term Rental Properties Total Single-Family Properties Percentage Zone 1 6 157 3.82% Zone 2 22 769 2.86% Zone 3 23 781 2.94% Zone 4 7 247 2.83% Total 58 1954 2.97% Table 4: Alternative 2 - Capped at Approximately 4 percent Zone Added Long-term Rental Properties Total Long-term Rental Properties Total Single-Family Properties Percentage Zone 1 1 7 157 4.46% Zone 2 8 30 769 3.90% Zone 3 8 31 781 3.97% Zone 4 3 10 247 4.05% Total 20 78 1954 3.99% March 18, 2025 Page 4 Table 5: Alternative 3 - Capped at Approximately 5 percent Zone Added Long-term Rental Properties Total Long-term Rental Properties Total Single-Family Properties Percentage Zone 1 2 8 157 5.10% Zone 2 16 38 769 4.94% Zone 3 16 39 781 4.99% Zone 4 5 12 247 4.86% Total 39 97 1954 4.96% PLANNING COMMISSION ACTION • Review long-term single-family property alternatives • Provide input to City Council o Should the long-term rentals be capped at existing conditions (approximately 3 percent) o Or should there be opportunities for growth in each zone. If so, why? SHORT-TERM SINGLE-FAMILY RENTAL UPDATE During the February 25 City Council meeting, the Council also discussed short term rentals, or vacation rentals. It was determined that Staff will provide ordinance language to prohibit short-term rentals in the City. No action requested from the Planning Commission related to short-term rentals at this date. NEXT STEPS City Council will have another work session to review the Planning Commission input. Once there is consensus, Staff will draft ordinance language reflecting short-term and long-term rentals, which will be reviewed by Planning Commission during a Public Hearing and then proceed to City Council for formal consideration. In addition to possible future ordinance language modifications, staff has been examining the City’s codes related to rental housing and licensing, and has developed a lengthy list of updates and code changes to better (and more consistently) address the rental licensing process. These range from applicant requirements to specific maintenance standards, to process and penalties for non-compliance in the event the City is faced with a prospective landlord who works too hard to avoid the City’s policies. ATTACHMENTS: Rental Properties Existing Conditions Map %&d( GbWX GwWX GâWX GsWX G|WX GþWX GoWXHe i ght s Dr NEChathamRd NEHighway88Highway88Foss RdOld Highway 8 NJohnson St NEJohnson St NEPatton Rd NKenzie Ter Lowry A v e N EBuchanan St NELincoln St NELincoln St NEPierce St NECroft DrWalnut St N19th Ave NE 39 th Ave N E John son St NESain t Ant hony B lv d26th A ve N E County Rd D W Saint A nt h o n y P kwy Lowry A v e N E StinsonBlvd18th Ave NE Brighton Ave NE 29th A v e NE Rid g way P k wyWexfordHeightsDr I n d ust r i al Blv dSilver Ln S i l ve r Ln N E 23rdAveNWCounty Rd C2 W Old Highway 841st Ave NE Taft St NE23rd A v e N E Eustis St N46th Ave NE Wi ndsorCtS i l v erwoodPa r k R dCounty Rd B WSilver Lake RdSilver Lake RdArthur St NEArthur St NEArthur St NE44 1/2 Ave NE Cottage Ln 27th Ave NEStinson Blvd NEMcKinley St NEMcKinley St NEMillwood S t WBuchanan St NECoolidgeStNE40th Ave NE 33rd Ave N E 33rd A ve N E 28th Ave N EUlysses St NE32nd Ave N E Cord Cir 35th A ve NE 34th A ve N E Buchanan St NE31st A v e N E 22nd A v e N E 32nd A v e N E 30th A v e NE StinsonBlvd NE Reserv oir Blvd NELydia AveWSilver Lake RdSilver Lake Rd SW15thAveSWCrestview Dr1st St SW Chelmsford RdRoyce St NEPenrod Ln3 1st Ave NEHeritageLn 17thAve NWMaplewood Dr 44th A v e NE Rankin RdMcleod St NE2nd St NW B re n t w o o d DrHighcrest RdHighcrest Rd NSkycroft Dr Pierce St NEImpe r ia lLnEdward St NE1st St SW 6th St SW County Rd E W Wi ndsorLnCleveland St NECleveland St NEMckinley St NE42nd A v e NE BrennerSt W 37th Ave NE 7th St SW Hayes St NE38th Ave NE Highway28016th Ave NE 36th Ave N E 16th Ave SW45th Ave NE 36th A v e N E 34th Ave NE 35th Ave N E A n th o nyLnS3 r d S t SW Wilson St NEMccallum DrPierce St NE30th Ave N EBelden DrCleveland St NE14th Ave SW H a y esStNE20th Ave SW County Rd C W 37th P l N E ContinentalDr37th A v e N E 45th Ave NE Old Highway 8 SW8thAveSWRivieraDrSa i n t A n t h on y Blvd 1st St NW Downers Dr New Brighton BlvdCirT e r B l vd NE Hayes St NE43rd Ave NE 2nd Ter SW Polk St NERooseveltStNEChandler Dr NER ol ls Rd W alnut StMacalaster Dr NESilverLake TerArm our T e r Fordham Dr NE32ndAve NW45 1/2 Ave NE BicentennialCt Fulham St NLincoln St NEW e x fo r dCt Benjamin St NEArthur Pl NEArmour Ter WStinson BlvdUlysses StNE3rd St SW Ash leyTe r Tyler St NE10th AveSWPahl Ave Hayes St NEStinson PkwyWilson St NEH o lly woo d Ave N E Garfield StNEHarding St NEUlysses St NEGarfield St NEHarding St NERoosevelt St NECoolidge St NESkycroft DrHarding St NEBenjamin St NERoosevelt St NE17thAve SWOakwood Dr30th Ave NWPattonRdNTerminal Rd W Stinson PkwyB ell L n 12th Ave NW 39 1/2 Ave N E WilshirePlMurray Ave Skycr oft Cir Sky H i ghDr5th St SW 2nd St SW Laurie Rd W15th Ave SWAnthony LnLeander LnNEHart Bl vdNE14thAve NW15thAve NW16th AveNW9thAveSW FairwaysLn N19thAve SW Hilldale Ave NE Saint Croix St NSilver Lake Rd NWWalnut S t S E 13th AveSWStinson BlvdRose Pl W Saint Stephen St NBenjamin St NEPenrod LnShamrock Dr NETownview Ave Edgemere Ave Wendhurst Ave Campus DrTroseth Rd NCounty Rd88Long Lake Rd NTotem Pole Park Silver Oaks Park Hansen Park Silverwood Park Emerald Park Sandcastle Park LABELLE PARK OSTRANDER PARK PRESTEMON PARK SILVER LAKE PARK SILVER LAKE BEACH KEYES PARK HILLTOP PARK CIRCLE TERRACE PARK Audubon Park Windom Park Waite Park Ridgeway Parkway Cavell Park Northeast Athletic Field Gross Golf Course HART LAKE SILVER LAKE Hart Lake Lake Jones Poplar Lake Silver Lake Zone 1 Zone 2 Zone 3 Zone 4 Document Path: M:\024371-000\GIS\Maps\Rental Properties Analysis\Rental Properties Analysis Map Date Saved: 10/21/2024¯1 inch = 1,200 feet 0 1,200 FeetSaint Anthony Village, Minnesota Rental Properties Analysis Map Rental Zones Parcel Boundaries R1 - Single Family Residential R1A - Single Family Residential Parcel With Rental License Single Family Residential Rental Properties Analysis Zone 1: 6 Rental Properties - 157 Single Family Residential Zoned Parcels Zone 2: 22 Rental Properties - 769 Single Family Residential Zoned Parcels Zone 3: 23 Rental Properties - 781 Single Family Residential Zoned Parcels Zone 4: 7 Rental Properties - 247 Single Family Residential Zoned Parcels