City Council

MINUTE RECORD PAPILLION CITY COUNCIL AND PLANNING COMMISSION MISSING MIDDLE MEETING MINUTES THURSDAY, NOVEMBER 12, 2020 5: 30 P. M. The City Council and the Planning Commission of the City of Papillion met in open and public session at the Chrysalis Event Center at the Papillion Landing Community Center and via Zoom on November 12, 2020, at 5: 30 PM. City Clerk Nicole Brown called the roll. Present were Councilmembers Steve Sunde, Tom Mumgaard ( via Zoom due to quarantine), Jason Gaines, James Glover, Gene Jaworski, Lu Ann Kluch, Steve Engberg, Mayor David P. Black, and Planning Commissioners Howard Carson, Ray Keller, John Robinson III, and Herb Thompson. The following were absent: Councilmember Bob Stubbe, and Planning Commissioners Judy Emswiler, Rebecca Hoch, Jim Hrabik, Jim Masters, Wayne Wilson, and Leanne Sotak. Also present were City Administrator Amber Powers, Deputy City Administrator Phil Green, Planning Director Mark Stursma, Executive Assistant Kendra Ellis, and Administrative Assistant Taylor Baratta. Mayor Black noted for the record that there was a quorum for the City Council but not for the Planning Commission. Mayor Black led those present in the Pledge of Allegiance. Affidavit of Publication: Notice of the meeting was given in the Papillion Times, the designated method of giving notice. A copy is available in the office of the City Clerk. Incorporated herein by reference as if fully set out herein is the audio and visual recording of the meeting. Public announcement that a current copy of the Open Meetings Act is posted in the Chrysalis Event Center. AGENDA ITEMS Presentation of Missing Middle Housing Concepts by Dan Parolek: Mayor Black briefly discussed the concepts behind Missing Middle Housing and the idea of building neighborhoods in this demographic rather than traditional multi- family developments. He noted that the Prairie Queen project development is an example of this concept. Mayor Black then introduced the presenter, Dan Parolek. Mr. Parolek provided a brief background and noted his book titled The Missing Middle Housing: Thinking Big and Building Small to Respond to Today' s Housing Crisis. Mr. Parolek explained that this should help rethink the way we classify and discuss housing. Section 1: Why is this such an important topic? Mr. Parolek explained that shifting household demographics have created demand for walkable living areas and missing middle housing. He added that AARP is utilizing the livable communities initiative, and that the affordable housing crisis is rapidly growing. Mr. Parolek stated that one of the biggest barriers for new developments is that the rules for development are outdated. 1 November 12, 2020 Section 2: What is Missing Middle Housing? Why is it important? Mr. Parolek defined Missing Middle Housing as house- scale buildings ( which look like single- family homes) with multiple units in walkable neighborhoods. He added that this concept has become an international movement. Mr. Parolek explained that the " Middle" is defined in two ways: ( 1) a middle form and scale between single- family and multi- family buildings, and ( 2) affordability for middle income households. He stated that " Missing" refers to the fact that less than 10% of all housing units produced between 1990 and 2013 were built to this scale, according to an American Housing Survey. Mr. Parolek noted that there are many barriers to developing this type of housing. Section 3: Missing Middle Housing Types: Shifting Planning and Housing Conversations to Focus on Types Rather than Density Mr. Parolek provided a brief explanation of the Missing Middle housing types, such as duplexes, triplexes, townhomes, and live/work housing. He noted that there needs to be a shift in thinking from density to housing type. Section 4: Characteristics of a well- designed Missing Middle Community: Bungalows on the Lake at Prairie Queen Papillion, NE, an Urban Village Mr. Parolek stated that a national model for Missing Middle housing exists in Papillion with the Prairie Queen development. He then noted that an important foundational idea is a connected street and block network. Mr. Parolek explained the desired characteristics in Missing Middle housing: ( 1) buildings that engage the streetscape; ( 2) narrow tree- lined streets that require on- street parking to buffer pedestrians from traffic and to slow traffic speeds; ( 3) a variety in type, form, and scale along each street; ( 4) building fronts facing each other; ( 5) a mix of price points within each block; and ( 6) a thoughtful approach to parking. Section 5: Case Studies: Private Sector Applications: Shaking up the development industries Mr. Parolek briefly discusses private sector applications and what other developers are doing across the country versus current practice in Papillion. Section 6: Public Sector & State- Level Applications: Policy, planning, zoning, effective communication, getting it built Mr. Parolek discussed zoning practices. He noted that in many cities, there is a disconnect between where Missing Middle housing should be enabled versus where it actually is. Mr. Parolek then explained that one solution is to embed specific Missing Middle housing types allowed in certain zoning areas. He then discussed elements that should be included in Comprehensive Plans. Section C: Concluding Thoughts: A few takeaways Mr. Parolek stated that it is important to shift conversation away from density and noted that additional information can be found on the Missing Middle Housing website www. missingmiddlehousinq. com) and in the book The Missing Middle Housing: Thinking Big and Building Small to Respond to Today' s Housing Crisis. COUNCIL/ COMMISSION DISCUSSION Mayor Black stated that the City' s Comprehensive Plan is currently being updated and that amendments can be made as needed to include Missing Middle housing concepts. Commissioner Robinson Ill referenced the case study, Cottages on Greene: Delivering Housing Choices in a Small Town with Thoughtful Infill. He asked Mr. Parolek for additional information 2 November 12, 2020 regarding the comprehensive permit. Mr. Parolek stated that some cities provide economic incentives for developers to provide Missing Middle housing. Nick Dolphens, 1450 Hardwood Dr, asked about Mr. Parolek' s reference to bungalow court- style housing being the most popular style of Missing Middle housing. Mr. Parolek explained that it is easier from a community' s perspective to build, and that buyers like it because they provide single- family detached houses with the advantage of a strong sense of community. Councilmember Mumgaard explained that the biggest hurdle the City seems to encounter are the 10- ft setbacks required in our zoning codes. These setbacks seem to be specific to Papillion and create open spaces, which he doesn' t see in Missing Middle housing. He then asked if there is a way to achieve the affordability of Missing Middle housing while maintaining open spaces. Mr. Parolek explained that the City should think about open space in terms of a hierarchy; with smaller setbacks, developers can create courtyard areas like those in the cottage courtyard style, which give people a sense of community and an open area. Mr. Parolek noted that doesn' t mean giving up on open spaces, but thinking about them differently instead of a one- size- fits- all. Councilmember Kluch asked about the demographics of the buyers in existing units. Mr. Parolek explained that younger generations are attracted to the single- family style. He noted that, more importantly, many are looking for the walkability that these neighborhoods are delivering. Older generations, specifically baby boomers, are often looking to downsize to something compact and easier to maintain, but do not want to live in a conventional apartment. Mr. Parolek explained that there is a wide spectrum across many demographics, which make these neighborhoods interesting and creates a social network with economic diversity. Councilmember Sunde asked about the occupancy rate at Prairie Queen. Jerry Reimer, developer of Prairie Queen, stated that there are currently only seven available units out of the current 132 units. He added that they have been very satisfied with the leasing. Councilmember Sunde asked if the more narrow streets were designed intentionally. Mr. Reimer stated that they were designed narrowly as traffic calming devices. Planning Director Mark Stursma asked Mr. Parolek what tools or new types of regulations the City could implement to encourage development of Missing Middle housing. Mr. Parolek explained that the right types of zoning districts need to be in place. He added that it is important for cities to be very thoughtful in where they want certain types of housing to be located. Mr. Stursma asked Mr. Parolek what lessons he has learned in regard to designing and locating garages. Mr. Parolek explained that garages become more efficient when loaded from an alley or to the rear of a building. He added that the City can designate what percentage of a garage can be on the front of a building. It is ultimately up to the City to decide where to allow garages to be built. Commissioner Thompson left the meeting at 7: 03 PM. Mr. Stursma asked how Mr. Parolek thinks this concept fits with the City' s motto: Feels Like Home. Mr. Parolek stated that many people want a home, not an apartment, and that it is important to have a strong sense of community, which is what Missing Middle housing helps create. Commissioner Keller and Councilman Sunde left the meeting at 7: 05 PM. 3 November 12, 2020 Mr. Stursma asked if there would be value in these units being owner- occupied versus rental units. Mr. Parolek explained that it is great to deliver attainable price points for rentals, but if you can give a household the opportunity to buy a home, it enables that household to build equity and gives them the ability to buy a new home later if they choose. Mayor Black thanked Mr. Parolek for his presentation and noted that this is just the beginning of a dialogue. ADJOURNMENT: Motion to adjourn by Councilmember Kluch, second by Councilmember Engberg. Upon roll call vote Councilmembers Mumgaard, Gaines, Glover, Jaworski, Kluch, and Engberg all voted yes. Voting no: none. Absent: Sunde and Stubbe. Motion passed. Meeting adjourned at 7: 16 PM. CITY OF PAPILLION D ID P. BLACK, MAYOR ATTEST: 1, 4 bpt/ 4),,, y OF PAP/ NICOLE BROWN, CITY CLERK C : o• O 2 v;•. SEAL Li, 3 9yg 1Sg' ZEBRAS n 4 November 12, 2020