City Council

MINUTE RECORD PAPILLION CITY COUNCIL AND PLANNING COMMISSION JOINT PLANNING SESSION MINUTES WEDNESDAY, JULY 20, 2022 aC 6: 00 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 on July 20, 2022, at 6: 00 PM. Administrative Assistant Taylor Baratta called the roll. Present were Councilmembers Steve Sunde, Tom Mumgaard, Jim Glover, Gene Jaworski, Bob Stubbe, Steve Engberg, Mayor David P. Black, and Planning Commissioners Heather Bernady, Howard Carson, Judy Emswiler, Rebecca Hoch, Jim Hrabik, Ray Keller, John Robinson III, Herb Thompson, and Leanne Sotak. The following were absent: Councilmembers Jason Gaines and Lu Ann Kluch, and Planning Commissioner Wayne Wilson. Also present were City Administrator Amber Powers, Deputy City Administrator Phil Green, Deputy Administrator of Community Development Mark Stursma, Planning Director Travis Gibbons, City Attorney Alan Thelen, and Planning and Legal Clerk Andrea Blevins. Mayor Black led those present in the Pledge of Allegiance. Affidavit of Publication: Notice of the meeting was given in the Sarpy County Guide and News, 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. OVERVIEW OF PLANNING SESSION Mayor Black provided a brief overview of the Planning Session where discussions are happening regarding Missing Middle Housing. Mayor Black explained Staff's purpose and desired outcomes from the Joint Planning Session. Mayor Black briefly explained the procedures for discussion. DATA & TREND REVIEW Mr. Stursma and Mr. Gibbons presented a Power Point Presentation called, Housing Vision for Papillion. Mr. Stursma briefly explained an overview of the powerpoint. Where have you lived in your lifetime? Mr. Stursma explained the results from a brief survey completed by some of the Planning Commissioners and Councilmembers. Mr. Stursma stated that he wanted the Commissioners and Councilmembers to think about some of the reasons why people live in certain housing types during different life stages. Who is Papillion? Mr. Gibbons briefly explained data compiled from the 2020 Census related to the City of Papillion, in city limits only. Mr. Gibbons stated that the median age of residents is 38. 5 years old, and the median household income was $ 90, 000. Mr. Gibbons stated that Papillion' s median household income is much higher than surrounding areas. Future Land Use Map 1 July 20, 2022 Mr. Stursma stated that the Future Land Use Map is in the City' s Comprehensive Plan and is used by Staff to help them make decisions on land use and to guide decision making on the growth in the City. Mr. Stursma briefly explained the map and where the City may want to have different housing types located. 2020 Sarpy County & Communities County- Wide Housing Study Mr. Gibbons explained that in 2020, Papillion participated in a County-Wide Housing Study in response to the floods in 2019. Mr. Gibbons stated that the Study talked about housing targets the City should try to hit based on their average median income. Mr. Gibbons briefly explained the projected targets found in the Study. Mr. Gibbons stated that the takeaway from the Study is that there is a need for affordable housing within the County and City. Housing Construction Trends Mr. Stursma briefly explained the housing construction trends, based on what permits were pulled, within the City and within the City' s ETJ. Mr. Gibbons explained the price points found based off of the permits pulled for housing construction and stated that the prices are only from materials and does not include the sale or rental prices. Median Home Price and Rental Rates Mr. Gibbons briefly explained the median home prices and rental rates found in the 68046 Zip Code and stated that trends show these rates continue to rise. Sarpy County New Construction and Existing Sales June 2021- 2022 Mr. Gibbons briefly explained the Sarpy County New Construction and Existing Sales from June 2021 to June 2022, and what that data meant. Overall, it states that costs are continuing to rise. Recent Housing Development Trends Mr. Stursma explained the types of plats the City is seeing and what the trends are for housing types. Mr. Stursma stated that the City has begun to see more multi- zoned developments being built. Defining Affordable & Workforce Housing Mr. Gibbons explained the definitions of affordable housing and workforce housing and explained the differences between them. Workforce Housing Strategies Mr. Stursma briefly explained some workforce housing strategies used by other communities and listed some of the strategies that Papillion could use. Mr. Stursma explained that Staff has worked with some developments on some of the strategies suggested and stated that it still does not solve the problem in terms of affordability. The City needs to first agree on what its obligation is. Councilmember Sunde asked if there is any evidence that shows that waiving fees lowers the price of housing for the consumer. Mr. Stursma stated that it would depend on the fee being waived. Councilmember Sunde asked if the developer would charge what the market could bear and take as much as they could. Mr. Stursma stated that to his point, new construction is built for profit. Missing Middle Housing Mr. Stursma explained that it is important to define affordable housing, workforce housing, and missing middle housing, to better determine what can be built and where. Mayor Black stated that 2 July 20, 2022 affordability and workforce housing both have governmental definitions, and that missing middle does not have a common regulatory definition, as it is an evolving concept. Missing Middle Housing Examples Mr. Stursma briefly explained some examples of missing middle housing types and layout examples. Mr. Gibbons stated that the examples shown could fit in existing neighborhoods by putting multiple units on one property. Mr. Stursma explained that this is a great way to increase density and affordability, but the question is whether it can be done in a way that would fit into an existing neighborhood. Missing Middle Housing: Implementation Challenges and Strategies in Papillion Mr. Gibbons briefly explained some of the challenges found in Papillion to implement missing middle housing. Mr. Gibbons stated that there currently is not a zoning district that specifically defines missing middle, and if a developer wants to build that type of housing, then they have to go through the Special Use Permit and/ or Planned Unit Development process( es), which take quite a bit of time. Missing Middle Housing Possible Strategies for Implementation Mr. Stursma briefly explained possible strategies to implement missing middle housing in Papillion. Missing middle housing could be built in a more traditional neighborhood and look like it has always been there. Codes would need to be adopted in order to begin to implement missing middle housing more, without having to go through the Special Use Permit and/ or Planned Unit Development process(es). Missing Middle — Regulatory Code Challenges Mr. Stursma explained some of the regulatory code challenges. Mayor Black briefly explained the current building codes and what must be built to commercial building code standards versus residential building code standards, and that there is a big cost difference between the two standards. Councilmember Sunde explained that he does not want to change the City' s Codes to allow a four- plex to be built in an existing neighborhood, as he does not think it would be fair to the current residents there. Mr. Stursma stated that developers could build more missing middle housing in new areas. Mr. Stursma stated that he thinks there is some benefit to being proacting in working to incorporate missing middle housing with affordability and increasing the City' s diversity, so that the City can illustrate to the State that the City is looking into it. Mayor Black explained that the State has already started the process of trying to regulate what cities do in terms of what housing is built. Metro Area — Housing Development Examples Mr. Gibbons briefly showed some examples of some innovated developments found in the surrounding areas. Nationwide Trends in Housing Development Mr. Gibbons briefly explained what a pocket neighborhood community development is. Mayor Black stated that a good example of this are the housing zones that were set up in the Tower District. Mr. Gibbons showed some examples found nationwide and different types of missing middle housing being built. Housing Trends — Continued 3 July 20, 2022 Mr. Stursma briefly explained what an accessory dwelling unit is and how the City' s Code currently regulates them. Mayor Black explained that some communities are allowing accessory dwelling units as their missing middle housing or part of their affordability strategies. Councilmember Stubbe asked if someone could build an accessory dwelling unit in Papillion today. Mr. Stursma stated that someone would need to go through the Planned Unit Development process to do so. DISCUSSION Councilmember Mumgaard asked for clarification on accessory dwelling units and what the process would be for someone to build one. Mr. Stursma briefly explained the process. Commissioner Hoch asked for clarification on whether someone would need to go through the Special Use Permit or Planned Unit Development process because of the City' s setback requirements. Mr. Stursma stated that is correct and clarified that it would depend on the classification of the accessory dwelling type. Councilmember Sunde explained that he thinks Special Use Permits and Planned Unit Development processes should continue to be heard on a case- by- case basis for accessory dwelling units. Commissioner Robinson III asked if the City would define affordable/ workforce housing in its Comprehensive Plan or where would they be defined, if at all. Mr. Stursma explained that Staff would want to include them in the Plan if it is the intent of the Planning Commission and City Council to pursue adopting policies that would rely on the definitions. Mayor Black briefly explained the importance of using the definitions. Mayor Black stated that Staff is not trying to completely change the City' s zoning policies and codes, but rather to amend them and perhaps enhance the policies and codes. Mr. Stursma briefly explained that Staff is intending to work on a housing policy that would be a housing chapter in the Comprehensive Plan. Mr. Stursma explained that there has never been a housing chapter before and explained the process of implementing one. Mr. Stursma stated that Staff is asking for the Planning Commissioners and City Councilmembers to think about what they believe the City should be focusing on in terms of housing. Commissioner Hrabik asked if the City is in a position that it could offer TIF' s to developers. Mayor Black explained that no but that the City does have TIF authority, but that can only be done in certain circumstances. Mayor Black explained when TIF' s can be used. Commissioner Hrabik asked if there is an avenue for tax financing for developments outside city limits. Mayor Black explained that is primarily what a SID is and explained what a SID does. Commissioner Keller asked for clarification on what the discussion for tonight is supposed to be about. Mayor Black explained that it is supposed to be about finding ways to create affordable and workforce housing and to find ways to diversify. Commissioner Keller stated that he thinks the missing middle housing currently in Papillion, is too expensive. Mr. Stursma stated that he thinks in order for the missing middle housing to be really effective and more affordable it would have to be full neighborhoods with that type of housing being built. Commissioner Emswiler asked for clarification on whether the State would begin mandating housing requirements for cities. Mayor Black explained what the legislature has started to do and what it is currently requiring from cities. 4 July 20, 2022 Commissioner Hrabik asked what authority does the City have to hold developers to certain price points.Mayor Black explained that is what Staff is looking to determine and that some communities do have regulations in place to mandate price points. Poll Mr. Stursma and Mr. Gibbons briefly went over some of the poll questions and explained that the data would be collected to see what the thoughts of the Planning Commissioners and City Councilmembers were. SUMMARY AND CLOSING COMMENTS Commissioner Carson asked if there is a possibility for the big employers in the City, to build their own housing for their employees and to offer a reduced rate. Mayor Black explained that it being investigated and if successful, then more companies may begin to do that. Mayor Black briefly explained the intent of the Joint Planning Session was to spark conversation on what the City should or should not do. ADJOURNMENT: Motion to adjourn by Commissioner Hrabik, second by Councilmember Sunde. Upon roll call vote Councilmembers Sunde, Mumgaard, Glover, Jaworski, Stubbe, Engberg, and Commissioners Bernady, Carson, Emswiler, Hoch, Hrabik, Keller, Robinson III, Thompson, and Sotak all voted yes. Voting no: none. Absent: Councilmembers Gaines and Kluch, and Commissioner Wilson. Motion passed. Meeting adjourned at 8: 09 PM. CITY OF PAPILLION 7 DAVID P. BLACK, MAYOR ATTEST: 4Ctk, OF PAP'' NICOLE BROWN, CITY CLERK JoRPQta1' SEAL • It . qy 9 156' NEBRAS' s 5 July 20, 2022