Planning Commission

MINUTE RECORD PAPILLION PLANNING COMMISSION MEETING NOVEMBER 15,2023 The Papillion Planning Commission met in open session at the Papillion City Hall Council chambers on wednesday, November 15,2023 at 7:00 PM. chairwoman Rebecca Hoch called the meeting to order. Planning & Legal Clerk Tarja Koistila called the roll. Planning Commission members present were Herb rhompson, Leann sotak, Michael Erdman, Raymond Keller Jr., wayne wlson, and Heather Bernady. Howard carson, craig Mielke and John Robinson lll were absent Planning Director Travis Gibbons, Planner I Kevin Pflager, and Assistant City Attorney Carla Heathershaw Risko were also present. Chairwoman Hoch led those present in the Pledge of Allegiance. Notice of the meeting was given in advance by publication in the sarpy county Times on November 8, 2023. copies of proof of publication are on file at the office olthe city ilerk. chairwoman Hoch announced that a copy of the open Meetings Act is posted in council Chambers. Aooroval of Aqenda Motion was made by Ms. Bernady, seconded by Ms. Sotak, to approve the agenda as presented. Roll call: Seven yeas, no nays. Motion carried. Approval of the Planninq Commission Minutes Motion was made by Ms. Bernady, seconded by Mr. Keller, to approve the october 2s,2o2g minutes. Roll Call: Seven yeas, no nays. Motion carried. PUBLIC HEARINGS afforoaote xousins A - A request to approve the city of papillion's Affordable Housing Action Plan required by Neb. Rev. stat. S 19-s505. The applicant is the city of papillion. Chairwoman Hoch opened the public hearing and called for the applicant. Amy Haase with RDG Planning & Design, 1302 Howard St, omaha, stepped forward to deliver the presentation. Ms. Haase stated that her presentation would provide a high-level overview of the action plan, the market assessment, and the goals and strategies that were identified in the plan. She noted that the action plan is a state requirement as part of the missing middle housing legislation. She stated that the average new home sale price rose by about 20% between 2019 and 2022, while existing home prices rose by about 32%. She explained that Papillion will need about 2,800 affordable housing units for which the occupants are paying no more than 30% of their gross income on housing costs, including utilities. A household is considered cost burdened or house burdened if they spend more than 30o/o of their income on housing. 1 Planning Commission November 15,2023  of 55 who are Ms. Haase stated that Papillion has a growing number of individuals over the age families in she often empty nesters at retirement and living in the homes that they raised their family homes, noted that over 50% of new units in Papillion's jurisdiction are detached single in Papillion' which often leaves empty nesters and retirees with few options if they want to stay priced below Ms. Haase explained that future needs will include an estimated 2,300 units $25O,OOO and almost 1,200 units with rents below $1,000' to produce a unit Ms. Haase stated that funding assistance can fill that gap between what it costs or lower and what households can afford. she noted that Papillion's best source of affordable going to be able to build price point homes are existing housing units, because builders are never greater ih"t horr" today at what it cost in'1990. she also stated that Papillion has a need for housing for housing variety that provides for housing at every stage of life. This includes as they age' individuals who want to stay here in Papillion in a lower maintenance housing option for more Ms. Haase discussed the impact of how individuals make housing choices and the desire that the Affordable options than a single-family home or an apartment complex- she explained of the risk as Action Housing Plan has three key goals: create mechanisms for sharing some need for development is very risky, encouraging a variety of housing products to address the process. affordable units that will be needed over the next, and streamlining the City's approval partnering with non- she provided an overview of ways to achieve the goals, which could include profii organizations, preserving the existing attainable housing, creating incentives for missing middle Jensity housing, having approved prepackaged site plans, and updating the City's municipal code items. Chairwoman Hoch called for proponents and opponents. commission seeing no public input, chaiMoman Hoch closed the public hearing and called for Discussion. done on a Ms. Sotak inquired about pre-packaged site plans. Ms. Haase stated this is usually plan would be smaller scale. She stated that the approval process for using a pre-packaged site process is well suited to administrative, which is a quicker process. She noted that this type of in-fill development. Mr. Erdman expressed concern with investors purchasing affordable housing units and use to refurbishing them to be rentals. He asked about the strategies that other communities purchasing affordable control or manage this issue. Ms. Haase acknowledged that investors are on homes in the Omaha metro area. She provided a summary about national level discussions protect them on a more how to set up non-profit organizations to purchase affordable homes to programs. she advised local level. Ms. Haase acknowledged the challenge of capitalizing those that purchase rehab resale programs can be successful and noted that there are great examples in Nebraska. Mr. Erdman inquired about programs that assist a first-time home buyer who qualifies based on income and credit rating but does not have funds for a downpayment. Ms. Haase stated that lending practices got a bit stricter with the downpayments afteI 2008; however, downpayment 2 Planning Commission November 15,2023 requirements are starting to lessen. She noted that Nebraska lnvestment Finance Authority (NIFA) has some great programs for first time homebuyers to help with that down payment assistance. She asserted that the bigger lssue is interest rates. Ms. sotak emphasized that there are several programs that help the first-time home buyers including NIFA. She noted the difficulty can be meeting the income and credit requirements to qualify for that assistance. She also stated that there are loan programs out there, but that demand for the funds is high. Ms. Sotak explained that a homeowner may be able to get a renovation loan. Ms. Hoch stated that Ms. Haase has nicely laid out the issue with affordable housing and questioned how the community should get the process started. Ms. Haase asserted that streamlining the system would be a great place to start. She also stated that the community needs to find a way to make housing other than single-family homes more lucrative. Mr. Keller thanked Ms. Haase for her presentation and asked for clarification about a land trust and shared equity housing. Ms. Haase stated that community land trusts and shared equity housing typically go hand in hand as they are usually a piece of a parcel of property. she explained how land is owned within the trust and then lease for g9 years. Single family homes are usually built with some sort of tool that helps build affordable housing, and what happens is that the homeowner can purchase that home at the affordable rate and live there as long as they want. Mr. Keller commented on a prefabricated housing video Mr. Thompson had shared with the commission. He questioned if Ms. Haase had experience with this type of housing. Ms. Haase stated that modular construction is an interesting opportunity. She stated that she toured a modular construction site in the San Francisco Bay area. Ms. Haase described how the individual units with everything in them were shipped to a site and stacked together like Legos. Mr. Gibbons stated that his first house was a modular home in a brand-new subdivision. He explained how the modular unit came from a factory in Georgia and was put on a stem wall foundation. He emphasized that it was a one-day operation to set the home in place and install the roof. He noted that the entire process including interior finishes took about six weeks to complete. Mr. Gibbons stated that it saved about 25% in construction cost over building a brand- new stick built home. He noted that the construction conditions in Florida were very similar to what Papillion is currently experiencing. He expressed support for using modular homes as a tool for developing affordable housing. Ms. Haase noted that Fannie Mae launched a manufactured housing program in 2020. She explained that manufactured housing sits on a chassis which is the main difference between manufactured and modular. She stated that the program allows for a manufactured home to be classified as real property because it is placed on a permanent foundation, and the difference in cost for those are significant. Mr. \Mlson asked if Ms. Haase has received any resistance from builders regarding the modular homes. Ms. Haase stated that she was seeing the most success with the next generation to try something different. she also stated that a healthy market has a variety of everything, and J Planning Commission November 15,2023  but rather add modular homes do not necessarily compete with single-family home builders, variety to the market. being built and questioned Mr. Erdman emphasized his concern about the number of apartments that she has seen whether other communities have the same concerns. Ms. Haase responded stated that landlords may that most communities are still seeing high demand for apartments. She but demand is high' not be motivated to upgrade their properties when the vacancy rates are low, ensure that she noted that the community needs to have enough competition in the market to Creating more landlords maintain their properties to get new tenants. Ms. Haase also stated conversation' unique units that are attractive to renters could tie in with the missing middle He questioned if the Mr. Wlson thanked Ms. Haase for a thorough and clear presentation Plan' Mr' Affordable Housing Action Plan would work side by side with the comprehensive housing action plan by Gibbons explained that LB 866 requires that the city adopt an affordable plan. He noted January 1,2024. Heprovided an overview of the process for drafting said action that the Affordable Housing Action Plan will be a baseline for discussions about new to identify individual developments. He noted that ihe Affordable Housing Action Plan can be used goal would be to have ideas for implementation and strategies. Mr. Gibbons emphasized that his explained how the a larger look at the comprehensive Plan, especially the housing element. He housing element could be uPdated. district Ms. Sotak asked whether the Affordable Housing Action Plan would result in any zoning ordinance to changes. Mr. Gibbons asserted that one strategy could be modify the zoning missing middle housing. For example, it could be updated to include a new zoning "n.orr.g" district that would be geared towards missing middle housing. He explained the public hearing Gibbons provided process that would be required at Planning commission and city council. Mr. processes have an overview of how the Planned unit Development and Mixed use Development He noted that been used for setback reductions, lot width reductions, and lot size reductions process. these processes add additional public hearings which adds delays to the as Final Ms. Hoch questioned why more Preliminary Plats are being presented at the same time He noted that major Plats. Mr. Gibbons explained why the process is used for minor subdivisions. preliminary and final subdivisions with new street layouts, easements, utilities require separate previously plats. He advised that changes in the economic conditions cause developers to revise concurrently with approved preliminary plats, and that a revised preliminary plat may be submitted Public Works, Fire a'Rnal ptai. Mr. Gibbons described how the development team, which includes process and Building Departments, have been meeting to identify ways to make the development limit how quickly the more efficient. He noted that public hearing and state statute requirements process can be expedited. withnofurtherdiscussion,MotionwasmadebyMr.Keller,secondedbyMs.Sotak,to recommend approval of the Affordable Housing Action Plan (Mlsc-23-0019) because it is generally consistent with the Neb. Rev. Stat. S 19-5505. Roll Call: Seven Yays, No nays. Motion passed. 4 Planning Commission November 15,2023 OTHER BUS!NESS Mr. Gibbons stated there will be no meeting to be held in December. With no further business to come before the Commission, Motion was made by Mr. Keller, seconded by Ms. Bernady, to adjourn. Roll call: Seven yeas, No nays. Motion passed. The meeting adjourned by unanimous consent at 8:08 P.M. 5 Planning Commission November 15,2023