Memo Hopkins Community Image Awards
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.' C I T Y o F HOP KIN S
'''''; MEMORANDUM
Date: September 10, 1992
To: Honorable Mayor and City Council
From: Kersten Elverum, Housing
Subject: 1992 Hopkins Community .ImageAwar s
Five nominations for the first annual Hopkins Community
Image Awards (HCIA) were received and judged by the HCIA
Review Committee. The Committee recommended all five
properties for awards; they are as follows:
Commercial/Industrial/Office
o McGuire and Sons Plumbing and Heating
605 12th Avenue South
. MUlti-family Residential
o Ramsgate Apartments
421 VanBuren Ave. North
Sinqle-familvResidential
o Ross and Jo Bartz
10 East st. Albans Road
o Sandi WeesjMike Deutsch
325 14th Ave. North
o Vida McQueen Percy and David J. Percy
325 19th Ave. North
Attached are the nominations for these properties. Along
with the plaques that they will receive at the Council
Meeting, the award recipients will have a tree planted on
public property in their honor.
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1992
CITY OF HOPKINS
HOUSING ANALYSIS REPORT
Page
I. INTRODUCTION 2 - 3
A. Background 2
B. purpose Statement 2
C. Methodology 2
D. Executive Summary 3
II. ANALYSIS OF HOUSING STOCK 4 - 8
A.Housing Inventory 4 - 6
B. Demographics 7 - 8
III. HOUSING TRENDS 9 - 11
A. Housing Behavior of the Different 9
, Age Groups
B. population projections By Age Group 10
C. population projections' Effect on
Housing Markets 10 -:- 11
IV. HOUSING PROGRAMS 12 - 17
A. Housing Programs Administered by 12 - 13
city of Hopkins/HRA
B. Housing Programs Available in Hopkins 13 - 15
C. Other Housing Program options 15 - 1.7
V. MAJOR HOUSING ISSUES 18
VI. RECOMMENDATIONS 19 - 22
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I. INTRODUCTION
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I BACKGROUND I
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In May of 1990, the Division of Planning and Economic
Development prepared the city of Hopkins Housing Analysis.
This report focused on the current housing issues in Hopkins
based on the available data at the time and made several
recommendations for future action.
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Two years have passed since the preparation of this report
and a number of factors have changed. The city hired a
full-time Housing Coordinator, new housing programs have
been offered in Hopkins and the 1990 census data has begun
to be available.
In light of these changes and the constant need to re-
evaluate the.current housing situation, the city Council and
the Community Development Department have set a goal of
establishing a strategic plan to maintain and up-grade
housing and neighborhood vitality. It is in response to
, this goal that the following report was prepared.
I PURPOSE STATEMENT. I
The purpose of this report is to identify and evaluate the
major housing issues of the city of Hopkins and formalize a
strategy to ensure the long term viability' of the city's
housing stock and to provide for new housing opportunities
for current and future residents.
I METHODOLOGY I
The following resources were used to obtain the information
contained in this report:
o 1980/1990 Census Data
o Herinepin County Census Analysis Center
o city of Hopkins Assessment Dept. Records
o Looking Ahead at Housing- Metropolitan Council
o citvof Hopkins Comprehensive Plan - BRW, 1989
.~ o city of Hopkins HousinqAnalysis - May 1990
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I EXECUTIVE SUMMARY I
An analysis of the available ~990 census data and past
housing reports indicates that the following are the major
housing issues for the City of Hopkins:
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o Less demand for rental units and starter homes
o Hopkins housing stock is aging
o Decline of the Westbrooke Area
o Hopkins has a very high concentration of multi-family
housing units .
o Image of the city has an affect on the real estate
market
o Affordability of housing is a growing problem
o Hopkins has several single-family homes which are
dilapidated and should be removed
The City currently offers an extensive variety of programs
to address many of these issues. Additionally, various
housing programs are available to Hopkins residents through
, other public and non-profit agencies such as ,MHFA which "
should be promoted by the city.
Many new housing initiatives are also discussed as part of
the report. However; many ,of these programs are not being
proposed to be undertaken' because of staff and financial
limitations of the city. staff is recommending that
funding for such programs continue to be sought from outside
sources.
Based on the major housing issues and the current programs
available, staff has made 19 recommendations. Many of the
recommendations deal with continuing to offer the programs
the city has in place. Others; such as working towards the
development of a landlord coalition, identifying properties
for acquisition, sponsoring a home improvement show, and
investigating the possibility of selling the 20th Avenue
Townhomes to the residents are new activities.
All the recommendations contained in this report a~e aimed
at preserving Hopkins' housing stock and providing safe,
affordable housing for the city's residents
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page 3
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II. ANALYSIS OF HOUSING STOCK
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I HOUSING INVENTORY J
TYPES OF DWELLINGS AVAILABLE
Single Family Homes 2,620 (30%)
starter Homes <$90,000 1,518
Move Up Homes >$90,000 1,102
Duplexes and Triplexes 522 ( 6%)
Apartments 4,168 (47%)
Condominiums 1,017 ( 12%)
Townhouses 376 ( 4%)
Mobile Homes 100 (1%)
total 8,803
Mobile Homes (1.0%)
Condominiums (12.0%)
Single Family Homes (30.0%)
. Duplexes and Triplexes (6.0%)
Apartments (47.0%)
Observations:
* Hopkins has a much lower percentage of single-family
homes than the average for Hennepin County (30% in Hopkins
compared to and average of 55% in Hennepin County).
* Hopkins has a much higher percentage of mUlti-family
units than the rest of Hennepin county (69% in Hopkins
compared to 44% in Hennepin County.)
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MEDIAN VALUE OF OWNER-OCCUPIED UNITS FOR SELECT CITIES
City 1990 1980 % Change
Minnetonka.................$121,000......$ 82,100 ~ +47
New Hope................... $ 92,500...... $ 70,000 +32
st. Louis 'Park.............$ 87,100..... .$' 61,600 +41
Hopkins....................$ 86,700......$ 64,600 +34
Brooklyn Center....~.......$ 79,4DO......$ 59,20Q +34
Robbinsdale............ .....$ 76,500......$ 56,500 +35
Hennepin county............$ 91,000......$ 63,600 +43
Observations:
I * The median value of owner-occup:Led housing units in
Hopkins showed less than average increase in value when
compared to Hennepin County as a whole. However, the
percent of increase (34%) was consistent with other inner-
ring suburbs.
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VALUE OF OWNER-OCCUPIED UNITS FOR SELECT CITIES
CITY/# OF UNITS
Hopkins Robbinsdale st. Louis Pk Mtka
VALUE: (2,804) (4,386) (12,469) (14,319)
LESS THAN
$50.000 2% 2% 1% 0%
$50,000-
$99.999 69% 86% 73% 29%
$100,000-
$149.999 15% 10% 18% 41%
$150,000-
$199.999 6% 1% 5% 15%
$200,000-
$299.999 5% 0% 2% '9%
MORE THAN,
$300.000 2% 0% 1% 5%
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Average Rent
3/91 .
1 Bedroom $466.00 $ 467.64
.2 Bedroom $ 559.66 . $ 575.26
3 Bedroom $ 816.43 . .$
* Average rents
average for Hennepin
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* Hopkins has fewer than
rest of Hennepin County.
29 year olds (reflective of
Adult 2's, Middle Agers and
* Hopkins has a higher
Older Seniors than average.
* Because the age categories in the
from those used in the 1990 census exact
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- AGE/SEX PYRAMIDS
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HOPKINS RICHFIELD*
90 90 . 90 90
80 80 80 80
70 70 70 70
60 60 60 60
A so so A so so
g ..0 40 g 40 40
e e
30 30 30 30
20 20 20 20
10 10 10 10
0 0
1.0 0.5 0,0 0.5 1,0 I ~ 1.0 0.5 0,0 0,5 1.0 1.5
.. Percentage of Population Percentage of Population
... * Richfield was used as a comparison due to its similarity
to the County as a whole in terms of age distribution
HOUSEHOLD CHARACTERISTICS FOR SELECT CITIES
Family Households Single Households
Hopkins 3,827 4;146
48% 52%
st. Louis Park 56% 44%
Robbinsdale 65% 35%
New Hope 66% 34%
Minnetonka 71% 29%
Brooklyn Center 73% 27%
Hennepin Co. 61% 39%
Observations:
* Hopkins has the lowest percentage of family
households and the highest percentage of single person
households. This is a reflection of the high percentage of
. rental units.
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III. HOUSING TRENDS
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'I' HOUSING BEHAVIOR OF THE DIFFERENT AGE GROUPS
Youth (0 -19): This group is generally students
living with theirparent(s).
Adult 1 (20-24): Generally this group has left home
for either college or their first
job. Housing is typically close to
school or job site. Many will seek
housing together to reduce costs.
Adult 2 (25-34): This group represents the typical
first time home buyer. They have
established themselves and are self-
supporting. If financially able,
they purchase a home. If not, they
may rent or live with parents.
. Middle Age (35-49): This group has accumulated equity in
their homes and may move up to a
larger home or one with more
amenities.
Empty Nester (50-64): Generally this group has finished or
will be finishing their child rearing
responsibilities. They tend to
either stay in their current housing
or buy something more suitable to
their new lifestyle.
Young Senior (65-74): Generally this group uses a variety
of housing options depending on their
health, finances and lifestyle.
Older senior (75+): This group will use a variety of
housing options, but often needs
services along with the housing. .
',.. -- source: Met Council, Looking Ahead At Housinq, 1988
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-. POPULATION PROJECTIONS BY AGE GROUP - TWIN CITIES
METROPOLITAN AREA
Age Group 1990 2000 % Change
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Young Renter 172,000 148,000 -14.0
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1st-time home buyer 425,000 333,000 -21.6
Move-up Buyer 491,000 601,000 +22.4
Empty Nester 269,000 365,000 +32.3
Young Senior 130,000 134,000 +0.03
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Older Senior 101,000 122,000 +20.8
POPULATION PROJECTIONS' EFFECTS ON HOUSING MARKETS
, Based on the above stated projections, the effects on the
various housing markets are believed to be as follows:
Rental Market
o The projected decrease in the renter age group will
result in a lower demand for rental housing and may
cause lower rents. Lower rents and/or higher vacancy
rates will result in lower cash flow for building
owners. Building maintenance may suffer as a result.
o Increases in the older population group (over 75
years old) as well as single~parent families with
lower incomes will create a demand for lower-cost
rental units and a greater demand for services.
First-time Home buyer Market
o The typical first-time homebuyers, the Adult2's, are
expected to decrease by more than 92,000 between 1990
and the year 2000. This decrease could cause housing
prices to fall based on supply and demand.
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o Continued increases in the Middle Age group will
likely result in continued demand for move-up
housing. However, the significant decrease in the
pool of first-time homebuyers will likely cause
problems for those trying to sell ,their homes to move
up.
o Finding it difficult to sell, this group may find it
necessary to remodel and stay in their homes.
Young Seniors Market
o This group tends to use a variety of housing options
such as, existing single-family homes, condominiums
and rental. Between 1990 and 2000, this group will
only grow by three percent.
Older Seniors Market
o The older seniors, over 75 years old, will'grow
significantly between 1990 and 2000, increasing by
" more than 21,000. This group, whether it stays in a
single-family home or moves to a housing unit for
elderly ,people, typically demands services, such as
personal care, home maintenance and transportation.
o A significant percentage of this population has very
low incomes.
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IV. HOUSING PROGRAMS
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HOUSING PROGRAMS ADMINISTERED BY. THE CITY OF HOPKINS/HRA.
Residential'Rehabilitation Loan/Grant Program
o Loans and grants for the correction of code
violations, handicap accessibility,and weatherization
improvements.
o Loans are at 3% interest over a12 year period;
income limits of $38,600 for household of four.
o Grants are forgiven after 6 years; income limit of
$25,500 for household of four
o Homeowners must have equity equal to loan/grant
o Funded with CDBG and revolving loan funds
o Currently staff is administering 13 rehabilitation
projects under this program
First~time Home Buyer Loan ,Program
o Low interest (7.15%) mortgage loan program for
individuals or families with an adjusted yearly
. income of $40,800 or less
o Must be a first~time home buyer
o Maximum purchase price of $85,000
o Funded through proceeds from the sale of tax exempt
bonds; offered through Minnesota Housing Finance
,Agency.
o First offered June 1991
Hopkins HRA Subsidized Publio Housing Proqram
o 76 Elderly/Handicapped housing units at Dow Towers
o 10 Townhomes located at 20th Ave.. South
o Rent based on ability to pay
seotion 8 Rental Assistanoe Proqram
o certificates and Vouchers for rental assistance;
currently over 105 in Hopkins
o Administered through Metro HRA by the City
o 20% increase in program over last year
speoial Needs Housing Program
o Grant throughMHFA to rehabilitate property at 106
11th Avenue South for transitional housing
. o Meets current housing need while allowing for future
redevelopment of site
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. Truth In Housinq
o New ordinance effective 8/1/92;' requires disclosure
of code violations prior to sale
o properties inspected by outside ... evaluators
o.Certain h~zardous items must be corrected before new
owner can occupy property
Rental Property Inspection Proqram
o Rental properties must be registered with City yearly
o Multi-family units are inspected yearly to assure
compliance with Housing Code
Housinq Revenue Bond
o city sells, bonds on behalf of developer
o Percentage of project need to be available to low
income households
o only eligible for large mUlti-family housing projects .
o Allows lower interest rate for new construction
o Examples of projects include:
st. Therese - $15 million
chapel View - $5 million
. Hopkins community Imaqe Awards
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o Recognizes property owners who have made a
significant improvement to their property or who
continue to maintain their property in an exceptional
manner.
I HOUSING PROGRAMS AVAILABLE IN HOPKINS I
MHFA Home Energv Loan Program
o Loans to homeowners to complete energy saving
improvements
o Interest rate of 8.875%; no income QUidelines
o Maximum loan of $5,000 for 60 months
MHFA Fix-Up Fund
o Loans to make general improvements
o Interest rate varies with income
o Maximum Income of $38,000/year
o Maximp" - --- 'Jf$15,OOO for 15 years
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. MHFA Deferred Loan
o Basic and necessary repairs eligible
o Maximum income of $8,500
o 0% interest deferred loan; forgiven after 10 years
o Maximum loan of $9,000
MHFA Revolvinq Loan Program
o Basic and necessary repairs eligible
o Maximum income of $15,000
o 3% iriterest installment loan
o Maximum loan of $9,000 for 15 years
MHFA Accessibilitv Loan Program
o Funds used for accessibility improvements only
o Maximum income of $15,000
o 0% interest deferred loan; forgiven after 5 years
o Maximum loan of $10,000
MHFA Low Income Housinq Tax Credit
o Reduces federal income tax liability of qualifying
rental property owners for .up to ten years
. o Owners must agree to rent to low and moderate income
tenants
MHFA Rental Rehab Loan Program
o Installment loan for rehab of rental property
o Maximum loan of $8,000/unit;$40,000/bldg
o 7.45% interest for a maximum of 15 years
o Most tenants must be low and moderate income
MHFA Apartment Renovation Mortqaqe Proqram
o Interest rate write-down on 1st mortgage
o mortgage funds for purchase or refinancing of
existing five+ unit rental buildings
o Rent limits based on Section 8 limits; 75% of tenants
must be low income
o 9.75% interest rate over 30 year term
o Minimum loan of $100,000; maximum of $2,000,000
MHFA Apartment Renovation Incentive Loan Program
o 0% interest; 30 year deferred subordinated loan
o Matching loan on 3 to 1 basis
o Rent limits based on Section 8 limits
o Maximum of $2,500 per unit
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Community Enerqv Services proqram
o Sponsored by NSP and Minnegasco
o Provides free energy. check ups, workshops,
saving materials and low interest loans
Metro
o Sponsored by
Churches
o serves low-income seniors
painting their home
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There are
available
. Sojourner
needs.
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Scattered
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Sale of HRA Townhomes to Residents
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Senior
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Home Maintenance
o Encourage homeowners
o Work with Inspection
Tool
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. Rehab/Purchase
o Taxable
Home
.Rehab Loan Program Combined
0
0
0
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HOME Investment Partnershiti Proqram
o Hennepin County will rece~ve entitlement funds
through HOME Program to be awarded on a competitive
basis to eligible cities and non-profits
o Priority activities for the funds areas .follows:
+ moderate rehabilitation for very low-income
homeowners
+ rehabilitation/acquisition for homeless families
and individuals
+ rehabilitation/acquisition for persons with
special needs
+ new construction or rehabilitation for very
low-income small or large families
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. V.MAJORHOUSINGISSUES
Based on analysis of the 1990 census, past housing studies
and reports, and the City of Hopkins Comprehensive Plan the
following have been identified as tqe major housing issues
facing Hopkins:,'
Less demand for'rental units and starter homes. Hopkins.
housing stock is l'argely comprised of multifamily and entry
level housing. These types of 'housing units are usually
occupied by young adults, 19-29 years of age. This group ,is
expected to decrease substantially during the 1990's.
BODkins housinq stock i~ aqing. Currently over '50% of the
housing stock is 20 years old or older, more than 30%, is
over 30 years old. These 'structures have an increased need
for maintenance and updating.
Decline of Westbrooke Area. ,The WestbrookePatio Home and
condominium'neighborhoods'areexperiencing a substantial
need for rehabilitation and declining property values. This
neighborhood represents 16% of the City's housing stock.
HODkins has a very high concentration of multi-family
housing ,units. Approximately 60% of Hopkins housing ,units
are multi-family units, as compared to an average of,30% "
throughout Hennepin County. This disproportionate amount' of,
rental housing leaves the City vulnerable,in,a weak rental
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Image of the City has an 'effect on the real estate market.
The overall image of the City by
residents is an important factor
property values.
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VI. RECOMMENDATIONS
The following are staff's recommendations based on the
identified housing issues. While the majority of the
recommendations are to continue to offer current programs,
there are also some new initiatives being recommended. It
is important to realize, however, that while there are many
worthwhile programs that could be proposed, limited
personnel and financial resources put constraints on how
many programs can be offered.
Issue: Less demand for rental units and starter homes.
Effect: with less demand, rental units will have to be
either priced competitively or offer desirable
amenities. Since most rental units in Hopkins were
built in the 1970's, many lack newer features. ,As
a result, they will most likely have to be priced
competitively, which will allow less money for
maintenance and upgrading.
Decreased demand for starter homes will be
reflected in lower property values.
-. Recommended Actions:
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Rental Properties:
Encourage the use of existing rental
rehabilitation programs available through MHFA.
Participate in joi~t,mailings/advertising with MHFA
to promote programs.
continue to investigate possible sources of funds
for local rental rehab loan program. Educate
Hennepin County and MHFA of the need in Hopkins for
new or expanded rental rehab programs.
Determine interest for a landlord coalition or
landlord workshops. The springsted study
recommended organizing a landlord coalition for the
.Westbrooke area property managers. ,Other property
managers may also be interested in developing a
group which would meet to discuss topics of
interest.
Continue to inspect rental units and enforce the
housing code. consider the possibility of
strengthening the rental inspection program.
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.- Single-family Properties:
continue to offer first-time bome buyer loan funds
tbrouqb MHFA.
Offer Home Buyer's Seminars in conjunction witb a
local lender.
Both recommendations help to keep the single-family
housing market strong by generating interest in
purchasing a home in Hopkins.
Issue: Hopkins housing stock is aging.
Effect: Without proper maintenance, the aging housing stock
will experienc~ depreciated values and will have a
blighting influence on the city. Updated features
are also needed for the properties to be
competitive with newer housing.
Recommended Actions:
Continue to offer the Residential Rebabilitation
Loan/Grant proqram and promote this proqram
..... extensively.
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'~. Promote tbe use of other available rehabilitation
proqrams throuqh MHFA and other aqencies.
Evaluate Truth-In-Housinq proqram after
one year.
Evaluate the benefit of adopting stronqer housinq
maintenance codes.
organize a home remodelinq show which would
encouraqe homeowners to make improvements, to their
property.
Issue: Decline of the Westbrooke Area.
Effect: Declining property ,values due to market conditions
and the need for rehabilitation have a variety of
effects on the City including a reduced tax, base,
blighting effects on the City, and an increased
need for services due to inadequate screening of
tenants.
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'~.' Recommended Action:
Implement the recommendations outlined in the
Springsted, Inc. study according to the work plan.
Initiate discussions with FHA, MERF,' and lenders
with a substantial interest in the area in order to
identify roles these organizations may play in the
revitalization of the Westbrooke neighborhood.
Issue: Hopkins has a very high concentration of multi-
family housing units.
Effect: The disproportionately high concentration of multi-
family units means that in a poor rental market the
effect onth~ City is much greater than on
surrounding cities. Additionally, renters are
typically more transitional which may effect their
degree of involvement with the city.
Recommended Action:
FOllow,ing the strategic planning process, the
~. Planning and zoning Commission should review
the current Land Use Plan to confirm that parcels
-' currently zoned for ,multi~family are appropriately
, zoned.
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Issue: Im~gE3L,of, the City has an effect on the real estate
mar:Ket.
Effect: If the image ,of Hopkins is positive, the housing
market will be less affected by decreasing numbers
of first-t{mehomebuyers and renters. People will
continue to look for housing in Hopkins due to its
location and', services.
Recommended Action:
Continue to implement the recommendations outlined
in the city's Co~prehensive Plan and the strategic
Plan for Economic Development including such items
as improving the 'image of co. Road 3, developing a
marketing and public relations plan, continue to
work to bolster the image of,theDowntown, to
continue to promote the local festivals, developing
an information center in Hopkins, maintaining
"e ,adequate buffer zones between new commercial
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~. development and residential properties, continue
city's onqoinq effort to maintain and improve all
public infrastructure, etc...
Issue: Affordability of housing is a growing problem.
Effect: When renters must pay oyer 30% of their income for
housing they are unable to save for downpayment
and closing costs on the purchase of a home, pay
for education, etc.. .
Recommended Action:
continue to locally administer the seotion 8 Rental
Assistanoe proqram.
Investiqateways to allow publio housinqresidents
to become homeowners. The HRA has received a
$100,000 HOPE 1 grant to study the possibility of .
selling the 20th Aven~e Townhomes to the residents.
This would allow for new construction of pUblic
housing to replace those units lost.
~.~- Issue: Hopkins has several 'single-family homes which ~re
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dilapidated and should be removed.
Effect: The deteriorated or obsolete properties have a
blighting effect on the neighborhoods they are
located ,in. Demolition of the structures and the
redevelopment of the sites would have a poaitive
effect 'on surrounding properties.
Recommended Action:
Identify those properties which should be
demolished and determime proper approaoh to take in
order to remove them.
Aqressively enforoe the Nuisanoe Abatement
.ordinance/HousingCode in reqard to dilapidated
housinq units. Require the owner of the property
to incur the cost of demolition of the unsafe
structure.
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,!If
PROCLAMATION
WHEREAS, We the People did ordain and establish a
Constitution for the United states of America to
secure the blessings of liberty for ourselves and
.j"C" our posterity; and
WHEREAS it is important that all citizens fully understand
the provisions, principles and meaning of the
Constitution so they can support, preserve and
defend it against encroachment; and
WHEREAS, The President and the Congress of the United
states have designated September 17 as CITIZENSHIP
DAY and the week of September 17 - 23 as
. CONSTITUTION WEEK; and
~'" ; WHEREAS, the people of the city of Hopkins do enjoy the
blessings of liberty, the guarantees of the Bill
of Rights, equal protection of the law under the
Constitution, and the freedoms derived from it;
NOW THEREFORE, I, Nelson W.Berg,as Mayor of the city of
Hopkins do hereby proclaim September 17 and
Citizenship Day and the week of September 17 -23
as Constitution Week, and invite every citizen and
institution to join in the national commemoration.
In witness whereof, I have hereunto set my hand and caused
the seal of this city to be affixed.
Nelson W. Berg, Mayor
Date
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