Current state of housing addressed by city of Pine City
The topic of housing, or moreso the lack thereof, has been on Pine City Council’s radar of late. The issue was addressed in more detail through a recent study commissioned by the Pine City Planning Commission to inventory the community’s existing housing stock and assess where gaps exist in the housing market. The purpose of the study was to determine the feasibility of adding tiny housing options into the city’s housing stock and suggest policy changes to promote these developments. Pine City Community Development Director Mike Gainor said the focus of the study goes beyond the ‘tiny house’ craze to a deeper look at alternatives to providing more housing options in Pine City. “Pine City needs more quality housing for all income levels,” Gainor said. “Right now we have builders and property owners looking for opportunities such as ‘mother-in-law’ homes and other accessory dwelling units, but our zoning rules sometimes make this very challenging. What’s more, we have some undersized lots which are currently classified as unbuildable. We’re looking for ways to make common-sense changes to our zoning regulations to offer more housing options while keeping our neighborhoods great places to live and raise a family.” Specific topics of the study included looking at Pine City’s demographics, income trends, general housing characteristics, renter-occupied properties, owner-occupied properties, tiny housing development case studies, and the evaluation of Pine City’s zoning ordinances. Interesting findings According to American Community Survey data, Pine City’s 2021 population was 3,142. The overall population has fluctuated over the last decade which follows a trend countywide. Modest growth is anticipated between 2020 and 2040 with most growth projected within Pine City Township, south and east of Pine City. Compared to Pine County generally, Pine City has a higher population of residents in the 20-34 age group and the 65-84 age group. The younger age group can likely be attributed to the community college and the older to retirees choosing Pine City. The retirement-age group has continued to rise since 2010, and if this continues, more affordable and accessible housing options will be needed as many in that age group choose to downsize to ease upkeep and minimize physical obstacles. The study suggests that tiny houses present an excellent solution to this need because they are small, inexpensive, easy to move, and have limited stairs. In evaluating income, Pine City’s median household income was found to be lower than the county’s at $43,686 versus $59,840. Both of those incomes are significant;y lower than the state average which is at $82,338. Pine City’s individual average income is $31,087. Findings show that more households in Pine City are making less than $50k per year with few households making between $50k-$100k. However, Pine County’s population has generally gotten wealthier with the percentage of households making over $100k doubling over the last decade. The study suggests that while Pine City’s wealthier residents have more freedom to choose their housing, more affordable housing options will be needed to accommodate the community’s influx of lower-income residents. advertisement It was found that the most common structure type in Pine City is single-family homes and the next most common type is 5-9 unit apartment buildings and 10-19 unit apartment buildings. Multi-family housing makes up one-third of Pine City’s housing stock, which is significantly higher than Pine County in general. This type of housing in Pine City, however, has sharply decreased since its peak in 1960-1979. Since 2010, only 15 new rental units have been added to the city’s housing stock compared to 136 single family homes. According to Affordability Threshold calculations based on HUD data, with an average median income of $43,686, a family of four in Pine City would be able to afford a maximum monthly cost of $1,092. The study suggests an average rent of $835 would be affordable for most families. Pine City has more studio and one-bedroom units than 2-plus bedroom units. Pine City’s home values are on the lower end compared to the county’s with $170,700 being the average in 2020. With an average median income of $43,686, a family of four in Pine City would be able to afford a maximum home purchase price of $147,479, which is under the 2020 median home value of $151,200. The study suggests that obtaining owner-occupied housing will become increasingly unobtainable for many households in Pine City. Three tiny housing developments were used as case studies and included The Sanctuary Minnesota, located in Ogilvie; Sacred Settlements, where religious institutions in Minnesota are now allowed to build microunits for the homeless or extremely low-income persons; and Tiny Timbers Agrihood Community, located in St. Croix Falls, Wisc. In looking at the current Pine City zoning ordinances, it is determined that the city’s code is not flexible when it comes to allowance of unique housing types. Tiny Housing as a primary use is not currently allowed; the study notes that manufactured homes and home parks are not the same thing as tiny homes and tiny housing communities. There are state and federal guidelines in terms of building code that must be followed as we look for ways to amend the city code. The draft of the study can be found in its entirely on the city’s website at https://pinecitygovoffice.civicweb.net/Portal/MeetingInformation.aspx?Org=Cal&Id=150 by clicking on “Tiny Housing Study InDesign 11.20” in the planning commission’s agenda under “New Business.”
