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Katana Consulting
Ward 13 New Home Construction Moratorium:A Resident’s View
March 2014
Kevin TerrellKatana Consulting
Katana Consulting
1 | Moratorium and concerns
Concerns
• Construction practices
• Environment
• Home massing and style
Moratorium
Katana Consulting SOURCE: FAQs 13th Ward Interim Ordinance
1.1 | In 2013 there were 67 new homes permitted in Ward 13, out of more than 10,000 lot locations on ~500 blocks in the ward.
201320122011201020092008
Katana Consulting
2 | Poor adherence to basic construction practices can make new construction more painful that it needs to be for the community.
Debris
Impassable road
Blocked sidewalk
Poor silt fence installation
SOURCE: Residential Construction Concerns in the 13th Ward, Palmisano, March 7th, 2014; lakecountyohio.org
Katana Consulting
2.1 | Overseeing construction practices is a function of awareness, adherence, inspections & enforcement. Are resources correctly deployed?
1. Council Member Palmisano, Fulton Neighborhood Association, March 12th, 2014
“They are building the wrong house!”1
“Lack of oversight? My inspector might as well be a backpack.”
MPLSCity
Katana Consulting SOURCE: Vektor Digital
2.2 | Local firms have apps that can be easily adapted to raise awareness, ensure adherence and reduce enforcement costs for new construction.
Katana Consulting SOURCE: Residential Construction Concerns in the 13th Ward, Palmisano, March 7th, 2014
2.3 | Other situations such as sandy soil on narrow lots can be addressed with known solutions such as requiring shoring of those excavations.
Katana Consulting SOURCE: 13th Ward Interim Ordinance FAQ 3-10-2014; Fulton Neighborhood Association March 12th YouTube meeting video
3 | Palmisano cites a range of environmental reasons behind needing to impose a moratorium.
“Sensitive deconstruction is something I am personally passionate
about and working to institute”
Old growth trees Water & sewer Storm runoff
Katana Consulting SOURCE: Fulton Neighborhood Association meeting video
3.1 | Processes already exist to further incent behaviors that protect our community. Is a moratorium justified solely to enable certain preferences?
Points for
Protection...
Lifestyle preference?
Katana Consulting SOURCE: Teardowns & Infill Housing, 2007
4 | Questions about the size and style of new homes versus the “character” of a neighborhood are not unique to Minneapolis or Ward 13.
Katana Consulting SOURCE: Teardowns & Infill Housing, 2007
4.1 | The issues of size and style of new homes were substantively addressed in 2007 without a moratorium on teardowns.
Teardowns & Infill Housing, 2007
Katana Consulting
5 | Readily implementable solutions to all these concerns can be simple, thoughtful and acceptable.
Simple
Simple rules that
address known
issues with better
awareness
Thoughtful Acceptable
Application of best
practices and wise
deployment of
resources
Balance between
property rights and
community interests,
evaluated fairly and
efficiently
Katana Consulting
6 | Yet the council declared that a moratorium is only way to address the current situation.
Katana Consulting SOURCE: FAQs 13th Ward Interim Ordinance
7 | To support the idea of a moratorium, the city uses data showing that the increase in new home construction in Ward 13 is unprecedented.
201320122011201020092008
Katana Consulting SOURCE: FAQs 13th Ward Interim Ordinance; Teardowns & Infill Housing, 2007
7.1 | A fuller history of Ward 13 construction suggests the current rise in construction is making up for homes that were not built in the recession.
20132012201120102009200820072006200520042003
Single Family Home Building Permits by Ward
90+ homes not built during the recession
in Ward 13
Katana Consulting SOURCE: Minneapolis Trends
7.2 | The moratorium also stops an alleged surge in “disruptive” remodels. Citywide, however, the count of such projects has been relatively constant.
2006 2007 2008 2009 2010 2011 2012 20130
100
200
300
400
500
600
700
Minneapolis Residential Permitted Remodels and Additions, $50,000+
Katana Consulting SOURCE: Palmisano comments at Lynnhurst Neighborhood Association meeting, March 13th, 2014
8 | Palmisano claims that without the moratorium, builders in Ward 13 turned their backs to her when invited to discuss this matter.
Katana Consulting
8.1 | On March 7th contractors had gathered at City Hall for a meeting with Palmisano to discuss improvements to the construction process.
Katana Consulting SOURCE: Southwest Journal, March 7th, 2014; http://www.ci.minneapolis.mn.us/meetings/council/WCMS1P-121547
8.2 | Unbeknownst to them, as contractors awaited her arrival, Palmisano was introducing new business to the council to impose a moratorium.
Katana Consulting SOURCE: Lynnhurst Neighborhood Association meeting, March 13th, 2014
9 | In her own words, Palmisano moved to put in place the moratorium based on “no data”.
Admits to having “no data” for breakdown on:• Number of incidents• Top offenders• Severity of offenses• Cost to the community
Katana Consulting
9.1 | In contrast, we know that the moratorium will halt $50-100M worth of economic activity in Ward 13.
67 new homes sold
67 teardown lot purchases
Total economic activity
@ $750,000 each ~ $50 million
@ $250,000 each ~ $17 million
= $65 million + virtual teardowns
Katana Consulting SOURCE: Lynnhurst Neighborhood Association meeting, March 13th, 2014
10 | Logical alternatives to pulling all staff to work on this project were apparently not considered.
Acknowledged the novelty of
suggestion to “slow walk”
Ward 13 permits top allow
some staff to work on this
process improvement while
continuing to permit projects
Katana Consulting
11 | Which approach is best for everyone?
Community driven
Simple
Thoughtful
Acceptable
Council driven
Blunt
Uninformed
Intimidating
Katana Consulting
12 | Summary
Is that what you voted for in November 2013?
Katana Consulting
13 | Call to Action
Petition
Sign the petition
to stop this
@
Participate
Thursday March 20th
9:30 a.m.
Room 317
City Hall
Zoning and Planning
Commission
Pester
The city council
and the Mayor
Re: Final Vote
Friday, March 28th
Katana Consulting
Of the People.
By the People.
For the People.
Not TO the People.
14 | Reminder
Katana Consulting
Contact: Kevin [email protected] @poebel
Board Member, Lynnhurst Neighborhood Association
For further information on this presentation