Promote Manufactured Housing

APAC's Twin Cities 2018 Comprehensive Planning Project

APAC has launched a new project to engage with local planners and officials to improve their city’s comprehensive plans to support the wellbeing of manufactured housing residents.

Comprehensive plans are guiding documents that city councils use to describe their long-term goals for land-use and housing and to present these ideas to the public. Comprehensive plans are required to be updated in 2018 (and every ten years), which means that cities across the Metropolitan region are currently in the process of renewing and potentially changing the language they use to discuss manufactured housing.

Therefore, the 2018 comprehensive plan update presents an important opportunity for APAC and park residents to engage in shaping city policies regarding manufactured and affordable housing. This is an important chance for resident constituents to ask their city councils to add language to comprehensive plans in support of manufactured housing.

Comprehensive Plans are required describe the city’s strategic approach in the following areas:

- Land Use
- Transportation
- Water Resources
- Parks & Trails
- Housing
- Resilience
- Economic Competitiveness
- Implementation


Learn More and Get Involved

General Procedures for Creating and Amending Comprehensive Plans

Source: http://www.lmc.org/page/1/handbook-for-mn-cities.jsp Chapter 14, pg. 4-6

  • Cities must submit their draft comprehensive plans to local governmental entities for review and comment
  • Cities must submit their comprehensive plans to Metropolitan Council for review of conflicts with regional systems plans
  • Cities must hold a public hearing before formal adoption of a comprehensive plan
  • City councils may adopt or amend comprehensive plans by a two-thirds vote, or simple majority if the issue at hand involves permits for affordable housing
  • The requirements for amending or updating a comprehensive plan are the same as for creating one, including holding and providing notice of a public hearing
  • Cities must submit all amendments to Metropolitan Council
  • A planning commission may be created to oversee the comprehensive plan through an ordinance that clearly describes its duties and responsibilities
  • City councils can submit proposed amendments to the planning commission, and cannot formally ratify new language until they receive a report on the submission from the planning commission, or until sixty days have elapsed
  • The final say on what is approved rests with the city council, not the planning commission, which serves in a strictly advisory role

APAC's General Manufactured Housing Recommendations to City Planners and City Councils

Although they are generally well-researched and professionally-crafted documents, virtually all cities’ comprehensive plans fail to adequately identify and address the needs of manufactured housing residents, and remain silent regarding the many real benefits that manufactured housing can and does bring to the table.

Very few of the comprehensive plans we reviewed recognize that manufactured housing is affordable housing, or that having manufactured housing in the community raises the affordable housing rate, potentially enabling cities to obtain funding for infrastructure improvements under the 2011 Livable Communities Act.

Given this widespread lack of awareness of manufactured housing communities, APAC has launched a letter-writing campaign to city planners and councils in the Metropolitan Region, and we encourage residents and members of the public to reach out to their representatives, council members, and planners, asking for language and policy changes in support of the following issues:

1. Use manufactured housing to address affordability without new large-scale multifamily construction.

2. Change ordinances to allow manufactured homes to be sited in residential districts outside existing parks.

3. Improve your City’s level of affordable housing by reducing loan barriers to move residents into currently vacant manufactured housing units.

4. Generate funding opportunities for repair and maintenance, and set standards for infrastructure in manufactured housing parks.

5. Encourage resident purchase of communities through local tax incentives and first refusal rights.

6. Promote manufactured housing within your comprehensive plan and other city outlets as a primary unsubsidized affordable home-ownership option for low-income working residents.

7. Actively reduce stigma against manufactured housing.

For more detailed descriptions of these points, please review our advocacy letters tailored to particular cities below.

Links to APAC's Recommendations for Specific Cities

If you want to learn more about engaging with a specific city, please follow the links below.

Arden Hills Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are an Arden Hills Manufactured Housing Resident and would like to get involved, please email Jacki@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website:

http://www.cityofardenhills.org/index.aspx?NID=170

Plymouth's Comprehensive Plan Language Regarding Manufactured Housing

"Nine percent of the housing in Arden Hills is manufactured/mobile homes compared to a regional average of just 1.6 percent" (2-7). "Manufactured Housing (MH) – includes manufactured and mobile homes in specialized parks" (6-4). "6.4.6 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. Although the 1998 Comprehensive Plan identified this area for potential redevelopment into nonresidential uses, the City anticipates this property will remain as a medium density residential use for the foreseeable future. Although complete impacts are not yet known, potential changes to Highways 10 and 96 may impact the manufactured home community. The City is currently in the process of reviewing road design proposals for this area" (6-10). "In 2007, there were 285 units in the Arden Manor manufactured home community and approximately 80 percent of the units were owner occupied" (7-7). "Water use: D& H Enterprises (Arden Manor Manufactured Home Community) 21,860,800 5%" (APPENDIX D PG 3). "High density residential (HDR) – apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category" (6-3).

City Community Engagement/Planner Contact Information

Matthew Bachler
Senior Planner
Ph: 651-792-7822
mbachler@cityofardenhills.org

Arden Hills City Hall
1245 West Highway 96
Arden Hills, MN 55112
Ph: 651-792-7800

Bloomington Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Bloomington Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website:

https://www.bloomingtonmn.gov/plan/forward-2040-about-comprehensive-plan

Bloomington's Comprehensive Plan Language Regarding Manufactured Housing:

"Bloomington’s 36,900 plus dwelling units include a mix of single family detached homes, townhomes, duplexes, mobile homes, condominiums, apartments, group homes, and assisted living facilities" (3-1). "Table 3.2 Mobile Homes 186 0.5%" (3-3).

City Community Engagement/Planner Contact Information

Julie Farnham, Planning Manager
(952) 563-4739
jfarnham@BloomingtonMN.gov

Planning Division
952-563-8920
952-563-8740 (TTY)
planning@BloomingtonMN.gov

City of Bloomington
1800 West Old Shakopee Road
Bloomington, MN 55431-3027
952-563-8700 (TTY: 952-563-8740)
information@BloomingtonMN.gov

Burnsville Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Burnsville Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 1-855-361-2722.

Link to City’s Comprehensive Plan Website:

http://www.burnsville.org/2040

Burnsville's Comprehensive Plan Language Regarding Manufactured Housing:

"Medium Density Residential – This land use classification includes attached housing (townhomes, small apartment buildings), small lot detached townhomes and manufactured homes (mobile homes) within the three existing manufactured home parks (Camelot, Rambush, and Sunny Acres). Lands within this category are served with municipal utilities. Net residential densities from 4 to 8.7 units per acre are allowed (mobile home park net residential density is 8.47 units per acre)." "3.2.2 Manufactured Homes Burnsville is home to three manufactured/mobile home parks, with a total of 766 lots. People own their unit but do not own the underlying land and as such, they can be faced with enormous relocation costs if the park owner sells the park for another use. To protect mobile/manufactured housing park residents, the Burnsville City Council enacted an ordinance that requires the owner and/or developer to pay reasonable relocation costs to the residents. The city is not aware of any planned park closures. In 2004 the city considered policy changes in an effort to ensure mobile/manufactured homes remain in good condition and continue to be a valued style of housing for community residents. A study was conducted by Decision Resources, LTD via telephone interviews of 267 owners and renters of mobile/manufactured homes. The study found that 97% own and 3% rent their manufactured/mobile home unit. Most desired the affordability of the mobile/manufactured home and saw themselves continuing their residency. Eighty-five percent of residents living in the mobile/manufactured home parks cited no problems with their home. The study included demographic information on the survey respondents including data on household tenure, income, education and employment." (IV-5,6). "Affordable owner occupied housing is available in Burnsville in the form of single-family detached units, two-family homes, townhouses and mobile/manufactured housing." (IV-23).

Use the following link to make your voice heard and submit your request that Burnsville improve its comprehensive plan language towards manufactured housing:

http://www.burnsville.org/FormCenter/Planning-28/2040-Comprehensive-Plan...

City Community Engagement/Planner Contact Information

Regina Dean
City Planner
Phone: 952-895-4453
regina.dean@burnsvillemn.gov
Hours: 8 a.m. to 4:30 p.m.

100 Civic Center Parkway
Burnsville, MN 55337

Consulting Organizations

Hoisington Koegler Group Inc.
Short Elliott Hendrickson Inc.
Emmons & Oliver Resources, Inc.
Tangible Consulting Services

Links to Burnsville’s Timeline to complete the Comprehensive Plan Update:

http://www.burnsville.org/DocumentCenter/View/11381
http://www.burnsville.org/DocumentCenter/View/11491

Fridley Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Fridley Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 1-855-361-2722.

Link to City’s Comprehensive Plan Website:

http://www.ci.fridley.mn.us/567/Comprehensive-Plan

Plymouth's Comprehensive Plan Language Regarding Manufactured Housing

“Mobile Home Units, 397, Percentage of Total 3.42” (5-46). “The 2007 housing condition survey shows that 85% of Fridley residential properties rank as being in excellent condition. Only 11% were ranked in good condition, only 4% in fair condition, and less than 1% in poor condition. This ranking included all housing types except manufactured homes, which were not evaluated” (5-48). “Whereas in 1998, 69 percent of Fridley’s single family housing stock was valued under $100,000, less than eight percent is now, and this is including the values of 397 manufactured homes, which appear to have been omitted from the 1998 study. Further, in 1998, only two tenths of one percent of Fridley’s homes were valued over $250,000. Now, nearly 13 percent are valued that high” (5-49). “Assessors data for 1998 indicated a mean value of approximately $94,000 for all single-family homes that have been assigned a state tax code of homestead (1A), partial-homestead (.51A, .51AB, .51B), blind homestead (1B) and non-homestead single family homes (4BB). In 2006, the median home value for the same classifications was $209,116, not including manufactured homes. The mean value is $199,348 if manufactured homes are included, but for comparison purposes, the higher number should be used as 1998 data did not include manufactured homes. The average Fridley home sale price in 2006, according to the Minneapolis Association of Realtors, was $218,337.” (5-50). “There is a continued long-term (four decades) trend of a reduction in the percentage of owner-occupied housing. If we eliminate the inclusion of manufactured homes in Table 5.4, owner-occupied is really down to 63% and rental is up to 37%” (5-63). “The City of Fridley has one private water service within its limits, which serves a private mobile home park. It is anticipated that the City of Fridley will begin to provide service to these 365 customers between 2010 and 2020” (11-181). “R-4 District Allowed principal use includes: Mobile Home Park Districts” (14-215).

Link to City's Comprehensive Plan Chapter on Housing

http://www.ci.fridley.mn.us/DocumentCenter/Home/View/662

City Community Engagement/Planner Contact Information

Planning & Zoning
Main Number: 763-572-3592
Fax: 763-571-1287

Scott Hickok
Community Development Director
Scott.Hickok@FridleyMN.gov
Ph: 763-572-3590

Julie Jones
Planning Manager
Julie.Jones@FridleyMN.gov
Ph: 763-572-3599

Inver Grove Heights Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are an Inver Grove Heights Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Comprehensive Plan Website:

http://www.ci.inver-grove-heights.mn.us/index.aspx?NID=334

Inver Grove Heights' Comprehensive Plan Language Regarding Manufactured Housing

“Existing connections to Eagan are primarily the mobile home park and some residential development in the vicinity of Cliff Road. There is a small overlap in the Eagan and Inver Grove Heights service areas. While Eagan or Inver Grove Heights could serve the area south of Highway 55 and north of the mobile home park with water, it is not the City of Inver Grove Heights practice to use the City of Eagan for water service” (8-6). “Multi-Family/Mobile Homes The first 2,000 gallons or less $6.10 per unit/per month 2,001-7,000 gallons $2.12 per 1,000 7,001-13,000 gallons $2.45 per 1,000 13,001 and more gallons $2.64 per 1,000 The minimum charge per unit per month shall be $6.10” (8-21). ““R-4” Mobile Home Park District 1 unit per 5,000 sq. ft. 5,000 sq. ft. per unit” (11-7). “Urban Single Family Residential & Manufactured Homes – Existing residential uses include single-family, detached housing, which on the basis of land consumption, is the dominant land use category in the community. Multi-Family Residential – Multi-Family Residential includes all categories of attached housing such as apartments, condominiums, townhomes, duplexes, triplexes, quadhomes, senior housing, and manufactured housing.” (2-2). “Single Family/ Manufactured Homes 145 - 145 1%” (TABLE 2-1).

City Community Engagement/Planner Contact Information

Tom Link
Community Development Director
Phone: 651-450-2546
tlink@invergroveheights.org

Lakeville Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Lakeville Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website

http://www.ci.lakeville.mn.us/434/Planning-Commission

Link to City’s Comprehensive Plan

http://www.ci.lakeville.mn.us/DocumentCenter/View/572

Lakeville's Comprehensive Plan Language Regarding Manufactured Housing

“Manufactured housing is also allowed as a conditional use within residential zoning districts allowing multiple family dwelling units as required by State Statute subject to specific minimum lot requirements and setbacks. Ardmore, Country View and North Creek manufactured home parks are all properly zoned RSMH, Residential Single Family – Mobile Home Park District. Ardmore and Country View are fully developed whereas North Creek has additional vacant land for future expansion. Future expansion of North Creek and continued operation of Ardmore and Country View manufactured home parks is guided by the 2030 Land Use Plan to continue and will be regulated by the RSMH District. The Queen Anne and Connelly manufactured home parks located along the I-35 corridor exist as legal non-conforming land uses with regard to both use and design. The location of these two manufactured home parks within one of Lakeville’s primary commercial nodes at I-35 and CSAH 50 creates potential land use compatibility issues, while the individual layouts of each site create public health safety concerns with regards to emergency access. The 2030 Land Use Plan continues to guide both the Queen Anne and Connelly parks for future redevelopment as office park and commercial land uses respectively. As non-conforming uses, these manufactured home parks can continue to exist at the same size as they exist today, but no expansion will be permitted. Furthermore, a proposal to redevelop the Queen Anne or Connelly mobile home parks in the future with uses consistent with the 2030 Land Use Plan would be anticipated to be a privately initiated effort and not a the result of direct action by the City of Lakeville” (97). “City of Lakeville 2008 Existing Land Use Manufactured Housing Acres 252.41 Percent 1.0% … Man. Housing 997 252 6 0 0 0 246 4.1” (78). “Manufactured housing 977 5.2%” (91). “Promoting continued maintenance of existing single family dwellings, townhouses, multiple family units and manufactured housing aids in meeting Lakeville’s affordable housing goals” (92). “Land Use Manufactured Home Park Density 4.0 to 7.0 du/ac. Allowed uses Manufactured home dwelling units” (95). “There are five manufactured home parks in different areas of Lakeville. Manufactured housing is an important component of the community’s housing supply with respect to affordability. The Zoning Ordinance was updated in 1994 and 2000 to address regulations for the various developments in relation to State Building Code definitions and nomenclature, design standards regarding individual lot size and structure setbacks to allow for larger house styles, establishment of accessory building, outdoor storage and fence regulations and design standards for utility connections, internal driveway design, guest parking, and landscaping. ” (97). “2030 Land Use: Manufactured Homes 197.29 0.8% 197.29 0.8% 197.29 0.8% 197.29 0.8% (105)” “Connelly Manufactured Home Park exists as a non-conforming use and the 2030 Land Use Plan anticipates its future redevelopment for commercial uses … Queen Anne Manufactured Home Park is planned for future redevelopment as an Office Park land use based on proximity and access to I-35 at CSAH 50.” (109). “Continued development of the North Creek Manufactured Home Park shall occur in a manner consistent with the performance standards established by the Zoning Ordinance” (159). “RSMH, Single Family Manufactured Home Park District. The RSMH District is a separate district with performance standards for manufactured home parks. Allowed uses include single family dwellings and manufactured home parks. The density allowed in the RSMH District is less than six dwelling units per acre. The minimum lot requirements of the RS-4 District apply to all single family development. For manufactured home parks established after January 1, 1995, the minimum park area is five acres. Individual home sites within the park must have a minimum width of 65 feet and minimum depth of 120 feet” (174).

Link to Lakeville's Citizen’s Guide to the Comprehensive Plan

http://www.ci.lakeville.mn.us/DocumentCenter/View/575

City Community Engagement/Planner Contact Information

Daryl Morey
Planning Director
dmorey@lakevillemn.gov
952.985.4420

20195 Holyoke Avenue
Lakeville, MN 55044

Maplewood Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Maplewood Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website

http://maplewoodmn.gov/567/Comprehensive-Plan

Link to City’s Comprehensive Plan Housing Chapter

http://maplewoodmn.gov/DocumentCenter/View/1479

Maplewood's Comprehensive Plan Language Regarding Manufactured Housing:

“Communities must plan to accommodate lifecycle and affordable housing. Lifecycle housing refers to the mix of housing types that meet the housing demands of individuals and families throughout their lives, such as single family detached, townhomes, condominiums, manufactured housing, apartments, and senior housing” (1-4). “Table 4.1 Housing Units by Type, 2000 Manufactured Housing 783 5.6%. Multi-family housing consists of 33.1 percent of the City’s housing stock and manufactured housing consists of 5.6 percent. ” (4-3). “There is a diversity of styles and price ranges in the homes in Maplewood. Older homes on smaller lots provide opportunities for first-time buyers in the Western Hills, Parkside and Gladstone neighborhoods. Opportunities for low- and moderate- income households are available in manufactured home parks and in a variety of types and locations of multiple dwellings. The move-up housing market is strong with these choices available throughout the City. Buyers can find more expensive housing in the Hillside, Vista Hills, Highwood and Kohlman Lake neighborhoods.”(4-4). “Medium Density Residential (6.1 – 10.0 units per net acre) The City intends the Medium Density Residential land use for moderately higher densities ranging from 6.1 to 10.0 units per net acre. Housing types in this land use category would typically include lower density attached housing, manufactured housing and higher density single family detached housing units.” (5-15).

City Community Engagement/Planner Contact Information

Name: Michael Martin, AICP
Title: Economic Development Coordinator
Phone: (651) 249-2303
Email: Michael.Martin@maplewoodmn.gov

Mounds View Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Mounds View Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website

http://www.ci.mounds-view.mn.us/index.asp?Type=B_BASIC&SEC=%7B076ED731-8...

Link to Mounds View's Comprehensive Plan

http://www.ci.mounds-view.mn.us/vertical/sites/%7B9DACB450-86B3-4304-946...

Mounds View's Comprehensive Plan Language Regarding Manufactured Housing

“MHP: Mobile/Manufactured Home Park: Land under single ownership that has been planned and improved for the placement of mobile/manufactured housing for dwelling purposes; or land that has been planned, improved and subdivided for the placement of mobile/manufactured housing for dwelling purposes” (3-19). “TABLE 2 Large [water] Volume Users - List the top 10 largest users; Customer, Gallons per year, % of total annual use; Towns Edge Terrace Mobile Home Park 17.61 3.5% Mounds View Mobile Home Park 10.64 2.1% Colonial Village Mobile Home Park 9.60 1.9%” (3). “In addition, the City should consider the current Townsedge Terrace Manufactured Home Park and the adjacent Skyline Motel site along Old Highway 8 as possible sites for future industrial expansion.” (3-25). “Manufactured Homes (MH) Housing Units Per Acre: Min 1.0 Max 8.8 2000 71.5 2010 71.5 2015 71.5 2020 71.5 2025 71.5 2030 37.2 Change -34.3” (3-27). “TABLE 12: Total Number and Percent of Dwelling Units by Type. Manufactured Homes Homestead 508 Non-homestead 77 Total 585 Percentage11%” (4-7). “There are 5,267 dwelling units in Mounds View, with 1,601 units being rental housing (2008). The majority of Mounds View’s housing stock is owner-occupied single-family dwellings (52%). Apartments make up 29% of the housing stock. Manufactured homes comprise 11% of the total dwelling units, which exceeds the overall Ramsey County percentage of 3%. Overall, 70% of the housing in Mounds View is owner-occupied while 30% is rental” (4-7). “Redevelopment possibilities include manufactured home parks and single-family lots adjacent to commercial and high-density residential properties. Project costs, land assembly, infrastructure needs, financing and other factors can complicate redevelopment projects.” (4-16). “Mounds View Manufactured Housing Program offers loans” (4-23). “R-5, Manufactured Home: The purpose of this district is to provide for the planned regulation of manufactured homes. Such homes are grouped together due to their particular space requirements, construction and style” (9-10).

City Community Engagement/Planner Contact Information

Jon Sevald, Planner
763.717.4022
jon.sevald@ci.mounds-view.mn.us

Plymouth Comprehensive Plan Resource Page

Community Liaison Contact Information

If you are a Plymouth Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Link to City’s Planning Website

http://www.plymouthmn.gov/departments/community-development/planning/com...

Plymouth's Comprehensive Plan Language Regarding Manufactured Housing:

“As of January 2007, detached homes, including single family, mobile homes, farmhouses and seasonal homes, represented 54 percent of the housing stock” (Appendix 4A -4). “TABLE 4A-4 2007 HOUSING STOCK Mobile Homes 59 0.2%” (Apdx 4A-5).

City Community Engagement/Planner Contact Information

Barbara Thomson, Planning Manager
bthomson@plymouthmn.gov
763-509-5452

Planning Division
Plymouth City Hall
3400 Plymouth Blvd.
Plymouth, MN 55447-1482
P 763-509-5450
F 763-509-5407
planning@plymouthmn.gov

St. Anthony Comprehensive Plan Resource Page

Community Liaison Contact Information

If you were a St. Anthony Manufactured Housing Resident and would like to get involved, please email owen@allparksallianceforchange.org or call APAC at 855-361-2722.

Links to City’s Planning Website

http://www.savmn.com/254/Comprehensive-Plan

http://www.savmn.com/DocumentCenter/Home/View/557

St. Anthony's Comprehensive Plan Language Regarding Manufactured Housing:

“Consider the long-term redevelopment of the Lowry Grove Mobile Home Park into new housing at a medium density” (1-7). “Housing •Equal percentage of vacant (or occupied) housing units •Slightly lower rate of the total housing stock being owner-occupied. •Higher percentage of the housing stock in multi-family buildings •Slightly lower percentage of owner-occupied housing units Higher percentage of rental housing. •Older housing stock, on average (median year built 1966 vs. 1971•Approximately equal median value of owner-occupied housing o Median mobile home value is lower.” (1-9). See “Table 1-2 Housing Data (1-11) and Table 2-2 Housing Composition” (2-10). “The City’s forecast was prepared using figures for the number of housing units approved in Silver Lake Village since 2000 (a total of 798) plus an estimate of additional net new housing units gained through redevelopment of St. Anthony Shopping Center and Lowry Grove Mobile Home Park (790)” (1-12). “What should the City do, if anything, to continue to improve conditions and appearances in the Kenzie Terrace corridor, including the Lowry Grove Mobile Home Park, the St. Anthony Shopping Center and the road itself. Is the Lowry Grove Mobile Home Park an appropriate land use for the long-term future? If redevelopment of that site occurs, what should the City do, if anything, to help ensure that the residents are resettled into housing that is affordable and decent?” (2-8). “The Lowry Grove mobile home park is the one major instance of aged and deteriorated housing in St. Anthony. However, it is also the major source of affordable housing for population with incomes less than 50 percent of the community median” (2-11). “The only areas of housing in the city that might be considered substandard are the Lowry Grove mobile home park and a pocket of townhouses along the north side of 39th Avenue east of Silver Lake Road” (2-14). “Lowry Grove Mobile Home Park. The mobile home park was opened in the 1940s and now has nearly 100 mobile homes and several seasonal recreational vehicles. The mature trees give it an established and comfortable appearance. The mobile homes themselves are a component of the city’s stock of affordable housing, and many of the residents have lived in this location for decades; some are elderly. Unfortunately, most the mobile homes are equally old and most would not meet current federal standards. There is no central amenity such as a swimming pool and only a rudimentary and dilapidated meeting center and severe weather shelter. Given the value of residential properties in the vicinity, mobile homes on the site represent an underutilization of the land … In the future, the Kenzie District could evolve into a southern hub for the St. Anthony “suburban village.” To some extent, the district already plays that role, but the problems noted above with the shopping center, the mobile home park and Kenzie Terrace itself detract somewhat. While protecting the stable and attractive residential neighborhoods to the north and south, the older commercial, office and mobile home land uses could undergo redevelopment and/or remodeling. ” (2-21). “The Comprehensive Plan is a guide to the general future use of land, which is regulated by the City’s zoning ordinance and zoning map. However, it is the role of the property owner to propose any changes, to design a new plan for the property, to finance the redevelopment or remodeling and to address the subject of tenant relocation. (Tenant relocation at the Lowry Grove Mobile Home Park is regulated by City ordinance 2006-005 and State law 327C.095.) It is highly unlikely that the City would wish to – or even be legally able to – use eminent domain powers to buy the property for redevelopment. Redevelopment design would be regulated by the City’s zoning ordinance subject to public comment through the City’s established review process. ” (2-22). “The Mobile Home Site The Lowry Grove Mobile Home Park could be privately redeveloped into townhouses and condominium apartments. Examples of these types of housing are illustrated by the photos below. The bank building on the corner of Kenzie Terrace and Stinson Boulevard is sound and should probably remain. If redevelopment of this site occurs, the City of St. Anthony will ensure that the residents of the mobile home park are assisted in their relocation to other housing that meets their needs in terms of cost, location, handicap access and other provisions as required by State law (M.S. 327C.095). That law requires, among other provisions, that: There be a public notice of the owner’s intent to convert the mobile home park to another use. There be a public hearing before the City Council on any needed zoning change. That a displaced resident be paid reasonable relocation costs if he/she cannot relocate his/her mobile home to another manufactured home park within 25 miles. That residents be given the opportunity to collectively purchase the mobile home park for the same cash price as the seller would have received from the actual prospective buyer (the redeveloper). To ensure that adequate and affordable replacement housing is found for the park residents, the City may work on its own or in cooperation with the redevelopment company and/or the Hennepin County Housing and Redevelopment Authority or a private non-profit housing corporation. The relocation housing would ideally be located in St. Anthony, either in the form of existing or newly-constructed units. Potentially, some of the new housing for displaced residents could be located on the site of the redeveloped St. Anthony Shopping Center.” (2-24). “Redevelopment and infill will be pursued as opportunities become available. The trend has been for redevelopment to occur at the northern and southern ends of the city (e.g., Apache Plaza becoming Silver Lake Village) while its central single-family neighborhoods remain largely unchanged. Additional redevelopment supported by this Comprehensive Plan may add housing units in the southern part of the city near Kenzie Terrace at the Lowry Grove mobile home park and the St. Anthony Shopping Center … St. Anthony is essentially a fully developed community. The land use changes proposed in the Land Use Plan are fairly local in nature. Changes that may occur as the plan is realized include: Redevelopment of the Lowry Grove mobile home park to higher density housing … In order to support transit ridership, the City will adopt a land use plan and zoning amendments that allow redevelopment of the St. Anthony Shopping Center to a more intensive, vertically mixed-use residential and commercial configuration, along with redeveloping the Lowry Grove mobile home park to higher density housing” (3-15, 16). “Consider the long-term redevelopment of the Lowry Grove Mobile Home Park into new housing at a medium density” (1-7). “Moreover, 49 percent of the city’s housing stock is considered “life cycle housing” –units other than single-family detached (including manufactured) housing. By fostering the development of single-family attached and multi-family housing, the City has helped to meet residents’ needs as their circumstances change” (2-13).

City Community Engagement/Planner Contact Information

Breanne Rothstein
City Planner
planner@savmn.com
Phone: 763-231-4863

Ways to Become Involved in Your City's Comprehensive Planning Process

The silence regarding manufactured housing in comprehensive plans is a symptom of the reduced political power that manufactured housing communities have at their disposal, and if not remedied, will enable and perpetuate misinformed policies based on stigma towards these communities that are not in anyone’s best interest.

We recommend that park residents and stakeholders band together to engage in the 2018 comprehensive plan update process. The goal of this approach is to encourage cities to use more supportive language towards manufactured housing and to create robust frameworks and awareness that support manufactured housing communities. This webpage can be used as an initial resource to help residents get started with their involvement with this process.

Easy ways to get engaged:

  • Review your city’s Comprehensive Plan (Google your city’s name and “Comprehensive Plan” to find their website) or follow links to specific cities below, if available.
  • Attend comprehensive plan public hearings and meetings to voice your concerns and desire for more constructive language towards manufactured housing in the comprehensive plan. Review our advocacy letters to help formulate your requests.
  • Write letters to your City Council and elected representatives (they assume that one letter from you is representative of many more voices in your community who did not take time to write, so even one letter can go a long way).
  • Call your City Council Member, City Planner, Community Engagement Representative, and elected representatives and ask for changes in comprehensive plan language and policies towards manufactured housing.
  • Inquire about joining your local planning commission.
  • Get on your planning commission’s email lists to receive ongoing updates.
  • Engage with your neighbors and organize local groups – schedule meetings and get the word out!
  • Start a resident association for added impact.
  • Identify additional elements of the comprehensive plan (like parks and recreation, etc.) that you find important and engage with the committees who oversee them. This will give you added leverage and additional legitimacy when advocating for language and policy change regarding manufactured housing.
  • Identify a community liaison and teams that organizes resident engagement with the planning process across parks. Activities could include delivering flyers, setting up meetings, maintaining contact lists of actively engaged residents, engaging with the planning commission, and developing proposals to submit to city council.

Please review the links below for further information and feel free to contact us by email (info@allparksallianceforchange.org) or by phone (651-644-5525) for additional guidance on how to get involved.

Links to Planning and Organizing Resources

Link to APAC Community Organizing Manual
http://allparksallianceforchange.org/?q=organizing/manual

Link to Arden Hill’s Citizen’s Guide to Planning
http://www.cityofardenhills.org/DocumentCenter/View/168

An Activist’s Guide to Land Use Planning
http://www.sierraclub.org/sites/www.sierraclub.org/files/sce/north-star-chapter/pdf/activistsGuideToLandUsePlanning.pdf

American Planning Association Citizen Planner Handbook
http://www.planningmn.org/vertical/sites/%7B90040865-D256-42F0-9D0D-9C70F73691EF%7D/uploads/Citizen-Planner-Handbook_Nov20121.pdf

Minnesota Environmental Quality Board - A Citizen’s Guide: Community Decision-Making Basics
https://www.eqb.state.mn.us/sites/default/files/files/Citizen's%20Guide-ER%20and%20LGUs.pdf

Minneapolis Community Planning & Economic Development – Neighborhood Guide for Developing Planning Documents
http://www.ci.minneapolis.mn.us/www/groups/public/@cped/documents/webcontent/convert_265104.pdf