DICKINSON 2035: Roadmap to the Future


Chapter 7

Chapter 7 – Housing

DRAFT – November 2012


www.dickinsonplan.com – draft
Housing is a central topic of the comprehensive plan. The city is experiencing a high demand for housing that is forecasted to continue for approximately another 10 years. The supply of housing units has not been able to keep up with demand, resulting is significant difficulties for new residents in obtaining housing and sharp increases in the housing cost. This chapter will provide a detailed description of existing housing characteristics and identify specific housing issues. Responses to community survey questions about housing supplement housing data from various sources. The information from all sources was used to develop policies to address specific housing issues. Finally, housing forecasts for the planning period will be provided. The future demand for housing in the city is extraordinarily high largely due to the strong forecasted job growth attributed to continued energy development in western North Dakota. Based on forecast, the city has the potential of increasing its current stock of housing by 80 percent over the next 10 years. With such a strong growth rate, existing housing issues will be exacerbated without proactive housing policies.

Table 7-1 shows the total number of housing units recorded in the 2000 and 2010 US Censuses for Dickinson, Stark County and North Dakota. During the 10-year period, 832 housing units were added in the city, presenting an 11.8 percent increase. Table 7-1: Total Housing Units, Dickinson, Stark County and North Dakota, 2000-2010 2000 Dickinson Stark County North Dakota

2010 7,865 10,735 317,498

Number Change 832 1,013 27,821

Percent Change 11.8% 10.4% 9.6%

7,033 9,722 289,677

Table 7-2 shows the change in the type of residential structures between 2000 and 2010. During the decade, the city experienced nearly a 75 percent increase in the number of single family attached structures (duplexes and townhomes). The city also experienced significant increases in apartment buildings with more than 20 units and mobile homes. Table 7-2: Number of Dwelling Units per Structure, City of Dickinson, 2000 - 2010 Type of Residential Structure (Units per Structure) 1-unit, detached 1-unit, attached 2 units 3 or more units 20 or more units Mobile Home Total housing units

2000 4,382 286 239 1,884 666 230 7,021 62.4% 4.1% 3.4% 26.8% 9.5% 3.3% 100% 4,817 500 260 1,993 795 334 7,844

2010 61.4% 6.4% 3.3% 24.6% 10.1% 4.3% 100%

2000-2010 9.9% 74.8% 8.8% 5.8% 19.4% 45.2% 10.9%


Chapter 7 – Housing

9% 2008 Unit Type Single Family Multi Family Commercial Total Total Housing # 82 17 34 133 99 % change -----# 78 14 25 117 92 2009 % change -4.3% # 137 74 41 252 211 2011 % change -2. A majority of the permits expected to be issued in 2012 will be for multi-family housing units. 2008-2012 (Jan– Aug) 2012 (January August) # 418 46 30 494 464 % change 205.500 permits are expected to be issued by year end. The total number of building permits for all construction types significantly increased in 2010 and rate of growth in building permits has increased in each subsequent year. Table 7-3: Building Permits Issued.0% 119.7% 0.0 0. City of Dickinson.8% 96.DICKINSON 2035: Roadmap to the Future The data contained in Table 7-2 only includes the housing units built prior to April 2010 when the US Census was conducted and does not include the sharp increase in residential building permits issued by the City after the census.8% 400. The majority of permits issued since 2008 are for various types of single family housing units.8% -26.1% # 141 70 41 252 211 2010 % change 80.8% 5.0% -7.0% 115.4% 129. City of Dickinson. Unofficial permit data from the City planner indicates approximately 900 permits have been issued in the first nine months of 2012 and a total of 1.0 0. Table 7-3 and Figure 7-1 show the permitting activity in the city since 2008.5% -12.0% 64. 2008-2012 (Jan– Aug) SOURCE: NORTH DAKOTA ASSOCIATION OF BUILDERS Chapter 7 – Housing DRAFT – November 2012 203 .9% --26. the year energy development in western North Dakota began to significantly increase.0 SOURCE: NORTH DAKOTA ASSOCIATION OF BUILDERS Figure 7-1: Building Permits Issued.1% -37.

3% 2.088 74. compared to a 13. 2010 CENSUS Dickinson 7. The most significant observation is the high percentage of non-family households (unrelated persons living together) in the city compared to Stark County and North Dakota. Compared to Stark County and the state. Stark County and North Dakota.6% Housing Tenure Housing tenure is a term used to describe whether a housing unit is owned or rented.308 57. Dickinson and North Dakota. which will provide all residents with housing options to meet lifestyle and cost-related needs.com – draft Strategy: Maintain a ratio of approximately 66/33 for single-family detached/attached homes and multifamily unit structures. Table 7-4: Household Characteristics.25 4.521 2. 204 Chapter 7 – Housing . the City should encourage development of rental housing to meet these households housing needs. The significant increase in renter occupied units in the city suggest that new residents are either choosing rental housing and/or fewer new residents are able to afford home ownership.www.8% North Dakota 181. 2010 Household Characteristics Total Households Average Household Size Family Households Percent of Total Households Average Family Size Non-Family Households Percent of Total Households SOURCE: US CENSUS BUREAU. During the decade the city experienced a 23.89 3. Table 7-5 shows the housing tenure profile in 2000 and 2010 for Dickinson.213 42. Stark County and North Dakota in 2010.90 1.860 2. the city’s increase in renter occupied units exceeded the increase in owner occupied units. Between 2000 and 2010.dickinsonplan.276 34.8% 2.916 60.772 25. non-family households are predominantly renters.30 170.3 percent increase in renter occupied units.91 110.192 2. the city has a greater percentage of occupied housing units that are rented.3 percent increase for the state.2% 2. Household Characteristics Table 7-4 shows the household characteristics for the city.31 5. With the exception of unmarried couples.7% Stark County 6. Given the relatively high percentage of non-family households.

3% 2.48 41.7% North Dakota 457.7% 584 9.6% 85. It is interesting to note 27.853 33.348 36.3% SOURCE: US CENSUS BUREAU. 2000-2010 Dickinson 2000 Total Occupied Units Owner Occupied Units Percent of Total Renter Occupied Units Percent of Total Owner Occupied 2000-2010 Number Change Owner Occupied 2000-2010 Percent Change Renter Occupied 2000-2010 Number Change Renter Occupied 2000-2010 Percent Change 6. Assuming the percentage remains relatively constant moving forward.517 4.154 78.3% 2010 7.4% 2010 281.860 68. City of Dickinson.152 171.462 32.6% 2.DICKINSON 2035: Roadmap to the Future Table 7-5: Housing Tenure of Occupied Housing Units. Stark County and North Dakota.030 70.0% 456 10.4% 1. 2000 AND 2010 CENSUS Table 7-6 provides data on the population residing in owner occupied and renter occupied housing units in 2010 for Dickinson.943 65.136 28.8% 2. Persons Living Alone Percent of Population in Renter-Occupied Units SOURCE: US CENSUS BUREAU.505 29.478 8.085 6.1% 190.896 38.932 6.276 70.625 61.407 24. Approximately two-thirds of the city population resided in an owner occupied unit and one-third resided in a rental housing unit.491 67. Persons Living Alone Percent of Population in Owner-Occupied Units Population in Renter-Occupied Units Percent of Total Population in Households in Occupied Units Average Household Size in Renter-Occupied Units Renter-Occupied Unit.0% 2.192 183.6% 6.035 9.2% 1.396 13. the City and developers of apartments should make efforts to meet the demand by constructing a sufficient number of studio or one-bedroom apartments.5% 2.6% 24.89 1.9% 548 23.169 64.90 1.639 26.299 66.656 29. Dickinson.0% North Dakota 2000 257.517 4.8% 2.9% Chapter 7 – Housing DRAFT – November 2012 205 . Table 7-6: Housing Tenure and Population.5% Stark County 2000 8.3% 569 21.0% 3.4% 2010 10. 2010 CENSUS Dickinson 11.4% 97.0% 11.156 9.96 47. Stark County and North Dakota.50 1. Stark County and North Dakota Household Population by Housing Tenure Population in Owner-Occupied Units Percent of Total Population in Households in Occupied Units Average Household Size in Owner-Occupied Units Owner-Occupied Unit.491 27.225 32.3 percent of renters lived alone.040 14. The data for the city is similar to that of Stark County and North Dakota and are consistent with the data provided in Table 7-5.2% 1.0% 5.48 1.3% Stark County 17.249 34.

000. Dickinson. It is important to note the housing value data in the census is based on the homeowner’s view of the value of their property. Two issues were related to housing availability. 206 Chapter 7 – Housing . data likely underestimate current housing costs.300 North Dakota $111. Golden Valley. the median value of an owner occupied housing unit was 6 percent higher than the state’s median value in 2010. Dickinson was designated in the Roosevelt-Custer Region VIII that included the following counties: Adams. Compared to Region VIII. 2010 Dickinson Median Value SOURCE: 2010 AMERICAN COMMUNITY SURVEY Stark County $115.000 and $200.dickinsonplan. city homeowners may have fully recognized the strength of the housing market. Stark County and North Dakota. Hettinger. Table 7-7: Median Value of Owner Occupied Housing Units. Two-thirds of respondents indicated much attention should be devoted to the availability of homes to purchase and 82 percent of the respondents indicated much attention should be devoted to the availability of rental housing. Stark County and North Dakota.000 The 2012 North Dakota Statewide Housing Needs Assessment: Housing Forecast report compiled housing value data for eight regions in the state. Dune.300 $118. Slope and Stark Counties. In April 2010. Based on US Census data. Table 7-8 provides a profile of the value of owner occupied housing units in 2010 for the city and Region VIII.000 and a greater percentage of homes valued between $125. Billings. Housing Costs Housing costs in the city are presented both in terms of the value of owner and renter occupied housing units. Value of Owner Occupied Housing Units Table 7-7 shows the median value of owner occupied housing units in 2010 for Dickinson. Much of the data presented in this section is from 2010 American Community Survey and given the significant housing shortage in the city that has persisted since 2010.com – draft Community Survey 1 asked respondents to indicate how much attention should be devoted to various city issues.www. Bowman. The results of the community survey suggest there is a strong unmet demand for both owner and renter occupied housing units. The data prepared by the North Dakota Housing Financing Agency (see Figure 7-2) suggests the 2010 Census under estimates the median values of owner occupied housing units in the city. the significantly fewer owner occupied housing with values under $90.

9% 2.7% Dickinson 4.487 30.000 to $124.999 Number Percent of Total $90. 2010 Owner-Occupied Housing Units by Value Total Less than $40.4% 447 9.6% 592 12.999 Number Percent of Total $70.3% 2.648 22.983 SOURCE: 2012 NORTH DAKOTA STATEWIDE HOUSING NEEDS ASSESSMENT: HOUSING FORECAST Chapter 7 – Housing DRAFT – November 2012 207 .225 18.1% 1.000 to $69. Dickinson and Region VIII.000 to $89.305 27.000 to $199.3% 1.5% 1.182 15.000 Number Percent of Total $200.DICKINSON 2035: Roadmap to the Future Table 7-8: Value of all Owner Occupied Housing Units.000 Number Percent of Total $125.000 Number Percent of Total $40.621 13.7% 302 9.3% 1.000 16.2% 2.805 Region VIII 11.000 or More Number Percent of Total 672 14.607 13.0% 1.

000 Wahpeton-Breckenridge Williston $0 $85.000 $200.900 $81.000 $172. the average sale price for a home increased from $151.750 $97.450 $110.000 $40. When comparing average versus median sale prices. median sale prices tend to reflect a more statistically accurate measurement of the home values.000 $73.800 $70.com – draft Figure 7-2: Median Home Prices by City in North Dakota North Dakota Bismarck-Mandan Dickinson $160.500 $143. As such.900 $144. homes sold slightly less than the listed price.000 $133. The median sale price increased from $144.000 $93.000 $129.000 $116.000 $139. representing more than a 27 percent increase in three years.900 $117. Figure 7-2 and Figure 7-3 represent only homes listed on the Multiple Listing Service (MLS) and do not include exclusive listings or sale by owner properties.000 $183.250 $80. A value of 100 percent means that a home sold for the listed price.000 2005 SOURCE: NORTH DAKOTA HOUSING FINANCE AGENCY AND NORTH DAKOTA BOARD OF REALTORS *Note – Data is still being compiled for communities for year 2005.000 $160.950 Fargo-Moorhead Grand Forks Jamestown Minot Watford City $42.200 $138.dickinsonplan.000 $89. As shown in Table 7-9 and Figure 7-3.000 2007 $120.900 $82.000 $125.1 percent in 2009 to 98.707 $132.000 $69.900 $131. 2007 and 2011 The increased demand for housing has had a tremendous effect on housing sale prices.000 $137.750 $161.500 $129.444 $65. 208 Chapter 7 – Housing . The average sold price or list price ratio shows the difference between the listed price for a home and the actual selling price.www. As can be seen from the data.000 $139.651 in 2011.900 $169. It is important to note the data provided in Table 7-9.900 $160.000 $94. representing nearly a 30 percent increase in three years.600 $139.350 $103.450 in 2009 to $183.500 $162.045 in 2009 to $194. although the gap has minimized over the past three years from 96. it is important to remember very high or very low homes sales can skew the average price up or down.950 $185.5 percent in 2011.000 2011 2009 $80.950 in 2011.

1% 97.5% SOURCE: NORTH DAKOTA BOARD OF REALTORS Figure 7-3: Average Sale versus Median Sale Home Price. coal. Chapter 7 – Housing DRAFT – November 2012 209 .950 Price Increase $20. Gross rent is intended to eliminate differentials which result from varying practices with respect to the inclusion of utilities and fuels as part of the rental payment. the 2010 median gross rent in the city is only five percent greater than that of the state.5 Average Sold Price/List Price Ratio 96.450 $165. gas.651 Price Percent Median Sale Price Increase Change $22. Table 7-10 shows the 2010 median gross rent of renter occupied units paying cash (as opposed to in-kind payments) for Dickinson.9 $144.3% 98.659 15.DICKINSON 2035: Roadmap to the Future Table 7-9: Dickinson Home Sale Prices 2009-2011 Year 2009 2010 2011 Average Sale Price $151. City of Dickinson SOURCE: NORTH DAKOTA BOARD OF REALTORS Gross Rent Gross rent is defined as the amount of the contract rent plus the estimated average monthly cost of utilities (electricity. etc.992 $194.2 11. kerosene.045 $173.2 11. wood. Stark County and North Dakota.000 $183.950 Percent Change 14. Based on data from the 2010 American Community Survey.550 $18.947 $20.) if these are paid for by the renter (or paid for the renter by someone else). and water and sewer) and fuels (oil.

the supply of housing in the city has not kept up with the strong demand for housing. the city has relatively fewer rental units with monthly rents less than $450 and relatively greater rental units with monthly rents more than $450.1% 181 7.3% 523 15. 210 Chapter 7 – Housing . 2010 Dickinson Median Gross Rent SOURCE: 2010 AMERICAN COMMUNITY SURVEY Stark County $547 North Dakota $555 $584 Table 7-11 provides gross rent data presented in ranges of gross rent for Dickinson and Region VIII.6% 378 11.3% 434 18.311 Region VII 3. Dickinson.dickinsonplan. 2010 Renter Units Total Less than $250 Number Percent of Total $250 to $349 Number Percent of Total $350 to $449 Number Percent of Total $450 to $549 Number Percent of Total $550 to $749 Number Percent of Total $750 or More Number Percent of Total 517 22. Table 7-11: Median Gross Monthly Rent of Renter Occupied Housing Units Paying Cash Rent. Dickinson and Region VIII. Nearly three-quarters of respondents to Community Survey 1 felt much attention should be devoted to the cost of purchasing a home and more than 82 percent responded that much attention should be devoted to the cost of housing rent.5% Dickinson 2. resulting in recent sharp increases for housing. input from several public meetings and conversations with City officials and community stakeholders.8% 568 16. Using the community survey results. Stark County and North Dakota. Generally.4% 617 18.7% 215 9.8% 357 10.www.1% 965 28.3% 198 8.408 SOURCE: 2012 NORTH DAKOTA STATEWIDE HOUSING NEEDS ASSESSMENT: HOUSING FORECAST Housing Affordability As noted above.com – draft Table 7-10: Median Monthly Rent of Renter Occupied Housing Units Paying Cash Rent.1% 766 33. it is reasonable to conclude the housing cost is a major issue for the entire community. compared to Region VIII.

0 to 29. Housing affordability is generally defined by how much of a household’s income is devoted to housing costs (mortgage/ rent plus utilities).7 percent of homeowner households had housing costs greater than 30 percent of their household income. In 2000.0 percent 20. The equity can then be used to help pay for needed improvements to homes or can be used for other financial purposes.DICKINSON 2035: Roadmap to the Future Persons with modest wages or fixed incomes are struggling to pay escalating housing costs.3% 15.9 percent 25.9% 1. The finding could be a result of sampling techniques used by the Census to measure household income.4% 0.0 percent or more Not computed Total SOURCE: US CENSUS BUREAU.5 4. However. 35 percent of renter households paid gross rent that was greater than 35 percent of their household income. that percentage increased to 40.5 3. The percentage of homeowner households whose housing costs exceeded 30 percent of their household income dropped from year 2000 to year 2010. Homeownership and Rental Costs Table 7-12 provides data on the amount monthly housing costs for homeowners in Dickinson. Regardless of the results of the 2010 US Census.9 percent 30. Table 7-12: Monthly Homeowner Costs as a Percentage of Household Income.8 10.7 percent of renter households had housing costs greater than 30 percent of their household income.0 to 34. Employers are having difficulties retaining and recruiting workers due to the shortage and high cost of housing. 2000 AND 2010 CENSUSES 2000 Number 2.9% 7. that percentage dropped to 13.6% 8.6 percent. For individual households. 14. 33.805 2010 Number Percent 32.5% 100% 3.0 percent. In 2010. In 2000. housing is considered affordable when no more than 30 percent of household income is expended on housing costs.2% 100% Data in Table 7-13 clearly shows rental housing in the city became less affordable between 2000 and 2010. Some residents have chosen to move from the city in search of more affordable housing elsewhere.009 751 407 221 406 11 4.6 8. In 2010. Chapter 7 – Housing DRAFT – November 2012 211 . 2000 and 2010 Monthly Owner Costs as a Percentage of Household Income Less than 20. Dickinson ND.0 to 24.6% 15. Another possible explanation is the price of owner occupied housing units was in the early stages of escalation in April 2010 when the census was conducted.296 607 287 146 414 56 3. Affordable housing is a function of the supply of low-cost housing and the income levels of households/individuals.9 percent 35. the rising home prices are benefiting residents that bought before the significant increase in home values and the increase has given residents increased equity in their homes.806 Percent 60. the availability and cost of purchasing an owner occupied housing unit is a major community issue in 2012. In 2010.

8% 10.366 2010 Number Percent 19.8% 8.8% 16.0 to 24. based on input from the community.com – draft Table 7-13: Gross Rent as a Percentage of Household Income. The 2010 median gross rent in Dickinson was $584 (US Census).2% 5.2% 4.6% 29.0 to 19.6% 12. In addition. affordable rental housing and affordable owner occupied housing units.0 2. 2000 and 2010 Gross Rent as a Percentage of Household Income Less than 15.8% 100 457 313 374 193 133 828 68 2.000 and $190. however. Households with extremely low and very low household incomes will experience significant challenges in finding an affordable renter-occupied housing unit.9 percent 30.9% 100 SOURCE: US CENSUS (EXCLUDES UNITS WHERE GRAPH CANNOT BE COMPUTED) Table 7-14 provides valuable information regarding a household’s ability to purchase a home or rent a housing unit. The main assumptions made in calculating the affordable purchase price included a 30year loan fixed at 4 percent interest.1% 5.0 to 29. Households with extremely low and very low household incomes are expected to reside in rental housing.0 percent or more Not computed Total 2000 Number 481 384 297 237 107 674 134 2.9 percent 20. with current median home prices estimated between $160.9 percent 25. Table 7-14 shows future demand for rental housing.0 to 34. high demand for rental housing will likely exist within the city of Dickinson. mortgage and hazard insurance at 0.www. rental prices have significantly increased through 2012. 212 Chapter 7 – Housing .6 percent of the loan and total debt at no more than 20 percent of income.6% 35.9 percent 35. Dickinson.2% 15.0 percent 15.dickinsonplan.3% 13. property taxes at 1.314 Percent 20.25 percent of the loan. 5 percent down payment. The monthly affordable housing costs were estimated at 30 percent of each income category and the affordable purchase price was based on a lender’s formula. the following income groups may have difficulty purchasing a home: • All households with extremely low and very low household incomes • A majority of household with low incomes • A significant portion of moderate income households As result.000.

The community appears to also support development of affordable housing.356 SOURCE: 2012 NORTH DAKOTA STATEWIDE HOUSING NEEDS ASSESSMENT: HOUSING FORECAST USING DATA FROM THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT AND THE CENTER FOR SOCIAL RESEARCH AT NDSU Community Survey 2 included a question asking “What type of affordable housing units would you like to see constructed in Dickinson?” Survey respondents indicated they would like to see more single family homes.DICKINSON 2035: Roadmap to the Future Table 7-14: Housing Affordability by Household Income Groups. Because of the strong real estate market in Dickinson.182 $104. to make this a reality.904 $31.046 $73. SOURCE: COMMUNITY SURVEY #2 Chapter 7 – Housing DRAFT – November 2012 213 .277 $1.” However.0% Manufactured Homes Single-family Homes 22.284 $0 $479 $480 $798 $799 $1.371 $181.0% I don't want affordable units in my neighborhood no matter what they look like.5 percent of respondents chose a response of “I don’t want affordable units in my neighborhood regardless of what they look like.905 $51.442 $150.379 and above $1.905 $38.142 $19.834 $798 $957 $0 $39. the City should consider developing incentives for affordable units that are both attractive and functional.178 $65. Only 5.047 Max $73.834 and above $31.0% 7.0% Apartments 27. 2010 Income Categories Based on Income as Percentage of the Median Family Income (MFI) FY 2010 Extremely Low: 0% to 30% MFI Min Annual Income Ranges Monthly Affordable Housing Costs Affordable Purchase Price $0 Max Very Low: 31% to 50% MFI Min Max Low Income: 51% to 80% MFI Min Max Moderate: 81% to 115% MFI Min $51. City of Dickinson. Figure 7-4: Community Survey – Affordable Housing 5.276 $1. Figure 7-4 shows the results of the survey question with single-family homes representing the largest type of affordable unit desired.143 $31. construction of affordable units may be difficult unless the City can help incentivize such development.238 $78.0% Townhomes/Duplexes 39. townhomes/duplexes and apartments constructed as affordable housing options.378 Upper: Above 115% MFI Min Max Tax Credit: 51% to 60% MFI Min Max $19.

284.www. development costs and other program questions. Dickinson has two projects that have applied for the tax credits. The 2012 North Dakota Statewide Housing Needs Assessment: Housing Forecast report estimated that in 2010 there were 714 households in the city that would qualify for the tax credit. which would produce 34 affordable units. the median family city income was $63. 214 Chapter 7 – Housing .542 and $38.807. fee waivers) for developers to build affordable housing or should the City require that developers construct affordable housing?” The results suggest that the community prefers some type of City assistance to increase the development of affordable housing. Dollars given can be targeted to a specific project or community. In 2010. and by year 2025 there could be an estimated 1.com – draft Strategy: Establish an affordable housing project on city-owned land south of SW 8th Street or on property south of I-94 and west of 10th Avenue or on other city-owned property.380 qualifying households.org/ default. Figure 7-5 shows the response to the survey question that asked “Should the City offer incentives (more home per acre. Figure 7-5: Community Survey – Housing Incentives and/or Mandates SOURCE: COMMUNITY SURVEY #2 The North Dakota Housing Finance Agency’s (NDHFA) Housing Incentive Fund (HIF) allows individuals. For more information regarding NDHFA’s HIF program including income limits. please visit: http://www. Currently. businesses and financial institutions to receive a dollar-for-dollar state income tax credit in exchange for their contributions.ndhfa. To qualify for the tax credit households need to have an income between $32.dickinsonplan. Community Survey 2 included a question that addressed the subject of the city use of mandates and incentives to promote the development of affordable housing.asp?nMenu=05379. A portion of the land could be set aside or sold for a nominal ($1) fee to Community Action Partnership or other non-profit developers such as Habitat for Humanity or Lutheran Social Services. To qualify for the tax credit a household’s income needs to be between 51 and 60 percent of the median family city income.

Two manufactured home communities in the city were developed several decades ago and lack the design features and amenities included in today’s manufactured home communities. open space and landscaping?” Figure 7-6 shows the response to the question. Figure 7-6: Community Survey – Manufactured/Mobile Homes Yes 30. The lending consortium usually consists of credit unions and banks that would be willing to finance affordable housing projects. to stimulate affordable housing development for rental and owner housing needs. To address the public perception to the two existing manufactured home communities. Results indicate the community supports the development of well-designed manufacturing communities.7% No Maybe .9% 63. NDHFA would also serve as the information/counseling service. Manufactured Homes Manufactured homes can be affordable housing option for many households. The partnership would consist of a nonprofit community development corporation such as the Community Action Partnership. Community Survey 2 included the following question: “Should manufactured/mobile home developments include performance standards such as architectural design guidelines. larger lot sizes. Strategy: Create a housing partnership to develop affordable housing.4% SOURCE: COMMUNITY SURVEY #2 Chapter 7 – Housing DRAFT – November 2012 215 . which allows developers to receive up to a 25 percent tax credit on potential projects.DICKINSON 2035: Roadmap to the Future Strategy: Encourage developers to utilize NDHFA’s HIF program. a lending consortium and an information and counseling service.I'd have to see examples before I decide 5. Community Action Partnership could utilize the NDHFA HIF program to leverage funds for affordable housing.

Crew camps should be located in areas that are predominantly commercial or industrial in nature. Temporary Housing The rapid growth in energy development over the past five years has generated a tremendous workforce of temporary energy-extraction employees. offer several benefits including alleviating demand for permanent housing units. The workers have found temporary housing from the following sources: • Hotel rooms contracted out for extended periods of time by the oil companies • RV and mobile home parks • Subletting of homes • On-site housing of employees • Temporary crew camp facilities Crew camp facilities. temporary crew camps should be encouraged and built in the city.com – draft Strategy: Encourage development of manufactured home development and require mobile home and manufactured housing developments to incorporate performance standards such as design guidelines. the vast majority of the workers rely on various temporary housing. providing infrastructure improvements paid by crew camp owners and creating redevelopment opportunities when temporary crew camp facilities are no longer needed. To help alleviate the housing demand and reduce the likelihood of overbuilding housing. In addition. larger lot sizes. if impacts of crew camps can be properly mitigated.dickinsonplan. they could be developed within the existing city boundary to maximize the efficiency of infrastructure and law enforcement services. facilities should be situated where they can be converted to another use or easily dismantled. 216 Chapter 7 – Housing . which asked “Where should crew camps be located?” The majority of respondents (65 percent) indicated crew camps should be located near within 1-2 miles of the city boundary. Compatibility with nearby residential uses should be a central factor in determining an appropriate location for crew camps. Figure 7-7 shows the result of a Community Survey 1 question. landscaping and open space recreation areas. However.www. As such. generating city revenue. Future crew camp sites should be placed where infrastructure currently exists or will be built by the crew camp developers. if designed and managed properly. Most workers are from out of state and regularly commute back to their home communities.

0% 20. By monitoring the supply Chapter 7 – Housing DRAFT – November 2012 217 . NDSU prepared three employment and housing forecast scenarios. long-term hotel leases and other non-traditional housing while the demand for permanent housing will be met by conventional housing products. As such. housing forecasts were prepared for the total number of housing units (temporary and permanent housing) and the number of permanent housing. permanent and temporary housing demand for the city. and the percent change in permanent housing units to meet peak demand and other measures to assist the city planning for growth in residential development. The City Commission chose a forecast scenario that assumed 1) the future energy development would be at a rate equal to the average of the slow and rapid growth of energy development and 2) that the city would exceed its current share of regional housing (50 percent) and meet 70 percent of the forecasted demand for permanent housing. Table 7-16 provides summary information on the peak year for permanent and temporary housing demand. Potential reuse options include senior style apartment complexes. the number of new permanent housing units required to meet peak demand.5% Do not want anywhere SOURCE: COMMUNITY SURVEY #1 Strategy: Utilize existing crew camp policies and development standards to minimize impacts to the community and locate future crew camps in commercial or light industrial areas.5% Within city limits On the urban fringe (within 1-2 miles of the city boundary) Somewhere in the county 64. Strategy: Develop plans for future reuse of crew camp facilities or the land where crew camp facilities have been removed from the site. Table 7-15 and Figure 7-8 show the forecasted total.DICKINSON 2035: Roadmap to the Future Figure 7-7: Community Survey – Crew Camps 9. Trends and Projections Chapter. The demand for temporary housing includes crew camps. The scenarios differed in the assumed future rate of energy development in western North Dakota and the amount of the forecasted demand the city was able to meet. housing for Dickinson State University students or commercial/industrial type projects. preferably near existing crew camp facilities. Temporary and permanent energy-sector workforces have different housing needs.0% 6. Future Housing Demand As discussed in the Population Characteristics. The City will need to track new units permitted to compare the supply of permitted housing units to the forecasted demand.

722 18.2% 0.4% 1.314 4.476 20.4% 4.922 18.dickinsonplan.086 3.152 20.833 18. City of Dickinson.0% 0.3% 0.943 Permanent Housing Demand 8.468 18.5% 1.760 452 339 265 207 149 73 52 0 0 0 0 Percent Change from Prior Year -22.881 18.659 13.1% 0.933 18.0% ---- 218 Chapter 7 – Housing .4% -74.971 14. City planning staff will be able to evaluate if over-building is occurring or whether supply is not keeping up with the forecasted demand resulting in upward pressures on the cost of housing.5% 4.939 18.933 18.3% 0.601 18.0% 9.544 18.8% -21.4% 0.294 16.0% -21.8% 8.9% -5.400 21.761 21.5% -3.824 18.933 18.906 18.381 21.913 15.6% 6.251 4.www.054 16.040 10.285 18.4% 0.059 17.313 18.922 18.3% 0.8% 4.189 10.8% 6.3% 0.7% 11.929 18.5% -3.8% -100.828 3.435 9.9% 9.228 18.943 Percent Change From Prior Year -8.470 3.185 15.927 18.0% -28.779 18.928 18.308 4.940 18.3% 0.1% -1.878 3.557 3.126 4.211 17.5% -4.3% 0.436 19.0% Temporary Housing Demand 2.8% 0.0% -51.263 12.074 18.3% 0.326 3.662 18.9% 9.3% 8.380 20.996 18.9% -44.939 18.4% 7.903 12.702 3.928 11. Table 7-15: Forecasted Housing Demand.1% -4.9% -6.873 4.9% -28.com – draft of new housing in relation to demand.3% -25.163 1. 2011-2035 Year 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 SOURCE: NDSU Total Housing Demand 11.274 17.

A new high density residential zoning district could help alleviate the strong housing demand by providing developers with an option to construct more units per acre which would help to bring down the costs of housing and promote the cost-effective use of city infrastructure.000 11. City of Dickinson.314 2016 2011-2012 ---- 18. Only one-third of the respondents rejected the idea outright.2035 SOURCE: NDSU Table 7-16: Summary of Housing Demand. Figure 7-9 shows the result of a Community Survey #2 question which addressed the issue of establishing a new high density zoning district.943 2035 2016-2017 1. City of Dickinson 2011 .078 140. Dickinson should consider establishing a new residential zoning district that would allow a greater density than the R-3 zoning district.2035 Permanent Housing Peak Demand (Units) Year for Peak Demand Peak Years in Growth of Demand Annual Number of Units Added (Peak Year Demand) Number Change (2011 to 2035) Percent Change (2011 to 2035) SOURCE: KLJ Temporary Housing 4.DICKINSON 2035: Roadmap to the Future Figure 7-8: Forecasted Housing Demand.9% To meet the forecasted supply of housing. Chapter 7 – Housing DRAFT – November 2012 219 . The response to this question suggests community support for a new high density zoning district. 2011 .

dickinsonplan.High Density Zoning SOURCE: COMMUNITY SURVEY #2 Strategy: Create a new. Between 2010 and 2025 the demand for owner occupied housing units is forecasted to increase by more than 70 percent. The 2012 North Dakota Statewide Housing Needs Assessment: Housing Forecast provides valuable information on the number and type of households that constitute the aggregate forecasted demand for housing. thus increasing the number of homes per acre which can help reduce housing costs while also promote the costeffective use of city infrastructure.www. Table 7-17 shows the forecasted demand for owner occupied housing units by age group.com – draft Figure 7-9: Community Survey . The greatest forecasted demand for owner occupied housing units will be from persons aged 25 to 44 years. 220 Chapter 7 – Housing . high-density residential district that would allow more than 25 units per acre.

066 931 5.0% 108.183 1.296 6.DICKINSON 2035: Roadmap to the Future Table 7-17: Owner Occupied Housing Units by Age of Householder. The demand for renter occupied housing units is relatively greater than Region VIII.204 1.002 764 4. City of Dickinson. Between 2010 and 2025 the demand for renter occupied housing units for persons aged 25 to 44 years is forecasted to increase more than 200 percent.273 2025 # of Units 863 2.360 2.0% 99.899 2015 # of Units 690 1.409 1. Table 7-18: Renter Occupied Housing Units by Age of Householder.675 2020 # of Units 143 3.1% 210.156 1.626 24.710 7. Strong demand for renter occupied units is forecasted for persons aged 25 to 64.477 7.080 3.9% SOURCE: CENTER FOR SOCIAL RESEARCH AT NDSU AND 2006-2010 AMERICAN COMMUNITY SURVEY.366 3. City of Dickinson and Region VIII.793 5.210 4.012 2.817 Percent Change 2010-2025 49.1% 68.8% 71.9% SOURCE: CENTER FOR SOCIAL RESEARCH AT NDSU AND 2006-2010 AMERICAN COMMUNITY SURVEY. Given the very strong forecasted demand for renter occupied units. and the demand for persons aged 45 to 64 years is forecasted to double.0% 114.625 807 671 3.064 7.130 1. 2010 . the City should encourage development of apartments and other rental housing products.2025 Age Group Less than 25 years 25-44 Years 45-64 years 65 years and older Dickinson Total Region VIII Total 2010 # of Units 105 1. 5-YEAR ESTIMATES Table 7-18 shows the forecasted demand for renter occupied units by age group.270 2. 5-YEAR ESTIMATES Chapter 7 – Housing DRAFT – November 2012 221 .979 2020 # of Units 788 2.882 2015 # of Units 125 2. 2010 2025 Age Group Less than 25 years 25-44 Years 45-64 years 65 years and older Dickinson Total Region VIII Total 2010 # of Units 493 711 511 651 2.5% 49.221 26.6% 43.795 Percent Change 2010-2025 75.801 8.100 20.5% 126.4% 48.805 15. Between 2010 and 2025 the demand for renter occupied housing units is forecasted to increase by 114 percent.994 1.981 2025 # of Units 157 3.

increase long-term community control of neighborhood resources. The forecasted doubling of home purchases by low income households will likely not be met unless the supply of affordable housing increases significantly.www. CLTs are well suited for communities struggling with the issue of housing affordability because CLTs do not need additional subsidies each time the house resells. 222 Chapter 7 – Housing .771 1. Upscale Homebuyer defined as ages 25 to 64 with household income of $75.php. Table 7-19: Households by Homebuyer Type. A provision is established in the resale of the home limiting the amount of profit the current owner which ensures the home will remain relatively affordable over a long period of time.656 1.000 to $74.999 2. The forecasted number of homebuyers in all income groups and first time homebuyers is expected to double between 2010 and 2025. thus removing a significant cost in the home purchase price. To help meet the strong demand for housing of all types.766 4.559 2.123 3.9% 101. For more information on CLTs visit: http://www.861 2015 # of Units 2.org//index. the following housing programs and incentives.999 4. empower residents through involvement and participation in the organization and preserve the affordability of housing permanently.043 2. Moderate Income Homebuyer defined as ages 25 to 64 with household income from $50. Housing developers should attempt to meet the forecasted demand of households eligible for the NDHFA’s HIF tax credit program.cltnetwork. Participating residents get the benefit of owning a home while being able to afford the purchase because the land belongs to the CLT. Low Income Homebuyer defined as less than 65 years with household income less than $50. or supporting the implementation by others.858 2.000 to $74.8% SOURCE: CENTER FOR SOCIAL RESEARCH AT NDSU AND 2006-2010 AMERICAN COMMUNITY SURVEY.000 or more Housing Programs and Incentives Housing availability and cost will continue to be a major concern for many residents as forecasted energy development in western North Dakota is expected to continue over the next decade.com – draft Table 7-19 shows the forecast of homebuyer type who are expected to purchase a home in the city between 2010 and 2025.491 3.000 3. 5-YEAR ESTIMATES 1.851 4. Community Land Trust The National Community Land Trust Network is a nationwide organization that helps promote community land trusts (CLT) as well as assists communities in establishing such land trusts. The City should consider implementing. including affordable housing.240 1.145 1.0% 97. A typical CLT is defined as a non-profit entity that owns land and leases it for a nominal fee thereby reducing housing costs.185 2.732 Percent Change 2010-2025 140.966 2020 # of Units 2.dickinsonplan.242 2.0% 46. the permanent affordability is built into the land lease in perpetuity. the use of housing programs and incentives is recommended.202 1.8% 100.241 2025 # of Units 2. First Time Homebuyer defined as less than 45 years with household income from $30.419 2.393 3. City of Dickinson.2025 Homebuyer Type First Time Buyer Low Income Moderate Income Upper Income Eligible for Tax Credit Notes: 2010 # of Units 1. 2010 . The goal of CLT as defined by the National Community Land Trust Network is to provide access to land and housing to people who are otherwise denied access.

The City could include property tax exemption provisions in development agreements that establish price points for a specified number of housing units. The key to successfully implementing a ROC is having buy-in from all residents to work together and buy the land. Several organizations exist to help mobile home park residents establish a ROC. type and size of housing units and other factors that would yield a specified amount of affordable housing. the number. However. Figure 7-10: ROC House in a NeighborWorks Montana Community in Great Falls.org/roc. LIHTCs are given on a national basis and funded through the US Department of Housing and Urban Development (HUD). Neighborworks Montana would be a valuable resource if Dickinson decided to promote the establishment of ROCs in the community.html or http://rocusa. Property tax exemptions are another tool the City can use to promote development of affordable housing. Chapter 7 – Housing DRAFT – November 2012 223 . MT SOURCE: NEIGHBORWORKS MONTANA For more information on ROCs visit: http://www. mobile home or trailer park whereby residents purchase land from the private owner and establish a not-for-profit organization similar to a homeowners association.DICKINSON 2035: Roadmap to the Future Resident Owned Communities Resident owned communities (ROC) are growing in popularity. local housing programs and NDHFA can assist home builders and developers in applying for LIHTC and HIF tax credits.org/. including ROC USA and NeighborWorks Montana. a statewide housing organization funded with the goal of promoting sustainable homeownership.nwmt. Funding Incentives including NDHFA’s HIF Program Low income housing tax credits (LIHTC) and the HIF program provide developers tax credits to facilitate financing for affordable housing development. A ROC is essentially a manufactured home park.

infill development and a new high-density residential zone and providing financial assistance with infrastructure costs. Services • Develop supportive housing for homeless individuals and families. Policy 1. • Work to prevent further homelessness.org/images/10year/Dickinson10YearPlan. Visit http://www. which allows developers to construct affordable rental units and to receive up to a 25 percent tax credit. Objectives and Recommended Policies Objective 1: Increase quantity and quality of rental units to accommodate low. revising zoning guidelines to encourage smaller lot sizes.rurdev. • Share information and strategies among local homeless coalitions. As noted on the coalitions website.www. “The Coalition believes that housing and other basic human needs should be within everyone’s reach in an affordable and dignified manner. Land Development Incentives Dickinson can implement several land development strategies to incentivize affordable housing units.3 – Encourage developers to utilize low-income tax credits provided by HIF to support the development of affordable rental properties.pdf).ndhomelesscoalition.and fixed-income residents.com – draft The US Department of Agriculture-Rural Development awards grants and low-interest loans specifically targeted for constructing affordable housing units.” The City’s support of the homeless coalition would assist it in its mission to help those who are less fortunate find housing and food.The City should continue to work with the program to expand the services listed below and support the strategies contained in the 10-year plan. Policy 1. Homeless Coalition The Region 8 Southwest Homeless Coalition is responsible for assisting homeless persons and families in the Dickinson area find shelter and food. collaboration and leadership from local service providers and units of government through the development and implementation of a statewide Continuum of Care plan. The coalition also partners with the North Dakota Coalition for Homeless People.gov/HMF_ MFH. Policy 1. • Promote involvement. • Advocate for local initiatives to improve housing and services for the homeless.html for more information.usda. Our vision is to be a statewide team of agencies collaborating to end homelessness.2 – Coordinate with non-profit development groups to create affordable housing projects and promote the North Dakota Housing Finance Agency’s Housing Incentive Fund (HIF). • Improve access to services for the homeless. Rental assistance and housing preservation grants are also offered to ensure lowincome housing units are retained and not demolished for market-rate housing. 224 Chapter 7 – Housing .g.dickinsonplan. which is located in Bismarck. more affordable units equals higher density). especially as more people relocate to the Dickinson area. Incentives may include providing density bonuses for subdivisions that provide affordable housing units. Density bonuses should be based on the number of affordable units in the project and should be implemented using a sliding scale (e. The coalition has prepared a 10-year strategic plan to end homelessness in the region (the plan can be accessed at: http://www.1 – Establish a density bonus for development projects that include affordable housing.

1 – Crew camps should not be established in areas that would directly impact existing or planned residential areas. senior style apartments. Policy 4. low-income housing or a homeless shelter. Objective 5: Support the activities of the Southwest Homeless Coalition to create a homeless or transitional shelter. Bank of North Dakota and USDA Rural Development.3 – Encourage high-quality mobile home and manufactured housing subdivision developments at appropriate locations and establish with performance standards in the zoning ordinance that address the design and private common amenities in manufactured home communities.2 – Allow accessory dwelling units on single-family detached properties subject to lot area. Policy 4. in the downtown to support existing professional service businesses.5 – City staff shall place a priority on the review projects with affordable housing.1 – Promote affordable housing development to accommodate housing needs of service sector workers. Objective 4: Encourage development of crew camps at appropriate locations and encourage crew camps design that can be redeveloped for other uses.g. Policy 3. Accessory dwelling units shall be permitted in subdivisions that receive preliminary plat approval after the adoption of the comprehensive plan. Policy 2. affordable single-family homes and provide more housing options.DICKINSON 2035: Roadmap to the Future Policy 1. The City consider allowing accessory dwelling units in all subdivisions. and within planned residential areas to provide convenient access to retail businesses. Policy 2. Policy 2. The City shall also consider waiving application fees and other city fees for projects with a specified percentage of units dedicated to affordable housing (e. Policy 4. and use the collected data to prevent incentivizing of projects that could lead to excess supply. Self-Help Home Ownership and Home Ownership Zone programs to increase the number of affordable housing units in the city. Objective 2: Develop incentives to construct quality. Objective 3: Strengthen neighborhoods by developing pedestrian scale retail services.3 – Encourage creation of Community Land Trusts and Resident-Owned Communities in the city. Crew camps should be established in predominantly intensive commercial or industrial areas. Chapter 7 – Housing DRAFT – November 2012 225 . Consider grant or loan programs administered by the Department of Commerce.2 – Establish new zoning regulations to encourage mixed residential development and establish a new high density zoning district with a maximum density of 25 or more units per acres. height and floor area standards to increase the supply of affordable housing. Policy 3. Policy 2.4 – The City should consider participating in the US Department of Housing and Urban Development HOME Investment Partnerships. 1-9 units equals 50 percent reduction in fees and 10 more units equals no fees). Policy 1. Policy 3.1 – Promote development of commercial retail uses at strategic locations such as within walking distance of DSU.2 – Consider the recommended amendments to the crew camp ordinance provided in Appendix B intended to address ambiguities and unaddressed issues in the existing ordinance.3 – Encourage crew camp facilities designed for reuse options such as student housing for Dickinson State University.4 – Monitor the amount and types of housing being built to ensure supply is meeting demand.

dickinsonplan. 226 Chapter 8 – City Services .com – draft This page intentionally left blank.www.

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