At 6pm on 2-19-26, Lisa Rotvold (Red River Community Housing Development Organization) and Angelle French (Pembina County Job Development Association) met with Stoiber from the City Office, Jim Fron, Trevor Kneeshaw, Keith and Lyndi Needham, Shannon Cosley, and Kevin Schuster (Minto ND) to identify barriers to affordable housing in Pembina.
Comments and discussion lasted until after 8pm. Following is a summary of input from individuals at the meeting:
Kevin Schuster: Why didn't Pembina go with the natural gas lines? (Stoiber: understanding is partly due to potential damage to dike--this meeting is not about the natural gas lines--it's about housing barriers. Further inquiry showed the cost to the Citizens of Pembina to do this would be astronomical and prohibitive; additionally, the lines would have to go under the river which is nearly impossible.)
Jim Fron: I have a lot with a garage that I'd like to put a home on, if I can get Council to give me a waiver to put a manufactured home on it. Do I have to choose from only the ones shown to us tonight? (Stoiber, no you can speak with Jen at Iseman Homes and choose from other plans--tell her you're with the "Pembina Housing Project" and she'll discount whatever you choose. You can finance directly through them, or through your bank or just pay for it--many options.)
Lyndi Needham: When my family first moved here, there was a strong Customs/Border Patrol presence--they lived here, supported the community, and provided a "police presence." It would be nice if there were places to stay, so they're not commuting to and from work everyday. We also need places for workers who come for a couple of weeks or a couple of months--like construction workers and farm help. There is an estimated 100 pipeline workers coming to the area in the next year, and that would benefit Pembina immensely, but there's nowhere for them to stay. From the paperwork distributed by RRCHDO, the wages are skewed due to Customs/Border Patrol workers and farm workers. Most people in (the City of) Pembina have a lower than $60,000/year income. Homes need to be affordable.
Shannon Cosley: About 4 years ago, I wanted to buy a lot from the City to build a home on. Council couldn't understand why I wanted to build a home when I had a home, so I bought a lot from a private individual, built a home, sold my home to a government worker, and am living in my new home. The fact is, government workers aren't living here. They're 25-45 year olds, some with families, and they have healthy wages, but there's no place for them to move into. Why aren't other mobiles located at Kneeshaw Cir? Could City move old homes to Kneeshaw Circle, which would free up lots to be built upon? Many employees want "country homes," but due to the amount of farm acreage not for sale, there simply isn't any available. Can the City re-zone Kneeshaw Circle for "regular housing? (Stoiber: no, because all the water & sewer lines are joined.) Why can't City donate 2 lots? (Stoiber--City offered to sell lots in Kneeshaw Cir to RRCHDO for $10,000 each--City already has "skin in the game" due to the improvements made--water, sewer, and electrical hookups; City also plows down there, and has mailboxes ready to go.)
Trevor Kneeshaw: There is a need for all kinds of housing--apartments, single family dwellings, modulars. There are too many rundown homes/properties owned by out of area/out of state people who have no interest in selling or upkeeping or renting. Kneeshaw Circle has been in existence for 30+ years--how can we get new citizens to bring manufactured homes there instead of commuting? A huge challenge in buying pre-existing home is you have no equity, no way to upgrade/renovate if there's a need. It all costs money, and if you've sunk everything you have into the purchase, you simply can't do the repairs. At least with the manufactured homes, they're "move-in ready." Someone needs to have "move-in ready" homes available for people to purchase. The manufactured homes and new builds need to have a lower end price point for younger families. There also needs to be some kind of 55+ housing area--whether that's Kneeshaw Cir, or a 55+ apartment complex, there is a need for senior housing.
Lisa Rotvold: These
are all good points. RRCHDO can be the risk taker and put together the
financing to do housing development, when there are no private developers meeting
the community’s housing needs. Right now our priority has been our "Spark
Build" initiative, the aim of which is to get new construction of single
family for sale homes jump started in small towns. Often, we get buyers who
want to downsize into a new home without stairs, then they sell their existing
home, creating an opportunity for someone else in need of a place. If Pembina
is interested we could do 2 Spark Build homes in Pembina with a sale price of
approximately $365,000 each. Six Spark Build homes have sold in other small
towns. Another 9 are planned for a spring construction start. RRCHDO would love
to get Pembina on the list. In order to participate, the City would need to
commit to a 2 year tax abatement on the first $150,000 in value; donate the
lots to RR CHDO; and help do marketing. (Trevor: some people can't afford Spark
Builds--only 5/100 people at MCI and 15% of port workers live in town--need
other options) For those needing a lower price point RRCHDO is looking at doing
a manufactured housing development with new manufactured homes placed on
permanent foundations. Examples of what is affordable to households with
various income levels were discussed. USDA can finance buyers with lower
incomes; there is a direct loan program with subsidized interest rates; and a
mortgage guarantee program; North Dakota Housing Finance Agency has 2 mortgage
loan programs with minimum down payments and reduced interest rates. Getting
manufactured homes into Kneeshaw Circle provides room for growth. Examples of
several attractive manufactured homes sold by Iseman Homes, and their costs,
were shared. People have a stigma about manufactured homes, but the examples
shared are well made, and feature all of the cold weather upgrades that make
them a comfortable, cozy, and affordable option. People purchasing don't have
to choose from the 5 examples, they can visit with Jennifer at Iseman Homes in
Minot and tell her they're with the "Pembina Housing Project" and
they get to choose their exterior, interior, etc. All appliances (furnace,
water heater, stove, fridge, etc.) are included--washer/dryer combo can be
added for about $1200. Price includes delivery, set up on permanent foundation
(piers), insulated simulated stone look skirting, etc. Purchaser has to get propane
tank delivered and setup, and has to have electrician come to set that up.
Iseman also has financing options. RRCHDO would like to have 4 Kneeshaw Circle
lots donated, but understands City's concerns about costs they have invested in
the lots, so may consider purchasing the 4 lots to put manufactured homes on.
The Community Land Trust concept was shared and discussed. If there is a need
for rental housing--there are ways to get it done, but need local
investment--someone to own and manage it. Sometimes employers will step in and
help with costs associated with building or guarantee rent on a set number of
units for employees. It wouldn't be multi-story apartments because of
elevator costs. Financing for a potential rental project could be roughly 20%
local (owner) equity, 30% would be a bank loan, and 50% could be a "soft
loan" from NDHFA with no interest and no payments, that's forgiven after
the bank loan is repaid. Next steps for the Spark Build are to identify lots
that could be donated by the City or private parties and to identify an
experienced local general contractor. Lots need to have clear
title and utilities up to the curb. Next steps for Kneeshaw Circle are to identify 4
potential buyers who can be qualified for at least a $150,000 home who are
ready to commit to purchasing a manufactured home to be located at Kneeshaw
Cir. Potential buyers will need to get pre-approval from a lender. If
interested contact Lisa at lisa@redriverrc.com or 701.430.1597.
