- CALL TO ORDER:
The August 16, 2023 meeting of the Planning Commission was called to order at 6:00 p.m. planning commissioners in attendance: Grady Bonsall, Wallace Hansen and Matt McKenzie. Dennis Snethen was absent. Staff in attendance: Kent Brown, City Manager, Josh Jordan, IT Director and Zach Hildebrand, Building Official.
2. Public Comment
There was no public comment
- The ABCs of ADUs: A guide to Accessory Dwelling Units . . . (AARP) A starting point to a discussion on housing.
City Manager Brown reviewed the guide from AARP regarding Accessory Dwelling Units. City Manager Brown stated this document was to just start the discussion. City Manager Brown stated that the City Commission had asked how much it cost to extend utilities and streets for one block At the beginning of 2022, the estimate was around $400,000 and could be higher. City Manager Brown stated with the increasing cost of materials – that could easily reach $500,000 per block. As an example, Josh Jordan brought up the GIS map and identified the platted area of Westmoor Acres. One block was about 5 acres or just over 200,000 square feet. The number of platted lots is 13. Thus, if it cost $500,000 for the utility and street extension, Chairman McKenzie stated it would cost $38,000 per lot to complete the construction. If special assessments were set over 20 years, City Manager Brown stated the costs would be over $280 per month if 6.5%.
Josh Jordan then identified an older block that included a north south street and a east west street. The total land area is 3.7 acres, or about 140,000 square feet. The total number of houses is 8. The cost per lot to extend utilities ends up about the same per Chairman McKenzie. With this cost and the risk to have houses actually built on the lots or owners to actually purchase the lots, it becomes a difficult proposition.
City Manager Brown then stated the discussion diverts to how else can the housing issue be addressed. Brown asked the Commission if they had reviewed the document. McKenzie stated that the ADU’s document brings up some interesting ideas; but, it brings up some concerns with the code. Commissioner Bonsall brought up the issue of homes where one generation passes on and leaves a vacant house and a vacant ADU. Bonsall also brought up the stability of the ADU to meet severe storms and tornadoes. Commissioner Hansen said that some garages that have been built are significantly larger than some of the ADU’s that are presented. Hanson stated that this issue is important to investigate and review.
Commissioner McKenzie stated that the proximity of another dwelling could present issues. City Manager Brown reviewed that some of the ADU’s are a separate structure and some are part of the original structure. Brown continued that ADU’s can also be transitional housing for certain employers in town including the college and the hospital.
Brown reviewed the different types of ADU’s including garage apartments, detached building, basement apartment, attached unit and a second story unit. Brown asked how can we prove to a developer that there is a housing demand. For a developer, there has to be some evidence that buyers are waiting to put cash on the barrelhead for a unit. Developing these type of units may provide the evidence of housing demand. Bonsall was looking at the different style of houses and that splitting the lot and adding a separate unit would be more attractive than adding an unit that is attached. Brown reviewed a patio home development in Greeley along Poudre River Dr. that had several set apart homes clustered together in one large parcel that was attractive. There was common landscaping and snow removal so that it stayed attractive.
From the AARP document – – –
Big houses are being built, small houses are needed Do we really need more than three times as much living space per person as we did in 1950? Can we afford to buy or rent, heat, cool and care for such large homes?
| Year | 1950 | 2020 |
| Median square footage of new single family homes | 983 | 2,261 |
| Number of people per household | 3.8 | 2.5 |
| Square feet of living space per person | 292 | 904 |
Commissioner Hansen stated that the square feet per person from 2020 is almost the same as the entire house in 1950. Commissioner Bonsall said he and his wife basically only use a portion of their home. City Manager Brown stated the requirement for parking spaces per unit is often the barrier that prevents units from being built. Brown then reviewed the potential customers to use ADU’s which included young families with children, empty nesters, individuals in need of care (more affordable than an assisted living facility), rental income for the primary property owner, home based workers and or for family/friends that need temporary housing.
Commissioner McKenzie then reviewed some possibilities with different types of properties. City Manager Brown then reviewed the zoning for R-1 (single and two family dwelling district) and R-2 (multifamily dwelling district). One of the highlighted items was the minimum lot area of 8,400 square feet for single family dwellings which is large compared to other communities. A lot of current lots are 50 feet by 140 feet which equals 7,000 square feet total. There is a provision for lots platted prior to a certain year are allowed to be 7,000 square feet.
Commissioner Hansen brought up that based on the size and building facades of some lots in town that the City of Goodland may have gone through this discussion before. Brown stated that certain types of housing work better for people in different stages of life. Brown also stated that the last few years, the generations want different type of housing. There is a trend to smaller or more adaptable housing. Commissioner Bonsall stated that the goal is not a bigger house and bigger yard anymore. It is more focused on all the activities outside the property that become of higher importance. It is no longer the American dream to keep having a bigger property. Bonsall though warned of the conflicts that could develop with neighbors in close proximity.
Brown stated that staff could put together a portfolio of different examples of ADU’s currently in the City of Goodland. Discussion then centered around how housing could be generated overall. Bonsall asked the question when the inability to add housing may affect additional economic development projects. Brown summarized that the question to be answered is what does Goodland want regarding housing – how much and how close together is that housing to be built. Whatever decisions are made on housing have long term effects. Bonsall asked about the housing in Deer Trail and what they are doing to encourage that housing. Brown stated that it is the drive to qualify. As you drive further, the housing is less expensive and becomes an option for certain property buyers.
- Reports
- Planning Commissioners
Chairman McKenzie asked if Commissioners Bonsall and Hansen had anything to report. Commissioner Bonsall had nothing to report. Commissioner Hansen had nothing to report. Chairman McKenzie stated he had nothing to report.
- Staff
Building Official Zach Hildebrand had nothing to report.
- Minutes
- May 9, 2023 Minutes
Commissioner Bonsall moved, seconded by Commission Hansen, to approve the minutes as presented. Motion carried unanimously.
- Adjournment
Chairman Bonsall motioned to adjourn, seconded by Commissioner Hansen. Motion passed unanimously. The meeting was adjourned at 7:08 p.m.