Building for the future Austin Housing Initiative offers incentive to build By Jason Schoonover
jason.schoonover@austindailyherald.com
It’s a good time to build a home in Austin and Mower County.
Earlier this year, the Austin City Council, Austin Public School Board and Mower County Board of Commissioners all voted to support the Austin Housing Initiative, a five-year abatement of new taxes from residential construction available to builders who apply through 2019. To date, the future homeowners receiving the credit have given the program rave reviews. “I think it’s a good thing to encourage
construction and building,” said Scott Fox, who received abatements from the county, city of Austin and Austin Public Schools to build a single-family home on 29th Avenue Northeast estimated to cost between $450,000-$500,000. After a strong start to the program, community leader are looking to keep getting the word out on a program as winter approaches and an important spring building season awaits in 2017.
“I think it kicked off really well,” According to City Administrator Craig Clark said. The incentive was brought forward by the city of Austin earlier this year when its housing committee suggested it as a way to address the shortage of housing for its workforce. The program is designed to attract more housing development in the community.
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From Page 1 Clark said six new homes were built in Austin in 2015. In four years, it is estimated, Austin will need another 300 rental units and 118 single family or townhome units. The Austin Housing Initiative is patterned after a program in use in Nobles County. Austin’s seen an average of nine housing projects starting per year in the last five year, but Clark noted that’s not sufficient for Austin to grow. “That’s not sufficient to keep pace even with our aging housing stock,” he said. Clark said something needed to be done to keep up as homes age and deteriorate. “Standing by and doing nothing wasn’t an option,” he said.
‘A good program’
The city has already approved a few applications with another on the agenda at its next meeting, while the school board has approved four and Mower County has approved five with two more scheduled — including one duplex being built by a developer. But it’s more than the number of homes being built. Clark noted the homes being built are coming at a high value of $250,000 to $500,000. “Those are significant homes that obviously will be there for a long time past the five years of tax abatement,” Clark said. Plus, Clark noted some builders are Austin residents moving up to a higher value home and
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are therefore putting their current homes on the market for buyers. Austin Housing and Redevelopment Authority Executive Director Jon Erichson agreed the program has already generated interest, as a few people building admitted they were originally looking to build in Rochester or Albert Lea but were coaxed here by the abatement. “I know it’s made a difference already,” Erichson said. Along with Mower County, the city and school board, some of the small towns and townships have also followed suit in approving an abatement or agreeing to discuss them on a case-by-case basis. LeRoy approved the abatement, and Henry and Richianne Burger were one couple to seek it from the city of LeRoy and Mower County. “Knowing what you people are trying to accomplish, I think it’s an extremely good thing,” Henry told the county board. “Somehow I think the word needs to get out a little more He urged the county to reach out to people working and living in places like Owatonna and Rochester and neighboring communities to consider building in Mower County. “We need to get the word out more,” he added. “It is a good program.”
Critics
But the program has garnered criticism. Mower County Commissioners Jerry Reinartz and Tony Bennett voted no in the initial vote to
support the program. Reinartz argued the plan unfairly backs new construction and does nothing to help landlords address blighted properties. Bennett argued this will be a tax shift and will increase the burden on other taxpayers during the abatement years, calling it a shift for people building expensive homes. Bennett has since voted in favor of individual projects, while Reinartz has voted against each one. Reinartz questioned if Austin really has a demand for housing projects. “To me, it’s more of an economic issue,” Reinartz said. “If there was a real demand like they say there is for housing, and they were saying Austin has a housing shortage. Interest rates are low, money’s easy to get. Why aren’t these developers building homes if there’s a demand for housing. I don’t think there is.” Reinartz argued if there was a housing shortage and a chance to make a profit, people would be building. “Builders would be building homes if there was a demand, and there hasn’t been any demand,” Reinartz said. “There hasn’t been any demand.” To Reinartz, the problem lies with economics. “It’s a stagnant economy,” he said. “Austin is not growing. It’s holding it’s own. But you need some reason for people to be building homes other than to be getting free taxes.” But Erichson assured indeed needs more housing, but he noted people have become more and
more mobile and think little to nothing of driving further to work by building in another community. “I think the housing need is there, we’re just trying to create it in Austin or Mower County,” Erichson said. Clark added the city had no other alternative than to take some kind of action. “We need to do something to spur housing,” Clark said. Reinartz and commissioners has also discussed the need for programs to help residents to address blighted properties; however, those are more complicated. While the abatement is viewed as a way of increasing the community’s tax capacity long term, it’s more difficult to produce tax value from improvement projects.
Moving ahead
After a strong start, Clark noted the city could advertise the program more in spring when it’s closer to the construction season. But to date he’s pleased with the program’s progress. “We’re off on the right foot, I think,” Clark said. The Austin Housing and Redevelopment Authority is helping facilitate and organize the program, and it will help residents streamline the state-required public hearings for the abatement with the city, county and school district. Each home needs individual approval after the hearing to received the abatement. People interested in the abatement can call the HRA at 507-433-1866.
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US home sales rebounded in September Associated Press
WASHINGTON — More Americans bought homes in September, many for the first time, despite a persistent shortage of properties for sale. The National Association of Realtors said Thursday that sales of existing homes rose 3.2 percent from August to a seasonally adjusted annual rate of 5.47 million, the strongest pace since June. Sales rose across the country: 5.7 percent in the Northeast, 5 percent in the West, 3.9 percent in the Midwest and 0.9 percent in the South. Demand for homes is solid but supplies are weak. A solid job market and low mortgage rates
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are bringing buyers into the market, but they’re not finding many homes for sale. The supply of available homes stood at 2.04 million units, down 6.8 percent from a year ago. Tight inventories drove the median price of existing homes up 5.6 percent from a year ago to $234,200. The institutional investors who bought up homes in recent years have continued to rent them out rather than putting them on the market. Moreover, homebuilders have not aggressively stepped up construction. The Commerce Department reported Wednesday that home construction fell 9 percent in September to the
slowest pace in 18 months. But buyers have been lured into the market by mortgage rates that remain near historic lows. Mortgage giant Freddie Mac said Thursday that the rate on a 30-year, fixed-rate mortgage rose to 3.52 percent, still close to the record low 3.31 percent from November 2012. The association said first-time home buyers accounted for 34 percent of the purchases, the most since July 2012. On Tuesday, the real estate firm Zillow released a report showing a surprise increase in first-time home buyers over the past year — good news for the housing market because home ownership rates for adults under 34
have been at record lows. Jennifer Lee, senior economist at BMO Capital Markets, notes that first-timers account for 40 percent to 45 percent of sales in a healthy market, “so more improvement is needed.” The strong demand for homes combined with tight inventory suggests that would-be home owners could wind up in bidding wars when the home buying season heats up in the spring. “What is lacking is inventory,” said the association’s chief economist, Lawrence Yun. “If we had more, we would sell more ... Home builders need to ramp up construction.”
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ReStore manager Lynn Nuckolls stands at the front of the ReStore which takes in items from the community and sells them at reduced prices. Photos by Eric Johnson/Austin Living
Reuse at the ReStore
H
abitat for Humanity ReStores can be a hidden gem for people looking for Do-It-Yourself (DIY) projects or looking for that one piece of furniture to complete a
room. The Freeborn/Mower County ReStore moved in December 2014 to the Sterling Shopping Center, which increased the number and variety of donations it receives. “We were in a warehouse [by Packer Arena], we didn’t have a lot of those things,” ReStore manager Lynn Nuckolls said. “Now we’re in a part of town where a lot of people know about us.” ReStore got its start because Habitat for Humanity would receive a lot of gifts, such as manufacturers donating unwanted doors, as well as other excess materials donated by people, so they started selling the items, Nuckolls said. Once Habitat for Humanity saw it was becoming a trend,
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This story previously appeared in Austin Living magazine. they decided to brand it with the ReStore name and start a support group for other stores. The support group is the “brain power” finding out which methods work best and then relaying them to the other stores. Individual stores send in reports on how they’re doing and the support group compiles them together and then guides the stores through the best ways to market. They even have ready-made templates so all stores need to do is insert their name and location. “Any question you have, they’ll find an answer,” Nuckolls said.
Donations
Everything in the ReStore is donated and generally comes in gently used or new condition. “Everything” can be defined as furniture, such as couches, chairs and dining tables, household goods and accessories like decorations or plates, building materials, appliances and most items in between. “Every ReStore is very different because every ReStore sells what’s donated to them,” Nuckolls said. “You go to one ReStore and it’s nothing but building supplies. We’ve learned from year to year what people are going to buy and what they aren’t going to buy.” AUSTIN DAILY HERALD - FALL HOME IMPROVEMENT
The most unique item donated to them was a World War II-era black out candle used in England during the Blitzkrieg. Nuckolls said they try their hardest not to throw anything away unless absolutely necessary, meaning it’s either broken and can’t be fixed or isn’t selling. “We have stuff out there that’s been free, but no one has bought it, so we have to throw it away and we hate that,” Nuckolls said. “If we can’t sell it, we have no alternative because our floor space is very valuable to us.” For the DIY-er, things such as cabinet doors, wood trim and wooden furniture can be used for refinishing, painting projects and glassware can be used for bird feeders. The most unique project Nuckolls has seen is an old brass chandelier repurposed with solar in mind. The buyer replaced the wiring and bulbs with solar lights and displayed it in their garden. Another popular project is putting chalkboards in cabinet doors, like the one hanging in Nuckoll’s office. “Everything in the store you could use,” Nuckolls said. What the ReStore has more than the big box stores are reduced prices, Nuckolls said. “We typically try to price things at about 30 to 50 percent of what they’re worth in another market,” she said. “If I have an appliance, sometimes I’ll go to Sears and see what their price is on something.” It also depends on the quality of the donated item. If it’s a bit rusty, Nuckolls says she’ll take more than 30 percent off, but if it’s exceptional or antique, the price will be a little bit less than 30 percent. Not only do ReStores sell products to customers at lower rates, they also support Habitat for Humanity’s mission to build homes. Before a family officially owns a home, they must put in 500 hours of sweat equity to help build the house.
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Hours for donation drop offs:
Tuesday-Saturday, 10 to 4 p.m. Ring the doorbell in the back and somebody will help you get things out of your car.
ReStore hours
Wednesday-Friday, 10 a.m. to 6 p.m. Saturday, 10 a.m. to 5 p.m. Sunday-Tuesday, Closed Address: 1415 First Ave. SW Austin, MN 55912
Volunteers
Nuckolls said the store relies on a tremendous force of volunteers and is in need of more. They currently have at least six people who are at the store every week. “If we could get 10 to 20 volunteers that will work one day a week for four hours … that is what we need,” Nuckolls said. “If you’ve got a talent, I can probably use it here.” Nuckolls said they mostly just clean the item up and sell it in as-is condition, but there are a few volunteers who get items ready to be displayed and sold. One of their volunteers, Smoky, salvages the items they received. Another volunteer is a master electrician who tests everything before it goes on the sales floor. If he can fix it without spending too much money on it, then it gets fixed and made ready to be sold. They also have a volunteer who is terrific with woodworking and can fix things such as a broken table leg before it gets sold. Volunteers help with pick-ups, run the register, pricing, moving items and much more. “They do everything here, everything that we do,” Nuckolls said. “And we do everything they do too.”
ABOVE: Nuckolls shows off a door she was excited to sell. BOTTOM LEFT: A mirror on a dresser reflects what the ReStore has to offer in its showroom. BOTTOM RIGHT: Nuckolls turns on lights soon after opening the store.
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Techs: Service your furnace each year By Sam Wilmes sam.wilmes@albertleatribune.com
A local professional is advising residents to service their furnace each year. Johnson Heating & Cooling office manager Nikki Schumaker said servicing your furnace keeps it in good shape. She suggested cleaning and replacing filters on a regular basis. Turning your furnace down when you are gone, then back up after you return is not necessarily efficient, Schumaker said, noting adjusting your furnace to rapidly-changing temperatures makes it work harder. She suggested setting and keeping your furnace at a comfortable temperature. “It (the furnace) won’t work as hard,” she said. Schumaker, who has worked at Johnson Heating & Cooling — a family-owned business — for six years, said new furnaces have become more efficient in the last 10 to 15 years. Home energy assessments are available for Freeborn-Mower Cooperative Services customers who have Minnesota Energy Resources gas service. Freeborn-Mower Director of Energy Resources Mike Murtaugh said customers pay $50 and the entities pay the rest of the cost of the audit — $235. The program includes at no additional charge the installation of energy efficient materials, including showerheads, faucet aerators, water heater pipe wrap, measurement of home air leaks, insulation inspection and a combustion safety test on the home heating system and water heater. The goal of energy audits is to help people
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Audits, checks can keep furnaces running strong. reduce their carbon footprint, lower their energy bills and increase energy savings. The audit can also help qualify homeowners for energy improvement financing and utility rebates to assist in home improvements.
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Prepare your home for winter with these projects Brand Point
Fall is here, and with it, cooler temperatures. Home renovation experts suggest now is the ideal time for homeowners to prepare their home for winter and think about home improvement plans that they can complete during the fall months. When it comes to home improvements, building experts recommend homeowners carefully consider and prioritize their plans by looking at structural improvements over cosmetic upgrades. Fundamental for homeowners hoping to invest smartly in their home is understanding what improvement is deemed essential and what is considered purely cosmetic. For example, a home’s “skin” is a key investment area during a renovation project.
Hiring an energy inspector to examine your home will give a better sense of the required work and avoid any subsequent costly headaches. If you’re thinking of going green, small changes such as using compact fluorescent light bulbs can contribute to reducing your home’s carbon footprint. Fluorescent light bulbs typically have a longer life and use less energy thereby reducing excessive energy waste as well as monthly energy bills. Investing in energy efficient appliances is another effective way to live green and add value to your home. Homeowners with an old central air system can consider having a new, more energy efficient HVAC system installed. While these may come with an expensive up-front cost, the savings on energy bills over
the long-term will prove to be a wise investment. Additionally, the inclusion of other energy efficient appliances such as refrigerators, washing machines and dryers will contribute to lower energy bills. Another significant way to reduce energy consumption is to adequately seal the home to stop any air leaks by considering a smart insulation material. Insulation experts homeowners should survey their house from top to bottom, and assess any trouble spots such as drafty areas or cold zones which could be caused by air leakage. Air leakage can limit the effectiveness of heating systems. According to spray foam insulation manufacturer Icynene, floors, walls and ceilings can account for up to 31 percent of air leakage in a home. Spray foam insulation, which can help
combat air leakage, is growing in popularity among homeowners since it is an energy-efficient material that delivers year-round benefits. Spray foam insulation, like that available from Icynene, works well in all types of homes across the country, regardless of climate. Spray foam insulation performs for the life of the property, ensuring that homeowners can enjoy comfortable indoor temperatures year round without overrunning their heating and cooling equipment. According to Icynene, high performance spray foam insulation can noticeably reduce monthly heating and cooling
costs. Additionally, spray foam insulation helps minimize random airborne moisture and pollutants from entering the home, which is ideal for allergy sufferers. Icynene recently released a comprehensive home insulation mobile app, available on the Apple App Store and Google Play Store, to allow homeowners understand where air leaks can occur in their home as well as how a modern insulation material like spray foam can help make a difference and why it is a smart home improvement investment. More infor mation about Icynene spray foam insulation can be found at Icynene.com.
4 important tips for planning a kitchen remodel Brand Point
Kitchen upgrades can seem daunting. From full renovations to hardware updates, the possibilities are endless when it comes to creating your dream kitchen. To make the process as smooth as possible, Delta Faucet compiled key tips to keep in mind as you embark on the remodeling journey. These quick guidelines will help you focus on the end result and ensure the overall experience is enjoyable.
Storage solutions
Deter mine storage needs based on how you work. Take inventory of kitchen tools and accessories to determine your path forward. For example, install a cabinet near the stove specifically tailored for pots and pans, or add a narrow cabinet by the oven to house cookie sheets and trays within easy reach. If you rarely use your food processor or slow cooker, choose a cabinet out of the way to guarantee storage space for the items you will need to access more readily. Plan a designated place for every
kitchen utensil and appliance to avoid messy drawers and cluttered cabinets.
An island for your needs
A multifunctional island delivers additional storage and prep space to almost any kitchen. Customize your island area based on your cooking and entertaining style. Make the most out of the space to fit your needs. Avid cooks who prepare many big meals might consider including a prep sink for rinsing fruits and vegetables. Conversely, those who love to entertain can use the island to add counter space for hors d’oeuvres and accommodate bar stools.
Faucet functionality
Few people enjoy rinsing messy dishes, but the proper faucet can make this chore easy and carefree. Blending design and functionality, the Delta Mateo Kitchen Faucet with optional Touch2O Technology is an ideal choice for any kitchen redesign. Touch2O Technology with the TempSense system allows the faucet to be turned on and off
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with just a touch, simplifying kitchen tasks during food prep and clean-up. An LED light at the base of the faucet changes color from blue to red to alert users to the water’s temperature and avoid surprises. Beyond innovative technology, the faucet’s transitional design - inspired by the Italian countryside - works well with a variety of style preferences, creating a beautiful kitchen focal point.
Quick and easy design upgrades
When designing the kitchen of your dreams, take into consideration that tastes and styles are ever evolving. Peel-and-stick backsplashes are budget-friendly as well as quick and easy to install. If your favorite finish or pattern preference changes in a few years, simply replace with a new design for an appealing refresh. Take the time to plan appropriately with these four tips in mind and you will create a space perfectly tailored to all your kitchen needs. For more information, visit deltafaucet.com. THURSDAY, OCTOBER 27, 2016
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County to fine residents who fail to seek permits before building, renovating Grace period lasts until Jan. 1 to seek compliance at normal price By Jason Schoonover
jason.schoonover@austindailyherald.com
Mower County leaders are looking at ways to get a simple message out to residents: Before you build or make changes to your property, be sure you have the proper zoning permits. In September, the county board unanimously approved fines for failing to obtain zoning after the Mower County Planning Commission has seen a growing number of land use permits coming forward after or while a building is being constructed. “I think we do have a major problem with this throughout the county,” Commissioner Tim Gabrielson said. “And we should have some form or posting to give people warning.” The penalties approved Tuesday will cost three times the typical permitting price. The most common is a simple zoning permit for $30 — a price Environmental Services Director Angie Knish said is reasonable — that must be obtained before building a house, decks, pole shed or grain bin. “Permits are required for any kind of construction,” Knish said. “Shore land regulations are even more restrictive, feedlots take more time to get a permit for that.” If people now forget or neglect to get the payment, they’ll be charged three times that zoning price — or a $90 penalty for the zoning permits. A conditional use permit and a variance both cost $500. Some residents have questioned how they are to know if they need zoning and who should they check with.
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Planning to build, move-in or add on? You need a permit
—Houses, Manufactured Homes, Garages, Building or Residential Additions, Grain Bins, Decks, Barns, Storage Sheds, Machine Sheds, Feedlot Structures —Residents of rural Mower County are reminded that a zoning permit is required prior to constructing, moving, adding on to or replacing an existing structure. —If you are located in a shoreland or floodplain area you may also need a permit to excavate, fill, or remove vegetation. Please contact Mower County Environmental Services, 507-437-7718, for information on how to apply for a zoning permit: 1105 Eighth Ave. NE, Austin MN 55912.
Gabrielson used an example of a man who planted several trees without knowing he needed to look into some zoning. But the county’s zoning is far from new since it’s had zoning since the 1958 and each county has some form of zoning in Minnesota. “It’s always best to check before you do anything because it’s a lot cheaper than having to tear it down,” Commissioner Jerry Reinartz said. But the commissioners view the fees as a way to encourage and promote public education about the zoning and permitting. Board Chair Polly Glynn said the increase in people missing the zoning shows that people don’t know about the needs. “With an increase, to me, it seems that people are not aware,” Glynn said. Commissioners asked for staff to speak at an upcoming township meeting to remind people of the zoning needs and ramifications of the penalties. Gabrielson also suggested posting signs about zoning around the county. The new penalties come with a grace period to get unzoned properties or buildings into compliance before the penalties are enacted. These would be assessed at the regular fee. Zoning permits gauge if the use is allowed in the districts and assures it meets the various permitting requirements for the district, while building permits gauge that more specific building specifications are being done correctly. Mower County does not have staff
for building permits. For more information or to seek a permit, stop at Mower County Public Works Office at 1105 8th Ave. NE or call 507-437-7718.
When is a zoning permit required?
Ordinance Excerpt: No person in the county shall erect, alter, or move any building or any part thereof without first securing a zoning permit therefore. In all cases where an improvement will serve to change the exterior shape of the structure including enclosed porches, regardless of the cost of the improvement, a zoning permit must be secured. No permit shall be required for minor repairs, such as redecorating either the inside or the outside, residing, or reshingling.
Does a deck require a zoning permit?
Yes. Mower County’s zoning ordinance was amended in 2013 to require a permit for decks in order to be compliant with FEMA floodplain standards and Minnesota Shoreland rules.
What are some other project examples that require a zoning permit?
•When you construct something or move a structure on your property or onto your property anywhere within Mower County. •When you move dirt, remove vegetation or trees, or store anything adjacent to protected waters or within floodplain areas; anywhere
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within Mower County. •When you operate a business – check to make sure you are properly zoned or have the proper permits if your business will be located anywhere within Mower County. •When you have animals at your site that will create a feedlot, as defined by the State of Minnesota. •If you install, replace or make major improvements to a septic system. •When you erect a sign; a permit may be required. Setbacks always apply. •Division or subdivision of property may require a permit; please check. There are minimum lot size, depth and width requirements for parcels for each district. Some parcel division may require platting. There may also be other requirements; be sure to check. —Source: Environmental Services Supervisor Angela Knish, from the spring City of AustinMower County-Vision 2020-Austin Public Schools publication.