Plainview Housing Study shows room to grow
Demand for new housing in Plainview over the next ten years has been set at 258 units according to the recently released Plainview Housing Study.
Breakdown of the projected housing needed in Plainview by type shows demand for 123 single-family homes, 52 multi-family units, 48 market rate rental units, 18 affordable rental units and 17 subsidized rental units between 2015 and 2025.
Senior housing demand in Plainview by 2020 is forecast at 16 “Active Adult” ownership units, 30 Active Adult market rate rental units, and 16 Active Adult affordable units. Active Adult properties are independent living housing similar to general occupancy apartment buildings, twin homes, and duplex, 3-plex and 4-plex units that offer no services but are age restricted. “Affordable housing” is defined as income restricted to households earning at or below 80% of Plainview’s median income, which was $52,797 in 2014.
The need for Plainview senior housing with support services was set at 14 congregate (independent living) units with limited services available, 11 assisted living units and 16 memory care units.
The Comprehensive Housing Market Analysis for Plainview was prepared by Maxfield Research Inc. at the request of the Plainview Economic Development Authority (EDA).
The housing study was needed because new home construction dropped off in 2009 and has been slow to return to pre-recession levels. Housing peaked in 2003 with 32 new single-family homes permitted, and in 2004 with another 52 new units (32 – single family homes, 4 – tri- or quadra-plexes and 16 – multi-family of 5 units or more), permitted. In fact, new home permits averaged 21 units per year from 2000 to 2007. After the 2007 recession, an average of five new residential units per year has been built between 2008 and 2013.
“Builders are putting up new homes at a faster rate in other small towns around Rochester than in Plainview,” said Judith Jordan, EDA Director. “Contractors say Plainview has a limited supply of buildable lots.” The EDA is considering the option of offering housing incentives.
Plainview has five active sub-divisions with a total of 35 available lots currently. However, 60% of the vacant lots are zoned for twin homes. As a result, there are only 14 vacant single family lots in these subdivisions. And there have been no new platted subdivision in Plainview since 2003.
The Plainview Housing Study also analyzed housing needs for the Plainview Market Area, which was defined as the cities of Plainview, Elgin and Millville and the townships of Elgin, Highland, Oakwood, Plainview, Quincy, Viola and Whitewater.
Demand for housing in the total Market Area, which includes Plainview, was set at: 273 market-rate single family homes, 75 market rate multi-family housing units, 64 market rate rental units, 24 Affordable rental units and 22 subsidized rental units. By 2020, senior housing demand for the Market Area is projected to be 23 Active Adult ownership units, 43 Active Adult rental units, 18 Active Adult congregate units, 14 assisted living units and 20 memory care units.
The Plainview Housing Study data has been based on the needs of residents living in the Market Area and does not include any projections of demand for future housing that will result from Destination Medical Center.
Matt Mullins, Senior Researcher at Maxfield Research, presented the Housing Study conclusions and recommendations in May at the Plainview City Council meeting.
For more information about the Housing Study, contact the Plainview EDA Director at firstname.lastname@example.org or (507) 421-6564.