The scope of this study must encompass the City of Becker’s municipal boundaries as well as the designated growth areas outlined in the Becker 2040 comprehensive plan. In addition, the Plans must thoughtfully address housing demand and availability in neighboring communities, including Clearwater, Clear Lake, Big Lake, Monticello, Elk River, and the greater St. Cloud and Minneapolis metropolitan areas. While the selected consultant may determine their own methodology and strategic approach, the Plans must, at a minimum, quantify all relevant data elements and questions listed in this RFP, and clearly reference the specific sources from which each data point was derived. The final deliverables must include graphics and maps that visually represent key findings. Furthermore, the Plans must quantify and present the minimum elements defined in this RFP, where data is available. Within their proposal, consultants are encouraged to include any additional or alternative deliverables that they feel would be necessary, based on their professional expertise and knowledge. The final Plans will, at a minimum, be divided up into the three sections, detailed below, and must include the information listed in each section. The following list is not all encompassing and is meant to act as general requirements. It is expected that the selected consultant will provide the city with more specific recommendations for approaches, tasks, and deliverables. The resulting Plans need to be clear and concise and easy to navigate and translate by city staff, elected officials, and the public. Text supported by charts, graphics, maps, and other images / photos is required and the document must be graphic rich. Section I - Data Presentation and Trends Analysis • Demographic and Economic Overview: A detailed profile of key demographic and economic indicators for both the City of Becker and the surrounding region. This should encompass population by age, commuting patterns, wage levels, existing and anticipated local and regional employment trends and the impact of these trends and commuting patterns on housing demand, major employment centers, household composition (by age, occupation, income, and size), income distribution, labor shed identification and impact on housing demand, and other factors influencing the local housing market. The analysis must also include interviews with large local employers to determine the type of positions currently open / available and to be created in the next 5-years that will drive housing need. • Unmet Housing Demand Projections: Analysis of projected unmet housing needs over 5-, 10-, and 15-year horizons for all housing types (single-family, multi-family, mixed use, 55+ housing, etc.). The analysis must include details on where gaps exist in terms of housing types and price ranges, where needed housing should be located, and the number of units (including tenure and housing types) Becker can support, and number of units recommended the city add, in 5-, 10-, and 15-year time frames. Additionally, an existing housing stock inventory must be provided which includes the following data: • By Tenure (rental, owned, mixed) • By Type (single, 2-family, 3-family, 4-family, multi-family (duplex, triplex, quadplex, etc.), 55+ housing, apartments) • By Type of Rental Rate (above market, at market, below market, low income, section 8 / HUD housing) • By Age and Condition (including vacancy rates) • By Value (property values, rents) • Development and Housing Trends: Identification of existing and anticipated trends in residential development and housing supply for the same timeframes. This must include how price and community livability impact housing needs in the community and what steps are needed to remedy any negative impacts. • Other Housing Information • Valuation / Sales activity and prices for the last three years including: o Type (single, 2-family, 3-family, 4-family, multi-family (duplex, triplex, quadplex, etc.), senior housing, apartments) o Buyer household makeup (single, couples, couples w/children (total number of members), seniors) o Type of buyer (owner-occupied, Foreclosure-related action) o Analysis of housing conditions (age, quality) and housing market turnover • Rental Market Analysis: Analysis on the demand for market rate, above market rate, and below market rate housing and services. Must include current and future expected rental rates and specific viable values required to make projects feasible for developers generally. Must include the estimated number of renter households and income levels and include information on existing rental properties related to rents, vacancies, and amenities. Must include information on pending developments and rental housing needs. • Analysis on housing affordability including comparison of rents to household income, and wage and housing affordability in Becker compared to other regional markets. • Building permit history for the past 5 years (new construction of primary residential structures) • 55+ and family market analysis including information on existing properties related to rents, vacancies, services, amenities and resident profiles. Include information on pending developments. • Community Housing Needs and Gaps: A breakdown of housing deficiencies within the community, including but not limited to affordability ranges, unit sizes, housing types (e.g., single-family, multifamily, mixed-use, 55+ housing, apartments, workforce housing), financing structures (e.g., rental, mortgage, hybrid), and the types of units utilized by specific population segments (e.g., families, 55+, individuals, students).
