Sugar Maple Crossing groundbreaking ceremony, Hinckley, MN
They say two are better than one. But what about three? MLCV’s workforce housing projects have officially grown with the recent groundbreaking of its third housing development, Sugar Maple Crossing. And we know that the strength of our community will, too. Our ongoing work in this area addresses housing needs in rural Minnesota and positively impacts economic, social, and emotional well-being. With the support of Circle Sage Property Management, we are building and operating safe, comfortable, and quality-of-life-enhancing homes — resulting in a more resilient workforce and Mille Lacs Tribal Economy (MLTE).
Why Workforce Housing?
MLCV’s decision to enter workforce housing development is driven by a thorough understanding of market needs, MLCV’s employer-based needs, and research data from sources like the Center for Rural Policy and Development (CRPD) and the East Central Regional Housing Collaboratives (ECHO). You can learn more about the CRPD and how their findings guide our efforts in a story on our blog. The research delivers three key factors that affect workforce re-entry: affordable housing, transportation, and childcare.
Data provided by the ECHO
A study by the ECHO spearheaded our awareness of housing needs separated by for-rent and for sale, general and senior housing, and broken down by segments, including affordable housing, subsidized, and market rate. From this research, we focused on the MLTE census tracts and went to work. Our target has been rental housing for the 18 to 34 age group, catering to individuals entering the local workforce. However, given the data from the ECHO, there are plenty of demographics to tap into, and that’s one of the most exciting pieces — there is more work to be done.
Reigning it back to the present, our intent is to achieve our Pillar One goal of creating an ecosystem for business investment in the MLTE. We do that by improving workforce participation.
How We Started + Where We Are Now
Red Willow Estates, Onamia, MN
Grand Casino Mille Lacs, Onamia, MN
Behind the scenes, we have pulled the data, ran the digits, and determined the number of housing units needed to satisfy our local workforce’s housing demands. Considering factors like workforce size and job categories at some of our largest businesses, aggressive and conservative estimations for the number of units required were charted out, laying the groundwork for how and what we wanted to develop and what is still needed.
As of November 2023, MLCV’s Lady Luck Estates in Hinckley and Onamia’s Red Willow Estates were fully occupied with wait lists. The tenant makeup includes Tribal and non-Tribal households and MLCV-employed and non-MLCV-employed households.
Workforce Housing Impacts
Though there is yet to be one tool used to measure the success of these workforce housing projects, we understand, based on the housing need research, that we are closing the significant gap in supply in the MLTE. Given our statistics of our geography, we know that most residents commute upwards of one hour each way daily. That’s two hours given back to each household daily, where individuals can spend more time with family, volunteering, or exploring a hobby. The addition of 58 new housing units to the MLTE equals about 145 people whose well-being has been positively changed, with a ripple effect of impact. The time they have back in their day, paired with lowering the financial burden of gas prices, increases social, emotional, and financial well-being. From an economic impact standpoint, we consider property tax contributions of at least $20,000 per property and the support of $6,567 per new student local schools see through increased enrollment. Of course, this is all in addition to the restorative outcome of providing a safe, comfortable, and affordable place for community members to live.
MLCV’s Latest Workforce Housing Project: Sugar Maple Crossing
Sugar Maple Crossing construction site, Onamia, MN
On Friday, March 29, 2024, MLCV broke ground on Sugar Maple Crossing in Hinckley, Minnesota, the third workforce housing project within the portfolio. Unique to this upcoming 40-unit hybrid design apartment and townhome property, it will target the working middle class as our first affordable market-rate housing development.
Dustin Goslin, MLCV’s VP of Business and Economic Development explains, “Sugar Maple Crossing takes care of the ‘Missing Middle’ in housing development.” He continues, “For this development, we opted not to utilize tax credits, which generally target lower-income households, or a market-rate approach, aimed at higher-income bracket households.”
Sugar Maple Crossing rendering
This project has already been celebrated as a victory. Its inception began in 2018 and went through many eras, including halts from the pandemic, denial of housing tax credits, and a few name renditions, before settling on the beautiful Sugar Maple Crossing with the insight and help of our Mille Lacs Band Elders.
Today, as we think about the challenges faced, we are met with joyful anticipation for the many lives Sugar Maple Crossing will change. Remember that goal of creating an ecosystem for business investment in the MLTE by improving workforce participation? At the foundation, we create housing opportunities and enhance well-being. And we do that by including quality-of-life-changing amenities.
Sugar Maple Crossing rendering
First, residents will notice elevated design and finishes. We have considered things like how having a bright bathroom to get ready in each morning can change how a person feels. There will be enhanced lighting throughout, stone countertops, and artful backsplashes, to name a few. Each unit will have covered patios, balconies, and an exterior entrance, adding to privacy and flexibility. We opted for a centralized laundry room where tenants can utilize an app that lets them know in real-time how many minutes are left on their machine and alerts them when cycles are complete. Each unit will also include a washer and dryer hook-up where tenants can bring in their own machines if they choose. This feature will help with maintenance efficiency.
Another celebratory feature will be a total solar roof array — the first on one of our housing properties. The array will be built into the building’s structure, and although it hasn’t been the most effortless addition, we are confident its gift to the environment and the economic benefits will be worth it.
Sugar Maple Crossing rendering
Lastly, community amenities like an on-site gathering room, a shared garden, a walking trail, and an enhanced playground with a zip line for children will unite those who will call Sugar Maple Crossing home. This last piece was essential to us. With each new housing project, we bring in a memorable new amenity. For Sugar Maple Crossing, we wanted a standout playground for children – one we think will be considered one of the best playgrounds in the entire MLTE.
We want tenants to feel good. In their safe space, their home. By incorporating high-quality amenities, we believe families will feel stable and comfortable, stick around a bit longer, and live happier, healthier lives in the MLTE.
MLCV’s dedication to workforce housing development continues to impact the community and economy of rural Minnesota. With the groundbreaking of Sugar Maple Crossing, our third housing project, the community’s strength is ready to grow alongside it. By addressing housing needs and enhancing quality of life, we nurture a resilient workforce and help create an ecosystem for business investment.
*Construction of Sugar Maple Crossing is underway, with anticipated completion in the Summer of 2025. Applications for the waitlist are not yet available. Follow our social media channels for more information and updates as they become available.
This article was written by Hannah Torkelson, MLCV’s Senior Communications Strategist. Hannah is a storyteller responsible for executing internal and external MLCV communications and capturing impactful moments within MLCV’s portfolio.