HomeMy WebLinkAbout7B Klingberg/Staber Concept
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
STAFF REPORT
AGENDA ITEM:
SUBJECT:
PREPARED BY:
PUBLIC HEARING:
DATE:
7B
DISCUSSION OF A CONCEPT PLAN FOR THE
DEVELOPMENT OF A PORTION OF THE
KLINGBERG AND ST ABER PROPERTIES
JEFF MATZKE, PLANNER
_YES X NO-N/A
NOVEMBER 24, 2008
INTRODUCTION
Bradford Development of Mankato has submitted a concept plan for
development of the Klingberg/Staber Properties. This site is approximately 3.5
acres (net) in size, and is located along the south face of County Road 21, East
of West Avenue and west of Duluth Avenue. The property is vacant and largely
wooded land. The site are zoned C-3, Specialty Business (Downtown District),
and designated as C-TC, Town Center on the 2030 Comprehensive Plan Land
Use Map. The developer has submitted a concept plan for the development of
this site with a three-story building with 57-59 senior housing units.
DISCUSSION
.
The purpose of this item is to discuss the concept development of the site, and
to allow the Planning Commission to voice any particular concerns or ideas
about the proposed development. For your reference, the C-3 Zoning District
and Senior Care Overlay District Ordinance have been attached to this report as
well as a market study conducted for the Prior Lake area. This discussion is for
informational purposes only. This concept plan, along with any Planning
Commission comments will be forwarded to the City Council.
For discussion purposes, the staff has identified the following issues:
Land Use:
· The developer is requesting the implementation of a Senior Overlay
District on the property. Does the development meet the criteria for the
Senior Care Overlay, particularly the proximity to support facilities?
Access I Traffic:
· What modifications to traffic patterns will the development generate for
West Avenue? Is a traffic study necessary?
. With the expansion of County Road 21 additional right-of-way along the
northern boundary of this property may be required as well as right-of-way
along West Avenue for future turn lanes.
1:\08 files\08 concepts\klingberg-staber property\p~cltyofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
· Access may be difficult for the remaining C-3 property to the east unless
provided through this development. Will an access agreement/easement
be drafted to provide access betweeh the properties?
Design:
· Grading on the south cannot be greater than 4:1 slopes or 3:1 slopes near
wetland or ponding areas. The grades on the south side of the property
appear greater than these requirements. In addition, would the developer
and adjacent property owner to the east consider grading the hill at the
southeast corner of the property?
· The developer is suggesting the use of the Senior Care Overlay District to
allow for possible modifications to the C-3 Zoning Ordinance. In
accordance with the provisions of the Senior Care Overlay District what
modifications to the underlying C-3 Zoning District and/or Elderly Housing
land use is the developer requesting?
. A tree inventory has not been submitted as part of the concept
application. The developer will want to take advantage of preserving any
large significant tree areas.
Wetlands:
. How will the proposed development impact existing wetlands? Once
wetland delineations have been submitted, staff will determine impacts
and necessary modifications.
Stormwater:
. The project will be required to meet all stormwater management rules in
affect at the time of the application submittal. This may include
stormwater rate, volume, and quality.
. Additional ponding may be required near the northwest corner of the
property in the future as part of the County Road 21 expansion.
ACTION REQUIRED:
No formal action is required at this time. The Planning Commission should
provide the developer with any comments or concerns about this concept plan.
Neither the Planning Commission's nor the City Council's comments will be
binding and the developer should not rely on any statements made by individual
Planning Commissioners or Council Members. Any future plans must be
processed with the appropriate hearings and public participation.
ATTACHMENTS:
1. Location Map
2. Concept Plan and Market Study
3. C-3 Ordinance & Senior Care Overlay District Ordinance
1:\08 files\08 concepts\klingberg-staber property\pc report. doc
2
SENIOR HOUSING COMPLEX CONCEPT PLAN
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By ______
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June 18, 2008
Mr. William Jaffa
Executive Director
Scott County Community Development Agency
323 Naumkeag Street
Shakopee,MN 55379
RE: Potential Demand for Adult, Independent Senior Housing in Prior Lake, Minnesota
Dear Mr. Jaffa:
As requested, Maxfield Research Inc. has completed a very preliminary assessment of the
potential demand for market rate, adult, independent senior housing (rental) that would be
located on a site in Prior Lake, Minnesota. As we understand, you are considering the potential
development of adult/few services senior housing in the community. Our initial assessment
indicates that the defined Prior Lake Market Area could support 59 units of adult/few services
housing that would be targeted to meet the needs of independent, older adults and seniors.
Because there is additional independent senior housing in many of the communities that
surround Prior Lake, we have limited the draw area for this product, but have allowed that a
higher proportion of seniors with moderate incomes may move to Prior Lake and seek out this
type of housing.
Weare not aware of any pending senior developments in Prior Lake at this time, although new
senior housing has recently opened in the community (Shephard's Path).
Prior Lake enjoys a strong reputation in Scott County as a highly desirable residential location.
We believe that the community will continue to attract a wide variety of residents and that
seniors currently living in Prior Lake will want to remain and that others in the surrounding area
will choose Prior Lake as a residence to take advantage of conveniently located goods and
services and the amenity provided by the Lake.
We defined a Market Area for adult/few services senior housing in Prior Lake that includes the
communities of Prior Lake, Savage, Spring Lake Township and Credit River Township. We
estimate that this Market Area will account for approximately 60% ofthe potential draw for the
proposed housing product. The remaining 40% of demand will come from outside of this area
from senior households that consider Prior Lake to be a highly desirable community and are
looking for the features and amenities that would be offered by the proposed development. We
have projected that a higher proportion of target households would come from outside of the
defined Market Area because of Prior Lake's current high quality reputation in the market and
high level of desirability in the Twin Cities Metro Area.
615 1st Avenue NE, #400, Minneapolis, MN 55413
(612) 338-0012 (612) 904-7979
www.maxfieldresearch.com
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 2
The 40% of demand from outside of the Market Area includes prospective residents who have
previous ties to the area or parents of adult children currently living in the draw area who would
move there to be closer to their families. We also believe that Prior Lake has a regional appeal
for seniors from other locales who would move to Prior Lake because of its current qualities and
characteristics.
As shown on Table 1, since 2000, the number of households in the Market Area has increased by
just over 35%. Population increased by 35%. Both of these increases are significant and reflect
growth rates for the past eight years that is substantially higher than that of the Twin Cities
Metro Area. Over the next five years, from 2008 to 2013, strong growth is projected to continue
with the overall population forecast to increase by 17% and overall households expected to also
increase by 17%.
A review of senior population and household growth trends reveals that adult households age 55
and over are projected to increase in the Prior Lake Market Area by 2,241 households over the
next five years (2008 to 2013). This is a growth rate of 48.4%. Those age 65 and over are
projected to increase by 979 households or 53.4%. Senior households age 75+ are projected to
increase by 249 households or 44.1 %. The significant growth projected among households age
55 to 64 suggests that a portion of this group may want their aging parents to live in closer
proximity to them, creating an additional segment of the potential demand for senior housing in
Prior Lake. Table 1 presents this information.
Table 2 presents information on the incomes of Market Area older adult and senior households.
As shown, as of 2008, there were an estimated 3,646 households age 55 and over that are
estimated to have annual household incomes of at least $35,000 and would be age and income-
qualified for the proposed development. Another 313 households age 55 and over that own their
own homes but currently earn between $25,000 and $35,000 would also be potential candidates
for the proposed housing if they sold their homes and invested a portion of the proceeds toward
funding the cost of alternative housing. Household homeownership rates from the 2000 Census
were applied by age group. These proportions were 77% of householders age 75+, 90% of
householders age 65 to 74 and 94% of householders age 55 to 64. These proportions are applied
to the moderate income household base, those that earn between $25,000 and $35,000 per year.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 3
TABLE 2
OLDER ADULT (55+) INCOME DISTRIBUTION
PRIOR LAKE MARKET AREA
2008 & 2013
Sources: Claritas, Inc.; Maxfield Research Inc.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 4
Our analysis identified two adult/few services rental developments in the Prior Lake Market
Area. These developments are age-restricted and provide housing for fully, independent seniors
(those that do not need or want services).
Older adult and senior households earning at least $30,000 annually would qualify for the
proposed development based on an income allocation of 40% of income toward housing.
The average home price in Savage and Prior Lake as of 2008 was $328,920. A more
conservative average sale price for older homes, those 15 years and older, and excluding the
highest priced sales is $258,800. A household with a home priced at the average sale price of
$258,800 could obtain an additional roughly $800 per month that could be used toward housing
costs. A household with an annual income of $15,000 who owns their home could afford senior
housing by utilizing a portion of the proceeds from a home sale.
Our demand analysis applies an estimated capture rate for each age cohort based on their
projected propensity to move to alternative senior housing as well as our experience in this
market with adult/few services senior rental developments.
Historically, adult/few services developments, especially those that are affordable, have been
well-received in the Twin Cities Metropolitan Area and have performed very well against other
higher service levels (congregate, assisted living).
Our demand analysis applied the following capture rates to each age cohort:
55 to 64 - 0.5%
65 to 74 -7.5%
75+ - 18.0%
These capture rates were been developed by Maxfield Research Inc. and reflect our experience in
Scott County and the Twin Cities market, the propensity of each age group to move to alternative
housing and the general competitiveness of the market (i.e. available product choices) in the area
in which the proposed development would be located.
Our demand analysis results in total potential demand for 47 adult independent units as of 2008
and increasing to 72 units by 2013. The analysis segments the demand between ownership
independent senior housing without services and independent rental senior housing without
services (40% ownership and 60% rental). We have subtracted all units that are age-restricted
with no services (rental and ownership) within their respective categories in the demand
calculation.
MAXFIELD RESEARCH INC.
. .
June 18, 2008
Page 5
Mr. William Jaffa
Scott County CDA
Table 3 presents our preliminary potential demand for age-restricted senior units in the Prior
Lake Market Area.
TABLE 3
PRELIMINARY MARKET RATE ADULTIFEW SERVICES HOUSING DEMAND
PRIOR LAKE MARKET AREA
2008 & 2013
, 2013
2008
A e of Householder
55-64 65-74 75+
--
107 185 179
94% 90% 77%
--
101 166 138
3,736 1,568 377
3,836 1,734 515
A e of Householder
55-64 65-74 75+
--
63 127 123
x 94% 90% 77%
--
59 114 95
# of Households wi Incomes of $20,000 to $29,9991
(times) Homeownership Rate
(equals) Potential Market
(plus) # of Households wi Incomes of $30,000+1
(equals)Total Potential Market Base
(times) Potential Capture Rate
(equals) Demand Potential
Total Market Rate Demand Potential
+ 2,573 ---2:J2.
2,632 1,089
255
350
7.5% 18.0% x 0.5% 7.5% 18.0%
82 63 19 130 93
158 242 ..
Adult Adult
Rental O~ip Rental
x 60% x 40% x 60%
95 97 145
+ 63 + 32 + 48
158 129 194
91 78 91
67 51 103
x 0.5%
13
O~ip
x 40%
63
(times) % for housing wlservices & wlo services
(equals) Demand potential
(plus) Demand from Outside Market Area (40%)
(equals) Total Demand Potential
(minus) Existing Competitive and Pending Units2
(equals) Long-term Demand
(times Percent ca turable at Site
+ 42
105
78
27
1 2013 income-qualified figures adjusted for inflation ($34,999K or more + homeowners wi inc. of$22.5K - 34,999K)
2 Competitive existing and pending units include adult rental/ownership at 95% and 92% OCCup. (equilibrium).
Source: Maxfield Research Inc.
MAXFIELD RESEARCH INC.
..,~
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 6
Table 4 shows a suggested unit mix, sizes, and rents for an adult/few services development in
Prior Lake, Minnesota. As shown on the table, we suggest that rents begin at roughly $850 per
month for a one-bedroom unit and range to $1,450 per month for a two-bedroom plus den unit.
We believe there is demand for an age-restricted independent building in the community.
Township residents typically have larger residences with acreage and are more likely to prefer
larger size units (i.e. two-bedroom and two-bedroom plus den units). We recommend that you
offer a balanced mix of unit sizes to capture sufficient demand from both segments of the
market.
TABLE 4
PRELIMINARY SUGGESTED UNIT MIX/SIZES/RENTS
SITE IN PRIOR LAKE
June 2008
Unit Type
lBR/lBA
1BR+Den/1.5BA
2BR/2BA
2BR+Den/2BA
Total
Preliminary
# of Units % of Total
14 28.0%
12 24.0%
16 32.0%
8 16.0%
50 100.0%
Square
Feet
725
875
950-1,050
1,220-1,250
Rent
$850-$895
$975-$1,050
$1,150-$1,200
$1,350-$1,450
Rent!
Sq. Ft.
$1.17-$1.23
$1.11-$1.20
$1.14-$1.21
$1.11-$1.16
Note: Rent includes water, sewer, and trash.
Rents are quoted in 2008 dollars.
Source: Maxfield Research Inc.
If you have any questions or need additional information, please contact me.
Sincerely,
MAXFIELD RESEARCH INC.
Vf!{'! tOf(L
Mary C. Bujold
President
MAXFIELD RESEARCH INC.
SECTION 11 06A
SENIOR CARE (SC) OVERLAY DISTRICT
SUBSECTIONS
1106A.100:
1106A.200:
1106A.300:
1106A.400:
1106A.500:
1106A.600:
1106A.700:
1106A.800:
Purpose and Intent
Definitions
Permitted Uses
Application
Criteria
Modifications
Restrictive Covenant and Development Contract
Administration
11 06A.1 00: PURPOSE AND INTENT. The intent in allowing Senior Care as an overlay district is to
encourage the development of senior care facilities and to facilitate the development of
such facilities. The Senior Care (SC) Overlay District is established for the purpose of
allowing senior care facilities in close proximity to support services and complimentary
land uses. It is the intent of this District to provide for flexibility in the siting and
development of such facilities necessary to facilitate the development and construction of
senior care facilities such as assisted living and congregate care developments. It is also
intended to implement the housing goals and policies in the City's Comprehensive Plan.
1106A.200: DEFINITIONS.
Assisted Living Facility. A residential facility providing a combination of housing, meals,
support services, limited medical care and assistance with activities of daily living.
Congregate Care Facility. A residential facility designed to accommodate independent
living which also provides a variety of support services such as meals, laundry,
housekeeping, transportation and social and recreational activities.
Senior Care Facilities. A residential facility meeting the definition of elderly housing in
subsection 1101.1000. Services available to residents cover a broad range of activities
from social opportunities to medical care. The term includes assisted living and
congregate care. It does not include nursing homes licensed by the State of Minnesota.
(Amd. ord. 01-10, pub. 9/8/01)
1106A.300: PERMITTED USES. Land uses permitted in the SC Overlay District are senior care
facilities, assisted living facilities and congregate care facilities. The specific details of
these uses must be approved as part of the application for the overlay district.
1106A.400: ApPLICATION. The SC Overlay District may only be applied in the following use districts:
R-2, R-3, R-4, C-2, C-3 and C-4. In residential use districts, the allowable dwelling unit
City of Prior Lake
1106/p1
Zoning Ordinance
density for a senior care facility may not exceed the allowable density in the underlying
use district. In the Commercial Use Districts, except for the C-3 Use District, the maximum
dwelling unit density shall not exceed 30 dwelling units per acre. In the C-3 Use District,
the maximum dwelling unit density shall not exceed 50 units per acre. The development of
a senior care facility is subject to all applicable requirements of the underlying use district
except as modified according to the provisions of subsection 11 06A.600.
(Amd. Ord. 00-24 - pub. 11/11/00)
1106A.500: CRITERIA FOR ApPLICATION OF THE SENIOR CARE OVERLAY DISTRICT.
(1) Proximity to Support Facilities. The applicant for any senior care overlay district proposed
for development shall demonstrate that the proposed site is readily accessible to health
care facilities, retail shopping, religious institutions, public transportation and other
supporting facilities and activities. The City Council, in its sole discretion, shall determine
the adequacy and availability of such supporting facilities. The degree to which the senior
dare facility is in close proximity to these services and facilities will determine the degree
to which incentives for development will be granted.
(2) Incentives. As an inducement to encourage the development of senior care facilities, the
City Council may consider certain incentives. These incentives include increases in
building height, decreased setbacks, increases in floor area ratios and ground floor area
ratios, modification of landscaping requirements, fee waivers, relaxation of controls on
architectural materials, relaxation of fencing regulations, relaxation of parking lot
landscaping requirements and relaxation of proof of parking requirements. In the C-3 Use
District, the City Council may also consider a relaxation of open space requirements due
to the proximity to Lakefront Park. In the initial application, the applicant shall provide a
schedule showing which incentives are being sought and supporting evidence which
shows the justification for the incentives, including an analysis of the degree to which the
criteria in subsection 11 06A.500(1) have been met. The City Council, in its sole discretion
will determine which, if any incentives will be granted to a specific project.
1106A.600: MODIFICATIONS. In addition to the incentives outlined in subsection 1106A.500(2),
modifications to the requirements of the underlying use district may be approved. Any
modifications requested pursuant to this section shall be identified in the initial application.
Any modifications shall be consistent with the goals and policies of the Comprehensive
Plan and shall be approved upon a finding that the modification does not significantly
adversely affect surrounding properties. Such modifications shall be approved as part of
the SC Overlay District and shall be included in the resolution approving the SC Overlay
District and in the development agreement required in subsection 11 06A. 700.
11 06A.700 RESTRICTIVE COVENANT AND DEVELOPMENT CONTRACT.
(1) Restrictive Covenant. Upon approval of an SC Overlay District for a senior care facility,
the applicant shall record a restrictive covenant on the property that states they type and
extent of care to be provided and limiting occupancy of the facility to no more than 20% of
the residents under the age of 55 years.
City of Prior Lake
1106A1p2
Zoning Ordinance
(2) Development Contract. The City and developer of an SC Overlay District shall execute a
Development Contract which shall incorporate the resolution approving the SC Overlay
District and all conditions set forth in the resolution. The Development Contract shall
require the developer to provide an irrevocable letter of credit provided by a financial
institution licensed in the State of Minnesota and acceptable to the City. The letter of credit
shall reference the Development Contract and be in an amount sufficient to insure the
provision or development of improvements called for by the Development Contract.
1106A.800 ADMINISTRATION. An application for SC Overlay District shall be processed and
administered under the provisions of Section 1108.200 of this ordinance. This application
shall include identification of the overlay district boundaries and specific site development
details. The submittal requirements are included in Section 1108.205.
(Ord. 00-20 - pub. 9/9/00)
(THIS SPACE INTENTIONALLY BLANK
FOR FUTURE AMENDMENTS)
City of Prior Lake
1106A1p3
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