HomeMy WebLinkAbout3B - Senior Housing Policy
CONSENT AGENDA
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
HERITAGE
1891
COMMUNITY
1991
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2Q91
3 (b)
KAY SCHMUDLACH, ASSISTANT CITY MANAGER
CONSIDER APPROVAL OF THE SENIOR HOUSING
POLICY
OCTOBER 1, 1990
The Economic Development Committee recently
introduced a policy outlining development of
housing to the City Council. The City
Council commented on the policy and requested
several changes. This agenda item
reintroduces the Housing Policy to the City
Council as amended and requests City Council
approval.
The Economic Development Committee (EDC) ,
represented by Nat Wisser, introduced the
Senior Housing Policy to the City Council on
July 16, 1990. Counci1member Larson had
several comments on the policy and provided a
series of written comments for consideration.
Other Council members questioned the purpose
and/or function of the policy and requested
clarification on this issue.
A memo was sent out to all Council members
seeking additional recommendations for change
at the September 17, 1990 Council meeting. No
additional comments were submitted to staff.
Assistant City Manager Schmudlach and EDC
Representative Nat Wisser reviewed the changes
and incorporated most into the body of the
policy. The EDC also reviewed the policy on
September 25, 1990 and made minor
modifications.
The changes made are as follows:
Change in the title from Elderly to
Senior Housing Project, page 1.
Amended wording in project eligibility
requirements #6, page 1.
Mandatory marketing study requirements
identified in project review process #1,
page 2.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
RECOMMENDATION:
ALTERNATIVES:
ACTION REQUIRED:
stronger language under the Guaranteed
Occupancy Clause #4, page 6.
One question that arose in the discussion of
the policy was the purpose of the policy and
if the policy was to be used onlr in cases of
requests for City financial asslstance. The
Senior Housing Policy was desi9ned to provide
criteria for developers J.nterested in
providin9 senior housing. The policy is to be
used prJ.mari1y as an evaluation tool for
requests for financial assistance, ie. TIF.
However, the EDC stronglr recommends the
policy also be used to provJ.de the process and
criteria for developers providing senior
housing with no public participation.
Staff and the EDC recommend approval of the
Senior Housing Policy as submitted.
The City Council
alternatives.
has
the
following
1. Apl?rove the Senior Housing Policy as
wrJ.tten.
2. Approve the Senior Housing Policy as
amended by Council.
3. Deny the request for approval of the
Senior Housing Policy for a specific
reason.
4. Table the Senior Housing Policy at this
time and direct staff and the EDC to make
changes to the policy.
A motion to approve the Consent Agenda would
constitute approval of the SenJ.or Housing
Policy.
SENIOR HOUSING POLICY
1990
STATEMENT OF PURPOSE
The City of Prior Lake recognizes that persons over 55 years of
age are proportionately the fastest 9rowing age group in the
United states. As the impact of thlS trend becomes more
apparent, communities will have to consider ways to address
housing needs of the aging population. The purpose of this
document is to outline the development process required when
financial assistance is requested in order to generate the data
necessary for makin9 the most informed decisions for the benefit
of the entire communlty. Included herein is the process and
criteria deemed important in order to insure that developments
for seniors are carefully planned and designed to integrate into
the community. Compliance with this process and criteria are
stongly recommended even if financial assistance is not
requested.
Prior Lake takes great pride in the development of the community
and this document is prepared to encourage the range of housing
alternatives to meet the needs of our senior citizens.
PROJECT POLICY CONSIDERATIONS
1. The project shall demonstrate long term benefits to the
community and to the residents of the project.
2. The project must be consistent with the City's Comprehensive
Plan.
3. The project must provide a service to the community and its
senior population.
4. The pro~ect should be located near public transportation,
commercJ.al centers, restaurants, parks and medical support
services.
5. The project shall be designed to provide ample outdoor and
livable space, to retain a sense of personal identity,
intimacy and human scale within the development.
6. To qualify as retirement housing all of the units shall have
a household head of 55 years of age or older.
7. In order to provide development incentives the City
encourages the use of Planned Unit Developments whereby
increased densities, reduced parking requirements and
ancillary support services for senior housing ~rojects will
be considered. (Comprehensive Plan Housing PolJ.cy 8).
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PROJECT REVIEW
It is the responsibility of the developer
viability and economic feasibility of a
especially if the request requires financial
the City of Prior Lake.
to demonstrate the
senior I?roject,
participatlon from
The Prior Lake Comprehensive Plan outlines a Housing
Implementation Program which states that the City will
participate in joint applications for housing funds with the
Scott County Housing and Redevelopment Authority. The City
encourages Leased Housin9' Section 8, Rehabilitation Loan and
Grant Programs offered ln conjunction with the Minnesota Housing
Finance Agency. In addition, the City may participate with a
private developer through the use of Tax Increment Financing for
senior projects.
Project Review Process
l. Project Concept Review Conference: This conference involves
initial review of the project by City staff. The developer
will be responsible for making a presentation to staff at
this conference. The purpose of this conference is to
familiarize staff with the proposal and to discuss
preliminary issues such as possible site locations,
financial and zoning considerations, plan submission
requirements, and applicable zoning and design requirements.
The developers will be re9Uired to complete a market study to
determine that the proJect is feasible in terms of
demographics, rental rates, and market demand, the market
study should be initiated at this stage.
2. Project Review: These meetings mar include City Staff, HRA
Representatives, Finance SpecJ.alists, City Attorner,
Developer and Developers Specialists, and Economlc
Development Committee and Economic Development Authority
Representatives. The purpose of the meeting is to discuss
the viability and financial feasibility of the proposal based
on the results of the market study. If the project is
determined to be financiallr feasible, the project will be
presented to the City CouncJ.l and/or the Economic Development
Authority.
3. City Council Preliminary Review: The developer will present
the project concept to the City Council, Economic Development
Committee and Economic Development Authoritr Representatives,
and request approval to enter into negotiatlons in order to
develop a financial package between the City and developer.
An approval from this meeting is not a project approval but
rather an authorization to proceed with a financial
feasibility study for the project.
4. Project Analysis: This stage of the process is designed to
focus on land use, zonJ.ng, comprehensive plan, and
engineering issues, and include a series of meetings with
City staff.
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5. Planning Commission Review and Economic Development Committee
Review: Once all financial, market study and project
analysis information is available, the developer will present
the proposal to the Planning Commission and Economic
Development Committee who shall publicly review the project.
It is the responsibility of the developer to make application
and to ~resent all ~lans and supporting materials to the
CommissJ.on and CommJ.ttee.
6. Once approval is received from the Planning Commission, the
project will be forwarded to the Citr Council and/or Economic
Development Authority for consideratlon. The develo~er will
be responsible to present the entire proposal J.ncluding
funding, rezoning and other requests to the citf Council
and/or Economic Development Authority. The Councll and/or
Economic Development Authority will make all approvals
pertaining to financial and project development
considerations.
PROJECT REQUIREMENTS
It is the responsibility of the applicant to meet the minimum
code as set forth by the State of Minnesota. In addition to code
compliance, the developer must address the following recommended
safety standards in the submitted application.
Recommended Safety Standards
1. All doors and areas of public use shall be of sufficient
width to accommodate wheel chairs.
2. Wherever steps are located, ramps or elevators shall be
provided in addition.
3. Cooking units shall have no open flame.
4.
Emergencf signal facilities shall
residentJ.al unit and shall register a
location.
be provided
signal at
in each
a central
5. Electric outlets shall be located at least 24 inches above
floor level.
6. Grab bars shall be located around all tubs, showers and
toilet areas.
7. Showers shall be installed in place of tubs for more than 50%
of the dwelling units.
8. All floor surfaces shall be nonskid and surfaced in such a
manner so as to not impede the use of wheelchairs and
walkers.
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9. Central heating and air conditioning shall be individually
adjustable for each residential unit.
10. Handle-type spigots and doorknobs shall be incorporated into
each unit.
11. Fire protection features will be installed as required by the
City Code.
SUBMISSION REQUIREMENTS
1. All applicable site plan submission materials required bf the
City for PUD and subdivision developments will be requlred.
In addition, the City requires:
A. Name and address of the owner, owner's agent, developer,
surveyor, designer and consultants assoclated with the
project.
B. Survey: including 9raphic scale, north point, date of
preparation, locatlon map showing proposed pro~ect
location within the City, existing and proposed zonJ.ng,
total acreage, topographic data, physical features,
setbacks, access, roads, parking lots, open space,
utility lines, and phasing which may be proposed.
C. Buildin9 floor plans and exterior elevations indicating
unit sJ.ze, number of units, exterior construction
materials, garage units and number, and unit square
footage.
D. Landscape plan showing I(lantings, berms, fences,
lighting, parking layout, sldewa1ks and trails.
The information contained below in the 5 categories will be
discussed with the applicant in the Project Concept Review
Conference. Not all information will be applicable to all
projects, a decision on the appropriateness of each will be made
on a project by project basis.
Building Design Considerations
1. The pro~ect shall I(rovide ample-sized meeting rooms and
recreatJ.onal facilitJ.es such as dining halls and workshops
for the comfort and convenience of the occupants. Such
facilities may also be made available to the community,
senior and non-senior alike.
2. The I?roject shall take into consideration bulk, height,
spaclng of buildings circulation and parking pattern within
the development in order to obtain adequate light, air,
privacy, and o~en space for passive recreation and
landscaped amenitles.
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3.
Developments shall be arranged in such a way as to
security by arranging units close enough to each
establish an informal surveillance network.
maximize
other to
4.
In order to aid accessibility, the project shall be
to avoid steep grades and steps.
5. Project housing units shall be designed for energy efficient,
low maintenance, high unit efficiency construction.
designed
Written Narrative
1. A written narrative of the proposed I?roject including
information such as proposed uses, denslty, average unit
size, building square footage, etc...
2. Proposed time frame for project including the estimated
beginning and completion date and proposed phasing of project
if applicable.
3. statement regarding buildin9 management, proposed health
care, staffing, community dlrectors, and support service
employees if applicable.
4.
Maintenance
maintenance,
laundry and
items.
agreement proposals concerning
snow and garbage removal, painting,
appliance malntenance and other
building
lawn care,
applicable
Financial Information
1. A proforma which stipulates all project construction costs,
on-going maintenance costs, management costs, etc... The
proforma must also stipulate what the rent structure must be
to cover all project costs. The proforma must be in a format
that can be interpreted and discussed in a meeting setting.
2. Financial commitment from a financial institution.
3. If there is a request for the City financial participation in
the form of TIF, a complete and concise summary should be
provided which is supported by financial analysis and market
study data. The following items must be addressed:
a.
-The percentage of
(Request should be
information) .
-Specific method or formula for how TIF will
utilized.
financin9 which is requested.
substantlated with market study
b.
be
c. -Developer provide information that TIF can be legally
undertaken.
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Market study
To clearly show that the project is feasible the developer
must conduct a market study. A copy of the survey
documentation and an analysis of the data must be provided
along with an outline of the affordability issues. Items
such as market rates, rent levels and availability of
alternative funding sources must be included.
Property Purchase Agreement and Terms
1. Description of the property proposed to be purchased.
2. Description of the proposed purchase terms, options, price,
length of option etc...
3. The developer must be prepared to enter into a purchase
agreement immediately upon approval of the project. An
administrative fee of $ will be collected by
the City in order to process a TIF plan. The fee will not be
refunded if the project is not undertaken. The only
contingency is City Council approval.
4. Guaranteed Occupancy Clause - Housing for the seniors must be
occupied by eli9ible persons as defined in Policy 6 (Page l).
Occupancy by elJ.gible persons must be guaranteed for a period
not less than the TIF payback period. The City will require
a covenant of the owner which guarantees occupancy by
eligible individuals, stipulating that if the use of the
buildin9 ceases to be for eligible persons, the owner will
lose hls/her right to continued financial reimbursement
through the TIF. If the owner(s) elects to sell the complex,
the purchasers must sign a covenant approved by the City
Attorney to continue the use in the manner originally
intended or lose financial reimbursement through TIF. The
owner of the facility must file a covenant, approved as to
form by the City Attorner, in which said owner shall covenant
on behalf of itself and ltS heirs, executors and assigns not
to use the facility for any other use unless said use
complies with current code requirements.
Guaranteed occupancy provisions and conditions granted shall
be annually reviewed. The owner shall file annually, a
certified monthly resume which identifies the number of
tenants by age and number of cars owned and/or used br each
tenant or employee. The certificate of occupancy wlll be
revoked if non eligible residents occupy the units.
OBJECTIVES FOR CONSIDERATION OF TIF
1. Encourage the development of affordable Senior Housing in
order to retain Prior Lake residents.
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2. Acquire land and/or building which are vacant, unused,
underused or inappropriately used.
3. Achieve a building construction of high quality.
4. Provide adequate streets, utilities and other public
improvements and facilities to enhance the area for both new
and existing development.
5. Eliminate or correct physical detriments to the development
of the land.
6. Achieve a hi9h level of design and landscaping quality,
consistent WJ.th the character and design of the area, to
enhance the surrounding environment.
7. Accomplish convenient and adequate parking to serve the area.
8. Improve the financial base of the city.
9. Provide increased employment opportunities.
10. Provide special service for seniors, i.e. hairdresser/barber,
recreational opportunities, light retail/drug store
merchandise.
ll. Address senior transit needs, i.e., circulation to retail
area and medical clinics.
l2. Provide a good sidewalk circulation system to move seniors
through surrounding commercial and residential neighborhoods.
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