Loading...
HomeMy WebLinkAbout9 - Senior Housing Policy ~ ~ I ,- AGENDA NUMBER: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: DISCUSSION: HERITAGE 1891 COMMUNITY 1991 C{9J.5f)K 2Q!)f 9 KAY SCHMUDLACH, ASSISTANT CITY MANAGER CONSIDER THIRD DRAFT OF SENIOR HOUSING POLICY DECEMBER 17, 1990 The Economic Development Committee is presenting a third draft of the proposed Senior Housing Policy for council consideration. The policy was originally presented in July of 1990 and oubsequently in October of 1990. The policy has gone throu~h significant changes as a result of Counc11 recommendations and input from Senior housing officials. The purpose of this item is to receive Council approval or direction for council approval on January 7, 1991. The Senior Housing Policy is being proposed to assist the City in responding to Senior housing development proposals. The Economic Development Committee and staff sense a need for Senior housing in Prior Lake and anticipate at least one proposal in the near future. Although the issue of nursing homes relative to the moratorium has not changed , the City still anticipates proposals for Independent Care facilities for our Senior population. The Economic Development committee believes that the policy will provide the parameters for the successful development of alternative housing options for Seniors. The Economic Development committee has incorporated the comments of councilmernbers in the policy draft. Staff has also consulted with Senior housing development officials such as Bill Kempf of Helgeson and Associates a Senior housing development firm, and Bill Jaffa the Scott County HRA Executive Director. Meda Kop the Senior's out Reach Coordinator in Prior Lake was also consulted. Recommendations on building design and safety 4629 Dakota St. S,E" Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245 RECOMMENDATION: ALTERNATIVES: ACTION REQUIRED: Kempf and Mr. for simplfying requirements were made by Mr. Jaffa along with suggestions the process. Meda Kop addressed a series of issues that are important to Senior living in facilities. The issues covered a wide range of concerns, but generally fall under the categories of security, safety and ancillary services. other management type issues were brought to staff's attention by Meda Ko~ and will be kept on file for review at that t1me when a Senior housing proposal is received. The comments from all individuals were incorporated into the documents as presented. Staff and the Economic Development Committee recognize the importance of the policy and encourage Council to thoroughly discuss this issue at the Council meeting. The Economic Development Committee would anticipate Council approval with possible modifications. The Council alternatives are as follows. 1. The Council can approve the policy as drafted. 2. The Council can review and modify the policy and schedule the policy for Consent Agenda ap~roval on the January 7, 1991 Council meet1ng. 3. The Council can table the ~olicy for a future discussion with spec1fic reasons. 4. The Council can deny the policy for specific reasons. Motion to approve the policy as drafted. This is the third draft of the policy Council approval or amendments offered to reach approval are requested. 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 th1s trend becomes more apparent, communities must consider ways to address housing needs of the aging population. The purpose of this policy is to acknowledge the importance of senior citizens in our community an~ to provide a high quality of residential alternatives for sen1ors. To this end this policy will dictate as follows: 1) An outline of the develo~ment process required when financial assistance is requested ln order to generate the data necessary for making the most informed decisions for the benefit of the entire community. 2) An outline of the recommended process for reviewing Senior Housing proposals not requesting financial assistance. Included herein is the process and criteria deemed important in order to insure that independent to assisted care housing projects for seniors are carefully planned and designed to integrate into the community and ensure continued living standards for seniors. All comprehensive or nursing home projects are recommended to follow the same process and follow the State mandated code. 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 project should be located, if possible, near commercial centers, restaurants, parks and medical support services. The project must be accessible to public transportation and/or provide private transit service for residents. 1 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 senior 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 Pol1cy 8). PROJECT REVIEW It is the responsibility of the developer to demonstrate the viability and economic feasibility of a senior project, especially if the request requires financial participation from the City of Prior Lake. Project Review Process 1. 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 zonin9 considerations, plan submission requirements, and app11cable zoning and design requirements. 2. Market Studr: Following the concept review conference developers w1ll be required to com~lete an independent market study to determine if the project 1S feasible in terms of demographics, rental rates, and market demand. City staff will be consulted on the selection of the marketing study consultant to determine if the person(s) have the necessary credentials. The market study must be completed prior to project review. 3. Project Review: These meetings may include City staff, HRA Representatives, Finance Specialists, City Attorner, Developer and Developers Specialists, and Econom1C 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 eligible for financial assistance, the project will be presented to the City Council and/or the Economic Development Authority. 4. City Council Preliminary Review: The developer will present the ~roject concept to the City Council, Economic Development Comm1ttee and Economic Development Authority Representatives, 2 and request approval to enter into negotiations 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 ~roceed with the necessary documentation for financial ass1stance. 5. Project Analysis: This focus on land use, engineering issues, and City staff. sta~e of the process is designed to zon1ng, comprehensive plan, and include a series of meetings with 6. Planning Commission Review and Economic Development Committee Review: rt necogs~, the developer will present the proposal includin~ all financial information, the market study and the proJect analysis to the Plannin~ Commission and Economic Development Committee who shall publ1Cly review the project. It is the responsibility of the developer to make application and to present all plans and supporting materials to the commission and Committee. 7. Once approval is received from the Planning Commission, the project will be forwarded to the Citr Council and/or Economic Development Authority for considerat1on. The develo~er will be responsible to present the entire proposal 1ncluding funding, rezoning and other requests to the Citr Council and/or Economic Development Authority. The Counc11 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, and work with the residents to meet their independent needs. Recommended Safety Standards 1. be of sufficient emergency response All doors and areas of public use shall width to accommodate wheel chairs and equipment. 2. Wherever steps are located, ramps or elevators shall be provided in addition. 3. Handrails shall be installed in the halls and corridors and in the congregate dining facility. 3 4. Emergenc~ signal facilities shall be provided in each resident1al unit and shall register a signal at a central location. 5. Electric outlets shall be located at least 24 inches above floor level. 6. Grab bars may be located around all tubs, showers and toilet areas. 7. Emergency pull cords shall be installed in all bathroom and bedroom facilities. 8. All floor surfaces shall be nonskid and surfaced in such a manner so as to not impede the use of wheelchairs and walkers. 9. Central heating and air conditioning shall be individually adjustable for each residential unit. 10. Handle-type spigots and doorknobs shall be incorporated each unit. ..~~ ~ X,NI' 11. Fire protection features will be installed as'r~quired by City Code. Emergency alert devices are rcecommendcd installation in the facility. I~~ ~ into ~f) the lY0/ I ' for ~ SUBMISSION REQUIREMENTS 1. All applicable site plan submission materials required by the City for PUD and subdivision developments will be required. In addition, the City requires: A. Name and address of the owner, owner's a~ent, developer, surveyor, designer and consultants assoc1ated with the project. B. Survey: including ~raphic scale, north point, date of preparation, locat10n map showing proposed pro~ect location within the City, existing and proposed zon1ng, total acreage, topographic data, physical features, setbacks, access, roads, parking lots, open space, utility lines, and phasing which may be proposed. C. Buildin~ floor plans and exterior elevations indicating unit S1ze, number of units, exterior construction materials, garage units and number, and unit square footage. D. Landscape plan showing ~lantings, berms, lighting, parking layout, s1dewalks and trails. fences ,~' rt &flli 4 The information contained below in the 5 categories will be discussed with the a~plicant in the Project Concept Review Conference. Not all 1nformation will be applicable to all projects, a decision on the appropriateness of each will be made on a project by project basis. Buildinq Desiqn Considerations 1. The pro~ect shall ~rovide ample-sized meeting rooms and recreat10nal facilit1es 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 with the approval of the residents. 2. The ~roject shall take into consideration bulk, height, spac1ng of buildings circulation and parking pattern within the development in order to obtain adequate light, air, privacy, and open space for passive recreation and landscaped amenities. 3. Developments shall be designed to maximize security by arran9ing units in such a manner so as to provide informal surve1llance while maintaining resident privacy. 4. In order to aid accessibility, the project shall be designed to avoid steep grades and steps. 5. Project housing units shall be constructed to provide energy efficiency, low maintenance, and designed appropriately for senior occupancy. written Narrative 1. A written narrative of the information such as proposed size, building square footage, proposed ~roject including uses, dens1ty, average unit etc. . . 2. Pro~osed time frame for project including the estimated beg1nning and completion date and proposed phasing of project if applicable. 3. Statement regarding buildin9 management, care, staffing, community d1rectors, and employees if applicable. proposed health support service 4. Maintenance maintenance, laundry and items. agreement proposals concerning snow and garbage removal, painting, appliance maintenance and other building lawn care, applicable 5 Financial Information 1. A proforma which stipulates all project construction costs, on-going maintenance costs, manage~nt 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 institution. from an independent financial 3. If there is a request for the City financial participation in the form of TIF, a complete and concise project summary should be provided to prove the need for TIF. The summary should be supported by financial analysis and market study data. 4. All TIF projects will be structured as a 'pay as you go' project. Market study To clearly show that the project is feasible the developer must conduct a market study. The market study shall be conducted by an independent organization with experience in conducting market surveys of this type. A copy of the survey documentation and an analysis of the data must be provided along with an outline of the affordability issues. Property Purchase Aqreement and Terms 1. Description of the property proposed to be purchased. 3. options, price, "~ The developer must be prepared to enter into a development~ subject to approval of the project by the City Councilor Economic Develo~ment Authority. An administrative fee of $ w1ll be collected by the City in order to process a TIF plan. The fee will not be refunded if the project is not undertaken. Description of the proposed purchase terms, length of option etc... 2. 4. Guaranteed Occupancy Clause - Housing for the seniors must be occupied b~ eligible persons as defined in Policy 6 (Page 1). The city w1ll require a covenant of the owner(s) which guarantees occupancy by eligible individuals, stipulating that if the use of the building ceases to be for eligible persons, the owner(s) its heirs, executors and assigns will lose their right to continued financial assistance. If the owner(s) elects to sell the complex, the purchaser(s) must sign a covenant approved by the City Attorney to continue the use in the manner ori~inally intended or lose financial assistance. Any modif1cations to the covenant shall be approved by the City Council. 6 '..... ".~ Guaranteed occupancy prov1s1ons 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 b~ each tenant or employee. The certificate of occupancy w1ll be revoked if non eligible residents occupy the units. OBJECTIVES FOR CONSIDERATION OF FINANCIAL ASSISTANCE The purpose of lifestrle for object1ves can assistance. this policy is to ensure a high quality of Prior Lake's senior citizens. The following be achieved through the use of public financial 1. Encourage the development of affordable Senior Housing in order to retain Prior Lake residents. 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 w1th 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. 11. Address senior transit needs, i.e., circulation to retail area and medical clinics. 12. Provide a good sidewalk circulation system to move seniors through surrounding commercial and residential neighborhoods. 7