HomeMy WebLinkAbout3E - Senior Housing Policy
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AGENDA NUMBER:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
"CELEBRATE PRIOR LAKE'S CENTENNIAL. 1991"
3 (e)
KAY SCHMUDLACH, ASSISTANT CITY MANAGER
CONSIDER APPROVAL OF SENIOR HOUSING POLICY
JANUARY 7, 1991
The City council reviewed the Senior Housing
Policy on December 17, 1990 and made minor
amendments. This item is placed on the
Consent Agenda for final approval.
The Senior Housing Policy is being proposed to
assist the city in responding to Senior
Housing Development proposals. The Economic
Development committee and staff anticipate
development proposals and have prepared this
policy to 1) outline required features for
developments requesting city financial
assistance, and 2) outline recommended
features for developments not requesting City
financial assistance.
At the December 17, 1990 city
the Citr Council commented on
the Senlor Housing Policy.
been amended in the following
council meeting
several items of
The policy has
ways.
1. On page 1 under the STATEMENT OF PURPOSE
section, the definition of Senior Housing
Developments that fall under this policy
have been included.
2.
On page 2 under PROJECT
CONSIDERATIOI number 7 the
"apJ;>ropriate open space for
resldents" have been included.
POLICY
words
Senior
3. On page 3 under proiect Review Process
number 4, the paragra~h has been reworded
to include authorizat~on from only the
City Council. Review is designated for
approJ;>riate city bodies which mayor may
not lnclude the Economic Development
4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 I Fax (612) 447-4245
An Equal Opportunity/Affi~f)e Action Employer
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RECOMMENDATION:
ALTERNATIVES:
ACTION REQUIRED:
Committee and the Planning Commission
but will Include at a minimum the City
Council.
4.
On page
Standards
audio and
added.
5. On page 5 under SUBMISSION REQUIREMENTS
letter D, the term "open space" has been
added to the details required under the
Landscape Plan.
3 under Recommended safeth
number 11, the words "bot
visual are required" have been
6. On page 6 under Property Purchase
Aqreement and Terms number 3, the word
"agreement" has been added to the first
sentence following the word development.
Staff concurs with the Council amendments and
recommends approval.
The Council alternatives are as follows.
1. The Council can approve the policy as a
Consent Agenda item.
2. The Council can withdraw this item from
the Consent A~enda for further discussion
and modificat1on.
3. The Council can table this action until a
later date.
Motion as part of the Consent Agenda is in
order.
SENIOR HOUSING POLICY
1991
STATEMENT OF PURPOSE
The City of Prior Lake recognizes that persons over 55 years of
age are proportionately the fastest ~rowing 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 poli~ 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 develoJ;>ment process
required when financial assistance is requested 1n 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 pIDcess 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 cODmunity 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. For the purpose of this document
independent to assistant care housing means: Those Senior Housing
alternatives that provide a range of assistance from virtually no
assistance as in independent apartment style living to Congregate
Housing which provides integrated shelter and services for
persons frail but not re9Uiring 24 hour supervision to assisted
living which provides Integrated shelter and service to persons
who are frail and require 24 hour supervision. Nursing home
J;>rojects are defined as those housing alternatives that provide
lntegrated shelter with medical, nursing, social, and
rehabilitation services for persons needing 24 hour nursing
supervision.
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.
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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.
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, ancillary
support services, and appropriate open space for senior
residents will be considered. (Comprehensive Plan Housing
Policy 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.
proiect 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 zonin~ considerations, plan submission
requirements, and appllcable zoning and design requirements.
2. Market studr: Following the concept review conference
developers wlll be required to comJ?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 mar include
Representatives, Finance Spec1alists,
City
City
Staff, HRA
Attorney,
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Developer and Developers Specialists, and Economic
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 project concept to the appropriate City bodies including
the City Council. Depending on the concept, the City Council
may recommend staff enter into negotiations in order to
develo~ a financial package between the City and developer.
Authorlzation from this meeting is not a ~roject approval but
rather an authorization to ~roceed w~th the necessary
documentation for financial asslstance.
Project Analysis: This
focus on land use,
engineering issues, and
City staff.
6. Planning Commission Review and Economic Development Committee
Review: If necessary, 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 publ~cly review the
project. It is the responsibility of the develo~er to make
application and to present all plans and support~ng materials
to the Commission and Committee.
5.
sta~e of the process is designed to
zon~ng, comprehensive plan, and
include a series of meetings with
7. Once approval is received from the Planning Commission, the
project will be forwarded to the City Council and/or Economic
Development Authority for considerat1on. The develo~er will
be responsible to present the entire proposal ~ncluding
funding, rezoning and other requests to the City Council
and/or Economic Development Authority. The Counc~l 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.
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Recommended Safety Standards
1.
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.
be of sufficient
emergency response
3. Handrails shall be installed in the halls and corridors and
in the congregate dining facility.
4. Emergencr signal facilities shall be provided in each
residentlal 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 into
each unit.
11. Fire protection features will be installed as required by the
City Code. Emergency alert devices both audio and visual are
required for installation in the facility.
1.
SUBMISSION REQUIREMENTS
All applicable site plan submission materials required br the
City for PUD and Subdivision developments will be requ red.
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 9raphic scale, north point, date of
preparation, locat1on map showing proposed pro~ect
location within the City, existing and proposed zon1ng,
total acreage, topographic data, physical features,
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setbacks, access, roads, parking lots, open space,
utility lines, and phasing which may be proposed.
c. Buildin~ floor plans and exterior elevations indicating
unit slze, number of units, exterior construction
materials, garage units and number, and unit square
footage.
D. Landscape plan showing ~lantings, berms, fences,
lighting, parking layout, s1dewalks, trails, and open
space.
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 J?rovide ample-sized meeting rooms and
recreatlonal facilitles 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 project shall take into consideration bulk, height,
spacing 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 amenit1es.
3. Develo~ments shall be designed to maximize security by
arran~lng units in such a manner so as to provide informal
survelllance while maintaining resident privacy.
4. In order to aid accessibility, the project shall be designed
to avoid steep grades and steps.
5. Pro~ect housing units shall be constructed to provide energy
efflciency, 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, denslty, average unit
etc...
2. proJ?osed time frame for project including the estimated
beg1nning and completion date and proposed phasing of project
if applicable.
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3.
statement regarding buildin~ management,
care, staffing, community d1rectors, and
employees if applicable.
proposed health
support service
4.
Maintenance
maintenance,
laundry and
items.
agreement proposals concerning
snow and garba~e removal, paintinq,
appliance ma1ntenance 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
institution.
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.
from
an
independent
financial
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 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 development
agreement subject to approval of the project by the City
Councilor Economic Development Authority. An administrative
fee of $ will be collected by the City in order
to J?rocess a TIF plan. The fee will not be refunded if the
proJect is not undertaken.
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4. Guaranteed Occupancy Clause - Housing for the seniors must be
occupied br eligible persons as defined in Policy 6 (Page 1).
The City w II 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 modif~cations to the covenant shall be
approved by the City Council.
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 by each
tenant or employee. The certificate of occupancy w~ll be
revoked if non eligible residents occupy the units.
OBJECTIVES FOR CONSIDERATION OF FINANCIAL ASSISTANCE
The purpose of
lifestyle for
objectlves 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 hi~h level of design and landscaping quality,
consistent w~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.
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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.
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