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070108 pl mnCITY OF SHOREWOOD PLANNING COMMISSION MEETING TUESDAY, 1 JULY 2008 MINUTES CALL TO ORDER Chair Schmitt called the meeting to order at 7:00 P.M. ROLL CALL COUNCIL cxAMBERs 5755 COUNTRY CLUB ROAD 7:00 P.M. Present: Chair Schmitt; Commissioners Gagne, Geng, Gniffke, Ruoff (arrived at 7:02 P.M.), and Vilett; Planning Director Nielsen; and Council Liaison Turgeon Absent: Commissioner Hutchins APPROVAL OF MINUTES 17 June 2008 Gagne moved, Gniffke seconded, Approving the Planning Commission Meeting Minutes of 17 June 2008 as presented. Motion passed 5/0. Commissioner Ruoff arrived at 7:02 P.M. STUDY SESSION 1. SENIOR HOUSING -PRESENTATION BY RICK FENSKE Director Nielsen stated at its 3 June 2008 meeting the Planning Commission suggested it would be prudent to discuss senior housing. This evening he had invited Rick Fenske to give a presentation on that topic. Mr. Fenske is the Director of Business Development for Weis Builders, Inc. Prior to that he served as Vice President at Maxfield Research, aMinneapolis-based real estate market research firm. Following are the highlights of Mr. Fenske's presentation. - The first baby boomers will start turning age 65 in 2011. - Minnesota's population of people age 65 or higher was slightly more than 620,000 in 2005. It's projected to be over 680,000 in 2010; over 795,000 in 2015; over 951,000 in 2020; and over 1.29 million in 2030. - The majority of household growth in the State between 2000 and 2025 will be in the age 55 or older age group (empty nesters, young seniors and senior population). There will be a decline in the 35 - 54 age group. - From 2000 - 2025 in the Twin Cities Metro Area (TCMA) there will be a drastic increase in the 55 - 79 age group. From 2000 - 2020 most of the growth with be in the younger seniors (65 - 74 years of age), and from 2020 - 2030 the majority of the growth will be in the older seniors (age 75 or higher). - From 1990 - 2000 the growth in the senior population occurred primarily in the second ring suburbs; the cities of Bloomington, Brooklyn Center, Brooklyn Park, Burnsville, Coon Rapids and Minnetonka have seen a growth rate of 50 percent or higher. There was CITY OF SHOREV6'OOD PLANNING C®I~IISSI®N MEETING 1 July 2008 Page 2 of 6 a decline in the core cities of Minneapolis and St. Paul, mainly due to the lack of redevelopment of senior housing. Just recently those two cities have taken an active role to accommodate the life cycle housing needs of their residents. - There are two major reasons seniors move into senior housing -lifestyle and need. Lifestyle driven reasons include: seniors want a change in climate (i.e., snowbirds); they are downsizing/resizing; they want to be closer to their children and grandchildren (this is called shadow migration); their neighborhoods are in transition; they want to rid themselves of home maintenance responsibilities; or they want to have more leisure time. Need driven reasons include: seniors' homes become to difficult or expensive to take care of; they have difficulty getting around their homes and there could be safety issues; they have a desire for more social opportunities; there is a death of a spouse; or there are health reasons requiring health services. - The preference for single-family homes becomes less prevalent as seniors age. The preference for townhomes peaks out at age 65 - 74. The population aged 75 or higher tends to move into multi-family settings. - Beginning at age 75 the need for support services and more likely assisted daily living services increases significantly. - Assisted living provides personal care services; that distinguished assisted living from other types of senior housing. - On January 1, 2006, 7,750 baby boomers turned age 60. Beginning January 2006 one baby boomer will turn age 60 every eight seconds for the next 18 years. Where boomers go businesses and capital will follow, in particular health care. New housing products will have to be developed and new uses for existing housing stock will have to be re- evaluated. - In the TCMA non-subsidized senior housing units grew from approximately 4,500 in the mid 1990s to approximately 32,000 in 2008. Nearly 16,000 units have been built since 2000, yet the vacancy rate has been below the equilibrium of 6% since 1992 which indicates there is a shortage of housing. - The continuum of housing and services for seniors ranges from fully independent living to fully or highly dependent on care. - The general types of market rate senior housing include: active adult, congregate, assisted living and memory care. Limited services such as meals and housekeeping are provided in congregate housing. Personal care services are provided in assisted living housing. Memory care housing is a subset of assisted living and is geared to individuals inflicted with things such as dementia, Alzheimer's, etc. - In the TCMA 62% of senior housing options are market rate (or pay-as-you-go), 7% is affordable (a lot of that is owned by a municipality or county, and they set the rent levels based on an individual's income), and 31% is subsidized. The subsidized units are much older; there has not been much subsidized development done since the 1970s. - In the TCMA during the late 1980s most of the senior housing construction was for congregate housing. Much of that housing has since been converted to assisted living housing. Since that time construction has been much more diversified. - In the TCMA in 2006 the breakdown of market-rate (non-subsidized) senior units was: congregate - 35%; active adult - 32%; assisted living - 18%; affordable 10%; and memory care - 5%. - The vacancy rates for all types of independent housing are less than the 5% equilibrium for independent living. Senior townhomes, senior condominiums and senior cooperatives have all experienced a gradual increase the last few years because seniors are unwilling to sell their homes because of the current housing market. CITY OF SHOREWOOD PZ,ANNING COMMISSION MEETING 1 July 2008 Page 3 of 6 - The turnover rate for assisted living units is 30% - 35% in any given year; the expected length of occupancy is 18 - 36 months. The length of occupancy for independent living units is 6 - 10 years. - The vacancy rate for assisted living housing is 6% and 4% for memory care; the equilibrium is 7%. Memory care housing is in high demand. - There are approximately 6,300 age-restricted owner-occupied development units in the TCMA. The breakdown is: cooperatives - 3,800 units; condominiums - 1,780 units; and townhomes/detached homes - 640 units. The TCMA and the State are unique in the United States because cooperatives have taken root here; 75% of the cooperatives in the U.S. are in Minnesota. A cooperative is similar to a condominium. It's amulti-story building. But rather than buying the unit, the individual buys into a corporation which owns the building and grounds. - Owner-occupied units are typically larger, and the individual has an opportunity to upgrade or customize them. Most of these facilities do not offer any services. The facilities appeal to a younger, more active senior. - The average move-in age is 68 for townhomes, 70 for condominiums, 73 for cooperatives, 78 for independent rental units, and 81 - 83 for assisted living units. - The more recent and current senior housing trends include a wider acceptance of the concept of senior housing, a greater variety of product choices, the emergence of senior housing cooperatives, units keep getting larger which makes them more appealing and projects are more sophisticated. - There has been a moratorium on nursing home beds since 1981; the number of beds has been reduced by approximately 5,000 since then and the goal is to reduce the number by another 5,000 in the next 10 years. Assisted living can accommodate the vast majority of nursing home residents. Nursing home care has transitioned from long-term care to acute/rehabilitation care. There is a staffing shortage for nursing homes. There is an influx of African and far-eastern people to fill the staffing shortage; that creates cultural challenges and communication challenges. - Senior campuses built today provide a variety of product on one site or under one roof. - A number of local municipalities own senior housing projects for their residents. - Retirement housing utilization of services and infrastructure is significantly less than it would be for a similar sized single family subdivision or apartment unit. It has 33% of the traffic volume, street maintenance is 35% less, it has 60% of the water consumption, it has 74% of the wastewater generation, it has 67% of the solid waste generation, is has 25% of the police protection, is has 33% of the fire protection services. It does use 110% of emergency medical services. - By 2025, demographics for Minnesota will be similar to present day Florida. - Tomorrow's seniors will have more financial resources (for the leading edge of the baby boomers), they will be healthy longer and live longer, they will be with a spouse longer, they will be more educated, they will have a desire for life-long-learning opportunities, they will embrace technology, they will be environmentally and socially conscious, they will demand a health and wellness emphasis, and boomers will want to be pampered. - In the future housing for seniors at all levels will become an integral part of the planning process of municipalities and private developers. Residents and caregivers will become more ethnically diverse. There are very few skilled nursing beds serving the markets in the second and third ring suburbs. Nursing home beds will eventually be replaced by assisted living and memory care facilities. - Technology will have a significant impact on senior housing. Remote activity monitoring can monitor an individual's activity level. There's the Eureka ROBO Vac which helps with vacuuming. Smart toilets (which monitor hydration and blood sugar, and toilet seats CITE' ®F SPI®ItEW®®D PI.Al~NIIl~G C®1VIMI~SI®I9~ MEE'TING 1 July 200Z~ Page 4 of 6 monitor vital signs) will soon come to market as will smart shirts (which monitor temperature, respiration, blood pressure, heart rate and blood oxygen). Mr. Fenske showed pictures of some of the nicer senior housing facilities in the TCMA and he highlighted the features in the facilities. In response to a question from Commissioner Gagne, Mr. Fenske stated affordable housing is dictated by a guideline established by a government agency. It typically uses 60% of the county's medium income in determining affordability (although other percents have been used). A facility was recently built in the City of Blaine where a certain percent of the units had to be leased to individuals with 30% of the medium income, another percent for no more than 50% of the medium income, another percent for no more than 60% of the medium income, and the rest are market rate. The amount fora 60% of the medium income for atwo-person house would be approximately $38,000 and it would be $32,000 for asingle-person house. In response to a question from Commissioner Gniffke, Mr. Fenske stated Minneapolis was not a leader in senior housing. St. Paul has recently provided a lot of funding for developers. The City of Blaine owns three senior-housing projects. Dakota County has a special tax levy it uses specifically for development of affordable housing. Scott County does a lot of central bond financing which provides affordable housing, and it does not place income restrictions on residents. Anoka County fluctuates. Ramsey County offers funding but doesn't do any development itself. In response to a question from Chair Schmitt, Mr. Fenske stated it was important to educate people on the need for senior housing. He explained some communities are designating a percent of its Planned Unit Developments (P.U.D.s) should be age-restricted with a preference for a continuum of care facility. Counties are a more active force because they are a funding source for some of the services for low- income seniors or seniors who have outlived their resources. In response to a question from Director Nielsen, Mr. Fenske stated if municipalities own the senior projects they can market to their own community before opening it up to the general public. Non-profit organizations are currently building very few affordable housing units; they are doing some of the most upscale projects. Commissioner Gagne questioned how much land would be required to develop a senior housing facility. Mr. Fenske stated one of the denser non-vertical projects was a 90-unit facility on 1.7 acres of land; one- half of the facility was independent units and the other half dependent units. The facility had no parking issues. The building was afour-story structure. If a structure could not be three or four stories, it would have to be a facility for dementia care because they have the highest profit margins. Mr. Fenske stated Shorewood definitely has a need for senior housing but it comes down to economics; land cost is problematic. Commissioner Geng questioned what it means to the City's future if it doesn't provide senior housing. Mr. Fenske stated the City will lose its long-term residents who have likely been the most active in the community for a long time. By providing it, younger residents will know their aging parents will be able to live in the community. Not providing the option for senior housing will keep the aging population in their homes longer than they should; maintenance on their homes will be deferred, there will be fewer turnovers of homes, and seniors will have safety issues. Mr. Fenske stated younger families typically fix up older homes that seniors have not invested in during recent years. CITY ®F ~H®REWO®D PLANNING COll~I1VIIS5I®lOT 1dIEETING 1 July 2008 Page 5 of 6 Director Nielsen questioned what the smallest number of units could be in a facility that has a continuum of living options. Mr. Fenske stated an 80 - 90 unit facility is a breakeven point, and that would require a for-profit developer. That size development could be built on a two-acre site. Non-profit developers usually don't build facilities with less than 180 units. 2. COMPREHENSIVE PLAN (continued from 17 June 2008) Land Use Chapter -Revised Draft Director Nielsen stated he had not made any changes to the revised draft update of the Land Use Chapter of the Comprehensive Plan he had distributed to the Planning Commissioners at its last meeting. He reviewed the changes at the last meeting and he asked the Commissioners to review the Chapter and come prepared to this meeting to discuss any changes they want to recommend. Nielsen explained a few years ago when senior housing was under consideration the need and demand for it was discussed and well known. The City focused on active senior housing at that time. There were two active senior housing (cottage) developments done at that time. The price for the units increased a great deal before the project was even started. At that time there was not much interest in multi-family senior housing or assisted living housing. Nielsen stated the City Code addresses the cottage type developments well. Those developments can be done in the R1A - R3A zoning districts, and the densities for those developments were allowed to increase because they don't generate the same demand on infrastructure and services other developments do. The further along in the housing continuum toward dependent care the less the demand there is for infrastructure and services. The Code doesn't address multi-family independent living housing or assisted living housing. He explained the maximum density the Code allows is ten units per acre. The City Code does not allow for any residential development in a commercial zone. A senior housing development would have to be a planned unit development (P.U.D.), which is not a problem, but the density restriction does apply. Nielsen stated the issue of senior housing should be added to the Issues Section of Land Use Chapter, and areas of the City which could support that type of housing should be addressed. He thought the issue should not focus on density for multi-family independent living facilities or assisted living facilities; those are a land use of their own. The number of units should be somewhat irrelevant. Commissioner Gagne stated seniors don't mind living in a facility located near the highway because they can watch the activity. Commissioner Gniffke stated it would be a disservice to the community to delay consideration of senior housing. Chair Schmitt stated the City would discourage development in that market segment if it doesn't start to address the issue now versus waiting until the City receives a proposal. The City should be proactive. He citied an example of a senior housing development he was involved with in the City of Golden Valley, and it had nothing to do with the number of units. There are over 80 units in the facility which was on 1.7 acres of land; it was not too dense. Commissioner Geng stated the aging population was along-term economic issue for the City; a community full of retired people will affect the vitality of the community. CITY ®F SHOREW®®I) PLANNING C®MMISSION MEETING 1 July 2008 Page 6 of 6 There was consensus to add the issue of senior housing to the Issues Section of the Land Use Chapter. The Planning Commission had no further changes to recommend to the Land Use Chapter. Director Nielsen will distribute a finalized draft update to the Commission at its next meeting. Transportation Chapter -Issues This item was continued to the 15 July 2008 Planning Commission meeting. Community Facilities Chapter -Issues Director Nielsen stated the City Engineer, the Director of Public Works and he had discussed the issue of the future need for the City to have a water treatment system(s). That has to be identified as an issue in the Issues Section of the Community Facilities Chapter. The issue/direction of installing watermain when streets are reconstructed needs to be added. The issue of the future of the Southshore Center needs to be added. This item was continued to the 15 July 2008 Planning Commission meeting. 3. MATTERS FROM TIIE FLOOR There were no matters from the floor presented this evening. 4. DRAFT NEXT MEETING AGENDA Director Nielsen stated that the 15 July 2008 Planning Commission meeting would be a study session and it would be devoted to finalizing the Land Use Chapter of the Comprehensive Plan, and discussing the issues sections of the Transportation Chapter and the Community Facilities Chapter of the Plan. 5. REPORTS Council Liaison Turgeon reported on matters considered and actions taken at the June 23, 2008, City Council regular meeting and work session (as detailed in the minutes of those meetings). Director Nielsen provided an overview of the administrative enforcement process discussed at the work session. • SLUG No report was given. • Other None. 6. ADJOURNMENT Geng moved, Gagne seconded, Adjourning the Planning Commission Meeting of 1 July 2008 at 8:27 P.M. Motion passed 6/0. RESPECTFULLY SUBMITTED Christine Freeman, Recorder