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07/31/1989 CONF MTG - 5393- `/'' �.� .' � . ...(_l„ _ G 1 [ VI FRIDLEY CITY COUNCIL CONFERENCE MEETING JULY 31, 1989 - 7:30 P.M, COMMUNITY EDUCATION CENTER l. Discussion of Senior Housing Study 2. Discussion of Old Central Avenue Corridor Study 3. Other � � � cinroF F�� . C011/iMUNITY DEVELOPMENT DEPART'MENT' MEMORANDUM DATE: July 27, 1989 , TO: Will' B s C' a er �� iam urn , ity M nag �4 FROM: SUBJECT: Jock Robertson, Community Development Director Barbara Dacy, Planning Coordinator Michele McPherson, Planning Assistant Old Central Avenue Corridor Study Attached is the Old Central Avenue corridor study which contains detailed explanation of the study purpose, study limits, Planning Commission recommendations and an analysis of implementation methods and timeframe. We would like the City Council to discuss the following issues at the City Council conference meeting on July 31, 1989: 1. A boulevard improvement proj,ect along Central Avenue. This would include trees, street lights, and a bikepath. This approach does not include a median or center islands. A comprehensive sign plan is also included. 2. The recommendations and implementation analysis for various areas along the corridor. The study contains the Planning Commission and staff recommendations for the overall direction of land uses in the corridor. 3. Future meetinas. After City Council consideration, staff recommends the Council's comments be forwarded to the HRA for review. We also recommend conducting neighborhood meetings to gain input regarding the elements contained in the corridor study. A number of factors affect the implementation of the land use recommendations such. Most of these could not occur until 1991. Yet, the cc�rridor study provides the basic framework for future goal setting sessions by the City Council, HRA and Planning Commission. However, in the interim, staff recommends the City pursue the following three items in the next 18 months: 1. Pursue a redevelopment project to remove the junkyards. { ` Old Central Avenue Corridor Study Cover Memo July 27, 1989 Page 2 2. ,�.i��u� ��ec3��c�pment proj ect at the northeast corner of Missis�Y��a� Street and Q�d Central Avenue. 3. Continue planning on the boulevard improvement proposal. The Old Central plan should be evaluated again prior to the 1990 Capital Improvement Plan update. BD/dn M-89-434 1 ��''"�f OF FRIDLEY OLD CENTRAL AVENUE �ORRIDOR STUDY JULY 26, 1989 � � crnroF Fw�r � • study purpose A number of past and proposed development applications have heightened the need to study the mixture of zoning and land use patterns in the Old Central Avenue Corridor. The purpose of this study is to propose development alternatives to provide a better sense of identity and to provide a sensible land use pattern. 8tudy Limits The study area extends from the intersection of Old Central and Rice Creek Road north to Osborne Road. The study area was divided into two phases. Phase 1 is the southern part of the Corridor from Rice Creek Road to Rice Creek, and the second phase is from Rice Creek to Osborne Road. The study area is expanded in this phase to include the area west of Old Central to Highway 65. sportsmans! Hiqhway Central Avenue used �to be Old Highway 65. In fact, it was nicknamed the "Sportsmans' Highway" because it was one of the f irst paved highways in Minnesota. It was a popular route to northern hunting and fishing areas. After construction of TH 65, Old Central became a local collector street rather than a major thoroughfare. The lack of visibility has caused some properties to remain vacant and underutilized. The Central Avenue right-of-way is 100 feet wide. The large boulevard areas have caused problems for some businesses along the Corridor (sign setbacks); however, it can be used as an opportunity to provide a unifying element through the Corridor. The Planning Commission agreed with Planning staff's recommendation to pursue a boulevard/parkway street improvement approach without medians in the street right of way. Boulevard Improvements The boulevard improvement approach would contain landscaping, appropriate street lighting, and bikeway/walkway improvements to connect and unify the various commercial and residential areas along the corridor. A comprehensive signage plan is also proposed in order to provide an appealing landscape and to promote the "neighborhood ambience" of the corridor. At the �eetinc�t we will present a graphic of the boulevard improvement approach. It proposes tree species which will provide a 10 -15 foot separation between the ground elevation and the tree crown. The street lights are proposed to be a single bulb fixture of 12 - 15 feet in height (exact design to be discussed along with urban design standards). They will be spaced at 110 feet to respect the residential uses on the opposite side of the street, but yet provide adequate lighting for the bikeway. - 2 - A comprehensive signage plan is also proposed. We suggest the following policies: - 1. Only ground mounted signage should be permitted. The purpose of requir�ng a ground mounted sign (maximum height of ten feet) is t� ��i��t the space provided by the tree canopy, and to be more compea�tible with residential land uses across Old Ce�tral Avenue. Installation of a 25 foot free standing pylon signs along the corridor would conflict with the proposed tree planting scheme and would contribute haphazard appearance along the corridor. 2. Signage materials should include brick, masonry or metal products. Wood materials may pose long term maintenance problems. 3. Interiorj�xterior illumination would be permitted. 4. The 100 foot Old Central right of way was reserved originally anticipating a four lane improvement associated with a major thoroughfare. As a local collector street it will not experience the traffic volumes associated with a major thoroughfare. A 28 foot boulevard area exists on either side of the 44 foot wide pavement. Properties along the corridor are required to observe a larger sign setback as compared to properties abutting a typical collector street, such as Mississippi Street which has a 66 foot wide right of way. A sign along Old Central Avenue is required to be located 38 feet from the curb, rather than 21 feet in a 66 foot wide right of way (11 foot boulevard and 10 foot setback). An ordinance amendment could be pursued to resolve this inequity. The ordinance could require City Council approval for signs along Old Central Avenue. In this way, the City Council could also control the sign type to insure compatibility with residential uses and the overall appearance of the corridor. We have estimated the costs for the boulevard improvements to be approximately $1,000,000 (see attached detail). The City should continue the planning process for this approach as follows: a. Finalize decision an urban design standards to guide street light selection. b. Consider ordinance amendment for signage along Old Central Avenue. c. Prepare boulevard improvement plan "in house" for approval by Anoka County, and consideration for implementation by the HRA. - 3 - Study Methods Staff collected zoning history data, reviewed the building permit files for the age of structures, reviewed traffic counts along Old Central and intersecting streets, reviewed general drainage and utility patterns, and identified any unique areas of natural resources. For each phase, staff developed a residential scenario and a��mmercial/industrial scenario. In some instances, the recommendation proposed a mixed use approach where one use is Old identified on one side of the street, and another use on the other side of the street. We also met with other department heads for their input and comments. Planninq Commission Recommeadation A summary of the Planning Commission recommendations for each phase is provided below. Phase 1- Rice Creek Road to Rice Creek 1. The east side of Central Avenue between Rice Creek Road and Mississippi Street should be developed in residential land uses, preferably owner occupied single family homes or twinhomes. The west side of Central Avenue in this segment should be developed into commercial land uses. The east side is now zoned C-1, Neighborhood Commercial and would have to be rezoned to R-1, Single Family Dwelling. Staff prepared a scenario of a potential street and subdivision pattern on the east side (we will present an aerial photo of this proposal at the meeting). On the west side, the new Advance Company's development and the Moore Lake Commons Shopping Center provides a strong commercial identity. The Commission recommended that the two remaining vacant parcels on the west side remain zoned as commercial. 2. North of Mississippi Street to Rice Creek, a residential pattern should be maintained. The Bacon Electric and the automotive business in the northeast corner of the intersection should be relocated; however, the existing Country Boy grocery ana the affice building across the street can rema�.n tc► ��ovide a node of neighborhood services. Phase 2- Nor�h of Rice Creek to Osborne Road 1. The Commission recommended removal of the junkyards along 72nd and 73rd Avenues including Determan Welding. The area should then be re-marketed as an industrial business center. Alternative street plans should also be considered including vacating 73 1/2 Avenue and constructing an east/west road south of Fireside in between the mobile home park and the 0 - 4 - industrial area. This would eliminate double frontage lots and encourage storage areas to be located at the rear of pr�perties. 2. The m�bile i�c�� park should be maintained in its current location and its appearance should be improved. The Commission suggested another alternative of relocating the mobile homes along Highway 65 to the east and relocate Tam's restaurant along Highway 65 or along Highway 65 just north of 73 1/2 Avenue. The Planning Commission also suggested moving the existing park north of Fireside Drive and north of Service Master. 3. The properties along Highway 65 from the SuperAmerica site south to Rice Creek Road should be rezoned from M-1 to C-2. A majority of these properties are occupied by commercial oriented us�s (SuperAmerica, offices, tanning salon, mobile home sales�. �he Kurt Manufacturing rezoning represents the first step toward this end. Commercial redevelopment may be more appropriate given the lot sizes and location of these properties along Highway 65. 4. A small multi-tenant commercial strip center located at the southeast corner of Osborne Road and Old Central is substandard in appearance and should be removed and reused as sing3.e family home sites. Although the property is a double frontage lot, the access to the sites can be gained from the interior street (Meadowmoor Drive). 5. At the southwest corner of Osborne and Old Central, there is a large vacant area now zoned M-1, Light Industrial. The Planning Commission determined that a mixture of R-3 or R-4 zoning should be pursued to promote a young senior project, mobile homes, ar other multiple family development. The Planning Commission wanted the City to consider additional me�bile homes as it does provide low and moderate income housing and an alternative housing choice. The Police Chief expressed concerns regarding expanding R-4 2onir�e� fc�r r�e� mobile home sites. The Police Chief reported a number �� incidents of speeding violations in the existing mobile home parks as well as criminal activity. The Planning Commission also recognized that commercial uses may occur at the southwest corner of the intersection given the recent activity at Highway 65 and Osborne Road. Additional commercial uses would provide shopping services which the residential area in the northeast corner of the City may patronize versus shopping in Spring Lake Park or Moundsview. � - 5 - 6. The property south of the American Legion at the southeast corner of Onondaga and Old Central should be combined with the American Legion property for expanded parking. The Planning Commission did not have a strong opinion as to whether or not the �ulti-tenant commercial building at the intersection of Osbor�� ad and Old Central Avenue should remain or be removed. 8ummary - Central Avenue Corridor The haphazard mixture of zoning and land uses along Central Avenue has tended to create an identity crisis for this area of the community. The Planning Commission's intent to reserve the east side of OId Central as residential and the west side as commercial or industrial is intended to use Central Avenue as a signal or separation between thg two different land use characters. The southern portion of the study area has more of the "neighborhood ambience" than the north segment. However, a boulevard improvement approach will act as a unifying element which will connect the different neighborhoods in the area. Installing a bikeway/walkway along the corridor from Osborne to Moore Lake Commons and south, as well as installing appropriate lighting fixtures and other landscape treatments can provide a unique character for this area of the community. The residential areas in this part of the community may identify more with surrounding communities rather than Fridley. These neighborhoods should be "connected" to Fridley as much as possible, while having a compatible existence next to non-residential uses. Implementation Plan These recommendations have been described as "aggressive" and "ambitious". A number of factors influence implementation of these recommendations. ' Two tax increment districts exist within the corridor. The recentiy created Onan tax increment district was primarily based on the expansion plans of the existing Onan facility. Therefore, the increment ger�erated from the Onan expansion would defray the public improvements necessary to enable the project to be complet+ed. It is anticipated that Onan will be constructing their expand�e� f��ia.ties in 1990. There will be other increment availab�e irom other properties in the district. These monies may be used for other projects which the HRA has already prioritized. Another factor affecting the implementation of these recommendations is that the HRA has maintained a policy of securing a viable project prior to acquiring property. Acquisition of the junkyards will therefore be dependent on attracting a developer to redevelop these sites. . - 6 - Third, the impact of Moore Lake Commons on other properties in the corridor is a��t. clearly defined at this time. New traffic patterns resulti�g €ra� the development may also occur. Attached is a tab3le o� imglementation actions and a potential target date for each of the recommendativns. Because of the above noted factors, most of the recommendatians cannot realistically be anticipated to occur until 1991. Pending City Council direction, these recommendations should be reconsidered for the 1991 goal and objective setting sessions by the City Council, HRA and staff. The rezoning recommendations can be pursued as development occurs, and after the comprehensive plan process has been completed (scheduled to be completed in early 1991). The study can serve as an interim guide �a�ts1 a reevaluation of the area is done in 1991. Conclusion Of the recammendations, staff recommends the City prioritize the following projects in the next 18 months: 1. Pursue a redevelopment project to remove the junkyards. 2. Pursue a redevelopment project at trie northeast corner of Mississippi Street and Old Central Avenue. 3. Continue planning on the boulevard improvement proposal: a. Finaii�e decision on urban design standards to guide street light selection. b. Consider ordinance amendment for signage along Old Central Avenue. c. Prepare boulevard improvement plan "in house" for approval by Anoka County, and consideration for implementation by the HRA. The Old Centra2 Avenue plan should be reevaluated for the 1991 goal setting process. 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' � � � _ 1..� ... ; � : � � �^ � � � „•~ LI�.'_�\ � 1 ^� �� 1� � r �t � ' ! ;,, � A ..�� , �; r...... ,�� nr+� �,r�..� ' . w.... l t / � ..... _,,, �c x � • r..� ,�. ',wi? � � ,`y 1` ! A� ,tc �� }j� • � � � � � �r-�'----, _ _� � � f � .. . : o �_ = co�ur��: � : i '� � '; ;. `. `Y • � � / S �.- ...� � I _ , • , . •,.,. » .. • MEIGMTS � �, = u I 1 � PLANNtNG DIVISION � MEMORANDUM unoF fR1DLEY DATE: Ju�y 25, 1989 TO: Barbara Dacy, Planninq Coordinator FROM: Michele McPherson, Planning Assistant SU&7ECT: Central Avenue Preliminary Cost Estimates Attached are the preli�inary cost estimates for the proposed public improvements on Central Avenue. These improvements include single globe lights, an eight foot bikeway within the right of way on Central Avenue, and boulevard trees. Any additional landscaping would reguire a comprehensive landscape plan and would, of course, incur additional costs. MM/dn M-89-429 f � 1 uo 0 0 o u o 0 0 ,.a ° � o � a o 0 0 E'� �O M CO � E'1 �O O� N p M �o �o O O �n r E. v} N M E�+ �"� d' ca cn v� vt c� vr � 0 H w � o w � °� o o s� U o 0 0� � o c� o �n o � E O N O� H O N O G ~ N � -•-i ,'L N rl •.� '„z,7 � i/} N r--i !-1 .'7 N VY Vi r-1 W a� u a � W � x H ,� � ., a ,A w � , '��.. 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TO: William Burns, City Manager .;► "�`� � FROM: SUBJEC?' : Jock Robertson, Community Development Director Barbara Dacy, Planning Coordinator Senior Housing Study Attached is the analysis of the results of the senior housing study, as well as options for future policies for senior housing. The Planning Commission and Human Resources Commission minutes are attached, as well as various copies of the tabulations and cross tabulation of the mail survey results. Should any Councilmember need another copy of the study, please contact us. BD/dn M-89-436 t � � c�nroF F�� COINIMUNITY D£VELOPMENT DEPARTMENT M EMO RAN D UM DATE: July 27, 1989 �,� TO: william Burns, City Manager.�� FROM: SUBJECT: Backqround Jock Robertson, Community Development Director Barbara Dacy, Planning Coordinator Senior Housing Study At the October 3, 1988 City Council conference meeting, the City Council determined that additional research should be conducted to determine the demand and housing preference of low to moderate income seniors for senior housing. The City Council determined that the results of the study would then provide a background to formulate policies for the level of commitment for senior housing. Survey Results Attached are various copies of the results of the survey questions. To summarize, the basic demographics of Fridley seniors are as follows: l. 2. 3. 4. 64� of Fridley seniors are aged 65 - 74; 20% are aged 75 - 84; 14$ are aged less than 65. 33$ of Fridley seniors have a household income of $15,000 or less; 31� have an income level between $15,000 -$24,999; 33% have an income level of $25,000 or over. 43� of Fridley seniors prefer single story individualized entrance housing units; 31$ prefer a multiple story apartment building. 87� of Fridley seniors currently own a single family detached home. 5. If senior housing were provided, a majority of the respondents indicated that a location next to a grocery store, retail shopping, doctor offices and the senior center are desirable features, as opposed to "essential" features. Other desirable features included location on a busline, proximity to a post Senior Housing Study July 26, 1989 Page 2 office, and proximity to a church. These seniors identified "close" as follows: a. If walking, a majority indicated 2-3 blocks. b. If driving, a majority indicated 2-5 miles. Of the 55� who responded to the mail survey, 18% indicated that they would definitely consider moving into senior apartments if such housing were available at a price that they could afford. The Degartment of Housing and Urban Development (HUD) typically uses a range of 15�-20� of the senior population to estimate a demand for senior housing. Of the 18$ who indicated a willingness to move immediately, over half of these persons indicated that they have a household income of $15,000 or less. HUD uses a factor of 40% of household income to determine the rent level for seniors. If a household spends 400 of its income on housing, the household would need to rent an apartment for $500 per month or less. About 26� of the respondents indicated a willingness to pay $400 -$500 per month; about 24% indicated a willingness to pay $300 -$400. The consultant identified an immediate demand of 72 units of senior housing. Given the response of low to moderate income persons, the consultant recommended that 81� of those units (59) should be for lower and moderate income households. The consultant also identifies an increasing demand for senior housing in 1993 and beyond. The consultant estimates a demand of an additional 155 senior housing units by 1993. The consultant also estimated a demand of 254 senior housing units in 1998. Market Area The Minnesota Housing Financing Agency underscores the fact that the marketability of a specific senior development is location dependent. In the report entitled "Estimates of Demand for Market Rate Housing for the Elderly in the Twin Cities Area" (February 18, 1986), the MHFA states: "As pointed out in previous reports on the market for nonsubsidized housing far the elderly, not all developments will succeed or fail in equal measure. Even in over-supplied housing markets, some developments achieve full occupancy while other developments face high vacancy rates. This occurs because the housing consumer considers one or some developments superior to others due to location, price and policy." Attached are lists of market rate projects surrounding Fridley and a list of subsidized housing projects in the area. Al1 of the subsidized housing projects have multi-year waiting lists. A Senior Housing Study July 26, 1989 Page 3 majority of the market rate projects are at full occupancy or are nearing full occupancy. Planninq Commission and Human Resources Commission Recommendation The Planning Commission recommended the City identify senior housing sites as part of the comprehensive plan update process. The Planning Commission also recommended the City identify potential conversion projects from general occupancy multiple family units to senior units. The Human Resources Commission also wanted to ensure that senior housing projects are retained for seniors, and not changed to general occupancy projects (Planning Commission and Human Resources Commission minutes attached). Other Communities The majority of local governments in the metropolitan area have financially assisted senior projects. We have researched other community's level of assistance for the market rate projects in Coon Rapids, St. Anthony and New Brighton. The Golden Pond project in New Brighton received the most assistance. The City of New Brighton's financial assistance totalled approximately 28� of the total construction value of the project. As a result, the rent levels range from $427 to $695. A rent level of below $500 matches 40� of a low income household. Rent levels between $500 and $650 match 40� of a moderate income household. Why is financial assistance from local governments requested by market rate projects? Typically, a senior project will have special design features such as an elevator (if the project is a multiple story building), a 24 hour emergency call system, special handicapped units with custom kitchen cabinets, doorways, grab bars, and a full time staff person to coordinate maintenance and services for the project. These costs can account for up to 30% of the per unit project cost. These costs are not part of a general occupancy unit cost. Market rate senior projects tend to be smaller in size which reduces the economy of scale that larger general occupancy apartments enjoy. Further, MHFA financing is limited as well as federal assistance. MHFA financing allows the project to carry lower real estate taxes. If MHFA financing is not used, an apartment project, for example, is subject to the standard tax rate for rental property. Recent tax law changes have been protested by apartment owners. it should be noted that non-profit agencies providing senior housing use the rent to defray the operation, maintenance, and debt service costs. Non-profit agencies typically increase their rent only when it is necessary to meet increasing operating and maintenance expenses. The far-profit agency is more likely to } i Senior Housing Survey July 28, 1989 Page 4 raise the rent for reasons other than operating and maintenance costs. Level of Commitment The City Council has a range of options to determine the level of financial commitment to senior housing. These options should be reviewed by the HRA along with the City Council's comments. Attached is a chart summarizing these options. Both short term and long term options exist. In order to address the immediate demand vf 72 senior housing units, five options ranging from a proactive approach (A) to no involvement (E) are proposed. Three long term options are proposed in order to address the demand for an additional 155 units in 1993. , r � Z � � �" � J 0 � NEEDS SHORT TERM Zmmediate demand for 72 units. A. Proactive approach: 1. Identify site 2. Purchase land 3. Solicit RFP 4. Negotiate development agreement 5. Own and manage project B. LONG TERM By 1993, demand for additional 155 units A. Regionalize demand, and provide housing for seniors in lower Anoka County in order to create economies of scale. B. Monitor impact of reverse mortgage and other private sector financing techniques to enable seniors to live in their house longer. 1. If a project is located in a TID, consider low C. Lobby for greater financial to moderate financial responsibility by county, involvement up to 25� of state and federal govern- the project value if: ments. a. rent levels are afford- able by low to moderate income seniors ($400 - $700) b. Location matches pref- erences in study c. senior only d. meets "but for" test e. approved development plans by Planning Comm. and City Council. 2. Zf a project is not located in a TID, then consider low risk, low involvement by: a. Housing Revenue Bond b. Tax Increment Bond (� of units required to be low/moderate) C. Provide no financial assistance through TIF, but identify housing sites as part of compre- hensive plan update process, including: (Continued) � Z O � � J � � NEEDS r � � �LANNING COI+MISSZOI�I ISEETII�G. liPRIL S. 1989 _ PAGE 5 Mr. Betzold stated this item will go to the City Council on Monday, April 17. 3. REVIEW EXECUTIVE SLTMMARY OF SENIOR HOUSZNG STUDY• Ms. Dacy stated the Commission members had received the "Senior Housing Study for City of Fridley Executive Summary" and a cover memo from herself dated March 30, 1989. Ms. Dacy stated she met with the consultant this afternoon to discuss the survey results in more detail. She stated at this meeting she wanted to summarize a couple of points and review what she thinks the Planning Commission should be looking at in terms of the study. Ms. Dacy stated one of the major purposes of the study was to find out how many low and moderate income seniors they have in Fridley. The consultant sent out 1,136 surveys. She stated the consultant is confident that nearly all of the senior households age 65 and older were surveyed. There was a 55� response rate which is a tremendous response rate and indicates a high level of interest. • Ms. Dacy stated that as far as the breakdown of that total number, it appears that the number of low income seniors, moderate income seniors, and upper income seniors break out to about one-third each. For example, 198 respondents indicated an income of less than $15,000 (HUD cut-off for low income); 177 respondents indicated an income of $15,000-25,000; and 186 respondents indicated an income of $25,000 and greater. Ms. Dacy stated the other purpose of the study was to find out the housing preference. The majority of the respondents preferred a one-story townhouse with individual entrance (similar to "the Cottages" approach that was presented earlier this year). When sorted by income versus housing preference, there was no clear pattern for a housing preference. Ms. Dacy stated she had talked to Mr. Dahlberg, and he had asked her to state his opinions. She had not met with the consultant when she talked to Mr. Dahlberg, so he was not aware of the more recent information. Mr. Dahlberg wanted to test the assumption t}+a �� „o,�,�Ty� o.,; Y,btw�phoi ds �referred the one-stor� townhomes, maybe the City should consider not assisting those types of projects that are going to attract the wealthier seniors. She stated the consultant told her that assumption is not the case according to the survey responses. Ms. Dacy stated they have a good indication from the study that • there is an immediate demand within 5 years for senior housing. The study also showed that in 1993, the age block of people age 55 I PLANNING COI�+IISSION ![EETING, fiPR L 5. 1989 PAGE 6 - 64 is still still going to the consultant years. fairly large so that ten years from now, they are see the demand for senior housing. Staff has asked to come back with an estimate of the demand in ten Ms. Dacy stated the implications for the Planning Commission would be in looking at the special use permit requests for elderly housing. There was a question about where seniors would like to be located. Does a particular site meet what was indicated in the survey? Is the location of senior housing meeting what the seniors wanted? Should they be actively looking at designating sites at this time and providing a list of potential sites to interested developers? She stated it is staff's feeling that they are going to get more interest from senior housing developers. Mr. Barna stated he thought the Planning Commission and City should be looking at this in a little bit longer term. People in their early 50's now will be turning 62-65 just after the turn of the century. This is a large number of people whose children no longer go to Fridley schools, one or two or none might be living at home, and they are probably have another 10-15 years in their home before looking for a place to retire. They can use this study as a basis for what to do now, but they probably should be looking at the amount of available vacant property in a general overall plan and see where they are going to be in 10-15 years. Ms. Dacy stated originally when they started out, they were goinq to survey the age group of 55-65. The consultant's recommendation was not to do that, because it was their experience that they get a very poor response rate from that age group because it is these people's perception that they are not going to be a senior for 10- 15 years and do not want to deal with it. So, staff and the consultant, made the decision to focus on age 65 and older. She stated Mr. Barna was certainly correct in his statements, and, hopefully, witii the ten year projection, they will be able to answer this question. Mr. Saba stated he thought the reasons a lot of the wealthier sen�ors prefer the one-story townhomes is because they do not live in Minnesota during the wintertime. A lot of seniors spend their winters in warmer climates. They want a home but not one that has any upkeep. Ms. Sherek agreed. She stated that in the situation of her parents, they are specifically looking for a place that is not apartment-like. They still want their own "home�� but do not want all the maintenance that goes along with a home. ` � \ \ � u Mr. Betzold asked what Ms. Dacy meant about lists of potential sites for senior housing developers. , ,{ • C �LANNING COI�II�iI88ION MEETING. !►PRZL 5. 1989 PAGE 7 Ms. Dacy stated the seniors indicated preferences for locations-- close to church, shoppinq centers, available transportation, etc. Maybe they can use the information in the survey as a guide in evaluating.whether or not a particular location is appropriate for a senior housing project. Mr. Saba stated one thing they have to keep in mind is that senior housing must conform to a neighborhood. They have to look at an area, see what is already there, and what type of impact senior housing would have on the neighborhood as a whole. Impact on an existing neighborhood is certainly one of his concerns. Ms. Dacy stated if the Commission has those concerns, it might be worthwhile for staff to review Fridley and look at specific sites for apartment complexes versus townhomes so they can tell developers up front what sites would have the least amount of impact on the surrounding neighborhood. Mr. Kondrick stated the developer, the land available, and the dollars people have to spend on senior housing are all issues they have to deal with. Maybe a developer is not going to be looking at cluster homes because it is more cost effective to build high rise apartment complexes. • Ms. Dacy stated the consultant pointed out that almost every senior housing project market rate in the Twin Cities area has some kind of subsidy from the community--either land write-down or housing revenue bonds--to help make the project work. �� Mr. Barna stated that in reviewing the study and Ms. Dacy's report, he felt the majority of the need for senior housing is in the lower income housing group and a small need for senior housing in the higher income group. Mr. Saba stated maybe some consideration should be given to turning existing apartments in the City into senior developments. An example is the Georgetown Apartments. Why can't the Housing & Redevelopment Authority purchase that property or a portion of it and do a planned unit development for senior citizens. Mr. Betzold stated he lives in the Black Forest apartments. Quite a few seniors have moved into that complex. These are small oon�iir��n a��t��t�, �� t.�e� _� ;�s} �e .r?'�ht u�° fnr seniors. They have even toyed with the idea that these buildings might better serve as senior housing. Mr. Saba stated there are not a lot of ideal places in Fridley for senior housing condominiums, and maybe the City should be looking at existing buildings, rather than starting with a whole new development that is costly. PLANNING COI+D�II88ION KEETINa. �PRIL S. 1989 PAGE 8 ` � Ms. Sherek stated she agreed, especially with the increased cost of new construction. Maybe they should be looking for developers to redevelop and upgrade existing property. They are now talking about the Central Avenue Corridor, and there are 4-8 apartment-type units along there. Ms. Saba stated they really need to be improving the properties they have now instead of looking at building new senior housing. Ms. Dacy sun�marized the comments as follows: The Commission is recommending the City take a pro-active approach and inventory not only vacant sites, but also potential conversion sites for redevelopment to try to take advantage of existing amenities--to be more proactive instead of reactive. The Commissioners agreed. 2. REVIEW PRELIMINARY DRAFT OF CENTRAL AVENUE CORRIDOR STUDY: Mr. Robertson stated the Central Avenue corridor goes back in history about 100 years and has some historical significance. It certainly reflects the mixture since the County and the City started zoning in the early 1940's and early 1950's. The purpose of the study is to look at the corridor from Mississippi Street to Osborne Road, and this first part looks at Central Avenue from Rice Creek Road to Mississippi Street. They have tried to identify what the City's options are. Mr. Robertson stated that in the recent past, they have had many applications or proposals for development in this area, such as Moore Lake Commons. He stated that Moore Lake Commons is really establishing a whole new identity and an anchor in the south end of this corridor. The Moore Lake Tax Increment District extends up from Moore Lake and the area around Hillwind north to the intersection of Mississippi Street. They have private development going on, even without HRA incentive, such as the old Midwest Van & Storage site. Mr. Robertson stated there have been other proposals. The Public Works Department suggested a median on Central Avenue between Mississippi and the intersection of Highway 65, and the residents did not want it. So, there has been an ongoing sequence of ��'J'�?OSZZS 8i3a �...^G1i31�E.'� �=Q�� Y_3�LSIY� �I2 3-.5 Snma confusion. He stated staff has called it "the identity crisis". What is possible for Central Avenue's future? That is really the purpose for this study. Mr. Robertson stated Central Avenue was one of the first paved roads in the State of Minnesota. It was called the "Sportsmans' Highway" because it led to the hunting and fishing areas to the � r � . • CITY OF FRIDLEY BUMAN RESOIIRCES COMMISSION MEETING, !►PRIL 6, 1989 ----------------------------------------------------------------- f CALL TO ORDER: Chairperson Sherek called the April 6, 1989, Human Resources Commission meeting to order at 7:40 p.m. ROLL CALL: Members Present: Members Absent: Sue Sherek, LeRoy Oquist, William Campbell Sue Jackson, Paul Westby Others Present: Steven Barg, Planning Assistant Barbara Dacy, Planning Coordinator Pa�t McCullough, Health Planning & Management Resources (HPMR) Mary Whelan, HPMR Terry Tanberg, 141 - 64 1/2 Way N.E. Chairperson Sherek welcomed Mr. Bill Campbell and Mr. LeRoy Oquist to the Commission and introduced them to the Commission members and • staff inembers present. APPROVAL OF JANUAR 5, 1989, HUMAN RESOURCES COMMISSZON MINUTESi Chairperson Sherek stated approval of the minutes should be tabled until the next meeting when more Commission members are present. APPROVAL OF AGENDA: M�TION by Mr. Oquist, seconded by Mr. Campbell, to approve the agenda as written. IIPON A VOICE VOTE, l�LL VOTING AYE, CBAIRPERSON BHERER DECLARED TAE l�IOTION CAR.RIED IINANIMOIISLY. 1. QLD BUSINESS• a. Review/Consideration of Senior Housing Study Draft: Pat McCullough and Mary Whelan, Consultants Ms. Sherek stated that this study was proposed because Fridley had received proposals from developers for specific senior housing. At that point, the City Council decided they needed some kind of plan so they would know • � I HIIMAN RESOIIRCES COI4IISSION 1�iEETING, APRIL 6, 1989 - PAGE 2 . what kind of housinq is needed for seniors in Fridley, rather than going ahead with piecemeal develd�ment. Ms. Dacy introduced Ms. McCullough and Ms. Whelan from i�IPR, the consultant that did the study. Ms. McCullough stated they completed the draft Executive Summary and then the total technical document. They did a random sample community survey, conducted focus groups, key interviews, and did projections on different population bases. The complete results of all that analyses is in the technical document which has been made available to the staff. In the Executive Summary, they tried to pull together some of the more salient information that the various commissions would be interested in. Ms. McCullough stated they are meeting first with the Human Resources Commission, then the HRA on April 13, and the City Council on April 17. She stated they would be happy to answer any questions from the Commissioners based on the information pulled together so far. Other- wise, there are several different additional analyses • people have requested. They will compile that additional information and after the City Council meeting, they will do a supplemental report for Ms. Dacy. Ms. McCullough stated that research that has been done in other markets and that standards that have been developed based on a lot of market experience indicates that about 15-20$ of older people desire an alternative to their single family home--some kind of retirement living setting. Ms. McCullough stated when they received the surveys back, 18� of the seniors who responded sa�d, yes, they definitely wanted to move to some l�ind of senior housing alternative. So, the Fridley seniors seem to fit into the patterns that have been experienced and accumulated in other a►arkets in terms of preference. When MFHA and HUD do some of their analysis of market areas, they consider when'a market is in the range of 15-20 with supply that the market is saturated. Ms. McCullough stated that in looking at that, they projected that if they took those two ranges currently in the marketplace, 15-20� on the mid to hiqh side, and assumed that not all the 103 units that are occupied by seniors in Village Green are occupied by seniors from � Fridley, that at any qiven time, that is nat going to be HIIMAN RESOIIRCEB COI+�IISSION I�EETING. �PRIL 6, 1989 - PAGE 3 • 100$ for the needs of the seniors in Fridley. In fact, they have seen a lot of movement around. with the development of subsidized housing in the metro area. There is a real scarcity of subsidized housing, so seniors are trying to move out of the inner cities and some of the public housing that is in difficult areas. They took 72 units out of the demand formulas for 1988 and said that today there is a need for 48-88 housing units in 1988 for Fridley. They could see that reflected by the respondents to the survey. Ms. McCullough stated they then looked at 1993 data, and that demand is going to grow to 117-180 units. Fridley is an aging suburb, and they have very large age cohorts who are going to be moving into senior housing. In a meeting with Ms. Dacy, she had asked them to look at the 55-64 year olds who are going to be living in Fridley in 1993 and that is practically double again the senior population. There are going to be over 1900 households in 1993 between the ages of 55-64. The long term planning issues are pretty significant in terms of providing alternatives for approximately 20� of that population. • Mr. Oquist stated that even though they are planning for that senior housing, there is no guarantee that the housing will be for Fridley residents. Can they make restrictions that the housing is for Fridley seniors? Ms. Sherek stated if the housing is subsidized, conditions can be attached where they can have open enrollment periods for Fridley residents or where Fridley residents would take precedence on waiting list. Minneapolis did that when the highrises were largely senior occupied. She believed St. Louis Park was also doing that riqht now with their lower than market rate house. Ms. McCullough stated one of the issues they are dealing with riqht now is the amount of public funding from the Federal government that is available for senior housing. In the last HUD allocation that came out for proj ects like Village Green, there are about 100 units in the whole State of Minnesota. The allocation for housing that carries the federal subsidies has plummeted during the Reagan administration, and they are not sure what is going to happen with the new administration. Ms. McCullouqh stated seniors highly prefer to stay in • their own neighborhoods if there is an acceptable option available to them. They found that in terms of looking I gUMAN RESOIIRCES COI�I88ION MEETING. �PRIL 6. 1989 - PAGE � at the focus groups, the survey research, and the qeneral projections looking at income, low to modsrate cost options are what is important for seniors in this particular market. The highest demand is in the low to moderate range. However, they need to remember that moderate in this kind of description can run up into $600/month for the basic housing unit. That is based on the assumption that seniors can afford and are willing to pay up to 40$ of their income for housing, because their needs have changed. At 40�, it is pretty comfortable for seniors to maintain their lifestyles and move into housing. One of the issues they deal with is that a high percentage of seniors are homeowners, and their estimated value of housing is in the $60,000 to mid-$70,000 range. Technically, that will bring them more income when they sell the house, but they have seen projects where people have made the mistake of assuming seniors will spend that money on housing. Seniors are not willing to spend much of that on regular monthly living expenses or on housing, because they are "saving for a rainy day", anticipating health problems, or the worry of having to go into a nursing home. Seniors would go into general occupancy apartments if they got in the $800-900/month range for housing. Ms. McCullough stated there is market rate housing surrounding Fridley, and Fridley does not have a non- subsidized housing project which is quite unusual. Mr. Campbell stated he is a senior citizen, and he is a little concerned about a couple of thins. He stated Ms. McCullough had said that seniors are willing ta pay up to 40$ of their annual income on housing. Forty percent of $2, 000 leaves only $1, 200, and 40$ of $500 leaves only $300 for a senior to live on. There is a lot of difference there. It seemed they are favoring the seniors with a higher income when the hausing needs are really for the lower income seniors. He did not think the 40� represented the true situation. Ms. McCullough stated they usually say they need available housing in the $300-600/month ranqe. HUD uses a 30� figure. Mr. Campbell had raised an interesting issue. She stated it is not unusual for a developer to put together a project that has a wide range of options. In the technical document, they inventoried market rate housing in the general area around Fridley, and all that housing is in the mid-$500/month qoinq as high as $1,200/month. • • . HIIMAN RESOIIRCEB COMMISSION KEETING, APRIL 6. 1989 - PAGE 5 � Ms. Sherek stated in looking at what current housing costs are for seniors, generally they do not�include a mortgage and do not include a lot of home improvements as generally most of the improvements are made to the home in pre-retirement years. Did the consultant survey what the current range of monthly housing costs are along with the current value of seniors' homes, i.e, monthly expenses, taxes, utilities, insurance, etc.? Ms. McCullough stated they asked the seniors to give an estimate of the approximate monthly living expenses, and 31� of the seniors who responded said their approximate monthly living expenses were in the range of $500-749. Twenty-three percent of the seniors who responded estimated their incomes at $10,000-14,999. These are reported estimates so their accuracy cannot be judged, but something that is very important is that it influences what people perceive they can afford. Ms. Sherek asked if the survey instructed the seniors on what to include in their current housing costs and what they are willing ta pay. In other words, were utilities and telephone included in the market rate they are • willing to pay? Ms. McCullough stated it was the consultant's assumption that what seniors are willing to pay includes the basic utilities. It does not include telephone. She stated on the income question, the consultant addressed approximate total monthly household expenses including mortgage and rent, property taxes, food, home repairs and upkeep, and utilities, and the seniors were to check categories. Ms. McCullough stated they have analyzed every single question in the survey by frequency and percentages, and they then broke down the age categories, 65-74, 75-84, and 85-older, and crossed that with the number of questions to see if there were siqnificant differences based on age and they also crossed that with income. She stated it might be helpful for the Commission members to have a copy of the survey. Ms. McCullough stated that in addition to asking the seniors what it costs them to live now, they also asked the seniors how much they were willing to pay or were able to pay for rent, and then they had a ranqe of $100 increments. The $301-400 and $401-500 ranqe accounted for 49.6$ of the seniors who responded to the survey, and . rent would include everything, including utilities, except for the telephone. About 22$ of the seniors who - HIIMAN RESOIIRCES COI�+IIdI88ION I�IEETING, �PRIL 6. 1989 - __ PAGE 6 to a 500-u . Ten � responded said they would be willing p y S P percent of the seniors said they would be wil]ring to pay $601-800 for rent. Ms. McCullough stated that in the planning process, the City will want to figure out ways to make the higher level of income housing available also, because those seniors represent a siqnificant amount of purchasing power in a community. So, there might be ways to combine assistance to projects that offer a whole range of rents. If the City gives developers breaks in development, then the developers are required to maintain a certain number of units that are available to have some income qualifications so that lower income people can be included in a suitable project. Ms . Sherek stated that when they had one developer before the Planning Commission last year, an issue that arose was that even though the development was intended for seniors, the developer was not guaranteeing it would end up as a total senior development. In fact, some of the developer's other developments were mixed use. Ms. McCullough stated housing can be designed exclusively for seniors. It was her understanding that with senior • developments, they can develop age discriminatory housing only for seniors, and seniors are generally defined as 55-65 and older. They have to be very concerned that if something is developed and half the development is filled with seniors, but the other half does not get filled with seniors, that the developer will then let other people move in. It is very unfair to the seniors who have sold their homes and made the decision to move to senior housing. For many seniors, this is the last decision they will make as to where they are going to live. Ms. Sherek stated there is such a limited amount of land left to develop in Fridley and much of that is difficult to develop because of high land costs and poor soil conditions. They do not want to see any piecemeal development until they really know what the seniors' needs are. What she is hearing is that Fridley's seniors are very typical seniors, and they have a typical age mix for a suburb in this location. Ms. McCullough stated they did an interesting profile of "first ring" suburbs. They looked at Brooklyn Center, Columbia Heights, New Hope, Robbinsdale, Roseville, and Golden Valley. In 1988, only 4.8$ of Fridley's population was aqed 65 and older where, for example, • Robbinsdale's was 19.7�. In this profile, Fridley has HIIMAN RESOIIRCES COMMISSION MEETING. APRIL 6. 1989 - PAGE 7 the younger population. That grows in 1993 to 17.4$, and then Fridley starts to get closer to some of�the other communities. Ms. Dacy stated she wanted the Commission members to be aware that the City Council is very interested in the their comments, because the Council is now being faced with choices on what types of services they should provide for people who live in Fridley. The survey shows there is a significant population of seniors. The Council is getting demands from the younger population for more parks, softball fields, parks and recreation needs, etc., and they are also getting demands from the seniors for services. Any recommendations from the Human Resaurces Commission can give on this issue to help the Council determine what level of commitment should be made for the seniors of Fridley is a big part of this issue. Ms. Sherek stated at the Planning Commission discussion, one of the suggestions brought up by Mr. Saba was that there are a number of housing situations in Fridley now (example: Georgetown Apartments) that might be areas subject to rehabilitation and conversion to senior housing as well as new development. It is cheaper to rehabilitate existing housing. Mr. Oquist stated it is an interesting thought, but first they have to have a developer who is willing to do that conversion, and they have to have a willing seller. Mr. Oquist stated that regarding the senior housing proposed for the St. Williams site, St. Williams wants to provide that property for elderly housing kind of as a project of the church. According to this survey, there is an additional need for senior housing in Fridley and that need is going to continue to grow. Ms. McCullough had made the statement that a development can have mixed cost housing units. How does that work? Ms. McCullough stated the cost differences are made up in the living units themselves, not in the services provided. Ms. Sherek stated it is really great that St. Williams is willing to put a senior housing development on their property. In other areas, they are faced with rezoning, neighborhood objections, costly soil conditions, traffic problems, etc., so the sites are real scarce. It looks from the survey that if the St. Williams project is developed, it can pick up a majority of the current demand for senior housing. Then, they have to start HIII�SAN RESOIIRCES CO�ISSION MEETING. l�PRIL 6. �989 - PAGE 8 w at needs to be done be ond that for the next • pro�ectinq h Y 10-15 years. �� Mr. Barg stated that obviously they would all like to see more senior housing developed, and the survey qives them a qood indication of where the needs are. Is the Council looking at a level of commitment for future projects? Ms. Dacy stated leve2 of commitment can be defined in a variety of ways: money, HRA financial assistance, creating zoning districts, progressive about senior � housing, adequacy of the senior center, general fund for senior services, etc. The big part of the issue right now for the Council is the housing demand as far as the financial commitment, and there might be other ways to commit to the seniors. One of the goals in the workplan for the Human Resources Commission is to highlight senior needs and make recommendations. Those recommendations probably cannot be made at this meeting, but staff can come back at the next meeting with some alternatives. b. �pdate oa Obsolete Siqnaqe Ms. Sherek stated that this is an item on the Commission's workplan. It was brought up that people � have noted several signs �n the community that are obsolete. One was a"deaf child" sign and another was a"dead end" sign which is on a now through street. She stated there is probably a need for a survey of obsolete siqnage. Mr. Barg stated it is kind of embarrassing to know that those signs are out there, but no one knows where they are located. He stated no record or tracking was ever done on these signs. Mr. Oquist stated that on any new signs, �ey should be documented and then need to be reviewed on a yearly basis. This can be done quite easily with PC's. Ms. Sherek stated this would be an excellent job for a summer internist or a hiqh school student with � transportation. She would think the review could be every two years. The condition of siqns that are pushed down by snowplows in the wintertime could be reviewed at the same time. Mr. Barq stated Mr. Flora, Public Works Director, had suqqested that maybe the City Council could take the initiative at the time a new siqn is approved to qive an • t �� 1� t� ��:��`�°�� _� - - � A'I'TORI�'E�'S AT LA«' Virgi) C. Herrick lames D. Hoeft Grcgg �'. Herrick Clf Counsel �a��id P. Newman Barbara Dacy Planning Coordinator City of Fridley 6431 University Avenue Fridley, MN 55432 May 24, 1989 RE: Senior Housing Projects Dear Barb: I am writing in response to your memo of May 4, 1989. In general, the HRA has broad authority and powers in assisting senior housing projects. However, I would like to qualify this by adding that generally assistance is to be directed to those people with low and moderate incomes. Consequently, the approach would be not to merely target people who are of the age of 55 or over but rather to target people of low and moderate incomes who also happen to be age 55 or over. The guestion of the rent subsidy/write-down could be handled by a variety of inethods. Generally, the HRA cannot pay a straight rent subsidy. However, the FiRA does have the right to lease rental property. Consequently, one avenue that could be followed would be for the HRA to lease a set number of units and then to sublease these units at a reduced rent. Additionally, when there is new construction there are a number of types of subsidy that the HRA can provide to the developer of the property. In consideration for providing this assistance the HRA can then require the landowner to set aside a certain number of units which will be rented at below market rates. However, in the instance where you are working with existing housing, the forms of assistance available are more limited so the HRA may want to consider some type of master leasing program. Your next question is whether or not a preference can be provided for Fridley seniors. MSA Section 469.020 reads in part: "There shall be no discrimination in the selection of tenants because of race or religious, political, or other affiliations, but, if the number of qualified applicants for dwelling accommodations exceeds the dwelling units available, preference shall be given to inhabitants of the municipality in which the project is located..." Suite 20�, 6401 Universiry• Avenue N.E., Fridley, ;�Iinnesota 55432. 612-571-3850 � Barbara Dacy May 24, 1989 Page Two This is a change in prior law and gives the HRA the authority to give preference to Fridley residents. The next question you asked is whether or not the HRA can use funds for remodeling or reconstructing existing structures so as to allow them to be used by seniors. Certainly, the rehabilitation of housing is one of the lawful purposes of an HRA and can be accommodated. � The final question you posed pertained to developing some sort of program to assist seniors in being able to stay in their current homes. This may be more difficult to do although I suspect that we may be able to find a way to finesse it. One of the real problems is that generally the HRA can only expend funds on projects within the redevelopment district. Under the type of project you are envisioning, the sites for assistance would be scattered throughout the City. This could cause some difficulties in creating the plan. Additionally, there will be little or no increment generated through this rehabilitation, so all assistance will need to come from other project areas. 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WORK STATUS Retired Working full-time Working part-time TOTAL CURRENT LIVING SITUATION In a house you own in an apartment with rent based on income In an apartment with no income requirements Other TOTAL DRIVE A CAR Yes No TOTAL NUMBER OF CARS 0 cars 1 car 2 to 3 cars 4 to 5 cars TOTAL PREFERENCE FOR SELECTED APARTMENT FEATURES GARAGE PARKING Essential Desired Not Important Don't know TOTAL Table 1-3 OVERALL Number P r nt 504 63 38 605 529 14 34 32 609 559 47 606 22 316 215 4 557 373 185 20 2 580 83.3 10.4 6.3 100.0 86.9 2.3 5.6 5.2 100.0 92.2 7.8 100.0 4.0 56.7 38.6 0.7 100.0 64.3 31.9 3.5 0.3 100.0 r • PREFERENCE FOR SELECTED APARTMENT FEATURES (Cont'd) LAUNDRY ROOMS ON EACH FLOOR Essential Desired Not important Don't know TOTAL LAUNDRY FACILITIES IN EACH APARTMENT Essential Desired important � Don't know TOTAL SECURITY SYSTEM Essential Desired Not important Don't know TOTAL EXTRA STORAGE Essential Desired Not important Don't know TOTAL WORKSHOP/CRAFT ROOMS Essentiai Desired Not important Don't know TOTAL Table 1-4 OVERALL Number P r ent 243 217 46 5 511 143 201 136 6 486 422 148 3 580 251 250 65 7 573 82 280 166 13 541 47.5 42.5 9.0 1.0 100.0 29.4 41.4 28.0 1.2 100.0 72.8 25.5 1.2 0.5 100.0 43.8 43.6 11.4 1.2 100.0 15.2 51.7 30.7 2.4 100.0 ; s PREFERENCE FOR SELECTED APARTMENT FEATURES (Cont'd) OUTDOOR ACTIVITY AREAS Essential Desired Not important Don't know TOTAL COMMUNITY ROOM WITH KITCHEN Essential Desired Not important Don't know TOTAL PATIOS/BALCONIES Essential Desired Not important Don't know TOTAL INFORMAL LOUNGE AREAS Essential Desired Not important Don't know TOTAL BATHTUBS IN APARTMENT Essential Desired Not important Don't know TOTAL Table 1-5 OVERALL Nm rPrcnt 81 2n 155 15 528 118 293 139 17 567 140 317 85 8 550 78 310 132 8 528 375 138 43 4 560 15.3 52.5 29.4 2.8 1 U0.0 20.8 51.7 24.5 3.0 100.0 25.5 57.6 15.4 1.5 100.0 14.8 58.7 25.0 1.5 100.0 67.0 24.6 7.7 0.7 100.0 � • �� PREFERENCE FOR SELECTED APARTMENT FEATURES (Cont'd) SHOWERS IN APARTMENT Esserrtial Desired Not important Don't know TOTAL DCERCISE ROOM/WHIRLPOOL Essential Desired Not important Don't know TOTAL OTHER FEATURES Essential Desired Not important Don't know TOTAL PREFERENCE FOR VARIOUS APARTMENT SERVICES 24-HR. EMERGENCY CALL Essential Desired Not important Don't know TOTAL HOUSEKEEPING SERVICES Essential Desired Not important Don't know TOTAL Table 1-6 OVERALL Number P r nt 378 135 33 2 548 � 267 188 23 536 10 15 2 0 27 293 209 46 21 569 36 220 219 50 525 69.0 24.6 6.0 0.4 100.0 4.3 35.1 49.8 10.8 100.0 37.0 55.6 7.4 0.0 100.0 51.5 36.7 8.1 3.7 100.0 6.9 41.9 41.7 9.5 100.0 � � � PREFERENCE FOR VARIOUS � � APARTMENT SERVICES (Cont'd) LAUNDRY SERVICES Essential � Desired Not important Don't know � TOTAL � DAILY MEAL IN DINING ROOM Essential Desired Not important � Don't know TOTAL � HEALTH CARE SERVICES Essential Desired � Not important Don't know �''� TOTAL . ASSISTANCE W{TH PERSONAL CARE Essential � Desired Not important Don't know TOTAL PLANNED ACTIVITY PROGRAM Essential Desired Not important Don't know TOTAL Table 1-7 OVERALL m r Percent 60 167 239 53 519 49 242 209 48 548 90 232 152 70 544 26 105 239 93 463 64 259 177 23 523 11.6 32.2 46.0 10.2 100.0 8.9 44.2 38.1 8.8 100.0 16.6 42.6 27.9 12.9 100.0 5.6 22.7 51.6 20.1 100.0 12.2 49.5 33.9 4.4 100.0 PREFERENCE FOR VARIOUS APARTMENT SERVICES (Cont'd) SCHEDULED TRANSPORTATION Esserrtiai Desired Not important Don't know TOTAL BEAUTY/BARBER SHOP Essential Desired Not important Don't know TOTAL CONVENIENCE STORE Essential Desired Not important Don't know TOTAL OTHER SERVICES Essential Desired Not important Don't know TOTAL PREFERENCE FOR LOCATION GROCERY STORE Essential Desired Not important Don't know TOTAL Table 1-8 OVERALL m r Percent 118 285 109 20 532 67 245 202 18 532 92 266 166 19 543 4 3 0 0 7 269 278 34 5 586 22.2 53.6 20.5 3.7 100.0 12.6 46.0 38.0 3.4 100.0 16.9 49.0 30.6 3.5 100.0 57.1 42.9 0.0 0.0 100.0 45.9 47.4 5.8 0.9 100.0 � Y � � PREFERENCE FOR LOCATION (Cont'd) RETAIL SHOPPING CENTER Esserrtiai Desired Not importarrt Don't know TOTAL DOCTOR'S OFFICE Essential Desired Not important Don't know TOTAL SENIOR CENTER Essential Desired Not important Don't know TOTAL RESTAURANTS Essential Desired Not important Don't know TOTAL CLOSE TO A HOSPITAL Essential Desired Not important Don't know TOTAL Table 1-9 OVERALL N m rPrcnt 152 333 74 10 569 159 303 94 14 570 88 252 187 20 547 85 268 202 7 562 127 274 143 13 557 26.7 58.5 13.0 1.$ 100.0 27.9 53.1 16.5 2.5 100.0 16.1 46.1 34.2 3.6 100.0 15.1 47.7 35.9 1.3 100.0 22.8 49.2 25.7 2.3 100.0 1 r PREFERENCE FOR LOCATION (Cont'd) ON A CiTY BUS UNE Essential Desired Not important Don't know TOTAL CLOSE TO THE POST OFFICE Essentiai Desired Not important Don't know , TOTAL CLOSE TO CHILDREN/GRANDCHILDREN Essential Desired Not important Don't know TOTAL CLOSE TO A CITY PARK Essential Desired Not important Don't know TOTAL CLOSE TO CHURCH Essential Desired Not important Don't know TOTAL Tabie 1-10 OVERALL Num er P r nt 167 272 105 10 554 71 244 230 10 555 70 228 213 23 534 31 200 270 23 524 101 282 170 16 569 30.1 49.1 19.0 1.8 100.0 12.8 44.0 41.4 1.8 100.0 13.1 42.7 39.9 4.3 100.0 5.9 38.2 51.5 4.4 100.0 17.8 49.5 29.9 2.8 100.0 � } � PREFERENCE FOR LOCATION (Cont'd) CLOSE TO OTHER LOCATION Esserttial Desired Not important Don't know TOTAL DISTANCE OF CLOSENESS WALKING 0 to 1 blocks 2 to 3 blocks 4 to 5 blocks 6 to 7 blocks 8 to 9 blocks TOTAL DRIVING 0 to 1 miles 2 to 3 miles 4 to 5 miles 6 to 7 miles 8 to 9 miles TOTAL PREFERENCE FOR BUILDING* Single-story with outside entrance Single-story with main entrance Multi-story with main entrance TOTAL * Respondent may have answered more than once. Table 1-11 OVERALL Nm rPr nt 5 6 1 1 13 32 201 141 132 12 518 63 209 208 11 11 502 264 155 191 610 38.5 46.1 7.7 7.7 100.0 6.2 38.8 27.2 25.5 2.3 100.0 12.5 41.6 41.5 2.2 2.2 100.0 43.3 25.4 31.3 100.0 � PREFERENCE FOR HOUSING ARRANGEMENT Share with retired Woud consider Not consider Total Share With Student Would consider Not consider Total Live With Child Would consider Not consider Total Live In General Apartment Would consider Not consider Total Live In Senior Apa�tment Would consider Not consider Total PREFERENCE FOR APARTMENT SIZE One bedroom One bedroom with den Two bedroom TOTAL RENT WILLING TO PAY $O to $100 $101 to $200 $201 to $300 $301 to $400 $401 to $500 $501 to $600 Table 1-12 OVERALL N m r P r nt 130 27.5 342 72.5 472 100.0 114 24.5 352 75.5 466 100.0 56 12.5 392 87.5 448 1 Q0.0 235 49.8 237 50.2 472 100.0 504 91.0 50 9.0 554 100.0 117 19.9 268 45.5 204 34.6 589 100.0 10 30 77 105 113 48 2.3 6.8 17.5 23.9 25.7 10.9 > > RENT WILLING TO PAY (Cont'd) $601 to $700 $701 to $800 $801 to $900 Over $900 TOTAL NEW RESIDENCE IN FRIDLEY Yes No Don't know TOTAL ANTICIPATE MOVING Yes No TOTAL REMAIN iN FRIDLEY Yes No TOTAL PRIMARY REASON FOR MOVING INTO SENIOR HOUSING Personal Security Health Eliminate Housekeeping/ home maintenance Recreationai Activities Companionship Other TOTAL Table 1-13 OVERALL m r P r ent 24 22 3 8 440 361 22 203 586 85 445 530 49 68 117 134 157 161 2 j3 468 5.4 5.0 0.7 1.8 100.0 61.6 3.8 34.6 100.0 16.0 84.0 100.0 41.9 58.1 100.0 28.6 33.5 34.4 0.4 2.4 0.7 100.0 � f . � � � � i 11 � SECOND REASON FOR MOVING INTO SENIOR HOUSING (Cont'd) Personal Security Heaith Eliminate Housekeeping/ home maintenance Recreational Activities Companionship Other TOTAL THIRD REASON FOR MOVING INTO SENIOR HOUSING Personal Security Health Eliminate Housekeeping/ home maintenance Recreational Activities Companionship Other TOTAL WILL CONSIDER MOVING INTO THE PROPOSED APARTMENTS Yes, definitely Maybe, sometime in the future No, not mterested TOTAL TIMEFRAME FOR CONSIDERING MOVE Less than i year 1 to 3 years Over 3 years Don't know TOTAL Table 1-14 ovERa�� N m r Percent 113 124 135 25 47 1 445 112 56 77 58 111 7 421 108 446 47 601 25 70 65 396 556 25.4 27.9 30.3 5.6 10.6 0.2 100.0 26.6 13.3 18.3 13.7 26.4 1.7 100.0 18.0 74.2 7.8 100.0 4.5 12.6 1i.7 71.2 100.0 r i APPR�XIMATE MARKET VALUE OF OWNED HOME Up to $34,999 $35,000 to $49,999 $50,000 to $64,999 $65,000 to $79,999 $80,000 to $99,999 $100,000 and over TOTAL APPROXIMATE ANNUAL INCOME Up to $9,999 $10,000 t0 $14,999 $15,000 to $19,999 $20,000 to $24,999 $25,000 to $29,999 $30,000 and over TOTAL APPROXIMATE MONTHLY EXPENSES Up to $249 $250 to $499 $500 to $749 $750 to $999 $1,000 to $1,249 $1,250 and over TOTAL APPROXIMATE ASSETS Under $5,000 $5,000 to $14,999 $15,000 to $29,999 $30,000 to $49,999 $50,000 to $74,999 75,000 and over TOTAL Table 1-15 OVERALL N m r r nt 24 14 68 207 147 64 524 67 131 83 94 67 119 561 21 96 171 98 88 76 550 57 89 85 78 80 153 542 4.6 2.7 13.0 39.5 28.0 12.2 100.0 11.9 23.4 14.8 16.8 11.9 21.2 100.0 3.8 17.5 31.1 17.8 16.0 13.8 100.0 10.5 16.4 15.7 14.4 14.8 28.2 100.0 � � J � � � � � � —J ; � � � � � - ,� TRANSPORTATION Need assistance Willing to pay TOTAL PERSONAL CARE Need assistance Willing to pay TOTAL TELEPHONE CHECK-IN Need assistance Willing to pay � TOTAL GROCERY DELNERY SERVICE Need assistance Willing to pay TOTAL ASSISTANCE WITH MEDICATION Need assistance Willing to pay TOTAL HOUSEKEEPING SERVICE Need assistance Willing to pay TOTAL MEAL PREPARATION Need assistance Willing to pay TOTAL Table 1-16 OVERALL Nm rPr nt 63 43.2 83 56.8 146 100.0 17 44.7 21 55.3 38 100.0 28 47.5 31 52.5 59 100.0 36 49.3 37 50.7 73 100.0 5 50.0 5 50.0 10 100.0 55 47.0 62 53.0 117 100.0 11 61.1 7 38.9 18 100.0 �, � � HOME MAINTENANCE Need assistance Willing to pay TOTAL NURSING SERVICE Needs assistance �iling to pay TOTAL OTHER SERVICES Needs assistance Willing to pay TOTAL SUFFICIENT SERVICES AVAILABLE Strongly agree Agree Neither agree/disagree Disagree Strongly disagree TOTAL SUFFICIENT RECREATIONAL ACTIVITIES Strongiy agree Agree Neither agree/disagree Disagree Strongly disagree TOTAL ADEQUATE SPACE FOR SENIOR CENTER Strongly agree Agree Neither agree/disagreea Table 1-17 OVERALL Number P r nt 135 44.9 166 55.1 301 100.0 14 21 35 2 3 23 145 278 48 13 507 43 304 154 18 1 520 46 226 194 -• � .� � �� 66.7 33.3 100.0 4.5 28.6 54.8 9.5 2.6 100.0 8.2 58.5 29.6 3.5 0.2 100.0 8.9 43.7 37.5 , I ADEQUATE SPACE FOR SENIOR CENTER (Cont'd) Disagree Strongly disagree TOTAL WILLING TO PAY MORE TAXES Strongly agree Agree Neither agree/disagree Disagree Strongiy disagree TOTAL Table 1-18 OVERALL Number P r nt 29 � 517 26 111 182 109 73 501 5.6 4.3 100.0 5.2 22.1 36.3 21.8 14.6 100.0 � ,� , � � g' � a 0 � � O Z � � � N�N 0 � � W S� � � O Cf O N N ill� Z� w Z ��Q m � � Z � � �OW O � o Q Z O C1 �� 01 tA � � O 2 ZJ� �� J�� Z�p� °c� \ � u' ° r � � � _ � Z U O O � tA O � C N (V Q � T N O c� co GO � � T T � 0 � � � � � r r � � T � Q T T � (Q T N T O � r C+� CV Q v � r M N � Cp N ('7 f� O � r (� C'') Q v � r- CD C'� � 0 0 � cq o � o co � o0 T � 0 r � f T T- Cri T T 0 0 o r. c� � co 0 ,S� O (p T � T V 0 _ � T O � � � � � Z o C � 3 � C � C Z � m � � � � � v E � O C m C � J Z A � � Q � W� � `�a� o.` L `�E `�E � o � j.�. � c�a v � v � f" VN c c c c c p T N W J m I--� , � � O �� r � 1.� ZNO �pw — VWZ O � � � 0J� W�� U�� Z�� W O W � a O > � O � �' O Z O � O �! � N O ... 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