12. Zoning Ordinance Interim Use Permits CITY OF
/____,..,
.........._
. , i ' .e CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
z,,
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Paul Krauss, Director of Planning
I
DATE: November 28, 1989
SUBJ: Amendment to the Zoning Ordinance Pertaining to
Interim Use Permits
1
I PROPOSAL
There have been a series of discussions in the past concerning
Ithe potential of providing a mechanism to allow for special con-
1 ditional use permits on a temporary basis . If properly designed,
this type of ordinance provision would give the city flexibility
I to accommodate and regulate uses that may otherwise be prohi-
bited, but which would really not pose any problems or harm to
their surroundings if allowed on a temporary basis. The most
recent example of such a use is the proposal to place an Assembly
of God Church in an office space in the Frontier Building. The
City Council was uncomfortable allowing it under a site plan
review as had been proposed since it could have a potential for
allowing churches to purchase sites within the Central Business
District, thus removing them from the tax rolls. The Council was
aware that an ordinance amendment to allow for temporary con-
ditional uses was in the process of being considered. They
believed that this would provide the best mechanism for allowing
the church to locate on the site while protecting the City' s long
term goals.
Last summer the City Attorney drafted an "Interim Use" ordinance
to respond to the issue. It was briefly reviewed by the Planning
I Commission but not acted_upon. The ordinance (copy attached) was
structured to create a new class of interim uses where a use
could be allowed on a temporary basis. The ordinance is struc-
1 tured to create a separate class of uses, i .e. permitted,
accessory conditional and interim and and is limited to only
those specific uses that are outlined in a district by district
basis.
Staff discussed an alternative approach with the City Attorney.
This would have involved the use of conditional use permits.
I Rather than list specific uses, it would have allowed the City
Council to permit any use on a temporary basis subject to its
I
•
LAW OFFICES
GRANNIS, GRANNIS, FARRELL & KNUTSON
DAVID L.GRANNLS- I874-1962 PROFESSIONAL ASSOCIATION TELECOPIER:
DAVID L.GRANNIS,JR.- 1910-1980 POST OFFICE Box 57 (612)455-2359
VANCE B. GRANNIS 403 NORWEST BANK BUILDING ELLIOTT B KNETSCH
VANCE B.GRAANIS.JR.* 161 NORTH CONCORD EXCHANGE MICHAEL J. MAYER
PATRICK A. FARRELL SOUTH ST. PAUL, MINNESOTA 55075 -
DAVID L.GRANNIS,III
ROGER N.KNUTSON TELEPHONE(612)455-1661
DAVID L.HARMEYER
•AtsoAnutrrenTo July 19, 1989
PucliclINWIsc.mm
Ms. Jo Ann Olsen
Chanhassen City Hall
690 Coulter Drive, Box 147
Chanhassen, Minnesota 55317
RE: Interim Use
Dear Jo Ann:
Enclosed is a redraft of the interim use ordinance. The only
change of substance is the addition of a purpose and intent
section. This is a new zoning tool and I suggest some caution in
using it. Rather than allowing applications for virtually
anything, I suggest treating them like permitted, conditional,
and accessory uses, in that each such use must be listed.
Very truly yours,
1
GR S, GRANNI RRELL
& NUTS
B .
Roger son
RNK:srn
Enclosure
I
I
I
I
JUL 201989
•' . OF CHANHASL,. '
IF
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO.
' AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN
CITY CODE BY ADDING PROVISIONS CONCERNING INTERIM USE PERMITS
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS AS FOLLOWS:
Section 1. Chapter 20, Section 20-1 of the Chanhassen City Code
is amended by adding a definition of °interim use° to read as
follows: °interim use" means a temporary use of property until a
particular date, until the occurrence of a particular event, or until
zoning regulations no longer permit it.
Section 2. Chapter 20, Article IV of the Chanhassen City Code
' is amended by adding Division 5 to read as follows:
Division 5. Interim Use Permits.
Section 20-381. Purpose and Intent.
The purpose and intent of allowing interim uses is (1) to allow
11 a use for a brief period of time until a permanent location is
obtained or while the permanent location is under construction, and
(2) to allow a use that is presently acceptable but that, with
anticipated development will not be acceptable in the future.
Section 20-382. Application, Public Hearing, Notice and Procedure.
The application, public hearing, public notice and procedure
requirements for interim use permits shall be the same as those for
amendments as provided in Article II, Division 2, except that the
' permit shall be issued on the affirmative vote of a majority of the
entire council. Although specific submissions required to complete an
application for an interim use permit may vary with the specific use
and the district in which it is located, all applications for such
' permits must include at minimum a site plan that clearly illustrates
the following: proposed land use, buildings and functions, circula-
tion and parking areas, planting areas and treatment, sign locations
' and type, lighting, the relationship of the proposed project to
neighboring uses, environmental impacts and demand for municipal
services.
Section 20-383. General Issuance Standards.
The planning commission shall recommend an interim use permit
' and the council shall issue interim permits only if it finds that
such use at the proposed location:
r07/18/89
r
41
1. Meets the standards of a conditional use permit set forth in
Section 20-232 of the City Code.
2. Conforms to the zoning regulations.
3. The use is allowed as an interim use in the zoning district.
4. The date of event that will terminate the use can be identified
with certainty.
5. The use will not impose additional costs on the public if it is
necessary for the public to take the property in the future; and
6. The user agrees to any conditions that the City Council deems
appropriate for permission of the use.
Section 20-384. Termination. ,
An interim use permit shall terminate on the happening of any of
the following events, whichever first occurs: ,
1. The date stated in the permit;
2. Upon violation of conditions under which the permit was issued;
3. Upon change in the City's zoning regulations which renders the
use non-conforming.
Section 3. Chapter 20 of the Chanhassen City Code is amended by
adding the following:
Section 20-557 to read as follows: '
The following are interim uses in the "A-1" District:
1. Mobile homes (compliance with Section 20-905 is not required) . '
Section 20-576 to read as follows:
The following are interim uses in the "A-2" District: ,
1. Churches.
2. Mineral extraction.
3. Contractor's yards.
4. Mobile homes (compliance with Section 20-905 is not required) .
Section 20-676 to read as follows:
The following are interim uses in the "R-12" District: 1
1. Real estate office and model homes.
Section 20-696 to read as follows: 1
The following are interim uses in the "BN" District:
1. Churches. 1
2. Outdoor display of merchandise for sale.
1
-2-
1
IF
Section 20-716 to read as follows:
The following are interim uses in the "BH" District:
1. Churches.
Section 20-736 to read as follow%:
•
The following are interim uses in the "CBD" District:
1. Churches.
2. Outdoor display of merchandise for sale.
Section 20-756 to read as follows:
The following are interim uses in the "BG" District:
' 1. Churches.
Section 20-775 to read as follows:
The following are interim uses in the "BF" District:
1. Churches.
1 Section 20-816 to read as follows:
The following are interim uses in the "IOP" District:
1. Churches.
' Section 4. Chapter 20 of the Chanhassen City Code is amended by
deleting the following Code Sections:
1. Section 20-555(3)
2. Section 20-574 (3)
3. Section 20-574 (6)
4. Section 20-674 (6)
' S. Section 20-694 (4)
6. Section 20-734 (1)
7. Section 20-903
' Section 5. Chapter 20 of the Chanhassen City Code is amended by
amending Section 20-1376(a) to read as follows:
' It shall be unlawful for any person to remove, store or excavate
rock, sand, gravel, clay, silt or other like material in the city, or
to fill or raise the existing surface grades, without receiving an
' extraction permit for mineral extraction. Such permits may only be
issued in the zoning district when mineral extraction is listed as an
interim use.
' Section 6. This Ordinance shall be effective August 1, "1989,
following its passage and publication.
1
ADOPTED by the City Council of the City of Chanhassen this
day of , 1989.
ATTEST:
Don Ashworth, City Manager/Clerk Donald J. Chmiel, Mayor
1
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ItPlanning Commission Meeting
November 15, 1989 - Page 45
I
II Conrad: I just have a situation where I can stay a few more minutes but I
don't know that it would do it justice.
Krauss : We could hold it over .
IConrad: I think that's my preference. So what do we have?
' Emmings: We have number 5 and numbers7. Interim uses.
Conrad: Okay. Is that controverial in anybody's mind? Will there be a
lot of discussion tonight? I 've got some comments on it.
IIBatzli : I have one comment.
' Conrad: Maybe we could try to get the interim uses taken care of tonight
and just hold the one item over.
PUBLIC HEARING:
ZONING ORDINANCE AMENDMENT TO AMEND THE CITY CODE REGARDING REVISIONS TO
THE ZONING ORDINANCE TO ALLOW FOR THE REVIEW AND GRANTING OF CONDITIONAL
IIUSE PERMITS FOR USES THAT ARE TERMPORARY IN NATURE IN ALL DISTRICTS.
Paul Krauss presented the staff report on this item.
IIEmmings: We' re going to be amending this one a lot. With every proposal
that comes in, we're going to have to do an ordinance amendment which seems
sort of funny to me but maybe it's the only thing we can do.
IIEllson: It also gives us the chance to say no to them.
II Conrad : It solves a particular problem right now. It's real incomplete
but on the other hand it does solve a particular problem and I think there
are needs for interim uses . I really don' t mind interim uses at all . I
think that's pretty good.
' Krauss : And the context of interim rather than temporary is a better one.
Interim implies that something's going to happen to change it. Some cities
I that have had temporary conditional use permits basically have had ad hoc
changes to the ordinance and so they just keep delaying when this temporary
use has to disappear .
Conrad: I'm going to open this up to the public. Is there any input from
the public?
IIWildermuth moved, Batzli seconded to close the public hearing. All voted in
favor and the motion carried. The public hearing was closed.
Emmings: I already made my comments. I think it' s something that we need.
It's a hole in our ordinance now. We need something to plug it. I'm not
' real happy about it because I think we're going to be amending it when
something comes up and I don't like that but I can't think ofany-Dther way
I
Planning Commission Meeting
November 15, 1989 - Page 46
I
to do it.
Ellson: The only thing that I thought about and you kind of answered- it
was I didn't like the idea about it could be extended or something like
that. In other words, this could be tied to something that we'd see '
following or an end. Do you know what I'm saying? That's why I was so
hesitant with the bank. He looked like he had an end but I was just not
sure that it could actually be tied to an ending point I guess. '
Krauss: Right and one of the conditions of approval here is that the
applicant has to demonstrate that the date of event that will terminate the
use can be identified with certainty. 11
_ Ellson: Right so that makes it better.
Conrad: I' ll get out of order here but it implies, there was not a method II
for an extension. Now things do change. Zoning change. Land uses change.
Comprehensive plans change so when those changes, I think there may be, I
think there should be a methodology of applying for an extension.
Krauss: There would be. Basically you could come in and ask that the
approval be revalidated based upon a new set of conditions. '
Emmings: Or just ask for a new permit. If my permit expires on midnight,
Jnauary 1, 1992, I can come in and say I need a new permit. 1
Conrad : Okay. Are you comfortable with that?
Ellson: I don't like that they can extend it, that's for sure. If the '
bank comes in.
Emmings: That's not what he's saying though. He' s saying that they'd
have to come back and apply anyway. It's kind of the same thing.
Conrad: It's the same thing only different. '
Batzli: My problem with this is the same problem I have with the
conditional use permit and that is, it's fairly vague as to termination.
The conditional use permit, we really have a hard time trying to decide
whether it' s terminated or not. This reads fairly clearly that the minute
that the violation occurs it's terminated. What normally happens is the
City is you write a letter and you tell them to change it back and then
that doesn't happen and then 6 months later you write another letter and
then somebody goes out to visit the site and then you decide whether you' re
going to have a public hearing or not. By this time you don't know, you've
allowed the supposedly terminated interim use to proceed now for a lengthy 11
period of time. That's really the problem with the conditional use permit
and one that I see here also is that if it said that upon a violation
occuring or coming to the attention of the City, a public hearing will be
held and the City shall vote on whether it's in violation and it shall be
revoked, I 'd feel a lot better than what's there right now personally.
That's my only comment. In other words, there's a definitive process for II
this is what happens and if they rule on it, you're vapor fell., what's
I
IIPlanning Commission Meeting
November 15, 1989 - Page 47
I
what I 'd like to see but I' ll still vote for it because I think there's a
IIhole that we need to fill .
Wildermuth: I like what you said Brian. I was comfortable with the change
I to begin with but then I agree that I think any motion ought to reflect
something like that.
Conrad: I don' t mind that either . Anything else? The only other thing
that I wrote down here, and I don't know how to apply it but when you allow
a temporary use, do we want it to meet the intent of the district's use or
is that contrary by definition?
IEllson: That' s a philosophical thing.
I Krauss : It' s not philosophical . It' s just the discussion that Roger and I
had. My approach would have allowed you to consider anything anywhere but
Roger pointed out some good reasons for not doing that. First of all it
I completely undermines the whole intent of structuring an ordinance the way
traditional zoning ordinances are structured. If anything could be allowed
anywhere on a temporary basis, why prohibit it on a permanent basis? Plus
he said that he felt there were some real problems within the context of
I the State enabling legislation for how you would regulate something like
that. It also tends, frankly, to lead to arbitrary determinations by
cities that could affect future development and neighborhoods and on and
' on.
Conrad : You could make that point. I can make the contrary point. It is
more specific. If you've got the intent of the district in mind, you do
II have some guidelines. That' s again these intent statements that we talk
about all the time are real important. Once you understand the concept
behind an ordinance or a zone, then I don' t have a problems making rulings,
II as arbitrary as they may be because I 'm trying to match that intent
statement so that's why, I think I could counter Paul your argument on that
one but it basically, you've persuaded me that we can't do this. But it
still hasn't set the right guidelines. You've persuaded me we can't put an
' intent in there.
Emmings: Why?
IIConrad: Because if it met the intent of the district, it would have been a
permitted use in the first place.
1 Emmings: Well what about saying it should be compatible with other uses in
the district because see that will give some guidance too when you come
around to amending. Because you're going to have to amend the ordinance
II
just about every time, you're going to be able to look at that but I think
it would be good to have something like that.
I Krauss: I asked Roger that exact question again because I had drafted
something that did say compatability and he said well that's all taken care
of, as a lot of things are, by when he referenced that an interim use has
I to meet the standards of the conditional use permit. So when we went back
to that discussion earlier tonight, the 14 standards of a CUP section that
. '
Planning Commission Meeting
•
November 15, 1989 - Page 48
get to mom and apple pie, those all apply here.
Wildermuth: Except that it's got some kind of a time limit right?
Krauss: Yeah. ,
Emmings: I'm going to make a counter argument to Brian' s point that you
guys all jumped on down there. Rather than trying to figure out a specific 11
system for enforcement, the event that triggers enforcement is very
specific here and I think enforcement is just a measure of the will and
determination of the City and the availability of resources and energy and
commitment and all those things. What happens, and what's a little bit
different about the CUP than this is with the CUP, first of all it runs
with the land and it's embedded a little more than this ever would be
because this has an event or a time that terminates it. With a CUP there's '
always some interpretation. They say he's violated a condition of his CUP.
Well , have I really violated it and you get into a big argument over that
and I don't think you're going to have those kinds of arguments with the
interim uses just because the ending point is going to be very specific.
Otherwise it will never be allowed in the first place. Then whether or not
the City chooses to enforce it, the tools are certainly there already. So
I don't think you have to design the system for enforcement. I don' t think II
it will add a thing . If the City doesn' t have the will to enforce it, it
won't do it and if it does, it already can so that'd be the other side of
that one to me.
Conrad: Okay, the one who makes the motion has the power on this one. Who
wants to make the motion?
Emmings: I do. I'm going to move that the ordinance, amending Chapter 20
of the Chanhassen City Code by adding provisions concerning interim use
permits as presented in the staff report, November 6, 1989 be approved.
Recommend approval to the City Council. You all know what I mean.
Conrad: Is there a second to that wishy washy motion?
Batzli: I ' ll second it. I
Emmings moved, Batzli seconded that the Planning Commission recommend
approval of an Ordinance Amending Chapter 20 of the Chanhassen City Code by
adding provisions concerning interim use permits as presented by staff.
All voted in favor and the motion carried.
Conrad: Do we need a motion to defer the item 7, which is a public hearing I
to the next meeting? We do need that motion?
Emmings moved, Wildermuth seconded to table item 7, Zoning Ordinance
Amendment to amend the City Code, Division 6, Site Plan Review to revise
the procedure, expand on development standards and require financial
guarantees for landscaping and other site improvements be tabled until the
next meeting. All voted in favor and the motion carried.
I
I f
Planning Commission Meeting
November 15, 1989 - Page 45
I
II Conrad : I just have a situation where I can stay a few more minutes but I
don't know that it would do it justice.
Krauss : We could hold it over .
•
II Conrad: I think that's my preference. So what do we have?
IIEmmings: We have number 5 and number ' 7. Interim uses.
Conrad: Okay. Is that controverial in anybody' s mind? Will there be a
II lot of discussion tonight? I 've got some comments on it.
Batzli : I have one comment.
II Conrad : Maybe we could try to get the interim uses taken care of tonight
and just hold the one item over .
PUBLIC HEARING:
ZONING ORDINANCE AMENDMENT TO AMEND THE CITY CODE REGARDING REVISIONS TO
THE ZONING ORDINANCE TO ALLOW FOR THE REVIEW AND GRANTING OF CONDITIONAL
IIUSE PERMITS FOR USES THAT ARE TERMPORARY IN NATURE IN ALL DISTRICTS.
Paul Krauss presented the staff report on this item.
IIEmmings: We' re going to be amending this one a lot. With every proposal
that comes in, we' re going to have to do an ordinance amendment which seems
1 sort of funny to me but maybe it' s the only thing we can do.
Ellson: It also gives us the chance to say no to them.
1 Conrad : It solves a particular problem right now. It's real incomplete
but on the other hand it does solve a particular problem and I think there
are needs for interim uses . I really don' t mind interim uses at all . I
think that's pretty good.
Krauss : And the context of interim rather than temporary is a better one.
Interim implies that something's going to happen to change it. Some cities
II that have had temporary conditional use permits basically have had ad hoc
changes to the ordinance and so they just keep delaying ,when this temporary
use has to disappear .
' Conrad : I'm going to open this up to the public. Is there any input from
the public?
Wildermuth moved, Batzli seconded to close the public hearing. All voted in
favor and the motion carried. The public hearing was closed.
IIEmmings: I already made my comments. I think it' s something that we need.
It's a hole in our ordinance now. We need something to plug it. I 'm not
' real happy about it because I think we' re going to be amending it when
something comes up and I don't like that but I can' t think of any other way
r
-a_
Planning Commission Meeting
November 15, 1989 - Page 46
1
to do it.
Ellson: The only thing that I thought about and you kind of answered it
was I didn't like the idea about it could be extended or something like
that. In other words, this could be tied to something that we'd see
following or an end. Do you know what I 'm saying? That's why I was so
hesitant with the bank. He looked like he had an end but I was just not
sure that it could actually be tied to an ending point I guess. '
Krauss: Right and one of the conditions of approval here is that the
applicant has to demonstrate that the date of event that will terminate the ,
use can be identified with certainty.
Ellson: Right so that makes it better .
Conrad : I ' ll get out of order here but it implies, there was not a method I
for an extension. Now things do change. Zoning change. Land uses change.
Comprehensive plans change so when those changes, I think there may be, I
think there should be a methodology of applying for an extension.
Krauss : There would be. Basically you could come in and ask that the
approval be revalidated based upon a new set of conditions.
Emmings: Or just ask for a new permit . If my permit expires on midnight,
Jnauary 1, 1992, I can come in and say I need a new permit. '
Conrad: Okay. Are you comfortable with that?
Ellson: I don' t like that they can extend it, that's for sure. If the
bank comes in.
Emmings: That' s not what he' s saying though. He' s saying that they'd
have to come back and apply anyway. It's kind of the same thing.
Conrad : It' s the same thing only different.
Batzli : My problem with this is the same problem I have with the
conditional use permit and that is, it' s fairly vague as to termination.
The conditional use permit, we really have a hard time trying to decide
whether it's terminated or not. This reads fairly clearly that the minute
that the violation occurs it's terminated. What normally happens is the
City is you write a letter and you tell them to change it back and then
that doesn't happen and then 6 months later you write another letter and
then somebody goes out to visit the site and then you decide whether you' re
going to have a public hearing or not. By this time you don't know, you've I
allowed the supposedly terminated interim use to proceed now for a lengthy
period of time. That's really the problem with the conditional use permit
and one that I see here also is that if it said that upon a violation I
occuring or coming to the attention of the City, a public hearing will be
held and the City shall vote on whether it's in violation and it shall be
revoked, I 'd feel a lot better than what's there right now personally.
That' s my only comment. In other words, there' s a definitive process for
this is what happens and if they rule on it, you're vapor fella. That' s
1
1 Planning Commission Meeting
November 15, 1989 - Page 47 "
what I 'd like to see but I ' ll still vote for it because I think there' s a
Ihole that we need to fill .
Wildermuth: I like what you said Brian. I was comfortable with the change
to begin with but then I agree that I think any motion ought to reflect
something like that .
II Conrad : I don' t mind that ether . Anything else? The only other thing
that I wrote down here, and I don't know how to apply it but when you allow
a temporary use, do we want it to meet the intent of the district' s use or
is that contrary by definition?
1 Ellson: That' s a philosophical thing.
Krauss : It' s not philosophical . It' s just the discussion that Roger and I
had. My approach would have allowed you to consider anything anywhere but
Roger pointed out some good reasons for not doing that. First of all it
completely undermines the whole intent of structuring an ordinance the way
traditional zoning ordinances are structured . If anything could be allowed
anywhere on a temporary basis, why prohibit it on a permanent basis? Plus
he said that he felt there were some real problems within the context of
' the State enabling legislation for how you would regulate something like
that. It also tends, frankly, to lead to arbitrary determinations by
cities that could affect future development and neighborhoods and on and
on.
Conrad : You could make that point. I can make the contrary point. It is
more specific. If you've got the intent of the district in mind, you do
I have some guidelines . That' s again these intent statements that we talk
about all the time are real important. Once you understand the concept
behind an ordinance or a zone, then I don' t have a problems making rulings,
I as arbitrary as they may be because I 'm trying to match that intent
statement so that's why, I think I could counter Paul your argument on that
one but it basically, you've persuaded me that we can' t do this. But it
still hasn't set the right guidelines. You've persuaded me we can' t put an
IIintent in there.
Emmings: Why?
IConrad : Because if it met the intent of the district, .i,t would have been a
permitted use in the first place.
Emmings: Well what about saying it should be compatible with other uses in
the district because see that will give some guidance too when you come
around to amending. Because you're going to have to amend the ordinance
II just about every time, you're going to be able to look at that but I think
it would be good to have something like that.
' Krauss: I asked Roger that exact question again because I had drafted
something that did say compatability and he said well that' s all taken care
of, as a lot of things are, by when he referenced that an interim use has
to meet the standards of the conditional use permit. So when we went back
1 to that discussion earlier tonight, the 14 standards of a CUP section that
1
Planning Commission Meeting •
November 15, 1989 - Page 48
get to mom and apple pie, those all apply here.
Wildermuth: Except that it's got some kind of a time limit right?
Krauss : Yeah. I
Emmings: I'm going to make a counter argument to Brian' s point that you
guys all jumped on down there. Rather than trying to figure out a specific II
system for enforcement, the event that triggers enforcement is very
specific here and I think enforcement is just a measure of the will and
determination of the City and the availability of resources and energy and
commitment and all those things. What happens, and what's a little bit
different about the CUP than this is with the CUP, first of all it runs
with the land and it's embedded a little more than this ever would be
because this has an event or a time that terminates it. With a CUP there's II
always some interpretation. They say he's violated a condition of his CUP.
Well , have I really violated it and you get into a big argument over that
and I don' t think you' re going to have those kinds of arguments with the
interim uses just because the ending point is going to be very specific .
Otherwise it will never be allowed in the first place. Then whether or not
the City chooses to enforce it, the tools are certainly there already. So
I don't think you have to design the system for enforcement. I don' t think
it will add a thing. If the City doesn' t have the will to enforce it, it
won' t do it and if it does, it already can so that'd be the other side of
that one to me. I
Conrad: Okay, the one who makes the motion has the power on this one. Who
wants to make the motion?
Emmings : I do. I 'm going to move that the ordinance, amending Chapter 20
of the Chanhassen City Code by adding provisions concerning interim use
permits as presented in the staff report, November 6, 1989 be approved. ,
Recommend approval to the City Council. You all know what I mean.
Conrad : Is there a second to that wishy washy motion? i
Batzli : I ' ll second it.
Emmings moved, Batzli seconded that the Planning Commission recommend
approval of an Ordinance Amending Chapter 20 of the Chanhassen City Code by
adding provisions concerning interim use permits as presented by staff.
All voted in favor and the motion carried.
Conrad : Do we need a motion to defer the item 7, which is a public hearing
to the next meeting? We do need that motion?
Emmings moved, Wildermuth seconded to table item 7, Zoning Ordinance
Amendment to amend the City Code, Division 6, Site Plan Review to revise
the procedure, expand on development standards and require financial
guarantees for landscaping and other site improvements be tabled until the I
next meeting . All voted in favor and the motion carried .
ii `Planning Commission Meeting •-
November 15, 1989 - Page 49
IIAPPROVAL OF MINUTES: Emmings moved, Wildermuth seconded to approve the
Minutes of the Planning Commission meeting dated November 1, 1989 as
II presented . All voted in favor except Annette Ellson who abstained and the
motion carried.
IIOPEN DISCUSSION:
Krauss : November 29th we' re going to hold the next special meeting.
IEmmings: See no one called. I thought they were going to call around. No
one called me.
IIKrauss : Were we going to call on this one?
Emmings: That was my understanding. I was a little surprised to see that
II in here because that was my recollection. That' s what it said in the
Minutes also. That's alright. I 'd prefer getting a call though.
IIConrad : How many applicants for Dave' s position do we have right now?
Krauss: I think we' re up to about 8 or 9. Would you like to schedule it
Ifor the next meeting?
Conrad: Next meeting , yes.
IIKrauss : And is the process that you have all of them present here?
Conrad: Yes. Sit outside. We' ll invite them in. We give them 10 minutes
II each. 10 or 15. Probably 15. If they've been here before, that doesn' t
take too long.
Ellson: 8 times 15 minutes?
IIConrad : Yeah. That' s 2 hours. They won' t all make it.
I Krauss: Why don't we turn it back a little. To give a little snynopsis of
themselves?
IEllson: I remember when I came through you had questions on the board .
Conrad: Basically we all ask questions and see. If you think that each
question that we ask is one minute and we have 6 people here, that' s 6
I minutes right there and usually at least 6 minutes. Is 10 minutes fair or
should we keep it at 15 minutes?
I Emmings: Well one thing we might do is try to decide ahead of time what
common questions we have for all of them. That would speed things up like
we did that time when we had so many. That was a good system.
IEllson: In other words you're judging them all on the same questions?
Planning Commission Meeting
November 15, 1989 - Page 50
Emmings : Well , and then ask them individual questions if you want to.
Conrad: That' s probably the best way to do it rather than us repeating
them and looking like jerks. So yeah, let' s bring them in Paul . We' ll
give them 12 1/2 minutes each.
Emmings: Why are there suddenly 8 when there was only 1 or 2? Is anybody II
beating the bushes? Is there any stacking going on here in terms of
interest groups?
Krauss : Not that I 'm aware of. 1
Ellson: Concerned Citizens for the Future of Chanhassen I bet have one or
two. 1
Krauss : We had approximately 3 or 4 based on the notice in the newspaper .
We had asked our secretary to mail out renotifying past candidates
and I had thought that it was done but apparently it wasn' t so when we
asked her to do it, we got 4 or 5 more.
Conrad: I knew there were some interested people that I was really
surprised didn' t apply. Anything else?
Wildermuth moved, Conrad seconded to adjourn the meeting. All voted in
favor and the motion carried. The meeting was adjourned at 10: 50 p.m. .
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Submitted by Paul Krauss
Director of Planning
Prepared by Nann Opheim
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1 CITY OF oa■■••••••■■■111B
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690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
I - (612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
ITO: City Council
IFROM: Paul Krauss, Director of Planning
DATE: November 28, 1989
1 SUBJ: Initiation of Contract to Conduct a Senior Needs Study
As the City Council is aware, the City received a $7,500
I Community Development Block Grant in 1988 to conduct a Senior
Needs Study. The study was intended to be a comprehensive look
at the needs of our senior community including housing, special
I services, transportation, medical, recreational and related
issues.
The City is operating under a severe time constraint in selecting
a consultant to conduct the study. Program guidelines require
that it be under contract prior to December 31, 1989 , or we will
lose the funding. Timing of the study, however, is fortuitous.
II The South Shore Senior Center that serves many of our residents
is in the process of relocating thus raising new questions
regarding service delivery. Plans for the Community Center are
II being refined and input from the study could be incorporated, and
lastly, the City is growing at a rapid pace creating a situation
where it may be timely to reassess senior needs for the next 10
years.
IStaff drafted a Request for Proposals and sent it out to 7 con-
sultants from a list suggested by our CDBG contact person at
II Hennepin County. A copy of the RFP was included in teh Council's
Administrative Packet. We received 3 responses which are printed
in their entirety at the back of this report. We believe that
II the firms who responded are quality organizations with extensive
experience in the field. A short review is provided by staff for
each proposal. Price is not really a factor in selecting a con-
sultant. With their knowledge of the size of the Block Grant,
I each study results in a $7,500 price with the City being respon-
sible for additional costs associated with printing and mailing
surveys and materials.
IIMaxfield Research Group/Tom Melchoir
Primary focus is on the mail survey with individual interviews
IIproposed for service providers. This is a quality organization,
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City Council
November 28 , 1989
Page 2
however, their primary professional focus is on housing market
' studies which may not be appropriate in our case. The study pro-
cess is not well developed outside of the mail survey effort.
' J. M. Research Associates/Judy Marshik
The study process is well developed. I particularly like her
proposal to create a task force used to tailor and interpret the
study. The use of a task force appointed by the City Council
also helps in getting the senior community and providers to "buy
' into" the study. Mail surveys would be last in a series of data
gathering steps . Six month timeframe for the study. Has exten-r
sive experience in managing senior studies. I contacted her
reference in the City of Plymouith and was told that they recom-
mended her based on her work for that community.
Barbara Thatcher/Bonnie Martin
This study utilizes a different approach in that it relies on
' direct interviews with seniors and community leaders instead of a
mail survey. Offers more detailed and often relevant information
but could run risk of errors from smaller sample size. These
interviews would be supplemented by one or two group meetings
' with seniors.
The two principals have extensive experience in conducting
' senior needs studies and are, in fact, working with the South
Shore Senior Center at this time. Ms. Thatcher asked if staff
had any concerns with a conflict of interest due to their work
with the Center. I indicated that I saw no conflict and indi-
cated that their prior knowledge of the situations could prove
useful.
SUMMARY OF STAFF' S REVIEW
In my opinion, the proposals by J. M. Research and Thatcher/Martin
are clearly superior to the one submitted by Maxfield. These two
groups are experienced in provding the services we desire with
the Thatcher/Martin group having the advantages (and possible
tdisadvantages) of more extensive background knowledge.
I believe the selection should be based primarily upon approach
and on this point I would have to give J. M. Research the edge.
The use of a task force could prove to be highly advantageous
since gaining support for the study is essential if it is to do
' more than gather dust on a shelf. Therefore, it is my recommen-
dation that J. M. Research be given the contract. As we noted
earlier, time is short if we are to retain funding fro the study.
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City Council
November 28, 1989
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Page 3
However, the two firms have each submitted strong proposals I
making selection of one difficult. If the City Council so
desires, it would be possible to have representatives available
for your direct questioning at the next meeting on December 18th. I
STAFF RECOMMENDATION
Staff recommends that the City Council authorize staff to enter
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into a contract with J. M. Research Associates for $7,500 of
Community Development Block Grant funds, to conduct a Senior
Needs Study.
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ATTACHMENTS
1 . Proposal from J. M. Associates.
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2. Proposal from Thatcher/Martin.
3 . Proposal from Maxfield Research Group.
4. Staff memo to City Council from October 19, 1989 Admin. Packet.
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J. M. G3CEZCII L CSI ASSSOCII T/ SS
2066 COMMERCE ERC E o OULLI NMI D
SMRTL 200
MOUND, ORY 55364
472-0440
Mr. Paul Krauss, Planning Director
City of Chanhassen
' 690 Coulter Drive
P. O. Box 147
Chanhassen, MN 55317
Dear Mr. Krauss:
This letter is a response to your Request for Proposal to conduct a Senior
Needs Study for the City of Chanhassen. The response is divided into six
sections:
I. Background: this section discusses my understanding of the current
situation in Chanhassen, both as discussed in your letter and also as
' explained by you in our conversation this week.
II. Objectives of the Study: this section lists the major work objectives
of the study design and process which we are presenting to you.
' Ill. Previous Work Experience: this section lists some other projects I
have worked on which are similar to this effort, serving as my credentials
' for conducting this study for you. References are also given.
IV. Approach: this section lists my overall approach to this study, pointing
out some of the overriding principles used in designing the study
methods and process.
' V. Timetable and Deliverables: this section explains some of the
overall time plan for this study, listing what activities would be going on at
approximately which times and suggesting what the City of Chanhassen
' would receive as a result of each of these activities.
IV. Costs and Payment Schedule: the overall price for the study
' described in the earlier sections is given as well as a listing of
expectations for the City i.e. other costs which would be borne by the City
for the study, which ARE NOT included in the proposal. For example,
' survey printing and mailing costs would not be included in the study
pricing. A payment plan for the study is suggested, which corresponds to
the length of the study.
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• City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
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I. BACKGROUND
The City of Chanhassen has experienced many changes during the past
decade. Although Chanhassen in located within Carver County, its position is
on the border of Hennepin and Carver Counties. The City has experienced
some of the same growth that other cities which are inside of Hennepin County
have had during the 80's.
This growth has resulted in a change in the mix of the population which resides i
in and around the City. There is a core group of residents who have lived in
Chanhassen for many years. This group has aged on premises and forms the
core of an active senior citizens group. Another group of residents represents
some of the "new blood" which has moved into the area, attracted by the City's
suburban atmosphere and semi-rural appeal. i
The City currently has access to some funds made available by a Community
Block Grant to conduct a study of the needs of senior adults living in the area for
improved or enhanced services. This study is of interested to the City Council in
anticipating needs for the future. Several members of the Council have
expressed special interest in the needs of Chanhassen's seniors.
Although the study is focused more broadly, rather than on one specific service,
there are several areas in which information would be especially helpful. One
of these areas is the need of seniors for a service site within Chanhassen. '
Currently, the seniors from Chanhassen use the community center site in
Excelsior. Since these two cities are not adjacent to each other, there is
growing concern that the South Shores Senior Center is not meeting all the
needs of Chanhassen senior adults.
Further, the City will be sponsoring a special election sometime during the next
year to assess the support of the citizenry for a Community Center, so studying
the special needs of seniors now could provide some clues as to the types of
facilities the City may need to build into the Center for senior adults, if the
election should prove to be successful. Another study to assess total
community needs for the Community Center is being conducted. It is hoped
that these two studies could complement each other and provide adequate
information to the community and City decision-makers as they plan for the
Center.
Transportation services appear to be a growing concern, as they relate to the i
needs of seniors. The City of Chanhassen currently contracts with Southwest
Transportation Service for buses in Carver County. The MTC does not serve
Carver County. Consequently, the seniors from Chanhassen cannot-take a bus
to the South Shores Senior Center in Excelsior because the bus stops at the
Carver County line and MTC does not come into Chanhassen.
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I . City of Chanhassen
Senior Needs Study
I J.M. Research Associates Response
November 17, 1989
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In light of all of these issues, the City of Chanhassen feels the time is now good
I to take a more comprehensive look at the needs of seniors so that some
planning can be initiated to improve services over the next 5-10 years for its
growing senior population.
IIn addition to needs for transportation and a senior services site within the City,
the Council would like the researcher to look broadly at issues of housing,
congregate dining, adult day care, recreational services and other social
Iservice needs of senior adults.
Although there is no hard and fast deadline for the study, staff would like the
I study completed by mid-year, 1990, assuming that the work schedule is a
feasible one and can be completed assuring a quality product by the consultant.
I II. OBJECTIVES OF THE STUDY
Every study should identify the focus for study activities. These focal points
I serve to organize study activities and can also be used to evaluate the success
of the study. At the completion of the study, the City of Chanhassen would have
received:
I1. A completed needs assessment of the City's service area, including the
City proper and identified surrounding areas. This needs assessment
Iwould include but is not limited to a study of:
• Demographic trends for the area including changes in the
I number of senior adults in the area, the ages of these
seniors, their gender, their average income, the change in
the number of households headed by seniors, etc. Data will
also be collected for surrounding communities to serve as a
Icomparison.
• Services currently available to the senior adults of
I Chanhassen including an "audit" of services offered within
and nearby the City. This "service directory" will assist in
identifying strengths and weaknesses in the service
Iofferings to the seniors.
• Seniors opinions regarding services strengths and
I weaknesses of the City. Several methods of data collection
will be used including in-depth, face-to-face interviews with
seniors, a mailed survey to area seniors and some "focus
Igroups" (group discussions) with area seniors.
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City of Chanhassen 1
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
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2. An Alternatives Analysis including an analysis of the benefits and the
drawbacks of relocating the center of activities for Chanhassen seniors
from Excelsior to Chanhassen. In addition, there would be a discussion
of the services which could be offered in the proposed Community
Center and a listing of the types of facilities which would need to be
included in the Center to support these services. The impact of
withdrawal of the City of Chanhassen's support from the South Shores
Senior Center would also be discussed.
3. A summary report of the findings of the Needs Assessment and the
Alternatives Analysis including recommendations for the City of
Chanhassen in its planning for senior services for the next decade. A
presentation would also be prepared for the City Council.
These objectives for the study are draft objectives and can be renegotiated to
better meet the City's needs for service. These are merely offered as a starting
place for those future discussions.
III. PREVIOUS WORK EXPERIENCE
As we discussed, my work experience as a consultant in senior needs analyses
has spanned the past 12 years. During that time, I have worked with many
differing organizations both to their needs for market data and to assist them in
the development of strategic plans to address the future. The following projects
represent some of the contracts I have had with other cities and health and
human service providers in the metropolitan area. These were projects in
which either a study was being conducted or planning for the future was
underway.
Project A: The City of Plymouth, 1986-1987
The City had used CBDG funds to purchase a piece of property to the north of
the City to support services for needy senior adults. The study which was
conducted had four stages to it. Its focus was to look at the possible use of the
property for senior housing. As I understand it, Boisclair is currently working
with the City on a proposal to develop the land.
Contact: Milt Dale, Housing Specialist, City of Plymouth
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City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
Project B: The United Way of Minneapolis, 1989
The United Way had received funds to support the development of four regional
service centers outside of Hennepin County over the next three years. One of
the counties in which they were interested was Anoka County. My job was to
summarize existing research data which had been collected in three or four
studies over the past several years, contact and interview key county officials
and identify the major service needs of all the counties residents, which were
compatible with the mission of the United Way.
Contact: Larry Mazzitello, Project Director
Project C: The City of Brooklyn Center, 1985-86 ,
' The City had the opportunity to purchase the Earle Brown Farm. Its interest in
the farm had many aspects to it. Part of the property would be used to develop
senior housing. The buildings on the farm would be preserved and restored for
' use as a community facility or for leased space to area service agencies. The
focal point for the property would be to serve the needs of mature adults (50-64)
and senior adults (over age 65). A comprehensive needs assessment was
' conducted over a period of nine months. Recommendations including many
diverse services for senior adults.
Contact: Brad Hoffman, Director of Development and Planning
Project D: North Suburban Hospital District Board, 1987-88
The NSHD Board owns Unity Hospital and Fridley Convalescent Center. A
local church vacated its campus, in order to relocated into a new building, and
the Board purchased the old building which was adjacent to the Hospital
' campus. They asked me to design a community based planning process and a
study to assess the needs of the community for services which could be
relocated within the building. The study took approximately nine months and
' pulled together a task force of community leaders in government, service
delivery and health care. The result of the study was a list of service
recommendations. As a part of the study, an architectural firm did an analysis of
the old building and made recommendations for rehabilitation of the building to
bring it up to code for some of the proposed new uses.
Contact: Betty Wall, Chair of the NSHD Board
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City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
Project E: The City of Richfield, 1986
Although this study was conducted to assist the City, it was commissioned by
two developers, E.J. Plesko and Associates working with Walker Management.
The City has a piece of property at the corner of Lyndale and 66th which could
have had several alternative uses. I conducted a study to ascertain whether a
senior housing use or a light industrial use would better meet the needs of the
City. The results of the findings were used both by the City HRA and the
Council as input into this complex decision.
Contact: Mike Gould, E.J. Plesko and Associates '
These are only a few of the studies of which I have been project director.
During the past 15 years, I have been Project Manager of over 100 studies, the
majority of which have been determining the needs of senior adults for various
types of products and services. I would be happy to furnish other references if
necessary.
IV. APPROACH
There are several major themes which run through my approach to this '
particular project. These are:
• the need for community participation in the project through a '
Project Task Force comprised of seniors from Chanhassen, some
seniors from the Excelsior group and other members designated
by the City Council. '
• the use of a multi stage approach to research, using the
!earnings from the first two stages to help steer the research of
seniors which occurs during the second two stages. This is a
more cost-effective approach for the City.
• the application of multiple research techniques to this '
information issue, so that not all of our information eggs are in one
research basket. This permits the City to compare the findings
from the various research efforts within the project to see where
themes, which repeat themselves, are emerging.
J.M. Research Associates would ask the City to suggest members for a Task '
Force to work with the project over the first six months of next year. This strategy
permits the incorporation of those persons in the community who have the
greatest interest in the project. Very likely some seniors from Chanhassen and
from Excelsior should be included as well as a Council member who would
serve as a liaison to the Council. Six meetings would be held.
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City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
The project would be performed in four stages as the chart below indicates.
P 1 p 9
The chart also shows the types of research to be conducted.
' FIRST STAGE ACTIVITIES Background Analysis
Organization of a Study Task Force
Demographic Studies/mapping Custom demographics and maps
1 Situation Analysis
• Search for other studies Review of existing studies
' • Search for senior svcs. Directory of existing services
Stage One Summary Report Identification of key community
Issues which are affecting
seniors
SECOND STAGE ACTIVITIES Situational Analysis
Determining Key Needs and Interviews with ten specially
' forces for/against change selected persons with good
knowledge of senior needs
in Chanhassen service
I area
Stage Two Summary Report Identification of major issues and
needs to be studied further
in the next stage
THIRD STAGE ACTIVITIES Mailed Survey to Consumers
Ascertaining the priorities Surveys designed and mailed
of the Chanhassen seniors number of seniors as
designated by Task Force
Computer analysis of surveys
' Stage Three Summary Report Priorities of seniors for future
' FOURTH STAGE ACTIVITIES Recommendations for Future
Finalizing the priorities of Two focus groups of seniors
seniors for the future to discuss recommendations
Project Summary Report Final recommendations
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City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
V. TIMETABLE OF ACTIVITIES
The following calendar of events describes some of the agenda items which the I
Council and the Task Force might be considering at each of the meetings which
would be scheduled during the seven months of the project. Although the
project could be completed in a shorter period of time, this schedule is more
likely one which is acceptable to a volunteer Task Force.
MONTH TASKS '
December, 1989 Meet with the Council to organize the Task Force.
Obtain Council input on key study issues.
January, 1990 First Task Force Meeting. Order customer
demographics for Chanhassen and surrounding
areas. Plan the key respondent interview stage.
February Second Task Force Meeting. Stage One Summary
Report presented. Finalize the Stage Two
activities.
March Third Task Force Meeting. Stage Two Summary
Report presented. Plan Stage Three survey.
April Fourth Task Force Meeting. Review the survey draft I
and pilot test findings for the survey. Finalize the
survey and work to support the City's mailing of the
survey.
May Fifth Task Force Meeting. Stage Three Summary
Report of survey findings and computer analysis of
the survey. Plan Stage Four activities (groups).
June Last Task Force Meeting. Report of focus group '
findings. Review of draft Project Summary Report.
Finalization of recommendations to go to the City
Council.
June,1990 Report and presentation of findings to City Council.
This schedule assumes that the City will be able to support the mailed survey
stage of the research and the focus group stage by doing all the copying,
stuffing and mailing of the pieces which would be necessary to generate
adequate returns in a timely way. The consultant would work with the City to
plan and coordinate this stage.
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City of Chanhassen
Senior Needs Study
J.M. Research Associates Response
November 17, 1989
VI. PROJECT COSTS AND PAYMENT OF INVOICES
Since the City has limited funds available through its CBG Grant to pay for the
research, the consultant is prepared to work within the boundaries of the grant
only if the City can support the out-of-pocket costs for the following items:
• Costs of duplicating and mailing the surveys to area seniors
including copying/printing of the cover letter, the survey and the
enclosed card used to recruit for the focus groups as well as a
business reply envelope to return the survey.
• Costs of postage for mailing and returning the survey. Costs of
assembly of the survey (stuffing and sealing and folding).
• Addressing of the envelopes. JM Research will procure name lists
or labels, whichever the City prefers for the mailing.
• Costs of duplicating and mailing minutes of meetings and reports
to Task Force or City Council members. JM Research will furnish
an original of the minutes and the reports to the City for
duplication.
• Costs of a mailing to area seniors to recruit participants for group
discussions.
• Costs for room rental and refreshments for seniors invited to the
group discussions. JM Research will provide the money to pay
stipends to the seniors for their attendance as a part of its contract.
All other research activities will be covered by the $7500. fee. The fee includes
two meetings with the City and six meetings with the Task Force as well as a
written record of each meeting. Extra meetings will cost $300.
The project includes costs of procuring custom demographics from a national
demographic firm, costs of conducting ten interviews face-to-face with key
respondents, computerization and coding of no more than 400 written surveys
received from senior adults, (additional surveys will cost $2.00 each for data
entry and coding), facilitation of two focus groups and preparation of four
separate reports for the Task Force and the City.
The payment schedule which is suggested is a $1000. retainer to initiate the
contract, due upon the awarding of the contract and then $1000. monthly
thereafter for six months, due upon the first of the month, January through June.
A final payment of $500. will be due upon the date the summary report is
delivered.
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Paul Krauss, City of Chanhassen/2
As soon as approval is received, we will begin the study. If
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approval is delayed beyond December 15, we will need to extend
the completion dates correspondingly.
Our consulting fee for conducting the Senior Needs Study,
analyzing the findings and making recommendations as outlined in
the proposal , is $7, 250 plus reimbursable expenses not to exceed
$250.
Ms. Martin and I look forward to discussing this proposal with
you. If you desire clarification on any sections of the
proposal, please contact either of us (Bonnie Martin, 922-7830) .
Again, thank you for asking me to submit this proposal .
Sincerely,
,adier4or
Barbara C. Thatcher
4611 Meadow Road
Minneapolis, MN 55424
929-3792
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' PROPOSAL TO CONDUCT
A SENIOR NEEDS STUDY
FOR THE CITY OF CHANHASSEN
Submitted November 17, 1989 -
by Barbara Thatcher
' and Bonnie Martin, Consultants
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Thatcher/Martin Senior Needs Study Proposal page 2
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PROPOSAL TO CONDUCT A SENIOR NEEDS STUDY
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FOR THE CiTY OF CHANHASSEN
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BACKGROUND
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Chanhassen does not currently have a Community or a Senior Center within its
boundaries, nor does it have current information about the needs and
preferences of its senior citizens. As the city plans for future programs and 1
building facilities, it recognizes the importance of having a definition of the
current gaps in service delivery to its over-60 population. It would also like to
know the preferences of seniors for recreational as well as social services.
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Chanhassen seniors are now served by the South Shore Senior Center in
Excelsior, which is funded in part by the Chanhassen city government. Many I
questions, however, need to be answered before this arrangement is continued
long-term. Does the Excelsior location present barriers to Chanhassen
residents? What about the threatened relocation? Is transportation a problem,
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since there is no public service between Chanhassen and South Shore? Are
the services offered at South Shore responsive to the needs of Chanhassen
seniors?
The City of Chanhassen has received a Community Development Block Grant
to undertake a senior needs study. This study is expected to answer the
questions above, and also to make recommendations of the kinds of services '
the city should be planning for seniors. Since a Chanhassen Community Center
is under consideration, the study should also include recommendations about
desirable facilities for incorporation into such a center, should it be approved.
WORK PLAN
The Thatcher/Martin partnership proposes to conduct this Senior Needs Study
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in three parts:
Organization and Planning: This initial stage of the study will begin with
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information gathering through one or more meetings with the city planning
director and his staff, and also through interviews (primarily by telephone) with
leaders of the Chanhassen community, such as the mayor, members of the city I
council, and leaders at South Shore Senior Center.
This background information will be analyzed and used to develop hypotheses I
that will assist in formulating the questionnaires for the qualitative research
phase of the project. The questionnaires will be very similar in the kinds of
information sought from seniors and from human service leaders, but every
question may not be asked of every interviewee. 1
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Thatcher/Martin Senior Needs Study Proposal page 3
The interview instrument will solicit information on the topics listed below, but it
will not necessarily use this wording, this detail, or this order.
For seniors:
Have you participated in any of the programs at the South Shore Senior
Center? If not, have you ever thought about doing so? If you do not now
consider going to the South Shore Center, what would make you change
your mind?
' What sorts of problems do you have coping with daily life? For instance,
do you have difficulty taking care of your lawn and garden? your house?
Is grocery shopping a real burden? Is available transportation sufficient to
meet your needs?
Do you live in an individual dwelling? a town house? a condominium?
an apartment? a retirement community? (If yes to last question, probe for
' services the residence provides, and for satisfaction with these services.)
Would you prefer another kind of residence? If information on housing
availability and options were provided, would this be of value to you?
What kinds of social/recreational activities do you enjoy? Are you able to
participate in these activities as much as you would like? Are there some
that you are not able to enjoy currently because you don't have a partner,
a car, enough cash, etc.?
Is your health generally good (provide scale for rating)? Are you under a
' doctor's care? Are you satisfied with the medical care you are receiving?
Do you have adequate medical insurance? What health problems are
you most concerned about? Would you like to have medical screening
tests and blood pressure checks available close to home?
Do you get regular physical exercise? How (swimming, walking, jogging,
playing tennis, etc.)? How often and how long do you participate in these
activities? Are there activities you would like to include in your daily (or
weekly) routine that you are not able to do now because of expense, lack
of facilities (e.g. pool, tennis or racquet ball courts, exercise equipment)?
Would you be interested in enrolling in a fitness program if it were
conveniently located and inexpensive or free?
Do you believe you consume a well-balanced diet? Is meal preparation a
problem for you? How about the high cost of food? Do you usually eat
alone or with family members or friends? How often do you go out to eat?
' Do you enjoy this kind of outing? Is cost a factor in your decisions about
dining out?
Are you currently serving as a volunteer for any local agency or institution
(church, hospital, counseling center, nonprofit fund drive)? What do you
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Thatcher/Martin Senior Needs Study Proposal page 4
do for them? Approximately how many hours a week (or month) do you
Pp Y Y ( ) Y
give? Do you enjoy this work? Would you consider (additional)
' volunteering for a cause you believed in? What kinds of things would you
like to do? How much time would you be willing to contribute?
Why do you choose to live in Chanhassen? What would make this w '
community even more attractive to you?
For community leaders:
What kinds of services does your department or agency provide to the
seniors in Chanhassen? Which activities or programs are the most
popular? Do you receive requests or suggestions for other kinds of
services? What are the basic demographics (age, economic status,
gender, race, national origin, etc.) of your clients?
What are the most common problems you encounter in working with _,
Chanhassen seniors? What gaps in service delivery have you identified?
What do you consider the seniors most pressing needs? '
What suggestions would you have for those planning a Chanhassen
Community Center?
Are there community needs that you think could be met (or assisted) by
senior citizens working as volunteers? Do you or others you know in this
area use volunteers in any of your programs? '
Care will be exercised in developing the questionnaire to minimize the raising
of expectations that almost always accompanies a study of this kind. Ms.
Thatcher and Ms. Martin will emphasize with those interviewed that this is a
preliminary study, and be careful not to leave the impression that the seniors
will be playing bridge - or doing anything else - in a new center in the near
future.
The questionnaire guides will be submitted to the client for review before
beginning the interview phase of the project.
In addition to helping to develop hypotheses for the questionnaires, the initial
planning interviews will be used to identify individuals and groups of seniors
and community leaders appropriate for the second phase of the study.
A third step in the first phase will be the collection of relevant data on the target
population. The data available are not as helpful as we would wish, since the
study is being done just as the country is ready to begin a new census.
The1980 figures are woefully out of date, especially in a rapidly growing city like
Chanhassen, which, according to the Metropolitan Council, has already
exceeded its 1990 projections and is moving very quickly toward the figures
predicted for the year 2000. While a few interim updates are available from the
Metropolitan Council, these deal primarily with gross numbers, and do not '
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Thatcher/Martin Senior Needs Study Proposal page 5
break populations down by age, gender, econonic status, or national origin. Any
demographics the City of Chanhassen possesses or has access to will be most
' helpful.
Data Collection: The second phase of the study will consist primarily of the •
' interviews with seniors and community leaders. Virtually all of these interviews
will be done by telephone with prearranged appointments. We also plan to
gather one or two groups of seniors for a discussion of some of the same
questions probed in the individual interviews. These group interviews are most
helpful because of the synergism that develops, stimulating new ideas and
responses.
We expect to interview the following kinds of people, though probably not all of
those listed, and almost certainly some that are not included:
ti
Executive or program directors from human service agencies providing
services to seniors (though not necessarily exclusively to older
' Americans)
Directors of government programs providing services to seniors
' Ministers, priests and rabbis in the Chanhassen area
A representative sample of seniors in Chanhassen
The county commissioner for Chanhassen
The program director for the Minnetonka Senior Center. While this center
serves a much larger population than that in Chanhassen, it has a
reputation as a well-run facility, and experience that could be most
beneficial to those planning a Chanhassen Community Center
Also planned is a group interview with Chanhassen seniors who use the
South Shore Senior Center
' Ms. Thatcher and Ms. Martin will meet regularly during the interviewing process
to share progress and to refine the questionnaire and the interview list as
' appropriate to the early findings. Following data collection, they will compile
and analyze their findings, and develop recommendations for the final report.
At this point, the two consultants will meet with the Chanhassen planning
' director and/or his designated representative to present an outline of the final
report.
Final Report: This document will include:
A summary of the methodology used for the study, with copies of the
study instruments and lists of community leaders interviewed
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Thatcher/Martin Senior Needs Study Proposal page 6
An overview of all relevant findings, together with an analysis of
their significance. Most important here will be profiles of Chanhassen
seniors -who they are, how they live, what they like about their
environment, what problems they face daily, and what kinds of programs,
activities and services they would like to see made available
Recommendations for programs and services and for building facilities
for Chanhassen's senior citizens, together with the rationale that led to
these specific suggestions '
If the study sponsor chooses, he will be given an opportunity to review the final
draft before its submission. Ms. Thatcher and Ms. Martin will, of course, be
available for an oral presentation of the findings to the sponsor and the City
Council.
SUMMARIES OF RELATED WORK EXPERIENCE
The Thatcher/Martin partnership began several years ago when both were
employed by major corporations actively involved in community affairs, public
policy research and development. Ms. Thatcher and Ms. Martin, representing
their respective companies, staffed major events for the United Way of
Minneapolis, including a half time show at the Metrodome. They also shared
corporate research and information on community affairs and public policy
development.
Since becoming consultants, the two have worked together on several
contracts. Their major joint project was as part of a five-member team that
conducted a market feasibility study for the United Ways of Minneapolis and
Saint Paul. There were five directives for this study:
Design a questionnaire, identify key people to interview, and develop
methodology enabling the consultants to synthesize and interpret
interview results
Research the health and human service needs of residents in '
Washington, northern Ramsey, Anoka, western Hennepin Scott and
Carver Counties..This was accomplished through a series of interviews
with political and business leaders, health and human service providers
and elected officials
Gather and analyze pertinent statistical data. Sources included the U.S.
Census and updated data from the Metropolitan Council
Develop multi-service center models appropriate for communities with
widely varying needs, different population densities, and dissimilar
transportation and human service systems
Analyze traffic and community development patterns and recommend
sites for these multi-service centers
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Thatcher/Martin Senior Needs Study Proposal page 7
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On this project, Ms. Thatcher served as project manager, and also conducted
interviews with elected officials and county and city health and human service
providers. Ms. Martin authored the report and also interviewed agency
executive directors, individually and in groups.
' The Thatcher/Martin partnership has also managed human service community
relations projects for the JCPenney Company and the United Ways of
' Minneapolis and Saint Paul. These projects involved identifying community
leaders and service providers who had an interest in specific topics (cocaine
usage among teens; young people managing stress) and arranging community
forums in conjunction with national teleconferences.
Ms. Thatcher's other related experience includes the following:
Designing and conducting a feasibility study of establishing a community
foundation in Bloomington, Minnesota. After researching the
determinants of success in starting a community foundation, she
' designed a questionnaire, interviewed over 50 business and community
leaders, analyzed the results and made recommendations
' Conducting community needs and site selection research for the South
Shore Senior Center in Excelsior. This study included interviewing
community and government leaders, local officials, and seniors who
participate at the center. She also identified and researched potential
1 sites for a new senior citizen facility serving Excelsior and surrounding
communities
' Designing and managing an analysis of over 60 independent United
Ways that received funding from Target Stores. This study surveyed the
funding patterns, fund-raising capabilities, community leadership, long
range planning and financial stability of United Way organizations in
Target's markets in 22 states
Researching, analyzing and preparing recommendations for Dayton
t Hudson Corporation on public affairs issues ranging from barriers to
employment faced by workers not traditionally employed by Dayton
Hudson operating divisions to international textile and apparel trade
' Ms. Thatcher's list of current and past clients includes:
' United Way of Minneapolis Area Medtronic
Minnesota Council on Foundations Education Ventures Inc.
Goodwill Industries/Easter Seal Norwest Banks
Twin Cities Public Television Minnegasco
Senior Community Services JCPenney
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Thatcher/Martin Senior Needs Study Proposal page 8
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As a community and public affairs research and communications expert, Ms.
Martin's other related experience includes these major responsibilities:
Managing the General Mills American Family Program, for which the
centerpiece was a series of research studies of the family, three
conducted by Yankelovich, Skelly &White, and one by Louis Harris and '
Associates. Ms. Martin served as the primary liaison between the
research firms and General Mills, and as the editor for all four final
reports and summaries
1
Organizing and directing a series of American Family Forums in
communities across the country. Her responsibilities included
interviewing business leaders, government officials, and human service
providers in each forum location to enlist their participation and to
acquire information needed in designing programs to meet the needs of
individual communities
Researching and writing articles and other communications materials on
issues varying from health care cost containment to the use of pesticides
in grain storage facilities
Clients for whom Ms. Martin has served as a consultant include: '
JCPenney
Minnesota AIDS Project
US WEST
General Mills
United Way of Minneapolis Area
United Way of Saint Paul '
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Thatcher/Martin Senior Needs Study Proposal page 9
TIME LINE
December 15 or before Contract signed
1 Week of December 18 Preliminary meeting with sponsor
January 8 to February 2 Phase one: planning, interviews and
' questionnaire development
Week of February 5 Meeting with study sponsor to finalize
1 questionnaire
February 12 to March 30 Phase two: interviews, analysis of findings,
development of recommendations and final
report outline
Week of April 2 Meeting with Planning Director (or his
representative) to review outline of final report
April 2 to May 2 Phase three: prepare final report
May 2 Submission of final report
1
' BUDGET
' Consultants' Fee $7,250
Expenses* not to exceed$250
*Incidental expenses are expected to be quite modest, with mileage
the primary item.
•
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BARBARA C. THATCHER
4611 Meadow Road
Minneapolis, MN 55424
( 612) 929-3792
CAREER SUMMARY
Extensive community and public affairs experience,
coupled with finance, accounting and administrative
responsibilities .
- Initiated independent consulting business . '
- Developed public affairs research program.
- Created national community relations department.
- Managed audit teams, budget processes and financial
reporting.
_ t y
PROFESSIONAL EXPERIENCE II
INDEPENDENT CONSULTANT 1987-present
Minneapolis, MN
Initiated and managed independent consulting business
specializing in public affairs and community relations
consulting with corporations, foundations and nonprofits .
Below is a sample of consulting projects .
- Initiated and managed five-person team which conducted a '
market feasibility study for two major nonprofit
organizations .
- Conducted feasibility study of establishing a community
foundation in a Minnesota city; managed conference for
emerging and revitalizing community foundations . '
- Developed and wrote strategic and long-range plans for
corporate giving programs, foundations and nonprofits .
- Managed community outreach programs on child care, work
and family and the elderly for public television station.
DAYTON HUDSON CORPORATION 1973-1987
Minneapolis, MN
Manager, Public Affairs Research and Analysis 1984-1987 1
Dayton Hudson Corporate Staff
Developed and managed public affairs research and analysis ,
program for a $9 billion retail company. Served corporate
and operating company management. Accomplishments included:
- Managed research, analysis and policy development on key
public affairs issues, including federal , state and local
taxes, employee benefits, international trade and cause-
related marketing. Policies adopted by the corporation.__
I
' BARBARA C. THATCHER, page 2
' - Managed annual public affairs trend identification and
issues analysis .
- Initiated a streamlined system for monitoring and
' analyzing federal and state legislation.
Manaqer, Community Relations 1980-1984
1 Target Stores (a division of Dayton Hudson Corporation)
Created and managed award-winning national community
relations department for a $4 billion retail company doing
business in 22 states and 85 cities .
- Developed and managed $2 million annual community grants 4
' program, annual United Way campaign, employee volunteerism
programs and in-store events . Programs won national
recognition by Discount Store News and United Way.
- Established first unsaleable merchandise donations program
between a retailer and a nonprofit organization. Received
personal commendation from Goodwill Industries of America.
- Initiated and managed seven-part, national , bilingual
public television series on children and their families
and its accompanying community outreach in 16 cities .
Series was nominated for an Emmy and won recognition by
the American Film Festival .
' Grants Administrator/Senior Auditor 1977-1980
Target Stores
Managed $500,000-$750,000 community grants program and
served as auditor-in-charge for stores and headquarters
performance audits .
' Financial Analyst _ 1973-1977
Target Stores
Prepared store operating budgets and analyzed performance
against budget. Helped implement new accounting and
financial reporting systems .
BOOZ, ALLEN, & HAMILTON, INC. 1968-1972
Chicago, IL
Assistant to the President
Prepared budgets, staff schedules, monitored performance
and managed special projects for the president and other
senior officers .
I
BARBARA C. THATCHER, page 3 '
INDIANA UNIVERSITY 1966-1968
School of Business
Bloomington, IN
Research Assistant '
Managed statewide survey of higher education facilities .
EDUCATION
Indiana University, M.B.A. , Marketing 1966 '
Indiana University, B.S. , Finance 1964
COMMUNITY EXPERIENCE
United Way of Minneapolis Area 1984-present I
Vice-Chairman, Allocations
Campaign Cabinet Member and Promotions Chairman
Chairman Allocations Panel
Senior Community Services, Hopkins , MN 1980-present '
Member, Board of Directors
President two years, 1st, 2nd Vice President, and
Secretary
References Available Upon Request 1
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B O N N I E MC V E I G H M A R T I N
ICOMMUNICATIONS CONSULTANT
SUMMARY: Creative professional with a record of increasingly responsible
management positions in advertising, public relations and public
affairs. Writing, editing and public presentation skills, plus
' extensive experience in supervising creative and administrative
personnel and in managing the services of external advertising,
, public relations and research firms. Accustomed to negotiating and
coordinating activities with business, government, community
leaders and media. -
PROFESSIONAL COMMUNICATIONS CONSULTANT
I/ EXPERIENCE: Minneapolis, Minnesota 1985-Present
• Developed campaign materials for corporate political action
committee membership drive
' • Authored market feasibility study report for major nonprofit
organization; also managed a portion of data collection
• Edited research reports, prepared executive summaries, and
researched, wrote and produced newsletters for corporate and
nonprofit clients
GENERAL MILLS, INC.
Minneapolis, Minnesota 1974-1985
Manager, Public Affairs Communications
• Participated in the conceptualization, and managed the
' development and coordination of the American Family Program, a
project designed to create a responsible image of the
corporation for business, government and the academic community.
Program received the Public Relations Society of America Silver
' Anvil Award in 1977
• Represented General Mills on radio and television, in newspaper
interviews, and in more than fifty live presentations of the
findings of the American Family Reports
• Developed concepts and implemented plans for national and
regional American Family follow-up programs, attended by .
nationally known •figures in business, government, human service
and education. Managed pioneering teleconference to announce
results of the fourth American Family Report, utilizing the ,
' company's senior executives and community leaders in 19
locations. For this phase of the program, 'General Mills received
the Minnesota Classics Award from the local chapter of the
Public Relations Society of America -
' Served as principal coordinator of the research and public
relations firms (Yankelovich; Louis Harris; Ruder, Finn &
' Rotman; Padilla and Speer) commissioned to produce and publicize
the American Family Reports
612 - 922 - 7830 , -
6400 BARRIE ROAD * 1505 • MINNEAPOLIS , MN 55435
1
Bonnie McVeigh Martin - 2
1
• Served as editor for Betty Crocker's More for Your Monev,a
Bantam Book/published by arrangement with Western Publishing
• Managed the Betty Crocker Kitchen Tours and sales boutique,
attractions drawing 60,000 to 100,000 visitors annually
• Coordinated the General Mills United Way campaign that won the
1981 Gold Award from United Way of America as the country's best
overall campaign
• Developed, researched, wrote and edited political and government
affairs newsletters for management ' 1
POWERS DEPARTMENT STORES -
Minneapolis, Minnesota - 1971-1973
Sales Promotion Director
• Managed the advertising, display and fashion show/special events
departments (19 full-time employees plus free-lance)
• Developed and monitored budgets
• Supervised agency handling radio-television advertising
• Planned and scheduled all advertising, visual presentation and
promotional events for the four stores
HOTELER'S DEPARTMENT STORES
Baltimore, Maryland 1952-1971
Advertising .Manager
EDUCATION: A.B., English Literature, Randolph-Macon-Woman's College
Elected to Phi Beta Kappa
_ COMMUNITY National Mental Health Association, vice president,
EXPERIENCE : member of board and executive committee, 1982-1988
Mental Health Association of Minnesota, president, 1986-1988;
board of directors and executive committee, 1979-1989
VAIL PLACE, member of board, chairman of community relations,
1986-present
United Way of Minneapolis, Chair, A Fair of the Heart, 1988, 89
Minneapolis Youth Diversion Program, member, board of
directors, 1986-present -
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MAXFIELD
RESEARCH
ROUP
November 8, 1989
i
Mr. Paul Krauss
Planning Director
City of Chanhassen
' P.O. Box 147
Chanhassen, Minnesota 55317
Dear Mr. Krauss:
Thank you for contacting Maxfield Research Group, Inc. to submit a proposal for
' a study of senior services and housing needs in the City of Chanhassen. We
would very much like to complete this assignment and have prepared a work pro-
gram which is outlined in the attached proposal.
' The core of our study would be a mail survey of all persons age 55 and over to
measure the need and desire for a variety of services, programs and housing
options. The questionnaire would be designed with input from the two Chan-
!' hassen senior groups and would cover topics such as recreational needs, support
services (congregate dining, transportation, chore services, home-delivered
meals, personal assistance, counseling and referral services, among others),
health issues and housing options. We would also ask what services seniors are
aware of and which ones they utilize.
We would inventory services available to seniors in the community as well as
' housing options marketed to older adults. Interviews would be conducted with
service providers to obtain insight into usage and the profile of seniors uti-
lizing community services.
' Based on the results of the survey and our service/housing inventory, we would
recommend additional services needed in the community, changes in delivery
' programs for existing services, target population for new and existing services
and housing needs identified, if any.
Maxfield Research Group, Inc. has conducted a number of surveys in conjunction
' with senior housing market studies. These surveys have included sections on
support services desired as well as interest in different types of housing for
seniors. We have also conducted interviews with service providers in most of
' our 50+ senior housing studies to test the demand (on a subjective basis) for
a variety of community services and how existing services match with those pro-
posed in new housing developments.
NOV 091989
- -- 0
CM.OF CHANtiASSE.N
620 KICKERNICK,430 FIRST AVENUE NORTH
612 338-0012 MINNEAPOLIS,MINNESOTA 55401
II
Mr. Paul Krauss November 8, 1989 II
City of Chanhassen Page 2
II
The total cost for this study is $6,500 for staff time plus $800 in expenses.
These costs also assume that the city will be responsible for printing
II
questionnaires and letters and mailing costs other than return mail.
In addition to our proposal, I have enclosed a copy of our company brochure and II a list of selected senior studies we have completed in the last three years.
The brochure describes services offered by Maxfield Research Group, Inc. and
staff experience. We look forward to meeting with you and the local senior II groups to further discuss how our services can assist the City with planning
for the future needs of older adults in Chanhassen.
If you have any questions, please feel free to contact Tom Melchior (who would '
be conducting the research) or me. We hope to be chosen for this important
study and look forward to hearing from you.
Sincerely, II
MAXFIELD RESEARCH GROUP, INC.
‘------ . h /
�
Lee Maxfie d
Thomas R. Melchior
President Director of Research
II
LAM/lak
Attachment
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MAXFIELD
RESEARCH
November 8, 1989 ROUP
Mr. Paul Krauss
Planning Director
' City of Chanhassen
P.O. Box 147
Chanhassen, Minnesota 55317
CONTRACT FOR PROFESSIONAL SERVICES
Maxfield Research Group, Inc. proposes to provide market research and consult
ing services to measure the interest and need for programs, support services
and housing options for older adults in the City of Chanhassen, Minnesota. Our-
research would consist of two primary components: 1) a mail survey sent to
households with a householder or spouse 55 years old or older and 2) an inven-
tory of existing services in the community including interviews with service
providers.
' Data we have ordered for other studies we have conducted in Chanhassen shows
that there are approximately 1,000 householders 55 or over with roughly 60 per-
cent of these between age 55 and 64. This indicates that the 65 and over popu-
lation will grow dramatically in Chanhassen during the 1990's. The survey will
address both the current need for services as well as the interest expected
from younger seniors. The survey questionnaire would be designed with input -
, from representatives of senior organizations in Chanhassen.
Our inventory of existing services and service provider interviews will include
an examination of the profile of current users of services, referral sources,
and housing options available.
SCOPE OF SERVICES
' A. Survey Design, Administration and Analysis
1. Maxfield Research Group staff orientation with city staff.
' 2. Design questionnaire.
3. Two (2) meetings with each senior organization.
4. Survey administration (including coordination of printing, mailing,
etc. ).
' 5. Survey tabulation and analysis.
Cost: 6 Hours @ $110.00/Hour $ 660.00
30 Hours @ $ 75.00/Hour 2,250.00
10 Hours @ $ 25.00/Hour 250.00
$3,160.00
II 620 KICKERNICK,430 FIRST AVENUE NORTH
612-338-0012 MINNEAPOLIS,MINNESOTA 55401
r
Mr. Paul Krauss November 8, 1989
City of Chanhassen Page 2
1
B. Current Availability of Services/Housing
1. Inventory services available in the community.
2. Interview service providers regarding:
a) programs/services offered
b) population served
c) referral sources
d) changing needs of area seniors
e) future need for services
3. Inventory housing available to seniors including data on rents, vacan-
cies, services and resident profile.
Cost: 2 Hours @ $110.00/Hour $ 220.00
10 Hours @ $ 75.00/Hour 750.00
30 Hours @ $ 50.00/Hour 1,500.00
$1,470.00 1
C. Conclusions and Recommendations, Report Preparation
1. Summary of survey analysis.
2. Summary of services/housing availability.
3. Projected estimates of service and housing needs.
4. Recommendations for Community Center.
5. Report typing, editing and assembly.
6. One (1) presentation meeting.
Cost: 2 Hours @ $110.00/Hour $ 220.00 1
12 Hours @ $ 75.00/Hour 900.00
30 Hours @ $ 25.00/Hour 750.00
$1,870.00
Total Cost of Staff Time $6,500.00
1
COST OF SERVICES
The work outlined in the Scope of Services will be performed for Six Thousand 1
Five Hundred Dollars ($6,500), plus the direct costs incurred for travel, tele-
phone, photocopying, computer survey analysis and return mail. These costs are
estimated at Eight Hundred Dollars ($800). Any meeting time beyond that set
forth in the outlined requested by the client will be billed at our standard
hourly rates for staff time. This budget assumes that printing and mailing
costs (other than return mail) will be incurred by the City of Chanhassen.
A retainer in the amount of Two Thousand Five Hundred Dollars ($2,500) will be
required upon submission of the contract and before commencement of work by
Maxfield Research Group, Inc. The remaining portion shall be payable monthly
as costs in excess of the retainer are incurred.
1
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Mr. Paul Krauss November 8, 1989
City of Chanhassen Page 3
WORK PRODUCT
' These findings will be presented in bound report format and will include recom-
mendations regarding the inclusion of services at the City proposed community
center.
COMPLETION TIME
The work outlined under the Scope of Services will be completed within sixty
(60) days of the execution of this agreement, unless delayed by unexpected
' emergencies, forces beyond the control of the parties, or by written agreement
of the parties.
PAYMENT
All costs including staff time and out-of-pocket expenses billed on a monthly
basis shall be payable to Maxfield Research Group, Inc. within fifteen (15)
days of receipt of an invoice showing the work completed and the cost of the
work. A finance charge of one and one-half percent (1.5%) per month will be
added to the unpaid balance of each invoice not paid within fifteen (15) ;days.
' DISCLAIMER
The objective of this research assignment is to gather and analyze as many
market components as is reasonable within the time limits and projected staff
hours set forth in this agreement.
If building plans or site plans are included in the report, they are to be
considered only approximate and are submitted to assist the reader in visual-
izing the property. We assume no responsibility for the accuracy of any build-
ing or site plans.
' Certain information and statistics contained in the report, which are the basis
for conclusions contained in the report, will be furnished by other independent
sources. While we believe this information is reliable, it has not been inde-
pendently verified by us and we assume no responsibility for its accuracy.
The conclusions in the report are based on our best judgments as market re-
search consultants. Maxfield Research Group, Inc. disclaims any express or
implied warranty of assurance or representation that the projections or conclu-
sions will be realized as stated. The results of the proposed project may be
achieved, but also may vary due to changing market conditions characteristic of
' the real estate industry, changes in facts that were the basis of conclusions
in this report, or other unforeseen circumstances.
Mr. Paul Krauss November 8, 1989 '
City of Chanhassen Page 4
This agreement will be construed according to the laws of the State of
Minnesota.
TERMINATION
This agreement may be terminated upon written notification of either party to
the other. In the event of termination, the Client will pay Maxfield Research
Group, Inc. for staff hours performed at the firm's normal hourly rates, plus
all expenses incurred through the date of termination.
If this proposal meets with your approval, please sign and return one copy to
the offices of Maxfield Research Group, Inc.
Agreed to this day of 1989. I
MAXFIELD RESEARCH GROUP, INC.
X/44i/ (11)
Lee A. Maxfield
CITY OF CHANHASSEN
Paul Krauss
1
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SELECTED SENIOR HOUSING MARKET STUDIES
Maxfield Research Group, Inc.
A Study of the Market Feasibility of Senior Housing, Maple Plain, Minnesota
A study of the market potential for frail care rental apartments attached to a
nursing home in a small town at the edge of the Twin Cities urban area.
Research focused on the proposed housing's ability to draw residents from out-
lying areas as well as Maple Plain. Recommendations were made regarding size
of project, unit mix, sizes and rents and level of services.
Client: Haven Homes Health Care Center
Senior Housing Mail Survey, Blaine, Minnesota area
' Mail survey conducted among older members of eight churches in the Blaine/
Lexington/Circle Pines/Centerville area to test the level of interest in market
' rate senior housing. Analysis focused on the timing of an expected move by
seniors, opinion of the site of the proposed development and the development
concept, including level of services.
Client: Centennial Committee for Senior Housing
Market Feasibility Study for the Village Place at Longmont, Longmont, Colorado
Market feasibility study conducted in two phases of a proposed market rate
' congregate housing project in Longmont. The study included a detailed demo-
graphic analysis of the senior (65+) population as well as examination of
overall economic trends including employment, population and household growth
and recent economic development in the Boulder-Longmont area. Research
' included in-depth personal interviews with social service workers, senior hous-
ing managers, real estate agents, city and economic development staff.
Client: REM, Inc.
Senior Housing Needs Analysis, Maple Grove, Minnesota
' A study to determine at what point in time market rate senior housing could be
supported in Maple Grove. Research included detailed demographic analysis,
' senior housing market review in the northwest Minneapolis suburbs and focus
groups among Maple Grove residents to determine the level of need/interest in
market rate senior housing for their parents. Potential sites for senior hous-
ing were reviewed with analysis of four selected sites completed in conjunction
with the Housing Alliance, a senior housing development firm.
Client: City of Maple Grove
1
1
SELECTED SENIOR HOUSING MARKET STUDIES
Maxfield Research Group, Inc.
(Continued) '
Market Analysis for a Proposed Assisted Living Facility in St. Paul, Minnesota
Analysis of the current market situation for assisted living facilities in the 1
St. Paul area including examination of data on absorption of units, units
available, services, design features, pricing and resident profile. The study
included an analysis of demographic data including the growth of the older
senior (75+) population, age distribution of the senior population, income and
housing values. Recommendations focused on the market potential of assisted
living units adjacent to the nursing home with projected service fees, rents
and unit absorption.
Client: Episcopal Church Home of Minnesota
Study for Senior Housing and Community Based Residential Facility for the Aged,
Middleton, Wisconsin
Studies for two types of senior housing; one for independent seniors and an-
other providing more complete services for frail elderly. The study defined
the need for both types of housing through demographic analysis as well as
extensive community interviews and competitive market analysis. A mail survey
of seniors was used to determine the types of services desired, level of under-
standing
of senior housing, income, and interest. Recommendations included
design concept, amenities and services, and pricing for both housing types.
Client: D/S Associates and Middleton Village Nursing Home ,
Market Feasibility Study for Golden Pond, New Brighton, Minnesota '
Market analysis of a proposed modest-rent senior housing development with mini-
mal services. The project was planned for a site in the highly competitive
north suburban portion of the Twin Cities metropolitan area. Research focused
on the potential market niche for the development based on a comprehensive
analysis of competitive projects in the north suburban and the demographics of
a younger, modest income senior population. Findings indicated very strong
II
demand for the housing concept. The building was 100 percent leased one month
after opening.
Client: Graystar, Inc. ,
-
11
II I .
SELECTED SENIOR HOUSING MARKET STUDIES
Maxfield Research Group, Inc.
(Continued)
Market Feasibility Study for Kenwood-Isles Senior Condominiums, Minneapolis,
IMinnesota
Research was conducted to identify the opportunity for development of 132 con-
dominiums for seniors near Lake Street and Hennepin Avenue in Minneapolis. A
demographic analysis of the southwest portion of the metropolitan area was
undertaken and all existing and proposed competitive projects were identified
and examined. Recommendations focused on building and unit amenities, pricing
and absorption.
Client: Sherman Boosalis Companies
Market Review of the Existing Senior Housing Market, Southwest Portion of the
Twin Cities Metropolitan Area
A comprehensive examination of the current market situation for senior housing
in the southwest portion of the Twin Cities. Research included detailed data
I on all existing and proposed senior housing projects: rents, service fees,
vacancies, absorption, support services, design features, building amenities
and resident profile. Findings were used in a loan package for refinancing.
Client: ActiveLife Retirement Communities/Real Estate Research Corporation
IMarket Update and Focus Groups, Grand Forks, North Dakota
Update of demographic trends, economic conditions and the senior housing market
situation affecting Parkwood Place. Focus group interviews were conducted
among current residents to elicit their perceptions of living in the project
and their motivation for moving there. Focus group interviews were also con-
ducted among persons who visited Parkwood Place but did not rent to find out
why they chose not to move there. Recommendations focused on the marketing
program with an estimate of absorption of the remaining vacant units.
Client: United Health Resources
ISenior Housing Needs Analysis, St. Anthony Village, Minnesota
Analysis of the potential demand for senior housing at a redevelopment site in
St. Anthony, a fully developed suburb of Minneapolis. The northeast portion of
Minneapolis and portions of Columbia Heights and Roseville were included in
this study area. Research focused on the total units supportable and the
housing concept most appropriate for the market. In-depth interviews with area
pastors were included with our other primary research. General-market rental
housing as well as independent living senior units were recommended for the
site.
Client: City of St. Anthony
I
. .
p CITY OF
_i
SNtf i CHANHASSEN
ii690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900
MEMORANDUM I
TO: Don Ashworth, City Manager 1 I
FROM: Paul Krauss, Planning Director �/v1 k
DATE: October 19 , 1989
1
SUBJ: Community Development Block Grant/Senior Study
As a part of the annual CDBG funding last year, the City received I
$7,500 to conduct a senior needs study. It has come to my atten-
tion that the City never sent out a Request for Proposals (RFP)
II
for the study. According to Larry Blackstad, Senior Planner at
Hennepin County in charge of the program, if the City does not at
least have the study under contract before the end of the year, I
we will lose the funding. I have also learned that we cannot
transfer the funding elsewhere. Therefore, I have prepared an
RFP that will be sent out to a list of potential consultants. I
I
will proceed with the mailing unless the City Council raises any
concerns. In addition, if you have any feedback into the RFP or
study, I would appreicate your input.
1
II
I
II
1
,_ 1
I . .
October 24, 1989
To:
I Dear
The City of Chanhassen has received a Community Development Block
Grant to undertake a Senior Needs Study. The following constitutes
a Request for Proposals to undertake the study.
Scope of Services
The study should be designed to determine what senior services
and facilities could be provided that would be of benefit to
' Chanhassen residents. These services include, but are not
limited to congregate dining, housing availability, social ser-
vice support programs, senior day care, transportation services,
recreational needs, etc.
' The City is currently served by the South Shore Senior Center
which is located in Excelsior. The facility receives financial
' support from the City. It' s location outside the community may be
a concern. There is also a potential that the center will need
to relocate. There is also an organized group of senior citizens
that meet regularly in the Chanhassen Elementary School. In
addition, the City is currently involved in conducting prelimi-
nary studies directed towards construction of a community center.
The Senior Study would be used in part to define the facilities
' that could be incorporated if construction is authorized.
Work Program
Proposals should lay out a work program including the following:
g
' - Meeting with City representatives and senior groups to
define the scope of the study.
' - Development of a methodology suitable for the study.
- Conduct the study.
' - Prepare a written report.
- Make a presentation to the City Council and other
interested parties to discuss the findings.
i
•
1
Page 2 I
Schedule
-
Responses to the RFP should be received by the City no
later than Friday, November 10, 1989. It is our expec-
tation that a contract for the study will be issued
within three weeks from the closing date.
- Work on the study should be initiated immediately upon
receipt of a completed contract. Study tasks should be
completed within a three month time frame.
Cost 1
The City has received $7,500 in CDBG funding for the study.
Submittal Requirements
1. Resumes of personnel that will undertake the study. '
2. Summaries of related work experience.
3 . Draft work program, time line and cost estimates.
If you have any questions on the RFP, please feel free to contact
me.
Sincerely,
Paul Krauss
Planning Director
PK:k
1
1
-7 OFFICE OF PLANNING & DEVELOPMENT
1 Development Planning Unit
HENNEPIN 822 South Third Street, Suite 310
' Minneapolis, MN 55415
(612) 348-6418
1
July 14, 1988
II Ms. Barbara Dacy
City of Chanhassen
690 Coulter Drive
P.O. -Box 147
Chanhassen, MN 55317
Dear Barb:
To followup on the request for potential consultants for the Senior
Service Study the following individuals/firms are familiar in the type
of public service/public policy planning necessary to undertake the
' project as described:
Quality Decision Inc. Interstudy
Judy Marsheck Cynthia Polich
933-2665 474-1176
' Barbara Thatcher Tod Lefko Associates
4611 Meadow Road 1528 Grantham
Minneapolis, MN 55424 St. Paul , MN 55108
t The above are presented only as information without any recommendation
or statement as to qualification.
When the RFP is prepared, please furnish me with a copy.
Si cerely,
1
L
C: 42'/62)
arry ackstad
Senio Planner
LB:tf
(bpl(P./
' JUL 18 1988
CITY OF CHANIIASSEN
HENNEPIN COUNTY--
an equal opportunity employer
( OFFICE OF PLANNING & DEVELOPMENT
I
Development Planning Unit
I
1 822 South Third Street, Suite 310
` HENNEPIN Minneapolis
(612) 348-6L _
May 26, 1989
II
Ms. Joanne Olson II City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317 , II
4
Dear Ms. Olson: _�
To follow-up on the request for potential consultants for the Senior I
Service Study the following individuals/firms are familiar with the type of
public service planning necessary to assist the city.
Louis Yellowthunder Barb Thatcher I
1841 Bayard Avenue 4611 ow Road
St. Paul, MN 55116 Minn lis, MN 55424
Maxfield Research Group Tod Lefko II
620 Kickernick 1528 Grantham
430 First Avenue North St. Paul, MN 55108 II Minneapolis, MN 55401
The above are presented only as information without any recommendation or
statement as to qualification.
II
Accompanying for your reference is a. copy of the RFP prepared by Senior
Community Services, for the Southshore Senior Center Relocation Study. In II developing an RFP for the Chanhassen study it is recommended that the
specific types of research to be undertaken be defined to ensure that each
bidder is responding to the same request. In the Southshore study in II addition to the advertisement there was an interview with each interested
consultant prior to their submission of a proposal.
When the RFP is prepared and before advertising for a consultant please
II
provide me with a copy for review.
Sincerely, II
4) MAY O 1989
v VI IY OF CHANHASSEN
La Blackstad I
Senior Planner
LB:tf HENNEPIN COUNTY
I
Enclosure
an equal opportunity employer
I